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Home My WebLink AboutItem 6.4 West Dublin BART Attch 14-15 /.0/ 'Z5 /IJ ATTACHMENT 14 Staff Responses to Letters of Comment 14a. Letter from Ken and Marc Harvey of Dublin Honda with Staff Response 14b. Letter from William Bums representing Crown Chevrolet with Staff Response 14c. Letter from Julia Hurd of the Target Corporation with Staff Response 14d. Letters from Randal Potterf of Cappozzoli Advisory to Pensions, and Erin K vistad of McNichols Randick O'Dea & Tooliatos, LLP representing the PFRS Dublin Corporation with Staff Response 14e. Letter from Robert Enea of St. Michael Investment with Staff Response 14f. Letter from David Gold of Morrison & Foerster, LLP representing AMB, with Staff Response .~, . .. ,...~,.." ti' " , / CITY ()F DUBLIN JD;4. ~ IY1 100 Civic Plaza, Dublin, Calitornia 94568 Website http://www.ci.dublin.ca.lIs -December 4, 2000 Kenneth C. Harvey Marc K. Harvey Dublin Honda 7099 Amador Plaza Road Dublin, CA 94568 Re: Comments on the Downtown Core Specific Plan Dear Mr. Harvey: Thank you for your letters of concern regarding the effect that the Downtown Core Specific Plan may have on your business and property. We appreciate your concern and hope that this letter will reassure you that your business is important to the City and the community. In your letter of September 21, 2000, you stated that the Plan would threaten the vitality of your Honda dealership and could hamper your business. The basic goal of the Specific Plan is to revitalize the downtown business area by enhancing existing uses and encouraging new, more intense uses to develop. This should increase the economic activity and investment in Dublin's downtown commercial district where your business is located. Under the new land use plan for the specific plan area as shown in Exhibit 9 of the Downtown Core Specific Plan (see attached), the land use designation of your property would remain as it currently is, as a retail/automotive type use, which allows auto dealerships. Additionally, the zoning of the property would remain C-2, General Commercial Zoning District, which permits the existing use to remain and be expanded, if you wish to do so. In letters dated October 24,2000, you and the attorney representing your interests, Peter A. Hass of Watson, Hoffe and Hass, requested an increase in the Floor-Area-Ratio (FAR) to .79 for your property on Amador Plaza Road. At the public hearing on October 24th, the Planning Commission determined it appropriate to recommend an increase in the FAR to .79 for your property to the City Council. This increased FAR would be consistent with that of the former Shamrock Ford site, adjacent to your property at the comer of Dublin Boulevard and Amador Plaza Road. The City Council will be considering the Planning Commission recommendation at their meeting on December 19, 2000. Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650 Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670 Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606 {~t+ft.Al.JlfJtt.i2f!1( Printed on Recycled Paper / '-I t~ c Kenneth & Marc Harvey Dublin Honda December 4,2000 /62 J Flj Page 2 ""6 It was also requested in the letters that the zoning district for the property be changed to one which would allow both a retail/automotive type use and also a retail/office type use. The City currently has no land use designation that would permit this wide range of uses. Additionally, it was anticipated that your business would remain at the present location during the five to seven year period of the Specific Plan, so the economic and traffic analyses that the Specific Plan is based on analyzed only the existing use ofthe property in projecting traffic generation rates. A change in the basic land use category for the property would require a re-evaluation of traffic generation rates based on the new use. Since you have indicated that your business will remain and possibly expand at the present location during the time period covered by the Specific Plan, the Planning Commission determined that the use category should not be changed at this time. As mentioned above, the City Council will be considering adoption of the Downtown Core Specific Plan, along with the West Dublin BART and Village Parkway Specific Plans, at their meeting on December 19, 2000 at 7:00 PM in the Council Chambers at the City Offices. Should you have any further questions, please contact me at (925) 833- 6615. Sincerely, g :/DowntownSpecificPlans:/DowntownCore:/DublHondaltr .doc Cc: Peter A. Hass, Watson, Hoffe & Hass Mayor City Councilmembers City Manager Economic Development Director Community Development Director Ken Harvey's DUBLIN HONDA RECEIVED OCT 2 7 2000 CITY OF DUBLIN L~' ~ ~ ~ ,. t:Pi>iQ.... . (HJ I {) Y' ~ If 1 HONDA City of Dublin 1 00 Civic Plaza Dublin,California 94568 Attn.: Guy Houston October 24th 2000 Delivered by fax, certified mail and in person Mr Houston, After further review but not complete understanding of the proposed Downtown Core Specific Plan I am now very concerned that the future growth of my business and the potential future use and value of my property will be negatively impacted. So far there are two issues that me and my staff have uncovered that must be addressed. 1. The proposed FAR (floor area ratio) for my property is proposed at .20 where the current allowable FAR is up to .50. Furthermore the property directly next to my property is proposed at .79. In order to maintain the flexible use and realize maximum property value I must have my property FAR established at .79 under the Downtown Core Specific PLan. 2. The proposed zoning for my property is RIA (retail automotive) With the zoning changes proposed for my neigllboring properties (Le.. the Shamrock Ford property) I will need my property to be zoned for Automotive use and allow for Office or Retail (RIO) Our futu re plans for Dublin Honda have been in place for several years and do include a major expansionlre model in its current location soon. We are excited about the Downtown Core Specific plan and feel that we can be a asset to the project. However we do not want to rule out a different use or limit the use for the property that may affect its value ! Dublin Honda. 7099 Amador Plaza Road, Dublin, CA 945(,R-2J15 . (925) H28-HOJO .~ Ken Harvey's DUBLIN HONDA ID511/11 (HJ HONDA Currently Dublin Honda is one of the largest volume Honda dealers in the entire country and one of if not the largest volume Auto Dealers in Dublin. We currently sell about 3500 new and used vehicles annually with total sales of approximately 100 million dollars. By 2003 we and Honda motor company see our sales volume increasing to 5000 vehicles and approximately 200 million dollars. Thank you in advance fo r your anticipated support, Kenneth C. Harvey President Marc K. Harvey Dublin Honda Dublin Honda. 7099 Amador Plaza Road, Dublin, CA 94568-2315 . (925) 828-8030 Ken Harvey's DUBLI HONDA lOb ~ /11 (HJ HONDA City of Dublin 1 00 Civic Plaza Dublin,California 94568 A ttn.: Janet Harbin Delivered by fax and in person September 21 2000 RECEIVED SEP 2 7 2000 DUBLIN PLANNING Ms. Harbin I have received and reviewed the draft of the Downtown Core Specific Plan prepared by the City of Dublin Community Development Department. This proposed plan appears to threaten the vitality of my Honda Dealership located within the proposed area. Pending further review I am formally notifying your office of my concerns and putting you on notice of possible legal ramifications should the City of Dublin harm my business or hamper future business plans. Dublin Honda and the Harvey family have been a major contributor to the economy of the City of Dublin and the surrounding communities for over 25 years. Marc K. Harvey Dublin Honda Dublin Honda ~ 7099 Alllador Plaza Road, Dublinl CA 9456H..2315 ~ (925) tQB...snJO Oct-24-QO 17:27 P.02 Jt) 1711 /'11 F'R......CIS.... WAT$ON. JR. P&TER A. IiASS WATSON. HOFFE & HAss ATTORNEYS AT LAW 3700 .""'RCT't AVCNUE P.O_ BOX Sool RICHMOND, CAI.JF'ORNIA ..aDIIHI:..7 (a.O) 1t37.3700 Fl.. BRUCE HOF"I"'E (RETIRED) .JEAN M. SCHUU: SHEI.u::Y A. HARPIN_IOGEN FACSIMILE' (SI01237.3714 e-mail: whhesq@wenet.net Octcber 24, 2000 TO: C1TY COUNCILMEMBERS PLANNING COMMISSION CITY OF DUBLIN 100 CIVIC PLAZA DUBLIN, CA 94568 RE: KEN HARVEY'S DUBLIN HONDA Dear Gentlepeople: Our office represents Ken Harvey's Dublin Honda located at 7099 Amador Plaza Road in Dublin. We are informed that the Downtown Core Specific Plan will change the zoning which is currently in effect for said address as follows: a. Reduce the floor area ratio (FAR) from .50 to .20; and b. (RIO) . Zone property exclusively for retail automotive We believe that said rezoning will be prejudicial to not only Ken Harvey's Dublin Honda, but also to the City of Dublin. The immediate neighbor of Dublin Honda, Shamrock Ford (Auto Nation; is going tc be allowed an increased FAR of .79, as well as being zoned for Automotive Retail, Office and Retail. Ken Harvey's Dublin Honda should be entitled to the same rezoning to allow an FAR of .79 and to allow for Office and Retail. PC1:-,iCq.