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Home My WebLink AboutMINUTES - 08022005 - D3 TO: BOARD OF SUPERVISORS i Contra =ROM: DENNIS M. BARRY AICP °; . ;, Costa COMMUNITY DEVELOPMENT DIRECTOR Count, .7 � t" co b,13 DATE: AUGUST 2, 2005 SUBJECT: HEARING ON THE SPECIFIC PLAN AMENDMENT AND AN ASSOCIATED GENERAL PLAN AMENDMENT RELATING TO THE UPDATE OF THE DOUGHERTY VALLEY SPECIFIC PLAN (APPLICANT: SHAPELL HOMES) (COUNTY FILES: SP#03-0001 AND GP#03-0006) (DISTRICT 111) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. OPEN the public hearing and take testimony on the Specific Plan Amendment (County File: SP#03-0001) and an associated General Plan Amendment (County File: GP#03-0005) relating to the update of the Dougherty Valley Specific Plan. 2. CLOSE the public hearing. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COM!qTEE APPROVE OTHER SIGNATURES ACTION OF BOARD ON e7-- APPROVED AS RECOMMENDED OTHERis I A'DC>6MDUA AlrA<-A16Z) I HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT COPY OF AN ACTION TAKEN AND VOTE OF SUPERVISORS ENTERED ON THE MINUTES OF THE BOARD OF UNANIMOUS{ABSENT SUPERVISORS ON THE DATE SHOWN AYES: NOES: ABSENT: ABSTAIN: Contact: P. Roche CDD-AP 925-335-1242 ATTESTED 4 cc: Community Development Department JOHN SWEETEN, 'CLERK OF THE BOARD OF CAO SUPERVISORS AND COUNTY ADMINISTRATOR Clerk of the Board County Counsel Public Works Department gY EP TY U City of San Ramon Town of Danville Shapell Homes Lennar Communities August 2, 2005 Board of Supervisors Hearing on Dougherty Valley Specific Plan Update,2005 County Files: SP#03-0001 and GP#03-0006 Page 2 RECOMMENDATIONS —continued 3. APPROVE the ADDENDUM to the 1992 Environmental Impact Report (SCH#91053014) and the 1996 Subsequent Environmental Impact Report (SCH#96013003) on the Dougherty Valley Specific Plan as adequate and in compliance with the California Environmental Quality Act (a copy of the Addendum, prepared May 2005 by the Community Development Department for the Dougherty Valley Specific Plan Update, 2005, is included in the June 14, 2005 staff report and recommendation to the County Planning Commission, listed under Exhibit#3 to this Board Report). 4. ACCEPT Resolution No. 24-2005 approved by the County Planning Commission on June 14, 2005 which recommends approval of the Specific Plan Amendment(County File: SP#03-0001) and the associated General Plan Amendment (County File: GP#03-0006) relating to the update of the Dougherty Valley Specific Plan. See Exhibit#2 to this Board Report for a copy of County Planning Commission Resolution No. 24-2005. 5. ADOPT Resolution No. 2005/488 to approve the Specific Plan Amendment (County File: SP#03-0001) that updates the Dougherty Valley Specific Plan as substantially recommended by the County Planning Commission on June 14, 2005, and to approve a General Plan Amendment (County File: GP#03-0006) that makes corresponding changes in the Land Use Element Map based on the Dougherty Valley Specific Plan Update, 2005, and directs that the General Plan Amendment, and map changes, be included in the NEXT consolidated General Plan Amendment for 2005 as allowed by State Planning Law. A copy of draft Resolution No. 2005/488 is listed under Exhibit #1 to this Board Report. 6. DIRECT the Community Development Department to file the Notice of Determination and pay the filing fees to the County Clerk. FISCAL IMPACT None. Staff time and materials for the Dougherty Valley Specific Plan Update, 2005 are funded through a fee paid by the applicant. BACKGROUND / REASONS FOR RECOMMENDATION On October 21, 2003, the Board of Supervisors authorized the Community Development Department to undertake both Specific Plan Amendment and General Plan Amendment studies to review and update the Dougherty Valley Specific Plan. The primary purpose behind this Specific Plan update is bring the up-to-date the plan document's text, figures, and format, to make revisions reflecting actions oy state and federal agencies, and, as necessary, to make corresponding changes to the General Plan, so as to assure that the two planning documents are in harmony and consistent with each other. August 2, 2005 Board of Supervisors Hearing on Dougherty Valley Specific Plan Update,2005 County Files: SP#03-0001 and GP#03-0006 Page 3 BACKGROUND / REASONS FOR RECOMMENDATION - continued The current Dougherty Valley Specific Plan, which was adopted by the Board of Supervisors on November 19, 1996, was the culmination of many years of planning, environmental review, litigation, and settlement agreements among the litigants. It envisioned that Dougherty Valley would develop as a cluster of residential neighborhoods supported by retail and community services surrounded by creek corridors and open space. The Specific Plan intended that each residential neighborhood would develop with a mix of higher and lower residential densities while respecting the ultimate buildout of 11,000 units (subject to the terms of the settlement agreement). It was also agreed under the terms of the settlement agreement that the Dougherty Valley area would be annexed into the City of San Ramon. As more fully discussed in the June 14, 2005 staff report and recommendation to the County Planning Commission (listed under Exhibit #3 to this Board Report), there are three categories of proposed changes to the Dougherty Valley Specific Plan under this Specific Plan Amendment (County File: SP#03-0001): 1) Update to the Specific Plan Text and Figures - These changes to the Specific Plan would update the text and figures, correct-format and figure citations, and generally assure that the document more closely corresponds and harmonizes with current regulations and entitlements (subdivision maps) approved by the County since the Dougherty Valley Specific Plan was adopted in November 1996. 2) Update To Reflect Changes Since 1996 Required By State and Federal Agencies- This category incorporates revisions to the Specific Plan based on the requirements of the California Department of Fish and Game (DFG), the U.S. Army Corps of Engineers (ACOS), the California Regional Water Quality Control Board (RWQCB), and United States Department of Interior, Fish and Wildlife Service (USFWS), which have been mandated by these agencies since the Dougherty Valley Specific Plan was adopted in November 1996. Subsequent to the Specific Plan adoption in 1996 the requirements of state and federal agencies have resulted in changes to the design of facilities and development within the Specific Plan area in order to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas. These mandated changes in Dougherty Valley include the realignment of Dougherty Road, the relocation of the Community Park and redesign of the Village Center, and need for greater setbacks from the creek corridor and provision for water quality ponds. The text and figures in the Specific Plan would be updated to reflect changes required by state and federal agencies. August 2, 2005 Board of Supervisors Hearing on Dougherty Valley Specific Plan Update, 2005 County Files: SP#03-0001 and GP#03-0006 Page 4 BACKGROUND / REASONS FOR RECOMMENDATION - continued 3) Request by the city of San Ramon To Remove Reguirements For Trail Overcrossi (bridge) Structures - San Ramon officials feel very strongly that trail overcrossings or bridge structures are inappropriate for the Dougherty Valley, and, if built, they have indicated that the City would not operate or maintain them once annexed into San Ramon. They have recommended that all references in the Specific Plan to trail overcrossing be replaced with at-grade crossings. After considerable internal review, County staff concurred with San Ramon's request and carried the City of San Ramon's request into the Specific Plan update presented to the County Planning Commission. Text and figures in Specific Plan would be revised to reflect the City of San Ramon's request to remove all reference to requirements in the plan document relating to the provision of trail overcrossing (bridge) structures in the Dougherty Valley Specific Plan area. A copy of the Dougherty Valley Specific Plan, as recommended by the County Planning Commission on June 14, 2005, is enclosed with this Board Report and it is listed under Exhibit#5. To facilitate the Board's review of the updated Specific Plan a companion piece that itemizes the changes to the document has been prepared and it is listed under Exhibit#6 to this Board Report. If the Board approves the update to the Dougherty Valley Specific Plan, as recommended by the County Planning Commission, then changes are recommended to the General Plan Land Use Element Map to more closely match and harmonize it with the updated Specific Plan. The County Planning Commission is recommending a corresponding General Plan Amendment(GP#03-0006) to reflect the following changes on the Land Use Element Map for the Dougherty Valley area (see Land Use Element map for Dougherty Valley listed under Exhibit #4 to this Board Report }: 1) The realignment of Dougherty Road to the east to avoid impacts to habitat; and 2) An increase in the area covered under the Open Space (OS) designation reflecting the requirements of state and federal agencies to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas; and 3) The reconfiguration of residential neighborhoods, which are a result of the Dougherty Road realignment, would change the land use designations for Neighborhoods 3 and 4 in Gale Ranch IV from Single Family Residential — Medium Density (SM) to Single Family Residential — High Density (SH); and 4) The relocation of a 30-acre Community Park and small corporation yard for the City San Ramon to a site at the edge of Gale Ranch along the west side of Dougherty Road, which was planned as a residential neighborhood, would change the land use designation from Multi-Family Residential—Low Density(ML)to Parks and Recreation (PR)and Public/Semi- Public (PS); and August 2, 2005 Board of Supervisors Hearing on Dougherty Valley Specific Plan Update, 2005 County Files: SP#03-0001 and GP#03-0006 Page 5 BACKGROUND / REASONS FOR RECOMMENDATION - continued 5) The more precise designation of parks (pocket parks, neighborhood parks, and community parks) to the Parks and Recreation (PR) at various locations throughout the Specific Plan area (but predominantly in Windemere); and 6) The more precise designation of a 12-acre area approved for a 141-unit townhouse development in Windemere (Village 38, SD# 8508), located off East Branch Parkway across from a community park, to Multi-Family Residential — Low Density (ML); and 7) The following public facilities within the Specific Plan area would be more precisely . p Y designated to Public/Semi-Public (PS): the Fire Station, located at Bollinger Canyon Road and Windemere Parkway; the Middle School, located at Bollinger Canyon Road and East Branch Parkway; and the portion of Camp Parks Military Reserve Training area within Contra Costa County (note: see parallel language regarding Camp Parks in proposed Specific Plan update, at Policy LU-11). The County Planning Commission unanimously approved the Resolution No. 24-2005 on June 149 2005 which recommends approval of the Specific Plan Amendment (County File: SP#03- 0001) relating to the update of the Dougherty Valley Specific Plan and the corresponding General Plan Amendment (County File: GP#03-0006). ADDENDUM TO ITEM D.3 August 2, 2005 On this day,the Board of Supervisors conducted a hearing on the adoption of Resolution No.2005/488 on the Dougherty Valley Specific Plan and associated General Plan Amendment to update text and figures and incorporate actions approved since the plan's adoption in 1996;to reflect new State and federal requirements;to remove references in the plan document to requirements for the provision of trail overcrossing(bridge)structures in the Specific Plan area,as requested by the City of San Ramon; and to update the Land Use Element Map for the Dougherty Valley area to correspond with the realignment of Dougherty Road and changes in land use designations as reflected in the updated Dougherty Valley Specific Plan(County Files: SP#03-0001 and GP# 03-0006). Patrick Roche of the Community Development Department presented staff's report,noting that the Board had last dealt with the Dougherty Valley Specific Plan in 1996,and then in October of 2003 had given authorization to staff to research the need for an update. Mr. Roche presented the Board with a summary of the proposed updates as outlined in the Board materials. The Chair opened the Public Hearing and the following persons provided testimony: James M.Eaneman, 1921 Knollcrest Court, San Ramon; Adelle Torres, 1911 Knollcrest Court, San Ramon; Dan Coleman,representing Shapell Industries; Paul Menaker,representing the Windemere Corporation. Dennis Barry, Community Development Director, suggested that if the Board would wish to consider incorporating an August 2,2005 letter from Director Maurice Shiu of the Public Works Department to Mr.James Eaneman,the Board could vote to do so. Supervisor Piepho moved to consider the letter and Supervisor Gioia seconded. The motion passed 5-0. Supervisor Piepho addressed the concerns raised in the testimony of Mr.Eaneman on behalf of the residents of Shire Oaks, a property which borders the proposed subdivision.Mr.Eaneman had noted that the residents would like assurance that distribution lines, currently housed on 60-75 foot poles,would be under grounded as part of the development process. Supervisor Piepho asked Dan Coleman,a representative of Shapell Industries, about the timeline for under grounding the lines. She asked if September of 2008 is a reasonable end date for the process of under grounding to be completed. Mr. Coleman responded that yes,that is the latest finishing date they are aiming for. Supervisor Piepho asked if that could be considered a commitment from Shapell. Mr. Coleman said yes. As moved by Supervisor Piepho and seconded by Supervisor Gioia, the Board of Supervisors, with none absent, unanimously approved the following action: APPROVED the adoption of Resolution No. 2005/488 on the Dougherty Valley Specific Plan and associated General Plan Amendment as outlined in staff s report dated August 2,2005 (County Files: SP#03-0001 and GP#03-0006). LIST OF EXHIBITS AUGUST 2, 2005 HEARING ON SPECIFIC PLAN AMENDMENT AND AN ASSOCIATED GENERAL PLAN AMENDMENT RELATING TO THE UPDATE OF THE DOUGHERTY VALLEY SPECIFIC PLAN (COUNTY FILES: SP#03-0001 AND GP#03=0006) EXHIBIT #1 PROPOSED BOARD RESOLUTION NO. 2005/488 EXHIBIT #2 COUNTY PLANNING COMMISSION RESOLUTION NO. 24-2005 EXHIBIT #3 JUNE 14, 2005 STAFF REPORT AND RECOMMENDATION TO THE COUNTY PLANNING COMMISSION EXHIBIT #4 RECOMMENDED AMENDEMENT TO LAND USE ELEMENT MAP, CONTRA COSTA COUNTY GENERAL PLAN (2005-2020) FOR THE DOUGHERTY VALLEY AREA EXHIBIT #5 DOUGHERTY VALLEY SPECIFIC PLAN, UPDATE 2005, AS RECOMMENDED BY THE COUNTY PLANNING COMMISSION ON JUNE 14, 2005 EXHIBIT #6 LIST OF AMENDMENTS UNDER DOUGHERTY VALLEY SPECIFIC PLAN UPDATE - 2005 EXHIBIT #7 NOTICE OF PUBLIC HEARING (NEWSPAPER AND NOTIFICATION MAILING LIST) EXHIBIT #1 DRAFT BOARD RESOLUTION NO. 2005/488 THE BOARD OF SUPERVISORS OFCONTRA COSTA COUNTY, STATE OF CALIFORNIA ADOPTED this resolution on August 2, 2005 by the following vote: AYES: Gioia,Piepho,DeSaulnier,Glover and Uilkema NOES: None ABSENT: None ABSTAIN: None RESOLUTION NO. 2005/488 SUBJECT: Dougherty Valley Specific Plan Update, 2005 } Specific Plan Amendment/General Plan Amendment } County Files: SP# 03-0001 and GP#03-0006 } The Board of Supervisors of Contra Costa County RESOLVES that: There is filed with the Board of Supervisors and its Clerk a copy of County Planning Commission Resolution No. 24-2005 adopted on June 14, 2005 by the Contra Costa County Planning Commission which discusses the Dougherty Valley Specific Plan Update, 2005 and recommends approval of a Specific Plan Amendment and General Plan Amendment (County Files: SP#03-0001 and GP#03-0006). On Tuesday, August 2, 2005, the Board of Supervisors held a public hearing on said Specific Plan Amendment and General Plan Amendment discussed by the Contra Costa County Planning Commission, Resolution No. 22-2000. Notice of said hearing was duly given in the manner required by law. The Board at a hearing, called for testimony of all persons interested in this matter. On Tuesday, August 2, 2005, the Board APPROVED the Specific Plan Amendment, which updates the Dougherty Valley Specific Plan and APPROVED the General Plan Amendment, which makes corresponding changes to the Land Use Element Map based on the Dougherty Valley Specific Plan Update, 2005, and directed the General Plan Amendment, and map changes, be included in the NEXT consolidated General Plan Amendment for 2005 as allowed by State Planning Law. I hereby certify that the foregoing is a true and Contact: P. Roche,Adv. Planning,CDD(925-335-1242) correct copy of an action taken and entered on the minutes of the Board of Supervisors on the date cc: Community Development Department shown. CAO Clerk of the Board Count Counsel ATTESTED: o 0 County City of San Ramon John Sweeten, Clerk of the Board of Supervisors and County Administrator By: cAnm,� 110OD5# Anm�� Depu RESOLUTION NO. 2005/488 EXHIBIT #2 COUNTY PLANNING COMMISSION RESOLUTION NO. 24-2005 RESOLUTION NO. 24-2005 RESOLUTION OF THE COUNTY PLANNING COMMISSION, COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, REGARDING A PROPOSED SPECIFIC PLAN AMENDMENT (COUNTY FILE: SP#03-0001) AND GENERAL PLAN AMENDMENT (COUNTY FILE: GP#03-0006) RELATING TO THE UPDATE OF THE DOUGHERTY VALLEY SPECIFIC PLAN, SAN RAMON AREA WHEREAS, on October 21, 2003, the Board of Supervisors authorized both Specific Plan Amendment and General Plan Amendment studies to consider an update to the Dougherty Valley Specific Plan; and WHEREAS, for the purposes of compliance with the California Environmental Quality Act (CEQA), the Community Development Department in May 2005 prepared and released an Addendum to the 1992 Environmental Impact Report (SCH#91053014) and the 1996 Subsequent Environmental Impact Report (SCH#96013003) for the Dougherty Valley Specific Plan; and WHEREAS, staff prepared a report and recommendation for the County Planning Commission, dated June 14, 2005, which recommended a Specific Plan Amendment (County File: SP#03-0001) to update text and figures in the Dougherty Valley Specific Plan, which would generally bring the plan document into conformance with actions approved since the Specific Plan was adopted in 1996, to reflect new state and federal requirements since the Specific Plan was adopted in 1996, and to remove references in the plan to requirements for the provision of trail overcrossing (bridge) structures in the Specific Plan area, as requested by the City of San Ramon; and WHEREAS, the June 14, 2005 staff report and recommendation for the County Planning Commission also recommended an associated General Plan Amendment (County File: GP#03-0006) that would update the Land Use Element Map for the Dougherty Valley area to correspond with the realignment of the Dougherty Road and changes in the land use designations as reflected in the updated Dougherty Valley Specific Plan; and WHEREAS, after notice was lawfully given, both the Specific Plan Amendment and the General Plan Amendment proposals were scheduled for hearing before the County Planning Commission on June 14, 2005, at which time anyone interested could testify on the proposed actions, the hearing was closed; and, after having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW, THEREFORE BE IT RESOLVED, that the County Planning Commission: 1) HASCONSIDERED THE ADDENDUM (prepared for the Dougherty Valley Specific Plan Update, 2005) to the 1992 Environmental Impact Report (SCH#91053014) and the 1996 Subsequent Environmental Impact Report (SCH#96013003) on the Dougherty Valley Specific Plan as adequate for purposes of compliance with the California Environmental Quality Act prior to forwarding a recommendation; and RESOLUTION NO. 24-2005 2) RECOMMENDS to the Board of Supervisors approval of the Specific Plan Amendment (County File: SP#03-0001) to update the Dougherty Valley Specific Plan and the corresponding General Plan Amendment (County File: GP#03- 0006), as more fully described in the June 14, 2005 staff report and recommendation to the County Planning Commission. NOW THEREFORE BE IT FURTHER RESOLVED, that the County Planning Commission finds that pursuant to the Contra Costa County General Plan Growth Management Element the proposed Specific Plan Amendment resulting in an update to the Dougherty Valley Specific Plan and the corresponding General Plan Amendment would not cause a violation of any of the Growth Management Performance standards as described in the Growth Management Element. The decision of the County Planning Commission was given on Tuesday, June 14, 2005 by the following vote: AYES: Commissioners - L. Battaglia, R. Clark, D. Snyder, M. Terrell, H. Wong, and S. Mehlman(Chair) NOES: Commissioners - None ABSENT: Commissioners - C. Gaddis ABSTAIN: Commissioners- None Steven Mehlman, Chair of the County Planning Commission, County of Contra Costa, State of California. I, Dennis M. Barry, Secretary of the County Planning Commission hereby certify that the foregoing was duly called and approved on June 14,2005. ATTEST: Dennis M. Barry, Secretary of th County Planning Commission, County of Contra Costa, State of California EXHIBIT #3 JUNE 14, 2005 STAFF REPORT AND RECOMMENDATION TO THE COUNTY PLANNING COMMISSION Agenda Items#5-6 Community Development Contra Costa County CONTRA COSTA COUNTY PLANNING COMMISSION TUESDAY, JUNE 14, 2005, 7:00 P.M. L INTRODUCTION DOUGHERTY VALLEY SPECIFIC PLAN UPDATE: SPECIFIC PLAN AMENDMENT AND GENERAL PLAN AMENDMENT (COUNTY FILES• SP#03-0001 AND GP#03-0006). This project involves an update of the Dougherty Valley Specific Plan and a corresponding amendment to the Contra Costa. County General Plan (2005-2020) Land Use Element Map. The proposed action would cover the following: Specific Plan Amendment(County File: SP#03-0001� A. Incorporate revisions to the Specific Plan updating text and figures, correcting format and figure citations, and generally bringing the document into conformance with regulations and entitlements (tentative maps) approved by the County since the Dougherty Valley Specific Plan was adopted on November 19, 1996. B. Incorporate revisions to the Specific Plan to reflect the requirements of the California Department of Fish and Game (CDFG), the U.S. Army Corps of Engineers (ACOE), the California Regional Water Quality Control Board (RWQCB), and United States Department of Interior, Fish and Wildlife Service (USFWS) since the Dougherty Valley Specific Plan was adopted on November 19, 1996. Subsequent to the Specific Plan adoption in 1996 the requirements of certain agencies have resulted in changes in the design of facilities and development within the Specific Plan area in order to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas. Text and figures in the Specific Plan would be updated to reflect changes required by state and federal agencies. C. Incorporate the request by the City of San Ramon to remove all reference in the Specific Plan relating to the requirements for provision of trail overcrossing (bridge) structures in the Dougherty Valley Specific Plan area. Text and figures in Specific Plan would be revised to reflect the City of San Ramon's request to remove the trail overcrossing requirement. 1 General Plan Amendment(County File: GP#03-0006 D. An amendment to the Contra Costa County General Plan (2005-2020) updating the Land Use Element Map for the Dougherty Valley area to correspond with the revised and updated Land Use Map in the updated Dougherty Valley Specific Plan. The amended Land Use Element Map would reflect the realignment of Dougherty Road and changes in land use designations. RECOMMENDATION Staff recommends the County Planning Commission take the following actions: A. Acknowledge that it has considered the Addendum to the 1992 Final Environmental Impact Report (FEIR) and 1996 Supplemental Environment Impact(SEIR)prepared for this project prior to taking act-ion. B. Recommend the Board of Supervisors adopt the update of the Dougherty Valley Specific Plan, as presented in the draft document listed as Exhibit "A" (County File: SP#03-0001). The recommended adoption will eliminate all strikeout proposals and will include all the underlined additions and corrections. Such adoption would supersede the 1996 Specific Plan. C. Recommend the Board of Supervisors adopt an amendment 'to the Contra Costa County General Plan (2005-2020) updating the Land Use Element Map for the Dougherty Valley area to correspond with the revised and updated Dougherty Valley Specific Plan, as presented in the map attached as Exhibit "B" (County File: GP# 03-0006). CEQA CONSIDERATIONS An Addendum to the 1992 Final Environmental Impact Report (FEIR) and 1996 Supplemental Environment Impact Report (SEIR) was prepared for this project in compliance with the California Environmental Quality Act (CEQA). See Exhibit "E" for the Addendum. As noted in the Addendum,, the proposed update to the Dougherty Valley Specific Plan and the corresponding amendment to the Land Use Element Map in the General Plan are consistent with the previously approved environmental documents. The proposed action does not result in new significant environmental impacts, nor does it substantially increase the severity of significant environmental effects previously identified with approved environ-nental documents. 2 IV. DOUGHERTY VALLEY SPECIFIC PLAN AND THE UPDATE PROCESS The Dougherty Valley encompasses about 5,980 acres of land in south central Contra Costa County, immediately north of the Alameda County line and east of the City of San Ramon. The Board of Supervisors adopted the current Dougherty Valley Specific Plan on November 19, 1996. The adoption of the Dougherty Valley Specific Plan in November 1996 was the culmination of many years of planning, environmental review, litigation, and settlement agreements among litigants. The adopted Specific Plan envisioned that Dougherty Valley would develop as a cluster of residential neighborhoods supported by retail and community services and surrounded by creek corridors and/or open space. It intended that each residential neighborhood would develop with a mix of higher and lower densities while respecting the ultimate buildout of 11,000 residential units (subject to the terms of a settlement agreement). It was also agreed under terms of settlement agreements to litigation that the Dougherty Valley area would be annexed into the City of San Ramon. The adopted Specific Plan has, as intended, established the nature, character, and location of activities and development within the Dougherty Valley area, and guided the orderly growth in the area. In the years since the Specific Plan adoption in 1996, however, the actions by state and federal agencies with permitting authority have resulted in changes in the original design of facilities and development footprint within the Dougherty Valley in order to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas. In recognition of these facts, the Board of Supervisors in October 2003 authorized the Community Development Department to undertake both Specific Plan Amendment and General Plan Amendment studies to review and update the Dougherty Valley Specific Plan. The primary purpose behind this Specific Plan update is to bring up to date the document's text, figures, and format,, to make revisions reflecting actions by state and federal agencies, and, as necessary, to make corresponding changes to the General Plan, so as to assure that the two planning documents are in harmony and consistent with each other. In the course of updating the Specific Plan, staff has consulted with the City of San Ramon, Town of Danville, the two primary development entities in Dougherty Valley, Shapell Industries of Northern. California (Gale Ranch) and Lennar Communities (Windemere), and the Dougherty Valley Oversight Committee (DVOC) in accordance with the settlement agreement. Each of these organizations has provided the County with comments suggesting additions, deletions, and corrections and/or edits that are substantially incorporated into the proposed Specific Plan update (see Exhibit "A"). One of the most significant and substantive comments during this consultation came from the City of San Ramon. Although not related to the original purpose of the Specific Plan update, the City of San Ramon has requested that all reference in the Specific Plan relating to the requirements for provision of trail overcrossing (bridge) structures in the 3 Dougherty Valley Specific Plan area be removed from the document. San Ramon officials feel very strongly that trail overcrossing (bridge) structures are inappropriate for the Dougherty Valley and they will not operate or maintain any trail overcrossing in the Dougherty Valley once the area is annexed into the city. A letter outlining the City of San Ramon's objection to the requirement for trail overcrossing structures in the Dougherty Valley is attached to this report for the Commission's consideration (see Exhibit "C"). DVOC has adopted a position in support of the City of San Ramon's position on the trail overcrossing. V. SUMMARY OF RECOMMENDED CHANGES AND REVISIONS UNDER THE SPECIFIC PLAN UPDATE/STAFF ANALYSIS A summary of the recommended changes and revisions under this proposed Specific Plan Update and accompanying staff analysis under the heading entitled discussion are described in the foregoing. To facilitate the Commission's review of the proposed Specific Plan Update an itemized list of the changes has been prepared(see Exhibit"D"). The proposed changes to the Specific Plan fall under three main categories: A. UPDATE OF SPECIFIC PLAN TEXT AND FIGURES IN Summary: Since the Specific Plan was adopted more than eight years ago in November 1996, there is the need to revise the plan document to update or clarify text and figures, correct for errors and omissions, correct and improve the format, and, in general, to bring the document into conformance with the County regulations and entitlements (tentative maps) already granted. Discussion: These proposed revisions to text or figures and maps are intended to update the plan document to make it contemporary with current conditions or circumstances. Changes to the Specific Plan under this category are non- substantial in that they do not change the meaning or intent of policies, or, they are necessary to reflect within the planning document decisions that have already been made, or, they merely bring more clarity and precision to text, figures, or maps in the planning document. B. UPDATE OF SPECIFIC PLAN TO REFLECT CHANGES SINCE 1996 REQUIRED BY STATE AND FEDERAL AGENCIES Summpa: Since the Specific Plan was adopted in November 1996, state and federal agencies have required changes in the design of facilities and development within the Specific Plan area in order to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas. The following is a review of the key changes to be incorporated into the Specific Plan update based on these agencies actions: 4 1. REALIGNMENT OF DOUGHERTY ROAD Due to the requirements by state and federal agencies to increase open space and habitat areas there was a need for a realignment of Dougherty Road. Maps and other figures under this proposed update to the Specific Plan have been changed to reflect the realignment of Dougherty Road. This roadway has been realigned eastward to avoid sensitive habitat areas and reduce overall grading, as required by state and federal agencies. Aside from a new alignment, the roadway will have the same cross section and will be planned for the same number of lanes as identified in the 1996 Specific Plan. The requirements of the state and federal regulatory agency permits to realign Dougherty Road have also led to a reconfiguration of the residential neighborhoods along Dougherty Road. The reconfiguration of the residential neighborhoods along Dougherty Road were previously considered at the January 25, 2005 County Planning Commission when the Commission reviewed and approved the subdivision map and development plan for Neighborhoods 3, 4, and 5 in Gale Ranch IV. Maps and other figures under this proposed update to the Specific Plan have been conformed to match the approvals related to Gale Ranch IV. 2. RELOCATION OF THE COMMUNITY PARK AND REDESIGN OF VILLAGE CENTER The -1996 Dougherty Valley Specific Plan envisioned a Community Park and Village Center located at the confluence of the West Branch and Main Branch of Alamo Creek between Bollinger Canyon Road and Dougherty Road generally within the Gale Ranch IV site. Following the adoption of the Specific Plan in 1996 the state and federal agencies required more land be set aside for open space and habitat conservation when they issued regulatory permits. The regulatory permits required more open space and habitat area to be set aside where the Community Park was originally planned and a wildlife connectivity corridor (referred to as "Frog Alley") bisected the area planned for the Village Center. As a consequence these agencies decisions, the Gale Ranch IV subdivision map and development plan included the relocation of the Community Park to a new site at the edge of Gale Ranch along the west side of Dougherty Road that had been planned as a residential neighborhood in the 1996 Specific Plan and reconfigured the Village Center site to reflect the requirement for a wildlife connectivity corridor, also known as "Frog Alley". 3. DESIGN CHANGES TO FACILITIES TO ADDRESS BIOLOGICAL RESOURCE IMPACTS In response to the comments and requirements of the ALOE, CDFG and USFWS regarding the 1999 Mitigation Monitoring Plan and Section 404 application, design revisions to facilities have been incorporated into the Gale Ranch project to allow for greater setbacks from the West Branch of Alamo Creek and to 5 provide water quality ponds to aid in the treatment of storm water runoff. To a large extent, these revisions have already been incorporated into development entitlements and other approvals for the Gale Ranch project, and as such, these revisions would now be reflected as part of the updated Dougherty Valley Specific Plan. Discussion: Many of the changes mandated by the state and federal agencies with permitting authority have been or will be implemented in the Specific Plan area. As noted above, the January 25, 2005 action by the County Planning Commission approved the subdivision map and development plan for Gale Ranch Phase IV to include changes in design of facilities and footprint of development that were a direct result of determinations made by state and federal agencies. One of the purposes of the Specific Plan update is to reflect and conform this planning document to the mandates of state and federal agencies. C. UPDATE OF THE SPECIFIC PLAN POLICIES TO REMOVE PROVISION OF TRAIL OVERCROSSING STRUCTURES (BRIDGES) Summary: The City of San Ramon has requested the removal of all reference to requirements in the plan document relating to the provision of trail overcrossing (bridge) structures in the Dougherty Valley Specific Plan area (see Exhibit "C"). This request would change the plan document's text and maps. San Ramon officials feel very strongly that trail overcrossing (bridge) structures are inappropriate for the Dougherty Valley and, if built, they have indicated that San Ramon will not operate or maintain the trail overcrossings in the Dougherty Valley once the area is annexed into the city. They recommend that all references in the Specific Plan to trail overcrossings be replaced with at-grade crossings. Discussion: After significant internal review and discussion, County staff is now in accord with the City of San Ramon's requested change to the Specific Plan. The Commission will note that the Trails Map in the updated Specific Plan, Figure 6-11, has been revised to reflect San Ramon's request to replace the term 1 "Land Bridge/Underpass" in the map's legend with "At-Grade Trail Crossing/Underpass". The revised Trails Map also includes a footnote to indicate that an underpass could provide the trail connection at a major arterial street subject to resource agencies approval. There is further clarification in the text at Policy C-10, page 6-7, deleting reference to vertical separation of trails at major arterials (interpreted to mean bridges) to be replaced with a clear statement that at-grade crossings will be relied upon to connect trails or paths that intersect with major arterial streets. An additional statement has been included in this policy to indicate that a grade separation of trail or path from a major arterial street could be accomplished using an underpass located within a creek corridor if such a structure would ever be permitted by the resource agencies. The purpose of this additional statement is to not preclude the possibility that in the future the resource agencies may grant approval for a trail underpass structure. City of San Ramon staff has been consulted with on this new proposal for the Specific Plan update. They have indicated agreement with the proposed change. 6 VI, SUMMARY OF RECOMMENDED GENERAL PLAN AMENDMENT STAFF ANALYSIS SummqU: An amendment is proposed to the Contra Costa County General Plan (2005-2020) Land Use Element Map to correspond more precise land use designations and the new roadway alignment for Dougherty Road with the revised Land Use Map in the updated Dougherty Valley Specific Plan. The purpose of this amendment is to precise the Land Use Element Map in the General Plan. The amended General Plan Land Use Element Map would reflect the following changes for the Dougherty Valley: 1) The realignment of Dougherty Road to the east to avoid impacts to habitat-, and 2) An increase in the area covered under the Open Space (OS) designation reflecting the requirements of state and federal agencies to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas; and 3) The reconfiguration of residential neighborhoods, which are a result of the Dougherty Road realignment, would change the land use designations for Neighborhoods 3 and 4 in Gale Ranch IV from Single Family Residential — Medium Density (SM) to a Single Family Residential—High Density(SH); and 4) The relocation of a 30-acre Community Park and small corporation yard for the City San Ramon to a site at the edge of Gale Ranch along the west side of Dougherty Road, which was planned as a residential neighborhood, would change the land use designation from Multi-Family Residential — Low Density (ML) to Parks and Recreation(PR) and Public/Semi-Public (PS); and 5) The more precise designation of parks (pocket parks, neighborhood parks, and community parks) to the Parks and Recreation (PR) at various locations throughout the Specific Plan area (but predominantly in Windemere); and 6) The more precise designation of a 12-acre area approved for a 141- unit townhouse development in Windemere (Village 38, SD# 8508), located off East Branch Parkway across from a community park, to Multi-Family Residential—Low Density(ML); and 7) The following public facilities within the Specific Plan area would be more precisely designated to Public/Semi-Public (PS): the Fire Station,, located at Bollinger Canyon Road and Windemere Parkway; the Middle School, located at Bollinger Canyon Road and East 7 Branch Parkway; and the portion of Camp Parks Military Reserve Training area within Contra Costa County (note: see parallel language regarding Camp Parks in proposed Specific Plan update, at Policy LU-11). Discussion: Attached for the Commission's consideration under Exhibit "Off". is a proposed amendment to the Land Use Element Map for the area of Dougherty Valley with the changes in the roadway alignment and land use designations based on the Specific Plan update. If the Specific Plan update were approved as presented, then changes to the Land Use Element Map to conform it to the Specific Plan would be necessary to assure consistency between the County General Plan and the updated Dougherty Valley Specific Plan. LIST OF EXHIBITS Exhibit"A": Draft Dougherty Valley Specific Plan(June 2005)—Update Exhibit"B": Recommended Amendment to Land Use Element Map, Contra Costa County General Plan(2005-2020), for the Dougherty Valley area Exhibit"C": Correspondence from the City of San Ramon re: Trail Overcrossings in the Dougherty Valley Specific Plan Exhibit"D": List of Amendments,Dougherty Valley Specific Plan Update-2005 Exhibit"E" Addendum to the 1992 Final Environmental Impact Report(FEIR)and 1996 Supplemental Environment Impact(SEIR),prepared May 2005 8 Exhibit "B": Recommended Amendment to Land Use Element, Contra Costa County General Plan (2005-2020), for the Dougherty Valley area M 4P,- -M• �� ,� ��{tom,A��• 7t II«R�•• *�"'',i I .a► �� • r1 �,��i!►s�♦E a� �� ! a,!►� • ,�♦'! tee'' r` ,'°��,,, �al�i ♦'i►� `��i/�� *:"R►Mr►% 1►11,41•� �„w•�m�:100'1600'0�"0044 �►r'�,, r,,. ,♦r►., .,tr .►:►♦'i►�M�1''S' r*♦r♦t♦?► ♦�� ''��'+'� it+1111 ♦ �a ♦'� ;�� t�t�♦ r♦�+�i♦►.t►rj;►.+ ,��►•'h ��i's M►�♦�♦��+`�► �'�'�►'r" .�ji v++►'i�'�� ♦1�!'I�rr'� N��l'�tr�„ �yr�. 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Y�u::s, \b ' S} '\.. v�yam` �x �� :` x �.$ `f ' • t F i?I r 1 IIIIII I I IIIIII 1 • • 1 1 ®1 1 • A r z • T� • • � r . . • 1 + 1 1 1 • 1 � 1 1 � • • • 1 1 1 1 1 1 1 1 . . . • .1 FA • + • • r • r • 1 • • • 1 • • Exhibit "C": Correspondence from the City of San Ramon re: Trail Overcrossings in the Dougherty Valley Specific Plan m 5* on CITY OF SAN RAMON 2222 CAMINo RAMON SAN RAMON,CALIFORNIA. 94583 PHONE: (925)973-2500 WEB SITE: WWW.SANRAMON.t:A.GOV December 2, 2004 Mr. Patrick Roche Principal Planner Contra Costa County Community Development 651 Pine Street,4 h Floor,North Wing Martinez, CA 94553-0095 Subject: Dougherty`Talley Overcrossings--Amendment to 1996 Specific Pian Dear Mr. Roche; As a follow up to your letter dated November 4, 2004 regarding the Amendment to the Dougherty Valley Specific Plan (1996), the City of San Ramon would like to formally recommend that all "landbridgelunderpass" images be modified on Figure 6-11 of the Dougherty Valley Specific Plan to represent"at-grade crossings". I have included a suggested modification to Figure 6-11 which is attached to this letter. The City of San Ramon understands and supports the need for the trail system in Dougherty Valley which would extend the regional trail system within Contra Costa and Alameda Counties. However the use of "overcrossings" in this area appears to be excessive for the amount of pedestrian traffic anticipated and is not an aesthetically appealing solution from the City's standpoint. When we met on November 3, 2004 to discuss the trail connection at Bollinger Canyon Road and the Windemere High School, County staff presented two alternatives. These alternatives were 1.) install a mid-block pedestrian activated signal on Bollinger Canyon Road between the Albion Way and Blueheart Road which is about 900' feet from Albion Way and 450' from Blueheart Road or; 2.) create a barrier on the north and south side of the trail at Bollinger Canyon Road directing flow to the Albion Way intersection for crossing. Either of these two (2) alternatives would be acceptable to the City. At that same meeting you passed out a copy of the Contra Costa Trail Design Resource Handbook (March 2001) which included Figure 6-4 (a trail crossing at an arterial or collector with a median refuge, and the design speed> 30 mph (attached)). Bollinger Canyon Road has a 25' wide median refuge at this location and it is believed a design similar to that shown in Figure 6-4 would be adequate. In addition, the Trail Resource Handbook also includes Figure 1-1, NA$Projects\San Ramon\Dougherty ValleyWale 4\pr overcross.doc Mr.Patrick Roche December 2, 2004 Page 2 of 4 which represents traffic control options at different types of intersections based upon trail user volume. An at-grade crossing is shown as an acceptable crossing for 0 — 4,000 trail users/day. An "overcrossing" would not be considered necessary until the trail users reached a volume of greater than 2,000 users/day. The Windemere 3-5 Traffic Study (April 2004) did not state that the trail crossing in this location would exceed more than 2,000 users per day, therefore not warranting an overcrossing design. In addition, the Contra Costa County Countywide Bicycle and Pedestrian Plan (2003), Page 83 and Table B-1 states that a grade separated crossing structure is "used only where it is not feasible to provide an at grade pedestrian cross walk(such as an interstate highway, expressway, or very wide busy major arterial)." It is feasible to use an at-grade crossing as mentioned above at this location. Since the November 3, 2004 meeting, we have learned that Contra Costa County is currently conditioning the Gale Phase 4 Development (previously reviewed at DVOC on September 29, 2004) to construct an overcrossing at the intersection of Bollinger Canyon Road and Dougherty Road (in Gale Phase 2). The City is also objecting to an overcrossing at this location. The 1996 Specific Plan depicts a landbridge/underpass shown at this location, much like the Windemere location. Similar to the Windemere location, the Federal Regulatory Agencies have restricted the construction of an underpass at this location. This location is currently a signalized intersection with visibly marked crosswalk on each approach and includes a median for refuge. Safe movement of pedestrians/bicycles is currently being facilitated and therefore an "overcrossing" is not warranted nor desired by the City. For this reason the City believes at-grade crossings in Dougherty Valley will facilitate the need for trail/bicycle users while still keeping in conformance with the outline of the Specific Plan amendment per the Contra Costa County Board Order approved on October 21, 2003 ("to amend the Dougherty Valley Specific Plan to respond to regulatory agency determinations, and no changes that included an increase in units or that are consistent with the previously approved Settlement Agreement and Development Agreements"). I have included letters and a timeline of events in which the City has stated it's objection to overcrossing and included them as attachments. • March 2. 2004 — Letter from Mayor Wilson wrote to the DVOC members regarding the opposition of the overcrossing. • March 24, 2004—DVOC, Meeting to review Windemere Phase 3-5 -discussion regarding overcrossing in which DVOC was generally favorable towards the project, but opposed to the overcrossing. In an effort to not stall the approval process, DVOC members directed County staff to work with the City of San Ramon to resolve the City's issues relating to the overcrossing. • April 27, 2004 — Windemere Phase 3-5 was approved with Condition #141 which states "Prior to the first small lot final map within Windemere Phase 3, the applicant shall construct a public multi-purpose trail overcrossing to connect the Alamo Creek Trail from Windmere Phase I to Windemere Phase 3 across Bollinger Canyon Road near the future High School site...Should the Specific Plan be amended to eliminate the N:\$Prqjects\San Ramon\Dougherty ValleyWale 4\pr_overcross.doc Mr. Patrick Roche December 2, 2004 Page 3 of 4 overcrossing prior to the initiation of construction, the cost savings, as agreed by the applicant, resulting from the removal of the overcrossing shall be made available to the City of San Ramon for any other trail improvement within Dougherty Valley." • June 29, 2004 —Letter to Dennis Barry regarding the overcrossing and requesting the removal of it to be considered as a part of the current Specific Plan Amendment • September 14, 2004 — Letter to Pat Roche on regarding comments on the Draft Specific Plan(June 2004)and including opposition to the overcrossing • September 29, 2004 — DVOC Meeting to review Draft Specific Plan (September 2004) and Gale Phase 4 — in which DVOC asked for a follow up meeting to discuss the issues regarding comments from the City of San Ramon and the Town of Danville on the Amendment to the Specific Plan and specifically the overcrossing. • October 12, 2004 — DVOC Technical Advisory Committee Meeting regarding Amendment to the Specific Plan and opposition to the overcrossing. • October 22,, 2004 —DVOC meeting to review the Draft Specific Plan (September 2004) and specifically opposition to the overcrossing. • Nov 1, 2004 — Letter to Dennis Barry understanding that the overcrossing was going to be removed from the Amendment to the Specific Plan. Section 4.5.3 of the Dougherty Valley Settlement Agreement states that "The County shall directly or through the Conferral Process, give goodfaith consideration to the comments of San Ramon and Danville in connection with the County's consideration of(i) any and all general plan amendments, amendments to the Specific Plan, approvals of and amendments to development agreements, approvals of rezonings and preliminary and final development plans, approvals and amendments of tentative subdivision maps and the issuance of conditional use permits." In the best interest of all parties involved we are interested in resolving this matter in an expedient manner. We have asked for this issue to be agendized again at the DVOC meeting next Wednesday, December 8, 2004, where we hope to get final resolution. If not, Section 5.2 of the Settlement Agreement allows for a Dispute Resolution Process which the City will recommend be followed. If you have any questions,please contact me at, (925) 973-2565. Sincerely, Phil Wong Planning Services Director NA$Projects\San Ramon\Dougherty ValleyWale 4\pr—overcross.doc Mr.Patrick Roche December 2, 2004 Page 4 of 4 Attachments: 1. RVSP Figure 6-11 modified 2. Contra Costa Trail Design Resource Handbook(March 2001)Figure 6-4 3. Contra Costa Trail Design Resource Handbook(March 2001)Figure 1-1 4. September 14, 2004, letter to Pat Roche, includes June 29 and March 3 letter 5. October 12, 2004, DVOC TAC meeting notes 6. November 1,2004 , letter to Dennis Barry c: Herb Moniz,City Manager San Ramon City Council DVOC Representatives Lisa Bobadilla,,Transportation Services Manager Jennifer White,DV Project Planner Aruna Bhat,Contra Costa County Community Development Telma Moreira,Contra Costa County Community Development Dan Coleman,Shapell Industries Paul Menaker,Windernere BLC NA$Prqjects\San Ramon\Dougherty ValleyWale 4\pr—overcross.doc > t � >n k } « 'Lr eF � sS 40 t� v { ie ar ;l a s d � � s roo P�: 4'' Iy6 t t� ti at h q .Y y F 4R1a .sY•a Y�! gti�ayr+ xi �',a <�ay"�.Qa"R• AP's,,.' �r � �a*`` "�`"¢.x,., � �`` � �` A eeM��Y�"33• Y'S`b`.< �::a"'i� Y�f.�'`�Sx� -.�`. +�s�y�, a.`'�'�,rz ��, r L c 3F"°��,��. ,�`yam �a,.✓'� ?Rt `•� �f�P��,�,. 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C> D ca C) C) (D C� C> C) C> C) C> Cs C) %L God 0-0 (Alep.jad sjasn)awnloAl!'ejjL w Contra Costa CountyTrall Design Guidelines Figure 6-4 CONCEPTUAL INTERSECTION DESIGN Condition G:Trail Crossing at Arterial or Collector with Median Refuge =. Trail Entry Sign SG I T T e. y. :. Z SG IT • 00 ft r >.: '�.'�y v •' "`• SNI . So ft Typical Sidewalk RI Ir Q :y 5 ft -•--5 ft Street Name+ SW79,SW80T qSGIR SW38 q Zebra crosswalk C a w _ Canopy y 8 ft SeeTraR`it Manual-- - Street Light _ _ _ _ _ _ i.- Section 6-02.12 X F 6 It min. _ _ _ _ _ _ _ 15 ft min._rol r �►SW313 SG I R� SW79,SW80T it Street Name -----Ramp-See Figure 9-1 * >. AI SGIT.. m'ral:. .a} ig • ~ L� Trail Entry Sign T Consider where: 1.If bollards are used,see Figure 5-1. Speed is>=30 mph or ADT is>5000 vpd or 2.1f slope of trail is>5%,see Figure 10-f. 4 or more lanes 3.Maintain stopping sight distance appropriate for critical speed of motor vehicles. ��r��•� 4.Consider on-street parking restrictions to maintain adequate sight distance. its■/1 5.Refer to Figure 6-7 for details on traffic calming WILBUR SMITH ASSOCIATES strategies 350150 y S y h CITY OF SAN,. RA11 ON 2222 CAMINo RAMON SA�t RAMON,CALIFORNIA 94583 PHONE: (925)973-2500 WEB SITE: Utr'WW.SANRAMON-.CA.GOV September 14, 2004 Mr. Patrick Roche Division Manager Contra Costa County Community Development 651 Pine Street,4th Floor,North Wing Martinez, CA 94553-0095 Subject: Comments on the Amendment to the Dougherty Valley Specific Plan - 1996 Dear Mr. Roche; As provided for in the Memorandum of Understanding (MOU), between Contra Costa County, the City of San Ramon, Shapell Industries and Windemere Ranch Partners relating to the Dougherty Valley MOU,the City of San Ramon is providing comments for the above referenced document. It is our understanding that the amendment to the 1996 Dougherty Valley Specific Plan (DVSP) has been undertaken to relocate some development pods, (including housing and the Community Park), and formalize the realignment of Dougherty Road in the Gale IV area due to regulatory constraints. Overall Comments 1. Please see the attached letter that was sent to Mr. Dennis Barry on June 29, 2004 regarding the deletion of the proposed pedestrian overcrossing over Bollinger Canyon Road near the future high school site in Dougherty Valley. The City would like for this change to be made as part of the current amendment to the Dougherty Valley Specific Plan. It should also be pointed out that Exhibit B to the Settlement Agreement discusses Trails & Open Space throughout Dougherty Valley and does include a grade separated trail crossing at Bollinger west of Dougherty Road and at Windemere Parkway east of East Branch Road,but makes no mention of a grade separated trail at the high school site. 2. The location of the Service Center/Recycle Center has now been confirmed -- therefore the Land Use designation for this area should be referenced throughout the document as Public/Semi Public not Parks and Recreation. 3. Please provide notification of the hearing process to the existing residents located in this area specifically the Bent Creek Valley Homeowners Association(Jones&Forrest—3 851 Charter Park Drive, Unit U—San Jose, CA 95136—Attn: Dewayne Cantu). NA$Projects\San Ramon\Dougherty ValleyWale 4\dvspa comments.doc Mr.Patrick Roche September 14, 2004 Page 2 of 5 4. When the final document is prepared, please provide the City of San Ramon with an electronic PDF version. 5. Please provide me with the final schedule for the County approval process. The City will subsequently process an amendment to the General Plan reflecting the changes. Specific comments are as follows: ------------I------ Page Section Comments F-i-jl �qIntroduction Delete"landscape"from creek corridors since they are to be left in natural state. 1-1 Introduction Delete"...or learning about wildlife habitat"since regulatory agencies want the creek corridors separated from public and not have public go into the creeks. 1-2 Introduction 3rd paragraph: delete"landscape"reference to trails. 2-2 B.Planning Include"San Ramon"after...shaping the future of Contra Costa County, roach 2-4 (4)Streets Delete reference to"sound walls",instead use walls,i.e.Neighborhood walls or equivalent. 2-5 (5)Recreation There are no dual uses of playfields and retention areas identified. 2-5 (5)Recreation Change"planned in the Coyote Creek area"to"located in the Coyote Creek area". 3-5 E.Public Policy Change last sentence to read"Dougherty Valley is envisioned to be fully Context(2nd para) integrated into the City of San Ramon by way of rolling annexations and to be a predominately residential community that would round out and complement exisiting development patterns 4-1 A. Introduction Should we be referencing the latest 2000 Census instead of 1990? (3rd para) 4-5 Table I Windemere Land Use and Dwelling Units are as follows: SM-2645,SH-0,ML 930,MH-1595,MU-0. Shapell Dwelling Units are as follows;SM-1378,SH- 1198,ML-3054,MH-O,MU-200. Total units should be adjusted accordingly. 4-5 Table I The public/semi-public designation on the table lists parks,golf course,etc on the table,,but shows schools,fire station and other public uses on Figure 4-1 4-5 Table I Staging area for Windemere is 0.5 acres and not sure of size in Gale 4,but there is one desinated on VTM 8856. 4-5 Table I Community Park for Shapell is 30.3 acres not 25 per VTM 8856 4-5 Table I The City Service Center should be designated as Public/Semi-Public 4-5 Figure 4-1 The City Service Center should be designated as Public/Semi-Public,this would then modify the remainder of the Figures where the land-uses are shown. 4-7 Policy LU-5 A fire station is not located Win Village Center but a Child Care facility is. 4-9 E.Public/Semi- Add City Service Center and Recycle Center. Public 4-10 F.Open Space Paragraph should specify that open space usage should be confined to trails dues to regulatory constraints. 5-2 Policy H-2 This Policy header should be"BOLD" NA$Projects\San Ramon\Dougherty- ValleyWale 4\dvsp4_cornments.doc Mr. Patrick Roche September 14, 2004 Page 3 of 5 ------------ ----------------------- ------------------------ Page P Section Comments C 6-2 Circulation Bollinger Canyon Road is shown as a major arterial roadway in the street classification system,however,it is referred to as a"parkway"in the text(page 6- 2). The definition and description of a parkway should be further clarified in the document. Figure 6-2 Please delete Section'Y'from Dougherty Road 6-4 Transit The report text(fourth paragraph)states that the Specific Plan shows only the "major arterials"in Dougherty Valley. This statement is inconsistent with Figure 6-2,which shows both"maj*or arterials",and"arterials". Figure 6-6- There is an inconsistency in the last paragraph,which states"A Class I bikeway Alternative Travel (bike lane)". Bike lanes are considered Class 11 facilities while bike paths on a Modes se arate right-of-way are considered Class I facilities. Figure 6-8 Local The cross-section and the plan view drawings shown are inconsistent with each Street other. The cross-section indicates a 32-ft,wide street section with the additional 10-ft.in the vicinity of the tree wells. The plan view indicates 32-ft.including the 10-f Figure 6-9 Dimensions should be clearly identified for all elements of the plan view Roundabout/ drawings. It appears that a 20-ft.width is indicated for the roundabout design, Knuckle which may be too narrow for adequate fire district access. The island shown in the knuckle plan is Figure 6-11 To further clarify the legend,"(bike lane)"should be added after the designation for Class 2 Bike Route. 7-3 Open Space Add"...to traverse the entire site via a public trail system by foot,bicycle or horseback". 7-3 Policy OSC-2 Delete 2nd paragraph,not applicable. 7-4 Table 3 Staging area-Shapell area has a staging area also=but not sure how big. 7-5 Policy OSC-4 3rd paragraph: change"EBRPD"to"CHAD". 7-6 Policy OSC-6 For the sentence...In these cases,an open space buffer zone will be established. C "will"to"should". 7-6 Policy OSC-7 Add CHAD to the title. 7-6 Policy OSC-7 Delete"EBRPD",insert"San Ramon"and"CHAD". 7-7 Policy OSC-9 3rd paragraph-where will the joint use of a basin and playfields be used? Additional studies may need to be done if this is a new proposal outside of the alread studied detention basins and water quality ponds. 8-2 Table 4 Show Service Center and Recycle Center on table and include gross acreage. 8-3 Policy CF-2 3rd If the site is not needed for a middle school the area shall be utilized as open Paragraph s ace,it can not be developed for residential uses. 8-5 Policy CF-4 2nd The Community Park planned on Shapell is 30.3 acres,not 25 Paragraph 9-1 Introduction-3rd Add"cable"and"telecommunication"to list of utilities. Paragraph NA$Projects\San Ramon\Dougherty ValleyWale 4\dvspa_comments.doc Mr.Patrick Roche September 14, 2004 Page 4 of 5 ------------------------- ----------------------- ------------------------- Page Section Comments 9-2 Treatment and ;;At bottom of page,fix typo"SRSD"to"DSRSD". Distribution 9-3 Treatment and At top of page,states that there are 2 different pressure zones;at top of page 9-4,3 Distribution different pressure zones are referenced. Make consistent. 9-7 Storm Drainage Make the following change,"...location of stormwater detention basins and water quality ponds is integrated...... 9-9 H. The City of San Ramon passed Ordinance No.354 on March 23,2003 to establish Telephone/Commu standards for siting,design,modifications and maintenance of telecommunication nications facilities. These new standards should be reflected in the Specific Plan Amendment. 9-10 Fire Protection (1)Stations-update information from 1996. Update information from 1994 edition. Figure 10-2 Show that the water quality ponds are fenced with no public access. Figure 10-5 No public access allowed through creek corridor to park site. 10-5 Policy CD-2 3rd paragraph-creek corridors to be left natural. 10-5 Policy CD-2 3rd paragraph-no intermittent picnic areas along the trail. 10-7 Table 5 Acreage of the Community Parks are a total of 45.3 acres 12-1 1st para The Specific Plan is also consistent with the City of San Ramon General Plan 2020 12-3 E.Public Services/ Add Service Center and Recycle Center. Facilities I st Para 13-8 10 LAFCO As of September 15,2004 there will be 7 annexation applications approved by LAFCO. 13-8 10 LAFCO-3rd A CSA has been formed..... The CSA is primarhy responsible... Para 13-9 GRAD Replace section with the attached description(Attachment A). 13-9 LAFCO At top of page,CSA cannot contract,it is a funding source. Needs to be reworded. 13-9 NPDES Replace section with the attached description(Attachment A). 13-9 State&Federal Add US Fish and Wildlife. A lication 13-11 Long Term In the last sentence,change"supplemented"to"funded". Management 13-11 Table 7 Delete all references to"LLD". There are none proposed for Dougherty Valley. 13-12 Table 7 For onsite drainage facilities,delete CCC Flood Control District. City is responsible for flood control in the DV area. 13-13 Open Space Delete EBRPD,add GRAD. 13-13 Table 7 Change"Gale Ranch GRAD"to Westbranch GRAD"in the 2nd and 3rd columns. 13-13 Table 7 Delete EBRPD,from public open space;add Natural Conservancies. NA$Prqjects\San Ramon\Dougherty ValleyWale 4\dvsp4_qomments.doc Mr. Patrick Roche September 14,2004 Page 5 of 5 Thank you for your consideration and assistance in this matter. Please provide me with any additional information regarding the Specific Plan Amendment. If you have any questions regarding these comments please contact Phil Wong at (925) 973-2565 or myself at, (925) 973- 2577(Wednesdays)or(925) 867-3400. Sincerely, Phil Wong Planning Services Director by: Jennifer A. White Dougherty Valley Project Manager c: Herb Moniz,City Manager Joye Fukuda,Public Works Director Jeff Eorio,Parks&Community Services Director Lisa Bobadilla,Transportation Services Manager Maria Robinson,Engineering Services Manager Telma Moreira,Contra Costa County NA$Projects\San Ramon\Dougherty ValleyWale 4ldvspa comments,doc ATTACHMENT A (11) State and Federal Applications (a) NPDES The National Pollutant Discharge Elimination System (NPDES) is a California State program instituted to comply with the Federal Clean Water Act. The purpose of the NPDES program is to minimize, reduce or eliminate the pollution of water resources. One component of this program is the reduction of stormwater pollution that occurs during the grading and construction stages of development. Development projects that disturbed 5 acres or more of land were required to file a Notice of Intent (NOI) with the state prior to the start of grading. In 2003, the threshold dropped to 1 acre or more of disturbed land. Projects under the state's NOI are required to implement a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP contains Best Management Practices (BMPs) that prevent or minimize stormwater pollution (i.e. silt fences, dust control, chemical storage, and good housekeeping). Public education and industrial outreach is another component of the NPDES program. Educational materials on stormwater pollution prevention are distributed to homeowners, businesses, and contractors. (12) Geologic Hazard Abatement District (CHAD) State law makes provision for the establishment of, or annexation into existing, Geologic Hazard Abatement Districts. These districts provide a mechanism for funding and performing any preventative maintenance or remedial work that might be required due to landslides or other geologic hazards within open space or in graded areas after a project is constructed. The Board of Supervisors can establish this district without application to any other agency after appropriate formation hearings. The boundary and responsibilities of this district(s) shall be defined in a Plan of Control, developed by a registered geotechnical engineer, as required by the Government Code. The Board of Directors of an existing CHAD may also accept petition for annexation of contiguous or noncontiguous property. The GRAD may also legally hold feet title to the large expanses of open space on the perimeter of the project should other public agencies decline to do so. The Plan of Control shall include provisions to maintain the open space, including erosion repair, cattle grazing, fire protection measures, trail maintenance, and open space security issues. If the GRAD is not the responsible party for these measures, the Plan of Control shall identify the appropriate responsible agencies and specify the necessary coordination of such responsibilities with the GRAD. ............. z . .on 4_4 Am CITY OF SANAMON 2222 C r.NokAmo P.O.BOX'S 1,49 -SANRAmoN,CAWP"945-83 PHONE. .3 J I (925)971,,;;w2-$00 W# �SIm une.:29,2004 "a —,:www.santgmcm.ta.gov T&.Dennis A Dark'',A" Ditettor Contra-Costa Cownty Conununevelo nen 6th 1�Pi ne S tiree..t,4 Floor 'MAAin�ez,CA 94553-0095 'a t W*ademere Subject. Dougherty V40"Pedestria Rd. 9P:V.ver tr"Siug.a I Dear Dennis; On March 2, 2004 City of.