MORAGA CANYON
SPECIFIC PLAN
CITY COUNCIL STUDY SESSION
JANUARY 22. 2024
PAGE TITLE Moraga Canyon Specific Plan
DESIRED OUTCOME OF THIS MEETING
Council to understand:
• Specific plan process
• Potential site improvements
• Programmatic options
• Fiscal considerations
• Financial feasibility
Formulate questions and provide feedback that will help prepare City Council to provide staff and the consulting team with direction for the preparation of a draft specific plan
CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
CONTENT
• PROJECT BACKGROUND
• EXISTING CONDITIONS
• COMMUNITY SURVEY
• SITE IMPROVEMENTS
• SPECIFIC PLAN OPTIONS
• FEASIBILITY & FISCAL STUDIES
• COMMUNITY WORKSHOP
CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
PROJECT
BACKGROUND
PROJECT
BACKGROUND
MORAGA CANYON SPECIFIC PLAN
• Certified 6th Cycle Housing Element
• Accommodate 132 new housing units (22.5% of total needed) • Include recreational uses and the Public Works Corporation Yard • Planning work began in Summer 2023, to be completed by the end of 2024. • Affordable housing program is expected to secure Alameda County Measure A-1 (2016) funding.
PROJECT BACKGROUND: WHY A SPECIFIC PLAN? CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
C I T Y O F P I E D M O N T
G E N E R A L P L A N
Adopted
April 6, 2009
Amended February 18, 2020
MORAGA CANYON
SPECIFIC PLAN
ADMINISTRATIVE DRAFT
6th Cycle
Housing
Element
(3/2023)
Program 1.L
Moraga Canyon
Specific Plan
General
Plan
(4/2009)
PROJECT BACKGROUND: HOW WE GOT HERE CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan A “Specific Plan” is a comprehensive, action-oriented planning and zoning document for a defined geographic area. Specific Plans bridge the gap between the general policy-oriented language of a City’s “General Plan” by providing detailed criteria for the development of specific sites.
A Specific Plan includes text, maps, and diagrams that describe:
• The location of land uses, including open space, within the study area • The location of major infrastructure needed to support the land uses in the plan • Standards and criteria for development in the plan area • Implementation and financing measures necessary to carry out the items above
WHAT IS A SPECIFIC PLAN
PROJECT BACKGROUND: WHAT IS A SPECIFIC PLAN CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan GOALS
This project will study all City-owned land in Moraga Canyon, including Blair Park Open Space, Coaches Field, Kennelly Skate Park, and the City’s Public Works Corporation Yard, with the end goal of creating a detailed plan for how to:
• Incorporate 132 units of new housing, 60 of which would be reserved for households with lower incomes;
• Maintain, replace and improve existing City facilities (Corp Yard), open space, and recreational amenities; and
• Improve traffic as well as pedestrian, bicycle and wildfire safety.
PROJECT BACKGROUND: GOALS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan PROJECT BACKGROUND: SCHEDULE CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
EXISTING
CONDITIONS
EXISTING
CONDITIONS
KENNELLY
SKATE PARK
CITY CORPORATION YARD
COACHES FIELD
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
EXISTING CONDITIONS: SITE AREA CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
375’ X
475’
+
375’
+
400’
+
+ 350’
LP 325’ X
300’
+
625’
+
625’
+
650’
+
650’
+
675’
+
675’
+
475’
+
475’+
500’
+
500’
+
525’
+
525’
+
550’
+
550’
+
575’
+
575’
+
600’
+
600’
+
475’
+
450’
+
500’
+
450’
+
500’
X
500’
+
575’
+
450’
+
450’
+
425’
+
400’
X
400’
X
375’
+
425’
X
425’
+
425’
+
HP 688’
+
676’
+
515’
+
525’
+
525’
+
525’
X
525’
X
550’
+
550’
X
550’
X
575’
X
600’
EXISTING CONDITIONS: ELEVATION CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 100
200
300
400
500
600
700
800
900
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
MAXWELTON ROAD
ECHO LANE
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
EXISTING CONDITIONS: SLOPE CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan <2%
<5%
<8%
<2:1 (50%)
>2:1
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
EXISTING CONDITIONS: WILDFIRE SENSITIVITY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 24 580
13 NORTH
OAKLAND
MONTCLAIR
PIEDMONT
ROCKRIDGE
BROADWAY
51ST ST
COLLEGE AVE
PARK BLVD
OAKLAND AVE
HIGHLAND AVE
ALTA AVE
FIRE HAZARD SEVERITY -
HIGH
FIRE HAZARD SEVERITY -
VERY HIGH
PAST FIRE PERIMETER(1991)
MCSP PROJECT AREA
BUILDING FOOTPRINTS
CITY OF PIEDMONT
MAP UPDATED MAY 2021
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
EXISTING CONDITIONS: WILDFIRE RISK CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan HAZARD/RISK LEVEL 1
HAZARD/RISK LEVEL 2
HAZARD/RISK LEVEL 3
HAZARD/RISK LEVEL 4
HAZARD/RISK LEVEL 5
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
MAXWELTON ROAD
ECHO LANE
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
EXISTING CONDITIONS: USES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
SLOPE
COACHES FIELD
BLAIR PARK (NON-SLOPE)
EASEMENT PARCEL PUBLIC
CORPORATION YARD
SKATE PARK
MORAGA AVE ROW
RED ROCK ROAD
