p - City of Walnut Creek

Transcription

CITY OF WALNUT CREEK
Shadelands Gateway Specific Plan
Advisory Committee Meeting 5
April, 2012
Meeting
g Overview

Shadelands Business Park Update
p
Market Analysis Summary
Market Analysis
AC Questions

What We Have Heard
SSummary
AC Member Discussion
Spec
Specific
c Plan
a Example
a pe

Public Comment
Next Steps
4/23/2012
Meeting
g Purpose:
p

Review and discuss
Market Analysis
Advisory
Committee
discussion of
feedback to date
4/23/2012
Sh d l d Business
Shadelands
i
Park
k Update
d t
Shadelands Business Park
Update
4/23/2012
Shadelands Business Park
Tenants
4/23/2012
Market Analysis
BAE Urban
Ub
Economics
E
i
Janet Smith-Heimer, MBA
M
Managing
i
P
Principal
i i l
SHADELANDS GATEWAY MARKET
STUDY

Summary
y of Demographic
g p
Trends
Retail Market Demand
A l i
Analysis

Estimate of supportable retail
square feet
Market Overview of senior
housing, medical office, and
R & D uses
bae urban economics
4/23/2012
DEFINITION OF STUDY AREA
VICINITY

4 Census
tracts
surrounding
Gateway
site
bae urban economics
4/23/2012
SUMMARY OF DEMOGRAPHIC
TRENDS

Strong
g demographics
g p
to support
pp
retail demand
Study Area Vicinity has:

Stable population base
Affluent households - $118,900
$118 900 median household income
High median age – 46.9 years
High educational attainment – 69% have college degree
or higher
High home sale prices - $629,000 median sale price (102011 through 1-2012)
Walnut Creek also has:

4 out of 5 jobs held by in-commuters
Strong retail sales as measured per population
bae urban economics
4/23/2012
RETAIL DEMAND ANALYSIS
bae urban economics
4/23/2012

Two adjacent centers:

Encina Grande (~ 100,000 sf) with Safeway, Walgreen’s,
hardware, etc.

Citrus Marketplace (~ 100,000 sf) with Nob Hill, BevMo, services

Vacancy – 3.7%
Al nearby:
Also
b

Vacancy – 1.8%
Pl
Planning
i
tto remodel
d l
Countrywood Center with Safeway
Trader Joe’s
Key Focus: Will there be sufficient capturable retail sales
to support new retail space without affecting existing
stores?
bae urban economics
4/23/2012

Analysis:
y

Estimate potential retail sales
from residents
Estimate potential retail sales
from workers
Divide potential sales by sales
per square foot = supportable
retail space
Subtract existing space =
supportable new space
bae urban economics
4/23/2012
Category
Food and Beverage Stores + Drugs
Food Services & Drinking Places
Other Stores (Clothing, specialty)
Services (inc. Health Club)
T t l
Total
Supportable SF
At Gateway (a)
55,024
20,041
120,992
39,211
235 269
235,269
Square Feet Per Option *
Option
Option
Option
One
Two
Three
55,000
55,000
55,000
23,200
16,000
16,000
45,000
52,600
53,000
15,000
15,000
12,000
138 200
138,200
138 600
138,600
136 000
136,000
* from RRM Design Group based on Advisory Committee and community input
bae urban economics
4/23/2012

Findings – Supportable New Space:
New Safeway (55,000 sq.ft.) is supportable when
considered as combination of grocery and
drugstore
About 20,000 sq. ft. of restaurants
Other retail – all 3 options are supportable
Health club is supportable, depends on type and
amenities

bae urban economics
4/23/2012
SENIOR HOUSING
bae urban economics
4/23/2012
SENIOR HOUSING

Study
y looked at Walnut Creek assisted living
g

Some projects have “independent” component similar to
congregate care
Some projects have “memory”
memory care
Overall, very low vacancies and high demand for Walnut
Creek facilities
Conclusion:

Senior assisted living facility likely would experience strong
demand at Gateway
y site
bae urban economics
4/23/2012
MEDICAL OFFICE OVERVIEW

About 17,000
,
sq.
q ft. of medical office currently
y
vacant in Shadelands Business Park

Shadelands medical office space asking rents up to $2.35
per sq.
sq ft.
ft per month
John Muir area medical office asking rents up to $3.00 per
sq.ft. per month
Conclusion:
C
l i
proposed
d 20,000
20 000 to
t 40,000
40 000 sq. ft
ft. att
Gateway likely supportable over mid- to long-term
bae urban economics
4/23/2012
R&D

Walnut Creek has limited supply
pp y of industrial/R
/ &D
space (about 300,000 sq. ft.)