-$-.an.: Ramon s.ubr m***d a letter to, tbo Counly spec ify-ing the City's concern regardingthe proposed pedestrian oyerms.sing located over Bollm ''er Canyon, Rb�td -9 near the future high Schwo I site: in� Dougherty Valley see a.t.tached).i. overcro .-S.4 ..9 was. discussed at the Dougherty 'a le Overdot Committee (I)VOC)on. March 24., 2004 and in an S SM.. 4.1�_ that Ci Id be involved 'Pro, eff6rt to not,hold up the devel., -, inept,, ggeS. ov cess i: way ed ty:shou 3. Parks nu.m- 's.ion-, and C't CH cou 0SS'-i- I and that at p-ti-blic ,dise.us-sionwit,-h the CUYSP"rks-Cou '-s' w j.Y Uoun 1 U by be..needed. County staff responded that tf Can Ramon wished to remove the overcrossing, that,a S ffic anamendm. .ent wo pect.I P1 �U,ld be needed When Windermere Phases 3-5 were approved by the County Planningy C.on.'umssion on April27). -t d 2004. the City's;concerns were addresstaff`re.PO sed.in the:s w: as a result,Condition#141 was ci im posed:onthe prcq*W- 4. As referenced b:y:C ditt 0 #.141 f Count Ay Develop m-ent Plan#033015(Wi Phases 3- 5), the a p I re ul-red.. ons. a, mnui z-purpose trail overc.rossing .plicant is _ 1,t-0 .c ttuct t* to -connect the- q- Alairzo Creek from Whdemere ,Ph4se- I to Windethere PhaSe 3 across Bollinger Canyon Rpl,oad near the future high school site If:condition.#14.1netis. nmet it it stated a Sp --ie6fic an amendment would be required to i minate the overcrossing, eli It has been brought to my attention that Shapell is in the process of a Specific Plan amendment -ty Valley related to the reconf for fou hey iguration of their land u e plan for Phase 4:,.i*n res- ponse, to the.recyul tory agency aeterrminations., Therefore,, in the interest of time the Cityu t' is req es,ing that the Specific.Plan amendment include the remoyal of the overcrossing. MY understand gis- that the atne n.dment to the Sific Flan been in "DRAFT' form, thus t s not too late pecv.it delete this requirement. aw CCqjNC-,m:,913-25'30 A1.)sw"-,tsTRA'Tm. 'S :0-73-25-23 PAM$4 CbWWL"- n:5UtYjW:973-1290 RULDNIG A SAWMSEMCES.973-258.0 M -2550 0TYMA-mAcEw 973-2530 Potwt&Rvicm 911,4760 AQUATIC CiENTER-,973,4240 SiCES::M C ATTowEY:9732$49 Punic Simco:973-2800 commuNiTy CLNTm-97.1-3200 )ENommmeSuvicest 973.4670 CITY CL-F-Rx.073-25*39 FmEST HomE fwmt 973-3280 PLANNI M. .SEM M 971-256D SEmoR Cwrm 973-3250 TuNsponxnm,SowrEs;97.3-.2650 .......................... .................... ........ ....... ---------- Mr.Dennis Barry June 29,2004 Page 2'of 2 Thank you for your consideration and assistance in this matter. Please contact me at, (925)973- 2565 if you have any questions. Sincerely, hil ong P 'ng 'ces Director c: San Ramon City Council Byron D.Athan,Interim City Manager GADouoe ty valley\$Gak 3\g4amendment sP_pjan.doc alril�tl "'►..icww+weti:s`+'w--='«=+i+d Y�G+Y�K+19ra.iw"iii iL�'.��S:irL:r`+u.Mi+C.++w..w...,....rw•.,. -. .. .. San Braman �.w..iiilwiw w CITE'COUNCIL MEMORANDUM To: Dougherty Valley oversight Committee(DVoC) Cc: City Council;Gail E,Waiters,City Manager,&Phil Wong From: H.Abram Wilson,Mayor,City of San Ramon Date: March 2,2004 Subject: Bollinger Canyon Road Pedestrian Bridge At the last Dougherty Valley Oversight Committee(DVOC)meeting,Jim Cutler announced the County's intention to build a pedestrian bridge over Bollinger Canyon Road,adjacent to the High School in Windernere Phase 3 and the Western Pacific Condominiums in Windemere Phase 1. s 'While we understand the County's desire to provide for safe and efficient flow of pedestrians within this area,the ultimate ownership and maintenance responsibility for this pedestrian bridge will fall within the City of San Ramon after acceptance of this improvement. It is for this reason, that we provide you with the City of San Ramon's concerns relative to this bridge. The City of San Ramon does not favor the construction of this bridge for a number of reasons as follows: 1. It is our understanding that this pedestrian crossing was originally intended to be an under crossing adjacent to Alamo Creek as provided for in the Dougherty Valley Specific Plan. Further,we understand that the regulatory agencies including California Fish&Game excluded this possibility with the issuance of environmental permits. The City of San Ramon feels that an alternative which includes an over crossing of Bollinger Canyon Road will be both unsightly and will not be in the best interests of the urban design concepts which have been the best interests of the urban design concepts which have been established for the Dougherty Valley. Our Traffic Engineers and Planning Department have determined that an at-grade crossing would be adequate to handle this pedestrian now. 2. In our discussions with the San Ramon Unified School District, we support their concern that this pedestrian bridge would be very challenging for the district to monitor student activity to avoid a safety problem as well as attract nuisance adjacent to the new high School. They do not want to repeat problems which are currently being experienced at California High, and will not provide for an entry or exit to this bridge from their site. Further, they have indicated that they will Page 1 of 2 direct their pedestrian flow to the signalized intersection of Bollinger Canyon Road and Albion Road. I Even if the bridge was to be considered,we are concerned that design parameters associated with the construction of the bridge will make it unfeasible. a. Design clearances need to be maintained for the Dight Rail Corridor. These clearances will increase the length of the bridge. b. ADA standards need to be considered. The requirement to meet ADA standards will either require a lengthy ramp,spiral ramp,or mechanical alternative(elevator). We are not prepared to accept these alternatives. C. We believe that the construction of a pedestrian bridge will violate environmental conservation easements which have been given to the regulatory agencies next to the Alamo Creek. We are not in favor of this. d. We are concerned than the construction of the pedestrian bridge will violate existing conditions at the Western Pacific Condominiums. Construction of the bridge could impede views from these homes without prior notice of .the homeowners. 4. The timing for your request seems strange to us. In the approval of Windemere Phase 1,we-were asked to review your conditions of approval. No pedestrian bridge was required with that approval. What has changed that requires the construction of a pedestrian bridge now? 5. Finally,over time,the pedestrian bridge will require expenditures for maintenance. We are not prepared to accept this responsibility. While the City of San Ramon understands the County's need to consider safety and efficient flow for pedestrians,we believe that there are more pressing needs within the City in which pedestrian crossings should be considered. The pedestrian crossing of Crow Canyon Road and Bollinger Canyon Road at the Iron Horse Trail create opportunities for the City and County to work cooperatively and collaboratively in solving known pedestrian impediments. Page 2 of 2 DVOC TAC Minutes October 12,2004 Page I of 3 DRAFT DVOC TAC MINUTES Attendees: Phil Wong,City of San Ramon;Jennifer White,City of San Ramon;Paul Menaker,Lennart Dan Coleman,Shapell;Aruna Bhat,Contra Costa County;Pat Roche, Contra Costa County;Teri Rie,Contra Costa County- John Cunningham,Contra Costa County The purpose of the meeting was to further discuss and resolve San Ramon's and Danville's comments on the Specific Plan Amendment.(dated September 2004)and to address issues discussed at the DVOC Meeting on September 29,2004. The first TAC meeting for the Specific Plan was held on September 8,2004. 1. A request was made at the last DVOC meeting to have a summary of the changes in the Specific Plan Amendment. This request was reiterated at this meeting. County staff will provide the summary of the changes,with explanations,at the DVOC meeting on October 22,2004. 2. Table I-GLand Use Program on page 4-5 of the September 2004 Specific Plan Amendment was discussed. There were questions on the land use listed in Table I compared to what is shown in Figure 4-1 with the Windemere projects. Figure 4-1 will be corrected. 3. A comment was made that page 4-7 needs to be corrected. The text stating to insert the VC plan will be removed. 4. It was requested that the legend of Figure 8-1 be corrected. The blue color was designated as School/Park and will be changed to Miscellaneous Public/Semi- public. There will be other minor corrections to Figure 8-1 similar to corrections on Figure 4-1. 5. The text on page 6-2, Section B-Internal Circulation System was discussed. It was requested by Danville to eliminate the text changes. These changes were included at the request of the Regional Water Quality Control Board to eliminate impervious surfaces. After further discussion and clarification,it was agreed to retain the language from the 1996 Specific Plan. 6. Figure 6-5 was discussed. A footnote was added to Section E in the September 2004 version of the Specific Plan to reflect prior agreements. It was requested to remove the footnote. 7. An explanation was requested regarding the changes to figure 6-6. It was explained that different sections for a collector road were added to reflect approved sections from various tentative maps and as-built conditions in Dougherty Valley. 8. Figure 6-7 was discussed in the same context as figure 6-6. Different sections have been added to reflect what has been approved by the Planning Commission for the various tentative maps and to reflect as-built conditions. 9. The question was asked why the class I bicycle facilities were eliminated from the Specific Plan and why policy C-8,on page 6-6 was changed. It was clarified that the Class I facilities were not eliminated from Dougherty Valley. In fact,most of 40 rf DVOC TAC Minutes October 12,2004 Page 2 of 3 the Class I bicycle facilities have been constructed or are under construction. The 1996 Specific Plan,Figure 22(Creek Corridor Sections)typically shows a 12-foot wide bike path and a 10-foot wide foot path within the creek cross-section. In order to meet the requirements of the regulatory agencies,comply with project conditions of approval,EIR mitigation measures,and the policies of the Specific Plan,the developers were required to move the bicycle and pedestrian facilities outside of the creek section and to the top of bank. The facilities were then combined into trail/class I bicycle facilities and are under construction. Additionally,the creek setbacks have increased at the request of the regulatory agencies. The class I bicycle facility shown from Lawrence Road to Japonica Road,along Main Branch Alamo Creek,has not been constructed due to permitting requirements of the Department of Fish and Wildlife Service. This area has known sightings of red-legged frogs and is a known breeding area for other listed species. The elimination of this connection has been previously discussed at DVOC. Malcolm Sproul will discuss these environmental issues at the next DVOC meeting on October 22,2004. 10.It was requested that Figure 6-11 be corrected to show the combined class I bicycle/trail facilities. This will be corrected. 11.On page 6-7 the first paragraph regarding class II bikeways needs to be corrected. The last sentence regarding Bollinger,Windemere Parkway,and East Branch Road will be reinstated. 12.The City of San Ramon reiterated their position that has been expressed in previously correspondence and at several DVOC meetings that they want the land bridge at the high school,shown in Figure 6-11 of the Specific Plan removed as part of this Specific Plan Amendment process. The City explained that they felt this change was appropriate within the context of the current specific plan authorization. The City has requested a formal response from the County to their request. It was clarified that the City's comments were addressed by the County in the Windemere 3-5 staff report. It was explained by the developers that the regulatory agencies would not permit a trail undercrossing below Bollinger Canyon Road as originally proposed. Furthermore,the regulatory agencies have required Windemere and Shapell to dedicate the land in the creek corridors as habitat conservation easements. According to the developers,the conservation easements do not allow the construction of any structures within the creek easements,thereby potentially precluding a trail bridge overcrossing within the conservation easement area. At the meeting,Windemere stated that they are conditioned to build a trail bridge overcrossing prior to the final map for Windemere Phase 3. They are also conditioned to prepare conceptual drawings of the bridge and submit to the City and County for review. Windemere stated that they are coming close to their deadline for designing and building the bridge. It was suggested that Windemere proceed with the conceptual drawings,along with cost estimates,and submit to the County,City,and resource agencies for their review. If the resource agencies determine that the trail bridge overcrossing cannot be placed in the conservation easement area,a specific plan amendment could then be considered. It was discussed that the conditions of approval could DVOC TAC Minutes October 12,2004 Page 3 of 3 be modified to require cash bonding for the bridge construction. It was also discussed that the cost estimate will be based on standard Public Works Department unit costs approved by the County Board of Supervisors. 13.Danville's verbal comments from the September 29,2004 DVOC meeting were discussed although the written comments had not been received. Several of Danville's comments are similar to the City of San Ramon's comments as discussed above. 14. It was suggested at the DVOC meeting to include the regulatory permits with the Specific Plan Amendment. It was agreed by the TAC members present not to include these voluminous documents with the Specific Plan,however the permits will be available at the next DVOC meeting for review. Sa mon ''{Atf#0Jt JA 1 O*'p 11*9 2222 CA wo RAMoN CITY of SAN RAmON P.Q.Box 5148 SAN RAMoN,CALwoRmu 94583 PHONE: (925)973-2500 Wn Srm:www.nmramon-ca.gov November 1,2004 Mr.Dennis M.Barry,AICD Community Development Director Contra Costa County County Administration Building 651 Pine Street,0?door,North Wing Martinez,CA 94553-0095 Subject: Doughtery Valley Pedestrian Giver-crossing Bollinger Canyon Road,Windemere Project Dear Mr.Bang: Thanky ou for your letter dated October 20,2004 concerning the above referenced. As a follow up to your letter and the discussion that took place at the Dougherty Valley Oversight Conunittee(DVOC)meeting on October 22,2004,it is the understanding of San Ramon staff and those present at the DV'OC meeting, that removal of the pedestrian over-crossing from the Dougherty Valley Specific Plan now be included in the current Specific Plan amendment/update process. We look forward to meeting with your staff and the Dougherty valley developers to evaluate and determine feasible alterations to acconunodate a trail connection of the Alamo Creek within the Windemere portion of the Dougherty Valley. Sincerely, hit w la i Director cc: Members,Board of Supervisor San Ramon City Council Danville'Town Council H.Moniz J.White A. Bhat S.Goetz D. Coleman P.Meneker Cr"Couwu.:973-2530 AntaMStuATM SEWMES:973-2523 PARD A COMMUNTTY SWIM 9?'IM" $uu.Dtrt+G at UnTY SEavim:973-2580 Cny MAxAom-973-2530 POME SEWWO. AQuAm CES:973-3240 Ecm4matc Deva ormorr SErmm-973-2554 Cmr ArromEY:973-2549 Pusuc SERvxies:973-2800 Commumff CvTm 973-3244 ENGpepR*K3 SEavicEs:973-2674 Cmr iCLm:973-2539 F4D#MT How FAams:973-3280 Pt.AwmG SEKvru:973-2564 Smoa CEmTm-973-3250 TRANsroaTAneN SERvsm:973-2654 Exhibit "D": List of Amendments, Dougherty Valley Specific Plan Update - 2005 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "Y The following is a list of the amendments (except formatting, punctuation, or other minor editorial changes that do not change the meaning of the text as it stands) to the Dougherty Valley Specific Plan that have been requested by Contra Costa County, the City of San Ramon, the Town of Danville and the landowners. A redlined version of the entire document is also available that shows the context of these changes, dated June 2005. Page references herein refer to the June 2005 edition of the Specific Plan. There are three categories of amendments to the Specific Plan. The first category of amendments are updates that bring the document up to date, correct format and figure citations and/or to bring it into conformance with County or City regulations and the entitlements (tentative maps) already granted for the implementation of the Specific Plan. As needed, unique updates are explained parenthetically. Changes to the figures are described at the end of the list. The second category of amendments have an 41RI after them. The "R' amendments are changes to the Specific Plan reguired by he California Department of Fish and Game, the U.S. Army Corps of Engineers and/or the United States Department of Fish and Wildlife. The requirements of these agencies necessitated the following major changes to the Specific Plan in order to avoid and expand habitat areas: (1) the relocation of the Community Park facilities from the confluence of the Main and West Branches of Alamo Creek; (2) the realignment of Dougherty Road; (3) the reconfiguration of the Class 1 bikeway from near the West Branch creekbed to the top of its western bank; and, (4) the redesign of the Village Center to,incorporate a wildlife connectivity corridor through the middle of it. The third category of amendments relate to the request by the City of San Ramon to remove reference to trail overcrossing (bridge) structure requirements. LIST OF CHANGES BY PAGE NUMBER Page 1-1, 2n,J paragraph, 2nd line: replace "is a proposal for" with "will be". Page 1-1, last paragraph, 2nd line: replace "landscaped" with "revegetated". R Page 1-1, last paragraph, 4th line: insert "perimeter". R List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03=0001) EXHIBIT "D" Page 1-2, 7th line: delete "linear parkland such as", "landscaped" and "and the large community park, with its playfields and public gathering places". R Page 1--2, 2nd full paragraph, 3rd line: delete "possibly", Page 2--1, 3rd paragraph, 1st line: replace 5,979" with "5,978". Page 2-2 (2): insert dates: "November 19, 1996" and the date of this amendment. Page 2-2 (4), third line insert "(assigned to Windemere BLC Land Company LLC)": Page 2-2 (6): insert at end: " The Settlement Agreements) Page 2-2, last paragraph, 2n line: insert 't, San Ramon" Page 2-4 (2), 3rd line: add "and restored", R Page 2-4 (3), 6 th:line: delete ", near to a prominent water feature, perhaps a lake, that is part of the major community park", R Page 2-4 (3), 9th line: delete "are planned at the foot of the water feature with a" R Page 2-4 (3)7 11th line: insert "would be located". Page 2-5, 4th line: delete sound Page 2-5 (5), last line: delete "Another potential golf course is in the neighborhood immediately south of Hidden Valley Page 2-5 (6), 3rd line: delete "Windemere Parkway" and insert "the open space". Page 3--1, 4th paragraph, 1't line: insert ", East". Page 3-1, 4th paragraph, 1 St line insert "last 150". Page 3-2, 1St full paragraph, 1St line: replace "within a mile and a half" with "in close proximity to". Page 3-3, 3rd full paragraph, 1st line: replace "Within the past fifteenyears, 8,000 dwelling units were approved by local jurisdictions in the areas surrounding Dougherty Valley to the north and west." with " Within the past twenty years, some 8,000 dwelling units were approved by jurisdictions surrounding Dougherty Valley." Page 3-.3, 3rd full paragraph, 2"d line: delete "in the areas" and "to the north and west". 2 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "D25 Page 3-4, 1st line: replace "Ranch Partners" with "BLC Land Company" (This name change is made consistently throughout the document and will not be referenced again.) Page 3-4, 1't full paragraph, 2nd line: delete "Today"; replace "is" with "was" then replace are91 11 with were Page 3-4, 1 st full paragraph, 6th line: delete continues to"; replace serve with "served Page 3-4, (D), 1 St paragraph: update of verb tenses Page 3-4 (E), 1st line: replace "Dougherty Valley lies entirely within the unincorporated area of Contra Costa County" with Dougherty Valley lies in Contra Costa County." Page 3-5, 1st full paragraph, 4th line: delete "the" and "and "neighboring Tassajara Valley" {change in Urban Limit Line) Page 3-5, 1't full paragraph, 7th line: replace "The site with "Dougherty Valley'. Page 3-5, 1St full paragraph, 9th line: replace "San Ramon has envisioned Dougherty Valley as..." with "Dougherty Valley is envisioned to be fully integrated into the City of San Ramon by way of rolling annexations, as...". Page 3-5, last paragraph: delete entire paragraph. Page 4-2, 1st full paragraph, 2nd 61 IL line: replace may" with will Page 4-2, 1st full paragraph, 7th, line: delete "recreation". R Page 4-5, Land Use Table: all of the numbers in the table have been updated to correspond to approved implementation plans. Page 4-5, Land Use Table, 3rd footnote: delete it (no longer applicable) Page 4-6, (C), 3rd line: delete "recreational" (recreation facilities have been relocated). R Page 4-6, 3rd paragraph, 6th line: delete "and in the large Community Park". R Page 4-6, 4th paragraph, 3rd line: delete ", in addition to a 72- acre community park". R Page 4-7, 1st paragraph, 2nd 14 line: delete parks, 3 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "D" Page 4-7, 2nd paragraph, 4th line: replace "grid pattern" with "area" (the 300-foot wide wildlife conductivity corridor running through the middle of the Village Center rendered a grid pattern infeasible). R Page 4-7, 2nd paragraph, 8th line: replace "fire station" with "child care" and replace "sheriff" with "police Page 4-7, 2nd paragraph, 9th line: replace "along the edge of" with "within". Page 4-7, 2nd paragraph, 12th line: delete "the community park". R Village Center Plan note, footnote: delete "other solutions may be proposed during the Village Center Plan approval process." (Village Center Neighborhood Plan has already been approved.) NOTE: the approved Village Center Neighborhood Plan will be inserted into the text at approximately this point. Page 4-7, 3 paragraph, 5th line: delete ", transverse the Village Center" (Village Center Neighborhood Plan is approved and does not include a light rail ROW traversing the Village Center.) Page 4-7, last paragraph, 2ndand3rd lines: delete "and sports" and "and sport", R Page 4-7, last paragraph, 5th line: replace "park" with "plaza" (see approved Village Center Neighborhood Plan). Page 4-8, Table 2: Add Day Care/ Independent Operator; under Community Facilities, insert "and Police Page 4--8, 1't full paragraph, 7th line: replace 380,000 with 680,000 (this was an error in the 1996 document. 680,000 is consistent with the Settlement Agreement and other references in the 1996 Plan. Page 4-9, 1St paragraph, 1St line: delete "almost equally' and "Industries". Page 4--9, 3rd paragraph, 2nd line: insert"/police"; insert ", City Service Center and Recycling Center'. 4 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "D99 Page 4-10, clarify Policy LU-11 to match with Land Use Map, as follows: Policy LU-11: Identify land uses for the Camp Parks Reserve Forces Training Area recognizingtite presence of military uses and activities compatible with the proposed zy adjacent community Camp Parks is designated as w Public/semi-Public (P,,, ch.Ai i a_e sa it g3 n1l%aAL it.it c1_31 R in r e c o q n i t i o n F 9 G that there will be continuing military training activities on the Army property. Lands abutting the military property are designated for uses that are compatible with continuing military training. The appro-ximately .950 -acre portion of Camp Parks within Contra Costa fi County is characterized by a major ridge mass and relatively steep terrain, with the exception of two parcels of land, one of which is a gently sloping site east of Dougherty Road near the county line and the other a valley in the north part of the Army property. This Public/S- emi-Pubiic designation will also function as the equivalent Ithe penSpace designation fG�F because.. the hills and ridges of this r)ortion of Carno Parkswouldcomplement the earterly ridge open space in the Dougherty Valley and open space to the south Alameda County. Such a designation would ensure that most of Dougherty Valley would be framed by open space. Page 4-10, 2nd paragraph, 1't line: replace 855 with 950 (this is consistent with Table 41: Land Use.) Page 4-10, 4th paragraph, 3rd line: insert "Except in creek corridor habitat conservation areas where access is restricted,". R Page 4-10, last paragraph, 1St line: delete "Figure 5: Land Use, Figure 17: Community Facilities and Page 4-11, 1St paragraph, 4th line: insert the Main and West Branches of Alamo Creek:". R Page 4-111 1 St paragraph, 5th line: insert "adjacent" R Page 4-111 1 St paragraph, 8th line: delete "on Windemere's land" and delete "on the northeasterly corner of Shapell's property". Page 5-4, Policy H-8, 4th line: replace "minimum of twenty years for for sale units and thirty years for rental units" with "as defined by the Dougherty Valley Affordable Housing Program List of Amendments- Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "D" Page 5-4, 2"d full paragraph, amend as follows: The implementation of a program for affordable housing the Specific Plan will includes a requirement for Man a Dougherty Valley Affordable Housing Prociram (DVAHP)-in which developers and the County define the overall development including a 1efincl - concept for affordable-residential neighborhoods, e%=% 1=e gi I L.W Lwf%� %01%.�I It e1=�%A housing program, grading, design character and locations of parks; and community facilities. How the required affordable units will be affet=giahle he'- V provided and the proposed number of units by County designated income category will be further refined nz�o* bv the DVAHP. It is desirable that I %..V I%�V Y �J affordable housing remains affordable, i.e., attainable for the duration of this project. Affordable units shall be maintained for the 0 rk r-ot: in nni;r_y_ periods identified in the DVAHP. TaFn,,,,.1E_ V%... I WI %.I$ III FO (changes made to be consistent with the DV Affordable Housing Program) Page 5-5 1St full paragraph, 5th line: no change in text from 1996 since Village Center includes a senior center (keep "will"}. Page 6-2, (B), 2,d line: replace former word constructed". Page 6-2, (B), 6th ti 94 line: replace parkway" with major arterial Page 6-2, (B), 7th line: replace "the parkway" with "It". Page 6-4, (C) 4th paragraph, 1st line: delete major'. Page 6-4, (C) 6th paragraph, 1St line: replace "bus" with "transit" and insert "and City of San Ramon". Page 6-5, 4th paragraph, line 3, 5, and 8 (and wherever this appears in the document): insert "light" ahead of rail. Page 6-6, 1St paragraph, 5th line: replace "will" with "could". Page 6-6, (D), 2nd paragraph: 2nd line: replace "Systems" with " Demand". Page 6-6, (D), 2n,J paragraph: 3rd line: replace TSM with TDM and replace "programs" with Ordinance Page 6-6, last paragraph, 1 sl line: replace 1st sentence with" A Class I bikeway (bike path or bike/pedestrian trail) which provides a separate right-of-way for bicyclists and pedestrians will be installed alongside the West and Main Branches of Alamo Creek." The bicycle path will provide..." R 6 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "Y Page 6-6, last sentence: amend as follows:" The bicycle paths will provide access to the Village Center and schools and will allow bicyclists to travel north-south through Dougherty Valley alongside the creek corridors." R Page 6-7, 1't full paragraph, last line: retain former last sentence, inserting ", Dougherty Road Page 6-7, 3rd full paragraph, last line: insert "and appropriate". Page 6-7, 4 th full paragraph, 2nd line: delete "class one" and "trail" and insert 96 1 circulation'. Page 6-9, last paragraph, last line: insert "When planning for parking, consideration should be given to the timing of parking needs for adjoining land uses,and, to the maximum extent possible, reciprocal parking agreements could be used to reduce the overall amount of parking devoted to parking." (this is consistent with the approved Village Center Neighborhood Plan) Page 7-1, 3rd paragraph, 1't line: replace 5,979 with 5,978. Page 7-2, 1 st paragraph, 3rd line: replace 1,700 with 2,000 and replace 5,979 with 5,978. R Page 7-2, 1st paragraph, 6th line: replace "Another 300" with "Additional open space" Page 7-2, 1st paragraph,9th line: replace "and" with "with limited". R Page 7-2, 1 st paragraph, 11 th line: replace "nearly 400" with "over 350". R Page 7-2, 1 st paragraph, 13th line: replace 3,000 with 3,200. R Page 7-3, 1st full paragraph, last line: insert "One would be able to traverse the entire site via a public trail system by foot, bicycle or on horseback. Page 7-4, Table 3: numbers updated to correspond to approved implementation plans. Page 7-5, 5th paragraph, 1't line: replace "at a minimum, one..." with "One..."R (Only one can be provided given sensitive habitat areas on the western ridge) Page 77-6, 1 st paragraph, 4th ;1 line: replace will11 with "should Page 7-6, 1 st paragraph, 5th line: delete "homeowner association owned" (since any of a number of entities could provide this) 7 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "D19 Page 7-6, 2nd paragraph, 4th line: insert At, San Ramon, Contra Costa County and GHAD11, Page 7-6, 3rd paragraph, 1't line insert ", East". Page 7-6, 3rd paragraph, 4th line.- insert "and act as habitat conservation areas for protected indigenous species". Page 7-6, 3rd paragraph, last line: insert "The multiple uses for the creek corridors are to be accommodated once agreements are reached between the landowners and the resource agencies responsible for the protection of threatened and endangered species that may inhabit the creek corridors.". Page 7-7, 1st paragraph, 4th line: insert "edges of the" and ", East". Page 7-7, 1st paragraph, 7th $1 line: replace "roughly" "over'over'I . 4th 4th it 71 Page 7-7, 4 paragraph, 4 line: replace reduced" with "relocated or expanded". Page 7-7, 4th paragraph, 8th line: replace "have been" with "will be". Page 7-101 1 st paragraph, 1 st line: replace "possible" "practicable". practicable11 Page 7-101 1 st paragraph, 5th line: replace "exceeds" with "complies with". Page 7-101 1 st paragraph, 7th line: replace "their permit application" with "the development applications". Page 8-2, Table 4: numbers updated to correspond to approved implementation plans. Page 8-3, 1st paragraph, 4th line: insert "day care,". Page 8-3, last paragraph, 3rd line: insert 6'-2091. Page 8-3, last paragraph, 5th line: delete "one of the middle schools". Page 8-4, 2nd paragraph, 4th line: delete "Detention basins that are incorporated into the creek corridors for flood control may be supplemented by playing areas that function as part of the stormwater detention basins during the larger storms." Page 8-5, 1 st full paragraph, 1 st line: replace "One central 72-acre Community Park is planned as part of the Village Center. It will contain landscaped park areas and..." with 8 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT AD" "Two Community Parks are planned: a 30-acre park on Shapell property and a 15-acre park on Windemere property. They both will contain playfields...11,R Page 8-5, 1St full paragraph, 4th line: replace "An extensive linearpark system encompassing more than 200 acres will follow along the Alamo Creek corridors, offering stretches of parkland with intermittent play facilities..." with "A park system follows along the Alamo Creek corridors, offering intermittent parklands and play facilities..." R Page 8-5, last paragraph, delete entire paragraph: delete entire paragraph. R Page 8-16, 1 St full paragraph, last sentence: delete entire sentence. Page 8-6, Policy CF-8, last line: insert "from a substation located within the Village Center.". Page 9-1, 2nd paragraph, 3rd line: insert cable, telecommunications" Page 94, 3rd paragraph, 3rd line: add final sentence "DSRSD has annexed Dougherty Valley except for the Coyote Creek area that is under EBMUD's jurisdiction, and will serve the annexed area." Page 9-1, last paragraph, 1 St line: replace "is to be thepreferred provider' with "will be the provider". (DSRSD is the provider.) Page 9-1, last paragraph, last line: insert except for that portion under EBMUD's jurisdiction." And delete " DSRSD's willingness to serve is predicated upon securing enough water in sufficient quantity to serve tha build out of Dougherty Valley and provide greater reserves than now enjoyed by DSRSD's 21,000 existing customers." Page 9-2, 3rd paragraph, 1St line: replace "DSRSD" with "Zone 7". Page 9-3, 1 St paragraph, 6th line: insert ", with the potential for a third,". Page 9-3, 3rd paragraph: delete entire paragraph. Page 9-5, last sentence: delete "recently". Page 9-7, 1't full paragraph, 9th line: insert "and water quality ponds". Page 9-7, 3rd full paragraph, 1 s' line: delete " Earlier topographic surveys have been done but further research is needed to validate or amend the results." 9 List of Amendments Under Dougherty Valley Specific Plan Update— 2005 (County File: SP#03-0001) EXHIBIT &1D29 Page 9-10, 2nd full paragraph: insert " Standards for the siting, design, modifications and maintenance of telecommunication facilities are embodied in the city of San Ramon Ordinance No. 354.95 Page 9-101 (1): replace "SRVFPD currently has eight stations and a staff of 180 personnel. They anticipate adding a ninth fire station located in southern San Ramon on July 1,1997." with "SRVFPD had eight stations and a staff of 180 personnel in 1996. A ninth fire station has been added to Dougherty Valley. Page 9-10, (3) 1't line: replace eventual configuration of the developments" with "results of fire responses studies conducted throughout site development.„ Page 9-10, last line: replace up to” with one or'. Page 9-12, ls' line: replace 4L "will". will9$. Page 9-12, 2nd line: insert "One is planned within the Village Center." Page 10-2, 1't full paragraph, last line: delete "community sports facilities,". R Page 10-4, 2nd full paragraph, 2nd line: replace "should" with "could". R Page 10-4, 4 th full paragraph, 8 to line: insert linative".R Page 10-4, 4 th full paragraph Sth line: insert ", while preserving habitat conservation areas, as needed". R Page 10-7, Table 5: numbers and footnotes updated to correspond to approved implementation plans. Page 10-7, last sentence: delete "averaging six (6) feet wide". Page 10-10, 2nd paragraph, lines 7,9 & 13: delete references to "Community Park"; 13th line replace "Community Park" with "creek corridor". R Page 10-10, last paragraph, lines 1 & 8: delete references to "Community Park"' 8th line insert "the natural creek corridors". R Page 10-12, 3rd full paragraph, 4th line: delete "A minimum width of 50 feet, they will vary based on topographic considerations. Page 12-1 , first paragraph, last 2 lines: insert Date of General Plan Update and its name. 10 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT &011 Page 12-3 (E), 3rd line: insert At, service center' Page 12-3, (E), Housing: replace as follows: -4 Aag%r-g1;%hle-Housing Affordability an... 60 nwn'.1phliz - —.40 m4nno Af i idens-ities te n9eet 6-13. Te n9a...- 16A %01 1 4 c n:E :411 n n in n rn 1 1,n n m t:rn To provide housing W1 %411 11111 meet the needs of all income groups- in the County, and -provide fair share allocations b income category with the identified governmental, market, economic and environmental constraints. (Countywide General Plan was updated, changing the affordable housing goal.) Page 12-4, Conservation Goal: replace as follows: CONSERVATION (pg. 8-326) 8-AD.Tonr-s=r-PFve a protect ecologically significant lands, wetlands, plants and wildlife F1 I habitats FeseurRE-E-15 eff the (Countywide General Plan was updated, changing this goal.) Page 13-2, 1 St and 2nd full paragraphs: deleted entirely (the same text appears on page 13-3.) Page 13-5, (5), 2nd paragraph, 6th line: delete "spectrum of recreational activities proposed for the"; insert "Alamo Creek corridors" and delete 72- acre Community Park". R Page 13-5, 4th full paragraph: delete entire paragraph. R Page 13-8(10): insert the following: ",A Master Property Tax Transfer Agreement for the allocation of property taxes between Contra Costa County and the City of San Ramon was entered into in 1998. This tax transfer agreement along with the October 15, 1997 Memorandum of Understanding between Contra Costa County, the City of San Ramon, Sh,apell Industries and Windernere Ranch Partners(assigned to Windemere BLQ, relating to the Development of Dougherty Valley., and the Master Settlement Agreement reached in 1994 between the County, City of San Ramon, Town of Danville, and the developers of Dougherty Valley, anticipate that there will be a series of phased annexations of the Dougherty Valley into the City of San Ramon. To date, there have been annexation applications approved b- Contra Costa County Local Aqenc, Formation Commission re"lating to annexation of Dougherty VaIiey into the Citv of San Ramon." Page 13-9, 2nd line: replace "contract with the City of San Ramon for most of the public services" with "fund through the City of San Ramon most of the public services". Page 13-9 (11), 1 St paragraph, 5th line: insert "U.S. Fish and Wildlife".R List of Amendments Under Dougherty Valley Specific Plan Update— 2005 (County File: SP#03-0001) EXHIBIT "D99 Page 13-9, (a), 1st paragraph, last line: insert "in 2003, the threshold dropped to one or more acres of disturbed land." Page 13-9, (a) 2nd paragraph: insert "minimize"; insert "thepollution of water resources" and delete "siltation and wind blown dust and debris." Page 13-9, last paragraph" insert " One. comi)onent of thi,.---,-. c,)roaram is th,--,-- re,.,rJw,.-,-tion o- 6-' O sTormwaic,r pollution ---tion phases, f 1.10 Ilution t1hat occurs during Arad and construc. L Projecis under the S-la'e s NO[ armreauin=d to imr)lmmran' a Storm Watc.D.r Pollution Prevention Plan (S UPPP), The P lc-ontains) Best Man Practices (BMP"s) that revent or oollu' minirni7= stormwater ion silt dust "-%.,f T control. (Chelmir..,,al SAoraoe and o-oori-l' houS1)--=ikcan.,0.- in0,*` Page 13-109 1 St paragraph, 9th line: insert "developed by a registered geotechnical 9 engineer'. Page 13-10, 2nd paragraph, 4th line: insert "erosion control'. Page 13-10, 2nd paragraph, last sentence: insert If �hr,:t GHAD is. no" 'L) -e- �v 5 s �-y for t -, e=, measure-c., th;.--:.� Plian of `-on*,,roll -sl all id;:1n`J' pon-ib!.........rj a..r. il i L "i 10 a D:D o iD i rd"e-. re,:'.--s A Donsiblen aarl--ancies and sr)Pa.d'v tl-r- ne----x--a-v r-r-)ror d i-a, o n &J IZ-- ---------- --- ------ .......... wn 1- h;=, G IH-A4,D." Li i Dc)n-s,i b i i i -------------- - Page 13-11 , (F)(1), last line: replace "supplemented" with "funded". Page 13-11, (F) (2), last line: replace expected" with "accepted". Page 13-12, Table 7: corrections made in Operations and/or Maintenance column to reflect who has or now will operate or maintain each service or facility. FIGURES All figures have been updated to show the current land use base and current surrounding development. All of the figures are now in electronic (PDF) files. Fig. 3-1 • Addition of Urban Limit Line • Adjustments to Residential Development and Park boundaries • Specific delineation of Military Base Fig. 3-2 • Additional callout for Red Legged Frog and California Tiger Salamander Habitat (R) 12 List of Amendments Under Dougherty Valley Specific Plan Update — 20D5 (County File: SP#03-0001) EXHIBIT "D11 Fig. 3-3 * Update of Planned Urban Areas outline 0 Elimination of separate designation of Contra Costa County Urban Limit Line Fig. 3-4 • Revision of Windernere and Camp Parks acreages from 2,379 and 892 respectively to 2,320 and 950 Fig. 4-1 • Revision of Dougherty Road alignment (R) • Denser residential land use designation (SH) along Dougherty Road (R) • Change of ML designation at south end of Dougherty Road to PR Community Park and Staging Area and P/SP (R) • PR designation along Alamo Creek to OS (R) • Additional PR designations throughout for neighborhood parks • Addition of wildlife corridor through MU area (R) • Change to PS designation for the Fire Station, relocated middle school site Middle School Site, and portion of Camp Parks Military Reserve Training in Contra Costa County • ML designation along East Branch Parkway for townhouse site Village Center graphic • Addition of wildlife corridor and consequent redesign (R) • Addition of community college Receiver Sites Diagram • Changes as outlined for Fig. 4-1 • Redistribution of receiver sites Fig. 5-1 0 Changes as outlined for Fig. 4-1 Fig. 6-5 * Additional notes regarding interim use of light rail ROW for parking Fig. 6-6 • New Figure showing additional collector sections (consistent with approved tentative maps) Fig. 6-7 • Additional Cul-De-Sac section (consistent with approved tentative maps) 13 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT "D95 Fig. 6-8 • Dimension call-out corrections • Additional dimension call-out in plan of P.U.E. Fig. 6-10 • Major bus routes along Dougherty Road, Windemere Parkway, and East Branch Road became Potential Secondary Bus Routes Along Bollinger Canyon Road the most northerly Park and Ride is no longer a Shared Use lot. The Park and Ride near the intersection of Bollinger Canyon and Windemere Parkway is now designated Potential. The Shared Use Park and Ride on Dougherty Road moved south to the new Community Park on Dougherty Road. Fig. 6-11 • Trails realigned to reflect previously Approved Dougherty Valley Trails Plan • Staging Area on Dougherty Road moved south into Community Park on Dougherty Road to avoid sensitive habitat area (R) • Relocation of Class 1 Bike Routes (R) • In the Legend replace "Landbridge" with "At-Grade Trail Crossing/Optional Underpass Fig. 7-1 • Changes as outlined for Fig. 4-1 • Camp Parks designation changed from OS to Public/Semi-Public (PS) Fig. 7-2 • Trails, both on and off site, and parks updated to reflect approved Dougherty Valley Trails Plan (R) • Proposed parks designation eliminated Fig. 7-3 • Alamo Creek corridor widths changed from 300' to 600'+ (R) Fig. 8-1 • Changes as outlined for Fig. 4-1 (R) Fig's. 9-1 , -2, & -3 • Utility Figures have been updated per DSRSD, Shapell and Windemere tentative maps Fig's. 10-1, -2, & -3 14 List of Amendments Under Dougherty Valley Specific Plan Update — 2005 (County File: SP#03-0001) EXHIBIT &AD91 • Updated to reflect new 600' and 200' protected corridors, the addition of water quality ponds and loss of recreational opportunities in the corridor(R) Fig. 10-4 • Changes as outlined for Fig. 4-1 (R) • New trail plan as shown in Fig. 6-11 (R) • Elimination of Nature Trail category (R) • Change of Creek Corridor category to Habitat Conservation Corridor (R) • Changes in park locations as shown in Figure 4-1 (R) Fig. 10-5 • Elimination of connections to creek in Neighborhood Park Adjacent to Creek Corridor (R) Table 6 • Neighborhood Park size changed from 5-10 acres to 4-10 acres, and Community Park from 72 to 45 acres. 15 EXHIBIT #4 RECOMMENDED AMENDMENT TO LAND USE ELEMENT MAP, CONTRA COSTA COUNTY GENERAL PLAN (2005-2020) FOR THE DOUGHERTY VALLEY AREA N ,pt X 0;; (D Rvv u Ym -A < A�<,x 1_7--j" X� -A :'M 00, k 1 01- V 0<\ geeem > .4 T "M d, MR M Y, 7 Pffi-, A d q] ffi!lv llM M, WNW 'fill 4 n N N 13!4 g- ROE" H, M, m "M A % N", -par,Ile, k _0 ak� 'g,'%. V W z AOF &S gong, 0'. ry g"-pn W V!M ,M��M RIC MR:: I goggt""'... J: W X g,, MI. x W pop Amms pop M tV I rar M1� I UN, CD WIN ml 003 HE �.M 0 (1) OWED 0 ,mmmm g (0 pop CL k:1 I.., CD CL 3A n xn, pAi", pAi"" p0i,_ p0il, x �lx CA) Poo CL gil IM g.,mpm "Nin ............ 0) �x, (D top Poo wl� A4 m OOMWA CL L 10 CA MN 'oils SAU1 CD 28 gg cr ZEN cp C 45 OD CL 5 CL ow '00 t3z u a wa &0=3 cr 00 CO Cl) o 0 lk,-g 0— 9 En m)m o*-*' 0 CD I st a m CD 1W EE 40 (J) 0 r Be ig =CD 3 0 =og 0 on m30 =cc so 0 13 r 0 eeeee 05so (D CD 0-0 FOOD C co 3 0 0 women Omom geeps 'CLESS903 z o 0 IMMUM 0 CD CD CL NEWS:No MOMME 13 S.g,9 � 3 CO) C) 3 T). z t C) MEMOS Q A... CL CL 0. 0 z ME% = Q it-11) 0 SOMIN ca 3 CD a m omn mn 09 �*m 0 co CO CD M n M n M ..5. Ln (D -395 0 (A i&g M'rao C) m- C)zt Cl) 1W ONES a cr. ro om 0 ? CL ggs2opc JIMO - - OD MENIs MEMIN g:, P) o— MENEM 4 :1 0 CD 0 1 mommu%Ze rj).z = 0 0 eee' CL 3 0 r.L rr I oa CL w cn 0 3 0 UaW= (D G) (C) Zc o :7 &(J) -8 ggoago c CD rm P-0 F* 0) owl ro X ro MEMIN ?75,q sim'a m_:3(.Cb �a U) CIL IMEME SMEMS mmm�v 0 0) = 0) M 0 .0 W 0 CD 'eeem CL 1:0 0 somme eeim -8 im (a 2. :� MENNO WOMEN MENEM o o FT a=&% :) 0 CD c 3=9. - 0 X CD CD CL EXHIBIT #5 DOUGHERTY VALLEY SPECIFIC PLAN, UPDATE 2005, AS RECOMMENDED BY THE COUNTY PLANNING COMMISSION ON JUNE 14, 2005 ADDENDUM 1992 EIR (SCH# 91053014) and 1996 SEIR (SCH# 96013003) DOUGHERTY VALLEY SPECIFIC PLAN—2005 UPDATE (County Files: SP#03-0001 and GP#03-0006) Lead Agency: Contra Costa County Community Development Department 651 Pine Street North Wing-4th Floor Martinez, CA 94553 Prepared: May 2005 I. BACKGROUND INFORMATION 1992 On December 22, 1992, the Board of Supervisors of Contra Costa County approved the Dougherty Valley Specific Plan, which applied to 5,979 acres of unimproved land in the unincorporated area of the County, located generally east of the City of San Ramon and south of the Town of Danville- ("Planning Area" or "Specific Plan area"). Shapell Industries of Northern California ("Shapell"), the developer of Gale Ranch, owns approximately 2,708 acres of the planning area formerly known as Gale Ranch ("Gale Ranch Site"). Windemere Ranch BLC, L.L.C. ("Windemere") owns approximately 2,379 acres of the planning area. The remaining 892 acres involve Camp Parks, which is owned by the United States Department of Defense, functions as part of a military reserve training facility. In 1992, the County Board of Supervisors certified an environmental impact report evaluating the potential impacts of the Dougherty Valley development. Even though the 1992 EIR was prepared with specificity and addressed the proposed Planning actions and approvals to the extent possible, it stated that further environmental review based on the 1992 EIR would be required for subsequent detailed land use approval necessary for the developing future phases of the Dougherty Valley planning area. The adequacy of the 1992 EIR was challenged in two lawsuits, one filed by the Town of Danville and other cities and non-governmental agencies (the "Danville Lawsuit") and the other filed by the East Bay Municipal Utility District ("EBMUD") (the "EBMUD lawsuit"). 1994 On March 22, 1994, the County Board of Supervisors approved the Dougherty Valley Affordable Housing Program, DVAHP and the program was amended in October, 2001. Under the DVAHP1,, Windemere is required to provide affordable housing. Specifically, 25% of the 3,995 du units allowed for the Windemere portion of the 8,500 du "traffic performance standard checkpoint" level, are to be affordable units. Windemere is currently constructing or planning to construct affordable housing to satisfy the Phases I-V of affordable housing requirement, and well as planning to construct the required additional affordable units of its 5,170 maximum allowed portion of 11,000 units, which would be delivered through the Phase III of the proposed project. See additional information on affordable housing in Housing/Population/Employment Section of this Addendum. In May 1994, after extensive discussions, the Town of Danville, City of San Ramon, the County of Contra Costa, and the Project developers reached a settlement agreement ("Dougherty Valley Settlement Agreement") providing for certain mutual contractual obligations on the part of the parties in connection with the development of the Dougherty Valley. The Dougherty Valley Settlement Agreement establishes detailed performance standards and traffic performance requirements that apply to development within the Specific Plan and, in some cases, to other development within the County, the City of San Ramon or the Town of Danville. 2 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2045 All remaining parties engaged in extended discussions, resulting in five additional settlement agreements, which addressed various issues of concern including,, among others, those pertaining to water supply and wastewater capacity. After these settlements were executed, all remaining challenges to the 1992 Specific Plan and EIR were dismissed. The obligations set forth in the Danville Settlement Agreement and the other settlement agreements resulting from the Specific Plan Project remain in effect and would apply to the Phases 111-V Project. In December of 1994, Contra Costa County approved a General Plan Amendment, Development Agreement, Rezoning, Preliminary and Final Development Plans and Vesting Tentative Map for Gale Ranch I under development by Shapell. Gale Ranch 1, also known as the Bridges, is located west of Dougherty Valley Road and included in the Specific Plan area. A separate EIR was prepared and certified by Contra Costa County for this 618-acre area. The Gale Ranch I Project is nearing completion. 1995 In 1995, the County entered into a development agreement with Windemere Ranch Partners (the predecessor-in-interest to Windemere BLC Land Company, LLC, the owner of the Windemere development) and Shapell Industries, Inc ("Shapell"), and approved preliminary development plans for the area. 1996 A Final Subsequent EIR was prepared and certified by the County Board of Supervisors in November of 1996 for the Dougherty Valley General Plan Amendments, 1996 Specific Plan, and Windemere I and Gale Ranch 11 Projects ("1996 SEIR"). In November 1996, Contra Costa County approved Specific Plan Amendments,, Tentative Subdivision Maps, and Final Development Plans for Gale Ranch 11 (Shapell Industries) and Windemere I (Windemere Ranch Partners) Projects. Gale Ranch 11 included 1,825 single and multiple family residential units, retail commercial, a park-and-ride lot, a day care center, an elementary school, a middle school, and park and open space facilities on a total of 973 acres. The Windemere I Project includes 2,232 single and multiple family residential units, commercial development, a fire station, a village center and community park, neighborhood parks, a park-and-ride lot, and a community college on a total of 3 8 8 acres. A Final Subsequent EIR (SEIR) was prepared and certified by Contra Costa County for the Dougherty Valley General Plan Amendments, 1996 Specific Plan, and Windemere I and Gale Ranch 11 Projects ("1996 SEIR") in November 1996. The 1996 SEIR included a comprehensive analysis of potentially significant environmental impacts relative to the specific Windemere I and Gale Ranch 11 Project areas. Water and wastewater systems approved consistent with the 1996 SEIR were designed to accommodate full development of the Specific Plan area. Based on environ-nental issues examined, only traffic and circulation impacts were identified as significant and unavoidable. All other environmental impacts were either found to be adequately evaluated in the 1992 EIR, less-than-significant, or less-than-significant with the adoption of the additional mitigation measures provided in the 1996 SEIR. 3 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 2002 In November 2002, Contra Costa County approved the Windemere Phase 11 project which consists of 448 residential homesites. An Addendum to the 1996 SEIR was prepared and adopted. The Phase 11 Addendum provided a comprehensive update and analysis on the current status of the Windemere Project on number of items including biological resources, Regulatory Approvals and Permits, Service Area annexations and the San Ramon Valley Unified School District Agreements and concluded that all environmental impacts were either found to be adequately evaluated in the 1992 EIR, less-than-significant, or less- than-significant with the adoption of the additional mitigation measures provided for in the 1996 SEIR and the 1999 Zone 7, Water Agency (Water Supply Planning Program) SEIR. 2003 On October 28, 2003, the Contra Costa County Planning Commission adopted an Addendum, and approved the vesting tentative map and final development plan for Gale Ranch Phase 111. The development constitutes of approximately 554 acres of the Gale Ranch portion of Dougherty Valley. The Gale Ranch Phase III abuts the Main Branch of Alamo Creek and the West Branch of Alamo Creek on the southwest, and the PG&E transmission line corridor on the northwest. This project consists of 1,423 single and multiple family residential units with a linear park and 10-acre elementary school. Additionally, in December of 2003, the County Planning Commission approved the Neighborhood Plan for the Dougherty Valley Village Center. The Village Center plan makes provision for 528,100 square feet of public facilities, retail, office, recreation and residential uses within 41.3 + acre area located in the southern portion of Dougherty Valley. The acreage is split with Windemere historically controlling 14.6 acres and Shapell 27.7 + acres. The proposal includes the construction of a 28,500 square foot Community Center; a 11,600 square foot Community Library; and a 4,500 square foot police substation within the Community Center building. The Shapell's portion of the Village Center is proposed to be constructed as part of Gale Ranch, Phase IV. 2004 On April 27, 2004, the County Planning Commission approved the Vesting Tentative Map and Final Development Plan for Windemere Phases III-IV, with a total of 635.2 acres (including 1,798.2 acres of open space/conservation easements) and a total of 1,877 single-family units, 293 apartments, 179 condominiums, 141 townhomes, and 8 neighborhood parks. 2005 On January 25, 2005, the County Planning Commission approved Shapell's applications for the Gale Ranch Phase IV. The Gale Ranch, Phase IV approvals are the final entitlements contemplated by the 1992 EIR and 1996 SEIR. Phase IV covers the remaining 831 acres of Gale Ranch and accommodates 1,306 units. In August 1999, Shapell submitted a Mitigation and Monitoring Plan for the remaining phases of Gale Ranch to the U. S. Army Corps of Engineers ("Corps"). Also in 1999, 4 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Shapell submitted an application for a fill permit under Section 404 of the Clean Water Act to the Corps, with copies to the California Department of Fish and Game (CDFG") and the U.S. Fish and Wildlife Service ("USFWS"). In response to the requirements of these agencies on these documents, the design of Phase IV was refined to further mitigate biological resource impacts of the project. These changes included additional setbacks along the channels of West Branch and Alamo Creek, protection of a minor tributary of the West Branch, and the addition of water quality ponds to treat storm water runoff.As a consequence of mitigations requirements for biological resources, Dougherty Road was realigned, the Community Park was relocated on a site formerly planned for residential development and the acreage planned for residential development was reduced and reconfigured. This resulted in denser residential areas than assumed in the 1992 Dougherty Valley Specific Plan and the 1996 Dougherty Valley Specific Plan. An Addendum to the 1996 SEIR was prepared and adopted. 11. DOUGHERTY VALLEY SPECIFIC PLAN UPDATE — PROPOSED PROJECT In October 2003, the County Board of Supervisors authorized a Specific Plan Amendment study to review and update the Dougherty Valley Specific Plan. There are three principal reasons for the update. First,, to incorporate revisions to the plan document updating text and figures, correcting format and figure citations, and to generally bring the document into conformance with the County regulations and entitlements (tentative maps) already granted. Second, the update is necessary to reflect changes required by the California Department of Fish and Game (DFG), the U.S. Army Corps of Engineers (ALOE), the California Regional Water Quality Control Board (RWQCB), and United States Department of Interior, Fish and Wildlife Service (USFWS), which in many cases have already been incorporated. The requirements of these agencies have necessitated changes in the design of facilities and development within Dougherty Valley to avoid impact to sensitive habitat areas and to expand coverage and protection of habitat areas. The changes required by these agencies include: a) the relocation of the Community Center and recreational facilities from the confluence of the Main and West Branch of Alamo Creek; b) the realignment of the Dougherty Road; c) the reconfiguration of the Class I bikeway from near the creekbed to the top of bank (edge of creek corridor); and, d) the redesign of the Village Center to incorporate a wildlife connectivity corridor through the middle of it. Third, the City of San Ramon has requested the removal of all reference to requirements in the plan document relating to the provision of trail overcrossing (bridge) structures in the Dougherty Valley Specific Plan area. An updated Dougherty Valley Specific Plan has been prepared reflecting changes to the document under these three categories. 5 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 ANALYSIS OF THE PROJECT CHANGES A. UPDATE OF SPECIFIC PLAN TEXT AND FIGURES Since the Specific Plan was adopted more than eight years ago in November 1996, there is the need to revise the plan document to update text and figures, correct for errors and omissions, correct and improve the format, and in general to bring the document into conformance with the County regulations and entitlements (tentative maps) already granted. This category of proposed text and map revisions are intended to update the plan document to make it contemporary with current conditions. It would not substantially change the environmental setting, and, in any case, the environmental setting has been thoroughly evaluated and considered in the 1992 EIR and 1996 SEIR. The updating of the Specific Plan's text and figures does not involve new significant environmental impacts, nor does it substantially increase the seventy of previously identified significant environmental effects. Q B. UPDATE OF SPECIFIC PLAN TO REFLECT CHANGES SINCE 1996 REQUIRED BY STATE AND FEDERAL AGENCIES Since the Specific Plan was adopted in November 1996, state and federal agencies have required changes in the design of facilities and development within the Specific Plan area in order to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas. Many of these changes mandated by these agencies have been or will be implemented in the Specific Plan area. The following is a review of the key changes to be incorporated into the Specific Plan update based on these agencies actions: 1, RELOCATION OF THE COMMUNITY PARK The 1996 Dougherty Valley Specific Plan envisioned a Community Park located at the confluence of the West Branch and Main Branch of Alamo Creek between Bollinger Canyon Road and Dougherty Road and generally within the Gale Ranch IV site. Following the adoption of the Specific Plan in 1996 the state and federal agencies required more land be set aside for open space and habitat conservation when they issued regulatory permits. The regulatory permits required more open space and habitat area to be set aside where the Community Park was originally planned and a Wildlife connectivity corridor (referred to as "Frog Alley") bisected the area planned for the Village Center. As a consequence these agencies decisions, the Gale Ranch IV subdivision map and development plan included the relocation of the Community Park to a new site at the edge of Gale Ranch along the west side of Dougherty Road that had been planned as a residential neighborhood in the 1996 Specific Plan and reconfigured the Village Center site to reflect the requirement for a wildlife connectivity corridor, also known as "Frog Alley". These revisions have already been incorporated into development entitlements and other approvals for the Gale Ranch project, and as such, these revisions would now be reflected as part of the updated Dougherty Valley Specific Plan. 6 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 These nese changes serve only to further reduce biological resource impacts of theproject; and accordingly, these changes do not involve new significant environmental impacts or a substantial increase in the severity of previously identified significant environmental effects from those evaluated in the 1992 EIR and 1996 SEIR. Z. REALIGNMENT OF DOUGHERTY ROAD Maps and other figures in the Dougherty Valley Specific Plan have been changed to reflect the realignment of Dougherty Road. This roadway has been realigned eastward to avoid sensitive habitat areas and reduce overall grading, as required by state and federal agencies. The realigned roadway has the same cross section and the same number of lanes as originally identified in the Specific Plan, and, therefore, the roadway capacity for Dougherty Road, as originally specified in the Specific Plan, remains the same. Consequently, the realignment of Dougherty Road and the intersection plan for the development areas does not involve new significant environmental impacts or a substantially increase in the severity of previously identified significant e * nvironmental effects related to traffic from those evaluated in the 1992 EIR and 1996 SEIR. An August 2004 noise study prepared for Gale Ranch Phase IV examined whether the revised roadway alignment and associated lot plan configuration would result in any exceedance of the County noise significance thresholds of 60dB, DNL for residential exterior areas and 45 dB DNL for residential interior areas. The noise study called for the construction of sound walls in similar lengths and heights as planned in the original aligm-nent. Consequently, the revised roadway and associated lot plan does not involve new significant environmental impacts or a substantially increase the severity of previously ously identified significant environmental effects related to noise from those evaluated in the 1992 EIR and 1996 SEIR. 3, DESIGN CHANGES TO ADDRESS BIOLOGICAL RESOURCE . IMPACTS The 1992 EIR and 1996 SEIR analyzed the environmental impacts of the Dougherty Valley Plan on special status plant and wildlife species within the plan area, including the specific impacts on jurisdictional wetlands, seeps, riparian habitat, annual grassland and open space habitat used by such species. The 1992 EIR and 1996 SEIR identified mitigation measures that would reduce all such impacts to less-than-significant levels, with the exception of impacts on special status aquatic species and special status raptors and their habitat. As to these impacts, the 1992 EIR and 1996 SEIR identified mitigation measures that would reduce the impacts, but not to less-than-significant levels. The Findings determined that the remaining impacts were significant and unavoidable, but outweighed by overriding considerations. Both the Gale Ranch and Windemere projects incorporated all biological resource mitigation measures identified in the 1992 EIR and 1996 SEIR. Furthermore,, in response to the comments and requirements of the ACOE, CDFG and USFWS regarding the 1999 Mitigation Monitoring Plan and Section 404 application, design revisions have been 7 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 incorporated into the Gale Ranch project to allow for greater setbacks from the West Branch of Alamo Creek and to provide water quality ponds to aid in the treatment of storm water runoff. These revisions have already been incorporated into development entitlements and other approvals for the Gale Ranch project, and as such, these revisions would now be reflected as part of the updated Dougherty Valley Specific Plan. These changes serve only to further reduce biological resource impacts of the project; and accordingly, these changes do not involve new significant environmental impacts or a substantial increase in the severity of previously identified significant environmental effects from those evaluated in the 1992 EIR and 1996 SEIR. C. UPDATE OF THE SPECIFIC PLAN POLICIES REMOVING THE PROVISION OF TRAIL OVERCROSSING STRUCTURES (BRIDGES) The City of San Ramon has requested the removal of all reference to requirements in the plan document relating to the provision of trail overcrossing (bridge) structures in the Dougherty Valley Specific Plan area. This request would change the plan document's text and maps. These text and map revisions do not substantially change the environmental setting, and in any case, have been previously evaluated and considered in the 1992 EIR and 1996 SEIR. The removal of requirements in the plan document to the provision of trail overcrossings structures does not involve new significant environmental impacts, nor does it substantially increase the severity of previously identified significant environmental effects. IV. IMPACT ASSESSMENT OF PROPOSED ADDENDUM A. Land Use Location The Dougherty Valley Specific Plan area encompasses more than 5,000 acres of land located in south-central Contra Costa County, immediately to the north of the Alameda County line and east of the City of San Ramon. Dougherty Valley is comprised of lands within the drainage of Alamo Creek, bounded by ridges that separate it from San Ramon Valley to the west and Tassajara Valley to the east. Housing Density In the 1992 and 1996 Dougherty Valley Specific Plans, four residential neighborhoods were planned along Dougherty Road, three neighborhoods were designated for Single Family Medium Density and a fourth was designated for Multiple Family Low Density. Modifications necessitated by regulatory agency permits to the Gale Ranch planning area that were not contemplated by the 1996 Specific Plan have led to changes to some of the Specific Plan land use designations. More land was required by these regulatory permits for open space/habitat conservation. 