Pleasanton City Council
February 18, 2025

CITY COUNCIL

REGULAR MEETING AGENDA
Tuesday, February 18, 2025
7:00 PM
City Council Chamber
200 Old Bernal Avenue
Pleasanton, CA 94566

The meeting will be held in-person, broadcast live on Channel 29 and at https://www.tri- valleytv.org and streamed at https://www.youtube.com/user/TheCityofPleasanton.

Public participation: It is requested that members of the public wishing to address the City Council submit a speaker card. When public comment is opened on an agenda item, individuals may speak once per agenda item.

To submit written public comment regarding an open session item on this meeting agenda visit https://forms.cityofpleasantonca.gov/f/writtenpubliccomment. Comments will be accepted by the City Clerk’s Office until 12:00 p.m. on the day of the Council meeting.

In Person at Council Chamber:
• Submit a physical speaker card to the City Clerk at the meeting. When your name is called, please provide comment at the podium.

CALL TO ORDER
• Welcome and Pledge of Allegiance - Cm. Testa
• Roll Call
Resolution No. 2024-006
Ordinance No. 2292

REPORT ON CLOSED SESSION

AGENDA AMENDMENTS

CONSENT CALENDAR
Items listed on the consent calendar are considered routine in nature and may be enacted by one motion. If discussion is required, that particular item will be removed from the consent calendar and will be considered separately.

City Manager

1. Approve meeting minutes of January 21, 2025

2. Adopt a resolution authorizing the City Manager to appoint the Assistant/Deputy City Manager as the City's representative on the Tri-Valley Community Television Board of Directors
Community Development

City Council Agenda Page 2 of 3 February 18, 2025

3. Actions of the Zoning Administrator and Planning Commission

4. Adopt a resolution amending the Housing Element and Land Use Element of the General Plan to allow for the required 3-acre park/open space of Housing Element Area 27 to be split into more than one area of the site, within the approximately

10.64-acre site at 0 Vineyard Avenue (APN 946-4619-1) [P24-0720]

5. Adopt a resolution amending the Vineyard Avenue Corridor Specific Plan to to align with Housing Element permitted uses for the property (APN 946-4619-1), and make other conforming changes [P24-0747]
Finance

6. Accept the monthly disbursements and investment report for December 2024 Public Works

7. Approve an amendment with Vista Universal, Inc. for an increase of $300,000 for Street Light Maintenance for Fiscal Year 2024/2025, bringing the total contract capacity for Fiscal Year 2024/2025 to $600,000 and the total cumulative compensation amount to $1,200,000

MEETING OPEN TO THE PUBLIC

8. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.

PUBLIC HEARINGS AND OTHER MATTERS
If necessary to ensure completion of the following items, the Mayor may alter time limits.

9. Continued from February 4, 2025 - Receive update on residential development proposals on two properties in East Pleasanton, outside the City Limits and 1) Provide direction to proceed with applications for annexation and development in Pleasanton; 2) Provide feedback on key issues relative to the two projects; 3) Approve key terms regarding processing of applications for the Arroyo Lago Project; and 4) Approve Key Terms regarding processing of applications for the East Lakes Project

10. Accept the FY 2024/25 Mid-Year Budget Update report and adopt a resolution approving FY 2024/25 budget amendments

11. Accept the Audited Financial Statements of the City of Pleasanton including the Annual Comprehensive Financial Report and other related Audit Reports for the Fiscal Year ended June 30, 2024

MATTERS INITIATED BY COUNCIL

COUNCIL REPORTS

City Council Agenda Page 3 of 3 February 18, 2025

Brief reports on conferences, seminars, and meetings attended by the Council

ADJOURNMENT

Notice
Under Government Code §54957.5, any writings/documents regarding an open session item on this agenda and items received by the City Clerk’s Office by 12:00 p.m. on the day of the meeting provided to a majority of the City Council after distribution of the agenda packet will be available for public inspection on the City’s website https://www.cityofpleasantonca.gov/ and also at the Pleasanton Library located at 400 Old Bernal Ave., Pleasanton, CA 94566.

There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders, which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the decision is final (Code of Civil Procedure § 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code §65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting, regardless of whether it is a regular or special meeting.

Accessible Public Meetings
The City of Pleasanton can provide special assistance for persons with disabilities to participate in public meetings. To make a request for a disability-related modification or accommodation (e.g., an assistive listening device), please contact the City Clerk’s Office at 123 Main Street, Pleasanton, CA 94566 or (925) 931-5027 at the earliest possible time. If you need translation or interpretation assistance, please provide at least two working days’ notice prior to the meeting date.

City Council Minutes Page 1 of 1 January 21, 2025

CITY OF PLEASANTON

CITY COUNCIL

MINUTES
Tuesday, January 21, 2025
6:00 PM

CALL TO ORDER/ROLL CALL
Mayor Balch called the Closed Session Special Meeting of the City Council to order at the hour of 6:00 p.m. from the Council Chamber located at 200 Old Bernal Avenue.

ROLL CALL

Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch

Absent: None.

PUBLIC COMMENT - comments are limited to 3 minutes and to only those items listed on the agenda.

Mayor Balch
opened public comment. There being no speakers, Mayor Balch closed the public comment.

ADJOURN TO CLOSED SESSION

1. CONFERENCE WITH LABOR NEGOTIATOR pursuant to Gov't Code section 54957.6:

Agency representative: Xaviera Scoggins; Tim Davis (Burke Williams & Sorensen, LLP)
Employee Organization: Pleasanton City Employees Association, AFSCME Local 955, AFL-CIO

ADJOURNMENT
Mayor Balch
adjourned the meeting at 6:45 p.m.
______________________
Jocelyn Kwong, City Clerk
Item #1

City Council Minutes Page 1 of 7 January 21, 2025

CITY OF PLEASANTON

CITY COUNCIL

MINUTES
Tuesday, January 21, 2025
7:00 PM

CALL TO ORDER

Mayor Balch called the Regular Meeting of the City Council to order at the hour of 7:00 p.m. from the Council Chamber located at 200 Old Bernal Avenue.

ROLL CALL

Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch

Absent: None.

Councilmember Testa participated via teleconference under AB 2449 for just cause.

REPORT ON CLOSED SESSION

City Attorney Sodergren stated there was no reportable action.

AGENDA AMENDMENTS

Councilmember Gaidos removed item 3 from the consent calendar for further discussion.

Mayor Balch removed item 7 from the consent calendar for further discussion.

CONSENT CALENDAR
MOTION: It was m/s by Gaidos/Nibert to approve the consent calendar as recommended, except for items 3 and 7 which were removed from the consent calendar. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa*, Mayor Balch Noes: None

Absent: None

Councilmember Testa voted "no" on item 1 of the consent calendar.

City Council

1. Ratify amendment to City Council assignments to regional boards for calendar year 2025
Recommendation: Ratify amendment to City Council assignments to regional boards for calendar year 2025.

City Council Minutes Page 2 of 7 January 21, 2025

2. Approve revised Budget Advisory Committee Representation for the Pleasanton City Employees Association
Recommendation: Approve revised Budget Advisory Committee Representation for the Pleasanton City Employees Association.

City Manager
Item 3 was pulled for further discussion.

Community Development

4. Actions of the Zoning Administrator and Planning Commission Recommendation: Actions of the Zoning Administrator and Planning Commission.

5. Approve the first amendment to the as-needed Maintenance Agreement for pavement striping and signage services with Womack Striping, Inc., to increase the contract maximum by $50,000 to $275,000 for the current two-year term through June 30, 2025, and extend the contract for one additional year by $50,000 with an annual maximum of $150,000 beginning July 1, 2025
Recommendation: Approve the first amendment to the as-needed Maintenance Agreement for pavement striping and signage services with Womack Striping, Inc., to increase the contract maximum by $50,000 to $275,000 for the current two-year term through June 30, 2025, and extend the contract for one additional year by $50,000 with an annual maximum of $150,000 beginning July 1, 2025.

Finance

6. Accept the monthly disbursement and investment report for November 2024 Recommendation: Accept claim disbursements in the amount of $19,251,404 and the investment report for the month of November 2024.

Library and Recreation

8. Introduce and waive the first reading of an ordinance updating the Pleasanton Municipal Code, Chapter 13.08, to address unauthorized uses of parks and recreation facilities
Recommendation: Introduce and waive the first reading of Ordinance No. 2291 updating the Pleasanton Municipal Code, Chapter 13.08, to address unauthorized uses of parks and recreation facilities.

City Council Minutes Page 3 of 7 January 21, 2025

9. Accept public improvements performed by D.H.R. Construction, Inc. for the Callippe Preserve Golf Course bunker renovations
Recommendation:

1. Accept the public improvements performed by D.H.R. Construction Inc. for the Callippe Preserve Golf Course bunker renovations.

2. Authorize the City Clerk to file a Notice of Completion for the project.

3. Authorize payment of the retention in the amount of $16,147 to D.H.R.

Construction,Inc. thirty days after the recordation of the Notice of Completion.

10. Accept public improvements performed by DC Construction for the Century House Re-Roofing Maintenance Project and approve budget amendments in the Miscellaneous CIP Fund and the Park Development Impact Fee Fund Recommendation:

1. Accept the project as complete and authorize the City Clerk to file a Notice of Completion.

2. Approve fully defunding the existing project and include a new project in the upcoming CIP program for prioritization.

3. Approve a budget amendment to return the unused amount of $504,957 to the respective fund balances, with $448,457 returning to the Miscellaneous CIP Fund (Fund 201) and $56,500 to the Park Development Impact Fee Fund (Fund 222).

11. Accept public improvements performed by American Asphalt Repair & Resurfacing Company, Inc., for the Annual Slurry Sealing of Various Streets Project, CIP No. 24504, and approve a budget amendment to return $124,447 to the Gas Tax Fund Recommendation:

1. Accept the project as complete and authorize the City Clerk to file a Notice of Completion.

2. Authorize release of the retention in the amount of $19,948 to American Asphalt Repair & Resurfacing Company, Inc., 30 days after the recordation of the Notice of Completion.

3. Approve a budget amendment to return the project’s unused balance of $124,447 to the Gas Tax fund balance (Fund 160).

12. Accept public improvements performed by American Wholesale Lighting, Inc. for the Library Lighting Improvements Project, CIP No. 23493, and approve a budget amendment in the Miscellaneous CIP Fund
Public Works

City Council Minutes Page 4 of 7 January 21, 2025
Recommendation:

1. Accept the construction of the project as complete, authorize the City Clerk to file a Notice of Completion, and authorize the release of the retention in the amount of $51,898.74 to American Wholesale Lighting 30 days after the recordation of the Notice of Completion.

2. Authorize $3,000 of expenditure to be held in the project balance to complete as-built drawings by Dahlin Group Architects.

3. Authorize the return of the project’s remaining balance of $184,678 to the Miscellaneous CIP – General Fund (F201).

13. Approve the purchase of a Backhoe Loader from Peterson CAT in the not-to- exceed amount of $256,781 inclusive of a 15 percent contingency Recommendation: Approve the purchase of a Backhoe Loader from Peterson CAT in the not-to-exceed amount of $256,781 inclusive of a 15 percent contingency.

14. Approve second amendment to the purchase order with Roth Staffing Company, L.P. for a the not-to-exceed amount of $150,000 and to extend the term to June 30, 2025
Recommendation: Approve the second amendment to the purchase order with Roth Staffing Company, L.P., for $51,000 for a total not-to-exceed amount of $150,000 and extend the term of the purchase order to June 30, 2025.

MEETING OPEN TO THE PUBLIC

15. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.

Mayor Balch opened public comment. The following individuals provided comment:

Esther, Linda, Rick, Rhonda, Ward Kanowsky, Vicky Leon, Mayor Balch closed the public comment.

16. Receive an update on Citywide emergency preparedness Mayor Balch opened public comment. The following individuals provided comment:

Sunny Gulati.

Mayor Balch closed the public comment.

PUBLIC HEARINGS AND OTHER MATTERS

17. Receive Water System Activities Update

City Council Minutes Page 5 of 7 January 21, 2025
Recommendation: Receive Water System Activities Update.

Presentation by Siew-Chin Yeong, Director of Public Works, and Ryan Smith, Assistant Director of Public Works.

Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.

Mayor Balch called a recess at 8:52 p.m. and reconvened at 9:00 p.m.

18. Continued from November 19, 2024 - Accept the Final Water System Management Plan dated October 2024
Recommendation: Approve the 2024 Water System Management Plan dated October 2024.

Presentation by Ryan Smith, Assistant Director of Public Works, Todd Yamello, Utilities Manager, and Tim Loper (Carollo Engineers).

Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.

MOTION: It was m/s by Gaidos/Eicher to approve the item as recommended. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

3. Approve a one-year agreement with the Pleasanton Downtown Association for 2025 and allocate funding for a City match of 50 percent of the 2025 Business Improvement District assessments
Recommendation: Approve a one-year agreement with the Pleasanton Downtown Association for 2025 and allocate funding for a City match of 50 percent of the 2025 Business Improvement District assessments.

Mayor Balch opened public comment. The following individuals provided comment:

Mike Madden, Bruce, Gene Finch.

Mayor Balch closed the public comment.

MOTION: It was m/s by Gaidos/Eicher to allocate funding for a City match of 100% of the 2025 annual assessment revenue generated by the businesses within the downtown. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

City Council Minutes Page 6 of 7 January 21, 2025
At 10:35 p.m. by majority consensus, the City Council agreed to proceed with the meeting and hear item 19 on the agenda.

19. Accept Downtown Pleasanton Property and Business Improvement District Feasibility Report and Allocate up to $70,000 to Implement the PBID Formation Process for Downtown Pleasanton
Recommendation: Accept Downtown Pleasanton Property and Business Improvement District Feasibility Report and Allocate up to $70,000 to Implement the PBID Formation Process for Downtown Pleasanton.

Presentation by Lisa Adamos, Economic Development Manager and Kelly (Civitas).

Mayor Balch opened public comment. The following individuals provided comment:

Bruce T., Mike Madden, Gene Finch.

Mayor Balch closed the public comment.

MOTION: It was m/s by Testa/Gaidos to postpone the approval of the item for one year in order to allow the Pleasanton Downtown Association (PDA), the new PDA Director and the business and property owners to have further discussions and a proposal to the City, with a status update to be presented at a Council meeting in the next six to nine months. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

7. Public Hearing: Hold a public hearing and adopt a resolution approving amendments to the Master Fee Schedule increasing or adding new fees for Special Event and Support Services Fees, Livermore-Pleasanton Fire Department Standby Services Fees, Stormwater Facility Inspection Fees, Pleasanton Public Library Fines and Fees, and Co-Sponsored Group Use of City Fields Fees
Item continued.

MOTION: It was m/s by Balch/Gaidos to continue the item to the next regular City Council meeting. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

MATTERS INITIATED BY COUNCIL
By majority consensus, Councilmember Eicher requested an update on the unincorporated area of the Remen tract.

City Council Minutes Page 7 of 7 January 21, 2025

COUNCIL REPORTS
Councilmembers reported on regional and local meetings attended.

ADJOURNMENT
Mayor Balch adjourned the meeting at 11:47 p.m.
______________________
Jocelyn Kwong, City Clerk

Item #2

CITY COUNCIL AGENDA REPORT

February 18, 2025
City Manager

TITLE: ADOPT A RESOLUTION AUTHORIZING THE CITY MANAGER TO APPOINT THE

ASSISTANT/DEPUTY CITY MANAGER AS THE CITY'S REPRESENTATIVE ON

THE TRI-VALLEY COMMUNITY TELEVISION BOARD OF DIRECTORS

SUMMARY
Staff recommend that the City Council adopt a Resolution authorizing the City Manager to Appoint the Assistant/Deputy City Manager as the City's representative on the Tri-Valley Community Television Board of Directors.

RECOMMENDATION
Adopt a Resolution authorizing the City Manager to Appoint the Assistant/Deputy City Manager as the City's representative on the Tri-Valley Community Television Board of Directors.

BACKGROUND
Tri-Valley Community Television is a non-profit corporation established to promote and help coordinate the production of community service television in the Tri-Valley area. The non-profit corporation is governed by a Board of Directors composed of representatives from the Cities of Dublin, Livermore, and Pleasanton.

The current composition of the Board of Directors is the Assistant/Deputy City Manager from each of the three cities. Assistant City Manager Pamela Ott was appointed as the City's representative to the Tri-Valley Community Television Board of Directors on April 18, 2023, and currently serves in that capacity.

DISCUSSION
As Assistant City Manager Ott has announced her retirement in May 2025, staff is recommending the City Council authorize the City Manager to appoint the Assistant/Deputy City Manager as the City's representative to the Tri-Valley Community Television Board, effective April 2025.

EQUITY AND SUSTAINABILITY
Having a representative from the City of Pleasanton on the Tri-Valley Community Television Board of Directors serves the Pleasanton community by providing local access to timely and relevant news, information, and government meetings.

OUTREACH
No outreach was conducted as this is a routine matter of City business.

STRATEGIC PLAN ALIGNMENT
Approval of this action is in alignment with the ONE Pleasanton Strategic Plan Goal Building a

Community Where Everyone Belongs - Strategy 2. Develop a plan for strategic external communications to the community that focuses on priorities and integrates equitable best practices to increase the reach and access for the entire community.

FISCAL IMPACT
There is no fiscal impact associated with this appointment.

Prepared by: Submitted by: Approved by:

Sharon Petrehn,
Management Analyst
Pamela Ott, Assistant City Manager

Gerry Beaudin, City
Manager

Attachments:

1. Attachment 1 - Resolution

ATTACHMENT 1
RESOLUTION NO. 2025 -XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON TO

APPROVE APPOINTING THE ASSISTANT/DEPUTY CITY MANAGER AS THE

PLEASANTON REPRESENTATIVE ON THE TRI-VALLEY COMMUNITY TELEVISION

BOARD OF DIRECTORS
WHEREAS, Tri-Valley Community Television is a non-profit corporation established to promote and help coordinate the production of community service television in the Tri-Valley area; and
WHEREAS, the non-profit corporation is governed by a Board of Directors who include representatives from the Cities of Dublin, Livermore, and Pleasanton; and WHEREAS, the City wishes to continue to exercise oversight of the activities of Tri-Valley Community Television.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:

SECTION 1. Hereby appoints the Assistant/Deputy City Manager as the City of Pleasanton’s representative on the Tri-Valley Community Television Board of Directors.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on February 18, 2025.

I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 18th day of February, 2025, by the following vote:

Ayes:

Noes:

Absent:

Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
_______________________________
Daniel G. Sodergren, City Attorney

Item #3

CITY COUNCIL AGENDA REPORT
February 18, 2025
Community Development
TITLE: ACTIONS OF THE ZONING ADMINISTRATOR AND PLANNING

COMMISSION
P24-0741, Rajani Rangan
Application for Administrative Design Review approval to construct an approximately 194-square-foot addition to the rear of an existing residence located at 2359 Greenberry Court.

Project Information:

Existing floor area: 2,319 square feet
Total floor area with addition: 2,513 square feet
Lot size: 6,306 square feet
Existing floor area ratio: 36.77 percent
Total floor area ratio with addition: 39.85 percent
Approved. (9 days)
P24-0760, Gary and Cynthia Stafford
Application for Administrative Design Review approval to construct an approximately 494-square-foot single-story addition to an existing single-family residence located at 5272 Ridgevale Way.

Project Information:

Existing floor area: 1,377 square feet
Total floor area with addition: 1,871 square feet
Lot size: 6,824 square feet
Existing floor area ratio: 20.18 percent
Total floor area ratio with addition: 27.42 percent
Approved. (9 days)
PUD-87-1-5M, Chris and Beverly Louie
Application for site-specific Planned Unit Development (PUD) Minor Modification to PUD-87-1-5M to allow for a reduction in the required side yard setback to construct an addition at 3310 Sorrel Downs Court.

Approved. (31 days)

P24-0762, Kalyana Gayatri Devi Kalluru
Application for Non-Exempt Home Occupation approval to conduct classical singing lessons for groups of up to 6 students between 4 p.m. and 8 p.m., Monday through Friday, at a residence located at 7239 Valley Trails Drive.

Approved. (9 days)
P24-0749, Seigo Designs & Interiors
Application for Administrative Design Review approval to construct an approximately 412-square-foot, single-story addition to the southwest (left front) of the home located at 584 Tawny Drive.

Project Information:

Existing floor area: 1,964 square feet
Total floor area with addition: 2,376 square feet
Lot size: 11,700 square feet
Existing floor area ratio: 16.79 percent
Total floor area ratio with addition: 20.31 percent
Approved. (7 days)
Prepared by: Submitted by: Approved by:

Melinda Denis
Zoning Administrator
Ellen Clark
Director of Community
Development
Gerry Beaudin
City Manager

Item #4

CITY COUNCIL AGENDA REPORT

February 18, 2025
Community Development

TITLE: ADOPT A RESOLUTION AMENDING THE HOUSING ELEMENT AND LAND USE ELEMENT OF THE GENERAL PLAN TO ALLOW FOR THE REQUIRED 3-ACRE PARK/OPEN SPACE OF HOUSING ELEMENT AREA 27 TO BE SPLIT INTO MORE THAN ONE AREA OF THE SITE, WITHIN THE APPROXIMATELY 10.64- ACRE SITE AT 0 VINEYARD AVENUE (APN 946-4619-1) [P24-0720]

SUMMARY
The applicant, Trumark Homes, is the prospective purchaser/developer of the property at 0 Vineyard Avenue, which is among the sites designated for housing in the 6th Cycle Housing Element. Trumark Homes has submitted a General Plan Amendment application to allow for the single required 3-acre park/open space specified by General Plan Policy 12 to be split into more than one park/open space area within the 10.64-acre site. The proposed amendments are internally consistent with General Plan goals, policies and programs in that the amount of park and open space on the site will remain the same, while allowing greater community input in the provision of the facilities. There is no change in the allowable density of the site or any other standard governing the site’s development, which must continue to remain consistent with the adopted Objective Design Standards for Housing Element Sites and other applicable standards. Splitting the park/open space will maintain a landscape buffer that is in keeping with the development along Vineyard Avenue, while providing park facilities adjacent to an existing walking and bicycling trail on Old Vineyard Avenue, a location with less adjacent traffic and potentially more in keeping with the desired environment for a neighborhood park. On January 22, 2024, the Planning Commission recommended approval of the proposed General Plan Amendment, with an additional provision to maintain a minimum size for the open space abutting Vineyard Avenue.

RECOMMENDATION

1. Find that the proposed General Plan Land Use and Housing Element amendments are internally consistent with the goals and policies of the General Plan;

2. Find that the General Plan Amendment (GPA) is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines 15061(b)(3);

3. Approve an amendment to the General Plan Land Use designation to allow for the required 3-acre park/open space on Housing Element Area 27 to be split into more than one park/open space area within the approximately 10.64-acre site.

BACKGROUND
The Vineyard Avenue Corridor Specific Plan (VACSP) was adopted on June 1, 1999. The VACSP anticipated and designated this site as the location for a future elementary school, and the subject site was subsequently dedicated to the Pleasanton Unified School District (PUSD) for this purpose. Since the adoption of the VACSP, based on changing needs and priorities,

PUSD has determined the location is no longer needed or beneficial to retain as a future school site.

PUSD therefore proposed the site as a potential housing opportunity site during the City’s site selection process for the Housing Element Update; the City ultimately included the site in the 2023-2031 6th Cycle Housing Element for development of up to 28 housing units. When the elementary school was considered in the VACSP, it was envisioned the development would include school buildings, as well as a sports/playfield open to the public on a portion of the site. As such, as part of the Housing Element adoption, Policy 12 was included in the General Plan Land Use Element which for Site 27 states: “this site shall include a neighborhood park or open space adjacent to Vineyard Avenue, of at least three acres.” This policy was intended to ensure a portion of the site was reserved for open space or park uses, which could include recreation opportunities for residents of the Vineyard Avenue area, as well as allow for an open space buffer to maintain continuity of character with the adjacent properties along Vineyard Avenue.

In May 2024, Trumark Homes submitted an SB 330 Housing Site Compliance Review application. The application complies with the zoning and General Plan requirements and provides a single 3-acre park/open space directly abutting Vineyard Avenue (see Figure 1).

Staff is currently processing the zoning and General Plan-compliant project and, pursuant to the approval procedures for Housing Element sites, anticipates conducting a Zoning Administrator public hearing in late February and bringing the Vesting Tentative Map to the Planning Commission in early March.

Figure 1: Single Park Project

Early in its application process, Trumark conducted a neighborhood meeting – at that meeting, some neighbors expressed concerns about having an active neighborhood park area adjacent to Vineyard Avenue and requested the applicant pursue a split park concept. In response, Trumark created an alternative design that retains a landscaped open space buffer along Vineyard Avenue, and an active, neighborhood park component that abuts Old Vineyard Avenue (see Figure 2).

Because Land Use Element Policy 12 is explicit that “a park/open space” (i.e., singular open space area) is required, in order to proceed with the split park concept a General Plan Amendment is needed to modify Land Use Element Policy 12 as it relates to Area 27, as well as other references to a single open space within the Housing Element. Should the General Plan Amendment be approved, the applicant intends to submit a modified design for review and approval by the Planning Division while concurrently processing its General Plan/Zoning compliant project.

Figure 2: Alternative Split Park Conceptual Design

PROPOSED AMENDMENTS
The applicant proposes two amendments to the Land Use and Housing Elements to facilitate a more flexible approach to providing the required parks and open space. The amendments are as follows:
• General Plan Land Use Element Policy 12 – Area 27 (page 2-35): “This site shall include at least three acres of neighborhood park(s) and/or open space(s), one of which shall be a contiguous open space along Vineyard Avenue amounting to 60% minimum of the total proposed open space, of at least three acres.” • Housing Element Modifications to the Area 27 site sheet (page B-51):
“The subject site was dedicated to the Pleasanton Unified School District as part of the development of the Vineyard Avenue Specific Plan, as a prospective location for a future school site. Based on the location, PUSD has determined that the location would not be suitable for a new school and has indicated an interest in identifying the site for future residential development. The site is currently part of the Vineyard Avenue Specific Plan and would require a Specific Plan Amendment to allow for residential development. which remains applicable only if the site is not developed consistent with the Housing Element. Program 1.1 includes the Specific Plan Amendment in the rezoning action. To facilitate the development of the site, the park location and configuration is flexible, except that one of the open space/park areas must be a contiguous open space along Vineyard Avenue amounting to 60%

minimum of the total proposed open space. There can be one or more park and/or open spaces on the site as long as the total size of all the park and open space is at least three acres. To accommodate the desired residential density, the stormwater facilities serving the housing can be located in the park and/or open space area.”

As described below, in its review the Planning Commission, while supportive of the overall amendment, also wished to ensure the open space adjacent to Vineyard Avenue was of adequate size to ensure a visual buffer and consistent character with adjacent properties. The Planning Commission’s recommendation included specifying that the open space adjacent to Vineyard Avenue constituted at least 60% of the total open space acreage, as reflected in the above amendments.

With respect to the amendment to Housing Element Page 51, it is noted that as a separate City Council item staff is bringing forward a series of recommended amendments to the VACSP to align the specific plan with the amended land uses permitted for Area 27 in the Housing Element. While no amendment to the VACSP is technically required to permit residential development, the City is required to maintain consistency among its various planning regulations, including between a Specific Plan and the General Plan. Under State law, the General Plan’s land use designation that permits housing on this site is the overriding regulation with respect to allowable land use. The proposed text amendments would clarify language in the Housing Element that implies amendment of the VACSP is required to permit housing on Area 27. Other amendments to Page 51 are to mirror the intent of the amendment to Land Use Element Policy 12.

DISCUSSION
The proposed amendments are internally consistent with General Plan goals, policies and programs in that the amount of park and open space on the site will remain the same, while allowing greater community input in the provision of the facilities. There is no change in the allowable density of the site or any other standard governing the site’s development, which must continue to remain consistent with the adopted Objective Design Standards for Housing Element Sites and other applicable standards. Splitting the park/open space will maintain a landscape buffer that is in keeping with the development along Vineyard Avenue, while providing park facilities adjacent to an existing walking and bicycling trail on Old Vineyard Avenue, a location with less adjacent traffic and potentially more in keeping with the desired environment for a neighborhood park.

General Plan and Land Use Consideration
The proposed General Plan amendment would maintain the amount of park/open space provided on the site, but would allow the applicant to provide park and/or open space facilities in a more flexible manner that may better meet the needs of the community.

The General Plan also provides policies and programs that encourage the evaluation of land use changes and the provision of community facilities, with which the amendment would be consistent:

General Plan - Land Use Element
• Goal 2: Achieve and maintain a complete well-rounded community of desirable

neighborhoods, a strong employment base, and a variety of community facilities. • Policy 5: Evaluate land-use changes in the context of overall City welfare and goals, as well as the impacts on surrounding neighborhoods.
• Program 5.2: Consider surrounding land uses and potential impacts when changing land-use designations.
• Policy 8: Preserve and enhance the character of existing residential neighborhoods.