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
EXISTING CONDITIONS: SANITARY SEWER SYSTEMS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
PARCEL BOUNDARIES
SEWER MAINS
ABANDONED SEWER MAINS
SEWER MANHOLES
ABANDONED MANHOLES
COMMUNITY
SURVEY
COMMUNITY
SURVEY
SURVEY OVERVIEW
The Moraga Canyon Specific Plan Community Survey ran from September 20 – October 20, 2023. More than 1,100 community members participated in the survey. Each participant had the opportunity to be entered to win a $100 Mulberry’s gift certificate. The survey was promoted broadly via digital, print, and in-person platforms, including:
• City of Piedmont eNewsletter
• The Piedmont Post
• Piedmont Civic Association
• The Voter (LWV Piedmont Newsletter)
• Moraga Canyon Specific Plan Project email list: Survey deadline reminder • PUSD Piedmont Pulse (Superintendent Dr. Jennifer Hawn’s newsletter) • Piedmont Recreation Department eNewsletter
• Piedmont Planning & Building Department eNewsletter
• Piedmont Harvest Festival
• Moraga Canyon Specific Plan Neighborhood Meeting + Door Hangers • Posters at Coaches Field, Pumpkin Patch, Blair Park Open Space, City Hall + Handouts at the Public Works and City Clerk counters, Veteran’s Hall, Wells Fargo, Mulberry’s Market, Valero, Shell, and Ace Hardware COMMUNITY SURVEY: SURVEY OVERVIEW CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan When you visit Moraga Canyon how do you and/or your family typically spend time there? (Check all that apply)
When you visit Moraga Canyon how do you and/or your
family typically spend time there? (Check all that apply) COMMUNITY SURVEY COMMUNITY SURVEY: ONLINE SURVEY CITY COUNCIL STUDY SESSION NEIGHBORHOOD MEETING Moraga Canyon Specific Plan Moraga Canyon Specific Plan The Moraga Canyon Specific Plan will make recommendations that could bring a number of improvements to the area. Which of the benefits of the Moraga Canyon Specific Plan are most important to you? (Choose up to three benefits) Improving emergency readiness in Piedmont (e.g. better
evacuation routes, wildfire management, or other improvements)
COMMUNITY SURVEY
The Moraga Canyon Specific Plan will make recommendations that could bring a number of improvements to the area. Which of the benefits of the Moraga Canyon Specific Plan are most important to you? (Choose up to three benefits) COMMUNITY SURVEY: ONLINE SURVEY CITY COUNCIL STUDY SESSION NEIGHBORHOOD MEETING Moraga Canyon Specific Plan Moraga Canyon Specific Plan How often do you and/or your family visit Moraga Canyon, including Coaches Field, Blair Park Open Space, Kennelly Skate Park, and/or the Corporation Yard?
How often do you and/or your family visit Moraga Canyon, including Coaches Field, Blair Park, Kennelly Skate Park, and/or the Corporation Yard?
I drive through Moraga Canyon occasionally, but I
don’t stop to visit the sites listed above
I drive through Moraga Canyon frequently, but I don’t
stop to visit the sites listed above
COMMUNITY SURVEY
How often do you and/or your family visit Moraga Canyon, including Coaches Field, Blair Park, Kennelly Skate Park, and/or the Corporation Yard?
COMMUNITY SURVEY: ONLINE SURVEY CITY COUNCIL STUDY SESSION NEIGHBORHOOD MEETING Moraga Canyon Specific Plan Moraga Canyon Specific Plan “
“
“
“
What qualities of Moraga Canyon do
you and your family value the most?
View of the cemetery, trees and
surroundings. Relative peace and
serenity for an urban environment.”
Having the Corporation Yard nearby
is a good escape plan because we
are in a high fire zone.”
Coaches Field is a great space for
families to play on the field or for kids to
play on a team or go to summer camps
through the Piedmont Rec Dept.”
We appreciate the Christmas Tree Lot
and Pumpkin Patch - these community
activities make Piedmont special.”
COMMUNITY SURVEY: ONLINE SURVEY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan SITE
IMPROVEMENTS
SITE
IMPROVEMENTS
SITE IMPROVEMENTS OVERVIEW
MOBILITY
RECREATION
PUBLIC WORKS
HOUSING
SITE IMPROVEMENTS: OVERVIEW CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
SITE IMPROVEMENTS: EXISTING VEHICULAR CIRCULATION CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
EXISTING ROAD
MORAGA AVENUE
CORP YARD ACCESS
COACHES FIELD ACCESS
POTENTIAL SINGLE FAMILY DRIVEWAY
BLAIR PARK OFF-STREET PARKING
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
SITE IMPROVEMENTS: PROPOSED SIGNALIZED INTERSECTION CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
EXISTING ROAD
MORAGA AVENUE
CORP YARD ACCESS
COACHES FIELD ACCESS
POTENTIAL SINGLE FAMILY DRIVEWAY
PROPOSED SIGNALIZED INTERSECTION
BLAIR PARK OFF-STREET PARKING
S
SITE IMPROVEMENTS: PROPOSED SIGNALIZED INTERSECTION CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 3-way signalized intersection with striped
crosswalk and accessible pedestrian signals.
Pedestrian flashing beacon
system placed prior to
intersection to warn traffic
of upcoming pedestrian
crossing
A pedestrian refuge island is a median with a refuge area that is intended to help protect pedestrians who are crossing a multilane road.
