HomeMy WebLinkAboutStatus Rept re: Downtown Improvement Plan Work Program
CITY OF DUBLIN
AGENDA STATEMENT
Planning Commission Meeting Date: February 3, 1986
SUBJECT:
Status Report Regarding Downtown
Improvement plan Work Program
EXHIBITS ATTACHED:
Background Attachments
1. Schedule, November 4, 1985
2. List of Issues, January 16, 1986
Exhibits
A. Planning Proposal
B. Economic Proposal
C. Traffic Proposal
RECOMMENDATION:
~
Review and Comment
FINANCIAL STATEMENT:
None
DESCRIPTION:
Attached for your review and comment are copies of the City
Council approved work programs for the Downtown Improvement Plan.
Larry Cannon of W.B.E. (Wurster, Bernardi, and Emmons, Inc.)
has been hired as the planning consultant to help coordinate the
preparation of the Downtown Improvement Plan.
Richard Caplan and Susan Levy of Laventhol and Horwath are
preparing the economic portion of the Plan.
Chris Kinzel of TJKM is preparing the traffic input.
At the Planning Commission meeting, the City Staff will
review the schedule, list of issues, and overall work programs
with the Planning Commission.
-----------------------------------------------------------------
ITEM NO.
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DUBLIN DOWNTOWN IMPROVEMENT STUDY
January 16, 1986
Issues identified by the Downtown Improvement Study committee
October 1985.
I. AUTO CIRCULATION AND TRAFFIC
o Traffic congestions problems
o Lane potentials
o Traffic barriers (remove)
o Improve circulation between shopping areas
o Public Transit Service - bus
o B.A.R.T.
o Shuttle bus (Park, shop & ride program)
o Access between Village Parkway and Amador Plaza Road
(? Lewis Avenue)
o Create additional Street frontage
o Increase street network
o New freeway connections
II. PARKING
o Areas for additional on-street parking
o Parking for trucks
o Park and shop areas (with shuttle bus service)
o Commuter parking structure
III. PEDESTRIAN CIRCULATION
o pedestrian barriers (remove)
o Improve pedestrian circulation
o Provide more pedestrian amenities
o Possibility of multi-level walkways
o People movers, shuttle bus, train or trolley (park,
shop and ride)
IV. DOWNTOWN INTENSIFICATION
o Use of air rights between existing developments
o Areas presently used for service and delivery
v. LAND USES
o Create a C1V1C center (?)
o Add high density residential uses
o Green belt concept
o Kiosk business
o Convention center/cultural facility
o Fine restaurants (encourage) vs. fast food (regulate)
A IT ACHMUU Z,
o Mini-markets (regulate)
o Major department stores (encourage)
o Potential use over drainage channels
(cover or culvert drainage channels)
VI. URBAN DESIGN
o Downtown identity and image
o Architectural image
o Refurbishing of existing structural
o Sense of entry to shopping areas
o Theme Streets
o Signage program (esp. for parking lots)
o Beautification of freeway R.O.W.
o Site visibility (freeway)
o Flood hazard zones
o Building heights
o Street trees
o Undergrounding of utilities
o Trash enclosures
C9
DUBLIN
_ DOWNTOWN
- - . .
IMPROVEMENT PLAN
DUBLIN, CALIFORNIA
Planning Consultation Proposal
October 31, 1985'
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IJlJBLlN PiA.
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'^/I fR"TJ=R -RFRNARnl ANn- FMMONS.'-INC.
WBE
Ralph O. Butterfield AlA
L=y L. Cannon AlA, AlCP
ARCHITECTS AND PLANNERS
November 1, 1985
Mr. Lawrence L. Tong
Planning Director
City of Dublin
6500 Dublin Boulevard
P. O. Box 2340
- Dublin, CA 94568
Dear Larry:
-This proposal for planning consultation services is based upon
the draft material I supplied to you earlier. Per your request,
I have added some environmental assessment assistance during the
plan preparation stage. This work will be performed by
'Environmental Impact Planning Corporation of San Francisco. I
have enclosed Background materials on their firm.
The Scope of Work and schedule proposed is based upon the
assumption that an increase in downtown land utilization and the
development of a greater sense of image and place will require
the establishment of a very close working relationship between
the City, property owners and major merchants.
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The budget proposed is my best estimate at this time of the hours
and expenses necessary to carry out the Scope of Work. It does
not include the cost of an/~conomic consultant which I feel will
be in the range of $15,000, to $25,000, nor the cost of your
transportation consultantlwhich will probably be in the $8,000 to
$12,000 range. Should ~ proposed budget exceed the City's
desired allocation, I will be happy to work with you to adjust
the Scope of Work to coincide with the available funding level.
This project is a very challenging one I look forward to working
with you and the Downtown Improvements Stugy Committee to see
that a strong plan tied to an implementation program is developed
with the broadest possible community support. If you have any
questions concerning this proposal, please let me know.
Very truly yours,
AND EMMONS, INC.
LLC:hs
Enclosure
415.397-6544
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
CONTENTS
SCOPE OF WORK
PRELIMINARY SCHEDULE
WBE BUDGET ESTIMATE
WBE EXPERIENCE
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
DUBLIN DOWNTOWN IMPROVEMENT PLAN
Dublin, California
November 4, 1985
SCOPE OF WORK
PHASE 1: ALTERNATIVES IDENTIFICATION
Time Frame: 4 months
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Task 1.1:
Background Review
Review of all existing City and Consultant data.
Task 1.2:
Base Maps
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Task 1.3:
Assemble base maps and obtain air photo of Study Area.
Preliminary Background Meetings
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Meet with City staff and with current City Traffic
Consultant.
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Task 1. 4 :
Existing Conditions Survey
Map existing uses and land ownerships.
Task 1. 5 :
Initial Study Committee Meeting
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Review issues, concerns and ideas. Organize for
survey of property owners and merchants.
,-- Task 1.6:
Site Analysis
Prepare visual site analysis and identify opportunity
areas. Evaluate larger area context.
, ......
Task 1. 7 :
Select Interviews
f ..'
Interview up to 10 individuals identified by the City
to obtain an overview of concerns to supplement the
Study Committee input. Individuals might include
City Council Members, Planning Commissioners, business
interests, special interest group spokespeople, etc.
Task 1.8:
B.A.R.T. Meeting
0'1
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Meet with B.A.R.T. staff to discuss future plans in
the Study Area.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET . SAN FRANCISCO, CALIFORNIA Q4 I ~ ~
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1.9 :
8 Task 1.10:
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1.11 :
Property Owner/Merchant Survey
Prepare, distribute, collect and evaluate a survey to
determine plans, attitudes, concerns, and willingness
to cooperate with public and other private entities.
Resident Survey
Prepare, distribute and evaluate a,survey of a
representative sampling of Dublin residents, to
determine shopping patterns and attitudes toward uses
in the Study Area.
Market Overview
Prepare a Market Overview to evaluate future
expectations of retail and commercial performance in
the Study Area relative to projected competitive
development in the region. Identify potential new
land uses' and their order of magnitude. Identify
market opportunities and constraints.
Task 1.12: Select Property Owner/Merchant Interviews
,~ In concert with the Study Committee meet with a
representative selection of current property owners
and merchants to amplify the information gained from
the surveys.
Task 1.13:
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Task 1.14:
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Task 1.15:
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Development Parameters Identification
Estimate development intensity parameters and
constraints based upon the projected circulation
system, public transit plans and property owner
plans.