General Plan – Housing Element
• Program 1.1 of the Housing Element requires the City to maintain the existing zoning of and also rezone (i.e., apply additional zoning districts) to appropriate areas/sites (housing opportunity sites) to allow residential uses consistent with the Housing Element. The subject site was rezoned by applying the HOZ zoning, to accommodate development of the parcel, with three acres reserved for park and open space.

Climate Action Plan (CAP) Strategies
The CAP includes a strategy to “encourage and facilitate more walking and cycling trips.” The proposed amendments are consistent with this strategy in that they may allow more residents to access a park adjacent to Old Vineyard Avenue by foot or bicycle.

Consistency with VACSP and Zoning
The proposed amendments are consistent with the VACSP in that the VACSP projected future playfields and play areas on the elementary school site would be open as recreational areas for residents during non-school hours. The Housing Element rezoning of this site provided for three acres of park and open space area. The proposed amendment would maintain the total amount of open space/recreational areas on the site, while providing more flexibility about how this open space is configured. Additionally, the land use pattern within the VACSP includes vineyards/open space abutting along Vineyard Avenue. The proposed amendment would allow a future project to maintain consistency with this land use pattern.

Future Project Review
During the Planning Commission public hearing, public comments were received from neighbors expressing concerns about the future development of the site, including traffic and public safety issues. The General Plan amendment that is the subject of the City Council’s action does not involve approval of a specific project at this location. The issues raised by neighbors, as well as other project-specific details, will be part of the overall review and consideration of the Trumark Homes project, when it is presented to the Zoning Administrator and Planning Commission for their respective consideration and approval.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines 15061(b)(3), because there is no possibility that the proposed general plan amendment will have a significant effect on the environment. Three acres of parks and open space will still be provided on the site and there is no proposed change to the overall site density. Therefore, no environmental document accompanies this report. The future proposed development of the site, including any proposed open space areas, will be subject to a separate CEQA review that will be considered as part of

that project approval.

PLANNING COMMISSION ACTION
The Planning Commission held a public hearing on January 22, 2025, to review and provide a recommendation to the City Council on the proposed actions. The Planning Commission unanimously recommended approval to the City Council, with a revision to the policy’s language to state that a contiguous open space along Vineyard Avenue amounting to 60% minimum of the total proposed open space is required. A comment letter was submitted in advance of the Planning Commission meeting, co-signed by several neighbors of the project, expressing support for the amendment and a split open space design but also raising concerns about traffic and other impacts of a future development project at the site. Two public comments were provided during the hearing, which echoed sentiments similar to those in the comment letter. The Planning Commission acknowledged the project-related concerns and recognized those would be appropriately addressed through the future development project review.

EQUITY AND SUSTAINABILITY
The application is a direct result of neighborhood outreach, as the applicant is responding to feedback from the adjacent neighborhoods about their preference for a split park design.

Amending the General Plan to allow for a split park design may result in a park space adjacent to Old Vineyard Avenue that is more accessible by foot and bicycle.

OUTREACH
Notices of this application were sent to surrounding property owners and tenants within a 1,000-foot radius of the site and a notification was posted on-site per the on-site project notification policy.

STRATEGIC PLAN ALIGNMENT
Approval of this action advances the strategic goal of Building a Community Where Everyone Belongs of the ONE Pleasanton Strategic Plan, in that the amendments are a response to community engagement and will promote a livable and vibrant community.

FISCAL IMPACT
This is a matter of routine City business and there is no financial impact as a result of City Council's action.

Prepared by: Submitted by: Approved by:

Emily Carroll, Associate
Planner
Ellen Clark, Director of Community
Development

Gerry Beaudin, City
Manager

Attachments:

1. Resolution and Exhibit A

2. Notification Map

RESOLUTION NO.

A RE

SOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON

APPROVING A GENERAL PLAN AMENDMENT TO THE HOUSING ELEMENT AND THE LAND USE ELEMENT TO ALLOW FOR THE REQUIRED 3 -ACRE PARK/OPEN SPACE ON HOUSING ELEMENT AREA 27 TO BE SPLIT INTO MORE THAN ONE AREA WITHIN THE APPROXIMATELY 10.64 -ACRE SITE AT 0 VINEYARD AVENUE (APN 946-4619-1) (P24-0720)
W
HEREAS, on October 30, 2024, Robin Miller for Trumark Homes, applied for a General Plan Amendment to the Housing Element and the Land Use Element to allow for the required 3- acre park/open space on housing element Area 27 to be split into more than one area within the approximately 10.64-acre site at 0 Vineyard Avenue (APR 946-4619-1) (hereinafter “the Project”) ;and
W
HEREAS, on January 26, 2023, with adoption of Resolution No. 23-1359, the site was designated Community Facility -School/Housing Element Site Overlay (HESO) in the General Plan; and
W
HEREAS, on December 5, 2023, with adoption of Ordinance 2264, the site was zoned Planned Unit Development (PUD) -Elementary School, with Housing Opportunity Zone (HOZ) overlay; and
W
HEREAS, on January 22, 2025, the Planning Commission held a duly -noticed public hearing and considered relevant exhibits, recommendations of the City staff concerning this application, and received testimony from the applicant and interested parties; and W
HEREAS, on January 22, 2025, the Planning Commission recommended approval of this application to the City Council; and
W
HEREAS, on February 18, 2025, the City Council held a duly-noticed public hearing and considered relevant exhibits, recommendations of the City staff concerning this application, and received testimony from the applicant and interested parties.

NO

W, THEREFORE , THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:

SE
CTION 1. CEQA Findings. The City Council finds that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines 15061(b)(3), because there is no possibility that the proposed general plan amendment will have a significant effect on the environment. Three acres of parks and open space will still be provided on the site and there is no proposed change to the overall site density.

SE
CTION 2. The City Council finds that the proposed General Plan Land Use and Housing Element amendments are consistent with the goals and policies of the General Plan. The amendments are consistent with Goal 2, Policy 5, and Program 5.2 of the Land Use Element and Program 1.1 of the Housing Element in that the amount of park and open space on the site will remain the same, while allowing greater community input in the provision of the facilities. There is no change in the allowable density of the site. Splitting the park/open space will maintain a landscape buffer that is in keeping with the development along Vineyard Avenue, while providing park facilities adjacent to an existing walking and bicycling trail on Old Vineyard Avenue.

ATTACHMENT 1

Resolution No.

SECTION 3. The City Council approves Case No. P24 -0720, the application by Robin Miller for Trumark Homes for an applied General Plan Amendment to the Housing Element and the Land Use Element to allow for the required 3-acre park/open space on housing element Area 27 to be split into more than one area within the approximately 10.64 -acre site at 0 Vineyard Avenue (APR 946- 4619-1) shown in Exhibit A, attached hereto and made part of this case by reference.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on February 18, 2025.

I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 18th day of February 2025, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

_____________________________
Jocelyn Kwong, City Clerk

APPROVED AS TO FORM:

_______________________________
Daniel G. Sodergren, City Attorney

General Plan Amendments
ATTACHMENT 1 – EXHIBIT A

DRAFT GENERAL PLAN AMENDMENTS
Exhibit A includes the redlines to the General Plan. Proposed text to be inserted is indicated in underline, and proposed text to be deleted in strikethrough format. Please note, only pages with proposed redlines are included.

Resolution No.

2005 Pleasanton Plan 2025

2. LAND USE ELEMENT

2005 Pleasanton Plan 2025 2.0 Land Use Element
2-33 Adopted 07 21 09
Amended 10 19 10 and 01 26 23

Low- and Medium-Density projects zoned PUD may exceed the maximum density shown in Table 2-3 on portions of the site, as long as the overall density for the entire site does not exceed the overall maximum permitted. Housing with increased densities on portions of the parcel shall be sited to minimize potential adverse impacts on adjacent, developed properties.

The number of units allowed on parcels zoned PUD shall be consistent with the underlying General Plan Map designation (plus a possible 25 percent density bonus for the provision of significant affordable housing), multiplied by the number of gross developable acres in the parcel unless otherwise determined by a specific plan. Gross Developable Acres shall include all privately owned acreage within a parcel and shall exclude all publicly owned facilities (e.g., City-owned parks, flood control channels, and public school sites) or such sites planned to be purchased by a public agency. Acreage to be devoted to publicly owned facilities dedicated as part of a project (e.g. roadway rights-of-way, parks, and trails) shall be included as “gross developable acres” unless such acreage is rendered undevelopable by other General Plan provisions.

While midpoints and maximum densities are used to calculated residential holding capacity for planning purposes, these numbers are not entitlements. The appropriate residential density for properties developed as Planned Unit Developments will be determined by the City Council based on site conditions, project design, General Plan policies, and other considerations.

Land containing no slope of less than 25 percent should be limited to one single-family home per existing lot of record.

The maximum density of properties designated as High-Density Residential or Mixed-Use shall be determined on a case- by-case basis based on site characteristics, amenities, and affordable housing incorporated into the development.

The allowable density for Housing Element Sites Overlay properties is established for each site in the Housing Element.

Notwithstanding this policy, the maximum density for any parcel shall be determined in compliance with applicable State law.

Policy 12: Allow housing on the 6th Cycle Housing Element Sites, subject to site specific polices as follows:

Area 1 (Lester)-
• Any development on this site shall comply with Measures PP and QQ. • A Planned Unit Development is required in conjunction with the necessary annexation of this site. • While the site shall not be subject to the strict application of the Objective Design Standards, the standards may be used as a benchmark and where applicable, the PUD process may allow for flexibility (e.g., clustering of housing sites).

2005 Pleasanton Plan 2025 2.0 Land Use Element
2-34 Adopted 07 21 09
Amended 10 19 10 and 01 26 23

Area 2 (Stoneridge Shopping Center)-
• Development on this site shall occur in accordance with the Stoneridge Mall Framework, and its Guiding Principles and constituent components as adopted by the City, and/or any Specific Plan, Master Plan or similar comprehensive development plan that may be subsequently developed by the City and/or property owners and approved by the City for the Shopping Center.

Area 18 (Valley Plaza)- This site shall be mixed use and include a substantial commercial component. This may be vertical or horizontal mixed use.

Area 21(Kiewit)-
• This site shall include a park and/or public open space area or areas totaling at least two acres. • Future development project(s) shall accommodate and provide connections to existing and future trails delineated in the City of Pleasanton Trails Master Plan. • For the portion of the site designated for high density development, if the site is used for a dedicated 100% affordable housing project that is consistent with the City’s Inclusionary Housing Ordinance, the City shall use a “net density” approach to calculate residential density which is based on the development footprint of the high density housing project, inclusive of features such as the residential buildings, parking areas, internal circulation and open space/outdoor recreation areas dedicated for the exclusive use of project residents; and/or exclusive of public streets/right of way, shared trails easements, and publicly-accessible open space • The project site plan shall be designed to limit and minimize cut-through traffic through the project from Busch Road to Valley Avenue.

Area 22- (Merritt)- A Planned Unit Development is required in conjunction with the necessary annexation of this site.

While the site shall not be subject to the strict application of the Objective Design Standards, the standards may be used as a benchmark and where applicable, the PUD process may allow for flexibility (e.g., clustering of housing sites).

Area 25 (PUSD-District Office)-
• -Development on this site shall provide a transition on the Abbie Street frontage to the existing single-family development to the east, with smaller scale and lower-density housing types along this edge. • The allowable number of residential units for the entire, approximately 10-acre property shall be allowed to be clustered on a smaller portion of the site, up to approximately seven acres, if needed to accommodate retention of PUSD facilities, such as a new/reconstructed building for Village High School. • The site shall include a park or public open space area, in addition to any private open space provided for the use of residents of the project.
• A landscaped buffer shall be provided along the First Street frontage. • The site circulation shall be designed to minimize routing additional traffic northbound on Second Street.

2005 Pleasanton Plan 2025 2.0 Land Use Element
2-35 Adopted 07 21 09
Amended 10 19 10 and 01 26 23

• The City will work cooperatively with PUSD to facilitate inclusion of housing units suitable for and affordable to teachers and other members of the PUSD workforce, and/or other members of the local workforce.

Area 27 (PUSD-Vineyard)- This site shall include at least three acres of a neighborhood park(s) and/or open space(s), one of which shall be a contiguous open space along area adjacent to Vineyard Avenue amounting to 60% of the total proposed open space, of at least three acres.

Industrial, Commercial and Office
Policy 13: Preserve the character of the Downtown while improving its retail and residential viability and preserving the traditions of its small-town character.

Program 13.1: Implement the 2019 Downtown Specific Plan.

Program 13.2: Prepare a Civic Center Master Plan to determine the future location and footprint of an expanded library, consolidated City Hall, Police Station, public parking, and other uses. The Master Plan should consider transit-oriented development, include public open spaces and plazas, and add to Downtown vitality, while also maintaining the character and ambiance of Downtown.

Program 13.3: In the Downtown, implement mixed-use development which incorporates higher density and affordable residential units consistent with the Downtown Specific Plan., where feasible.

Program 13.4: Encourage second-floor apartments above first-floor commercial uses, and encourage live- work units in the Downtown. Also allow mixed-use development in the Downtown where residences are located behind commercial uses, subject to the limitations specified in the Downtown Specific Plan.

Policy 14: Ensure that neighborhood, community, and regional commercial centers provide goods and services needed by residents and businesses of Pleasanton and its market area.

Program 14.1: Zone sufficient land for neighborhood, community, and regional commercial uses to support Pleasanton’s increasing business activity.

Policy 15: Provide adequate neighborhood commercial acreage to serve the future needs of each neighborhood at buildout.

Program 15.1: Locate appropriately-scaled commercial centers with reasonable access to the residential neighborhoods they serve.

Sites Inventory and Methodology City of Pleasanton | B-51 Area 27 – PUSD Vineyard
Location: Vineyard Avenue, between
Thiessen Street and Manoir Lane
APN: 946 461900100
Current General Plan Designation: Public
and Institutional
Current Zoning Designation: Planned Unit
Development – Elementary School (PUD –
Elementary School)
Lot Size (or portion of property proposed
for development): 10.64-acre lot with 7 acres
proposed to be used for housing
Proposed General Plan Designation: Housing Element
Overlay
Estimated Potential Number of Housing Units:

Between 21 units (3 DUA) and 28 units (4 DUA)
Background and Description:

The subject property is currently vacant and is zoned PUD-Elementary School. It is part of the Vineyard Avenue Corridor Specific Plan, and is surrounded by rural density, large single- family residential homes.

Key Considerations and Feasibility for Site Development:

The subject site was dedicated to the Pleasanton Unified School District as part of the development of the Vineyard Avenue Specific Plan, as a prospective location for a future school site. Based on the location, PUSD has determined that the location would not be suitable for a new school and has indicated an interest in identifying the site for future residential development. The site is currently part of the Vineyard Avenue Specific Plan and would require a Specific Plan Amendment to allow for residential development. Which remains applicable only if the site is not developed consistent with the Housing Element.

Program 1.1 includes the Specific Plan Amendment in the rezoning action. To facilitate the development of the site, the park location and configuration is flexible, except that one of the open space/park areas must be a contiguous open space along Vinyard Avenue amounting to 60% of the total proposed open space. There can be one or more park and/or open spaces on the site as long as the total size of all the park and open space is at least three acres. To accommodate the desired residential density, the stormwater facilities serving the housing can be located in the park and/or open space area.” As previously noted under Area 25, PUSD is actively pursuing the disposition of the two sites (Area 25 and 27), including the necessary legal steps to declare the sites as surplus and available for redevelopment with non-school uses. Please see discussion under Area 25 – PUSD - District.

Hatching represents portion for development

© Latitude Geographics Group Ltd.
9,646.8

THIS MAP IS NOT TO BE USED FOR NAVIGATION
NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US Feet9,646.8
Notes
Notes
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This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
4,823.400
1: 57,881
ATTACHMENT 2
Fire Station
Park
Parcels
Zoning
A
C-C
C-F
C-N
C-R (m)
C-R (p)
C-S
COP
HPD
I-G-40
I-P
MU-D
MU-T
O
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PUD
PUD-A

PUD-A-OS

PUD-A/MDR

PUD-A/OS

PUD-A/OS/LDR

PUD-A/RDR
PUD-C

PUD-C-C

PUD-C-N

PUD-C-O

PUD-C-S

Item #5

CITY COUNCIL AGENDA REPORT

February 18, 2025
Community Development

TITLE: ADOPT A RESOLUTION AMENDING THE VINEYARD AVENUE CORRIDOR

SPECIFIC PLAN TO TO ALIGN WITH HOUSING ELEMENT PERMITTED USES FOR THE PROPERTY (APN 946-4619-1), AND MAKE OTHER CONFORMING CHANGES [P24-0747]

SUMMARY
In December 2023, the City Council adopted the 6th Cycle Housing Element, which included the designation of a number of sites for residential development. One such site is the approximately 10-acre site owned by the Pleasanton Unified School District, located at 0 Vineyard Avenue, within the Vineyard Avenue Corridor Specific Plan area (VACSP). State law requires the City’s various land use regulatory documents to be consistent with one another, and as such, the Housing Element includes Program 1.1 to amend the VACSP for consistency with the Housing Element. The City has initiated an application to amend the VACSP to align with Housing Element permitted uses for the property and other conforming changes. The Planning Commission recommended the City Council approve the amendments at its January 22, 2025 meeting.

RECOMMENDATION

1. Find the proposed amendments to the VACSP are within the scope of the 2023-2031 (6th Cycle) Housing Element Update Program Environmental Impact Report (State Clearinghouse No. 2022040091) which was certified by the City Council on January 26, 2023, by Resolution No. 23-1357 and that no further environmental review is required;

2. Find the proposed amendments the VACSP consistent with the goals and policies of the General Plan;

3. Adopt a Resolution approving the amendments to the VACSP to align with Housing Element permitted uses for the subject property and other conforming changes.

BACKGROUND
The VACSP was adopted by the City Council on June 1, 1999, to serve as the primary land use and infrastructure regulatory guide for development of the 384-acre VACSP. The VACSP establishes the basic land use pattern, development and design standards, circulation network, infrastructure system, environmental measures, financing, and implementation requirements for future development. The VACSP land use concept features a mix of single- family homes, vineyards, open space, community park, elementary school, "wine country" related commercial uses, and possible limited aggregate mining activities. The VACSP was intended to facilitate the transition of land uses between the urbanized edge of Pleasanton to the west and the Ruby Hill development to the east. The proposed amendments relate to a

10.64-acre parcel located on the south side of Vineyard Avenue, between Thiessen Street and Manoir Lane (denoted with a star in Figure 1). Since the adoption of the VACSP, based on changing needs and priorities, PUSD has determined the location is no longer needed or

beneficial to retain as a future school site.

PUSD therefore proposed the site as a potential housing opportunity site during the City’s site selection process for the Housing Element Update; the City ultimately included the site in the 2023-2031 6th Cycle Housing Element for development of up to 28 housing units. When the elementary school was considered in the VACSP, it was envisioned the development would include school buildings, as well as a sports/playfield open to the public on a portion of the site.

Figure 1: Vineyard Avenue Corridor Specific Plan Area

CONCURRENT APPLICATION PROCESSING
In May 2024, Trumark Homes submitted an SB 330 Housing Site Compliance Review application for the 0 Vineyard Avenue site. This application complies with the zoning and General Plan requirements. Staff is currently processing this zoning and General Plan- compliant project and, pursuant to the approval procedures for Housing Element sites, anticipates conducting a Zoning Administrator public hearing in late February, and presenting the Vesting Tentative Map to the Planning Commission in early March. Since State law defers to the standards and allowable land uses permitted under the General Plan, the proposed Specific Plan amendments do not have a bearing on the application processing.

PLANNING COMMISSION ACTION
The Planning Commission held a public hearing on January 22, 2025, to review and provide a recommendation to the CIty Council on the proposed actions. The Planning Commission unanimously recommended approval to the City Council. One public comment in support of

the proposed amendments was provided at the hearing.

DISCUSSION
The VACSP includes several references to the then-planned elementary school, including in Section II – Executive Summary; Section IIII - Planning Area Context; and Section IV – Land Use, with the latter including a description of the facility as well as development standards and review requirements for the school site.

Staff proposes adding a footnote to the Executive Summary, Land Use Summary, Land Use section, and Development Standard & Guideline section (pages 5, 6, 16, 19, 23 and Figure IV- 2) stating:

In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element.

Housing Element sites shall follow the Objective Design Standards.

No other amendments are proposed to the Specific Plan’s land use or circulation plan, development standards or other requirements. The changes would bring the VACSP into conformance with the 6th Cycle 2023-2031 Housing Element and with the HOZ overlay.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
These amendments to the VACSP are within the scope of the 2023- 2031 (6th Cycle) Housing Element Update Program Environmental Impact Report (State Clearinghouse No. 2022040091) which was certified by the City Council on January 26, 2023, by Resolution No. 23-1357. No further environmental review is required.

EQUITY AND SUSTAINABILITY
The action directly implements the Housing Element, a key goal of which is to increase housing opportunities, including opportunities for housing affordable to lower- and middle- income residents – both through inclusionary requirements, and creating more opportunities for partnerships with housing developers.

OUTREACH
Notices of this application were sent to surrounding property owners and tenants within a 1,000-foot radius of the site. At the time of this report’s publication, staff has not received any public comments. Public comments received after publication of this report will be forwarded to the City Council.

STRATEGIC PLAN ALIGNMENT
Approval of this action advances the strategic goal of Building a Community Where Everyone Belongs of the ONE Pleasanton Strategic Plan. It directly supports Strategy 6 under this goal, in that the amendments implement Housing Element Program 1.1.

FISCAL IMPACT
This is a routine matter of City business and there is no financial impact as a result of City Council's action.

Prepared by: Submitted by: Approved by:

Emily Carroll, Associate
Planner
Ellen Clark, Director of Community
Development

Gerry Beaudin, City
Manager

Attachments:

1. Resolution and Exhibit A

2. Notification Map

RESOLUTION NO.

A RE

SOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON

APPROVING AMENDMENTS TO THE VINEYARD AVENUE CORRIDOR SPECIFIC

PLAN TO ALIGN WITH HOUSING ELEMENT PERMITTED USES FOR THE

SUBJECT PROPERTY AND OTHER CONFORMING CHANGES
W
HEREAS, on June 1, 1999, with the adoption of Ordinance 1782, the Vineyard Avenue Corridor Specific Plan (VACSP) was established; and
W
HEREAS, the City of Pleasanton adopted and re- adopted its Housing Element on January 26, 2023, June 20, 2023, and September 19, 2023, by Resolutions Nos. 23 - 1358, 23- 1406, 23 - 1414, respectively, and seeks to implement Program 1.1 by making necessary amendments to the VACSP; and
W
HEREAS, on January 22, 2025, the Planning Commission held a duly-noticed public hearing and considered relevant exhibits, recommendations of the City staff concerning this application, and received testimony from the applicant and interested parties; and W
HEREAS, on January 22, 2025, the Planning Commission recommended approval of this application to the City Council; and
W
HEREAS, on February 18, 2025, the City Council held a duly-noticed public hearing and considered relevant exhibits, recommendations of the City staff concerning this application, and received testimony from the applicant and interested parties; and W
HEREAS, the amendments to the VACSP implement the policies and programs of the 2023- 2031 (6th Cycle) Housing Element Update considered in the Program Environmental Impact Report (State Clearinghouse No. 2022040091) which was certified by the City Council on January 26, 2023, by Resolution No. 23-1357.

NO

W, THEREFORE , THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:

SE
CTION 1. CEQA Findings. The City Council finds that the amendments to the VACSP are within the scope of the 2023- 2031 (6 th Cycle) Housing Element Update Program Environmental Impact Report (State Clearinghouse No. 2022040091) which was certified by the City Council on January 26, 2023, by Resolution No. 23-1357.

SE
CTION 2. The City Council finds that the proposed amendments to the VACSP are consistent with the goals and policies of the General Plan. The amendments are consistent with Housing Element Program 1.1.

SECTION 3. The City Council approves the amendments to the Vineyard Avenue Corridor Specific Plan to align with Housing Element permitted uses for the subject property and other conforming changes as set forth in Exhibit A , attached hereto and incorporated herein by reference.

PA
SSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on February 18, 2025.

ATTACHMENT 1

Resolution No.

I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 18th day of February 2025, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

_____________________________
Jocelyn Kwong, City Clerk

APPROVED AS TO FORM:

_______________________________
Daniel G. Sodergren, City Attorney

V
ineyard Avenue Corridor Specific Plan Amendments
ATTACHMENT 1 – EXHIBIT A

DRAFT VINEYARD AVENUE CORRIDOR SPECIFIC PLAN AMENDMENTS E
xhibit A includes the redlines to the Vineyard Avenue Corridor Specific Plan. Proposed text to be inserted is indicated in red. The amendment can be found in the Executive Summary, Land Use Summary, Land Use section, and Development Standard & Guideline section (pages 5, 6, 16, 19, 23 and Figure IV-2) Resolution No.

Vineyard Avenue
Corridor

SPECIFIC PLAN
;.,~ I :

PLfASANTONe
Department of Planning and Community Development
June 1, 1999

VINEYARD A VENUE CORRIDOR

SPECIFIC PLAN
Adopted by the
Pleasanton City Council
on
June 1, 1999
For more inf onnation regarding this document, please contact the Department of Planning and Community Development, 200 Old Bernal Avenue, P.O. Box 520, Pleasanton, California, 94566-0802; (925) 931-5600.

TABLE OF CONTENTS
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I. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 A. PLAN OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B. STATUTORY AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 C. SPECIFIC PLAN HISTORY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 D. SPECIFIC PLAN PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 E. PLAN ORGANIZATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 II. EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 III. PLANNING AREA CONTEXT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 A. SITE LOCATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 B. PARCELIZATION AND OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . 7 C. GENERAL SITE CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . 7 D. SITE CONSTRAINTS AND OPPORTUNITIES . . . . . . . . . . . . . . . . 13

1. Constraints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

2. Opportunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 IV. LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 A. LAND USE OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 B. PHYSICAL PLANNING CONCEPT . . . . . . . . . . . . . . . . . . . . . . . 17 1 . Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

2. Vineyard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

3. Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

4. Community Park . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

5. Elementary School . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 C. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES . . . . . . . 23

1. Residential Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 a. Residential Land Use Standards . . . . . . . . . . . . . . . . . . 23 b. Residential Development Standards . . . . . . . . . . . . . . . . 24 c. Residential Design Guidelines . . . . . . . . . . . . . . . . . . . . 30

2. Vineyard District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 a. Vineyard Use Standards . . . . . . . . . . . . . . . . . . . . . . . 40 b. Vineyard Development Standards . . . . . . . . . . . . . . . . . 41 c. Vineyard Design Guidelines . . . . . . . . . . . . . . . . . . . . . 42 d. Vineyard and Other Agricultural Operation Procedures . . . . 43 e. Vineyard Ownership/Maintenance Alternatives . . . . . . . . . 43

TABLE OF CONTENTS
(Continued)

3. Open Space District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 a. Open Space Use Standards . . . . . . . . . . . . . . . . . . . . . 43 b. Open Space Development Standards . . . . . . . . . . . . . . . . 44 c. Open Space Design Guidelines . . . . . . . . . . . . . . . . . . . 45

4. Community Park District . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 a. Community Park Use Standards . . . . . . . . . . . . . . . . . . 45 b. Community Park Development Standards . . . . . . . . . . . . 46

5. Elementary School . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 a. School Use Standards . . . . . . . . . . . . . . . . . . . . . . . . 46 b. School Development Standards . . . . . . . . . . . . . . . . . . . 47 c. School Design Guidelines . . . . . . . . . . . . . . . . . . . . . . 47 D. POTENTIAL AGRICULTURAL/NON-AGRICULTURAL
USE CONFLICTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 E. AGRICULTURAL MITIGATION FEE . . . . . . . . . . . . . . . . . . . . . . 48 F. CONSTRUCTION ACTIVITIES . . . . . . . . . . . . . . . . . . . . . . . . . . 48

1. Construction Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

2. Construction Dust Control . . . . . . . . . . . . . . . . . . . . . . . . . . 49

3. Geological Requirements Relating to Construction . . . . . . . . . . . . 49

4. Drainage Requirements Relating to Construction . . . . . . . . . . . . . 52

5. Water Quality and Protection Requirements Relating to Construction 52

6. Public Health and Safety Requirements Relating to Construction . . . 53

7. Energy-Efficient Construction . . . . . . . . . . . . . . . . . . . . . . . . 56 V. CIRCULATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 A. CIRCULATION OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 B. EXISTING CIRCULATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 C. PLANNED CIRCULATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

1. Vineyard A venue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

2. Loop Collector Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62

3. Local and Cul-de-Sac Streets . . . . . . . . . . . . . . . . . . . . . . . . 62

4. Private Hillside Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 D. OFF-SITE STREET IMPROVEMENT MITIGATIONS . . . . . . . . . . . . 62 E. STREET DESIGN ST AND ARDS . . . . . . . . . . . . . . . . . . . . . . . . . 63 F. STREET DESIGN GUIDELINES . . . . . . . . . . . . . . . . . . . . . . . . . . 64 G. STREET LANDSCAPE DESIGN GUIDELINES . . . . . . . . . . . . . . . . 65

1. Realigned Vineyard A venue Landscaping . . . . . . . . . . . . . . . . . 65

2. Vineyard Avenue Signage . . . . . . . . . . . . . . . . . . . . . . . . . . 65

3. Street Entry Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . 65

4. Local and Cul-de-Sac Street Tree-Planting . . . . . . . . . . . . . . . . 65 11

VI.