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
SITE IMPROVEMENTS: EXISTING PEDESTRIAN ACCESS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
STREET SIDEWALK
OFF STREET TRAIL
PARK TRAIL
SKATE PARK ACCESS
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
MORAGA AVE
SITE IMPROVEMENTS: PROPOSED PEDESTRIAN IMPROVEMENTS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
STREET SIDEWALK
OFF STREET TRAIL
PARK TRAIL
SKATE PARK ACCESS
HILLSIDE NATURE TRAIL
PEDESTRIAN STREET
CROSSING
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
SITE IMPROVEMENTS: EXISTING BICYCLE ACCESS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
CLASS III BIKE LANE
CLASS III BIKE LANE
(NO ROAD MARKINGS)
CLASS II BIKE LANE
MAXWELTON
ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
S
CITY OF OAKLAND
CITY OF OAKLAND
SITE IMPROVEMENTS: PROPOSED BICYCLE ACCESS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MCSP PROJECT AREA
BUILDING FOOTPRINTS
5’ CONTOURS
CITY OF PIEDMONT
CLASS III BIKE LANE
CLASS II BIKE LANE
PROPOSED CLASS II BIKE LANE
SITE IMPROVEMENTS: ROAD SECTIONS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan D
A
B
C
SECTION A-A’: EXISTING SECTION B-B’: EXISTING
SECTION A-A’: PROPOSED SECTION B-B’: PROPOSED
SITE IMPROVEMENTS: ROAD SECTIONS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan D
A
B
C
SECTION C-C’: EXISTING SECTION D-D’: EXISTING
SECTION C-C’: PROPOSED SECTION D-D’: PROPOSED
RECREATION
Parking
45 Spaces
Skate Spot
320 sf
U14 Soccer Field
45,000 sf
Youth Baseball /
Softball Field
34,000 sf
Underground Parking
Option
45 Spaces
Batting Cages980 sf
Restroom
275 sf
Bleachers
350 sf
SITE IMPROVEMENTS: RECREATION PROGRAM FEATURES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
TURF SOCCER FIELD HIKING TRAIL
DOG PARK (OPTION)
CIVIC EVENTS
SKATE SPOT FIELD STRUCTURE (OPTION)
SITE IMPROVEMENTS: RECREATION PROGRAM FEATURES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan Vehicle Storage
6,000 sf
Fuel
Area
2,500 sf
Parking
15 Spaces
Vehicle Repair
Garage
5,000 sf Vehicle
Wash
Station
1,000 sf
Landscape
Equipment
Storage
3,000 sf
Plant
Nursery
3,000 sf
Landscape
Material
Storage
3,000 sf
Restrooms
250 sf
Storage
200 sf
Sign
Shop
500 sf
MultiPurpose
Rm.
350 sf
Sto.
200 sf
Dumpster
Area
1,200 sf
Offices
1,500 sf
PUBLIC WORKS
SITE IMPROVEMENTS: PUBLIC WORKS PROGRAM FEATURES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
EXISTING CORP YARD OFFICE CORP YARD BUILDING EXAMPLE
CORP YARD EXTERIOR STORAGE BUILDING EXAMPLE ENCLOSED STORAGE (EXAMPLE) SITE IMPROVEMENTS: RECREATION PROGRAM FEATURES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan Building 1
32 Units
4 stories over podium parking
8 units per floor (1st to 4th)
Building 1
30 Units
4 stories over podium parking
8 units per floor (1st to 4th)
House 1
2 stories
House 2
2 stories
70 Market Rate Residential Units
60 Affordable Residential Units 2 Single Family Units
Building 2
38 Units
4 stories over podium parking
10 units per floor (2nd to 4th)
8 units + amenities on ground floor
Building 2
30 Units
4 stories over podium parking
8 units per floor (2nd to 4th)
6 units + amenities on ground floor
Podium Parking - 107 spaces - 1 level
Podium Parking - 83 spaces - 1 level
Site - 0.22 ac Site - 0.22 ac
Site - 0.22 ac Site - 0.22 ac
HOUSING
SITE IMPROVEMENTS: HOUSING PROGRAM FEATURES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
MODERN MEDITERRANEAN
MEDITERRANEAN
HILLSIDE MODERN
SPANISH CRAFTSMAN CONTEMPORARY MODERN ALPINE
SITE IMPROVEMENTS: HOUSING STYLE ALTERNATIVES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
SPECIFIC PLAN
OPTIONS
SPECIFIC PLAN
OPTIONS
SPECIFIC PLAN OPTIONS: ARCHITECTURAL TYPOLOGIES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
WALK-UP
• 3-4 STORIES
• TUCK-UNDER + SURFACE PARKING
• ECONOMICAL BUILDING TYPOLOGY
• FOOTPRINT TOO LARGE
WRAP
• 5 STORIES
• PARKING STRUCTURE
• BUILDINGS TOO BULKY
• PARKING STRUCTURE INEFFICIENT
PODIUM
• 4-5 STORIES
• PODIUM PARKING
• COMPACT
• EFFICIENT USE OF SITE
0 50 100 200 400 N
MAXWELTON ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
ALTA AVE
NELLIE WAY
CITY OF OAKLAND
CITY OF OAKLAND
SPECIFIC PLAN OPTIONS: 01 USES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
LANDUSE ACREAGE
