HomeMy WebLinkAboutMINUTES - 12191995 - SD12 \ •' - Contra
TO: BOARD OF SUPERVISORS �, t. Costa
s County
FROM: HARVEY E. BRAGDON
DIRECTOR OF COMMUNITY DEVELOPMENT
S�4.56 UN
DATE: DECEMBER 19, 1995
SUBJECT: TRI-VALLEY SUBBREGIONAL PLANNING STRATEGY
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
ACCEPT the report from the Director of Community Development and
direct the Community Development Department to undertake a General
Plan Amendment study as appropriate, and as time and resources
become available to integrate the various elements of the strategy,
as necessary, at the appropriate locations in the County General
Plan.
FISCAL IMPACT
The cost of integrating the Strategy in the County General Plan
will be approximately $5, 000. 00, including staff analysis, CEQA
review, and public hearings.
BACKGROUND/REASONS FOR RECOMMENDATIONS p"
The Tri-Valley Planning Committee composed of representatives from
Danville, Dublin, Livermore, Pleasanton, San Ramon, Alameda County
and Contra Costa County has completed the Subregional Planning
Strategy. A copy of the Strategy is forwarded together with this
board order. The objectives, policies and implementation measures
included in the Strategy were reached through consensus among all
the involved agencies representatives.
In order for all of the jurisdictions in the Tri-Valley area to
present a unified approach to sub-regional planning, each
jurisdiction needs to consider whether and how to amend their
respective general plans to achieve consistency with the policies
in the Strategy.
CONTINUED ON ATTACHMENT: X _ YES SIGNATURE L
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITT
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON December 19 . 1995 APPROVED AS RECOMMENDED x OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
x UNANIMOUS' (ABSENT TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Contact:DENNIS M. BARRY 646-2091 ATTESTED December 19 , 1995
cc: Community Development Department PHIL BATCHELOR, CLERK OF
CAO FHE BO D OF SUPERVISORS
County Counsel C�, D C TY ADMINISTRATOR
BY � , DEPUTY
DB/df
Page Two
Certain of the features in the Strategy are already reflected in
the County General Plan; no change will be required to insure
consistency. For example, the County General Plan contains urban
limit lines, while the cities plans do not. Thus, there is no need
for the County to modify its General Plan in this regard.
Tri=Valley
Subregional Planning Strategy
e
e
. e E
e
Contra Costa County
Tri-Valley Subregional
Planning Area
1-580
Alameda County
October 30, 1995
DANVILLE • DUBLIN • LIVERMORE • PLEASANTON • SAN RAMON
ALAMEDA COUNTY • CONTRA COSTA COUNTY
TRI-VALLEY PLANNING COMMITTEE
Members Alternates
Town of Danville Mayor Millie Greenberg,Chair Councilmember Dick Waldo
City of Dublin Mayor Guy Houston Councilmember Paul Moffatt
City of Livermore Mayor Cathie Brown Councilmember Tom Reitter
City of Pleasanton Mayor Ben Tarver,Vice-Chair Councilmember Karin Mohr
City of San Ramon Mayor Gregory Carr Councilmember Hermann Welm
Alameda County Supervisor Ed Campbell Planning Commissioner Ario Ysit
Contra Costa County Supervisor Gayle Bishop Special Projects Assistant Avon Wilson
Tri-Valley Technical Advisory Committee
Town of Danville Alameda County
Kevin Gailey,Chief of Planning and Building Deborah Stein,Assistant Planning Director
City of Dublin Contra Costa County
Carol Cirelli,Senior Planner Dennis Barry,AICP,Deputy Director of Community Development
City of Livermore Planning Consultants
Susan Frost,Associate Planner_ Marge Macris,AICP
Natalie Macris
City of Pleasanton.
Wayne Rasmussen,Principal Planner ABAG
Ceil Scandone,Regional Planner
City of San Ramon Hing Wong,Regional Planner
Deborah Raines,AICP,Senior Planner
BAAQMD
Henry Hilken,Senior Environmental Planner
The committee acknowledges the contributions of the following individuals:
Daniel Berman,City of San Ramon Sue Warden,County of Contra Costa
Priya Tallam,County of Alameda Steve Woods,City of Pleasanton
The Tri-Valley Subregional Planning Strategy,Issues Report and Working Papers may be reviewed in the public
libraries and planning departments of the participating jurisdictions. The documents are also available on the
Internet at the following World Wide Web address: http://www.abag.ca.gov/bayarea/trivalley/trivalley.htm.
1�
Tri-Valley
Subregional Planning Strategy
Table of Contents
Introduction.......................................................................................................... 1
Background,Objectives, and Policies
I. Location and Intensity of Urban Development................................... 3
II. Natural Resources.................................................................................. 15
III. Transportation........................................................................................ 23
IV.Housing................................................................................................... 29
V. Economic Development........................................................................ 35
Implementation.................................................................................................. 43
RecommendedNext Steps ...............................................................................47
Map
Map S-1. Planning Area
INTRODUCTION
The Tri-Valley area,including the town of The TVPC held regular public meetings from
Danville,the cities of Dublin,Livermore, February through October,1995,to develop the
Pleasanton,and San.Ramon;and the surrounding Strategy. A series of community workshops on
parts of Alameda and Contra Costa counties,is issues in the spring and on the draft Strategy in
one of the fastest growing subregions of the San the fall provided more public input. The objec-
Francisco Bay Area. It has evolved from a prima- tives and policies in this document are unani-
rily agricultural-area in the 1950's,to an area of mously supported by all TVPC members,except
single-family residential suburbs in the 1960's and where otherwise noted. A Technical Supplement
1970's,to a major employment center in the 1980's. contains the Working Papers and Issues Report
The area is expected to grow by another 77 percent used to prepare the Strategy,a summary of public
in housing units and another'83 percent in the comments,a Model Regional Planning Element,
number of jobs between 1990 and 2010. maps,ABAG's Request for Proposals and Menu of
Subregional Land Use Policies,and the Tri-Valley
Managing this growth is essential,to protect jurisdictions'grant proposal and Memorandum of
environmental resources and the quality of life,to Understanding.
assure adequate transportation and other public
services,to meet housing needs,and to maintain a The Strategy recommends subregional objectives
healthy economy. These are challenges which and policies for the following subjects:
affect residents,workers,and businesses through- • Location and Intensity of Urban Development
out the Tri-Valley. • Natural Resources
• Transportation
The seven local governments in the area have • Housing
established the Tri-Valley Planning Committee • Economic Development
(TVPC)to prepare this Subregional Planning
Strategy. .Its purpose is to address subregional Additionally,the Strategy contains an implemen-
planning issues,that individual jurisdictions acting tation section featuring local actions and coopera-
alone cannot otherwise deal with effectively. The tive programs that the participating jurisdictions
program is funded by a grant from the Association may wish to undertake.
of Bay Area Governments(ABAG)and the Bay
Area Air Quality Management District,with All seven local governments will consider these
technical support from ABAG,as well as staff objectives and policies in future amendments to
support from all seven local governments. their general plans. The Tri-Valley Council,the
predecessor organization to the TVPC which
consists of local elected officials,will continue to
meet regularly and recommend actions to imple-
ment the Strategy.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 1
The Tri-Valley jurisdictions have a successful 3. Development patterns and policies that
record of cooperative planning and action for discourage long distance,single-occupant
transportation and affordable housing. There is a automobile commuting and increase
strong continuing commitment to implement the resident access to employment,shopping,
objectives and policies of the Strategy. and recreation by transit or other non-auto
means.
The Strategy will be directed toward the follow-
ing regional goals adopted by the Association of 4. Firm urban growth boundaries with
Bay Area Governments and supported by the streamlined procedures that permit and
TVPC in its proposal for the ABAG grant. There direct development within these bound-
have been some modifications to the language of aries.
these goals to fit the particular conditions of the
Tri-Valley. 5. Increased housing supply,with a range of
types and affordability and a suitable
1. A pattern of compact,city-centered living environment to accommodate
growth in the urban areas of the San current and future workers and house=
Francisco Bay Area,with a balance of land holds.
uses guided into or around existing
communities in order to preserve sur- 6. Long-term protection and enhancement of
rounding open space and agricultural agricultural land,ecologically sensitive
land',as well as environmentally sensitive areas,and open space,and of other
areas. irreplaceable natural resources necessary
to the health,economy,and well-being of
2. Growth directed to where infrastructure present and future generations,and to the
capacity is available or committed includ- sustainable ecology of the region.
ing,but not limited to,freeway,transit,
water;solid waste disposal,and sewage 7. Economic development which provides
treatment,and where natural resources jobs for current and future residents,
will not be overburdened,and discourage increases the tax base,supports and
urban growth in unincorporated areas. enhances California's position in the
global marketplace,and helps provide the
resources necessary to meet vital environ-
mental,housing,transportation,and other
needs.
2 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
BACKGROUND, OBJECTIVES, AND POLICIES
I. LOCATION AND INTENSITY OF URBAN DEVELOPMENT
Background
The Tri-Valley area encompasses some 363 square Since the 1980's the Tri-Valley jurisdictions have
miles in the Diablo,San Ramon,and Livermore/ worked to address growth issues,through trans-
Amador valleys. The planning area,which is portation systems management programs,growth
illustrated on Map I-1,is bounded generally by the management,and limitations on building permits.