VII.

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(Continued)
Page
H. TRANSIT SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 I. QUARRY TRUCK TRAFFIC . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 J. PEDESTRIAN/BICYCLE/EQUESTRIAN TRAILS . . . . . . . . . . . . . . . . 68

1. "Existing Vineyard Avenue Alignment" Trail . . . . . . . . . . . . . . . 68

2. "S"-Curve Trail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

3. Realigned Vineyard Avenue Bicycle Route and Multi-Use Trail . . . . 71

4. East Plan Area Trail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

5. West Plan Area Trail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

6. Lot 3 Trail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72

7. Neighborhood Trails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72

8. Trail Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 PUBLIC FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 A. PUBLIC FACILITIES OBJECTIVE . . . . . . . . . . . . . . . . . . . . . . . . . 73 B. WATER ..................... . ....... . ........... . 73 l. Specific Plan Water System Concept . . . . . . . . . . . . . . . . . . . . 75 a. Water Pressure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 b. Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 c. Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77

2. Existing Residences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78

3. Water Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78

4. Aesthetic Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 C. SANITARY SEWER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

1. Specific Plan Sewer System Concept . . . . . . . . . . . . . . . . . . . .

2. Existing Residences ...... .......... . . ... . ........ .

D. STORM DRAINAGE ........................... . .... .

1. Specific Plan Storm Drainage Concept . . . . . . . . . . . . . . . . . . .

E. GAS AND ELECTRIC ............. . ..... . ....... . .... .

F. TELEPHONE AND CABLE TELEVISION ......... . . . ....... .

G. EMERGENCY AND PERSONAL WIRELESS
COMMUNICATIONS FACILITIES ................ .. ... . .

H. FIRE PROTECTION ................................. .

I. SOLID WASTE DISPOSAL . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 80 80
82 82
84 84
84 85
85 ENVIRONMENTAL PROTECTION . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 A. ENVIRONMENTAL OBJECTIVES . . . . . . . . . . . . . . . . . . . . . . . . . 86 B. WETLANDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 C. WILDLIFE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87 D. HERITAGE TREES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 E. POTENTIAL ARCHAEOLOGICAL/HISTORICAL RESOURCES . . . . . . 89 lll

TABLE OF CONTENTS
(Continued)
VIII. INFRASTRUCTURE FINANCING AND PHASING . . . . . . . . . . . . . . . . 90 A. FINANCING AND PHASING OBJECTIVES . . . . . . . . . . . . . . . . . . 90 B. FINANCING AND PHASING PROGRAM . . . . . . . . . . . . . . . . . . . 90

1. Water System Improvements . . . . . . . . . . . . . . . . . . . . . . . . . 91

2. Sanitary Sewer System Improvements . . . . . . . . . . . . . . . . . . . 96

3. Roadway Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . 97

4. Detention Basin Improvements . . . . . . . . . . . . . . . . . . . . . . . 105

5. Utility Undergrounding . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105

6. Specific Plan Preparation Fee . . . . . . . . . . . . . . . . . . . . . . . . 109 IX. GENERAL PLAN RELATIONSHIP AND OTHER JURISDICTIONAL
POLICIES AND REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 A. CITY OF PLEASANTON GENERAL PLAN . . . . . . . . . . . . . . . . . . 110

1. Land Use Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110

2. Circulation Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111

3. Housing Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113

4. Public Safety Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 113

5. Public Facilities Element . . . . . . . . . . . . . . . . . . . . . . . . . . . 114

6. Conservation and Open Space Element . . . . . . . . . . . . . . . . . . 115

7. Noise Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 117

8. Air Quality Element . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 117

9. Community Character Element . . . . . . . . . . . . . . . . . . . . . . . 117

10. Subregional Planning Element . . . . . . . . . . . . . . . . . . . . . . . . 118 B. SPECIFIC PLAN COMPLIANCE . . . . . . . . . . . . . . . . . . . . . . . . . 118 C. PLANNED UNIT DEVELOPMENT ZONING COMPLIANCE . . . . . . . 118 D. GROWTH MANAGEMENT PROGRAM COMPLIANCE . . . . . . . . . . 119 E. ALAMEDA COUNTY GENERAL PLAN . . . . . . . . . . . . . . . . . . . . 119 F. UNITED STATES ARMY CORPS OF ENGINEERS . . . . . . . . . . . . . 119 G. CALIFORNIA DEPARTMENT OF FISH AND GAME . . . . . . . . . . . . 120 H. REGIONAL WATER QUALITY CONTROL BOARD . . . . . . . . . . . . . 120 iv

LIST OF TABLES
Table II-1 Land Use Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Table 111-1 Vineyard Avenue Corridor Parcel Ownership . . . . . . . . . . . . . . . . 11 Table IV -1 Existing and Planned Homes . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Table IV-2 Residential Development Standards . . . . . . . . . . . . . . . . . . . . . . 25 Table V-1 Street Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . 61 Table V-2 Trails Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 Table VIII-1 Equivalent Dwelling Unit Schedule . . . . . . . . . . . . . . . . . . . . . . 92 Table VIII-2 Water System Cost Components . . . . . . . . . . . . . . . . . . . . . . . . 94 Table VIII-3 Shared Water System Cost Percentage Allocation . . . . . . . . . . . . . 95 Table VIII-4 Sewer System Cost Components . . . . . . . . . . . . . . . . . . . . . . . . 99 Table VIII-5 Shared Sewer System Cost Allocation . . . . . . . . . . . . . . . . . . . . 100 Table VIII-6 Roadway Cost Components . . . . . . . . . . . . . . . . . . . . . . . . . . . 102 Table VIII-7 Shared Roadway System Cost Allocation . . . . . . . . . . . . . . . . . . . 103 Table VIII-8 Shared Detention Basin System Cost Allocation . . . . . . . . . . . . . . 106 Table VIII-9 Shared Utility Undergrounding Cost Allocation . . . . . . . . . . . . . . . 108 Table VIII-10 Specific Plan Preparation Fee Percentage Cost Breakdown . . . . . . . . 109 V

Figure ID-1
Figure ID-2
Figure ID-3
Figure IV-1
Figure IV-2
Figure IV-3
Figure IV-4
Figure IV-5
Figure V-1
Figure V-2
Figure V-3
Figure V-4
Figure V-5
Figure VI-1
Figure VI-2
Figure VI-3
Figure VI-4
Figure VIII-1
Figure VIII-2
Figure VID-3
Figure VIII-4

LIST OF FIGURES
Page
Regional Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Vineyard A venue Corridor Map . . . . . . . . . . . . . . . . . . . . . . . . 9 Property Ownership and Subarea Map . . . . . . . . . . . . . . . . . . . 10 Specific Plan Design Theme . . . . . . . . . . . . . . . . . . . . . . . . . 18 Vineyard Avenue Corridor Land Use Plan . . . . . . . . . . . . . . . . . 20 Grading Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Vineyard Village Design Theme . . . . . . . . . . . . . . . . . . . . . . . 37 Vineyard Village Site Plan Concepts . . . . . . . . . . . . . . . . . . . . 38 Existing Public and Private Streets . . . . . . . . . . . . . . . . . . . . . . 58 Proposed Circulation System Improvements . . . . . . . . . . . . . . . . 60 Street Entry Landscape Design Concepts
Street Entry Landscape Design Concepts
Vineyard Avenue Corridor Trails Plan ....... . . .. ....... .

Water System Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Water Pressure Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Sanitary Sewer System Plan . . . . . . . . . . . . . . . . . . . . . . . . . .

Detention Basin Cost Components . . . . . . . . . . . . . . . . . . . . . .

Water System Cost Components and Phasing . . . . . . . . . . . . . . .

Sewer System Cost Components and Phasing
Roadway Cost Components and Phasing . . . . . . . . . . . . . . . . . .

Utility Undergrounding Cost Components and Phasing . . . . . . . . . .

VI
66 67
69 74
76 81
83 93
98 101
107

I. INTRODUCTION
A. PLAN OVERVIEW
This Specific Plan is intended to serve as the primary land use and infrastructure regulatory guide for development of the 384-acre Vineyard A venue Corridor area located along Vineyard A venue in southeast Pleasanton. The purpose of the Plan is to establish a unique agricultural/residential environment which features a variety of agricultural, residential, open space, recreational, educational, and other uses. The Plan establishes the basic land use pattern, development and design standards, circulation network, infrastructure system, environmental measures, financing, and implementation requirements for future development.

The project-related environmental analysis for the Specific Plan is contained in a separate companion document entitled "Environmental Impact Report for the Vineyard Avenue Corridor Specific Plan." The Environmental Impact Report (EIR) includes an analysis of potentially significant project-related environmental impacts, measures for mitigating such impacts, and an analysis of project alternatives.

The Specific Plan and EIR were prepared concurrently by City staff and consultants. This process provided the opportunity for the environmental consultants to recommend mitigations for otherwise potentially significant environmental impacts which could then be incorporated directly into the Specific Plan. The result is what is called a "mitigated plan, " or a specific plan which contains the environmental mitigations within its text. This approach has allowed for a more interactive exchange of information between the staff who prepared the Plan and the consultants who evaluated the environmental consequences of the Plan.

B. STATUTORY AUTHORITY
Under California law, cities and counties may use the specific plan process to develop policies, programs, and regulations for implementing their general plans in site-specific areas. A specific plan frequently serves as the bridge between the general plan and site development plans in this regard.

This Specific Plan was prepared consistent with the requirements of State planning and zoning law, and as such includes text and diagrams which specify the following:

1. The distribution , location, and extent of land uses, including open space, within the Plan Area;

2. The proposed distribution, location, extent, and intensity of major components of public and private transportation , water, sewage, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the Plan Area and needed to support the land uses described in the Plan; 1

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources; and

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the Plan.

C. SPECIFIC PLAN HISTORY
In 1992, upon request by a group of Vineyard Corridor property owners and recommendation by the Planning Commission, the City Council directed the Planning Department to prepare a specific plan for the Vineyard A venue Corridor area. A cooperative planning effort was then initiated whereby City staff worked with City consultants and consultants representing the property owners through a series of neighborhood meetings to evolve an administrative draft plan. Then in May, 1993, the Council referred the planning work which had been completed to that point to the General Plan Steering Committee for consideration during the comprehensive General Plan Update which was just then getting underway.

During the time that followed, a variety of land use and circulation alternatives were analyzed.

Then, in August, 1996, the Council adopted the General Plan Update. The Land Use Element of the updated General Plan includes guidance for the planning of the Vineyard Corridor area which reads as follows:
"Due to the complexity of planning issues raised by the Vineyard Corridor, a specific plan should be prepared to coordinate land uses, densities, aesthetics, circulation, and infrastructure requirements. Future land use designations should consist of Agriculture and Grazing; Rural, Low, and Medium Density Residential; Parks and Recreation; and Commercial. Other possible uses should also be considered which relate to the outlying wine country, including 'country' restaurants, bed-and-breakfast inns, wineries, wine-tasting rooms, tourist information, art galleries, museums, bicycle rentals, etc. The specific plan should include a target of 150 housing units. An attractive gateway to the Livermore Valley wine country should be accomplished by developing Vineyard A venue into a scenic road entry, preserving substantial open space, planting vineyards, and implementing a wine country architectural and landscape design theme throughout the Corridor. "
In March, 1997, the Council directed staff to re-initiate work on the Specific Plan. The first step in this process was the preparation of a site economic and development feasibility analysis based upon the above General Plan guidance. City consultants subsequently completed this study which included several alternative land use/infrastructure concept plans. In January, 1998, the Council adopted a preferred concept plan which was used as the basis for developing this Specific Plan. The concept plan consisted of 189 new homes, vineyards, open space, 20-acre community park, 12-acre elementary school, a realignment of Vineyard Avenue along the Arroyo del Valle, and public infrastructure systems.
2

D. SPECIFIC PLAN PROCESS
Adoption of this Specific Plan required the following governmental actions:

Circulation of project documents. The Draft Specific Plan along with an accompanying Planned Unit Development (PUD) rezoning application, and companion Draft Environmental Impact Report (DEIR) were circulated for review and written comments by the public and governmental agencies for a period of 45 days.

Park and Recreation Commission Review. During the 45-day public review period, the Pleasanton Park and Recreation Commission conducted a public hearing to review and comment on the Draft Specific Plan with particular emphasis on the proposed community park and trails.

Planning Commission Hearing on the DEIR. During the 45-day public review period, the Pleasanton Planning Commission conducted a public hearing to receive oral comments on the DEIR.

Response to Comments. Following the close of the 45-day public review period, City staff and consultants prepared and circulated a written response to all relevant written and oral comments received on the DEIR. This response, along with the DEIR, together comprise the Final Environmental Impact Report (FEIR) .

Further Planning Commission Review. The Planning Commission then conducted additional public hearings to receive public comments on the Project and formulate recommendations to the City Council regarding the FEIR, Specific Plan, and PUD rezoning .

City Council Review. The City Council then conducted formal public hearings to receive public comments and approved the FEIR , Specific Plan , and PUD rezoning.

E. PLAN ORGANIZATION
This Specific Plan is organized into the following chapters:

I. An Introduction chapter which provides a Plan overview, presents the State statutory authority for preparing a specific plan, summarizes the Specific Plan history, and outlines the process used for adopting the Plan.

II. An Executive Summary chapter which summarizes the Specific Plan land use, circulation , and infrastructure components.
3

III. A Planning Area Context chapter which describes the regional and local setting, parcelization and ownership, general site characteristics, and site constraints and opportunities for Project development.

IV. A Land Use chapter which describes the land use plan, provides development standards and design guidelines for the various land use districts which comprise the Plan Area, provides measures for resolving potential agricultural/ non-agricultural use conflicts, describes the requirements of an applicable agricultural mitigation fee, and presents standards for construction activities.

V. A Circulation chapter which describes the existing and planned vehicular circulation and trail systems, and contains standards and design guidelines for street improvements and landscaping.

VI. A Public Facilities chapter which describes the water, sanitary sewer, storm water drainage, gas and electric, telephone and cable television, emergency and personal wireless communications, fire protection, and solid waste disposal programs for the Plan Area.

VII. An Environmental Protection chapter which provides guidance for protecting wetlands, wildlife, heritage trees, and potential archaeological/historical resources.

V1Il. A Financing and Implementation chapter which presents a summary of public facility financing responsibilities and phasing required to implement the Specific Plan.

IX. A General Plan Relationship and Other Jurisdictional Policies and Regulations chapter which discusses pertinent City and other agency plans, policies, and procedures relevant to the Specific Plan. 4

II. EXECUTIVE SUMMARY
The Specific Plan land use concept features a mix of single-family homes, vineyards. open space, community park, elementary school, possible "wine country" related commercial uses, and possible limited aggregate mining activities. The Plan is intended to facilitate the transition of land uses between the urbanized edge of Pleasanton to the west and the Ruby Hill development to the east. The design concept requires sensitive residential and community park design treatment to protect the natural environmental quality of hillside areas generally south of Vineyard Avenue, and the integration of "vineyard villages" (residential sub-neighborhoods) with vineyards and an elementary school generally north of Vineyard Avenue. Future development is planned to create an attractive visual entry to the Livermore Valley wine country, consistent with the traditions of "wine country" architecture, site planning, and landscape design. The protection of possible on-site and nearby aggregate mining activities is also an important objective of the Plan.

Vineyard Avenue is planned to be realigned to the north along the Arroyo del Valle. This route is intended to improve travel safety, serve as a "bypass road" from the central core of Plan Area development, and create a scenic amenity for motorists by providing views of the Arroyo on the north side and vineyards to the south.

New City water and sanitary sewer facilities are planned to be extended throughout the Plan Area. Cost-sharing of these and all other public infrastructure is proposed on a pro-rata share basis from all benefitting developers of land including the City for the community park, Pleasanton Unified School District for the elementary school, residential developers for new homes, and existing homeowners seeking connections to these services.

A summary of the land use characteristics of the Plan is presented in Table 11-1. The Specific Plan Land Use Plan is illustrated in Figure IV-1.
5 1
1In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element. Housing Element sites shall follow the Objective Design Standards.

Location
Subarea 1
(Lots 1-17)
Subarea 2
(Lots 18-21, 32, 33)
Subarea 3
(Lots 22-31)
Total
Table II-1
Land Use Summary
Planned Land Use Total Acreage
Residential 45
Open Space 10
Community Park 20
Existing Streets 3
Residential 29
Open Space 6
Vineyards 55
Elementary School 12
Existing Streets + Bypass Road 6
Residentia1<1> 45
Open Space 139
Vineyards 11
Existing Streets 3
- 384
Existing Homes Planned
New Homes
7 (7 acres) 49
0 0
1 0
- -
3 (2 acres) 72
0 0
0 4
0 0
- -
8 (19 acres) 63
0 0
0 1
- -
19 189
(I) Bed-and-breakf ast inns are conditionall y permit ted in place of housing units at a r atio of two rooms per one home in Hillside Residential Districts . 6 1
1In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element. Housing Element sites shall follow the Objective Design Standards.

III. PLANNING AREA CONTEXT
A. SITE LOCATION
The 384-acre Vineyard Corridor Area is located in the eastern portion of Pleasanton south of the Arroyo del Valle. The City of Livermore is located approximately one mile to the east.

Figure III-1 illustrates the regional location of the Plan Area.

The site is generally situated adjacent to the existing urban edge of Pleasanton. Located directly to the north are the Arroyo del Valle, Shadow Cliffs Regional Recreation Area, and the RMC Lonestar quarry site. The Ruby Hill development abuts the eastern boundary of the Plan Area. To the south are Kottinger Hills and open space land owned by the Foley family.

Abutting the western boundary of the Plan Area are the Vista Diablo, Victoria Meadows, Vintage Heights, Foxbrough Estates, and Grey Eagle Estates developments. Vineyard Avenue crosses the site in a generally east/west direction and provides primary access to existing lots on both sides of the street. A Plan Area vicinity map is presented in Figure III-2.

B. PARCELIZATION AND OWNERSHIP
The Plan Area is divided into 33 lots as shown on Figure III-3. Lots range in size from

0.9 acres (Lot 20) to 50 acres (Lot 22). Figure III-3 also divides the Plan Area into three subareas for describing the site characteristics and the land use plan later in this text. Table III-1 presents a listing of the Assessor's Parcel Number, acreage, owner, and address for each of the existing lots in the Plan Area. For the ease of identification, lots are numbered 1 through 33.

These numbers are used in figures throughout this document for reference purposes.

C. GENERAL SITE CHARACTERISTICS
The irregularly-shaped 384-acre site is situated along both sides of Vineyard Avenue. Terrain is generally flat north of Vineyard A venue but transitions to steep slopes on the south side.

Elevations range from 383 feet above sea level on Lot 18 (adjacent to the Arroyo del Valle) to 700 feet at the southwest comer of the Plan Area on Lot 22. The entire site drains toward the Arroyo del Valle. The Plan Area is best characterized as a "rural residential" neighborhood.

It is generally comprised of large lots with single-family homes and occasional agricultural buildings.
7

REGIONAL LOCATION MAP
1-580
e PLEASANTON
* tPROJECT SITE
~4.a> 072798 QS J..O
!FIGURE III - 1 I
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VINEYARD
AVENUE

CORRIDOR
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VINEY ARD A VENUE CORRIDOR MAP
9

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!FIGURE III - 31

PROPERTY OWNERSHIP AND SUBAREA MAP
10

Table ill-I
Vineyard A venue Corridor Parcel Ownership
Lot Assessor's Parcel
Number Number Acres Owner Address
1 946 1735 018 02 5.00 Kazuo & Takiko Hatsushi 2756 Vineyard Ave. 2 946 1735 019 00 5.02 Kazuo Hatsushi 2770 Vineyard Ave. 3 946 1735 020 00 5.02 Kazuo & Takiko Hatsushi 2798 Vineyard Ave. 4 946 1735 024 02 7.24 Lewis C. & Clara A. Nevis Trs. 2546 Vineyard Ave. 5 946 1735 023 00 2.66 Daryl A. & Ronald N. Halverson Trs. 751 Clara Lane 6 946 1735 022 00 2.45 A.F. & Janet Elgammal 865 Clara Lane 7 946 1735 021 00 2.49 Ronald N. & Marian M. Halverson 837 Clara Lane 8 946 1735 007 02 0.87 C.M. & Marie E. Allee Trs. 2538 Vineyard Ave. 9 946 1735 029 03 2.56 Kenneth O. & Judith P. Gooch 2756 Vineyard Ave.

IO 946 1735 031 02 2.50 Lutz Homes Vineyard Avenue
11 946 1735 030 00 1.90 Gary & Deborah Oetman et al. Vineyard Avenue 12 946 1735 032 00 7.37 Brian K. & Shirley McGuire Vineyard Avenue 13 946 1735 008 02 1.55 Molinaro Vineyard A venue
14 946 1735 008 03 20.51 Pleasanton Garbage Service, Inc. Vineyard Avenue 15 946 1735 026 02 2.62 Anthony L. Pietronave 2500 Vineyard Ave. 16 946 1735 027 00 2.43 Michael W. & Linda M. Dominisse Vineyard Avenue 17 946 1735 028 00 2.41 Dennis G. & L. Homer Vineyard Avenue 18 946 1350 014 00 35.38 Wayne & Belly A. Hahner 2287 Vineyard Ave. 19 946 1350 013 00 33.30 Brian C. Lin 1689 Vineyard Ave. 20 946 1350 012 00 0.87 Douglas E. & Mary M. Safreno Trs. 1627 Vineyard Ave. 21 946 1350011 00 29.84 RMC Lonestar 1465 Vineyard Ave. 22 946 1350 015 09 50.13 Frank Berlo gar Tr . 2200 Vineyard Ave. 23 946 1350 015 08 20.00 Kenneth R. & Pamela L. Chrisman 1944 Vineyard Ave. 24 946 1350 015 07 20.00 Steve J. & Anabelle A. Brozosky 1700 Vineyard Ave. 25 946 1350 015 06 20.19 Kenneth E. Konig, Jr. Tr. 1680 Vineyard Ave. 26 946 1350 015 05 20.51 Ford G. & Mary L. Roberts 1666 Vineyard Ave. 27 946 1350 015 04 20.00 Michael J. Goodwin 1630 Vineyard Ave. 28 946 1350 015 03 21.30 Robert & Sharen Heinz Trs. Vineyard Avenue 29 950 0005 005 00 7.70 Silver Bear Vineyard Avenue
30 950 0005 006 00 7. l l Leonard R. Thibault Vineyard Avenue 31 950 0005 004 00 5.50 Paul J. Fagliano 1364 Vineyard Ave. 32 950 0006 003 0 I 4.00 (portion) Romarita M. Simoni Tr. Vineyard Avenue 33 946 I 350 009 09 3.00 (portion) RMC Lonestar 1544 Stanley Blvd.

Existing Streets 9.40 City of Pleasanton Vineyard Avenue 11

For the purpose of describing the site, the Planning Area has been divided into three subareas defined by land use, topography, and environmental characteristics as shown in Figure III-3.

The following is a description of each subarea:

Subarea 1 contains Lots 1-17 and is located in the western portion of the Plan Area. It consists of flat land and rolling hills mostly south of Vineyard Avenue. This area is sparsely vegetated except for a stand of eucalyptus trees on Lots 8 and 9, and other scattered trees.

Subarea 1 contains 78 acres (20 percent of the Plan Area) and consists of semi-rural residential lots ranging in size from 0.9 to 20 acres. Many of the lots are five acres or less in size and contain a home. Lots 3, 9, 10, 11, 12, 13, and 17 are vacant. Lot 16 has a home that is under construction and is counted as a future home throughout this Plan. An existing private street (Clara Lane) provides access to several lots near the southern boundary of Subarea 1. The existing Hatsushi Nursery is located on Lot 1 and the front portion of Lot 2. Lot 14 contains the old Pleasanton landfill site. The landfill was closed in 1976, and the lot is currently vacant except for methane gas control facilities, caretaker's residence, and kennel.

Subarea 2 includes Lots 18-21, 32, and 33 and is located north of Vineyard Avenue.

Lots 18, 19, and 21 are 30± acres in size. Lots 32 and 33 are small portions of larger lots within the unincorporated jurisdiction of Alameda County, and will require annexation to the City of Pleasanton in conjunction with development. Subarea 2 forms a plateau above the Arroyo del Valle and slopes gently toward the Arroyo. It consists primarily of grasslands, with a dominant stand of trees near the western end. It also contains two abandoned orchards. Three drainage courses traverse this area from south to north.

Subarea 2 contains 108 acres or 28 percent of the Plan Area. Lots 18 and 19 each contain a home and minor agricultural buildings. Lots 18, 19, and 21 are generally in limited agricultural use. Lot 21 is owned by RMC Lonestar which was granted a permit for gravel extraction and reclamation by Alameda County years prior to annexation of the parcel to the City of Pleasanton in 1992.

Subarea 3 includes Lots 22-31 and is located south of Vineyard A venue. This subarea contains steeply sloping terrain which rises upward from Vineyard A venue to the southern Plan Area boundary. Flatter areas are located along the hilltops and in the eastern portion of this subarea. Subarea 3 is traversed by three intermittent drainage courses, which are partially wooded. Vegetation generally consists of oak woodland in the valleys and grassland on the ridges and hilltops. The southern boundary forms a prominent ridge which acts as the visual backdrop for the Plan Area when viewed from the north.
12

This hilly subarea contains 198 acres or 52 percent of the Plan Area. It is characterized by individual homes located on hillside lots. Lots in this area generally average 20 acres in size and contain a single home. Most of the homes are accessed by long private driveways originating at Vineyard A venue.

D. SITE CONSTRAINTS AND OPPORTUNITIES
A fundamental element of the Specific Plan preparation process was an analysis of the developmental constraints and opportunities created by the physical characteristics of the site.

The Plan has evolved substantially in response to these. The following text summarizes the site characteristics that present constraints to the location and type of development that might occur in the Plan Area, as well as the opportunities for potential future development.

1. Constraints
The Plan Area is subject to a series of physical constraints which impact its developmental potential. These include the following:
• Property lines. The Plan Area is divided into 33 lots which may present difficulty for some owners wishing to develop independently and in a timely manner.
• Landfill. The old Pleasanton landfill is located on Lot 14. This facility was closed in 1976, but it still presents potentially major constraints to development relative to land settling and the removal of methane gas. These constraints limit the location, type, and density of potential land uses that might otherwise be developed on the site.
• Quarry noise, vibrations, and dust. The RMC Lonestar quarry operation is situated immediately north of the Plan Area. Noise, vibrations, and dust from this facility currently impact some properties within the Plan Area. • Mining. Lots 21, 32, and 33 contain aggregate resources which are entitled to be mined pursuant to an Alameda County Mining Permit and an approved reclamation plan. This could negatively impact proposed on- and off-site land uses.
• Topography. South of Vineyard Avenue, the terrain varies from moderate to steep slopes which limit potential development.
• Wildlife habitat. Three partially vegetated stream channels extend in a northerly direction to the Arroyo del Valle which provide corridors for the movement of wildlife. Significant areas of oak woodland provide additional valuable wildlife habitat. Disruption of these areas by development could adversely impact wildlife.
13

• Vineyard Avenue. Vineyard Avenue is a rural road with difficult driveway intersection visibility. It was built in a cut-fill manner with a narrow road bed and contains vertical curves which are inappropriate for standard collector street design speeds. It also contains numerous active utility facilities along and beneath its surface.
• General off-site traffic impacts. Traffic generated by development of the Plan Area would impact Vineyard A venue and the outlying City street system, including primarily the Bernal Avenue bridge at the Arroyo del Valle and the following street intersections: Bernal A venue/Vineyard A venue, Bernal Avenue/Stanley Boulevard, and Santa Rita Road/Valley Avenue. Cut-through traffic through nearby neighborhoods might also become a concern. • Visual impacts. Development at higher on-site elevations could be clearly visible from various off-site locations, including the Vineyard A venue section which fronts Ruby Hill, Stanley Boulevard, I-580, and neighboring properties to the west, southwest, and east of the Plan Area.
• Water service. Existing homes in the Plan Area are served by private wells.

Any new development will require the provision of City water service. Due to the substantial site elevation changes (elevations 383 feet to 700 feet), the provision of domestic water to the higher elevations cannot be achieved through normal means.
• Sewer service. Existing homes in the Plan Area are served by private septic systems. Any new development will require the provision of City sanitary sewer service. Due to site elevations relative to existing off-site sewer facilities, some portions of the Plan Area cannot be served by gravity flow sewer lines. • Fire hazard. Heavy vegetation and steep hillsides in Subarea 3 present a potential high fire hazard.
• Landslides. A geotechnical investigation conducted for the Plan Area has identified various landslides.