Preliminary Issues, Options and Alternatives Plans
Identification
Prepare a summary report covering all elements of
this phase and outlining a comprehensive and
systematic evaluation of the specific issues and
options. Identify alternative overall approaches to
address the specific issues of continued commercial
vitality, creation of a civic image, and low existing
land utilization.
Alternative Implementation Strategies
Identify potential public and private projects.
Identify and evaluate alternative public and private
sources' of funding. Outline potential implementation
strategies.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
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Task 1.19:
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Property Owner/Merchant Meeting
Review materials with Owners and Merchants.
Public Presentation
Assist the study Committee in presenting the issues,
options, alternative plans approaches and
alternative implementation strategies to Dublin
residents in a public meeting.
Additional Presentations
Assist the Study Committee in special informational
presentations to the Chamber of Commerce and up to
three other groups.
Joint Work Session
As'sist the Study Committee in conducting a joint work
session with the City Council and Planning Commission
to establish a firm direction for Phase 2 work.
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Task 1.20: Study Committee Meetings
Attend regularly scheduled meetings of the Downtown
Improvement Study Committee during the course of the
Phase 1 Work. Meetings not noted above are estimated
to be four (4) in number.
I
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET. SAN FRANCISCO,' CALIFORNIA 94133
PHASE 2:
DOWNTOWN IMPROVEMENT PLAN
Time Frame: 4 months
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Task 2.1:
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Task 2.2:
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Task 2.3:
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Task 2.4:
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Downtown Improvement Study Committee Meeting
Meet with the study Committee to confirm the
direction for the Downtown Improvement Plan and to
establish responsibilities for additional meetings
and input to the plan.
Preliminary Downtown Plan
Prepare a preliminary plan to outline specific
physical changes to include the following:
A. New Future Projects
B. Future Intensification Projects
C. Circulation and Parking Plan
D. Pedestrian Circulation Plan
E. Landscaping and Urban Design Plan
F. Development Standards
G. Public Sector Improvements Plan
H. Preliminary Cost estimates
In conjunction with the Preliminary Downtown Plan, an
environmen~al assessment will be prepared to allow an
understanding of the plans impacts and to compare the
plan with the existing General Plan.
Preliminary Implementation Strategy
Identify potential sources of revenues to cover
improvement costs and outline options for public and
private sector agreements to accomplish the
implementation of the plan. Also identify any
necessary public actions which may be necessary
(e.g., establishment of a parking district or
allowance for joint-use parking facilities).
Downtown Improvement Study Committee Work Session
Review the preliminary plan and options with the
Study Committee to establish a definitive plan
. approach.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
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Task 2.10:
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Property Owners/Merchant's Meeting
Assist the Study Committee in reviewing the
Preliminary Plan with the affected property Owners
and merchants. This task may take two or more
meetings but its intent is to emerge with a consensus
on a physical plan and implementation framework
(including financing) which is acceptable both to the
Committee and to the affected parties.
..
Joint Work Session
Assist the Study Committee in conducting a joint work
session with the City ~ouncil and Planning Commission
to refine the elements of the Preliminary Downtown
Plan and Implementation strategy.
Recommended Downtown Plan
The consensus plan developed in the tasks above will
be refined for public review. A comprehensive report
will be prepared for limited distribution to the City
decision-makers. A concise Summary Report will be
prepared for broader distribution.
Planning Commission Public Hearing
City Council Public Hearing
Study Committee Meetings
Attend regularly scheduled meetings of the Downtown
Meetings of the Downtown Improvement Study Committee
during the course of the Phase 2 work. Meetings not
noted abov~ are estimated to be three (3).
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET . SAN FRANCISCO, CALIFORNIA 94133
PHASE 3:
IMPLEMENTATION PLAN
Time Frame: 3 months
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Task 3.9:
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preliminary Specific Plan
Prepare a Draft Specific Plan for the Downtown Area.
Preliminary Implementation Plan
Prepare an Implementation Action Plan to tentatively
include the following:
A. Implementation Strategy
B. Priorities
C. Public Sector Responsibilities
D. Private Sector Responsibilities
E. Implementation Steps and Schedule
Downtown Improvement Study Committee Meeting
Review draft Specific Plan and Implementation Plan
with the Study Committee.
Property Owners/Merchants Meeting
Assist the Study Committee in reviewing the draft
plans with property owners and merchants.
Specific Plan
Revise the Draft Specific Plan as necessary and print
for public review and approval.
Implementation Plan
Revise the Draft Implementation Plan as necessary and
print for public review and approval.
Planning Commission Public Hearing
City Council Public Hearing and Plan Adoption.
Final Documentation
Prepare one black and white camera-ready copy of the
final Specific Plan and Implementation Plan.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET. SAN FRANCISCO, CALIFORNIA 94133
v\J
\ Task 3.10: Study Committee Meetings
Attend regularly scheduled meetings of the Downtown
Improvement Study Committee during the course of the
Phase 3 work. Meetings not noted above are estimated
to be three (3).
\
WURSTER, BERNARDI AND EMMONS. INC. . 40 GOLD STREET . SAN FRANCISCO. CALIFORNIA 0.<1. I ~ ~
DUBLIN DOWNTOWN IMPROVEMENT PLAN
Dublin, California
November 4, 1985
WBE BUDGET ESTIMATE SUMMARY*
Personnel
PHASE 1: ALTERNATIVES IDENTIFICATION
$21,500
PHASE 2: DOWNTOWN IMPROVEMENT PLAN
19,500
PHASE 3: IMPLEMENTATION PLAN
15.000
$56,000
TOTALS:
Expenses
$3',000
3,000
3.000
$9,000
*Budget estimates DO NOT include amounts for economic and
transportation consultants.
..
Total
$24,500
22,500
18.000
$65,000
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
DUBLIN DOWNTOWN IMPROVEMENT PLAN
Dublin, California
November 4, 1985
WEE BUDGET ESTIMATE
PHASE 1: ALTERNATIVES IDENTIFICATION
Task
Task
Task
Task
Task
Task
Tas~
Task
Task
Task
Task
Task
Task
Task
Task
Task
Task
Task
Task
Task
1.1 :
1.2:
1.3 :
1. 4:
1.5 :
1.6 :
1. 7:
1. 8:
1.9 :
1.10 :
1.11:
1.12 :
1.13:
1.14 :
1.15:
1.16 :
1.17 :
1.18 :
1.19:
1. 20 :
Background Review
Base Maps
Preliminary Background Meetings
Existing Condition Surveys
Initial Study Committee Meeting
Site Analysis
Select Interviews
B.A.R.T. Meeting
Property Owner/Merchant Survey
Resident Survey
Market Overview .
Select Property Owner/Merchant Interviews
Development Parameters Identification
Development Issues/Options/Plans
Alternative Implementation Strategies
Property Owner/Merchant Meeting
Public Presentation
Additional Presentations
Joint Work Session
STudy Committee Meetings
PHASE 1 PERSONNEL TOTAL:
EXPENSES ESTIMATE:
PHASE 1 TOTAL:
$
800
500
400
800
600
1,000
2,000
500 -
E*
E*
E*
1,500
500
4,000
2,000
600
1,500
1,200
2,000
1,600
$21,500
3.000
$24,500**
E* Tasks to be carried ~ut by the economics and marketing consultant
under separate contract.
