MORAGA CANYON
SPECIFIC PLAN
CITY COUNCIL STUDY SESSION 2
MARCH 01. 2024
1 PAGE TITLE Moraga Canyon Specific Plan
DESIRED OUTCOME OF THIS MEETING
Takeaways from this study session:
• Goals and schedule
• Programmatic options
• Feasibility details
• Response to City Council inquiries
The MCSP team’s intent is to help prepare the City Council to provide feedback at a future regular meeting that will focus the work of preparing a draft specific plan.
1 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
CONTENT
• Goals & Schedule
• Specific Plan Options
• City Council Inquiries
• Phasing
2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
GOALS &
SCHEDULE
GOALS &
SCHEDULE
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/or improve existing City facilities (Corp Yard), open space, and recreational amenities; and
• Improve traffic safety as well as pedestrian, bicycle and wildfire safety. 4 GOALS & SCHEDULE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan and
5 GOALS & SCHEDULE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
SPECIFIC PLAN
OPTIONS
SPECIFIC PLAN
OPTIONS
N 0 50 100 200 400
7 SPECIFIC PLAN OPTIONS: 01 SITE PLAN CITY COUNCIL STUDY SESSION 2 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
N 0 50 100 200 400
8 SPECIFIC PLAN OPTIONS: 02 SITE PLAN CITY COUNCIL STUDY SESSION 2 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 SF
houses
New public trail access
Additional parking
N 0 50 100 200 400
9 SPECIFIC PLAN OPTIONS: 03 SITE PLAN CITY COUNCIL STUDY SESSION 2 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
N 0 50 100 200 400
10 SPECIFIC PLAN OPTIONS: 04 SITE PLAN CITY COUNCIL STUDY SESSION 2 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
COUNCIL
INQUIRIES
COUNCIL
INQUIRIES
TRANSPORTATION
12 INQUIRIES: TRANSPORTATION - 2010 EIR CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan How is the 2010 Moraga
Canyon Sports Field
Project (Blair Park
improvements) different:
• 2010 Project included
a pedestrian bridge
across Moraga Avenue
at Red Rock Road
• The Specific Plan would
recommend signalizing the
intersection
INQUIRIES: TRANSPORTATION – 2010 EIR CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan 2010
TRANSPORTATION
S
13 PAGE TITLE CITY COUNCIL STUDY SESSION 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Moraga Canyon Specific Plan
TRANSPORTATION
• The 2010 EIR identified
two significant and
unavoidable traffic/
transportation impacts:
1. Traffic/congestion (i.e., LOS) at
a project driveway on Moraga
Avenue
• Per Senate Bill 743, traffic
congestion (LOS) no longer
considered in CEQA
2. Inadequate sight distance at a
project driveway
PAGE TITLE INQUIRIES: TRANSPORTATION – 2010 EIR CITY COUNCIL STUDY SESSION 2 CITY COUNCIL STUDY SESSION 2Moraga Canyon Specific Plan Moraga Canyon Specific Plan
TRANSPORTATION
• The 2010 EIR identified
two significant and
unavoidable traffic/
transportation impacts:
1. Traffic/congestion (i.e., LOS) at
a project driveway on Moraga
Avenue
• Per Senate Bill 743, traffic
congestion (LOS) no longer
considered in CEQA
2. Inadequate sight distance at a
project driveway
INQUIRIES: INQUIRIES: TRANSPORTATION - 2010 EIR TRANSPORTATION – 2010 EIR CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan and
2010
TRANSPORTATION
S
14 PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT DISTANCE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • Corner Sight Distance (CSD)
• Ensures that adequate time is provided for
the waiting vehicle turn left or right without
requiring the through traffic to radically alter
speed.
• Typically used for highway intersections
• Used in 2010 EIR
• Stopping Sight Distance (SSD)
• Distance required by the driver of a vehicle,
traveling at a given speed, to bring the vehicle
to a stop after an object on the road becomes
visible and in advance of reaching the object.
• Typically used for driveways and private
roadways
PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT DISTANCE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • Corner Sight Distance (CSD)
• Ensures that adequate time is provided for
the waiting vehicle turn left or right without
requiring the through traffic to radically alter
speed.
