HomeMy WebLinkAboutItem 7.1 - 2915 Downtown Dublin Preferred Vision
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STAFF REPORT
CITY COUNCIL
DATE: November 5, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Downtown Dublin Preferred Vision
Prepared by: Hazel L. Wetherford, Economic Development Direct or
EXECUTIVE SUMMARY:
The City Council will consider approval of the Downtown Dublin Preferred Vision and its
three main principles (siting of the town square, a new street grid network, and the
downtown character).
STAFF RECOMMENDATION:
Adopt the Resolution Approving the Downtown Dublin Preferred Vision.
FINANCIAL IMPACT:
Approval of the Downtown Dublin Preferred Vision does not directly result in a financial
impact; however, there will be related costs associated with each action to amend City
documents and policies. Future items that exceed the City Manager’s signing or budget
authority will be brought back for consideration by the City Council.
DESCRIPTION:
Overview
The City Council, through its Strategic Planning process, continues to place importance
on the Downtown. Through the City Council’s Strategic Plan, the Council has directed
Staff to focus efforts on ways to strengthen the City’s economic vitality, including the
Downtown, through public investment and economic development.
On September 18, 2018, the City Council received an update on the City’s economic
development efforts to support and enhance Downtown Dublin, which included a report
from the Urban Land Institute’s Technical Assistance Panel, and a two -year Staff work
plan. As part of that work plan, the City has done the following:
• Established a Downtown Action Team consisting of various City departments.
• Hired a retail real estate consultant, Greensfelder Commercial Real Estate, to
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work on proposed amendments to the Covenants, Conditions and Restrictions
for the Dublin Plaza Center and Dublin Place shopping centers in the Retail
District of the Downtown Dublin Specific Plan (DDSP) area.
• Hired an architectural firm, Urban Field Studio, to develop the Preferred Vision,
including design renderings and the siting of a town square that includes a space
activation plan, including pop-up spaces and events, and public gathering
spaces.
• Scheduled five work sessions with the City Council to discuss the City Council’s
goals in the Retail District of the DDSP area to provide certainty for the
development community and discuss the potential shift of residential units from
the other two DDSP Districts to the Retail District.
Community Engagement
Over the past year, City staff has worked with Urba n Field Studio on the development of
the Downtown Dublin Preferred Vision (Preferred Vision) and its three main principles
(siting the town square, a new street grid network and the Downtown character). As part
of the process, the City asked for the community’s participation in the siting of the town
square and in the planning of the Preferred Vision. The following is a summary of the
City’s community engagement efforts:
• Downtown Dublin Website
City staff launched a new website, DowntownDublinCA.com, earlier this year to
inform residents of the Downtown Dublin project and provide project updates,
renderings and presentations made by Urban Field Studio. Since the website’s
creation up to October 24, 2019, the page has been viewed 2,853 with 2,289
unique views (non-repeat visitors).
• Siting of the Town Square Survey
City staff issued an online survey on the location and look of a town square park
with three distinct concepts to choose from. There were 248 participants with an
overwhelming 61% of participants selecting Concept C, the town square.
Concept B (central park) and Concept C (Dublin porch) came in at 15% and
14% respectively, and 10% of respondents provided feedback on park
programming but didn’t select a concept.
• Farmers’ Market Outreach
City staff attended seven Farmers’ Market events during the summer providing
residents with information about the Downtown project, passing out postcards
announcing the first community workshop and asking residents to respond to
the town square survey.
• Community Workshop #1 (Town Square)
On June 13, 2019, the City held the first community workshop at The Wave. At
the workshop, Urban Field Studio made a presentation on the three proposed
design concepts of the town square and its location, and then solicited feedback
from community members during an open house session. There were 26
members of the community in attendance.
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• Splatter Outreach & Comment Cards
City staff hosted a booth at the City’s Splatter festival providing information to
the community on the town square and the Preferred Vision. Staff passed out
the Downtown brochure and invitation cards to the second community
workshop. Staff engaged with 174 community members and collected 35
comment cards on the Preferred Vision. Of the 35 comment cards collected at
Splatter, 69% were supportive of the Preferred Vision, 20% were supportive
with some reservations, and 11% provided various comments on the Preferred
Vision but did not indicate whether they were supportive or not.
• Media Coverage
On September 13, 2019, the East Bay Times/Mercury News published an
article, “Where is Downtown Dublin?”, highlighting all of the work the City has
done to date, and informing residents of the second community workshop. In
addition, KTVU Fox 2 ran a segment on the project.
