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HomeMy WebLinkAbout98-024 AllAboardMiniStorage GPA AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: February 9, 1999 SUBJECT: Public Hearing: PA 98-024, All Aboard Mini Storage General Plan Amendment Prepared by: Dennis Carrington, Senior Planner/Zoning Administrator ATTACHMENTS: B. C. D. E. Study area map with All Aboard project Study area map without All Aboard project Letter from Shyam Taggarsi Alternatives Analysis Resolution recommending that the City Council amend the Dublin General Plan to: 1. Apply the Industrial Park and Campus Office land use designations as described in the Eastem Dublin General Plan Amendment dated January 7, 1994, to the Primary Planning Area of the Dublin General Plan, 2. Change the Transportation Corridor and Business Park/Industrial: Outdoor Storage designations in the study area to the combined Industrial Park/Campus Office designation. RECOMMENDATION: APPLICANT/ OWNERS: B. C. D. E. Open public hearing Receive Staff presentation and public testimony Question Staff and the public Discuss General Plan Amendment options Adopt Resolution (Attachment E) recommending City Council amend the Dublin General Plan to: 1. Apply the Industrial Park and Campus Office land use designations as described in the Eastern Dublin General Plan Amendment dated January 7, 1994, to the Primary Planning Area of the Dublin General Plan, 2. Change the Transportation Corridor and Business Park/Industrial: Outdoor Storage designations in the study area to the combined Industrial Park/Campus Office designation. All Aboard Mini Storage/Union Pacific Railroad Company 990 Highland Drive, Suite 300 Solana Beach, CA 92705 COPIES TO: All Aboard Mini Storage Edwin and Irene Omernik Edwin and Judith Wright Shyam Taggarsi In-house distribution ITEM NO. ~' --~ Edwin and Irene Omemik P.O. Box 2098 Dublin, CA 94568 Edwin and Judith Wright 200 Victorine Road Livermore, CA 94550 FINANCIAL STATEMENT: Potential fiscal impacts depending on land use approved DESCRIPTION: General Plan Amendment Study. All Aboard Mini Storage has proposed an 85,699 square foot self storage facility on 4.21 net acres owned by the Union Pacific Railroad Company located East of Dougherty Road. The City Council initiated the All Aboard Mini Storage General Plan Amendment Study on May 5, 1998, to analyze General Plan land use alternatives for the railroad property and for two other properties lying east of Dougherty Road, between the railroad property and Houston Place (see Exhibits A and B). The owners of land in the study area are the Union Pacific Railroad Company, Edwin and Irene Omemik, and Edwin and Judith Wright. The site is relatively level and drains toward the railroad right-of-way on the east. Location. The study area is located on the East side of Dougherty Road, from the north side of the Union Pacific Railroad Company south to Houston Place. This area is strategically located at one of the main entrances to the central portion o£the City of Dublin and to Eastern Dublin. It lies along Dougherty Road that is a major arterial connecting Dublin to Contra Costa County to the north. Current land uses. The Union Pacific property is currently vacant but was used for railroad purposes between 1915 and the early 1980's when the tracks were removed. The Omemik property is the site ora truss manufacturing company. The Wright property is used for automobile repair, paint sales, shutter sales and a marble bullnosing company. Zoning. The Omemik and Wright properties are zoned PD allowing C-2 and M-1 uses. The Union Pacific property is zoned M-1. General Plan. The Omernik and Wright properties are designated Business Park/Industrial: Outdoor Storage on the General Plan. The Union Pacific property is designated Transportation Corridor. Acreage. The acreages for the study properties are shown in the table below. Net acres are used to determine allowable square footages in non-residential projects. Gross acres are used to determine the number of dwelling units permitted in residential projects. This report provides estimates of square footage and acres of potential land uses and of dwelling units. The actual yield for these developments could be less due to dedication requirements, internal circulation requirements, and site development difficulties. NAME NET ACRES GROSS ACRES Omernik 6.2 7.95 Wright 1.19 1.57 Union Pacific Railroad Company 4.21 8.85 (est.) Total 11.6 18.37 ANALYSIS: Setting. The study area is located in an area characterized by a mixture of land uses. To the East lies the Camp Parks Reserve Fomes Training Area. To the south are the Mayflower and Caton van and storage companies, a proposed contact lens manufacturing facility, an automobile repair shop, a building supply company and a mini-storage company. To the west on the other side of Dougherty Road is a commemial district that is characterized by mini-storage uses, auto-related uses and light industrial uses. These uses include automobile repair, painting, sales and parts, a mini-storage company, a concrete coating company and a printing company. To the northwest on the West side of Dougherty Road is the 283 unit Park Sierra Apartments complex that is currently under construction. Surrounding land uses could change over time if property values rise in the area due to high value developments to the East in the Eastern Dublin Specific Plan and to the north in the Dougherty Valley project. Dougherty Road. Dougherty Road is the main north-south surface