8 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 This, * --4 i nis requiremenL to increase open space and habitat areas caused a realignment of Dougherty Road and the relocation of the Community Park, which eliminated an ML neighborhood and a caused reduction in available land for residential development. The requirements of the regulatory agency permits have led to denser residential development in the remaining Gale Ranch Phase IV residential development areas, as shown in the table below. TABLE 1: GALE RANCH-PHASE IV,LAND USE PROGRAM LAND USES No of Net Acres Dwelling Units Percent of Units per Acre Total Acres (DU/AC) Residential Uses (Note:there are no Neighborhoods#I or#2): I.......................................................................................................................................................................................................................I......................................................................................................... Paseo Homes (Neighborhood 3) 141 19.1 7.4 2.3% I.................................................................................................................................................................................................................................................................................................................................... Cottage Homes (Neighborhood 3) 134 19.1 7.0 2.3% ...................... ...........................................................................................................................................................I.................................................................................................I.......................................... Town Homes (Neighborhoods 4-1 &4-2) 101 14.0 17.2 1.7% . ...................................................................................................................................................................................... Village Homes (Neighborhood 5) 162 40.7 4.0 4.9% ................................................................................................................................................................................................................................................................................................................................. Carnage Homes (Neighborhood 6) 110 13.4 8.2 1.6% .......................................................................................................................................................................................................................................................................................I.......................................... Apartments (Neighborhood 6) 458 34.6 13.3 4.2% 1........................................................................................................................................................................................................................11........................................................................................................ Village Center Plaza(Parcel "1") 0 8.1N/A 1.0% ............................................................................................................................. ........ .............................................................I....................................................................................................... illage Center Apartments (Parcel "J"") ...........200 18.9 N/A 2.3% Subtotal: 1306 167.9 N/A 20.2% Parks: 4 .................................................................................................................................................................................................................................................................................................................................. eighborhood Parks 3.5 0.4% .............................................................................................................................................. ........................... ........................................................................................................................................ Community Park 30.3 3.6% [on Residential Uses: Subtotal: 33.8 4.0% ............................................................................................................................................................................................................................................................................................................................... City Of San Ramon Corporation Yard 2.8 0.3% ............................................................................................................................................................................................................................................................................................................................... Dougherty Road 33.9 .1% ......................................................................................................................................................................................................................................................................................I.......................................... 0. 1 Open Space/Creek Corridor/Slopes 592.6 71.7% Subtotal: 630.0 76.1% TOTALS: 1306 831 N/A 1100.0% The housing area abutting Gale Ranch Phase 111, Neighborhood 6, has always been intended for denser housing and its designation, ML, remains unchanged. Similarly, the Specific Plan anticipated the development of about 200 units in the Village Center under the mixed use (MU)planning category. 9 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 TABLE 2: LAND USE SUMMARY TABLE Neighborhoods 1996 Density 7004 Density Average Density Achieved 3 SM - SH— 3.0-4.9 du/ac 15.0-7.2 du/ac 7.2 du/ac 4-1 &4-2 Sm- SH— 3.0-4.9 du/ac 5.0-7.2 du/ac 7.2 du/ac 5 SM- SM-- 3.0-4.9 du/ac 3.0-4.9 du/ac 4.8 du/ac 6 ML ML— 7.3-11.9 du/ac 7.3-11.9 du/ac 11.9 du/ac Village Center 20 du/ac 20 du/ac N/A Moving from north to south on Dougherty Road it is on the west side of Dougherty Road, where Neighborhood 5 will be surrounded by open space comprised of grassland and newly planted native trees. A second neighborhood to the south of Neighborhood 5, Neighborhood 4, offers housing on both sides of Dougherty Road. On the west side, the homes have been terraced into the terrain allowing for views to Mt. Diablo. On the east side, homes overlook the creek corridor of the West Branch of Alamo Creek. Moving southerly again, a third, larger neighborhood, Neighborhood 3, lies entirely between Dougherty Road and the West Branch creek corridor. Here, a central drive offers motorists and pedestrians a visual connection from the hills to the west through to the creek corridor open space below. East across the West Branch and directly south of Phase 3 lies Neighborhood 6. This neighborhood is an extension of the traditional town planning patterns of development exhibited within Phase 3. Apartments in this neighborhood and traditional residential architecture carriage homes will reinforce the pedestrian character of the neighborhood streetscape found in Phase 3. Garages will be situated at the rear of the carriage homes and accessed off lanes behind the homes. Streetscapes, and landscaped neighborhood focal points will also reflect the strong pedestrian-oriented planning concepts found in older, traditional communities. Apartments/condominiums are also planned within the Village Center. As currently planned in the approved plan for the Village Center, these units are vertically integrated with other ground floor uses. Also, as part of the Gale Ranch portion of the Village Center, the Dougherty Valley Senior Center will be constructed. The facility will open prior to the construction of the 9,000th unit, per the Dougherty Valley Settlement Agreement. Housing Types The Specific Plan Update will reflect the reconfiguration of the six housing types within Gale Ranch: Apartments, Village Center Apartment/Condominiums, Townhomes, Paseo Homes, Carriage Homes, Cottage Homes and Village Homes. These varied home types are located in neighborhoods, with apartments nearest to and in the Village Center. In the northernmost neighborhood, Neighborhood 5, Gale Ranch, Village Homes are planned. The Village Homes are single-family homes with a mix of garage layouts including: a three-car garage; a three-car tandem garage; and a split three-car garage (two 10 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 garage doors face the street, a third is side-facing). The third garage can act as flex-space for homeowners. The Village Homes, on 50' by 80' lots, will have an average density of 4.8 dwellings per net acre. It is along private streets that the Neighborhood 4-1 & 4-2, Gale Ranch, that townhomes will be arranged. Built on the west and east side of Dougherty Road on 26' by 100' lots, these attached homes will be clustered on 14 acres with open space surrounding these neighborhoods. To the south of Neighborhoods 4-1 & 4-2 and on the east side of Dougherty Road, Neighborhood 3, Gale Ranch, will be constructed. Up to 134 Cottage Homes on 38' by 85' lots will be north of a central drive and 141 Paseo Homes on 50' by 57' lots will be placed south of the drive. The Paseo Homes are groups of six single family homes sharing a common central walkway or Paseo off of which the front door will be accessed. Garages will be accessed off a common driveway,, thus removing the garage door from fronting the street. Neighborhood 6, Gale Ranch will be built at the confluence of the West and Main Branches of Alamo Creek, at the southern end of the Gale Ranch, Phase III residential area. Across Ivy Springs Road from the neighborhood school park in Phase 111, 110 Carriage Homes will be provided in the neighborhood. Carriage Homes are a revival of private residences that would have detached carriage units in the back that accommodated car or horse and carriage parking. The I 10 Carriage Homes will be built on 3 6' by 72' lots. To the east and closest to the Village Center, 460 apartments are planned. The apartments are two and three-stories in height. The apartments are proposed in three types of buildings, a 5-unit, a 12-unit building and a 20-unit building. The complex will include one covered garage space for each unit. There is a shared recreation center for the apartment dwellers. The architectural style is borrowed from the Cornerstone Apartment complex found in Phase 2. Additional apartments/condominiums will be located around the perimeter of the Village Centerper the recently approved Master Plan for the Village Center. These 200 units will overlook the Alamo Creek corridors while being part of the mixed use Village enter. They will be in close proximity to the shops, supermarket, services, plazas and community facilities that comprise the Village Center. Some may be built above retail or offices within the Village Center. Parking for these units will be below grade at two spaces per unit. They will be near transit that is planned to run along Bollinger Canyon Road. Community Park and Neighborhood Parks The Specific Plan Update will reflect the relocation of the Community Park. The relocated Community Park will cover 30-acres and will be built at the southern edge of Gale Ranch along the west side of Dougherty Road. This park will contain 6 soccer fields (2 lighted), two baseball fields (I lighted), a dog park, a BMX bike course, snack shop, restrooms,, a basketball court, access to ridgeline trails and parking for almost 300 cars. Adjacent to the Community Park will also be the 2.8-acre City of San Ramon Corporation Yard. 11 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 An extensive series of neighborhood parks are called for throughout the Specific Plan area in both Gale Ranch and Windemere. The Specific Plan Update Will more precisely located these park facilities in map figures to the plan document. At least four Neighborhood parks are provided in Phase IV. Two parks lie along the east edge of Neighborhood 111. They contain a children's play area, bench seating area and gently sloped grassy areas. In one park, at the downhill end of the grassy area, a circular paved "stage" is provided for impromptu performances or small gatherings. From this vantage point, there will be good views of the Alamo Creek corridor and across the creek to the Village Center. The other neighborhood park forms the southern end of Neighborhood 111. Its tot lot is next to a large lawn area. From this park a path extends to the Village Center. Similarly, there are two neighborhood parks found in Neighborhood 6. Both parks overlook the Alamo and West Branch Creek corridors. One park will function as a neighborhood park for residents of Phase III as well as, Phase IV. It may well become a destination for other Dougherty Valley picnickers or others seeking a park with a view of the creek corridors and the Village Center for their outdoor events. From this Overlook Park, residents can walk to the Village Center. All of these parks play distinct and different roles as recreation amenities for the Phase IV residents and other residents of Dougherty Valley. The townhomes in Neighborhood 4 as well as, the apartments in Neighborhood 6 will have their own private recreation area(s), which are consistent with the amenities and quality found in similar multi-family areas in other parts of the Gale Ranch. These private recreation areas are not counted as part of the Gale Ranch Park acreage. In addition to these private recreation areas, a larger community serving private recreation complex is proposed as part of Phase IV. This complex will be built across Ivy Springs Road from the Phase III school park, within Neighborhood 6. This 2.5 acre complex will contain a child care facility, a community building, 6 lighted Bocce courts, picnic areas and an eight lane, 25 yard swimming pool. This complex is also not counted in the Gale Ranch Park acreage totals. Within the Village Center, there are multiple public places, small and large. A large terraced plaza is planned along the north edge of the Village Center. Surrounded by housing and retail activities, this more urban place will accommodate mid-sized gatherings and afford great views of the confluence of the West and Main Branches of Alamo Creek. Terrace elements of the public venue will face west, and north and east, depending upon which level or orientation the viewer chooses. These plazas will become the venue, in combination with an adjacent parking area, for a farmers' market and other similar informal community gatherings. Colorful raised planting areas, reflecting ponds and animated fountains will be sprinkled throughout The Village Center, engaging both the eye and peoples' playful nature. Also, included in the Gale Ranch portion of the Village Center is the Dougherty Valley Senior Center. The total park acreage required at buildout of Gale Ranch, based upon providing 6.5 acres per 1000 persons, is approximately 106 acres. In Phases 1, 11 and III of Gale Ranch, 83.52 acres are being provided, as shown in the table below. 12 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 TABLE 3: GALE RANCH PARK ACREAGE GaleG a' ale Ranch Phases Park Acres Required Park Acres Provided Phase 1 22.10 19.44* Phase 2 33.20 40.05 Phase -Y 26.00 24.30 Phase 4 22.48 33.80 Toto Totals 106.00 117.59 Includes 9 acres of park land at the Gale Ranch Middle School site. Discussion: The 1992 EIR Land Use section identified 9 construction related impacts, two of which were cumulative impacts. Of the 9 impacts, three were considered to be less than significant therefore, no mitigations were necessary. Of the 6 identified significant impacts, 4 of them were considered to be significant and unavoidable. The 1996 SEIR identified 5 additional construction related impacts, one of which was considered to be beneficial, one unknown, and three were considered to be significant. All of the significant impacts were considered less than significant after adoption of mitigations. The Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update- 2005. B. Agricultural Resources The private landowners of the Dougherty Valley entered into Williamson Act contracts with the County, which obligated the landowners to limit the use of the land to agriculture and compatible uses for at least 10 years. Landowners gave the County their notice of nonrenewal a little over 10 years ago. The Shapell property contract expired in November 1991. Discussion: As stated in the 1992 EIRI the Dougherty Valley project would convert approximately 6,000 acres of farmland to urban use and open spaces. Of the 6,000 acres that comprise 13 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 the area, 2,000 acres have been mapped as "farmland of local Importance" and the remaining 4,000 acres are mapped as grazing land. The 1992 Dougherty Valley Specific Plan was adopted and the General Plan was amended to place those lands from "Agricultural Preserve" to "Agricultural Lands" and designate the Dougherty Valley as P-1, Planned Unit Development to allow a mix of housing, school facilities, community facilities, parks and other open space areas. Phase IV of the Gale Ranch Development would convert about 831 acres of the originally 2,000 acres designated as non-prime land to urban uses and open space. Theproposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. C. Aesthetics Preserving the scenic resources of Contra Costa County is an important goal identified in the County's General Plan. The 1992 EIR discussed General Plan Polices from the Open Space Element considered to be relevant for the proposed Dougherty Valley Project. It also considered simulated views of how the proposed development would visually affect the view of open spaces and the view of existing nearby housing developments. Discussion: The 1992 EIR summary of its adopted mitigations is that even though mitigations would reduce identified impacts, not all of them would be to a less-than-significant level because the project would still contribute to a reduction in regional open space and a permanent loss of regional rural/pastoral visual character and scenic views. The 1992 EIR identified 13 significant impacts and 33 mitigation measures of the 13 identified impacts 5 of them were found to be significant and unavoidable after mitigations. The 1996 SEIR did not identify any new impacts beyond those identified in the 1992 EIR. As mentioned above, the Gale Ranch Phase IV will have a similar development character as the previously approved Phases of the Gale Ranch development. Thep roposed Specific Plan Update will not involve any new significant environmental impact or cause substantial increase in the already identified significant effects evaluated in the 1992 EIR and 1996 SEIR. D. Air Quality The State of California and the Federal government have established ambient air quality standards for several pollutants. The air pollutant of greatest concern in the planning area include carbon monoxide (CO), various components of photochemical smog (ozone and other pollutants), and particulate matter. The closest air quality monitoring station to the Dougherty Valley planning area is in Livermore. Air quality monitoring data from this station show occasional violations of the Federal and State ozone standards and the State standard for particulate matter. 14 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 According to Section 15064(e) and Appendix G of the State CEQA Guidelines, a project will normally have a significant impact if it would: • Violate any ambient air quality standard; • contribute substantially to an existing or projected air quality violation; • expose sensitive receptors to substantial pollutant concentrations; • result in substantial air emissions or deterioration of air quality; • create objectionable odors; or • alter air movement, moisture, or temperature or result in any change in climate, either locally or regionally. Implementation of the proposed project (grading and earth moving activities, emission from fossil fuel combustion of heavy-duty and light-duty construction equipment) would result in temporary emissions of particular matter (PM 1 0), oxides of nitrogen (NOX), reactive organic gases (ROG), and carbon monoxide (CO). The 1992 EIR identified this air impact to be significant because it exceeded the BAAQMD emissions threshold. Discussion: The 1996 SEIR states that important changes have occurred in the area of air quality management between 1992 and 1996, and that the BAAQMD has established revised thresholds of significance for regional impacts subsequent to the 1992 EIR. Additionally, the 1996 SEIR states that concentrations of federal nonattaim-nent pollutants have been gradually declining. The BAAQMD, the MTC, and ABAG have prepared a Bay Area 2001 Ozone Attainment Plan. This plan is a proposed revision to the Bay Area part of California's plan to achieve the national ozone standard. As of January 2003, the Bay Area is considered to be at attainment for the state and national 1-hour and 8-hour carbon monoxide standard. The 1992 EIR identified 6 impacts (and 17 associated mitigation measures) that would result of the development of the Dougherty Valley. They were of three types: construction-related dust impacts, increases in carbon monoxide concentrations along streets providing access to the site and increases in regional pollutant emissions. Those mitigations measures helped to substantially reduce the impacts identified in the 1992 EIR but not to a less than significant level because the 'impacts were considered to be significant and unavoidable. The SEIR 1996 did not identify any new significant impact beyond those already identified in the 1992 EIR. The mitigations identified in the 1992 EIR were consistent with policies taken from the BAAQMD clean air plan which were mostly applicable to the Dougherty Valley Specific Plan. As previously discussed, the Phase IV of the Gale Ranch development will be similar in character as the previously approved Phases of the Gale Ranch development. The construction related impacts discussed in the previous 1992 EIR do not require revision and therefore,, the previously identified mitigations would ensure that temporary construction-related impacts from the proposed project would substantially reduce the already identified impacts of the 1992 EIR. Consistent with the requirements of the 1992 15 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 EIR and 1996 SEIR, the project is being conditioned to participate in fimding of the extension of transit services to the Dougherty Valley for a demonstration period. Theproposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. E. Biological Resources The planning area lies adjacent to a region known for its botanical resources and with rolling hills characterized by annual grasslands. Although the Dougherty Valley has been intensely grazed for at least 100 years, several sensitive and valuable botanical resources remain. Creek Corridors/Habitat Restoration/Open Space Improvement plans for the creek corridors that serve as a visual and natural setting for Gale Ranch Phase IV were a part of the Phase III approvals. Ongoing landscape improvements to sustain the natural habitat and assure conservation of these areas will be done in part during Phase III and Phase IV improvements,, pursuant to previously approved creek revegetation plans approved by Contra Costa County and the appropriate resource agencies. In August 1999, Shapell submitted a Mitigation and Monitoring Plan for the remaining phases of Gale Ranch to the U. S. Army Corps of Engineers ("Corps"). Also in 1999, Shapell submitted an application for a fill permit under Section 404 of the Clean Water Act to the Corps, with copies to the California Department of Fish and Game (CDFG") and the U.S. Fish and Wildlife Service ("USFWS"). In response to the requirements of these agencies on these documents, the design of Gale Ranch Phase IV has been changed to further mitigate biological resource impacts of the project. These changes included additional setbacks along West Branch and Alamo Creek and the addition of water quality ponds to treat storm water runoff. As a consequence of mitigations requirements for biological resources, Dougherty Road has been realigned, the Community Park has been relocated on a site formerly planned for Medium Low Residential development and the acreage planned for residential development has been reduced and reconfigured. This has resulted in denser residential areas in Gale Ranch than assumed in the 1992 Dougherty Valley Specific Plan and the 1996 Dougherty Valley Specific Plan. Discussion: The 1992 EIR provides a detailed discussion of biological resources in the Dougherty Valley Planning Area and an analysis of anticipated impacts, and measures to mitigate those identified impacts. The impact analysis identifies 17 project-related impacts and two cumulative impacts. A list of 27 mitigation measures were identified in the 1992 EIR. Four of the significant impacts were considered significant and unavoidable after 16 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 -mitigation measures. The 1996 SEIR identified one additional impact beyond the already identified one in the 1992 EIR. The additional impact of the 1996 SEIR states that the development of the Dougherty Valley has the potential to reduce the available habitat for the red-legged frog. One mitigation measure was identified which would bring this impact to a less than significant impact level. The mitigation stated that Windemere partners prepared a Habitat Conservation Plan (HCP) that will be used to address the presence of the California red-legged frog and other species of special status; while the Gale Ranch project would need to consult with the USFWS and CDFG but not necessarily need to prepare an HCP. Surveys conducted by the applicant's consulting biologists focus on determining the extent of jurisdictional wetlands and the presence or absence of special-status species in the planning area. A number of these surveys have been conducted since the preparation of the 1992 EIR including wetland delineations, assessment for the San Joaquin kit fox, surveys for California tiger salamander and survey for California red-legged frog. In May 1999, the project proponent submitted to the US Army Corps of Engineers an application for an individual permit under Section 404 of the Clean Water Act to permit fill in approximately 5 acres of approximately 25 acres of jurisdictional area. A biological assessment by LSA Associates, Inc. accompanied the 404 permit application that was routed to both the California Department of Fish and Game and the United States Wildlife Service for their review and comment. The proposed pen-nit,would "fills" and mitigations for those fills for the remainder of the Gale ranch project.. The Corps and other resource agencies have reviewed the individual permit application and commented on it. LSA Associates, Inc. as part of the permit application, prepared a Mitigation and Monitoring Plan for the balance of the Gale Ranch. Proposed mitigation included creation of a new seasonal wetland complex in the West Branch Corridor, new seasonal wetlands in the northeast adjacent to the Main Branch, sep creation, stock pond creation and refurbishment, stringent grazing management procedures and an extensive riparian planting program in the both Main Branch and West Branch corridors. The ALOE and other resource agencies reviewed the Mitigation and Monitoring Plan and approved it, in June 2001. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley !0 Specific Plan Update—2005. F. Cultural Resources The Contra Costa County General Plan indicates that extensive lowlands areas of the Dougherty Valley planning area are I of medium to low archeological sensitivity. Of the 831 acres of Phase IV, about 80% of land will be set aside for parks and open space. A total of 33.8 acres will be set aside for neighborhood parks, community park, and 592.6 acres,, would be set aside for open space, creek corridors, and slopes. An archeological survey was conducted in 1987 and it identified one ranch/residential complex closer to Gale Ranch Phase IV. At that time, the property consisted of a 17 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 standing barn and the possible remains of a residence. Although no mention is made that archeological-materials are associated with this resource, buried deposits are a possibility. The current earthwork balance area within Phase III and specially Phase IV for Gale Ranch may disturb potential buried archeological materials. An application submitted to the U.S. Army Corps of Engineers included archeological and cultural resource surveys. The project sponsors will be conditioned to formulate an implement an archeological monitoring program for cultural resources, which will include required presence of a professional archeologist monitor in all areas considered archeologically sensitive. Discussion: The 1992 EIR identified 4 significant impacts and 6 related mitigated measures. All of the significant impacts were found to be less than significant after mitigations. The 1996 SEIR identified one additional significant impact which stated that "The construction of keyways along the channels of the Alamo Creek have the potential to expose pre-historic artifacts." It was determined that with the adopted mitigations, this significant impact would bring the impact to a less than significant level. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. There are no new significant 'impacts for under the Specific Plan Update that were not previously analyzed in the 1992 EIR and 1996 SEIR. Grading and the proposed earthwork balance area will be carried out in accordance with the Contra Costa County conditions of approval, which Will incorporate the adopted mitigations of both 1992 EIR and 1996 SEIR. G. Housing/Population/Employment The Dougherty Valley Specific Plan would included a variety of housing building types that are intended to be affordable to a wide variety of income levels. The update of the Specific Plan would not change the provisions to include a variety of housing building types. California State Law requires councils of government to determine existing and projected regional housing needs for persons of all income levels. ABAG categorizes the population into four income groups: very-low income households that earn less than 50% of the county median income, low-income households that earn between 50% and 80% of the county median income, moderate-income households that earn between 80% and 120% of the county median income, and above moderate-income households that earn over 120% of the county median income. The 2003 median income for a family of four in the Oakland CA PMSA (which covers Alameda and Contra Costa counties) is $80,100. (http://www.ccreach.org/cdbg/new'%20sheet%202.pdfj The proposed project lies within the Tri-Valley region, which is known to consist of the communities of Alamo,, Blackhawk,, Danville and San Ramon in Contra Costa County, and the communities of Dublin, Pleasanton, and Livermore in Alameda County. As 18 Dougherty Valley Specific Plan-2405 Update: Addendum,May 2005 discussed in the 1992 EIR, The entire San Francisco Bay area, including the Tri-Valley region is experiencing a housing shortage. Discussion: The Dougherty Valley Affordable Housing Program was approved by Contra Costa County Board of Supervisors on March 22, 1994. The proposed Dougherty Valley project promises to provide a substantial new addition to the housing stock of the Tri- Valley region of Contra Costa and Alameda Counties that could help address job/housing balance for that region. As discussed in the 1996 SEIR,, the Tri-Valley region is projected to experience increased employment growth for the next several years. This project growth indicates that substantial housing development will be needed to supply the existing and future demand for housing by those working within the region. Employment is expected to increase by 81 percent due to existing and future employment centers within the Tri-Valley region including the Bishop Ranch in San Ramon, Hacienda Business Park in Pleasanton and business park development in Dublin, and the Livermore. The 1992 EIR identified 5 project related impacts to be beneficial; therefore, no mitigations were necessary to be implemented. The proposed Gale Ranch Phase IV project related impacts will be the same as the ones already identified in the 1992 EIR. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. H. Noise As identified in the 1992 EIR, the primary noise generator for the Gale IV is traffic. A noise Analysis for Gale Ranch Phases IV was completed in August 2204 by Edward L. Pack Associates. The noise Assessment Study states that the primary source of noise is traffic generated from Dougherty Road and Ivy Leaf Springs Road. The noise study lists recommendations such as construction of high acoustically-effective barrier and high acoustically-effective fences along Dougherty Road and other neighborhoods. Those are recommendations to ensure that exterior noise exposures will be kept at 60 dB DNL or lower. The study also identified recommendation to limit interior noise level 45 dB DNL or lower. A light rail system, the timing of which is unknown, was not included in previous noise modeling in the planning area; however, the typical section for Bollinger Canyon Road includes space for light rail either within the median or on either side of Bollinger Canyon Road. There is no proposal to develop a light rail system in the foreseeable future. A separate environmental review will be prepared for the establishment of the light rail system. 19 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Discussion: The 1992 EIR identified eight significant impacts and associated mitigation measures. Except for the cumulative impacts, all the significant impacts were considered to be less than significant after mitigations measures. The 1996 SEIR identified no additional impacts beyond those identified in the 1992 EIR. There will be no additional significant impacts for the Gale Ranch Phase IV. The project sponsors will be required to comply with the recommendations of the noise study to ensure that noise level standards will not be exceeded. Therefore, the already analyzed mitigations in the 1992 EIR and 1996 SEIR would be applied for the proposed project to ensure impacts are brought to less than significant level. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. I. Public Health and Safety/Energy Conservation Enerzy Conservation The Contra Costa County General Plan 2005-2020 contains policy and direction in the Conservation Element to conserve energy. It is anticipated that most substantial use of energy for the proposed development will be for residential operation (heating, cooling, lighting, etc.). This is estimated to amount to about 50 percent of total, long-term energy use. The second highest*energy use will be fuel consumption for travel to and from the area. This is estimated to be approximately 30 percent of the long-term input. Building will be designed to meet Uniform Building Codes in order to meet energy efficiency standards. The 1996 SEIR has adopted several mitigations related to energy conservation such as a requirement that the developer comply with the California Energy Commission guidelines, include fluorescent fixtures; consider inclusion of solar hot water heater; provide new homes with a spare outlet in the garages for charging of electric cars; etc.) Electromatinetic Fields The 1992 EIR and 1996 SEIR analyzed the exposure of new residents to electromagnetic fields and identified this impact as significant. The project description incorporates the 1996 mitigation measures (4.11-1(a-b)), which would reduce this impact to a less than significant level. There are no new impacts beyond those identified in the 1992 EIR and 1996 SEIR. The 1992 EIR analyzed the exposure of school-age children at public school sites to electromagnetic fields and found this impact to be less than significant because there are no schools planned to be located near high-voltage transmission lines. No mitigation measures were identified, The 1996 SEIR did not identify any new related impacts. There are no new impacts beyond those identified in the 1992 EIR. 20 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Hazardous and Hazardous Materials The 1996 SEIR analyzed the impact of potential accidental spills of oils and greases on human health and identified this impact as significant. The project description incorporates the 1996 mitigation measures (4.11(a-b)) that would reduce this impact to a less than significant level. The 1996 SEIR did not identify any new related impacts. There are no new impacts beyond those identified in the 1992 EIR. Discussion: Chapter 13 of The 1992 EIR analyzed the exposure of new residents to the electric magnetic fields and identified one significant construction related impact and one less than significant construction related impact. Both impacts were determined to be less than significant after adoption of mitigation measures. Chapter 4.11 (Public Health and Safety/Energy Conservation) of the 1996 SEIR identified three significant impacts. The 1996 EIR concluded that all of the significant impacts were considered less than significant after mitigation measures. There will be no new additional significant impacts with the update of the Dougherty Valley Specific Plan, therefore, the already identified mitigation measures will be sufficient to bring significant impacts to a less than significant level. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. I Public Services and Utilities Parks As required in the Development Agreement between the Shapell and applicant, the minimum required park acreage is 6.5 acres per 1,000 people at 2.8 persons per household. As discussed before, the Dougherty Valley Specific Plan calls for two pocket parks and a community park in Phase 4. Four pocket parks and a 30-acre community park are proposed. Sewer System The 1992 EIR analyzed the impact of the generation, collection and treatment of Dougherty Valley wastewater and identified this impact as significant because wastewater treatment facility would not be available to meet County public service performance standards. The 1996 SEIR identified the impact of the Dougherty Valley, excluding the Country Club at Gale Ranch, not being within the existing service area of a sanitary district as significant. Both 1992 and 1996 EIRs, analyzed the impact of off-site wastewater facilities. The EIRs also stated that this impact should be analyzed by the appropriate service agency when the facilities are designed. These off-site impacts were 21 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 analyzed by the central Contra Costa County Sanitary District(CCCSD) for service to the entire Dougherty Valley as part of the 1996 SEIR. Water Supply The 1992 EIR and 1996 SEIR analyzed the impact of the demand for, distribution and treatment of potable water for Dougherty Valley and identified this impact as significant. The 1996 SEIR identified the impact of Dougherty Valley, excluding the Country Club at Gale Ranch, not being within the existing service district of a water supplier as a significant impact. The proposed project has been annexed into the Dublin San Ramon Services District (DSRSD), which will provide water service to the Dougherty Valley (excluding Country Club at Gale Ranch) The 1996 SEIR analyzed the impact of the construction of water reservoirs and identified this impact as significant. The project description incorporates the 1992 and 1996 mitigation measures that would reduce this impact to a less than significant level. There are no new impacts beyond those identified in the 1992 EIR and the 1996 SEIR. The 1992 EIR identified thepotential impact of the construction and operation of off-site water facilities and stated that this potential impact should be analyzed by the appropriate service agency when facilities are designed. These off-site impacts were analyzed as a part of the 1996 Berrenda Mesa Water District (BMWD) EIR and the 1998 Zone 7 Supplemental EIR (Pers. Con..- B. Michalaczyk, DSRSD). The 1996 SEIR did not identify any new related impacts. There are no new impacts beyond those identified in the 1992 EIR. Reclaimed Water The 1992 EIR analyzed the impact of the need for a recycled water distribution system to help offset the demand for potable water and identified this impact as significant. The project description incorporates the 1992 mitigation measures that would reduce these impacts to a less than significant level because it would ensure that onsite recycled water service improvements would be provided. The 1996 SEIR identified one beneficial impact. There are no new impacts beyond those identified in the 1992 EIR and 1996 SEIR. Drainage System The 1992 EIR analyzed the impact of the need for drainage infrastructure for Dougherty Valley and identified this impact as significant because of the substantial demand for such infrastructure. The project proposes to collect and convey storm water generated by the proposed project to a dedicated storm drainage system. The project description incorporates the 1992 mitigation measures that would reduce these impacts to a less than significant level because it would ensure that drainage infrastructure to maintain pre- project run-off would be provided. The 1996 SEIR analyzed the impact of(1) increased peak flow at the County line, if detention basins were not built, and (2) the increased risk of drowning in the basins and identified these impacts as significant. The project description incorporates the 1996 mitigation measures that would reduce these impacts to 22 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 a less than significant level. There are no new impacts beyond those identified in the 1992 EIR and 1996 SEIR. The 1996 SEIR analyzed the impact of an increased mosquito population if drainage ways are altered and identified this impact as significant. The project description incorporates the 1996 mitigation measures (4.4-3) that would reduce this impact to a less than significant level. There are no new impacts beyond those identified in the 1996 EIR. Solid Waste The 1992 EIR analyzed the impact of the generation of Dougherty Valley solid waste and the demand for solid waste services and identified these impacts as significant. The project description incorporates the 1992 mitigation measures that would reduce these impacts to a less than significant level because these measures would prolong adequate disposal capacity at County landfills in accordance with County public services standards. The 1992 EIR also analyzed the impact of the demand for solid waste collection service and identified this impact as less than significant because a solid waste hauling company could provide this service. The 1996 EIR did not identify any new related impacts. There are no new impacts beyond those identified in the 1992 EIR. Police Services The 1992 EIR analyzed the need for approximately five County Sheriffs deputies and necessary equipment and identified this impact as significant. The project description incorporates the 1992 mitigation measures, which would reduce the impact to a less than significant level because additional Sheriffs deputies and equipment would be provided as a part of the project to meet County public services standards. This impact has been mitigated through the implementation of a police services property tax. This tax, which is incorporated as part of County Service Area M-29 ("CSA M-29"), will provide funds sufficient to provide police services in Dougherty Valley equal to the police services currently provided in the City of San Ramon. The 1992 EIR identified the need for approximately two CHP patrol positions as significant and unavoidable because of declining CHP staffing levels and provided no mitigation measures. The 1996 SEIR did not identify any new related impacts. There are no new impacts beyond those identified in the 1992 EIR. Fire Services The 1992 EIR analyzed the impact of Dougherty Valley on the adequacy of area fire stations and equipment and their ability to respond to increased fire hazards. It identified these impacts as significant. The project description incorporates the 1992 mitigation measures that would reduce these impacts to a less than significant level. In 1996, a fire response time analysis was prepared by the San Ramon Valley Fire Protection District. It states that adequate fire response times can be achieved from one of two existing fire stations to meet County public services performance standards. The 1996 study identified one fire station located on Bollinger Canyon Road Loop and Windemere Parkway that would provide adequate fire response time. 23 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 The 1996 fire response time analysis was amended in 1999 based on new road configurations and it found that new roadways improved the previously adequate fire response times. Consistent with the Growth Management Performance standard, the proposed project is located within a 1.5-mile radius of the Bollinger Canyon Road/Windemere Parkway fire station Construction of the Bollinger Canyon Road/Windemere-,Parkway fire station was finalized in February 2002. The 1996 SEIR did not identify any new related impacts. The 1992 EIR analyzed the need for additional firefighters and identified this impact as less than significant and provided no mitigation measures. There are no new impacts beyond those identified in the 1992 EIR. Discussion: The 1992 identified 23 construction related impacts, 16 of which were considered to be significant and 7 less than significant. Except for two significant impacts were considered to be unavoidable, all of the significant impacts were found to be less than significant after mitigation measures. The 1996 SEIR identified no additional impacts beyond of the ones identified in the 1992 EIR. No new significant impact has been identified for the update to the Dougherty Valley Specific Plan, and therefore,no additional mitigations are being proposed. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. K, TRAFFIC AND CIRCULATION Circulation There will be vehicular connections to most of the Gale Ranch Phase IV Neighborhoods from Dougherty Road. For Neighborhood there will be a signalized intersection. Neighborhood 5 will have 2 intersections, one signalized and one unsignalized. For Neighborhood 3, there will be two intersections, one (unsignalized) at the central drive and the other (signalized) near the neighborhood's south end, at the north entry to the Community Park. There will be two points of access into the Community Park from Dougherty Road, one signalized and one unsignalized(right-in/right-out only). Neighborhood 6 will be accessible along roads built as part of Gale Ranch Phase 111. There are multiple entries into Phase III from Bollinger Canyon Road that will disperse traffic in that area. They are: (1) the two-lane Stoneleaf Road which runs south from Bollinger Canyon Road between the PG&E easement and Phase 11 into Phase 111; (2) the two-lane South Monarch Road which runs south from Ballinger Canyon Road past Phase %...' 11 into Phase III and (3) a new two-lane road between the Phase III apartment site and the Main Branch of Alamo Creek which will link Bollinger Canyon Road and Phase 111. These connectors join the perimeter streets for Phase 111. Also, Tamerisk Drive which runs from an approved intersection at Bollinger Canyon Road through Phase 11, will be extended along the western perimeter of Phase 111. All four public streets will either 24 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 become or tie into the perimeter road circling the Phase III development area and extend into the Phase IV,Neighborhood 6. Typical neighborhood street widths will be 36 feet wide (11 m) curb to curb and will include 4-foot wide (1.2m) sidewalks on both sides. Private streets will be as shown on the FDP/VTM sheets. The Village Center mix of uses will be reached along Bollinger Canyon Road, as will the apartments within the center. Two signalized intersections and one right-in/right-out entry will serve the variety of trips generated by the Village Center. Traffic Study A traffic analysis (Project Traffic Study) was prepared for this Project by Hexagon Transportation Consultants under contract with the County. The purposes of the Project Traffic Study were: 1. To evaluate the Gale Ranch Phase IV Development Plan for compliance with the traffic level of service standards of the Contra Costa Transportation Improvement and Growth Management Program (Measure Q. The traffic study followed, and adhered to the guidelines set forth in CCTA's Technical Procedures Manual. 2. To evaluate the Gale Ranch Phase IV Development Plan for its consistency with the traffic and transportation policies of the Dougherty Valley Specific Plan. 3. To analyze the traffic level-of-service and internal circulation effects of the proposed development at"local" intersections in the immediate vicinity of Gale Ranch Phase IV Combined Camino Tasswiara General Plan Amendment Settlement Agreement Traffic level of service at the intersection of Camino Tassajara and Crow Canyon Road/Blackhawk Road in Danville ("Critical Intersection") is specifically addressed in the Combined Camino Tassajara General Plan Amendment Settlement Agreement and related EIR. In the Combined Camino Tassajara GPA Final EIR, the mitigation needed to meet the level of service standard at the Critical Intersection was based on future AM and PM peak hour traffic volumes of 5,477 vehicles per hour (vph) and 6,250 vph, respectively. If the future volumes in the Proj ect Traffic Study for the Critical Intersection are projected to be lower than those used in the Combined Camino Tassajara GPA Final EIR, than this intersection (and other relevant Danville intersections as a result) will meet its level of service standard and will not have to be studied ftuther. If the future volumes are projected to be higher than this threshold, than the Critical Intersection will require more study. The Project Traffic Study for Gale IV states that the 2015 total approach volumes at the Critical Intersection are projected to be lower than the volumes reported in the Combined Camino Tassajara GPA Final EIR. The sum of the intersection approach volumes projected for the Project Traffic Study are 5,397 vph and 6,050 vph during the AM and PM peak hour, respectively. These volumes are less than the 5,477 vph and 6,250 vph reported in the Combined Camino Tassajara GPA Final EIR. Hence, the Critical 25 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Intersection would continue to operate at acceptable levels of service with the addition of traffic from the Gale Ranch Phase IV development and no further study is required. Transit Detailed transit information was not incorporated into the 1992 EIR and was not fully defined in the Country Club at Gale Ranch EIR. The 1996 SEIR provided information regarding the location of bus stops, bicycle routes, park and ride lots, trip reduction strategies and established that the project proponent has some responsibility'in providing transit service (COA 260 for SUB 7984. MM 6.4a, 6.5a, 7.15 from 1992 EIR, and Impact 7 and 4.6-14 from 1996 SEIR). Additionally, Mitigation Measures 4.6-5 from the 1996 SEIR required the DVSP be revised to include a collector road system to ensure that 80 percent of the housing in Dougherty Valley is located within one quarter mile of a designated transit route. The Dougherty Valley Transit Feasibility Study (DVTFS) was recently prepared to determine the appropriate type of transit service for the area. Project proponents of Windemere prepared this study, in conjunction with staff from the County, Danville, San Ramon, CCCTA, LAVTA, and Shapell. The project proponent's responsibility for providing transit service will be fulfilled through a condition of approval placing a per unit fee on homes in Gale Ranch Phase IV partially funding the DVTFS Implementation Project. The DVTFS recommended an option that operated buses along Bollinger Canyon Road and Dougherty Road. Gale Ranch Phase IV will construct transit stops along these routes to provide convenient access to potential users. Non-Motorized Facilities Trails will connect Phase IV with other Gale Ranch neighborhoods and with the surrounding open space. A 10-foot wide earth trail will extend up the western ridgeline from the staging area/parking areas within the Community Park, meeting the western ridge top trail. Trails from Neighborhood 3, 4 & 5 will connect with Phase III and the Village Center. Similarly, residents of Phase III housing and Neighborhood 6 will be able to walk south through a linear park and across the creek corridor along a trail to the Village Center Park. In this manner all the active public areas are connected. The Gale Ranch Phase IV plan represents a change from the 1996 Specific Plan in that Dougherty Road has been realigned. From a transportation perspective this difference is important in that more active land uses have been relocated to the west side of Dougherty Road, a divided 6 lane arterial with a 55-mph design speed. This change compromises the usefulness of the trail network for the residents and future users of Community Park facilities. The Specific Plan alignment for Dougherty Road provided most homes with convenient access to the West Alamo Creek Trail, which directly served the Community Park. The realignment increases the distance to this regional north-south trail facility from the development pads on the west side of 26 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 a Dougherty Road. Dougherty Road will also present a barrier to non-motorized travelers, further compromising the effectiveness of the trail network. The trail network should be revised to respond to the realignment of Dougherty Road and relocation of the Community Park. An improved north-south multi-purpose trail may be provided on the west side of Dougherty Road by upgrading the planned 5' sidewalk on the westside of Dougherty Road to a multi-use trail facility. The Project Traffic Study makes note of previously identified impacts and corresponding mitigations but establishes that the Project will result in no new impacts. Summary of Impacts and Conditions: The Project Traffic Study establishes that under buildout conditions three intersections would operate at unacceptable conditions. These impacts were identified during the preliminary environmental review of the Dougherty Valley Specific plan. Mitigation measures were developed at that time and are described below: # Intersection 37. Dougherty Road and Amador Valley. During the AM peak hour, this intersection would operate at an unacceptable LOS under buildout of the Dougherty Valley. This intersection would operate at a volume-to-capacity ratio of 1.03. As described in the Windemere Study, the agreed upon mitigation is to pay impact fees to the City of Dublin who would determine the appropriate mitigation measure for this intersection. # Intersection 38. Dougherty Road and Dublin Boulevard: During the AM and PM peak hours, this intersection would operate at an unacceptable LOS under buildout of the Dougherty Valley. This intersection would operate at a volume-to-capacity ratio of 1.14 and 1.09 during the AM and PM peak hours, respectively. As described in the Windemere Study, the agreed upon mitigation is to pay impact fees to the City of Dublin who would determine the appropriate mitigation measure for this intersection. #Intersection 40. Hopyard Road and 1-580 Eastbound Ramps. During the PM peak hour, this intersection would operate at an unacceptable LOS under buildout conditions. This intersection would operate at a volume-to-capacity ratio of 1.08. As described in the Windemere Study,the agreed upon mitigation is to pay impact fees to the City of Pleasanton and Caltrans. A third EB left-turn lane at the off-ramp would mitigate the LOS at this intersection to a v/c ratio of 0.83. Traffic Calming The Project Traffic study identified areas that would benefit from traffic calming strategies. Consistent with the mitigation measures developed for impacts identified in the 1996 SEIR (4.6-5) the project has been conditioned to implement traffic calming measures as appropriate. 27 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Discussion: The 1992 EIR analyzed the County General Plan and Dougherty Valley Specific Plan and identified the significant impacts and associated mitigation measures. They include the cumulative impact of developing 11,000 residential units, along with commercial units and a community college in the Dougherty Valley. The 1992 EIR identified 15 significant transportation impacts (6 construction related impacts and 9 cumulative impacts). Approximately half of the identified significant impacts were considered to be significant and unavoidable Mitigation measures were developed: 6.5b (pedestrian connections), 6.5c (trails) 6.5d (Transportation Demand Management Program), 6.5e (high speed internet access), which help reduce these identified impacts on Routes of Regional Significance. Conditions of approval implement mitigation measures 6.5a (transit service fee), 6.6 (regional road fees)to further reduce the impacts on Routes of Regional Significance. The 1996 SEIR identified 15 additional significant transportation impacts. Fourteen of the 15 additional significant impacts were considered to be less than significant after implementation of the identified mitigation measures. The 1996 SEIR identified modifications to mitigation measures previously identified in the 1992 EIR for 2010 General Plan Condition Impacts (Cumulative). The modifications were prepared in consultation with affected jurisdictions and are consistent with the Dougherty Valley Settlement Agreement agreed to by the County, San Ramon, Danville and the project proponents in 1994. In addition to road improvements, the mitigation measures from the 1992 EIR and 1996 SEIR obligate the project to participate in the extension of transit service to Dougherty Valley. Consistent with these mitigation measures, the applicant participated in the Dougherty Valley Transit Feasibility Study (DVTFS) that developed recommendations as to how transit service should be extended. The project will be conditioned to participate financially in the implementation of the DVTFS's recommendations. The 1996 SEIR also identified impacts to internal circulation and transit access that can be mitigated through traffic calming measures. There are no new unmitigated impacts beyond those identified in the 1992 EIR and the 1996 SEIR. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. L. SOILS AND GEOLOGY A complete geotechnical exploration was undertaken of the Gale Ranch 4 development area to assess the suitability of the site for the proposed development. The exploration concluded that the site is a feasible site for development provided that the geotechnical recommendations are implemented. Following are the geotechnical findings on which the recommendations were based. (See Geotechnical Exploration — Gale Ranch, Phase 4 by 28 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Engeo Inc., June 18, 2004.) Specific geotechnical site preparation measures will be developed in conjunction with the final grading plan. As required by the DSRSD, the applicant is proposing a new water tank in Phase 4. The tank is to be located close to the proposed corporation yard and it will not required extensive grading. The location of the new tank is shown in the Vesting Tentative Map/Final Development Plan. There are no known active faults traversing the site and the property is not within an Earthquake Fault Special Study Zone. Strong ground shaking is anticipated at the site during the life of the project. This hazard is common to all of the Bay Area. Based on exploratory data, laboratory testing and analysis, the clayey sand to sand layers found in our test borings are not considered to be liquefiable with the local exception as follows. Localized, thin lenses of potentially liquefiable sand were encountered in Boring B-24 adjacent to West Branch Alamo Creek. Mitigation of this area will be required to minimize possible earthquake-induced settlement and lateral spreading hazards The risk from tsunamis or seiches is considered negligible at the site. Ground lurching is possible at the site as in other locations in the Bay Area, but the offset or strain is expected to be minor. The primary geologic consideration for construction in Gale Ranch IV is the stability of existing and proposed slopes. Slope stability considerations can be addressed through proper grading techniques, as described in the Geotechnical Report. Site bedrock will be rippable with conventional heavy equipment. Local areas of partially cemented rocks may be encountered. Previous experience in Dougherty Valley has been that locally cemented rocks can be excavated but could yield oversize fragments. The site soils have a moderate to critically high expansion potential. The effects of expansive soils can be reduced with a proper combination of grading and foundation design techniques. Based on the preliminary grading concepts, laboratory test results, engineering analyses and experience in the region, deep fill subject to future wetting may exhibit settlement or swell. The magnitude of post-construction volume change depends upon soil type, compaction effort, moisture content and fill thickness. In Phase IV the maximum anticipated fill thinkness are on the order of 40 feet, which is not considered to be a deep fill. Proposed fill compaction recommendations are designed to reduce the swelling/settlement potential of fills. Deposits of colluvium, landslide deposits and alluvium found in swale areas are anticipated to be locally compressible. Potential post-construction settlement of native soils can be mitigated through a combination of partial or complete removal and replacement with compacted fill and by settlement monitoring during and after construction. 