HomeMy WebLinkAboutFebruary 3, 1998~ -- - ~•
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Clty Of
Arcadia
Office of the
CltY COUI1C11
Rohert C. Harbicht
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Dr. Shrng (7ung
Bariun D. Ruhn
Marv B. ]"oung
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NOTICE OF SPECIAL MEETING
As authorized by Arcadia City Charter Section 408 and California
Government Code Section 54956 a Special Meeting of the Arcadia City
Council is hereby called for the City of Arcadia Council Chambers
Conference Room located at 240 W. Huntington Drive, Arcadia, California
at 5:30 p.m. on February 3, 1998.
The purpose of this meeting is set forth by the following items of
consideration:
a. Presentation of the Sewer Master Plan and Proposed Funding
Plan.
b. Presentation of the mid-year budget review.
No other business other than Items a and b above shall be considered at this
meeting.
A regular City Council meeting is scheduled for 7:00 p.m.
Dated: January 29, 1998
APPROVED AS TO FORM:
'j'I~,c~j ~ / ~/ ~~
1
Michael H. Miller
City Attorney
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Mayor of the City of Arcadia
__ ~_ y ~ A N N 0 T A T E D ~
A G E N D A ^0^
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Arcadia City Council
and
~"° ~'° Redevelopment Agency
°R>onsT~°,
Meeting
February 3, 1998
5:30 p.m.
Council Chamber Conference Room
ACTION
ROLL CALL: Council Members Chang, Kovacic, Kuhn, Young and Harbicht a>> p3 ~ n
1. TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO
ADDRESS THE CITY COUNCIL/REDEVELOPMENT AGENCY
(NON-PUBLIC HEARINGIFIVE MINUTE TIME LIMIT PER PERS~N) No one spoke.
2. STUDY SESSION
a. Presentation of the Sewer Master Plan and Proposed Funding Plan. opcion n- zo Year
' Funding Plan
b. Presentation of the mid year budget review. James Daie, Dir.
Recess to Closed Session - 6:35 p.m. to 6:52 p.m. Admin. Services
Reconvened in Council 7;00 fll.
Chambers at 7:00 p.m. p'
Council Chamber
INVOCATION
Monsignor Norman Priebe, Holy Angels Catholic Church
PLEDGE OF ALLEGIANCE Patrick Malloy, Director of Maintenance Services
ROLL CALL: Council/Agency Members Chang, Kovacic, Kuhn, Young and Harbicht Ai i„ ~„
3. PRESENTATION to Library Foundation Board Members.
4. PRESENTATION to 30-year employees Police Captain, Dave Hinig and Police
Department Secretary, Gail Post.
5. PRESENTATION to the Senior Citizens' Cammission.
6. SUPPLEMENTAL INFORMATION FROM STAFF REGARDING
AGENDA ITEMS.
Motion and second to conduct the public hearing, Agenda Item 8a,
7. QUESTIONS FROM CITY COUNCIL/REDEVELOPMENT AGENCY
REGARDING AGENDA ITEMS.
MOTION: Read all Ordinances and Resolutions by title only and waive
reading in full.
after Consent Items
No. 12, 5-0 vote
None
Adopted 5-0
.- " - . ~ ~
ACTION
8. PUBLIC HEARING
Pub. Hrg Closed
a. Appeal of the Planning Commission's denial of TPM 98-002, creating Denied Appeal 3-2
3 lots from 2 at 270 W. Orange Grove. The appeal was filed by Mayor
Harbicht and the application was filed by Stryker Eng. on behalf of
Rex Moore, the property owner.
9. TIME RESERVED FOR THOSE IN THE AUDIENCE WHO W1SH TO G. Marshall
ADDRESS THE CITY COUNCIL/REDEVELOPMENT AGENCY L. Wilson
(NON-PUBLIC HEARING/FIVE MINUTE TIME LIMIT PER PERSON).
10. MATTERS FROM ELECTED OFFICIALS
City Council Reports/Announcements/Statements/Future Agenda Items see Minutes
11. JOINT MEETING OF THE ARCADIA REDEVELOPMENT AGENCY AND CITY COUNCIL
a. Report and recommendation to deny request by Anza Management Denied s-o
Company (property owner) for public storage use on property in the
commercial/multiple family land use area, CPD-1 zone, and PD-1
redevelopment plan land use area (324 N. Second Avenue).
b. Report and recommendation to deny request by the Owen Group on Denied 5-0
behalf of Western Security Bank (property owner) for public storage
use on property in the commercial/multiple family land use area, CPD-1
zone, and PD-1 redevelopment plan land use area (301 E. Santa Clara)
ADJOURN Redevelopment Agency to February 17, 1998 at 6:00 p.m.
12. CON3ENT
a. Minutes of the January 20,1998 Regular Meeting.
b. Report and recommendation to accept a monetary gift of $36,000
from the Arcadia Public Library Foundation for the purchase of aids
for the disabled and for materials and equipment in the Children's
Services Division.
f~gproved S-0
Acc_epted, 5_0.
2
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~ •
consentcontinued
•
ACTION
c. Report and recommendation to accept a monetary gift of $7,500 Accepted 5-0
from the Friends of the Arcadia Public Library for the purchase of
library materials.
d. Report and recommendation to adopt Resolution No. 6032, A Resolution naoncea 5-0
of the City Council of the City of Arcadia, California, opposing the June
1998 California ballot initiative entitled "Government Cost Savings and
Tax Payers Protection Amendment."
e. Report and recommendation to adopt Resolution No. 6033, A Resolution naopcea 5-0
of the City Council of the City of Arcadia, California, authorizing the City
Manager to execute application(s) and file with the Governor's Office
of Emergency Service for the purpose of obtaining financial assistance
under the Robert T. Stanford Disaster Relief and Emergency Assistance
Act of 1998.
f. Report and recommendation to award a seventeen (17) month contract Approved 5-0
in the amount of $45,863.00 to Sheldon Mechanical for Maintenance of
the Citywide heating, ventilation and air conditioning system.
g. Report and recommendation to adopt Resolution No. 6034, a Resolution naopcea 5-0
of the City Council of the City of Arcadia, California, declaring that
weeds growing upon and in front of, and brush, rubbish, refuse, and dirt
upon and in front of certain private property in the City are a public
nuisance, and declaring its intention to provide for the abatement thereof
(Public Hearing scheduled for February 17, 1998).
h. Report and recommendation to adopt Resolution No. 6020, a Resolution Adopted 5-0
pf t~ Cit~ C~ouncil of the City of Arcadia, California, amending Section~
~~i~g~~~~~#dgk~c~~~ City of Arcadia fringe benefit Resolution
s ecia ass nme
No. 5608 (m nagement~ave ar~c~~iblidays).
13. CLOSED SESSION
Recessed to the Closed Session at 10:08 pm.
a. Pursuant to Government Code Section 54957.6 to confer with City labor
negotiators Dan Cassidy and William Kelly regarding Teamsters Local 911;
AFSCME Local 2264, AFFA, APOA, Management and ~on-represented
employees.
b. Pursuant to Government Code Section 54957 - City Manager Annual
Performance Evaluation.
ADJOURN City Council to February 17, 1998 at 6:00 p.m. Adjournment ac 11:10 p.m.
3
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ARCAD
°04p. STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: February 3, 1998
TO: Arcadia City Council/Arcadia Redevelopment Agency
FROM: 1, Peter Kinnahan, Economic Development Administrator
Donna Butler, Community Development Administrator
SUBJECT: REPORT AND RECOMMENDATION TO DENY REQUEST BY
ANZA MANAGEMENT COMPANY (PROPERTY OWNER) FOR
PUBLIC STORAGE USE ON PROPERTY IN THE COMMERCIAU
MULTIPLE FAMILY LAND USE AREA, CPD-1 ZONE, AND PD-1
REDEVELOPMENT PLAN LAND USE AREA (324 N. SECOND AVE.)
SUMMARY
Donald Johnson of Anza Management Company (Anza) is proposing the construction of an
85,000 sq. ft., 2 to 3 story public storage facility on the 2.13 acre property located at 324 North
Second Avenue immediately north of the•City St. Joseph Water Reserve (see site map,
Attachment 1, and request, Attachment 2).
The City of Arcadia General Plan, the Zoning Ordinance and the Central Redevelopment Plan
Land Use Plan do not permit a public storage use on the property. Amendments to these
three documents adopted in 1981 permit only commercial uses, or uses clearly compatible with
commercial uses. In 1993 the Agency adopted Resolution No. ARA 172 which specifically
listed "storage garage" as an inappropriate use in the Project Area.