road connecting Dublin to Contra Costa County to the North and to Hopyard Road in Pleasanton. Dougherty Road is classified in the Circulation Element as a Six-Lane Prime Arterial with a design ADT of 50,000 and a 110 foot wide right-of-way. Currently, the road has four lanes. The West side of Dougherty Road has been widened to its ultimate extent adjacent to the study area. Any development of the study area along the East side of Dougherty Road would be required to dedicate land to provide the ultimate right-of-way. Design character of Dougherty Road. Dougherty road south of the Union Pacific right-of-way is characterized by a "Strip Commercial" character with continuous primarily service and auto-related commercial uses. While the designation is commercial, this is not a retail commercial district. Care must be taken, regardless of what land use is approved, to insure that the eventual use has a significant design character of its own. This is necessary so that it can stand alone and give a good sense of character and place to the existing district. The development in this study area has the potential to set the tone for the general area. Land uses of properties East of Dougherty Road, South of the Union Pacific Railroad right-of-way and North of Scarlett Court will be changing as property values rise and demand increases for a mix of higher quality industrial, office and commercial properties at one of the major entries to Dublin. Land Use Alternatives. Staff has analyzed five alternative land use scenarios that are included in Attachment D. The alternatives analyzed are: All Aboard development, Commercial, Industrial ParkJCampus Office, Residential, and Commercial/Residential. For each alternative, staff analyzed two scenarios: the entire project area as one land use, and another where the All Aboard Mini Storage use would be located on the Union Pacific Railroad property and one of the alternative uses located on the Omernik and Wright properties. Summary of Alternatives Analysis. Staff has prepared a brief description of each alternative and a summary of the advantages and disadvantages of each alternative. All Aboard development. The All Aboard Mini Storage Company is proposing an 85,699 square foot mini storage facility on the Union Pacific ownership. Advantages All of the storage companies above are doing well and have vacancy rates of less than 2%. Given the low vacancy rates, it can be presumed that the All Aboard facility would also do well. This use would be consistent with the van and storage uses to the south and with nearby mini- storage uses. Mini-storage uses can make use of difficult sites such as the Union Pacific Railroad right-of- way. Disadvantages The All Aboard facility would result in an over-concentration of mini-storage uses in the area that could inhibit the location of other desirable uses in the vicinity. Other potential land uses could generate higher rents. The property could be better utilized as part of a larger project encompassing all 11.6 net acres of the study area. Commercial. A single story retail commercial center with a maximum floor area of 252,648 square feet. Advantages A commercial development would provide significant tax sales and property tax revenues to the City. This development would be well suited for p.m. traffic northbound on Dougherty Road. A commercial development would provide jobs and services for the City. Disadvantages A commercial development could possibly take business away from downtown Dublin. A commercial development would continue a strip service commercial/auto mall condition further north on Dougherty Road. The 11.6 net acre site is too small to be commercially viable. Shopping centers of similar size in Dublin (Dublin Village, Dublin Station, Dublin Square/Plumbery, and San Ramon Village) are experiencing difficulties finding or retaining tenants. A retail commercial use would not be compatible with surrounding strip service commercial/auto mall land uses. If the All Aboard project goes forward there would not be enough developable land left out of the 7.39 acres remaining after dedication, driveways and parking for a viable shopping center. 4 Industrial Park/Campus Office. A one or two story Industrial Park/Campus Office or "Flex" development with a maximum floor area of 378,972 square feet. Advantages 5. 6. 7. 8. 9. An Industrial Park/Campus Office "flex" development would be more compatible with surrounding industrial uses and strip service commercial/auto mall uses than any of the other alternatives. A flex development could provide a high value incubator spaces for start-up companies. A flex development could include retail services to serve businesses in the center and allow incidental retail by businesses located in the center. This type of development could set the tone for the redevelopment of the surrounding area into a high value employment center. A flex development could provide significant tax sales and property tax revenues to the City. There is a high demand for flex space in the region. Vacancy rates for this type of use in the South Bay are very low and demand is increasing in this area. This use would provide jobs and services for the City and for commuters from Contra Costa County to the North. The location of an employment center near the BART station is ideal. An Industrial Park/Campus Office center on 11.6 acres could be economically viable with the appropriate tenants. Disadvantages Industrial Park/Campus Office development in East Dublin could keep vacancy rates for this type of use high for a while, thus delaying the leasing of similar uses on Dougherty Road. An Industrial Park/Campus Office center on 7.39 acres (with All Aboard on the railroad parcel) would be small by today's standards and might not be viable. Residential. A three story apartment or condominium development at approximately 20 dwelling units per acre yielding a maximum of 367 dwelling units. Advantages 4. 