-uu 1./:28 P.03 , /tJ'l ot lil October 24, 2000 Page Two The above rezoning issues to allow Dublin Honda an FAR of .79 and Office and Retail shall allow development of the Dublin Honda site in the future, if necessitated by current growth within the Downtown Core Specific Plan. We would request that our office be provided notice of any further changes and/or hearings with regard to the Downtown Core Specific Plan. We respectfully request your consideration and approval of the above. Very truly yours, WATSON, HOFFE & HASS .'"1 f/tr 4. l~.J 1 Peter A. Hass PAH:st cc: Mr. Ken Harvey ., CITY OF DUBLIN . ~ . ;l!..:~~~,~~::'!'" ~~.. J~:l:':* t..f' , Jo9 ~1..1 100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.lIs November 7, 2000 William F. Burns, Esq. 855 Main St., Suite 210 ';Pleasanton, CA 94566-6650 Re:Response to Comments on Draft West Dublin BART Specific Plan for Inclusion into Record Dear Mr. Burns: I would like to apologize for an error in my October 27, 2000, letter to you, and correct the error related to future parking on St. Patrick Way and Golden Gate Drive. Your comments, summarized as Comments 2, 4 and 5 in my letter, concern the inadequacy of parking and the further elimination of parking spaces on Golden Gate Drive and St. Patrick Way with the .roadway.jmprovementsincludedinthe West Dublin BART Specific Plan. In my response to these comments, I stated'that new parking spaces will be provided on St. Patrick Way to replace those eliminated. on Golden Gate Drive. In further discussion with our Public Works Department, I have received information that there will be no parking along St. Patrick Way in the future when improvements are completed. All uses are to provide sufficient on-site parking for their customers and employees, unless it can be shown that the use of the transit facilities will reduce the need for parking in accordance with City regulations. New development will be required to provide adequate parking for the proposed use. As stated in my previous letter, page 17 of the Specific plans suggests other methods which can be initiated to provide additional surface and structured parking in the area, if needed. The measures discusseddn the Specific Plan and the Negative Declaration related to the provision of parking are adequate and an Environmental Impact Report is not warranted. Should you have any questions regarding this letter, please contact me at (925) 833-6610. g:/DwntwnSpecPlans;/DwntwnCore:/CrownChevltr2 cc: Mayor City Councilmembers City Manager Economic Development Director Public Works Director Community Development Director Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650 Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670 Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606 . f1 t-ftllLfJ fYJer"lf l~b Printed on Recycled Paper , CITY OF DUBLIN lID at /17 P.O. Box 2340, Dublin, California 94568 . City Offices, 100 Civic Plaza, Dublin, California 94568 October 27,2000 William F. Burns, Esq. 855 Main St., Suite 210 Pleasanton, CA 94566-6650 Re: Comments on Draft West Dublin/BART Specific Plan for Inclusion into Record Dear Mr. Burns: Thank you for your comments on the West Dublin BART Specific Plan on behalf of your clients, Crown Chevrolet and Ms. Woolverton. We appreciate your concerns and hope that this letter will reassure you that your clients' business is important to the City and the community. The following paragraphs respond to each of the comments (briefly summarized for reference) in your letter dated September 26,2000. Negative Declaration: 1. Comment - The negative declaration is contrary to the fmdings in the report and an Environmental Impact Report is warranted. The Draft Plan concludes that "anticipated Specific Plan traffic added to existing plus approved BART traffic volumes, two of the intersections. . . would operate at unacceptable levels." Response - The draft West Dublin BART Specific Plan states on page 16, " . . . anticipated Specific Plan traffic added to existing plus approved BART traffic volumes, two ofthe intersections. . . would operate at unacceptable levels;" however, it then lists a series of traffic improvement mitigation measures which would reduce the impact of the increase in traffic volumes on the intersections. In the Draft Negative Declaration for the Specific Plans, page 21, it is stated that the impacts with implementation of the improvements'wou1d be less-than-significant level because these traffic improvements have been programmed into the Specific Plans. An Environmental Impact Report would be necessary if the impacts could not be reduced to an acceptable level. That is not the case in this instance, and an Environmental Impact Report is not required under CEQA. 2. Comment - The reduction in your clients' parcels (from widening Golden Gate and St. Patrick Way) "will render the parcels unfit for its current use and require relocation assistance." An Environmental Impact Report is needed due to the traffic and economic impacts of the project. Response - The widening of Golden Gate Drive would reduce frontage along the roadway by approximately six feet on either side. This would have a minimal amount of impact on your clients' property. Additional on-street parking will be permitted on St. Patrick Way and may be used for employees and customers. As parcels develop in the area, some shared parking facilities may be built to accommodate several users. The alignment of St. Patrick Way has been planned for many years and the need for the roadway is based on existing conditions and the new 1-680 freeway on- and off-ramps. Additionally, the Administration (925) 833-6650 . City Council (925) 833-6605 . Finance' (925) 833-6640 . Building Inspection (925) 833-6620 Code Enforcement (925) 833-6620 . Engineering (925) 833-6630 . Parks & Community Services (925) 833-6645 Economic Development (925) 833-6650 . Police (925) 833-6670 . Public Works (925) 833-6630 Community Development (925) 833-6610 . Fire Prevention Bureau (925) 833-6606 , Letter to Wm. Burns,esq. Re:West Dublin BART Spec. Plan/Crown Chevrolet October 27,2000 Page 2 1/1 06 /'/1 majority of roadway improvements in this particular area are necessary because of the traffic generated by the proposed BART transit center, not only the Specific Plan land use changes. As mentioned previously, traffic impacts in the area with Specific Plan identified improvements are less-than-significant level. Economic impacts on a property owner which may result from a project are not the basis for requiring an Environmental Impact Report. 