East Bay hills on the west,an east-west line The general plans of both counties now include
extending through Mount Diablo State Park on the urban growth boundaries,and the Contra Costa
north,Altamont Pass and other parts of the Diablo jurisdictions participate in a growth management
Range on the east,and the watershed lands of the program linked to transportation funding under
San Francisco Water District and the southern Measure A. Urban growth to the east of the area,
extent of the Livermore Valley on the south. in San Joaquin County,is now creating additional
pressure on the Tri-Valley.
Until the 1950's the area was primarily agricul-
tural. The cities of Pleasanton and Livermore, Projections for Housing and Jobs
incorporated in the 19th century,provided ser-
vices for the local agricultural economy. The ABAG's Projections 94 report indicates that
establishment of Lawrence Livermore Laboratory between 1990 and 2010 the number of housing
and other major research facilities in the 1950's units in the Tri-Valley area is expected to increase
began to change the character of the area. The by 77 percent from about 78,000 to 138,300. The
completion of the freeway system in the 1960's number of jobs in the area is expected to increase
and early 1970's opened the area to extensive by about 83 percent over the 20-year period,from
single-family suburban development,in unincor- approximately 110,200 to 201,900. ABAG's
porated areas and near the cities of Pleasanton and regional and county projections are based on
Livermore. The three other cities,Danville and forecasts of the economy over the 20-year period.
San Ramon in Contra Costa County and Dublin in Local land use plans and policies,and regulations
Alameda County,incorporated in the early 1980's are among the key assumptions used in develop-
and included within their borders urbanized land ing local forecasts. [ABAG notes that its forecasts are
that had previously developed under the jurisdic- not the policies of any individual city,county,or
tions of the two counties. During the 1980's the district.]
Tri-Valley area became a major center of employ-
ment for the region,with the development of the
Bishop Ranch office park in San Ramon and the
Hacienda Business Park in Pleasanton.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 3
Some citizens have raised the concern that the Major constraints on water supply are frequent
amount of growth allowed in general plans and long periods of drought,legal commitments which
projected by ABAG would exceed the capacity of limit the amount of water that can be withdrawn
transportation,water,wastewater disposal,and from various sources,and competition among
other public facilities,and would degrade air agricultural,urban,and environmental needs.
quality and other environmental resources. The According to the Background Report for the 1993
cities and counties should address these concerns Alameda East County Area Plan,the present water
when they are considering amendments to their supply for that planning area is insufficient to
general plans for consistency with policies of the meet the needs of the projected population by
Strategy. Among the policies to be considered 2010. The 1992 EIR for the Dougherty Valley
should be the requirement that transportation Specific Plan in Contra Costa County found that
facilities and other services be in place as develop- EBMUD anticipates that water demands within its
ment occurs. service area may exceed available supply.
Public Facilities and Services Providing adequate,sustainable water for antici-
pated growth is a major subregional issue that will
Water Supply require coordinated planning,growth manage-
ment,and cooperative efforts to obtain additional
Water is supplied by East Bay Municipal Utility supplies in a manner that will meet agricultural
District(EBMUD),which serves as wholesaler and and environmental,as well as urban,needs.
retailer,or by Zone 7 of Alameda County Flood
Control and Water Conservation District as
wholesaler for four retail agencies:Dublin San
Ramon Services District,California Water Service
Company,and the cities of Pleasanton and
Livermore.
4 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
Wastewater Treatment and Disposal Wastewater reclamation will play an increasingly
important role in reducing the demand for both
Service providers are the Central Contra Costa new potable water supplies and export of waste-
Sanitary District(CCCSD),the Dublin San Ramon water effluent. Reclamation programs,however,
Services District(DSRSD),and the City of - would not bridge the gap between available
Livermore. Treated wastewater from Dublin, supplies and the demands generated by proposed
Livermore,Pleasanton,and the southern portion new development.
of San Ramon is exported to San Francisco Bay via
a pipeline built by the Livermore-Amador Valley Solid Waste
Water Management Agency(LAVWMA),a joint
powers authority formed by these three agencies. Existing landfills operated by Alameda and
This pipeline will have insufficient capacity to Contra Costa counties are expected to be adequate
transport flows from LAVWMA's member agen- to accommodate solid waste generated by pro-
cies in the future. A new LAVWMA wastewater jected development. However,programs to
export system would be required to accommodate reduce the supply of waste and to recycle materi-
the major new developments to be served by the als are increasingly important to reduce the need
member agencies;however,there have been no to expand landfills.
final decisions regarding the design,location,and
completion date of a new effluent export system. Schools
CCCSD,which discharges its effluent to Suisun Declining enrollment during the 1970's,resulting
Bay,has identified its own interceptor and treat- from a decrease in family size,led to the closure of
ment plant capacity constraints to providing major some schools in the planning area. More recently,
service expansions in the study area. These in-migration and higher birth rates have increased
capacity constraints could be relieved by upsizing the demand for schools,and some districts in the
future facilities already included in CCCSD's long- Tri-Valley area are at or near capacity. The
range capital improvement plans. The major new provision of needed school facilities is an issue
developments proposed near CCCSD's existing that must be addressed during development
facilities in the northern portion of the study area, approvals,subject to state law restrictions on
however,are not within CCCSD's sphere of school impact fees.
influence or service area.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 5
For the community colleges in the Tri-Valley area,
there is an opportunity to coordinate"remote
learning"programs,using computer technology in
homes and employment centers. The business
community can be an important part of these
programs.
Other Public Services
The provision of other public services—police,
fire,parks,child care—must be addressed at the
time local governments are considering develop-
ment proposals. The currently available informa-
tion does not indicate major service shortfalls of
subregional importance in these areas. However,
it may be that efficiencies can be achieved through
the consolidation of agencies at the subregional
level to provide some of these services.
6 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
Suggested Objectives and Policies
J
The Tri-Valley area is largely developed in a low- The term'urban'as used in the Strategy means
density pattern,with residential,shopping,office, development that requires municipal services,
and industrial areas designed to be served prima- such as water and sewer,as opposed to rural
rily by the automobile. Plans for some communi- development,which does not. Incorporated cities
ties express the intention of retaining a low- and towns and some unincorporated communities
density,single-family residential environment. are considered'urban,'even though they may
Significant changes in the established community have prevailing low density development pat-
fabric are therefore not expected. terns,as is the case in the Tri-Valley.
There are,however,opportunities to focus addi- Following are suggested objectives for Location
tional development in patterns that are more and Intensity of Urban Development:
compact and transit-friendly. Extensive residen-
tial and commercial growth is projected for the 1. Ensure that new development occurs in a
Tri-Valley area,and major transit improvements compact community-centered pattern,and
are planned. The Tri-Valley Subregional Planning in a logical,orderly manner linked to the
Strategy can establish the basis for reshaping provision of needed services,to support
future development around existing communities, existing communities,improve mobility,
so that transit is supported,open space and minimize public infrastructure costs,
agricultural land are preserved,and public protect natural resources,and support
services are used efficiently. The Strategy can economic activity.
present an alternative to the continuation of the
present pattern of low-density sprawl,so that The Committee had extensive discussions
there are opportunities for a wider variety of about the concept of"city-centered patterns of
residential,commercial,and mixed use areas. At development,"which has been used commonly
the same time,the Strategy should recognize that in Bay Area regional and local planning for
the character of most existing communities has more than two decades. Some members felt
already been established and will remain un- that urban development should not take place
changed. in unincorporated areas. The consensus,was
that the term "compact community-centered
development patterns"better conveys the
intent to discourage"sprawl"if development
occurs outside cities.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 7
It was noted that compact development Following are suggested policies for the Subre-
patterns would help to meet federal and state gional Planning Strategy:
air quality standards. The Committee
strongly recommends that development in Urban Growth Boundaries
unincorporated areas meet design and service
standards of the city to which it is likely to 1. Establish urban growth boundaries and
annex. designate an adequate amount,range,and
density of land use within these bound-
2. Maintain performance standards and aries to meet projected needs for General
levels of service for public services and Plan buildout.
facilities,transportation,and open space.
There are various options for determining the
There should be municipal levels of service "need"for urban development:General Plan
assured for urban development,defined for buildout projections,20-year growth projec-
example as response times for emergency tions by the local government or ABAG,
services,acres of park land,congestion at projected housing needs,and land for which
major intersections,water supply,and school urban services are anticipated to be available
capacity. over a certain period of time.
3. Make the most efficient use of existing and 2. Urban growth boundaries should be
future infrastructure. regarded as a long-term commitment for
managing the patterns of growth and
development. As such they should be
'seen as a 20-year plan,subject to periodic
review coincident with comprehensive
general plan updates. Even at the time of
review,revisions in urban growth bound-
aries should be permitted only in accor-
dance with strict criteria:(a)They are
otherwise consistent with the goals and
policies of the appropriate city and county
general plans;(b)They would not pro-
mote sprawl or leap-frog development,or
induce further adjustments of the bound-
aries;and(c)They would not unaccept-
ably affect visual resources.