NATURAL PARK SPACE 4.38
RECREATION 2.13
PUBLIC WORKS 1.58
HIGH DENSITY HOUSING 2.50
SINGLE FAMILY HOUSING 0.58
RECREATION PARKING 0.71
MORAGA AVE RIGHT-OF-WAY 3.04
SLOPE/OPEN SPACE 7.86
TOTAL 22.78
OPTION 1
• HOUSING DEVELOPMENT ON
BLAIR PARK OPEN SPACE
• PRESERVE AND EXPAND
COACHES FIELD
• PRESERVE CORP YARD
• IMPROVE PEDESTRIAN AND
BICYCLIST SAFETY AND
ACCESS
• INCREASE PARKING AND
TRANSIT ACCESS
INCREASE PARKING AND TRANSIT ACCESS
COACHES FIELD AND KENNELLY SKATE PARK
IMPROVEMENT
IMPROVE PEDESTRIAN SAFETY AND
ACCESS WITH SIGNAL
RELOCATE SEWER TO TOE OF SLOPE
130 DU
1 DU
1 DU
MCSP PROJECT AREA
CITY OF PIEDMONT
SEWER LINE
DEVELOPMENT
SINGLE FAMILY
SITE 0.58 AC
DWELLING UNITS 2
DENSITY 3.4 DU/AC
CONSTRUCTION TYPE V
HEIGHT 2-3 STORIES
PARKING ATTACHED
HIGH DENSITY MARKET RATE AFFORDABLE TOTAL
SITE 1.40 AC 1.10 AC 2.50 AC
DWELLING UNITS 70 DU 60 DU 130 DU
DENSITY 50 DU/AC 54 DU/AC 52 DU/AC
CONSTRUCTION TYPE V, 4 OVER PODIUM
HEIGHT 5 STORIES
PARKING PODIUM
RECREATION CY
N 0 50 100 200 400
SPECIFIC PLAN OPTIONS: 01 SITE PLAN CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 1
• HOUSING DEVELOPMENT ON
BLAIR PARK OPEN SPACE
• PRESERVE AND EXPAND
COACHES FIELD
• PRESERVE CORP YARD
• IMPROVE PEDESTRIAN AND
BICYCLIST SAFETY AND
ACCESS
• INCREASE PARKING AND
TRANSIT ACCESS
U14 SOCCER FIELD WITH
SOFTBALL OVERLAY
NEW SIGNALIZED INTERSECTION
IMPROVED MORAGA AVE
2 MARKET RATE SFD
HOUSES
EXISTING KENNELLY
SKATE PARK
NEW PUBLIC TRAIL ACCESS
ADDITIONAL PARKING
70 DU MARKET RATE HOUSING
PROJECT
60 DU AFFORDABLE HOUSING
PROJECT
VIEW SOUTHWEST
VIEW NORTHWEST VIEW SOUTHEAST ALONG MORAGA AVE
SPECIFIC PLAN OPTIONS: 01 VIEWS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 1
MAXWELTON ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
ALTA AVE
NELLIE WAY
CITY OF OAKLAND
CITY OF OAKLAND
SPECIFIC PLAN OPTIONS: 02 USES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 2
• COMBINE PUBLIC
RECREATION ON BLAIR
PARK OPEN SPACE
• MINOR IMPACTS TO CORP
YARD
• INCREASE PARKING AND
TRANSIT ACCESS
• IMPROVE PEDESTRIAN AND
BICYCLIST SAFETY AND
ACCESS
• MULTIPLE DEVELOPMENT
SITES ON COACHES FIELD
SIDE WITH COMMON OPEN
SPACE AMENITY
0 50 100 200 400 N
LANDUSE ACREAGE
NATURAL PARK SPACE 4.57
RECREATION 1.96
PUBLIC WORKS 1.25
HIGH DENSITY HOUSING 2.44
SINGLE FAMILY HOUSING 0.58
RECREATION PARKING 0.72
MORAGA AVE RIGHT-OF-WAY 3.04
SLOPE/OPEN SPACE 8.22
TOTAL 22.78
INCREASE PARKING AND TRANSIT
ACCESS
RELOCATE STORMWATER
IMPROVE PEDESTRIAN SAFETY
AND ACCESS WITH SIGNAL
1 DU
1 DU
MCSP PROJECT AREA
CITY OF PIEDMONT
SEWER LINE
DEVELOPMENT
SINGLE FAMILY
SITE 0.58 AC
DWELLING UNITS 2
DENSITY 3.4 DU/AC
CONSTRUCTION TYPE V
HEIGHT 2-3 STORIES
PARKING ATTACHED
HIGH DENSITY MARKET RATE AFFORDABLE TOTAL
SITE 1.30 AC 1.14 AC 2.44 AC
DWELLING UNITS 70 DU 60 DU 130 DU
DENSITY 50 DU/AC 54 DU/AC 52 DU/AC
CONSTRUCTION TYPE V, 4 OVER PODIUM
HEIGHT 5 STORIES
PARKING PODIUM
60 DU
RECREATION
70 DU
CY
N 0 50 100 200 400
SPECIFIC PLAN OPTIONS: 02 SITE PLAN CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 2
• COMBINE PUBLIC
RECREATION ON BLAIR
PARK OPEN SPACE
• MINOR IMPACTS TO CORP
YARD
• INCREASE PARKING AND
TRANSIT ACCESS
• IMPROVE PEDESTRIAN AND
BICYCLIST SAFETY AND
ACCESS
• MULTIPLE DEVELOPMENT
SITES ON COACHES FIELD
SIDE WITH COMMON OPEN
SPACE AMENITY
U14 SOCCER FIELD WITH
SOFTBALL OVERLAY
NEW SIGNALIZED INTERSECTION
IMPROVED MORAGA AVE
DOG PARK
NEW SKATE SPOT
70 DU MARKET RATE HOUSING
PROJECT
60 DU AFFORDABLE HOUSING
PROJECT
2 MARKET RATE SFD
HOUSES
NEW PUBLIC TRAIL ACCESS
ADDITIONAL PARKING
VIEW EAST
VIEW NORTHWEST VIEW EAST ALONG MORAGA AVE
SPECIFIC PLAN OPTIONS: 02 VIEWS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 2
1 DU 130 DU
1 DU MAXWELTON ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
ALTA AVE
NELLIE WAY
CITY OF OAKLAND
CITY OF OAKLAND
0 50 100 200 400 N
LANDUSE ACREAGE
NATURAL PARK SPACE 4.59
RECREATION 1.88
PUBLIC WORKS 1.45
HIGH DENSITY HOUSING 2.50
SINGLE FAMILY HOUSING 0.58
RECREATION PARKING 0.78
MORAGA AVE RIGHT-OF-WAY 3.04
SLOPE/OPEN SPACE 7.96
TOTAL 22.78
MCSP PROJECT AREA
CITY OF PIEDMONT
DEVELOPMENT
SINGLE FAMILY
SITE 0.58 AC
DWELLING UNITS 2
DENSITY 3.4 DU/AC
CONSTRUCTION TYPE V
HEIGHT 2-3 STORIES
PARKING ATTACHED
HIGH DENSITY MARKET RATE AFFORDABLE TOTAL