2. Opportunities
The Plan Area contains various physical characteristics which present opportunities for quality future development. These include the following:
• Site character. The rural character of the site and the outlying historic wine country can be used to create a unique design theme and development pattern for the Plan Area.
14

• Recreational Focus. The physical terrain of the Plan Area and the immediate proximity of the site to outlying open space, the Arroyo del Valle, and the Shadow Cliffs Regional Recreation Area provide an ideal setting for establishing a unique recreationally-oriented neighborhood community. Opportunities exist for creating an integrated system of open space; regional water recreation facilities; community park; school playfields; and local and regional hiking, biking, and equestrian trails.
• Productive soils. Past and present vineyards in and around the Plan Area and recent viticulture studies indicate that the soils and climate of the Plan Area are suitable for this type of agricultural use.
• Proximity to urban development. Because the Plan Area is located adjacent to the urban edge of Pleasanton, it can be efficiently served by public infrastructure and services.
• Potential realignment of Vineyard A venue. Flat undeveloped land exists near the Arroyo del Valle which presents the potential for a safer, more functional, and more scenic alignment of Vineyard A venue.
• Public facility site location potential. Suitably-located sites exist within the Plan Area which could be used for needed public facilities including a community park and elementary school to serve residents in and around the Plan Area. • Open space. Substantial open space acreage consisting of ridgelines, scenic hillsides, and wildlife habitat areas exists which could be permanently preserved for aesthetic and ecological purposes.
• Existing trees and vegetation. Existing on-site trees can serve a dual benefit of providing a basic design element for future landscaping and screening hillside development from outlying views.
• Subregional Planning. Due to the Specific Plan Area location and site characteristics, future development within the Plan Area will present numerous opportunities for compliance with the goals of applicable subregional plans, including the East Bay Regional Park District Trails Plan, Tri-Valley Subregional Planning Strategy, and South Livermore Valley Area Plan. 15

IV. LAND USE
The intent of the land use plan is to draw upon the existing character of the Vineyard Corridor and outlying Livermore Valley wine country to guide the development of future homes, vineyards, and possible commercial businesses within the Plan Area. This chapter translates the land use goals of the Specific Plan into the land use plan. The plan is presented in terms of an overall description and development standards and design guidelines for each land use district within the Plan Area. Regulations relating to construction activities are also provided to ensure that development takes place in a safe and efficient manner. The supporting circulation system is described in Chapter V, and the public infrastructure systems (water, sanitary sewer, storm drainage, etc.) are presented in Chapter VI.

A. LAND USE OBJECTIVES

1. Establish a mix of land uses that promote the Plan Area as the western entry to the Livermore Valley wine country and provide an appropriate transition between the existing urbanized edge of Pleasanton to the west and the Ruby Hill development to the east.

2. Reserve centrally located sites for a community park and elementary school within the Plan Area to serve the existing and future needs of residents in the Plan Area, Ruby Hill, and the southeast Pleasanton area.

3. Create a strong, recreationally oriented neighborhood that integrates housing with on- and off-site open space, the Arroyo del Valle, Shadow Cliffs Regional Recreation Area, community park, and elementary school.

4. Encourage the development of vineyard related commercial uses such as bed-and-breakfast inns, wineries, etc.

5. Re-establish a substantial area of vineyards to utilize the productive quality of the soils and create an "anchor use" to which the character of future development can relate.

6. Buffer housing from noise, dust, and vibration impacts associated with the RMC Lonestar quarrying operation to the north and from traffic noise on Vineyard Avenue.

7. Preserve the major ridgeline in the southern Plan Area, limit development of hilltop areas to homes that can be substantially screened from off-site areas, and limit hillside development to areas that can physically and visually accommodate it without disrupting the natural character of the site. 16 1
1In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element. Housing Element sites shall follow the Objective Design Standards.

8. Ensure that future development of the hilly areas located south of Vineyard A venue is designed to emphasize the rural character through careful siting of buildings, minimal disruption to the physical terrain , and sensitive architectural and landscape treatments.

9. Establish a unified site planning, architectural, and landscape character for the future development of Lots 18, 19, 21, and 28 that draws from the character of the Livermore Valley wine country, the approved Ruby Hill architectural design concepts, and the traditions of Southern European "vineyard village" design.

10. Provide for safe and functional re-use of the old Pleasanton landfill site.

11. Protect applicable open space areas for the production of natural resources such as aggregate mining materials.

B. PHYSICAL PLANNING CONCEPT
The land use plan is intended to facilitate a smooth transition between the urban edge of Pleasanton to the west and the Ruby Hill development to the east. The design concept requires environmentally-sensitive site planning ·and design of development in the hillside areas south of Vineyard A venue and the integration of vineyards with other land uses north of Vineyard Avenue, organized to create a functional and attractive visual entry to the Livermore Valley wine country. Figure IV-1 depicts the general design theme that the land use plan is intended to reflect.

The gently sloping hillsides in Subarea 1 are planned for low density residential development.

Homes here are to be designed to reflect traditional architectural styles and forms. The community park on Lot 14 will generally serve as a greenbelt buffer between the more urbanized Subarea 1 and the semi-rural Subarea 3.

Four residential sub-neighborhoods designated as "vineyard villages" and an elementary school are planned for the flatland area mostly north of the existing Vineyard A venue and mostly in Subarea 2. Vineyard Avenue is to be relocated to the north along the Arroyo del Valle.

Vineyards are planned between development and the realigned roadway. The purpose of this arrangement is to establish Vineyard A venue as a safe and scenic rural street lined with vineyards on one side and the Arroyo del Valle on the other.

Residential development in Subarea 3 is to be sited so as to preserve significant natural features such as major ridgelines and hilltop areas, woodland, and riparian corridors. Development generally consists of clusters of custom homes designed to reflect the rural character and natural features of the hilly terrain. The large majority of land within this area is to be preserved as permanent open space.
17

I FIGURE IV - I I

SPECIFIC PLAN DESIGN THEME
18

The 384-acre Plan Area is divided into five land use categories as follows: residential, including possible wine country commercial-related businesses (119 acres); vineyards (66 acres); open space (155 acres); a 20-acre community park; and a 12-acre elementary school. Each of these land uses are described in greater detail below.

The land use plan (Figure IV-2) identifies individual development areas and uses. It also illustrates the planned circulation network. The number indicated within each residential development area on the plan refers to the number of dwelling units allowed within that area unless otherwise precluded for public health or safety reasons. This number does not include existing homes. Table 11-1 presents a summary of the land use figures by land use district, and Table IV-1 specifies the number of existing and planned homes on a lot-by-lot basis.

1. Residential
The land use plan provides for 189 new housing units in addition to 18 existing homes which are planned to be retained or relocated on-site. In order to accommodate a range of housing types and densities that respond to the site terrain and community needs, the plan includes four residential designations. These consist of Semi-Rural Residential, Hillside Residential, Low Density Residential, and Medium Density Residential.

Semi-Rural Residential: The Semi-Rural Residential (SRR) district permits custom homes on five-acre minimum-sized lots. Land designated SRR is located in Subarea 3 at Lots 29, 30, and 31 . A total of one new home is permitted in the SRR area (Lot 29). Lot 30 and 31 are already developed. The SRR lots are intended to provide a transitional buffer between residential uses to the north and agricultural land to the south.

Hillside Residential: The Hillside Residential (HR) district provides for 19 new homes on 40,000-square foot minimum-sized lots. Development areas are located in the hilly portions of Subareas 1 and 3. The purpose of this designation is to allow for a clustering of homes in well-defined areas of the hills in order to preserve significant natural features such as ridgelines, hilltops, oak woodland, creeks, and steep slopes. Open space land surrounding the HR district is to be permanently preserved.

Low Density Residential: The Low Density Residential (LDR) district permits a total of 79 new homes with a 20,000-square foot minimum lot size. The LDR area is generally located in the rolling hills south of Vineyard Avenue. 19 1
1In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element. Housing Element sites shall follow the Objective Design Standards.

\
b
1 LEGEND
N
0 ·-·-
1 1
*
-I I
--I I
-----••••••••
Specific Plan Boundary
Lot Number
Number of Planned Residential Units
Existing Home
SRR Semi-Rural Residential
HR Hillside Residential
LOR Low Density Residential
MOR Medium Density Residential
Open Space
Vineyard
Community Park
Elementary School
Public Street
Private Street
Emergency Vehicle Access

VINEYARD AVENUE

CORRIDOR LAND USE PLAN
JUNE 1, 1999
J ---
o· ,so· 300· 600'
2 1
FIGUREN-2
1 1In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element. Housing Element sites shall follow the Objective Design Standards.

Table IV-1
Existing and Planned Homes
Lot No. Existing Homes Planned Homes Total Number of Homes 1 0 6 6
2 1 3 4
3 0 4 4
4 l 6 7
5 l 2 3
6 l 2 3
7 l 1 2
8 1 0 1
9 0 4 4
10 0 4 4
11 0 2(1) 20>
12 0 9 9
13 0 1 1
14 1 (2) 0 1 <2>
15 1 2 3
16 0 2 2
17 0 1 1
18 1 30 31
19 1 18 19
20 1 0 1
21 0 27(3) 27<3>
22 1 14 15
23 1 12 13
24 1 3 4
25 1 6 7
26 1 3 4
27 1 7 8
28 0 18 18
29 0 1 1
30 1 0 1
31 1 0 1
32 0 1 1
33 0 0 0
Total 19<2> 189 2os<2>
<1> If, prior to development of Lot 11, the existing severance damage award to the property owner is set aside, the number of developable lots will be increased from two to three. <2> Existing caretaker home on Lot 14 to be removed upon development of the community park. (3) This assumes a housing density bonus of three Medium Density Residential homes in recognition of an anticipated dedication of the full street right-of -way required for the realignment of Vineyard A venue on Lots 21 and 33, and fee title or easement adequate to accommodate the necessary Plan Area storm water detention facilities.
21

2. Medium Density Residential: The Medium Density Residential (MDR) district provides for up to 85 new single-family homes on 10,000-square foot minimum-sized lots. MDR development areas are concentrated in the more accessible and flatter portions of the Specific Plan Area, north of the existing Vineyard Avenue, and on Lot 28. These areas should be developed as individual neighborhoods with a design character compatible with the "vineyard village" concept described later in this Plan.

Vineyard
A key land use component of the Specific Plan is the Vineyard (V) district. The Plan provides for a total of 66 acres of vineyards on five lots with an estate home and support facilities permitted on each. Vineyards are intended to maintain the agricultural use of the area, reinforce the agricultural character of the area, create a pleasing driving experience for motorists travelling on Vineyard A venue, and buffer future residential neighborhoods from traffic noise on the realigned Vineyard A venue. In the event that vineyards should in some cases prove infeasible, related agricultural uses would be permitted. In addition, ten acres of the planned Vineyard land on Parcel 21 could be mined as a part of the RMC Lonestar quarrying operation, if desired by the owner.

3. Open Space
The Open Space (OS) district is generally intended to preserve the natural features of the hillside areas south of the existing Vineyard A venue. Owners of these lots may retain their existing agricultural uses. No homes are permitted within the OS area; however, fencing and agricultural structures are allowed. The OS district also includes the three riparian corridors (one at the northwest end of Lot 18, and the second and third at the western and eastern boundaries of Lot 19; and a buffer between the northeast comer of the elementary school and vineyards on Lot 19.

4. Community Park
Development of a 20-acre community park is planned for Lot 14 to serve not only the residents of the Plan Area but the outlying community as well. Specific uses might include, picnic areas, trails, limited unlighted ballfields, and passive landscaped open space/buffer areas between the park and neighboring homes.

5. Elementary School
Development of a 12-acre elementary school is planned on the western portion of Lot 19 to serve the needs of Plan Area children as well as those of outlying residential areas to the east and west. Approximately six acres of building and parking areas are expected to be developed along with six acres of paved and turfed play areas. 22

C. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
All development proposals within the Specific Plan Area are subject to the City's Planned Unit Development (PUD) plan review and approval process, and all residential projects are subject to the City's Growth Management Program . These are important planning steps which allow for detailed implementation of the Specific Plan. The PUD process provides for the review of site-specific matters including land use, site layout, architecture , landscaping, and fencing.

Relevant provisions of the Specific Plan along with other appropriate site-specific planning measures are to be incorporated into each PUD development plan.

Standards and design guidelines are provided below for each land use district. The land use standards are to be applied without variance. The site development standards (lot size and dimensions, building setbacks, building height, and accessory structures) shall be applied through the City's PUD development plan approval process and may vary for unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan.

Design guidelines are intended to assist developers and homeowners in the preparation of plans for new construction in a manner that is consistent with the unique character of the Vineyard Corridor. These will also be used by the City in its review of project plans for consistency with the Specific Plan. Guidelines are intended to be flexible in that they need not be applied in cases where the City finds that the implementation of a superior design solution can be achieved.

Development standards and design guidelines for each land use district are presented below.

Following these are: (1) provisions intended to help protect common agricultural practices; (2) discussion regarding the payment of agricultural mitigation fees which will be required for the development of certain portions of the Plan Area; and (3) provisions which regulate future construction activities.

1. Residential Desienations
a. Residential Land Use Standards
1) Permitted Uses: The following uses shall be permitted in all residential districts unless otherwise noted:
a) Single-family detached housing;
b) Household pets;
c) Accessory structures and uses, including but not limited to a private garage, living area without a kitchen, enclosed storage, and recreation room;
d) Common recreation area and buildings for private use by residents of individual projects;
e) Small family day care home;
f) Public water and/or sewer pump station;
g) Public trails;
23 1
1 In addition to the uses permitted pursuant to the Vineyard Avenue Corridor Specific Plan, housing is also allowed as a permitted use pursuant to the 6th Cycle Housing Element. Housing Element sites shall follow the Objective Design Standards.

2)
h) The continuance of agricultural uses employed within five years prior to Specific Plan adoption until such time as the development of new on-site homes commences; and
i) The keeping of farm animals in accordance with
Section IV.C.3 .a.l)d)(3) in the residential districts of Lots 18-28 and 32 until such time as development of new on-site homes commences.
j) The following are permitted only in the Semi-Rural Residential district:
( 1) The keeping of farm animals in accordance with
Section IV.C .3.a . l)d)(3); and
(2) Vineyards, row crops, and orchards.

Conditional Uses: The following uses shall be permitted in all residential districts upon the granting of a conditional use permit in accordance with the provisions of the Pleasanton Municipal Code, unless otherwise noted:
a) Nursing home for not more than six patients;
b) Home occupation;
c) Large family day care home;
d) Secondary (dwelling) unit;
e) Religious institution;
f) Temporary subdivision sales office;
g) Landscape nursery on Lots 1, and 2;
h) Bed-and-breakfast inn in lieu of housing which is otherwise permitted on the original parcel at a rate of two bed-and-breakfast inn rooms per primary home in the Hillside Residential district; and
i) Child day care center, partially in lieu of housing which is otherwise permitted on the original parcel at a rate of one acre of day care use per 2 ½ primary homes in the Medium Density Residential district. The conditional use permit shall specify the maximum number of children to be served.
b. Residential Development Standards
1) Lot. Building Setback. and Building Height Reguirements:

The following standards contained in Table IV-2 below shall apply to each residential district in the Plan Area. Minor variations may be permitted subject to the PUD development plan approval process where necessary due to physical site conditions.
24

I
Table IV-2
Residential Development Standards
STANDARD I SRR I HR I LDR0 >
I
MDR<2>
Minimum Lot Size (Sq. Ft.) 217,800 40,000 20,000 10,000 Minimum Lot Width (Ft.) 350 150 120 80
Minimum Lot Depth (Ft.) 500 150 120 100
Minimum Building Setbacks (Ft.)<3,4>
Front 35 35 30 25
Side 20 20 15<5> 10<5)
Rear 40 40 30 25
Maximum Building Height (Ft.)<6> 30 30(7) 30<8> 30
Abbreviations: SRR
HR
Semi-Rural Residential
Hillside Residential
LDR Low Density Residential
MDR Medium Density Residential
(1) Due to uncertainty as to the future precise alignment of the realigned portion of Vineyard Avenue on Lot 18, adjustments to the boundary of the LDR area on this lot may be required in order to accommodate the planned number of housing units.
<2> The approximate "MDR " acreage of each of the four lots that contain this land use district is as follows:

Lot 18 - 10 acres; Lot I 9 - 7 acres; Lot 21 - 10.5 acres; and Lot 28 - 7 acres. <3> Accessory structures shall be set back a minimum of ten feet from the rear and interior side property lines.

No accessory structures are permitted within required front and street side yards. <4> No building shall be permitted within 35 feet of the existing Vineyard Avenue right-of-way. Greater setback standards shall be applied where noted elsewhere in this Specific Plan. <Sl Twenty-foot minimum street side yard setbacks shall be required on comer lots. (6) Building height is measured vertically from the lowest elevation of the building to the highest elevation of the building, excluding chimneys. Primary buildings shall be limited to two stories in height, and accessory buildings shall be limited to 25 feet and one story in height. m Exception: Primary buildings located on Lot 17 and on existing elevations exceeding 540 feet shall be limited to 25 feet in height and one story.
<8> Exception: Primary buildings located on Lots 8, 9, and 13 and Lot 18 north of the realigned Vineyard Avenue shall be limited to 25 feet in height and one story.

In HR areas, all home sites must be located within the designated development areas as generally depicted on the land use plan (see Figure IV-2). Lot lines may extend into land designated as Open Space, but primary residential buildings and residential accessory structures may only be sited within the designated development areas.
25 I

2)
3)
4)
5)
Visual Standards for Lot 4:

The north- and west-facing slopes of Lot 4 shall be substantially preserved with little or no grading. Grading on other areas of the site shall be carefully engineered to create natural and not geometric contours, with no slope exceeding a 3: 1 grade.

Visual Standards for Lot 12:

In order to minimize the potential visual impacts of development of Lot 12, the following additional standards shall apply:
a) No more than one lot shall be permitted to occupy the rear 175 feet of the existing Lot 12;
b) Buildings on lots that are located within 300 feet of the existing Lot 12 rear lot line shall not exceed one-story and 25 feet in height;
c) A 165-foot wide open-space band shall be permanently maintained along the south end of Lot 12. An open space easement shall be granted over this area to the City at the time of final subdivision map recordation which restricts the use and improvements to livestock grazing, open fencing, underground infrastructure facilities, and storm-water drainage facilities. Solar collectors, dog runs, play structures, and private roads shall specifically not be permitted within this area. A land management plan shall be prepared to establish private responsibility for permanently maintaining this open space band;
d) Future buildings located to the north of the northerly boundary of the open space easement shall be constructed at least 40 feet north of the easement; and
e) Grading on the ridge and north-facing slope of Lot 12 shall be carefully engineered to create natural and not geometric contours, with no slope exceeding a 3: 1 grade.

Density Bonus for Lot 21:

A housing density bonus of three Medium Density Residential homes (three beyond the 23 that would otherwise be allotted) is permitted for Lot 21 upon dedication of the full street right-of-way required for the realignment of Vineyard Avenue on Lots 21 and 33, and fee title or easement dedication adequate to accommodate the necessary Plan Area storm water detention facilities.

Visual Standards for Lots 22 and 23:

In order to minimize the potential visual impacts of development located along Vineyard Avenue on Lots 22 and 23, the following additional standards shall apply:
a) Buildings on lots which abut Vineyard A venue shall not exceed one story and 25 feet in height;
26

b) A continuous open space band of at least 30 feet in width (to be precisely determined at the time of PUD development plan approval) shall be maintained between the southern right-of-way line of the existing Vineyard A venue and any future fencing on Lots 22 and 23. An open-space easement over this area shall be deeded to the City at the time of final subdivision map recordation which restricts the use of this area to landscape planting and irrigation, infrastructure facilities, and storm water drainage facilities. No buildings or fencing shall be permitted within this area. A coordinated landscape and irrigation plan shall be designed for this area to screen the views of homes from off-site areas to the north. A landscape management plan shall be prepared to establish private responsibility for permanently maintaining landscape materials within this area. A coordinated fencing design plan shall be prepared for the area immediately south of the southern edge of the open space band. Future buildings to the south of the open-space band shall be located at least 30 feet back from the southern edge of the band.
6) Caretaker Dwelling on Lot 22:

The existing caretaker dwelling on Lot 22 may be relocated elsewhere in the Open Space district of Lot 22, subject to PUD development plan approval. As a condition of relocation, the home shall be connected to City water and sanitary sewer facilities, but since it is a "secondary dwelling," it shall not be subject to public infrastructure cost-sharing participation.
7) Development Standards for Lot 28:

In order to minimize the potential impacts of Lot 28 housing development on the Foley Ranch operations located to the south of Lots 29, 30, and 31, the following additional standards shall apply:
a) Future home sites on Lot 28 shall be clustered as far to the west as feasible; and
b) A visual analysis shall be conducted prior to development plan approval for Lot 28 to evaluate the visibility of proposed housing on the Foley Ranch corral. Future homes on Lot 28 which would otherwise be visible from the corral shall not exceed 25 feet and one story in height.
8) Development Standards for Lot 29:

Future housing on Lot 29 shall be set back a minimum of 200 feet from the southern property line in order to provide a buffer between the home and the agricultural land to the south.
27

9) Visual Analysis:

A visual analysis shall be conducted prior to development plan approval of all homes within the Plan Area. All practical efforts shall be made to completely screen the view of all improvements proposed in areas exceeding elevation 475 feet from off-site areas.

Fire Safety Requirements:
a) All brush and other flammable materials shall be cleared within at least 30 feet of new homes. Ornamental landscaping shall emphasize the use of fire-resistant species.
b) The installation of an early-warning fire-detection system or device shall be provided in all residential and commercial structures required by the Fire Marshall.
c) Automatic fire sprinklers shall be required in all structures specified in the Uniform Building Code in addition to all structures of 8,000 square feet and greater in floor area. Fire sprinklers shall also be required in all new homes located in high and extremely high fire hazard areas (Lots 17, and 22-27).
d) All new homes developed above elevation 540 feet shall be constructed with automatic fire sprinklers and Class A
fire-retardant roofing. All other homes shall be constructed with at least Class B roofing. Wood shakes and shingle roofing on new homes shall not be permitted within the Plan Area.
e) All new homes located above elevation 540 feet shall be provided with an elevated on-site water storage tank (minimum 1,000-gallon capacity), subject to approval by the Fire Marshall, to ensure adequate water pressure for domestic use, automatic fire sprinklers, and other approved fire systems.
t) All residences located on slopes greater than 15 percent shall be accessible from driveways designed to accommodate fire-fighting equipment. Driveways shall be a minimum of 16 feet wide and 20 feet clear. Driveways exceeding 150 feet in length shall be designed to allow a fire truck to turn around.
g) All new development shall be provided with sufficient fire-flow facilities, in conformance with the requirements of the Fire Marshall.
28

11)
h) All homeowners are encouraged to participate in the Livermore­ Pleasanton Fire Department's voluntary home fire safety inspection program.
i) New homes located adjacent to Open Space land shall be protected through the use of fire breaks, removal of any vegetation and other material presenting potential fire hazards, and the use of fire-retardant vegetation.

Mitigation Requirements for Noise. Dust. and Vibration:
a) All new two-story homes constructed less than 140 feet from the centerline of the realigned Vineyard A venue and all new homes located where projected noise levels exceed an Ldn of 55 dBA (Lots 8, 9, 13, 15, 18, 19, 20, 21, 26, 27, and 28) shall be constructed with a fresh-air ventilation and/or air-conditioning system that allows residents to maintain closed windows for noise and dust control. All windows facing the RMC Lonestar plant shall be dual-paned. Other mitigation measures (i.e. , berms, landscaping, and siting strategies) may also be necessary depending upon the location of homes.
b) New homes located on lots where projected noise levels exceed an Ldn of 60 dBA (Lots 8, 9, 13, 15, 18, 19, 20, 21, 26, 27, and 28) should be designed to locate sensitive outdoor recreation areas on the south side of homes (opposite the RMC Lonestar quarry operations and the realigned Vineyard Avenue), wherever possible.
c) The recorded deed of sale for all lots shall include a clause which states that the property is in an area subject to excessive noise, dust, and vibration levels from gravel harvesting and processing and that the City of Pleasanton is not liable for possible damages due to such impacts.

All lots within the Specific Plan Area shall also include a noise/dust/ vibration easement in the recorded deed of sale. In addition, a separate disclosure statement shall be provided to prospective purchasers and tenants by lot owners, developers, and future successors in interest. The disclosure statement shall provide full disclosure of the potential future mining operations within the Specific Plan Area.
29

d) The recorded deed of sale for all future lots shall include a disclosure statement indicating the close proximity of the Plan Area to the Livermore Municipal Airport and of possible impacts due to aircraft overflights.
c. Residential Design Guidelines
The following section provides design guidelines intended to establish the character of residential development. Included are provisions for site planning, architecture, grading, and landscaping. General design guidelines pertaining to all residential districts are provided first, followed by more specific guidelines applicable to each individual district.
1) General Residential Design Guidelines
a) Site Planning
(1) Building setbacks along streets should be varied in order to reduce the potential for visual monotony.
(2) The view of driveways and garages from streets should be minimized by utilizing shared drives and side entry
garages, setting garages back from the front walls of
homes, or locating garages behind homes.
b) Architecture
(1) Buildings should be designed to minimize visual height and bulk. Building height, bulk, and floor area should respond to lot size, natural site terrain, and other site conditions.

Wall recesses and projections, roof overhangs, decks,
porches, bay windows, dormer windows, and other
architectural features are encouraged to reduce visual bulk and create interest.
(2) In sloping terrain, building form should conform to site topography by stepping buildings up or down hillsides
instead of designing flatland homes for hillside settings. (3) Housing designs should be creatively mixed to avoid a repetition of similar facades and roof lines.
30

(4) Roof forms should generally include traditional styles such as hip and/or gable. Flat and shed roofs should only be used for minor design elements, such as porches and
dormers. Mansard and dome roofs are not appropriate.
(5) Buildings should be designed for consistency of massing, proportions, details, materials, and colors on all exterior walls.
(6) Building feature proportions (i.e., doors, windows, entries, roof forms, wall massings, etc.) should be carefully
balanced. One-story entries are strongly encouraged while entries exceeding one-and-one-half stories should be
prohibited.
(7) Careful design attention should be given to details around doors, windows, eaves, etc.
(8) The first-floor elevation above finished grade should be minimized to reduce overall building height.
c) Grading
(1) Grading for buildings, driveways, outdoor-use areas, etc. should be compatible with existing topographic contours and minimized to preserve the natural topography of the site.
(2) Graded slopes should utilize "rounded landform grading" techniques to achieve a natural transition between graded areas and existing terrain (see Figure IV-3). Flat graded planes and sharp angles of intersection should be avoided to reduce the visual impact of grading.
(3) Site grading should be used to screen buildings and reduce the visual mass of buildings, wherever applicable.
(4) Substantial graded areas of uniform slope in hillside areas should be avoided. Cut and fill slopes should generally undulate and vary in slope gradient.
(5) Tennis courts should not be permitted on existing slopes which exceed seven percent.
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GRADING CONCEPTS
Uniform slope bank heightens
the monotony of the roadway
landscape.

Unnatural cut slope edges with
standard cut into nose or
ridgeline.

Engineered slope banks look
forced and unnatural.

I FIGURE IV - 3 I
32 Undulate slope banks to achieve
transition between graded areas
and existing terrain.

Round cut and fill edges to con­
form with the existing terrain.

Vary slope bank gradients to
create a natural appearance.
vtcau.c:P 0777111 GIS ..LO

(6) Cut slopes should generally occur behind buildings where they will be visually screened from fronting street views. (7) Graded slopes should maintain a maximum grade of 3: 1. (8) The height of retaining walls should generally not exceed five feet. The use of parallel retaining walls with
landscaping between them may be necessary in order to
minimize large cut slopes.
(9) Existing areas that have been scarred by previous grading should be recontoured to a natural land form appearance, whenever feasible.
d) Landscaping
(1) Substantial landscape planting should be provided to screen new homes sited along the full length of the existing
Vineyard A venue from view of this corridor.
(2) The planting of new non-native materials should be
compatible with the natural setting of the Plan Area and confined to the immediate vicinity of homes.
(3) Wood arbors and vine trellises are encouraged to provide visual interest, screening, shade, and neighborhood design continuity.
(4) Stone-faced entry monuments/walls are encouraged at appropriate street entry points to individual developments.