8 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
3. Outside urban growth boundaries,allow There was extensive discussion about methods
uses which do not require an urban level to encourage building from the inside out,
of service and which do not conflict with rather than in a leapfrog pattern. Options
the continuation of agricultural and other include allowing higher densities adjacent to
non-urban uses,including the following: existing development than in outlying areas,
agriculture,as defined by the local juris- denying city services to outlying development,
diction;rural residential,as defined by the and requiring a specific plan for the area
local jurisdiction;resource management between existing development and the outly-
lands,such as quarries;public parks; ing site. The consensus was that requiring
recreation areas;open space;and continu- new development to pay the full costs of
ation of existing developed areas,for services would result in market forces favoring
example Alamo and Sunol,allowing for infill.
property improvements. Discourage
development which is neither urban nor 5. To prevent conflicts between uses on
rural,such as subdivisions of two to three either side of urban growth boundaries,
acres on agricultural land. allow lower density uses inside and near
the boundaries,to provide transition/
4. Inside urban growth boundaries,establish buffer zones,to prevent conflicts with
incentives to encourage development to uses outside the boundaries such as
occur in an orderly manner,adjacent to between urban development and farming
existing development before in more operations,and to minimize dangers to
outlying sections. Discourage"leap-frog" urban development such as wildfires.
development,which is at a distance so far
from existing urban development that the 6. Protect environmental resources within
costs of providing services are signifi- and near developed areas,both inside and
cantly greater than for areas adjacent to outside urban growth boundaries.
existing development. New development
shall pay the full costs of municipal 7. Establish permanent areas of contiguous
services,which must be timely,have open space outside urban growth bound-
assured financing,and meet urban aries,to separate developed areas,protect
standards. views,and connect all parts of the Tri-
Valley area.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 9
If urban growth boundaries are subject to 2. Encourage the Local Agency Formation
periodic review and revision,it is reasonable to Commissions to establish spheres of
establish a permanent contiguous area of open influence which indicate areas that each
space that would not be subject to change. city intends to annex,at the time urban
Within the open space area there could be a development is proposed. Spheres of
variety of private and public uses,including influence should be considered a 20-year
agriculture,rural residential,parks,private commitment,subject to periodic review
recreation,multi-use trails,and open space. A coincident with comprehensive general
possible implementation method would be to plan revisions.
establish a Tri-Valley Open Space Committee
which could use development fees,voter- 3. Within each sphere of influence,adopt an
approved tax revenues,grants,dedications, agreement among the affected cities,
and other fund sources to acquire open space. agencies,and the county to establish how
development applications outside the city
8. Where public use is desired,areas should limits will be handled. The agreement
be publicly held and fairly acquired,or should include a commitment to review
privately dedicated. A network of trails development standards to assure that they
should be established,and wildlife are consistent and subject to the same
corridors should be preserved. interpretation,to include representatives
of all affected jurisdictions in pre-applica-
Annexation and Urban Expansion tion conferences with developers,to
establish procedures for if and when
1. Encourage all urban development to be annexation should take place,and to
within cities. In situations where the establish standards for tax-sharing agree-
county processes development applica- ments.
tions,assure that urban services will be
provided,that development will not
adversely affect existing developed areas,
and that development standards are
consistent with those of the nearest city or
cities.
See discussion under Objective 1 on Page 6
regarding"compact community-centered
development.-patterns."
10 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
4. Give priority to developing vacant or e. The land is not under an agricultural
underused land within existing city limits preserve or open space contract.
prior to an extension of development
outside,unless needs for housing and f. The quality of the development
economic vitality require development at proposed for the area to be annexed
a scale that is difficult to accomplish on an will enhance the existing community.
infill basis. At pre-application confer-
ences,provide information about where 6. Encourage periodic joint review of plan-
land with urban services is available ning areas between jurisdictions.
throughout the Tri-Valley area. Encour-
age growth management standards, Growth Management/Infrastructure
higher densities,and other means to
facilitate infill. Several issues relate to the management of growth,
to assure that there are adequate public facilities
5. Local governments should use the follow- and services to support new development.
ing criteria to evaluate proposed annex-
ations: 1. Through local general plans,encourage
growth to be directed to where infrastruc-
a. The land is within urban growth ture capacity is available or assured,
boundaries. including but not limited to roads,transit,
water,solid waste disposal,and sewage
b. The capacities of agencies which treatment.
provide such services as water,sewer,
police,fire,transportation,solid waste 2. Establish within each local jurisdiction a
disposal,parks,and schools are growth management program that links
adequate or can be expanded to development approvals to levels of service
support the proposed development. and performance standards for traffic,
schools,parks,fire,police,sanitary sewer
c. The land within incorporated areas is facilities,solid waste disposal,water,and
unsuitable or insufficient to meet flood control.
current land use needs.
3. Invest in public facilities and amenities
d. The land is a logical extension of an that support the infill development of
existing developed community. existing communities.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 11
4. Work with special purpose districts and An example of a major facility with potential
other service providers to assure that subregional impacts would be expansion of the
necessary services are provided in ad- Livermore Airport.
vance of or concurrently with develop-
ment. 10. Assure that services to existing residential
and business areas are maintained at an
5. Encourage efforts to improve the effi- acceptable level when new development
ciency and quality in the provision of occurs.
services on a subregional basis.
11. Establish land use policies to discourage
6. Extend urban services only within urban incompatible uses that would interfere
growth boundaries,to areas that are a with the operation of needed public
logical extension of existing development, facilities.
as determined by the land use planning
agency. An example would be not allowing develop-
ment that would interfere with wind energy
7. Identify needed public facilities of subre- operations within the designated Wind
gional significance,and require that new Resource Area east of Livermore.
development approvals are conditioned to
assure that they contribute their fair share Land Use and Development Intensity
of the cost of such facilities.
1. Establish land use and development
8. Coordinate development policies and policies that reduce the need to travel,for
capital improvement programs of local example by locating employment,com-
governments and special districts at the mercial,mixed use,residential,and
subregional level,to assure that infrastruc- service activities close together and by
ture and services are provided on a timely designing development so that it is easily
and cost-effective basis. accessible by transit,bicycle,and on foot.
9. Consider the subregional impacts and 2. Review and if appropriate revise general
mitigation measures in the environmental plan land use designations based upon the
review of any major new public or private inventory of available land within the
facility or expansion. subregion,considering the supply of and
demand for agricultural,commercial and
industrial land.
12 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
3. Encourage higher density residential Examples of such programs would be provid-
development to be located within conve- ing information about the effects of infill
nient walking distance of downtowns and development and affordable housing,present-
near major employment centers,shopping ing testimony at public hearings,and working
areas,transit centers,and along existing with environmental and other groups to gain
and planned bus routes and transit support of development proposals that meet
facilities. subregional goals.
Densities of 12 units or more per acre gener-
ally support bus or light rail transit efficiently,
while lower densities are less efficiently served.
4. Encourage the development of down-
towns in communities which do not have
them,and sustain existing downtowns.
5. Encourage the maximization of densities
in areas designated as high density.
The East County Area Plan,for example,
contains incentives for residential development
at no lower than the mid-point of the density
range.
6. Develop programs to encourage infill,
redevelopment and reuse of vacant and
underused parcels within existing urban
areas.
7. Establish subregional programs to ad-
dress problems associated with redevelop-
ment and infill.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 13
II. NATURAL RESOURCES
Background.
Natural Communities, Vegetation, Each of these communities contains habitat
Wildlife characteristics which support native and intro-
duced plant and animal species,some of which are
The Tri-Valley area is bounded on the west by the endangered or threatened. The continued urban
Las Trampas/Pleasanton/Sunol ridge system and development in the area will result in the en-
on the east by the slopes of the Mount.Diablo croachment into and potential loss of some of the
Range. The rolling hills and grasslands support a existing natural communities.
variety of native and introduced plant and animal
resources,although much of the land has been The Alameda-Contra Costa Biodiversity Working
grazed for at least 100 years. Group is now conducting an extensive study of
the unique species,natural communities,ecosys-
The undeveloped parts of the Tri-Valley consist of tems and wildlife corridors in an extensive area in
a number of natural communities,which are the eastern counties. This information will be
interrelated systems of plants,animals,and other valuable for the implementation of Strategy
organisms. The following natural communities or policies.
habitats of special concern,listed by the Depart-
ment of Fish and Game's California Natural Geology, Soils, Topography
Diversity Data Base,occur in the Tri-Valley area:
• Valley Needlegrass Grassland The hills of the Tri-Valley area are part of the
• Coastal and Valley Freshwater Marsh Diablo Range,which is in turn part of the Coast
• Great Valley Mixed Riparian Forest Range,which separates the area from the San
• Alkali Meadow Francisco Bay Plain. The Diablo Range consists of
• Alkali Seep a series of ridges running in a northwesterly to
Alkali Marsh southeasterly direction,with interspersed narrow,
• Valley Oak Savanna steep-sided valleys and canyons. Major peaks
• Riparian Woodland near the planning,area which are part of the range
• Northern Claypan Vernal Pool include the 3,849-foot Mount.Diablo to the north,
• Serpentine Bunchgrass the highest point in Contra Costa County,and
• Valley Sink Scrub 3,800-foot Rose Peak to the south,the highest
• Sycamore Alluvial Woodland point in Alameda County.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 15
The Tri-Valley area is highly susceptible to earth- Some areas along streams are subject to flooding;
quake hazards. The active Calaveras and including where Arroyo de la Laguna flows under
Greenville faults extend through the area,parallel the I-680 freeway. Some siltation and erosion of
to the ranges of hills to the east and west. The creek banks have occurred,partly due to over
Hayward Fault extends along the western border grazing and upper watershed development. Both
of the East Bay Hills. Much of the area is subject surface and groundwater quality in the area is
to damage from ground shaking and liquefaction, generally good,except for groundwater under
particularly in poorly consolidated alluvial soils. Dublin,although some concentrations of nitrates
Seasonal weather conditions can lead to extreme have resulted from agricultural and residential .
fire danger. wastewater.