** Phase 1 total DOES NOT include work of the economic or
transportation consultants.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET. SAN FRANCISCO, CALIFORNIA 94133
PHASE 2:
Task 2.1:
Task 2.2:
Task 2.3:
Task 2.4:
Task 2.5:
Task 2.6:
Task 2.7:
Task 2.8:
Task 2.9:
Task 2.10:
DOWNTOWN IMPROVEMENT PLAN
Downtown Improvement Study Committee Meeting
Preliminary Downtown Plan
preliminary Implementation Strategy
Downtown Improvement Study Committee
Work Session
Property Owners/Merchant's Meeting
Joint Work Session
Recommended Downtown Plan
Planning Commission Public Hearing
City Council Public Hearing
study Committee Meetings
PHASE 2 PERSONNEL TOTAL:
EXPENSES ESTIMATE:
PHASE 2 TOTAL:
$ 600
7,500*
2,000
600
600
1,000
5,000
600
600
1,000
$19,500
3,000
$22,500**
* includes environmental assessment by Environmental Impact
Planning, Inc.
** Phase 1 total DOES NOT include work of the economic or
transportation consultants.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
PHASE 3: IMPLEMENTATION PLAN
Task 3.1: Preliminary Specific Plan
Task 3.2: Preliminary Implementation Plan
Task 3.3: Downtown Improvement Study Conunittee Meeting
Task 3.4: Property Owners/Merchants Meeting
Task 3.5: Specific Plan
Task 3.6: Implementation Plan
Task 3.7: Planning Conunission Public Hearing
Task 3.8: City Council Public Hearing and Plan Adoption
Task 3.9: Final Documentation
Task 3.10: Study Committee Meetings
PHASE 3 PERSONNEL TOTAL:
EXPENSES ESTIMATE:
PHASE 2 TOTAL:
$ 2,500
2,500
600
600
2,500
2,500
800
800
1,000
1.200
$15,000
3,000
$18,000
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
LARRY L. CANNON. AIA. AICP
Principal
Executive Vice President
Mr. Cannon has been responsible for many of the firm's urban
design and land-use planning projects in both the United states
and abroad. He has had extensive experience in assembling and
managing multi-disciplinary teams to create innovative and
realistic development programs and urban designs. This work has
ranged in scale from street beautification and commercial district
revitalization to major urban redevelopment projects."
EDUCATION:
Bachelor of Architecture, University of Illinois
- Highest Honors
- American Institute of Architects' SChool Medal
- Department of Architecture Honor Award
Master of Architecture, University of Illinois
- Inaugural recipient of the Edward Probst Fellowship
EXPERIENCE:
Managing Director of the WBE Saigon, Vietnam field office:
1971-1972
Consulting Redevelopment Architect - City of Pleasant Hill,
California 1975 -
Consulting Redevelopment Architect - City of Pasadena,
Cali.fornia 1975
Principal-in-Charge for the following projects:
Bunker Hill Redevelopment Plan - Los Angeles, California
Irvine Performing Arts Theater - Irvine, California
South Shore Redevelopment Plan - Miami Beach, Florida
West Colorado Boulevard Revitalization Plan - Pasadena,
California
Forty-first Street Revitalization Plan - Miami Beach,
Florida
Hoboken Waterfront Plan - Hoboken, New Jersey
WTrRC:TW::~ R'J:'1)NA'DnT .4l\1n 'J:'MM{"\Nc:' TMr . An t":nTn C'T'01::t:'T . C'",,,.r rn"...'.......r-....._ ,......-................. - ....~...
The Woodlands New Town Central Spine - The WOodlands,
Texas
Lake Oswego Central Business District Plan - Lake Oswego,
Oregon
North End Redevelopment Strategy Plan - Michigan City,
Indiana
Plaza Espana - Managua, Nicaragua
Tai Mui Sha New Town - The People's Republic of China
OTHER:
American Institute of Certified Planners
American Planning Association
American Institute of Architects
San Francisco Chapter Board of Directors.
San Francisco Chapter Secretary
California Council Board of Directors
National Council of Architectural Registrations Boards Certification
Urban Land Institute (Sustaining Member)
San Francisco Art Commission (Former Commissioner)
San Francisco Landmarks Preservation Advisory Board (Former Member)
San Francisco Parapet Preservation Task Force (Former Chairman)
Foundation for San Francisco's Architectural Heritage (Member)
National Trust for Historic Preservation (Member)
California Historical Society (Member)
San Francisco Ballet Association (Member)
EXPERIENCE
PLANNING AND URBAN DESIGN
WURSTER, BERNARDI AND EMMONS, INC. (WBE)
Wurster, Bernardi and Emmons has a long-established reputation
for sensitivity and excellence in planning and architectural
design. Recent planning projects of the office have ranged from
downtown revitalization plans to the preparation of detailed
plans for specific downtown projects. .
The work of the office, whether architecture or planning,
emphasizes. simple and direct solutions achieved through a close
working relationship with the client .and committed to the
impLovement of the human environment.
WBEls background includes revitalization and redevelopment
planning as well as the planning and design of mixed-uge
complexes. The firm's design for Ghirardelli Square demonstrates
their capability to sensitively combine existing and new
buildings with landscaping to create an environment which is both
economically viable and pleasing to a wide spectrum of people.
WBE projects of relevance to Downtown Dublin include the
following:
Danville Downtown Master Plan - Danville, CA
preparation of a Master Plan and Action Program to guide
private and public investment within the commercial area of
the City. Focused around an 1I01d Townll area with
significant scale and Charm, the downtown is faced with
increasing land costs and development pressures - pressures
which, unless con~rolled, could double the intensity of
downtown development and destroy its special character.
Phase I work has been completed. It consisted of a problem
analysis and a workbook which identified the major issues
and options in the areas of circulation, parking, civic
focus, Charlotte Wood (a IO-acre site available for
development), land use and urban design. Utilizing the
issues and options, three alternative master plan concepts
were prepared to describe different end goals and the degree
of public action necessary to achieve them.
A general direction has been confirmed and further testing
of a master plan is proceeding.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
Pleasant Hill Core Area Redevelo~ment Plan - Pleasant Hill. ~
This master plan for 100 acres comprising the Pleasant Hill
Core Area Redevelopment was conceived to provide a suburban
community of 30,000 people with a wide range of goods and
services and to provide the residents with a unique focus of
activity consistent with their community self-image. The
project was established under the California state
Redevelopment Law and was planned by WBE in consultation with
the city's Redevelopment Agency (City Council), Pl~nning
Commission, Architectural Review Commission and Citizens'
Advisory Committee in a series of public meetings.
Working with the community, WBE developed economic feasibility
for a combination of mixed-use facilities. The purpose was to
allow the community to select those facilities which would fit
the image they required, provide a desirable economic base for
the project and attract private developers.
Creation of a community focus resulted in a unique blend of
facilities for the center -- housing was introduced into a
compatible relationship with normal downtown commercial
facilities, public offices and facilities (a new town hall) and
public recreation areas. The effect has been to create a
"living" downtown center. Buildings and spaces within the
center turn inward to pedestrian-oriented activities which will
culminate in a man-made lake and central park.
The redevelopment implementation process is well underway,and
WBE is providing detailed public improvement designs as well as
ongoing consultation to assist the Agency in its review and
evaluation of all proposed developments.
Lake Osweqo Central Business District Studv - Lake Oswego. Oreqon
Development of a downtown revitalization program, including
a lakefront park, new city hall, shopping, offices and
housing. While a split vote in the City Council over the
issue of tax increment financing has led to a postponement
of redevelopment plan adoption, major steps have been taken
to implement the plan developed in collaboration with the
Citizens' Project Advisory Committee. Plans for an
expansion to the public library have been adopted, a new
City Hall is under construction, and plans are progressing
for a mixed-use commercial and residential project downtown.
