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HomeMy WebLinkAboutItem 4.01 DraftMinu07-18-2001Spec SPECIAL MEETING - July 18, 200'1 A special joint meeting of the Dublin City Council and representatives of the U. S. Army was held at Parks Reserve Forces Training Area, Fernandez Street, Building 620, on Wednesday, July 18, 2001. The meeting was called to order at 4:05 p.m. Those present representing the U. S. Army included Lt. Col. John Randolph and Mr. Doug Benson, U.S.Army Reserve Command Facilities Special Actions Team. All members of the Dublin City Council were present: Councilmembers Lockhart, McCormick, Oravetz, Zika, and Mayor Houston. PARKS RFTA COMMUNITY AFFAIRS UPDATE (130-80) Lt. Col. Randolph spoke briefly about Parks RgrA's Mission and Vision Statements, as well as its commitment to maintaining excellent community relations. He indicated that since his induction in July 1909, Camp Parks has supported several City, School and Public sponsored events, such as Rotary Club Circus, Red Ribbon Week, Chamber of Commerce Job Fair, Boy Scout events, and Earth Day celebrations. Camp Parks has also hosted several events such as RFrA Open House, Volks March and the East Bay Stand Down. Cm. Oravetz pointed out that Camp Parks' soccer fields and baseball fields were also used by the community. PRESENTATION BY U.S. ARMY REGARDING PARKS RFTA MASTER PLAN (420-10) Mr. Doug Benson, U.S. Army Reserve Command Facilities Special Actions Team, reported that the Amy's mission and population at Parks RFTA is expanding, and the Army is poised to make major improvements at Parks, including the construction of new training facilities, classroom space, billeting and family housing, recreational facilities and a variety of service and support uses. The only questions regarding the redevelopment is when and how it would take place. CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 319 Mr. Benson discussed the existing conditions at Parks, indicating that the most recent buildings were built with Base Realignment and Closure (BRAC) dollars. Most of the older buildings are temporary or semi permanent, and because the Army wants more stable facilities, all but the three most recently built buildings will be replaced. Only the northern portion of the Army property would be redeveloped, leaving the southern portion of the property available for re-use. Mr. Benson indicated that the Army traditionally used the "MILCON" approach for redevelopment, whereby land ownership was retained by the Army, utilization of the entire site was for Army purposes only, and did not allow active City involvement in redevelopment planning. Using the MILCON approach would allow no impact fees, minimal tax base and economic development, and no short-term changes from existing conditions would be noticeable. Mr. Benson explained the Army's new, preferred public/private development approach for re-development, indicating that 5th Street would become the new southern boundary and 187 acres in the southern portion of Parks would be available for exchange. Proceeds from the land exchange would allow the concentration of Army uses in the developed portion of Parks, and also allow active City involvement in redevelopment planning. Mr. Benson went on to describe the benefits of this approach to the City, which would include planned and coordinated redevelopment, buffer/transition with adjacent uses, decreased likelihood of future BRAC actions, provide for needed road and transportation improvements, increased tax revenue and jobs, increased economic impact through expanded utilization of Parks RFrA, and would strengthen City/Army cooperative relationship. Mr. Benson indicated that the Army would benefit from this approach because it provided for more Army facilities over a shorter period of time, encouraged better land utilization and ensured Parks RtTA remain an enduring installation. Mr. Benson further indicated that the major challenges of the Public-Private Approach would be the development of timing issues, transportation and environmental site issues, utility availability and capacity issues, density, and parks and recreation/open space issues. Athletic fields will still be available for public use, although they may get relocated. Cm. Zika asked who controls the NASA facility. CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 320 Mr. Benson indicated that NASA currently controls the property and will retain control. They may join the project in the future, but the Army is not far enough along into the planning stages to discuss it with them. Mr. Benson proposed a cooperative taskforce or formal mechanism between the City and the Army to plan redevelopment together. The Army would develop an Environmental Impact Report to address each pertinent issue, and eventually come up with sub-area plan that would allow the Army to make 187 acres available for exchange. The Army would agree to pursue the redevelopment using the public/private approach vs. the traditional MILCON approach, which was the approach they began with last year. Mr. Benson indicated that the Army envisioned uses on the 187 acres of exchangeable land as compatible to those proposed for the Transit Center, but probably not at the same high density. An unidentified audience member asked which agency