5. 6. A residential development would be convenient to 1-580 and the BART station for the commute to jobs elsewhere. A developer is interested in developing the American Building Components property with 177 units at the present time. A residential development could provide needed medium-high density residential units. A residential development would be economically viable. A residential development could provide significant property tax revenues to the City. A residential development could be consistent with the Park Sierra development to the north and west. Disadvantages 3. 4. 5. A residential development would not be compatible with surrounding land uses. Noise from Camp Parks and the adjacent van and storage operation and auto repair uses would disturb the residents. The surrounding area is not an inviting pedestrian environment for potential residents. Tax revenues for a residential use would be less than those of an Industrial Park/Campus Office or a Commercial use. Costs to the City for services to residences are higher per acre than those of the other alternatives. A residential development on 7.39 acres (if the All Aboard project were to go forward) would have all of the disadvantages shown above and would be less viable. Commercial/Residential. A mixed commercial and residential development with retail commercial uses on the ground floor and apartments or condominiums on the second and third floors. The commercial square footage would have a maximum of 84,216 square feet. There would be a maximum of 245 dwelling units at approximately 20 dwelling units per acre. Advantages This type of development could be an interesting urban style development that would be attractive to the public and residents alike. The commercial and residential uses could have a synergistic compatibility where each benefits and justifies the other. The project would provide needed medium-high density residential near 1-580 and the BART station. It could provide significant property tax revenues and sales tax revenues to the City. A commemial/residential development on 11.6 acres could be economically viable. Disadvantages 2. 3. 4. 5. This type of development is quite intensive and urban in nature and would be better suited to downtown Dublin. This type of development may not be commercially viable with so few square feet available for lease. A mixed-use development would continue a strip service commercial/auto mall condition further north on Dougherty Road. A mixed-use development use might not be compatible with surrounding strip service commercial/auto mall land uses. The residential component of a mixed-use development would not be compatible with surrounding land uses. Noise from Camp Parks and noise from the van and storage truck operation could disturb potential residents. The surrounding area is not an inviting pedestrian environment for potential residents. If the study area were subdivided into a mini-storage use on the Union Pacific property and commercial/residential on the remaining 7.39 acres, the commercial/residential development might not be as viable. ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration was prepared for the General Plan Amendment study. The environmental impacts to each environmental issue studied were based on the alternative that would have the most impacts with regard to that issue. RECOMMENDATION: Staff recommends that the Planning Commission recommend that the City Council adopt a resolution amending the Dublin General Plan to the Industrial Park/Campus Office combined land use designation for all of the properties analyzed in PA 98-024. The reasons for this recommendation are as follows: 2. 3. 4. 5. 6. 7. 8. 9. An Industrial Park/Campus Office "flex" development would be more compatible with surrounding industrial uses and strip service commercial/auto mall uses than any of the other alternatives. A flex development could provide a high value incubator spaces for start-up companies. A flex development could include retail services to serve businesses in the center and allow incidental retail by businesses located in the center. This type of development could set the tone for the redevelopment of the surrounding area into a high value employment center. A flex development could provide significant tax sales and property tax revenues to the City. There is a high demand for flex space in the region. Vacancy rates for this type of use in the South Bay are very low and demand is increasing in this area. This use would provide jobs and services for the City and for commuters to Contra Costa County to the North. The location of an employment center near the BART station is ideal. An Industrial Park/Campus Office center on 11.6 acres could be economically viable with the appropriate tenants. g:pa98024/pcsr Feb 9, 1999 7 P. M. 4 008 TR. 6644 RM. 7080 · . I ~ I 95~/ EXHIBIT ASSESSOR PARCEL 941-550-5-1 (Omernick) 941-55-~7-1 (Wrigh0 941-550-22-5 (UPRR) EX~HIBIT ~ NET SQUARE FEET 305,404 51,756 183.400 540,560 NET ACRES 7.01 1.19 4.21 12.41 AR?C H S T E November I0, 1998 Mr. Dennis Carrington