Traffic Impact Study for Multi Family Residential Development
Evolution ISSUES
At that place are many problems to be considered when reviewing new residential development proposals. Beneath is information nearly some of the well-nigh common issues that have been discussed.
Send your comments to the city planning staff assigned to the evolution. Their email is posted on each development's Shape Our Fremont folio. Write the planning commissioners and the metropolis council members. Encounter their mail and email addresses on the Contacts page.
Become to the developers' community meetings and share information with your neighbors. Attend urban center meetings and voice your concerns. Run across the Meetings page for times and places.
Housing Density
The commanded housing density for a development is determined by the land utilise designation of the property in the Fremont General Plan. For each designation, in that location is a range of commanded density measured in dwelling units per internet acre or "du/ac". 
Net acreage doesn't include land used for not-buildable areas, such every bit public streets and utility easements.
Residential State Use Designations:
Low: 2.3 to 8.seven du/ac
Low-Medium: 8.8 to 14.5 du/ac
Medium: fourteen.six to 29.nine du/ac
Urban: 30.0 to 70.0 du/ac - Inside a TOD expanse: 50.1 to 70.0 du/ac
Hillside: Less than eight.7 du/air conditioning where previously subdivided; less than 2.three du/ac elsewhere
If a development is a Planned District, the developer is allowed to vary the lot sizes and locations of the dwellings every bit long as the overall density of the projection is inside the commanded range. In some cases, this can upshot in the dwellings being placed more closely together in one area of the property. If affordable housing units are included, the city may allow the programmer to increase the overall cyberspace density under certain conditions.
The number of stories, flooring surface area, and setbacks from surrounding buildings do non affect the density calculation.
See more almost density issues in our 
Housing Density article in 
General Programme State Use Amendments
Developers tin can apply for a General Plan Land Employ Amendment to change the Land Use Designation of a specific packet. This is oftentimes done to change the land use from commercial to residential, or to increase the residential density from one level to a college level. Developers take to become the landowner'due south permission or purchase the land alee of time and become the landowner.
Residents can also employ for an subpoena, possibly to decrease the density, merely they too accept to get the landowner'due south permission. Landowners stand to benefit from an increase. The programmer may exist the landowner. Residents accept to debate their case against amendments for increase just the developers and landowners aren't made to fight against decreases - residents simply aren't permitted to apply for an subpoena without the landowner'due south permission.
If a proposed development, that is non an Affordable Housing project, requires a Full general Plan Land Use Amendment, it must offset get through a General Program Amendment Screening to decide "the overall desirability of considering the project in light of affordability, sustainability, customs benefit and other long-term planning goals." This Screening Review will be done twice a year. Requests must be submitted by June 15th for screening in September or submitted by November 15th for screening in February.
The current General Program was adopted in Dec 2011. The City Council felt it was a good program and intended to follow it for the next fifteen to twenty years. Irresolute the program on a yr-by-year, lot-by-lot basis is a serious matter that tin can touch on several other agencies. For instance, the Alameda County Water District, the Union Germ-free Commune, and the Fremont Unified School Commune all base of operations their long-range growth predictions, in function, on the general plan. Likewise, the California Department of Transportation (CalTRANS) bases their traffic evaluations for certain State highways, like Mission Boulevard and others, on the full general plan.
General Plan Amendments should exist given a close review, not just by the Planning Department, but besides by the residents of Fremont. Residents might ask how the amendment is going to affect the nearby homes and businesses, the schools, the water and sewer service, the traffic on the streets, and the expect and feel of the community equally a whole.
Event of Design
In the Housing Density section, nosotros explain that Fremont'south Full general Plan defines residential density equally the number of housing units on an acre of state. What about the size, shape, or wait of the buildings? When two housing developments with the aforementioned density are compared, one tin can appear far more dense because of the overall design of the project. One evolution's way tin can fit the character of the neighborhood while the other merely doesn't.
Some of Fremont's new developments are Planned Districts. The policies for Planned Districts give the developer layout flexibility to group houses closely together in i role of the property while leaving unbuildable land every bit open space thus making the project look more dumbo. However, those policies also entitle the city to brand a subjective evaluation of the project blueprint so the city can require a redesign of the exterior architecture and landscaping.
Some design questions you might raise:
Style: Is the style of the building's exterior in graphic symbol with the surrounding neighborhood or, now that housing is being built amongst commercial areas, the next buildings? Does the blueprint call for a steel and glass exterior on an apartment building adjacent to an historic town middle of brick buildings? Would there be an urban-tech exterior on three-story townhouses in a neighborhood of Craftsman and Victorian manner homes? Are they going to build standalone iii-story townhouses between i and 2-story traditional single-family homes?
Stories/Top: The number of stories may not tell you lot how imposing the houses volition be. Information technology may exist amend to ask about the height of the buildings at the edges of the holding. Past making only half of the third story accept living space, either to one side or tucked under the middle of gabled roof, developers can make the project wait far less massive.
[Annotation: Superlative is measured from the grade to the mid-point of the roof.]