Staff is recommending that the Anza Management Company request be denied.
BACKGROUND
General Plan
In 1981 the City Council changed the land use for the area east of Second Avenue from
Industrial to Planned Development. The 1981 General Plan definitions for Planned
Development is:
Planned Development - This designation applies to those areas intended for
large scale projects, which require special design and traffic consideration.
In 1996 the City Council changed the General Plan land use to Mixed Use -
Commercial/Multiple Family (MU-C/MF). The MU-C/MF is defined as:
LASER IMAGED
Staff Report
Page Two
2/03/98
Commercial/Multiple Family - Provides opportunities for development of
commercial and residential mixed-use projects close to local services and
facilities and which foster the use of alternative modes of circulation such as
pedestrian or bicycles. Commercial uses allowed within this designation are
intended to serve the needs of the local residents as well as promote community
interaction. Appropriate uses include medium to high-density residential,
medical and professional offices, retail commercial, and personal services.
City of Arcadia Zoning Ordinance
The Zoning Ordinance was also amended in 1981. Two sections are cited below:
9260.1 PURPOSE
The CPD-1 (Commercial Planned Development-1) Zone is intended to promote
appropriate commercial land uses and to encourage the highest possible quality
of design and environment, to coordinate developments on adjacent parcels of
property, in order to achieve a functionally and visually integrated development.
Standards, criteria and procedures are set forth in order to capitalize upon
special qualities and opportunities while permitting the flexibility required to
consider unique and imaginative designs.
The Code permits business and professional office uses, financial institutions, limited retail and
various uses subject to a Conditional Use Permit. All of these uses are commercial, except#8,
"light industrial and manufacturing uses which are clearly compatible with uses which are
permitted in the zone"; and #12, "residential uses which are an integral part of a commercial
development". Both the intent of this section and the defined uses are commercial.
In 1981 the City Council and Agency determined to change the M-1 zoning in this area to
commercial. Nowhere in the text of the CPD-1 zoning ordinance or Agency Plan is a public
storage or warehouse use permitted. In fact, a public storage or warehouse use is specifically
permitted in the M-1 and C-M zones.
Redevelopment Plan
In 1981 the Redevelopment Agency changed the land use for the area east of Second Avenue
from Industrial (I) to Commercial (Planned Development - PD). The following is the adopted
text amendment:
E. [§ 405] PLANNED DEVELOPMENT
Areas shown on the Map as Planned Development shall be developed in
accordance with the City's Planned Development objectives and policies. The
Planned Development uses shall include office, retail, hotel, recreational, limited
,researchan,d industrial uses, and limited residential uses which are developed
in such a,manner as to encourage architectural and spatial compatibility of
Staff Report
Page Three
2/03/98
structures and uses. (All sections shall be re-numbered upwards in sequence to
allow for this amendment.)
In 1993 the Agency adopted Resolution No. ARA 172, a list of inappropriate uses in the
Project Area and "storage garage" is on this list.
Site Description
The 92,800 sq. ft. site is on the southeast corner of Second Avenue and the 210 Foothill
Freeway (see Attachment 1). To the south is the City St. Joseph' Plant, a two water reservoir
facility, and across Santa Clara the 120-room Marriott Residence Inn. To the east across the
Santa Anita Wash is the new 3-story, 120 room Extended Stay America hotel, now under
construction. Further to the east and southeast are the proposed new 18,000 sq. ft.
ICD/Heateflex office/assembly building site, the vacant Teledyne property, and the new
commercial development on Fifth Avenue in Monrovia. To the southwest are the Rescom, Inc.
(garage door opener) building, the Tek Test office building, and the proposed 3-4 story, 120
room Hilton Garden Inn and 2-3 story, 80-100 room Marriott Fairfield Suites. To the west are
the Edison substation and industrial office/warehouse. To the north are the Santa Anita Wash
and the 210 Foothill Freeway. Anza has included photos of the adjacent uses in their
submittal (Attachment 2).
Property_ Development History
Mr. Johnson has submitted a request dated December 22, 1997 (Attachment 2) in which he
describes his concept of an 85,000 sq. ft., 2-3 story storage facility for 324 No. Second
Avenue. His architect, Jordan Architects, Inc., has prepared a concept site plan (Attachment
3), elevation (Attachment 4), and examples of some of their other projects (Attachment 5).
Their Arcadia facility would be designed and constructed similar to the concept plan
(Attachments 3 & 4).
In his request, Mr. Johnson has described the attractive, modem architectural treatment they
propose for the project, its safety and security, high technology, its low intensity of traffic and
noise, and the need for such a use in the Arcadia market. He states that their site, because of
its more isolated location and irregularity, is problematic for both retail and office uses, that a
public storage facility is a good transitional use between the industrial/commercial south of the
Foothill Freeway and the residential area to the north, and that Anza needs to move
expeditiously in order to preserve this development opportunity.
DISCUSSION
Based upon the information above, staff recommends denial of Anza Management Company's
request. The intent and the language of the General Plan, Zoning Ordinance and
Redevelopment Plan, as amended in 1981, do not permit a public storage use. An
amendment of the General Plan and Zone change would be required to permit such use.
In addition, staff recommends that the City Council and Agency not consider such
amendments, nor a waiver of Resolution No. ARA 172 for the following reasons:
Staff Report
Page Four
2/03/98
a) This property has or will have a new hotel to the east and three hotels to the
south and southwest with additional commercial to the east and south.
Although this property is somewhat"land locked" by industrial or public uses, the
subject site could be used for hotel or office uses (e.g., similar to the previously
proposed Chandler buildings, or "back" office, office/assembly). While office
. uses may be somewhat speculative in this current market, staff believes from
discussions with area brokers and real estate professionals that the combination
of the upturn in the national and local economy, low interest rates, increasing
new development in the Arcadia/Monrovia area, the increase in technological,
biomedical and animation/motion picture industries in the Burbank and
Pasadena area, that there will be an expanding market in this area within the
next 1-2 years. In fact, last July Anza itself proposed to develop a 40,000-
60,000 sq. ft., 2-3 story office project on their property within 2-years (see
Attachment 6).
b) Commercial uses bring in workers and customers, who generate direct sales
and utility users taxes or indirect sales and bed taxes by patronizing Arcadia
retail stores, restaurants, and hotels. Public storage customers generate very
few vehicle trips as stated by Jordan Architects, Anza's architect, in their report
(Attachment 2). There will be very little direct or indirect City revenue from a
public storage use. Further, despite the more aesthetic architectural treatment
of the new storage facilities, all have high exterior walls for security. These are
not compatible with the commercial uses in this area.
c) The Agency has spent over $40 million for specific redevelopment projects with
most of the more recent projects east of Second Avenue surrounding this site.
The Agency's (and City's) objectives as set forth in the Redevelopment Plan
and Zoning Ordinance were to encourage quality commercial development
commensurate with the Agency's investment; a public storage facility does not
appear to meet this objective.
d) While there appears to be a market for public storage, and Arcadia businesses
and residents can take advantage of such a use, it can be made available in the
Chicago Park area of Arcadia or in nearby communities or unincorporated areas
with suitable zoning.
Representatives of Anza Management Company and Jordan Architects will be present at the
meeting and would like to make a presentation of their proposal and answer any questions the
Agency may have.
FISCAL IMPACT
The Agency could receive approximately $35,000 to $40,000 in annual tax increment. The
City would receive minor sales tax revenues (estimated $1,000/year), and may also receive
minor indirect sales and bed taxes (estimated $1,000/year).
Staff Report
Page Five
2/03/98
STAFF RECOMMENDATION
1) THAT THE REDEVELOPMENT AGENCY AND CITY COUNCIL HEAR THE
PRESENTATION BY THE ANZA MANAGEMENT COMPANY AND JORDAN
ARCHITECTS;
V
2) THAT THE CITY COUNCIL RESTATE THAT A PUBLIC STORAGE USE IS
NOT PERMITTED UNDER THE GENERAL PLAN, NOR IS IT PERMITTED IN
THE COMMERCIAL PLANNED DEVELOPMENT AREA (CPD-1);
3) ✓ THAT THE AGENCY RESTATE THAT A PUBLIC STORAGE USE IS NOT
COMPATIBLE WITH THE COMMERCIAL USES IN THE PLANNED
DEVELOPMENT AREA AND IS THEREFORE NOT PERMITTED IN THE PD
/AREA; AND
4) THAT THE AGENCY DENY THE REQUEST FOR A WAIVER OF AGENCY
RESOLUTION NO. ARA 172.
