BRANFORD POINT ANNEXATION
PRE-APPLICATION
CITY OF MERCED
MAY 13, 2022
APPLICANT
Precision Civil Engineering, Inc.
Contact: Bonique Emerson, VP of Planning
[email protected]
R
EVISED AUGUST 2022
APN 060-020-044-000
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TABLE OF CONTENTS
1. Project Description .................................................................................................................. 2 Circulation ................................................................................................................................... 2
2. Proposed Annexation Area ...................................................................................................... 4
3. Conceptual Land Use Plan ..................................................................................................... 10 Proposed General Plan and Zoning Designations ..................................................................... 11 Proposed Density ...................................................................................................................... 11
4. Project Phasing and Projected Phasing Schedule.................................................................. 13
5. Wastewater and Water Demand Estimates .......................................................................... 14
6. Project Design Features ......................................................................................................... 16
7. Job Generation Estimates ...................................................................................................... 17
8. Community Benefits .............................................................................................................. 18
9. General Plan “Merit Criteria” Consistency ............................................................................ 19
10. Developer Experiences ...................................................................................................... 21
11. Financing Strategy .............................................................................................................. 22
12. Registered Voters ............................................................................................................... 22
13. Public Services and Utilities ............................................................................................... 23
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1. PROJECT DESCRIPTION
Property Owner Greg Opinski Construction
145 Riggs Avenue
Merced, CA 95341
Applicant Precision Civil Engineering
1234 O Street
Fresno, CA 93721
APN 060-020-044-000
Location West side of Lake Road between Bellevue Road and La Loma Road Zoning A-R – Agricultural Residential (County)
Existing Land Use Vacant
Planned Land Use A-R – Agricultural Residential (County); CP – Community Plan (City of Merced)
The proposed project, Branford Point (Project), is a mixed -use development located northeast of the city of Merced (see Figure 1). The site is approximately 47.7 acres according to the tax bill.
The following document is analyzed based 45.89 acre according to the Mecerd County GIS layer (Updated_Merced_County_Assessor_Parcel.shp, downloaded 8/24/2021). Branford Point includes diverse housing (apartments and townhomes), hotels, retail, entertainment, restaurant, employment, and research and development. The Project is designed with walkable, pedestrian-oriented, and energy-efficient characteristics.
The property is located on the west side of Lake Road between Bellevue Road and La Loma Road (APN 060- 020-044). University of California Merced is located approximately 0.35 miles northeast of the Project site. Yosemite Lake and Lake Yosemi te County Park is approximately
0.84 miles north of the Project site. The site is located within the City of Merced’s Specific Urban Development Plan (SUDP)/Sphere of Influence (SOI) . The Merced Vision 2030 Genera l Plan designated the site as CP – Community Plan, within the boundary of the Bellevue Community Plan (BCP).
The UC Merced Campus is expected to reach a capacity of 25,000 students and over 6,500 faculty and staff employees by full buildout. Consistent with the vision of the Bellevue Community Plan, Branford Point will support the expansion of UC Merced with housing, commercial, and research facilities, while generating employment that could benefit from its proximity to the campus.
Circulation
The BCP proposed two (2) east-west collector, Foothill Road and La Loma Road, and three (3) local roads in the Project area as shown in Figure 6. Table 1 presents the standards for the street classifications in the BCP. B ranford Point proposes the extension of Los Olives Road to connect ATTACHMENT 3--Page 3
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to Foothill Road and the extension of La Loma Road to connect to Lake Road, as collectors. Two (2) north-south and one (1) east-west local roads are also proposed.
Table 1. Street Classifications within the BCP
Proposed
Street
Classification
Right-of-
Way # of Lanes Driveway Access
Restrictions
Street
Intersection
Spacing
Parking
Collectors 60’ – 80’ 2 lanes with median
/ left turn pockets
No (rear alley access
recommended) As needed Permitted
Local Roads 51’ – 62’ 2 lanes No As needed Permitted
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2. PROPOSED ANNEXATION AREA
Figure 1. Project Location
Branford Point is located northeast of the City of Merced. It is north and northwest of Yosemite Lake and UC Merced.