Front Doors: Where are the front doors located? That may seem obvious, simply several developments have placed the front doors facing the rear fence. The space allocated to garages can affect the placement of front doors. Two-machine side-by-side garages require a wider garage door than tandem (cease-to-end) or Y (slide in) garages. They could utilize Y garages, realign buildings, or identify some of the front doors at the side of the buildings.
View from the Street: What will the development expect similar from the entrance? Will there be a long narrow coulee of tall buildings with nothing but garages showing? Are the buildings varied in alignment? Are there apartment walls from superlative to bottom or is there articulation to the front facades? Are there porches, doors, balconies and other features that pause upward the view?
Landscaping: Is there full landscaping all around the development or but a few boxed shrubs? Will mature trees be removed when, with some building realignment, they might be saved? Is the residents' open space but a tiny, unbuildable corner of the holding or have they placed the open up infinite around established trees and shrubs?
See more most blueprint bug in our Effects of Design article in
H2o Supply
The Alameda County Water District (ACWD) provides water service to Fremont, Marriage Urban center, and Newark. In 1995, the commune implemented a process known as Integrated Resources Planning (IRP) to evaluate and balance water supply with water demand every bit the area grows.
As office of the process, ACWD makes long-range forecasts of water demands by combining current usage with projected growth based on each urban center'south General Programme and the Association of Bay Area Governments Smart Growth predictions.
ACWD also makes long-range plans for water supplies past expanding current sources and acquiring additional sources or storage facilities.
To avoid any negative impact from very big developments, ACWD prepares a Water Supply Assessment for each development that exceeds 500 housing units or a certain number of foursquare anxiety of commercial or industrial infinite. Based on the assessment, the developer may accept to alter the blueprint to subtract water demand or provide funds to increase h2o supply.
All concerns and problems regarding the impact of new developments on h2o service should exist addressed to the Alameda County H2o District. To view their website, go to world wide web.acwd.org
Run into more about water supply issues in our Touch on of New Housing on Water Service article in
Traffic
Each proposed residential evolution is subject to a traffic impact review. Developers are non held responsible for the cumulative bear on of all the new housing along the development's adjacent street(southward) - just their one project.
Fremont uses the Plant of Transportation Engineers (ITE) standards for traffic studies. The trip generation calculation gives a lower charge per unit for townhouses than for single-family houses of the same foursquare footage or number of bedrooms. And even for single-family houses, they say that it will generate, at near, one daily car trip per house.
Many of the proposed units are large traditional single-family unit houses or just-as-large three-story townhouses. They have three to v bedrooms and volition likely have at least two cars per household - either two commuters or one commuter and one school transporter.
2019: Land and Metropolis switched from using Level of Service to Vehicle Miles Travelled as the measurement of traffic touch.
If the city has already designated a traffic intersection as having an unacceptable Level of Service (LOS), the evolution won't be denied for traffic reasons unless "the improver of the project causes the intersection average command delay to increase past more than than 4 seconds per vehicle."
Changes to traffic controls on Country Highways such as Mission Blvd. (State Route 238) and parts of Thornton Ave., Fremont Blvd. and Peralta Blvd. (State Route 84), are subject area to Caltrans approval and the metropolis uses that to justify why they don't hold developers responsible for traffic problems.
Developers sometimes offer to finance installation of traffic calming devices such equally speed bumps/humps/lumps. In lodge to implement installation of speed lumps, the City's requires the support of lxx percent of the residents living forth the afflicted street segment and 75 percent of the residents adjacent to each proposed speed lump location. See the
There is traffic generated by the FUSD school attendance areas for new students being at whatever school has room. Some parents have to drive their children to multiple schools effectually boondocks. This traffic touch is not included in the traffic impact studies.
Come across an in-depth wait at Mission Blvd. traffic in our A to F: Development Forth Mission Boulevard Slows Traffic commodity in
Parking
Unmarried-family unit dwellings with up to 4 bedrooms crave a minimum of ii.0 spaces per abode for residents. Dwellings with v or more bedrooms require iii.0 spaces. There is no minimum requirement for guest parking.
Multi-family dwellings outside TOD areas with a studio or one bedroom require a minimum of 1.5 spaces per dwelling for residents and guests combined. Dwellings with two or more bedrooms require a minimum of ii.0 spaces combined.
Multi-family unit dwellings inside TOD areas with any number of bedrooms require a minimum of 1.25 spaces per habitation up to a maximum of 1.75 spaces for residents and guests combined. The parking requirements in TOD areas are fix lower than in other areas to encourage the utilise of public transportation and walking.
Spaces with additional side clearance and an access ramp to the sidewalk for disabled persons are required, simply the quantity is not specified. Spaces with rechargers for electrical vehicles may be required in accord with the California Green Building Code.
A lot of parking problems in new housing developments tin can be spotted early. For example, if garages use Y (slide in) or tandem (end-to-end) parking layouts, 1 of the vehicles may be left outside nearly of the time. If there isn't any driveway or parking apron, those vehicles volition exist parked on the street. And if there isn't enough street parking, they may be left on nearby streets.