Hydrology,,Water Quality Visual Resources
Major watercourses in the northern part of the Tri- The Tri-Valley area contains visual resources
Valley area include the northern portion of San representative of California's northern coast range
Ramon Creek,which flows into Walnut Creek and and inland valley landscapes. These visual
Suisun Bay,and the southern portion of San elements include expansive grass-covered grazing
Ramon Creek,which merges with Alamo Creek lands;steep,rolling hills and narrow ravines; .
and flows into Alameda Creek,which flows into broad valleys and prominent ridges;meandering
San Francisco Bay. The arroyos in the Livermore tree-lined creeks and drainages;oak woodlands;
drainage and the Sunol basin are also drained by pasturelands,dryland farmlands,orchards,and
Alameda Creek. Other important drainages in the row croplands. Peaks and ridgelines of the Diablo
area include Tassajara Creek,Arroyo Del Valle, Range and the Las Trampas/Pleasanton/Sunol
Arroyo Mocho,and Arroyo Las Positas.There are range are visually prominent landform features.
no natural lakes in the area. A chain of ten lakes The visual quality of the area is based largely on
will be created from lands,presently mined in the its rural,pastoral character and its topographic
Pleasanton quarry area;they will be dedicated for diversity.
public ownership after the year 2030.
The two interstate highways passing through the
area,I-580 running east-west and I-680 running
north-south,provide panoramic views. I-680 is an
officially designated State Scenic Highway,which
requires special measures by local governments to
protect views along the travel corridor.
16 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
Open Space, Recreation, Trails District 1992 Regional Trail Plan propose connect-
ing trails to complete the system. The"Iron
Non-urbanized land uses in the Tri-Valley area Horse"trail,a former rail right-of-way extending
include rural residential,agriculture(mostly north/south through the area,has the potential for
grazing,with some irrigated cultivation),publicly a mix of trail and transit use;local policy provides
owned regional parks and watershed lands,and that through the San Ramon Valley it is to be used
special natural resource land uses such as sand for non-motorized transit.
and gravel quarries and windfarms. Other open
space of subregional importance includes environ- Other large public land holdings are the 20,000-
mentally sensitive lands,such as critical habitat acre Los Vaqueros Reservoir and watershed,
and sensitive viewsheds,and lands constrained by owned by Contra Costa Water District,now under
potentially hazardous conditions such as steep construction;Brushy Peak,a 507-acre open space
topography,landslides,.flood and fault zones. area owned by LARPD;Bethany Reservoir,650
acres owned by the State Department of Water
The East Bay Regional Park District owns and/or Resources;and Augustin Bernal Park in
manages 34,886 acres in the Tri-Valley area, Pleasanton. There are approximately 56,000 acres
including the Las Trampas,Ohlone,and Sunol of regional scale open space and watershed lands
wilderness areas;Bishop Ranch open space area; in the Tri-Valley area.
Del Valle,Pleasanton Ridge,and Round Valley
regional park;Tassajara Creek staging area; The importance of ridgelands in the area for scenic
Morgan Territory preserve;and Shadow Cliffs and environmental resources has long been
recreation area. Potential future acquisition sites recognized. For example,in 1977,the counties of
include Sycamore/Dougherty Valley and Alameda,Contra Costa,and Santa Clara prepared
Devaney Canyon. The San Francisco Water a report,Recommendations for the Ridgelands,to
Department owns additional watershed land, guide actions by the East Bay Regional Park
some of which overlaps with the Sunol and District and local general plans and regulations.
Ohlone regional parks,in the southern part of the In 1994,the cities of Pleasanton and Hayward and
planning area. A portion of Mount Diablo State Alameda County approved a Memorandum of
Park is within the Tri-Valley area. Each of the Understanding regarding preservation of the
local jurisdictions also operates park and recre- Pleasanton Ridgelands,for which a legal challenge
ation facilities. A regional trail system connects is pending. These documents and other back-
some of these major park and open space areas; ground information on environmental resources
the East Bay Regional Park District 1989 Master should be referred to the Tri-Valley Open Space
Plan and the Livermore Area Recreation and Park Committee,if and when it is established,to be
reviewed and updated.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 17
Agricultural lands Air Quality
Cattle grazing,hay production,and wine grapes The hills surrounding the Tri-Valley area create a
are the major agricultural uses in the Tri-Valley natural barrier that inhibits the,flow of air. Most
area. Much land in the rural parts of the area parts of the inland protected valleys here,which
remains in large-lot agricultural use,under are downwind from pollution sources transported
Williamson Act preserves. Owners of many by prevailing winds,have,generally lighter winds
parcels near existing urbanized areas have filed and a higher frequency of calm conditions when
notices of non-renewal for their Williamson Act compared to the greater Bay Area. Occasional
contracts. windy conditions,for example in San Ramon and
Livermore,can accelerate the movement of
Much of the area's productive crop lands,which polluted air from the east.
are flatter and have the best agricultural soils,
have been replaced by urban development,as The combination of light winds,surrounding
agricultural production has become less profitable higher terrain,and frequent temperature inver-
to land owners than development. An exception. sions give parts of the area,especially the
has been wine grape production in South Livermore-Amador air basin,a high potential for
Livermore,which has been increasing in recent pollution. During the summer conditions are
years. conducive to the creation of ozone,and during the
winter there can be build-ups of such pollutants as
Quarries, Other Resources carbon monoxide and particulate matter. Conse-
quently,the Tri-Valley area has more days when
Other important resource production areas in the federal and state air quality standards are not met
Tri-Valley include the Pleasanton sand and gravel than most other parts of the Bay Area.
quarries and the wind farms around and near
Altamont Pass,east of Livermore,in a state-
designated resource area.
18 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
J
Suggested Objectives and Policies
As the Tri-Valley area has grown,so have con- 5. Guide development into areas with the
cerns for maintaining air and water quality, least amount of environmental con-
protecting open space,streams and wetlands, straints;avoid areas with high risk of
ensuring the availability of land for parks and landslide,flood,fire,seismic,or other
wildlife preserves,and retaining land for agricul- natural hazards.
ture and other resource production. Because these
resources cut across jurisdictional boundaries,a 6. Give equal attention to protection of
subregional approach to their protection is impor- natural communities and protection from
tant. natural hazards in guiding the location
and design of future development.
Key objectives for Natural Resources are: Buildings should be discouraged in areas
of extreme natural hazards,where exces-
1. Preserve natural communities and corri- sive disruption of the natural environment
dors in order to maintain and enhance would be required to accommodate
ecological health and diversity of plants development.
i
and animals.
7. Preserve and enhance air and water
2. Preserve economically productive lands. quality.
These lands may include vineyards,
horticulture,crop and grazing land, 8. Protect watershed lands for purposes of
quarries,and wind energy production water quality,flood control,and biological
areas. diversity.
3. Ensure that sufficient open space lands are Following are suggested policies for the Subre-
protected and provided to meet public gional Planning Strategy:
demand and the needs of wildlife.
Conservation of Ecological and Cultural
4. Create and enhance community identity Resources
through protection of community separa-
tors,hillsides,ridge lines and viewsheds, 1. Share information about important
riparian corridors and key landscape biological,productive,and historic
features. resources,and establish at the subregional
level a cooperative program for preserv-
ing them.
TRINALLEY SUBREGIONAL PLANNING STRATEGY 19
2. Promote the efficient use of existing water Minimum parcel size for agricultural lands
supplies,including conservation and the and programs for encouraging the economic
use of reclaimed water,working with the viability of agriculture are to be determined by
provider agencies. the counties.
3. Establish comprehensive guidelines and 2. Preserve for future agricultural use lands
strategies to protect and enhance the with suitable soils or other characteristics.
significant natural communities of the Tri-
Valley,including wetlands,riparian areas, 3. Preserve resources to allow the expansion
and oak woodlands. Adopt a multi- of appropriate agricultural uses.
species protection approach.
4. Protect agricultural activities by"right-to-
4. Promote and establish a subregional farm"ordinances and/or buffer zones
approach for protecting contiguous between urban and rural areas,to reduce
sustainable habitat areas,through mitiga- conflicts;coordinate these ordinances
tion banking and other means. among jurisdictions.
When a development project involves degrada- Right-to-farm ordinances assure that persons
tion of a natural resource,such as a wetland, who move into urban development near
conditions of approval for the project usually agricultural operations are aware of and
require the mitigation of that impact by consent to possible nuisances from those
restoration of that resource on the site of the operations,and also require design features
project. Mitigation banking would allow the such as setbacks and buffers to minimize
larger-scale restoration of natural resources by conflicts.
providing for the collection of mitigation
programs from more than one project to be Protection of Community Character
applied at a site which could have greater
restoration potential than smaller sites. It may 1. Plan for the incorporation of scenic
be necessary to revise agency regulations that ridgelines into a contiguous open space
require on-site mitigation. system connecting parts of the Tri-Valley
area.
Preservation of Agricultural Resources
1. Encourage the continuation of agricultural
uses.
20 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
2. Design development in or near scenic 3. Encourage the provision of services,
ridgelines and other resource areas so that facilities,and infrastructure to reduce the
it has the minimum possible visual impact need to travel by single-occupant vehicles.
and so that it is compatible with the
character of the open space area. For example,new residential developments
should be designed to accommodate fiber optic
3. Encourage urban definers,either open communications technology.
space or design features,between commu-
nities which have not already grown 4. Encourage appropriate home occupations
together,through land use policies and a in residential neighborhoods.
subregional dedication and acquisition
program. 5. Facilitate the provision of services such as
child care,restaurants,banks,and conve-
Examples of potential urban definer areas are nience markets at major employment
Doolan Canyon between Dublin and centers to reduce vehicle trips.
