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HomeMy WebLinkAboutItem 8.1 - 3383 Fallon-East Framework Part 1 Page 1 of 5 STAFF REPORT CITY COUNCIL DATE: September 15, 2020 TO: Honorable Mayor and City Councilmembers FROM: Linda Smith, City Manager SUBJECT: Introduction to Fallon-East Property Planning and Development Framework Prepared by: Amy Million, Principal Planner and John Stefanski, Assistant to the City Manager EXECUTIVE SUMMARY: The City Council will receive a report on a proposed Fallon-East Property Planning and Development Framework. The City Council has identified in their Two-Year Strategic Plan the objectives of establishing an economic development zone to prioritize commercial and industrial development east of Fallon Road, and working with area property owners in conjunction with the Dublin Boulevard Extension project on issues such as road and project mitigation, entitlements, as well as supporting infrastructure. This report represents the initial step for this effort. STAFF RECOMMENDATION: Receive the report and provide initial feedback on the Fallon-East Property Development Framework. FINANCIAL IMPACT: None. DESCRIPTION: Background The City Council identified in their Two-Year Strategic Plan the objectives of establishing an economic development zone to prioritize commercial and industrial development east of Fallon road, and working with area property owners in conjunction with the Dublin Blvd. extension project on issues such as road and project mitigation, entitlements, as well as supporting infrastructure. This report represents the initial development of a framework to guide this work over the course of the next three to five years. There are seven parcels totaling 291 acres that which are subject to this planning effort. These seven parcels have six separate property owners, as depicted on Table 1. Page 2 of 5 Situated along the designated right-of-way for the future Dublin Boulevard Extension, these properties represent one of the last large land tract development opportunities within Eastern Dublin. Table 1 below provides an overview of these properties, while Figure 1 provides a map highlighting their locations in comparison to Fallon Road, I-580, and the Jordan Ranch and Croak Properties and their current land use designations. Table 1: Property Overview Name Acreage Land Use Density Branaugh 9.7 30.5 40.2 Acres Medium Density Residential, Industrial Park 6.1-14 du/acre 0.25-0.8 FAR (0.28 FAR avg.) - EBJ Partners 1.1 Acres General Commercial/Campus Office 0.2-0.8 FAR (0.28 FAR avg.) GH PacVest (formerly Anderson) 7.0 34.2 6.1 50.3 Acres Medium Density Residential, General Commercial/Campus Office, Open Space 6.1-14 du/acre 0.2-0.8 FAR (0.28 FAR avg.) - GH PacVest (formerly Chen) 4.0 72.1 1.5 2.5 7.2 35.8 140.1 Acres Medium High Density Residential, General Commercial, General Commercial/Campus Office, Semi-Public, Community Park, Open Space 14.1-25 du/acre 0.2-0.6 FAR (0.25 FAR avg.) 0.2-0.8 FAR (0.28 FAR avg.) - - - Monte Vista 9.3 acres Industrial Park 0.25-0.8 FAR (0.28 FAR avg.) Pleasanton Ranch Investments 0.4 Acres General Commercial/Campus Office 0.2-0.8 FAR (0.28 FAR avg.) Righetti 9.6 18.2 21.5 49.6 Acres Medium Density Residential, General Commercial/Campus Office, Industrial Park 6.1-14 du/acre 0.2-0.8 FAR (0.28 FAR avg.) 0.25-0.8 FAR (0.28 FAR avg.) TOTAL 291 Acres Page 3 of 5 Figure 1 Property Overview In 2005, the City Council approved a Planned Development Zoning with a Stage 1 Development Plan (PD Ordinance No. 32-05) for these properties. The adopted PD zoning was consistent with the land use designations included in the General Plan and Eastern Dublin Specific Plan. A Supplemental EIR relating to the Stage 1 Development Plan was certified by the City Council in 2005 (Resolution No. 222-05). Table 2 below details the approved development capacities for each property under the Stage 1 Development Plan and associated Supplemental EIR. Table 2: Current Development Capacity Name Residential (units) Non-Residential Commercial (SF) Employment Capacity Branaugh 97 Units 372,002 SF 631 employees EBJ Partners - 13,416 SF 35 employees GH PacVest (formerly Anderson) 70 Units 417,131 SF 1,083 employees GH PacVest (formerly Chen) 130 Units 1,010,810 SF 2,126 employees Monte Vista - 113,430 SF 192 employees Pleasanton Ranch Investments - 4,879 SF 13 employees Righetti 96 Units 487,872 SF 1,030 employees TOTAL 393 Units 2,419,540 SF 5,110 employees For reference, the Eastern Dublin Specific Plan anticipated a total of 12,496 housing units and 10.8 million square feet of commercial space at buildout. For these undeveloped properties, the remaining development capacity under the Eastern Dublin Specific Plan includes approximately 393 residential units and approximately 2.4 million Page 4 of 5 square feet of commercial