would manage the development process? Mr. Benson responded that although the Army hadn't decided on the exact execution strategy, once the EIR decided the density allowed, the Army would put out Requests For Proposals to developers, listing the needs for buildings. He reiterated that land was not for sale, it was for exchange. He clarified that when a developer completed a RFrA building, the developer would be transferred a parcel of land at equal value. Mayor Houston asked if the Army had an estimate of square footage requirements that would need to be replaced or built? Mr. Benson indicated that the Army is 75% complete with master plan. They do not have a firm number yet, but it will be approximately 2 to 2 ½ million square feet. Councilmember Zika asked the other disadvantages of BRAC to the Army, other than the obvious disadvantage of a base closure? Mr. Benson responded that sometimes the savings the Army thought they would achieve would not be realized for years. Councilmember Zika pointed out that other recent base closures had resulted in the property reverting to the host city and wondered if the same would happen if Camp Parks closed. If so, what would be the downside to the City? CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 321 Mr. Benson indicated that some of those cities had to pay the value for the land. In some instances, the purchasing city's economic projections didn't work out and the city went into debt. In response to the question, an unidentified Army representative indicated that under normal circumstances, BRAC sets a very formalized process for disposing of the property. The property is first offered to other federal agencies and runs the risk that the property will be split between many agencies without the ability to master plan the development of the area. Many other agencies have a shot at the leftover property before it's offered to the city. The danger, from the City of Dublin's perspective, is ending up with a hodgepodge of other federal agencies with no hope of planned, cooperative redevelopment. Mayor Houston felt the chance of closure would be remote because of its proximity to BART and the accessibility to the reserve training forces that need to be here. Mr. Benson indicated that if the Army followed the same rules as before (and there was no guarantee that they would), it would have to provide replacement facilities to reserve forces who live in this community. The Army would then have to buy land and rebuild; thereby losing many advantages. Mayor Houston asked about the timing of the completion of the Master Plan, including square footages. When would the Army come to the City to talk about the constraints of the projects, specifically traffic and circulation? Mr. Benson indicated that they have already started some communication, but are hoping to have the Master Plan of the consolidated area completed by October. He anticipated an Army approved Master Plan by late November 2001 for the northern portion of the property, noting that these dates are approximate. Mayor Houston asked if the private developers would build the Army buildings as well7 Mr. Benson indicated that the current plan was to have the developer build the facilities to the Amy's specifications. When the facility was accepted, it would release a portion of land to the developer. At this time, it is planned for the exchange to happen in phases, not all at one time. The Army intends to keep it to as few phases as possible, probably 3 - 4 phases over 3 ~ 4 years, considering the absorption rate of the market. City Manager Richard Ambrose asked if it was Army's desire that the accrued value of the land exchanged build all facilities or a portion of facilities? CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 322 Mr. Benson responded that they hoped it would pay for all of it; however, they didn't currently know the value of the land yet. They would have a better idea in October as to cost. If the value doesn't cover the cost, the Army would get as much as they could and build the rest itself. Mayor Houston asked how many housing units were conceptualized in north? Mr. Benson indicated that a housing analysis was currently underway, but estimated a range of 40 - 100 units. He further indicated that the Army was privatizing its housing and would not be building the housing with proceeds from the exchange. In a separate contract agreement, the land would be set aside and the developer would get a 50-year lease on the property. An unidentified audience member asked if the Army would be using one developer? Mr. Benson responded that the Army visualized using one developer, but could use multiple developers. They were being advised on the best approach and will not decide on the execution strategy until later this year. Vice Mayor Lockhart asked how far along the County was in process with the Army? Mr. Benson indicated that although they were previously working with the County, all exclusive negotiations have stopped. When they have multiple expressions of interest, as on this property, the Army gives a fair chance to all interested. Ultimately it will come down to working with one or a select few. Mayor Houston asked how many more full-time personnel were expected at the base with the anticipated increase in