Planning Department City of Dublin 100 Civic Plaza Dublin, CA 94568 Arch~one Communities 22320 Foothi/l Boulevard, Second Floor Haywazc[, California 94541 Telephone ($10) 583 2100 Fax (510) 728 7111 w~w~cl=tonecommunifies.com Re: Omemik Property Dear Dennis, Pursuant to your request, enclosed please find information regarding the Omemik Property, located on the northeast comer of Dougherty Road and Houston Place. Archstone Communities Trust has the subject property under contract and is proposing a 177-unit residential development on 6.9 net acres. The concept that Archstone intends for this site is an upscale apartment community with site planning and recreational amenities designed to accommodate families as well as singles. The proposed development consists of residential units designed as a series of three story buildings built at-grade with tuck-under private garage and carport parking, grouped around a landscaped recreation courtyard. The buildings are designed to provide a rich exterior and interior. Attention is paid to the details of the architecture with the use of divided light windows, overhanging eaves, varied roof lines and accent colors. Buildings are placed along the perimeter of the site to create a residential feel to the edges of the development. The architecture sets a high standard of design quality and is compatible with the upscale residential development that is being built in the Emerald Park area. Three floor plans will be available: one, two and three bedroom milts. The 3-bedroom units provide greater diversity than typical adult apartment complexes that have only 1 and 2 bedroom units. The two and three bedroom units have ample room for family living yet afford the privacy of master bedroom suites. All units have patios or balconies with storage areas, washer/dryer connections and separate dining areas. All units have computer alcoves that are wired to allow for Intemet connections. EXHIBIT C. November I0, 1998 Mr. Dennis Carrington Page two The units will come with 9' ceilings, designer selected, color coordinated wall-to-wall carpeting and window coverings, range/oven, refrigerator, and dishwasher. Extensive amenities will be offered that cater to families, children and adults. The Clubhouse will feature activity spaces for all of these groups. A central feature of the Recreation Center will be an entertainment room that can be used for movie nights, children's parties, baby showers and private functions. There will also be a pool/spa off of the Recreation Center. In addition, the development will feature an outdoor recreation courtyard with BBQ equipment, picnic area, and adult conversation seating areas. This residential community is designed to provide a superior quality living environment for its residents. Attached please find a schematic site plan and character elevations of Archstone's proposal. Archstone would like to submit an application for a General Plan Amendment and P.D. Rezoning as soon as possible. If you have any questions please call me at (510) 583-2I 18. Thank you for your consideration. Sincerely, ARCHSTONE COMMUNITIES Shyam Taggarsi Vice President ALTERNATIVES ANALYSIS This Alternatives Analysis looks at each of the five alternatives for the All Aboard Mini Storage General Plan Amendment. The alternatives analyzed are: All Aboard development, Commercial, Industrial Park/Campus Office, Residential, and Commercial/Residential. For each alternative, staff analyzed two scenarios: the entire project area as one land use, and another where the All Aboard Mini Storage use would be located on the Union Pacific Railroad property and another use would be located on the Omernik and Wright properties. The development potential as well, as the advantages and disadvantages of each alternative, are shown. This report provides estimates of square footage and acres of potential land uses and of dwelling units. However, the actual yield for these developments could be less due to dedication requirements, internal circulation requirements, and site development difficulties. Acreage. The acreages for the study properties are shown in the table below. Net acres are used to determine allowable square footages in non-residential projects. Gross acres are used to determine the number of dwelling units permitted in residential projects. This report provides estimates of square footage and acres of potential land uses and of dwelling units. The actual yield for these developments could be less due to dedication requirements, internal circulation requirements, and site development difficulties. NAME NET ACRES GROSS ACRES Omemik 6.2 7.95 Wright 1.19 1.57 , Union Pacific Railroad Company 4.21 8.85 (est.) Total 11.6 18.37 All Aboard Development. There are two mini-storage facilities within one block of the proposed facility and four within one mile. The FAR for the most appropriate General Plan land use designation, Business Park/Industrial ranges from .3 to .4. The largest mini-storage facility that could be placed on the Union Pacific Railroad Company property would therefore be 73,355 square feet. The sizes of the nearby mini-storage facilities (with the proposed facility shown for comparison) are as follows: STORAGE COMPANY ACRES SQUARE FEET Allsafe 4.2 99,920 Dublin Security Storage 2.0 66,780 Dublin Self Storage 3.7 77,476 U-Haul Self Storage 5.9 134,600 Proposed All Aboard Mini 4.21 85,699 Storage (maximum allowable is 73,355) EXHIBIT D Advantages and disadvantages Advantages All of the storage companies