Final Swot

8/13/2019 Final Swot

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SWOT Analysis: Pittsburg Bay Point BART Master Plan Page 2 of 13

CIRCULATION AND PARKING

Strengths Weaknesses Opportunities Threats Bicycle:

Bicycle facilities along Leland Road under construction that will create a continuous Class II bicycle lane from the eastern City limits to west of the BART Station;

Engineering and planning efforts currently underway in City and County to add bicycle lanes along Bailey Road from Leland Road in the

City of

Pittsburg

to

Willow

Pass

Road

in the community of Bay Point;

Access to Delta de Anza trail opens up regional bicycle accessl

Poor and inefficient circulation for vehicles, bicycles, buses, and pedestrians in the project area, especially in parking and access areas at the station site;

High traffic speeds unsafe for bicyclists;

Limited secure bicycle parking

facilities;

Poor connection to western bound Delta de Anza trail;

Leland Road is a major throughway from the eastern part of the City to the station area and installation of the Class II bikeway will increase access to the project site for bicyclists;

Room to include additional bicycle amenities such as lockers and showers on site;

Work with the County to improve access along Bailey Road to improve access to Delta de Anza trail, continue with capital improvements underway to add lighting and landscaping along trail east of Station site.

Limited roadway widths pose threat to the provision of new bike lanes.

Multiple regulatory agencies involved in planning the station site (BART, Tri Delta, City, County, Cal Trans, private land owners) that could result in conflicting timelines and goals for the site.

Increased development

could

lead

to

exacerbation of crime and cause safety concerns for the area (such as trails hidden and/or not connected, inconsistent lighting, limited eyes on the street, etc).





Strengths Weaknesses Opportunities Threats

Pedestrian :

Proximity to surrounding neighborhoods would support pedestrian access to BART Station;

Proximity to Oak Hills Shopping Center and Ambrose Park Recreational Area;

Sidewalks along north side of Leland Road are planned to be approximately 10‐feet wide, with staggered trees to create a tree canopy along roadway providing additional pedestrian access to BART and the Oak Hills Shopping Center (see Alves Ranch Master Plan).

Narrow/absent sidewalks around station create difficulties for mobility;

Unsafe freeway and driveway crossings; there is a perception of long distances between destinations

due to lack of connectivity between uses and structures;

Implementing pedestrian ‐only access ways throughout the project area could lead to safety concerns because it would limit the numbers of “eyes on the street” and would not allow easy police vehicle access and visibility.

High traffic speeds along Leland Road uncomfortable and unsafe for pedestrians; Limited access from station site to existing shopping center. Fences create barriers to pedestrian links with adjacent properties;

Limited access points generally for station.

Vacant land to east and west of station could provide new development helping to address site deficiencies;

Capital improvement planning efforts to underway to expand sidewalks along both sides of Bailey Road;

Existing shopping center could serve greater needs of BART station users;

Grade separation provides opportunity for creative and unique development of site;

Numerous options for improving pedestrian circulation on the station site and in the project area.

Grade separation of BART site poses threat to connectivity to surrounding properties;

Coordination of Bailey Road improvements through all planning efforts currently underway;

Phasing of development could lead to exacerbation of safety concerns (trails not connected, inconsistent lighting, etc).

Privacy of on‐site private amenities for residential developments should remain secured; however, design must address ways to ensure security without eliminating connections (visual and physical through the site).







Strengths Weaknesses Opportunities Threats Automobile :

Proximity to SR 4 for access. Parking demand at station exceeds capacity at most times of day;

Inadequate parking supply for peak times;

Access to/from the station via SR4 is circuitous. Bailey Road has access limitations from collector roads and SR 4;

Excessive stacking and failure of circulation at kiss‐n‐ride site;

Distance to travel from parking lot ends to station is limiting factor for those with poor mobility or those unfamiliar with the site.

Opportunity to improve intermodal transit options, connections, and timed ‐transfer at station site;

Physical ability to provide east/ west pedestrian trails through both the station site and the project area;

Provision of an increased parking supply or improved auto access may incentivize people to drive in their cars to the Station;

Concord station is easier for local residents to access and find parking at than the Pittsburg station, depending on time of day.

Truck access is necessary at the rear of the Oak Hills Shopping Center for delivery purposes. Any modification to the rear delivery access to the Shopping Center would require remodeling of the existing shopping center. Shopping Center landowner does not support this option.