• Community Workshop #2 (Preferred Vision) & Comment Cards
On September 16, 2019, the City held a second community workshop at the
Senior Center. At the workshop, Urban Field Studio made a presentation on the
Preferred Vision of the Downtown “main street” experience and how supporting
development might occur around the town square in years to come. There were
70 members of the community in attendance. Of the 70 community members,
45 submitted comment cards with a 58% rating in support of the Vision, 13%
support with slight reservations, 13% not supportive and 16% provided
feedback but did not indicate whether they were supportive or not.
Consistency with the Downtown Dublin Specific Plan
The DDSP’s vision for Downtown Dublin is that it will be a vibrant and dynamic
commercial and mixed-use center that provides a wide array of opportunities for
shopping, services, dining, working, living and entertainment in a pedestrian -friendly
and aesthetically pleasing setting that attracts both local and regional residents. The
Preferred Vision focuses on the Retail District of the DDSP area and complements and
enhances the Plan’s vision.
Currently, the DDSP envisions businesses in the Retail District to include a mix of retail
(ranging from small independent retailers to national regional-serving retailers), service,
office, civic, housing and hotel. In addition, it encourages areas adjacent to buildings
(including surface parking lots) to be designed to create more inviting pedestrian -
friendly gathering spaces and amenities. Connectivity within the District and to other
areas outside the District are also strongly encouraged.
Current and permitted development and building design standards in the Retail District
allow for a floor area ratio of 0.35 (base) up to 0.60 (max); reside ntial units at a
minimum density of 22 units per net acre, and six floor building heights with a 75 -foot
maximum (an additional 10-foot extension to accommodate tower elements,
architectural design features, solar panels is also permitted). Minor modifications will be
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required to refine the floor area ratio and the design guidelines and standards in order to
ensure the full concept of the Preferred Vision is achievable.
Preferred Vision
The Preferred Vision builds upon the DDSP’s vision and includes a new and extensive
street grid network, including a main street experience, a new town square and a
mixture of supportive land uses such as retail, office, hotel and residential. The
Preferred Vision begins with the Dublin Place shopping center, which currently includes
major retail tenants such as Burlington Coat Factory, Target and Hobby Lobby. The City
has been working closely with the majority property owner of the Dublin Place shopping
center who has expressed a willingness to work with the City on a major transformation
so long as it makes economic sense for them and their investors.
The Preferred Vision as shown in Exhibit A in Attachment 2, contains three main
principles as outlined below.
1. Town Square
The town square is a one-acre park and plaza that will serve as Downtown Dublin’s
gathering place. The size of the town square from building face to building face will be
200’ by 300’ and will include a market promenade, outdoor dining, and event space.
The park has been designed with open space for activation and will concentrate activity
to an area where everyone can see each other. Programming can include weekly
farmers’ market, yoga in the park, concerts, play and water features, and outdoor
seating. The town square may also be programmed with temporary events that may
occasionally include street closures. The location of the town square is one block north
of Dublin Boulevard in the Dublin Place shopping center along the proposed extension
of Golden Gate Drive within the general vicinity of the Burlingto n Coat Factory building
as shown in Exhibit B in Attachment 2.
2. Street Grid Network
The introduction of a new extensive street grid network breaks down the large block
format into smaller, walkable-sized blocks that can accommodate parking structures.
The proposed extension of Golden Gate Drive north from Dublin Boulevard (through the
existing shopping center) up to Amador Valley Boulevard will become a new main street
within the classic Downtown street grid network. The new streets help connect the
entire district and will allow for wider sidewalks. The creation of new streets and
sidewalks will open the opportunity for ground floor retail and restaurants interacting
with the public space and town square as well as pedestrians strolling through the new
main street. The Preferred Vision includes two new east/west streets and three new
north/south streets as shown in Exhibit C in Attachment 2.
3. Downtown Character
Successful, vibrant downtowns have a diverse economic base that includes a mix of
retail, restaurants, services, entertainment, office space, housing and hotels.
Concentrating this mix of uses in a four-block area that is more pedestrian-friendly and
designed for interaction will create synergy for shops and restaurants to thrive. The
Downtown Character will include mixed-use buildings that are similar to new
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development next to the West Dublin/Pleasanton BART station south of Dublin
Boulevard as shown in Exhibit D in Attachment 2. The massing and density for new
development as part of the Preferred Vision will align with what is currently permitted in
the DDSP.