above are doing well and have vacancy rates of less than 2%. Given the low vacancy rates, it can be presumed that the All Aboard facility would also do well. This use would be consistent with the van and storage uses to the south and with nearby mini- storage uses. Mini-storage uses can make use of difficult sites such as the Union Pacific Railroad right-of-way. Disadvantages The All Aboard facility would result in an over-concentration of mini-storage uses in the area that could inhibit the location of other desirable uses in the vicinity. Other potential land uses could generate higher rents. The property could be better utilized as part of a larger project encompassing all 11.6 net acres of the study area. Zoning and General Plan implications. Zoning. The PD (Planned Development) zoning district would be used to implement any development in the study area. If the All Aboard Mini Storage project were to be pursued on the Union Pacific Railroad property and another project were to be pursued on remaining properties, separate PD Zoning Districts would be applied to each site. General Plan. If the All Aboard Mini Storage project were to be pursued on the Union Pacific Railroad property this site, the Union Pacific Railroad property would be changed from Transportation Corridor to Business Park/Industrial. An appropriate land use designation would be applied to the Omernik and Wright properties for the land uses established there. Commercial. A typical retail commercial shopping center is characterized by retail and personal service uses. The Floor to Area Ratio for the appropriate General Plan designation of Retail/Office ranges between .25 and .50, which would yield floor areas of between 126,324 square feet and 252,648 square feet for this project. If the study area were subdivided into a mini-storage use on the Union Pacific property and a shopping center on the remaining 7.39 acres, square footages would range between 80,477 and 160,954 square feet. The vacancy rate for commercial centers in Dublin is 4.6%. The following chart shows the sizes of the shopping centers in Dublin: 2 SHOPPING CENTER ACRES Dublin Village/Carl's Jr. 2.92 Dublin Station 4.16 Pak 'n Save 10.72 Shamrock Village 9.17 Orchard Supply/Ross 10.51 Dublin Square/Plumbery 4.13 Dublin Place 34.86 Mervyns/Albertsons 19.51 Hacienda Crossings 50.0 San Ramon Village 5.17 PlazaJDuckett-Wilson, American Furniture Advantages and disadvantages Advantages A commercial development would provide significant tax sales and property tax revenues to the City. This development would be well suited for p.m. traffic northbound on Dougherty Road. A commercial development would provide jobs and services for the City. Disadvantages A commercial development could possibly take business away from downtown Dublin. A commercial development would continue a strip service commercial/auto mall condition further north on Dougherty Road. The 11.6 net acre site is too small to be commercially viable. Shopping centers of similar size in Dublin (Dublin Village, Dublin Station, Dublin Square/Plumbery, and San Ramon Village) are experiencing difficulties finding or retaining tenants. A retail commemial use would not be compatible with surrounding strip service commemial/auto mall land uses. If the All Aboard project goes forward there would not be enough developable land left out of the 7.39 acres remaining after dedication, driveways and parking for a viable shopping center. Zoning and General Plan implications. Zoning. A PD Zoning District would be applied to either a commercial or mini-storage us on this site. General Plan. For a commercial project on all 11.6 acres, it would be necessary to change the Omernik and Wright properties from Business Park/Industrial: Outdoor Storage to Retail/Office and the railroad property from Transportation Corridor to Retail/Office. For the All Aboard Mini Storage use to go forward, it would be necessary to change the General Plan from Transportation Corridor to Business Park/Industrial. Industrial Park/Campus Office. An Industrial Park/Campus Office land use is characterized by a campus-like setting for non-retail office uses, and light industrial uses which do not generate nuisances related to emissions, noise, odors, or glare. This type of development combines the desirable traits of Industrial Park and Campus Office uses into a "Flex" use that meets the needs of businesses with both industrial and office components. This "combined" land use designation has only been applied for the Opus Business Park in the Eastern Dublin Specific Plan. It is not included in the Dublin General Plan as applying to the "Principal Planning Area". The Floor to Area Ratio for the combined General Plan designation of Industrial Park/Campus Office ranges between .35 and .75, which would yield theoretical floor areas of between 176,854 square feet and 378,972 square feet for this project. If the study area were subdivided into a mini-storage use on the Union Pacific property and a campus office center on the remaining 7.39 acres, the industrial park/campus office land use would have square footages of between 112,668 and 241,431. The vacancy rate for industrial park/campus office centers in Dublin is typically around 7.5%. The following chart shows the sizes of the industrial park/campus office centers in Dublin. INDUSTRIAL PARK/CAMPUS ACRES OFFICE CENTER Creekside Business Park 25 DeSilva Group (Hexcel) 8.31 Sierra Industrial Park 10.72 Sierra Trinity Park (Bedford) 13.86 Creekside Office Park 29 Advantages and disadvantages Advantages 5. 