It is within the SUDP/SOI area established in the Merced Vision 2030 General Plan.
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Figure 2. Proposed Annexation Area
The proposed annexation area (Project site) is located on the west side of Lake Road between Bellevue Road and La Loma Road. The site is approximately 47.7 acres, APN 060-020-044.
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Figure 3. General Plan Designation
The Project site is planned CP – Community Plan in the General Plan, in the Bellevue Corridor Community Plan area.
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Figure 4. Existing Merced County Zoning
The Project site is currently zoned A-R – Agricultural Residential in the County of Merced.
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Figure 5. Bellevue Community Character Place Type Plan
The Project site is in the transition area of Mixed -Use TOD, Multi-Family Neighborhood, and Rural Neighborhood Character.
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Figure 6. BCP Street Classification
BCP proposed two (2) collector and three (3) local street in the Project site.
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3. CONCEPTUAL LAND USE PLAN
Figure 7. Proposed Land Use Map
Bellevue Point is a mixed- use development that includes housing (apartments and townhomes), hotels, retail, entertainment, restaurant, employment, and research and development.
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Table 2. Proposed Land Use Statistics
Proposed Land Use Acres Total Units Total Building Area Affordable Housing 2.64 92
Apartments 11.04 325
Townhomes 9.77 233
Research and Development/ Office/ Commercial 6.00 196,020 Hospitality 3.22 280,526
Mixed Use 3.14 *TBD *205,168
Commercial 3.53 76,883
TOTAL 39.34 650 758,597
* Housing units to be decided, building area includes housing Proposed General Plan and Zoning Designations
Table 3. Proposed General Plan and Zoning Designations
Proposed Land Use Acres Planned Land Use Zoning
Affordable Housing 2.64 HD – High Density Residential R-4 – High Density Residential
Apartments
5.88 HD – High Density Residential R-4 – High Density
Residential
5.16 HMD – High Medium Density
Residential
R-3 – Medium Density
Residential
Townhomes 9.77 HMD – High Medium Density
Residential
R-3 – Medium Density
Residential
Research and Development/
Office/ Commercial 6.00 RC – Regional Community
Commercial
C-C – Regional/Central
Commercial
Hospitality 3.22 RC – Regional Community
Commercial
C-C – Regional/Central
Commercial
Mixed Use 3.14 RC – Regional Community
Commercial
C-C – Regional/Central
Commercial
Commercial 3.53 RC – Regional Community
Commercial
C-C – Regional/Central
Commercial
Proposed Density
Density will be higher on the northeast of the Project site and transition to lower density towards the southern portion of the site. This is consistent with the community character outlined in the Bellevue Community Plan, as shown in Figure 5, with the transition of mixed use, multi-family, to rural neighborhoods from the north to south.
Table 4. Proposed Density
Proposed Land Use Acres DU/AC Floor Area Ratio (FAR)
Affordable Housing 2.64 34.85 -
Apartments 11.04 29.44 -
Townhomes 9.77 23.85 -
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Research and Development/ Office/Commercial 6.00 0.8
Hospitality 3.22 2.0
Mixed Use 3.14 *TBD *1.5
Commercial 3.53 0.5
* Housing units to be decided, FAR includes housing
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4. PROJECT PHASING AND PROJECTED PHASING SCHEDULE
The Project will not be phased. It is expected that most of the development will happen in a first phase, including the backbone infrastructure , affordable housing, a seven -acre townhome project, multiple two -story townhouse/condos with attached garage, mixed-use comm ercial retail centers, and a ten-acre apartment complex. Other sections of the project, including a hotel and research and development or office use would be developed according to current economics.
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5. WASTEWATER AND WATER DEMAND ESTIMATES
Wastewater generation and water demands are calculated by estimating the equivalent dwelling units (EDUs) for each land use type and multiplying them by the total number of units and the generation/demand rate per EDU. EDU is defined as one (1) single-family residential household and is used as a unit of measure for wastewater generation and water demand for a unit of development. The city of Merced does not have established standards for estimating EDUs; thus, estimates shown in Table 7 uses EDU determination standards from the city of Encinitas ’s municipal code, Section 18.08.025 Equivalent Dwelling Unit Determination, as shown in Table 6.