Accompanying colorful accent and background planting are also encouraged to highlight these entries.
(5) Stone materials used as facing on publicly visible retaining walls are encouraged to provide continuity with the street entries to individual developments.
(6) Solid board fencing in moderate to steeply sloping terrain is appropriate only when located in close proximity to a residence. Site perimeter and other outlying fencing in these areas should remain visually open (i.e., split-rail or wire-mesh) in order to minimize the visual "ribbon-like" effect of fencing on the hillsides. Chain-link fencing in residential areas shall not be permitted, except for possible use around tennis courts.
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2) Specific Semi-Rural Residential District Design Guidelines The following specific design guidelines shall apply to the Semi-Rural Residential District:
a) Architecture
(1) House designs should be limited to traditional ranch styles with simplified forms and wood exterior siding. Urban
architectural styles featuring massive building forms, ornate character, and non-wood exterior materials are
inappropriate for this area.
(2) A farm building design concept compatible with the ranch house architectural style should be established for lands designated SRR as an element of individual PUD
development plans, where applicable.
b) Landscaping
(1) Existing rows of walnut trees located along driveways should be preserved, supplemented, and replanted as
existing trees die out.
(2) Agricultural fencing should consist of a white formal split-rail design, whenever possible.
(3) Linear plantings of vineyards, row crops, and orchards; trees for windbreaks; and formal driveway landscape
accents are encouraged to reinforce the symmetrical
agricultural planting pattern of the area.
3) Specific Hillside Residential District Design Guidelines The following specific design guidelines shall apply to the Hillside Residential District:
a) Site Planning
(1) The visual prominence of development should be
minimized by utilizing existing site features for screening such as tree clusters, depressions in topography, setback plateau areas, and other natural features.
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b) Architecture
(1) House designs should be limited to traditional architectural styles and forms adjusted to conform to the natural
character of the site.
(2) Architectural design should emphasize the blending of buildings into the natural surroundings and minimizing
building visibility from off-site areas.
(3) Roof forms and roof lines should be broken by a series of levels and planes to reflect the irregular forms of the surrounding natural features. Except for home sites on
existing flat grade, long linear unbroken roof lines are inappropriate.
(4) Medium to dark earthtone building colors shall be used to complement the surrounding natural setting. Darker colors will generally be less conspicuous when viewed from a
distance. White, tan, light gray, blue, and yellow are
inappropriate building base colors.
c) Landscaping
(1) Views of hillside homes from off-site areas which cannot be screened by way of location and architectural design should be substantially screened by use of evergreen tree planting.
4) Specific Low Density Residential District Design Guidelines The following specific design guidelines shall apply to the Low Density Residential District:
a) Architecture
(1) House designs should be limited to traditional architectural styles and forms, adjusted to conform to the natural
character of the site.
(2) Medium to dark earthtone building colors shall be used to complement the surrounding natural setting. White, tan, light gray, blue, and yellow are inappropriate building-base colors.
35

5)
(3) Houses should be designed with porches, bay windows, balconies, etc. overlooking the fronting streets to create attractive street views and to encourage neighborhood
interaction.
(4) The maximum height of future buildings on Lots 1, 2, and 3 may be reduced to 25 feet, if necessary, to preserve the privacy and views of existing residents on Montevino Drive.
b) Landscaping
(1) Street tree programs shall be implemented for all LDR developments. The planting pattern of street trees should be informal, with randomly-spread clusters to establish a visually pleasing transition to the natural surroundings. (2) Should the owner of the Hatsushi Nursery located on Lots 1 and 2 choose to continue the use of the nursery, the owner is encouraged to landscape a minimum of 15 feet of the front yard along the full site frontage and to screen the parking and non-plant material storage areas from the view of motorists travelling on Vineyard Avenue.

Specific Medium Density Residential District Design Guidelines The following specific design guidelines shall apply to the Medium Density Residential District:

Due to the proximity of the Plan Area to the South Livermore Valley wine country, the overall design character of the MDR areas (Lots 18, 19, 21, and 28) should reflect a vineyard theme. The primary design objective for this area is to create clusters of detached housing surrounded by vineyards, reminiscent of small rural European "vineyard villages" (Figure IV-4). Figure IV-5 presents a conceptual site plan to illustrate this concept. This plan is intended for illustrative purposes only.

Building siting patterns, architectural design, and landscaping should follow in the wine-country styles and traditions.
a) Site Planning
(1) The site-planning arrangement of the vineyard village is one of buildings organized in a clustered fashion and
generally buffered from adjacent roadways and other land uses by vineyards.
36

!FIGURE IV - 41

VINEY ARD VILLAGE DESIGN THEME

VINEY ARD VILLAGE SITE PLAN CONCEPTS
To Downtown Pleasanton
Pedestrian / Bicycle /
Equestrian Trail and
Emergency Vehicle
Access
Oak Woodlands
Proposed
Vineyard Avenue
Re-alignment
Steep Slope---4-.""-...-
I FIGURE IV sl
38 Vineyard
Existing Residence
Vineyard
Pri vate Road
I/NXRll,cp 0727III GIS .LO

b) Architecture
(1) Housing styles that reflect a European "wine country" architectural flavor including English Country , French Country, Mediterranean , Monterey /Spanish , or
contemporary interpretations of these are appropriate for the MDR District. In addition to being typical of European wine country architecture, these styles are also included within the variety of styles being developed at Ruby Hill.

Some of the key architectural elements common to these
styles include:
• Pitched hip and/or gable roofs
• Courtyards
• Recessed or hidden garages
• Chimneys
• Balconies
• Decorative entries
• Dormer windows
• Bay windows
• Multi-paned windows
• Divided casement windows
• Stone, brick, plaster, stucco, or heavy
timber building materials
• Stone or brick accents (such as wainscoting)
• Tile or slate roofing
• Light to medium earthtone colors
c) Landscaping
The landscape design concept for the MDR District emulates European vineyard villages by contrasting the natural woodland areas located south of Vineyard A venue with more formalized street landscaping, street entry statements, and introduced vineyards. The landscape patterns created by formal tree patterns will define the circulation corridors and be seen from a distance.

Colorful planting accents and other detailed landscape elements will further strengthen the formality of the concept.
(1) Street trees should generally be placed in an equally-spaced and more formal pattern than in the LDR neighborhoods.

Street trees should be used to define vehicular circulation routes and provide accent at street intersections.
39

(2) The use of olive and poplar trees is encouraged for special visual and character accent purposes at visually prominent locations.
(3) Flower color in the landscape is encouraged by the use of annuals, roses, and other flowering shrubs at highly-visible locations in all MDR neighborhoods.

2. Vineyard District
a. Vineyard Use Standards
1) Permitted Uses:
a) Vineyard;
b) Orchards, row crops, and horticulture, if and where it can be demonstrated that vineyards are not feasible to develop; c) Farm buildings;
d) Single-family home;
e) Household pets;
f) Accessory structures and uses, including but not limited to a private garage, living area without a kitchen, enclosed storage, and private recreation room;
g) Small family day care home;
h) Public water and/or sewer pump station;
i) Public trails;
j) Mining of the ten acres located in the northeast comer of Lot 21, pursuant to the existing Alameda County mining permit provisions; k) The continuance of agricultural uses employed within five years prior to Specific Plan adoption until such time as the development of new on-site homes commences; and
1) The keeping of farm animals in accordance with
Section IV .C.3.a . l)d)(3) until such time as the development of new on-site homes commences.
2) Conditional Uses:
a) Bed-and-breakfast inn in lieu of or partially in lieu of housing which is otherwise permitted in the residential district(s) of the original parcel at a rate of two bed-and-breakfast rooms per home; b) Winery and wine-tasting room;
c) Nursing home for not more than six patients;
d) Home occupation;
e) Large family day care home; and
f) Secondary (dwelling) unit.
40

b. Vineyard Development Standards
1) Site development standards should be determined through the PUD development plan process.
2) The approximate Vineyard District acreage of each of the five lots that contain the Vineyard District is as follows: Lot 18 - 21 acres; Lot 19 - 12 acres; Lot 21 - 18 acres; Lot 28 - 11 acres; and Lot 32 - 4 acres. 3) Homes, accessory structures, and agricultural structures should be confined to a one-acre portion of the lot.
4) Vineyard plantings shall be set back a minimum of 20 feet from all non-street frontage property lines. Unpaved service roadways for vineyards may be located within this setback. A minimum 50-foot wide landscaped buffer shall be developed between vineyard areas and the school grounds.
5) Agricultural easements shall be dedicated over all lands designated as Vineyards to ensure permanency of the permitted and
conditionally-permitted agricultural uses in this area at the time of final subdivision map recordation.
6) Vineyard plantings (at least root-stock) and permanent irrigation facilities shall be completed prior to the issuance of building permits for the last 25 percent of dwellings to be constructed on the original lot on which a vineyard is to be located (including Lots 18, 19, 21, and 28); and prior to occupancy of the home on Lot 32.
7) An agricultural management plan shall be submitted to the City for approval for all parcels proposing to develop new vineyards or other agricultural crops to ensure proper long-term maintenance and operation. 8) Following PUD development plan approval and prior to the installation of any new vineyards or other crops, each individual agricultural operator shall submit a grading plan to the City Engineer. The grading plan shall identify features for site drainage, runoff control, and appropriate best management practices for control of erosion and sedimentation. 9) Each individual vineyard or other crop owner shall be responsible for the preparation of an Integrated Pest Management (1PM) plan. The plan shall specify reduction of agricultural chemical use as an objective and present specific non-chemical measures (e.g. , site planning, mechanical methods, or biologic controls) as alternatives to agricultural chemical use. The Plan 41

shall be subject to review and approval by the Livermore-Pleasanton Fire Department prior to planting. All vineyards and other crops in the Plan Area are encouraged to be managed as organic agriculture in accordance with the California Organic Foods Act of 1990, and all vineyard and other crop growers are encouraged to become registered as organic agriculture commodity producers. The agricultural application of methyl bromide shall not be permitted in the Specific Plan Area.
10) Potential bed-and-breakfast inn facilities shall be designed to ensure that interior noise levels of occupied rooms are less than 45 dBA Ldn· Dual-paned windows shall be required for all rooms with a view of Vineyard A venue. Because windows must remain closed to obtain the required noise reduction, mechanical ventilation (e.g., air-conditioning) shall be provided for all rooms. A Title 24 analysis shall be required during the design phase to determine the potential need for additional noise-control measures.
11) The existing natural berm-like earth-form located along the southern border of Lot 28 shall be raised and extended in an easterly direction to a point no farther than the dripline area of the nearby oak tree grove.

This feature is intended to provide visual screening between the Foley Ranch corral and Lot 28 while still providing practical terrain for vineyard planting. A row of evergreen screening trees shall be planted and maintained along the southern property line of Lot 28 for the full length of its common property line with Lots 30 and 31 .
12) The vineyard estate home on Lot 28 shall be located in the southwest portion of the Vineyard district to preclude visibility from the Foley Ranch corral. The finished floor elevation of the home and potential accessory structures shall not exceed elevation 515 feet. c. Vineyard Design Guidelines
1) Vineyard home and bed-and-breakfast inn designs should generally comply with the MDR District design guidelines.
2) The use of olive and poplar trees is encouraged at visually-prominent locations for visual and character accent purposes.
3) The planting of rose bushes is encouraged at the ends of vineyard rows to add accent color.
4) Decorative, low-profile, split-rail fencing should be constructed along the edges of the vineyards which abut the realigned Vineyard Avenue. 42

5) Existing trees on Lots 19 and 21 which border Lot 20 should be preserved.
d. Vineyard and Other Agricultural Operation Procedures 1) All vineyard and other agricultural operators shall notify adjacent landowners at least 24 hours prior to the application of any pesticide sprays or dust.
2) Application of any pesticides by spraying or dusting shall be restricted to periods during which wind speeds are less than five miles per hour.

Aerial spraying shall not be permitted.
e. Vineyard Ownership/Maintenance Alternatives

3. a.

The development of vineyards is key to the land use and design character of the Plan Area. The long-term viability of the vineyards is therefore of utmost importance. The primary elements related to ensuring long-term viability involve marketing, ownership, and maintenance responsibilities. The options presented below are suggested as possible ways for accomplishing successful vineyard operations. A variety of other options may also exist.
• Vineyard lots could be sold as estate lots in which a custom home site and vineyard-related structures (i.e ., a small production winery) could occupy up to one acre of land. The remaining land would be planted in grapes.

The grapes could be planted, maintained, and harvested by the property owner, or the owner could contract with a vineyard management company to undertake this work.
• Vineyard lots could be leased or sold to a vineyard operator or cooperative who would be responsible for planting, maintenance, and harvesting.
• Vineyard lots could be retained under the ownership of a homeowners' association. The planting, maintenance, and harvesting could be contracted out.

Open Space District
Open Space Use Standards
1) Permitted Uses:
a) Livestock grazing;
b) Vineyards, orchards, and other row crops;
43

2)
c) Horticulture;
d) The keeping of animals, as follows:
( 1) One swine per 2 ½ acres of land designated as Open Space with a maximum of eight swine on lots with at least five acres of Open Space;
(2) One large fowl (goose, turkey) per acre of land designated as Open Space with a total maximum of ten large fowl on lots with at least five acres of Open Space;
(3) Any combination of the following on lots with at least 1 ½ acres of land designated as Open Space;
(a) Fifty small fowl (chickens, ducks, Guinea fowl) or
rabbits per acre; or
(b) One head of cattle, horse, or donkey per 1 ½ acres; or
(c) One sheep or goat per ¾ acre; or
( d) Other potential farm animals subject to type and
quantity approval by the Planning Commission; and
( 4) Limited keeping of farm animals to be approved by the Planning Commission for the small Open Space areas of
Lots 1-5, 12, 15, 16, and 17 which are found by the
Planning Commission to not significantly impact
neighboring residences;
e) Agricultural buildings and structures;
f) The continuance of agricultural uses employed within five years prior to Specific Plan adoption;
g) Public and private water tank and pump station;
h) Public sewer pump station; and
i) Public trails.

Conditional Uses:
a) Winery and wine-tasting room;
b) Stable, pen, or other similar facility for the keeping of farm animals by community agricultural clubs; and
c) Park.
b. Open Space Development Standards
1) Proper management of Open Space areas is necessary to maintain the quality of the existing natural environment as well as to reduce fire hazards. A site-specific Open-Space Management Plan shall be prepared and submitted by each developer of lots which contain Open Space land as a part of the PUD development plan application. Plans shall address agricultural operations, open space maintenance, and wildlife and vegetation preservation needs.
44

2) A site-specific Wildland Fire Protection Plan shall be prepared and submitted by each developer of lots which contain Open Space land in accordance with Pleasanton Municipal Code, Title 20, Sections 20.08.045 and 20.08.048.
3) Emergency vehicle access shall be provided to any Open Space area required by the Livermore-Pleasanton Fire Department in a manner specified by the Department to ensure an adequate level of fire safety. 4) Potential bed-and-breakfast inn facilities shall be designed to ensure that interior noise levels of occupied rooms are less than 45 dBA Ldn· Dual-paned windows shall be required for all rooms with a view of Vineyard Avenue. Because windows must remain closed to obtain the required noise reduction, mechanical ventilation (e.g. , air-conditioning) shall be provided for all rooms. A Title 24 analysis shall be required during the design phase to determine the potential need for noise control measures.
5) Site development standards shall be determined through the PUD development plan process.
6) It is the policy of the City of Pleasanton to require that agriculture/open space easements be dedicated at the time of final subdivision map recordation over all lands designated as Open Space to ensure permanency of agriculture and open space uses in these areas.
c. Open Space Design Guidelines

4. a.
1) Native trees, shrubs, and groundcover should be planted in the vicinity of the Open Space wetland area of Lot 28. Plantings should be organized in naturalistic groupings which do not disturb the actual wetland area.

Community Park District
Community Park Use Standards
1) The existing residential use and kennel on Lot 14 may continue until such time as park site construction necessitates their removal. 2) Permitted uses are to be determined following the completion of a park master plan prepared in conjunction with input from the Park and Recreation Commission and neighboring residents, and a detailed landfill hazardous materials investigation.
45

b. Community Park Development Standards
1) The design of the park shall generally avoid any features that would require removal of the existing cover or excavation into the landfill materials. Should excavation into the landfill materials be required (e.g., for utilities or building foundations), the excavations shall be made under a worker health and safety plan prepared by a Certified Industrial Hygienist.
2) Night-time sports field lighting shall not be permitted. 3) Setbacks and landscaped buffers of at least 30 feet in width shall be incorporated into the park site plan to screen existing and proposed adjacent residential areas from park noise and activities. This requirement shall not pertain to driveway connections to Vineyard A venue in front of the park.
4) Outdoor security lighting shall be shielded to direct light downward to minimize its visibility from surrounding properties.
5) Uses in the southernmost portion of the park shall generally be restricted to passive activities such as pedestrian/equestrian trials and open space. 6) The design and location of park perimeter fencing shall be coordinated with neighboring residents at the time that the park master plan is prepared. Fencing shall be designed and constructed to prevent trespassing onto private property and to protect neighborhood privacy.

5. Elementary School
a. School Use Standards
1) Permitted Use:
a) Elementary School and typical accessory uses;
b) The continuance of agricultural uses employed within five years prior to Specific Plan adoption until such time as development of the school commences; and
c) The keeping of farm animals in accordance with
Section IV .C.3.a. l)d)(3) until such time as development of the school commences.
46

b. School Development Standards
1) The proposed school shall conform to the guidelines established by the California Department of Education for school setbacks from electrical power line easements.
c. School Design Guidelines
1) School outdoor lighting should be designed to direct illumination downward and screened on top to minimize glare impacts on residents located in the hillside areas to the south.
2) A thorough school parking needs and traffic circulation study should be conducted in advance of school development plan approval by the Pleasanton Unified School District. The District is requested to provide:
(a) on-site parking adequate to accommodate all school-event parking needs; and (b) on-site vehicular stacking space adequate to accommodate all dropping-off and picking-up of school children.
3) The School District is requested to develop conceptual site plans (including parking and traffic circulation) and architectural and landscape design plans with input from the City staff. The District is further requested to submit formal development plans for the school to the City Planning Commission for review and comment prior to District approval.

The architectural and landscape design of the school should be consistent with the character of the outlying homes in the "vineyard villages" (MDR District). Roof-mounted air-conditioning and mechanical equipment should be architecturally screened from the view of nearby hillside homes as much as possible.
4) The loudness of school bells and outdoor speakers should be minimized to reduce impacts on surrounding residences.
5) The School District is encouraged to utilize renewable energy sources at the school.

D. POTENTIAL AGRICULTURAL/NON-AGRICULTURAL USE CONFLICTS When urban development occurs in close proximity to agricultural uses, conflicts may arise over common agricultural practices. This Specific Plan recognizes that permitted agricultural pursuits conducted in accordance with good practice and maintenance are desirable and should not be deemed a nuisance. This Plan further intends to maximize the protection of agricultural areas from urban encroachment by making the future owners/tenants of land within the Plan Area 47

aware of the nearby location and potential impacts of agricultural operations prior to moving to the area. In order to help ensure protection , the recorded deed of sale of all subdivided parcels, and all property rental/lease agreements within the Plan Area shall include a statement to be signed by the future owner/tenant stating that:
"You are hereby advised that this property is located near land zoned and/or used for agricultural purposes. Agricultural use is defined as including but not limited to day and night time activity relating to livestock grazing, the keeping of livestock, the growing and processing of agricultural crops, and any commercial agricultural practices performed as incidental to or in conjunction with such operations. Some of the impacts associated with agricultural use include but are not limited to noise, odors, dust, chemicals, refuse, waste, unsightliness, use of agricultural equipment, and traffic. Permitted agricultural pursuits conducted in accordance with good practice and maintenance are not deemed by the City of Pleasanton to be a nuisance. "
E. AGRICULTURAL MITIGATION FEE
Lots 18 through 28, 32, and 33 are included within the South Livermore Valley Area Plan boundary and are further situated within a subarea of the Area Plan designated as the "Vineyard A venue Transitional Area." One of the provisions of the Area Plan requires the payment of a fee for certain development that occurs within certain portions of "transitional areas." The purpose of the fee is to ensure that urban development compensates for the loss of cultivable or potentially cultivable soils through the payment of agricultural mitigation fees to fund the South Livermore Valley Agricultural Land Trust. Consistent with this provision, fees are to be collected by the City and distributed to the Land Trust at the time of subdivision map recordation for urban development projects proposed on Lots 18 through 28, 32, and 33. Fees are currently calculated based on a one-to-one ratio between the cost per acre for agricultural easements to the Trust and the net acreage of potentially cultivable soils less than 25 percent in slope lost to development.

F. CONSTRUCTION ACTIVITIES
Construction activity requirements are presented below which are intended to ensure that future development proceeds safely and efficiently .

1. Construction Timin2
Construction of housing, roads, other infrastructure , and other site improvements shall be limited to the hours of 8:00 a.m . to 5:00 p.m ., Monday through Saturday. 48

2. Construction Dust Control
Future development within the Specific Plan Area will result in dust and other particulates during site preparation and construction activities. In order to avoid adverse impacts on air quality, the following measures shall be implemented:

3. a. During the construction period, all active unpaved construction areas shall be watered at least twice daily or treated with non-toxic soil stabilizers in order to avoid dust. Exposed stockpiles of dirt or sand shall be enclosed, covered, watered twice daily, or treated with non-toxic soil binders. b. If soil material is carried on public or private roads, such roads shall be swept daily with water sweepers to control dust, where applicable. c. In graded construction areas, permanent replacement vegetation shall be planted as quickly as possible, properly irrigated, and maintained in healthy growing condition. Graded areas that remain inactive for ten days or more during the rainy season (October 1 to April 1) without permanent replanting shall be hydroseeded or stabilized.
d. All trucks hauling excavated materials shall be covered with tarpaulins or other effective covers.
e. All unpaved access roads, parking areas, and staging areas at construction sites shall be rocked, watered three times daily, or covered with non-toxic soil stabilizers.
f. Traffic speed on unpaved roads shall be limited to 15 miles per hour. g. Reactive organic gas (ROG) emissions from adhesives, clean-up solvents, paint, and asphalt paving materials used during project construction shall be reduced by using materials with a low ROG content, in compliance with Bay Area Air Quality Management District standards.

Geoloiical Reguirements Relatine to Construction
Due to the unique geological conditions presented by the Plan Area, a series of site-specific studies and mitigation measures for future development will be necessary.

These include the following:
a. All structures and constructed slopes shall be designed in accordance with the most recent Uniform Building Code as modified by the California Code of Regulations. A soils and geotechnical report shall be prepared for each individual development (unless otherwise approved by the City 49

Engineer) within the Specific Plan Area. Analysis presented in the geotechnical report shall conform with the California Division of Mines and Geology recommendations presented in the Guidelines for Evaluating Seismic Hazards in California. Projects located within the alluvial deposit areas of the project site shall specifically address and be designed to withstand the potential for liquefaction. Projects within the upland areas or adjacent to steep slopes of upland areas shall specifically address the potential for seismically-induced landsliding. The report shall be submitted to the City for review by a qualified consulting geotechnical engineer reporting to the City at the applicant's cost. The project shall incorporate all recommendations of the City's consulting engineer into the design.
b. For areas with slopes steeper than 20 percent or within or adjacent to existing landslides, a slope-stability analysis report (addressing static and pseudo-static conditions) shall be prepared by a licensed Civil Engineer and include the appropriate recommendations from the approved geotechnical report for any proposed development or roadway construction. The report shall provide recommendations for control of surface drainage, adequate groundwater drainage, and slide mass removal or stabilization, if necessary. The analysis shall be supported by investigation of site-specific conditions that shall include but not be limited to:
• estimated recency of slope failures and potential for continued movement;
• depth of landslides or colluvial deposits and characterization of slide plane(s);
• shear strength data for subsurface materials at the project site; • location of springs;
• groundwater level detail that characterizes seasonal fluctuations; and
• justification of the seismic coefficient used in pseudo-static analysis.
c. Proposed cut-and-fill slope designs shall have factors of safety not lower than 1.5 under static conditions and 1.0 under seismic shaking conditions. d. All grading plans, cut-and-fill slopes, compaction procedures, and retaining structures shall be designed by a licensed Geotechnical or Civil Engineer. All grading and slope preparation activities shall be conducted under the supervision of a licensed Geotechnical Engineer or certified Engineering Geologist.
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e. To the extent possible, grading plans shall minimize earth-moving and site-grading. Development design shall avoid placing structures and utilities on or near the tops of slopes or in the shallow subsurface of slopes.
f. The final geotechnical report for the grading plan for proposed projects shall be prepared by a professional engineer and approved by the City Engineer. The report shall address the potential for delayed (differential settlement) consolidation within deep fills and associated land surface subsidence. The report shall provide specific recommendations for:
• fill compaction specifications that consider the likelihood of eventual saturation and wetting and drying cycles for the fill materials;
• removal of colluvial material or weathered rock that may be subject to consolidation under the load of proposed fills; • design that minimizes the variability of fill thickness within fills that underlie structures or other improvements at the project site; and
• design and operation of adequate subsurface drainage systems for fills (particularly beneath heavily-irrigated areas or other water sources such as swimming pools or detention basins). Drainage systems for fills shall be designed to minimize maintenance and ensure long-term performance. Flow from the drainage system shall be controlled so as not to cause or contribute to erosion of existing drainage channels.
g. On expansive soils with moderately high shrink-swell potential (Perkins loam and Pleasanton and Positas gravelly loam), building foundations and improvements shall consist of drilled pier and grade beams, deepened footings (extending below expansive soil), or post-tensioned slabs.

Alternatively, expansive soil shall be removed and replaced with compacted non-expansive soil prior to foundation construction. The geotechnical report for each phase of the project shall require that subgrade soils for pavements consist of moisture-conditioned, lime-treated, or non-expansive soil, and that surface (including roof drainage) and subsurface water be directed away from foundation elements to minimize variations in soil moisture.
h. Improvements proposed to be placed on slopes greater than ten percent, or within ten feet of the tops of such slopes, shall be approved for construction by a California licensed Geotechnical Engineer or California certified Engineering Geologist. The City shall approve grading plans and slope designs prior to implementation.
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1. Prior to the final design of the relocated Vineyard A venue, the stability of the slopes of the south bank of the Arroyo del Valle within 200 feet of the proposed location of the roadway shall be evaluated by a qualified Geotechnical Engineer to determine if slope failures could affect the short­ and long-term integrity of the constructed roadway or if construction or operation of the roadway could affect the stability of the banks. A geotechnical report shall be prepared for the City that specifies appropriate slope design and construction. Recommendations of the report shall be implemented in the roadway specifications.

4. Drainage Reguirements Relating to Construction
a. Grading and drainage design plans shall be submitted to the City Engineer for each phase of development within the Plan Area, and reviewed for compliance with all applicable City requirements. The drainage plans shall demonstrate that the proposed development would minimize or eliminate increases in the volume or rate of runoff associated with both small and large storm events (including two-year to 100-year storm events) from the development sites.

5. Water Quality and Protection Reguirements Relating to Construction a. Projects disturbing more than five acres of land during construction shall be required to file a Notice of Intent (NOi) to be covered under the State NPDES General Construction Permit, for discharges of storm water associated with construction activity. The developer shall propose control measures that are consistent with the State General Permit.

A Storm Water Pollution Prevention Plan (SWPPP) shall be developed and implemented for each site covered by the general permit. A SWPPP shall include Best Management Practices (BMPs) designed to reduce potential impacts to surface water quality through the construction and life of the project. A SWPPP shall be prepared such that, when properly implemented, will reduce or eliminate impacts to surface water quality from all phases of the project. Required elements of the SWPPP include the following:
1) Construction storm water management controls shall be implemented which include practices to minimize the contact of construction material, equipment, and maintenance supplies (e.g. , fuels, lubricants, paints, solvents, adhesives) with storm water. The SWPPP shall specify properly-designed centralized storage areas that keep these materials out of the rain. It shall also include a monitoring program by the construction site supervisor. 52

6. 2) Best Management Practices (BMPs) shall be implemented to reduce erosion of exposed soil and may include, but not be limited to, soil stabilization controls, watering for dust control, perimeter silt fencing, placement of hay bales, and sediment basins. The potential for erosion is generally increased if grading is performed during the rainy season as disturbed soil can be exposed to rainfall and storm runoff. If grading must be conducted during the rainy season, the primary BMPs selected shall focus on erosion control to keep sediment on the slopes. End-of-pipe sediment control measures (e.g. , basins and traps) shall be used only as secondary measures. If hydroseeding is selected as the primary soil stabilization method, then slopes shall be seeded by September 1 to October 1. Entry and egress from the construction site shall be carefully controlled to minimize off-site tracking of sediment.

Vehicle and equipment wash-down facilities shall be designed to be accessible and functional both during dry and wet conditions. 3) Appropriate measures shall be taken to prevent storm water pollution associated with post-construction activities at developed sites. Because the Plan Area includes relatively low-density development, it may be practical for the design of the residential development areas to include "no net gain" in stormwater runoff from the site. Large single-family home lots generally provide many opportunities for stormwater management, including unit pavers on sand patios, concave lawn/infiltration basins, and dry wells connected to roof downspouts.