Approved By:
William R. Kelly, Executive Director
Attachments
•
ATTACHMENT NO. 1
011-11
JOHNSON PROPE',
NO SCALE
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a
8 CITY - ST. JOSEPH , •
WATER FACILITY
LLi
WESTERN STATE BANK PROPERTY
LL.
E. SANTA CLARA ST. b
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. .. ,,
A .
ANZA MANAGEMENT COMPANY
December 22, 1997
Mr. Peter P. Kinnahan
Economic Development Administrator
City of Arcadia DEC 2 c R97 240 West Huntington Drive • .
Post Office Box 60021
Arcadia, CA 91066-6021
Re: 324 North Second Avenue
Dear Mr. Kinnahan:
Please accept this letter as our request for a waiver, if needed, from the guidelines of Resolution ARA
172. My brother and I would like to develop the above referenced parcel as a state-of-the-art,
architecturally attractive, self storage facility. Efforts over the last several years have led us to the
conclusion that unique characteristics of our site make it relatively unsuitable for other uses. These
characteristics include the following:
• To the north, the property is overshadowed by the 30-35 foot high freeway overpass with its
accompanying traffic noise.
• To the west, the property faces unsightly, older industrial properties and the large Edison
sub-station with its transformers, power lines, and towers. Concerns of some people about
electromagnetic radiation from high voltage transformers and transmission lines further
diminishes the suitability of the site for office and residential uses.
• To the south, the property adjoins a City parcel used for temporary storage of vehicles,
• equipment and piles of dirt along with the City's two massive and unattractive water storage
tanks.
• To the east the property is bordered by the graffiti-marked equestrian trail and flood control
channel, across which is the steep embankment to the freeway.
• While within the area zoned for commercial development, the unsightly features
surrounding our parcel serve to isolate it from the business activity of the City.
• Finally, the low traffic count on Second Avenue and the irregular shape of the parcel makes
many uses uneconomic.
ATTACHMENT 2a
The perception that a self storage facility is necessarily an unattractive use, is no longer accurate. The
greatest historic opposition to such developments stems from their typical unsightliness, yet modern
design, as illustrated by attached photographs and illustrations, can be very attractive and can take on
almost any desired characteristics. The elevation drawing included with this package is intended to
give the city an idea as to the quality of development we propose; we will be more than happy to work
with the city to achieve whatever sort of look seems appropriate. The proposed development would
also include the latest in high technology access control and security, covered unloading areas, and
climate controlled units. Access to storage units would be hidden from outside view. An attractive
office and customer service center with its ancillary retail business would face the street.
Another common objection to self storage is that it is perceived as a low-value use which neither yields
as much sales tax to the city nor draws as many people to a commercial district as other uses. The fact
of the matter is that our site, even though it is zoned CPD-1, it simply is not likely to attract sufficient
traffic to make a retail project viable. While some office use is a possibility, the above referenced
drawbacks dictate that any office project would generate relatively low rents and be economically
problematic. The assessed value of our proposed development would approximate that of any office
building appropriate for the site. In addition, we believe that a quality self storage facility at this
location would be the best"transition"use between the commercial and industrial uses south of the
freeway and the residential area to the north. The facts that this use is quiet, that it would generate low
traffic during peak hours, and would be utilized by both the neighboring residential and commercial
neighborhoods suggest that the proposed facility would be an outstanding use of a difficult site.
Finally, we believe that a self storage facility can be constructed and put into operation quickly. While
we are long-term investors (this parcel has been within our family for over 50 years), we believe that
the immediate development of the subject parcel in an economically viable manner offers substantial
financial benefit to the City. Waiting for some future time when some other type of development
might seem feasible is risky given the unattractive features, isolated nature and irregular shape of this
particular site. By not moving expeditiously to fill the existing need for high quality storage, the
current opportunity might be lost to a competitive location less attractive to the City, and we might find
ourselves holding the land vacant for many more years until a similarly suitable use for this unique site
again arises. (The previous industrial Quonset huts were removed in 1989.)
We appreciate your consideration of our request for a waiver from the Resolution No. ARA 172
guidelines. We will be pleased to meet with you and the Redevelopment Agency to answer any
questions and provide any further information to facilitate your favorable decision.
Yours truly,
Donald P. Jog nson, CPM
Chairman
cc: Robert W. Johnson
Donna L. Butler
Submittal to the City of Arcadia
Relating to
324 North Second Avenue
December 22, 1997
AERIAL PHOTOGRAPH OF AREA
(Note: Subject site is adjacent to that outlined)
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Submittal to the City of Arcadia
Relating to
324 North Second Avenue
December 22, 1997
PHOTOGRAPHS OF ADJOINING PROPERTIES
TAKEN FROM SUBJECT SITE
__ _'4 NORTH SECOND AV-ENC-_
_aRC_aDIA. CA
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bordered by bridal trail and flood control channel to east (left), overhead freeway to
• north. Edison sub-station to west (right) and water tanks to south (background).
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._ 1 NORTH SECOND A.VENL-L-
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INTRODUCTION
The Johnson family and Jordan Architects would like to introduce ourselves to the City of Arcacia
and present our proposal to develop a state of the art self-storage facility at 324 N. Second
Avenue. This unique vacant lot can be quickly turned into an asset for the community by
providing an architecturally attractive facility, which contributes to the economic development and
meets the demonstrated storage needs of the City's commercial and residential citizens.
SITE DESCRIPTION
The subject property is quite unique and has significant inherent difficulties for development. The
property is bounded by several unsightly and undesirable uses rendering the property unsuitable
for office or other commercial uses.
To the North, is the 210 Freeway
To the South, is the City water tanks
To the East, is the Flood control channel and freeway embankment
To the West. is the Edison sub-station
These uses will remain for many years further diminishing the suitability for other development
that may be attractive to the City, however, not economically viable.
PROJECT DESIGN -
We are proposing a "state-of-the-art" facility designed with varying story heights, strong wall
articulation and highly upgraded materials to create a pleasing architectural statement.
Self storage projects have proven to be excellent neighbors to adjacent properties due to their
quiet nature. low traffic and compatible hours of operation. This project utilizes perimeter
buildings to screen and buffer internal storage areas. loading zones, and drive aisles. This
design feature serves to contain noise from vehicles and loading activities providing an acoustical
buffer. Internal lighting is shielded and directed downward. J v
There are on-site management personnel at the project during all office hours and a resident
manager who will live there. The hours of access and operation for the facility will be limited to
7:00 AM to 7:00 PM, Monday through Saturday and 8:00 AM to 6:00 PM on Sunday.
ASSETS TO THE COMMUNITY
There is a strong demand for self storage space in the local market area. The demand for self
storage and benefit to the local community is significant.
The type of state-of-the-art facility we are proposing, with attractive exterior design, sophisticated
electronic security and access control systems, and retail sale of supplies will help to revitalize
this area and be a new impetus for other quality developments.
Property tax revenue generated will be equivalent to a smaller, impacted commercial property
The retail sales tax will also contribute to the redevelopment of this area.
Arcadia Self Storage will likely be more economically viable than other uses for this difficult site.
Construction would be quick. would exceed development standards. and be maintained
according to the conditions of approval.
ATTACHMENT 2b
•
THE SELF STORAGE MYTH
The perception of a self storage facility as an unattractive use, is no longer accurate. The
:cpcsiticn to such developments stems from their typical unsightliness. Quality design, as
ilustrated by attached photographs and illustrations, can be very attractive and can take on
E-3i ;cst any desired characteristics. We will be more than happy to work with the City to achieve
.vhatever sort of look is appropriate.
.Another common objection to self storage is that it is perceived as a low-value use which neither
-ieics as much sales tax to the City nor draws as many people to a commercial district as other
uses. The location is not likely to attract sufficient traffic to make a retail or office project viable.
The assessed value of our proposed development would approximate that of any office building
appropriate for the site. A quality self storage facility at this location would be the best
-transition'. The use is quiet, would generate low traffic even during peak hours. and would be
utilized by both the neighboring residential and commercial neighborhoods suggest that the
proposed facility would be an outstanding use of a difficult site.
The current opportunity might be lost to a competitive location less attractive to the City, and we
might find ourselves holding the land vacant for many more years until a similarly suitable use for
this unique site again arises.
TRAFFIC
Self storage as a land use generates the lowest level of traffic as compared to commercial, retail.
office or industrial projects. Parking occurs mainly within the site, out of view.
The Institute of Transportation Engineers (4th Edition) denotes the following statistical data for
comparison of self storage to other land uses.