Livermore and the quarry area between
Pleasanton and Livermore. 6. Require design measures and facilities to
accommodate access by pedestrians,
4. On lands that have steep hillsides,encour- bicycles,and transit in new developments.
age clustering in the flatter parts,open
space preservation,and the protection of Examples would be pedestrian connections
natural features such as trees,creeks, between shopping areas and adjacent residen-
knolls,ridgelines,and rock outcroppings. tial neighborhoods and bus shelters near store
entrances:
Air Quality
7. Preserve rights-of-way and land for
1. Work with federal,state,and regional stations and bicycle/pedestrian ways
regulatory agencies to protect air quality. along future transit corridors.
2. Encourage the use of modes of transporta- Water Quality
tion other than the single-occupant
automobile,to reduce air pollution. 1. Work with federal,state,and regional
regulatory agencies to protect wetlands.
:TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 21
2. Preserve and enhance riparian and Natural Hazards
streamside areas in their natural state,
wherever possible. 1. Establish appropriate subregional ap-
proaches to reduce damage from natural
3. . Enhance the resource value of wetlands hazards,such as wildfires,flooding,
and stream environments. earthquakes,and landslides.
It is understood that in the implementation of 2. Strongly encourage the use of detention
this and other policies exceptions may be made basins by developers to reduce peak
because of special circumstances. stormwater runoff during statistically
significant rainfall events;a goal of'no net
4.- Coordinate at the subregional level peak flow runoff increase'should be
responses to federal,state,and regional pursued.
Water quality requirements.
3. Subregional common detention facilities
5. Coordinate standards for"best manage- should be established so that combined
ment practices"for storm water runoff to small developments may mitigate their
protect water quality. peak flows cooperatively.
Tri-Valley jurisdictions should coordinate 4. Where possible,design detention basins to
with the Regional Water Quality Control allow public amenities,recreation,.natural
Board to implement its Water Quality Control habitat,and agriculture.
Plan,in order to protect the designated
beneficial water uses of local surface and
groundwaters.
6. Protect surface and ground water quality
in order to ensure high standards. Ensure
a sufficient and sustainable quantity of
potable water.
22 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
III. TRANSPORTATION
Background
The 1995 Tri-Valley Transportation Plan/Action Plan is unfunded;the plan recommends impact fees on
for Routes of Regional Significance,prepared by the new development to make up the difference.
Tri-Valley Transportation Council,covers approxi- Even with these improvements,congestion at the
mately the same area as this Strategy. The Trans- entrances to the Tri-Valley area on the I-580 and I-
portation Plan represents the Action Plan for 680 freeways would continue,due to development
Routes of Regional Significance for Contra Costa outside the area,particularly in San Joaquin
County jurisdictions,as mandated by Measure C. County to the east. The plan found that patterns
Alameda County Tri-Valley jurisdictions have also of low density housing and commercial develop-
adopted the concept of Regional Route Action ment in the Tri-Valley,which are expected to
Plans,although not specifically required by continue,cannot be served well with transit,given
Alameda County's Measure B. The plan also realistic funding expectations.
provides information that can be incorporated into
the Congestion Management Programs for the two The Transportation Plan did not make recommen-
counties. dations in the areas of land use,natural resource
protection,housing,and economic development.
The Transportation Plan is designed to accommo- As a result of this Strategy's recommendations on
date projected growth in the Tri-Valley area. It these subjects it is possible that the recommenda-
recommends 12 major projects,including freeway tions of.the Transportation Plan will need to be .
interchange improvements,High Occupancy reviewed and if necessary revised. This is particu-
Vehicle Lane extensions,the BART extension to larly true in the light of the fact that the 1990
Dublin/Pleasanton,improvements to State Route growth projections used for the Transportation
84 between I-580 and I-680,improvements to Plan were probably higher than projections that
arterial roads,and express bus service. Total cost would be used now,because of the economic
would be more than$1 billion,of which 30 percent downturn.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 23
Existing Transportation Conditions Routes of Regional Significance
State Highways The Transportation Plan designates Routes of
Regional Significance,including all freeways and
Interstate 580 is an eight-lane east-west freeway state highways and major arterial streets. Portions
extending through the Tri-Valley area,with of Vasco Road,Vallecitos Road(Highway 84),
auxiliary lanes between Foothill Road and Santa First Street in Pleasanton,San Ramon Valley
Rita Road. Interstate 680 is a six-lane north-south Boulevard,Crow Canyon Road,Hopyard Road,
freeway through the area. High occupancy San Ramon Road,Dougherty Road,and Dublin
vehicle lanes in I-680 are completed between State Road are nearing capacity. Most intersections on
Route 24 in Walnut Creek and the county line at these routes operate at Level of Service"D"or
Alcosta Boulevard. Both freeways are designated better,generally considered to be acceptable.
as major truck routes. State Route 84 is an arterial
street with varying lane configurations,connect- The plan also establishes transportation service
ing I-680 with I-580 on a diagonal,from south of objectives on Routes of Regional Significance,
Pleasanton to Livermore. generally Level of Service"D"or better,and
defines actions to maintain acceptable traffic
Both freeways operate at Level of Service"C"or conditions.
better,indicating acceptable levels of congestion,
throughout the area during peak hours,except for The Transportation Plan forecasts that under
some sections and interchanges:a.short segment projected growth the freeways and arterial streets
between the I-580/I-680 interchange and the Santa will experience severe congestion,without the
Rita Road/Tassajara Road interchange in recommended improvements. .
Pleasanton,a section of northbound I-680 between
Stoneridge and the I-680/I-580 interchange,the
segment of I-680 between Alcosta and the I-680/
I-580 interchange;and I-680 from Crow Canyon
Road to the I-680/24 interchange.
24 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
Transit Tri-Valley Bicycle Network
The Bay Area Rapid Transit District(BART) The Tri-Valley Transportation Council adopted
provides feeder bus service between park-and- the Tri-Valley Bike Plan in 1992. It includes three
ride lots,business parks,and the Hayward and types of.bicycle facilities:bicycle paths(Class I),
Walnut Creek BART stations. BART extensions to bicycle lanes(Class II),and bicycle routes(Class
the Tri-Valley area are planned,with two stations III). Most of the facilities are Class H and Class III.
in Dublin/Pleasanton and one eventually in The Iron Horse Trail,a mixed-use path for pedes-
Livermore. Bus service is provided by the Central trians,bicycles,and horses,is a Class I facility. It
Contra Costa Transit Authority and the runs along the Southern Pacific right-of-way
Livermore/Amador Valley Transit Authority. In between Walnut Creek and Dublin. The cities of
addition,employers in Bishop Ranch in San Dublin and Pleasanton are completing plans for an
Ramon provide employee shuttles,and Hacienda extension of the Iron Horse trail south of the
Business Park employers in Pleasanton distribute freeway through Pleasanton.
free transit passes.
Airport
Trip Reduction/Travel Demand
Management Ordinances The Livermore Airport,owned and operated by
the City of Livermore,is the only airport in the
All Tri-Valley cities and counties have trip reduc- Tri-Valley area. It is a general aviation airport
tion ordinances in compliance with Congestion south of I-580 near the Airport Boulevard inter-
Management Program requirements and air change. There are now 607 aircraft based there,
quality regulations. Programs include employee and the number is expected to increase as popula-
commute coordinators,ridesharing-matching tion and employment in the area grow. Current
services,preferential parking for carpools,and plans for the airport include improvements to
flexible or staggered work hours. support facilities,but no additional runways or
extensions.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 25
Suggested Objectives and Policies
Transportation has a direct impact on land use,air Following are suggested Transportation policies
quality,mobility,and economic vitality,thereby for the Subregional Planning Strategy:
significantly shaping the community's quality of
life. Major routes need to be planned on a local, Transportation Facilities
subregional and regional basis.
1. Work with federal,state,and regional
Major subregional objectives for transportation agencies to improve transportation
are: services and facilities.
1. Create an efficient,cost-effective multi- 2. Encourage the Tri-Valley Transportation
modal transportation system by focusing Council to merge the policies of the Tri-
investment and development in a desig- Valley Planning Strategy into the Tri-
nated and coordinated transportation Valley Transportation Action Plan,so that
system. they are both consistent documents.
2. Integrate land use and transportation 3. Encourage the Tri-Valley Transportation
planning in order to ensure patterns that Council to examine proposals for new
facilitate safe,convenient mobility of. transportation facilities in the light of land
people and goods at a reasonable cost,and use policies,growth management strate-
to increase use of transit,bicycles,walk- gies,and analysis of likely growth antici-
ing,and other alternatives to the solo pated under economic trends.
driver.
It is clear from the transportation analysis that
3. Discourage long-distance,single-occupant engineering solutions are not adequate for
automobile commuting while increasing addressing congestion problems. Planning for
access to employment,shopping and transportation improvements should take into
recreation by transit or other alternative account policies for changes in land use
modes. patterns which the Planning Strategy may
address,as well as other factors affecting the
4. Provide more streamlined transit service actual demand for new transportation capac-
by establishing a unified and coordinated ity,such as growth management programs
network consisting of all transportation and market trends affecting growth. It may
agencies that serve the Tri-Valley area. also be necessary to accept a certain level of
congestion.
26 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
i
i
4. Maximize transportation opportunities, 10. Maximize the use of existing transporta-
enabling more people to live close to their tion infrastructure through such methods
jobs. as Transportation Systems Management
and Transportation Demand Manage-
5. Encourage the increased use of transit and ment.
other alternative modes of transportation.
