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HomeMy WebLinkAboutItem 8.1 East Dublin Status Report AGENDA STATEMENT CITY COUNCIL MEETING DATE: JULY 82 1991 SUBJECT: ((��,,�� East Dublin Status Report REPORT PREPARED BY: NP Brenda A. Gillarde , Project Coordinator ATTACHMENTS : 1 . Letter from the County to the City , dated August 14, 1990 2 . Letter from City to the County, dated August 15 , 1990 3 . Letter from the City to the County, dated August 31 , 1990 4 . Letter from the County to the City, dated September 24 , 1990 RECOMMENDATION: 1 . Authorize a letter to be sent to the County indicating the City ' s willingness to review the proposed mixed use land use concept and revised tax exchange agreement and to work toward the successful renegotiation of the annexation agreement . The letter should also request a reply by the County indicating the County ' s willingness to fund the additional costs , as outlined in the Financial Statement section below. 2 . Direct Staff to proceed with negotiations regarding land uses on the Santa Rita property and potential amendments to the existing annexation agreement between the City and the County. ITEM: COPIES TO: Planning Commission Adolph Martinelli Marian Breitbart East Dublin Sponsoring Property Owners 1 ---------------------------------------------------------------------- COPIES TO: ITEM NO. + `- Ll,,-7 2 D 3 . Direct Staff to work with the project consultants and make the necessary adjustments to the East Dublin Plan to accommodate mixed use on the County ' s property. 4 . Approve the revision to the East Dublin processing schedule . FINANCIAL STATEMENT: Additional Consultant work is estimated to cost $47 , 600 . Staff recommends that the cost be split evenly between the City and the County. The City ' s share would be $23 , 800 . Presently the City Planning Department budget has $10 , 000 set aside for additional consultant services . Subtracting this amount from the $23 , 800 leaves $13 , 800 . These funds would need to be transferred from the Contingency Reserve Fund to the Planning Department budget . The funding arrangement between the City and the County has been discussed verbally with the County Administrative Analyst . The County is in agreement with the proposed funding approach. DESCRIPTION: I . B UND The planning of East Dublin has been a long and complex process . Part of the difficulty has been the size of the area, the number of participating land owners and the multitude of choices raised by the question of how to develop East Dublin . The planning process for East Dublin involves preparation of a general plan amendment , a specific plan and an environmental impact report . To date a preliminary general plan amendment and specific plan have been prepared by the project consultants - Wallace , Roberts & Todd (WRT) . Environmental constraints have also been identified and major environmental impacts analyzed for several land use options . Since the last joint Planning Commission/City Council study session in February of this year , Staff and the Consultants have been working on refining the specific plan land use map and preparing the specific plan text . The land uses for the plan 2 were based on the direction received at the joint Commission/City Council study session held last August (1990 ) . At that meeting it was decided to study a plan that designated the County owned land as Business and Industrial Park. This was consistent with the annexation agreement between the City and the County which stipulates only business park/ industrial park uses for the County property unless the agreement is amended . At the time , the County indicated a desire to consider other uses , but there was no clear statement of intent to renegotiate the annexation agreement . The County stated it was undertaking studies to determine the highest and best use of the Santa Rita property. However , the City felt it could not delay the East Dublin planning process until completion of the County studies . Thus , the City ' s consultants were directed to proceed with preparation of the specific plan with business park on the County property. II . ISSUES On June 26 , 1991 City and County staff met to discuss the East Dublin planning process and the Santa Rita property. The County presented the City with a request to consider mixed uses on the Santa Rita property. The County also indicated its willingness to renegotiate the annexation agreement including the revenue/cost sharing formula . Incorporation of mixed uses on the County property could be beneficial to both the City and the County. It would facilitate a better jobs/housing balance , create less traffic congestion and reduce traffic mitigations . Because of the County ' s proposal to renegotiate the annexation agreement , the City now has the opportunity to reconsider the direction of the East Dublin plan. Staff has discussed with WRT the necessary tasks , time and costs associated with integrating a mixed use concept on the County property into the current East Dublin planning process . An outline is provided on the next page : A. Wallace, Roberts & Todd - Land Use 1 . Work with County planning staff to revise the most recent land use proposal so that it is compatible with land use and development concepts in the rest of the planning area and consistent with projected market demand. 2 . Decrease residential densities throughout the planning area in response to reduced employment potential on the county ' s property, striving toward a favorable jobs/housing balance . 