Self Storage: 2.60 Trips per 1000 Square Feet
General Office: 16.50 Trips per 1000 Square Feet
Medical Office: 34.17 Trips per 1000 Square Feet
Supermarket: 27.00 Trips per 1000 Square Feet
Discount Store: 70.10 Trips per 1000 Square Feet
Specialty Retail: 40.60 Trips per 1000 Square Feet
These statistics illustrates that self storage projects generate approximately 6 times less traffic
than a professional office, 13 times less traffic than a medical office, 10 times less traffic than a
supermarket, 27 times less traffic than a discount store, and 15 times less traffic than a specialty
retail store would generate. The traffic to a self storage facility is off-set from the peak morning
and afternoon commute periods, further reducing impacts.
INFRASTRUCTURE IMPACT
Self-storage has minimal impact on infrastructure such as sewer, water and electrical service.
This facility utilizes one unisex restroom in the office area. Water utilization is minimal with the
larcest amount being devoted to landscape irrigation that will be designed to be drought tolerant.
Overall electrical demand is less than one half of the requirement for a similarly sized office
building or retail center.
SECURITY
The self storage facility shall feature a "high-tech" security system including keypad entry security
cites, individually monitored storage units. video surveillance, monitoring, zoned infra-red
perimeter motion detection devices, burglar alarms, a fire sprinkler and alarm system, and an
intercom system. These security system are quickly monitored on a control panel by an on-site
rr anager during hours of operation, and by an off-site security company after hours to insure 3
sage and secure environment. Police and fire department services will be minimized as a result.
LANDSCAPING
Prominent design elements and vistas will be emphasized with appropriately placed landscaping,
Nniie screening undesirable views. It will provide interest, emphasis and a harmonious transition
.,eraeen adjacent and uses. Landscaped area will have a blend of trees, ground cover, grass
:urf. and shrubs around the perimeter of the site. Block construction with vine pockets for vines
Niil minimize graffiti problems and increase security along rear of the property (such as currently
x sts along that stretch of the flood control channel.)
OWNER/DEVELOPER PROFILE
The Johnson family has owned their property on North Second Avenue and been a part of the
Arcadia community for over 50 years. The family tore down the original Quonset hut industrial
buildings in 1989 and has since sought to develop the property in a high quality, economically
viable manner, compatible with the best interests of the City.
Don Johnson. one of the Johnson brothers has 30 years experience in real estate, having
individually developed, owned and managed several properties in addition to founding and
heading Anza Management Company. Anza Management has for 27 years managed over
20.000 apartments. Bob Johnson, Don's brother, is also a lona time real estate investor in
addition to his primary business of venture capital investing.
ARCHITECT PROFILE
Jordan Architects, Inc. is a full service, award winning design firm specializing in self storage
projects. Established in 1982, the firm has designed over two hundred and fifty self storage
facilities throughout the United States, Canada and Europe. In the process Jordan Architects has
earned a reputation for being preeminent in the industry. Jordan Architects is a recipient of many
awards including "Facility of the Year".
SUMMARY
Arcadia Self Storage will be a state-of-the-art, aesthetically pleasing project ideal for this unique
location. It will provide minimum traffic impacts, while contributing to the needs of the community.
Landscaping will enhance vistas and create focal points. There will be a minimum of City utility,
police and fire services required.
Given the unsuitability for other development, we feel that the proposed project will be an
exce�leRt-se of the property.,
1/
Thank your
i
//
Brua(D. Jordan
PrOident
Jordan Architects. Inc.
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Submittal to the City of Arcadia
Relating to
324 North Second Avenue
December 22, 1997
EXAMPLES OF STATE-OF-THE-ART
SELF STORAGE FACILITIES
ATTACHMENT 5
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ANZA MANAGEMENT COMPANY
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July 30, 1997
Mr. Peter Kinnahan
Economic Development Administrator
Arcadia Redevelopment Agency
----- -- - -240 West Huntington Drive — - • – • - - - -
P:O. Box 60021.-- - - • -
Arcadia, CA 91066-6021
Re: 324 North Second Avenue
Dear Pete, - . - • • -
Bob and I were surprised to receive your notice offering us a two and one-half week •
opportunity to submit our proposal for the development of our site on North Second
-- • Avenue. -•.
As you are aware, our family has owned our property for over fifty years. With the
removal of the industrial facility previously on the property we proceeded diligently to
design a high quality office building to be constructed on the site. With the onset of the
recession in real estate we put these plans on hold, pending an upturn in the market which
would enable a quality development which both we and the City desired. Rather than
commencing with some more expedient development, we felt that as long term
owneriinvestors both we and the City would be better served by waiting for renewed
demand for the high-quality development we envisioned.
Since my visit to your office last month (before knowing anything about the proposed
inline hockey court development) to evaluate market activity relative to the timeliness of
our proceeding_with our development plans, I have met with Curtis Tucker and Scott •
Brown to learn of their proposed concept for the site. In that meeting we superficially
discussed the possibility of Bob and my participating in their venture. We have since
.received and reviewed a copy of their business plan and will be exploring the possibility
of our joining in their venture.
Pending our learning more about the proposed inline hockey development or an attractive
offer to sell and exchange the property for another investment property, we remain
•
JUL 3 1
223D UNIV=RSITY D R'E • NEWPORT BEACH. C=; 92550 • (7 1<) 545-1422
ATTACHMENT 6
strongly committed to retaining the site, developing it in an attractive and high quality
--, --- - - manner compatible with the objectives of the City, and holding the property for many
decades into the future.
While at some valuation, an exchange of our property on Second Avenue for another
commercial property could make sense for us as patient, Iong-term owners/investors, to
do so at any valuation based upon a small bank's liquidation of its REO or upon the value
acceptable to a large, troubled corporation attempting to liquidate all of its many real
estate assets, hardly makes sense.
While we will consider participation in the inline hockey development, and would
consider an offer to sell at some level which would recognize the inherent long term
developed value of the property in stabilized market conditions, our strong preference
remains to develop the property ourselves and hold it for many decades to come. In that
context, we are enclosing our Statement of Interest in Participation and our Development
-_ . . __ _.Proposal for our-site at 324 North Second Avenue.- ------ - -- --- ----• •
Yours truly,
Don P. Johnson, CPM
Chairman
DEVELOPMENT PROPOSAL
324 North 2nd Avenue
Arcadia, California
Owners/Developers: Donald P. Johnson
Robert W. Johnson
Nature of the Proposed Project: 41,500 square foot two story office building.
Potential for 60,000 square foot three story office
building with parkingstructure.-- - - ..---
Conceptual Site Plan: See attached site plan and rendering.
Estimated Number of
People Employed: 180 with 41,500 square feet or 250 with 60,000
square feet. -
Estimated Construction -
Schedule: Estimate start of construction within 18 -24 months
. -.- --. - - -- - - -and completion within approximately seven months - • -
thereafter (or nine months if a parking structure is
needed).
Qualifications: Co-owner, Donald P. Johnson founded Anza
Management Company, of which he has been
President and Chairman. During its twenty-two
years in business, Anza has managed over 20,000
apartments and about one million square
-- feet of commercial space. Prior to founding Anza
Management Company he worked for a major •
national residential developer and during his career
with Anza has personally developed both residential
and industrial properties.
Source of Financing: The owners have personal resources which would
enable the development of the property with cash.
Debt financing would probably be arranged at the
time of(or possibly shortly following) construction.
J U L 3 1 1997
How Public Interest will
-- - - be Served: • - - - - --- A high 2luality office building will enhance the City
of Arcadia, both aesthetically from the Foothill
Freeway corridor, financially through added
property and business tax revenues and dynamically
through added business and pedestrian activity to -
complement nearby hotel, restaurant and
commercial enterprises.
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•RI'oRlTS9 STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: February 3, 1998
TO: Arcadia City Council/Arcadia Redevelopment Agency
FROM: f.Peter Kinnahan, Economic Development Administrator
40 Donna Butler, Community Development Administrator
SUBJECT: REPORT AND RECOMMENDATION TO DENY REQUEST BY THE
OWEN GROUP ON BEHALF OF WESTERN SECURITY BANK
(PROPERTY OWNER) FOR PUBLIC STORAGE USE ON PROPERTY
IN THE COMMERCIAUMULTIPLE FAMILY LAND USE AREA, CPD-1
ZONE, AND PD-1 REDEVELOPMENT PLAN LAND USE AREA (301 E.
SANTA CLARA)
SUMMARY
Owen Group, on behalf of the property owner, Western Security Bank (WSB), and developer,
Caster Company, is proposing the construction of an 87,400 sq. ft., 1+2 story public storage
facility on the 1.7 acre property located at the northeast corner of Second Avenue and Santa
Clara Street (see site map, Attachment 1, and request, Attachment 2).
