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Home My WebLink AboutMINUTES - 09142004 - C125 TOO BOARD OF SUPERVISORS Contra FROM: DENNIS M. BARRY, AICP Costa COMMUNITY DEVELOPMENT DIRECTORCounty :Yrart. DATE: SEPTEMBER 14, 2004 ,E SUBJECT: AUTHORIZATION FOR GENERAL PLAN AM'ENDM'ENT STUDY FOR APN:480-170- 072 AND 408-180-010, AT THE CORNER OF RICHMOND PARKWAY AND PITTSBURGH AVENUE IN THE NORTH RI'CH'MOND COMMUNITY,AS REQUESTED BY SIGNATURE PROPERTIES (COUNTY FILE #GP 04-0008) (SUP. DIST. 1) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. AUTHORIZE a General Plan Amendment study for a 29.54 acre site, comprised of APNs: 408-1701-072 and 408-180-010, Located at the corner of Richmond Parkway and Pittsburgh Avenue in the North Richmond community, as requested by Signature Properties, to change the General Plan land use designation from Heavy Industry (HI) and Light Industrial (LI) to allow a residential subdivision based on Single Family Residential-High Density(SH), Multi-Family Residential-Medium Density(SM)and Park and Recreation (PR) designations. 2. ACKNOWLEDGE that granting authorization for this request does not imply any support for the application to amend the General Plan, but only that this matter is appropriate for study. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON -;/APPROVED AS RECOMMENDED el F. . VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS fABSENTAn2g, CORRECT COPY OF AN ACTION TAKEN AND A ES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: P.Roche,CDD-AP(925)335-9242 ATTESTED, ¢ 1 cc:CDB JOHN SWEE CLERK OF THE BOAR OF Public Works Dept. SUPERVISORS AND COUNTY ADMINISTRATOR CACI County Counsel City of Richmond North Richmond MAC BY. A DEPUTY Signature Properties(via CDD) Board of Supervisors re:GPA Study Authorization for Signature Properties. September 14,2004 County Pile#GP 04-0008 Page 2 FISCAL IMPACT None. If authorization is granted the applicant shall pay fees to cover the cost for a General Plan Amendment study. BACKGROUND/REASONS FOR RECOMMENDATION The Community Development Department has received correspondence from Signature.Properties for a General Plan Amendment study on a 29.54-acre parcel located in at Richmond Parkway and Pittsburgh Avenue in the unincorporated community of North Richmond. Attached as Exhibit "A" to this Board Report is a copy of the letter request from Signature Properties. The subject site is a 29.54-acre site, comprised of Assessor Parcel Nos. (APNs) 480-170-0372 and 480-180-010, located along Richmond Parkway. The subject site is owned by Nove Investments.APN:480-180-072 is designated as Heavy Industry (HI)under the General Plan and APN: 480-170-072 is split between Heavy Industry (HI) and Light Industry (LI). Color Spot, Inc. currently leases the subject site for its flower growing operations. Signature Properties is under contract with Nove Investments to acquire the subject site. Signature Properties proposes to change the land use designation on the subject site from HI/LI to Single Family Residential- High Density (SH'), Multi-Family Residential-Medium Density (MM) and Park and Recreation (PR) in support of a proposal for a residential subdivision of between 300-354 units (both detached single family and attached townhouse) along with a neighborhoodserving park and trail improvements. A map of the subject site is attached as Exhibit "B" to this Board Report. As illustrated on the map,the subject site is located within the Urban Limit Line and just north of a recently approved residential subdivision also along Richmond Parkway in the North Richmond community. The subject site has been used by Color Spot, Inc for many years as part of its flower growing operations.The terrain is generally level and there are no known physical constraints on the subject site that would limit its ability to be developed for residential use. The General Plan Amendment study authorization request for this subject site is indicative of an emerging real estate trend in which certain vacant and underutilized properties along the Richmond Parkway are now being considered for residential development. Instead of developing these properties for industrial or commercial service uses,for which much of the area has been planned for over the last several decades, landowners and real estate developers are now giving serious consideration to the potential for residential development on these sites. This raises two inevitable questions about the appropriateness of converting land designated for industrial use to a residential use: 1. How compatible is proposed residential development with nearby established industrial uses? Would such changes setup future conflicts between the new residents and industrial operations and/or proposals for new industrial development in North Richmond? _ -...... ....................... ....................................................... ......... ........ ........... ....._... ..................................... .......................................................................... Board of Supervisors re:GPA Study Authorization for Signature Properties. September 94,2004 County File#GP 04-0008 Page 3 BACKGROUND/REASONS FOR RECOMMENDATION —continued 2. What is the economic impact of converting land from industrial use to residential use? Although it is acknowledged that there is the possibility of land use compatibility conflicts between new residential development and nearby industrial uses, staff believes that the particular circumstances for the subject site are comparable to the new residential subdivisions that have been developed or are developing along the Richmond Parkway.These newer residential subdivisions are similarly situated near industrial uses, but the conflicts with the nearby industrial uses have been mitigated by design, site layout, landscaping, and other buffering treatments. In terms of economic impacts of converting industrial land to residential use, it could be argued that the highest and best use of the land would be residential. Historically there was strong market demand for industrial property in the North Richmond area. In recent years changing economic conditions have reduced the demand of industrial property and this location is one of several in the North Richmond area that while designated under the General Plan as HI and LI its actual use is underutilized in terms of its industrial use potential. It is also noted that Color Spot, Inc. has indicated a desire to stay within the North Richmond area by relocating the operation to another nearby location. If the Color Spot, Inc.flower growing operation is relocated to another nearby site there would likely be no net loss of jobs to the North Richmond area.Additionally, the North Richmond Municipal Advisory Council has been consulted on the proposed General Plan Amendment study, and they have not voiced any objections to the proposal. They generally support the study and believe that this residential development proposal signifies a positive trend for private sector capital investment in the North Richmond community. The request for a General Plan Amendment study is reasonable given that the site provides an opportunity to consider an infill residential development proposal on an underutilized industrial site within the Urban Limit Line while also encouraging new capital investment in the North Richmond community. Therefore,staff recommends that the study be authorized with the understanding that it would evaluate the residential development proposal in regard to its compatibility with the nearby established industrial uses to the north and east of the site and to the site's access and local circulation (e.g. connection to Richmond Parkway). Authorization of this study does not imply the Board's support or endorsement to amend the General Plan, but only that this matter is appropriate for study. Attachments(2) Exhibit"A": Letter from Signature Properties Exhibit"B":Map of Subject Site GAAdvance Planningladv-pian0oard Orders\sigpropgparequestnorthrichmond.doc (9"NAT U R mob August 24, 2004 Via Overnight Mail Mr. Dennis Barry Contra Costa County Community Development Department 651 Pine Street,North Wing, 4"' Floor Martinez, CA 94553 Re:Request for General Plan amendment to APNs 408-170-072 & 448-180-010 Dear Mr. Barry, Signature Properties, Inc. is currently in contract on the above-mentioned parcels located at the corner of Richmond Parkway and Pittsburgh Avenue. These adjoining properties total 29.54 acres and are currently leased by Color Spot Nurseries. The subject land is currently designated for Heavy Industrial (HI) use. Signature Properties, Inc. ("Signature")believes that this land use designation should be amended to a residential designation, allowing development of a residential subdivision. Signature's intent would be to construct a development consisting of high-density single family detached dwelling units, medium density attached townhomes, a community park, and trail improvements along the Wildcat Creek Corridor. Signature recognizes that a General Plan Amendment in necessary to amend the current land use designation and would like this letter to serve as our request to study this change. We look forward to working with you through this process. Please call with any questions or concerns. Re ards, 3o awidsk Vice President—Forward Planning cc: Pat Roche N\Projects\Nove\FORWARDPLANN1NGlCORRESP\Geo Plan Ammcnd Request doc 4670 WILLOW ROAD, SUITE 200, PLEASANTON, CA 94588-2710 925.463. 1122 FAX 925.463.0832 F ---------------------- ------------------- =SEEN Ila BE --------------------------- } df:f' > f %�f/jjf�� ffiff:f!%.4` � f �f t l�>r 1 �x f",,f fffffff ff',f f ff ' : f --- �. f y}�}�R$$ �QgQqgy Q� 'f ,4RR9"M 16f633s4�9: ! 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