3. Comment - The traffic study relied on for the improvements included in the Specific Plan is outdated (1994), and a new traffic study is necessary to determine present conditions. The LOS at Golden Gate Drive and St. Patrick Way exceed the "gridlock factor" of 1.0 and clarification is requested. Response - The traffic study referred to was prepared in conjunction with the environmental document for the I-580/I-680 project in 1994. The information used in the traffic study for the Specific Plans were the year 2010 build-out projections, plus current existing and approved traffic volumes. As the freeway ramps are not fully operational at this time, these projections are the best available data. Additional data for existing and approved traffic volumes was obtained from recent traffic studies as listed on pages 20 and 21 of the draft Negative Declaration, and also a preliminary traffic study prepared for the BART transit center project. The LOS of3.4 and 1.8 at Golden Gate Drive and St. Patrick Way reflect the average delay in seconds for stopping movements, as stated in footnote 1 at the bottom of page 24 of the traffic study. This intersection is unsignalized, and operates in a slightly different manner than a signalized intersection. Therefore, the stated LOS of 3.3 and 1.8 for that intersection in Table 3 on page 24, results in an operational level of "A." Parking Constraints 4. Comment - There is inadequate parking on-site for businesses on Golden Gate Drive, which results in spillover on-street parking along Golden Gate Drive. Golden Gate Drive is lined with parked vehicles during working/business hours, and these parking spaces will be eliminated with the planned roadway improvements. Response - Parking on Golden Gate Drive will be eliminated; however, new parking spaces replacing those eliminated will be provided for on St. Patrick Way. Refer to Response 2, above. Page 17 of the West Dublin BART Specific Plan contains other methods which can be initiated by the City to provide additional surface and structured parking in the West Dublin BART Specific Plan area. 5. Comment - This comment concerns the lack of sufficient parking, and the issue of permitted parking provided only along one side ofSt. Patrick Way. Employees of Crown Chevrolet can no longer park in the Washington Mutual Bank parking lot. Response - Refer to Responses 2 and 4, above. Sufficient parking should be provided when these improvements are completed. All new uses will be required to provide adequate on-street parking unless it can be proven that the use of the transit facilities will reduce the need for parking in accordance with City regulations. The improvements discussed in the Specific Plan and the Negative Declaration related to the provision of parking are adequate and an Environmental Impact Report is not warranted. Widening of St. Patrick Wav 6. Comment - The ultimate width of St. Patrick Way needs clarification. Letter to Wm. Bums,esq. Re:West Dublin BART Spec. Plan/Crown Chevrolet October 27,2000 Page 3 /J~ c6 1'/1 Response - On page 16, under subsection b, it is stated that, " The ultimate right-of-way for St. Patrick Way is planned to be 64 to 68 feet. . ." The maximum width would be 68 feet on the future roadway between Golden Gate Drive and Regional Street. According to the Public Works Department, it is anticipated that the future roadway alignment will be 68 feet wide. Widening of Golden Gate Drive 7. Comment - Clarification is needed on where the additional land will be obtained to widen Golden Gate Drive. Response - The City has developed only preliminary improvement plans for Golden Gate Drive to date. Final improvement plans will be developed in the near future, but it is anticipated that approximately 6 feet of right-of-way will be needed from each side of the street to complete the widening project. Exact measurements and configurations are unknown at this time. I hope this responds to your concerns. Should you have any questions, please contact me at (925) 833- 6610. g:DwntwnSpecPlans;/DwntwnCore:/CrownChev Itr cc: Mayor City Councilmembers City Manager Economic Development Director Community Development Director /13 < /'/1 WILLIAM)3'. BURNS, ESQ. 855 Main St. Suite 210 Pleasanton, California 94566-6650 (925) 461-4972 RECEIVED Sf? 2 6 2000 DUBLIN PlANNil'~G September 26, 2000 Via Facsimile 925 833 6651 ; 9258336628 & Hand Delivered DUBUN CITY COUNCIL CITY OF DUBLIN 100 Civic Plaza, Dublin, California 94568 Ms. Janet Harbin, Senior Planner CITY OF DUBLIN 100 Civic Plaza., Dublin, California 94568 Re: Comments On Draft West Dublin/BART Specific Plant For Inclusion Into Record. Dear .Dublin City Council & Ms. Harbin: I am general counsel for Crown Chevrolet Inc and Betty Woolverton, individually and as Trustee of the Woolverton Family Trust, and am in receipt or the Draft West Dublin BART Specific Plan. On behalf of Crown Chevrolet andMs . Woolverton this letter is intended as comment on the Draft Specific Plan and for inclusion into the record. . 1. NEGATIVE DECLAAATION: . The acceptance of a negativ~ declaration on the I>raJt Plan is contrary to the fmdings contained in the r~port, ana a formal Environmental :Itnpact:Report is warranted. The Draft Plan. concludes that lIanticipated Specific plan traffic added to existing plus approved BART traffic volumes, two of the intersections... would operate at unacceptable levels." {See page 16 West Dublin Specific Plan] The affected intersections are adjacent to my clients' business and parcels. These unacceptable levels arf: th~ result of a significant incr~ase in local traffic, In addition the anticipated r~duction in the Crown Chevrolet's parcels [frqm widening Golden Gate & St. Patrick: /)t' /'/1 Dublin City Council & Ms. Janet Harbin, Senior Planner September 26, 2000 page 3 Crown dealership will be provided in proximity to the existingfacUity." Despite this promise in the County's EIR no such "temporary" or II permanent II parking or storage was located or provided. Crown Chevrolet is currently suffering from a lack of space for both its customers and employees. The existing St. Patrick Way taking eliminated over ninety (90) parking spaces from Crown Chevrolet. Any widening of either S1. Patrick Way or Golden Gate will destroy the site as a feasible automobile retail location! It seems inconsistent that the formal EIR which did not include impacts from the City's new Downtown Plan found parking impediments which were needed mitigation and which the City has not even considered in its Specific Plan. 3. WIDENING OF ST. PATRICK WAY. It is unclear from the Draft Plan when and how much St. Patrick Way will be widened. [See page 16 of West Dublin Specific Plan] Clarification of the extent of the widening is requested. 4. WIDENING OF GOLDEN GATE DRIVE. It is unclear from the Draft Plan of where the additional land will come from to widen Golden Gate. Will the new lanes come from the east or west sides of the street or will it be split. Clarification on this point is requested. Regards, \z:F1CE OF wtt:iJAM F. BURNS ILLIAM F. BURNS, ESQ. WFB/tbh JIS cD /11 RECEIVED WILLIAM F. BURNS, ESQ. 855 Main St. Suite 210 Pleasanton, California 94566-6650 (925) 461-4972 November 16, 2000 HAND DELIVERED Dublin City Council CITY OF DUBLIN 100 Civic Plaza, Dublin, California 94568 Ms. Janet Harbin, Senior Planner CITY OF DUBLIN 100 Civic Plaza, Dublin, California 94568 Re: Comments On Draft West Dublin/BART Specific Plan For Inclusion Into Record. Dear Dublin City Council & Ms. Harbin: - Thank you for Ms. Harbin's letters of October 27,2000 and November 7, 2000, which replied to Crown Chevrolet's comments concerning the Bart Specific Plan. I am also counsel for Betty Woolverton, the property owner of the Crown parcels and am writing to express her wishes that in the event the Bart Specific Plan is adopted that her current parcels be zoned for high rise construction of twelve stories or more. We understand that the new Bart Station will contain a six to eight level parking garage, and when the time comes for changing the current use of the property from an auto dealership to office or a higher density commercial use it would seem appropriate to have some building or buildings in the vicinity of the Bart Station which are not dwarfed by a parking structure. Ms. Woolverton would appreciate some comment by the Council on this possibility at the upcoming meeting of November 21, 2000. FICE OF WILLIAM F. BURNS LIAM F. BURNS, ESQ. WFB/tbh cc. Chris Foss, Ed Peabody , '-'r1"~.