The City of Arcadia General Plan, the Zoning Ordinance and the Central Redevelopment Plan
Land Use Plan do not permit a public storage use on the property. Amendments to these
three documents adopted in 1981 permit only commercial uses, or uses clearly compatible with
commercial uses. In 1993 the Agency adopted Resolution No. ARA 172 which specifically
listed "storage garage" as an inappropriate use in the Project Area.
Staff is recommending that the Owen Group request be denied.
BACKGROUND
General Plan
In 1981 the City Council changed the land use for the area east of Second Avenue from
Industrial to Planned Development. The 1981 General Plan definitions for Planned
Development is:
Planned Development - This designation applies to those areas intended for
large scale projects, which require special design and traffic consideration.
In 1996 the City Council changed the General Plan land use for this property to Mixed Use -
Commercial/Multiple Family (MU-C/MF). The MU-C/MF is defined as:
•D e r LASER IMAGED
/ '' //
Staff Report
Page Two
2/03/98
Commercial/Multiple Family - Provides opportunities for development of
commercial and residential mixed-use projects close to local services and
facilities and which foster the use of alternative modes of circulation such as
pedestrian or bicycles. Commercial uses allowed within this designation are
intended to serve the needs of the local residents as well as promote community
interaction. Appropriate uses include medium to high-density residential,
medical and professional offices, retail commercial, and personal services.
•
City of Arcadia Zoning Ordinance
The Zoning Ordinance was also amended in 1981. Two sections are cited below:
9260.1 PURPOSE
The CPD-1 (Commercial Planned Development-1) Zone is intended to promote
appropriate commercial land uses and to encourage the highest possible quality
of design and environment, to coordinate developments on adjacent parcels of
property, in order to achieve a functionally and visually integrated development.
Standards, criteria and procedures are set forth in order to capitalize upon
special qualities and opportunities while permitting the flexibility required to
consider unique and imaginative designs.
The Code permits business and professional office uses, financial institutions, limited retail and
various uses subject to a Conditional Use Permit. All of these uses are commercial, except#8,
"light industrial and manufacturing uses which are clearly compatible with uses which are
permitted in the zone"; and #12, "residential uses which are an integral part of a commercial
development". Both the intent of this section and the defined uses are commercial.
In 1981 the City Council and Agency determined to change the M-1 zoning in this area to
commercial. Nowhere in the text of the CPD-1 zoning ordinance or Agency Plan is a public
storage or warehouse use permitted. In fact, a public storage or warehouse use is specifically
permitted in the M-1 and C-M zones.
Redevelopment Plan
In 1981 the Redevelopment Agency changed the land use for the area east of Second Avenue
from Industrial (I) to Commercial (Planned Development - PD). The following is the adopted
text amendment:
E. [§ 405] PLANNED DEVELOPMENT
Areas shown on the Map as Planned Development shall be developed in
accordance with the City's Planned Development objectives and policies. The
Planned Development uses shall include office, retail, hotel, recreational, limited
research and industrial uses, and limited residential uses which are developed
pn a,
,in such a`maner as to encourage architectural and spatial compatibility of
Staff Report
Page Three
2/03/98
structures and uses. (All sections shall be re-numbered upwards in sequence to
allow for this amendment.)
In 1993 the Agency adopted Resolution No. ARA 172, a list of inappropriate uses in the
Project Area and "storage garage" is on this list.
Site Description
The 75,000 sq. ft. vacant rectangular site is on the northeast corner of Second Avenue and
Santa Clara Street (301 East Santa Clara). To the north is the City St. Joseph Plant, a two
water reservoir facility. To the east across the Santa Anita Wash is the new 3-story, 120 room
Extended Stay America hotel, now under construction. Further to the east and southeast are
the proposed new 18,000 sq. ft. ICD/Heateflex office/assembly building site, the vacant
Teledyne property, and the new commercial development on Fifth Avenue in Monrovia. To the
south is the 2-story, 120-room Marriott Residence Inn. Across Second Avenue to the
southwest is the location of the proposed 3-4 story, 120 room Hilton Garden Inn and the 2-3
story, 80-100 room Marriott Fairfield Suites. To the west are the Rescom, Inc. office/assembly
building and the Tek Test office building.
Development of Property
In 1987 the Agency and City Council approved a DDA with Emkay Development Corporation
for the Northside Project. In addition to developing two hotels (Residence Inn and Hampton
Inn) and a restaurant (Souplantation), Emkay was required to construct 36,000 sq. ft. of
professional office on the Kiewit West property, i.e., Parcel D of the DDA.
In 1990, the Agency approved the assignment of the DDA for Parcel D to Chandler
Development Group, a Burbank developer, for the construction of two (2) 22,000 sq. ft. office
buildings with subterranean parking. Unfortunately, the property went into foreclosure in 1992
because of the recession. Subsequently, his lender, Western Security Bank (WSB) became
the owner of the property. The development requirement in the 1987 DDA still applies, i.e.,
36,000 sq. ft. of professional office. If the Agency determines that a public storage use is
acceptable, following a General Plan and Zone change, the Agency also will need to amend
the DDA to permit such use.
Owen Group, on behalf of WSB and Caster Group, LP, a public storage developer have
submitted a request dated December 24, 1997 (Attachment 2) in which they describe their
concept of an 87,400 sq. ft. "state of the art", 1-2 story storage facility. They have also
forwarded a concept site plan (Attachment 3) and examples of other projects (Attachment 4).
Their Arcadia facility would be designed and constructed similar to the examples. Information
on Caster and Owen Group is provided in Attachment 5.
In their request, Owen Group has described the attractive architectural and landscaping
treatment they propose for the project, its safety and security, especially for women, its low
intensity of traffic and noise, and the need for such a use in the Arcadia market. They state
that the complex will generate approximately $40,000/year in property taxes to the Agency, an
Staff Report
Page Four
2/03/98
amount $20,000/year above an office project, if there were an office market in the current
economic conditions (see Attachment 2).
DISCUSSION
Based upon the information above, staff recommends denial of the Owen Group request. The
intent and the language of the General Plan, Zoning Ordinance and Redevelopment Plan, as
amended in 1981, do not permit a public storage use. An amendment of the General Plan and
Zone change would be required to permit such use.
In addition, staff recommends that the City Council and Agency not consider an amendment to
Resolution No. ARA 172 for the following reasons:
a) This property has or will have new hotels on two sides and immediately across
Second Avenue, with additional commercial to the east and south. The subject
site could be used for a hotel (e.g., Residence Inn or ESA expansion, or new
hotel), or an office (e.g., similar to the previously proposed Chandler buildings,
or "back" office, office/assembly). While office uses may be somewhat
speculative in this current market, staff believes from discussions with area
brokers and real estate professionals that the combination of the upturn in the
national and local economy, low interest rates, increasing new development in
the Arcadia/Monrovia area, the increase in technological, biomedical and
animation/motion picture industries in the Burbank and Glendale area, that there
will be an expanding market in this area within the next 1-2 years.
b) Commercial uses bring in workers and customers, who generate direct sales
and utility users taxes or indirect sales and bed taxes by patronizing Arcadia
retail stores, restaurants, and hotels. Per Owen Group's letter, public storage
customers generate only "6.15 to 9.20 vehicle trips at peak use periods, which
are normally weekend mornings". There will be very little direct or indirect City
revenue from a public storage use. Further, despite the more aesthetic
architectural treatment of the new storage facilities, all have high exterior walls
for security. These are not compatible with the commercial uses in this area.
c) The Agency has spent over $40 million for specific redevelopment projects with
most of the more recent projects east of Second Avenue surrounding this site.
The Agency's (and City's) objectives as set forth in the Redevelopment Plan
and Zoning Ordinance were to encourage commercial development
commensurate with the Agency's investment; a public storage facility does not
appear to meet this objective.
d) While there appears to be a market for public storage, and Arcadia businesses
and residents can take advantage of such a use, it can be made available in the
Chicago Park area of Arcadia or in nearby communities or unincorporated areas
with suitable zoning.
Staff Report
Page Five
2/03/98
Representatives of Owen Group, WSB, and Caster Group will be present at the meeting and
would like to make a presentation of their proposal and answer any questions the Agency may
have.
FISCAL IMPACT
The Agency could receive approximately $35,000 to $40,000 in annual tax increment. The
City would receive minor sales tax revenues (estimated $1,000/year), and may also receive
minor indirect sales and bed taxes (estimated $1,000/year).