uses. Landowner Vision Over the past year, the City has been holding discussions with some of the larger landowners of these properties to better understand their vision for developing their properties. Generally, the landowners wish to maintain the existing land uses under the Eastern Dublin Specific Plan, with any potential land use changes being minor in scope and taking place closer to Fallon Road, in order to ensure the uses of the properties east of Fallon are cohesive but also cognizant of the development potential the market will provide. However, the landowners seek to add flexibility in the land use and zoning regulations to allow for a diverse mix of employment-generating uses to meet anticipated market demand, including: · Research and Development · Light Industrial · Logistics · Delivery Services · Office While many of these employment-generating uses are supported by the existing land uses designations, there are instances, such as those solely shown as General Commercial, where this is not the case. One potential approach to addressing this would be to create a new land use designation that offers more flexibility, such as a hybrid land use designation that would allow for both industrial and certain commercial uses. This approach would create the flexibility desired by the landowners while supporting the City’s goal for these properties to develop with economic and job-rich developments. A mixed industrial and commercial land use designation could allow for a wide variety of minimum-impact, light industrial uses as well as commercial uses which are compatible with the over-all character and economic health of the industrial area. It is envisioned that the maximum floor area ratio would increase to accommodate development. Table 3 below details the development potential with a new mixed industrial and commercial land use designation. The residential areas remain consistent with the existing land use designations. The development potential is shown in a range to reflect the various ways the property could development (i.e. 100% commercial, 100% industrial, 50% commercial and 50% industrial, more commercial with some industrial, and more industrial with some commercial). Table 3: Potential Capacity with Mixed Industrial/Commercial Land Use Designation Name Residential (units) Industrial/Commercial (SF)1 Employment Capacity2 Branaugh 97 Units 325,074 - 531,432 SF 610 - 966 employees EBJ Partners - 11,979 - 19,166 SF 22 - 35 employees GH PacVest (formerly Anderson) 70 Units 372,438 - 595,901 SF 677 - 1,083 employees GH PacVest (formerly Chen) 130 Units 986,634 - 1,578,614 SF 1,794 - 2,870 employees Page 5 of 5 Monte Vista - 101,277 - 162,043 SF 184 - 295 employees Pleasanton Ranch Investments - 4,356 - 6,969 SF 8-13 employees Righetti 96 Units 435,600 - 696,960 SF 792 - 1,297 employees TOTAL 393 Units 2,237,358 - 3,591,085 SF 4,087 - 6,559 employees 1Assumes development of commercial is .25 FAR and industrial is .40 FAR. 2Assumes 550 SF/employee based on average of Industrial Park (590) and General Commercial (510) For reference, the City’s existing industrial base, located predominately along Scarlett Court and Sierra Court, maintains approximately 4,000 employees. Future Partnerships with Landowners The development of these parcels presents an opportunity for the City and the property owners to identify ways to partner to facilitate the construction of and associated mitigations for the Dublin Boulevard Extension. The property owners have expressed an early interest in being involved in the permitting and mitigation discussions. Final designing of the Dublin Boulevard Extension will begin in October and is anticipated to take 24 months, however right of way acquisition and environmental permitting may take longer. Staff estimates the earliest construction activity would begin would be in mid-2023. This lead time presents an opportunity to align future grading activities for the Dublin Boulevard Extension with any preliminary grading activities needed for the properties. Next Steps This report provides the City Council with the first opportunity to provide feedback on the development of the Fallon-East properties. Staff will return to the City Council in October with a second report outlining a conceptual Economic Development Zone program and CEQA approach for this potential development. STRATEGIC PLAN INITIATIVE: Strategy 5. Large Land Tract Development and Open Space: Objective A. Look to Establish an Economic Development Zone to prioritize commercial and industrial development east of Fallon Road. Objective B. Work with the area property owners in conjunction with the Dublin Blvd. extension project on issues such as road and project mitigation, entitlements, as well as supporting infrastructure. NOTICING REQUIREMENTS/PUBLIC OUTREACH: None. ATTACHMENTS: None.