LAND USE, ARCHITECTURE AND STREETSCAPE

Strengths Weaknesses Opportunities Threats BART Site:

Level site at the existing BART station provides ease for construction/ infrastructure;

Site mainly consists of surface

parking lots,

less

barriers

to

redevelopment;

Site will continue to be terminus for classic BART into East Contra Costa County.

No strong design characteristics at the site to build on;

Fences surrounding station are visually and functionally serving as

barriers to

adjacent

properties

in

project area;

Platform at BART site can be cold and windy at times, and combined with lengthy waits for trains can create poor conditions for users.

Adjacent vacant sites allow for a new architectural theme, improved street/trail layout and enhanced security

Opportunity to

remove

barriers

around the site and introduce features and design elements to enhance security as well as access.

Opportunity to create a landmark site and an architectural icon for Pittsburg and for East CC County;

Potential for gateway/destination features or public art to signify entrance to the City from Bay Point and Bailey Road State Route 4 exit.

Use of Crime Prevention Through Environmental Design (CPTED) principles to improve safety and better integrate design and function.

Perception of unsafe conditions at BART Station may be exacerbated by additional development;

Physical distances between

structures and

between

streets

and

structures may provide areas for criminal activity.

Landowner believes that significant security measures for future residential development to the west and the Oak Hills Shopping Center is necessary to address potential crime

issues in the area.





Strengths Weaknesses Opportunities Threats Streetscapes:

Sidewalks along north side of Leland Road are planned to be approximately 10‐feet wide, with staggered trees to create a tree canopy along roadway (see Alves

Ranch Master

Plan).

Lack of streetscape amenities such as bus shelters, benches, shade giving trees on Leland and Bailey Roads;

Massive distances

between

structures increase perception of large distances between destinations;

Multi‐ and single ‐family neighborhoods on south side of Leland Road have backs turned to the street.

Creation of visual features to improve aesthetics and friendliness of area;

Future roadway improvement

projects including

the

City’s

Bailey

Road improvement project and the Contra Costa County Redevelopment Agency project on east side of Bailey Road.

Maintaining consistency among all of the projects;

Continued disconnect between residential uses on south side of

Leland Road

and

the

site;

Phasing of development could lead to exacerbation of safety concerns (trails not connected, inconsistent lighting, etc).





Strengths Weaknesses Opportunities Threats Surrounding residential and commercial development:

Sidewalks along Leland Road are planned to be approximately 10‐feet wide, with staggered trees to create a tree canopy along roadway

No conflicting design patterns among existing development;

Adjacent commercial center to serve BART patrons and future residents in area; anchor tenants include Safeway which just upgraded interiors of the store;

Adjacent multi ‐family and single family neighborhoods;

Landscaping around commercial center is well maintained.

Aging commercial development appears dated from the exterior;

Residential development along south

side of

Leland

Road

turns

back

to

the

street.

Improved linkages from the BART station site to surrounding property will be provided with the planned 10‐foot wide sidewalk along Leland Rd and other access ways through site.

Shopping center faces away from BART site, limiting potential interface options;

Adjacent properties

may

be

developed without consistency with the design scheme created for this site.

Privacy of on‐site private amenities for residential developments should remain secured; however, design must address ways to ensure security

without eliminating connections (visual and physical through the site).





Strengths Weaknesses Opportunities Threats Surrounding Uses:

Vacant land to west and east does not present compatibility issues, nor does residential development to south;

City of

Pittsburg

has

a Mixed

Use

District that has certain allowable uses that have been analyzed and approved by City Council thus zoning use regulations are already in place;

Master Planning process will allow the community to read through existing allowable uses in M District

and modify the allowable uses in the area to be site and area specific.

Shopping center faces away from site, limiting ability to combine for design compatibility;

Safety/crime concerns with existing

and proposed

development

can

impact both vacant and developed properties in Planning area;

There may be limitations on land uses permitted on vacant 3‐acre BART‐owned site to east due to the fact that it was purchased with certain funds. These limitations may

affect site planning.

Existing surface parking easy to replace and would not represent incompatibilities with future uses;

Opportunity for additional residential

and commercial

uses

to

balance

existing uses in area;

BART station is compatible with additional residential and commercial retail and office developments adjacent;

General Plan projected TOD in this

area which limits potential objections from community members.