STAFF RECOMMENDATION
1) THAT THE REDEVELOPMENT AGENCY AND CITY COUNCIL HEAR THE
PRESENTATION BY THE OWEN GROUP, WESTERN SECURITY BANK AND
CASTER GROUP;
2) THAT THE CITY COUNCIL RESTATE THAT A PUBLIC STORAGE USE IS
NOT ALLOWED UNDER THE CITY'S GENERAL PLAN, NOR IS IT
PERMITTED IN THE COMMERCIAL PLANNED D EVELOPMENTAREA
(CPD-1);
3) THAT THE AGENCY RESTATE THAT A PUBLIC STORAGE USE IS NOT
COMPATIBLE WITH THE COMMERCIAL USES IN THE PLANNED
DEVELOPMENT AREA AND IS NOT PERMITTED IN THE PD AREA; AND
4) THAT THE AGENCY DENY THE REQUEST FOR BOTH A WAIVER OF
AGENCY RESOLUTION NO. ARA 172 AND PREPARATION OF AN
AMENDMENT TO THE 1987 EMKAY DISPOSITION AND DEVELOPMENT
AGREEMENT.
Approved By:
William R. Kelly, Executive Director
Attachments
ATTACHMENT NO. 1
N RTH
JOHNSON PROPE
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OWEN
G R 0 U P
•. DEC 30 1997
December 24, 1997
Board of Directors
City of Arcadia
Redevelopment Agency
240 West Huntington Drive
Post Office Box 60021
Arcadia, California 91066-3021
Re: Proposed A-1 Self Storage Facility
202 N. Second Avenue
Dear Board Members:
Based on discussions with the Economic Development Administrator, Peter Kinnahan,
contemporary self storage facilities are defined in Resolution No. ARA 172 as "storage
garage." On behalf of the property owner, Western Security Bank, and the developer,
Caster Group, L.P.,we request that the "storage garage" use be modified to exclude the
proposed state-of-the-art self storage facility.
Caster Group, L.P. is an owner and operator of quality A-1 Self Storage facilities
throughout California and Nevada. Contrary to the "storage garage" image depicted in
Resolution No. ARA 172,the proposed facility will be designed with the exterior access
doors of the storage units oriented towards the interior of the site. This arrangement not
only screens the doors from the visual street frontages, but allows for architectural
enhancement of the street frontages with lush landscaping.
The proposed A-1 Self Storage project is estimated to be an 87.400 square foot self
storage facility consisting of office and 1- and 2-story storage buildings. Construction
materials consist of split-face and smooth face block, sloped tile roofs, and flat standing
seam metal roofs with metal trellises accenting the street elevations.
The office will be open from 9:00 a.m.to 6:00 p.m. daily during the week and from 9:00
a.rn. to 5:00 p.m. on weekends. Customers will have access to the grounds and to their
individual storage unit via computerized gate access from 7:00 a.""• to 7:00 p.m. every
clay except major holidays when the facility will be closed. The facility is "locked
down" daily from 7:00 p.m. to 7:00 a.m., again via the computerized gate system.
There will be up to 6 employees working at the site. l\ anage.rs.wiil wort: at the f ciiity
during business hours, occupying the office at all times from opening 10 closing'
ATTACHMENT 2
Board of Directors
City of Arcadia
Redevelopment Agency
December 24, 1997
Page 2
Parking spaces are provided outside the security gate for initial inquiries at the office. After renting
a unit, tenants proceed directly to their storage unit as described above. Self storage will generate
trip generations at peak hours in the range of 0.114 vehicle trips per 1,000 gross square feet to 0.075
vehicle trips per 1,000 gross square feet, with the average customer visit being about 20 minutes.
For this project, this data translates to 9.26 to 6.15 vehicle trips at peak use periods, which are
normally weekend mornings.
Due to reasonable traffic generation as described above, storage projects are normally quiet.
Loading and unloading of spaces involves no machinery and does not generate much noise. Most
tenants will use small trucks and standard passenger vehicles during their infrequent visits.
Incidentally, demographics of the tenant profile for this facility include local business professionals
who usually store records and office equipment,home based businesses product.and sales inventory,
recreational equipment of residences and community groups, and business people who regularly stay
at the business hotels adjacent to the site. This storage facility will be convenient for customers of
the adjacent extended stay hotels.
The inherent nature of self storage site design resolves around security. The site is designed to
provide one point of access which is gated for entry and exit. Perimeter buildings with no openings
provide an effective barrier to unauthorized entry. A state-of-the-art computerized security system
is proposed for this project to prevent trespassing after hours. Each individual storage space door
is electronically alarmed, and is deactivated when a tenant's numerical code is entered at the gate.
The storage unit is then re-alarmed upon the tenant's exit at the gate. Access to other units other than
the unit coded to the tenant triggers an alarm at the office. This highly specialized system has been
designed specifically for self storage projects, and has an excellent track record in the industry.
Caster is very interested in placing a store at this location because the tenant profile which it is
seeking in its marketing strategy is in this area. Caster performs a very valuable service to the
communities within which it operates. Today,in Caster's self storage stores,more than 30%or more
of the tenants are women and it is important to locate the store in an area where they would feel
comfortable to visit during evening hours. Caster also caters to the business customers and hotel
transients. Our whole layout, from the office to the space layout and the security system is designed
around a business friendly environment. Our studies indicate there is a large demand for Caster's
product in this location. We are excited to fill the needs of the residents and business community
of Arcadia.
All of Caster's properties are kept looking like new, including landscaped areas. The grounds will
be kept clean by a landscaping service.
•
Board of Directors
City of Arcadia
Redevelopment Agency
December 24, 1997
Page 3
The design of the project is compatible with the community. Building forms, materials, and colors
consistent with the general design theme of the community are used on the project. Special care has
been taken to design the project in a manner which screens the internal loading/unloading of storage
spaces from both the street and adjacent commercial properties. Attractively landscaped building
setback areas and perimeter buildings with effective visual screening and architectural materials
conducive to the redevelopment agency's design theme will be depicted in design drawings for the
proposed project. We will also conceal the water tanks which are now facing the street.
The property tax that will be generated from the Caster project exceeds the property taxes generated
by an office use. As the attached analysis indicates, the property tax revenues from a storage site
are greater by approximately $20,000.00 per year. Further, under the current economic conditions,
an office building is not feasible. Over the period of the next five to seven years, the Caster project
-would generate$250,000.00 to$350,000.00 in property taxes. This is revenue that the City will lose
if there is no other development on the site and land remains vacant. In addition, the facility will
generate sales tax revenues from the sale of boxes,tape, locks and other packing supplies.
In addition to the waiver request to Resolution ARA No. 172, we were advised that attention to the
existing DDA that overlays the site needs to be addressed in order for the project to proceed.
Western Security Bank, Caster Group, L.P., and OWEN Group, Inc. look forward to meeting with
the Board of Directors to discuss and present the specifics of the proposed project. Please contact
me so we can meet next week and discuss any issues or questions you may have.
Sincerely,
OWEN GROUP, Inc.
AZ/, //
Rick Wallace
Project Architect
cc: Brian R. Caster, Caster Group, L.P.
Dan M. Steric, V.P. Western Security Bank
GTROJEC SLT.M.G_.A-1_ELF:,kRZAD::-.i:FD'e.
Caster Group, L.P.
Summary of Assumptions ! N k fi .Qci8
• • for Property tax analysis for -
Proposed self storage on
202 Second Ave., Arcadia, CA
Caster Group, L.P. proposes a self storage facility for the site. It is understood that
previous development proposals•contemplated an office building use for the site. This schedule
compares a proposed office use for the site with a proposed self storage use for the site from the •
perspective of property tax increment accruing to the Redevelopment Agency.
Proposed Office Project vs Proposed Self Storage Project:
•
1. Two story office use at 36,500 square feet is compared to a 2 story self storage
facility with a basement at 104,750 square feet.
2. 5 parking spaces per thousand sq. ft. for the office (183 spaces) and .07 parking
space per thousand sq. ft. for the self storage (7 spaces).
3. 27% landscape and circulation allocation for the office and 39.5% allocation for
the self storage.
Redevelopment Agency Valuation and property tax contribution:
1. The schedule assumes a tax valuation for the land of$12.50 per square foot based
upon current fair market value. To determine the redevelopment agency tax
increment, a base year valuation adjustment is assumed. Accordingly, a 25%
reduction of the current fair market value has been allocated to the base year.
2. • Construction costs for the office building are estimated at $50 per square foot.
3. Construction costs for the self storage are estimated at $37 per square foot.
4. A tax rate of 1% against the adjusted valuation is assumed to be the tax
contribution to the Redevelopment Agency on a comparative basis.