>!, '~..I .. , ......,,_. CITY OF DUBLIN I/b ~ /'11 100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.us December 6, 2000 Julia Hurd Target Corporation Property Development 1000 Nicollet Mall Minneapolis, Minnesota 55403 Re: Comments on Downtown Core Specific Plan Letter dated October 4,2000 Dear Ms. Hurd: Thank you for your letter of concern regarding the effect that the Downtown Core Specific Plan may have on your business and the Dublin Place Shopping Center. We appreciate your concern and hope that this letter will reassure you that your business is important to the City and the community. Although staff responded to your letter at the Planning Commission hearing on October 10, 2000 and the City Council hearing on November 19,2000, and also in telephone conversations, this letter will provide a written response to your comments. In your letter of October 4, 2000, in Item 1 you inquired as to how the goal and objectives related to architectural upgrades, enhancement of landscaping, signage and lighting, and incorporation of pedestrian-friendly features such as walkways would impact the future remodeling plans for Target. The goals and objectives in the Specific Plan should not adversely effect Target's plans to remodel or expand. They originate from basic urban design principles and differ little from the standards that are applied to any remodeling or expansion project proposed in the City. The City's present General Plan contains similar goals, objectives and policies. For instance, the Home Depot Expo store project under construction in the Dublin Place Shopping Center was required to upgrade and enhance the existing landscaping in the center relative to their use under the conditions of approval for the project. The architectural design of the building was also carefully reviewed to ensure quality of design and compatibility with other structures in the center. The basic goal of the Specific Plan, which is supported by the other goals and objectives in the Plan, is to revitalize the downtown business area by enhancing existing uses and encouraging new, more intense uses to develop. This should increase the economic activity and investment in Dublin's downtown commercial district where your business is located. .Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650 Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670 Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606 Printed on Recycled Paper /.::jfh:ze!1 /f1./!..f~ I 'f {:> Target Corporation Comments on Downtown Core Specific Plan December 6, 2000 Page 2 J 1/1 ci l'lJ Item 2 of your letter inquires what effects the proposed roadway improvements in the Plan will have on access, accessways, traffic and parking ratios for the Target store use. The on-site roadway improvements shown in the Plan are in actuality minor improvements in the existing accessway to more fully define it, and to provide additional landscaping and pedestrian walkways. With a more defined accessway, traffic flow to and within the shopping center should be improved and pedestrian safety may be improved, since presently pedestrians must cross expansive parking areas and drive aisles to enter the store. The Plan does not propose to close any existing access points or entries to the shopping center. Additionally, prior to implementation of any internal improvements in the parking area of the center, an evaluation of the existing number of parking spaces, and the expansion and mix of uses within the center will be completed to ensure that adequate parking is maintained. Item 3 of your letter inquires about architectural upgrades and their monetary affects on the Target Corporation and any future remodeling efforts. As previously stated, Target may need to incorporate some architectural upgrades and attractive design features in remodel plans; however, these would be reasonable in scope and much like what would be required of any applicant applying for expansion and remodeling of a structure in the City. Since expansion and remodeling plans have not yet been submitted, it is impossible to estimate what the monetary cost of these upgrades would be. Item 4 of your letter inquires if the improvements in the accessway through the shopping center will be completed by public dedication. It is uncertain at this time as to how it will be funded. The City may consider using a shared private/public funding mechanism, some type of private funding based on proportionate share, or may consider public funding of the improvements. This will be determined by the City Council prior to construction of the improvements. The funding mechanism will be discussed with the property owners of the center before a decision is made. Regarding the possible loss of parking spaces in the center with improvements in the accessway, please refer to the discussion on Item 2, above. Under the new land use plan for the specific plan area as shown in Exhibit 9 of the Downtown Core Specific Plan (see attached), the land use designation of your property would remain as it currently is, as a Retail/Office type use (Commercial A), which allows large retail stores. Additionally, the zoning of the property would remain C-1, Retail Commercial Zoning District, which permits the existing use to remain and be expanded, if you wish to do so. Therefore, your business operation would remain a conforming use under the City's Zoning Ordinance and General Plan, and in the context of the Specific Plan. The City Council will be considering adoption of the Downtown Core Specific Plan, along with the West Dublin BART and Village Parkway Specific Plans, at their meeting on December 19, 2000 at 7:00 PM in the Council Chambers at the City Offices. I hope this letter adequately addresses your concerns. Should you have any further questions, please contact me at (925) 833-6615. .. Target Corporation Comments on Downtown Core Specific Plan December 6, 2000 Page 3 JI t 06 1ft Sincerely, Janet Harbin Senior Planner Cc: David Marquis, Property Development Director Jim Tucker, Sr. Real Estate Manager Randy Potterf, PRFS Dublin & Cappozzoli Advisory for Pensions Mayor City Councilmembers City Manager Economic Development Director Community Development Director g: \Downtown SpecifcPlans \DowntownCore \ Targetltr .doc f I , '. ;A, " /,.A...... / I ..... ,;">",\ \," /- V 1.....,\ \./ /~;:..., f r-..[--i r--' / ,,/ .,)>/ .', 'y' '-.....! f! ,-; I \ \ ,,' . /'~' /' I' ,r--.. .-----...,' I ' ; " ' // V ' /'- " ,: ......" / /..J ;,' .' / \ \ ~: :> /. \ >c<'" I II/"-'''---! -< ; \ " ,/'X \./ '\ '; '/' I " 'v /',J7/W, I ..'--". '''''<.,.....--1. \ '~ :fd "...r'. '. /' ,/; ,"k'" , I. \ '. '. / V' ,uir \ /. 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': \ \ \, I ~jif I I I ; \.1 i i ___~ \1. ~\ .~~' \\ \, \ \ ,/'V', \ 1\ \ \(\ \ ',,- "- ': \\\ '\\\\ ../'\ \ \v- \V_),._'~ \ -~ \~P,-- \ \ '\ \\ \ \ \ ~.'l '; ~ \\.._........~~~...-,.4'~ \'i'P':::::-\ " \\ . \1..,,-,) " ..- I I I I I (COM A) ..... \ . ' ~\-"..~..,.\\ \ \\ \ \,-.....-.; \\ \ \ \\.....;' \ \.-__..--...