6. 7. 8. 9. An Industrial Park/Campus Office "flex" development would be more compatible with surrounding industrial uses and strip service commercial/auto mall uses than any of the other alternatives. A flex development could provide a high value incubator spaces for start-up companies. A flex development could include retail services to serve businesses in the center and allow incidental retail by businesses located in the center. This type of development could set the tone for the redevelopment of the surrounding area into a high value employment center. A flex development could provide significant tax sales and property tax revenues to the City. There is a high demand for flex space in the region. Vacancy rates for this type of use in the South Bay are very low and demand is increasing in this area. This use would provide jobs and services for the City and for commuters from Contra Costa County to the North. The location of an employment center near the BART station is ideal. An Industrial Park/Campus Office center on 11.6 acres could be economically viable with the appropriate tenants. Disadvantages Industrial Park/Campus Office development in East Dublin could keep vacancy rates for this type of use high for a while, thus delaying the leasing of similar uses on Dougherty Road. An Industrial Park/Campus Office center on 7.39 acres (with All Aboard on the railroad parcel) would be small by today's standards and might not be viable. Zoning and General Plan implications. Zoning. If an industrial park/campus office project were to be pursued on this site, a PD Zoning District would be applied. The mini storage use would be zoned to a separate PD Zoning District. General Plan. It would be necessary to change the General Plan to add the combined Campus Office designation to the Primary Planning Area. Currently it is only used in the Eastern Dublin Specific Plan. The Industrial Park/Campus Office designation would then be applied to the industrial park/campus office portion of the project and the Transportation Corridor designation would be changed to the Business Park/Industrial designation for the mini-storage portion of the project. Residential. The most appropriate residential type and density for this location would be three story apartment or condominium units with an average density of 20 dwelling units to the acre (approximately 367 units for the entire 18.37 gross acres). This would correspond to the Medium-High Density Residential designation of the General Plan that has a density range from 14.1 to 25.0 dwelling units per gross acre. This development would be similar to the Park Sierra development located immediately to the northwest on Dougherty Road. If the study area were subdivided into a mini-storage use on the Union Pacific property and residential on the remaining 9.52 gross acres, the project would contain approximately 190 dwelling units. This project would probably be viable at the density of 20 dwelling units per acre but, as a small development, would be surrounded by different land uses and isolated. The vacancy rate for medium-high density residential developments in Dublin is close to Zero in the present housing market. Shyam Taggarsi has submitted a letter (Attachment C) in which he has shown interest in developing the Omemik property for residential purposes. His concept would propose 177 units on 7.95 gross acres. The proposed density would be 22.26 dwelling units per gross acre. This density corresponds to the Medium-High Density Residential designation of the General Plan. The following chart shows the sizes of the Medium-High Density residential Developments in Dublin. MEDIUM HIGH DENSITY DWELING ACRES DWELLING RESIDENTIAL (14.1 - 25.0 DU/AC) UNITS UNITS PER ACRE California Brookside 123 7.4 16.62 Park Sierra Apartments 283 14.32 19.76 Jefferson at Dublin 368 16 23 Emerald Hills Apartments 324 I 1.9 27.23 (for (Villas at Santa Rita) comparison purposes) Advantages and disadvantages Advantages 4. 5. 6. A residential development would be convenient to 1-580 and the BART station for the commute to jobs elsewhere. A developer is interested in developing the American Building Components property with 177 units at the present time. A residential development could provide needed medium-high density residential units. A residential development would be economically viable. A residential development could provide significant property tax revenues to the City. A residential development could be consistent with the Park Sierra development to the north and west. Disadvantages A residential development would not be compatible with surrounding land uses. Noise from Camp Parks and the adjacent van and storage operation and auto repair uses would disturb the residents. The surrounding area is not an inviting pedestrian environment for potential residents. Tax revenues for a residential use would be less than those of an Industrial Park/Campus Office or a Commercial use. Costs to the City for services to residences are higher per acm than those of the other alternatives. A residential development on 7.39 acres (if the All Aboard project were to go forward) would have all of the disadvantages shown above and would be less viable. Zoning and General Plan implications. Zoning. Ifa Medium-High Density residential project were to be pursued on this site, a PD Zoning District would be applied. The mini storage use would be zoned to a separate PD Zoning District. General Plan. It