5. As a result, $20,483 ($45,180-$24,697) per year of additional tax increment
accrues to the Redevelopment Agency with the self storage project over the office
project.
2NDTAx.WPD
Caster Group, L.P.
Property tax analysis for - '
Proposed self storage on
202 Second Ave., Arcadia, CA
Proposed Office Project summary Self Storage Project summary
I Land I Improvements_ I Land Improvements
Net parcel acreage 1.58 Parcel acreage 1.58
Total lot square footage 68,832 Total lot sq. footage 68,832
Number of stories 2 2
Parking ratio 5/1,000 183 0.07/1,000 7
Office footprint/total 18,250 36,500 1st floor footprint/total 33,050 33,050
2nd floor footprint/total 33,050
Basement •• 31,600
Building B 7,050 7,050
Landscape and circulation 27% 18,585 40% 27,189
Surface parking allocation 175 sf 31,938 175 1,283
Total building sq. footage 36,500 104,750
Total lot sq.footage 68,772 68,572
Cost approach valuation Cost approach valuation
Per square foot valuation $ 12.50 $ 50.00 $ 12.50 $ 37.00
Land and building valuation $ 859,652 $ 857,148
Less: Base year valuation 25%• $ (214,913) $ (214,913)
$ 644,739 $ 1,825,000 $ 642,235 $ 3,875,750
Redevelopment Agency valuation $ 2,469,739 $ 4,517,985
Property tax contribution Property tax contribution
Estimated property tax rate 1.000% 1.000%
Redevelopment tax increment $ 24,697 $ 45,180
•
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PROJECT DATA .
AODRLB. 202 StiOOAYLRE
TOTAL stre AREA. 75930 SOFT. cPO56 AREA WO AMMO • CO .
66032 SOFT.1LT AREA
LF6AL Sii>oN610N a'raTTfolri W lO1S 5 MO e,
HXQs �M Na M OPS ISX4C +PA 6M . •
m 1LSC81Negb IIECCR7s
0 FT. 20' 60' NORTH
Tae a 4. cAlBea L RAHm CEM101.0etf
COWL ILIA HJ®LCG C011tTEGAL MO 141.11-MH&Y
TOTAL STCRALZ 13.611700 ARf.A' e1y13 5r.
ELMO-A. 11.150 SP.(}eTr46Y1 •
I1RST TLCCR 24,400 S.P.
'COO moat 24 4cO Sr.
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611004-B. Ape sr.MJNRYI
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SITE PLAN YIELD STUDY OWEN
A-1 SELF STORAGE, ARCADIA
202 SECOND AVE,ARCADIA, CA 1 T)VA G R O U P
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CASTER'GROUP LP. SHEET 1 OF 1 + OAD,S Me •
(RIME.G Mtn T14/700-104161
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(TWO STORY)
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f---PAINTER SAI0(3I1I FACE CONC.BLOCK BASE WI ACCENT BAND u/
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BUILDING A OFFICE ENTRY COMMONWEALTH AVE. ELEVATION BUILDING D
IA _ „..--- - MIMED SMOOTH FACE CONC.BLOCK PLASTER
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COMMONWEALTH AVE. ELEVATION BUILDING D BUILDING C
•
PRELIMINARY ELEVATIONS SCALET-e1O'-O- -- ---
A-1 SELF STORAGE, FULLERTON JAN 2 (1 1998 ;=OW N
II roy II I G R d is P
COMMONWEALTH AVENUE,MATRON!, CA fo[c VV.
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CASTER GROUP L.P. 1^w"'Ci1O'a'° X11'
SHEET 3 OF 4 ..,nCC.MN 1"'7147 A .,
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THE CASTER COMPANIES
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The owners and associates of The Caster
:r Companies •strive to perpetuate and expand
our effective support of the people.- we serve
arld •the communities •in ii hick they reside.
Our self-story e facilities are specially
desifined fo fit in 11ar173 mmoUSly" Within the
'":'` commuflifi-'s and nei�Ilb3fhoo..$ in ; IliCll
.-. - :her are built.
•;-;' ATTACHMENT 5
• f' r %. r kl�Lis k 1 t`N� -Y 1�i "i.t s s '• 4,•• '1 r "t t, lyhi�lk tii
.=r°��>x�i j� t7 ti;'tt'~, i-,.y �$,I;..,;.�J �• K .•4,-..,=µ L Woo:,• S f,�fit
fTai', , ' 4.. y4} i r , : Nf. ,;•..,;•.1.1:.i.••• Wrfis f ' St Z.r f ,';\1 ; s' tirt1....--..1.""` r •._. i
THE CASTER COMPANIES � `"'' r �'" 5 F;, �' wt
Tt� i , S?;......1,',,•x.,„,,,,'r �b x ?a4 Y? ,s� < � 17
4f ••:',•:;14 y' t i. ∎.r; I• Y , c• z'
3's sL ,c,11. 1 • ,,c 5..' i • i.4 4 i tt•`.•Iii kl fFf t v � "- j f.r i� c:::::::2'
The Caster Family has been active in the r4{' •" '?"�. 'Or �°t � , " •.r� , 4.'m _ �t r.;Y• t r = J t, f Tr y t , t .r v ro
s, 1,:".„•,:i1.:t, kwt` ,e w 4?`�jfJ 4 ? i.*.. y.,,d Nt. .,,i ,�-,it•Ct
developmentbusinessinvolvingresidential commercial °° :0,� � r �-"� ' ` '' -"`p`" t=ilt
4 rr r y,, •}t,+ ,....--:-.1.4 r ,Y l . Ai t •� lrz
' Ews ' f` '-3t t JrwrJ-}' _ ' . ..' ' j' 4a. 'y�:"' trti1Y
office buildings, and self-storage facilities for more ., , _ ``� ````,.�t-'2'..-:.:17 ,..i-4,..,•.z.,` ,. `, °a{ _�,. ;..r„�;,,, ; n �•
4 Y c
than SO years. Currently, the Caster Family has over t,� �` :,y�; �, , y `;,, }
2•2,000,000 sq. ft. of improvements across the U.S. and r ,•.�t,,:',..;•••••%, ,;f{,, ,..•
has developed over 10,000,000 sq. ft. in the past 30 ''r ` 4 '.> r ' ' = 'y ,'+. „;...
years. 31e,,,,-,-,.f,' '
STATE OF THE ART STORAGE FACILITIES .'`s '-- ' _x ': '� .
= sa t , J.:,
- •• = s• , • ' ''? •
The Caster Companies continue to acquire, _ : -....•.
develop,and manage self-storage facilities that are well
designed, aesthetically pleasing, and meet the '} err` $ _'' ,
communities' needs.
,.mss shS"�` ri rv, •`t-a+.�-'� T r'.t 5 ,y�st.
Caster has a history of designing and t , a � 1£ �"� T° r
-r "u
D r ,s M :.1.! lM
constructing "state-of-the-art” self-storage facilities r te & ,- } L ;
that have been featured in storage publications. Caster ? r.4 r``f�r, v ?%, °' 1 , 'i �r t = jet ;
F'r + rF,fl'3' r. 1. 2 a 1 r 7:1 , r i
is committed to designing, re-designing, and building ; - 4,,,..3:::„.....-.4.-.. s.. _�t•�/ -; ` �`;,.
facilities that fit harmoniously into the community.
ADVANTAGES OF SELF STORAGE IN YOUR
COMMUNITY
I. SELF-STORAGE MEETS A MARKET-
DRIVEN RESIDENTIAL NEED: Many people are
zr yr
M- x„„� 5 '4a tX. forced to move to smaller homes due to increasin rites
...-.�<..�> .. + '.'"t.,''��'..`-�i.�.7 . ro y; g P
—'-• .'''''''r'ti - ` ,r L in residential real estate. Self-storage Tills the need of
,tom ..a i
}
' these people by providin extra storage space.
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r - .+}• ' � ,. .e.: ; i 2. SELF-STORAGE MEETS A
;�, 4� r" r - ; s,1w' COMMUNITY BUSINESS NEED: 1h'
itn :nt
` .K.r-;'; "•� growth In home based businesses in recent years, I nas
,_•17,..3-:.:2�' 'L` .','.] " .. i.', become evident that the demand for self storage
�� _ _, ^RL +' facile:les has increased. Self-storage fulfills a need for•
, A` s, Y { �"4� .yam :^- interim space for :he home based ouSln°.SS. It allows
�. -&--,.;!:.7"-..,=-:,,,,-1,---44 gas ,' , — F 4�• :
- '' `mow :°- ' -- ":1' ''t. :: t' -' these Iv DES 0f businesses to grow before expending large
Sums mone'y for industrial and/or warehouse spaces.