-r (COM A) I I I I ILEG~~"-"\ I f-- I * ~ (RIO) I LAND USE PLAN DOWNTOWN CORE SPECIFIC PLAN N.T.S SEPTEMBER 2000 CITY OF r' TARGET CORPORATION G> /j,D '15/ /'11 (612) 761-1555 (612) 761-3728 Facsimile October 4, 2000 RECEiveD OCT 11 2000 DUBLIN PLANNING ~s. Janet Fl arb in Senior Planner City of Dublin P.O. Box 2340 Dublin, CA 94568 Re: T-328 Dublin, CA Draft Downtown Core Specific Plan Dear ~s. Flarbin: We are in receipt of the Draft Downtown Core Specific Plan for Dublin, California. We have reviewed the plan and would like to submit the following comments/inquiries: 1. It appears that Target is approximately 20-25% of the building area referred to as the Downtown Core in the plan. Target asks that you address the following goals, which are referenced in the plan. Specifically, how will they affect the impact on future remodeling plans by Target: a., Goal 11 , Objective 11.3 requires construction of attractive pedestrian walkways within the planning area between various land uses as properties are redeveloped or uses expanded. b. Goal 13, Objective 13.2, 13.4, 13.6 and 13.7. These objectives encourage existing "big box" retail stores to be architecturally modified through the incorporation of pedestrian friendly features. Landscaping is to be enhanced and inviting to pedestrians, private parking lots are to be attractively landscaped and signs and lighting are to provide for a unified urban design appearance. c. Goal 16, Objective 16.1, 16.2 and 16.4. These objectives related to the funding of public improvements. Please advise of the potential impacts to Target for the architectural upgrades, landscaping and assessments referenced in this section of the plan. 2. Please advise how access, traffic and parking ratios will be affected at Target by the proposed roadway improvements shown on Exhibit 7C. Also, 4.2(e) states that driveways into private lots should generally be limited to one driveway per parcel of record and shall conform to City of Dublin Standards. Please advise if it is anticipated that one or more of Target's access entries will be lost and how traffic will be affected by this design. 3. Throughout the plan, there are references to big box buildings being modem and well-designed, incorporating awnings, trellises, etc. It appears that architectural upgrades will be required for big box tenants. Flow will this monetarily affect Target and any future remodel plans we may have. 4. Exhibit 9 and Figure 8 show a Future Access Way which will run through the middle of the shopping center where Target is located. Is this to be completed by public dedication? Target and the other occupants ofthe center would lose many parking spaces which would negatively impact the entire shopping center. It appears that it will also cause dubious safety issues for patrons of the center. We recommend that the proposed access areas through the center be addressed and reconsidered. ~ Property Development 1000 Nicollet Mall, Minneapolis, Minnesota 55403 .' /~ j vb /L/1 5. In section 8.0, Administration and Implementation, please address if Target's use will be conforming. Before the plan is adopted Target would like the concerns herein addressed. To summarize, Target's biggest issues appear to be loss in parking and safety hazards for patrons as a result of the proposed access. In addition, we are concerned of future remodels and how exactly the architectural goals will impact Target aesthetically and monetarily. Please contact me at your earliest convenience to discuss. Thank you in advance for your consideration. ~(1~'-,~ J:U.I:;~ Sr. Property Administrator cc: David Marquis, Director Jim Tucker, Sr. Real Estate Manager Randy Potterf, PFRS Dublin Ir"'\ CITY OF DUBLIN ,.27 ~ /'11 100 Civic Plaza, Dublin. California 94568 Website: http:/:www.ci.dublin.ca.us December 6, 2000 Randal Potterf Asset Manager Capozzoli Advisory for Pensions, Inc. 38345 W. Ten Mile Road, Suite 170 Farmington Hills, MI 48335 Re: Comments on Downtown Core Specific Plan Letters dated November 17,2000 and December 5, 2000 Dear Mr. Potterf: Thank you for your November 17,2000 and December 5, 2000 letters regarding the proposed Downtown Core Specific Plan. We appreciate your concerns regarding the effect that the Specific Plan could have on the Dublin Place property owned by your clients, the PFRS Dublin Corporation, at Dublin Boulevard and Amador Plaza Road. We hope that this letter will reassure you that the economic vitality of your client's property and business is important to the City and the community. Your letter of November 17,2000 expresses some valid concerns on behalf of your client regarding the redesignation of a portion of the Dublin Place Shopping Center property from Retail/Office to a High Density Residential designation to allow the development of Senior Housing. We understand that you may have a potential retail tenant for the site and are in the process of negotiating with this party. This letter was submitted to the City Council for their consideration prior to the public hearing on the Specific Plan on November 21, 2000. Additionally, Erin Kvistad of McNichols Randick O'Dea & Tooliatos, also representing PFRS, has submitted a similar letter and presented concerns regarding the proposed change in land use to the Planning Commission on October 24, 2000 and to the City Council on November 21,2000. After hearing public testimony, the City Council continued consideration of the Downtown Core Specific Plan to December 19, 2000 and will consider taking action on the Plan and environmental document at that time. As part of that action, the City Council will consider your comments and give staff direction on the inclusion or exclusion of the Senior Housing element of the Plan. In your letter of December 5, 2000, you presented some ideas on developing senior housing in conjunction with the future Senior Center at the library site. One of the restrictions on that site is that the development of the property remain under the control of a public agency for 50 years. I met with Jim Roachelle of Maple Dell and McClelland .A.rea Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650 Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670 Planning/Code Enforcement 833-6610 . Buiiding inspection 833-6620 . Fire Prevention Bureau 833-6606 /i tlz:u:.~h rn.J. 'di I <-fc~;( Printed on Peeycled Paper Capozzoli Advisory for Pensions, Inc. Comments on Downtown Core Specific Plan 1):3 ~ I'/? December 6, 2000 Page 2 " ," last week to briefly review the proposed concept, and will submit your idea to the City Council for consideration at their meeting on December 19, 2000. Should you have any questions, please contact me at (925) 833-6610. Cc: Erin Kvistad, McNichols Randick O'Dea & Tooliatos Mayor City Councilmembers City Manager Economic Development Director Community Development Director g:\DowntownSpecifcPlans\DowntownCore\CapozzoliAdvPensltr.doc I;' '/ c( 1'/1 December 5, 2000 Ms. Janet Harbin Senior Planner CiW of Dublin 100 Civic Plaza Dublin CA 94568 VIA FAX AND U.S. MAIL RE: Senior Housing Project/County Librl;U"Y Site/Amador Valley Boulevard Dear Ms. Harbin: My firm represents PFRS Dublin Corporation, which owns the majority portion of Dublin Place Shopping Center located in downtown Dublin, California. As you may be aware, we are in the process of a phased re~tenanting and redevelopment of several parcels we own at this shopping center. The City of Dublin is planning to acquire the ownership of the current Alameda County Library, directly adjacent to our property, in the immediate near future. It is our Wlderstanding that the City is considering plans to redevel.op this site into a senior community centerlhousing facility in conjunction with the Downtown Core Specific Plan. We would like the opportunity to propose a joint development agreement whereby we would redevelop your site in accordance with your plans. To facilitate this, we are currently conducting a feasibility study on the library site, to convert its use to a senior community center and housing facility. Our initial concept is to demolish the majority of the existing facility and construct ,a new building at the site, which would incorporate a community center on the ground floor with three floors of senior housing directly above. Due to constraints of ground area and parking, we would estimate the community center and each floor to contain approximately 16~OOO square feet with a total of up to 4S living units of various sizes from 700 to 900 square feet each. Since the development team for this type of project should include an experienced operator, we recommend that prior to initiating this project, an experienced and reputable senior housing operator be identified. We are currently discussing this project with 38345 W. TEN MILE ROAD . SUITE 170 . FARMINGTON