3 3 . Recalculate development potential associated with decreased residential densities . 4 . Recalculate the need for schools and evaluate school locations based on lower residential densities and the introduction of residential uses on County land. 5 . Evaluate alternative locations for the City Park recommended in the proposed parks and Recreation Master Plan , and select appropriate solution. 6 . Recalculate the size and location of neighborhood parks to be consistent with their reduced emphasis in the proposed Parks and Recreation Master Plan . 7 . Insert new land uses in areas where schools and parks have been removed and calculate development potential . 8 . Revise text in the Administrative Draft Specific Plan to reflect land use changes made in the plan . 9 . Incorporate changes in the Specific Plan provided by subconsultants . 10 . Revise all report graphics to reflect changes in plan. B. DKS Associates - Transportation 1 . Calculate daily vehicle trips generated by the revised plan and redistribute trips on the circulation system. 2 . Rerun the computerized traffic model based on the new land use concept (this will also be the model run for the EIR) . 3 . Recalculate Levels of Service on planning area roadways . 4 . Determine necessary road improvements . 5 . Revise transportation section of the Specific Plan to reflect changes . C. Kennedv . Jenks - Infrastructure 1 . Recalculate infrastructure sizing based on the revised land use plan. D. Economic Consultant - Fiscal Analysis 1 . Review County ' s market analysis and land use recommendations . 4 2 . Conduct a fiscal impact analysis of the County ' s new land use and tax sharing proposal that evaluates the cost/revenue implications for the City on both a short and long term basis . E. Projected Timeframe to Complete Revisions It is anticipated that the above workscope could be completed within two months . The greatest unknown at this time is . the length of time it will take to come to agreement with the County on the basic land use concept for the Santa Rita property. The current processing schedule for East Dublin (2/28/91 ) indicates a completion date of February 24 , 1992 . This target has been extended by three weeks due to additional time needed to review the preliminary specific plan and time spent discussing and meeting with the County on the proposal for mixed uses on the Santa Rita property. If the proposed workscope were incorporated into the processing schedule , the estimated completion date would be the end of May, 1992 . This includes two months for the workscope outlined in Section II , the three weeks mentioned above and an additional two weeks for City and County Staffs to receive the necessary approvals and prepare the necessary paperwork to proceed with this proposal . This schedule assumes that the City and County will come to resolution on a land use concept for the Santa Rita property in two weeks . It is anticipated that a joint Commission/Council study session would be held in August to discuss selected issues including park relocations , reconfiguration of land uses around Tassajara/ I-580 , and the effect of mixed uses on the Santa Rita property. F. Estimated Cost to Incorporate Revisions Wallace , Roberts & Todd $19 , 600 DKS Associates 82000 Kennedy, Jenks 52000 Economic Consultant 15 , 000 Total $479600 III . CONCLUSION Staff believes it is in the City ' s best interests to consider a mixed use option on the County property, rather than proceeding with the business park designation for the following reasons : it could eliminate the need for major revisions to the specific plan and the need for a new EIR in the future 5 it could create a more positive jobs/housing balance it could eliminate the need for extraordinary traffic improvements - it could reduce significant environmental impacts such as traffic congestion and air pollution it could save time in the long run and shorten the time frame needed to move ahead with development in East Dublin Staff recommends that the City begin good faith negotiations with the County to redefine the terms of the annexation agreement . Staff also recommends that the City proceed with the tasks outlined in Section II of this staff report and make the necessary adjustments to the East Dublin processing schedule . (s /edstrep) 6 OF44q, 'ECEI V 4 qq / C O U N T Y A D M I N 1 5 T R A T O R CITY, OF pUBLIR Cg0FOPN\o- STEVEN C. SZALAY SUSAN S. MURANISHI ASSISTANT COUNTY ADMINISTRATOR COUNTY ADMINISTRATOR August 14, 1990 Richard Ambrose City Manager City of Dublin P.O. Box 2340 Dublin, CA 94566 Subject: Santa Rita Land Use Desigation Dear Mr rose: The Santa Rita property in the City of Dublin is the keystone of the County' s real property development program. This program is intended to diversify the County' s revenue stream and decrease our dependence on State and Federal funding by creating a revenue stream over the long-term that could be used to fund County programs. The successful development of the Santa Rita property is in the best interests of both the City of Dublin and Alameda County. As we indicated in our meeting of August 13, the County is willing to consider a change in the land use designation for the Santa Rita property. While the County is interested in a quality development that meets certain public policy objectives , such as a jobs housing balance, the County cannot jeopardize our anticipated revenue stream