29 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 Differential building movements due to differential fill thickness, and the effect of significant variations in materials in areas of cut and cut-fill transitions will be mitigated by localized subexcavation and replacement by engineered fill. According to USDA data, site soils are classified as having a high to very high corrosion potential to uncoated steel. It is anticipated that the foundation concrete design will comply with the Uniform Building Code (UBC) severe sulfate exposure condition. The Geotechnical Report recommended that site-specific geotechnical explorations should be performed for the commercial site and the corporation yard site for building permits. Furthermore, specific geotechnical repair schemes shall be developed in conjunction with the final civil engineering grading plans. Discussion: The 1992 EIR identified 10 construction related impacts, 9 of which were found to be significant and all significant impacts were found to be less than significant after adoption of mitigations measures. The 1996 SEIR identified 11 significant impacts, and all were found that mitigations measures would bring all of those significant.impacts to a less than significant level. Both the 1992 EIR and 1996 SEIR analyzed the substantial risk of structural damage and injury due to a seismic event and ground shaking in Dougherty Valle and identified g Y these impacts as less than significant because Dougherty Valley development is required to be in compliance with state and county standards. The proj ect description includes a geotechnical report and a grading plan for the Phase IV development area which conform to county and state standards and include all of the 1992 mitigation measures and 1996 mitigation measures that would reduce these impacts to a less than significant level. Also, the 1992 EIR and 1996 SEIR analyzed the potential for substantial adverse effects on people or structures in Dougherty Valley due to liquefaction and landslides and identified this impact as significant. The project description includes a geotechnical report and grading plan for the Phase IV development area that conform to state and county standards and includes all of the 1992 mitigation measures and 1996 mitigation measures that would reduce the impact to a less than significant level. Additionally, the 1992 EIR and 1996 SEIR analyzed the potential impact of soil instability; the potential for increased short term and long term soil erosion rates in Dougherty Valley and the potential damage from development on soils with shrink-swell potential and identified these impacts as significant. The project description includes a geotechnical report and a grading plan for the Phase IV development site that conforms to state and county standards and includes all of the 1992 mitigation measures and 1996 mitigation measures which would reduce these impacts to a less than significant level. Furthermore, the 1996 SEIR analyzed the impact of potential injury to hikers on trails below known debris flows and identified this impact as significant. The project description includes the 1996 mitigation measure that would reduce this impact to a less than significant level. 30 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 There are no new significant impact or evidence that the update to the Dougherty Valley Specific Plan would substantially increase the already identified significant impacts; therefore, the already identified mitigations in the 1992 EIR and 1996 SEIR would be sufficient to bring all significant impacts to a less than significant level. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. M. HYDROLOGY AND WATER QUALITY The Dougherty Valley Specific Plan envisioned preserving the West and Main branches of Alamo Creek by enhancing them and adding flood control mechanisms which result in not net flow beyond the southern project boundary. The Specific Plan area lies in the Alamo Creek watershed. All of the drainages in the valley except the main and west branches are ephemeral. They drain by overland flow, channelized flow and shallow groundwater flow which ultimately discharges into the main channels or is lost to evaporation, or underlying shallow groundwater systems. Many of the drainage channels are deeply incised with erosive banks. Upstream of the project lies a watershed area of 2,443 acres in which extensive development is occurring. Downstream, Alamo Creek has been modified into a large flood control channel. Overbank flooding occurs in some portions of the planning area along the West and Main branches of Alamo Creek in the 100-year flood event. The detention basin is currently being reviewed by the County Public Works, Flood control Division. Storm Drainage Storm drainage will be collected in underground pipes in the streets and will be discharged to the West Branch of Alamo Creek and the Main Branch of Alamo Creek at various locations. Where feasible, drainage will be discharged into water quality ponds before entering the creek systems. A program of conceptual Best Management Practices (BMP) will be submitted in order to address water quality issues. Final BMP and hydrology analysis will be addressed with final grading plans. Discussion: The 1992 EIR identified 8 significant impact (including 3 cumulative) and all were found to be less than significant after adoption of mitigation measures. The 1996 SEIR identified 4 new significant impacts all considered less than significant after adoption of mitigation measures. The 1992 EIR analyzed the Dougherty Valley development plan against federal, regional and state standards for water quality and waste discharge. It identified increased water quality degradation as a significant impact. The project description incorporates a site specific drainage plan and the 1992 mitigation measure (10.4) that would reduce the 31 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 impact to a less than significant level because on-site retention and detention facilities would be provided and the quality of runoff would be controlled. The 1992 EIR identified increased erosion and extensive disturbance of existing drainage channels during construction as a significant impact. The project description incorporates a site-specific drainage plan and the 1992 mitigation measure (9.4, from Chapter 9: Soils and Geology) which would reduce this impact to a less than significant level by project grading design, subject to County approval. The 1996 SEIR analyzed the impact of potentially increased erosion due to the construction of creek channel crossings and identified this impact as significant. The project description incorporates the 1996 mitigation measures (4.4-2(a-e) which would reduce this impact to a less than significant level. The 1992 EIR and 1996 SEIR identified the risk of flood damage as a significant impact. The project incorporates a storm drainage plan and the 1992 mitigation measure (10.3) that would reduce this impact to a less than significant level. The Dougherty Valley Specific Plan included setbacks to remove housing from the 100-year flood hazard area. The project description includes setbacks which remove all housing from the 100-year flood hazard area. No development is planned within the creek structure setback zone. The 1996 SEIR did not identify any new related impacts. The 1992 EIR also identified increased runoff due to the conversion of open space to a developed condition as a significant impact. The project description incorporates a storm drainage plan and the 1992 mitigation measures (10.1 and 10.2) that would reduce the impact of flooding from local run-off to a less than significant level. The 1996 SEIR did not identify any new related impacts. The 1996 SEIR included hydrology studies performed by Carlson Barbee and Gibson and Ruggeri-Jensen & Associates that identified how the runoff from the Dougherty Valley Project would be reduced to pre-project levels at the County line. The analysis concluded that peak runoff would be reduced to below pre-project levels as well as below the flow limit of 4,,670 cfs at the County line with the construction of both the Windemere and Gale Ranch Basins. There are no new significant impact or evidence that the update to the Dougherty Valley Specific Plan would substantially increase the already identified significant impacts; therefore, the already identified mitigations in the 1992 EIR and 1996 SEIR would be sufficient to bring all significant impacts to a less than significant level. The proposed Specific Plan Update will have no additional significant new changes or substantially change the already identified impacts analyzed in the 1992 EIR and 1996 SEIR; therefore, no additional mitigations will be required for the Dougherty Valley Specific Plan Update—2005. 32 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 V. REQUIRED CEQA FINDINGS Pursuant to CEQA Guidelines Section 15164 guidelines: (a) The lead agency shall prepare an addendum to a previously-certified EIR if some changes or additions to the EIR are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR has occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. (c) An addendum to an adopted negative declaration may not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. (d) The decision-making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 1562 should be included in the addendum to an EIR, the lead agency's required findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. Pursuant to Section 15162, a subsequent EIR would be required if: (a) when an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will which require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously-identified significant effects. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously- identified significant effects. (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; 33 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 (B)Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (b) If changes to a project or its circumstances occur or the information becomes available after the adoption of a negative declaration. The lead agency shall prepare a subsequent EIR if required under subsection (a). Otherwise the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation. (c) Once a project has been approved, the lead agency's role in project approval is complete, unless further discretionary approval on that project is required. Information appearing after an approval does not require reopening of that approval. If after the project is approved, any of the conditions described in subsection (a) occurs, a subsequent EIR or negative declaration shall be prepared by the leas agency which grants the next discretionary approval for the project, if any. In this situation no other responsible agency shall grant an approval for the project until the subsequent EIR has been certified or subsequent negative declaration adopted. (d) A subsequent EIR or subsequent negative declaration will be given the same notice and public review as required under Section 15087 or Section 15072. A subsequent EIR or negative declaration shall state where the previous document is available and can be reviewed. VI. CONCLUSION The update of the Dougherty Valley Specific Plan will not result in new significant environmental effects not previously considered, nor will it increase the severity of previously-identified significant effects. The Addendum discusses the proposed Specific Plan update and the resulting environmental impacts. For each environmental factor, the Addendum establishes that there will be no significant environmental effect not already considered in the 1992 EIR and 1996 SEIR. Based on the environmental analysis in the Addendum, the Community Development Department had determined that the Specific Plan update does not require a subsequent EIR, and, thus, an addendum to the 1992 EIR and 1996 SEIR is the appropriate document for the action of updating the Dougherty Valley Specific Plan. 34 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 VII. SUPPORTING INFORMATION SOURCES The Following documents are available at Contra Costa County Community Development Department at regular business hours (7:30 am—5:00 p.m. M-F, closed I St 3rd, and 5th Fridays of the month) 651 Pine Street, Martinez, California. • Balance Hydrologics, Inc. Review of Hydrology Calculations for Pod 5, Gale Ranch Phase IV. September 15, 2004. • Contra Costa County. October 1992. Dougherty Valley Community Design Handbook • Contra Costa County. 1992. Final Environmental Impact Report,Dougherty Valley General Plan Amendment, Specific Plan and Related Actions, County File#2-91-SR/SCH#91053014.November 1992. • Contra Costa County. 1996. Draft Subsequent Environmental Impact Report,, Dougherty Valley General Plan Amendment GPA# 96-0001, Dougherty Valley Specific Plan Amendment SP #96-0001. August 1996. • Contra Costa County. 1996. Final Subsequent Environmental Impact Report, Dougherty Valley General Plan Amendment GPA# 96-0001,Dougherty Valley Specific Plan Amendment SP#96-0001. November 1996. • Contra Costa County. 1996. Development Agreement Between Contra Costa County and Shapell Industries, Inc. Relating to the Development of Gale Ranch. April 8, 1996. • Contra Costa County. 1996. Dougherty Valley Specific Plan. Adopted by the County Board of Supervisors.November 19, 1996. • Contra Costa County Superior Court. 1994. Agreement to Settle Litigation Relating to the Dougherty Valley General Plan Amendment, Specific Plan and Environmental Impact Report. Town of Danville, et al. v. County of contra Costa, et al. Case No. C 93-00231. May 11, 1994. • Darwin Myers Associates—Geologic Review for Gale Ranch, Phase IV- November 23, 2004 Letter. • Edward L. Pack Associates, Inc. 2004.Noise Assessment Study for the Planned"Gale Ranch IV". August 12, 2004 • Engeo Incorporated. 2004. Geotechnical Exploration(Volumes I and 11) for Gale Ranch Phase IV. June 18, 2004. 35 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 0 Hexagon Transportation Consultants, Inc. 2005. Gale Ranch Phase 4 Traffic study. 0 Korve Engineering, Final Report of the Dougherty Valley Transit Study, March 2004. 0 LSA Associates, Inc. 2001. Final Mitigation and Monitoring Plan,Volumes 1, Plan and Volume 11, Appendices—November 30, 2001. o LSA Associates, Inc. 2003. Mitigation Plan-Creek Corridor Exhibit—Gale Ranch.-June 27, 2001. 0 Ruggeri-Jensen-Azar&Associates. 2002. Detention Basin Design Study— February 7, 2002. o Ruggeri-Jensen-Azar & Associates. 2004. Vesting Tentative Map, Gale Ranch Phase 4 including Grading plan for site (shown on same sheet as the revised Vesting Tentative Map, dated December 1, 2004.) • Ruggeri-Jensen-Azar & Associates. 2004. Gale Ranch Phase 4, revised Final Development Plan. Dated December 1, 2004. • U.S. Army Corps of Engineers—Letter dated August 9, 2004—Dougherty Road Realignment. 36 Dougherty Valley Specific Plan-2005 Update: Addendum,May 2005 EXHIBIT #6 LIST OF AMENDMENTS UNDER DOUGHERTY VALLEY SPECIFIC PLAN UPDATE - 2005 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) The following is a list of the final 2005 amendments to the Dougherty Valley Specific Plan that have been requested by Contra Costa County, the City of San Ramon, the Town of Danville and the landowners. All references are to the June 2005 edition of the document that shows these edits and formatting, punctuation, or other minor editorial changes that do not change the meaning of the text as it stands. There were three categories of amendments to the Specific Plan: (1) The first category of amendments are updates that bring the document up to date, correct format and figure citations and/or to bring it into conformance with County or City regulations and the entitlements (tentative maps) already granted for the implementation of the Specific Plan. As needed, unique updates are explained parenthetically. Changes to the figures are described at the end of the list. (2) The second category of amendments have an "R" after them. The "R" amendments are changes to the Specific Plan required by the California Department of Fish and Game, the U.S. Army Corps of Engineers and/or the United States Department of Fish and Wildlife. The requirements of these agencies necessitated the following major changes to the Specific Plan in order to avoid and expand habitat areas: a) the relocation of the Community Park facilities from the confluence of the Main and West Branches of Alamo Creek; b) the realignment of Dougherty Road; c) the reconfiguration of the Class 1 bikeway from near the West Branch creekbed to the top of its western bank; and, d) the redesign of the Village Center to incorporate a wildlife connectivity corridor through the middle of it. (3) The third category of amendments relate to the request by the City of San Ramon to remove reference to trail overcrossing (bridge) structure requirements. LIST OF TEXT CHANGES BY PAGE NUMBER Page 1-1, 2nd paragraph, 2nd line: replace "is a proposal for" with "will be". Page 1-1, last paragraph, 2nd line: replace "landscaped" with "revegetated". R Page 1-1, last paragraph, 4th line: insert "perimeter". R Page 1-2, 7th line: delete "linear parkland such as", "landscaped" and "and the large community park, with its playfields and public gathering places". R 1 EXHIBIT #6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP##03-0001) Page 1-2, 3rd full paragraph, 3rd line: delete "possibly". Page 2-1, 3rd paragraph, 1St line: replace 5,979"with "5,978". Page 2-2 (2): insert dates: "November 19, 1996" and the date of this amendment. Page 2-2 (4), third line insert "(assigned to Windemere BLC Land Company LLC)": Page 2-2 (6): insert at end: "(The Settlement Agreements)". Page 2-2, last paragraph, 2nd line: insert ", San Ramon" Page 2-4 (2), 3rd line: add "and restored". R Page 2-4 (3), 6th line: insert "and" then delete ", near to a prominent water feature, perhaps a lake, that is part of the major community park" and then insert"that adjoin". R Page 2-4 (3), 9th line: delete "are planned at the foot of the water feature with a" R Page 2-4 (3), 11th line: insert "would be located". Page 2-5, 8th line: delete "sound". Page 2-6 (5), 13th line: replace "planned" with "located" Page 2-6 (5), 14th line: delete "Another potential golf course is in the neighborhood immediately south of Hidden Valley". Page 2-6 (6), 3rd line: delete "Windemere Parkway" and insert "the open space". Page 2-6,(6), 4th line: delete the second "the open space". Page 2-7, 1St line: replace"... the valley floor, linking..." with "the valley floor. Linking... Page 2-7, 1St line: replace "through"with "will be". Page 3-2, 1St line: insert ", East". Page 3-2, 2nd paragraph, 1St line: insert "last 150". 2 EXHIBIT #6 BOS HEARING 812!2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Page 3-2, 4 th paragraph, Vt line: replace "within a mile and a half'with "in close proximity to Page 3-4, 3rd full paragraph, 1St line: replace "Within the past fifteen years, 8,000 dwelling units were approved by local jurisdictions in the areas surrounding Dougherty Valley to the north and west." with " Within the past twenty years, some 8,000 dwelling units were approved by jurisdictions surrounding Dougherty Valley." Page 3-4, 4th full paragraph, 9th line: replace "Ranch Partners"with "BLC Land Company LLC" (This name change is made consistently throughout the document.) Page 3-4, last paragraph, 2nd line: delete "Today". Page 3-4, 1St line: replace "is" with "was" and 3rd line: replace "are"with "were". th "Pa a 3-5 4line: delete continues to replace servewith 99 served". Page 3-5, (D), 1St paragraph: update of verb tenses throughout. Page 3-5 (E), 1 St line: replace "Dougherty Valley lies entirely within the unincorporated area of Contra Costa County." with " The Dougherty Valley lies within Contra Costa County." Page 3-6, 2nd paragraph, 4th line: delete "the" and "and neighboring Tassajara Valley" (due to change in Urban Limit Line) Page 3-6, 5th line: replace "The site"with "Dougherty Valley". Page 3-6, 7th line: replace "San Ramon has envisioned Dougherty Valley ..." with "Dougherty Valley is envisioned to be fully integrated into the City of San Ramon by way of rolling annexations, as... Page 3-6, last paragraph: delete entire paragraph. Page 4-2, 2"d paragraph, 2"d line: replace "may" with "will". Page 4-2, 2nd paragraph, 7th° line: delete "recreation". R 3 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03,0001) Page 4-6 Land Use Table: all of the numbers in the table have been updated to correspond to approved implementation plans. "MU" has been changed to W-8" and "P/SP" has been changed to "PS". Page 4-6. Land Use Table, 3rd footnote: delete it (no longer applicable) Page 4-7, (C) heading: replace "MU" with W-8". Page 4-7, (C), 3rd line: delete "recreational" (recreation facilities have been relocated). R Page 4-7, last line: delete "and in the large Community Park". R It Page 4-8. 1st full paragraph,, 4th line: delete in addition to a 72- acre community park R Page 4-8, 1st full paragraph, 7th line: replace "uses"with "amenities". Page 4-8, 2nd full paragraph, 2nd line: delete "parks,". Page 4-8. 3rd full paragraph, 4th line: replace "grid pattern"with "area" (the 300-foot wide wildlife conductivity corridor running through the middle of the Village Center rendered a grid pattern infeasible). R Page 4-9. 1st line: replace "fire station"with "child care ts Page 44, 2nd line: replace "sheriff' with "police" and replace "along the edge of" with "within" Page 4-9 5th line: delete "the community park". R Page 4-7, last paragraph, 5th line: delete ", transverse the Village Center" (Village Center Neighborhood Plan is approved and does not include a light rail ROW traversing the Village Center.) Village Center Plan diagram footnote: delete "Other solutions may be proposed during the Village Center Plan approval process." (Village Center Neighborhood Plan has already been approved.) Page 4-10, 1stand2nd lines: delete "and sports" and "and sport". R 4 EXHIBIT #6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update—2005 (County File: SP#03,0001) Page 4-10; 6th line: replace "park" with "plaza" (see approved Village Center Neighborhood Plan). Page 4-11, Table 2: Add Day Care/ Independent Operator; under Community Facilities, insert It and Police Page 4-11, 1 St full paragraph, 7th line: replace 380,000 with 680,000 (This was an error in the 1996 document. 680,000 is consistent with the Settlement Agreement and other references in the 1996 Plan.) Page 4-11, last paragraph, 1 st line: delete "almost equally' and "Industries". Page 4-12, (E) heading: replace "P/SP"with "PS". Page 4-12,(E) , 2nd line: insert"/police"; insert ", City Service Center and Recycling Center". Page 4-13: clarify Policy LU-11 to match Figure 4-1: Land Use, by replacing existing text with the following:Policy LU=1 1: Identify land uses for the Camp Parks Reserve Forces Training Area recognizing the presence of military uses and activities compatible with the proposed adjacent community. Camp Parks is designated as Public/Semi-Public (PS) in recognition that there will be continuing military training activities on the Army property. Lands abutting the military property are designated for uses that are compatible with continuing military training. The approximately 950 -acre portion of Camp Parks within Contra Costa County is characterized by a major ridge mass and relatively steep terrain, with the exception of two parcels of land, one of which is a gently sloping site east of Dougherty Road near the county line and the other a valley in the north part of the Army property. This Public/Semi-Public designation will also function as the equivalent to the Open Space designation because the hills and ridges of this portion of Camp Parks would complement the easterly ridge open space in the Dougherty Valley and open space to the south in Alameda County. Such a designation would ensure that most of Dougherty Valley would be framed by open space. 5 EXHIBIT#6 BOS HEARING 8!212005 List of Amendments Under Dougherty Valley Specific Plan Update—2005 (County File: SP#03-0001) Page 4-13, last paragraph, 3rd line: insert "Except in creek corridor habitat conservation areas where access is restricted,". R nd " " " is a 4-14 1St full paragraph, 2line: replace along with alongside Page 4-14, 2nd full paragraph, 1St line: delete "Figure 5: Land Use, Figure 17: g g Community Facilities and". Page 4-14, 3rd full paragraph, 4th line: insert ", the Main and West Branches of Alamo Creek:". R Page 4-14, 3rd full paragraph, 6th line: insert "adjacent" R Page 4-14, 3rd full paragraph, 8th line: delete on Windemere's land" and delete "on the northeasterly corner of Shapell's property". Page 5-4, Policy H-8, 4th line: replace "minimum of twenty years for for sale units and thirty years for rental units" with "as defined by the Dougherty Valley Affordable Housing Program". Page 5-4, 2nd full program ro paragraph, amend as follows: The implementation of a ram for affordable housing for the Specific Plan will include a requirement for a Dougherty Valley Affordable Housing Program (DVAHP) in which developers and the County define the overall development concept for affordable residential neighborhoods, including a housing program, grading, design character and locations of parks and community facilities.. How the required affordable units will be provided and the proposed number of units by County designated income category will be further refined by the DVAHP. It is desirable that affordable housing remains affordable, i.e., attainable for the duration of this project. Affordable units shall be maintained for the periods identified in the DVAHP. (changes made to be consistent with the DV Affordable Housing Program) Page 6-2, 1St paragraph, 6th line: replace "H which follow Figure 8: Circulation" with "M ". g , on Figures Page 6-2, 2nd paragraph, 5th line: delete " proposed Page 6-2, (B), 2nd line: replace former word "reconstructed". Page 6-2, (B), 4th line replace "from San Ramon, across Dougherty Road as a six-lane 9 Y arterial street through Dougherty Valley with a right-of-way reserved for a potential 6 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) future rail transit line" with " from the westerly limit of Dougherty Valley to its northerly intersection with Dougherty Road and then from that Dougherty Road intersection, it transitions to a four-lane arterial street. Right-of-way within the Bollinger Canyon Road corridor will be reserved for a potential future light rail transit line" Page 6-2, (B), 11th line: replace "parkway" with "major arterial". Page 6-2, (B), 11 th line: replace "the parkway" with "It". Page 6-2 (B), 15th and 17th lines: replace "East Branch Road" with "East Branch Parkway" NOTE: this is a global change and is not noted again. Page 6-4, (C)4th 1 paragraph, 1St line: delete "major". Page 6-5, 1St line: replace "bus" with "transit" and insert "and City of San Ramon". Page 6-5, 5th paragraph, lines 3, 5, and 8 (and wherever else this appears in the document): insert "light" ahead of rail. Page 6-6, 1 St full paragraph, 5th line: replace "will" with "could". Page 6-6, (D), 2nd paragraph: 2nd line: replace "Systems" with " Demand". Page 6-6, (D), 2nd paragraph: 3rd line: replace TSM with TDM and replace isprograms" p with Ordinance". Page 6-7, 1St full paragraph, 1St line: replace entire 1St sentence with"A multi-use trail (Class I bikeway)that provides a separate right-of-way for bicyclists and pedestrians will be installed alongside the West and Main Branches of Alamo Creek corridor." R Page 6-7, 1St full paragraph, 5th line: amend sentence as follows:" The trail willp rovide access to the Village Center and schools and will allow bicyclists to travel north-south through Dougherty Valley alongside the open space corridors." R Page 6-7, 2nd full paragraph, last line: retain former last sentence insertingDougherty g rty Road". Page 6-8, 1St full paragraph, , 4th line: insert: "and at grade on crossings will be relied upon p to connect trails or paths that intersect with major arterial streets" and delete "Vertical separation at the key linkages of the eastern and western portals of the valley will be provided, where feasible" and delete "and appropriate" and insert "However, this policy 7 EXHIBIT#6 BOS HEARING 812/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) does not preclude the possibility that a grade separation of a trail or path from a major arterial street could be accomplished using an underpass located in a creek corridor if such structure would be permitted by the resource agencies." Page 6-8, 2"d paragraph, 2nd line: delete "class one" and "trail"; insert "circulation" and insert "light". Page 6-10, last paragraph, last line: insert as final sentence "When planning for parking, consideration should be given to the timing of parking needs for adjoining land uses and, to the maximum extent possible, reciprocal parking agreements could be used to reduce the overall amount of parking devoted to parking." (This is consistent with the approved 2004 Village Center Neighborhood Plan) Page 7-1, 3rd paragraph, 2"d line: replace "5,979"with "5,978". Page 7-2, 1St paragraph, 3rd line: replace 1,700" with "2,000" and replace "5,979"with "5,978". R Page 7-2, 1St paragraph, 6th line: replace "Another 300" with "Additional open ace" p p Page 7-2, 1St paragraph'9th line: replace "and" with "with limited". R Page 7-2, 1St paragraph, 12th line: replace "nearly 400" with "over 350". R Page 7-2, 1St paragraph, 14th line: replace "3,000"with "3,200". R Page 7-3, 1St full paragraph, last line: insert"One would be able to traverse the entire site via a public trail system by foot, bicycle or on horseback.". Page 7-4, Table 3: numbers updated to correspond to approved implementation plans. Page 7-5, 5th full paragraph, 1St line: replace "at a minimum one... with "One..."R (Onlyp � one can be provided given sensitive habitat areas on the western ridge) Page 7-6, 1 St full paragraph, last line: replace "will" with "should". Page 7-6, 1St full paragraph, 5th line: delete "homeowner association owned" since an of a number of entities could provide this) Page 7-7, Policy OSC-7, 2"d line: insert "GHAD". 8 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update—2005 (County File: SP#03-0001) Page 7-7, 1St full paragraph, 4th line: insert ", San Ramon, Contra Costa County and GHAD". Page 7-7, 2nd full paragraph, 1St line insert ", East Branch". Page 7-7, 2nd full paragraph, 4th line: insert "and act as habitat conservation areas for protected indigenous species". Page 7-7, 2nd full paragraph, last line: insert new sentence: "The multiple uses for the creek corridors are to be accommodated once agreements are reached between the landowners and the resource agencies responsible for the protection of threatened and endangered species that may inhabit the creek corridors.". Page 7-7, last paragraph, 4th line: insert "edges of the" and ", East" and replace would" with "could". Page 7-7, last , 7th line: replace "roughly" with "over". Page 7-8, 1St full paragraph, 4th line: replace it with It Page 7-8, 1St paragraph, 6th line: replace "along"with "alongside". Page 7-8, 3rd paragraph, 4th line: replace it with It or expanded Page 7-8, 3rd paragraph, 6th line: replace "have been"with "will be". Page 7-10, last paragraph, 1 St line: replace "possible" with "practicable". Page 7-10, last paragraph, 5th line: replace "exceeds"with "complies with". Page 7-10, last paragraph, 7th line: replace "their permit application"with "the development applications". Page 8-2, Table 4: numbers updated to correspond to approved implementation plans; in footnote#5 replace "may be" with "will be". (It is approved part of 2004 Village Center Plan.) Page 8-3, 1St paragraph, 4th line: insert "day care,". Page 8-3, 4th paragraph, 3rd line: after"15", insert "-20". 9 EXHIBIT #6 BOS HEARING 8/212005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Page 8-3, 4th paragraph, 5th line: delete is of the middle schools". Page 8-4, 2nd paragraph, 4th line: delete "Detention basins that are incorporated into the creek corridors for flood control may be supplemented by playing areas that function as part of the stormwater detention basins during the larger storms." Page 8-4, 3rd paragraph, 6th line: replace Is for" with "accommodates a". Page 8-5, 3rd paragraph, 1St line: replace "One central 72-acre Community Park is planned as part of the Village Center. It will contain landscaped park areas and..." with "Two Community Parks are planned: a 30-acre park on Shapell property and a 15-acre park on Windemere property. They both will contain ...".R Page 8-5, 3rd paragraph, 5th line: replace "An extensive linear park system encompassing more than 200 acres will follow along the Alamo Creek corridors, offering stretches of parkland with intermittent play facilities..." with "A park system follows alongside the Alamo Creek corridors, offering intermittent parklands and play faci I ities..." R Page 8-6, 2nd line: replace "120"with 188.5". Page 8-6, 5th line: replace "405-481"with "144-224". Page 8-6,1 St full paragraph: delete entire paragraph. R Page 8-6, 2"d full paragraph, 1St line: delete "potential". Page 8-6, 3rd full paragraph, last sentence: delete entire sentence. Page 8-7, Policy CF-8, last line: insert "from a substation located within the Village Center". Page 9-1, 2nd paragraph, 3rd line: insert", cable, telecommunications" Page 9-1, 3rd paragraph, 3rd line: insert new final sentence "DSRSD has annexed Dougherty Valley, except for the Coyote Creek area that is under EBMUD's jurisdiction, and will serve the annexed area." Page 9-1, last paragraph, 1 St line: replace "is to" with "will" and delete "preferred". (DSRSD is the provider.) 10 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Page 9-1, last line: insert "except for that portion under EBMUD's jurisdiction." and delete "DSRSD's willingness to serve is predicated upon securing enough water in sufficient quantity to serve that there will be water in sufficient quantity to serve the build out of Dougherty Valley and provide greater reserves than now enjoyed by DSRSD's 21,000 existing customers."And insert "The California Superior Court has validated the capability of DSRSD through Zone 7 to provide water to serve the build out of Dougherty Valley.". Page 9-2, 2"d full paragraph, 1St line: replace "DSRSD" with "Zone 7". Page 9-2, 2nd full paragraph, 5th line: replace "is being"with "has been". Page 9-2, last paragraph, 1St and 2"d lines: replace "would"with "will". Page 9-3, 1St paragraph, 2"d and 7th lines: replace "would"with is Page 9-3, 1St paragraph, 6th line: insert ", with the potential for a third,". Page 9-3, 3rd paragraph: delete entire paragraph. Page 9-5, last paragraph, 1St line: delete "recently". Page 9-7, 1St full paragraph, 9th line: insert "and water quality ponds". Page 9-7, 3rd full paragraph, 1 St line: delete "Earlier topographic surveys have been done but further research is needed to validate or amend the results." Page 9-9, last paragraph, 1St line: replace "Pacific Bell" with "SBC Communications". Page 9-10, 2"d full paragraph: insert "Standards for the siting g, design, modifications and maintenance of telecommunication facilities are embodied in the City of San Ramon Ordinance No. 354." Page 9-10, (1), 1 St line: replace "SRVFPD currently has eight stations and a staff of 180 personnel. They anticipate adding a ninth fire station located in southern San Ramon on July 1,1997." with "SRVFPD had eight stations and a staff of 180 personnel in 1996. A ninth fire station has been added to Dougherty Valley." 11 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Page 9-11, (3) 1St line: replace "eventual configuration of the developments" with "results of fire responses studies conducted throughout site development," and replace "potentially" with "one or". Page 9-11, 1St paragraph, 4th line: replace "up to" with "one or". Page 9-12, 1St full paragraph, 1 St line: replace "may" with "will". Page 9-12, 1 St full paragraph, 2nd line: insert "One is planned within the Village Center." Page 10-2, 1St full paragraph, last line: delete "community sports facilities,". R Page 10-4, 4th full paragraph, 2nd line: replace "should"with "could". R Page 10-5, 1St full paragraph, 8th line: insert "native".R Page 10-5, 1St full paragraph, 9th line: insert ", while preserving habitat conservation areas, as needed". R Page 10-5, 2nd paragraph, 1St line: replace "improved"with "preserved" and replace Is with "viewed". Page 10-5, 2nd paragraph, 2nd line: delete and used for a variety of reasons". Page 10-5, 2nd full paragraph, 4th line: replace "creek" with "creek-edge" and "it" with "a trail". Page 10-5, 3rd paragraph, 1St line: replace "corridor" with "corridors' trails". Page 10-5, 5th paragraph, 4th line: insert "to set aside habitat conservation areas". Page 10-5, 5th paragraph, 7th line: replace "side" with "edge". Page 10-6, 5th paragraph, 9th line: replace "pristine with "naturally". Page 10-6, 2nd paragraph, 4th line: replace Community Park" with "Village Center". Page 10-6, 1St paragraph, 2"d line: delete "and illustrated previously". Page 10-9, Table 5: numbers and footnotes updated to correspond to approved implementation plans. 12 EXHIBIT #6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update—2005 (County File: SP#03-0001) Page 10-10, 1 St paragraph, 1 St line: delete "averaging six (6) feet wide". Page 10-12, 2nd paragraph, lines 6 & 10: delete "Community Park". Page 10-12, 2nd paragraph, 13th line: replace "Community Park" with "creek corridor". R Page 10-12, 3rd paragraph, 11th line: delete "and the adjacent Community Park". Page 10-12, last paragraph, 1St line: delete "and relationship to the Community Park". Page 10-12, last paragraph, 5th line: delete "Community Park and" Page 10-10, last paragraph, 8th line: delete "Community Park softscape (such as picnic areas) and insert"the natural creek corridors". R Page 10-14, 3rd full paragraph, 4th line: delete "A minimum width of 50 feet, they will vary based on topographic considerations. Page 10-15, last paragraph, 1St line: delete "which will be provided" and lines 2 and 3: revise verb tense. Page 12-1, (12) heading: replace "THE" with "COUNTY AND CITY"; and make PLAN plural. Page 12-1, first paragraph: replace the paragraph as follows: "The Contra Costa County General Plan 1990-2005 (January 29, 1991) has been amended by the Dougherty Valley General Plan Amendment (December 22, 1992), the CountryClub at Gale Ranch General Plan Amendment (December 20, 1994) and the Dougherty Valley General Plan Amendment (November 11, 1996). The Contra Costa County General Plan 1995-2010 was reconsolidated on July 23, 1996, and the Contra Costa County General Plan 2005-2020 was once again reconsolidated on January 18, 2005. Accompanying the 2005 Dougherty Valley Specific Plan update is an amendment to the Contra Costa County General Plan 2005-2020, which updates the Land Use Element map to reflect the realignment of Dougherty Road and changes in land use designations for the Dougherty Valley area, as revised under the updated 2005 Specific Plan. Page 12-1, 2nd paragraph, 3rd line: insert "and the City of San Ramon General Plan". 13 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Page 12-1, 2nd paragraph, 4th line: insert "County". Page 12-1, last paragraph, 1St line: insert ", and the San Ramon General Plan". Page 12-3 (E), 3rd line: insert ", service center" Page 12-3, (E), Housing Policy: amend as follows: Housing Affordability 6-13. To provide housing to meet the needs of all income groups in the County, and provide fair share allocations by income category with the identified governmental, market, economic and environmental constraints. (Countywide General Plan was updated, changing the affordable housing goal.) Page 12-4, Conservation Goal: amend as follows: CONSERVATION (pg. 8-26) 8-D.To protect ecologically significant lands, wetlands, plants and wildlife habitats . (Countywide General Plan was updated, changing this goal.) Page 13-2, 1St and 2nd full paragraphs: deleted entirely (the same text appears on page 13-3.) Page 13-3, 5th paragraph, 1St line: insert "(assigned to Windemere BLC Land Company LLC)" Page 13-5, 3rd full paragraph, 2nd line: insert "elements". Page 13-5(5) Heading: delete "and Community Park", Page 13-5, 5th full paragraph, 6th line: delete "spectrum of recreational activities proposed for the"; insert "Alamo Creek corridors" and delete 72-acre Community Park". R Page 13-5, last paragraph: delete entire paragraph. R Page 13-8(10): insert the following after the first paragraph: "A Master Property Tax Transfer Agreement for the allocation of property taxes between Contra Costa County and the City of San Ramon was entered into in 1998. This tax transfer agreement along with the October 15, 1997 Memorandum of Understanding between Contra Costa County, the City of San Ramon, Shapell 14 EXHIBIT #6 BOS HEARING 81212005 List of Amendments Under Dougherty Valley Specific Plan Update—2005 (County File: SP#03-0001) Industries and Windemere Ranch Partners (assigned to Windemere BLC), relating to the Development of Dougherty Valley, and the Master Settlement Agreement reached in 1994 between the County, City of San Ramon, Town of Danville, and the developers of Dougherty Valley, anticipate that there will be a series of phased annexations of the Dougherty Valley into the City of San Ramon. To date, there have been seven annexation applications approved by Contra Costa County Local Agency Formation Commission relating to annexation of Dougherty Valley into the City of San Ramon." Page 13-9, 4th paragraph, 1St line: replace "will be"with "has been". Page 13-9, 4th paragraph, 7th line: replace "contract with the City of San Ramon for most of the public services" with "fund through the City of San Ramon most of the public services". Page 13-10, 1St line: insert "U.S. Fish and Wildlife".R Page 13-10, 2nd full paragraph, 3rd line: insert "Prior to 2003, " Page 13-10, 2nd full paragraph, 5th line: insert new sentence "In 2003, the threshold dropped to one or more acres of disturbed land." Page 13-10, 3rd fullparagraph, 1St line: insert "minimize"; and insert "the pollution of water resources" and delete "siltation and wind blown dust and debris." Page 13-9, last paragraph" insert " One component of this program is the reduction of stormwater pollution that occurs during grading and construction phases of development. Projects under the State's NOI are required to implement a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP contains Best Management Practices (BMP's) that prevent or minimize stormwater pollution (i.e., silt fences, dust control, chemical storage and good housekeeping)." Delete apostrophes in next sentence. Page 13-10, 5th full paragraph, 9th line: insert "developed by a registered geotechnical engineer". Page 13-10, last paragraph, 4th line: insert "erosion control". Page 13-11, 1 St line: insert " If the GRAD is not the responsible party for these measures, the Plan of Control shall identify the appropriate responsible agencies and specify the necessary coordination of such responsibilities with the GHAD." 15 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Page 13-12, 4th paragraph, last line: replace "supplemented"with "funded". Page 13-12, 5th paragraph, last line: replace It with "accepted". Page 13-12, Table 7: Numerous corrections made in Operations and/or Maintenance column to reflect who does or may in the future operate or maintain each service or facility. GRAPHIC CHANGES BY FIGURE NUMBER All figures have been updated to show the current land use base as shown on Figure 4- 1: Land Use, current surrounding development and entitlements granted. All of the figures are now in electronic (PDF) files. GLOBAL CHANGES MADE TO ALL FIGURES ■ Dates changed on ALL graphics to "June 2005" ■ Except on Figure 3-4: Land Ownership, notation for Camp Parks changed to just "Camp Parks" on all figures ■ Land use areas and/or designations changed per Figure 4-1: Land Use ■ "P/SP" on all maps and legends changed to "PS" ■ "MU" on all maps and legends changed to "M-8" ■ "ML" area added to Windemere below East Branch Parkway on all maps ■ On maps and sections, "East Branch Road" changed to "East Branch Parkway" ■ Legends revised to match map changes. ADDITIONAL CHANGES SPECIFIC TO PARTICULAR FIGURES Figure 3-1 • Addition of Urban Limit Line • Plan Area line corrected to include Camp Parks • Adjustments to Residential Development and Park boundaries • Specific delineation of Military Base Figure 3-2 • Additional callout for Red Legged Frog and California Tiger Salamander Habitat (R) Figure 3-3 • Update of Planned Urban Areas outline 16 EXHIBIT #6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) • Elimination of separate designation of Contra Costa County Urban Limit Line Figure 3-4 • Revision of Windemere and Camp Parks acreages from 2,379 and 892 respectively to 2,320 and 950 • In footnote delete "Acreage does not reflect proposed land transfer." Figure 4-1 • Revision of Dougherty Road alignment (R) • Denser residential land use designation (SH) along Dougherty Road (R) • Change of ML designation at south end of Dougherty Road to PR Community Park and Staging Area and P/SP (R) • PR designation along Alamo Creek to OS (R) • Additional PR designations throughout for neighborhood parks • Addition of wildlife corridor through MU area (R) • Change to PS designation for the Fire Station, relocated middle school site Middle School Site, and portion of Camp Parks Military Reserve Training in Contra Costa County • Added ML designation along East Branch Parkway for townhouse site Village Center graphic • Addition of wildlife corridor and consequent redesign (R) • Addition of community college Receiver Sites Diagram • Changes as outlined for Fig. 4-1 • Redistribution of receiver sites Figure 5-1 • Footnote added saying: "* Mixed Use M-8 area". Figure 6-5 • Replaced "Interim parking or" with "Potential" in light rail ROW. Figure 6-6 17 EXHIBIT #6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update—2005 (County File: SP#03-0001) • New Figure showing additional collector sections (consistent with approved tentative maps) Figure 6-7 • Additional Cul-De-Sac section (consistent with approved tentative maps) Figure 6-8 • Dimension call-out corrections • Additional dimension call-out in plan of P.U.E. Figure 6-10 • Major bus routes along Dougherty Road, Windemere Parkway, and East Branch Road became Potential Secondary Bus Routes • Along Bollinger Canyon Road, the most northerly Park and Ride is no longer a Shared Use lot. The Park and Ride near the intersection of Bollinger Canyon and Windemere Parkway is now designated "Potential". The Shared Use Park and Ride on Dougherty Road moved south to the new Community Park on Dougherty Road. Figure 6-11 • Trails realigned to reflect previously Approved Dougherty Valley Trails Plan • Staging Area on Dougherty Road moved south into Community Park on Dougherty Road to avoid sensitive habitat area (R) • Relocation of Class 1 Bike Routes (R) • In the Legend, "Landbridge" is replaced with "At-Grade Trail Crossing/Optional Underpass*" and related footnote added "Subject to Resource Agencies' Approval" Figure 7-2 • Trails, both on and off site, and parks updated to reflect approved Dougherty Valley Trails Plan (R) • Proposed parks designation eliminated Figure 7-3 • Alamo Creek corridor width designations changed from 300' to 600'+ (R) Figures 9-1, -2, & -3 • Utility Figures have been updated per DSRSD, Shapell and Windemere tentative maps 18 EXHIBIT#6 BOS HEARING 8/2/2005 List of Amendments Under Dougherty Valley Specific Plan Update —2005 (County File: SP#03-0001) Figures 10-1, -29 & -3 • Updated to reflect new 600' and 200' protected corridors with the addition of water quality ponds and the loss of recreational opportunities in the corridor and fences around pond(R) Figure 10-4 • Changes as outlined for Fig. 4-1 (R) • New trail plan as shown in Fig. 6-11 (R) • Elimination of Nature Trail category (R) • Change of Creek Corridor category to Habitat Conservation Corridor(R) • Changes in park locations as shown in Figure 4-1 (R) Figure 10-5 • Elimination of connections to creek in Neighborhood Park Adjacent to Creek Corridor ands wider creek corridor setbacks depicted(R) Table 6 • Neighborhood Park size changed from 5-10 acres to 4-10 acres, and Community Park from 72 to 45 acres. 19 EXHIBIT #7 NOTICE OF PUBLIC HEARING (NEWSPAPER AND NOTIFICATION MAILING LIST) NOTICE OF PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF SUPERVISORS ON PLANNING MATTERS SAN RAMON AREA NOTICE is hereby given that on Tuesday, August 2, 2005, at 1:00 p.m. in the County Administration Building, 651 Pine Street,Room 107 (corner of Pine and Escobar Streets),Martinez, CA, the Contra Costa County Board of Supervisors will hold a public hearing to consider the following matter: DOUGHERTY VALLEY SPECIFIC PLAN UPDATE: SPECIFIC PLAN AMENDMENT AND GENERAL PLAN AMENDMENT (COUNTY FILES• SP#03- 0001 AND GP#03-0006). This project involves an update of the Dougherty Valley Specific Plan and a corresponding amendment to the Contra Costa County General Plan (2005-2020) Land Use Element Map. The proposed action would cover the following: SPECIFIC PLAN AMENDMENT(COUNTY FILE: SP#03-0001) A. Incorporate revisions to the Specific Plan updating text and figures, correcting format and figure citations, and generally bringing the document into conformance with regulations and entitlements (subdivision maps) approved by the County since the Dougherty Valley Specific Plan was adopted on November 19, 1996. B. Incorporate revisions to the Specific Plan to reflect the requirements of the California Department of Fish and Game (DFG), the U.S. Army Corps of Engineers (ACOS), the California Regional Water Quality Control Board (RWQCB), and United States Department of Interior, Fish and Wildlife Service (USFWS) since the Dougherty Valley Specific Plan was adopted on November 19, 1996. Subsequent to the Specific Plan adoption in 1996 the requirements of certain agencies have resulted in changes in the design of facilities and development within the Specific Plan area in order to avoid impacts to sensitive habitat areas and to expand coverage and protection of habitat areas. Text and figures in the Specific Plan would be updated to reflect changes required by state and federal agencies. C. Incorporate the request by the City of San Ramon to remove all reference in the Specific Plan relating to the requirements for provision of trail overcrossing (bridge) structures in the Dougherty Valley Specific Plan area. Text and figures in Specific Plan would be revised to reflect the City of San Ramon's request to remove the trail overcrossing requirement. GENERAL PLAN AMENDMENT(COUNTY FILE: GP#03-0006) D. An amendment to the Contra Costa County General Plan (2005-2020) updating the Land Use Element Map for the Dougherty Valley area to correspond with the revised and updated Land Use Map in the updated Dougherty Valley Specific Plan. The amended Land Use Element Map would reflect the realignment of Dougherty Road and changes in land use designations. The location of the subject site is within the unincorporated territory of the County of Contra Costa, State IN of California, generally identified below(a more precise description may be examined in the Office of the Community Development Director, County Administration Building,Martinez, CA): Dougherty Valley, encompassing 5,978 acres of land located in south central Contra Costa County, immediately north of the Alameda County line and east of the City of San Ramon Prior to the hearing, Community Development Department staff will be available on Tuesday, August 2, 2005 at 12: 00 p.m., in Room 108, Administration Building, 651 Pine Street,Martinez, California,to meet with any interested-parties in order to(1) answer questions; (2)review the hearing procedures used by the Board; (3)clarify the issues being considered by the Board; and(4)provide an opportunity to identify,resolve, or narrow any differences which remain in dispute. If you wish to attend this meeting with staff,please call Patrick Roche at(925)335-1242 of the Community Development Department,by 3:00 p.m., Monday, August 1, 2005,to confirm your participation. Date:Jule 20, 2005 John Sweeten, Clerk of the Board of Supervisors and County Administrator By. C Katherine Sinclair,Deputy Clerk 1% Building Inspection Environmental Health., Concord Public Works - Flood Control INTEROFFICE INTEROFFICE INTEROFFICE PW - Engineering Services Historical Resources Information CA Native American Heritage System, Building 300 Commission INTEROFFICE 1303 Maurice Avenue Sonoma State University 915 Capitol Mall, Room 364 Rohnert Park,CA 94928-3608 Sacramento CA 95814 CA Fish & Game, Region 3 US Fish &Wildlife Service San Ramon Valley Fire District California/Nevada Operations 1500 Bollinger Canyon Road PO Box 47 Division of Ecological services San Ramon CA 94583 Yountville CA 94599 2800 Cottage Way, Suite W-2606 Sacramento CA 95825 Dublin-San Ramon Services Central CC Sanitary District Phil Wong District 5019 Imhoff Place City of San Ramon 7051 Dublin Boulevard Martinez CA 94553 2226 Camino Ramon Dublin CA 94566 San Ramon CA 94583 Kevin bailey San Ramon Valley Unified Darwin Myers Town of Danville School District 510 La Gonda Way 699 Old Orchard Drive INTEROFFICE Danville CA 94526 Danville CA 94526 Community Development L'I(y of Pleasanton City of Dublin Sheriff Off ice - 50 Glacier 200 Old Bernal Avenue 100 Civic Plaza INTEROFFICE PO Box 520 Dublin CA 94568 Pleasanton CA 94566 James M. Eaneman Brian Olin Paul Menaker Lennar Homes Lennar Homes 1921 Knollcrest Court 6121 Bollinger Canyon 6121 Bollinger Canyon San Ramon CA 94582 Suite 500 Suite 500 San Ramon CA 94583 San Ramon CA 94583 Clark Morrison Cecily Talbert ban Coleman Morrison & Forester Bingham McCutchen LLP Shapell Industries 101 Ygnacio Valley Road, Suite 450 1333 N. California Blvd, Suite 210 100 N. Milpitas Blvd, Suite 200 Walnut Creek CA 94596-8130 PO Box V Milpitas CA 95035 Walnut Creek CA 94596 Public Works - Public Works - Brian Balbas Public Works - Teri Pie Heather Ballenger INTEROFFICE INTEROFFICE INTEROFFICE clic Works - Eric Whan Public Works Dougherty Valley Specific Plan INTEROFFICE Transportation EngineeringAgencies and Interested Parties INTEROFFICE 7/2005 r mi Dougherty Valley how 70 Specific Plan Contra Costa County June 2005 r r DoughertYv alley Specific Plan Contra Costa County June 2005 As recommended by the County Planning Commission on June 14, 2005 ` ` TABLE OF CONTENTS . I. INTRODUCTION.............~....~...........................~. 2. PLAN OVERVIEVV...................^~..........^...~.~........... 2-1 ' A. Scope and Purpose.....................^...... nil .Desolate ...,.. geese.~.~,, 2-1 ' Be Planning Approach..........,,,,,.,_~.~,,...,~,,.^.,,,,,,,,,..^~^,,,,. 2-2 . 3. THE SITE AND ITS CONTEXT......'~...~^~. ~.~............... 3-1 A. Introduction ...................................^^.^^^^^^^^^^^^^^^^^^'~^^~' 3-1 Be Regional Context 3-2 .. . ..~ ....^..^^^^^^^^^^~^^^~^'^^'~^^^^^^^^^^^^^ ' C. Historical Overview and Existing Uses..............................." small .......... 3~4 . D. Market Context.....`.........^^^^^^^^'^^^^'~~^^^'^^'~~^'~^^^^'`~ 3-5 E. PubUcPoUcyContext..........~~....,~.......'~........~'^.....^... 3-5 ' 4-1 4' LAND USE.........~,~.^..^..^^^^^^^^^^^^^^^'~^^^^^^'~^^^^~^^^' ^ A. Introduction .........~^~.................................. 4-1 . Be Residential (SVL, SL, SM' SH, ML, MM, MH) ................................It 4-2 C. Mixed Use (M-8) .................................^^............. 4-7 ' D. Connrnoncia| (C) .......~.^.~^..^..^~.^~.,~..~...~.~..,~..`.......... 4-11 ' E. Public/Semi-Public (PS).~...............~..^..~.............. 4-11 . F. Open Space/Parks and Recreation (OS, PR) ............~............. 4-13 5. HOUSING CHAR/\C3lERISTICS.......................~............ 5-1 A. Introduction ......................~.........^..^.~........... 5-1 ' Be Housing Mix........ .....see ....~,,~.,..^^~^.^.^,,.,.^,,~`,,,~,~,~,,~,,~.. 5-2 . C. Housing Affordability .............^~^^`~^~^^~^^^^^^^~^^^^^^^^^^' 5-3 6. CIRCULATION .............................................. 6-1 A. l n t ro d uction .......^~.............~.........~............. 6-1 ' Be Internal Circulation System .................~.'^^'~^...~.^^~.`~ 6-2 . C. Transit............gas .....see.~...Baseness ease..^.`...off Estates*agent as*messes is moves*as... 6-4 D. Alternative Travel Modes....................... It.Is..~.^~~^~`..^~^.^^^.^^ 6-6 E. Air Quality and Congestion Management .................~...,~.~.. 6-9 - F. Parking.................^..~...^..'..^...............it .....~......... 6-9 - 7. OPEN SPACE AND CONSERVATION ................................. 7-1 A. Introduction ............. as ....~....... goose age..^.~^~.. sense some.of Is was possesses. 7-1 ^ B. The Open Space Concept ...,.............,.,...~...~.............. 7-2 ' C. Creek CorrkJors.............Baseman .............. w... 7-7 - D. Conservation of Environmental Resources ..............~......... 7-9 8. COMMUNITY FACILITIES......~..........................~........ 8-1 , A. Introduction ...... s.~....... 8-1 ^ Be The Need for Community paci|K1es...—.^~................`......... 8-1 C. Schools...It ..'^.as''^~~^^^ It'~^'^~^'^~^^^~^^^^~^^^'~^^^^^^^~~~^'a~~ 8-3 D. Child Care....nemeses"seem ...........messes ..... me as me as. as .. me .. 8-4 E. Parks .............~.a...^^^^^^^^^^^^^^^^^^^^^^^^'^'~'~^''^^ 8-5 ' F. Cultural Facilities.............. . ado.............. soon so ...,........... 8-6 ' G. Public Safety .........~...^..`..~..~.^~,_,,,,.,^,,,~.,,^,.,.~,.~,_~,~,,, 8-6 9. UTILITIES.... .................~...'....,..............^........~..... 9-1 ' Dougherty Valley Specific Plan l Table of Contents A. Introduction .....................................................■..■...•...■,........■....■...■■.. 9-1 B. Water ................................................................................................ 9-1 C. Reclaimed Water................................................................................a 9-4 -- D. Sanitary Sewer....................................................................@............... 9-5 E. Storm Drainage................................................................................... 9-6 F. Electricity ........................................................................................... 9-8 G. Natural Gas........................................................................................ 9-9 H. Telephone/Communications.................................................................. - I. Fire Protection ..................................................................................... - J. Police Protection ................................................................................ 9-11 10. COMMUNITY DESIGN........................................................................... 10-1 A. Summary of Community Design Opportunities ....................................... 10-1 Be Overall Urban Form ........................................................................... 10-3 C. Open Space Framework ..................................................................... 10-4 D. Internal Park System......................................................................... 10-6 E. Village Center ..................................................................................10-10 F. Commercial Sites..............................................................................10-11 G. Neighborhood Character ...................................................................10-12 H. Neighborhood Streets.......................................................................10-13 -- 11. GROWTH MANAGEMENT....................................................................... 11-1 A. Growth Management Objectives.......................................................... 11-1 12. RELATIONSHIP TO COUNTY AND CITY GENERAL PLANS........................... 12-1 A. Land Use Element ............................................................................. 12-1 Be Housing Element............................................................................... 12-2 C. Circulation Element ..........................................................................8 12-2 D. Open Space and Conservation Element................................................ 12-2 E. Public Services/Facilities..................................................................... 12-3 -- 13. IMPLEMENTATION............................................................................... 13-1 A. Introduction ..................................................................................... 13-1 Be Phasing............................................................................................ 13-1 C. Subsequent Approvals ....................................................................... 13-2 D. The Dougherty Valley Oversight Committee.........................................13-10 NORM E. Affordable Housing ...........................................................................13-10 F. Long Term Management/Maintenance of Facilities.................................13-11 G. Financing Plan .................................................................................1 - H. Specific Plan and Community Design Handbook Amendments................13-14 14. ACKNOWLEDGEMENTS ........................................................................ 14-1 LIST OF TABLES TABLE 1: LAND USE PROGRAM..................................................................... 4-6 TABLE 2: MIXED USE VILLAGE CENTER..............................................8266..... 4-10 TABLE 3: OPEN SPACE/PARKS & RECREATION ............................................... 7-4 soon TABLE 4: COMMUNITY FACILITIES................................................................ 8-2- TABLE 5: PARK ALLOCATIONS.................................................................... 