SITE 1.50 AC 1.23 AC 2.73 AC
DWELLING UNITS 70 DU 60 DU 130 DU
DENSITY 46 DU/AC 50 DU/AC 48 DU/AC
CONSTRUCTION TYPE V, 4 OVER PODIUM
HEIGHT 5 STORIES
PARKING PODIUM
CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
OPTION 3
• MOVE CORP YARD TO BLAIR
PARK OPEN SPACE
• IMPROVE SOCCER FIELD
AND SKATE PARK
• INCREASE PARKING AND
TRANSIT ACCESS
• IMPROVE PEDESTRIAN AND
BICYCLIST SAFETY AND
ACCESS
• HILLSIDE HOUSING
DEVELOPMENT
• AVOID INFRASTRUCTURE
RELOCATION
INCREASE PARKING AND TRANSIT
ACCESS
IMPROVE PEDESTRIAN SAFETY AND
ACCESS WITH SIGNAL
SPECIFIC PLAN OPTIONS: 03 USES
1 DU
1 DU
70 DU
CY
RECREATION
N 0 50 100 200 400
SPECIFIC PLAN OPTIONS: 03 SITE PLAN CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 3
• MOVE CORP YARD TO BLAIR
PARK OPEN SPACE
• IMPROVE SOCCER FIELD
AND SKATE PARK
• INCREASE PARKING AND
TRANSIT ACCESS
• IMPROVE PEDESTRIAN AND
BICYCLIST SAFETY AND
ACCESS
• HILLSIDE HOUSING
DEVELOPMENT
• AVOID INFRASTRUCTURE
RELOCATION
60 DU AFFORDABLE HOUSING
PROJECT
ADDITIONAL PARKING
NEW SIGNALIZED INTERSECTION
IMPROVED MORAGA AVE
RELOCATED CORP YARD
DOG PARK
70 DU MARKET RATE HOUSING
PROJECT
U14 SOCCER FIELD WITH
SOFTBALL OVERLAY
NEW SKATE SPOT
2 MARKET RATE SFD
HOUSES
NEW PUBLIC TRAIL ACCESS
VIEW EAST
VIEW NORTHWEST VIEW EAST ALONG MORAGA AVE
SPECIFIC PLAN OPTIONS: 03 VIEWS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 3
LANDUSE ACREAGE
NATURAL PARK SPACE 6.09
RECREATION 2.63
PUBLIC WORKS 0.80
HIGH DENSITY HOUSING 2.51
SINGLE FAMILY HOUSING 0.58
RECREATION PARKING 1.83
MORAGA AVE RIGHT-OF-WAY 3.04
SLOPE/OPEN SPACE 5.30
TOTAL 22.78
130 DU
1 DU
1 DU
MAXWELTON ROAD
ECHO
LAN
E
HILLTOP CRESCENT
MORAGA AVE
SCENIC AVE
SCENIC AVE
MAXWELTON ROAD
ABBOTT WAY
PALA AVE
PARK AVE
AMY DR
ALTA AVE
NELLIE WAY
SC
PALA AVE
ENIC AVE
CITY OF OAKLAND
CITY OF OAKLAND
CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
OPTION 4
• PRESERVE BLAIR PARK
OPEN SPACE
• IMPROVE SOCCER FIELD
AND SKATE SPOT
• UNDERFIELD PARKING
• INCREASE TRANSIT ACCESS
• IMPROVE PEDESTRIAN
SAFETY AND ACCESS
• HILLSIDE HOUSING
DEVELOPMENT
• AVOID INFRASTRUCTURE
RELOCATION
• CONNECT OPEN SPACE
ALONG MORAGA AVE
0 50 100 200 400 N MCSP PROJECT AREA
CITY OF PIEDMONT
DEVELOPMENT
SINGLE FAMILY
SITE 0.58 AC
DWELLING UNITS 2
DENSITY 3.4 DU/AC
CONSTRUCTION TYPE V
HEIGHT 2-3 STORIES
PARKING ATTACHED
HIGH DENSITY MARKET RATE AFFORDABLE TOTAL
SITE 1.50 AC 1.23 AC 2.73 AC
DWELLING UNITS 70 DU 60 DU 130 DU
DENSITY 46 DU/AC 50 DU/AC 48 DU/AC
CONSTRUCTION TYPE V, 4 OVER PODIUM
HEIGHT 5 STORIES
PARKING PODIUM
PUBLIC WORKS
INCORPORATED INTO
PARKING STRUCTURE
PARKING STRUCTURE
WITH FIELD ON TOP
IMPROVE PEDESTRIAN SAFETY AND
ACCESS WITH SIGNAL
SPECIFIC PLAN OPTIONS: 04 USES
N 0 50 100 200 400
SPECIFIC PLAN OPTIONS: 04 SITE PLAN CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 4
• PRESERVE BLAIR PARK
OPEN SPACE
• IMPROVE SOCCER FIELD
AND SKATE SPOT
• UNDERFIELD PARKING
• INCREASE TRANSIT ACCESS
• IMPROVE PEDESTRIAN
SAFETY AND ACCESS
• HILLSIDE HOUSING
DEVELOPMENT
• AVOID INFRASTRUCTURE
RELOCATION
• CONNECT OPEN SPACE
ALONG MORAGA AVE
NEW SIGNALIZED INTERSECTION
IMPROVED MORAGA AVE
DOG PARK
70 DU MARKET RATE HOUSING
PROJECT
60 DU AFFORDABLE HOUSING
PROJECT
U14 SOCCER FIELD WITH
SOFTBALL OVERLAY ON
STRUCTURE
ADDITIONAL PARKING
CORP YARD
ON STRUCTURE
NEW SKATE SPOT
2 MARKET RATE SFD
HOUSES
NEW PUBLIC TRAIL ACCESS
VIEW EAST
VIEW NORTHWEST VIEW EAST ALONG MORAGA AVE
SPECIFIC PLAN OPTIONS: 04 VIEWS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OPTION 4
INFRASTRUCTURAL IMPACT
Option Demolition
Earthwork/
Retaining
Structural
Complexity Roadwork Stormwater
Water / Dry
Utilities Sewer
Blair Park
Open
Space
Coaches
Field
1 1 4 1 3 1 1 3 4 1
2 3 3 3 2 4 1 2 3 4
3 4 2 2 4 2 1 3 2 1
4 2 1 4 1 3 1 1 1 4
SPECIFIC PLAN OPTIONS: INFRASTRUCTURAL IMPACT CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 1 LEAST IMPACT
2 3
4 MOST IMPACT
COMMUNITY
WORKSHOP
COMMUNITY
WORKSHOP
WORKSHOP SUMMARY
Date: Thursday, November 30, 2023, 7:00-9:00 PM
Location: Piedmont Veterans Memorial Building
Meeting Summary:
•The public was able to see and comment on the
Moraga Canyon Specific Plan potential land use
options
•Also presented were improvement concepts for
Public Works, recreation facilities, mobility, parking
and other amenities.