• Typically used for highway intersections
• Used in 2010 EIR
• Stopping Sight Distance (SSD)
• Distance required by the driver of a vehicle,
traveling at a given speed, to bring the vehicle
to a stop after an object on the road becomes
visible and in advance of reaching the object.
• Typically used for driveways and private
roadways
PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT DISTANCE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • Corner Sight Distance (CSD)
• Ensures that adequate time is provided for
the waiting vehicle turn left or right without
requiring the through traffic to radically alter
speed.
• Typically used for highway intersections
• Used in 2010 EIR
• Stopping Sight Distance (SSD)
• Distance required by the driver of a vehicle,
traveling at a given speed, to bring the vehicle
to a stop after an object on the road becomes
visible and in advance of reaching the object.
• Typically used for driveways and private
roadways
INQUIRIES: TRANSPORTATION - SIGHT DISTANCE
TRANSPORTATION
S
15 PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT LINES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • Moraga Avenue
• Posted speed limit = 25 mph
• Measured 85th percentile speed = 38-39 mph
• Analysis based on 40 mph
PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT LINES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • Moraga Avenue
• Posted speed limit = 25 mph
• Measured 85th percentile speed = 38-39 mph
• Analysis based on 40 mph
INQUIRIES: TRANSPORTATION - SIGHT LINES
TRANSPORTATION
S
16 PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT LINES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • All of Moraga Avenue meets SSD for 40 mph
• Sight distances for all driveways will be confirmed as part of the project design and may would depend on:
• Exact driveway location
• Improvements and the final cross-section on Moraga Avenue • Landscaping along Moraga Avenue
PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGHT LINES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • All of Moraga Avenue meets SSD for 40 mph
• Sight distances for all driveways will be confirmed as part of the project design and may would depend on:
• Exact driveway location
• Improvements and the final cross-section on Moraga Avenue • Landscaping along Moraga Avenue
INQUIRIES: TRANSPORTATION - SIGHT LINES
TRANSPORTATION
S
17 PAGE TITLE INQUIRIES: TRANSPORTATION - DRIVEWAYS CITY COUNCIL STUDY SESSION 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Moraga Canyon Specific Plan
TRANSPORTATION
INQUIRIES: TRANSPORTATION – SIGNAL AT RED ROCK ROAD CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan • Recommending to signalize the
intersection of Red Rock Road
at Moraga Avenue:
• Provide a median on Moraga Avenue to
improve crossing Moraga Avenue for
pedestrians
• Allow easier access for vehicles turning into
and out of Red Rock Road
• Signal would meet sight distance
requirements in both directions of Moraga
Avenue
INQUIRIES: TRANSPORTATION - SIGNAL AT RED ROCK ROAD
Can you provide more detail on the relationship between infrastructure costs and specific development programs?
ECONOMICS
18 INQUIRIES: ECONOMICS CITY COUNCIL STUDY SESSION 2 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 valuable to developers?
19 FEASIBILITY STUDY OBJECTIVES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
APPROACH
Calculation of Residual Land Value (RLV)
• Finished values (capitalized rents) minus vertical
development costs equals what is available to be put
toward land acquisition.
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? 20 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan WWZK,
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FEASIBILITY: APPROACH
MARKET RATE HOUSING: RLV
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21 FEASIBILITY: MARKET RATE HOUSING - RLV CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
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
Typically, an affordable housing developer would absorb some infrastructure costs in total project costs. The infrastructure costs have been adjusted accordingly. 22 FEASIBILITY: AFFORDABLE HOUSING APPROACH CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan HORIZONTAL INFRASTRUCTURE ,KZ/KEd>/E&Z^dZhdhZ
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* Facilities include Public Works corporation yard (Options 3 and 4) and/ or parking structure (Option 4). &ZKDϭͬϭϴͬϮϰ^dhz^
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From 1/22/2024 Study Session
23 FEASIBILITY: HORIZONTAL INFRASTRUCTURE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
INFRASTRUCTURE / FACILITIES COSTS HORIZONTAL INFRASTRUCTURE FEASIBILITY & FISCAL STUDY: HORIZONTAL INFRASTRUCTURE (UPDATED) CITY COUNCIL WORKSHOP Moraga Canyon Specific Plan * Facilities include Public Works corporation yard (Options 3 and 4) and/ or parking structure (Option 4). $0
$5,000,000
$10,000,000
$15,000,000
$20,000,000
$25,000,000
$30,000,000
$35,000,000
Option 1 Option 2 Option 3 Option 4
Total Infrastructure Cost
Facilities*
Recreation/open space
Water Main
Water/Dry Utilities
Stormwater
Sewer
Road Work
Earthwork/Retaining
Demolition
$14.1 M
$16.3 M
$19.7 M
$31.9 M
Assumes both affordable and market rate
housing can fund their share of infrastructure
costs. Total costs include added costs for
water main work (Option 1) and roadway
work associated with signalized intersection
at Red Rock (All Options).