Phasing of the Preferred Vision
If approved, the Preferred Vision would chart a path forward to improve the Retail
District of the DDSP over the next 30 to 50 years with the goal of achieving th e town
square and related surrounding development in the next five years as shown in Exhibit
A to Attachment 1.
In conclusion, Staff is working to achieve the City Council’s vision for Downtown Dublin
as a vibrant and dynamic commercial and mixed-use center. If the City Council adopts
the Preferred Vision, it will help to:
• Chart a path forward over the next few decades.
• Move forward with Phase 1 (town square and surrounding development) in
the next five years.
• Engage private stakeholders by generating interest.
• Be used to understand stakeholder goals and objectives.
• Guide potential deal structures or match potential partners.
• Better communicate the City’s expectations and approval process with more
clarity and certainty.
• Initiate an amendment to the General Plan, DDSP and any other policy
documents necessary to carry out the intent of this action.
STRATEGIC PLAN INITIATIVE:
Strategy 4:
Focus efforts on ways to strengthen the City’s economic vitality, including the
Downtown, through public investment and economic development.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
None.
ATTACHMENTS:
1. Resolution Approving the Downtown Dublin Preferred Vision
2. Exhibits A-D to the Resolution
RESOLUTION NO. XX-19
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
APPROVING THE DOWNTOWN DUBLIN PREFERRED VISION
WHEREAS, the City Council, through its Strategic Planning process, continues to place
importance on the Downtown. Through the City Council’s Strategic Plan, the Council has
directed Staff to focus efforts on ways to strengthen the City’s economic vitality, including the
Downtown, through public investment and economic development; and
WHEREAS, on September 18, 2018, the City Council received an update on the City’s
economic development efforts to support and enhance Downtown Dublin, which included a
report from the Urban Land Institute’s Technical Assistance Panel, and a two-year Staff work
plan; and
WHEREAS, over the past year, City staff has worked with Urban Field Studio on the
development of the Downtown Dublin Preferred Vision (Preferred Vision) and its three main
principles (siting the town square, a new street grid network and the Downtown Character). As
part of the process, the City asked for the community’s participation in the siting of the town
square and in the planning of the Preferred Vision; and
WHEREAS, the Downtown Dublin Specific Plan (DDSP) envisions businesses in the
Retail District to include a mix of retail (ranging from small independent retailers to national
regional-serving retailers), service, office, civic, housing and hotel. In addition, it encourages
areas adjacent to buildings (including surface parking lots) to be designed to create more
inviting pedestrian-friendly gathering spaces and amenities. Connectivity within the District and
to other areas outside the District are also strongly encouraged; and
WHEREAS, current and permitted development and building design standards in the
Retail District allow for a floor area ratio of 0.35 (base) up to 0.60 (max); residential units at a
minimum density of 22 units per net acre, and six floor building heights with a 75-foot maximum
(an additional 10-foot extension to accommodate tower elements, architectural design features,
solar panels is also permitted); and
WHEREAS, the Preferred Vision builds upon the DDSP’s vision and includes a new and
extensive street grid network, including a main street experience, a new town square and a
mixture of supportive land uses such as retail, office, hotel and residential; and
WHEREAS, the Preferred Vision begins with the Dublin Place shopping center, which
currently includes major retail tenants such as Burlington Coat Factory, Target and Hobby
Lobby; and
WHEREAS, the Preferred Vision as shown in Exhibit A, contains three main principles
as outlined below:
1. Town Square
The town square is a one-acre park and plaza that will serve as Downtown
Dublin’s gathering place. The size of the town square from building face to building face will be
200’ by 300’ and will include a market promenade, outdoor dining, and event space. The park
has been designed with open space for activation and will concentrate activity to an area where
everyone can see each other. Programming can include weekly farmers’ market, yoga in the
park, concerts, play and water features, and outdoor seating. The town square may also be
programmed with temporary events that may occasionally include street closures. The location
of the town square is one block north of Dublin Boulevard in the Dublin Place shopping center
along the proposed extension of Golden Gate Drive within the general vicinity of the Burlington
Coat Factory building as shown in Exhibit B to this Resolution.