HILLS, MI 48335 PHONE 248-476-8068 · 800-310-6300 . FAX 248.476"':2760 .... !l41 DEC-05-2000 01:26PM TEl) ID)CITY OF DUBLIN PAGE:002 R=99% Ms. Janet Harbin Page 2 several national, senior housing operating companies who may have an interest in a project with this profile and type. /A5 0/ I'll We have a sincere interest in pmsuing this project in conjunction with the City. If the general concept of this proposal is acceptable, we would be willing to continue negotiations and present a specific proposal to the City within 60-90 days, This proposal will include architectural design and layout, construction cost estimates, and a project timeline from the date of contract execution~ to operation of the senior center and move- in of the first residen~. I will be giving you a call to discuss this matter in more detail over the next week. However, should you wish to call me in advance, you may do so at any time. - Sincerely; , CCIM cc: Jim Roachelle Erin K vistad DEC-05-2000 01:27PM TEU ID)CITY OF DUBLIN PAGE:003 R=99% ~~ / (l.. {;, ot I ~ tt-p .. \)J", -~~f'f November 17,2000 Ms. Claudia McConnick Councilwoman City of Dublin 100 Civic Plaza Dublin CA 94568 RE: Downtown Core Specific Plan Dear Ms. McCormick: Capozzoli Advisory for Pensions, Inc. represents PFRS Dublin Corporation which is the pension fund owning the majority of Dublin Place Shopping Center, located at the intersection of Dublin Boulevard and Amador Plaza Road in downtown Dublin. Recently I received a copy of the Downtown Core Specific Plan (the "Plan"), prepared by the Community Development Department of the City of Dublin. Overall, we are very impressed with the content and scop~ of the Plan, and we hope to incorporate the majority of this plan as we redevelop this shopping center. As the largest property owner in the plan area , however, I wanted to take just a moment to express our concern with one of the items contained in the Plan. Section 4 and Section 5 of this Plan (see page 14, 17 and Exhibit 9) propose to change the future use designation of a large parcel of the shopping center from retail to residential. Specifically this site is further identified as a future senior housing complex. Two buildings currently exist on this parcel, EI Torito Restaurant and Englander's Furniture. Englander's Furniture was formerly occupied by Copeland's Sports. We are extremely concerned that this possible redesignation will have an immediate and long-term negative effect on the redevelopment, and ultimate economic viability of this shopping center. Additionally, I am of the firm opinion that while the concept of senior housing in the downtown area is a good idea, the site review process resulting in the designation of this site as a senior housing complex, was flawed. . 38345 W. TEN MiLE ROAD . SUITE 170 . FARMINGTON HILLS, MI 48335 PHONE 248-476-8068 · 800-310-6300 · FAX 248-476-2760 ~ 34J TEL) ID)DUBLIN CITY MGR OFFC PAGE:002 R=100% NOV-17-2000 02:39PM /J- I) 4' /91 As I understand it, this site is to be designated as residential (senior housing) solely due to the fact that the City of Dublin is able to acquire the adjacent library site from the County for $1, subject to the City converting the library to a senior center or other similar use. We have a number of reasons why we feel the Community Development Department should reconsider this residential designation. In the interest 'of brevity, I will summarize the major points of our position as follows: 1. V al~. This designation will immediately have a negative impact on the present and future value of this investment, even if the new designation is not enforced until afuture date. The value of the 2 buildings on this parcel equal almost $3 million. The current proposal will also place 2 different zoning designations on this single parcel. 2. Current Leasing. We are currently marketing this building to several local, regional and national retailers. Because of the economics present for a building of this type the minimum lease term required by any tenant is at least 10-years, with options extending to at least 20-years. With a pending future transitional use designation to residential as proposed under the Plan, no experienced retailer would be willing 10 risk a sizable leasehold investment when they would be at risk of losing their permitted use through the building pennit process when they seek to remodel or redesign their store every 5-10 years as most successful retailers are required to do. This issue has already caused a negative impact on our leasing efforts. 3. Conversion to Senior Housing. Upon receiving this Plan in September, we actually looked at the possibility of converting the existing building to n Senior Housing-type facility ourselves. We have experience in this type of conversion and we looked at various options. Functionally and economically, it is not feasible to convert this building to residential or senior hOUSing. . Primarily due to its size, I do not recall any comparable project of a similar nature, which has ever made a successful conversion such as the type contemplated here. Lastly; the safety aspect - with no dedicated pedestrian area other than the sidewalk, senior pedestrians would be at a substantially higher risk at this location due to being boxed~in by a busy interior shopping center driveway and parking area on 2 sides, and busy commercial streets on the other 2 sides (Amador Valley Boulevard and Amador Plaza Road). Shopping center traffic will more than double within the next year as the Expo Design Center and other redeveloped shop spaces open for business. 4. Effect on Other Retail Activity. We were recently able to bring the Expo Design Center to Dublin Place Shopping Center after almost 2 years of negotiations. This tenant is scheduled to open on August 23rd of 2001. The lease agreement with Home Depot specifically forbids us from converting any portion of the shopping center to a residential use. Additionally, the Covenants Conditions and Restrictions for the entire shopping center, inCluding Wards and Target, do not allow any residential uses on any portion of the shopping center, by any of the various owners. J do not know how any of these tenants will react to this designation~ if approved as proposed. However, If I were still NOV-17-2000 02:39PM TEl) ID)DUBLIN CITY MGR OFFC PAGE:003 R=100% /~g 0/ )tjJ negotiating with Home Depot, this proposed redesignation of use would certainly have had a negative impact on their site selection process and very likely they would have passed oil this site. We have a lot of experience in developing and owning successful shopping centers throughout the United States and we strongly oppose any move to re-designate a portion of our shopping center for residential use. Our experience tells uS that this type of use, in a shopping center such as Dublin Place~ would not be successful for the senior housing complex or the shopping center. In the long term this re-designation would have a , negative impact on the community~ the shopping center and especially the seniors. We feel strongly that the Community Development Department should reconsider this matter. We have made our COncerns known to the Development Department since receiving notification of this redesignation at the end of September. We are willing to work closely with them and feel we can help to develop a plan that will be acceptable to all community members. I lUlderstand that you will have the opportunity to vote on this Plan at the council meeting scheduled for November 21 s1. It is my hope that you will support us by either rejecting this Plan, Or ideally, by asking the Community Development Department to reconsider its use designation for this site by allowing it to retain its current designation as retail. Sincerely; i~VlSORYFOR PENSIONS, me. Asset Manager NOV-17-2000 02:40PM TEL) ID)DUBLIN CITY MGR OFFC PAGE:004 R=100% McNICHOLS RANOICK O'DEA & TOOLIATOS LLP /)..9 /1/1 October 24, 2000 RECEIVED OCT 2 6 2000 DUBLIN PLANNING Via Facsimile to 925-833-6628 