Table 5. EDU Determination
Proposed Land Use Land Use Type EDU Determination
Residential
• Apartments
• Townhomes All apartments and accessory units
0.8 EDU, regardless of number
of bedrooms, per each
individual living unit on the
same lot
Commercial/Industrial/School Facilities
• Research and
Development
• Commercial
• Hospitality
• Mixed Use
Where occupancy type or usage is unknown at the time of application for service, the following EDUs shall apply. This shall include, but not be limited to, shopping centers, industrial parks, and professional office buildings. i. First 1,000 square feet of gro ss building
floor area 1.2 EDU
ii. Each additional 1,000 square feet of gross
building floor area (portions less than 1,000
square feet will be prorated)
0.7 EDU
Table 6. Estimated Wastewater and Water Demands
Proposed Land Use Total Units EDUs Wastewater Generation (GPD)*
Water Demand
(GPD) **
Residential (Dwelling Units)
Affordable Housing 92 DU 74 14,720 22,080
Apartments 325 DU 260 52,000 78,000
Townhomes 233 DU 186 37,280 55,920
Commercial (Building Square Feet)
Research and
Development/
Office/ Commercial
196,020 SF 138 27,543 41,314
Hospitality 280,526 SF 197 39,374 59,061
Mixed Use 205,168 SF 144 28,823 43,235
Commercial 76,883 SF 54 10,864 16,296
TOTAL 1,053 210,604 315,906
* This is calculated using an anticipated 200 gpd per EDU. Inland Empire Utilities Agency (IEAU) estimates a current average flow rate for new developments, 200 gpd/EDU, for its regional sewer system consisting of 4 water recycling plants that serves 6 cities in northern California. Source: IEAU. (2010). Urban Water Management Plan – Chapter 5 Wastewater Flows. Accessed January 4, 2022, ATTACHMENT 3--Page 15
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https://18x37n2ovtbb3434n48jhbs1-wpengine.netdna-ssl.com/wp- content/uploads/2014/11/Chapter-5-Wastewater-Flows.pdf
** We assume that indoor water demand is the same as wastewater generation. A 50 percent demand is added for outdoor water generation (Source: PPIC Water Policy Center. 2016. Water for Cities. Accessed on January 4, 2022. https://www.ppic.org/wp-content/uploads/R_1016EH3R.pdf “Outdoor watering accounts for roughly half of statewide urban use and more in inland areas, where summers are hotter and lots tend to be larger.”). thus we assume 300 gpd per EDU for water demand calculations.
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6. PROJECT DESIGN FEATURES
Branford Point is still under the design process for a site plan. Branford Point will comply with development regulations and design standards established in the city of Merced municipal code and the Bellevue Community Plan. Improvements will include curb and gutter, pavement, landscaping, lighting, and sidewalks. Collector streets will include bike lands, wide sidewalks, tree wells, and street furniture, and intersections will be designed for pedestrian safety. Figure 8 and Figure 9 from the BCP will guide designs of the proposed collector streets, Foothill Road and La Loma Road, in the Project site. Figure 10 shows the Project’s edge on Lake Road.
Figure 8. Collector Street through a Typical Multi-Family Character Area
Figure 9. Collector Street through a Typical Mixed-Use Character Area
Figure 10. Lake Road – Edge Drive with Mixed-Use Character Area
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7. JOB GENERATION ESTIMATES
The new commercial activity and business park employment is estimated to generate approximately 1,439 jobs. Table 9 illustrates the assumptions used to estimate the number of workers for commercial development of the Project. Positions are diverse, including office and research professionals as well as retailers, restaurants, and hotel services. The Project will also generate temporary employment during construction activities.