11. Preserve existing rights of way for future
6. Coordinate service among transit provid- transportation corridors.
ers to improve access to and the reliability,
availability,and timeliness of service. Transit-Centered Development
It is necessary to recognize the fact that 1. Encourage transit-compatible develop-
funding for transit and other alternative ment near future BART stations,along
transportation modes is limited and is likely to transportation corridors,in business
become more limited in the foreseeable future. parks,and in central business districts and
Therefore,efficiency and coordination among other activity centers to create effective
service providers is even more critical. destination centers for transit.
7. Encourage subregional input into the 2. Promote pedestrian-oriented mixed use
expansion and operations of the centers,including residential,commercial
Livermore Airport. and employment activities,easily acces-
sible by foot,bicycle,or transit.
Livermore will soon update its Airport Master
Plan. This process can provide an opportunity 3. Increase residential and commercial
for input from other jurisdictions in the Tri- densities in the proximity of transporta-
Valley area. tion corridors.
8. Complete a subregional network of trails 4. Use appropriate incentives to encourage
for bicycles,pedestrians,and equestrians. higher density transportation-centered
development.
9. Encourage the use of and infrastructure,
for alternative fuel vehicles. Examples of incentives include streamlined
approval processes,sliding scale fees,and
Examples include vehicles which use electric- density bonuses.
ity or compressed natural gas.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 27
5. Assure that new major commercial,office,
or institutional centers are adequately
served by transit. l
6. Use design features in new development
and redeveloped areas to encourage
transit,bicycle,and pedestrian access,
such as connections between activity
centers and residential areas and road
design that accommodates transit ve-
hicles.
Mixed Use
1. Encourage employment and neighbor-
hood shopping opportunities in or near
residential areas.
2. Encourage employers to allow employees
to work at home rather than commuting.
3. Promote the conversion of underused
commercial and industrial sites for
residential,mixed use,or live/work
activities.
4. Encourage small-scale neighborhood tele-
commuting centers and the infrastructure
needed to support them in or near resi-
dential areas,to enable residents to work
close to home.
28 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
IV. HOUSING
Background
Existing Housing Supply A 1990 study conducted by Economic and Plan-
ning Systems(EPS)for the Tri-Valley Wastewater
In 1990,the Tri-Valley area contained approxi- Authority indicated that under existing general
mately 78,000 housing units,according to the plans there would be a deficit of nearly 50,000 .
Association of Bay Area Governments. The housing units in comparison with jobs at buildout;
majority of the housing units in the Tri-Valley are this deficit would be reduced to about 21,000 if
single-family,more than 90 percent in Danville proposed general plan amendments,which called
and between 65 and 79 percent in the other for extensive new residential development,were
communities. By comparison,60 percent of the adopted. [Source:Alameda East County Area Plan,
entire San Francisco Bay Area housing supply is Volume 2,Background Reports,-1993.]
single-family units. Vacancy rates in 1990 ranged
from 2.72 percent in Dublin to 5 percent in San Housing Affordability Needs
Ramon,compared to 3.4 percent in the Bay Area
as a whole. Housing in the Tri-Valley area is too expensive for
many people who hold jobs here. The EPS study
Housing Supply Needs indicated that under general plan buildout there
would be a deficit of about 42,000 housing units
The Tri-Valley area,like the San Francisco Bay for households earning less than$28,400 annually.
Area in general,is experiencing a shortage of Households in this income category,which
housing,as indicated by relatively low vacancy include many retail and service employees,can
rates and by the fact that many Tri-Valley employ- generally afford a unit with a purchase price of
ees commute from outside the area. This shortfall approximately$107,000 or a monthly rent of$700.
reflects the rapid growth of employment in the The deficit.for households in the$28,400 to$66,200
1980's and the fiscal disincentive to local govern- income range is expected to be almost 22,000
ments to plan for new housing since Proposition housing units. There is likely to be an oversupply
13 was passed in 1978. The shortfall is qualitative, of housing affordable to households in the over
as well as quantitative,in that the market has not $94,000 income range.
produced housing affordable to Tri-Valley work-
ers. Various market-rate housing developments A consequence of this imbalance between income
have been approved,but not built. and affordable housing is the increasing number
of Tri-Valley workers who live in east Contra
Costa County and in the San Joaquin County
communities of Tracy and.Manteca and commute
via the congested freeway system.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 29
Meeting Housing Needs The idea of a'jobs/housing balance".has been
advanced as a means of providing housing close
The Tri-Valley Affordable Housing Committee to places of employment. This is a numerical ratio
was established in 1991 to promote below market between the number of jobs and the number of
rate and special needs housing through a coordi- housing units in a given locality. It does not
r
nated subregional approach. The committee indicate a real"balance"of people actually living
participated heavily in the development of State and working in nearby locations.
legislation that enables jurisdictions to"pool'
their resources to develop affordable housing on a 'Jobs/housing balance"calculations do not take
subregiorial basis. The committee has compiled into account the affordability of units relative to
information about affordable housing available in local jobs. Nor do they recognize the fact that. -
the Tri-Valley and has published brochures for there is usually more than one worker per house-
homebuyers,tenants,developers,and property hold,one of whom may commute to outside the
management groups. area. There is also the factor of personal choice,
that some people are willing to spend more time
Housing for Tri-Valley Workers commuting to work in return for a rural environ-
ment or other amenities unavailable closer to their
It is important to ensure an adequate supply of places of employment.
housing for people who work in the Tri-Valley
area. When people live close to their places of There is a major gap between what many Tri-
employment,they commute shorter distances, Valley jobs pay and the cost of most available
thereby reducing traffic congestion and air pollu- housing. The objectives and policies for housing
tion. People who spend less time commuting have are directed toward increasing opportunities,
more time to spend with their families and to especially for Tri-Valley workers,not toward
become involved in the communities where they achieving an elusive and meaningless numerical
live. There is also a positive value in having the balance.
diversity of housing costs and types needed by
many Tri-Valley employees.
30 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
Suggested Objectives and Policies
Providing opportunities for people to live and 3. Facilitate the development of affordable
work at nearby locations is a worthy goal,because and special needs housing especially near
it enables people to have strong ties to and be areas with superior transit service.
active in their community.
4. Consider affordable housing programs on
There is a strong connection in the housing market a cooperative subregional basis,through
among all parts of the Tri-Valley area,and the the Tri-Valley Affordable Housing Com-
need for housing supply and affordability should mittee.
be viewed on a subregional basis.
Following are suggested policies for the Subre-
These objectives and policies are similar to those gional Planning Strategy:
in the Housing Elements of the general plans of
the local governments in the Tri-Valley area. They Housing Supply
are included here to provide a policy framework
for any housing programs undertaken on a 1. Provide sites for multi-family housing
subregional basis. especially in locations near existing or
planned transportation and other services.
Major subregional objectives for housing are:
2. Discourage the redesignation of areas
1. Promote fair and equal access to housing designated for high density development,
for all persons regardless of race,color, require minimum densities in the devel-
religion,gender,disability,sexual orienta- opment of those areas,and preserve
tion,age,national origin,or family status. higher-density sites for that use.
2. Strengthen interjurisdictional efforts to 3. To meet a variety of housing needs,
ensure a fair,equitable and rational encourage a range of unit sizes,types,and
distribution of very low-income,low- lot designs in new residential develop-
income,moderate-income,and special ment.
needs housing throughout the subregion
consistent with land use policies,trans- 4. Provide flexibility in zoning to enable the
portation services,and employment reuse of underused or vacant commercial
locations. and industrial sites and buildings with
housing,mixed use,and live/work space.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 31
5. Promote the development of second units Programs could include inter jurisdictional
and shared housing in single-family areas. participation in the development of affordable
housing,organizing public/private partner-
6. In multi-family and attached single-family ships for housing developments,and sub-
developments,encourage the provision of regional programs to establish a housing data
units and facilities to accommodate base,advocate-legislation,and provide public
households with children and the elderly. information.
7. Encourage mixed use developments that 2. Encourage the rehabilitation of existing
combine residential uses with compatible affordable housing,and maintain its
commercial uses. affordability.
8. Establish incentives and design guidelines 3. Preserve the affordability of existing
for constructing residential uses above subsidized units,or mitigate the effects of
ground floor commercial establishments. their becoming unsubsidized.
There could be substantial benefits in the 4. Establish methods for mitigating the
"retrofitting"of portions of present single-use displacement of affordable housing.
commercial areas with housing,provided that
such issues as adequate parking at all times are A possible implementation method would be a
addressed. subregional Affordable Housing Trust Fund,
which could pool mitigations for the develop-
Housing Affordability ment of affordable housing projects.
1. Support the efforts of the Tri-Valley 5 In order to increase affordability,encour-
Affordable Housing Committee to pro- age innovation in housing design,local
mote housing for very low,low,and regulations,and construction.
moderate-income households and for
people with special needs. Manufactured housing may be an example of a
potential cost-cutting construction method.
Also,development standards such as sidewalk
requirements could be modified for affordable
housing developments.
32 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
F
a
6. Consider"inclusionary"requirements for 2. Establish a subregional program to strive
new residential developments to provide to prevent homelessness.
a minimum of below market rate units,
and standardize the methodology for For example,the Tri-Valley Affordable
calculating in lieu fees. Housing Committee could identify"at risk"
households and refer them to sources of needed
Different jurisdictions have different require- support.
ments for inclusionary housing,which is
appropriate in view of varying local needs. It 3. Establish a cooperative program to
may be desirable for the Tri-Valley Affordable designate specific sites,including vacant
Housing Committee to develop a model buildings,for the provision of homeless
ordinance. shelters and transitional housing and
related services,and investigate public
7. Encourage public/private cooperation to and private sources of funding for these
ensure mutual understanding of subre- facilities and services.
gional housing needs and practices of the
development and finance market and to Housing for Tri-Valley Employees
develop ways to lower housing costs.