10-9 own Table of Contents 2 Dougherty Valley Specific Plan TABLE 6: PARK CHARACTERISTICS seas............................10-10 TABLE 7: PUBLIC FACILITIES FINANCING...................................................13-12 LIST OF FIGURES FIGURE 3-1: SITE CONTEXT FIGURE 3-2: PHYSICAL FEATURES FIGURE 3-2: SITE LANDMARKS FIGURE 3-3: REGIONAL GROWTH FIGURE 3-4: OWNERSHIP FIGURE 4-1: LAND USE FIGURE 5-1: HOUSING DENSITIES FIGURE 6-1: REGIONAL CIRCULATION FIGURE 6-2: CIRCULATION FIGURE 6-3: STREET SECTIONS FIGURE 6-4: STREET SECTIONS FIGURE 6-5: STREET SECTIONS FIGURE 6-6: STREET SECTIONS FIGURE 6-7: STREET SECTIONS FIGURE 6-8: STREET SECTIONS FIGURE 6-9: STREET SECTIONS FIGURE 6-10: TRANSIT FIGURE 6-11: TRAILS FIGURE 7-1: OPEN SPACE FIGURE 7-2: REGIONAL PARKS FIGURE 7-3: CREEK IMPROVEMENTS FIGURE 8-1: COMMUNITY FACILITIES FIGURE 9-1: WATER DISTRIBUTION FIGURE 9-2: RECLAIMED WATER FIGURE 9-3: WASTEWATER SYSTEM FIGURE 10-1: CREEK SECTIONS IONS FIGURE 10-2: CREEK SECTIONS FIGURE 10-3: CREEK SECTION FIGURE 10-4: PARK &TRAIL CONCEPT FIGURE 10-5: NEIGHBORHOOD PARKS Dougherty Valley Specific Plan 3 Table of Contents �r t sr� F t Y :1 MEM 't O F is i, {fog P boo F 4� t 1. INTRODUCTION Over recent decades, growth in the Tri-Valley region has meant tremendous increases in the number of available jobs. This has led to growing demand for housing and increased homebuilding, but housing production has not kept apace of the need,. especially the need for single family homes affordable for Tri-Valley residents. The prices of homes have skyrocketed as more people compete for a limited supply. Despite this problem, most working households in the area still desire to own their own home. To accomplish this, many have bought a more affordable home farther from R the central workplaces. The consequences of these choices include aggravating traffic congestion and worse air and noise pollution. The greatly extended time for each person's journey to work also means less leisure time with family and friends at home and a long journey for children to visit their grandparents. Dougherty Valley offers an alternative way of life. Instead of contributing to R the distant sprawl of suburbia, Dougherty Valley will be an infill develop- ment - a residential community planned as a cluster of neighborhoods. n Many more affordable homes will be built here.. It is within two miles of major workplaces, near freeway corridors and near BART stations so workers living here will have a choice of transportation modes to their job sites. The construction of Dougherty Valley could place thousands of people closer to their workplaces. This opportunity for Dougherty Valley residents will benefit many others. A shorter work trip from Dougherty Valley means less congested commute corridors, and less air and noise pollution. Since Dougherty Valley will be near existing public transit routes and could have a public transit route through the heart of the valley, use of these modes of travel may reduce car trips. Internal to the valley, shopping and leisure trips are to be accommodated in part on an extensive pedestrian and bicycle trail system, thereby reducing the number of shorter trips made in automobiles. Finding a home in Dougherty Valley near workplaces will allow residents time for leisure activities. Dougherty Valley residents are more likely to get home in time to enjoy the early evening hours with their families. Within Dougherty Valley, they will be near planned parks, playgrounds, creek corridors, ball fields, restaurants and bookstores, any of which they could comfortably reach on foot or by bicycle. A valley unto itself, Dougherty Valley will be known by its perimeter ridges of untouched open space and its broad, revegetated creek corridors, which will meander along the valley floor. It will be enjoyed by residents throughout Contra Costa County, who enjoy hiking the perimeter trails or learning about wildlife habitat, but primarily by those who will live here. Dougherty Valley neighborhoods will become more dense near the central heart of the valley. The outlying lower density housing areas will be Dougherty Valley Specific Plan 1- Introduction distinctive because of their varying physical settings. Some will focus on a golf course; others will enjoy long-range views across the valley. All will share the peaceful backdrop of the broad open space areas that surround Dougherty Valley. Higher density housing near the valley floor will be built around the Alamo Creek corridors. All of the neighborhoods will be well served by their own schools and/or neighborhood parks. The elementary, middle and high schools and most parks will be linked by a trail system that uses off-street paths and sidewalks. These common threads that bring neighbors together will unify Dougherty Valley residents and fortify their sense of community. I",L -N. -7-7 J 16 Residents., and visitors to Dougherty Valley, will also enjoy the Village Center to be located at the confluence of Alamo Creek and its West Branch. The animated center of community life., it will contain a branch community college along with a thriving collection of shops, restaurants and larger stores. As a place for such community activities as scout troop meetings or salmon fishing lectures, its indoor facilities and outdoor gathering places will be the setting for day and evening activities,, bringing neighbors together for a movie, brunch or an art festival. Situated where Dougherty Valley trails, roadways and bike routes all converge, the Village Center will be readily accessible to anyone. Introduction 1-2 Dougherty Valley Specific Plan t <� x Levy wF b�.7 t II III . s r w ......s` i This Plan describes the vision for a special place, where residents coexist in an environment replete with open space and recreation opportunities. It is the first step toward the creation of a community planned in conformance with county policies that call for preserving much of our natural heritage while meeting people's needs for a place they can call home. k i tr M F Dougherty Valley Specific Plan 1-3 .Introduction r i E Low led 7 r" L L PLAN OVERVI EW L E� F t for P t L L po S how k L r L z� i 4 2. PLAN OVERVIEW A. Scope and Purpose The Dougherty Valley Specific Plan sets forth a far-sighted vision for a new community that meets the challenges of the site and responds to the opportunities of the region. This document defines the plans for the development and conservation of Dougherty Valley, in greater detail than the Contra Costa County General Plan. The Dougherty Valley Specific Plan was in the making for several years, first with the City of San Ramon and then with Contra Costa County. Under the direction of the City of San Ramon, basic issues and opportunities were identified and documented in reports. A citizens Steering Committee then provided direction for the formulation of basic plan concepts. Those planning concepts form the point of departure for this document prepared under the direction of the Contra Costa County Department of Community Development. The Dougherty Valley Specific Plan encompasses about 5,978 acres of land within the jurisdiction of Contra Costa County and provides for a well- planned residential area. It addresses the creation of a variety of housing types in close proximity to jobs and enhances environmental quality through the creation of regional open space and multiple internal recreational linkages. This is achieved with a development pattern that clusters homes and conserves surrounding hillsides and ridges on the site as permanent open space. The proposed development contributes substantially to the supply of affordable housing in the Tri-Valley Area (including San Ramon, Amador and Livermore Valleys), The efficient circulation system mitigates anticipated vehicular volumes, creates a network for pedestrian and bicycle travel, while making provisions for light rail. Community facilities placed throughout the valley, such as schools, parks, a fire station .and a community center, and infrastructure will be phased with residential development. Specific plans are set forth under California law (Government Code Section 65451 et. seq.) to provide a greater level of specificity than a general plan offers for planning sites of special interest or value to a city or county. A Specific Plan creates the opportunity to plan for a site comprehensively., based on more specific information about site conditions and the surrounding physical, environmental and policy context. Specific plans establish the nature, character and location of activities and development, guide the orderly growth of an area and describe other aspects of planning. The Dougherty Valley Specific Plan potential impacts and implementation are described in the following documents: (1) The Dougherty Valley Final Environmental Impact Report (December 1992), is an analysis of the environmental implications of implementing the Specific Plan and subsequent development Dougherty Valley Specific Plan 2-1 Plan Overview applications (as enhanced by subsequent environmental documents); (2) The Dougherty Valley General Plan Amendments (November 19, 1996 and date? 2005), a portion of the Contra Costa County General Plan; (3) Rezoning and related development applications; and (4) Development agreements between Shapell Industries Northern California and the County of Contra Costa and between Windemere Ranch Partners (assigned to Windemere BLC Land Company LLC) and the County of Contra Costa, which implement the other project approvals to be issued for Dougherty Valley. (5) The Dougherty Valley Community Design Handbook (6) Agreements to settle litigation relating to Dougherty Valley (The Settlement Agreements). This Specific Plan is organized to parallel the structure of the Contra Costa County General Plan as much as possible. Following introductory infor- mation, Chapter 4: Land Use addresses the overall arrangement of the proposed land uses. Subsequent chapters focus on the characteristics of the proposed housing (Chapter 5); street systems, transit options and trails -- (Chapter 6); open space areas (Chapter 7) and parks/recreation facilities and community facilities (Chapter 8). Chapter 9 is an explanation of the major requirements and routes for water, reclaimed water, sewer, storm •— drainage, electricity, gas and communications services. To explain how the Specific Pian should be carried out, several chapters are -- dedicated to implementation issues: the Community Design chapter guides the overall form and character of development (Chapter 10); growth management and general plan text (Chapter 11 and Chapter 12) demon- --� strate how the Dougherty Valley Specific Plan has been derived from the Contra Costa County General Plan. Lastly, implementation measures are delineated in Chapter 13. -- B. Planning Approach Dougherty Valley marks an unprecedented step in shaping the future of Contra Costa County, San Ramon and the Tri-Valley Region. It is an opportunity to create a plan for a large site in a comprehensive and far- sighted fashion, balancing public objectives and community values with the interests of nearby residents, major employers, property owners and potential developers. Dougherty Valley represents one of the few remaining �-- large sites close to existing and expanding job centers and major transportation corridors. It is relatively unconstrained environmentally. Because the site has been grazed continuously for many years, develop- -- ment can bring about an improvement in the natural environmental quality and result in the establishment of a richer and more diverse natural setting. Plan Overview 2-2 Dougherty Valley Specific Plan It has the physical capability to accommodate housing at densities that are conducive to transit ridership and to support the provision of much needed affordable housing. It is of a scale that makes the endowment of permanent public open spaces feasible and allows for the arrangement of open space in a meaningful pattern to reinforce the physical structure of the place. It can increase the variety and availability of recreational activities for a broad range of people in all stages of their lives. In planning a community that will take shape over the next twenty years,, it is important to try to imagine the way people may live in the future. Today, fewer households are traditional nuclear families and most women work. Instead of commuting to a single major center city for employment, travel patterns have become complex, with a web of secondary job centers throughout the region. The demand for community services such as childcare has increased dramatically as has the attraction to places where people can gather to meet their neighbors, socialize and experience a sense of community. Historically, housing in the region has become less affordable as a result of a number of factors including rising land prices. To make housing more affordable, smaller lots for detached homes have been built in adjacent areas such as Canyon Lakes. However,, throughout the state,, these denser smaller lot single family projects have raised a number of issues related to the location and design of rows of houses on a street,, house scale relative to lot size and fit within a hilly landscape. The need has grown for more thorough neighborhood design, especially with higher density housing where design can minimize undesirable repetition and add quality to the environment. This is possible within a master planned community. While it is difficult top redict what the future may bring., it is possible to create a community that can respond to changes over time in technology and lifestyle choices. In Dougherty Valley, this is achieved chiefly by designing flexibility into the plan with a pedestrian'-oriented community where residents can bike or walk to all of the schools, parks,, transit stops and to the Village Center employment sites. Further, the plan builds in opportunities for mixed uses at proposed commercial/transit stops along the major roads served by buses and potentially future light rail transit, where higher density housing can meet the diverse, unmet needs of a wide range of households. In creating a framework for future growth and development, the Dougherty Valley Specific Plan places greatest governance over the implementation of the major organizing elements of the community, including: the neighborhoods, trail systems, village center (including,community facilities), streets, recreational facilities and open space. These are reviewed below: (1) Neighborhoods The individual neighborhoods will vary in size, but each cluster of housing gathers its identity from surrounding natural features of the terrain, Dougherty Valley Specific Plan 2-3 Plan Overview adjacent open space and circulation systems that form its edges. Each neighborhood also has a gathering place occupied by a school or park, which defines the heart of the neighborhood. Each neighborhood thereby has visible edges and a shared center. (2) Trail Systems The trail system within Dougherty Valley will link most activities and encourages pedestrian and bicycle movement throughout the area. The backbone of the internal circulation system will be two long, landscaped and restored creek corridors. An enhanced parkway along Bollinger Canyon Road will provide additional pathways and trails. Sidewalks on streets and off-street trails within the neighborhoods will provide connections between homes. In turn, this internal trail system will be linked to a regional perimeter open space trail network planned through Dougherty Valley. tA 'AA 3, 42- .... ..... ..... (3) Village Center The Village Center is planned at the confluence of the two major cr%-.,-.;;r% corridors and major roadways, on the valley floor. It will be a higher density, mixed-use activity center that is pedestrian oriented. This mixed- use area will accommodate a branch community college, local shopping facilities,, some locally oriented office uses and higher density housing, it will be organized around central public gathering place(s) that adjoin buildings in which community activities can occur. A fire station would be located nearby. Community or cultural facilities and retail in the Village Center will reflect a shared architectural theme that reinforces the identity of the valley. The Village Center will be bordered by housing to the north and linked to all parts of Dougherty Valley through pedestrian and bike trails along the linear open space system. It is intended not only to serve as a convenient place for local shopping, but also to contribute greatly to the social life of the community providing common ground for all residents to get together and socialize. Construction of a rail transit system in the reserved right-of-way would further integrate the Village Center with other parts of the community and region. son Plan Overview 2-4 Dougherty Valley Specific Plan ' i► � Ay 4- '0, . 40* x k. k •y tp ma 9 r R vny:.A a, y r �f • - . • • . r �• t • . r In . do - i. • — i - a it • r — I • r - r • - -! i a • —' i — ii iii . -- • • I — i a i a a i r a • i • i ri •!i i . r —• — r . r - i • • . r• m da Am Ab • r ! • i i i ! + • ! ! . . + r • daIP • • - t • i • '" 4a m 40 qw 04 48 0 w 1 1 x3-'� 'LI' v: a1'r • w �s • - - i '' i • M i . i • i a _ r a Am dp • a a _ . _ a r # � _ . r • i f a i • the street space will become a friendly,, interactive place with gracious transitions between public and private areas provided by the thematic landscaping and screened parking areas. (5) Recreation Dougherty Valley will provide opportunities for developmental and diversionary activities while allowing for creativity and relaxation. An integrated system of parks linked together by safe and pleasant pathways will provide a variety of active and passive recreation experiences for all ages and interests. Active uses will be accommodated in the community and neighborhood parks and on school sites where ball fields and other facilities will be provided for baseball, basketball, swimming, tennis and other sports. The regional open space system is accessible to pedestrians, bicyclists and equestrians for exercise,, relaxation and environmental appreciation. Some of the area's playflelds will function periodically as basins for stormwater retention if incorporated into the flood control detention system. These basins will periodically be inundated with water during stormwater retention. An 1'8-hole golf course is located in the Coyote Creek area, (6) Open Space Open space frames the Dougherty Valley community, providing a strong sculptural edge on high ridges primarily to the east and west but also extending into the center of the 'Valley. To the south, the open space creates a buffer between adjacent development areas and Camp Parks Reserve Forces Training Area. Open space comprises more than 55 percent of each property and of the whole plan area. It provides regional linkages to the south and north, to the Mt. Diablo State Park. A system of creek corridors will traverse the valley floor. Linking neighborhoods, schools and developed parks• will be a continuous system of trails, Plan Overview 2-6 Dougherty Valley Specific Plan i B t S 3. THE SITE AND ITS CONTEXT A. Introduction Dougherty Valley encompasses approximately 5,978 acres of land located in k south central Contra Costa County, immediately to the north of the Alameda County line and east of the City of San Ramon. It includes land on both sides of Dougherty Road, from Camp Parks on the south to near the Crow Canyon/Dougherty Road intersection on the north. Other than Dougherty Road, no paved roads traverse the site, however, Bollinger Canyon Road extends through the City of San Ramon to near the western plan area boundary, Crow Canyon and Lawrence Roads lie to the north, and Old Ranch Road terminates at Dougherty Road to the southwest (see Figure 3-1: Site Context). r Dougherty Valley is comprised of lands primarily within the drainage of Alamo Creek as shown in Figure 3-2: Physical Features. It is bounded by ridges that separate it from San Ramon Valley to the west and Tassajara Valley to the east. While both the San Ramon Valley and Tassajara Valley are essentially linear in character and focused on flat land within the valley r floor, Dougherty Valley is characterized by more complex topography and forms a number of smaller housing areas, which together form the diverse but interrelated system described below. From the top of the major ridge separating San Ramon and Dougherty Valley, one sees undulating hillsides and valleys ranging in elevation from 500 to 1,000 feet, with slopes from 10-20% within the. interior of the valley and slopes 20-30% or greater leading up to the major perimeter ridges. The significant ridges and hills of Dougherty Valley interlace to form a scenic backdrop for a community as well as a usable, large regional open space system for recreation for all residents of Contra Costa and Alameda i Counties. r 40 o^ �2.f . i Y k a\ 3 r �ZSQ v S }Y SITE R Dougherty Valley Specific Plan 3-1 The Site and Its Context The valley is shaped by Coyote Creek, the West, East and Main branches of Alamo Creek and other minor tributaries draining generally to the south. Intermittent creeks carve the landscape, with drainages that flow for the _ most part into Alamo Creek. There is relatively little riparian woodland vegetation associated with these minor watercourses. Continuous cattle grazing over the last 150 years has disturbed the creeks, valley floors and hillsides. Consequently, although undeveloped, the site is not environmentally sensitive because of overgrazing and the general lack of both riparian and savannah vegetation. Some areas, such as Hidden Valley, that may have special biological value are not proposed for development. In these areas, extraordinary mitigation measures are planned including: (a) setting aside acreage in natural habitat and (b) creation of a wetland habitat and associated observation areas for educational purposes. Overall, Dougherty Valley appears to be suitable for residential development and the wide range of uses that will define a coherent and attractive community. _ Dougherty Valley is centrally located within the region. It is in close proximity to both Bishop Ranch and Hacienda Business Parks. It is situated _ between developed areas in San Ramon to the west, developing areas in East Dublin to the south, the Sycamore Valley and West Branch developments in the City of San Ramon and the Town of Danville to the north. There are major regional parks and permanent open space along its borders. Dougherty Valley is an infill project located between 'developing areas to the north, west and south and is separated from the agricultural lands to the east by the 800 to 1,000 foot high Tassajara Ridge, B. Regional Context Until recently, the Bay Area was an urban region like many others in the United States. It originally focused around one major city, San Francisco, and later expanded eastward to another major center, Oakland. In the early days of settlement in the region (in the late 1800's), there was very little development in outlying areas beyond the Oakland hills. The few towns that were established in central Contra Costa County focused within resource-rich areas, such as fertile agricultural valleys (Pacheco and Walnut Creek), and in mining areas (such as Clayton on the slopes of Mt. Diablo). At the same time that bridges were being engineered to span San Francisco Bay, tunnels were being built through the Oakland and Berkeley hills to link _ Central Contra Costa County to the larger Bay Area. By the early 1900's, the first tunnel was completed through Shepard Canyon and electric railway lines were extended, allowing residents of Lafayette to travel by train to downtown Oakland in forty minutes. Real estate development of central Contra Costa County followed, not only in Lafayette, Orinda and Moraga, but eastward to the community of Diablo. But it was not until 1936-371 Mumma with the completion of both the Bay Bridge and the twin bore Caldecott The Site and Its Context 3-2 Dougherty Valley Specific Plan P■ PJNl d -- r� psw..rwill - IL p LEGEND SITE RESIDENTIAL CONTRA COSTA CONTEXT - DEVELOPMENTS COUNTY URBAN LIMIT LINE BUSINESS PARK/ DOUGHERTY EMPLOYMENT CENTERS VALLEY REGIONAL SHOPPING CENTER � i MILITARY BASE FIGURE 3-1 JUNE 2005 .,,,,' ;, .�"" .��'" �, .+�'" .� �; .�'.► a .�'' ./' r,,.. .�'"' .�"", �„"` .�„' .� rr"w �:-� Tunnel, that the valleys to the east of the Oakland/Berkeley hills were p opened u to a large scale residential development. p F SACRAMENTO SANTA ROSA 5 FAIRFIELD 141 89 E VALLEJO MARTIN ,. 4 CONCORD ANTIOC :Y STOCKTON RICH ND WALNUT CREEK 24 4 0 DANVILLE OAKLAND ' > il A SAN RAMON LLEY RTY DUBLIN 10 588 :• .mr�ir >:. VEM R E 3 LI PLEASANTON 17 Soo SAN JOSE p.. The push to the east came at a time when the costs and conflicts associated with development ment in the hills were rising. In the 1930's, the voters of Alameda County p Y responded b creating the East Bay Regional Park District. in Com g in the middle of the depression, the formation of the District was a remarkable achievement. It followed in the footsteps of the State Park ' sion which set aside Mt. Diablo as a public park, and by 1940, the commission, • • 00 acres in public East Ba Regional Park District had secured over 7,0 Y F, parkland in Contra Costa and Alameda Counties. Together with the East Bay Municipal District's watershed lands, these created broad open pal Utilit Y areas ofp ublic land in the hills and ridges of the East Bay. Y In the 1930's and earl 40's, new development concentrated int the western edges of Contra Costa Count near the mouth of the Caldecott Tunnel in the f Qrinda and Lafayette, but it extended to the south quite rapidly in towns o Y . Ba the 1950's after orinda, Lafayette, Alamo and Danville joined the East y Utility District and utilities were extended to the flat alluvial MunicipalY valleY s. Cities such as orinda and Lafayette originally looked much like Dougherty Valle does today, but intensive planting in association with g Y y wooded. community development have helped them to evolve into the , • Y • • he growth that had desirable communities that exist today. By the 1960 s, t was facilitated b the extension of Highway 24 and Interstate to begun Y tY he San Ramon Valley, as well as enlarging the Caldecott Tunnel. In 1973, ' Dougherty Valley lle specific Plan 3-3 The Site and Its Context p the BART line to Concord was completed, further opening up central Contra Costa County to growth. Very soon after the BART line was completed, residents of central Contra _ Costa County began to shift their commute patterns. Women joined the labor force, new suburban business centers were initiated such as Bishop _ Ranch in the late 1970's and more complicated suburban commute patterns replaced the radial connections from suburban areas to one central city. Today, the Bay Area must be characterized as a complex and diverse _ region. As Figure 3-3: Regional Growth illustrates, instead of one central city, myriad newer communities have developed into sizable employment centers, rivaling San Francisco and Oakland for particular types of office and industrial uses. San Ramon and Pleasanton exemplify this. Besides employment sites throughout the Tri-Valley area, there are now approxi- mately 25,000 people employed at Bishop Ranch in San Ramon and the Hacienda Business Park in nearby Pleasanton and there are plans for 65,000 workers at buildout. Nearby Lawrence Livermore Laboratories also employs a large number of Contra Costa County residents. Within the past twenty years, some 8,000 dwelling units were approved by jurisdictions surrounding Dougherty Valley. In addition, another 13,200 units have been approved for the East Dublin Planning Area to the south. Canyon Lakes and Deer Ridge to the west, West Branch and Live Oak to the north and Bent Creek, Ponderosa and Old Ranch Estates projects to the south, are all nearby neighborhoods. In Canyon Lakes, there are a variety of unit types with densities (net of open space) which are generally higher _ density than the predominantly single family developments nearby. The closest large-scale community is Blackhawk, with over 2,000 units located on 4,200 acres to the north of Camino Tassajara. The eastern edge of Dougherty Valley is bounded by large rural lots that are accessed from Camino Tassajara, C. Historical Overview and Existing Uses Dougherty Valley has been in continuous use for cattle grazing and dry wheat farming since Spanish secularization of the landscape in the early 1800's. Originally a part of Rancho San Ramon that encompassed some 18,000 acres of land north of Dublin and was administered by Jose Maria Amador, the land was sold to J.W. Dougherty in the middle 1800's. The Dougherty Estate was later acquired by two judges, Gale and Gumpert. Today, the land that comprises Dougherty Valley is owned by Shapell Industries (Gale Ranch), Windemere 'BLC Land Company LLC (Gumpert Ranch), and the southerly portion to the Alameda County line is within the Camp Parks Reserve Forces Training Area facility owned by the U.S. Army. Agricultural practices in Dougherty Valley have generally remained the same over the past several decades. The privately owned land was leased to ranchers, who grazed cattle there on a seasonal basis. The only existing buildings located on the property were at the ranch headquarters on the The Site and Its Context 3-4 Dougherty Valley Specific Plan �,, � i►- MP � r� _.y, �., �. +rte•. .r �,. ,� tow— ,-W �«•, �� ,.� .. �,,,... „� r�-:, afl . .y/ �. , J SACRAMENT_ A RASA .�. vILLE_ ...� - 2 POINT REYES L@Jp _ = r�ICO • STOCKT SAN RAFA, s _ SND MILL24 LNUT CREEK 4 LL , • - ITE / TRACY './ SAN.FRA N ICCCQ _ YWARa IVE __,RE f - PLEASANTON .._ F?ACIFIC OC EAU = 92 84 E pw-:A .-- LEGEND REGIONAL PLANNED URBAN AREAS GROWTH PER CONTRA COSTA COUNTY GENERAL PLAN IN THAT COUNTY FIGURE 3-3 ." JUNE 2005 low- i Gale Ranch in the southerly end of the valley. This area, together with its adjacent corrals, served as a staging area for ranching operations. In the southerly portion of the site, Camp Parks is a part of a larger Army facility extending across the County line into Alameda County. It is used to train k Army reserves. D. Market Context A market analysis of the Tri-Valley was conducted at the outset of the planning process. It identified a strong demand for housing units in R Dougherty Valley, at all price ranges from $120,,000 to above $500,,000. Development trends in the Tri-Valley area revealed a large inventory of units priced above $400,,000, which is affordable only to a small segment of the potential market. In 1991, only an estimated 14 percent of Tri-Valley area households would be able to afford a new home priced above $250,000. Due to sustained population and employment growth and recognizing the valley's centrality and proximity to workplaces, strong demand for all housing types and in particular, affordable housing, in the Tri-Valley area can be expected to continue. Based on market projections, it is estimated that Dougherty Valley could support 11,000 dwelling units by the year k 2020, including the full range of detached, attached and rental units. The market absorption for the Dougherty Valley development could be accelerated based upon the development of a master plan concept and the inclusion of amenities, as well as affordable housing and the development of an active adult community. Retail uses that serve the planned residential development could also be supported. Market projections indicate up to 380,000 square feet of retail/commercial/office can be supported by the anticipated population of 29,000 people. The Village Center can accom- modate up to 680,000 square feet total should market conditions warrant a o- greater intensity of uses. E. Public Policy Context The Dougherty Valley planning area lies within Contra Costa County. It is unique, having three.landholders who control several thousand acres of land and being immediately adjacent to the urbanized areas of the San Ramon Valley (see Figure 3-4: Ownership and Easements). With development located on the north, west and south sides, this property provides an opportunity to create a unique community which provides a range of housing opportunities to serve the job markets of Bishop Ranch or the Hacienda Business Park, while maintaining compatibility to the adjacent a residential fabric. This may be the last major infill opportunity of this type left in Contra Costa County. Dougherty Valley is contiguous to the corporate limits of the Town of Danville and the corporate limits of the City of San Ramon. Historically, the Contra Costa County General Plan designated Dougherty Valley for agricultural uses; however, Dougherty Valley has been included within the Dougherty Valley Specific Plan 3-5 The Site and Its Context voter-approved County Urban Limit Line, indicating potential for the. development of the valley, to accommodate the demand for housing and other urban uses. Dougherty Valley is within the City of San Ramon's Planning Area and its Sphere of Influence. Dougherty Valley is envisioned to be fully integrated into the City of San Ramon by way of rolling annexations, as a predominantly residential community that would round _ out and complement existing development patterns. From a regional planning perspective, the policy issue of greatest concern _ has revolved around the designation of an urban limit line that would define the limit of urban expansion for the region, thereby reducing the pressure for urbanization of outlying agricultural and open space land. In November _ 1990, Contra Costa County voters adopted Measure "C", an ordinance that established an Urban Limit Line delineating the Contra Costa County 65/35 Land Preservation Plan border. This Urban Limit Line restricts urban development to 35% of the land in the County, while preserving 65% for open space, agriculture, wetlands, parks and other non-urban uses. The Urban Limit Line set a boundary within which the future development of the _ County would be maintained through 2010. The purpose of the Urban Limit Line and Measure "C" is to strike a balance between the preservation and conservation of open space, wetlands, parks, hillsides and ridges while making decent, safe, affordable housing available within close proximity to employment centers. This measure is consistent with a larger, regional Tri- Valley area planning vision of creating a jobs/housing balance while encouraging higher density, more concentrated development to support more financially feasible implementation of public transit systems. 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'.r+M�srwr F 1 10 err ��r ♦��►�� tixt ,` y,«r ir+r�rar+, vixlelv/P 4t • � f �� `�,##��**� ♦''�♦`"moi 'r"~�'�"`rt��r,~\� t1�q,0/ / Ow ,La►jw'� if if� �I�r !�' .... ,Ote E& \tilt'•. Yr d� 'Y t r a F, u as 11' �s' t �p ;;.� M1y acs •'"' ';�, /� \ F ' I . r . '1 r dp s f 4 6mw LAND USE t L 7 L e i 0 i r 4. LAND USE A. Introduction The Land Use Chapter of the Specific Plan defines the overall program and pattern for development and conservation of Dougherty Valley. It describes the specific land uses planned for Dougherty Valley and the policies that will structure the type, extent and intensity of future development. The organization or .pattern of development is also addressed. Dougherty Valley will develop as a cluster of residential neighborhoods supported by retail and community services and surrounded by creek corridors and/or open space. Neighborhoods will contain a variety of housing types derived from a range of permitted residential categories, which will allow for homes ranging from standard lot single family dwellings to higher density housing. Each residential area carries a density designation that ensures that not more than 11,000 homes will be built in the valley. Commercial and retail uses and a branch community college are accommodated in the Village Center and in other strategic locations in the community. Overall, the Dougherty Valley planning area, including Camp Parks, comprises an area of approximately nine square miles. New development of up to 11,000 new homes within Dougherty Valley would provide for a new residential community of approximately 29,000 people, resulting in an overall population density of approximately 3,100 people per square mile at buildout. To place this in context of other Bay Area communities, this would make the density of the developed areas of Dougherty Valley equivalent to San Ramon and approximately one-third that of Berkeley, one-half that of San Mateo, but about double that of Atherton and Orinda (Census of Population, 1990). The intent of the Plan is to encourage a mix of higher and lower densities within each neighborhood while respecting the overall proposed plan buildout of 111000 units. Thus, residential areas are shown on the plan with target densities that would yield not more than 11,000 housing units. Ultimate density within each residential area will also be based upon such factors as geologic safety, economic feasibility, views and visual appearance, the design integrity of the proposed project and its fit within the larger concept for the valley as a whole, as defined in the Dougherty Valley Community Design Handbook, Land Use Goal: Establish an attractive residential community that complements surrounding communities including Danville and San Ramon and responds to regional conservation and development opportunities. The plan calls for the development of a new community with residential F neighborhoods clustered throughout the valley as Figure 4-1: Land Use Dougherty Valley Specific Plan 4-1 Land Use _ shows. The community will be organized around a constellation of parks and schools which provide focus and identity at the neighborhood scale, and creek side park corridors that link neighborhoods and encourage movement .._... along a community wide trail system, by foot, bicycle and horseback. A pedestrian-scaled Village Center is planned central to Dougherty Valley. _ A branch community college will be accommodated within the center design. The Village Center will help to serve the new community's shopping needs. A narrow tree-lined street would offer a row of shops and sidewalks _ for window-shopping. Activities on ground level floors of buildings could contribute to the street scene. It could also be a center for entertainment and civic activities. With plazas and a performance area it could function as _ a social gathering place for the residents of Dougherty Valley and surrounding communities. Large regional open space areas on the site and surrounding the community will be preserved as permanent open space, providing unique identity and a strong sense of place for residents as well as region-serving parks and open space. All of these plan elements will be arranged on the land owned by Shapell and Windemere . The portion of Camp Parks that lies within Contra Costa County is included in this Specific Plan although its current military uses may continue for the foreseeable future. Where possible, higher density housing should be placed along the main _ arterials and transit routes throughout the project to maximize ridership of transit along these routes. Policy LU-1: Organize the community into a series of neighborhoods which are distinctive in character and shaped by the landscape. The extent and intensity of land uses set forth in the plan reflect the natural characteristics of the site. The undulating nature of Dougherty Valley _ supports the creation of a series of distinctly identifiable neighborhoods that respond to the surrounding topography. Each neighborhood will contain a variety of residential housing areas that vary by density and design. ..� Generally however, lower density residential uses will be on the perimeter where more difficult topography .warrants less intensive land uses. Medium and medium high density uses will be located primarily in the flatter, more _ central portions of the site, strategically located along the creek corridor pathway system. The highest density residential uses will be located on the valley floor in and around the mixed-use area in the Village Center, nearer multiple modes of transportation and public recreation sites. All of the proposed land uses are defined in the sections that follow. Abbreviated land use plan designations follow each topic heading. B. Residential (SVL,, SL, SM, SH, ML, MM, MH) Dougherty Valley has been planned to accommodate 11,000 new homes. In keeping with the overall land use plan concepts explained previously, Land Use 4-2 Dougherty Valley Specific Plan each residential area is designated for a- particular residential density. These suggest that denser neighborhoods should be in the center of the site and less dense neighborhoods should be on the perimeter. Accomplishing this would result in a desirable integration of lifestyles in Dougherty Valley. However, the density designations do not limit the variety of residential densities that can be built in any given location. They are targets,, such that a full range of residential housing types -- from low to high density -- could be built in agiven area with the average density being within the designated range. For example, housing ranging from 0.8 dwelling units per acre (DU/AC) to 24.0 DU/AC could be built in an area designated for Single Family Residential Medium Density (SM), or 3.0 - 4.9 DU/AC, and the average density in that area could be 4.5 DU/AC. This encourages the use of the widest feasible range of housing types in each neighborhood to achieve household diversity and to offer homes to the widest possible range of incomes. It also allows for the transfer of housing units from one residential area to central residential receiver sites, as described in Chapter 5: Housing Characteristics. By meeting this criterion as well, the housing developed in Dougherty Valley would indeed achieve the intent of the Plan. Following is a list of the range of housing densities permitted in the plan, with an indication of the types of housing associated with each density. The density categories are drawn from the Contra Costa County General Plan. Several of them are not shown on the plan as they do not serve as density targets. Nonetheless, they are permitted in order to achieve the targeted densities and housing diversity. The net acreage is derived by applying the gross-to-net factor in the Contra Costa County General Plan. (1) Single Family Very Low Density Residential (SVL) This category includes residential uses that are developed at densities up to 0.9 units per net acre. This designation primarily allows for single family homes and appropriate accessory structures,, consistent with a more rural lifestyle. (2) Single Family Low Density Residential (SL) This designation includes residential uses within a density range of 1.0 to 2.9 dwelling units per net acre. Sites as large as one acre and larger may be allowed if unique environmental characteristics of a parcel dictate. The housing in this category would consist of detached single family homes and their accessory structures. (3) Single Family Medium Density Residential (SM) This designation includes residential uses developed within a density range of 3.0 to 4.9 dwelling units per net acre. Typical housing types in this category might include medium and smaller lot single family detached homes and larger townhouses. Dougherty Valley Specific Plan 4-3 Land Use (4) Single Family High Density Residential (SH) This designation permits housing densities within a range of 5.0 to 7.2 dwelling units per net acre. Parcels may be up to 8,729 feet for single family detached homes, but may also include attached single family units such as duplexes or duets. _ (5) Multiple Family Low Density Residential (ML) This category includes residential uses developed within a density range of 7.3 to 11.9 dwelling units per.net acre. Housing types could range from small lot single family detached homes to attached townhouses to multiple family flats and townhouse over flat units. a' %n Is •1• �•'•s 1:.1 t•:' 'i'! - •• +• •, kms- . ff� (6) Multiple Family Medium Density Residential (MIM) This category includes residential uses with a density range of 12.0 to 20.9 --- dwelling units per net acre. These will be built in and around the Village Center. Housing types may include rental apartments, condominium flats, multiple family residences, such as townhouses and stacked flats, and -- various forms of senior housing. • IJ .I • d • • ys ,, s ..• 7 •j, s 4 4 Land Use 4-4 Dougherty Valley Specific Plan (7) Multiple Family High Density Residential (MH) This category includes residential uses within a density range of 21.0 to 29.9 dwelling units per net acre. Typical housing types es include rental apartments, condominium flats, single room occupancy, multiple family, flat-over-flat units and various forms of senior housing. Policy LU-2: Provide for predominantly residential uses within Dougherty Valley with complementary supporting uses such as public facilities, commercial uses, schools and parks. , Residential development planned in Dougherty Valley responds to the housing needs generated by employees in the Tri-Valley 9 p region and helps improve the local and regional jobs/housing balance. Dougherty Valley is situated in close proximity to two major employment centers, Bishop Ranch in San Ramon and Hacienda Business Park in Pleasanton. Another employment center is currently in the planning stages in East Dublin. In addition, hundreds of other companies offer employment opportunities - throughout the Tri-Valley area. While employment opportunities strengthen the County's economic base residential development in Dougherty Valley will increase opportunities for . residents to work near their homes. A jobs/housing balance will offer significant reductions in commute times and increases opportunities for non-vehicular transportation, thereby reducing related air quality impacts. Living and working in close proximity will provide more opportunity for the creative use of leisure time to afford the new residents individual lifestyle choices. Dougherty Valley Specific Plan 4-5 Land Use TABLE 1: LAND USE PROGRAM DOUGHERTY VALLEY (Assumes Maximum 11,000 Dwelling Units) ._ G rd: y r ( '$+ i £#AireIL # L 3 2 k T L: i : : SM 681 318 999 ._., 2,466 DU (1,216 DU) (3,682 DU) SH 195 256 256 (1,402 DU) (1,300 DU) (1,300 DU) ML 77 411 606 (1,302 DU) (3,114 DU) '(415 16 DU) MH 77 (1,302 DU) MU 10 10 (Village Center) L (200 DU) (200 DU) Residential 953 AC 985 AC 1,938 AC _ (SF170 DU) (5r830 DU) (11,000 DU C 1 11 12 M-8 15 27 42 ._ (Village Center) -1 Non-Residential 16 AC 38 AC 54 AC Schools 85 40 125 AC — Religious 3 3 AC Institutions Public/ 85 AC 43 AC 128 AC ._._. Semi-Public Creek Corridors 70 165 235 Staging Area <1 <1 1 Community Park 15 30 45 Service Center 3 3 Golf 200 200 Unimproved Open Space 1 107 1 139 950 3r201 11193 AC 1,537 AC 950 AC 3,680 AC — Jl IL 11 11 Ma'or Roads 73105 178 AC , F� :,.:.:.. v...:..:..::.:...... ... } ............:..:.. ...: .. .. . . Note: Open Space/Parks & Rec. total does not include School/Playing Fields, Neighborhood Parks, Pocket Parks and Tot Lot acreage or other improved open space within residential areas. --- Note: The Community College will be accommodated in the Windemere.portion of the Mixed Use (MU) Village Center. Source: PBR, April 1996; REPS, December 2004. 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Schools, parks and/or recreational uses will be conveniently located in each Dougherty Valley neighborhood to ensure that these opportunities are within walking distance of all new residences. These will create a public gathering place for neighbors to meet and socialize on an informal basis. ♦ Where feasible, neighborhood swimming pools or exercise areas are encouraged to facilitate daily life and animate the core of each neighborhood. k. •4b- 00 • 00 C. Mixed Use (M-8) A mixed-use designation is called for in the Village Center. This will be a ♦ higher intensity district with a fine-grained mix of uses including retail, office, multiple family residential and civic uses. The mixture of uses within • a structure (e.g., office or residential above retail) is encouraged within the • Village Center district. In the Village Center, residential densities will be a minimum of 20.0 dwelling units per net acre. Densities in this area may be greater as a result of density transfers from other housing areas. Policy LU-4: Focus higher intensity uses within the flatter portion 19 of the valley and within the Village Center. Higher intensity land uses are planned in and around the Village Center, around the confluence of the main branches of Alamo Creek. In this area, the topography is generally more level and well suited for higher density housing and commercial uses. The provision for transit along the extension of Bollinger Canyon Road and the proximity to shopping and jobs in the Village Center and open space along the creek corridors make the area appropriate for high density uses. (See Chapter 10: community Design.) Dougherty Valley Specific Plan 4-7 Land Use This mixture of uses in the Village Center creates an environment that is a vital and interesting place. This can include up to 680,000 square feet of neighborhood serving retail, service office and civic uses and up to 400 _ units of high density housing. These estimates of the development program for the Village Center are offered to suggest the magnitude and potential for significant retail, office, housing and public amenities. An appropriate development program for the Village Center will be developed prior to approvals to build it as set forth in Chapter 13: Implementation. The accompanying structure diagram suggests a framework of public ,spaces and rights-of-way that can respond to future private initiative. Policy LU-5: Establish a pedestrian-oriented Village Center which serves as the focal point for community gatherings and as an activity center for the Dougherty Valley community. A mixed-use Village Center, with a combination of high-density residential, local serving retail and office uses, civic uses, plazas and open space, is planned as the heart of the Dougherty Valley community. Like the Main Street commercial districts of traditional American small towns, the Village Center is designed for the pedestrian, but also allows convenient auto access and parking for myriad activities. i'7' :}ems ,t"c a"e' .t'•C yie aye� {' • 'd2+ . • t ) ewe y •i a Ar dO 00 e` As therima gathering place for the Dougherty Valley community, the p rY Village Center is located at an important community crossroad, where pedestrian, vehicular and transit linkages converge. In the Village Center, mixed-use commercial buildings will be clustered in a compact area shared —' by higher density residential development. Small-scale shops will be - located along the ground floor, with office or residential uses located above. Civic uses including a branch community college, community center, senior center, library, childcare and a police substation are planned within the Village Center. A common architectural theme will knit the varied public facilities and places together, along with signage and landscape features ~' similar in character. The entire Village Center is anchored by a branch _n Land Use 4-8 Dougherty Valley Specific Plan community college and potentially,, a future rail transit station. Should the need arise for other civic buildings, they could suitably be located in the Village Center. A pedestrian oriented design for the Village Center should either ensure ample pedestrian connections to a rail transit station on Bollinger Canyon Road, or reserve right-of-way for an exclusive rail transit line through the Village Center. The rail transit line could leave the road right-of-way north of the Village Center and then reenter the road right-of-way near the intersection of Bollinger Canyon Road and Dougherty Road. This concept should be explored with the submittal of the Final Development Plan. iL Potential 7esidential Public Gathering Spaces 4b Potential Residential uF Day Care Community college PubRe.-library immunity Center A* VA Transit Center Office/Retail 21 MAIN STREET. Neighborhood shopping Retaii Upper story service,office& potential residential Restaurants Trails Public facilities Senior Center VILLAGE CENTER Note:This graphic is an example only and should not be interpreted literally. Dougherty Valley Specific Plan 4-9 Land Use i= +r Policy LU-6: Take measures to ensure a viable mixture of retail, civic, office, higher density residential, recreational and transit uses within the Village Center. The Village Center is envisioned to include a number of programmed A seasonal events for leisure activities such as jazz festivals, plays, concerts, dance music competitions and facilities for traveling troupes or tours to set up and perform. This area is also envisioned to provide shopping and strolling opportunities by combining plaza areas closely adjacent to shops and restaurants, all within easy walking distance of the higher density residential areas and the branch college. The central, higher density nature of the Village Center warrants the incorporation of a major transit center to facilitate access for residents and visitors in the event rail transit can be extended through the valley. The design of the Village Center will be M determined by public needs, the Dougherty Valley Community Design Guidelines and retail economics. TABLE 2: MIXED USE VILLAGE CENTER POTENTIAL LAND USES DOUGHERTY VALLEY Use Tplical Tenants Community College CCC Community College District Neighborhood Retail Supermarket; Drug Store ..._, Community Retail Home Improvement; Cinema• Restaurants Service Office Banks; Insurance, Travel Agencies Office* "Autonomous" User* Day Care Independent Operator Community Facilities Fire and Police Stations; Branch Library, Community Center Residential I Higher Density Housing *The large office user will be permitted in the Village Center although near- M and mid-range market projections suggest it is unlikely. Changes in the traditional pattern of workplace locations may be necessary before it would occur. .� Source: PBR, March 1992; REPS, December 2004. Policy LU-7: Allow the Village Center to be developed intensively in -- the future with provisions for shared parking. The plan for Dougherty Valley allows for multi-story mixed use in the Village -- Center. Multi-story housing with ground-floor retail could be built here, creating a place with animated daytime and evening populations. As the community develops, it may be desirable to intensify the retail, small office or housing development within the Village Center, through the addition of floor area and structured parking. Market projections prepared as part of the specific plan process indicate that up to 680,000 square feet of -- retail/office/civic uses could be supported in Dougherty Valley. There is MONO Land Use 4-10 Dougherty Valley Specific Plan adequate acreage for a larger office user(s), substantially more housing or larger scale civic uses. As noted in Chapter 5: Housing Characteristics, the Village Center is one of the key receiver sites for housing units that are not built elsewhere in the valley. This may create a "bank" of housing units that can be built in the Village Center allowing for a dense,, urban development to occur here. Policy LU-8: Prepare a Village Center plan and program which integrates the mix of uses and assures a unified development effort among property owners. The Village Center land is owned by Shapell and Windemere and is the commonly shared center of Dougherty Valley. Design.and construction of any portion of the center is to be done in accordance with an approved Village Center plan which defines key aspects of the center including: the street system and gateways, parcelization; public areas and pathways; building setbacks; height, bulk and massing and general character of the architecture, landscape and public art requirements. D. Commercial (C) Policy LU-9: Provide for development of small support retail uses convenient to residential neighborhoods. In addition to the retail uses planned in the Village Center,, the Specific Plan provides for the development of two smaller convenience retail centers elsewhere in the community. Located near planned pedestrian routes and transit stops, the sites are intended for convenience stores, pet shops, pharmacies, automotive support uses and similar scale uses. These may become the future site of advanced work-related technologies such as telecommuting centers. To ensure the vitality and primacy of the Village Center,, an average of 10,000 square feet of retail per acre is suggested. However,, these sites could, as time goes by, become intensely developed, residential/mixed use transit stops. E. Public/Semi-Public (PS) This category includes public and institutional uses, such as schools, public offices, fire stations, sheriff/police substations,, City Service Center and Recycling Center and libraries. It also includes public transportation corridors and privately owned transportation and utility corridors such as railroads, transmission lines and pipelines. Dougherty Valley Specific Plan 4-11 Land Use i r Y'•i.a.ti< M 'IL s • w» E R ` i » , Policy LU-10: Allow for a range of public.community facilities that —' can be scattered throughout the development envelope of the project. Figure 4-1: Land Use shows the proposed locations for schools (also see Chapter 8: Community Facilities). Other public/semi-public uses such as a library could occupy land in the Village Center. Their precise locations are subject to subsequent more detailed planning. Their roles are described under Community Facilities in Chapter 8. Churches and private schools are specifically allowed within these areas. This project will require a location for maintenance service yards, potentially two fire stations, equipment yards, water tanks and service roads. These are not all shown on the land use plan maps. These locations will be negotiated with the service providers, consistent with this plan and service 9 provider performance standards, —` Policy LU-11: Identify land uses for the Camp Parks Reserve Forces Training Area recognizing the presence of military uses and activities compatible with the proposed adjacent community. Camp Parks is designated as Public / Semi-Public (PS) in recognition that there will be continuing military training activities on the Army property. Lands abutting the military property are designated for uses that are compatible with continuing military training. Thea approximately 950-acre portion of Camp Parks within Contra Costa pp Y County is characterized by a major ridge mass and relatively steep terrain, with the exception of two parcels of land, one of which is a gently sloping site east of Dougherty Road near the county line and the other a valley in the north part of the Army property. Land Use 4-12 Dougherty Valley Specific Plan This Public Semi-Public designation will also function as the equivalent to the designation for the hills and ridges because this portion of Camp Parks would complement the easterly ridge open space in the Dougherty Valley and open space to the south in Alameda County. Such a designation would ensure that most of Dougherty Valley would be framed by open space. F. Open Space/Parks and Recreation (OS, PR) The open space category includes lands proposed for permanent open space uses (other than public/semi-public) to be reserved for passive recreation and the preservation and restoration of ecological values. Except in creek corridor habitat conservation areas where access is restricted,, uses and activities allowed in open space areas may include but are not limited to cattle grazing, hiking,, bicycling, picnicking and horseback riding. Support facilities for recreation or agriculture,, such as staging areas and cattle chutes and utility uses such as water tanks and stormwater drainage basins may also be allowed. Some of these lands may be transferred to park and recreation agencies for non-intensive park uses. Such decisions will occur during review of the Final Development Plans for the two properties. The parks and recreation category encompasses parks to be developed for public or private recreational use. This includes the linear parks alongside major creek corridors as well as community,, neighborhood and "pocket parks": The Parks and Recreation land use category includes recreational facilities held in either public or private ownership which are generally not open for use by the general public. Examples include golf courses, equestrian centers, swimming clubs and small conference centers. The hierarchy of parks is displayed in Figure 10-4: Park and Trail Concept. Chapter 8: Community Facilities defines the park system components,, and all park characteristics are set forth in Chapter 10: Community Design, ran Ing IA Policy LU-12: Establish public and homeowner's' association recreational uses in areas where environmental features can be enjoyed and enhanced by the recreational use. Dougherty Valley Specific Plan 4-13 Land Use The Public/Semi-Public, Open Space and Parks and Recreation designations provide potential for the development of land uses that conserve and enhance the environmental qualities of many areas on site, including the Coyote Creek, the Main and West Branches of Alamo Creek and Hidden Valley areas. In these areas, creek systems and proximity 9 p to regional open space areas can provide amenity to adjacent recreational uses, while at the same time providing for the enhancement of the environmental values found in these areas. Hidden Valley and the creekspp rovide opportunities P for education and interpretation of wetland habitat areas. The plan calls for their improvement for these activities, Policy LU-13: Provide for a variety of public and private recreational uses that are accessible to Dougherty Valley residents and visitors. In addition to the wide range of public recreational facilities and open space areas planned within Dougherty Valley, other uses, such as golf courses, equestrian centers or resort/conference facilities, which address specialized leisure time opportunities can be developed in Dougherty Valley. These will include facilities such as but not limited to tennis, basketball, baseball, soccer, volleyball and bocce courts. ' •t: , ^. •••.•.1. �•tq : 1• • ,.•.. • • r Policy LU-14: Establish a separation between Camp Parks and the _ remainder of Dougherty Valley. An open space buffer shall be established between Dougherty Valley homes •� and the adjoining military uses. Camp Parks adds further definition to Dougherty Valley by establishing a southern boundary to the site at the Contra Costa County line. ONO Land Use 4-14 Dougherty Valley Specific Plan r rhow will r L r" � HOUSING CHARACTERISTICS r r r r r S►. HOUSING CHARACTERISTICS A. Introduction A broad range of housing densities and unit types are allowed within Dougherty Valley in order to meet the diverse housing needs of Contra Costa County and contribute to the overall vitality of the region. The overall density ranges set forth in the plan create a tighter,, somewhat more dense residential pattern that conserves large open space areas, provides for a more efficient use of the land, and helps to support transit use. Housing Goal: Provide a wide range of housing types and densities to meet the diverse needs of all age groups and household sizes. The Specific Plan provides for the development of a variety of housing types, ranging from single family detached units on large lots to higher density multiple family units as defined in Chapter 4: Land Use. Of the 11,,000 proposed units, Shapell will contribute up to 5,830 units and Windernere up to 5.,170 units. Within the range of housing types and densities, Shapell and Windernere shall each provide a minimum of 25 percent of its housing affordable to low and moderate income persons as defined by the Dougherty Valley Affordable Housing Program, Since the Windernere and Shapell properties are zoned as Planned Unit Developments (P-1), residential density regulations proposed herein are targets densities (see Figure 5-1: Housing Densities). The County's Planned Unit Development ordinance provides for flexibility of site design,, building massing, setbacks, heights, etc., while ensuring that the total number of .housing units and housing densities are consistent with the General Plan. Based on preliminary planning, it appears that the densities noted in the plan are feasible and can result in up to 11,000 housing units. The County may allow, by mutual agreement with the property owners,, transfer of housing units from one *owner to another. Based on more detailed site planning, actual numbers and densities of housing units in each housing area will vary. In certain planning areas,, based on physical site conditions and market factors, fewer homes may be built. Fewer homes may be built in each area, so long as the overall density in that area is not below the lowest permitted density, e.g.,, not below 3.0 dwelling units/net acres in the single family residential - medium density category of 3.0 - 4.9 dwelling units/net acres. The unbuilt units (i.e., the difference between built units and maximum allowable units) may be transferred to any of the residential receiver areas shown in the following diagram. This encourages accumulation of the largest number of dwellings in the area most likely to be the future urban core of the valley. It also places more homes near transit, parks, retail and community facilities. Dougherty Valley Specific Plan 5-1 Housing► Characteristics OS .w ML ! 