Public Health and Safety Requirements Relatine to Construction In order to ensure that development of the Plan Area proceeds safely, the developers of future projects shall be required to comply with the following measures:
a. Prior to development of Lots 1, 2, 18, 19, 21, 22, 26, 28, 30, and 31, where nursery or significant agricultural operations now exist or once existed, a Phase I Environmental Site Assessment shall be conducted by a qualified environmental professional in accordance with the requirements of the American Society for Testing and Materials (ASTM, 1997). If the findings of the Assessment indicate the presence of, or potential for, hazardous materials use associated with the current or past agricultural uses of these sites, a Phase II Environmental Site Assessment shall be conducted by a qualified environmental professional to ascertain whether past or current land uses have contributed to soil and/or groundwater contamination at the site. Soil and groundwater samples collected during the Phase II Assessment shall be submitted to a California-certified laboratory for analysis.
53

The analytical results of the Phase II Assessment shall be evaluated by a qualified environmental professional to determine whether chemicals could pose a hazard to future site users, construction workers, or the environment. If chemicals at the site could pose a hazard, a qualified professional shall conduct a risk assessment to quantify hazards based on soil and/or groundwater sampling results, and develop appropriate remediation measures, as necessary, to reduce potential risks for future site users to acceptable levels. Potential remediation measures may include, but not be limited to, soil removal, capping with an impermeable cover, soil vapor extraction, and groundwater remediation and/or monitoring. Regulatory agency oversight shall be obtained, as appropriate, from the appropriate local and/or State agency. b. An inventory of the interior areas of all on-site agricultural structures shall be conducted by an environmental professional prior to their demolition.

If hazardous materials are identified as being stored in these areas, such materials shall be transported to and disposed of /recycled at an appropriate off-site facility. Monitoring by an environmental professional during the removal of floors/foundations shall be conducted to determine if hazardous materials spills are present or suspected to have occurred in these areas.

After demolition, a report by the environmental professional shall be submitted to the City delineating whether hazardous materials appeared to be present below the floors or foundations. If hazardous materials are present, a soil-sampling plan shall be prepared and implemented prior to disturbance of native soils. The soil samples shall be collected by a qualified environmental professional and submitted to a California-certified laboratory for analysis. The analytical results shall be evaluated by a qualified environmental professional for development of an appropriate health and safety plan for construction workers involved in site-demolition act1vtt1es , waste-disposal options, and potential site investigation/ remediation .
c. A Spill and Pollution Prevention Plan shall be prepared by the developer of each project with soil disturbance (e.g., grading) of at least five acres.

The Plan must: (1) be prepared prior to the start of earthwork activities; (2) designate an on-site employee responsible for Plan implementation; and (3) include anticipated equipment needs and maintenance, emergency response procedures for hazardous materials releases, and procedures for contacting designated regulatory agencies in the event of a hazardous materials release.
d. Removal of above-ground or underground fuel tanks shall take place in accordance with the requirements of the Livermore-Pleasanton Fire Department, if these are to be removed as part of development under the Specific Plan.
54

e. Demolition of all structures shall be conducted in accordance with applicable requirements of the California Department of Industrial Relations (Cal OSHA) for lead, with appropriate follow-up measures taken if lead-based paint is found.
f. Demolition of all structures shall be conducted in accordance with the requirements of Cal OSHA and the Bay Area Air Quality Management District (BAAQMD) for asbestos, with appropriate follow-up measures if asbestos is found.
g. Notification of the Underground Services Alert (USA) as well as site tenants shall take place prior to ground breaking to obtain information on the location of possible underground utilities.
h. Developers of land containing detention basins, springs, ponds, etc. shall contact the Alameda County Mosquito Abatement District (ACMAD) for assistance in controlling and managing potential disease-bearing vectors and their breeding areas to reduce the potential for transmission of public health diseases associated with these organisms. The ACMAD shall also be consulted for assistance in the control and management of other organisms (e.g., Valley black gnat) and their breeding areas that pose an environmental nuisance. The owners of such developments shall be responsible for implementing all applicable recommendations of the District.

1. A Health-Risk Assessment (HRA) shall be prepared for the City by a qualified health-risk professional for use of Lot 14 as a City park. The HRA shall evaluate the existing data on air, soil, and water quality from the site to determine if additional sampling and testing is required. The HRA shall be prepared in conformance with the United
States Environmental Protection Agency (EPA) and CalEPA guidelines.

If the HRA indicates that park use of the site is appropriate, the Park and Recreation Department shall prepare a worker Health and Safety Plan for development, operation, and maintenance of the proposed park. If the HRA concludes the site currently has unacceptable health risks, then either (1) a remediation plan shall be prepared for approval by the United States EPA and CalEP A, and the specified remediation measures shall be implemented; or (2) the Plan shall be modified to accommodate another use.

J. The City shall attempt to obtain as-built drawings of all components of the methane gas collection system on Lot 14. If obtained these records shall be maintained at the Building Inspection Department to ensure that any excavations made during park construction or operation do not rupture components of the system. The Department shall establish a protocol for 55

7. all excavation activities (including drilling) that require the evaluation of the gas collection system drawings prior to the commencement of activities.
k. All above-ground components of the methane gas collection system on Lot 14 shall be protected with locked fences or other secure enclosures to prevent public contact with these facilities for as long as they are needed.

1. All development projects on lands adjacent to Lot 14 shall conduct a gas survey to determine if significant gas migration from the landfill is affecting the development site. The results of the survey shall be used to determine if standard construction of structures is appropriate or if non-standard foundation/building ventilation systems should be required. m. Evacuation plans shall be prepared for the elementary school and possible bed-and-breakfast inns and other commercial uses located within the Del Valle Dam Flood Inundation Area for the unlikely event of a failure to the Del Valle Dam.
n. Minimum six-foot high fencing shall be installed along the steep banks of the Arroyo del Valle and all mining pits within the Plan Area to reduce the potential for recreational use of these areas. Signs shall be posted cautioning of steep, unstable slopes, and potential drowning hazards. In addition, the stability of slopes along the Arroyo shall be evaluated and modified, if necessary, to be made stable under short- and long-term conditions.

Energy-Efficient Construction
a. Energy-efficient heating and cooling systems and energy-efficient lighting shall be required in all residential, commercial, and school construction. b. Only United States Environmental Protection Agency-approved fireplaces and wood-burning stoves shall be permitted in residential units. 56

V. CIRCULATION
The following section presents the Circulation Plan. Included is information pertaining to the existing and planned circulation systems, off-site street improvement mitigations, street design standards, street and landscape design guidelines, transit service, and trails. The intention of the Circulation Plan is to provide efficient vehicular, pedestrian, bicycle, and equestrian movement while protecting the rural quality of the Plan Area.

A. CIRCULATION OBJECTIVES

1. Develop a safe and convenient circulation system to accommodate planned growth within and beyond the Plan Area that meets City traffic level of service standards.

2. Realign Vineyard Avenue along the Arroyo del Valle to reduce noise in the center of the Plan Area and to accommodate safer and more convenient travel.

3. Ensure adequate access for emergency vehicle service to all new homes.

4. Provide an alternative to vehicular travel throughout the Plan Area by way of an integrated system of pedestrian, bicycle, and equestrian trails.

5. Provide adequate public transit connections to the outlying region.

6. Establish Vineyard Avenue as a scenic entry to the wine country through the use of rural road standards, implementation of a generous landscape program that features native tree plantings, colorful landscaping accents, and compatibility with the Ruby Hill landscape design program.

7. Mitigate potentially significant traffic impacts created by Plan Area development on residential neighborhoods to the fullest extent feasible.

B. EXISTING CIRCULATION
Existing vehicular access to the Vineyard Avenue Corridor is provided by Vineyard Avenue, the only public street within the Plan Area. Vineyard A venue originates in Downtown Pleasanton and terminates at Highway 84. In its current configuration , it is a narrow (23 feet wide) two-lane rural roadway contained within a 50 foot right-of-way . Numerous driveways and private roads intersect Vineyard A venue with limited sight distance. The existing public and private street system within the Plan Area is illustrated in Figure V-1. 57

EXISTING PUBLIC AND PRIVATE STREETS

I FIGURE V - I I
LEGEND
- PUBLIC STREET

1. Vineyard Avenue
.,.. PRIVATE STREETS
A. Clara Lane
B. Vineyard Avenue "S - Curve"
C. Pietrona ve Lane
D. Thibault Lane
E. Foley Lane
58 SCALE: 1 • • 1 000'
F<EV: OQ 98/071-49Q/ ..LO
vt«:01 082498 GIS ..LO

C. PLANNED CIRCULATION
The Plan Area will require new and upgraded circulation improvements to accommodate both internal and external vehicular traffic as well as pedestrian, bicycle, and equestrian movement.

Figure V-2 presents the Circulation Plan which includes a realignment of Vineyard A venue along the Arroyo del Valle, a loop collector street around the planned elementary school, a variety of local and hillside streets, and emergency vehicle access roads. The location of streets shown on Figure V-2 are conceptual and subject to more specific alignment during the PUD development plan review process.

Discussion regarding each street type is provided below, and actual standards are detailed in Table V-1.

1. Vineyard A venue
One of the key elements of the Plan is the realignment of Vineyard A venue along the Arroyo del Valle. This will provide safety benefits, including the elimination of existing limited sight distance, improved capacity, and the elimination of numerous driveway/roadway intersections. The realignment will also create a scenic amenity for motorists by providing views of the Arroyo del Valle on the north side and vineyards and the school playfields on the south side. Additionally, it will serve as a "by-pass" by moving traffic to the perimeter of the Plan Area where noise impacts on existing and future development will be greatly reduced.

The realigned Vineyard Avenue is planned as a two-lane, generally undivided street section that extends through the west side of Lot 18 eastward along Parcel 33 at the northern Plan Area boundary and ultimately intersects with the existing Vineyard A venue again at Lot 32. Major points of intersection with other streets will require protected left-tum lanes and right-tum deceleration lanes. In addition, a traffic signal is planned at the intersection of Vineyard A venue and the western side street at the elementary school. Direct driveway access to the realigned roadway will be permitted only if necessary for vineyard estate lots. Vineyard Avenue is envisioned as a rural roadway with a 36-foot wide pavement section consisting of two 12-foot travel lanes, two six-foot bicycle lane/shoulders, and a six-foot separated pedestrian/ equestrian trail along the north side of the street with protective open fencing and "no trespassing" signs to keep pedestrians out of the quarry lands to the north. Vee ditches are to be graded along both sides of the street in place of curbs. The total right-of-way width required for these improvements is 55 feet.

The existing Vineyard A venue will remain paved but will be closed to through-vehicular traffic and will revert to use by mostly pedestrians , bicyclists, equestrians, emergency vehicles, and utility maintenance vehicles.
59

PROPOSED CIRCULATION SYSTEM IMPROVEMENTS
I FIGURE V - 2 I
LEGEND
- Public Streets
..,. Private Streets
• • • Emergency Vehicle
Access Roads
NOTE: Street alignments shown
above are conceptual only and
may change subject to the PUD
development plan review process. ,___ _______________ 60 1'
SCALE: 1 ' • 1 000'
REV: 111 /071499 / .a.o
VN:017 082698 GIS .l.O

Table V-1
Street Construction Standards
Street Characteristics Realigned School Loop
Vineyard A venue Collector Street
Number of Travel Lanes 2<0 i(l)
Width of Travel Lanes 12 feet 11 feet
Street Parking Lanes Emergency only Two 7-foot wide parking lanes on the east and west
side streets; one 7-foot
wide parking lane on the
north side of the street
which fronts the south
side of the school
Bicycle Lanes 2 (6 feet wide) No
Curbs No Yes
Sidewalks No On school side only
Trails North side only No
Street Lights No<2,3) Yes<3>
<1> Left-turn lanes and right -tum deceleration lanes are permitted at major street intersections . <2> Not planned unless required for vehicular safety at street intersections .

Local and Private
Cul-de-Sac Streets Hillside Streets
2 2
10 feet 8 feet paved plus
2 feet clear
(exception: 9 feet
paved plus 2 feet
clear at Lot 25)
Two 6-foot wide No
parking lanes
No No
Yes Where necessary
for drainage
Only in No
MDR Districts
No No
Yes<3l No<2,3)
<3> Light intensity shall be the minimum required for safety, light fixtures shall be shielded to direct light downward , and light poles shall be of a semi-rural design and material.
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2. Loop Collector Street
A loop collector street is planned around the perimeter of the elementary school site to provide convenient access, parking, and security surveillance. Local and hillside streets and the MDR housing located at Parcels 18 and 19 will also connect to the loop.

Individual driveway access to the loop should only be permitted where necessary for vineyard estate housing. The loop is to consist of a 36-foot pavement section with parking, curbs and gutters, and a sidewalk only on the school side of the loop.

3. Local and Cul-de-Sac Streets
Local and cul-de-sac streets are planned to provide access to individual lots. These streets will have a 32-foot pavement section with parking, curbs, and gutters. Sidewalks on both sides of the street will be required only in the MDR districts.

4. Private Hillside Streets
Private hillside streets are planned to provide access to individual lots generally in the steeper portions of the Plan Area. The hillside street section consists of a 16-foot pavement width (with two feet clear on either side) with curbs only where necessary for storm water drainage. No parking is allowed.

Due to the excessive length of the dead-end hillside streets on Lots 22 and 25, these lots shall be connected by way of a paved emergency vehicle access (EV A) road so as to create an emergency loop route to Vineyard Avenue.

D. OFF-SITE STREET IMPROVEMENT MITIGATIONS
The City shall contribute the Plan Area's pro-rata cost-share of completing the Bernal Avenue/ Vineyard A venue intersection signalization and expansion, including median landscaping on Vineyard Avenue. Project applicants shall contribute the pro-rata Plan Area cost-share funding (through participation in City Transportation impact fee) to construct a second bridge for Bernal Avenue to cross Arroyo del Valle, if and when the City determines that such a bridge is necessary. The City would be responsible for building the bridge if it becomes necessary. All Plan Area developers will be responsible for complying with the Tri-Valley Transportation Development Fee Ordinance to help off-set the cost of constructing subregional traffic mitigation improvements, and with the City Traffic Department Fee Ordinance to contribute to the cost of constructing new city-wide traffic-related improvements .

The City has developed a "Neighborhood Traffic-Calming Program" which is intended to, among other things, help reduce cut-through vehicular traffic in existing residential neighborhoods. The City encourages the implementation of this program in the residential neighborhood(s) to the west of the Plan Area where residents have already expressed concern 62

about cut-through traffic , The program should also be expanded to consider possible improvements to Vineyard Avenue between Bernal Avenue and Montevino Drive (such as a reduction in the number of travel lanes) in order to reduce the impacts of Vineyard A venue traffic on nearby residents.

E. STREET DESIGN ST AND ARDS

1. Street cross-sections should be designed as specified in Table V-1 and in accordance with the Public Works Design Guidelines. Adjustments to design standards may be approved in order to preserve existing trees and other significant natural site features in accordance with the PUD development review process.

2. Left-tum lanes and right-tum deceleration lanes shall be provided on the realigned Vineyard A venue at intersections with the collector loop street and local streets.

3. Direct driveway access to the realigned Vineyard A venue shall be permitted if necessary only for the Vineyard estate lots.

4. Vehicular access to future homes on Lots 9 and 13 shall be provided by way of a single shared private driveway along the common property line between these two lots.

5. In order to mitigate the impact of noise to an acceptable level along Vineyard Avenue in the northwest portion of the Plan Area, a minimum six-foot high landscaped earth berm shall be constructed along the Vineyard A venue frontage of Lots 4, 9, 10, 11, and 13 (and Lot 8, if desired by the owner of this developed parcel); and a decorative masonry soundwall with landscaping shall be constructed along the Vineyard A venue frontage of Lot 1 and designed to complement the existing soundwall and landscaping on the north side of Vineyard A venue.

6. Gated developments which preclude public access shall not be permitted unless required for agricultural protection purposes.

7. Temporary emergency vehicle access roads may be required in areas where planned loop street systems are developed incrementally and where temporary dead-end streets exceed 500 feet in length or the number of homes that they serve exceed 14.
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8. The ex1stmg speed limit on Vineyard Avenue between Bernal Avenue and Montevino Drive shall be reduced from 40 miles per hour to 35 miles per hour in order to reduce traffic noise levels. If this measure does not reduce noise to at least the April 1999 pre-project condition, then additional measures shall be pursued in an effort to supplement this measure and achieve the pre-project noise level conditions.

9. Following the realignment of Vineyard A venue along the Arroyo and local street development at Lot 21, private driveway access to Lot 20 shall be permitted along the existing Vineyard Avenue from Lot 20 to the public street system in Lot 21.

In addition, Lot 26 may continue to use the existing Vineyard A venue for vehicular access until such time as Lot 26 develops.

10. The Clara Lane extension through Lot 1 to Vineyard Avenue shall align with Vista Diablo Court on the north side of Vineyard Avenue.

11. If the housing development on Lot 3 precedes that planned for Lots 1 and 2, then vehicular access to Lot 3 may be temporarily provided by way of an emergency vehicle access (EV A) road connection to Montevino Drive until such time as the public street (cul-de-sac) connection to Clara Lane can be accomplished. The southern edge of the EV A where it connects to Montevino Drive shall be located 45 feet north of the north side property line of the parcel located at 854 Montevino Drive. As soon as the public street connection from Lot 3 to Clara Lane can be accomplished, the EVA shall be closed to all traffic except for emergency vehicles, pedestrians, and bicycles. The City should give strong consideration to negotiating a sale/transfer of the remainder of the triangular-shaped right-of-way in which the EVA is to be partially located to the owner of the lot on 854 Montevino Drive on the south side and the owner of Lot 3 on the north side.

F. STREET DESIGN GUIDELINES

1. Cut-and-fill grading for hillside streets should be minimized. Hillside streets should be aligned to follow the contours of the land and preserve existing trees and other natural features wherever possible.

2. Street-light pole and fixture design should reflect the rural character of the Plan Area.
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G. STREET LANDSCAPE DESIGN GUIDELINES
A Master Street Landscape Plan shall be prepared by the City following adoption of the Specific Plan which provides guidance for decorative landscaping throughout the Plan Area street system.

The following primary design principles shall be integrated into the Plan:

1. Reali211ed Vineyard A venue Landscapin2
Views of the quarry operations from the realigned Vineyard A venue should be screened to the fullest extent feasible through the use of clustered evergreen tree plantings along the north side of Vineyard A venue.

2. Vineyard A venue Si211a2e

3. Signage along Vineyard A venue should conform to the "Wine Country Community Access Corridor" design guidelines developed by the Livermore Chamber of Commerce .

Street Entry Landscapin2
a. Neighborhood street entry landscaping should be provided at each street intersection with t.he realigned Vineyard Avenue (Figure V-3). Formal plantings in a semi-circular pattern should be provided to define and accentuate the neighborhood entries.
b. In MDR Districts, decorative walls, pilasters, archways, and entry monuments of stone construction are encouraged at individual development entries to accentuate the vineyard design theme (Figure V-4).

4. Local and Cul-de-Sac Street Tree-Plantin2
a. Dense natural groupings of medium- and large-sized deciduous and evergreen trees should be planted along local and cul-de-sac streets in LDR areas. Tree distances from the edge of roadway should vary to reflect a natural symmetry.
b. Colorful deciduous trees should be planted in a symmetrical pattern along local and cul-de-sac streets in MDR areas.
65

STREET ENTRY LANDSCAPE DESIGN CONCEPTS
Plan
Elevation
I FIGURE V - 3 I
66 ~- F00h3iate cn.51 i41 Oah
r--- Fl ot.)eY'ir13 Cl"abapple
Stone Eri+G monume<1t
Woad ~ail Fe11c~ t.M~
Gtone Pila-=,ter<;!..

STREET ENTRY LANDSCAPE DESIGN CONCEPTS
Stone Enh-y ~II with
515no,'.f· and Wood Arbo
lvood ~ail Fence with
'?-I-one Pi"la,+er-5
Low ~roundcove,r, {, • hei1i'+- 11 Annua.16 1n front- ot- • 8-ii-nj ~ 0 n'leidiland
1 K'~e Gir~11,kovef""
Ma"i> -!>, 24- • h~~ht-.
q_G,' len1h, each
51de . ---+--u-+o!i~"'--.,,f
Plan
----­I'""\.
-·---····- ... _ ---· Elevation ,-- -.,.------- ---- -- ---- --- - --- ___ - ✓-- • • • • I FIGURE V - 4 I
67

H. TRANSIT SERVICE
In order to provide an alternative to the use of automobiles, the Plan Area should be linked to the local transit system along the realigned Vineyard A venue and school loop street system and provided with bus stop pull-outs and pedestrian shelters at the community park, school, and applicable local street intersections along the realigned Vineyard Avenue.

The City Transportation Systems Management Division should encourage and assist the Ruby Hill development manager in an effort to establish a carpooling program to minimize traffic between Ruby Hill and the Plan Area elementary school.

I. QUARRY TRUCK TRAFFIC
Quarry truck traffic is not permitted to use public streets within the Plan Area. If the ten-acre rear portion of Lot 21 is mined, trucks hauling mined materials to the quarry plant must stay on quarry property.

J. PEDESTRIAN/BICYCLE/EQUESTRIAN TRAILS
A variety of pedestrian, bicycle, and equestrian trails are planned within the Plan Area. These include:

1. "Existing Vineyard Avenue Alignment" Trail

2. "S-Curve" Trail

3. Realigned Vineyard Avenue Bicycle Route and Multi-Use Trail

4. East Plan Area Trail

5. West Plan Area Trail

6. Lot 3 Trail

7. Neighborhood Trails
Conceptual alignments for each of the proposed trails within the Plan Area are presented below, illustrated in Figure V-5, and summarized in Table V-2.

1. "Existin2 Vineyard A venue Alilillffient" Trail
Following the realignment of Vineyard A venue, the existing alignment will be used as an emergency vehicle and utility maintenance vehicle access road and a pedestrian, bicycle, and equestrian corridor. This will enhance safety and allow pedestrians, bicyclists, and equestrians to move more conveniently through the Plan Area. It will also provide residents with an alternative to driving to school, recreational areas, and neighboring homes. Most residents will live within a short distance from this corridor.

A master landscape and trail plan will be prepared for the full length of the existing Vineyard A venue ( including the
II
S
11 -Curve section), and trail and landscape
improvements will be completed as a shared improvement cost. 68

VINEY ARD A VENUE CORRIDOR TRAILS PLAN
Note:
* Trail 2 connects to the Shadow Cliffs
Regional Recreational area.
- PROPOSED TRAIL
I FIGURE V - 5 I
LEGEND

3. "Realigned Vineyard A venue"
JV
1'
SCALE: 1" - 1
REV:V21 /11 1 IIQ8/122ll8/71 ~
.CP /090Jll8/G1S/ ..LO
I. "Existing Vineyard A venue
Alignment" Trail
Bicycle Route and Multi-Use Trail

4. East Plan Area Trail

2. "S
11 - Curve Trail 5. West Plan Area Trail

6. Lot 3 Trail

Trail Name of Trail Trail Use
No.
1 "Existing Pedestrian /
Vineyard Avenue bicycle/
Alignment" Trail equestrian
2 "S"-Curve Trail Pedestrian/
(mostly existing) Bicycle/
Equestrian
3 Realigned Bicycle &
Vineyard Avenue Pedestrian/
Bicycle Route and Bicycle/
Multi-Use Trail Equestrian
4 East Plan Area Pedestrian /
Trail Equestrian
5 West Plan Area Pedestrian /
Trail Equestrian
6 Lot 3 Trail Pedestrian /
Bicycle
7 Neighborho od Pedestrian /
Trails Bicycle/
Equestrian
Table V-2
Trails Summary
Timing of Construction By
Construction
At the time Vineyard Plan Area
A venue is realigned developers
At the time Vineyard Plan Area
Avenue is realigned developers
At the time Vineyard City/Plan Area
A venue is realigned developers /
Ruby Hill
Time of on-site Developer for
development and Lot 19, and
connecting trail acquisition City /developer
for Lot 26
Time of on-site City for Lot 14
development and and City/
connecting trail acquisition developer for
Lot 22
Time of Lot 3 Lot 3 developer
development
Time of on-site Developers
development
70 Trail Width Trail Material
To be determined in Asphalt
accordance with
master landscape plan
To be determined in Asphalt
accordance with
master landscape plan
6-foot bicycle routes with Asphalt and
multi-use trail to be crushed rock
determined at the time
Vineyard Avenue
realignment design occurs
2 to 6 feet depending Graded and
upon terrain compacted-earth
2 to 6 feet depending Graded and
upon terrain compacted -earth
16 feet (EV A) Asphalt
4-6 feet Asphalt and
graded and
compacted-earth

Existing trees located along the "Existing Vineyard Avenue Alignment" trail shall be preserved whenever possible. The existing row of walnut trees located along the Lot 19 and Lot 21 frontage of this trail shall be preserved and supplemented with new walnut trees to enhance and perpetually maintain the existing street tree visual effect.

In addition, a concrete sidewalk will be constructed along the south side of the existing Vineyard Avenue from the northwest comer of Lot 1 to connect to the eastern end of the "Existing Vineyard Avenue Alignment" Trail at Lot 15.

2. 11S11-Curve Trail
The easUwest leg of the former Vineyard Avenue "S"-Curve will be used to provide a direct multi-use trail link between the Shadow Cliffs Regional Recreation Area and the "Existing Vineyard Avenue Alignment" Trail for pedestrians, bicyclists, and equestrians .

Trail and landscape improvements will be completed in conjunction with the "Existing Vineyard A venue Alignment" Trail.

3. Reali1med Vineyard Avenue Bicycle Route and Multi-Use Trail A bicycle route is planned along the realigned Vineyard A venue roadway. This consists of two six-foot wide paved bike lanes next to the 12-foot wide travel lanes. This route is intended to serve long distance biking needs. A multi-use trail for pedestrians, bicyclists, and equestrians is also planned along the north side of the roadway. This trail should be planned with the East Bay Regional Park District in conjunction with the Shadow Cliffs to Del Valle Regional Trail Plan.

4. East Plan Area Trail
A graded and compacted-earth trail for hikers and equestrians is planned in the eastern portion of the Plan Area. This trail begins at the Realigned Vineyard Avenue Multi-Use Trail described above and extends southerly along the west side of the eastermost creek at Lot 19. After crossing the existing Vineyard Avenue, the trail passes through a valley on Lot 26. It is intended to ultimately connect to future regional trails farther to the south. Public access through Lot 26 should be accomplished upon subdivision of this lot and development of connecting regional trail links to the south needed to complete a loop trail system.

5. West Plan Area Trail
A graded and compacted-earth trail for hikers and equestrians is planned to begin at the east end of the "S" -Curve Trail and connect to a staging area located within the community park at Lot 14. It is then to extend south through the park and into Lot 22 where it continues in a southerly direction to the southern border of the Plan Area.

Ultimately, this trail is intended to connect to off-site trails leading to Pleasanton neighborhoods to the west and to a regional trail that will extend through Lots 19 and 26 as discussed above.
71

Public access through Lot 22 should be accomplished upon completion of all of the following: (1) subdivision of Lot 22, (2) completion of the community park trail, and (3) acquisition of connecting trail links to the south needed to complete a loop trail system.

6. Lot 3 Trail
An asphalt paved EV A/trail is planned to connect a future cul-de-sac street on Lot 3 with Montevino Drive . The trail connection will be used for pedestrians and bicyclists.

7. Nei2hborhood Trails
In conjunction with the above public trails, additional smaller public and private trails should be planned on a project-by-project basis to connect individual developments to this basic trail network, thus creating a well-integrated neighborhood system.

8. Signage shall be posted along all public trails to provide clear direction, specify no trespassing on private property, and require that pets be leashed. 72

VI. PUBLIC FACILITIES
The following Public Facilities Chapter outlines a plan for providing water, sanitary sewer, storm water drainage, and other utility services within the Plan Area. These are presented in terms of existing conditions and planned improvements necessary to support development, consistent with the Land Use Chapter. A methodology for allocating capital costs on a "fair share" basis and the phasing of improvements are detailed in the Infrastructure Financing and Phasing Chapter (Chapter VID).

A. PUBLIC FACILITIES OBJECTIVES

1. To facilitate the provision of water, sanitary sewer, storm water drainage, and other utility systems within a well-integrated overall network.

2. To facilitate flexibility in the timing and planning of infrastructure improvements.

3. To provide the opportunity for improved water and sanitary sewer service for existing residents within the Plan Area.

B. WATER
The proposed Plan Area water system concept is illustrated in Figure VI-1 and further discussed below.

All existing land uses within the Plan Area are served by small privately owned wells and piping systems. The nearest City water facilities are included in the Bonde Water Pressure Zone located to the south, west, and east of the Plan Area. This pressure zone normally serves connections between 390 and 540 feet in elevation. Bonde Zone pipelines to the west and south exist in Montevino Drive, Foxbrough Place, and Gray Fox Circle and Court. Additional pipelines extend from the City fire station located east of the Plan Area through the Ruby Hill development. Water pressure and supply for the Bonde Zone are maintained through a series of storage tanks and pump stations. One of the storage tanks is situated just beyond the end of Gray Eagle Court, southwest of the Plan Area. An additional tank is located within the Ruby Hill development. The existing tanks and pump stations do not have enough remaining capacity to serve buildout of the entire Specific Plan Area.