•Approximately 82 people attended the meeting,
not including City staff and consultants.
COMMUNITY WORKSHOP SUMMARY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
WORKSHOP FEEDBACK
Attendees contributed questions and detailed suggestions to the existing conditions analysis and provided feedback on the land use options. This public insight will be used by the project team and City Council to determine the best strategy to combine programmatic elements creating a preferred plan option.
Key Themes:
• Attendees were generally supportive of housing in Moraga Canyon • Concern for meaningful combination of market rate and affordable housing • Questions regarding alternative placement of the two single family homes • Traffic and pedestrian and cyclist safety
• Traffic calming and congestion smoothing measures along Moraga Avenue
• Hiking trail(s) addition received positive feedback
• Preservation of Coaches Field and Blair Park Open Space recreation areas is a priority for residents
• Option 4 received the most comments, with praise for the preservation of open space in the canyon. Some comments questioned the financial viability and impact of building the playfield atop a garage structure COMMUNITY WORKSHOP FEEDBACK CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
WORKSHOP FEEDBACK
“
“ “
“
Creating pedestrian
access to area so new
housing residents can
easily get into the heart of
Piedmont by foot or bike”
Ensuring the aesthetic of the
housing matches the quality and
standards of the rest of Piedmont”
Integrate, don’t segregate. It is better socially
for all. Would really prefer one mixed income
development - don’t separate “Affordable”
Pedestrians need to feel safe
walking Moraga and crossing
Moraga”
COMMUNITY WORKSHOP FEEDBACK CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
LAND USE ALTERNATIVES SURVEY
Which of the following mobility improvements are most
important to you?
LAND USE ALTERNATIVES SURVEY
COMMUNITY SURVEY: LAND USE ALTERNATIVES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 21 38
80 116
123
179
Other
I'm not interested in mobility improvements
An improved bike lane
Pedestrian sidewalk on the north (Coaches Field) side
Pedestrian sidewalk on the south (Blair Park) side
A safe pedestrian crossing
Which of the following mobility improvements are
most important to you?
LAND USE ALTERNATIVES SURVEY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
LAND USE ALTERNATIVES SURVEY LAND USE ALTERNATIVES SURVEY COMMUNITY SURVEY: LAND USE ALTERNATIVES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 137
106
83 63
59 58
41 30
25 22
Scenic trails
An official U14 soccer field
An improved baseball and softball field
A gated dog park
Expanded parking for Coaches Field
The Boy Scout Christmas Tree lot
Kennelly Skate Park
The Wildwood Dads Club Pumpkin Patch
Other
I'm not interested in recreation or civic uses
Which of the following recreation/civic uses are most
important to you?
Which of the following recreation/civic uses are most
important to you?
LAND USE ALTERNATIVES SURVEY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
LAND USE ALTERNATIVES SURVEY LAND USE ALTERNATIVES SURVEY COMMUNITY SURVEY: LAND USE ALTERNATIVES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan 124
96 94
94 84
51 39
34 27
9 Preserving open space
Improving safety within Moraga Canyon
Expanded bike and pedestrian improvements
Improving emergency readiness in Piedmont
Creating better sports facilities
Beautifying a gateway to Piedmont
Expanded parking for Coaches Field
I don't support the use of public funds
Modernizing the Corporation Yard
Other
Which improvements would you support using public
funds to implement?
Which improvements would you support using public
funds to implement?
LAND USE ALTERNATIVES SURVEY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FISCAL &
FEASIBILITY STUDIES
FISCAL &
FEASIBILITY STUDIES
FISCAL STUDY OBJECTIVES
What: Evaluates ongoing, annual impacts of the MCSP at buildout to the City’s General Fund.
Questions:
• Will fiscal revenues cover fiscal expenditures?
• How can the City ensure that existing citywide levels of service are not negatively impacted?
• Are there financing tools or mechanisms that the City can implement to ensure fiscal sustainability?
FEASIBILITY & FISCAL STUDY: FISCAL STUDY OBJECTIVES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FISCAL STUDY APPROACH
Annual General Fund Impact
• Review of key City documents, the FY 2023-2024 Budget (Adopted) • Estimate of revenues: Property tax, property tax in-lieu of VLF, property transfer tax, parcel tax, rental tax, other revenues
• Estimate of expenditures: Coordination with departments on anticipated expenditures given new service population from 132 new housing units FEASIBILITY & FISCAL STUDY: FISCAL STUDY APPROACH CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FISCAL TAKEAWAYS
Revenues
• Revenues do not vary significantly across alternatives • Key source of revenue: property tax from market rate housing • Affordable housing is assumed to qualify for a property tax exemption Expenditures
• Expenditures associated with a service population increase do not vary across alternatives • Primary expenditures: police and public works
• Analysis focused on maintaining existing levels of service Net Impact
• Neutral to slightly positive
FEASIBILITY & FISCAL STUDY: FISCAL TAKEAWAYS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FEASIBILITY STUDY OBJECTIVES
What: Assesses development feasibility of the MCSP given proposed program, current market values, and infrastructure and development costs.
Questions:
• Is enough value created to attract real estate developers? • Are there financing tools or mechanisms that the City can implement to make the project more attractive to developers?