and US Mail Eddie Peabody, Jr. Community Development Director City of Dublin P.O. Box 2340 Dublin CA, 94568 Re: Downtown Core Specific Plan/C0785.010 Dear Eddie: As you know, this firm represents PFRS Dublin Corp. At the last Planning Commission meeting, you and I discussed my client's concern that it had not yet had an opportunity to fully consider and review the information in the Downtown Core Specific Plan. Their architect continues to review the documents to evaluate their potential effect on the Shopping Center. However, there is one item of particular concern about the Plan that my client's representative, Randy Potterf, Andy Byde and I discussed via conference call earlier today. Andy suggested we address our concerns in writing to you and indicated the staff would look into the issue further in light of the upcoming Planning Commission meeting. Of a particular concern to my client is goal #5 for the Downtown Core Specific Plan, which is an attempt to incorporate high density residential development in the location where the old Copeland's building currently exists. As you and I have discussed, existing uses for the properties in the Downtown Core Specific Plan will be preserved. Currently, my client has a tenant in the old Copeland's building and they intend to continue with a retail use on that site in the future. In fact, they are in the process of negotiating with a major retailer for that site and expect to be in contract within the next thirty days. Their plan is for a similar configuration of the site, modified to maximize the benefits to a retailer, as the current configuration is not a dynamic use of the space. The plan to move a major retailer to that location would include tearing down the building and constructing a new building in compliance with the design guidelines set forth in the Downtown Core Specific Plan. In light of PFRS' s plan, we are particularly concerned that the City sees this property as a dense residential housing complex for seniors. Housing in that particular location would be totally adverse to the dynamics and the economics of the Shopping Center which we expect will be a centerpiece of the redevelopment currently going on in the City of Dublin. p:\c0785,OlO\11258,doc 5000 Hopyard Road, Suite 400 Pleasanton, California 94588-3348 Telephone 925-460-3700 Fax 925-460-0969 www.mcnicholslaw.com Eddie Peabody October 23,2000 Page 2 j~D .c6 /17 In the interest of time, we are raising this issue for your consideration as the Downtown Core Specific Plan moves forward through the Planning Commission process. We would like the opportunity to work closely with J arret and Andy to address our concerns as well as those of the City. We ask that you take our concerns into consideration and we strongly suggest the Planning Commission reserve its approval of the housing component ofthe Plan and reject the inclusion of senior housing in a major City shopping center. We look forward to working together to develop a project for which the City can be proud. If you have any questions, please feel free to give me a call. Very truly yours, By cc: Janet Harbin Andy Byde Randy Potterf I!J/ 06 Iff M.M November 10,2000 Mr~ Andy Byde Associate Planner City of Dublin 100 Civic Plaza Dublin, CA 94568 Dear Andy: I wanted to take a moment and thank you again for the opportunity to review with you the Dublin Place Shopping Center and the potential impact the Downtown Core Specific Plan would have on the development. As we discussed, the ownership of Parcels B, C, and D, PFRS Dublin Corp., has great concerns about the potential harmonia! and fiscal impact a senior living facility would make on the center given the location indicated in the Specific Plan to replace the current retail building (former Copelands building). We are in the process of preparing exterior facade remodel designs and brokers are negotiating with potential tenants to occupy the building. We are in the process of preparing a quick site plan study indicating the potential of the senior living facility in conjunction with the proposed senior center to replace the existing hbrary for review by the planning staff. We will provide this site plan and the design elevations for the Shops building, the Theatre building and the former Copelands building next week to you for your review prior to the City Council hearing. We are also looking at an expansion of the existing Theatre building and a facade remodel of the Shops building next to Target as well as the same Theatre building. The ownership has concerns about the impact of the "Future Access Way' indicated in the Core Specific Plan on future parking ratios related to an expansion proposal. In our meeting, you indicated that this was a city desire and the exact design has not been :finalized. We look forward to the opportunity to coordinate efforts with the city on the design of the proposed access road so that our current expansion plans can be achieved. MAPLE DELL + McCLELLAND ARCHITECTS, LLP 90 US Highway 130, Bordentown, 'New Jersey 08505. 609291-0130. 609291-0131 FAX Andy Byde Associate Planner City of Dublin Dublin Place Shopping Center Page Two November 9,2000 I}) ~ I~? Again, we support the majority of this report and look forward to implementing it into our redevelopment, however, we have serious reservations about the designation of the former Copeland's building as a future residential use. The nature and character of this shopping center may not allow for a successful transition to the residential use and the negative economic impact of this re-designation will be felt immediately and long term by the property owner. This could potentially put the current re-development plans for the overall property on hold. On behalf of PFRS Dublin Corp. and Capozzoli Advisory for Pensions, we look forward to you reviewing our ideas with the planning staff as indicated above. We will be in attendance at the City Council Hearing on November 21,2000 to express our ideas and concerns regarding the Core Specific Plan proposal. Sincerely, " ~ZL McCLELLAND ARCHITECTS l1f:!!s Roachelle Associate JR:s cc: Christopher L. Foss, City of Dublin Randall Potterf, Capazzoli Advisory for Pensions Erin L. Kvistad, McNichols, Randick, O'Dea & Tooliatos, LLP 1-'8 t'tJ'I' 1 r\ \i i: .. L ".oJ _ J ~ & . jl , ~1 ~ ~ \ \:~ ~t* \ lq l ~ ~~ f1. aUt Ijlt1 ~ u ~~ ~ ..J34 ---\ ~ ~\~ i J . r J] .ots -11) -:3 Ii "6 {It,f\, ~ i -~ .;.t Q~ ~ \ . .\ ,/ f CITY OF DUBLIN 13f ~ /f; 100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.lIs December 6, 2000 Robert Enea St. Michael Investment 6670 Amador Plaza Road Dublin, CA 94568 Re: Comments on the West Dublin BART Specific Plan Letter dated October 26, 2000 Dear Mr. Enea: Thank you for your October 26, 2000 letter to Eddie Peabody, Community Development Director for the City of Dublin, regarding the proposed West Dublin BART Specific Plan. We appreciate your concerns regarding the effect that the Specific Plan would have on your property at Amador Plaza Road and Dublin Boulevard. In your letter, you expressed concern that Enea Plaza was not included in the West Dublin BART Specific Plan area and would not receive the potential benefits of an increased Floor-Area-Ratio (FAR) as would other properties near the BART station and transit village included in the planning area. As we discussed in our meeting with you on October 2,2000 and at the City Council meeting on November 21,2000, when the boundary of the Specific Plan area was determined, it was anticipated that a change in use on that particular property would not occur over the five to seven year time life of the Specific Plan because of recently redevelopment on the site. In determining the potential land uses and FAR's for properties within the Specific Plan area, an extensive economic analysis of existing and projected market demands was prepared by a consulting land use economist. Along with this, individual properties were evaluated in regard to possible transitions in use over a relatively short period of time. Based on this information, a thorough traffic and circulation analysis was prepared to assist in determining the maximum intensity of development which could be supported by the existing transportation system, programmed roadway improvements, the introduction of the BART station, and additional traffic mitigation measures to ensure that major downtown intersections continue to operate at satisfactory levels of service. As the Enea Plaza property was not included within the Specific Plan boundaries, this extensive and complex study of the site has not been done. The Downtown Specific Plan project has been underway for well over a year and the West Dublin BART Specific Plan and accompanying environmental documentation were recommended by the Planning Commission to the City Council on October 10, 2000. The City Council will be considering taking action on the Plan and environmental Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650 Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670 Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606 Printed on Recycled Paper H -ffz:<..