Downtown Corvallis - Corvallis. Oregon
Master plan for a 50-block redevelopment area for a
riverfront community to include a new major retail center,
office complex, parking structures, the rehabilitation and
revitalization of Victorian neighborhoods and a riverfront
park development.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET . SAN FRANCISCO, CALIFORNIA 94 I 3 3
Corvallis is a university town. Previously a riverf~ont
settlement, its waterfront was neglected despite its
potential for park usage and many of its historic buildings
were intact but under-utilized. Commercial development in
outlying districts was undermining the economic viability of
the downtown area.
WEE analyzed these problems and potentials, starting with
economic and traffic studies. Working closely with a
Downtown Commission and several citizen and business. groups,
the team prepared a comprehensive redevelopment action plan.
Throughout all phases of this project, there was considerable
community input. This was used to establish initial goals and
_ design criteria. Design alternatives were presented to the
community for its approval. Agreements on rerouting of heavy
downtown traffic and development of a riverfront park were
generated through public discussion in the design phase. This
insured community acceptance and implementation of the final
plan.
In addition to an urban design plan, including street
improvements, landscaping and open space, WBE has helped
develop an overall theme or character for downtown
Corvallis. This is being implemented with a set of
guidelines and an architectural/development review board.
West Colorado Boulevard Revitalization Plan - Pasadena, CA
Development of an action plan for the revitalization of
eight square blocks of downtown Pasadena, centering on the
main shopping street of the city. The plan involved the
integration of physical designs with market and economic
studies to provide a realistic program for immediate
implementation. Extensive cost estimates were prepared and
a phased program developed to allocate costs to both the
public and private sectors. Building rehabilitation studies
with cost estimates were also carried out to assist the
private sector in property improvements in support of the
revitalization effort. Emphasis of the physical plan was on
the provision of convenient parking, rehabilitation of
existing structures with the selective addition of new
construction, development of off-street courtyards and
pedestrian areas, improvement of the pedestrian environment
along the main street, extension of major landscaped
corridors off of the street to make linkages to other nearby
areas and improvement of individual storefronts.
Results of these efforts to date, along with additional WBE
work in downtown Pasadena have resulted in the following:
1. substantial rehabilitation of existing structures in the
study area.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET. SAN FRANCISCO, CALIFORNIA 94133
2. Opening of a dinner-playhouse in a remodeled st~ucture.
3. Implementation of a street tree planting program along a
2-mile length of Colorado Boulevard according to plans
and specifications prepared by WBE.
4. Development of one block to improve parking and provide
a mid-block plaza with landscaping.
5. Commencement of action to establish a special parking
district within the study area.
Forty First Street Revitalization ,- Miami Beach, Florida
WBE prepared an extensive physical analysis and urban design
plan for Miami Beach's main entry street. Stretching from
Biscayne Bay on the west to the Atlantic Ocean on the east,
Forty First Street contains many fine shops but i~ visually
ugly and fails to capture its reasonable share of the resident
and tourist retail trade. A visual analysis, a building and
use analysis and a traffic and parking analysis were made and
alternative conceptual plans were prepared and reviewed with
members of an owners and merchants association. Based upon
that review, WBE prepared a schematic urban design plan for the
one-mile long street, incorporating existing potentials of
specific areas while establishing an overall visual continuity.
Other drawings and calculations were presented to indicate
landscaping, paving, street furniture, new structures and uses,
vehicular and pedestrian circulation, parking, open spaces and
special design features at the ends and along the street.
Sections and perspective sketches were drawn to establish an
overall design image, cost estimates were made for public
sector improvements, phasing alternatives were developed and
implementation organization options were suggested.
A more detailed study was made of a three-block Phase 1 area.
The study included detailed design proposals for all public
sector improvements and for each structure fronting on the
street. proposed private sector changes included new
storefronts, creative graphics and signing, color and external
extensions of interior uses.
Detailed cost estimates were prepared for both public and
private sector improvements, and preliminary cost allocations
were made to each property along with debt financing
calculations.
Having received enthusiastic support from owners and
merchants along the street and from the Miami Beach City
Council, the Forty-First Street Association has implemented
Phase 1. This.included new specialty street furniture,
street lighting, landscaping, new paving materials, graphics
and signage.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET . SAN FRANCISCO, CALIFORNIA 94133
North End Redevelopment - Michiaan Citv, Indiana
Redevelopment concept and implementation strategy plan for
approximately 1,000 acres of downtown and adjacent areas near
Lake Michigan.
The plan focuses on revitalization activities by capitalizing
upon the area's unique recreational boating assets and
natural attractions. The plan identifies and analyzes
specific redevelopment project opportunities and establishes
a strategy for implementation. These projects include a wide
range of retail, office, hotel, residential, recreational and
public parks.
Concurrent analyses included developing a major Recreational
Boating Plan, site and development potential analysis for
approximately 7 miles of National Lakeshore Transit and
Information Center.
Pasadena Downtown Master plan - Pasadena. CA
Development of design for the beautification of Colorado
Blvd. to be implemented in conjunction with the construction
of the proposed downtown Retail Center. Work included
landscape plans, street furniture design, paving, street
lighting and public signing. In support of this work, WBE
carried out a detailed Engineering Cost Study to delineate
alternatives posed by traffic needs, street drainage, current
street profiles and phasing.
WBE prepared schematic design plans for a Civic Center Mall
in front of the City Hall and plans for an adjacent street
connecting the City Hall with Colorado Boulevard and the
proposed Retail Center. Detailed drawings were then prepared
and coordinated with the Public Works Department and the
developers of the Retail Center. Construction is now
underway. Other master planning work as well as design
review is being carried out in the downtown area.
Southern Pacific Railroad Corridor Specific Plan - Sunnvvale, CA
Specific, plan for nine properties covering 85 acres
bordering the Southern Pacific Railroad right-of-way
adjacent to downtown Sunnyvale. Formerly occupied in the
most part by canneries which have moved away from this
urban location, the area was studied from an economic and
physical standpoint to determine the best mix of uses for
the properties. Following a substantial public review
process, specific plans incorporating industrial, office and
residential uses were prepared for each of the nine sites.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
Oak Park Redevelopment plan - Sacramento, California
Preparation of a redevelopment plan a low income, minority
neighborhood near Sacramento's Old State Fairground. While
the area lacked market potential for significant new
development, community workshops revealed that it was
perceived as a good place to live and that a large amount of
available monies were being spent outside the neighborhood.
The plan which included a detailed Operations Action Manual
focused on several key efforts: 1) upgrading the
neighborhood's image to developers and the rest of the
community, 2) reinforcement of existing commercial areas to
create a neighborhood shopping area and 3) development of two
market rate residential complexes through public-private
partnerships.
During the course of the work, WBE and the consultant team
worked closely w~th the Project Area Committee. WBE also
organized and ran one of the best attended and most
successful community workshops ever held in the
neighborhood.
Key West Harbortown - Key West, Florida
Redevelopment Master Plan for 165-acre Naval Base being
declared surplus through the GSA. The site, located adjacent
to the heart of downtown, contains over 20 historically
significant structures, including the Truman White House. The
plan emphasizes the retention and adaptive reuse of these
historic buildings and the project's complete integration into
the surrounding residential and commercial district.
The plan is a mix~d-use development of retail, offices, hotels,
tourist facilities, a full range of housing types, light
industrial uses, public parks, a 600-boat marina, county
governmental offices, and a major downtown parking resource.