FEASIBILITY & FISCAL STUDY: FEASIBILITY STUDY OBJECTIVES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FEASIBILITY STUDY METHODOLOGY
A “feasible” development provides a sufficient return
on investment to incentivize a “go” decision
Calculation of Residual Land Value (RLV)
• Finished values (capitalized rents) minus vertical
development costs
Determine if scenarios:
• Require subsidy
• Break-even
• Can pay for land
• Can fund infrastructure and other community amenities What is the City’s role in supporting project feasibility? FEASIBILITY & FISCAL STUDY: FEASIBILITY STUDY METHODOLOGY CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FEASIBILITY STUDY APPROACH
FEASIBILITY & FISCAL STUDY: FEASIBILITY STUDY APPROACH CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan Value
Land
Acquisition
Direct
Costs
Soft
Costs
Developer
Profit
Project Value Project Cost
• A “feasible” development provides a sufficient
return on investment to incentivize a “go” decision
• Calculation of Residual Land Value (RLV)
• Finished values (capitalized rents) minus vertical
development costs
• Determine if scenarios:
• Require subsidy
• Break-even
• Can pay for land
• Can fund infrastructure and other community
amenities
• What is the City’s role in supporting project
feasibility?
AFFORDABLE HOUSING APPROACH
60 affordable units are assumed to be built by a specialized, non-profit affordable housing developer.
The affordable housing development can be built on land that the City leases (long-term ground lease) or sells (fee simple).
Affordable housing development “feasibility” depends on a few different factors, for example:
• Overall project size and achievable operating efficiencies • Target population (can affect funding/financing)
• Availability and success of receiving public funding/ financing (local, state, federal) • Financial markets (e.g., interest rates affect construction loans) • Construction costs
FEASIBILITY & FISCAL STUDY: FEASIBILITY STUDY KEY TAKEAWAYS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
HORIZONTAL INFRASTRUCTURE HORIZONTAL INFRASTRUCTURE
FEASIBILITY & FISCAL STUDY: HORIZONTAL INFRASTRUCTURE CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan $0
$5,000,000
$10,000,000
$15,000,000
$20,000,000
$25,000,000
$30,000,000
$35,000,000
$40,000,000
$45,000,000
Option 1 Option 2 Option 3 Option 4
Total Infrastructure Cost
Facilities*
Recreation/open space
Water/Dry Utilities
Stormwater
Sewer
Road Work
Earthwork/Retaining
Demolition
$19.3 M $20.7 M
$26.1 M
$38.5 M
* Facilities include Public Works corporation yard (Options 3 and 4) and/ or parking structure (Option 4).
FEASIBILITY & FISCAL STUDY: HORIZONTAL INFRASTRUCTURE CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
POTENTIAL FUNDING SOURCES
• Negotiation with selected developer around consideration for land value • Sale of two single-family lots
• Potential Grants
• Infill Infrastructure Grant Program (IIG)
• One Bay Area Grants (OBAG)
• Safe Routes to School
• Affordable Housing and Sustainable Communities (AHSC) • Community Development Block Grants (CDBG)
• Philanthropy (local fundraising toward community amenities) • Public Financing: Community Facilities District, Impact Fees, Parcel Tax, Bond Measure, etc.
• Non-profit affordable housing developer will bring experience/expertise with funding sources for affordable housing component
FEASIBILITY & FISCAL STUDY: POTENTIAL FUNDING SOURCES CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan EVALUATION: OPTION 1 EVALUATION: OPTION 1
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 1 CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan Finished
Real
Estate
Value
from 72
MarketRate Units
Vertical
Development
Costs
RLV
$48.6 M
$46.5 M
$2.1 M
Infrastructure Costs and Potential Sources
RLV appears below market rate
price for the land* and cannot
accommodate horizontal
infrastructure and community
amenities.
Parks/
Landscape
Infrastructure
RLV
Grants
SF Lot Sales
Philanthropy
$19.3 M
$13.2 M
$1.0 M
$3.0 M
$2.1 M
$16.3 M
$3.0 M
* An appraisal for the land has not been completed.
Residual Land Value Analysis
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 1 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan EVALUATION: OPTION 2 EVALUATION: OPTION 2
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 2 CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan Infrastructure Costs and Potential Sources
RLV appears below market rate
price for the land* and cannot
accommodate horizontal
infrastructure and community
amenities.
Parks/
Landscape
Infrastructure
RLV
Grants
SF Lot Sales
Philanthropy
$ 20.7 M
$13.0 M
$1.0 M
$3.0 M
$3.7 M
$16.6 M
$4.1 M
* An appraisal for the land has not been completed.
Residual Land Value Analysis
Finished
Real
Estate
Value
from 72
MarketRate Units
Vertical
Development
Costs
RLV
$55.0 M
$51.3 M
$3.7 M
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 2 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan EVALUATION: OPTION 3 EVALUATION: OPTION 3
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 3 CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan Finished
Real
Estate
Value
from 72
MarketRate Units
Vertical
Development
Costs
RLV
$55.0 M
$51.3 M
$3.7 M
Infrastructure Costs and Potential Sources
RLV appears below market rate
price for the land* and cannot
accommodate horizontal
infrastructure and community
amenities.
Parks/
Landscape
Infrastructure
Public
Works
RLV
Grants
SF Lot Sales
Philanthropy
$ 26.1 M
$18.4 M
$1.0 M
$3.0 M
$3.7 M
$20.1 M
$3.5 M
* An appraisal for the land has not been completed.
Residual Land Value Analysis
$2.5 M
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 3 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan EVALUATION: OPTION 4 EVALUATION: OPTION 4
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 4 CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan Infrastructure Costs and Potential Sources
RLV appears below market rate
price for the land* and cannot
accommodate horizontal
infrastructure and community
amenities.
Parks/ Landscape
Infrastructure
Public Works
Parking
Structure
RLV
Grants
SF Lot Sales
Philanthropy
$ 38.5 M
$30.8 M
$1.0 M
$3.0 M
$3.7 M
$17.5 M
$1.9 M
* An appraisal for the land has not been completed.