UPDATED
Updated 3/1/2024 Study Session
24 FEASIBILITY: INFRASTRUCTURE / FACILITIES COSTS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
INFRASTRUCTURE COST DETAIL
CITY COUNCIL Moraga Canyon Specific Plan
WORKSHOP
FEASIBILITY & FISCAL STUDY: INFRASTRUCTURE COST DETAIL
Infrastructure Item Option 1 Option 2 Option 3 Option 4 Road Work $4,900,000 $5,100,000 $5,400,000 $5,100,000
Stormwater $300,000 $400,000 $400,000 $300,000
Earthwork/Retaining $3,900,000 $5,700,000 $6,600,000 $4,000,000 Water Main $900,000 $0 $0 $0
Other* $1,100,000 $1,000,000 $1,300,000 $1,500,000
$11,100,000 $12,200,000 $13,700,000 $10,900,000
Horizontal
Infrastructure
Parks $3,000,000 $4,100,000 $3,500,000 $1,900,000
Public Works $0 $0 $2,500,000 $2,500,000
Parking Structure $0 $0 $0 $16,600,000
Community Facilities $3,000,000 $4,100,000 $6,000,000 $21,000,000 Total Costs $14,100,000 $16,300,000 $19,700,000 $31,900,000 *Other includes Demolition, Sewer, and Water/Dry Utilities.
Funding Item
INFRA / FACILITIES COST DETAIL
25 FEASIBILITY: INFRASTRUCTURE / FACILITIES COST DETAIL CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
INFRA / FACILITIES FUNDING DETAIL INFRASTRUCTURE FUNDING DETAIL CITY COUNCIL Moraga Canyon Specific Plan
WORKSHOP
FEASIBILITY & FISCAL STUDY: INFRASTRUCTURE FUNDING DETAIL Option 1 Option 2 Option 3 Option 4
Use of
Funds
Infrastructure Funding
Source
Total Costs $14,100,000 $16,300,000 $19,700,000 $31,900,000 Water Management Grants Water Main $900,000 $0 $0 $0
Roadway Grants Roadwork $4,900,000 $5,100,000 $5,400,000 $5,100,000 Stormwater Grants Stormwater $300,000 $400,000 $400,000 $300,000 TBD $3,000,000 $3,000,000 $3,000,000 $3,000,000
2 Single Family Home Lot
Sales
TBD $100,000 $2,600,000 $1,500,000 $1,500,000
RLV from 70 Market-Rate
Units
Estimated Funding Gap TBD $4,900,000 $5,200,000 $9,400,000 $22,000,000 Funding Source
26 FEASIBILITY: INFRASTRUCTURE / FACILITIES FUNDING DETAIL CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Can you provide more detailed information for gap funding and grant availability?
ECONOMICS
27 INQUIRIES: ECONOMICS - GAP FUNDING & GRANTS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
POTENTIAL FUNDING SOURCES
• Negotiation with selected developer around consideration for land value • Sale of two single-family lots
• Potential grants (see subsequent slides)
• Non-profit affordable housing developer will bring experience/expertise with funding sources for affordable housing component
• Public financing: community facilities district, impact fees, parcel tax, bond measure, etc.