Ghirardelli Square - San Francisco, California
The Square is a retail and entertainment complex converted
from an old chocolate factory and represents the first major
effort in the united States to blend new construction with
rehabilitation of existing structures. Over 10,000 people
come to Ghirardelli Square each day during the tourist
season. The project has received over 14 awards for design
excellence and economic success. A quote from the National
American Institute of Architects is typical: "...their (WBE)
professional abilities transform historic Ghirardelli Square
from a largely.neglected old chocolate factory and landmark
into one of the liveliest neighborhoods of San Francisco and
the nation...."
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
Buildinq Rehabilitation Study for Greater San Francisco-Ghamber of
Commerce. San Francisco. California
Six, carefully selected, obsolete industrial buildings were
studied in detail to determine potential new use and cost of
rehabilitation as office, retail, etc. Virtually all have
since been privately redeveloped. A further Neighborhood
Rehabilitation Study was made of an eight-block area adjacent
to one of the above buildings.
Housing
WBE has designed and seen coqstructed over 20,000 residential
units. These have included single family units, town houses,
garden apartments and high rise condos and mixed use projects.
WURSTER, BERNARDI AND EMMONS, INC. . 40 GOLD STREET' SAN FRANCISCO, CALIFORNIA 94133
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~'" .::'~ DEVElOPMENT PLAN ~\
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New community for 50,000 residents ~",
'and tourists in Southern China. $ cf' ",
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Master development plan
for a 165-acre Navy Sub-
marine Base created sur-
plus through GSA, The
plan provides a mixed-use
development of retail,
housing of all economic
ranges, hotels, tourist
facilities, public parks,
cruise boat docks and a
600-boat marina, Emphasis
has been placed upon the
retention of historic struc-
tures, including the Tru-
man White House, and the
complete integration of the
area with the adjacent resi-
dential and busines~
districts.
FAllS LANDING
Jeffersonville-Clarksville, Indiana
Redevelopment plan for 100 acres directly
across the Qbin River from downtown
Louisville, Kentucky,
Plans include an amusement and education
center, a 150-room hotel expansion, 125
residential condominiums, and a 150,000
square foot adaptive reuse of the old
Railroad Car Works into a specialty shopping
and entertainment center,
When completed, the project will offer the
only major stretch of landscaped public
riverfront in the Louisville area, and a major
attraction for both metropolitan area
residents and the many tourists who visit
Louisville each year,
Project responsibilities of the multi-
disciplinary planning team included project
promotion and the securing of a qualified
development entity,
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.:. >-; ;};"\<:,\"i:C/udlng :r~!ofati6r{.housing, '450,000
',"r::,:>-,' < '. :,sqtiare feet of specialty' shops, 65,000 ;
" , . .' ":"'squandeef,of offices,recreationand
"entertainment..islands, ,"a,'mari,na,
);:{12'OOOparkirig spaces, arid a variety of
-- ";:' transportation types, ',including water
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,"}'he plan; prepared uiider WBE's man-
. · agement, utilized professionals in ur-
::.: ban design, economics, market analy-
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'transportatio,1, architecture, land-
scape architl'cture, relocation, rede-
velopment implementation and feder-
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NORTH END REDEVELOPMENT
Michigan City, Indiana
RedevelopmenC concept and imple-
mentation strntegy plan for approx-
imately 1,000 acres of downtown and
adjacent areas near Lake Michigan.
The plan focuses revitalization activ-
ities by capitalizing upon the area's
unique recreational boating assets and
natural attractions. Plan identifies and
analyzes specific redevelopment proj-
ect opportunities and establishes a
strategy for implementation,
- - - - -
YUEHSIU DEVELOPMENT
Guangzhou, China
Redevelopment of an 18-acre parcel in the
City of Canton to accommodate 3,600 resi-
dential units in 19 high-rise buildings along
with street level retail shops, light industrial
space, a primary school and a performing
arts theater,
SITE PLAN
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HOBOKEN DOWNTOWN
REVITALIZATION
Hoboken, New Jersey
Adaptive reuse plan for the 1901 Erie-
lackawanna Railroad and Ferry Ter-
""minaI, a National landmark Building,
Conversion will retain existing
transportation facilities while convert-
ing unused and underutilized portions
of the complex into a specialty com-
mercial and entertainment center to
serve both local and Manhattan
residents. Plan includes revitalization
program for adjacent downtown area.
. A second program, three blocks up
". river, focused upon the creation of a
marina with an adjacent public park to
"" be constructed on an abandoned pier,
PubliC" investments will be used to
- stimulated a privately developed com-
" "containing 3io jesidential units
. wi!h c"()mmercial and restaurant
BUNKER HIll URBAN
RENEWAL PROJECT
Los Angeles, California
Master redevelopment plan for
136 acres of downtown Los
Angeles, Planned to establish an
urban environment with a full
range of activities, the project was
planned to include approximately
12 million square feet of office
space; 500,000 square feet of
retail, entertainment and dining
space; 3,000 hotel rooms and ap-
proximately 3,600 residential
units,
A major departure from earlier
plans was the limitation of on-site
parking to that amount which can
be reasonably accommodated by
the adjacent street system, An ad-
ditional 6,000 to 8,000 spaces will
be provided in parking structures
located on the downtown periph-
ery and connected to the project
by a people mover system,
Pedestrians and vehicles are
separated by a series of raised
plazas and bridges spanning ma-
jor streets to create an auto-free
environment. This system is con-
nected to a major pedestrian con-
course containing retail shops,
restaurants, entertainment
facilities and small offices.
The focal point of the project is a
park containing trees, fountains
and outdoor cafes, Each building
site relates to either this park or
the pedestrian concourse,
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THE WOODLANDS
Houston, Texas
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Master development plan for 17.6-acre
office parcel within The Woodlands
New Town north of Houston, The
plan included analysis of site develop-
ment influences, parking alternatives,
massing options, phasing and site de-
velopment costs,
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Sited within a heavily wooded forest,
the concept emphasizes the creation
of an internal urban spine of plazas, ar-
cades, landscaping and water ele-
ments with respect to which all
buildings are sited,
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OTHER PlANNING AND URBAN DESIGN PROJECTS
GHIRARDElLl SQUARE
San Francisco, California
World famous commercial adaptive-reuse complex.
BAY AREA RAPID TRANSIT SYSTEM
San Francisco Bay Area
Consulting architects for station design standards and aerial support system.
GOLDEN GATEWAY REDEVElOPMENT
San. Francisco, California
Mixed-use complex with upper level pedestrian circulation network extending
over lS-block downtown area.
CAL EXPO
Sacramento, California
Master development plan for California State Fairgrounds.
THU THIEM PENINSULA DEVElOPMENT
Saigon, Vietnam
Development plan to extend city by 25% and establish government agency
(or implementation.
SOUTH INTERCHANGE DEVELOPMENT ACTION PLAN
Medford, Oregon
Redevelopment strategy (or lOO-acre site to create cultural, commercial, of-
fice, housing and recreation facilities within a park sening.
LAKE OSWEGO CENTRAL BUSINESS DISTRICT STUDY
Lake Oswego, Oregon
Redevelopment plan for downtown area of Portland suburb with a resident
population of 2S,OOO.
CONVENTION AND PERFORMING ARTS FEASIBILITY STUDY
Salem, Oregon
Analysis o{ market support, alternative sites and development program (or a
multj.use complex.
PLAZA ESPANA
~nagua, Nicaragua
Master plan and design vocabulary (or mixed-use commercial and residential
development.
MONTEREY CUSTOM HOUSE REDEVELOPMENT PLAN
Monterey, CoiJifornia
Redevelopment plan adjacent to Monterey's Cannery Row.