Table 7. Estimated Number of Workers for Commercial Development Proposed Land Use Building SF Business Type SF per Worker Total Workers Research and
Development/
Office/ Commercial
196,020 **Research and
Development Center **406 483
Hospitality 280,526 Hotels ***2,500 112
Mixed Use* 205,168 **Neighborhood Retail **588 349
Commercial 76,883 **Community Retail **383 201
TOTAL - - - 1,145
* Assuming a five-story structure, with the first level as commercial use. Only the first level is included in the Building SF for calculation.
** This is assumed based on the “Building Area per Employee by Business Type” table from the city of Davis (https://www.cityofdavis.org/home/showpublisheddocument?id=4579 a ccessed on 12/1/2021). *** This is assumed based on “Local Planning Handbook Fact Sheet – Measuring Employment” (https://metrocouncil.org/Handbook/Files/Resources/Fact-S heet/ECONOMIC-COMPETITIVENESS/How-to- Measure-Employment-Intensity-and-Capacity.aspx accessed on 12/1/2021)
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8. COMMUNITY BENEFITS
This Project implements the vision and guiding plans of the BCP and as an earlier development in the BCP plan area, the Project provides infrastructure and activities that will continue to attract future developments to this area. Branford Point provide s multiple community benefits to the city of Merced, as described below.
Public Space – The Project includes a divers ity of land use s, including employment , housing, hotels, and commercial, which will attract a variety of people with different purposes. Further, the mix of public spaces in commercial areas, corridors that are walkable, and private open space within housing areas will foster an environment that facilitates interaction among individuals.
Walkable Neighborhood – The Project includes many factors promotes the walkability and pedestrian-oriented characteristic of the site . This includes a high-density, mixed-use land use pattern, sidewalks and bike lanes, and street/intersection design for pedestrian safety.
Employment Opportunities – The Project is expected to generate 1,439 jobs.
Research and Development – The Project provides a six (6)-acre research and development area to support innovative hub design elements and attract firms and industries that wish to locate near the campus. This also generates and attract job-based economic development.
Infrastructure – The proposed development will construct and expand public infrastructure t o the planned SUDP/SOI such as roadway s, water, stormwater, waste, cable, and other utilities lines.
Diverse Housing – Branford Point provides a diversity of residential dwelling types, including townhouses and apartments.
Economic Development – The Project will generate taxes for the city and school district. The Project will also indirectly attract possible future development to this area, which is in line with the city’s goals to connect UC Merced campus and the city.
Hotels and Accommodation – The Project includes the development of a hotel, which would provide temporary accommodation for visitors of UC Merced campus.
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9. GENERAL PLAN “MERIT CRITERIA” CONSISTENCY
Merced Vision 2030 General Plan Implementing Action Urban Expansion UE-1.3.g outlines “merit criteria” for evaluating future annexation requests. The following answers the questions to evaluate whether the proposed Project is consistent with the General Plan and merit criteria.
1.3.g Evaluate future annexation requests against the following conditions:
a) Is the area contiguous to the current City limits and within the City’s Specific Urban Development Plan (SUDP)/Sphere of Influence (SOI)? Do the annexed lands form a logical and efficient City limit and include older areas where appropriate to minimize the formation of unincorporated peninsulas?
A: The Project area is not contiguous of the current city limits but is within the City’s Specific Urban Development Plan (SUDP)/Sphere of Influence (SOI) . The site is 0.35 miles from the UC Merced campus and is between the city and campus. Thus, the annexation of the site is logic and efficient, and could encourage the annexation/development of other areas in the SUDP/SOI. b) Is the proposed development consistent with the land use classifications on the General Plan Land Use Diagram (Figure 3.1)?
A: The General Plan Land Use designates the area as CP – Community Plan. Consequently, the Bellevue Community Plan (BCP) was developed to provide a high- level planning framework consistent with the Merced Vision 2030 General Plan for the area, inclusive of the Project site.