• Philanthropy (local fundraising toward community amenities) 28 INQUIRIES: ECONOMICS - POTENTIAL FUNDING SOURCES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
ROADWAY & BIKE / PED GRANTS
Local
• One Bay Area Grants (OBAG)
• Alameda County Transportation Commission (CTC) Comprehensive Investment Plan (CIP) • Transportation Development Act Article 3 (TDA3) Funding • Safe Routes to School
State
• Caltrans Active Transportation Program (ATP)
• California Office of Traffic Safety (OTS) Grant Program • SB 1 Local Streets and Roads Program (LSRP)
• Affordable Housing and Sustainable Communities (AHSC) Federal
• Safe Streets For All (SS4A)
• Community Development Block Grants (CDBG)
29 INQUIRIES: ECONOMICS - ROADWAY & BIKE / PED GRANTS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
STORMWATER GRANTS
Local
• One Bay Area Grants (OBAG)
State
• Community Economic Resilience Fund (CERF) Program
• CA Department of Water Resources Urban Flood Risk Reduction Program • CA Department of Water Resources Urban Streams Restoration Program (USRP) • Riverine Stewardship Program
Federal
• Building Resilient Infrastructure and Communities (BRIC) • Hazard Mitigation Grant Program (HMGP)
• Rebuilding American Infrastructure with Sustainability and Equity (RAISE) discretionary grant program
• Community Development Block Grants (CDBG)
• Urban Waters Small Grants Program (UWSG)
30 INQUIRIES: ECONOMICS - STORMWATER GRANTS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
WATER MANAGEMENT GRANTS
Local
• East Bay Municipal Utility District (EBMUD)
State
• Water Recycling Funding Program (WRFP)
• State Water Resources Control Board: Financial Assistance Funding Federal
• Community Development Block Grants (CDBG)
• Clean Water State Revolving Fund (CWSRF) – loan not a grant 31 INQUIRIES: ECONOMICS - WATER MANAGEMENT GRANTS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
COMMUNITY FACILITIES
Citywide Funding Mechanism
• Parcel Tax
• Bond Measure
• Fundraising/Philanthropy
New Development
• Impact Fee
• Community Facilities District (CFD)
32 INQUIRIES: ECONOMICS - COMMUNITY FACILITIES CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan Can you provide more detailed information regarding sale of city-owned land versus a land lease?
LAND DISPOSITION: SELL VS LEASE
33 INQUIRIES: LAND DISPOSITION - SELL VS LEASE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan >ĂŶĚŝƐƉŽƐŝƚŝŽŶ͗^ĞůůǀƐ͘>ĞĂƐĞ LAND DISPOSITION: SELL VS LEASE Ͳ hƉĨƌŽŶƚǀĂůƵĞƚŽ
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ŵŽƌĞƚŚĞǀĂůƵĞǁŝůů
ƌĞĨůĞĐƚĨĞĞͲƐŝŵƉůĞ
Ͳ hŶůŝŬĞůLJƚŽƐĞĞ
ŽǁŶĞƌƐŚŝƉƉƌŽĚƵĐƚ
Ͳ /ŶĐƌĞĂƐĞĚŽŶŐŽŝŶŐ
ŝŶǀŽůǀĞŵĞŶƚ
* If City is open to selling or leasing, expressing that flexibility in the developer solicitation documents is key.
>ĂŶĚŝƐƉŽƐŝƚŝŽŶ͗^ĞůůǀƐ͘>ĞĂƐĞ
Ͳ hƉĨƌŽŶƚǀĂůƵĞƚŽ
ƌĞŝŶǀĞƐƚŝŶƐŝƚĞ
ŝŶĨƌĂƐƚƌƵĐƚƵƌĞŽƌŽƚŚĞƌ
ĐŽŵŵƵŶŝƚLJŶĞĞĚƐ
Ͳ 'ŝǀĞƐĚĞǀĞůŽƉĞƌ
ĨůĞdžŝďŝůŝƚLJƚŽďƵŝůĚ
ŽǁŶĞƌƐŚŝƉƉƌŽĚƵĐƚ͕
ǁŚŝĐŚŵĂLJŐĞŶĞƌĂƚĞ
ŵŽƌĞǀĂůƵĞ
Ͳ ZĞĚƵĐĞĚŽŶŐŽŝŶŐ
ŝŶǀŽůǀĞŵĞŶƚ