1 i SM SH 'ip 4i' 1r If PR SM ep SM OS BOLL CANYO� PR ." �� Ml PS it `l` HS i. Ml SPR jWA .._. PSI ES Os OS 08 ,{ SM Os PS k'i PS#a`",�A �� QS , i ML PI4WWA'Y'is PR 1 SM 1 .STA AREA PS CAMP PARKS 3 B. Housing Mix Policy H-1: Encourage a fine grain mixture of residential densities within neighborhoods. New communities are often criticized for appearing too homogeneous and sterile, partially due to the tracts of housing units that are all of the same size, type and appearance. Because of its large size, it is important in Dougherty Valley to introduce mixtures of housing unit types and densities between and within each neighborhood. In addition to enhancing the appearance of an area, a mixture of housing types and densities within a large development area or each neighborhood improves housing choices and the overall affordability of the housing stock. As explained in Chapter 4: Land Use, the housing mix within neighborhoods is expected to incorporate housing types representing a wide range of the allowable densities. The plan sets forth target densities that can be achieved with diverse housing products so long as other community design criteria are met (see Chapter 10: Community Design). Policy H-2: Ensure that the majority of the homes in Dougherty Valley are single family residences consistent with the character of surrounding areas. Contra Costa County is an area that has been traditionally composed of predominantly single family housing. Consistent with the General Plan, new Housing Characteristics 5_2 Dougherty Valley Specific Plan development in Dougherty Valley should reflect the predominantly single family nature of the County. A wide array of architectural design solutions already exist for single family homes, ranging from large lot (0.2 dwelling units/acre) to zero-lot line homes (12 dwelling units/acre and greater). The innovative design of smaller or more dense single family homes that fit modern lifestyles and household needs are encouraged, C. Housing Affordability Policy H-3: Provide for a strong, affordable single family and multiple family housing program for a wide range of household income levels in Dougherty Valley, Housing costs in the Bay Area are among the highest in the nation, owing largely to the strength of the regional economy and a growing disparity between the number of jobs added in the region and the number of housing units built. In recent years, the lack of affordable housing produced in the Bay Area has resulted in a growth pattern that has forced households to locate housing in more and more distant communities and workers to commute longer distances to work. This, in turn,, creates significant strains on the regional transportation system and contributes to air quality problems. Economic forecasters observe that, in the long term, the lack of affordable housing in the Bay Area may negatively affect the economy, primarily by providing the incentive for businesses to follow the labor supply, and relocate to areas with lower housing costs. As a large undeveloped area, Dougherty Valley clearly provides an opportunity to contribute towards the regional need for affordable housing. Affordable housing units will be dispersed throughout Dougherty Valley including the Village Center, to avoid the concentration of affordable units in only one area, and to ensure that the residents of affordable housing receive the same neighborhood amenities as the residents of market rate units. Rental housing will be an important means of fulfilling these needs. Policy H-4: Develop a minimum of 25 percent of all dwelling units as affordable to low, very low and moderate income households as defined by the.County. At the discretion of the County Board of Supervisors, flexibility will be allowed in determining the distribution and relative values of unit types and qualifying income levels in determining compliance with this policy. The plan for Dougherty Valley responds to the housing goals in the Contra Costa County General Plan, expanding housing opportunities and increasing the supply of affordable housing in Contra Costa County, It provides opportunities for the provision of a variety of housing types within flexible locations to encourage suitable and acceptable home styles for residents of all income levels. The affordable units shall be dispersed throughout the community and shall be built compatible with the market rate housing. Dougherty Valley Specific Plan 5-3 Housing► Characteristics Policy H-5: Provide for the development of higher residential densities to increase housing opportunities for diverse income groups. The Dougherty Valley Specific Plan calls for a variety of housing types including multi-family housing, smaller lot single family housing and traditional single family housing. The variety of housing types allowed by the plan provides opportunities to develop and maintain affordable housing in Dougherty Valley. Policy H-6: Each phase established shall be subject to an inclusionary housing requirement. A minimum of 15% of the units in each phase shall be developed as affordable units (i.e., no more than 40010 of an individual phase's "affordable housing obligation" may be passed forward'to future development). Zn no case shall the affordable housing obligation for future phases be increased to exceed 50% of the number of planned units. One phase may omit affordable housing but those affordable units must be picked up in the next phase being applied for. This policy is intended to encourage the locational and qualitative integration of market rate and affordable housing. Policy H-7: The use of an in lieu affordable housing fee to secure 0 ' relief from the requirement to deliver affordable housing is expressly prohibited. Funds earmarked for affordable housing typically have failed to deliver the actual housing units in a timely manner. It is far more likely that the - needed housing units will be constructed and available if they are required with each phase of market rate housing. Primarily to insure early delivery of affordable units, the use of in-lieu fees is not allowed. Policy H-8: Encourage and promote owner occupied housing, especially for affordable units. Affordable units shall be maintained for the maximum period feasible. Target periods shall be as defined by the Dougherty Valley Affordable Housing program,, Speculative activities relating to affordable units will be discouraged. The implementation of a program for affordable housing for the Specific Plan will include a requirement for a Dougherty Valley Affordable Housing Program (DVAHP) in which developers and the County define the overall development concept for affordable residential neighborhoods, including a housing program,, grading, design character and locations of parks and community facilities. How the required affordable units will be provided and the proposed number of units by County designated income category will be further refined by the DVAHP. It is desirable that affordable housing remains affordable, i.e., attainable for the duration of this project. Affordable units shall be maintained for the periods identified in the DVAHP. 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The Dougherty Valley Specific Plan encourages the development of new types of housing solutions. High-density single family housing can be explored that address the need for affordability, help achieve a better jobs/housing balance and encourage stability and long-term commitment to the community. The proposed range of allowable housing types and densities promotes new opportunities for affordable housing. Innovative higher density single family housing types that offer affordable options for home ownership are encouraged. One example that would be appropriate in Dougherty Valley would be carriage house units that include single family detached units developed in conjunction with second dwelling units (the "carriage" units), over a detached garage. The carriage house may provide the homeowner with a rental unit, which in turn can contribute to payment on the main unit, essentially providing two affordable units, one rental and one owner occupied, on one lot. Other innovative types of housing may include residential over retail, single room occupancy units and co-housing. The Community Design Handbook, which accompanies the Specific Plan, establishes the detailed criteria for typical housing types, including setbacks, building envelope and accessory structures, Policy H-10: Provide for the development of senior housing within Dougherty Valley. The. Bay Area's aging population has expressed a demand for housing tailored to their lifestyles. Senior housing is best located in close proximity to services and amenities such as shopping, commercial services,, golf, parks and/or transit. Within Dougherty Valley, there are a variety of suitable locations for senior housing. The Village Center in particular will provide convenient access to a planned senior center as well as oppor- tunities to use other local amenitieg and transportation modes. Senior housing is a valuable form of affordable housing,, especially for households with fixed incomes, Dougherty Valley Specific Plan 5-5 Housing Characteristics i L..r E I a 6m CIRCULATION7 F� t L F"L 6" z r c F F f FE F 3 L 6. CIRCULATION A. Introduction The circulation plan for Dougherty Valley addresses both regional and local circulation requirements. Regional access to and from Dougherty Valley will be provided by the extension and improvement of several arterial roads. By 4 providing access in all directions, the circulation system will provide a greater variety of options for circulation within the Tri-Valley area. The internal circulation plan for'Dougherty Valley provides direct vehicular access to all sections of the community while protecting the residential character of neighborhoods along local streets. A network of transit, pedestrian, equestrian and bicycle facilities also enhances accessibility within and between neighborhoods. These alternatives reduce reliance on the private automobile for trips within the valley. ti As shown on Figure 6-1: Regional Circulation, regional traffic access to Dougherty Valley is provided by the Interstate 580 (I-580) and Interstate 680 (I-680) freeways. Interstate 580 is an eight-lane east-west freeway about two miles south of Dougherty Valley. It serves Hayward and the East Bay to the west and Livermore and the Central Valley to the east. Interstate 680 is a six-lane freeway running north south about two miles west of Dougherty Valley. To the north, I-680 provides access to central Contra Costa County; it serves the Amador Valley within Alameda County and Santa Clara County to the south. There will be four main points of vehicular access to Dougherty Valley. Dougherty Road, once improved, will provide two of these access points, as it runs north-south through the eastern portion of the Valley, intersecting with Crow Canyon Road to the north and terminating at an I-580 interchange to the south. The extension of Bollinger Canyon Road easterly from San Ramon will offer access to the western portions of Dougherty Valley. An arterial, Windemere Parkway, will be extended eastward from the site to connect with Camino Tassajara. Camino Tassajara presently terminates at I-580 to the south of Dougherty Valley. The Dougherty Valley project will be providing a transportation network that will serve local and subregional circulation needs. The transportation network includes roads for cars and transit, bike lanes and trails for bicycles and provisions for a future rail transit system. Beyond the project, there ` are planned improvements in the surrounding communities in the Tri-Valley area as evidenced by their general plans, specific plans and general and specific plan amendments. It is recognized_that it is beneficial for the Dougherty.Valley project to coordinate the planning of all transportation circulation and infrastructure needs with the communities in the Tri-Valley area. y, tr 8 Dougherty Valley Specific Plan 6-1 Circulation Circulation Goal: Establish a circulation system that creates an adequate major street system while maintaining a residential neighborhood scale street system. — The circulation plan for Dougherty Valley establishes a hierarchy of streets to help motorists distinguish between streets which are used to travel through the community, versus between neighborhoods and streets which are used for local access only. The system includes four standard street sections that are designated as: major arterials, arterials, collector streets _ and local streets. The street sections, A through M on Figures 6-2 - 6-91 illustrate schematically the right-of-way, designated lane widths, non- vehicular routes and landscaped setbacks for each street type. The necessary public utilities easements can be accommodated in each right-of- way. Generally, the major arterials connect Dougherty Valley with the regional circulation system. The arterials provide connections between Dougherty Valley neighborhoods. Collectors provide access into and through individual neighborhoods, while local streets serve only local residential travel within each neighborhood. The streets are designed to provide for vehicular travel and parking needs as well as transit, bicycle and pedestrian needs. A right-of-way is reserved for potential rail and transit within the median of Bollinger Canyon Road and the portion of Dougherty Road to the south that would connect with the East Dublin/Pleasanton BART line. Arterial and collector streets are — designed to provide for bus travel and stops. Using street rights-of-way and open space corridors, a full system of pedestrian, bicycle and equestrian paths provides access to the Village Center, parks, schools and regional open space trails. Bicycle lanes are provided on arterial streets while bicycle routes have been incorporated into the design of collector streets. _ B. Internal Circulation System Three major roads will serve Dougherty Valley, as Figure 6-2: Circulation illustrates. Dougherty Road will be realigned and reconstructed as a six- lane major arterial street. Bollinger Canyon Road will be extended east — from the westerly limit of Dougherty Valley to its northerly intersection with Dougherty Road and then from that Dougherty Road intersection, it transitions to a four-lane arterial street. Right-of-way within the Bollinger Canyon Road corridor will be reserved for a potential future light rail transit line. Bollinger Canyon Road will function as a major arterial connecting Dougherty Valley neighborhoods. It will provide lanes for traffic, bicycles and landscaped pedestrian routes. The potential future rail transit route is planned in the right-of-way of Bollinger Canyon Road. Windemere Parkway will connect to Tassajara Road as a four-lane arterial from Bollinger Canyon Road. East Branch Parkway, as a four-lane arterial, links Bollinger Canyon Road and Windemere Parkway. East Branch Parkway is presently shown as a four-lane arterial but may be constructed as a two-lane collector based on further analysis of traffic volumes. 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Collector streets connect arterial streets and local neighborhood streets. Intersections of collector streets and arterial streets will be signalized as appropriate. Collector streets will be designed on the basis of County design standards. Intersections of arterials and collectors are to be situated adequate distances from eachother to facilitate more efficient, safer flows of traffic. Direct residential access onto collector streets is discouraged An additional right-of-way is to be reserved on each side of Dougherty Road,, Bollinger Canyon Road and Windemere Parkway for a distance from intersections between these roads to allow for right-turn lanes and/or double left-turn lanes as required at intersections. The design and performance standards for all of the above roadways will be set forth in the Final Development Plan, Policy C-1: Develop a circulation network on neighborhood streets that minimizes heavy through-traffic which diminishes the quality of life for residents, while also providing a network of streets conducive to transit routing. The street hierarchy within Dougherty Valley is designed to channel the faster, freer flowing traffic volumes -along the wider, major arterial streets and discourage through-traffic intrusion into the local neighborhoods. Collector and local streets loop back into their respective neighborhoods, thereby deterring larger arterial traffic volumes in these 'strictly residential areas. Transit providers should be consulted to ensure that the circulation plans for Dougherty Valley will provide for efficient transit service to the area. Transit services may include fixed route buses, express buses,, small neighborhood shuttles, and school commuting, Policy C-2: Provide local neighborhood streets which discourage through-traffic and high speeds butprovide a network of streets conducive to transit routing. Limiting the use of long, wider streets through residential areas,, terminating junctions of collector streets and intersections where possible and varying alignments of collectors and local streets will discourage through-traffic within residential neighborhoods (see Figure 6-7: Street Sections) although neighborhood collector streets which are designated for fixed route bus service should be designed'to accommodate efficient transit use. The kinds of traffic that are specifically undesirable in residential neighborhoods include traffic using local streets as shortcuts,, detours, overflow or travelers using excessive,speed. There are a variety of Dougherty Valley Specific Plan 6-3 Circulation alternative approaches to limit such traffic including reducing the perceived size of the street by narrowing the curb-to-curb widths; necking down the street size at intersections and providing on-street parking in bays. Local neighborhood streets could be reduced in width (depending upon the type and number of housing units) with one-sided on.street parking or parking in bays. See Figure 6-8. Restricted width streets should not connect directly to an arterial street. Where cul-de-sacs occur in the plan they should allow pedestrian and visual access to adjacent open space areas and/or connections to the pedestrian trail network. C. Transit Policy Cm3: Extend public transit service to provide alternative means of access within Dougherty Valley and to major off-site destinations. Arterial streets are designed to facilitate transit vehicle operations,, with at least four traffic lanes and adequate curb lane width to allow for bus stops. These arterial streets include Dougherty Road,, Bollinger Canyon Road, Windernere Parkway and East Branch Parkway (see Figure 6-10: Transit). Additional transit service may be available on certain collector streets in order to provide convenient service to all Dougherty Valley residents. Bus turnouts will be provided on major arterials and arterials. Pedestrian / bicycle path and trail connections from transit stops allow many travelers to complete trips without using their automobile. Public transit service should be extended as development in Dougherty Wawa Valley occurs,, to serve trips between Dougherty Valley residences and the major Tri-Valley employment sites. Feeder bus service to the planned East Dublin/Pleasanton BART station should be provided. At present, no public bus service is provided to or through Dougherty Valley but it is likely that Central Contra Costa Transit Authority (CCCTA) will provide service here. One or more public bus service provider should be identified by the time the Final Development Plan is approved. Bus service routes should be coordinated with Danville and San Ramon. The Specific Plan shows only the arterials in Dougherty Valley. As Chapter 6: Circulation states,, there also will be collector roads and local streets in the valley. Once this network is defined, several bus routes should be provided for. The Preliminary Development Plan should specify the location and typical plan for bus turnouts and bus shelters. The transit service agency should work with the County and City of San Ramon to provide for both express and local services as patronage becomes .available to support the service. Circulation 6-4 Dougherty Valley Specific Plan Should mass transit be developed in the right-of-way reserved on Bollinger Canyon Road, light rail routes and service may replace some Dougherty Valley bus service, Policy C-4: Provide an overall project design that will accommodate efficient and convenient transit routing and maximize transit ridership. The overall road system within the Dougherty Valley Specific Plan should be designed to accommodate a convenient and efficient routing for transit and/or transit access. Shelters and bicycle racks should be incorporated into the design of the streetscapes at all transit stops. Bicycle lockers should be provided at transit hubs and potential future rail transit stations. Where feasible, cul-de-sacs that back up to major arterials, arterials, or other transit routes, should have a pedestrian connection between the cul- de-sac and the road to allow convenient pedestrian access to the transit stops* To maximize transit ridership,, approximately 80% of the housing in Dougherty Valley should be located within one-quarter (1/4) mile of a designated transit route. Transit service should be provided at a level that will collectively, with other transportation strategies, achieve the Bay Area Air Quality Management District (BAAQMD) goal for "average vehicle ridership" (AVR) or "vehicle to employee ratio"(VER), Bus pullouts and the associated necessary rights-of-way should be provided along all public transit routes and all traffic signals should be designed with transit preemption devices, Policy C-5: Provide rights-of-way for future transit systems. The rights-of-way for Bollinger Canyon Road and Dougherty Road at the southern end of the valley will be reserved for the potential installation of a light rail transit system. The right-of-way will provide a minimum of 40 feet for transit tracks and structures,, with an additional eight feet of width at light rail stations.' The transit right-of-way within Dougherty Valley on Bollinger Canyon Road and Dougherty Road shall be designed to accommodate the potential for vertical and horizontal alignment of a future light rail transit facility. Ultimately, such a transit system should be connected to the East Dublin/Pleasanton BART Station. Although the typical sections for Bollinger Canyon Road and Dougherty Road show the future light rail transit in the median, an alternate location within the right-of-way may be more desirable. At this time, the most appropriate transit technology for Dougherty Valley is not known. Where the rail transit should be located in the right-of-way will depend on whether it is an at-grade,, or an aerial transit or a high speed or a low speed operation. When the ultimate alignment for the entire light rail system is identified, a Dougherty Valley Rail Transit Study should be completed to determine the appropriate placement within Dougherty Valley, Dougherty Valley Specific Plan 6-5 Circulation Policy C-6: Provide park-and-ride locations along the arterial street network, to serve transit stops and to serve as meeting points for ridesharing. Right-of-way,for major park-and-ride lots will be reserved adjacent to the major intersections of Bollinger Canyon Road and Dougherty Road. These major park-and-ride lots will be landscaped for screening and shade, while providing approximately two acres for up to 300 parking spaces. Smaller one-half acre 50-space parking lots could be provided near other major transit stops and connected to bicycle and pedestrian routes. Park and ride lots shall provide bike lockers. The design and placement of the park and ride lots should take into account any express bus service so that the express buses can utilize the park and ride lots as a transit stop. In the Village Center, a shared parking arrangement between Dougherty Valley commuters and the proposed community college could potentially provide for daytime park-and-ride facilities on campus. D. Alternative Travel Modes Policy C-7: Encourage and facilitate the use of travel modes other than the private automobile for trips through and within Dougherty Valley. The roadway system and paths and trails are complementary. An inter- connected network of bicycle lanes and trails in combination with pedestrian walkways and paths will promote use of alternative forms of transportation. To help reduce commuter impacts, transit stops and park-and-ride facilities will be provided at key locations within the community. A right-of-way for future rail transit and proposed transit stops are also provided convenient to parking and trails. Contra Costa County adopted and is currently implementing a Transpor- tation Demand Management Ordinance. The County's TDM Ordinance will be extended to Dougherty Valley upon approval of the Specific Plan and Rezoning. Policy C-8: Develop systems of safe and convenient bicycle routes, hiking and riding trails throughout Dougherty. Valley. A complete network of routes for pedestrians, bicyclists, hikers and/or equestrians has been prepared as part of the Dougherty Valley development plan (see Figure 6-11: Trails). These routes employ the expanses of open space, creek corridors and the vehicular rights-of-way on the site. Along the easterly ridgeline, the trail is proposed to follow natural contours for ease of travel wherever feasible. A multi-use trail (Class I bikeway) that provides a right-of-way for bicyclists and pedestrians will be installed along the edge of the West and Main Branches of Alamo Creek. The trail will provide access to the Village Center Circulation 6-6 Dougherty Valley Specific Plan Vol' IRMO.-Ida Opp, .........4T I ..........n V41 NMI,........lm But.......... Air Ilk 6 I Essig . .......... ... ........O�A ................................ ........... ...........IL WIN W........... I;NJ 1 0017 Poo*000 loop................ ... ......... .............. tIASS'........................... I ...........Imp OPP,0;iA woo 0.000 I lz co 0000- (P 7r-*4 M 7-0 0 a-100 00 -P C-);00 70 00!=OPP 0 oil and schools and will .allow bicyclists to travel north-south through Dougherty Valley alongside the open space corridors. A Class II bikeway (bike lane) provides a delineated right-of-way for use by bicyclists with limited through travel by motor vehicles and pedestrians but in combination with vehicle parking and pedestrian cross flows. Vehicular parking is prohibited' along designated bike lanes. This type of bikeway will be designated on Bollinger Canyon Road, Dougherty Road., Windemere Parkway and East Branch Road. • 41A • %4 4 6 0 a 4b ti 4f Policy C-9: Encourage and provide for the convenient and safe use of the bicycle as an alternative mode of travel. A system of safe on-street bicycle lanes should be provided for the community to access all neighborhood commercial areas, parks, convenience retail areas, transit hubs,, transit stops, park and ride lots, the Village Center and the schools. Bicycle lockers an'd sheltered racks should also be considered at the Village Center, convenience retail areas, commercial areas, transit hubs and park and ride lots, to provide a secure place for the bicycle out of the weather. Bicycle racks should also be provided at transit stops. Policy C-10: Locate intersections to facilitate recreational movement 0 , on trails across the major arterial streets. Dougherty Valley Specific Plan 6-7 Circulation Within Dougherty Valley, a connected system of open spaces will be created by the creek corridors and perimeter ridges. Where arterial streets and these open space corridors intersect, they will be aligned to accommodate pedestrian and recreational movement across the streets and at grade crossings will be relied upon to connect trails or paths that intersect with major arterial streets. However, this policy does not preclude the possibility that a grade separation of a trail or path from a major arterial street could be accomplished using an underpass located in a creek corridor if such a structure would be permitted by the resource agencies, Policy C-11: Encourage and maximize the use of alternative travel modes by providing connections between the various transportation facilities throughout the Dougherty Valley area. To the greatest extent possible, there should be connections between the bicycle circulation system and the future light rail transit stations,, transit hubs,, park and ride lots and transit stops. The pedestrian path and sidewalk system should provide short and convenient routing to the future light rail transit stations, transit hubs, park and ride lots, schools and transit stops Policy C-12: Encourage-telecommuting as an alternative to the work commute for residents of Dougherty Valley. All homes in the Dougherty Valley Specific Plan area should be wired for the ease of home telecommuting. The design of homes should be such that they can be easily converted for telecommuting purposes. The need for setting aside an area for a telecommuting center in the Village Center should be reviewed with the Final Development Plan. Policy C-13: Encourage and maximize the use of alternative travel modes by providing a public education system advising residents of commute alternatives and transit opportunities throughout Dougherty Valley'. Information imparted to potential homebuyers in the Dougherty Valley area should include information on transit opportunities and commute alternatives. The provision for transit centers or electronic kiosks in the project should be considered at locations such as retail commercial sites, the Village Center, schools or transit stations to provide information to home owners on commute alternatives,, transit routes, transit schedules, ticket sales, ride sharing opportunities,, ride matching services, etc. Policy C-14: Provide for a broad project level TDM program. The TDM program should consider transit options, such as micro shuttle service, school bus service and express bus service to major business centers in the area and to the rail transit station. The TDM program should be designed in a system wide context for the entire Dougherty Valley, not on a subdivision by subdivision level, circulation 6-8 Dougherty Valley Specific Plan Policy C-15: To be consistent with Growth Management provisions of the County General plan,, the Tri-Valley Transportation Plan (TVTP) currently under preparation Is to be considered. As the Tri-Valley Transportation Plan becomes available and subsequent project environmental review occurs, the TVTP should be used wherever feasible to model Dougherty Valley transportation system characteristics in the same context as the TVTP. E. Air Quality and Congestion Management Policy C-16: Encourage the incorporation of design amenities throughout Dougherty Valley to further the objectives of the Clean Air Plan and to facilitate compliance with the County's Congestion Management Program, Dougherty Valley is designed to accommodate the efficient and convenient use of transit as an alternative to the single occupant vehicle. The project design is intended to achieve the goal of the Bay Area Air Quality Management District for "average vehicle ridership" (AVR) or "vehicle to employee" ratio (VER). Public transit service,, at levels commensurate with the adoption of the subregional deficiency plan, should be provided by the appropriate transit authority. Public education materials should be provided through transit centers and electronic kiosks, describing commute alternatives and transit opportunities to the residents within Dougherty Valley area. The plan provides a right-of-way for a future rail transit line throughout the valley and provides a network of "pedestrian/bicycle trails and bicycle lanes as a commute alternative and as a means of connection to the transit system. The plan encourages telecommuting as an alternative to the journey to work. The need for a telecommuting center will be analyzed with the Final Development Plan of the Village Center. Connectivityr of all of the different modes of transportation will optimize the use of alternative modes of travel. All of these alternative modes of transportation should be consistent with the improvements and programs identified by the Bay Area Air Quality Management District guidelines. Support the County's goal of achieving a better jobs/housing balance by sharing information about the availability of affordable and market rate housing in Dougherty Valley with nearby job centers, F. Parking Policy C-17: Provide parking facilities to adequately serve residential, commercial, retail, public facilities, schools, parks and recreation needs, Dougherty Valley Specific Plan 6-9 Circulation Parking areas will be established which facilitate on-site/off-street parking. On-site parking for all major daytime destinations will be provided. Wherever a parking lot can be shared by multiple uses, it should be conveniently located to function in this manner. Per County standards, the single family residential units will generally provide a minimum of two covered spaces per lot. Additional garage spaces may be provided pursuant to the community design guidelines. In higher density single family detached residential areas, one covered space per unit will be considered, if such housing is also near transit connections and if adequate driveway depth is provided. The Village Center area will generally provide four (4) parking spaces per 1,000 square feet of commercial building space. This is consistent with the local-serving character of the commercial uses within Dougherty Valley. When planning for parking,, consideration should be given to the timing of parking needs for adjoining land uses and, to the maximum extent possible,, reciprocal parking agreements could be used to reduce the overall amount of land devoted to parking. Circulation 6-10 Doughetty Valley Specific Plan L ro L rOPEN SPACE AND CONSERVATION i L V `rn L 7 L t e { a L t� i e i L Pi 7. OPEN SPACE AND CONSERVATION A. Introduction The expanses of open space in Dougherty Valley will play a significant role in defining its residential areas and assuring that it is a desirable environment. Special topographic features such as ridges, creeks and valleys will contribute to a high quality of life, maintained as open space in and around the neighborhoods. s• The primary purposes of this chapter of the specific plan are to describe how the open space resources of Dougherty Valley are to be preserved and enhanced and suggest the array of recreational opportunities that will be possible in open space areas. These open space resources will foster a sense of region, help establish a community identity, protect ecological values and create outdoor recreational opportunities.for the region's populace. Given the size, character and strategic location of Dougherty Valley, it can make an extremely important contribution to the region. The roughly 5,978 acres in Dougherty Valley are now between a major thrust of growth from the more central Bay Area cities and the open agricultural lands to the east. Today, development is occurring immediately to the north, west and south of Dougherty Valley and open space should be used to help define the appropriate balance between development and conservation in the area. Open space plays an important role in the preservation and enhancement of natural resources. The ridges and creeks of Dougherty Valley double as scenic corridors while providing valuable habitat for a diversity of wildlife, including raptors that canvass the broad grassy ridges and slopes for their prey. A number of other birds and mammals find shelter and food in the numerous creeks and drainages that ribbon the Dougherty Valley landscape. The open space within Dougherty Valley can also provide tremendous recreational opportunities for residents of the new community, as well as people within surrounding communities and the region. Parks such as the Sycamore Valley Open Space facilities to the northwest and the proposed F Tassajara Creek Staging Area to the south are part of an overall regional park system that will ultimately link with Mount Diablo State Park to create a regional park network to which Dougherty Valley can make a valuable contribution. Developed community and neighborhood-serving parks are discussed in Chapter 8: Community Facilities. Open Space and Conservation Goal: Establish a system of open space which improves ecological values, provides recreational opportunities, enhances the character of the region and contributes } to a high quality of life in and around Dougherty Valley. Dougherty Valley Specific Plan 7-1 Open Space and Conservation The Dougherty Valley Specific Plan provides for an abundance of open space. More land has been set aside for open space than for development (see Table 3: Open Space/Parks and Recreation). Over 2,000 acres of the 5,978-acre site have been set aside as open space along the major perimeter ridges to form a part of the regional north-south linkages within Dougherty Valley. Additional open space acres lie in large internal areas. In addition,, over 200 acres have been set aside along significant riparian corridors as open space for creek restoration, habitat enhancement with limited community recreational use. A major utility easement that cuts a broad swath 275 feet wide in a north-south direction through the site will remain as open space and over 350 additional acres are designated as community, neighborhood and smaller parks and golf. Altogether, there will be more than 3,200 acres in public open space to be preserved as improved or unimproved park land within Dougherty Valley as illustrated on the Land Use Plan, Figure 4-1. See Chapter 8: Community Facilities for a description of the parks and Chapter 10: Community Design regarding park character. B. The Open Space Concept Dougherty Valley will provide an extensive open space system that serves the local residential community and the region as a whole. The Dougherty Valley Specific Plan places unprecedented emphasis on planning and design of the area's open space system. The proposed conservation of natural resources that add to the quality and enjoyment of Dougherty Valley also create strong regional linkages and provide diverse recreational ^' opportunities. Often, in smaller scale developments, remnant parcels ill-suited for recreation and undevelopable slopes are set aside for open space dedication. In contrast, in Dougherty Valley the creation of a well structured and viable open space system has been of primary importance in ^' establishing the parameters for the development. The process has solicited the active involvement of staff from the East Bay Regional Park District. In addition, concerned citizens and open space advocates were instrumental in establishing a strong vision for the creation of a coherent system of public open space and the conservation of natural resources within Dougherty Valley. 4 -- - %_UAW • MULTI-PURPOSE TRAIL SEPARATE USE TRAIL The diverse open space elements within the Dougherty Valley Specific Plan work together to create a complete system, offering resource conservation, recreational opportunities and habitat enhancement. 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Within the site,, the major creek corridors form the spine for a system with cross-valley connections that link the creek corridors and ridgetop open space areas. Community,, neighborhood and pocket parks are part of the public park system, with many located adjacent to creeks or accessible to ridges. Thus, future residents will have the unique opportunity to traverse the entire site by foot, bicycle or horseback. Policy OSC-1: Create a region-serving open space system which traverses the major perimeter ridges of Dougherty Valley and a so establishes a continuous network of open space corridors offering visual and physical links to the regional open space system., Dougherty Valley is juxtaposed between lands reserved for open space and planned for development. The valley is nestled within expanding corridors of open space which are intended to ultimately connect to the Tassajara Creek open space to the south,, Mt. Diablo State Park to the north, the Morgan Territory to the east and Las Trampas Regional Park to the west. The major perimeter ridges which frame Dougherty Vallpy on the east and west provide direct links to the regional open space areas north and south of the valley (see Figure 7-2:. Regional Parks and Trails). Their preservation as open space will reinforce the original structure of the valley,and provide open views and vistas for the community and visitors. One would be able to traverse the entire site via a public trail system by foot, bicycle or on horseback. Policy OSC-2: Set aside at least 55% of both the Shapell and Windemere properties as parks or open space lands. To ensure that the majority of both properties be maintained as open space,, it is required that the final amount of open land on each property be at least 55%. Lands to be within this calculation, include parks, creek corridors, open space land, staging areas,, detention basins,, golf courses,, deed restricted lands outside of individual home sites, private recreational facilities, playgrounds at school sites and other essentially undeveloped lands. While some of these lands will graded during development, these calculations shall be based on the ultimate uses of the land. About 200 acres of the Shapell property is presently planned as a golf course. If during the refinement stages of the Final Map process it can be shown that development of a golf course is not feasible in the Coyote Creek area, the same amount of acreage will be reallocated as parks and recreation open space areas, Policy OSC-3: Keep the perimeter ridges open and unobstructed, with minimum development for recreational use only. La*rge continuous areas of the perimeter ridges shall be dedicated to a public agency. Dougherty Valley Specific Plan 7-3 Open Space and Conservation I To preserve the open ridgetops,, structures and towers or other vertical elements that alter the curving silhouette of the existing ridgetops, are not allowed. Water tanks will be buried or appropriately landscaped and set into the hillsides in areas that minimize adverse visual impacts. The major scenic ridges will be treated as major landscape elements that provide visual definition of the valley as a whole,, with service areas provided at lower elevations, screened from view. TABLE 3: OPEN SPACE/PARKS & RECREATION DOUGHERTY VALLEY (Excluding Camp Parks) M 2 L n. Use 71 Golf --- 200 200 Creek Corridors 70 165 235 Staging Area <1 <1 I Community Park 15 25 40 Neighborhood Parks' 26 32 58 Neighborhood Parks at E: 1 @ 5 AC. E: I @ 1 OAC- School Sites and I @ 6 AC. and 1 @ 5 AC. M: 1 @ 12 AC. M: 1 @ 10 AC, H: 1 @ 17 AC. Subtotal 40 AC. 25 AC. 65 Pocket Pa rkS2 12 8 20 Unimproved Open Space 1,107 1,147 2,244 (does not include slopes internal to residential areas) Improved internal slope 139 1 172 311 areas (6% of total gross acres) 4; 0.1 14 P01 tit .................. _..._. x t ...: ► did" L Note: These numbers are based on Table 1: Land Use Program. 1 See Figure 8-1: Community Facilities for Neighborhood Parks. 2 See Figure 10-4: Park and Trail Concept regarding Pocket Parks. 3 See Table 5: Park Allocations regarding Tot Lots. Source: PBR, January, 1993; REPS,, December, 2004. The integrity of the ridges as an unbroken land mass should be maintained not only to reinforce their visual prominence in the landscape but also to act as continuous recreational courses and wildlife habitat. Furthermore, uninterrupted open space can be more easily managed and maintained. Therefore,, to the extent possible, breaks caused by roadways should be minimized. More specifically, roadway crossings over the West Branch and Open Space and Conservation 7-4 Dougherty Valley Specific Plan z LASTRAIItPA 1 WT.01 TRAIL ORRENVALLEY IRAIL TO HY ' - L PEAK PE E SY= VALLEY TO TRAIL TRAIL is-_ - )N SE TO Vr. O� LITTLE DOUGHY -�- VALLEY ,f - t } VALLEY CLIFF O _ __ _-' .utRA C1EK 1RA1L TO I I OP _�. N RA VALE. N TORY TO GHTRAILTRAIL = -'' SHADOW CL 3,FS TRAIL cos e i } r ; � t LAS 7RA S TO 3 PLEAS�AN MIDGE?RAIL AL _ SAN yRAMON TO SHADOW CAS7R0 TO SFS(ZONE 7&SPRR)TRAIL PUFASANT I RIDGE TRAM. CLIFFS TO H4R TRAIL OAQUIN COUNT"1f TO--SHADOW CLIFFS TRAIL SHADOW CLIFF REGIONAL RECREATI NIL CANYON T AREA SH CUFF TRAIL LEGENDREGIONAL PARKS TRAILS EXISTING PARKS EXISTING TRAILS -- PROPOSED TRAILS FIGURE 7-2 DOUGHERTY VALLEY PROPOSED TRAILS JUNE 2005 Main Branch of Alamo Creek should be configured to allow wildlife to utilize the creek corridor as a conduit to access the large open space areas on the perimeter of the project, Policy CSC-4: Enhance the habitat value of the ridges and their potential to support a diversity of wildlife The ridges and their slopes serve as range for raptors and potential habitat for other wildlife species. Wildlife values can be enhanced through careful planting of slopes with indigenous vegetation to provide cover and food, as ro well as through the development of small ponds and sources of water that are usable by wildlife and cattle. The ridges will need to be properly managed to protect against fire and erosion. Potential conflicts between wildlife/cattle and domesticated animals and pets should be minimized by fencing and provision of rules (e.g., leash laws) for pet use of open space areas. The ridge masses have tremendous potential for recreational use by those hiking, riding horseback, or mountain biking. They give people the chance to experience the landscape with expansive views to the San Ramon Valley, Mt. Diablo, the future community in Dougherty Valley and existing rural areas to the east. A continuous system of trails will be provided to take advantage of the recreational potential of the area. These trails could intersect roads in adjacent development areas, doubling as fire roads and recreational access. Alignments should be coordinated with the East Bay Regional Park District to ensure linkages to existing dedicated or offered open space, Policy OSC-5: Provide staging areas for the ridgetop trail system at key locations for trait access, parking, maintenance and interpretive signage,. Design these staging areas to serve jointly as park and ride facilities. One staging area should be provided within the western ridge system that would allow for equestrian access and one within the eastern ridge system. These staging areas can serve a number of functions for the ridgetop trail system. Not only do they provide a formal threshold into the regional trail system, they can also provide interpretive signage of significant geological,, ecological or visual points of interest at key locations. Also,, staging areas can provide necessary maintenance facilities,, parking for autos with horse trailers,, hitching posts,, water troughs, restrooms/ drinking fountains, public telephones and trash receptacles. A plan of a typical staging area is illustrated in the Staging Area Concept shown on the next page. The establishment of park and ride requirements within the staging area should be coordinated with the appropriate transit agencies. Dougherty Valley Specific Plan 7-5 Open Space and Conservation • • 1. .{ ♦•, ' � • •rte• �• • • ,• +,• • ,•• *,•` +:'t I •S •as:•• •••• ••4 40 4r .. . . ••R•• +r 01 y • 40P 4P ON N A 4P • • • ' ';fir �l• ;'-.! 841:ov j • 184 JV liar.► lit i f •,•- • 11 s , •• ,:• r fife � �► ,/1 � �f � • Ob wow dr . ..`• "r� int �l A' r Policy OSC-f: Establish viewshed buffer zones of a minimum of one hundred feet between the major ridgetops and the development areas. l The residential areas in Dougherty Valley have been located so that no housing is closer than 100 feet to a major ridgeline. But in some areas, private homes and backyard areas adjoin public open space. In these cases, an open space buffer zone should be established. This buffer zone should be an area of open space that is specially managed and maintained. As discussed in Chapter 9: Utilities, it should be adequate to assure fire protection for nearby residences. It may include some forms of fencing to protect open space areas from encroachment by pets, although fences in these areas should not diminish the visual quality of the open space. Slopes within the transition zone are to be revegetated using drought-tolerant and fire resistant plantings and minimized irrigation. Furthermore, these buffer zones should be well planted to screen development areas from public view where appropriate. Open Space and Conservation 7_6 Dougherty Valley Specific Plan Policy OSC-7: Open Space and Regional Trail linkages shalt be coordinated with the East Bay Regional Park District GHAD, the Town of Danville, the Cities of Dublin and San Ramon. In an effort to make the open space resources of the Dougherty Valley truly a part of a subregional system, efforts will be made to coordinate these facilities to create logical boundaries,, trail routes and trail connection points. The EBRPD, San Ramon, Contra Costa County and CHAD will provide leadership in this coordination effort. C. Creek Corridors Policy OSC-8: Reinforce the visual prominence and wildlife value of significant creek corridors and provide for multiple active and passive recreational uses. The Main Branch, East Branch and the West Branch of Alamo Creek are the primary tributaries that have shaped the central portion of Dougherty Valley. Although in a degraded condition, they can provide natural resource values to the area and act as habitat conservation areas for protected indigenous species. In addition,, several other creek corridors are capable of providing productive habitat that supports a variety of wildlife, including birds, small mammals, amphibians and fish. Improvement and enhance- ment of these corridors will provide opportunities for recreational uses,, in addition to furthering their ecological values. The multiple uses for the creek corridors are to be accommodated once agreements are reached between the landowners and the resource agencies responsible for the protection of threatened or endangered species that may inhabit the creek corridors. Policy OSC-9: Establish a primary creek corridor system to serve as a multi-purpose linear greenway and storm water management system. A primary creek corridor system will establish the basic structure of open space within the valley floor and will link the major open space and development areas through a system of trails. This linear open space along the edges of the Main,, East and West branches of Alamo Creek could provide a unique pedestrian,, equestrian and bicycle orientation to Dougherty Valley and a public focus that is unique to the community vision for Dougherty Valley. This over 200-acre creek corridor system could accommodate dispersed recreational facilities such as bocce,, tennis or volleyball courts and also create opportunities for lifestyle that is less reliant on automobiles for travel throughout the site. In addition,, trails between the neighborhoods, schools, parks and community activity areas of the Village Center, will be incorporated within a comprehensive system,, providing connections throughout Dougherty Valley. Trails for bicyclists,, pedestrians and equestrians could meander along the two primary creek corridors. These improvements can be focused alongside Dougherty Valley Specific Plan 7-7 Open Space and Conservation a more developed bank, establishing a more active zone,, with the opposite side of the creek taking on a quieter mood and character,, supportive of wildlife habitat and biologic values. The primary creek corridor system will be improved for erosion control, storm drainage and habitat enhancement. Detention basins for flood control will be carefully integrated into the creek system to provide the required flood protection for the development and could, if properly designed, also provide recreational amenities. For example, where a school/park site occurs along the creek corridors, playfields may be integrated into the basin design, where feasible, to allow for joint use, Policy OSC-10: Establish a hierarchy of creek improvements that reflect the role and importance of individual drainages and which add to the identity, amenity and biologic diversity of the valley. As development occurs in Dougherty Valley, many natural features will be affected. Certain- creeks, (or portions of creeks) or minor wetlands may be filled. Some mature trees may be removed and existing habitat areas relocated or expanded. While many of the open space areas will be greatly enhanced in terms of environmental quality, specific mitigations will be identified for the loss of other environmental resources. These mitigation areas will be developed in specific locations so that they serve multiple functions in enhancing the environment and enriching the habitat for wildlife. Development and maintenance of these mitigations will be provided for in the financing plan for Dougherty Valley, As illustrated in Figure 7-3: Creek Improvements,, varying levels of improvement are proposed for individual creeks based upon their relative importance within the hierarchy of creeks in Dougherty Valley and upon their existing and potential natural values to support wildlife. They include existing creeks to be improved and creeks to be regraded and re- established. The majority of the creeks within Dougherty Valley are envisioned to be improved and to remain in place; a few are to be regraded and established in a new configuration, and for the relatively few creeks to be filled, potential mitigation areas have been identified, as explained in Chapter 13: Implementation, The proposed creek corridors vary in width to reflect their relative importance. Major creek corridors would average 300 feet in width with fluctuations based on individual design and engineering considerations in order to provide adequate space for the full range of biologic, hydrologic and recreational improvements. At the other end of the spectrum, smaller creeks and drainages are to be maintained within a 50-foot corridor (see Figures 10-1 - 10-3: Creek Corridors Sections). A comprehensive Creek Restoration Plan shall be submitted prior to approval of the first tentative map for each property ownership, Policy OSC-11: Stabilize the creeks, utilizing a combination of vegetation and environmentally sensitive stabilization techniques,. Open Space and Conservation 7-8 Dougherty Valley Specific Plan V iar �.� �' i$,♦e �♦ice .!s. 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Biu ` a ��;� `rte` •,y'^• ~"'""^•�a'y"' "`'+� � r» r;.., l � . o w 10 aa\A r 1 1 � 4 1 l �\ l\: ,i • � i � r • t • • \�,. r • r • • • s • ��II IIII�I t0��i '�u�1 • i • • • Structural stabilization will require extensive reshaping and thus disturbance of the existing creek system. However,, in their present condition,, the incised channel, steep banks and lack of vegetation of creeks on the site create degraded habitats and represent safety hazards. In addition,, the top of the creek banks are too high above the present water table to support riparian vegetation. The system is not stable and erosion will continue to cause channel deepening., bank collapse, and sediment transport with deposition downstream. An active reshaping and stabilization program will produce a stable riparian system with increased aquatic, wildlife and recreational values. Policy OSC-12: Allow the linear creek corridor to be publicly visible and accessible from surrounding areas. To enhance visibility of the creek corridors and allow maximum accessibility to them, thereby encouraging defensible space,, it is preferable to locate roadways adjacent to the improved creek corridors, rather than private homes and backyard areas. Roadways serve as the most effective bound- ary and transition between open space and development areas. They create a clean break between public and private lands, dissolving any ambiguity between the two. Furthermore, they serve as points of orientation for residents and visitors. Visibility can also be enhanced by the planting of appropriate riparian trees and oak woodland species. This habitat will provide roosting and nesting cover for birds and a healthy environment for other species of wildlife. D. Conservation of Environmental Resources Dougherty Valley is a landscape that has been intensively used for cattle grazing for more than one hundred years. Unlike native California hillside environment,, it is not carpeted in a rich mosaic of grasses, chaparral and oak trees, but rather supports primarily exotic grasses and a handful of oak trees. Hillsides show signs of erosion, creeks are deeply incised, and some of the native oaks that exist on the site may be threatened by increased run-off from upstream development areas. Compared with less intensively used or more natural landscapes, Dougherty Valley can be characterized as a disturbed landscape with relatively limited ecological value. The development of Dougherty Valley thus offers a tremendous opportunity to enhance the environmental qualities of the site. Within the open space and development areas,, tree planting can provide food and cover for wildlife. Creek improvements and enhancement better serve hydrologic demands and can help to create a more productive landscape necessary to support a diversity of vegetative and wildlife species. Continuous corridors along the creeks and ridges will further expand the potential range of wildlife and the opportunities for sustenance. Careful design of stormwater retention facilities will promote percolation and decrease run-off rates, thereby providing more valuable habitat areas that support a wide variety of birds and animals. The preservation of large, contiguous areas as open Dougherty Valley Specific Plan 7-9 Open Space and Conservation space and the careful management of these resources will be of ecological benefit now and for many years to come, Policy OSC-13: Protect any significant trees in areas planned as open space in Dougherty Valley or plant new trees on a 10 to 1 basis for any removed. Very little of the native California landscape exists today in Dougherty Valley, in part as a result of many years of intensive cattle grazing over most of the property. However, a few isolated mature oaks can be found, primarily along the northern reaches of the main branch of Alamo Creek. These merit protection during and after construction. Replacement trees shall be at least fifteen-gallon sized trees. Policy OSC-14: Ensure the consistent quality of the proposed Dougherty Valley ridgetops and creek corridors at the edge of adjacent development through coordination between the appropriate agencies to ensure proper linkage and continuity of treatment. In most cases, the major open space within Dougherty Valley adjoins lands that have not been offered or dedicated as public open space. Currently, development is being planned to the south and the north. As these developments take shape, it will be very important to coordinate with the appropriate public agency to ensure that the possible connections and transitions are made, for continuity of the countywide system and to ensure public access to significant public lands, Policy OSC-15: Provide for wetlands which will increase the acreage of wetlands within Dougherty Valley. To the extent practicable, filling of wetlarid habitats will be avoided. Any necessary filling requires appropriate permits and agreements from both the United States Army Corps of Engineers (Section 404 permits) and the California Department of Fish and Game (Streambed Alteration Agreements). A wetlands mitigation plan that complies with the U. S. Army Corps of Engineers no net loss policy will be submitted as part of the development applications. Figure 7-3: Creek Improvements shows potential mitigation areas. These and other areas will be considered to assure that all necessary requirements are met. Policy OSC-16: Ensure geologically sensitive development through AW engineering design regulation and review to avoid soilerosion, downstream flooding, slope failure, loss of vegetative cover, high maintenance costs, property damage and reduced visual quality. A geologic and hydrogeologic review of the site has been prepared to facilitate early detection and understanding of potential adverse geologic conditions therefore e'nsuring geologically sensitive development and mitigation through siting. The geologic review provided information needed Open Space and Conservation7-10 Dougherty Valley Specific Plan i to establish minimum guidelines for grading and construction. This information was prepared in consultation with a registered geologist J p certified engineering geologist. p p, p p. t- Dougherty Valley Specific Plan 7-11 open Space and Conservation .. �. . . . . . .. . . .. . . . . . ..,��m.>... . . . . . . . > . . . . . ... . . . . . .. . . . , � � � - � _- �_<:� .� - .w. - .- �:- ��` - : - © - . - - - :2f - < !» . .«_. � ^ ■ � -- � � � { � � ) � � � � � � � � � � � � | � � F � � � { � � ( � POW E S. COMMUNITY FACILITIES A w A. Introduction Historically, key civic elements such as cultural, educational and municipal buildings, parks and town squares were developed to meet community needs, imparting a special identity and sense of place. The townscapes of traditional.American communities were punctuated with a common or town square ensconced by civic buildings, churches and churchyards along the main street and large parks located at the heart of the community. All of these facilities provided the setting for the public life of the community. More recently however, rapid and piecemeal growth, shrinking government coffers and escalating land costs have often resulted in developments lacking adequate schools, parks and other vital community facilities. When developed, such facilities are often poorly located. The comprehensive planning of Dougherty Valley provides the opportunity to develop facilities that address the needs for recreational, educational, social and cultural experiences of the new residents who will live here. In • the Specific Plan, a spectrum of these facilities is arranged in a manner that adds definition to the neighborhoods and the entire community. B. The Need for Community Facilities b Current demographic trends indicate that there will be great diversity in the composition of Dougherty Valley households. The traditional family household comprised of two parents, including a single breadwinner and their children, is being replaced by two income families, single-parent families and single-person households. In general, the population is growing older, giving rise to growing numbers of senior citizen households. This approaching diversity warrants development of a range of community facilities that meet the special demands created by each of these different groups. A sustainable community affords neighbors opportunities for social interaction with one another. These needs are best met with community R facilities that are woven into the community fabric so as to create a network of vibrant public places. The proposed facilities are shown in Figure 8-1: Community Facilities. Community Facilities Goal: Provide necessary community facilities and ensure adequate provision of services to accommodate the changing needs of the Dougherty Valley community. Dougherty Valley will provide substantial endowment of.public facilities to Contra Costa County and the surrounding region. The plan calls for the a development of a variety of community facilities, as shown in Table 4: Community Facilities, to serve the needs of the new residents, in many instances improving existing levels of service for others as well. 6 , Dougherty Valley Specific Plan 8-1 Community Facilities TABLE 4: COMMUNITY FACILITIES DOUGHERTY VALLEY } 3 gtyrys Aksta o}si 1 Elementary 4 15 20 Middle 2 2 10 120 Hi h3 1 15-28 15-28 _ t Park Pocket Parks 12 1-3 12-36 -- Neighborhood Parks 8 3-10 24-80 Neighborhood Parks E 4 5-10 26 at school sites M 2 10-12 22 H 1 17 17 — Community Parks 1 15-25 40 Staging Areas 1 1 3 Service Center 1 3 3 r� l� �©rridr�rs . Creek Corridors --- 235 235 AC 13u bl;l±c rr�i- �u is71 Religious Facilities 1 3 3 Golf Course 1 200 200 irl± Fi l tle . xx Elf",- Library <1 <1 -' Community Center 1 <1 <1 Senior Center 1 <1 <1 Day Care 1 <1 <1 -- Fire Station (S)4 1 >1 1 Police Substation 1 <1 <1 Community College 1 117 7 —' Source: PBR, January, 1993 and April 1996; REPS, December 2004. 