Residual Land Value Analysis
$2.5 M
$16.6 M
Finished
Real
Estate
Value
from 72
MarketRate Units
Vertical
Development
Costs
RLV
$55.0 M
$51.3 M
$3.7 M
FEASIBILITY & FISCAL STUDY: EVALUATION OF OPTION 4 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
FEASIBILITY STUDY KEY TAKEAWAYS
Value Creation
• Similar value creation across options when evaluating lot sales and capitalized value of market-rate rents, assuming 132 units (72 above moderate, 60 lower income) • Potential differentiators: Ability to capture views, tenure (rental vs. ownership Development Costs
• More variation across options based on vertical and horizontal costs • Affordable units are expected to be developed by a non-profit housing developer • Differentiators:
• Vertical Costs
• Horizontal Costs
• Community Facilities/Amenities
FEASIBILITY & FISCAL STUDY: FEASIBILITY STUDY KEY TAKEAWAYS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
PHASING PHASING
0 50 100 200 400 N
PHASING: OPTION 1 - PHASE 1 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan PHASE 1
SALE OF SFD LOTS (SFD) +$3.0M
MORAGA AVE (ROW) -$5.6M
HOUSING RESIDUAL (RES) +$2.1M
HOUSING INFRA. -$7.1M
PHASE 1 SUB TOTAL -$7.6M
SFD
ROW
SFD
OS
OS
OS
OPTION 1
+$
+$
-$
-$
RES
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N
PHASING: OPTION 1 - PHASE 2 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan -$14.2M TOTAL
PHASE 1: - $7.6 TOTAL RESIDUAL
PHASE 2: - $6.6 TOTAL RESIDUAL
CY REC
REC
OS
OS
OS
PHASE 2
COACHES FIELD (REC) -$3.0M
COACHES FIELD INFRA. -$3.6M
CORP YARD (CY) N/A
PHASE 2 SUB TOTAL -$6.6M
OPTION 1
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N
PHASING: OPTION 2 - PHASE 1 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan SFD
SFD
OS
OS
OS
OPTION 2
PHASE 1
SALE OF SFD LOTS (SFD) +$3.0M
MORAGA AVE (ROW) -$5.6M
MOVE COACHES FIELD (REC) -$4.1M
COACHES FIELD INFRA. -$5.0M
PHASE 1 SUB TOTAL -$11.7M
ROW
+$
-$
REC
-$
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N 0 50 100 200 400 N
PHASING: OPTION 2 - PHASE 2 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OS
OS
OS
RES
RES
-$14M TOTAL
PHASE 1: - $11.7 TOTAL RESIDUAL
PHASE 2: - $2.3 TOTAL RESIDUAL
PHASE 2
HOUSING (RES) +$3.7M
HOUSING INFRA. -$6.0M
CORP YARD (CY) N/A
PHASE 2 SUB TOTAL -$2.3M
OPTION 2
CY
RES
+$
+$
-$
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
1 DU
1 DU
0 50 100 200 400 N
PHASING: OPTION 3 - PHASE 1 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan SFD
ROW
SFD
REC
CY
OS
OS
OS
OPTION 3
PHASE 1
SALE OF SFD LOTS (SFD) +$3.0M
MORAGA AVE (ROW) -$5.6M
MOVE CORP YARD (CY) -$2.5M
CORP YARD INFRA. -$3.2M
BLAIR PARK OS (REC) -$0.4M
PHASE 1 SUB TOTAL -$8.7M
+$
-$
-$
-$
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
1 DU
1 DU
0 50 100 200 400 N
PHASING: OPTION 3 - PHASE 2 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan RES
REC
REC
OS
OS
OS
PHASE 2
HOUSING (RES) +$3.6M
HOUSING INFRA. -$7.8M
COACHES FIELD (REC) -$3.0M
COACHES FIELD INFRA. -$3.5M
PHASE 2 SUB TOTAL -$10.7M
OPTION 3
-$19.4M TOTAL
PHASE 1: - $8.7 TOTAL RESIDUAL
PHASE 2: - $10.7 TOTAL RESIDUAL
+$
- $
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N
PHASING: OPTION 4 - PHASE 1 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OS
OS
OS
SFD
SFD
P
OPTION 4
PHASE 1
SALE OF SFD LOTS (SFD) +$3.0M
MORAGA AVE (ROW) -$5.6M
PARKING STRUCTURE (P) -$16.6M
PARKING STRUCTURE INFRA. -$4.0M
MOVE CORP YARD (CY) -$2.5M
COACHES FIELD (REC) -$1.1M
PHASE 1 SUB TOTAL -$26.8M
ROW
CY +$
-$
- $ - $
0 50 100 200 400 N
PHASING: OPTION 4 - PHASE 2 CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan OS
OS
OS
RES
REC
PHASE 2
HOUSING (RES) +$3.6M
HOUSING INFRA. -$7.8M
BLAIR PARK (REC) -$0.8M
PHASE 2 SUB TOTAL - $5.0M
OPTION 4
-$31.8M TOTAL
PHASE 1: - $26.8 TOTAL RESIDUAL
PHASE 2: - $5.0 TOTAL RESIDUAL
+$
-$
-$
Q&A Q&A
QUESTIONS FOR SPECIFIC PLAN:
Are there any changes to the development program?
(132 DU Housing, Public Works Yard, U14 Soccer Field, Skate Spot) Are the amount of proposed improvements for Moraga Avenue appropriate?
What programmatic locations or adjacencies are undesirable? Q&A: QUESTIONS FOR SPECIFIC PLAN CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan PROGRAMMATIC QUESTIONS:
To preserve Blair Park Open Space, is it worth building a parking garage?
To preserve part of Blair Park Open Space, is it worth
relocating the soccer field or Corp Yard?
How important is it for the City to invest in an artificial turf U14 soccer field?
To earn project funds to offset infrastructure costs or provide community benefits, is it worth selling two Single Family Lots?
Q&A: PROGRAMMATIC QUESTIONS CITY COUNCIL STUDY SESSION Moraga Canyon Specific Plan
THANK YOU THANK YOU