°-- Gu-.'_ . our research shows that these businesses wii
r i 5 ` F Cis i Ft'.r. ii 2
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store 'goods' i•n residential areas unless they are —„*-,•(?,„:4'.-.„,•?1•.P i •.,..it.---_,'.:t-•:„.••,f
provided with easily accessible self storage , ;-/...,'..,.'.'•,•'2.•,..•'.',,..1-,„...t...c,,,:,.,''4•,•_'...:,-„;.il$.f.-:,4F'-';,','..:.t-..3.t'.4.,'.,....!•,•,,.,,?4,..,.t 11,.*.•..;'.'1..:•11--•,.•1+.•,,.,^,i.-..'„5"-,'4-,,.';0■,•',•..3./.y,A..,..^4,4
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3. LOW IMPACT ON TRAFFIC: Generally, . -}, . ,_ . ',...- %.-t.•'._ •z _,-,,. ....;.,„....,,.:./,,,. ..4.-,-_,
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a self-storage facility will generate no more than 25 • ... . .,.. , , • . , .,.-_,,,....•, ...,...,,-,...,•;. ........-:..•-, .,,,,,,,...
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YISItS II to the facility per day. The low traffic impact is .
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beneficial to the neighborhood, especially when the
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storage facility is adjacent to or near residential _ ,,, .. - ...- ..1", ,...,?..,.„.1.i.,!..,i1,-,„4.f.4„..-,...e..,„.,i ,-,t.
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neighborhoods. •p-,..:-• . -.:-.=,---7,174,- ...-.-.,•. ,:r:..,,-;.f.s.. z. .,
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4. •
EMPLOYMENT: Notwithstanding the . .,,,.. ,,,,,,,,, _ . _ ...„......„... ••:::-.':-.N..X '-.1'1, ' - • ::
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employment generated during the construction process, , .. .. .
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generally s-li , ' • ' • • .'
4.:.. -
, a self-storage facility creates seven to ten
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permanent jobs in the community. irogiffiggiwifogoo.,1,4_,p,
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5. LOW WATER USAGE: A self storage ::r-;--:=7-i •'-, :::'- . i il .
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facilit-y utilizes less water than any other industrial or ,-.. ,--:. -,-al=,--:: ..,,.1 -:-,,,. -1,., yt.:,.....-_::-....:
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commercial use. Generally, there is just one rest room ,,,,.. . _. L__ . ..„- - , ,..-.. : -..-.:- .- ,s
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facility on site Water usage to clean the area and - . _ _ • . .1,
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maintain the limited amount of landscaping is minimal. . - ---- -7,-.--.: •_. ---„..• ',.. • - -2.
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6. INDIRECT CITY BENEFITS: a) The
development fees for consnucting a self-storage facility .
could help offset the development fees for residential
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areas by allowing for smaller residential units. b) The
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•,..,-,-,,,___,,,,4-y-i ---•-'r-7;*"'"i'C-' Ns r.: presence of a self-storac. facility would increase city
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':-ail--fei.;9,:4::,Vtx'-';',_14..r../.:-..-•V-r k'"' tt_ ....-----rL--- 7._. , ---- -.. ..a. appearance because there would be no longer be a need
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for unsightly outside storage.
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F 7. INCREASED PROPERTY TAXES: A
. . . .
— "' --- • -- , - --- ' - .''' --,.., `-'• .''..-f property wizn a Pudding on it ,,vill be valu.d high.r for
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- "ie,,--z--------4,1A-k--- 42,5 .0,Al.,..,',.. .-T.,..:.i.--.,•,N;;2•.,,6,..: vacant lot with an assessed value of S500.000 or less. If
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EXECUTIVE SUMMARY CHAIRMAN OF THE BOARD "'- ,' ,r,'•� °
r�Y��;�. .tip.
Terrence R.Caster, Chairman Terrence R.Caster,having been mentored by his father,has been a ,�';° ,, .
general contractor/developer for over 50 years. Terrence entered the "' ' sf��'`,.'
Briar R.Caster,CEO development industry with the passion necessary for success. The � �.�� i}•,
Third generation corporate history of past development projects defines a tradition of i t,zr. r.
growth, variety, and depth of properties that Mr. Caster has
,k,"''..11'01,...''.`4,..
liy�t``'g {.
Ownership: The Caster Companies established. V4:1.4.,. �,!�
Address: 4607 Mission Gorge Pl. �at }
San Diego,CA 92120 Terrence and his wife,Barbara,have been happily married for 44 x'i�.' , ,'
years.They have eight children and 34 grandchildren,with a 35th on r`'"` '.`�;:,.d.
Telephone his way,and one great grandchild. Mr.Caster has also been active in ;^y}..n A Yr<°
Number. 619-287-8873 the community and was the founder and charter president of the 4^\.'
Stadium Optimists Club,the founder and president of the Stadium I,V}jY.tzi '4.
facsimile: 619-287-2493 Toastmasters Club,,and he helped organize the Mission Valley East 6.1e.4.,.,..
Rotary Club and is a charter member. In 1993,Mr.Caster received s>< • ff
Real Estate Rotary International's highest honor,the"Service Above Self"award, ;-_,,,:..4.,,,,•:2.-...,;Y:,,,,)l . '
Portfolio: 2,411,442 Square feet for his work in Mexico with the late Mother Teresa. , ` ,-qu�T
funds: $7.4 Million Line PRESIDENT/CEO :,-�.Y
of Credit `%r ` ' .,
Brian R.Caster is the President and CEO of The Caster Companies r}{ sk
Legal Counsel: Luce, forward,Hamilton He has acquired significant"hands-on"experience over the past 17 .,K ,;,;
. &Scripps years in the areas of property management,leasing,site selection and Vi is g..'1
Robert G.Copeland,Esq. acquisition, analysis, finance, construction management, and `.,, `-c
600 West Broadway negotiation with government entities. Brian thoroughly understands ;.;.c.-;,.-�-,4).
p a o o a o ` ' "�.;
Suit.2600 field op.rationszs h.has worked directly in th.field during different 40.-zi .''t";,..
San Diego,CA 92101 stages of construction. .';y h 6-
619-699-2597 - '-i �'
A native San Diegar.,Brian Caster,and his wife,Denise,have four s f7 �
Accounting chilorer,and are actively involved in the community. 1 4,. r``s,1-^:
Counsel: Lipsey,Miliimzki&Cc.,In:. ,.,
Robert Lipsey a, .
Certified Public Aaountants ; .z�:-.-4--;:
610 W.Ash Street,Ste.1610 r°`' r -
g L:,.�-
Szr Diego,CA 2107 ,r-,..7.,......--;.---
s=.t.i7'yr`'w
(619)234-0877 -i,
r
Primary:inn:ial � �.
• —
Irstitu:ion: Union Bane of California 1-i :?
Luanne E.Bat iC..x.rr ..4
110 West"A"Street r` rev''' i
San Diego,CA 92101 . y'..
619-929-7790 _ %'J
�pi f
ho:. Mission Gorge Place ,,,- `,zY k 4
San Diegc, C.°. 9=12: ,-,fi y . '1V,
r.
7'_sone: X19-2S - S3 s"-4 r '. z
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:-SELF.STORAGE DESIGN:
•
SELF STORAGE DESIGN SERVICES
OWEN ARCHITECTURAL GROUP
The design professionals at OWEN Architectural Group bring over 30 years of combined experience -
in the production of desi 5n drawings and construction drawings for developers of self storage
projects. This experience::lcludes completion of design studies for over 500 individual projects and
execution of constructic.t documents for over 130 completed projects.
With this experience :ind capability, we are uniquely qualified to provide the following services:
• Site An .lysis /Feasibility Studies
■ Cone;ptual Site Planning
o Zoning Entitlements /Development Processing.
■ Unit Mix (Storage Space) Design
• Building Systems Analysis: Structural /Mechanical /Electrical
n Construction Documents / Specifications
• Code Analysis and Compliance: Building Codes and Disabled Access
■ Construction Administration
A partial list of clients includes the following:
■ All Aboard Mini Storage ■ li-Haul
■ A-American Self Storage n Shurgard Storage Centers
• American Mini Storage It Clausen Enterprises
▪ J-Ray Development v ■ Safeguard Storage
■ LAACO, Ltd. (Storage West) • Allsize Storage ✓
■ Carlo Development ■ Honig Investment Group
From initial project feasibility studies to completion of construction, OWEN Architectural Group
committed to providing the highest level of architectural services to the self storage industry. \k'e
welcome the opportunity to assist you in the development of your new project.
Aa
r t I
ARCHITECTURAL