1 Schools do not include neighborhood park acreage at school sites, See Table 3. 2 If a Middle School is not needed on the Shapell property, that area shall be utilized as project open space. If the middle school or high school is not needed on the Windemere site, --* that area shall be used as SM residential. 3 See Note 2. 4 If these sites are not required for fire stations, the land use designation reverts to the adjoining residential designation. 5 Community College will be accommodated in the Village Center. 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N�b�.Ni 1 1.. • ME Iq 111 ��1'1 1,1i�,Iq� "C„1�1m��,�Cid'�4 •,'• p 1 .Jt�+n 71�,�lu l.��l.,m, • • 0 • 0 r •� 0 • • • r r � • 0 • ' r . • • • • r r r r i • • Policy CF-1: Provide an array of community facilities which enhance the safety and enjoyment of living, working and playing in Dougherty Valley. In addition to schools and parks, sites for a library,, community center and senior facility are needed to serve the Dougherty Valley community. New residents within Dougherty Valley will create the demand for a branch library, a community center, day care and senior center facilities. The community center is intended to be suitable for bingo games, weddings, lectures, bazaars and myriad other social and/or cultural gatherings. Similarly, the senior center is anticipated to offer rooms for gatherings of all sizes. These will be integrated with retail and civic activities as described in Chapter 10: Community Design. Space has been allocated within the Village Center for the development of these civic facilities, so that they will be central and readily accessible. School children, seniors, teens and others will then interact here, as each person pursues leisure time activities, C Schools Policy CF-2: Provide new schools to serve Dougherty Valley students which are conveniently accessible via a network of streets, pathways and trail connections. Over the past decade, the development of adequate school sites has not always kept pace with new residential development, leading to crowding at some schools, increased busing and odd service boundaries. Since Dougherty Valley will be primarily a residential development, the provision of new schools that are readily accessible to students is necessary. The projected need for a school site is based on standards developed by the San Ramon Unified School District that correlate pupil generation rates with housing types. School size and acreage requirements are based on the current school district and County General Plan standards. If Dougherty Valley is built out to its maximum allowable population, the San Ramon Unified School District's projections indicate a potential need for four new elementary schools, two new middle schools and one new high school, all of which are accommodated within the planning area. Each elementary school is planned as a 10-acre school/park complex centrally located to serve the student population nearby. Access will be provided along local streets. The 15-20-acre middle school sites are also conveniently situated near trails and transit. The 40 to 50 acre site set aside for the high school is near to a major arterial and valley trails. Should it be determined that a site is not needed for a high school, it could be developed with residential or Public/Semi-Public uses, so long as the playfields component is provided in any case* Consistent with current county and school district practices,, all of the schools are assumed to be joint use facilities. Each of the high, elementary and middle schools has been planned as a school/park complex; with parks Dougherty Valley Specific Plan 8-3 Community Facilities f * #�►`��► ►w► ►�!' ►'�i'a'*�-y44 ��'► ,,►, M►!.Ci;i �+ �� Cis�r ti' ♦fid ./afJ.V.�' YL! �W.• es•a q"d a+r/.!I 1t 4`r Ti' i►' Tit -db;i TMT '[W -dL .r► . i'Arlo M'1;slmw. al�S)4•/:li��K>'�i:�►.�l�L.tr'�lirl MJ.�+��►'r t<1?��1s�iTi�!'.`!y nd *Cc'' 40 qw- +' of ��I� !-. .4 fill li 7Y# 10 .w ■11 0 k* } 1 j�,� r. ,.. a,.�w� i► ,w�'R'1.r---•,...f•�'�i �1. �r.h.♦`.*j•/►�r� �►+r�,a • i7 V l .I/ a 7/n ♦ ... �r�1._ Ah i�'l +� f-/f'�♦ v..M\�'....rr.- r ♦ ♦' r + / �C,. •' �a- .'.F.M'►i►I.��.V�. ��rt ~.r�•ii�Il.',ii I. �,'♦�� '?f sw Ow ``f!f{YYr'�J.,.t�� r� �'�� •* i s,' %� �t�► *�_Ir�'L`. � ;7i�i�,. A....Yft!_ .A.� �' ' ti '�H,►••• �' ' •'' ". r. ti / • ! -• ! - r40 - • • • - - • i r - `• As i • • • • • r • • • ! ! • i • - . w • • M ! • • . • . i • - • - i - • r r ! r r r i `• - • • • - ! • • • • • • • ` ` i • - • M M • • • - - • i ` ` Ab Ab r • • r r r if a i• ! � • • • • • • ! - ! " • a r r r • r r i r • ! r .. - • i i r r r • i i i r i • - ` - • • •• • - • ! r r r r r •• • - i r ` . • - • - i i • • - • • - • - ! • . •! ., r r j I M development of neighborhood parks adjacent to schools provides improved opportunities,for after-school recreational programs. There are additional opportunities to establish child care operations within the Village Center and private in-home services within the residential neighborhoods. Services and programs offered by religious institutions and private businesses are also encouraged. E. Parks Policy CF-4: Develop a wide range of park facilities to serve Dougherty Valley community recreational needs. Within Dougherty Valley, park facilities ranging from small neighborhood greens to large regional open space areas are planned to offer a variety of recreational opportunities for Dougherty Valley and residents from surrounding areas. The largest proportion of land,, about 3,,000 acres or more than 55%, is dedicated to park and open space uses. Two Community Parks are planned: a 30-acre park on Shapell property and a 15-acre park on Windemere property,, They will both contain playfields that will support the recreational vitality of Dougherty Valley. A park system follows alongside the Alamo Creek corridors,, offering intermittent parklands and play facilities such as tennis or volleyball courts and children's play apparatus. In addition, neighborhood parks ranging in size from 5 - 10 acres are proposed in the heart of each neighborhood. Neighborhood parks are associated with each of the seven school sites. The remaining neighborhood parks will be located internal to the neighborhoods or along the creek system, adjoining larger regional open space lands or along access to the local and regional trail system. Where neighborhood parks are not required,, pocket parks will meet local residents' needs (see Figure 10-4: Park and Trail Concept). Requirements for tot lots in denser residential areas will further enhance the livability of those areas. Within Dougherty Valley neighborhoods, parks and schools with associated amenities are used as focal points that create identity and a setting for neighborly interaction within residential districts. In this park system,, provision is made for a full range of recreational activities,, including active sports (e.g., playfields), linear sports (e.g., jogging,, walking, bike riding)., passive sports (e.g., picnicking,, sitting),, socializing and specialized activities for particular age or interest groups (e.g., swings or lawn bowling). With approximately 29,,000 new residents in Dougherty Valley, on the Shapell and Windemere portions 188.5 new acres of parkland would be required on the basis of 6.5 acres per 1,.000 persons. As Table 4: Community Facilities indicates,, the plan provides for a range of 144-224 acres of pocket, neighborhood and community parks and more than 200 acres within the creek linear park on the Shapell and Windemere properties, Dougherty Valley Specific Plan 8-5 Community Facilities F. Cultural Facilities Policy CF-5: Encourage the development of cultural facilities within ._ the village Center and on school sites. With the development of a new community center, a branch community ._ college, and Dougherty Valley schools; there are opportunities to incorporate space for cultural uses. Within the development program for these facilities, amphitheaters, performing art spaces and exhibition areas are encouraged. Policy CF-6: Allow the development of religious institutions on sites ._... that are suitable and complementary to surrounding land uses. New residential development in Dougherty Valley will generate the need for facilities for religious assembly. Due to the high cost of land and difficulty in obtaining adequately sized parcels, new buildings for religious assembly are typically designed to accommodate larger congregations and space for a _. variety of services, such as community meeting space and child care services. Religious institutions often provide architectural landmarks that strengthen the identity of an area. Recognizing these several potential uses of new religious institutions, suitable sites that provide easy access are designated as public/semi-public uses along Dougherty Road and East Branch Parkway. Shared parking arrangements and shared use of religious ,_.. buildings for spiritual and community uses, such as day care centers, should be undertaken wherever feasible. G. Public safety Policy CF-7: Provide up to two sites for the development of two fire stations, one possibly within the village Center. An approximately one acre site will be reserved along the west side of _.,. Bollinger Canyon Road for the development of a fire station. This centralized location can most effectively serve the new community. Policy CF-8: Provide a substation for the timely provision of police services for Dougherty Valley residents. The county sheriff Department currently provides police services for Dougherty Valley. _. When annexation to San Ramon occurs, the city will provide police service to the area from a substation located within the village Center. -- Community Facilities 8_6 Dougherty Valley Specific Plan , ® . fit :»» .-�� _. y� « --2-07 w d � . - �� - . �: .• _.�� . � � � �C.w � \?�, � � \� � . . . « . � � L UTILITIES� � � � 7 L � � � � � � 7 L � L � 9. UTILITIES A. Introduction The location of Dougherty Valley facilitates convenient connections to existing services. For the most part, surrounding development has extended utilities to the boundaries of the Specific Plan area to the north, west, and southwest, thereby providing multiple opportunities for service connection points. As a result,, utility planning for Dougherty Valley can maximize the use of existing connection options to minimize costs., servicing the new community without adverse impacts upon the neighboring communities, Utilities Goal: Provide the necessary additional utilities and public services to.meet the needs of the future population of Dougherty Valley while meeting applicable County standards,, The following sections describe considerations for extending facilities and services for domestic water,, water reclamation, wastewater,, storm drainage, electricity,, natural gas, telephone, cable, telecommunications and fire protection, B. Water Policy U-1: Ensure provision of water service to meet the needs of Dougherty Valley at buildout, using the most suitable service IV aa proviers. East Bay Municipal Utility District (EBMUD) has the capacity and facility proximity to conveniently extend domestic water services into Dougherty Valley. The Coyote Creek area of Dougherty Valley has already been annexed to EBMUD. However,, EBMUD was not willing to provide this service beyond Coyote Creek area until the year 2002. Dublin San Ramon Services District (DSRSD) has determined that serving the Dougherty Valley will be a benefit to the existing customers of DSRSD as new Dougherty Valley customers will help to spread existing fixed capital costs over a greater customer base, thereby reducing rates to existing customers. DSRSD has annexed Dougherty Valley, except for the Coyote Creek area that is under EBMUD"s jurisdiction, and will serve the annexed area. Policy U-2.n Ensure portable water supplies are sufficient in quality and quantity to provide for domestic consumption and fire protection. (1) supply The Dublin San Ramon Services District (DSRSD) will be the provider of potable water for the Dougherty Valley under this Specific Plan,, except for that portion under EBMUD's jurisdiction. The California Superior Court has Dougherty Valley Specific Plan 9-1 Utilities validated the capability of DSRSD through Zone 7 to provide water to serve the build out of Dougherty Valley. DSRSD currently purchases treated potable water from Alameda County Zone 7. This water is then retailed to DSRSD customers through a system owned and operated by DSRSD. The water that is wholesaled to DSRSD by Zone 7 is obtained from a combination of the local groundwater basin and a contract with the State of California for State Water Project (SWP) water entitlement. Zone 7 has entered into a contract to buy a permanent supply of up to 7,,000 acre feet of SWP water entitlement. Approximately 4',400 acre feet of water are needed in Dougherty Valley at project buildout (exclusive of the Coyote Creek area which will be served by EBMUD). The amount of SWP water entitlement that has been purchased is greater than the water demand for the Dougherty Valley in order to address the following issues: • The amount of SWP water delivered is projected to be less than the actual water entitlement obtained because of droughts and new environmental restrictions on the SWP water supply delivered through Delta pumping facilities. • Losses that may occur in the water system between the location of the SWP facilities and the location of the user in Dougherty Valley. • Losses that may occur in groundwater storage facilities. Additionally, should further pumping restrictions be placed on Delta pumping facilities and 7,,000 acre feet prove to be an insufficient quantity to serve the Dougherty Valley,, DSRSD has the option to increase the amount of transferred SWP water by as much as 5,,000 acre feet per year, thereby assuring that Dougherty Valley will not impact existing supplies. (2) Treatment and Distribution The water entitlements purchased to serve the Dougherty Valley will be delivered to DSRSD in basically the same manner in which DSRSD currently provides water for distribution to its existing customers. SWP water will be pumped through the Harvey 0. Banks Pumping Plant into Bethany Reservoir, This water will then be conveyed from Bethany via the South Bay Aqueduct (SBA) to existing or new Zone 7 facilities. (If Zone 7 chooses not to convey and/or treat the purchased SWP water DSRSD could construct new treatment and conveyance facilities). Existing DSRSD storage reservoirs and water transmission lines are located to the south of Dougherty Valley. DSRSD will serve Dougherty Valley by extending a 24 inch water up Dougherty Road from DSRSD Turnout No. 1 which is located at the intersection of Dougherty Road and the Southern Pacific right of way. By extending service to Dougherty Valley DSRSD will Utilities 9-2 Dougherty Valley Specific Plan 0 00 r 0000 4V" 0000 000000 0 i • �. - LjL. 20" •••000 "� os Ps 0 14 sM G- • • Ps ' 10" P • • E 12 20 PR M • 1211 • V20 • ,14!! 14 1 cis ••00• it 14 � t, ( •f'1rfOA 1 Q � • PR � PS m • INA i ML L 4„ P Ps c*4 ! MI ►� .. �J Q _- .�• t d 14 1J6 .�. 7t - 14 A ,. S H 12 Off m 1 Y i !f i PR os ML , PR i i SM R: �tJ:v ,FF; 16'° Ps CAMP PARKS I TO DSRSD TURNOUT#1 AT INTERSECTIOti-Or' DOUGHERTY ROAD AND S.P. R.O, ••''•��• WATE R .�_ LEGEND DISTRIBUTION DSRSD SYSTEM ZONE 3 POTABLE MAIN • ZONE 3 PUMP STATION EBMUD - ZONE 2 POTABLE MAIN 0 .�� •00 EXISTING PIPELINE ZONE 3 RESERVOIR SOURCE:DSRSD DISTRICT SERVICE FOR SCHEMATIC BOUNDARY REPRESENTATION ONLY �_. FIGURE 9-1 ZONE 2 RESERVOIR JUNE 2005 provide two different pressure zones,, with the potential for a third,, in the Dougherty Valley. Emergency storage will be provided in each zone to ensure adequate provision of emergency supplies for Dougherty. Valley residents, Current DSRSD customers would benefit from the reserves in the amount of water to be purchased and from improvements to the water storage and distribution systems. The new ratepayers in Dougherty Valley would help reduce overall long term operation and maintenance costs through a combination of annexation and hook-up fees and monthly service charges, (3) Water Demand and Storage Requirements The amount of water storage required for a community is a function of the amount of maximum-day., demand that includes fire-fighting water requirements and a reserve for the community's use in emergencies where the regular supply of water is cut off or contaminated. Emergencies may occur through pumping equipment failure or the need to take a supply line from service for maintenance or repair. DSRSD has calculated and will size on site storage tanks accordingly. A dual purpose water system with concurrent water reclamation to supplement the domestic water demand supply has been considered for Dougherty Valley. Its implementation would greatly reduce water usage in the valley. (See the following discussion regarding water reclamation.) Using a potable water system for all demand, without reclaimed water for irrigation., the community of 11,000 residential units would require an approximate average daily demand of 7 million gallons per day (mgd). A dual use system, relying on potable water and reclaimed water for selected irrigation demands, would use 5.4 mgd average daily demand. The San Ramon Valley Fire Protection District (SRVFPD) uses the Insurance Service Office Guidelines to establish their criteria for fire storage needs. Determination of fire flows depends on the types of buildings, types of building materials and building separations. Sprinkler systems, if installed in a unit, mitigate as much as 50 percent of fire flow requirements. Assuming that new construction will be similar to the surrounding communities, the following are typical fire flow requirements used by SRVFPD: 1,500 gallons per minute (gpm) is the required fire flow for single family units for a two hour duration,- 2,500 gpm for multiple family units for a two hour duration, and 3,500 gpm for commercial uses for a two hour duration and 3,,000 gpm for schools for a two hour duration. Fire flow storage will be required for each of these pressure zones in Dougherty Valley. With three different pressure zones for water in Dougherty Valley, fire storage requirements are projected to be 1.1 million gallons with or without reclaimed water use. Using EBMUD's typical 1.5 times maximum daily factor yields a total storage requirement of 23 million gallons for a dual use system or 29 million gallons without reclaimed water for the Dougherty Valley development, Dougherty Valley Specific Plan 9-3 Utilities At least one storage reservoir will be required for each of the three pressure zones. However, some fire storage from existing zones may contribute to fire and emergency storage requirements in the Dougherty Valley area, thus reducing total storage requirements, Policy U-3: Loop water main transmission lines and distribution lines to the greatest extent feasible for reliable service levels and fire suppression. By interconnecting water lines, a water system design can use smaller diameter pipe while still delivering the same volume and pressure. Networking the water mains in this manner allows source flow to come from many different directions, which is necessary to isolate piping for repairs or maintenance while still maintaining appropriate levels of service. Policy U-4: Encourage water conservation measures. Water conservation measures will be incorporated into new development in Dougherty Valley. The following measures will be incorporated: • The use of drought-resistant plantings. • Water conservation will be achieved by installing low flow toilets, faucets and showerheads. • Planting of turf is to be minimized and irrigation systems professionally designed. • Water reclamation programs including tertiary treatment, retention and reuse of treated water are to be employed. • If reclaimed water is implemented, it should be used for landscape irrigation of parks, school grounds, golf courses and other areas wherever feasible. C. Reclaimed Water Policy U-5: Provide for the use of a reclaimed water distribution system to irrigate parks, school grounds and golf courses. Water reclamation or dual use systems have been implemented in communities where local ordinances require them for conservation purposes, or where higher quality water sources are not available. Communities can benefit from a dual use project by reducing wastewater disposal and extending local water supply. Establishing a water reclamation (dual use) program in Dougherty Valley would reduce the potable water requirements significantly while also reducing effluent disposal needs. The reclaimed water would be treated to tertiary levels that meet or exceed State water quality standards for Utilities 9-4 Dougherty Valley Specific Plan pl-A osr•-^a ~ P.s ML _ - S m Ps SH sM co `J m 20 { _ I P R _ � . 1, PS rg A ,L 'i1 �JJ ML lowPS A p s ^J{ M-8 12' M-8 P y` P m S I vi l-_ PKWY os ` 1_ -S m PS �. ,AMP PARKS _ I I _ I I - �yss;.m I I I I I LEGEND RECLAIMED MAIN WATER SYSTEM • RECYCLED WATER RESERVOIR RECYCLED WATER PUMP STATION SOURCE: FOR SCHEMATIC REPRESENTATION ONLY FIGURE 9-2 JUNE 2005 ti reclamation. A public education program that informs the public of the benefits of a dual use system should be developed by the service provider. Reclaimed water can be used for irrigation of landscape strips, parks, school yards, lakes and golf courses. The potential future use of reclaimed water for individual front yard landscaping is currently under consideration. Reclaimed water will be treated to a level such that this water will be usable for open space/parks & recreation irrigation. Although not expressly prohibited by California law,, individual homeowner control of recycled water irrigation systems is not permitted in the current State Department of Health Services guidelines and implementation policies for the pertinent laws. Current proposed revisions to the state law (Title 22) would remove such restrictions but the expanded use of reclaimed water continues to raise questions related to public health concerns. A dual use project within Dougherty Valley would reduce consumption of domestic potable water.*An average dry-weather flow of 2.45 million gallons per day {mgd) of wastewater will be generated annually upon build-out of Dougherty Valley. This water would be reclaimed to supplement the use of domestic water for irrigation purposes. There is a broad agreement that water reclamation and use is desirable but many questions remain unanswered about its feasibility. Implementation in Dougherty Valley is planned but is subject to further feasibility analysis (see Figure 9-2: Reclaimed Water System), Dougherty Valley would be an ideal site for a dual use system, allowing for efficient installation of infrastructure (Le.,, piping and storage) during development and providing the opportunity to extend water reclamation services to surrounding developed areas. A reclaimed water distribution system would best be installed concurrent with the water distribution system. EBMUD and DSRSD have signed a Memorandum of Understanding procuring a cooperative study to determine the feasibility of irrigating the 1-680 Corridor with reclaimed water with the objective of expanding this service. This may provide the conduit necessary to initiate a Water Reclamation Program in the he Dougherty Valley. To make a water reclamation project a viable option for Dougherty Valley, a mutually cooperative,, regional approach to the design of the distribution, treatment and collection system is desirable, D. Sanitary Sewer Policy U-6: Sanitary sewer service shall be provided by the Central Contra Costa Sanitary District. No septic tanks or leachfields shall be allowed in the Specific Plan area without the review and 10 approval of the County Planning Commission. Dougherty Valley Specific Plan 9-5 utilities There will be sewer capacity convenient and available for serving Dougherty Valley. The preferred provider for sanitary sewer for Dougherty Valley is the Central Contra Costa Sanitary District (Central San) located in Martinez. See Figure 9-3: Wastewater System. If for some reason Central Contra Costa Sanitary District is not able or willing to provide this service, the Dublin San Ramon Services District is allowed to be an alternate provider under this Specific Plan. Central San treatment facilities are located northwest of the interchange of Interstate 680 and Highway 4 in Martinez. Dry weather plant flows have been averaging 34 mgd (million gallons per day). The plant capacity is 45 mgd. Peak flows greater than 45 mgd are diverted to holding ponds for later processing. By 1995, new facilities will allow for wet weather flows to increase from the current 200 mgd to 260 mgd. After treatment,, effluent is transported and disposed into the Suisun Bay. The preferred plan to service Dougherty Valley with sanitary sewer calls for gravity flow collection of effluent at the southwest corner of the site, to be subsequently pumped and treated by Central San. A gravity system allows collection of sewer flows without incurring annual pumping and maintenance costs for forced mains or sewer lift stations. Also, a gravity system does not require electric power to operate whereas pump stations can fail if electric power fails in emergency situations. A gravity system is generally preferred. The potential for a complete gravity system for both the Dougherty Valley Basin and Coyote Creek Basin is good. Development designs should discourage the need for lift stations or forced mains. There may be circumstances, specific to a site development plan, that necessitate a lift station,, but this should be considered the exception. (1) Estimated Flows Average dry-weather flows are estimated to be approximately 2.45 mgd contributed to Central San given a residential base of 11,000 du's. Flow generation rates were determined from information formulated by Camp Dresser & McKee,, in their Master Plan Study prepared for Central San,, in October 1986. E. Storm Drainage Policy U-7: Establish a storm drainage system that protects property and ensures public safety while maintaining the natural resource values of the creeks. Dougherty Valley represents a major portion of the Upper Alamo Creek watershed and a portion of the Coyote Creek tributary watershed. The storm drainage plan will incorporate the conveyance of rainfall-runoff in developed areas from individual homes and lots to streets and gutters through underground culverts to the major creeks. It also will incorporate Utilities 9-6 Dougherty Valley Specific Plan os L4L PR Ps s ML sm R Ps PRS qR7 ES al� P R smR sm 21 co M L 21 os BOLLINGE CA AD PR :)R ML # Ps ML 21" SHS N/l ,,� ML MH R (;p m 0 s p s ► • ; ♦ s ML os H s m '' '' 1� CJS 21 pe-A S os cp. 0 \ -``,�_ M-8 os 0 A- Ps sm PR 24 sm rr wo 0 0 os ML • \4,80 'TU L PR PKI,',IY LARWIN PUMP sm s I N G ARES STATION Ps CAMP PARKS or ,.ov LEGEND WASTEWATER GCONTRA COSTA SYSTEM GRAVITY SEWER SANITARY DISTRICT SERVICE BOUNDARY • EXISTING FORCEMAIN DOUGHERTY VAL.LEY PROPOSED FORCEMAIN SOURCE:G.S.DODSON& ASSOC.FOR SCHEMATIC REPRESENTATION ONLY EXISTING PUMP FIGURE 9-3 STATION JUNE 2005 the impacts of existing and proposed upstream development on flood peaks in the creeks and ensure that the development of Dougherty Valley does not increase downstream flood hazards or decrease water quality. The location of stormwater detention ponds and water quality ponds is integrated with the creek conservation elements -outlined in Chapter 7: Open Space and Conservation. The 1983 FEMA flood maps'for Dougherty Valley showing "approximate levels" indicated that under the land use patterns that existed in 1983, shallow overbank flooding occurred in the flat terraces adjacent to the West and Main Branches of Alamo Creek. Consequently, further, more detailed studies of the project area were undertaken to provide estimating peak flows and predicting more accurate information for potential flood hazards. They indicate no overbank flooding of the Main Branch of Alamo Creek and a relatively narrow band.of flooding along the West Branch that would be mitigated by the proposed landscape setback, Policy U-8: Provide a storm drainage system within Dougherty Valley that does not increase off-site flood hazards. Off-site (downstream) areas are subject to flood hazards under current land use conditions; therefore development in Dougherty Valley has been designed to maintain peak flood waters on site, thereby eliminating any hazards associated with downstream run-off. A system of flood detention basins on site will be designed to store peak flood waters and release these slowly in order to reduce downstream flood peaks. Off site, flood hazards in the downstream reaches of Alamo Creek through the Dublin and Pleasanton areas historically have been of concern. Channel sections in these towns were designed to convey a maximum discharge of 4,f 70 cubic feet per second (cfs) according to the Alameda County Flood Control District. Development in Dougherty Valley is designed not to exceed this flow in order to prevent an increase in off-site flood hazards. In June 1991, an upstream flood detention facility was being constructed under the jurisdiction of Contra Costa County Flood Control District just north of Tassajara. Two nearby developers, Shapell (to the north) and Ponderosa (to the west), were successful in procuring letters of map amendment from FEMA for their projects. Improved channel sections within the boundaries of these two developments are expected to accommodate the discharges from a 100-year flood assuming a developed watershed. Policy U-9: New construction shall be done in an energy efficient fashion. Subdivision applications shall include a statement by the applicant on the specific measures the applicant proposes to undertake to provide for energy efficiency. The project should be designed as a twenty-first century project and should lead in energy innovation, Dougherty Valley Specific Plan 9-7 utilities F. Electricity The Pacific Gas and Electric Company (PG&E) will provide electricity to Dougherty Valley. Electrical service will be supplied from PG&E's San Ramon Substation Facility, located to the west of the site,, near Alcosta Boulevard, PG&E currently owns and operates three transmission and distribution lines on site. Two transmission lines run north-south down the valley: one 230 KV (thousand volts of electricity) line and one 21 KV line. A second -21 KV distribution line follows the existing Dougherty Road alignment. A third -21 KV distribution line follows an existing transmission line easement that runs east-west across the southern half of Dougherty Valley. The Dougherty Road and east-west running 21 KV distribution lines can and will be placed underground as development proceeds. The 230 KV transmission lines are not feasible to underground according to PG&E,, largely due to maintenance concerns. PG&E has no current or future plans to construct any other major transmission lines within their easement through Dougherty Valley; however, they wish to preserve this easement for construction of new facilities if future customer needs should dictate. (1) Proximity to High Voltage Transmission Lines Electromagnetic radiation emitted from high-voltage power lines is becoming a significant health concern. No conclusive proof is available, but recent studies have linked long-term exposure to oscillating magnetic fields to adverse health effects. The California State Department of Education has decided to take a prudent avoidance strategy in selecting new school sites near transmission lines. The School Facilities Planning Division has adopted the following setback criteria: * 100 feet from edge of easement for 100-110 KV lines • 150 feet from edge of easement for 220-230 KV lines * 250 feet from edge of easement for 345 KV lines. In Dougherty Valley, school sites have not been located along or near the existing PG&E easements, rather, they have. been situated more central to the neighborhoods thereby respecting the state criteria above. (2) Existing and Future Electrical Demand Electrical demand within the San Ramon, Dublin and Pleasanton Areas is 123 mva (mega-watt) and will increase as growth continues. The San Ramon Substation, located west of Dougherty Valley, provides 300 mva capacity to this area. New substations are being constructed to keep pace with growth in the Tri-Valley area. Construction has begun on the Vineyard $mom Utilities 9-8 Dougherty Valley Specific Plan Substation, located south of Dougherty Valley at Stanley Boulevard and Vineyard Avenue in Alameda County. It will add another 75 mva to the Mission Division system. Another substation is located to the north, at Blackhawk Drive and Camino Tassajara. It will add 75 mva to the Diablo Division System. Collectively, the three substations will be able to supply the expected demand of 5 to 6 mva to Dougherty Valley, while providing ample and reliable electrical service to their existing customers. G. Natural Gas PG&E will provide natural gas service to Dougherty Valley. As development continues in the surrounding areas, PG&E has plans to install a 12-inch feeder line north from the Mission Division, to elevate low pressure problems that have been reported in the Blackhawk Area, which is part of the Diablo Division. A possible alignment could occur near the existing Dougherty Road or Camino Tassajara. Six-inch distribution lines are anticipated to supply the entire valley. Further study of the future alignment of 12-inch feeder line will be required before a connection point for distribution lines to the valley can be determined. One or two regulator stations will most likely be required within the valley, Feeder line costs are normally borne by PG&E and later distributed, on a broad base, to rate payers. H. Telephone/Communications Telephone service will be provided by SBC Communications, Inc. The'San Ramon Central Office (C.O.), located off of Alcosta Boulevard, is the , origination point for telephone cable within that service area. The New Tassajara C.O.,, located to the north on Camino Tassajara was recently put into full operation. It will serve a major portion of Danville and a.northern portion of San Ramon. Dougherty Valley may besplit by a prefix boundary. North of Bollinger Canyon Road will be served by the Tassajara C.O. and south will be served by the San Ramon C.O. Conventional copper cable will serve each home or business. Depending on the timing of development in Dougherty Valley, fiber optics cable may become more cost effective, allowing for this preferred material throughout the system. Two cable television services are now franchised to operate in the area. Service to Dougherty Valley residents will be determined with the application for a franchise agreement with the County. Standards for the siting, design, modifications and maintenance of telecommunication facilities are embodied in City of San Ramon Ordinance No. 354. I. Fire Protection Dougherty Valley is currently located within the boundaries of the San Ramon Valley Fire Protection District (SRVFPD). The district Will provide protection services for Dougherty Valley from a fire station that is required to serve the area. Dougherty Valley Specific Plan 9-9 Utilities SRVFPD provides fire protection service to 135 square miles that includes the Town of Danville, the northern section of San Ramon and the unin- corporated communities of Alamo, Diablo, Blackhawk and the Tassajeara area. Paramedic ambulance services are also provided to its entire service area. (1) Stations and Response Time SRVFPD had eight stations and a staff of 180 personnel in 1996. A ninth fire station has been added in Dougherty Valley. These stations are equipped with a_total of fourteen fire engines, three ladder trucks, six wildland units, three water tenders, three staffed Basic Life Support (EMT- A) ambulances and three staffed Advanced Life Support.(Paramedic) ambulances. In the current service area, response from time of call to arrival of the units falls within the five minute response time standard. (2) Fire Prevention Programs The SRVFPD has a comprehensive Development Review Program, a Fire Investigation Program, Inspection Program, Public Education Program, Weed Abatement Program and a Code Development Program. The SRVFPD has adopted the 1994 edition of the Uniform Fire Code with local amendments. (3) Station Needs Depending on the results of fire responses studies conducted throughout site development, one or two new fire stations and a comprehensive fire and emergency medical delivery system will be necessary. The addition of one or two new fire stations will meet County Growth Management standards. Capital costs of acquiring land, building stations, and providing equipment must also be financed. Policy U-11: Incorporate measures that reduce the risk of urban and wildfire hazards to the open space areas in Dougherty Valley. Ensure fire protection through careful treatment of transitions between development and open space areas. It may include a wet (or irrigated) zone and a dry zone with fuel retardant, drought- resistant plant species or mechanically prepared fire breaks incorporating fire lanes, fire trail and access points. The Dougherty Valley Specific Plan provides for the continuity of open space, the use of roadways as transitional elements between development and open space areas and the provision of a fuel modification zone between development and open space, as measures that assist in the management of open space areas and the prevention of fire hazards. The open space system provided in the Specific Plan has been designed to maximize visual and recreational benefits as well as to facilitate manage- ment and maintenance of the open space lands. The open space system is Utilities 9-10 Dougherty Valley Specific Plan planned to make continued cattle grazing of the land practical, and to provide direct emergency vehicle access through open space areas. These should be integrated with a network of fire breaks and trails. As part of accepted practice for open space planning and management,, a buffer zone with a recommended minimum width of fifty (50) feet between open space and development will be installed between the fence line of the development areas and the open space boundary fence line. (Also see Chapter 7: Open Space and Conservation). This buffer zone will vary in width depending upon topography and vegetation as these affect fire control needs. In establishing this zone, fire resistant vegetation in conjunction with irrigation will be utilized to reduce the potential for the spread of fires between development and open space areas. In keeping with fire protection recommendations, this buffer zone will also facilitate maintenance and emergency vehicle access, incorporating fire lanes and access points. Policy U-12: Allow the continuation of cattle grazing on major areas of land designated as open space and allow for mechanical means of fire protection of open lands. Cattle grazing is an effective mechanism to reduce the amount of dry grass in open space areas, thereby diminishing the risk of fires in open space lands. Mechanical means of controlling fuel load along the perimeter of the open space or the creation of appropriately placed fire breaks shall be allowed. Access to major open space areas will be considered upon review of a comprehensive access plan to be developed during the subdivision map review process. J. Police Protection The police service provider will need a substation in Dougherty Valley. One is planned within the Village Center. Police and sheriff operations serving Dougherty Valley residents and businesses will be provided in this manner. A police service area or inclusion of police services within the County Service area shall create sufficient funding to provide service levels compatible with adjacent jurisdictions. Dougherty Valley Specific Plan 9-11 Utilities i �rrrr f #rrr� �rr1 Lrrr I E I E 1r.r i 10. COMMUNITY DESIGN A. Summary of Community Design Opportunities During the planning effort for Dougherty Valley, many issues related to the future growth and development of the region and the design of Dougherty Valley in particular have been analyzed. Chief among these issues are those related to (a) the interface between Dougherty Valley and nearby communities; (b) the integration of Dougherty Valley development with surrounding open space and (c) the form and appearance of the proposed Dougherty Valley development. The Dougherty Valley Specific Plan addresses these topics and seeks to ensure that Dougherty Valley is a high quality development that offers housing opportunities and a desirable way of life for Contra Costa County residents. To achieve this, the plan: * Creates a strong overall framework for well-managed development of a new residential community in Contra Costa County, 0 Establishes a cluster of neighborhoods as the context for innovative development of high quality housing and denser, more affordable, livable neighborhoods. • Offers open space buffers next to existing development and extends public trails as part of the regional open space network. Defines the key urban design features that will ensure that Dougherty Valley neighborhoods, the Village Center and the interconnecting parks, trails, streets and open space form one harmonious but diversified living environment. The preceding chapters set forth planning principles which address how the overall arrangement of land uses in Dougherty Valley creates a compatible relationship between this proposed development and its surroundings. The Community Design chapter focuses on the design character and form of the proposed Dougherty Valley community. This chapter explains how through urban design, architecture and landscape design the qualities of a desirable community can be realized. More detailed design guidelines are to be provided in the Dougherty Valley Community Design" Handbook as part of the Preliminary Development Plan. The overall opportunities to be realized are: (1) Integrating Development with Open Space There is an opportunity to integrate the proposed open space in Dougherty Valley with the large regional open space systems that are already established. The proposed perimeter expanses of open space will give shape to the community and connect it to surrounding communities. A well designed trail system within the open space will further tie this community to its neighbors. Also, major landscaped creek corridors will extend through Dougherty Valley Specific Plan 10-1 Community Design the valley and become focal elements in the area's public open space system. (2) Creating a Major Gathering Place and Focus for the Community. At the confluence of the major creek corridors, a Village Center can be created. Rather than dispersing community commercial or major public activities around the edges of the development, there is an opportunity to organize the Village Center around a plaza, shops and'a major green space, allowing for meeting areas, displays or performing arts, civic events, and other community uses. (3) Building Diversity and Offering More Choices. Because of its scale and diversified housing program, as well as topographic variety,, Dougherty Valley can offer varied housing choices in neighborhoods defined by a wide range of physical settings. (4) Locating Community Facilities for Social Interaction. Well-placed community facilities,, in particular schools and parks, will act as organizing elements within residential areas, providing focus and identity for nearby residents. People will likely begin to refer to their neighborhood using the local school or park name and will become acquainted with their neighbors by visiting these places. Trails internal to theneighborhoods will also be shared amenities where neighborhood children bicycle and parents stroll. (5) Creating Linkages between Neighborhoods. Major linkages can be designed to connect neighborhoods with one another. 'Landscaped sidewalks and off-street trails can act as routes that link neighbors. These can traverse the natural and manmade landforms and join the major public open spaces. Landscape design and materials along on- and off-streets routes will enhance the definition of residential enclaves. (6) Creating Livable Streets. In planning Dougherty Valley, streets will be important not only in providing access and circulation, but also in defining the pace of life and degree of urbanity of the community. The streets within the community will be designed to create a comfortable environment for pedestrians,, bicyclists and motorists with opportunities for future rail transit along the central parkway. Both major and minor roadways will help define the edges and enhance the sense of orientation of the districts that comprise the community. Neighborhoods can become more differentiated as street trees mature and other streetscape elements are added to each phase. Community Design 10-2 Dougherty Valley Specific Plan The following guidelines direct the design of Dougherty Valley so that it is attractive and functions well in its natural setting, as shown on the Illustrative Plan, Y Community Design Goal: Design Dougherty Valley to be attractive and function well in its natural setting. Provide diverse lifestyle opportunities and create a strong sense of community for residents of and visitors to the Valley. B. Overall Urban Form Policy CD-1: Create a clear organizational framework of open space A areas, neighborhoods, circulation elements and places for public gatherings to build a cohesive community. Often, in conventional developments today, large thoroughfares deliver motorists onto a maze of interrupted or dead-end residential streets that are confusing, even for residents. The common complaint of getting lost in new subdivisions is symptomatic of the lack of a clear, legible environment that gives residents an authentic sense of identity and defines meaningful locations. In a small subdivision, it is often difficult to have an effect on the larger pattern and sense of place, because development is occurring within an existing fabric of streets and open space. The scale of Dougherty Valley presents the opportunity to create the entire framework of open space, parks, streets and public places. These will become the most lasting features of the community. 44 k r.$ _. .v� .•.. F. The framework described herein is a highly differentiated and hierarchical organization of certain key elements, including open space, community Dougherty Valley Specific Plan 10-3 Community Design facilities, Village Center, clustered housing and streets. For example, vast region-serving open space is linked to broad, internal public open space corridors; those corridors are connected by trails to neighborhoods and neighborhoods are woven together along sidewalks or paths. Each of the key form-giving community elements is addressed below., C. Open Space Framework Dougherty Valley is a special place that is visually distinct from the _ surrounding communities, separated by the perimeter ridges to the east and west of the valley that form a part of the larger regional open space system. These ridges are extremely important in defining the context for the community that will develop within its boundaries. Their integrity should be maintained through preservation of the open space and careful siting and design of any fencing, gates, signage or structures such that they do not diminish the natural qualities of the ridges. Signage throughout the open space areas should be of the highest quality, using a common graphic theme to the greatest extent possible. Several ridgetop trails should be provided wherever feasible, allowing for the footpaths, bike trails and equestrian trails to diverge and converge — according to the landform. The right-of-way corridors for trails should be kept to a minimum width wherever feasible. Staging areas within the perimeter open space should be designed to minimize the visibility of parking lots or structures from nearby open space. To facilitate orientation for hikers, bicyclists or equestrians, signage and _ orientation information should be readily accessible. Hidden Valley will also be largely open space, with special features. A portion of it will be improved to create a natural habitat. A trail could connect the habitat area with the nearby regional open space, allowing travelers to visit the area as part of a regional journey. Trails within the _ habitat area are encouraged except where the human presence would adversely affect wildlife. The habitat area should include interpretive information in a sheltered educational exhibit or building. Facilities such as restrooms are desirable. Any such structures should be sited to minimize their impact on the natural setting. Policy CD-2: Retain the main branches of Alamo Creek as major organizing elements within the central, more developed portion of the valley. Alamo Creek, and its branches, have helped to shape Dougherty Valley's physical form. Now, the primary branches are the linear elements that can bind most of the valley together, passing through a variety of different landscapes to meet at the southerly edge of the valley. Today, many of the creek banks are highly eroded, unstable and sparsely vegetated, due to continuous cattle grazing over the past century. Some Community Design 10-4 Dougherty Valley Specific Plan a: . �r +i►-. -�s Y.� ,�� -•..„-..,,•�It Me «+i! �- wirf w- .r/ ,R.. ay+A 4,,. _�+i .,, ,.rf � .. s � 1 0 i + ao A 16, 0 - - © ,� r- m m m 44 O z c J• see above m m � r 0 > = o ;..A (n z . 0 0 m � � � • 0 � m K < X m m > 0 s • 0 Q of a >00 a m z --I m �?' cn X C/) m to to z U) I+ 03 • Q (ngo • e a to G) 90 Q • • tV/��' VJ • (n fn IW Cn ' C) m M • u ca 0 . (n • 1 404 rn ° o O • O s r� Q zf V FP. - C X () A z Z 0 G) G/ .. Q m x .a cn o 1 0 z - G) X see below m o a m o© Q j a • a a e Cf)0 M;u Orn -- M OA ZOCO)o m<X �.Q 00 ♦ r ��.�y II'�, m m1*0 ,. 0 0 O i Ut poll, pow--1 .'AM" rr� w��'�! tea.'.•A.A .. --r �-- .�1 !:- .....-�*MI Irr,.._,=marl blill...,+Mi �,„,..,,:«� r,�,9,.,....._:e='� rr�... _..,�I/ Y�•...: � r•. -.^� s•Y.... ..v.wi �,.... _.,.,w� OD , s O O 0 m c � m see above — X z O14L I N m m X m -�-I m r D O m . z K c 0 O m �— S r > cv - 0 0O 0 O 70 - —Di 70 O M � m o • �v C C � a � = w Q° GG) — C e D O OD cf) v Cl) a r^ 90 v m G) U) O CD O � D mA m10 > r n � r — rn CO) .� • -u O O z zv v 1` . 0 N - CD N ae OD � o � m C c an � r + (n o O M z � v . m . X P Z, z' see below • G) o o 0 m m , r ;KO 0 av b , 0 O z O / o VJ n v _ A M;a II II I,;I n m ,I Ox ZO 00 I m< X II IIII 00 m ill i III rz m GI N I�� j 1� � Jil'', I,1�� I''II IIIl��II VII I 'I�I�III,I I Poll.:, rte...,. w 0 � v • 0 � +4' 91 91\Of ±100' ±100' MEANDERING LOW FLOW CHANNEL ._. ALAMO CREEK-EAST BRANCH CORRIDOR P- b- CREEKCORRIDOR . SEC11ONS ICADOUG EVALLEYL v._ FIGURE 10-3 JUNE 2005 reaches of channel are silted and channels are poorly defined. However, as development occurs, the improvements called for in Chapter 7: Open Space and Conservation will be made to add to their appearance and value. As Figures 10-1 - 10-3: Creek Corridor Sections suggests,, improvements in the 100-foot,, 200 foot and 300-foot wide creek corridors on the site (see Figure 7-3: Creek Improvements) will integrate native landscape, trails, parks and storm drainage features, while preserving habitat conservation areas, as needed. These sections illustrate the maximum improved widths of the corridors. As noted in Chapter 7: Open Space and Conservation,, the width of the improved creek corridors is to be an average of 100,, 200 or 300 feet so the width will vary subject to site specific design and engineering considerations. These creek corridors, once preserved, will become animated places,, viewed by people of all ages. As a healthy diversion from commuting,, people may choose to run errands along the creek-edge trails or they may wander down a trail simply to relax. It will be a delightful setting for creative activities such as painting or games. The corridors' trails will act as major pedestrian and bicyclist thoroughfares, busy on weekends and evenings, quieter on weekdays. Residents will be able to stroll to the Village Center for dinner or bicycle to a league baseball game or go to visit a friend's house on these routes. The landscaped edges will offer contemplative oases for private thoughts or conversation. The flora and fauna often found in this type of setting will be reestablished, so residents young and old can expand their knowledge of nature. Myriad aspects of community life will occur here where the reminder of once active waterways and the promise of scenic travels will lure residents and visitors alike. Substantial improvements are needed to turn the degraded streambeds and adjacent areas of today into the multi-purpose landscaped corridors of tomorrow., They must be designed and improved to meet storm drainage needs, to set aside habitat conservation areas and to provide level trails, as shown on Figures 10-1 - 10-3: Creek Corridor Sections, Landscape improvements are to be made on both banks of the creek. At any location, one edge of the creek should contain the improved trail system(s), intermittent seating areas and picnic areas and the other should be a more naturally landscaped area. Where public parks abut the landscaped creek corridor,, the improvements to the two should be integrated, allowing portions of the parks t'o utilize the upland area of the creek corridor and weaving creek corridor trails into park activity areas. Also, wherever feasible, the solitary horseshoe, bocce, volleyball or other outdoor recreation feature should be provided along the active side of the creek corridor. These open space corridors will provide a strong sense of continuity within Dougherty Valley, integrating the hills with the valley floor and adding to the recreational experience of the area. In the same way, connections Dougherty Valley Specific Plan 10-5 Community Design between the corridors along the community trail system to the many parks will link neighborhoods and render all community facilities more accessible by any means of transportation. D. Internal Park System Figure 10-4: Park and Trail Concept illustrates the internal open space, park and trail system that.binds the many areas of Dougherty Valley together. The creek corridors act as central open space spines linked at the Village Center. Trails diverge from the corridors to connect to schools with playing fields, neighborhood parks and/or pocket parks. The geographic distribution provides park area near all residences. Pocket parks are also shown and-also offer recreational aesthetic and social value as common local gathering places. Accompanying Table 5: Park Allocations and Table 6: Park Characteristics, respectively quantify and characterize the parks' requirements and features. The components of the Park and Trail Concept Plan are the Community Park (described in Chapter 8: Community Facilities),, neighborhood parks, pocket parks and the intervening sidewalks or off-street trails. Figure 10-5: Neighborhood Parks (Typical) illustrates the intended components of the neighborhood parks. As central neighborhood amenities, they would allow for such diverse activities as soccer or knitting with both active recreation areas and quiet seating areas. 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S.1►tt�+j�t +� ♦riwf A♦♦ 1##�♦ wlrn,°iO�# ♦;Jrfi ►,�► r w 'r►dj,t.ltAa/ tti►�t«'.t Aim•ax: 'f+++Iiir ,."r+of wa fi +� �,4�►�►�b', , . ,s i / 'riili�►rwx,moi' # .�+`,+r lM'`4"► �♦�,l�i►�'�'�`'1►"TM,.'+/ • ' ""wd�lt ��+ `�!d�il►.w�rr'�ft1� Ma� fr� �,fw'�`��'�� tw1 1 r�f_# �1 ♦. `,I/ani!� sMr� ,�Mr t 1 +► ',6 c. b b aw- AV _rP;•;�.�;��+.,��, j e"f'�'f� �1�+1i�� lR�"�� ''`M'��'��'�,a�'�rIR� � J' may{�. ^'�"'"^. �;.��.,.�.• fir<#/� For I* ,. ♦•� ♦'►ar •a Ar♦ tri. !la► �4 ,"��" r�i•`'' f j rpt i / .��;�t� •cert► -.,,� ��K4n� `try, t!` t lot, �yi vr��taa°•- t/` ON iw, �w i W UP OAFS # slip, AM + �►�l 40 }` f�f��b ��ttitlstr+*►J \,,�,+r++i�r�rr��,,:w�'�j=.' ,ywa►•+►�,&CNQ ,k tri•♦y'"++� \a _. � \` aw • F • 1I MAT J . ��`rw+fll/�,��y►'ny��*yr' +.fir '� yrs y� MA 0 10 �'r►iribe��' �, �' �r• p �i •,...,•*fid'' 1; �, l \� \, 1g � �, \P"• Iw, tom, ""•� , f _ t a P I s e' g J l! h, \ n l� •t ry�I r � • \'b .Y • • • • Ik A • • • • • • Ilk s • • , s • • • • . o w ' ` 0 0*. 0 1 , PA of 1I GU f PA LOCAL STREET POCKET PARK CONCEPT It isp referable to locate the noisier areas where groups of people would engage in sports along neighborhood streets, nearest to the most parking on- and off- street and farthest from private yards (see Figure 10-5: Neighborhood Parks; note the basic neighborhood park). Courts for basketball, tennis or volleyball might be next to the playing field(s). A central paved area with drinking fountains and restrooms would then form the edge of the park's informally landscaped open areas where play . equipment for children, seating areas for adults and grassy areas where frisbee throwing, hackey sac or reading might be enjoyed. This edge of the park should then be landscaped fairly densely to create a buffer from the park for homeowners next door. Access to thisp ark may be along sidewalks or along an off-site street trail. Figure 10-5 also illustrates the combination of a park and an elementary 4 school with playing fields that would be available for public use when school is not in session. The playground should be immediately adjacent to the classrooms but conveniently linked to the active sports area. These school/park sites should be accessible on sidewalks and/or off-street trails. These same relationships are intended for the middle schools and high school, Dougherty Valley Specific Plan 10-7 Community Design Some of the neighborhood parks may be sited along the creek corridor. Where this is the case, as shown in the Figure 10-5, the park should be located on the active side of the creek and should accommodate the creek corridor trail. These neighborhood parks should contain the same facilities and siting relationships as other parks but that area of the park within the creek corridor should be designed to endure any flooding due to a 100-year storm. •------ CUL-DE-SAC ------ • ••• IIID• M1.-�` PA KP `: . HA CTE J F TUR LOCAL STREET POCKET PARK CONCEPT " Pocket park locations are also shown on Figure 10-4: Park and Trail Concept Plan. These smaller parks will meet many of the same resident needs as neighborhood parks but will not include formal playing fields. Without playing fields, pocket parks can be bounded by housing on three sides since the park activities will be more compatible with private yards. A landscape buffer is stili recommended for privacy. One street edge is desirable so that a school bus stop could be located here, allowing children to disperse along sidewalks or trails or parents and children to meet in a pleasant location. It is preferable that these parks are located along the off-street trail system, wherever feasible. Tot lots, described more fully in Table 6: Park Characteristics are alternative park types that would occupy a small parcel in the midst of housing. Wherever feasible, the tot lots should be located on local streets with no through-traffic. Their locations are not designated on any map in the Specific Plan but they should be built where local needs cannot readily be met by neighborhood or pocket parks. The off-street trail system is a desirable feature of the Dougherty Valley community. It offers residents the opportunity to walk, bicycle, roller skate Community Design 10-8 Dougherty Valley Specific Plan ft, l owl pol- 1"11 CREEK CORRIDOR � _ '• X >> tl "M fill, Ir i h i�1% w4u�fr � r-.-,. r.ptt+ ilY � ��1�t111 llt•! 1 ili {�1 R rlli ►iI /+ " ft O =; , h .C ,wyr. t� o 1 a '� to O CD Aft 0 { JS t X CD CA M CA ,4 r � _ _ 1. � � .. . :• ` - ---- _ - .�-- - � -- i I I CA z 0 m co CA .'' 0 cn 1 =' Q > z tl M ! _. m - � � r Z v r m T- Z rn M + G) M G)� r -- - r A m m x X O zrM 0 z CA v �,, z z z CA m m .,. C7 .,•.. c X ,a z � -� am M � v -v -o r vow _ r° �o CA O c `A. > CA r -� o �" > O A r r v rn = _ O M z C "a cn C z '� M z rn � -I �c m m > -1 v v> rn X rn O �' y 00 z m� - m r rn x z O ,�'0 �` � r m G� .� 4 Mi o > m �""G C 0 z O -v rn +� c X m m o co or otherwise travel along ' a route with no vehicular traffic, • alternative and sidewalks With this and , a network of more direct routes b between neighborhoods c between homes the an be created. These trails a overall valley network of also form part of t pedestrian circulation routes. TABLE 5: PARK ALLOCATIONS a DOUGHERTY VALLEY M h { , :: .3w. nt� 5 Sr :art: _ Fi .2 A Y :...:.: ..: .-. .::.:: .......- -::..:...5 .... .. -...:. ��. � R E r.. Rl r 3� 10XV �5 R "Tot Lots"/ Pocket a p rks and 2,000 - Variable small neighborhood parks 5 Variable pocket p ks ,000 p within the residential sq• ft• parks a rea ca n be considered to offset, on a one-to-one basis F the requirement for "tot lots." See additional criteria below.* Pocket According to Figure Parks g 1-4 1� 12-48 Ac 10-4 Acres res Neighbor- According to Figure Cres hood Parks 10_ g 4-10 13 65-130 A 4 Acres Community According to Figure Park 10-4 g 15-30 2 45 Acre 0 4 Acres s * Additional Criteria for "Tot Lot"Allocation: ti on *0"Tot lots" should not be within 500 feet areas this may make it ne of each other or other parks. In hi her density cessary to construct larger "tot lots" in order g nsity to meet the specified level of provision. The maximum size for an individual facility should be 40,000 sq. ft, Source: PBR, March 1992;:REPS, June 2004. i .e r, F' .3e f 1 Dougherty Valley Specific Plan 10-9 Community Design As landscaped pathways, the trails should connect with either streets or cul- de-sacs at least every 400 feet to allow houses to share sideyard boundaries with them and allow for surveillance and sharing of the neighborhood responsibility for self-policing these areas. Paths that meet these requirements rarely engender the problems sometimes associated with secluded off-street trails because they would- be actively used by and visible to many residents. .ti•f tT E. Village Center The ultimate program for and composition of the Village Center cannot be determined at this time, but with its placement in the valley, and proposed uses the Village center should play a key role as the heart of community life: It should be a convenient, concentrated center for community life. Accessible by all available modes of transportation, the Village Center should be planned as a concentration of community and commercial activities. It should be organized as a distinctive urban form that acknowledges its Bollinger Canyon Road address but orients diversionary activities, such as restaurants, toward Alamo Creek. Larger scale uses e.g. the Community College, and parking areas should be oriented toward Bollinger Canyon Road and smaller scale uses and pedestrian areas towards the middle of the Village Center.. Sidewalk widths in this area should be generous in width, six (f) feet or wider to accommodate higher expected pedestrian volumes. Trails connecting the Village Center with adjoining housing g and housing across the creek corridor should be provided. It should reflect a strong sense of local, distinctive character, In keeping with the more urban pattern of buildings, streets and pedestrian areas that are recommended, a common architectural theme should be implemented for the retail buildings, community structures and facilities in the Village Center. This will create a unified identity for the Village Center and Dougherty Valley as a whole. Signature architecture is encouraged at key locations to establish Village Center identity. A complementary landscape scheme should prevail throughout for plant materials, street/plaza furniture and lighting. Similarly, a signage program should be implemented for the entire Village Center for directional and commercial signage. 