Zone 7 of the Alameda County Flood Control and Water Conservation District constructed a 36-inch diameter water pipeline within the existing Vineyard Avenue right-of-way in late 1993.

The City may access this source at approved connection locations for local distribution to customers. Additional distribution lines, valves, pumps and water storage facilities will be required within the Plan Area in order to provide domestic and fire flow services off of the Zone 7 system.
73

- Existing Water Line
• • • Proposed Water Line
■ Turn-Out
• Pump Station
e Storage Tank
P Proposed Faclllties
E Existing Facilities
!FIGURE VI - 1 I

WATER SYSTEM PLAN
74 JV
I
SCALE: 1 " • 800'

1. Specific Plan Water System Concept
The City will provide water for all uses, except the irrigation of vineyards and other agricultural activities. Distribution facilities must satisfy minimum design criteria as specified in the "Hillside Water Pressure Zone Master Plan" and be constructed to the specifications of the Public Works Department. The following is a summary of special considerations which must be addressed in providing water service within the Plan Area. a. Water Pressure
Water connections at different elevations will require different strategies to meet established pressure criteria . The majority of the connections will fall within the normal elevation boundaries of the City's Bonde Zone (390 to 540 feet). It is possible to serve water connections within this range by integrating into the Bonde Zone and providing additional storage and pumping facilities.

The Plan Area has been divided into four elevation bands, as shown in Figure VI-2. Each band has different service considerations. Starting from the lowest elevation band, the methods needed to meet the water pressure criteria are as follows:
• Below Elevation 390: The normal lower service level boundary of the Bonde Zone is 390 feet. A portion of Lot 18 located along the north edge of the Plan Area adjoining the Arroyo del Valle is situated as much as seven feet below this boundary . Localized pressure could approach 120 pounds per square inch (psi), but would not exceed the 125 psi maximum allowable limit. A majority of the affected area is designated on the land use plan (Figure IV-2) for Vineyard use. However a limited number of residential units may be affected. Pressure concerns for these homes shall be mitigated by requiring the installation of pressure reducing valves (PRV's) for all connections . Current City standards require the use of this equipment in all situations where localized water pressure is above 80 psi.
• Between Elevation 390 and 475: Service connections within this band will also experience pressures exceeding 80 psi, and will therefore require the installation of PRV's.
• Between Elevation 475 and 540: No special water pressure measures will be needed to serve the planned and existing homes located within this band.
75

Presiure Zonea
A Below 390'
B 390' - 475'
C 475' - 640'
D Above 540'
I FIGURE VI 21

WATER PRESSURE ZONES
76

• Above Elevation 540: Homes situated above the normal upper limit of the Bonde Zone will need to take special measures to provide adequate water pressure for both domestic and fue fighting needs. To ensure a minimum of 40 psi for domestic needs, a small hydro-pneumatic booster pump system will be required to serve each residence. The pump systems are to be privately owned and maintained. Another special facility required for fue protection will include fire sprinkler systems with control devices to assure adequate storage and pressure. Compliance with fue safety standards will need to be verified by the Fire Marshall prior to the issuance of any new building permits on properties occupied with residences located above elevation 540.
b. Distribution
The recently completed Zone 7 trunk line will be the primary source for providing water to properties within the Plan Area. This treated water source will be accessed through improvements to the existing Zone 7 Turnout #6, located next to the fue station adjacent to the easterly border of the Plan Area (Figure VI-1). Currently functioning as part of a looped supply to the Ruby Hill pump station, this turnout will be appropriately valved and improved to concurrently supply a new Bonde Zone pump station for the Plan Area. The new pump station will be located adjoining the turnout and fire station, and will feed a 16-inch Bonde Zone trunk line running westerly within the Vineyard Avenue right-of-way.

The new Vineyard A venue trunk line will extend westerly to connect with the existing 16-inch Bonde Zone line in the vicinity of Lot 15. Valving will be needed at both ends of the system in order to balance the hydraulic pressures and flows. These connections will serve to loop both systems, thereby enhancing the reliability and capacity of each. Secondary distribution lines will extend short distances to the south and north from the main trunk line in order to provide service to all Plan Area properties. In addition, a secondary water line loop connection will be constructed as an independent City project to connect Vineyard Avenue at Lot 14 with Foxbrough Place.
c. Storage
Additional water storage to provide adequate domestic service and sustained fue flow capability will be provided by building a new storage tank at elevation 636 on Lot 25. The tank will be sited within the saddle of a ridgeline in the southern portion of the Plan Area as shown in Figure VI-1. This tank will be of sufficient size to serve local Plan Area properties while also enhancing the reliability of the existing Bonde Zone system.
77

2. As part of an integrated system, the new facilities will be sized to deliver a minimum fire flow of 1,500 gallons per minute (gpm), sustained for 2 hours with a residual 20 pounds per square inch pressure (p.s.i.), to residential developments in pressure zones below the 540 foot elevation. Facilities serving the school and limited commercial uses (existing nursery and potential bed-and-breakfast inns, wine-tasting rooms, etc.) will be sized to deliver a fire flow of 2,500 gpm, sustained for 2 hours. Fire hydrants will be spaced at approximately 400-foot intervals on local streets and at strategic locations adjacent to the school and potential commercial buildings.

Existing Residences
Existing homeowners choosing to subdivide are required to connect their existing homes to the City water system at the time that service is extended to their subdivided land.

Existing homeowners initially choosing not to subdivide will have the option of connecting their homes to the City water system when it becomes available based upon prorata cost sharing (except for Lots 8 and 15 where prior agreements with the City provide otherwise). Well water may be used for irrigation but must be kept separate from the domestic supply through the installation of backflow-prevention devices.

3. Water Conservation
Partial mitigation of the cumulative increase in potable water demand will be provided by the following conservation measures:
a. New development shall install water-conservation devices and utilize drought­ tolerant landscaping to the extent feasible.
b. Well water shall be required for irrigation of vineyards and related agricultural uses.
c. Drip irrigation systems or other state-of-the-art water conserving measures appropriate for agricultural crop production shall be required for all new vineyards and related agricultural uses, to the extent feasible.

4. Aesthetic Considerations
In order to help preserve the character of the Vineyard Corridor hillside area, new water tanks shall be located to avoid visibility from off-site areas to the fullest extent feasible.

Such facilities shall be further screened by way of partial burying, berms, and/or landscaping. Where facilities will still be partly visible from off-site areas, they shall be painted a non-reflective dark green/brown color similar to the color of oak tree canopy cover.
78

The water pump station shall be designed in terms of architectural style, materials. and color consistent with the Medium Density Residential district design character. The station shall be situated and designed so that the noise level of the pump does not exceed 50 dBA at the property line or boundary of easement on the land on which it is situated.

C. SANITARY SEWER
The Plan Area currently has no on-site public sewage collection facilities. Existing homes maintain their own septic disposal systems. The nearest trunk sewer line is located approximately 600 feet west of the Plan Area, just east of Tioga Court. This 8-inch line conveys wastewater to the Cross Town Interceptor located just north of First Street at Vineyard Avenue. The Vineyard Sewer Master Plan Study, completed in 1993 for the City by Carollo Engineers, identified capacity deficiencies in this existing line to meet wet weather flows. The Carollo study recommended construction of a new, larger capacity trunk line to accommodate wet weather flows plus future growth throughout the entire Master Plan area.

Engineering work for Section 1 of a three-part construction program was approved in the City's 1993/94 Capital Improvement Program (CIP). Construction of improvements including an 18- inch parallel sewer trunk line between First Street and Bernal Avenue was funded in the 1995/96 CIP. An easement for this first portion of work is currently being acquired, and construction is scheduled to follow shortly.

Replacement of the remaining segment of the original eight-inch line between Bernal A venue and Tioga Court (Section 2) was identified in the 1998/99 CIP. Independent review of the sizing for this replacement line was completed for the City by G. S. Dodson & Associates in February of 1998. This pipe size is based on a reduced wastewater flow, consistent with development yields reflected in this Specific Plan. Development within the Plan Area will provide a major source of funding for the new line.

A ten-inch diameter Section 3 trunk line will ultimately be extended easterly from Tioga Court to Vineyard A venue, and then reduced to an eight-inch diameter line along the realigned Vineyard A venue through the Plan Area. Construction of a pump station and roughly 500-feet of permanent force main will also be required. These facilities will be constructed on and adjoining the westerly end of Lot 18 and are in lieu of an otherwise necessary deep sewer identified in the Carollo study (depths of 25-30 feet). The pump station and force main will result in a substantial capital cost savings (with some added operational costs for pumping), while adding flexibility as to the sewer alignment. The new sewer line, pump station and force main will have sufficient capacity to accommodate all contemplated uses within the Plan Area. 79

1. Specific Plan Sewer System Concept
The proposed Plan Area sewer system concept is illustrated in Figure VI-3 and further discussed below.

A system of local eight-inch sewer lines presently serves existing development northwest of the Plan Area. Portions of these lines (within Grape Vine and Badger Drives) have no available surplus capacity. Development of Lots 1-17 must therefore pay for a first, approximately 2,600-foot long segment of the Section Three Master Plan trunk sewer to bypass this constricted local line. This new ten-inch gravity line will extend from a point on the existing Vineyard Avenue at the southwest comer of Lot 8 in a northwesterly direction to the end of the Section 2 improvements ( opposite Tioga Court). Development on Lots 1-17 will also facilitate the extension of a local eight-inch sewer line south from the new trunk line (through the community park site at Lot 14) to the existing sewage pump and force main at Foxbrough Place. This connection will be completed through an existing off-site easement, and will enhance overall system reliability and capacity by eliminating the sewage pump and force main at this location and by allowing gravity flow through this new line. Sewer lines on Lots 1, 2, and 3 will gravity flow to the new north-south street on these lots and then north through Vista Diablo.

The elementary school on Vineyard A venue may be served by one of two alternative means. First , the school project may front the cost of extending the trunk sewer line and installing the pump station and force main at the western portion of Lot 18. Under this scenario the School District would be eligible for reimbursement of expenditures beyond its fair share cost as other properties develop. Second, an on-site holding tank could be installed, with sewage being trucked off-site until the main line and related improvements are extended easterly to the school.

Remaining development within the Plan Area will be dependent on the extension of the eight-inch trunk sewer along the north edge of the Plan Area within the realigned Vineyard Avenue. Development will also need to install the pump station and force main if not already built.

2. Existin& Residences
Private septic systems in use for existing residences may continue in use in accordance with public health and safety standards. However , these individual systems shall be abandoned as a condition of the subdivision of the lots on which they are located. Upon connection, existing homes (except for Lots 8 and 15 where prior agreements with the City provide otherwise) will be charged a fair share portion of the cost for new facilities (see Infrastructure Financing Section).
80

JV
1'
SCALE: 1 " = 800'
- Bllstlng Trunk Line • • • Proposed City Sponsored
..... Proposed Trunk Line Connector Line
o o o Proposed Force Main Line A Proposed Pump Station I !FIGURE VI - 31

SANITARY SEWER SYSTEM PLAN
81

D. STORM WATER DRAINAGE
The City stonn water drain system is composed primarily of curb inlets, underground pipes, local channels, natural swales and outfall devices. These facilities carry stonn water runoff within the drainage basin to flood control channels, locally known as arroyos. New development is required to install adequately sized stonn drain lines to connect to the City's overall drainage system.

The authority for providing flood control service within the Plan Area lies with Zone 7 of the Alameda County Flood Control and Water Conservation District. Zone 7 has no existing or planned facilities within the Specific Plan Area.

1. Specific Plan Storm Draina2e Concept
The proposed Plan Area stonn drainage concept is illustrated in Figure VI-4 and further discussed below.

Development within the Specific Plan Area will result in an increase in impervious surface areas (building roofs, paved roadways, driveways, etc.). Undeveloped, vegetated lands generally have low runoff coefficients, meaning that they yield a relatively small portion of total rainfall as runoff. The majority of the precipitation, particularly in smaller stonns , infiltrates into the subsurface. Impervious surfaces yield nearly all rainfall as runoff. Increased runoff volumes could exceed the capacity of downstream drainage components causing localized flooding. The following measures will therefore be incorporated into the Plan to mitigate this potential impact:
a. Each development project shall contribute to the cost of acqumng and constructing common storm water detention facilities located immediately upstream of several proposed outfalls to the Arroyo del Valle. These facilities shall be designed and engineered along with the Vineyard A venue realignment improvements and may be aggregated for purposes of improving the efficiency of mitigation. Outfalls to the Arroyo shall be provided with appropriate easements, designed subject to City and County standards, and subject to approval by the owners of the land on which they are located. Drainage plans for projects to be developed in advance of the detention basins shall demonstrate that the proposed developments would minimize or eliminate increases in the volume or rate of runoff from the development sites during peak flow periods. b. A grading plan shall be submitted for review and approval by the Public Works Department as part of the development review process for each development, including individual vineyards within the Plan Area. The grading plan shall identify features for site drainage, runoff control, and best management practices for the control of erosion and sedimentation.
82

~ Outfall Structure
+-0 Detention Basin and
Outfall Structure
- - Future Roadway Storn Water
Drainage Facllltles (Roadway
Cost Component)
!FIGURE VI - 4 I
JV'
I
SCALE: 1 " = 800'

DETENTION BASIN COST COMPONENTS
83

E. GAS AND ELECTRIC
The Pacific Gas and Electric Company (PG&E) supplies gas and electric service to the Plan Area. A combination of several local electric service lines (12KV) and one electric transmission line (60KV) are presently suspended from power poles throughout the Plan Area.

The existing 60KV transmission line is not required by the Specific Plan to be undergrounded, unless otherwise required for construction of the elementary school. The existing 12KV line that extends along the existing Vineyard A venue frontage of Lot 18 shall be placed underground and funded as a shared Plan Area improvement. The existing 12KV line that extends along the remainder of Vineyard A venue is coupled with the 60KV line and is therefore not planned to be undergrounded. All other 12KV lines shall be undergrounded by the developers of individual projects as development takes place.

All new 12KV service lines shall be placed underground. A new 12KV line will be placed in the realigned Vineyard A venue to serve future Plan Area development and funded concurrently with the shared roadway improvements.

Natural gas distribution facilities will be extended from the east side of the Plan Area in order to provide service to local properties. These facilities will be placed within the existing Vineyard Avenue right-of-way and will be funded concurrently with the shared roadway improvements. Installation of on-site distribution facilities will be the responsibility of each individual developer.

F. TELEPHONE AND CABLE TELEVISION
Pacific Bell provides telephone service to the Plan Area, and TCI supplies cable television.

Existing service is accommodated by overhead wires on poles shared with PG&E along the existing Vineyard Avenue. Both Pacific Bell and TCI plan to expand services in the Plan Area following the same or similar alignments as PG&E (within the new Vineyard Avenue alignment).

System expansion costs are generally shared between the service provider and the developer.

All service lines are to be placed underground.

G. EMERGENCY AND PERSONAL WIRELESS COMMUNICATIONS FACILITIES In the future, the need for emergency and personal wireless communication facilities may arise within the Plan Area. Emergency facilities may be constructed on an as-needed basis in any district within the Specific Plan Area in such a way as to serve public safety needs. Personal wireless facilities may be permitted in the Open Space district in accordance with the provisions of the City's Personal Wireless Service Ordinance. Joint use of the City water tank site is encouraged for such facilities, where feasible.
84

H. FIRE PROTECTION
The Livermore-Pleasanton Fire Department is responsible for providing fire protection and suppression to all areas within the city limits in addition to providing contractual services to a number of developed areas outside the city limits. The Department maintains the existing Fire Station 5 located directly east of the Plan Area (adjoining the Ruby Hill development). There are currently no public fire fighting facilities or fire hydrant systems within most of the Specific Plan Area.

A new water trunk line will be developed within the existing Vineyard A venue right-of-way, from the fire station (Turnout #6) westerly to connect with the existing line near Pietronave Lane as shown in Figure VI-1. Hydrants will be installed along this new line at locations adjoining proposed new development. This will be a shared Plan Area improvement. In addition, individual developers will be required to provide local facilities both within their projects and in the connecting streets as individual project improvements. Hydrants and supporting facilities will be sized to provide a minimum capacity for residential uses of 1,500 gallons per minute (2,500 gallons per minute for commercial uses) at a minimum of 20 pounds per square inch sustained for two hours. Hydrants are generally installed at 400-foot intervals.

Residences built within the upper Bonde Zone elevations (above 540 feet, as discussed in the Water section) will be required to provide individual storage and fire sprinkler systems, subject to approval by the Fire Department.

The owners of Lots 13 through 32 will benefit from the recent construction of City Fire Station 5 by the Ruby Hill developer, and will therefore be subject to reimbursement payments.

Following adoption of the Vineyard Corridor Specific Plan, the City will establish an appropriate method of reimbursement, taking into account the number of proposed homes within the Plan Area as well as the proposed park and elementary school.

I. SOLID WASTE DISPOSAL
The Pleasanton Garbage Service provides refuse collection for the Specific Plan Area. Refuse generated by existing and future development will be collected and transported to the North Vasco Landfill located north of Livermore. Monthly charges will be assessed to the user. No new refuse collection or disposal facilities are required to serve the Plan Area. 85

VII. ENVIRONMENTAL PROTECTION
Project m1t1gations recommended by the project environmental consultants are included throughout the Specific Plan text. Those pertaining to land use issues are provided in the Land Use Chapter, those relating to circulation are found in the Circulation Chapter, etc. Mitigations relating to the natural environment and archaeological/historical resources are presented below.

A. ENVIRONMENTAL OBJECTIVES

1. Protect special status plant and wildlife species.

2. Permanently preserve significant woodland, riparian habitat areas, wetlands, and wildlife corridors.

3. Preserve and protect existing heritage trees, wherever possible.

4. Protect all known and discovered significant archaeological and historical resources within the Plan Area.

B. WETLANDS
All grading plans shall include a minimum 100-foot setback from intermittent drainages and other seasonal wetlands that are not identified for development in the Specific Plan. The wetlands identified for development in the Specific Plan include the northern ponion of the westernmost drainage from approximately 300 feet south of the existing alignment of Vineyard Avenue to Arroyo del Valle to accommodate road crossings and residential development on Lots 18 and 22, the northern ponion of the central drainage from the existing alignment of Vineyard Avenue to Arroyo del Valle to accommodate the proposed residential development on Lot 18 and the school on Lot 19, a 300-foot section of the drainage on Lots 19, 20, and 27 south of the existing alignment of Vineyard A venue to accommodate residential development on Lot 27, a 60-foot section of the drainage on Lots 19, 20, and 27 near the Plan Area's northern boundary at Lot 19 to accommodate the realigned Vineyard Avenue crossing, and the majority of the easternmost drainage that ends in a seep south of the existing alignment of Vineyard A venue on Lot 28 to accommodate residential development.

Measures to minimize erosion and runoff into seasonal drainages shall also be included in all grading plans. Appropriate runoff controls such as berms, storm gates, detention basins, overflow collection areas, filtration systems, and sediment traps shall be implemented to control siltation and the potential discharge of pollutants into preserved drainages. 86

Prior to the issuance of grading permits for Lots 18, 19, 21, 22, 24, 26, 27, 28, 32, and 33, a qualified biologist shall determine, through the formal Section 404 wetlands delineation process, the extent of jurisdictional wetlands on each lot. Authorization of a Section 404 permit shall be secured from USACE, and a Section 1603 agreement shall be secured from CDFG , if applicable. As part of the permitting process, mitigation of impacts to jurisdictional wetlands shall be identified and implemented. The acreage shall be replaced or rehabilitated on a "no-net-loss" basis in accordance with USACE regulations . Habitat restoration, rehabilitation, and/or replacement shall be at a location and by methods agreeable to USACE.

If future fencing is desired along the winding creek which separates Lot 20 from Lot 21, the City should work closely with the owners of both lots to ensure that the fence does not interfere with the proper maintenance of the creek and movement of wildlife. A landscape buffer shall be maintained in this area to protect wildlife movement and screen development on Lot 21 from Lot 20.

C. WILDLIFE

1. In an effort to protect potential red-legged frog species in the Plan Area, all grading plans shall include a minimum 100-foot setback from seasonal ponds that are not identified for development in the Specific Plan. The above wetlands requirements identify all wetlands that would be disturbed with site development, and Exhibit 4.4-1 of the Draft Environmental Impact Report prepared for the project identifies intermittent drainages and other seasonal wetlands. Construction activity occurring within 100 feet of an intermittent drainage may occur only if the drainage is completely dry.

2. All grading plans will include a rrurumurn 100-foot setback from suitable California tiger salamander breeding habitat (i.e ., seasonal pond) that is not identified for development in the Specific Plan . The above wetlands requirements identify all wetlands that would be disturbed with site development, and Exhibit 4.4-1 of the Draft Environmental Impact Report prepared for the project identifies intermittent drainages and other seasonal wetlands. For the upland habitat of the California tiger salamander that would be removed with development of the proposed project, an equivalent amount of upland habitat area shall be preserved within the Plan Area . Suitable tiger salamander habitat in the Plan Area includes all areas identified as blue oak woodland or annual grassland.

The preserved habitat shall consist entirely of blue oak woodland or annual grassland habitat. All preserved habitat shall be managed and protected , in perpetuity , as natural habitat.

3. To protect the riparian habitat associated with the Arroyo del Valle, a 100-foot setback shall generally be established from the top of the south bank of the Arroyo del Valle. No development or construction activities other than detention 87

basins and trails shall be allowed within the setback area. The trails shall be set back as far as possible from Arroyo del Valle to minimize disturbance by people and maximize habitat values. Construction project fencing shall be placed at the outer edge of the setback area. The fencing shall be maintained until all construction activities are completed. The setback requirements for trails shall also apply to other riparian corridors within the Specific Plan Area.

4. When grading of an area of one acre or greater is to occur, or when one or more trees with a trunk diameter of six inches or greater are proposed to be removed during the raptor-nesting season (February 1 to August 31), a focused survey for raptor nests shall be conducted by a qualified biologist during the nesting season.

The survey shall be conducted no less than 14 days and no more than 30 days prior to the beginning of grading or tree removal. If nesting raptors are found during the focused survey, no grading or tree removal shall occur within 500 feet of an active nest until the young have fledged (as determined by a qualified biologist), or until the project applicant receives written authorization from CDFG to proceed. If the removal of nest trees is unavoidable, they shall be removed during the non-breeding season.

5. All future bridges over creeks shall be designed to preserve wildlife corridors between the greater Plan Area and the Arroyo del Valle.

D. HERITAGE TREES

1. Existing trees exceeding six inches in trunk diameter as measured four feet above ground level shall be preserved whenever possible. (Exceptions for orchard trees and other non-heritage trees which do not line Vineyard Avenue and are located in Vineyard districts shall be subject to approval on a case-by-case basis by the Planning Commission.

2. A tree plan shall be submitted to the City in conjunction with all PUD development plan applications. The plan shall note all trees to be removed or disturbed that are six inches or greater in diameter and specify the precise location of the trunk and dripline, size, health, and species of all trees, with special notation of "heritage trees" as defined by the City's Heritage Tree Ordinance.

3. The tree plan shall address protection measures during grading and construction, address replacement of trees which must be removed, and review the possibility of relocating existing trees elsewhere on site. The plan shall include detailed measures to protect trees, including protective fencing approximately five feet outside of the leaf canopy edge of a tree or grove wherever grading or construction occurs within 50 feet of a tree, restrictions on irrigation within 88

driplines, and avoidance of lawns and other incompatible plant materials in sensitive areas. In addition, all lots which have downhill slopes adjacent to trees shall have a curb-type drain system or equivalent installed along the length of the lot line adjacent to such trees. No grading or soil compaction shall occur within four feet of the leaf canopy edge of a tree, and the edge shall be completely encircled with a strip of 20-gauge aluminum flashing buried 12 inches deep to shunt runoff water from the root zone.

4. With the exception of orchard trees and other non-heritage trees which do not line Vineyard A venue and are located in Vineyard districts, the developer shall plant City-approved native trees on the site at a six-to-one replacement ratio for each tree removed, in a mix ranging from five-gallon (20 percent), 15-gallon (60 percent), and 24-inch box (20 percent). The location and arrangement of such trees shall be subject to the approval of the City. The tree plan, replacement planting, and follow-up care shall be handled by an established horticultural firm which specializes in the reforestation of Bay Area woodland sites. The plan shall include a set of stringent rules regarding the use of herbicides.

E. POTENTIAL ARCHAEOLOGICAL/IDSTORICAL RESOURCES

1. If any prehistoric or historic artifacts or other indications of cultural resources are found once project construction is underway, all work must stop within 20 meters (66 feet) of the find. A qualified archaeologist shall be consulted for an immediate evaluation of the find prior to resuming ground-breaking construction activities within 20 meters of the find. If the find is determined to be an important archaeological resource, the resource shall be either avoided, if feasible, or recovered consistent with the requirements of Appendix K of the State California Environmental Quality Act Guidelines.

2. In the event of discovery or recognition of any human remains in any on-site location, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains until the County Coroner has determined, in accordance with any law concerning investigation of the circumstances, the manner, or the cause of death and has made recommendations concerning treatment and disposition of the human remains to the person responsible for the excavation, or to his or her authorized representative.
89

VIII. INFRASTRUCTURE FINANCING AND PHASING
The following chapter provides a conceptual coordinated financing and phasing plan intended to facilitate orderly development of the Plan Area infrastructure. Included is an overall approach for apportioning costs associated with shared public improvements on a "fair share" basis among benefiting properties. Also included are phasing plans for the various shared infrastructure improvements. Individual site infrastructure improvements are to be the responsibility of individual project developers.

A. FINANCING AND PHASING OBJECTIVES

1. To implement a fair and equitable method of spreading the costs of financing shared infrastructure improvements.

2. To establish a coordinated and efficient program of phasing infrastructure improvements which allows private development, an elementary school, and a community park to develop in as timely a manner as possible.

B. FINANCING AND PHASING PROGRAM
The Specific Plan financing concept is based upon the assumption that new development will fund all Plan Area infrastructure costs required to facilitate Plan Area buildout and portions of the Sewer Master Plan Sections 2 and 3 improvements (discussed later in this chapter). The City will fund the cost of off-site traffic mitigation improvements, and water and sewer line extensions which enhance city-wide service . Based upon the above funding assumptions, coupled with the results of an economic analyses conducted for the project, the number of new homes established for the Plan Area was 189.

In order to fund the major infrastructure components described in the Circulation and Public Facilities Chapters, Plan Area developers will generally be obligated to complete the necessary system components concurrently with their on-site development. In some cases this will result in front-end financing of capital improvements by individual developers which exceed the "fair-share" cost for their projects. Developers who advance funds for this purpose will be eligible for reimbursement as subsequent development takes place. Except for City "front-end" financing of Phase 3 water improvements presented later in this chapter, all reimbursements will be pro-rated and paid out of any net payment of Plan Area infrastructure fees. Reimbursements to the City will be made last.
90

As Plan Area development occurs, infrastructure system payments will be made based upon initial cost estimates. To the extent that shared infrastructure cost increases may occur, those who develop last will be required to absorb the increase.

Individual developers will be charged a fair share cost for each major infrastructure system, determined as their projects' percentage of the total demand for the various systems. Demand is measured in terms of "equivalent dwelling units" (EDU's) to be served by each new system.

An EDU value is also assigned for the proposed elementary school and community park based upon the level of demand represented by the same number of dwelling units. Table VIII-1 presents a schedule of EDU's by land use to be used for the purpose of assigning fair share costs. Developers will be required to pay the assigned cost share for their projects, whether or not they develop to the maximum number of homes or school/park acreage permitted for their properties. Cost-sharing contributions are not required for non-urban land uses designated by the Specific Plan as Open Space and Vineyard.

In order to guide the successful completion of all shared infrastructure improvements, a detailed infrastructure financing and phasing program shall be prepared for adoption by the City Council prior to approval of any tentative subdivision maps within the Plan Area.

In addition to the shared public improvements, Plan Area developers will need to provide various facilities which are necessary to complete the infrastructure system to serve their own individual projects. These consist of both on-site roadways, service lines, and related improvements, as well as possible improvements elsewhere within the Plan Area which are needed to serve their projects. The costs of these facilities are independent from and not included in the shared public facilities cost components outlined below.

1. Water System Improvements
Plan Area shared water system improvements as described in Chapter VI include a 16-inch water trunk line in the existing Vineyard Avenue, modifications to Zone 7 Turnout #6, a pump station, and a water tank with supply line. In addition, a secondary water line loop connection between Vineyard A venue and Foxbrough Place will be constructed by the City. The location and phasing of these improvements are illustrated in Figure VIII-1. Table VIII-2 contains a written summary of cost components, including applicable reimbursements for previously completed trunk line extensions in Vineyard Avenue, and Table VIII-3 contains the water system cost allocations.