In another example, if the development is a combination of residential and commercial, there may non be enough parking for residents, visitors, customers, and employees at the same time -- especially in the evenings and on weekends.
Finally, many people question whether the required number of parking spaces is realistic. Does a 4-bedchamber, unmarried-family dwelling really need only two parking spaces? And is it realistic that the residents of a four- or five-sleeping room multi-family townhouse need only one-and-one-half spaces?
Concerns and issues regarding parking in specific housing developments should exist addressed to the planners assigned to those projects. See the Developments folio for details.
Run into more than almost parking issues in our Parking in New Housing Developments article in
Transit Oriented Evolution (TOD) Overlay:
The General Plan 2011 - Chapter 2: Land Use states:
"Transit Oriented Evolution (TOD) is an overlay designation practical to areas generally within a 1/ii mile radius of the Fremont BART Station, the future BART Stations in Irvington and Warm Springs, and the ACE/Amtrak Station in Centerville. The Overlay only applies to property with an underlying designation in one of the seven commercial and industrial categories, or the Urban Residential category. Each TOD area is unique. Still, they share a common goal of maximizing transit utilise through density, land use mix, building form, and design. Each TOD is intended to be a vibrant pedestrian-oriented district. The particular mix of uses around a given station volition vary depending on surrounding state use, access, infrastructure, and other factors. TOD areas volition generally have more intense development than immediately surrounding areas in order to support transit ridership and promote a sense of identify. Low-intensity auto-oriented uses that do not accept reward of the proximity to transit will exist discouraged."
See more most TODs in our Transit Oriented Development Overlays - TODs article in
Fremont Unified School District Attendance Area AssignmentsTwice a year, the Fremont Unified School Commune (FUSD) reviews all the school Attendance Area assignments for 1 year and six years into the time to come. This includes tentative assignments for students from new developments. An consignment can be "Unassigned". Because many schools are currently overloaded, FUSD has stated that new students will be assigned to whatever closest school has room in their grade'due south classroom even though it may mean that students from the same family are assigned to different schools. This is not part of the Urban center of Fremont's Residential Evolution Application process. The Planning Commission and the Metropolis Council are not involved in the Omnipresence Expanse assignments. Whatsoever issues residents might have with School Attendance Expanse assignments should exist addressed to FUSD. |  |
Development Touch on on Schoolhouse Facilities
California's Senate Bill 50 (SB50) prohibits cities from considering the impact on schools when reviewing a residential development application. It prohibits requiring developers to mitigate their project'southward affect on schools.
Cities tin can encourage developers to voluntarily fund new school facilities.
The Leroy F. Greene School Facilities Act of 1998 (Senate Bill fifty)
Earthquake Faults
The Hayward Earthquake Fault is one of the almost active in California. In Fremont, information technology passes through Warm Springs, runs through Irvington and along the western border of Lake Elizabeth, and so exits almost Niles. The southern portion of the fault, centered roughly at the intersection of Washington Boulevard and Driscoll/Osgood Road, has a 22.three% probability of having a magnitude half dozen.7 or college earthquake in the next 30 years -- the highest probability of a major quake in the San Francisco Bay Area.
To prevent new housing from being congenital directly on height of earthquake faults, the 
In 1990, the Seismic Hazards Mapping Act was passed to crave identification of other earthquake gamble areas, including state that would exist subject field to liquefaction or landslides as a effect of footing shaking. Building on these areas is either prohibited or requires special considerations.
The presence of earthquake mistake zones and convulsion gamble areas are reported equally role of the Initial Study for all new housing developments.
Title 15 - BUILDINGS AND ConstructionSegmentation 3. Earthquake Adventure Reduction and Retrofit
fifteen.70 Convulsion Chance Reduction Requirements and Minimum Standards for Existing Unreinforced Masonry Buildings
15.75 Convulsion Retrofit Standards and Requirements for Soft-Story Residential Buildings
xv.fourscore Earthquake Take a chance Reduction in Existing Tilt-Upwardly Concrete and Reinforced Masonry (TRM) Buildings
Reporting Concerns Once Construction Starts:
The contractor is responsible for meeting the City of Fremont's requirements to minimize disruption and potential damage during construction. For example, trucks hauling dirt must prevent spillage on the street. Fences and landscaping on surrounding backdrop must exist protected. Construction hours, including equipment warm-up time, are 7 a.m. to 7 p.m. on Mon-Friday, 9 a.m. to vi p.m. on Saturday, with no structure allowed on Sunday.
There should be one or more than signs on the project site with the name and telephone number of the contractor'due south customs coordinator for the project. This person should be called showtime for all concerns and complaints nearly work on the site. Emergency situations, such every bit fires, should be reported by calling 911.
If the contractor does not resolve a problem, or if a problem happens repeatedly, the Metropolis of Fremont's Customs Preservation department should be contacted at (510) 494-4430 or code_enf@fremont.gov.
Source: https://www.shapeourfremont.com/issues.html
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