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The siting and design of buildings should shape the pedestrian areas and focus long range views on landscaped or natural scenes. Conversely, landscape treatment of k the creek corridors should reach into the Village Center to link the landscape theme of all three areas. This will bring reminders of the nearby more natural environment into the more intensively built Village Center. The transition from the Village Center hardscape (such as plazas) to the natural creek corridors should blend the types of places rather than accentuate differences. The appearance of the Village Center should be attractive and enticing from all primary public vantage points. The most fine-grained retail area, oriented around a central street or a plaza, should locate building facades at the sidewalk or plaza edge to sculpt the pedestrian area. This will offer the shoppers or passersby an intimate setting and changing street scenes. Also, restaurants' or shops' doors or windows should orient to the street scene, creating a gentle transition between indoor and outdoor activities. Pedestrian spaces should invite walking and lingering as should street furniture that should be available but not an obstacle to circulation. Its site planning and design should be able to accommodate greater building intensity and housing density than currently planned without diminishing the value of pedestrian areas. The Dougherty Valley Specific Plan allows for substantial increases in the density and intensity of the Village Center development. It has been designated for multiple family residential high density (MH) and as a receiver site for residential units transferred from other locations in the valley. Its non-residential building program allows multi-story mixed uses, ranging from retail to office, to large scale commercial. It is desirable to allow for the Village Center's intensification so that it could become a more urban core. Nonetheless, the character and desirability of adjoining and internal public spaces such as plazas and sidewalks should be maintained, regardless of the scale of development. Initial design of the sidewalks, plazas and other public spaces should take into consideration the potential growth of the area. F. Commercial Sites In those neighborhoods nearest the two small commercial sites, neighborhood identity and the focus of activity may be oriented toward the shops and the associated social interaction that will take place there. To ensure that the residential and commercial uses are cop a pm compatible, leasant , landscaped edge should be provided on the commercial site. Storage, mechanical equipment and loading activities should be sited to have the minimum impact on adjacent homes. Landscaped and paved pathways should be provided linking the housing and retail rather than allowing dirt Dougherty Valley Specific Plan 10-11 Community Design paths to be created. On the two smaller commercial sites, buildings not parking or signage should form the street corner. An architectural theme that is compatible with surrounding residential architecture should prevail — on each commercial site. G. Neighborhood Character Creating attractive, well-defined neighborhoods is an overriding objective of the Dougherty Valley Specific Plan. The site has been planned to define each housing area by its boundaries and its focal points for social interaction. Housing areas throughout are bounded by open space or creek corridor and/or major streets. Within each area is a central elementary school and/or park. Residents of each area will come to identify their neighborhood by these common physical characteristics ("we live on the golf course") and will form association with each other at the neighborhood — school or park ("I live in the Crescent Park neighborhood"). The proposed phasing of the development overall (see Chapter 13: Implementation) reinforces this definition and formation of neighborhoods in Dougherty _ Valley. The volume of earth moved for cut and fill should be minimized and its movement weighed against visibility and aesthetic considerations. The grading for siting of homes should reflect the contours of the land, using terracing at graceful intervals and blending graded areas back into natural contours, wherever feasible. No cut or fill slopes should be steeper than a 3:1 gradient unless specifically allowed by the geotechnical engineer and Community Development Department. An exception is the median between split levels of a roadway, where a maximum 2:1 slope will be allowed. In residential areas, these can then be used for off-street trails and/or as a friendly rather than abrupt backdrop for parks, roads or other landscaped — areas. These more gradual 3:1 slopes will allow easier revegetation and maintenance of the areas. Other finer grained characteristics of desirable neighborhoods are called for in the Plan. The trail system that weaves through the neighborhoods serves local needs and puts most neighborhood destinations within walking dis- tances for residents. These off-street trail corridors should be an average of 20 feet wide. Bus stops are planned in conjunction with neighborhood and pocket parks where possible. This will allow for newspaper stands and the — like, another reason for a neighborhood walk and the ensuing social interaction. On the edges of neighborhoods, where housing meets open space areas, landscaped buffer zones are called for. Because of the valley's natural characteristics, these should be specialized buffer zones which act as firebreaks. A vegetation management plan that establishes appropriate types of native and non-native landscaping should be prepared along with an emergency and maintenance access plan to ensure public safety. Community Design 10-12 Dougherty Valley Specific Plan H. Neighborhood Streets The urban design character of residential streets has a strong influence on neighborhood character. As the street sections in Chapter 6: Circulation indicate, landscaped parkways between the curb and sidewalk are required on all streets including local streets in single family detached residential areas except those locations noted in the Community Design Handbook. This affords each neighborhood the beauty and seasonal character of tree- lined streets and creates the sidewalks as a safe domain removed from vehicular traffic. Where appropriate, parallel on-street parking will be w allowed, further buffering pedestrians from moving traffic. Tree planting in the parkways is subject to the guidelines set forth in the Community Design Handbook. Rural street standards with no developed concrete sidewalks will be permitted where appropriate. Another streetscape characteristic that influences the desirability of w neighborhoods is the relationship of rows of houses to the street. More detailed site planning for Dougherty Valley neighborhoods should minimize the repetitious rows of similar housing types. Guidelines about minimizing a residential garage frontage, varying housing setbacks on each block and the orientation of multiple family housing structures to the street are addressed in the Community Design Handbook. The Community Design Handbook (under separate cover) addresses the preceding general urban design guidelines in greater detail and provides comprehensive site planning, landscape and architectural guidelines for Dougherty Valley. M k k e r Dougherty Valley Specific Plan 10-13 Community Design � � _ % .. .\ . . fi z } . ..��.�. . - �©w� - �—� — L � L GROWTH MANAGEMENT � � � Low � � � : � � � � | � � . � � � F r 11. GROWTH MANAGEMENT Growth Management Goal: Plan for phased development of Dougherty Valley such that each phase can meet infrastructure level of service and performance standards. Policy GM-1: Provide the appropriate and necessary public facilities and traffic levels of service to meet County standards for protecting ° public health, safety and welfare. A. Growth Management Objectives Policy GM-2: Allow phased development of Dougherty Valley when each phase can meet infrastructure level of service and performance standards. Contra Costa County embraces the philosophy that growth must be balanced with the provision of services. The County's Growth Management Program ensures that the service levels and quality of life for current and future county residents can be preserved. By adopting and implementing ° the Growth Management Program, the County has established a comprehensive, long-range program that will match the demands for public facilities and infrastructure generated by new development, with plans, capital improvement programs, development mitigation programs, and financing mechanisms to supply the facilities. Specifically, the Growth Management Program provides for a countywide K Comprehensive Transportation Plan. It also establishes a process to manage the impacts of growth in Contra Costa County. The County's Growth Management Program consists of the following objectives many of which have been or are being achieved by the County, independently from this Specific Plan: • Incorporate a growth management element into the General Plan that defines a process for regulating growth; • Adopt and apply traffic level-of-service standards to base routes within the County's roadway network system; • Adopt performance standards for evaluating the provision of police, fire, parks, water, flood control, and sanitary sewer facilities in ° proposed projects; • Adopt and implement a transportation systems management ordinance; • Establish development mitigation and fee programs to ensure that new development pays its share of necessary public services; Dougherty Valley Specific Plan 11-1 Growth Management w • Adopt a seven-year capital improvement program that list projects, their costs, and funding mechanisms; and • Address housing options and job opportunities at the local, regional, and countywide level. As shown in this Specific Plan, Dougherty Valley major streets .have been planned to meet necessary traffic levels of service in accordance with the Growth Management Program's now-established requirement. The implementation of Dougherty Valley streets will add links in the network of major thoroughfares in this part of the county. Similarly, new infrastructure for water, water reclamation, sewer, storm drainage, electricity, natural gas a , communications and fire and police protection have been planned herein to meet Dougherty Valley needs without diminishing service standards or supply below County Growth Management performance standards. Also, as Chapter 5: Housing Characteristics indicates, a primary benefit of Dougherty Valley Plan is the provision of a wide array of housing opportunities, for all household levels of income, that are close to many workplaces. The Dougherty Valley Specific Plan is consistent with and supportive of the requirements of the County's Growth Management Element. Achievement of growth management standards will be monitored as implementation of the plan proceeds. y VI a a -r 'M Growth Management 11-2 Dougherty Valley Specific Plan r r r r r r r RELATIONSHIP TO THE GENERAL PLAN r r r r r r r r 12. RELATIONSHIP TO COUNTY AND CITY GENERAL PLANS K The Contra Costa County General Plan 1990-2005 (January 29, 1991) has been amended by the Dougherty Valley General Plan Amendment (December 22, 1992), Country Club at Gale Ranch General Plan Amendment (December 20, 1994), and Dougherty Valley General Plan Amendment (November 11, 1996). The Contra Costa County General Plan 1995-2010 was reconsolidated on July 23, 1996, and the Contra Costa County General Plan 2005-2020 was once again reconsolidated on January 18, 2005. Accompanying the 2005 Dougherty Valley Specific Plan update is an amendment to the Contra Costa County General Plan 2005-2010, which updates the Land Use Element Map to reflect the realignment of Dougherty Road and changes in land use designations for the Dougherty Valley area, as revised under the updated 2005 Specific Plan. The Dougherty Valley Specific Plan.is consistent with and facilitates • implementation of the goals and policies of the Contra Costa County General Plan as amended and the City of San Ramon General Plan. The Specific Plan offers refinements to the County General Plan, providing clarity and guidance towards the achievement of a new community vision. This section lists the relevant Contra Costa County goals, policies and corresponding Dougherty Valley goals and policies. It demonstrates how the proposed Dougherty Valley Specific Plan is consistent with the County General Plan. Below is a brief description of the complementarity between the goals of the County and the Dougherty Valley Specific Plan. The Dougherty Valley Specific Plan represents a vision for a new residential community, which responds to the strategic regional location of the p Dougherty Valley, immediately accessible to numerous job sites and to two major nearby employment centers, Bishop Ranch in San Ramon and Hacienda Business Park in Pleasanton. The Specific Plan policies provide for E the development of a new community that incorporates a diversity of housing opportunities that responds to regional housing needs, encourages the use of alternative modes of circulation and preserves and makes available for public use large open spaces that contribute to the developing regional open space network. A. Land Use Element The County General Plan, as amended by the Dougherty Valley General Plan Amendment, offers direction for the location, distribution, type and extent of land uses including the open space areas of the plan. The proposed locations of residential, commercial, open space and community facilities are outlined. Consistent with the County General Plan, and the San Ramon General Plan, the Dougherty Valley Specific Plan proposes a residential community that contributes to a balance of land uses within both the regional and local Dougherty�YValle Specific Plan 12-1 Relationship to the General Plan context. Dougherty Valley responds to the need of future projected population increase within Contra Costa County by converting areas of diminished agriculture importance into a mixture of residential, community, commercial, office and open space uses. The higher density core of the development occurs in the flatter part of the site, supporting transit oriented facilities, while providing an active, diverse center for the community. Open space uses occur around the perimeter of the site, limiting intrusion of development into these natural areas. B. Housing Element The goals and policies included within the Housing Element of the County's _ General Plan are aimed at increasing housing opportunities, as well as variety in the stock of affordable housing. The Dougherty Valley Specific Plan provides for a wide range of housing types and densities. A diversity and range of housing types are accommodated by providing areas of varying densities that have been located in consideration of the natural terrain. The natural features of the site suggest-that the higher density, _ more intensive land uses such as multiple family housing and retail would best be accommodated along the flatter, more central valley areas. The less intensive single family estate lot land uses would be dispersed into the gentler sloping areas in conjunction with enhanced landscaping to provide shade and screening. These plans propose a total of 11,000 dwelling units to be built in Dougherty Valley, encouraging the production of balanced, affordable housing. This plan commits to provide 25 percent of the housing units as affordable to low and moderate income families. C. Circulation Element The basic circulation system for the area is discussed in the Contra Costa County General Plan. This Specific Plan adds detail providing for efficient safe vehicular circulation and policies aimed at developing and encouraging the use of alternative modes of transportation. A corridor for potential _ future light rail transit is included in the plan, along with an extensive network of trails for pedestrians, bicyclists and equestrians. The Specific Plan locates many of the activity centers, schools, parks and the Village Center, along the creek trail system, to provide Dougherty Valley residents an'attractive and efficient alternative to driving. D. Open Space and Conservation Element The County General Plan provides for an extensive trail system and open space network through Dougherty Valley. The Dougherty Valley Specific Plan calls for an open space corridor along Alamo Creek and the reservation of a wide swath of open space through the Dougherty Hills and . p the westerly ridge bordering the site. Overall, approximately 55 percent of the land area is set aside in the Dougherty Valley Specific Plan as open space, primarily along the perimeter ridges that enclose and give form to _ the valley and along the widened creek corridors. The ridge areas offer opportunities for extension of regional open space corridors. The Contra Relationship to the General Plan 12_2 Dougherty Valley Specific Plan Costa County General Plan states policies for protecting major scenic ridges. The Dougherty Valley Specific Plan conforms with this requirement and provides additional opportunities for public outdoor recreation. The policies of the Contra Costa County General Plan call for increased opportunities for public accessibility and recreational use of creeks, streams and drainage channels, integrating new development while incorporating visual amenities. The Specific Plan additionally provides for a comprehensive creek enhancement and restoration program that includes the main branches of Alamo Creek, as well as most of its smaller tributaries. Trail systems are planned along ridgetops and through the primary creek corridors. 4 E. Public Services/Facilities The Specific Plan provides for the development of four elementary schools, two middle schools, one high school and may include a community college. Civic uses, including a community center, senior center, library, service center, fire stations and police substation are also located within the valley. The County General Plan provides the sanctions for these facilities. The following table shows various ways in which Dougherty Valley Specific Plan Goals implement the County General Plan. ON,. 0. C. N "E ► cOSAALLdu ...................T ............ S :.: E . _N ECTAL:PLAN A YLAN Z. L�r �cE WAL LAND USE (pg. 3-26) LAND USE GOAL: 3-A. To coordinate land use with Establish an attractive residential circulation, development of other community that complements infrastructure facilities, and protection surrounding communities including of agriculture and open space, and to Danville and San Ramon and allow growth and maintenance of the responds to regional conservation County's quality of life. In such an and development opportunities. environment all residential, commercial, industrial, recreational and agricultural activities may take place in safety, harmony and to mutual advantage. HOUSING (pg. 6-112 to 6-113) HOUSING GOAL: 3-Housing Production. Increase the Provide a wide range of housing supply of housing with a priority on the types and densities to meet the development of affordable housing. diverse needs of all age groups and household sizes. 5-Housing Affordability. Improve housing affordability for both renters and homeowners. a Dougherty Valley Specific Plan 12-3 Relationship.to the General Plan TRANSPORTATION & CIRCULATION CIRCULATION GOAL: (pg. 5-13) 5-A. To provide a safe, efficient and Establish a circulation system that balanced transportation system. creates an adequate major street 5-C. To balance transportation and system while maintaining a circulation needs with the desired residential scale street system. —" character of the community. OPEN SPACE (pg. 9-3) OPEN SPACE & CONSERVATION 9-A. To preserve and protect the GOAL: — ecological, scenic and cultural/historic Establish a system of open space and recreational resource lands of the that improves ecological values, County. provides recreational opportunities, _ enhances the character of the CONSERVATION (pg. 8-6) region and contributes to a high 8-D. To protect ecologically significant quality of life in and around lands, wetlands, plants and wildlife Dougherty Valley. habitats . PUBLIC FACILITIES & SERVICES COMMUNITY FACILITIES & (pg 7-3) SERVICES GOAL: -- 7-a. To give a high priority to funding Provide necessary community quality civic, public and community facilities and ensure adequate facilities which serve a broad range of provision of services to — needs throughout the community. accommodate the changing needs of the Dougherty Valley communit . LAND USE (pg. 3-28) UTILITIES GOAL: 3-F. To permit urban development only Provide the necessary additional in locations of the County within utilities and public services to meet identified outer boundaries of urban the needs of the future population development where public service of Dougherty Valley while meeting -- delivery systems that meet applicable applicable County standards. performance standards are provided or -committed. LAND USE (pg. 3-28) COMMUNITY DESIGN GOAL: 3-C. To encourage aesthetically and Design Dougherty Valley to be functionally compatible development attractive and function well in its which reinforces the physical character natural setting. Provide diverse and desired images of the County. lifestyle opportunities and create a strong sense of community for 3-J. To encourage a development residents of and visitors to the —" pattern that promotes the individuality Valley. and unique character of each -community in the County. — GROWTH MANAGEMENT (pg. 4-4) GROWTH MANAGEMENT GOAL: 4-A. To provide for the levels of growth Plan for phased development of and development depicted in the Land Dougherty Valley such that each Use Element, while preserving and phase can meet infrastructure level extending the quality of life through the of service and performance provision of public facilities and standards. ensuring traffic levels of services necessary to protect the public health, -safe t and welfare. Relationship to the General Plan 12-4 Dougherty Valley Specific Plan r ` IMPLEMENTATION C r L r r L r r r. 13. IMPLEMENTATION A. Introduction This section of the Dougherty Valley Specific Plan sets forth key measures that should be taken to implement the Plan. It defines the County processing steps, the overall approval process and development review. The development applications required to implement the Plan will ensure that Dougherty Valley is developed as a large-scale integrated development. Dougherty Valley has been rezoned to a Planned Unit District ("'P-1"') with Preliminary Development Plan approval. The Specific Plan serves as the Preliminary Development Plan. The landowners will individually apply for tentative maps, neighborhood development plans, and final development plans for review and consideration by the County. • B. Phasing The Dougherty Valley Specific Plan is comprised of public improvements including roads, utilities, parks/open space, schools and community facilities as well as private improvements such as homes, retail businesses and recreation facilities. The primary purpose of a Specific Plan phasing strategy is to ensure that those complementary public and private improvements are built in a logical sequence, resulting in viable, high quality development in each phase. The phasing strategy for each property in Dougherty Valley should realize the following goals: t • each phase of housing addresses the affordability of housing for a range of household incomes, including very low, low and moderate income households; • ensure that the community framework which is the backbone of the Plan is realized through the timely provision of public improvements; • ensure orderly and safe development; • provide landscape improvements of any neighborhood or pocket park or off-street parkway in conjunction with occupancy of the surrounding housing and complete landscape improvements of any public streets when street right-of-way improvements are completed; and • incorporate into each phase community facilities that make that phase truly viable for its residents. To accomplish the goals noted above, a Neighborhood Development Plan shall be required with each Final Development Plan submitted. Although the details of the Neighborhood Development Plan will be discussed later in Dougherty Valley Specific Plan 13-1 Implementation this chapter, it is intended to guarantee all the elements that compose a neighborhood (such as a variety of housing, parks and recreation areas, school facilities and commercial) are appropriately balanced within the individual Final Development Plan boundary. \ a Y3 S2 Nil. \ :. ftft..:77x. •2 i ..5.. ^J ... S4PIZ as j;e,`.3£`.• ,, \ . Iti t C. Subsequent Approvals The Contra Costa County Board of Supervisors has taken the following actions toward project implementation. -- (1) Development Agreements Windemere Ranch Partners (assigned to Windemere BLC Land Company LLC) and Shapell Industries have separately entered into Development Agreements with Contra Costa County. The Board of Supervisors adopted the agreements by ordinance in December of 1995. California counties have been authorized by the State Legislature to enter into development agreements. The Development Agreements establish covenants, conditions, regulations and procedures that control plan area development. -- Through the development agreements, the landowners have gained a vested right to develop the subject properties, in accordance with existing --s laws, to the density and intensity and for the types. of uses specified in the Dougherty Valley Specific Plan (and other related land use approvals), provided that the terms and conditions of the agreements are satisfied. In —R exchange, the County will receive benefits that would not otherwise be Im plemen to tion 13-2 Dougherty Valley Specific Plan obtainable. These benefits include a comprehensive plan for developing the entire Plan area and investment in project-wide and offsite infrastructure improvements, land dedications and community facilities that would not occur without assurance that the Plan can ultimately be implemented. (2) Public Improvements k There are several types of public improvements to be made. Key public improvements, such an arterial street connection, are critical to the successful functioning and character of Dougherty Valley in early phases of development and have immediate widespread benefits. Specific phasing requirements will be made concurrent with the review and approval of each Final Development Plan submitted. Other public improvements, such as neighborhood parks, are only required when associated private development (e.g., nearby homes) are proposed to be built. This ensures that each development phase is accompanied by construction of the public improvements, needed so that each phase (plus the previously developed phases) is self-sufficient and able to stand alone if subsequent development phases are postponed indefinitely. These public improvements therefore have phasing requirements that are linked to F private development. (3) Rezoning/Preliminary Development Plan The Windemere and Shapell properties have been rezoned to the Planned Unit District (P-1) zoning category concurrent with the approval of the Preliminary Development Plan. The P-1 zoning is consistent with the varied land uses identified in the Specific Plan. For the purpose of the rezoning action the Specific Plan generally serves as the PDP. To ensure the long-term flexibility of the Specific Plan, the Preliminary Development Plan does not provide significantly greater detail than the Specific Plan (such detail will be provided at the Final Development Plan stage), but includes some necessary additional information such as: information regarding existing natural land features and topography, a preliminary report on provision for storm drainage, sewage disposal and . public utilities, and a statement of how the development would be consistent with and further the County's General Plan. Dougherty Valley is regulated as a Planned Unit District, (P-1) or "large- scale integrated development", to achieve what is defined below in Article 84 of the Contra Costa County Code: "The planned unit district is intended to allow diversification in the a relationship of various uses, buildings, structures, lot sizes and open spaces while insuring substantial compliance with the general plan and the intent of the County code in requiring adequate standards necessary to satisfy the requirements of the public health, safety and general welfare." Dougherty Valley Specific Plan 13-3 Implementation (4) Final Development Plan Final Development Plans will be prepared on a phased basis for each property. Each Final Development Plan will include the information required by the County Code and is to be reviewed by the County Planning Agency. The Final Development Plan shall include greater detail than shown in the Preliminary Development Plan. Typical requirements for the Final Development Plan include: • Indicate the location, grades, widths and types of improvements proposed for all streets, driveways, pedestrian ways and utilities. • Indicate the location, height, number of stories, use and number of dwelling units for each proposed building or structure. • Indicate the-location and extent of all proposed land uses. • Indicate the location.and design of vehicle parking areas. • Indicate the location and design of proposed landscaping, except for proposed single family residential homes. • Indicate the location and design of all storm drainage and sewage _ disposal facilities. • Indicate the proposed phasing of the public and private improvements. • Indicate the typical architectural elevations for all buildings except _._. single family residences. • Additional information as required by County Article 84-66.1202. .� (a) Neighborhood Development Plan A Neighborhood Development Plan shall be submitted with each Final Development Plan. Alternatively, the Final Development Plan may include all the required information with the Neighborhood Development Plan and if _ it is so noted with the Final Development Plan Submittal. The purpose of the Neighborhood Development Plan is to communicate the _..., overall composition of each neighborhood and ensure that Specific Plan requirements for parks, community facilities, open space and affordable housing'are being addressed. Each Neighborhood Development Plan should be prepared at a scale determined to be appropriate by the County and include but not be limited to: • Community Design Concept (land uses, circulation) Implementation 13-4 Dougherty Valley Specific Plan !� r,. '" ' . Parks and Community Facility Plan Affordable Housing Strategy Landscape Concept (for streetscapes, parks, and open space) Neighborhood Development Plans are to be consistent with the approved _. Preliminary Development Plan elements such as the circulation, grading and open space management plans. a (5) Village Center Plan Before any development occurs in the Village Center, a Village Center Neighborhood Plan is required. The Village Center of Dougherty Valley is an important and unusual place and can determine that Dougherty Valley can be a special place, for both residents and visitors. The mix and intensity of , uses permitted in the Village Center are unique to the Plan and require careful planning to ensure the success of the multiple uses envisioned there. The Village Center Neighborhood Plan must integrate the horizontal and vertical relationships between the housing, retail, offices and community facilities proposed. Vehicular and non-vehicular circulation routes and destinations such as plazas, a transit center or parking lots must be thoroughly planned. The relationship between the urban activities and the adjoining Alamo Creek corridors must be complementary. These uses must in turn be linked effectively to all surrounding uses. ..a (6) Community Design Handbook The Final Development Plan(s), Neighborhood Development Plan(s) and Village Center Neighborhood Plan(s) should conform to the provisions of the Community Design Handbook. -. TTy s _ T _rte -w The Community Design Handbook, providing design review procedures as well as siting, landscape architectural and architectural guidelines for all aspects of Dougherty Valley has been adopted as a condition of approval Dougherty Valley Specific Plan 13-5 Implementation attached to the Preliminary Development Plan. It expands upon the broad policies and guidelines in Chapter 10: Community Design for the Specific w Plan to address the specific character of all streets, parks/open space and public gathering places or facilities. Specific site planning standards for each type of land use are included. In addition, project wide signage, street landscaping, community and neighborhood entries, and public art should be addressed. The guidelines are comprehensive enough to ensure that the community has a coherent identity and consistent quality without precluding the opportunity for a variety of design solutions. (7) Creek Revegetation Plans Baseline site studies should include preparation of creek restoration or -- alteration plans necessitated by the Dougherty Valley Specific Plan. These plans are necessary to finalize storm drainage plans, and erosion control/channel stabilization plans for creeks central to the plan area, as well as maintenance plans for creek corridors and data needed for the required NPDES permit. These plans should be submitted with the Final Development Plan submittal that encompasses a section of creek corridor. They also set the parameters for the landscape plans for each of the o, segments of the riparian corridors that will serve multiple roles in drainage conservation, recreation, circulation and visual character. -- For those creeks intended to simulate natural creek conditions, proper grading should yield a range of ecosystems, including freshwater marsh, low-elevation riparian, high-elevation riparian and oak-wooded ecosystems be planted and sustained. Establishment of the most appropriate restoration and protection for specific habitat needs throughout the creek corridors within the valley should be coordinated with regulatory agencies such as the California Department of Fish and Game, the U.S. Army Corps of Engineers and the managing agency of the creek trails. These plans shall be required as part of the Final Development Plan submittal or with Tentative Maps for adjacent properties, -- as deemed appropriate by County staff. .r The plan should include species lists, planting density and irrigation requirements as well as long-term monitoring and maintenance programs. In addition, the plan must integrate limited public access with wildlife protection needs. (8) Tentative Maps Tentative Map or Subdivision Map is a document prepared by a civil engineer to further refine the uses described in the Final Development Plan. The Tentative Map is the first formal step to legally subdivide the property. The Final Map (when approved) will create a legal division of those individual parcels proposed on the Tentative Map. Implementation 13_6 Dougherty Valley Specific Plan "�' The processing of the Tentative Map is defined by the State of California in the Subdivision Map Act (Gov't Code 66410 et seq.) and County Ordinance. The submittal requirements for a Tentative Map Application in Contra Costa County are described in Article 94-2 of the County Ordinance Code. Typical submittal requirements include but are not limited to: • Subdivision name and number. • Name of legal owner(s) and subdivider • Topographic information of the property to be subdivided • Proposed grading and a geologic conditions map • Location of existing streets, utilities, buildings, etc. • Proposed lot and street layout • Proposed utilities and easements • Phasing of improvements • Additional information required by County Code. (a) Grading Plans/Improvement Plans The grading plans and improvement plans typically show greater detail for the improvements proposed on the Tentative Map. The County Building Inspection Department will review the grading plans and issue a grading permit if the plans satisfy the County requirements and conform to the approved Tentative Map. The County Public Works Department will review the improvement plans. When the improvement plans (and Final Map) are deemed complete and comply with all the County standards the County Director of Public Works will authorize the developer to begin the site improvement work. . Erosion Control Plans are typically required with the grading plans to address any erosion problems that may occur as a result of the grading. A construction phase erosion control plan which specifies erosion control q measures to reduce short term erosion problems should be prepared and reviewed by Contra Costa County and other applicable agencies. This plan should address: • Location of all areas where vegetation will be removed. • Methods of stabilizing these areas Dougherty Valley Specific Plan 13_7 Implementation • Location of areas to be revegetated and types, quantities, and methods of seeding, planting, fertilizing, and irrigation of planted areas. .^ • Methods to reduce runoff across cut and fill slope and other graded areas. • Location and functioning of sediment traps and debris basins. Method of using the proposed detention basins as sediment traps _ during construction. Provision for removing sediment following construction, disposal locations, and provision for long term maintenance. Location and type of temporary measures such as hay _ bales, earth berms, sand bagging, or silt fences should be specified. • Schedule for implementation such that all erosion control measures _ will be installed and maintained throughout the rainy season of each construction year. (9) Final Maps The Final Map creates the new legal parcels to conform to the new land use pattern designated in the Specific Plan and detailed in the Tentative Map. The Final Map will also define the dedication of land(s) to public agencies for public streets, open space areas and specific community facilities. _ The specific re.quirements for submitting and receiving approval of a Final Map are described in the County Zoning Ordinance Article 94-4.2. (10) Local Agency Formation Commission (LAFCO) Applications for the annexations to autonomous service providers will be initiated by coordination between the service provider and the County. Furthermore, the proposed annexation to the City of San Ramon will be processed as development occurs. Where necessary, sphere of influence changes will also be requested. Applications will include Plans for Providing Services, if required by LAFCO, outlining how services will be provided to the area. A Master Property Tax Transfer Agreement for the allocation of property taxes between Contra Costa County and the City of San Ramon was entered into in 1998. This tax transfer agreement along with the October 15, 1997 Memorandum of Understanding between Contra Costa County, the City of San Ramon, Shapell Industries and Windemere Ranch Partners(assigned to Windemere BLC), relating to the Development of Dougherty Valley, and the Master Settlement Agreement reached in 1994 between the County, City of San Ramon, Town of Danville, and the developers of Dougherty Valley, anticipate that there will be a series of phased annexations of the Dougherty Valley into the City of San Ramon. To date, there have been seven annexation applications approved by Contra Costa County Local Implementation 13_8 Dougherty Valley Specific Plan F Agency Formation Commission relating to annexation of Dougherty Valley into the City of San Ramon. A.County Service Area (CSA) has been formed in accordance with LAFCO regulations and procedures to provide short and long term maintenance of b the public improvements and facilities within the Specific Plan Area. The CSA is be primarily responsible for maintaining the extensive landscaped areas of the plan area including the parks, street frontage landscape, pedestrian trails and creek corridors. The CSA is expected to fund through the City of San Ramon most of the public services prior to annexation. The CSA is also the vehicle to fund and contract enhanced police services and guarantee adequate funds for the operation and maintenance of the multitude of community facilities in the Village Center. Upon annexation to San Ramon, the CSA will be the vehicle for transfer of funds to the City of San Ramon and County Services will be replaced with those provided by the City. (11) State and Federal Applications A detailed multi parameter wetland delineation should be completed for the Specific Plan area. A report, map, and data sheets should be submitted to the United States Army Corps of Engineers (ACOS) for verification. Appropriate permits and agreements may be required from the Corps of Engineers (Section 404 permits), U.S. Fish and Wildlife, the California Department of Fish and Game (Streambed Alteration Agreements) and/or the Regional Water Quality Control Board. A wetlands mitigation plan addressing the agency's no net loss policy must be submitted as part of any ACOE permit application. If, during the environmental review for the Final Development Plan's specific plant or animal resources may be impacted, the County may require mitigation plans be submitted to the Department of Fish and Game or other appropriate agency for their review and approval. F. (a) NPDES The National Pollutant Discharge Elimination System (NPDES) is a California state program instituted to comply with the Federal Clean Water Act. Prior to 2003, development projects larger than 5 acres or a phase of a project that totals 5 acres or more are required to file a Notice of Intent (NOI) with the state prior to starting grading. In 2003, the threshold dropped to 1 or F more acres of disturbed land. The purpose of the NPDES program is to minimize, reduce or eliminate the pollution of water resources. One component of this program is the reduction of stormwater pollution that occurs during grading and construction phases of development. Projects under the State's NOI are required-to implement a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP contains Best Management Practices (BMP's) that prevent or minimize stormwater pollution (i.e., silt Dougherty Valley Specific Plan 13-9 Implementation fences, dust control, chemical storage and good housekeeping). Developers and contractors are required to use "Best Management Practices" in preparing a written and graphic siltation prevention program. (12) Geologic Hazard Abatement District (CHAD) State law makes provision for the establishment of, or annexation into, existing Geological Hazard Abatement Districts. These districts provide a mechanism for funding and performing any preventative maintenance or remedial work that might be required due to landslides or other geologic hazards within open space or in graded areas after a project is constructed. The Board of Supervisors can establish this district without application to any other agency after appropriate formation hearings. The boundary and responsibilities of this district(s) shall be defined in a Plan of Control developed by a registered geotechnical engineer as required by Government Code. The Board of Directors of an existing GHAD may also accept a petition for annexation of contiguous or noncontiguous property. The GRAD may also legally hold fee title to the large expanses of open space on the perimeter of the project should other public agencies decline to do so. The Plan of Control should include provisions to maintain the open space, including erosion repair, cattle grazing to reduce fuel load, fire protection measures, trail maintenance and open space security issues. If the GHAD is not the responsible party for these measures , the Plan of Control shall identify the appropriate responsible agencies and specify the necessary coordination of such responsibilities with the CHAD. D. The Dougherty Valley Oversight Committee .The May 11, 1994 "Agreement to Settle Litigation Relating to the Dougherty Valley General Plan Amendment, Specific Plan and Environmental Impact Report" required formation of DVOC to guarantee the provisions of the settlement agreement were adhered to and implemented. DVOC is an advisory committee formed to provide a forum for conferrals among San Ramon, Danville, the County and the developers of Dougherty Valley. The specific responsibilities and composition of DVOC is described in the Settlement Agreement. E. Affordable Housing The Dougherty Valley Specific Plan proposes to achieve a private/public partnership for affordable housing through the following innovative programs: Each property owner will provide 25% of the units developed on the site as affordable housing units as required under the 1995 Development Agreements (or as they may be amended or superseded) with the County of Contra Costa. In lieu fees shall not be allowed as a substitute for the construction of affordable housing units. Implementation 13-10 Dougherty Valley Specific Plan With the approval of the County Board of Supervisors, the affordable unit count achieved in Dougherty Valley could be shared between the jurisdictions of Contra Costa County, the Town of Danville and the City of San Ramon, to be allocated towards meeting their HDC share, as described' by ABAG. The County and other regulatory agencies would support the allocation of preferred loans from the federal government (HUD) and other agencies to the developers building affordable housing within the Dougherty Valley. Innovative design approaches to the construction of affordable housing would be allowed for within the design guidelines, permitting and approval processes regulated by the local agencies. F. Long Term Management/Maintenance of Facilities (1) City The majority of the public services to the Specific Plan Area will be performed by the City of San Ramon after areas within Dougherty Valley are annexed into the City. Services for the Plan Area prior to formal annexation will be contracted to the City by the County and funded by the County Service Area portion of the ad valorem property taxes and additional assessments. The City is expected to assume responsibility for police services, park maintenance, street and road maintenance,, median landscaping, street lighting, and general community facilities but will be funded by the CSA assessment. (2) County The County will retain jurisdiction over all the subsequent land use entitlements issued for the Specific Plan area including individual building permits. Although the individual Final Maps will be annexed into the City of San Ramon,, all construction permitting and inspection will remain with the County. The City will assume formal maintenance of the subdivision only after the public improvements have been accepted as complete by the County and the 1 year warranty period concluded. Prior to annexation,, the CSA will contract for all maintenance after improvements have been accepted. G. Financing Plan A Financing plan has been prepared for the Dougherty Valley Specific Plan Area and is identified in Table 7. The Financing Plan analyzes the revenues expected to be generated from the project (primarily from property taxes} and compares the revenues to the expected costs to provide the public amenities incorporated into the Specific Plan. Dougherty Valley Specific Plan 13-11 Implementation The Financing Plan projects that with an additional parcel assessment that the tax revenues generated from the development will support the high level of public amenities envisioned in the Specific Plan. _ — TABLE 7: PUBLIC FACILITIES FINANCING DOUGHERTY VALLEY Service or Facility Construction and/or Operation and/or Improvements Maintenance On-site streets and Developers County/CSA/City _ roads Off-site streets and Developer contribution County or other public roads &traffic agency _ improvements Public Parks Land: Developers County/CSA/City/LLD Improvements:* Schools Land: Developers San Ramon Valley Improvements: Agreement Unified School District Fire Stations Land: Developers San Ramon Valley Fire Improvements: Developers Protection District Police Substation Land: Developers County/CSA/City Improvements: Agreement Library Land: Developers County/CSA/Community Improvements: Developers College District Community Center Land: Developers County/City/CSA Improvements: Developers Senior Center Land: Developers Cou my/City/CSA Improvements: Developers Semi-public recreation Land: Developers Developers e. golf course Improvements: Developer -- Childcare facility Land: Developers Private sector operators Improvements: Developers/Operator On-site public water Developers Dublin San Ramon facility Services District/ East Bay Municipal Utility — District Off-site public water Developer contribution Dublin San Ramon facility Services District/ East Bay Municipal Utility —' District On-site reclaimed water Developers Dublin San Ramon facility Services District -- Off-site reclaimed water Developer contribution Dublin San Ramon facility Services District On-site wastewater Developers Contra Costa County ._., facility Sanitary District Off-site wastewater Developer contribution Contra Costa County facility Sanitary District — Implementation 13-12 Dougherty Valley Specific Plan On-site storm drainage Developers Contra Costa County facilities Flood Control District/ County/San Ramon/CSA/GRAD On-site cable TV Developers/Operator Operator Off-site cable TV Operator Operator Street median Developers County/ CSA City landscaping Street lighting Developers County/ CSA Cit Pedestrian paths Developers County/ CSA/City Street landscaping Developers County/ CSA /City Private recreational Developers Homeowners' facilities Association Fuel modification zones Developers CSA/City/CHAD/County adjacent to open space /Homeowners' Association Private open space Developers Homeowners' Association Public open space Developers East Bay Regional Park District/ Other Public Agency/open space management groups/ GHAD/CSA/County/City Geologic Hazard Gale Ranch GHAD; existing Westbranch GHAD, Abatement District or new GHAD for existing or new GHAD (GHAD) development areas; Developers Creek corridors Developers County/City/CSA Transit stop facilities Land: Developers Transit operator (e.g., bus shelters Improvements: Developers *Combination of developer fees, agreement b/w developers and SRVUSD, state funding. (1) Private Facility Maintenance (a) Property Owners Association(s) Property owners associations may be created in some neighborhoods to manage and fund the maintenance of private open space, recreational facilities, fuel modification zones adjacent to open space and street landscaping along private roads. Both Master Property Owners Association and Minor Associations may be formed depending upon the range of benefit of those facilities or improvements to be maintained. (b) Open Space The perimeter ridges comprise over 2,000 acres of land extending from north to south on.either side of Dougherty Valley. To be effectively managed and accessible to the greater public for recreational use, large, contiguous open space areas should be entrusted to a public agency with the resources and authority necessary to undertake this significant responsibility. Such open space may be managed in part by employing Dougherty Valley Specific Plan 13-13 Implementation r livestock grazing which reduces the risk of wildlandwild land fires. After adoption of the plan, the vast open space areas in the Specific Plan should be offered for dedication to the East Bay Regional Park District, County, City of San Ramon or other public entity. Should the EBRPD not accept the offer of dedication, another suitable public agency should assume ownership to assure the public right to access and long term maintenance goals. The GHAD could assume the role of open space maintenance and ownership responsibilities. Large areas immediately to the north and south of Dougherty Valley have already been offered or dedicated as regional. open space to the East Bay Regional Park District or other public agency. It is important that the transitions to open space at the perimeter of the site maintain a continuous recreational experience. Fences and barriers should be kept to a minimum, even where the open space is managed by different entities, or in different ways by the same agency. Wherever specific trail alignments in Dougherty Valley meet other open space trail alignments, the two should be planned in concert to connect the regional trail network. H. Specific Plan and Community Design Handbook Amendments Development of Dougherty Valley is envisioned over a thirty (30) year period. The Specific Plan and Community Design Handbook have been developed with flexibility to ensure that new innovative ideas can be incorporated and that the design of Dougherty Valley will evolve through its buildout. It is reasonable to assume that over a thirty year period amendments to the plan will need consideration to keep pace with the changing social and technological ideals. Any amendment to the Specific Plan and/or the Community Design Handbook will require formal application to and public hearings by the County, appropriate environmental review and consideration by the Dougherty Valley Oversight Committee. Implementation 13-14 Dougherty Valley Specific Plan Ir" - r" I.. i r L.. ACKNOWLEDGEMENTS hodr LW LM r r r r r r G 6 x 14. ACKNOWLEDGEMENTS 1. CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT, Martinez, CA. 1993-1996: Harvey Bragdon, Director; James Cutler, Assistant Director of Comprehensive Planning; Ron diVincenzi, Administrative Services Officer. 2005: Contra Costa County Dennis M. Barry, Director; Patrick Roche & Aruna Bhat, Project Manager; Louise Aiello, Administrative Services Officer, 2. CONTRA COSTA -COUNTY PUBLIC WORKS DEPARTMENT, Martinez, CA. 1993-1996: Ulf Kent, Senior Civil Engineer; Lowell Tunison, Senior Civil Engineer. 2005: Brian Balbas, Supervising Civil Engineer and Terri Rie, Associate Civil Engineers 3. SHAPELL INDUSTRIES NORTHERN CALIFORNIA, Milpitas, CA. 1993-1996: Dan Hancock, President; Tom Koch, Forward Planning Manager; Jim Whyte, Offsites Manager. 2005: Chris Truebridge, President; Dan Coleman, Vice x President. 4. WINDEMERE, San Ramon, CA. 1993-1996: Darryl Foreman, Project Director; Peter Moote, Engineering Manager. 2005: Windemere BLC Land Company LLC: Lynn Jochim, Division, President; Paul Menaker, Senior Vice- President; Brian Olin, Planning Director. 5. CENTRAL CONTRA COSTA SANITARY DISTRICT. Waste Water Collection System Master Plan. Prepared by Camp Dresser & McKee. October 1986, 6. DUBLIN SAN RAMON SERVICES DISTRICT. Water Master Plan Update. May 1989. R 7. CENTRAL CONTRA COSTA SANITARY DISTRICT, Final San Ramon Valley Trunk and Sewer Improvement Project. Prepared by ESA. September 1986. 8. DUBLIN SAN RAMON SERVICES DISTRICT. Wastewater Collection System Master Plan. Prepare by CH2M Hill. June 1988, 9. SAN RAMON VALLEY FIRE PROTECTION DISTRICT. Overview of the San Ramon Valley Fire Protection District. (Letter). 10. STATE OF CALIFORNIA, DEPARTMENT OF WATER RESOURCES. Livermore and Sand Valleys, Evaluation of Ground Water Resources - Appendix A: Geology. August 1966, Dougherty Valley Specific Plan 14-1 Acknowledgements 11. U.S. GEOLOGICAL SURVEY. Water Resources Investigations Report 84- 4352. September 1985. _ 12. CALIFORNIA STATE DEPARTMENT OF EDUCATION. School Site Selection and Approval Guide, 1989. 13. CITY OF SAN RAMON, San Ramon, CA. Herb Moniz, City Manager.; Phil _ Wong, Planning Services Manager; Shawna Brekke, Senior Planner; Dean K. Mills, Assistant Planner; John Dillon, Transportation Services Manager. 2005: Herb Moniz, City Manager; Phil Wong, Planning Services Director; Jennifer White Dougherty Valley Project Manager; Joye Fukuda, Public Works Director; Maria Robinson, Engineering Services Manager; Lisa Bobadilla, Transportation Manager; Dorn Driggs, Public Services Manager; Phil Agostini, Senior Engineer; Chris Low, Assistant Engineer; Jean-Paul Ripert, Senior Inspector; Jeff Eorio, Parks and Community Services Director; John Skeel, Division Manager. _ 14. EAST BAY REGIONAL PARK DISTRICT, Oakland, CA. Bob Doyle, Assistant General Manager of Land Acquisition. 15. Contra Costa Community College District, Tom Beckett, Vice Chancellor Consultants 1. 1993-1996: PBR, San Francisco, CA.'Planning, Urban Design, Market/Financial and Project Management. N. Teresa Rea, Project Director/Vice-President; Don Smith, Senior Vice-President; Michael Horst, Senior Vice-President; Dan Graziano, Senior Planner; Shirley Hall, Project Planner; Ken Jencks, Planner. 2005: REAL ESTATE PLANNING STRATEGIES, San Francisco, CA. Project Management / Documentation. N. Teresa Rea, Project Director. 2005: SWA GROUP, Sausalito, CA. Urban Design. Joe Runco, Principal; _._.. Cinda Gilliland, Associate. 2. 1993-1996: JONES & STOKES ASSOCIATES, INC, Sacramento, CA. .._. Debbie Loh, Associate Principal; David E. Bolland, Project Manager. 3. 1993-1996 and 2005: ENGEO, INC. Soils/Geology, San Ramon, CA. Uri Eliahu, Vice President. Acknowledgements 14-2 Dougherty Valley Specific Plan i t 4. 1993-1996: MCCUTCHEN, DOYLE, BROWN & ENERSEN, Walnut Creek, CA. Attorney M. Thomas Jacobson. 2005: BINGHAM MCCUTCHEN. Cecily T. Talbert, Attorney. 5. 1993-1996: MORRISON & FOERSTER, Walnut Creek, CA. Attorneys R. Clark Morrison, David Gold and Karen Bowers. 2005: MORRISON & FOERSTER. Clark Morrison, Attorney. F 6. 1993-1996: DARWIN MYERS ASSOCIATES, Martinez, CA. Planning Consultant to County. Darwin Myers, Ph.D, Principal. 7. 1993-1996: ANTHONY A. DEHAESUS, Walnut Creek, CA. Planning Consultant to Windemere. 8. 1993-1996: NOLTE AND ASSOCIATES, Walnut Creek, CA. Engineering. William Webb, Associate. 9.'1993-1996: BROWN AND CALDWELL, Pleasant Hill, CA. Engineering. o- Robert Mills, Principal-in-Charge; Grace C. Chow, Project Director; William McCarthy, Project Manager. 2005: CARLSON BARBEE GIBSON, San Ramon, CA. Engineering. 10. 1993 - 1996 and 2005 Greg Miller, Vice President; Carlson, Barbee & Gibson, Inl, San Ramon, CA, Project Engineer. 2005: RUGGERI JENSEN, Pleasanton, CA. Engineering. John Zellmer, Vice President 11. 1993-1996, and 2005: LSA ASSOCIATED, INC., Point Richmond, CA. Biological Analysis. Malcolm Sproul, Principal. k Dougherty Valley Specific Plan 14-3 Acknowledgements ..� This Specific Plan was based in part on the San Ramon Draft Dougherty Valley Specific Plan (June.. 1991). The work on that plan was prepared by the following firms in consultation with Dougherty Valley Specific Plan Steering Committee, Specific Plan Technical Advisory Committee and the Dougherty Valley Area Coordinating Committee. •ROMA DESIGN GROUP, Policy Planning. •BISSELL & KARN, INC., Engineering. -- •BRYAN & MURPHY ASSOCIATES, INC., Engineering. — *MACKAY & SOMPS, Engineering. •TJKM, Traffic Analysis. — •DKS ASSOCIATES, Circulation. •NOLTE AND ASSOCIATES, Infrastructure Planning, Civil Engineering and Cost Estimation. — •PHILLIP WILLIAMS & ASSOCIATES, Hydrology. •ANGUS MCDONALD & ASSOCIATES, Public Finance and Implementation. -- •HARLAN TAIT ASSOCIATES, Geology. •NAPHTALI H. KNOX & ASSOCIATES, INC., Local and Regional Context. - - - - Acknowledgements 14-4 Dougherty Valley Specific Plan t Contra Public Works Department Maurice M.Shiu Public Works Director Costa255R.Mitch Avalon Glacier Drive County Martinez,CA 94553-4825 Deputy Director Telephone: (925)313-2000 Heather J.Ballenger FAX: (925)313-2333 Deputy Director Web site:www.co.contra-costa.ca.us/depart/pw Julia R.Bueren August 2, 2005 Deputy Director Patricia R.McNamee Deputy Director James Eaneman 1921 Knoll Crest Court San Ramon, CA 94582 RE: SUB 8856 Dear Mr. Eaneman: We would like to provide some clarification and addition information in response to your letters addressed to Supervisor Mary Piepho, dated July 30, July 23, and July 12, 2005. Also in response to your letter to Dennis Barry, Director of Community Development, regarding the Dougherty Valley Specific Plan update, a memorandum was sent to him summarizing our May 195 20051,meeting with Supervisor Mary Piepho and provided clarification of the issues. At our May 19th meeting we did not state that their would be any changes to the Dougherty Valley Specific Plan related to the under grounding of distribution lines. However, we did mention that the Specific Plan already requires that these particular distribution lines be placed underground, as development proceeds. The under grounding of these east-west distribution lines is required in paragraph two, on page 9-8, of the June 2005 Dougherty Valley Specific Plan. We also stated when we met in March, and again in May, that the Gale Ranch, Phase-4 (Subdivision 8856), conditions of approval require under grounding of all existing distribution lines prior to filing the final map. The County Planning Commission approved these requirements on January 25, 2005. In addition, we explained at the May meeting that our County ordinance allows developers to post a bond in lieu of completing the under grounding work prior to filing final maps. The bonding of the work can give the developer an additional year or more to complete the construction after their final map is approved, which is supported by California law. The Gale Ranch community park is part of Gale Ranch, Phase-4, and was already conditioned with the subdivision. There will not be any new conditions for the park. Condition of approval 206, of Subdivision 8856, requires that all underground utilities be shown on the improvement plans or on separate joint trench plans. The park improvement plans will be reviewed and approved by our department. I can assure you that the Gale Ranch community park plans will not be approved, and construction will not start, unless we receive plans for the under grounding of these power poles. James Eaneman August 2, 2005 PAGE 2 Shapell Industries has voluntarily agreed to construct the 21-kv lines underground as early as September 2007, and committed to finishing by September 2008, at the latest. Our staff is committed to working with the developer to achieve this goal. Our staff has inquired about the weed abatement on the Shapell property, at your request. Erick Hubbard, at the San Ramon Valley Fire Protection District, has confirmed that the weeds have been abated and inspected by Fire District personnel. The Fire District is monitoring the situation and will require further abatement as determined by their staff. If you have any questions, you can call them at(925) 838-6680. If you have any questions, you can contact me at (925) 313-2201. Very truly yours, Maurice M. Shiu Public Works Director MMS:mw G:1GrpData\Admin\SHIU\20051J Eaneman response ltr 8-05.doc Enclosure c: Members,Board of Supervisors H.Ballenger,Deputy Public Works Director B.Balbas,Engineering Services T.Rie,Engineering Services M.Wara,Administrative Services Chris Truebridge,Shapell Industries 100 North Milpitas Boulevard,Milpitas,CA 95035 PUBLIC WORKS DEPARTMENT Contra Costa County 255 Glacier Drive Martinez, CA 94553 (925) 313-2000 DATE: June 9, 2005 TO: Dennis Barry, Community Development Director FROM: Maurice M. Shiu Public Works Director ' SUBJECT: Dougherty Valley Specific Plan- SUB 8856 Response to comment letter from Mr. Eaneman We would like to respond and provide clarification to the letter from Mr. James Eaneman addressed to Community Development, dated June 6, 2005. As part of the grading operations for Gale Ranch, Phase 3, the developer temporarily relocated the 21-kv distribution power lines near the Bent Creek subdivision in order to complete the approved grading of their site. The relocation of these distribution lines on private property does not require encroachment permits or authorization from the County. The Public Utilities Commission regulates this type of work. On May 19, 2005, our department met with the residents, the developer, and Supervisor Mary Piepho. We did not state that their would be an amendment to the Dougherty Valley Specific Plan requiring under grounding of distribution lines. However, we did mention that Section 9F of the Specific Plan.already requires that these particular distribution lines be placed underground, as development proceeds. This has been a requirement since 1992. We also stated that the Gale Ranch, Phase 4, conditions of approval require under grounding of all existing distribution lines. In addition, it was explained to the residents that our County ordinance allows developers to post a bond in lieu of completing construction prior to filing final maps. The bonding of the work can give the developer an additional year or more to complete the construction after their final map is approved. The developer has voluntarily agreed to construct the 21-kv lines underground as early as September 2007, and committed to finishing by September 2008, at the latest. MMS:TR:mw G:\GrpData\Adnim\SMU\2005\Eaneman response to D Barry memo.doc c: H.Ballenger,Deputy PW Director B.Balbas,Engineering Services T.Rie,Engineering Services M.Wara,Administrative Services(WO#2846)