Number of regulatory agencies involved could lead to disagreements in potential specifics of future uses on site.

Implementing pedestrian

‐only

access ways throughout the project area could lead to safety concerns because it would limit the numbers of “eyes on the street” and would not allow easy police vehicle access and visibility.




ECONOMICS

Strengths Weaknesses Opportunities Threats Location:

Proximity to other uses supports foot and vehicle traffic, and adjacent existing uses such as Oak Hills shopping center make site desirable for development;

High profile site visible from SR 4 and well known in community.

Limited access between BART site and Oak Hills shopping center will reduce potential demand at the shopping center.

Site will remain terminus station for classic BART trains.

Crime and lack of safety/security are concerns for pedestrians in area and also for BART users who park their vehicles at the site.

Redevelopment is a priority for a number of agencies with interest in the site;

Contra Costa County has an adopted Pittsburg/Bay Point Specific Plan

with a certified

Environmental

Impact Report (EIR) that will support future TOD development north of SR4.

The large inventory of existing single family homes on the market in East Contra Costa County may limit market demand for rental units on the project site

According to

public

comments,

tenants at the shopping center do not serve an economically diverse population.

TOD has proven successful in certain Bay area instances, providing case studies of potential options;

As the terminus of BART, this could be a location for future commercial

development that

wants

to

get

in

early and help build the environment.

Major tenants at shopping center not highly successful; however, the developer is not considering redeveloping the commercial center. Dated facades and lack of connection between the site and commercial

center could

impede

connections.

Market conditions are not ideal for attraction of high end businesses.

Phasing of development could lead to exacerbation of safety concerns (trails not connected, inconsistent lighting, etc)




ECONOMICS

Strengths Weaknesses Opportunities Threats Strong landowner involvement in master planning efforts on surrounding vacant properties;

Insufficient parking on site is a liability for potential future businesses relying on auto ‐focused business models.

Improvement of jobs/housing balance, both locally and regionally;

Landowner of Oak Hills commercial center has indicated that a safe reasonable connection between site and center will be considered for development if it does not require major modifications to existing buildings nor utilization of the shopping center parking lot by BART patrons


Continued recession could limit new investment and availability of funds for infrastructure.




IMAGE AND IDENTITY

Strengths Weaknesses Opportunities Threats Blank slate on BART site allows for development of new identity for area;

Significant planning and design completed for adjacent property to the west.

Underground utilities aid in the visual appeal of the area;

Nearby residential development is more recent and higher end with proximity to hills;

Site is not currently viewed as

anything other

than

BART

– thus

opinions are more open to new identities based on site changes.

Poor signage and lack of economic prosperity in the area create poor identity and perception of site;

Station and surroundings are not perceived as safe after dark.

Vacant land surrounding station is available for the creation of an identity compatible with new development at station site;

Capitalize on excellent sightlines and views from the site to the north;

Build on successes of other BART TODs and from downtown development in Pittsburg;

A chance to institute creative design solutions to minimize the perception of density;

Master Planning

process

provides

local residents and businesses a chance to influence planning efforts and become more vested in future;

Making this a model of sustainable design could provide strong identity/image.

Potential concern from residents to south about obstruction of viewsheds and height of buildings;

Concern about density and the fact that this is a suburban community;


Significant planning and design completed for adjacent property to the west.




ENVIRONMENTAL

ENVIRONMENTAL Strengths Weaknesses Opportunities Threats TOD is supported through recent California legislation such as Assembly Bill 32 and Senate Bill 375

TOD offers alternatives to single occupancy vehicle travel through

proximity to transit, buses, bike paths and walkable streets and sidewalks.

This is a suburban City and the majority of people drive for many trips. How can these trips be minimized?

Air quality on site is considered poor

at different locations, resulting from cars/buses idling and proximity to freeway.

Freeway noise.

Construction of eBART will also offer riders from Antioch and eastern cities an opportunity to reduce vehicle miles traveled to classic BART Station;

Future development could be more sustainable than current Title 24 requirements if developers are offered incentives to improve environmental efficiency;

Making this a model of sustainable design could become a regional model/destination.

Freeway noise and air quality will be difficult to mitigate given the close proximity to the freeway.

Stormwater impacts are more difficult to mitigate on dense infill

sites;

Detention basin at NW corner of site poses a potential conflict with denser development on the site.

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Final Swot