use? Lt. Col. Randolph approximated 200+ permanent reservists in addition to the current population of 675 full-time employees. Councilmember McCormick asked if that number included families with children in the housing? Lt. Col. Randolph indicated yes. There are currently 12 housing units, but more are needed. There could be up to 100 families w/children since military housing needs are assessed for the whole region not just Parks RFrA employees. Councilmember McCormick asked if the developers would be responsible for school impacts? CITY COUNCIL MINUTES VOLUME ¢.0 SPECIAL MEETING July 18, 2001 PAGE 323 An unidentified Army representative indicated that developers would be responsible for school impacts and would contact the School District to determine those impacts. Mr. Benson indicated that he would clarify the Federal formula regarding the developers' school impact responsibility and communicate that formula to City and School Staff. Vice Mayor Lockhart asked where the other Army reservists were coming from? Lt. Col. Randolph indicated that some units may relocate from the Oakland base. Mr. Ambrose asked if there was the potential of an exchange of less than the entire 187 acres. The environmental analysis to identify the potential opportunity and constraints of the property would be dependent on the size. Constraints identified for 187 acres would be very different than those identified for a smaller area. Mr. Benson indicated that other alternatives would be studied; however, the Army would prefer to do the analysis on the whole 187 acres. Mr. Ambrose clarified that splitting up the land could negatively impact both the City and the Army in the overall planning of the entire area. Benson reiterated that several alternatives would be studied. Mayor Houston asked how the City and Army could work together with pre~planning issues so as not to waste time between now and Master Plan approval later this year? Mr. Benson indicated the desire to have key City Staff designated to help with critical issues to include in the plan. These issues would be incorporated into the next phase starting in October. Mr. Ambrose indicated that the City would require a General Plans Amendment, Specific Plan Amendment, and an Environmental Impact Report (EIR). None of this area has been identified for development in any of our EIRs or our General Plan. A formal request would need to be submitted to the City Council for a General Plan and Specific Plan study to be undertaken. The area is currently zoned agriculture in our General Plan. Mr. Benson responded that the Army would be in a position to make the request to the Council in October. In the meantime, the Army would like to get a better idea of City concerns, compatible uses, and potential problems. Transportation seems to be the most critical issue. CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 324 Mr. Ambrose indicated that the EIR would have an in-depth traffic study to determine the carrying capacity of land. There are significant traffic constraints on Dougherty Road and Dublin Boulevard, as well as the interchange at Dougherty Road/I-580. Staff would need to evaluate the different development/traffic scenarios and build a plan based on that information. Mike Conklin, citizen, wondered about the advantage to the Army to allow the City to help? Normally a developer would acquire land and the go through the City process. Mayor Houston pointed out that the property was currently zoned agriculture, which is not as valuable. In order for the Army and the developer to know the true value of the land, it would need to be rezoned prior to the exchange. Mr. Ambrose further clarified that the process would establish realistic values and entitlements on the property; thereby putting both the Army and the developer in a better position. Mr. Benson hoped that the Army would achieve enough value to accomplish most of the building; however, they are not relying solely on the proceeds from the land exchange. Mayor Houston indicated that the City was excited about the working collaboratively with the Army and would be willing to help with whatever we can before October. City Manager Rich Ambrose and Community Development Director Eddie Peabody would be the designated City Staff to work with the Army. An unidentified audience member asked for clarification as to the extent of the City's involvement in the planning of the northern portion of Parks RFTA property? Mr. Benson responded that the Army would be required to work with the City regarding the housing issues only. Although they would consider suggestions regarding the remainder of the property, the Army would be exempt from City mandates. Mr. Ambrose pointed out that it would behoove both agencies if there were a cooperative effort on circulation issues where Army roads meet City streets. Mr. Benson concurred, indicating that the plans already included several base street modifications to coordinate with City streets and traffic signals. CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 32,5 The Minutes of this Special Meeting were prepared by Fawn Holman, Secretary to the City Manager/Deputy City Clerk ADJOURNMENT 11.1 The meeting was adjourned at 5:25 p.m. ATI'EST: City Clerk Mayor CITY COUNCIL MINUTES VOLUME 20 SPECIAL MEETING July 18, 2001 PAGE 326