2. Street Grid Network
The introduction of a new extensive street grid network, breaks down the large
block format into smaller, walkable-sized blocks that can accommodate parking structures. The
proposed extension of Golden Gate Drive north from Dublin Boulevard (through the existing
shopping center) up to Amador Valley Boulevard will become a new main street within the
classic Downtown street grid network. The new streets help connect the entire district and will
allow for wider sidewalks. The creation of new streets and sidewalks will open the opportunity
for ground floor retail and restaurants interacting with the public space and town square as well
as pedestrians strolling through the new main street. The Preferred Vision includes two new
east/west streets and three new north/south streets as shown in Exhibit C to this Resolution.
3. Downtown Character
Successful, vibrant downtowns have a diverse economic base that includes a
mix of retail, restaurants, services, entertainment, office space, housing and hotels.
Concentrating this mix of uses in a four-block area that is more pedestrian-friendly, and
designed for interaction will create synergy for shops and restaurants to thrive. The Downtown
Character will include mixed-use buildings that are similar to new development next to the West
Dublin/Pleasanton BART station south of Dublin Boulevard as shown in Exhibit D to this
Resolution. The massing and density for new development as part of the Preferred Vision will
align with what is currently permitted in the DDSP.
WHEREAS, the Preferred Vision would chart a path forward to improve the Retail
District of the DDSP over the next 30 to 50 years with the goal of achieving the town square and
related surrounding development in the next five years as shown in Exhibit A to this Resolution.
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve the Downtown Dublin Preferred Vision as outlined in Exhibits A-D.
BE IT FURTHER RESOLVED that the City Council does hereby approve the initiation of
a General Plan and Downtown Dublin Specific Plan Amendment Study and any other policy
document that may need to be amended, and to take such other and further action, as
necessary and appropriate to carry out the intention of this Resolution, as deemed appropriate
by the City Manager.
PASSED, APPROVED AND ADOPTED this 5th day of November, 2019, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_______________________________
Mayor
ATTEST:
______________________________
City Clerk
EXHIBIT A:
DOWNTOWN DUBLIN PREFERRED VISION
Phasing of Preferred Vision
Potential Downtown Land Uses
Preferred VisionThe Downtown Dublin Preferred Vision will chart a path forward to improve the Retail District of the Downtown Dublin Specific Plan over the next 30 to 50 years with the goal of achieving the following:
• Siting of Town Square
• New Street Grid Network
• Downtown Character
EXHIBIT B:
DOWNTOWN DUBLIN TOWN SQUARE
Town Square • Civic scaled plaza• Park/Plaza Size: 1 acre, not including streets• Perceived size: 200 feet x 300 feet from building face to building face• Located 1 block from Dublin Boulevard on Golden Gate Drive at the heart of the retail district• Includes public amenities: market promenade, outdoor dining, and event space• Programming: weekly farmers’ market, yoga in the park, concerts, play and water features, and outdoor seating• Part of a larger open space network• Town Square located within 1/4 mile of BART (about a 5 minute walk)
Conceptual rendering of Downtown Dublin’s Town Square
Proposed location of the Town Square
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EXHIBIT C:
DOWNTOWN DUBLIN STREET GRID NETWORK
Conceptual rendering of Golden Gate Drive Streetscape
Downtown Streets• Network of new streets in a traditional grid pattern• New streets connect the entire district• Three new east-west streets off Amador Plaza Road• Three new north-south streets off Dublin Blvd• Breaks up big blocks into walkable sized blocks• Block sizes are between 350 to 450 feet per side• Blocks are sized to fit parking structures hidden behind active uses• New streets are 60 to 90 feet wide• Streets include wider sidewalks for ground floor restaurants• Streets are designed for traffic calming and pedestrian amenities
Downtown Dublin Street Grid -Golden Gate Drive becomes Main Street, connects to Amador Valley Blvd
EXHIBIT D:
DOWNTOWN DUBLIN CHARACTER
Downtown Character• Diversified economic base with new mixed-use development• Land uses include: Retail (ranging from small independent to national regional-serving), restaurants, services, civic, entertainment, office, housing, and hotels• Four block concentration of mixed-use around the Town Square, includes ground floor restaurants and retailers• On-site residential community activating the area throughout the day, evening, and weekends• Massing and density aligns with what is currently permitted in the Downtown Dublin Specific Plan• 4-6 stories tall• 75 foot maximum (with 10 foot extension for special elements)• Developed in phases over the next 30-50 years
Conceptual rendering of the view from Dublin Boulevard and Golden Gate Drive
Conceptual rendering of Downtown Dublin looking west over the Town