The Project proposes HD – High Density Residential, HMD – High Medium Density Residential, BP – Business Park, and RC – Regional Community Commercial land use designations , which does not conflict with the BCP. Thus, the proposed development is consistent with the General Plan land use classification.
c) Can the proposed development be served by the City water, sewer, storm drainage, fire and police protection, parks, and street systems to meet acceptable standards and service levels without requiring improvements and additional costs to the City beyond which the developer will consent to provide or mitigate?
A: Yes. The Project will comply with the city’s standards to be served by the city’s utilities and service systems. There are no known conditions of the site that would impede the installation required infrastructure and services.
d) Will this annexation result in the premature conversion of prime agricultural land as defined on the Important Farmland Map of the State Mapping and Monitoring Program? If so, are there alternative locations where this development could take place without converting prime soils? ATTACHMENT 3--Page 20
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A: The Project site is categorized as the “Farmland of Local Importance ” on the California Department of Conservation Important Farmland Finder. Thus, the Project would not result in the conversion of prime agriculture land.
e) Will a non-agricultural use create conflict with adjacent or nearby agricultural uses? If so, how can these conflicts be mitigated?
A: The Project site is surrounded by single-family residential use (south and east) and vacant or agricultural lands (north, east, and west). The site and its surroundings are located within the city’s SUDP/SOI and is planned for urban use. The General Plan anticipates urban development on adjacent and nearby lands by 2030. Thus, the proposed Project would not create conflict with adjacent or nearby agricultural uses. In addition to this, as a condition of approval, the developer will ensure that a right to farm covenant will be executed to reduce the potential for future conflicts.
f) Does annexation of the area help the City reach one of the following goals? 1) Does annexation of the area bring the City closer to annexation of the UC Merced campus and University Community?
A: Yes. The Project area is 0.35 mile s from the UC Merced campus and is located between the city and campus. The Project will provide housing, commercial, and research near the campus. 2) Does the area contain significant amounts of job-generating land uses, such as industrial, commercial, office, and business/research & development parks? A: Yes. The Project includes the development of commercial land uses and a business/research & development park. Full buildout is estimated to generate approximately 1,439 jobs. 3) Does the project provide key infrastructure facilities or other desirable amenities, such as the extension of major roads, utility trunk lines, parks and recreational facilities, etc.? A: Yes. The Project will develop public infrastructure , including public collector and local roads, utility lines, sidewalk and bike lanes, public open space, and recreational spaces. One (1 ) proposed collector road extends from the existing roads, Los Olives Road and La Loma Road, and both proposed collector roads, Foothill Road and La Loma Road , connects to the existing major road, Lake Road. Three (3) local roads are also proposed to provide adequate circulation within the site. Parks and recreational facilities are expected to be proposed throughout the residential uses of the site, including apartments, townhomes, and mixed use areas. A gathering center is also visioned in the commercial lot along Lake Road to provide open space.
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10. DEVELOPER EXPERIENCES
Opinski Construction Consulting, LLC, a commercial and residential construction consulting firm, will be the developer of the Project. Their firm provides a wide array of services, including master planning, architect selection, project delivery selection, cost analysis, design assistance and cost savings, legal team selection, and c ontract document review and m odification. Opinski Construction has completed over 300 projects and over 200 school projects. Experience includes remodels and new construction.
Project – Castle Science Technology Center
Project – Livingston High School
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11. FINANCING STRATEGY
The current owner of the property owns the subject site out right (no outstanding loans on the property). As a result, the property owner has a large amount of equity/value in the land. The owner/developer will be able to fully finance the P roject with a loan based on the high land equity.
12. REGISTERED VOTERS
There are no existing registered voters within the Project boundary.
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13. PUBLIC SERVICES AND UTILITIES
Branford Point will be requesting the following services and utilities from the city of Merced:
• Water
• Stormwater
• Sewer
• Trash Service
• Fire Protection
• Police Protection
• Roadway Dedications and Maintenance
The Project is subject to payment of development impact fees and will generate taxes to fund the city’s provided public services and utility costs.
Other services that Branford Point will need includes:
• Electrical Supply provided by Pacific Gas and Electric • Cable provided by Comcast and AT&T
• School District
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