Ͳ ŝƚLJůŽƐĞƐƐŝƚĞĐŽŶƚƌŽů
Ͳ sĂůƵĞǁŝůůďĞƐĞƚďĂƐĞĚ
ŽŶŵĂƌŬĞƚ
ĨƵŶĚĂŵĞŶƚĂůƐĂƚƉŽŝŶƚ
ŝŶƚŝŵĞ;ĐŽƵůĚďĞĂ
ƉŽƐŝƚŝǀĞĚĞƉĞŶĚŝŶŐŽŶ
ƚŝŵŝŶŐͿ
^Ğůů >ĞĂƐĞ
Ͳ ŝƚLJƌĞƚĂŝŶƐƐŝƚĞ
ĐŽŶƚƌŽů͖ůĂŶĚĂŶĚ
ŝŵƉƌŽǀĞŵĞŶƚƐƌĞǀĞƌƚ
ƚŽŝƚLJĂƚĞŶĚŽĨůĞĂƐĞ
Ͳ KƉƉŽƌƚƵŶŝƚLJƚŽ
ŶĞŐŽƚŝĂƚĞĨŽƌĂƐŚĂƌĞŝŶ
ƵƉƐŝĚĞĂƐŵĂƌŬĞƚ
ŝŵƉƌŽǀĞƐ
Ͳ WŽƚĞŶƚŝĂůĨŽƌůŽŶŐͲ
ƚĞƌŵƌĞǀĞŶƵĞƐƚƌĞĂŵ
Ͳ ŝƚLJĐŽƵůĚŶĞŐŽƚŝĂƚĞ
ĨŽƌĂŶƵƉĨƌŽŶƚůĞĂƐĞ
ƉĂLJŵĞŶƚ
Ͳ dLJƉŝĐĂůůLJ ůŽǁĞƌ
ǀĂůƵĂƚŝŽŶ͖ďƵƚƚŚĞůŽŶŐĞƌ
ƚŚĞŐƌŽƵŶĚůĞĂƐĞ͕ƚŚĞ
ŵŽƌĞƚŚĞǀĂůƵĞǁŝůů
ƌĞĨůĞĐƚĨĞĞͲƐŝŵƉůĞ
Ͳ hŶůŝŬĞůLJƚŽƐĞĞ
ŽǁŶĞƌƐŚŝƉƉƌŽĚƵĐƚ
Ͳ /ŶĐƌĞĂƐĞĚŽŶŐŽŝŶŐ
ŝŶǀŽůǀĞŵĞŶƚ
* If City is open to selling or leasing, expressing that flexibility in the developer solicitation documents is key.
34 INQUIRIES: LAND DISPOSITION - SELL VS LEASE CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
DEVELOPMENT INTEGRATION
Can the market rate residential (72 units) and affordable residential (60 units) be fully integrated?
Fully integrated/
one developer
Separate buildings/
one developer (team)
Separate buildings/
multiple developers
35 INQUIRIES: RESIDENTIAL DEVELOPMENT INTEGRATION CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
MARKET RATE & AFFORDABLE
HOUSING INTEGRATION
Cohesive and Integrated Design
• Architectural design standards
• Open space and landscape features
• Common recreation amenities
• Shared access
• Similar architectural and landscape
materials palette
36 INQUIRIES: MARKET RATE & AFFORDABLE HOUSING INTEGRATION CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan $ $
PROJECT FEASIBILITY
Can a financial “break even” scenario be achieved through an increase (or decrease) of residential development?
72+60
=
+ =
Finished
Development
Value
Vertical + Horizonal
Development Costs
plus units?
37 INQUIRIES: PROJECT FEASIBILITY - BREAKING EVEN CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
FEASIBILITY STUDY 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
Development Costs
• Flexibility and phasing will be key
38 FEASIBILITY: KEY TAKEAWAYS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
IMPLEMENTATION
What is the optimal timeline for Moraga Avenue
improvements and residential development to occur?
• Concurrent construction of Moraga
Avenue improvements and residential
development is optimal.
• Improvements to be paid for through
grant funding requires adherence to
grant timelines.
• Roadway improvements would be
constructed in phases. Sequence
of phases will prioritize pedestrian
and traffic safety features such as a
signalized intersection and residential
frontage improvements.
39 INQUIRIES: IMPLEMENTATION CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
RECREATION IMPROVEMENTS
How can improvements to Coaches Field be accomplished
through the Moraga Canyon Specific Plan?
• A specific plan cannot guarantee
any improvements but does provide
the regulatory and environmental
framework for improvements to
occur.
• Projects within a specific plan, such
as improvements to Coaches Field,
are typically accomplished through a
simplified and expedited process.