Most of supply is in Shadelands

V
Vacancy
rate
t for
f Walnut
W l t Creek
C
k – 12.5%
12 5%

Asking rents for Walnut Creek - $1.25 per sq.ft. per month
Shadelands R & D demand will depend
p
on
attracting users who do not seek transit access or
freeway visibility

Good location for R & D serving
ser ing local workforce
orkforce
Full Shadelands study needed to identify specific long-term
prospects
bae urban economics
4/23/2012
SUMMARY

Gateway
y Specific
p
Land Use Options
p
all should
experience moderate to strong market support

Park and open space helps to anchor and reinforce
“gateway”
gateway to Shadelands Business Park
Restaurants and retail create a signature statement and
identity for larger Shadelands Business Park
Retail
t il components:
t

New Safeway should not affect other grocery stores
Allow flexibility for anchor stores to combine as needed,
depends on tenant attraction and needs
Medical office may not absorb as quickly – design to allow
2nd or 3rd phase
bae urban economics
4/23/2012
What
h t We Heard
d
Meeting
g #1 AC & Public Comments

no big box retail,
preservation and enhancement of
the family friendly essence of the
community,

provision of a water feature,

use of 4-sided architecture,

careful attention to scale and
massing,
provision for a pedestrian/bike bridge no provision for drive-thrus,
over Ygnacio Valley Road,
inclusion of a white tablecloth
incorporation of a gateway element,
restaurant,
a land use distribution that
provision for LEED buildings,
incorporates a blend of retail stores,
preservation and enhancement of
provision for a safe pedestrian/bike
the first class essence of the
crossing on Ygnacio Valley Road,
community
community,
incorporation of an active
creation of intimate spaces,
plaza/gathering place,
provision for senior housing
provision for an events area,
4/23/2012
Additional Public Comments

Concerned about Impacts/viability of Encina Grande Shopping
Center and Citrus Avenue Shopping Center
Consider traffic impacts

Added congestion

Impacts to neighborhood (cut-through
(cut through and fast traffic)

Preserve trees and wildlife

Incorporate a parkway along Ygnacio Valley Road

Incorporate historic features

Preserve quality of life in existing neighborhoods

Family
y friendly
y land uses

Pedestrian connections

Incorporate a public space/park/plaza

Show development potential/capacity under existing zoning
4/23/2012
Example of Existing Development
Capacity without Specific Plan
4/23/2012
Example of Existing Development
Capacity without Specific Plan
4/23/2012
Land Use Alternatives –
Common Elements

Gateway feature at Ygnacio Valley Road and
Oak Grove Road
Mix of uses - local-serving retail and facilities to
serve the larger Shadelands Business Park and
adjacent neighborhoods
Variety of open spaces types – pocket parks,
passive parks, linear parks, and plazas

Preservation of large trees

Landscaped setback at Ygnacio Valley Road

Full vehicular access at Shadelands Drive and
North Via Monte

Room for future bus stops on Shadelands Dr & YVR

Good pedestrian linkages to surrounding
neighborhoods
4/23/2012
AC Input
p on Alternatives

Ample
p p
pedestrian connections around and through
g site,
as well as, to existing business park and neighborhoods
Provide bicycle/pedestrian
y
/p
loop
p
Preferred access is: right in/right out onto YVR; right
in/right out on Oak Grove Road (with offset alignment);
full access on Shadelands Drive and North Via Monte
Provide a central green (larger than town square
alternative and smaller than passive park alternative)
with buildings framing it and park amenities
4/23/2012
AC Input
p on Alternatives

Little
e or
o no
o central
ce a water
a e feature,
ea u e, but
bu gateway
ga e ay
feature is OK
Provide a few buildings along Ygnacio Valley
Road, but not as many as non-central park
alternative
Place either senior housing, office, or R&D on
corner of North Via Monte and Shadelands Drive
Include 55,000 square foot Safeway
4/23/2012
AC Input
p on Alternatives

Incorporate mixed
mixed-use
use near the corner of
Shadelands Drive and Oak Grove Road
framing
g the central park
p

Include restaurants at gateway

Allow for health club, but don’t require

Allow for podium and roof top parking
4/23/2012
Alternatives
4/23/2012
Alternatives
4/23/2012
AC Discussion

Additional Input
Share Input You’ve Heard
Safeway Neighborhood Meeting Input
4/23/2012
P bli Comment
Public
C
Public Comment

Generally limited to 2
2-3
3 minutes per person
Limited to topics on the agenda
Total time allocated for public comment is
30 minutes
People wishing to speak during public
comment need to inform at the beginning
of the meeting
Opportunity for written comments is
available on the back of the agenda
4/23/2012
Nextt Steps
St
AC Meeting
g #6

Date: Wednesday May 23rd
Topics:
Traffic
T ffi Di
Discussion
i
Preferred Land Use Plan
4/23/2012