would be necessary to change the General Plan from Business Park/Industrial: Outdoor Storage to Medium-High Density Residential for the residential portion of the project. The Transportation Corridor designation would be changed to the Business Park/Industrial designation for the mini-storage portion of the project. Commercial/Residential Development. A commercial/residential development could incorporate commercial development such as retail and eating and drinking establishments on the ground floor and apartments or condominiums on the second and third floors at an average density of 20 dwelling units per acre. This type of development would be new to Dublin and would resemble the type of development existing along Clement Street in San Francisco and in European cities. Approximately 245 dwelling units would be built and between 42,108 and 84,216 square feet of commercial development would be built if the entire site were built as a mixed-use development. Approximately 127 dwelling units would be built and between 26,826 square feet and 53,651 square feet of commercial development would be built if the All Aboard project were to go forward. Advantages and disadvantages Advantages This type of development could be an interesting urban style development that would be attractive to the public and residents alike. The commercial and residential uses could have a synergistic compatibility where each benefits and justifies the other. The project would provide needed medium-high density residential near 1-580 and the BART station. It could provide significant property tax revenues and sales tax revenues to the City. A commercial/residential development on 11.6 acres could be economically viable. Disadvantages 2. 3. 4. 5. This type of development is quite intensive and urban in nature and would be better suited to downtown Dublin. This type of development may not be commercially viable with so few square feet available for lease. A mixed-use development would continue a strip service commemial/auto mall condition further north on Dougherty Road. A mixed-use development use might not be compatible with surrounding strip service commemial/auto mall land uses. The residential component of a mixed-use development would not be compatible with surrounding land uses. Noise from Camp Parks and noise from the van and storage truck operation could disturb potential residents. The surrounding area is not an inviting pedestrian environment for potential residents. If the study area were subdivided into a mini-storage use on the Union Pacific property and commercial/residential on the remaining 7.39 acres, the commercial/residential development might not be as viable. Zoning and General Plan implications. Zoning. Ifa mixed use project were to be pursued on this site, a PD Zoning District would be applied. The mini storage use could be zoned to a separate PD Zoning District. General Plan. It would be necessary to change the General Plan from Business Park/Industrial: Outdoor Storage to a combination of the Medium-High Residential and Retail/Office designations of the general Plan. Any mini-storage development would require the Business Park/Industrial designation. The following table summarizes the alternatives before the City Council: ALL ABOARD GENERAL PLAN AMENDMENT STUDY ALTERNATIVES NET FAR FAR SQ. FEET SQ. FEET GROSS DWELLING ~,CRES LOW HIGH LOW HIGH ACRES UNITS All Commercial 11.6 0.25 0.5 126324 25264~ Commercialon Omernik/Wright 7.39 0.25 0.5 80477 160954 All Aboard on UPRR 4.21 0.3 0.4 55016 73355 All Ind. Park/Campus Office 11.6 0.35 0.75 176854 378972 Ind. Park/Campus Office on Omernik/Wright 7.3,c 0.35 0.75 112666 241431 All Aboard on UPRR 4.21 0.3 0.4 55016 73355 All Residential 18.37 367 Residential on Omernik/Wright 9.52 190 All Aboard on UPRR 4.21 0.3 0.4 55016 73355 All Commercial/Residential Use 11.6 42108 84216 245 commercial on ground floor, residential on 2nd and 3rd floors) Comm./Res. Use on Omernik/Wright 7.39 26826 53651 127 All Aboard on UPRR 421 0.3 0.4 55016 73355 g:pa98024/Alternatives Analysis RESOLUTION NO. 99 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF THE ALL ABOARD MINI STORAGE GENERAL PLAN AMENDMENT WHEREAS, the initiation of a General Plan Amendment Study was requested by Richard L. Gooch on behalf of the Union Pacific Railroad Company and All Aboard Mini Storage for a 85,669 square foot storage center on the Union Pacific Railroad right-of-way south of Dougherty Road; and WHEREAS, Section 65358 (a) of the State of California Government Code states that an amendment to a general plan shall be in a manner specified by the legislative body; and WHEREAS, the City Council on May 5, 1998 initiated the All Aboard Mini Storage General Plan Amendment; and WHEREAS, on November 17, 1998, the City Council directed Staff to include residential use as part of the general plan amendment study; and WHEREAS, a general plan amendment study was prepared by Staff which analyzed several alternatives; and WHEREAS, the General Plan Amendment Study recommends that the Planning Commission recommend that the City Council approve a general plan amendment to apply the Industrial Park and Campus Office land use designations, as described in the Eastern Dublin General Plan Amendment dated January 7, 1994,to the Primary Planning Area of the Dublin General Plan; and WHEREAS, the general plan amendment study recommends that the Plarming Commission recommend that the City Council approve a general plan amendment for the study area to change the Transportation Corridor and Business Park/Industrial: Outdoor Storage designations in the study area to the combined Industrial Park/Campus Office General Plan designation; and WHEREAS, the General Plan Amendment Study has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Mitigated Negative Declaration was prepared; and WHEREAS, the Planning Commission considered the General Plan Amendment Study at a public hearing on February 9, 1999; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used its independent judgement to make a decision. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby recommend that the City Council approve a general plan amendment to apply the Industrial Park and Campus Office land use designations as described in the Eastern Dublin General Plan Amendment dated January 7, 1994, to the Primary Planning Area of the Dublin General Plan. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council approve a general plan amendment to change the Transportation Corridor and Business Park/Industrial: Outdoor Storage designations in the study area to the combined Industrial Park/Campus Office General Plan designation. EXHIBIT PASSED, APPROVED, AND ADOPTED this 9th day of February, 1999. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Clerk Community Development Director g:pa98024/PCPreso-GPA.do¢ HST February 9, 1999 Planning Commission City of Dublin 100 Civic Plaza Dublin, CA 94568 Archstone Communities 22320 Foothill Boulevard, Second Floor Hayward, California 94541 Telephone (510) 583 2100 Fax (510) 728 7111 www. amhstonecommunities.com Re: Omemik Property Dear Commissioners, Archstone Communities Trust is pleased to propose a medium high density residential development in the All Aboard Mini Storage General Plan Amendment Study Area. A more detailed description of our proposal is enclosed in the staff report. This letter is to request the Planning Commission to recommend that the City Council amend the General Plan to allow medium-high density residential land use in the Study Area. I would like to take this opportunity to briefly outline the major advantages of multifamily residential land use in the Study Area and present counter viewpoints to the disadvantages stated in the staff report: Within the sub-regional context, medium density residential use would be compatible and consistent with other residential uses in the area. As shown in the attached exhibit, the subject area is across the street from apartments that are under construction (Shea Properties). Within a one half mile radius are five other sites that either have apamuents under construction (Archstone and JPI) or have the possibility of apartments (Alameda County's Transit Center land near BART). All of these sites are connected to each other and to the BART station by the proposed Scarlett Drive/Iron Horse Trail and the East-West Trail which is currently under construction. This is a perfect oppommity to build housing near a mass transit center with convenient pedestrian access. With proper landscaping and pedesWian walkways, the edges of the Study Area Could be very attractive and pedestrian-friendly. Our proposal includes the widening of Dougherty Road along the site frontage and widening Houston Place to allow for a connection with the proposed Scarlett Drive extension. Sidewalks and street landscaping will be provided on both street fronts. We were recently informed that the All Aboard Mini Storage proposal has been withdrawn from the City. Union Pacific (the land owner) is now marketing the site to other developers. We met with representatives of Union Pacific last week to discuss the possible sale of their property to us. If the City Council amends the General Plan to allow residential use in the Study Area, the Union Pacific site could also be developed for aparhnents, in which case the proposed Scarier Drive extension and the Iron Horse Trail could become a reality within a short timeframe. Once constructed, the Scarlett Drive extension allows east-bound traffic from the Study Area and Dougherty Valley to avoid the intersection at Dougherty Road and Dublin Boulevard. Additionally, bus lanes on Scarlett Drive will further help to alleviate traffic congestion in the area. While we take noise from adjacent uses into serious consideration, our opinion is that it can be easily mitigated with dual-pane windows and other acoustical methods. The Shea project had to prepare an acoustical study and was able to mitigate the noise concerns on its site. We believe that apartments will actually generate more tax revenue than an Industrial ParkdOffice Campus in the Study Area. A 378,972 sq. fi. office campus at 0.75 FAR (which far exceeds typical FARs of office and flex developments in the Th-Valley) is estimated to value at $53 million at $140/sq.fL Whereas, 367 apartment units at the current rate of $150,000/unit will be valued at $55 million. Apartments in the Study Area will provide much needed multifamily housing to serve all of the office and retail development currently underway in East Dublin and the Tri Valley area in general. In conclusion, we believe that this is a great oppommity to provide a high quality, upscale residential development at one of the major entries into Dublin. We urge you to consider residential use favorably in the Study Area and recommend to the City Council to allow medium high density land use here. Thank you for your consideration. Sincerely, ARCHSTONE COMMUNITIES TRUST Shyam R. Taggarsi Vice President EAST TP.A II.