40 INQUIRIES: RECREATION IMPROVEMENTS CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
PHASING PHASING
0 50 100 200 400 N
42 PHASING: OPTION 1 - PHASE 1 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan PHASE 1
Sale of SFD lots (SFD) +$3.0m
Moraga Ave (ROW) $4.9m
Housing RLV (res) +$0.1M
EBMUD Water line $0.9m
Additional stormwater $0.3m
Phase 1 Subtotal $3.1m
(Funded)
(Funded)
(Funded)
SFD
ROW
SFD
OS
OS
OS
OPTION 1
+$
+$
RES
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N
43 PHASING: OPTION 1 - PHASE 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan -$4.9M TOTAL
Phase 1: + $3.1 Total Residual
Phase 2: - $8.0 Total Residual
CY REC
REC
OS
OS
OS
PHASE 2
Coaches Field (REC) -$3.0m
Coaches Field Infrastructure -$5.0m
Corp Yard (CY) N/A
Phase 2 Subtotal -$8.0m
OPTION 1
-$ -$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N
44 PHASING: OPTION 2 - PHASE 1 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan SFD
SFD
OS
OS
OS
OPTION 2
PHASE 1
Sale of SFD Lots (SFD) +$3.0m
Moraga ave (ROW) $5.1m
Move Coaches Field (REC) -$4.1m
Coaches Field Infrastructure -$6.7m
Additional Stormwater $0.4m
Phase 1 Subtotal -$7.8m
ROW
+$
$ $
REC
-$
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
(Funded)
(Funded)
0 50 100 200 400 N 0 50 100 200 400 N
45 PHASING: OPTION 2 - PHASE 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan OS
OS
OS
RES
RES
-$5.2M TOTAL
Phase 1: - $7.8 Total Residual
Phase 2: + $2.6 Total Residual
PHASE 2
Housing RLV (RES) +$2.6m
Corp Yard (CY) n/a
Phase 2 Subtotal +$2.6m
OPTION 2
CY
RES
+$
+$
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
46 PHASING: OPTION 3 - PHASE 1 CITY COUNCIL STUDY SESSION 2 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) $5.4m
Move Corp Yard (CY) -$2.5m
Corp Yard Infrastructure -$2.9m
Blair Park OS (REC) -$0.4m
Additional Stormwater $0.4m
Phase 1 Subtotal -$2.8m
+$
-$
-$
-$
-$
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
(Funded)
(Funded)
1 DU
1 DU
0 50 100 200 400 N
47 PHASING: OPTION 3 - PHASE 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan RES
REC
REC
OS
OS
OS
PHASE 2
Housing RLV (RES) +$1.5m
Coaches Field (REC) -$3.1m
Coaches Field Infrastructure -$5.0m
Phase 2 Subtotal -$6.6m
OPTION 3
-$9.4M TOTAL
Phase 1: - $2.8 Total Residual
Phase 2: - $6.6 Total Residual
+$
- $ - $
MCSP PROJECT AREA
CITY OF PIEDMONT
PROGRAM ELEMENTS THAT GENERATE REVENUE
PROGRAM ELEMENTS THAT REQUIRE PUBLIC FUNDS
+$
- $
0 50 100 200 400 N
48 PHASING: OPTION 4 - PHASE 1 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan OS
OS
OS
SFD
SFD
P
OPTION 4
PHASE 1
Sale of SFD lots (SFD) +$3.0m
Moraga Ave (ROW) $5.1m
Parking Structure (P) -$16.6m
Parking Structure Infrastructure -$5.5m
Move Corp Yard (CY) -$2.5m
Coaches Field (REC) -$1.1m
Phase 1 Subtotal -$22.7m
ROW
CY +$
-$
- $ - $
(Funded)
0 50 100 200 400 N
49 PHASING: OPTION 4 - PHASE 2 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan OS
OS
OS
RES
REC
PHASE 2
Housing RLV (RES) +$1.5m
Blair Park (REC) -$0.8m
Additional Stormwater $0.4m
Phase 2 Subtotal + $0.7m
OPTION 4
-$22.0M TOTAL
Phase 1: - $22.7 Total Residual
Phase 2: + $0.7 Total Residual
+$
-$
-$
(Funded)
QUESTIONS?
50 CITY COUNCIL STUDY SESSION 2 Moraga Canyon Specific Plan
THANK YOU THANK YOU