from the development of the Santa Rita property. Unfortunately, the County' s experience in evaluating the economics of property development is limited. For this reason, we feel it would be irresponsible to agree to a change in land use designation before we have had an opportunity to evaluate the financial impact of such a change'. We have already scheduled some meetings with consultants during the months of August and September to help us evaluate your proposals and possible alternatives . Prior to the end of September, we would hope to either provide you with our proposal or a firm plan to quickly provide you with such a proposal . The common interests of the City and County in the successful development of the Santa Rita property far outweigh the differences and I look forward to a speedy resolution of the issues discussed at our August 13th meeting. Very truly yours , Steve C. zal County ministrator I SCS:MB:jc f�-�QCh rf\ —n+ 3600c 1 221 OAK STREET • SUITE 555 OAKLAND,CALIFORNIA 94612 (415)272-6984 FAX(415)272-3764 V. CITY OF DUBLIN P.O. Box 2340, Dublin, California 91568 City Offices, 100 Civic Plaza. Dublin, California 94568 Or 0 August 15, 1990 Mr. Steven C. Szalay, County Administrator County of Alameda 1221 Oak Street, Suite 555 Oakland, CA 94612 RE: Santa Rita Property General Plan Designation Dear Mr. Szalay : As we discussed at our meeting of August 13, 1990 , the City has a property tax annexation agreement which guarantees that the County Santa Rita property will have a future zoning designation of Business Park/Industrial . As you know, we have been working on developing a very comprehensive General Plan Amendment for the East Dublin area for the last two years . The Santa Rita property is an integral parcel in the City' s development of the overall East Dublin General Plan. It is our understanding that the County may be interested in requesting a different land use designation from that guaranteed in the Property Tax Annexation Agreement . Based upon preliminary information that the Planning Consultant Team has developed, it is projected that a substantial jobs/housing imbalance would occur if the County' s property was all designated Business Park/Industrial . If the County is interested in requesting a change in the Property Tax Annexation Agreement to permit land uses other than those identified in the Agreement, it is important that the County state their preference in writing. A decision of this nature must be forthcoming in the very near future to minimize the costs related to developing the East Dublin General Plan and to keep the Planning Study on a reasonable schedule . Should the County request such a change, the City may wish to reevaluate the tax and cost of service consequences to the City as part of the renegotiation of that agreement . As we discussed, the City will be holding another Planning Commission/City Council Workshop to receive further public comment on the East Dublin General Plan Concept . At that meeting, we will be presenting both Concept 4 which shows a mixed use for the County property, as well as Concept 5 which shows a Business Park designation for the Santa Rita property . Please let us know how you would like to proceed with respect to the Santa Rita property as soon as possible in order to minimize any delays in the East Dublin Planning Process . 16\fl a Ch M-zn+ Administrat!on (415) 8336650 • City Council (-115) 8336605 • Finance (415) 83366-10 • Builang Inspectnon (415) 8336620 Code Enforcemen! (•115) 8::36620 • En<jineenng (-115) 8336630 • Planning (•115) 8336610 Police 1415) 833.6670 • Public: Wor,,s (415) 8:336630 R creation (•115) 833 66-15 If you would like to discuss this matter in the next week, please contact my Assistant City Manager, Mr. Paul Rankin, who will be acting City Manager while I am on vacation. The City looks forward to working out a mutually beneficial program for both the City and County . Sincerely, Richard C. Ambrose City Manager RCA: slh cc: Paul Rankin, Assistant City Manager -,_�arry Tong, Planning Director City Council 2 ii i vo! Iik 1 1,11 Oil 1. August 31 , 1990 RECEIVED 190 � -J SEP - 4 0 Steven C. Szalay IDUBLIN PLANNING County Administrator County of Alameda 1221 Oak Street, Suite 555 Oakland, CA 94612 RE: Santa Rita Land Use Designation Dear Mr. I am in receipt of your letter of August 14, 1990 indicating it is your desire to have a proposal or a plan for a proposal for the Santa Rita property by the end of September. I assume that this refers to the land use and accompanying property tax annexation agreement . If this assumption is not correct, please let me know. Since our meeting of August 13, the City of Dublin Planning Commission and City Council held a public workshop to review Concept No. 4 and No. 5 prepared by the City' s Planning Consultant . At that workshop, the public and individual Commission and Council members felt that further refinement was necessary and that there may not be support for some of the land use concepts identified in Concept No. 4 . Subsequent to that workshop, I met with the City' s Planning Staff to determine the City' s course of action with respect to continuing the development of the East Dublin Plan. ' It was the consensus of my Staff that due to the size and critical location of the Santa Rita property, it would be impossible for the City' s Planning Consultant to continue work on the refinement of the East Dublin Plan until the County indicated its desired land use concept