The Pleasanton Metropolis Council is ready check out an current coverage within the Downtown Particular Plan (DSP) meant to “enliven” the downtown core with extra consumers and pedestrians, and contemplate potential modifications to permit some extra “non-active” use on the bottom ground of retail and business areas at its regular meeting on Tuesday, beginning 7 p.m.
Although stemming from a particular merchandise that got here to town lately, workers stated the presentation “gives a possibility for dialogue of all features of the lively floor ground use coverage.”
Final up to date in 2019, the DSP’s “lively floor ground use overlay” coverage prohibits non-active first-floor makes use of alongside Principal Avenue, with some exceptions. Based on a workers report, the coverage goals to advertise “an lively pedestrian setting on the bottom ground of a business constructing, and contains retail institutions, eating places, bars and brew pubs, artwork and crafts studios.”
Workers stated that “the primary 25% of a floor ground tenant area, measured perpendicular to the facade fronting a delegated lively road, have to be devoted to an lively use” to make sure companies find their lively makes use of on the entrance, the place they’re extra seen from the road, and “signify greater than a ‘token’ quantity.”
When the DSP was final up to date, workers stated “there was appreciable dialogue among the many process drive and different stakeholders on the professionals and cons of those insurance policies, which in the end sought to strike a stability between preserving ground-floor areas alongside Principal Avenue for lively makes use of, whereas offering some restricted exceptions meant to keep away from undue hardship to property homeowners.”
Just a few exceptions had been carved out for tenant areas “topic to an prolonged emptiness of those areas; to accommodate distinctive conditions (reminiscent of multi-tenant or multi-uses inside a single constructing or area); and to account for some particular challenges for sure Principal Avenue properties, reminiscent of leasing purpose-built financial institution buildings for different makes use of.”
The coverage additionally permits for “different makes use of decided by the director of neighborhood growth to be considerably just like the foregoing, or to have distinctive traits such that the goals of the overlay district could be met.”
In December, town acquired an software from Iron Horse Actual Property to open for enterprise in a ground-floor area at 550 Principal St., “citing its inclusion of a retail element of the enterprise, at the side of an actual property workplace, a non-active use, as a foundation to be allowed to occupy the area.” The applying was initially denied based mostly on “inadequate proof … that the retail element would meet the standards established.”
After making some changes to the unique proposal, the applicant appealed the choice to the Planning Fee in February. The fee concluded “that the entrance portion … of the enterprise could be devoted to retail gross sales, and offered extra supporting info to show that the use could be a bona fide retail enterprise.”
The attraction was profitable and the fee then requested the council to “contemplate the insurance policies for lively ground-floor makes use of.” The council agreed, and directed workers in March to look into the matter for additional dialogue.
Workers stated the present coverage must be “extra stringent, to higher meet the intent of the DSP, and keep away from abuse,” and an modification needs to be written so “that any non-active element in a multiple-use occupancy could be ancillary clearly subordinate and secondary to the lively use.”
To that finish, workers has urged “two main modifications.”
The primary would restrict any non-active element reminiscent of subleased skilled workplace area or private companies “to occupy a extra minor quantity of the tenant area,” with lively use occupying at the very least 60% of the sq. footage of the tenant area, in comparison with the 25% at present allowed.
The second change would find non-active makes use of “within the rear of the tenant area or in any other case be positioned in order to not be distinguished or seen from the road.”
In lieu of workers advice, the council might additionally “decide to specify a unique stability of lively and non-active makes use of which may be allowed, or disallow any non-active element inside a floor ground area altogether except accredited by one other kind of exception.”
Workers identified “retaining some extent of flexibility to accommodate makes use of which have lively and non-active elements is prone to be helpful for companies and landlords, and promote occupancy of Principal Avenue areas,” and that “such combined operations ought to be capable to keep consistency with the coverage intent of the overlay.”
The council will deliberate over the present coverage and supply path on Tuesday earlier than workers is anticipated to develop and return with a draft coverage for adoption at a later date. Stakeholder teams just like the Pleasanton Downtown Affiliation and Pleasanton Chamber of Commerce shall be consulted as a part of the method.
In different enterprise
* The town’s draft two-year working funds and four-year capital enchancment program (CIP) will endure a overview on Tuesday. Particular person displays for each gadgets shall be given, adopted by a associated public listening to that night.
Each two years, the council and workers go over estimated expenditures and revenues for varied initiatives beneath the CIP earlier than formally adopting the ultimate funds. The method additionally provides the chance for public remark, receiving extra info or path, and addressing any lingering questions in regards to the funds.
Price range expenditures “are $195.1 million and $205.9 million, respectively, for the working funds, and $28.4 million and $16 million for the capital enchancment program” throughout fiscal years 2021-22 and 2022-23, in response to a workers report.
The funds features a “complete detailed account, forecast and plan” of town’s total revenues and expenditures, together with the final fund in addition to enterprise, capital, inside service and particular income funds.
The town’s working funds offers principally with ongoing working bills and revenues reminiscent of applications, routine upkeep and personnel prices, whereas the CIP handles one-time bigger scale infrastructure enhancements and growth initiatives and doesn’t embody any personnel associated bills.
Each the CIP and two-year working funds paperwork comprise details about budgetary points, alternatives and targets, with a deal with “areas deemed by the Metropolis Council to be excessive precedence.”
Workers stated, “Because of this, the funds maintains current service ranges and meets capital wants in a method that addresses not solely new applications and capital initiatives, however a variety of upkeep initiatives associated to roadways, parks, water, and sewer programs. On this method it meets council, neighborhood, and workers targets.”
Some big-ticket gadgets listed within the CIP embody transportation and road infrastructure initiatives like annual sealing and resurfacing on various native roadways, repairing the realm round West Las Positas Boulevard and Tassajara Street, and enhancements on the intersection of Hopyard Street and Owens Drive, Bernal Avenue and First Avenue, and on Nevada Avenue.
Quite a few bicycle and pedestrian enhancements are additionally included reminiscent of constructing the Outdated Winery Avenue Path and including bike lanes all through town. Different gadgets listed embody softball area home and sales space renovations, in addition to annual playground upgrades.
In complete, town cited greater than $40.63 million in transportation and road infrastructure initiatives, together with $5.9 million in parks initiatives.
One other $15.3 million is earmarked for miscellaneous initiatives reminiscent of fence installations, sound wall restore and alternative, discovering a short-term parking answer on the ACE Station, and renovations at Centennial Towers Plaza. That funds additionally contains Section 1 design of the Bernal Neighborhood Farm.
The council will obtain and focus on workers’s findings on Tuesday earlier than they’re anticipated to vote on the ultimate funds on June 15.