PLEASANT HILL COMMONS
Pleasant Hill, California
Redevelopment plan {or creation of lOS-acre downtown around a man-made
lake and park. Continuing consultation on developer plans and architectural
design.
CORVALLIS DOWNTOWN REDEVELOPMENT PLAN
Corvallis, Oregon
Redevelopment plan {or 50. block area in community o( 40,000 residents.
MASSPORT DEVELOPMENT PLANS
Boston, Massachusetts
Development plans for waterfront pier sites.
CHEUNG SHA
lantau Island, Hans Kong
Master plan and design (or 22.unit residential complex.
WEST COLORADO BLVD, REVITALIZATION PLAN
Pasadena, California
Rehabilitation and revitalization program for eight.square block downtown
a~. .
RED HILL DEVELOPMENT PLAN
Hong Kong
Master Plan (or 4()()..unit residential complex overlooking rai Tam Bay.
PASADENA DOWNTOWN DESIGN CONSULTATION
Paudena, California
Consultation to Redevelopment Agency on design of a shopping center in the
downtown area.
COLORADO BLVD, BEAUTIFICATION PLAN
P.1Sadena, California
Urban design plan for street where Rose Parade is held annually.
UNIVERSITY OF CALIFORNIA DESIGN CONSULTATION
Berkeley, California
Consultation on long.range planning, facility siting and building design.
SCHOONMAKER WATERFRONT DEVELOPMENT
Sauulito, Ca.lifomiil
8oating.oriented development on Richardson Bay featuring housing, hotels
and commercial uses.
UNIVERSITY OF VICTORIA
Victoria, British Columbia
Plan {or new campus plus continued design consulta~ion on facility siting and
design.
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Suite 3600
One Metropolitan Plaza
425 Market Street
San Francisco, CA 94105
(415) 896-1800
Telex: 384061
November 27, 1985
V".!I"~
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Mr. Lawrence L. Tong
Planning Director
City of Dublin
6500 Dublin Boulevard
- Suite E
Dublin, California 94568
.Dear Mr. Tong:
LaventhoJ. " Horwath (L&H) is pleased to submit this addendum to
our proposal of November 12, 1985 to assist the City of Dublin
with a market analysis as part of the Downtown Dublin Improvement
Plan. This letter is in response to your telephone request of
November 26, 1985 regarding Surveys to be performed on behalf of
this project, additional meeting attendance by our firm and our
firm's billing rate for professional staff.
As part of our retail market analysis, we will conduct surveys of
at least 50 shoppers at different locations during different
times of day in the downtown Dublin area. The purposes of the
survey includes gaining shopper's perceptions about area parking,
the type of items or services they require on that visit, their
frequency for shopping in the downtown area, other retail areas
which they patronize, attitudes about appearances of the shops
and downtown area, other merchandise, stores and/or. services they
would like to see in the downtown and other issues that we may
mutually determine.
We will also conduct a survey of at least 25 merchants in the
area. These surveys w ill provide insight into where their
customers come from, where they advertise, their rating of the
downtown in terms of selection of gOOds, st;ore hours, parking,
competiveness of prices, advertising, appearance of bUildings,
proposed renovation and/or expansion plans, rental rates, lease
issues and the existing and potential role of the City of Dublin
in regard to the downtown improvement plan. Both of these
surveys will be incorporated into our analysis to complete Our
understanding of the retail market.
As was indicated to you and the Downtown Improvement Committee
'during our intervi~w on November 21, 1985, we will attend a total
of seven, rather'than four, public meetings with the Downtown
Improvement Study Committee, Planning Commission and City
Council. The fees required for this increased meeting attendance
A member of Horw".h '" Hnnu..l. 1_____.'___1. '.' M.,
"
- .
Mr. Lawrence L. Tong
Ci ty of Dublin
November 27, 1985
Page Two
will be offset by a reduction in the Hotel Market Analysis
section of our report from a detailed market analysis to a market
overview.
The billing rates for the professionals assigned to this project
are as follows:
Susan Giles Levy
Richard A. Caplan
Barry Abramson
Michael Caplan
$130.00 per hour
95.00 per hour
65.00 per hour
55.00 per hour
If there are any additional matters related to our proposal,
please do not hesitate to contact us.
We are looking forward to becomin9 a member of the City of Dublin
team and assisting you with this ~mportant project.
Very truly yours,
LAVENTHOL & HORWATH
~~~
Susan Giles Levy
Senior Principal
td-tA- ~
Richard A. Caplan
Manager
November 12, 1985
Mr. Lawrence L. Tong
Planning Director
City of Dublin
6500 Dublin Boulevard, Suite D
Dublin, California 94568
_ - Dear Mr. Tong:
Laventhol & Horwath (L&H) is pleased to submit this proposal to
assist the City of Dublin with a market analysis as part of the
Dublin Downtown Improvement Plan. This proposal outlines the
approach we will take, the estimated time and fee requirements
for our work, as well as the additional information requested in
your Request for Proposals dated October 29, 1985.
Laventhol & Horwath (including the former Land Economics Group)
is particularly familiar with the City's objectives as a result
of our firm's prior meeting with the Downtown Improvement
Committee and City staff on September 19, 1985. More
importantly, we have considerable experience in performing
similar studies on behalf of cities throughout California.
Copies ot some of these studies have been previously submitted
to you for your review.
Prior to the initiation of this study, L&H will meet with the
City Council, City staff and Downtown Improvement Committee to
discuss the purpose of this study and to identify opportunities
and procedures for public input as the study proceeds.
SCOPE m: HQRK
The scope of work has been developed to include data and analysis
pertaining to the economic base, analysis of the assets and
liabilities relating to development in Dublin and implementation
strategies for Downtown development.
Given below is a detailed description of the work program. Our
results will be fully documented in our reports to the City of
Dublin.
Laventhol & Horwath will focus the research and analysis on
identifying the potential development desirable for Dublin
and determininq the financial implications of economic
development. While the format of the report will more fully
integrate the economic, financial and implementation aspects of
1
Mr. Lawrence L. Tong
November 12, 1985
Page 2
the work program, the research and analysis will proceed as
follows:
~l.
Geographic. Demographic and Employment Analysis
Laventhol & Horwath will evaluate Dublin's economic activities by
analyzing the structure of the local and regional economy as well
as the demographic and labor-force characteristics of the local
- population. Standard methodologies of economic analysis will be
employed to address the following topics:
o Historical growth trends of the City of Dublin and
Alameda County;
o Growth prospects of basic retail sectors;
o
Growth trends and
characteristics; and
changes
in
popula tion
o Target market segments most attractive to the City of
Dublin given land availability.
To accomplish this analysis, L&H will analyze the retail sales
activity in which the study area already has demonstrated
acompetitive advantage. This analysis will determine, insofar as
possible, those sectors in which the Dublin market area can
develop additional competitive advantages. These sectors will
include the broad categories incorporating potential commercial,
office and hotel development and will assist in identifying
target sectors which are attractive to the City. of Dublin.
These findings will be summarized in a brief letter report.
~2.
Retail Market Analysis
The purpose of the retail market analysis will be to measure the
effect of population and economic growth on demand for retail
facilities within the market area. In order to develop an
implementation plan, we propose to carefuly examine the
availaoility and location of existing retail sites. We will
interview merchants and developers to identify opportunities for
business development and measure the demand for additional retail
space required in the Downtown. Upon determination of the
additional retail uses that are feasible from a market
perspective, specific strategies will be developed to ensure
appropriate development.