for the Santa Rita- property, if different from the land use guaranteed the County in the City' s current Property Tax Annexation Agreement . This is true because whatever happens on the County property affects the balance of land use, circulation, etc . on adjacent East Dublin properties . You may recall in our discussions regarding the Dublin Boulevard Extension and Freeway Agreements, you expressed a great concern that the City move the East Dublin Plan expeditiously and complete the Plan by Summer 1991 . The City is also concerned with the impact of any delay. However, in order to accommodate your review of the East Dublin Plan to the East Dublin Plan development, the City will delay further work on the East Dublin Land Uses Concepts only until September 30, 1990 . If by that date, the County has not submitted to the City a request to revise the land use concept and revise the Property Tax Annexation Agreement, the City will assume that the County is desirous of having the current land use designation and Property Tax Annexation Agreement stand. At that point, the City will direct its Planning Consultant to begin the refinement of Land Use Concept No. 5 which implements the provisions of the current Property Tax Annexation Agreement. As you know, the Planning Consultant is on a fixed contract for which the County, as well as the sponsoring property owners are financially responsible. Therefore, it would appear equitable for any requests from the County for significant changes in the land use on the Santa Rita property received after the Consultant has commenced work on Concept No. 5 to be the sole financial responsibility of the County. As you indicated in your letter of August 13, 1990, the City is also concerned that the City and County work towards a speedy resolution to this issue and complete the East Dublin Plan in an expeditious manner. I look forward to hearing from you by the end of September, if not before . Sincerely, Richard C. Ambrose City Manager RCA: slh cc: Sponsoring Property Owners City Council Planning Commission Larry Tong, Planning Director Adolph Martinelli, Alameda County Planning -2- - 1 or-'4, RECEIVED ' apt' q.t. y a RS EP P, 8 1990 v 1 0, v C O U N T Y A D M I N I S T R A T O r R.I. k RECEIVED CITY, ,OFDUBLIN SUSAN S. MURANISHI STEVEN C. SZALAY DUBLIN PLAIN' r COUNTY ADMINISTRATOR NT COUNTY ADMINISTRATOR September 24, 1990 Richard Ambrose City Manager City of Dublin P.O. Box 2340 Dublin, CA 94566 &1 Dear Mr. brose: Subject: SANTA R ITA LAND USE DESIGNATION You have requested that the County indicate its interest in changing the land use designation from that guaranteed in the existing Annexation Agreement and renegotiating that Agreement. The County cannot finalize any decision on the optimum land uses for the County property by September 30, 1990 and therefore I understand that, if the City feels compelled to proceed at this time, the Consultant' s study will be completed on the basis of the land use designations in the Annexation Agreement. We have some concerns with the City' s proposal to continue to develop Concept 4, the mixed use alternative for the County' s property, to the exclusion of Concept 5 which is more consistent with the Annexation Agreement uses. This concept did not appear to be well received by your own City Council . In addition, the EIR will require that the alternative land uses be fully analyzed. The Annexation Agreement itself might allow some residential uses in that it calls for land use, planning and zoning no less than the intensity, use and density standards in effect with Hacienda Business Park. We note that the Hacienda _Plan is evolving to include some residential uses. In contrast. the Aareement__.would preclude the 150 acres of public uses identified in Concept 4. It has become clear to the County in our internal discussions and discussions with consultants over the last 4 to 6 weeks that a responsible decision by the County on the preferred land uses for this property will require a market and financial feasibility study. This work would be best performed by an outside consulting firm. As we have previously indicated, the Santa Rita property is the keystone of the County' s real property development program and an integral part of the County' s long-term financial well-being. Critical decisions as to the appropriate land use can therefore only be made after proper consideration and analysis as to their financial impact. Our current plan is to request proposals from three economic consulting firms within the next two weeks and begin work on the economic issues as soon as possible after responses are received. We expect a final report would be forthcoming after 4 to 6 months . rfQ V�t 1221 OAK STREET • SUITE 555 • OAKLAND.CALIFORNIA 94612 • (415)272-6984 FAX(415)272-3784 1 4 Richard Ambrose —2— September 24, 1990 As your staff indicated in their August 22 report to the joint City Council /Planning Commission Study Session, one option is to delay the planning process until an agreement can be reache _be .d_ tween the City and_ the County. We woul consider that to be the..,p.r_.u._dent_ option and, of_cour.se,._our__pre.fer_red aTernafive:-`We further believe that the results of our economic analysis could provide valuable information to your General Plan and Specific Plan Study. Please call if you would like to discuss this further. Sincerely, Steven zalay County Administ a r SCS:MB:rh cc: Each Member, Board of Supervisors County Counsel 4024c