Equivalent dwelling unit (EDU) calculations are presented in Table Vlll-1. Residential water usage averages 618 gallons per day per dwelling unit. This figure is used as the EDU measurement for water consumption. The 12-acre school site is assigned EDU's which reflect a daily average water demand of 22,557 gallons, or 36.5 EDU's. The EDU assignment for the community park is based on an estimated use of 65,170 gallons per day, resulting in 105.5 EDU's.
91

Table Vlll-1
Equivalent Dwelling Unit Schedule
Total Equivalent Dwelling Units Based Upon Demand1
Lot Land Use<2>
Roadway<5> Numbers Water Sewer Detention Utility
System<3> System<4> Basins<6> Under-
grounding<7>
1-13, Single-Family Residential 1.0 1.0 1.0 1.0 1.0
15-32 (per home )<9>
19a Elementary School 36.5 18.2 400.0 43.6 19.0
14 Community Park 105.5 1.8 13.5 3.3 31.7
(t) Open Space and Vineyard land (not including the five vineyard estate home sites) are exempt from shared infrastructure cost participation. <2> Lot 33 is to be acquired and used for street and other public infrastructure purposes and has no other land use development potential.

Specific
Plan
Fee<8>

1.0 19.0

31.7 <3> Water system EDU is equal to 618 gallons of water used on an average day by one single-family residence (Draft EIR), or 1.0 EDU. School average daily water usage of22,557 gallons+ 618 gallons= 36.5 total EDU's. Park average daily water usage of 65,170 gallons+ 618 gallons= 105.5 total EDU's. <4> Sewer system EDU is equal to 220 gallons per day ADWF of sewage generated by one single-family residence (Draft EIR), or 1.0 EDU. School average daily sewage generation of 4,000 gallons + 220 gallons = 18.2 total EDU's. Park average sewage generation of 400 gallons + 220 gallons = 1.8 total EDU's. (5) Roadway EDU is equal to the average A.M. and P.M. peak-hour trip generation (1.0) from one single-family residence (Draft EIR), or 1.0 EDU. School demand is equal to the average peak-hour trip generation of 400 trips (754 A.M. and 46 P.M.) + 1.0 trip = 400.0 total EDU's. Park demand is equal to the average A.M. and P.M. peak-hour trip generation of 13.5 trips (9 A.M. and 18 P.M.) + 1.0 trip = 13.5 total EDU's. (6) Detention basin EDU is equal to the 6,000 average square feet of impervious surfaces attributable to buildings and non-street pavement per residential lot, or

1.0 EDU, as per the City Building Inspection Department. School impervious surfaces of 261,360 square feet (as estimated by School District architect) + 6,000 square feet = 43.6 total EDU's. Park impervious surfaces of 20,000 square feet + 6,000 square feet = 3.3 total EDU's. (7) Utility undergrounding costs are spread on the basis of acres per land use planned as follows: one single-family residence is equal to 119 residential acres + 189 new homes= 0.63 acre per home, or 1.0 EDU; school is equal to 12 acres+ 0.63 = 19.0 EDU's; and park is equal to 20 acres+ 0.63 = 31.7 EDU's. <8> Specific Plan Fees are spread on the same basis as utility undergrounding costs. <9> Includes five Vineyard housing units.
92

LEGEND
- Existing Water Line
Proposed Water Line
■ Existing Zone 7 Turnout #6
e Proposed Water Tank
A Proposed Water Pump Station
•••Phase Boundary
@ Poxbrough Place Loop Connection
®
©
®
Vineyard Avenue Trunk Line .
and Zone 7 Turnout #6 Modlflcatlon •
Water Tank, Supply Line
and Pump Station
Vista Dlablo Reimbursement
® Ruby Hill Reimbursement
.K
I
SCALE: 1 " • 800'
!FIGURE VIII - II

WATER SYSTEM COST COMPONENTS AND PHASING
93 - 1202tll / QS/ .LO vtaJ'lA/7 /1 I 31J118/1115/ .LO

Phase
A. Phase 1
B. Phase 2
C. Phase 3
Reimbursement
D. Vista Diablo Reimbursement
E. Ruby Hill Reimbursement
Table Vlll-2
Water System Cost Components
(Refer to Figure Vlll-1)
Type of New Improvement
Eight-inch water line loop connection through Lot 14 between Vineyard Avenue and Foxbrough Place (City-funded project).

Sixteen-inch water trunk line within existing Vineyard A venue, and Zone 7 Turnout #6 modifications .

Pump station, water tank (including land purchase), and supply line.

Type of Improvement
Reimbursement for water line oversizing which resulted in the required 12-inch water trunk line along the Vista Diablo frontage of Vineyard A venue.
100 percent reimbursement for 16-inch water trunk line in Vineyard A venue "S "-Curve realignment.
94

Table VIII-3
Shared Water System Cost Percentage Allocation
Total Equivalent Percent of Total
Funding Contributors Dwelling Units (EDU's) Water System Cost Contributing Development from Inside Specific Plan Area • 189 new homes 189.0 53.5
• 16 existing homes<•> 16.0 4.5
• Elementary school 36.5 10.3
• Community park 105.5 30.0
Contributing Development from Outside Specific Plan Area • Costas Property<2> 6.0 1.7
Total 353 EDU's 100%
Shared water system cost per EDU is equal to 1 EDU + 353 total EDU's , or 0.0028 x total shared water system cost.

Example: Shared water system cost per lot calculation - Lot 1 contains no existing homes and is planned for six new homes (Table IV-1); therefore , six homes, or 6.0 EDU's x 0.0028 x total shared water system cost = shared water system cost for Lot 1.

The developer of Lot 1 must pay this amount at the time of final subdivision map recordation for this lot, or the issuance of the first building permit for a habitable dwelling, whichever comes first. This amount is required to be paid regardless of how many homes are ultimately developed on Lot 1.
<1> This excludes existing homes on Lots 8 and 15 where prior agreements with the City allow hook-up without further payment , and Lot 14 where the existing caretaker ' s home will be replaced with the community park . <2> The Costas Property is located immediately north of the Plan Area but will benefit from the Plan Area water system improvements. Shared water system cost obligations will be assigned to this property based upon an estimated six total homes , or 6.0 EDU 's. 95

Lots 1 through 17 (Phase 1), located at the westerly end of the Plan Area. may receive interim water service by connecting to the City's existing Bonde Zone Water Pressure System. A 16-inch Bonde Zone trunk line currently extends easterly within Vineyard Avenue to a point near the Phase 1 eastern boundary at Lot 15 as shown in Figure Vlll -1. This line will serve a limited number of homes on an interim basis with concurrent completion of a secondary loop. The loop will extend south from Vineyard Avenue through Lot 14 and connect through an existing easement to the northerly end of Foxbrough Place. This project will be funded and undertaken by the City since it serves the overall City-wide system. Reimbursement payments to the Vista Diablo and Ruby Hill developers for previous water trunk line improvements ( oversizing and installation, respectively) in Vineyard A venue will also be required.

Phase 2 water system improvements are intended exclusively to meet the fire flow and limited domestic needs of the elementary school. These improvements include an extension of the 16-inch Bonde Zone trunk line within existing Vineyard Avenue from the Phase 1 eastern boundary to the eastern border of the Plan Area to connect with Zone 7 Turnout #6. Phase 2 improvements do not include the pump station, storage tank, and supply line but would require some additional valving to reduce pressure within the distribution line at a point immediately below the Ruby Hill development. A more detailed hydraulic analysis will be necessary to confirm system performance for Phase 2 (based on fire-flow requirements).

Phase 3 improvements will include a pump station, storage tank, and supply line (as well as the 16-inch Bonde Zone trunk line extension in the event that Phase 2 work is not completed in advance). The Phase 3 pump station, water tank, and supply line are to be funded in advance by the City and timed to coincide with the first residential project in Phase 3. The cost of these improvements are to be reimbursed to the City through a water facility improvement fee with actual funds being credited to the City generally following payment of all other shared Plan Area water system improvement reimbursements. The owner of Lot 25 shall be compensated for the water tank land cost.

The water tank access road and supply line easements shall either be dedicated to the City as a condition of Lot 25 subdivision map approval or acquired by the City with full reimbursement to the City by the developer of Lot 25 at the time of subdivision map recordation.

2. Sanitary Sewer System Improvements
Sanitary sewer system improvements include construction of an 18-inch parallel trunk line from First Street to Bernal Avenue by the City (Sewer Master Plan Section 1), a 12-inch replacement trunk line from Bernal Avenue to Tioga Court (Sewer Master Plan Section 2) with partial funding participation by the City, a new ten-inch trunk line from Tioga Court to Vineyard Avenue at Lot 8, an eight-inch line connection between Foxbrough Place and Vineyard Avenue at the northwest comer of Lot 14 by the City, a new eight-inch trunk line within the full length of the realigned Vineyard Avenue, and 96

a sewage pump station and short segment of force main at the westerly end of Lot 18.

The location and phasing of these improvements are illustrated in Figure VIII-2.

Table VIII-4 presents a summary of related cost components, including reimbursement to the developer of Ruby Hill for the previously completed extension of a sewer trunk line within the straightened "S"-Curve portion of Vineyard Avenue. Table VIII-5 contains the sewer system cost allocations.

Sewage discharge from single-family housing in the Plan Area is estimated to average 220 gallons per day per unit, or 1.0 EDU. The 12-acre elementary school is expected to generate approximately 4,000 gallons per day, or 18.2 EDU's. Sewage discharge for the park is estimated at 400 gallons per day which translates into 1.8 EDU's . Equivalent dwelling unit calculations are provided in Table VIII-1 for each applicable Plan Area land use.

Phase 1 of the sewer improvements includes construction of an 18-inch parallel trunk line from First Street to Bernal Avenue (Sewer Master Plan Section 1), and a 12-inch trunk line from Bernal Avenue to Tioga Court (Sewer Master Plan Section 2). It will also require a ten-inch trunk line extension from Tioga Court to the southwest comer of Lot 8. This is necessary to avoid overburdening of existing facilities east of Tioga Court. In addition, an eight-inch connector line will be constructed by the City from Vineyard Avenue through Lot 14 to Foxbrough Place to eliminate the pump station and force main which now serve the Foxbrough Estates area.

Except for the interim sewer facilities permitted for the school in Phase 2 as outlined in Chapter VI, Phase 3 will require completion of a pump station and force main and extension of the eight-inch trunk line along the new alignment of Vineyard Avenue.

3. Roadway Improvements
Shared public roadway improvements within the Plan Area and reimbursement responsibilities for prior roadway improvements benefiting the Plan Area include the proposed realignment of Vineyard A venue between the east end of the straightened "S"-Curve section of Vineyard Avenue and the eastern boundary of the Plan Area (including a traffic signal at the intersection with the loop street which borders the west side of the elementary school), trail and landscaping improvements to the existing Vineyard A venue, reimbursement to the Vista Diablo developer for certain recently completed street improvements along the south side of the Vineyard A venue centerline at the Vista Diablo frontage, and reimbursement to the Ruby Hill developer for straightening the"S"-Curve segment of Vineyard Avenue. Figure VIll-3 illustrates the shared roadway location and phasing, Table VIIl-6 contains a summary of related cost components, and Table VIII-7 contains the roadway system cost allocations. 97

LEGEND
- Existing Sewer Line
- - Proposed Sewer Line
• • • Proposed Force Main
• Proposed Sewer Pump Station

PHASE - I
Sewer Master Plan Section-I
Trunk Line
Sewer Master Plan Sectlon-2
Replacement Line
Tioga Ct. to Vineyard Ave.

Trunk Line
"
@
®
©
® Foxbrough Pl. to Vineyard Ave. Connecting Line
PHASES - 2/3
® Trunk Line, Force Main and Pump Station
® Ruby Hill Reimbursement
!FIGURE VIII - 21
K
I
SCALE: 1 " - 800'

SEWER SYSTEM COST COMPONENTS AND PHASING
98

Phase
Phase 1
A. Sewer Master Plan Section 1
B. Sewer Master Plan Section 2
C. Tioga Court to Vineyard Avenue
trunk line
D. Foxbrough Place to Vineyard A venue
connecting line
Phase 2 (alternative sewer facilities for school)
Phase 3
Table Vffl-4
Sewer System Cost Components
(Refer to Figure VIII-2)
Type of New Improvement
Eighteen-inch parallel trunk line from First Street to Bernal Avenue (City-funded project).

Twelve-inch replacement trunk line from Bernal Avenue to Tioga Court (partially City-funded project).

New ten-inch trunk line from Tioga Court to southwest corner of Lot 8 at Vineyard Avenue.

Eight-inch connector line from northwest corner of Lot 14 at Vineyard Avenue to Foxbrough Place (City-funded project) .

Same as Phase 3 improvements below or interim sewage holding tank at school site.

E. Vineyard Avenue trunk line, pump station, and force main Eight-inch trunk line within realigned Vineyard Avenue from Phase l eastern boundary to eastern boundary of Plan Area, including laterals, manholes , pump station , and force main.

Reimbursement
F. Ruby Hill reimbursement
99 Type of Improvement
Trunk line previously installed as part of Vineyard Avenue "S"-Curve straightening project.

Table VIII-5
Shared Sewer System Cost Allocation
Total Equivalent Percent of Total
Funding Contributors Dwelling Units (EDU's) Sewer System Cost Contributing Development from Inside Specific Plan Area • 189 new homes 189.0 81.1
• 16 existing homes<l) 16.0 6.9
• Elementary school 18.2 7.8
• Community park 1.8 0.8
Contributing Development from Outside Specific Plan Area • Costas Property<2> 6.0 2.6
• Fire Station 5 (Ruby Hmp> 2.0 0.8
Total 233 EDU's 100%
Shared sewer system cost per EDU is equal to 1 EDU + 233 total EDU's, or 0.0043 x total shared sewer system cost.

Example: Shared sewer system cost per lot calculation: Lot 1 contains no existing homes and is planned for six new homes (Table IV-1); therefore, six homes, or 6.0 EDU's x 0.0043 x total shared sewer system cost = shared water system cost for Lot 1.

The developer of Lot 1 must pay this amount at the time of final subdivision map recordation for this lot, or the issuance of the first building permit for a habitable dwelling, whichever comes first. This amount is required to be paid regardless of how many homes are ultimately developed on Lot 1.
<1> This excludes existing homes on Lots 8 and 15 where prior agreements with the City allow hook-up without further payment , and Lot 14 where the existing caretaker's home will be replaced with the community park. <2> The Costas Property is located immediately north of the Plan Area but will benefit from the Plan Area sewer system improvements. Shared sewer system cost obligations will be assigned to this property based upon an estimated six total homes, or 6.0 EDU's. <3> Fire Station 5 (Ruby Hill) is located immediately east of the Plan Area but will benefit from the Plan Area sewer system improvements since it is required to abandon its existing septic system and connect to the new trunk line planned in the realigned Vineyard Avenue . Shared sewer system cost obligations will be assigned to the station based on an estimated average daily sewage generation of 440 gallons, or 2.0 EDU's. 100

- Existing Roadway
- - Proposed Roadway
..... Proposed Trail and E. V .A.
111 Phase Boundary
@ Vineyard Ave. Sidewalk
(@+@Lengths)
®
©
Vineyard Ave. Realignment
Bdstlng Vineyard Ave.

Trail and Landscaping
@ Vista Dlablo Street
Frontage Reimbursement
@ Roby Hill wsw Curve
Straightening Reimbursement
K
I
SCALE: 1 " • 800'
!FIGURE VIII - 31

ROADWAY COST COMPONENTS AND PHASING
101
11w, •-/1 20708/ J.O
',N)()32.CP/1 20298/ CIS/ .I.O

Phase
Phase 1
A. Sidewalk improvements to
Vineyard Avenue
Phase 2
B. Vineyard Avenue realignment
C. Existing Vineyard Avenue
improvements
Reimbursement
D. Vista Diablo reimbursement
E. Ruby Hill reimbursement
Table VIII-6
Roadway Cost Components
(Ref er to Figure VIIl-3)
Type of New Improvement
Completion of sidewalk (including a section of retaining wall) along the south side of Vineyard Avenue from Lot l to the planned abandoned section of Vineyard Avenue starting at Lot 15.

Realignment of Vineyard Avenue from the east end of the "S"-Curve to the eastern Plan Area boundary and traffic signal.

Trail and landscape improvements to the existing Vineyard A venue section between the northwest corner of Lot 8 ("S"-Curve) and the eastern border of the Plan Area.

Type of Improvement
Street widening improvements along the south side of the Vineyard Avenue centerline at the Vista Diablo frontage .
"S "-Curve straightening improvements.
102

Table VIIl-7
Shared Roadway System Cost Allocation
Total Equivalent Percent of Total
Funding Contributors Dwelling Units (EDU's) Roadway System Cost Contributing Development from Inside Specific Plan Area • 189 new homes 189.0 18.6
• Elementary school 400 .0 39.4
• Community park 13.5 1.4
Contributing Development from Outside Specific Plan Area • Costas Property <1> 6.0 0.6
• Ruby m11<2> 406.1 40.0
Total 1,014.6 EDU's 100%
Shared roadway system cost per EDU is equal to 1 EDU -:- 1,014.6 total EDU's, or 0.001 x total shared roadway system cost.

Example: Shared roadway system cost per lot calculation - Lot 1 contains no existing homes and is planned for six new homes (Table IV-1); therefore, six homes, or 6.0 EDU's x 0.001 x total shared roadway system cost = shared roadway system cost for Lot I. The developer of Lot 1 must pay this amount at the time of final subdivision map recordation for this lot, or the issuance of the first building permit for a habitable dwelling , whichever comes first. This amount is required to be paid regardless of how many homes are ultimately developed on Lot 1. <•> The Costas Property is located immediately north of the Plan Area but will benefit from the Plan Area public roadway system improvements . Shared roadway system cost obligations will be assigned to this property based upon an estimated six total homes, or 6.0 EDU's . <2> The Ruby Hill Pre-annexation Agreement requires the developer (Signature Properties) to participate in the cost of improving Vineyard Avenue within the Vineyard Avenue Specific Plan Area. Ruby Hill's cost share will be 40 percent of the total Vineyard Avenue realignment cost, based upon the average A.M./P.M. peak-hour traffic flow through the Plan Area traffic measurement point at Vineyard Avenue/ Montevino Drive relative to the Specific Plan-generated traffic past this point. [Specific Plan traffic passing Montevino: Vineyard Residential - 340 combined AM/PM trips, 250 of which pass Montevino; Community Park - 27 total trips, none of which pass Montevino; Costas - 11 combined AM/PM trips, l I of which pass Montevino ; total Specific Plan (plus Costas) trips passing Montevino = 669 trips, or 60 %. Ruby Hill traffic passing Montevino: 850 homes - 364 trips pass Montevino; Ruby Hill winery - 40 trips pass Montevino; Ruby Hill golf course - 35 trips pass Montevino; total Ruby Hill trips passing Montevino = 439 trips, or 40% .]
103

The EDU calculations shown in Table VIII-1 reflect the average A.M./P.M. peak-hour vehicular trip generation of 1.0 trip per residential unit, or 1.0 EDU; 400 trips, or 400 EDU's for the elementary school; and 13.5 trips, or 13.5 EDU' s for the community park. The average A.M./P .M. peak-hour calculation was used because it best reflects actual roadway demand during the two periods of the day when roadway capacity is the most utilized. For residential, the A.M. and P.M. peaks are both approximately 1.0 trip with an average of 1.0. The proposed community park is planned to provide primarily leisure activities, and, therefore , the traffic it generates at both the A.M. and P.M. peaks is minimal (13.5 trips averaged). The elementary school is projected to generate 754 A.M. peak-hour trips but only 46 P.M. peak-hour trips. Therefore , the average, or 400 trips, best represents the school's effect on street capacity and its cost participation .

In addition, the Ruby Hill Pre-annexation Agreement requires the developer (Signature Properties) to participate in the cost of improving Vineyard Avenue within the entire Vineyard Avenue Specific Plan Area. Ruby Hill's cost share will be 40 percent of the total Vineyard A venue realignment cost.

Phase 1 roadway improvements will involve the initiation of reimbursement payments to the Vista Diablo and Ruby Hill developers for past improvements that they funded for portions of Vineyard Avenue within the Plan Area. Reimbursement will continue to the time of Specific Plan Area buildout. Phase 1 will also include construction of a sidewalk (including a section of retaining wall) along the south side of Vineyard Avenue from the western border of the Plan Area eastward to the beginning of the abandoned Vineyard Avenue section of roadway at Lot 15.

Phase 2 includes completion of the Vineyard Avenue realignment east of the "S"-Curve .

This is required to take place concurrently with the development of the elementary school and prior to final subdivision map recordation for non-elementary school development on any of the following lots: Lots 19-21 and 25-32. In addition, trail and landscape improvements will be made to the existing Vineyard A venue alignment between the northwest corner of Lot 8 and the eastern border of the Plan Area.

The owners of Lots 1 and 4 will be required to dedicate the land needed for a narrow Vineyard Avenue street frontage right-of-way expansion on their properties as a condition of subdivision map approval for their properties. This will be considered a non-reimbursable dedication in accordance with City standard subdivision land dedication policy. The future Vineyard Avenue realignment right-of-way within Lots 18, 19, and 32 will be subject to full reimbursement of land cost in conjunction with the roadway cost-sharing apportionment program. The future Vineyard Avenue realignment right-of­ way within Lots 21 and 33 is expected to be dedicated to the City by the owner in exchange for a three-home density bonus.

A Vineyard Avenue realignment right-of-way payment will be due to any property owner who is impacted by the right-of-way acquisition program and either has no intention to develop or has no possibility to develop at the time. The right-of-way payment will be 104

due to such property owner at the time of right-of-way acquisition. However, if a property owner in receipt of a right-of-way payment subdivides within 15 years of the funding agreement, the right-of-way payment with interest shall be refunded to the funding developers.

All Plan Area streets which provide direct access to new development are considered to be local serving. The City encourages joint financing of jointly used local streets (e.g., Clara Lane). When a project develops a local street which benefits adjoining properties, a reimbursement agreement should be used based upon standard mechanisms for determining joint use eligibility and repayment responsibilities.

4. Detention Basin Improvements
Shared detention basin and outfall structure costs for the Specific Plan Area are broken out separately from the street improvements. These costs are limited to facilities located within or adjoining the realigned Vineyard A venue, which include one or more detention basins to be located adjacent to the roadway and at least four new outfall structures for storm water discharge into the Arroyo del Valle. The components of shared public storm drainage system improvements for the Plan Area are illustrated in Figure VI-4 (in the Public Facilities Chapter), and Table VIII-8 contains the system cost allocations.

Detention basin EDU calculations are presented in Table VIII-1. EDU's are based upon an average of 6,000 square feet of impervious surface per residential lot, or 1.0 EDU.

Toe elementary school calculation is based upon an estimate of 261,360 square feet of impervious surface on 12 acres for a total of 43.6 EDU's, and the park calculation is based on an estimate of 20,000 square feet on 20 acres for a total of 3.3 EDU's.

Detention basin and outfall structure improvements are planned to occur in a single phase at the same time that Vineyard Avenue is realigned.

5. Utility Undereroundin2
Standard utility undergrounding improvements include the undergrounding of the existing 12KV power lines along the Vineyard Avenue frontage of Lot 18. The phasing of this is presented in Figure VIII-4, and the cost allocations are provided in Table VIII-9. The undergrounding of on-site lines is to be undertaken by individual project developers and is, therefore, not included in these estimates.

Utility undergrounding EDU calculations are presented in Table VIII-1. EDU's are determined on the basis of acres per land use planned as follows: 119 acres of residential land with 189 new homes (119 acres + 189 homes = 0.63 acre per home), or 1.0 EDU per home; 12 acres of school site divided by 0.63 acre per home for a total of 19.0 EDU's; and 20 acres of park site divided by 0.63 acre per home for a total of

31.7 EDU's.
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Table VIIl-8
Shared Detention Basin System Cost Allocation
Total Equivalent Percent of Total Detention
Funding Contributors Dwelling Units (EDU's) Basin System Cost Contributing Development from Inside Specific Plan Area • 189 new homes 189.0 78.1
• Elementary school 43.6 18.0
• Community park 3.3 1.4
Contributing Development from Outside Specific Plan Area • Costas Property<1> 6.0 2.5
Total 241.9 EDU's 100%
Shared detention basin system cost per EDU is equal to 1 EDU -;- 241.9 total EDU's, or 0.0041 x total shared detention basin system cost.

Example: Shared detention basin system cost per lot calculation - Lot 1 contains no existing homes and is planned for six new homes (Table IV-1); therefore , six homes, or 6.0 EDU's x 0.0041 x total shared detention basin system cost= shared detention basin system cost for Lot 1. The developer of Lot 1 must pay this amount at the time of final subdivision map recordation for this lot, or the issuance of the first building permit for a habitable dwelling, whichever comes first. This amount is required to be paid regardless of how many homes are ultimately developed on Lot 1.
<1> The Costas Property is located immediately north of the Plan Area but will benefit from the Plan Area detention basin system improvement s. Shared detention basin system cost obligations will be assigned to this property based upon an estimated six total homes, or 6.0 EDU 's. 106

SCALE: 1 " - 800'
LEGEND
- - 12 KV Line
To Be Undergrounded
• • • Phase Boundary
I FIGURE VIII - 4 I

UTILITY UNDERGROUNDING COST COMPONENTS AND PHASING
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l!£V, , 202N/71- / .LO
~ 1/:, 1201• QS .LO

Table VIll-9
Shared Utility Undergrounding Cost Allocation
Total Equivalent Percent of Total Utility
Funding Contributors Dwelling Units (EDU's) Undergrounding Cost Contributing Development from Inside Specific Plan Area • 189 new homes 189.0 72.8
• 14 existing homes<O 14.0 5.4
• Elementary school 19.0 7.3
• Community park 31.7 12.2
Contributing Development from Outside Specific Plan Area • Costas Property<2)

6.0 2.3
Total 259.7 EDU's 100%
Shared utility undergrounding system cost per EDU is equal to 1 EDU + 259.7 total EDU's, or 0.0038 x total shared utility undergrounding cost.

Example: Shared utility undergrounding cost per lot calculation - Lot I contains no existing homes and is planned for six new homes (Table IV- I); therefore, six homes, or 6.0 EDU's x 0.0038 x total shared utility undergrounding cost = shared utility undergrounding cost for Lot I. The developer of Lot I must pay this amount at the time of final subdivision map recordation for this lot, or the issuance of the first building permit for a habitable dwelling, whichever comes first. This amount is required to be paid regardless of how many homes (more or fewer) are ultimately developed on Lot I. (I) Lots 8, 20 , 30, and 31 are exempted from having to pay shared utility undergrounding costs since they are already developed and not subdividable. <2) The Costas Property is located immediately north of the Plan Area but will benefit from the Plan Area utility undergrounding. Shared utility undergrounding cost obligations will be assigned to this property based upon an estimated six total homes, or 6.0 EDU's . 108

The undergrounding of utilities will take place in one phase, to start as soon as financial resources become available through development cost-share funding.

6. Specific Plan Preparation Fee
Each subdivider of property within the Plan Area shall be subject to payment of the Vineyard Avenue Corridor Specific Plan preparation fee. The purpose of this fee is to help defray the cost to the City of preparing the Specific Plan, Environmental Impact Report, and supporting economic analysis reports.

Individual fee payments are based upon the relative benefit derived from the Specific Plan for residential, school, and park uses as a function of EDU's for acres planned (the same method as used for determining utility undergrounding costs). EDU calculations are presented in Table VIIl-1, and cost allocations are shown in Table VIIl-10.

This cost component is to be paid for each development project prior to final subdivision map recordation. It is to be collected for a period of fifteen years following the date of Specific Plan adoption by the City Council. Any property owner who has not filed a final subdivision map within this 15-year period will not be obligated to pay the Fee.

Table Vill-10
Specific Plan Preparation Fee Percentage Cost Breakdown Total Equivalent
Funding Contributors Dwelling Units (EDU's)
Contributing Development from Inside
Specific Plan Area
• 189 new homes 189.0
• Elementary school 19.0
• Community park 31.7
Total 239.7 EDU's
Specific Plan Preparation Fee cost per EDU is equal to 1 EDU

0.0042 x total Specific Plan Preparation Fee cost.

Percent of
Specific Plan Fee

78.8 8.0

13.2 100%
239.7 total EDU's, or
Example: Specific Plan Preparation Fee cost per lot calculation - Lot 1 contains no existing homes and is planned for six new homes (Table IV-1); therefore, six homes, or

6.0 EDU's x 0.0042 x total Specific Plan Preparation Fee cost = Specific Plan Preparation Fee cost for Lot 1. The developer of Lot 1 must pay this amount at the time of final subdivision map recordation for this lot, or the issuance of the first building permit for a habitable dwelling, whichever comes first. This amount is required to be paid regardless of how many homes are ultimately developed on Lot 1.
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