2
Mr. Lawrence L. Tong
November 12, 1985
Page 3
b.s.k J.
Office Market Analysis
Through interviews with knowledgeable office leasing agents,
brokers and developers, L&H will define the Dublin office market
and describe characteristics of the present market including
location, absorption, rent levels, and tenant profiles. We will
address the issue of target markets of office users that Dublin
could likely attract. Any strategy for attracting new office
- users must be sensitive to the overall amount of space the market
can realistically absorb.
b.s.k ~
Hotel Market Analysis
As a result of numerous hotel market studies performed by L&H in
the Dublin area including in Pleasanton, San Ramon, Danville and
Walnut Creek, we have an excellent understanding of area hotel
market conditions. We will review the area hotel market and
evaluate potential sites for lodging facilities in Dublin
including their relative strengths with respect to accessibility,
visibility, proximity to major market generators, and trends
which will enhance or detract from Dublin's desirability.
We will develop a census of all lodging facilities in the market
area as well as those planned or rumored for construction which
could be considered competitive to Dublin. We will determine the
size, seasonality and character of the various market segments
(such as [1] commercial, [2] group/convention, [3] tourist and
others and their estimated growth rates. We will also estimate
potential demand that could be generated by proposed lodging
facilities. We will then determine an estimated .growth rate for
the total market demand. We will project the future needs for
guest rooms in the market area based on the present and
anticipated future supply of rooms and the projected market
demand.
At the conclusion of Task 4, we will meet with you to discuss our
findings and prepare a letter report detailing our retail, office
and hotel market findings. We will present this report at a
public meeting.
b.s.k .5.
Assessment Qf Community Assets And Liabilities
In determining the strengths and weaknesses for Dublin's
development, L&H will undertake an analysis of business assets
and liabilities. This analysis will rely in part on data
assembled in other tasks. It will examine factors related to the
attractiveness of Dublin to business and provide an understanding
of local strengths and weaknesses for development.
3
Mr. Lawrence L. Tong
November 12, 1985
Pa ge 4
The factors that L&H will examine closely as we undertake this
analysis of the strengths and weaknesses of the Dublin market
willI include the following:
o Land availability, site suitability, existing vacant
retail and office space, relative cost to acquire,
lease, and/or devel?p sites and buildingsi
o Transportation: highway access, BART, air, truck, bus;
also cost, availability and quality of
telecommunication linksi maintenance of streets and
highwaysi
o Utilities (availability and cost) - electricity, water
sewers, gas and other fuelSi consistency of power,
quality of power, and ability to expand all utilities;
o Labor cost, availability, and quality - wage levels in
manufacturing and clerical occupations, skill levels of
available workforce, labor-management relationsi
o Relative cost, availability and quality of business
inputsi that is, materials, access to suppliers, and
business services, computing, accounting, legal, hotel
and motel accommodations, business meeting places,
etc. i
o Local taxesi and
o Specific local zoning or environmental controls and
regula tions.
Additional factors may be added to each of the groups as a result
of detailed local review and analysis. The results of this
analysis will be used to provide a profile of Dublin as an
economic center.
At the conclusion of Task 5, we will prepare a written summary of
Dublin's assets and liabilities and present these findings at a
public meeting.
~2-
Evaluate Alternative Development Scenarios
In cooperation with the City staff and the City's planning
consultants, we will evaluate alternative scenarios for the
central commercial area in order to assess the overall economic
impact on the Downtown area and the City of Dublin's municipal
budget. This analysis will take into consideration existing and
proposed development in nearby communities.
4
Mr. Lawrence L. Tong
November 12, 1985
Page 5
The information from Phase I and the results of this evaluation
will provide the tools that will permit the City to seek out
targeted potential employers who will receive benefits from and
add significantly to the Dublin economy. The results of the
prior tasks will be reviewed again to identify:
o The economic sectors with moderate to high growth
potential for which.the City and surrounding area have
demonstrated tangible competitive advantages.
o The applicability of economic development incentives
(e.g., public and private sector financing) that could
be expected to improve the competitive advantage.
o
The tax-generating capability of specific
sectors.
growth
o The availability of land and infrastructure.
o The types of employers and small business persons who
could be expected to pursue opportunities in Dublin and
their economic impact on the City.
This analysis will carefully consider the potential in a national
and regional market to attract major retailers, office tenants
and hotels into Dublin in spite of the fact that small businesses
produce the majority of new jobs in California and despite the
fact that local businesses can be expected to be already familiar
with the locational advantages of the City. We will outline
these strategies and evaluate them in terms of ma~ket feasibility
and overall financial benefit to both the public and private
sectors.
At the end of this task, we will discuss the alternatives, their
impacts, and our findings and conclusions with you. We will be
availaole to present these findings at a public meeting.
.T..a.s..k 2
Implementation ~
L&H will assist the City and its planning consultants
development of a set of recommendations together with a
to implement the Downtown Improvement Plan.
in the
strategy
We will develop a financial program for implementing the optimum
strategy. We will identify both private and public resources ~
available for.' financing infrastructure, Downtown public
improvements and marketing. We expect to work closely with the
Downtown Improvement Committee, the planning consultants and the
5
Mr. Lawrence L. Tong
November 12, 1985
Page 6
City staff throughout the work program. The plan will carefully
consider the City's goals and policies.
At the end of this task, we will prepare a final letter report
summarizing our findings from Tasks 6 and 7, as well as updating
any information and additional analysis that may be appropriate
from earlier letter reports. .
~ 1lliI2 TIMING
Fees for the services described in this letter will be based on
the actual time required to perform the services. Based on our
experience with similar projects, we estimate that our fees will
be as follows:
~ Timing
Task 1 $ 2,350 2 weeks
Task 2,3,4 11,900 3-4 weeks
Task 5 2,750 3 wee ks
Task 6 3,250 2 weeks
Task 7 2,250 2 weeks
Total Fees (Not To Exceed) $22,500
Tasks I to 5 will be completed within 60 days. Out-of-pocket
expenses (travel, computer charges, postage, etc.) are estimated
at 5 to 10 percent of fees; however, they will not exceed $2,000.
This budget includes attendance at four public meetings. If
additional public meetings are required, the actual cost required
to attend these meetings will be added to our invoices at our
standard billing rates.
Resumes for the key professionals are attached to this proposal.
The fees and professionals assigned to each task of this study
are also attached.
6
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PROPOSED TABLE OF CONTENTS
DOWNTOWN DUBLIN MARKET ANALYSIS
I. Introduction and Summary of Findings
A. Introduction
B. Methods of Analysis
C. Summary of Development Potential by Category
II. Dublin Geographic, Demographic and Employment Analysis
A. Geographic Analysis (plus map)
B. Demographic Analysis' (plus charts)
C. Overview of the Economy
D. Employment Profile (plus charts)
E. Shift-Share Analysis
III. Retail Market Analysis
A. Market Area Definition (plus map)
B. Supply of Retail Space (plus charts)
C. Projects Currently Underway
D. Projects Planned
E. Demand for Retail Space
F. Retail Development Opportunities
IV. Office Market Analysis
A. Market Area (plus map)
B. Supply of Office Space (plus chart)
C. Projects Currently Underway
D. Projects Planned
E. Demand for Office Space
F. Office Development Opportunities
V. Hotel Market Analysis
A. Market Area Definition
B. Supply of Lodging
C. Projects Currently Underway
D. Proposed Facilities
E. Review of Area Sites
F. Demand for Hotel Accommodations'
G. Hotel Development Opportunities
VI. Assessment of Community Assets and Liabilities
A. Community Assets and Liabilities
B. Business Operations and Constraints
C. Institutional Assets and Liabilities
D. Summary (plus chart)
PROPOSED TABLE OF CONTENTS
DOWNTOWN DUBLIN MARKET ANALYSIS
(continued)
VII. Alternative Development Scenarios
A. Description of Alternatives Considered
B. Economic Impacts of Alternatives
C. Summary
VIII. Implementation Plan
A. Summary of Development Potential
B. Infrastructure Needs
C. Development Strategy
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Development Services
P.O, Box 2340
Dublin, CA 94568
CITY OF DUBLIN
1r
Planning/Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
December 12, 1985
Mr. Chris Kinzel, Principal
TJKM Transportation Consultants
4637 Chabot Drive Suite 214
Pleasanton CA 94566
r,'tl'B" '"T'
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Re: Traffic Engineering Services for Downtown Improvement Plan
D~ar Mr. Kinzel,
This letter authorizes TJKM Transportation Consultants to
perform the traffic engineering services for the Downtown
'Improvement Plan as specified in the'TJKM scope of-services dated
and received December 2, 1985, with the following amendments
which you and the Staff discussed on December 4, 1985.
