WHERE WE ARE TODAY
On October 3, 2017, The City Council approved the initiation of a General Plan Amendment Study to evaluate changing the existing Land Use Designation to accommodate up to 400,500 square feet of retail, up to 665 residential units.
Community Open House COMPLETED • July 11 & 12, 2018
What is the existing land use?
Most of the project site has a General Plan land use designation of General Commercial with varying densities of residential along Brannigan Street and Gleason Drive. The project site also falls within the Eastern Dublin Specific Plan (EDSP), which was adopted in 1993 with subsequent amendments not related to the project site. The EDSP assumed the following site development projections:
As part of the EDSP, the project site was zoned as a Planned Development with the purpose of requiring that future projects have a comprehensive plan which establishes development standards tailored to the site. These standards include considering the project’s consistency with the General Plan’s goals and objectives, the diversity of land uses, compatibility with adjacent uses, the effective development of public facilities and services, and encourages creative and imaginative design that promotes amenities beyond conventional developments.
Why doesn’t the current city land use work?
While the EDSP identified development projections for the project site, there wasn’t a corresponding concept that evaluated a comprehensive plan in accordance with Planned Development objectives. The 1993 EDSP designation for the project site was simply an idea and a placeholder.
The proposed project presents a comprehensive plan with a diversification of land uses that are balanced between commercial, residential, and public facilities. We have been working with land use planners and market experts to develop a plan that achieves the City’s General Plan goals and objectives; provides a broad mix of rental and for-sale housing opportunities at attainable rents and price points; delivers the requisite taxes, municipal fees, and public infrastructure improvements; and is designed to compete in today’s changing commercial market.
Who will be building the homes and the commercial areas?
Shea Properties is the commercial developer working in partnership with the property owner, SCS Development. The for-sale townhomes and single-family residential lots will be sold to merchant home builders.
What is the timing of the project construction?
The proposed project is currently being processed and evaluated by city staff. The timing of project construction is contingent on receiving entitlement approvals from the city. There is no set schedule as to when the entitlement period will be concluded.
What are the impacts on schools and projected new students?
What student generation rates were used?
Generation rates used were the Dublin Unified Student Generation Rates from the 2018 Facilities Master Plan.
What is the status of the agreement with the Dublin Unified School District?
The property owner representatives are currently working with the Dublin Unified School District to enter into an agreement that will ensure the continuation of quality education in Dublin. We are working toward an agreement that will provide the District with over $13 million in level 2 fees, plus an additional payment coupled with a “pay-forward” plan to allow the District to make financial commitments today for the benefit of future student generations.
UPDATE: Agreement has been approved as of 10/23/18. Read the press release.
What is the purpose of the $100,000 donation from SCS Development?
SCS Development offered to make a donation (“gift”) to the DUSD toward actual costs incurred by the District in developing a preliminary schematic design for a future high school at the Promenade Site. The intent of this gift was to help facilitate the District's efforts, and its schedule for completing the second high school at the Promenade by 2022/23.
What is the status of the second high school?
Currently the District is estimating the completion of the first phase of the second high school by 2022/23. Please see the District’s website for current updates and schedule at https://www.dublin.k12.ca.us/
How much traffic will the project generate?
The project will generate approximately 19,327 daily trips. While that sounds like a lot of traffic, the development projections assumed in the EDSP generated approximately 30,445 daily trips. With the proposed plan, the project would generate significantly fewer trips than the current buildout assumptions. Part of the reason for this traffic reduction is the replacement of previously planned retail uses on the project site with residential uses, which reduces traffic density and allows for future residents to walk or bike between on-site jobs and retail services.
In short, there will be fewer daily and PM Commute Hour Trips than the prior Specific Plan:
How will the added traffic affect me?
The impact of project traffic depends on where you live and where you drive. This is detailed in the project’s Environmental Impact Report (EIR). Much of the retail planned for the project would serve the surrounding residential community in east Dublin. While the project would contribute some additional traffic on major roadways such as Tassajara Road and Dublin Boulevard, existing and future trips would also be shortened with the adjacency of At Dublin’s retail uses. Shorter trips are a net positive for traffic congestion. This is detailed in the project’s EIR, which shows that trips to and from the project site would generally be shorter than those that currently take place.
In short, mixed use development results in shorter average trip length:
What are the planned improvements?
The proposed project is surrounded by existing development and incomplete infrastructure. The project would complete much of the adjacent infrastructure the City has planned as part of its Eastern Dublin Specific Plan and Traffic Impact Fee Program. Overall, the project would contribute over $26 million to traffic improvements in the surrounding areas.
What are the setbacks from the adjacent streets?
Generally, the townhomes have varied setbacks up to 18 feet depending on adjacent conditions. The townhomes designed with front stoops onto the street have a more urban feel, providing a two-foot setback from the sidewalk. Single-family homes are designed with varied setback based on adjacent conditions. Generally, there are about six to 15 feet on interior streets and 11 to almost 30 feet on main/existing perimeter roads. It should be noted that these dimensions represent the distance from the back of the sidewalk to the residential building.
How does the plan address parking for the residential units?
The townhomes and single-family neighborhoods are parked per code, providing 2 covered and 1 visitor space per home. There are no tandem parking spaces. The apartments are parked on-site at a parking ratio of 1.75 spaces per unit.
Can the proposed project accommodate more commercial?
While it is in our interest to maximize the amount of retail space for the development, we believe that the current retail proposed is the right balance for the project and the community. The Tri-Valley Area currently has a healthy number of neighborhood retail centers, malls, and an outlet that covers many of the merchandising categories. Given the surrounding competition and the ever-changing retail environment, our proposed development is balanced with a mix of entertainment, culinary, service, home improvement, fitness, and hotel uses to provide the synergy needed for a successful development.
How tall are the buildings?
Our buildings range from 25 to 40 feet in height. The larger buildings would be on the Southern portion of the site, which is designed to be for regional serving uses.
What is the mix of commercial uses?
We provide a balance of entertainment, culinary, service, home improvement, fitness and hotel. Many of these uses are local to regional retailers, with a mix of national brands.
How does the plan address parking for the commercial sites?
As retail has shifted to more entertainment, fitness, and entertainment uses, parking has also increased over the traditional retail centers. As discussed earlier, our merchandising mix is more food-centric and entertainment based. Therefore, we take into account not only the interior square footage of buildings but also our outdoor dining areas. On our North Parcel (PA2) we are parked at 6.5 spaces per 1,000 square feet with a surplus of 43 spaces. The South Parcel (PA1) is parked at 4 spaces per 1,000 square feet with a surplus of 109 spaces. This exceeds most shopping centers, which are parked four spaces per 1,000 square feet. We want out tenants to be as successful as possible for many years to come.
Will there be events in the plaza (“Front Porch”)?
Yes. We are currently working on a marketing program that would allow for events in (or on) the Front Porch. Some examples may be: concerts, holiday celebrations, athletic appearances, and open-air markets.