1. Work with employers to develop partner-
8. Actively support the activities of non- ships for participating in programs to
profit organizations that provide afford- make housing affordable to their workers.
able housing through technical assistance
and other means. For example,office park developers could
provide affordable housing on their sites,and
Special Needs Housing employers could participate in home ownership
assistance programs and in partnerships with
1. Encourage the provision of special needs non-profits,and provide information to
housing,such as community care facilities existing and potential employees about
for the elderly,the mentally or physically available housing.
disabled,and dependent or neglected
children,in residential and mixed-use
areas especially near transit and other
services.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 33
V. ECONOMIC DEVELOPMENT
Background
Economic Trends The growth in service businesses is the driving
force behind economic development in the Tri-
In the San Francisco Bay Area since the early Valley area. Continued investment in telecommu-
1980's,there has been a rapid decentralization of nications and other technical infrastructure will be
employment away from traditional job centers to required for communities to remain competitive.
outlying locations,including the Tri-Valley area. . The service economy depends on a labor force
This shift in growth has occurred in other metro- skilled in the use of computers,electronic technol-
politan areas as well,with an emerging new urban ogy,and information dissemination. However,
form in which suburban"edge cities"have service industries also employ low-skill,low-wage
replaced the suburban bedroom communities workers,who must commute long distances to
which formerly surrounded the traditional central work in communities which have not produced
core. housing which these workers can afford.
The Tri-Valley area changed from a bedroom Major Employers in the Tri-Valley
community in the 1970's to a regional employment Area
center during the rapid employment growth of the
1980's. Between 1980 and 1990,the area gained Bishop Ranch in San Ramon will contain 6.1
more than 19;000 jobs alone from the construction million square feet of office and manufacturing
of the Bishop Ranch and Hacienda Business Park: space and employ 28,000 persons when it is
Although the rate of employment growth for the completed. Major employers include Chevron
Tri-Valley area is expected to be lower between Corporation,Pacific Bell,IBM,Marriott Interna-
now and the year 2010(5.9 percent)than it was in tional,Met Life,New York Life,and P.G.and E.
the 1980's(10.3 percent),it will still be higher than
that projected for the Bay Area as a whole(1.6 Hacienda Business Park in Pleasanton,covering
percent). 876 acres,is the largest development of its kind in
Northern California. Approximately 5 million
square feet of existing space now contains some
290 companies that employ about 13,500 workers.
At buildout the park will contain 10 million square
feet. Major employers include A.T.&.T.,Pruden-
tial Insurance,Hewlett-Packard,Sun
Microsystems,General Electric,and Xerox.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 35
sA
Pleasanton also contains Stoneridge Mall,the Existing and Projected Employment
second largest in the Bay Area,with 145 establish-
ments including four anchor department stores. ABAG projects an increase in Tri-Valley area jobs
of about 83 percent between 1990 and 2010,from
The federally owned Lawrence Livermore Na- 110,220 to 201,920. Whether this amount of
tional Laboratories occupies 821 acres just east of growth will actually occur will depend upon
the Livermore City Limits. There are more than various factors,including the provision of ad-
9,600 persons directly employed at the site. Since equate transportation and other infrastructure. A
its establishment in 1954 the laboratory has 1991 survey'of 48 businesses in the Tri-Valley area
evolved from a center of nuclear weapons re- found that the cost and availability of raw land,
search,development,and testing to include basic the availability of existing leasable building space,
and applied research in energy,environmental, the presence of a labor market,the political
and biological sciences. Sandia National Labora- climate,and proximity to the consumer were the s
tories,to the south of Lawrence Livermore Labora- most important reasons for their choice of loca-
tories,is operated by Lockheed Martin Corpora- tion. [Source:Alameda East County Area Plan, F4
tion. It is an engineering sciences laboratory with Volume 2,Background Reports.] Major factors in
1,000 employees. maintaining the area's attractiveness for economic
development will be providing housing that
workers can afford,providing water and waste-
water disposal,addressing the problems of traffic
congestion,and providing a welcoming political
climate.
36 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
f
F
Fiscal/Revenues It would be possible for the jurisdictions in the Tri-
Valley area to agree to a new method of dividing
In recent years it has become increasingly difficult local tax revenue,to reduce the incentives for
for local governments to collect adequate revenues "fiscalization of land use." A renegotiated tax
to cover the costs of providing services to resi- sharing formula among the cities and the counties
dents and businesses. Since the passage of Propo- could address the division of property tax,sales
sition 13 in 1978,the amount of revenues avail- tax and developer fees to encourage development
able,especially from property taxes,has been that is beneficial to the subregion as a whole and
drastically reduced,while the cost of providing ensure that all jurisdictions affected by new
services has continued to increase. As a result, development receive a share of the revenue
local governments have come to rely more heavily generated in proportion to the costs of providing
on other sources of revenue,altering their ap- services. The recent agreement between Alameda
proach to land use planning and development. County and the City of Dublin for property in East
Dublin is an example of how tax sharing negotia-
Local governments are now placing greater tions can be combined with land use agreements.
r
emphasis on the fiscal impacts of land use deci-
sions and less emphasis on creating balanced
communities. Many have encouraged commercial
development in order to increase sales tax rev-
enues,or have sought industrial or high-end
residential development which tends to bring in
more property tax revenue than the cost of ser-
vices required. The push for revenue-generating
development has encouraged rapid urban expan-
sion,and has created competition.among jurisdic-
tions for projects. Among the consequences are a
lack of affordable housing and traffic congestion
because of the long commutes between housing
and jobs.
r
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 37
Suggested Objectives and Policies
The entire Bay Area has been hit hard by an 3. Offset revenue-driven development
i
economic slowdown in recent years,compounded through changes in state law that enable
by the closing of military bases. The Tri-Valley fiscal reform and interjurisdictional
area continues to be a center of vigorous growth as cooperation.
it has been since the 1980's,although at a less
rapid rate. 4. Continue and strengthen the productive,
responsive relationship among local
General economic conditions are compounded by governments and the private sector in the
state fiscal policies that cause local jurisdictions to Tri-Valley area to foster sustainable
"fiscalize"land use planning and compete for economic development.
revenue-producing development. These policies
have led to overbuilding of commercial,especially Following are suggested policies for the Subre-
retail,uses and adverse economic effects on gional Planning Strategy:
existing downtowns,shopping centers,and
business parks. Coordinated efforts are needed to Economic Development and Retention
achieve fiscal reform and equitable distribution of
economic opportunity,to achieve mutual benefits 1. Encourage economic development which
for the entire Tri-Valley area. Other components provides jobs for residents within the Tri-
of economic health include providing quality Valley area.
education,producing affordable housing,invest-
ing in transportation,and maintaining environ- 2. Develop housing in a range of sizes,
mental quality. prices,and rent levels to meet the needs of
workers in the area and to ensure that
Key subregional objectives for the economy are: prospective employers,have a diverse
local labor pool.
L. Retain and encourage the orderly expan-
sion of existing businesses. 3. Attract small and medium size firms with
good growth potential,including suppli-
2. Attract new businesses that employ Tri- ers,service firms,and other support
Valley residents. businesses,through various cooperative
recruitment efforts and incentives.
38 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
c
Fast-track application processing is usually 6. Facilitate the retention of existing large
considered one such incentive,but because of employers.
State requirements such as CEQA and staff
resources there are limits to how much faster Examples are Lawrence Livermore Laborato-
applications can be processed. There should be ries,Pacific Bell,and Chevron.
a review of fees affecting development in the
Tri-Valley,including fees charged by special 7. Ensure that capital improvements and
districts,especially fees affecting affordable other local programs respond to the
housing,and appropriate changes should be infrastructure needs of business.
recommended.
The timing and capacity of local infrastructure
4. Encourage the reuse of vacant and should support economic development. It is
underutilized commercial and industrial also important that public facilities be de-
buildings. signed to accommodate technological change,
such as the use of wireless communication and
For example,planning departments could fuel-efficient vehicles.
provide investors with information about
existing commercial and industrial areas as Employment Development and Training
alternatives to development on vacant land.
1. Facilitate the provision of programs for
5. Facilitate expansion and retention or,if adequate and affordable child care.
necessary,relocation of existing busi-
nesses within the subregion. Child care should be available at places of
employment,including local government
Local governments should publish clear offices. Schools should be planned to include
explanations of how to obtain permits. space for child care facilities. Transit centers,
parks,and mixed use developments are good
There are benefits to the entire Tri-Valley area locations for child care.
if a business expands within the subregion,
even though it may move to or expand in 2. Encourage the provision of job training
another municipality. There are economic and vocational education for Tri-Valley
multiplier effects that cross jurisdictional residents.
lines,such as employees shopping in a
jurisdiction adjacent to where they work.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 39
3. Encourage Tri-Valley employers to Interjurisdictional Cooperation for Economic
identify the existing and future educa- Development
tional requirements of the jobs they
provide. 1. Advocate changes in state and local fiscal
policies in order to offset revenue-driven
4. Encourage cooperative efforts among land use plans and development pro-
school districts,community colleges,and grams.
employers to offer appropriate classes and
internships. For example,the state constitution could be
amended to allow a portion of the sales tax
Consider establishing"remote learning" from each jurisdiction to be pooled to support
centers through a joint program by the Tri- jurisdictions which are providing housing
Valley Business Council and the Community which is affordable to service employees. Also,
College District. The Tri-Valley Business both the cities and the counties could explore a
Council and other business support groups multi jurisdictional impact fee on develop-
have suggested implementing the state "School ments to support major needed new public
to Career"system,which links education and capital improvements.
employment programs,in both Alameda and
Contra Costa counties. The California Constitutional Revision
Commission is looking into various opportuni-
5. Encourage universities and community ties for restructuring and strengthening local
colleges to provide"lifetime learning"and governments. One idea is to allow the creation
job retraining programs. of voluntary local "community charters"that
could provide services. Some incentives being
discussed to encourage the establishment of
these local agreements include the ability to
propose local taxes with a vote of the people,
relief from state mandates and potential
reduction of the 2/3 vote requirement for
General Obligation bonds.