1) Task 1 - Traffic Overview and Constraints will update
traffic information critical to the Downtown Improvement
Plan. The estimated fee for Task 1 is amended to
$2,850.00.
2) Task 7 - Meetings will include eight meetings on an as-
needed basis only. The estimated fee for Task 7 is
amended to $1,600.00.
3) The overall estimated fee total is amended to not exceed
$11,000.
The authorization to proceed is being granted pursuant to
the terms of the existing agreement between the City of Dublin
and TJKM Transportation Consultants dated October 14, 1985.
If you have any questions regarding this matter, please
contact Laurence L. Tong, Planning Director, or me.
Sincerely yours,
'---~L~ c. Aa~
Richard C. Ambrose
City Manager
RCA/gr
..
RECEIVED
DEe 1 6 1985
DUBUN PLANNING
TRANSPORTATION CONSULTANTS
PLEASANTON
SACRAMENTO
FRESNO
CONCORD
December 2, 1985
RE _CE. I V E 0
DEe 2 ,,1985.
Mr. Larry Tong
Planning Director
City of Dub 1 in
6500 Dublin Boulevard
Dublin, CA 94568
DUBLIN PLANNING
Dear Mr. Tong:
Th is is, to present the proposal of TJKM to prov i de t raffi c eng i neeri ng
serv ices in conj unct i on wi th the Downtown Improvement Pl an for Dub 1 in.
This proposal is based on a recent discussion in your office involving
yourself, Larry L. Cannon of Wurster, Bernardi and Emmons, (WBE)
Incorporated and myself. TJKM proposes to provide the traffic engineering
servi ces related to the proposed Downtown Pl an. We are exc ited about the
prospect of being involved in this project, both from the standpoint of
working toward an improved downtown Dubl in and in working with WBE, the
Downtown Committee and the staff.
At our meeting, we discussed a potential scope of services for TJKM. We
have identified the following potential tasks:
Tas~ 1 - Traffic Overview and Constraints
The primary purpose of this task would be to provide a paper SUmmarlZlng
the existing downtown traffic situation. We would describe current traffic
conditions in general on the principal downtown streets including San Ramon
Road, Amador Valley Boulevard, Village Parkway, Dublin Boulevard, Regional
Street and Amador Plaza. As a part of this task, we are planning to update
intersect i on turn i ng movement counts at 11 key downtown intersect ions.
These intersections form the basis for the current transportation network
in and near the downtown area and constitute the potential constraints to
i ntens ifi ed downtown development from a t ransportat ion standpoi nt. The
volume-to-capacity ratio and level of service at each intersection will be
determined during the evening peak period. In this task, we would also
address current transit utilization in the downtown area and plans for
changes.
Tas~ 2 - Downtown Par~ing
In this task, we would inventory all downtown parking both on-street and
off-street, and determine parking occupancies during peak periods. In this
regard, we woul d, bel i eve it to be a good idea to take advantage of the
upcoming Christmas season peak parking by making some of the parking
surveys duri ng the month of December. Duri ng th i s survey, we woul d also
4637 Chabot Drive, Suite 214 / Pleasanton, California 94566. (415) 463-0611
Mr. Larry Tong
-2-
December 2, 1985
ascerta in current commuter parki ng stat i st i cs along wi th the reta il and
employment oriented parking. A principal use of this parking survey would
be to determine under-util ized parking areas, appropriate parking ratios
for the downtown area, and areas where joi nt use of parki ng facil it i es
currently occurs and might be expanded in the future.
Tas~ 3 - Develop Alternatives
TJKM's role in this task would be primarily to participate in "brain-
storming sessions" in which we either develop or comment on ideas for an
enhanced downtown area. It is expected that the WBE team, the staff and
the Downtown Committee would be principle participants in this task.
Tas~ 4 - Evaluate Alternatives
TJKM's role in this task would be to provide an evaluation from a traffic,
parking, circulation and safety standpoint of the various alternatives that
have been developed. We would expect that this would consist of developing
parking requirements and comparing with existing supply, determine
intersection levels of service with alternative plans and to comment on any
safety and circulation issues related to the alternatives.
Tas~ 5 - Refine Final Plan
TJKM would work with the study team to finalize a plan which would be
recommended for adoption and implementation.
Tas~ 6 - Develop Action Plan
TJKM would assist WBE in developing a specific action plan including
schedul ing, priorities and unique features from a traffic, parking and
safety standpoint.
Tas~ 7 - Meetings
TJKM would expect to meet with the Downtown Study team probably on a
regular monthly basis. We have assumed that the meeting requirements for
this project would be approximately 12 meetings for TJKM.
We are prepared to ass i st the team by meeting the schedul e developed for
this project by Wurster, Bernardi and Emmons, Incorporated.
Our estimated fee for this project is a total of $12,800. The attached
table indicates the breakdown of costs by tasks. TJKM proposes to invoice
charges on an hourly basis in accordance with the attached TJKM rate
schedule.
We are pleased to be considered for this project.
questions about this, please contact me.
If there are any
~r _t~~ \~
~ D. Kinzel
psw
Attachments
cc: Larry L. Cannon
TABLE I
ESTIMATm TASK COSTS - TRAFFIC STUDY
DOWNTOWN PLAN, CITY OF DUBLIN
Task Description Estimated Fee
1 Overview and Existing Conditions $ 3,850
2 Parking Studies 1,100
3 Develop Alternatives 700
4 Evaluate Alternatives 3,000
5 Refine Final Pl an 700
6 Develop Actions Plan 1,050
7 Committee and Public Meetings 2.400
$12,800
T JKM HOURLY RATE SCHEDULE
Principal
Principal Associate
Senior Associate
Associate
Senior Traffic Engineer
Senior Transportation Engineer
Traffic Engineer
Transportation Engineer.
Assistant Traffic Engineer
Traffic Engineering Assistant
Technician II
Technician I
Graphics Supervisor
Draftsman
Secretarial
Computer
$98
82
76
72
68
68
60
60
49
42
34
22
42
34
35
30
Above rates include standard overhead items. Travel costs are billed at 30 cents/mile.
Outside services are billed at cost plus 10 percent for handling,
Invoices are due and payable within 30 days. Invoices paid after 30 days will be subject
to separate billings of 1-1/2 percent per month of unpaid balance. Late charges are not
included in any agreement for maximum charges.
, Expert witness charges available on request.
Effective March 1, 1985