40 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
2. Maintain an inventory of commercial and
industrial sites,and establish creative
subregional approaches for their develop-
ment and reuse.
In conjunction with subregional efforts to
attract and retain businesses,it would be
reasonable to identify the most beneficial
locations for businesses to locate and/or
expand in the Tri-Valley area. Local govern-
ments and the business community could hold
a forum on methods of encouraging the reuse
of existing industrial and commercial build-
ings.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 41
i
IMPLEMENTATION
Each of the policies in the Strategy lends itself to a A. Actions by Local Government
different method of implementation. Some can be
accomplished by local governments alone,for Of the 107 policies recommended in the Strategy,
example by amending general plans or adopting 71 can be implemented by local government
recommended ordinances. Others may require actions,for example:
new agreements among jurisdictions,for example
to establish development standards within a • Amending general plans to establish
Sphere of Influence. Others may require action by urban growth boundaries.
an agency other than the seven local governments,
for example the East Bay Municipal Utility District • Directing growth to where infrastructure
or Metropolitan Transportation Commission. A capacity exists.
background report on Implementation,included
in the Technical Supplement,provides informa- • Encouraging infill and reuse of vacant and.
tion on a range of options for each policy in the underused land.
Strategy.
• Establishing policies to protect natural
The Committee had extensive discussions about the resources and agriculture..
type of organization that would-be most appropriate to
coordinate the implementation of policies recommended • Establishing transit friendly development
in the Strategy. Some members felt that a formal entity standards.
should be established by a Joint Powers Agreement
among the seven jurisdictions,to review progress in • Adopting Transportation Systems Man-
implementation and recommend appropriate actions. agement programs.
The consensus was that no new overall Tri-Valley
organization should be established,but that the existing • Designating sites for multi-family hous-
Tri-Valley Council should be constituted by a Memo- ing.
randum of Understanding to oversee implementation of
the Strategy. 0 Adopting"inclusionary"housing require-
ments.
• Adopting capital improvements programs
to support economic development.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 43
The Strategy and the Technical Supplement • Expanding the programs of the Tri-Valley
contain information for use by the local govern- Affordable Housing Committee.
ments in considering general plan amendments,
regulations,and capital improvements programs. • Cooperating in a,subregional economic
The three Working Papers on Location and.Intensity development and business retention
of Urban Development,Natural Resources/Transporta- program.
tion,and Housing/Economic Development contain
summaries of general plans policies in all seven These cooperative programs could be done by two
jurisdictions,for use in comparing Strategy or more jurisdictions joining together to work out
policies with those of existing documents. agreements or programs,or under the auspices of
the Tri-Valley Council.,
B. Cooperative Agreements and
Joint Programs Among Local C. Actions by Other Government
Governments Agencies and/or Private
'Organizations
Another 18 of the recommended policies can be
accomplished by cooperative agreements and joint Another 18 of the recommended policies would
programs among local governments in coopera- require action by government agencies other than
tion with regional agencies,for example: local governments,or by private organizations,for
example:
• Referring development applications to
adjacent jurisdictions for review. • Establishing permanent areas of contigu-
ous open space outside urban growth
• Adopting agreements for development boundaries,by the East Bay Regional Park
standards within a Sphere of Influence. District,possibly in conjunction with a
Tri-Valley Open Space Committee.
• Establishing a subregional database on
infill/reuse sites. Encouraging the Local Agency Formation
Commissions to adopt policies consistent
• Establishing a subregional environmental with the Strategy.
mitigation banking program.
• Encouraging service provider and other
• Coordinating subregional transportation regional agencies to adopt policies consis-
planning with the Strategy. tent with the Strategy.
44 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
• Working with transit provider agencies to It is recommended that the TVC be constituted by
coordinate service and acquire rights-of- approval of a Memorandum of Understanding by
way and land for facilities. the seven jurisdictions,for the following purposes:
• Working with schools,colleges,and 1. To review the status of implementation of
business groups to develop job training the Subregional Planning Strategy.
and vocational education programs.
2. To recommend priority actions for imple-
• Advocating changes in state law to assure mentation.
revenues to support necessary public
services. 3. To work with other government agencies
and private organizations to implement
Working with the responsible entities to accom- the Strategy.
push these policies could be done by individual
local governments or under the auspices of the 4. To encourage other government agencies
Tri-Valley Council. and private organizations to work to-
gether to implement the strategy.
D. Role of the Tri-Valley Council 5. To recommend what the responsibilities
of existing Tri-Valley committees should
The Tri-Valley Council(TVC)was established be,whether any should be reorganized or
informally in 1984 to address issues of subregional disbanded,and whether any new commit-
concern. It consists of elected officials from tees should be established. Appointments
Danville,Dublin,Livermore,Pleasanton,San to committees will be made by the City
Ramon,and Alameda and Contra Costa counties. Councils and Boards of Supervisors.
The Tri-Valley Transportation Council,including
the same jurisdictions,was established in 1991 6. To evaluate on an on-going basis the
through a Joint Powers Agreement;the Transpor- organization and responsibilities of the
tation Council directed the preparation of the Tri- Tri-Valley Council and,if appropriate,
Valley Transportation Plan. The Affordable recommend changes to the seven jurisdic-
Housing Committee was established in 1992 and tions.
the Tri-Valley Planning Committee,which di-
rected the preparation of this Strategy,in 1994. 7. To communicate with the Regional
Planning Committee of ABAG and other
interested organizations on progress in
implementation of the Strategy.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 45
TVC meetings should be widely noticed,with set
agendas and extensive opportunities for public \
participation.
Staff support would continue to be shared among
the jurisdictions. Arrangements should be made
to assure even distribution of time and effort
among planning departments.
46 TRI-VALLEY SUBREGIONAL PLANNING STRATEGY
RECOMMENDED NEXT STEPS
Following are the actions which are most critical 5. The seven jurisdictions should establish a
to implementation of the Strategy and which Tri-Valley Open Space Committee,also
should be undertaken as soon as possible: including representatives of the East Bay
Regional Park District,Livermore Area
1. The seven jurisdictions should approve a Recreation and Parks District,South
Memorandum of Understanding consti- Livermore Land Trust,Alameda-Contra
tuting the Tri-Valley Council as the entity Costa Biodiversity Working Group,
responsible for overseeing the Strategy,as agricultural,environmental,and possibly
described above. other related organizations. The commit-
tee would recommend open space and
2. The seven jurisdictions should review land conservation funding and protection
their general plans for consistency with mechanisms for the Tri-Valley area.
the policies of the Strategy and recom-
mend appropriate general plan revisions. 6. The Tri-Valley Affordable Housing
Committee should expand its activities to
3. All jurisdictions should review the_land include programs recommended in the
use and urban design policies in their Strategy.
general plans in relation to the locations of
future BART stations;nearby areas 7. A Tri-Valley Economic Development
present a prime opportunity for transit- Committee should be established,to work
related development,which is a key with economic development and business
concept of the Strategy. support groups in carrying out policies
recommended in the Strategy.
4. The Tri-Valley Transportation Council
should integrate the policies of the Strat-
egy into the Tri-Valley Transportation
Plan. It may be possible to reduce the
reliance on facilities to support single-
occupant automobiles in the light of the
Strategy's recommendations for transit-
related land use patterns.
TRI-VALLEY SUBREGIONAL PLANNING STRATEGY 47
Map.S-1. Planning Area
DISCLAIMER
Please note that the accuracy of the information displayed on the Tri-Valley Subregional Planning Project maps,
which were produced using the City of San Ramon Geographical Information System(GIS),is deemed reliable,
but is not guaranteed by the Tri-Valley Planning Committee(TVPC),the Technical Advisory Committee,or the
City of San Ramon.
It is understood and accepted that the maps are composites of data obtained from several local jurisdictions and
service providers',and as such are not the officially adopted maps of any one jurisdiction. It is quite possible
that errors and omissions will occur in data input and/or programming done to provide the data in the form
desired,and further understood and agreed that it is highly probable that errors and omissions will occur in
any record keeping process,especially when large numbers of records are developed and maintained,and that
the data may not meet the standards of the TVPC or any of the participating jurisdictions as to accuracy or
completeness. Notwithstanding,the data has been taken"as is,"fully expecting that there may well be errors
and omissions in the data obtained.
The TVPC further understands and agrees,and makes absolutely no warranty whatsoever,whether expressed
or implied,as to the accuracy,thoroughness,value,quality,validity,merchantability,suitability,conditions,or
fitness for a particular purpose of the data or any other programming used to obtain the data,nor as to whether
the data is error-free,up-to-date,complete or based upon accurate or meaningful facts.
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