(~n-1e.;17 I /-I~ St. Michael Investment Comments on West Dublin BART Specific Plan /35 ~ If? December 6, 2000 Page 2 document on December 19, 2000. As you have requested in your letter, staff is recommending to the City Council that the City initiate a Specific Plan Amendment to include the area of the Enea Plaza propeliy in the West Dublin BART Specific Plan area following adoption of the Plan by City Council. The City Council will consider this recommendation and give staff direction at the City Council meeting on December 19th, I hope that this letter adequately responds to your comments and concerns. Should you have any questions, please contact me at (925) 833-6610. Sincerely, g:\DowntownSpecifcPlans\ W estBAR T\RobtEnealtr.doc cc: Mayor City Councilmembers City Manager Economic Development Director Community Development Director " r---.. I ),>, \ /~/'....\,' / J. I ! r--;---I r--l ! \ ""<"'" ,'" J "I j \ '7/ /", "\ \y/ / "'/ ~-, t,_~ t----.J ,I \ ...... I " \., /" ,. '\.... /'.......... I / -.' 1....-...::.; '. / ';, /, ..., /\ "'A: "',1 I I ,'~I ~ ~..------I V // '. /;>,,/'llf?/';,. I: j' " -, .Ji.~' ,/ \ /, \ ,/ \ " F'-!:'/i'tr." ,: ,', 1 \ ',II< .. .>..", I ,.' ,Vt? lA';,~" ' ~... I '~:, ...../'( \ 'v/. \ / j., /'\,:/; /"'-.....1 .. ",,-" /.1 '~... \ ,.......-\ '\ " y ,./ '".......' 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(COM A) 1 1 (MU) MIXED USE (RIA) RETAJUAUTO (COM B) COMMERCIAL B (0) OFFICE (R) (COM 1>0 RESIDENTIAL COMMERCIAL A I LAND USE PLAN DOWNTOWN CORE SPECIFIC PLAN I :.; r:. ~ /t.J1 , " \ \ \ \ \ \ \ ,\,.....-............ 5 \ J '....../ ______ \'---\d\, /' ...''J--r''\ / / -'; , A"?1/.\" I \ 'J r----J \~/ '~, ?:~"LL-/~/ < . "/ ',O'URY \..~~. '>:'""'-"'! , I_~', .r..----;! ~ \ !: f ~ f / --I \ _"f (--i \ _;\ t-..... ~...loo"" ! j l \;--- \cJ?\ \ (,1'--! \ \~V""'~~ i , -~\ '. \ i i--.... i \...........- \ \ ...--r---J i i , \0"""" i , \ _,,,.,...... \;;.,'\ \ j ?-----1 \...- \"'\ ' . / i !' '\ ..../1 ''--CANE: !--.: ~"),.~~-\ I \ // \ \ 1 \ ! "y/ \ \ -.!..-:--'-j 'DlJp'\ '\-; \ II.) I, ,; 'i-~ --1-l---L---" \ \ ,{----"\ \~\ \ \ /~, \ \. \. \ $'\. \ '- .......... \. \\ \ \~\ \ \ "-.",/ \, \\ \ ~..,; )..-.~ ,v --:,.._\.-4 \~\ \. \ \\ \ $,-:< \\....--'...)--,.....,.?.- \.....?~~'\ t \\ ' \~ ' '1'\ j \-~- \ " , \ \ ' , \ , \ \, \ \ \ \ \ \\ , \ '\ \ i \ , \ \. \ \ , " \ \~\ ., cf)\ \tP\ '\ \ "" ;\ ,,,,..., \\'"' \ d:.\ \\'"\ $[l\ \ 0;.\ \$.l'\ \y\ \~\ \ '. , \,..-- ..- \ \ \~....;:\j \\ \"', \ \ \ \. \\.............:. \ \ .J... \.-----...- \ \~. , \ \ .. , , \ \ \ \ \~~ , \ \ \ ~ .~ \ - . . . ..- \ " (RIO) \. \. \ .. .\ -- -- \ \. ., \ N,T.S, SEPTEMBER 2000 CITY OF I" ,... l3?' ~ IV? October 26, 2000 . . !.""'\ 'r>,~ th.ith,.H'. ~) ~, St. Michael Investments Eddy Peabody Director of Community D.evelopment City Of Dublin ' 100' Civic Plaza Dublin, CA 94568 6670 Amador Plaza Rd, Dublin, CA 94568 phone 925.828.8423 fax 925.833.0886 SUBJECT: West Dublin BART S~pecific Plan, Dear Mr'. Peabody, It was a pleasure meeting with you, Janet Harbin, and Richard Ambrose last week. We reviewed our concern that the West Dublin BART Specmc Plan (and the environmental, document) need to provide for the impacts from BART on Amador Plaza Road properties. BART makes redevelopment of those prope'rties inevitable. You requested a conceptual descriptiQn of the range and type of uses which would make sense for ; eventual redevelopment of those properties from the primary landowner's perspective. , We appreciate your understanding that the Amador PI~za Roa,d properties south of . Dublin Boulevard will be logically connected in use and style of development to other near BART properties. A delay in, incorporating Amador Plaza Road into the West Dublin BART Specific Plan would thwart redevelopment opportur1ities which may arise in the next five to seven years. Most importantly, the BART related1mpacts, particularly St. Patricks Way and the intensification of office uses at the end of the Plaza Road cui . de sac, make it imperative that the ,traffic model and environmental documents incorporate a realistic scenario for Amador Plaza Road redevelopment. The requesteq approach is that when the City adopts the draft West Dublin BART Specific Plans that ,the City will initiate anamendm'ent to the West Dublin BART Specific Plan to incorporate the Amador Plaza Road properties into that plan. Although we anticipate reqevelopment will happen in phases, we would like to develop a master plan which coorqinates with the City's vision for the Amador Plaza Road 'properties. The kind of uses which would most enhance the BART station area. would be those uses permitted by the "Commercial B"designation, which comes closest to a traditional' downtown mixed' use setting. We hope the Commercial. B designation' is flexible enough.to accommodate potential lodging or upper lever apartment uses if the market permits.. The FAR of 1 :OO'isbeing applied to the area at the end of the Amador' .. r' / ~$ 05/1/1 , Plaza. Road cui de sac which has already been, incorporated in the West Dublin BART Specific Plan. An FAR of 1.00 would also be appropriate for the remainder of Amador Plaza Road south of Dublin Boulevard, which is all easy walling dist&hCe from the BART station. The Commercial design guidelines as illustrated 'in Figures 2 through 6 of the West Dublin BART Specific Plan are both well done arid very much in keeping with our. vision for the style of buildings appropriate for redevelopment of that area. Please feel free to call if you have any questions. Very Truly YoLirs, , , ;- 'I' ",' ,( -, ,'~ . c I-~ - "'. ".' ". ...... ., r _' . . /t/' .~,\.),v .l' . , " Robert Enea ' cc: Janet Harbin Richard Ambrose Guy Houston Peter MacDonald '...,# I . -' CITY OF DUBLIN }:pC( ~ 11./7 100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.us December 14, 2000 Mr. David A. Gold Morrison & Foerster, LLP P.O. Box 8130 Walnut Creek, CA 94596-8130 Re: Comments on the West Dublin BART Specific Plan Letter dated November 21,2000 Dear Mr. Gold: Thank you for your November 21,2000 letter regarding the proposed West Dublin BART Specific Plan. We appreciate your concerns regarding the effect that the Specific Plan would have on your client's, AMB, purchase of the property located at 6700 Golden Gate Drive, presently known as the Cor-o- V an warehouse site. As your client is a potential purchaser of the Cor-o- V an warehouse site, you have requested an increase in the Floor-Area-Ratio (FAR) from .87 to 1.00 for the portion of that property shown as Office on the Specific Plan Land Use Plan (Exhibit 9 of the Sp'ecific Plan) to allow development of potentially more square footage on the site. At the City Council's direction on November 21 5t, staff has evaluated the effects that this change in land use intensity would have on the overall Plan and resulting traffic generation rates for the planning area. In evaluating this request, it was staff s opinion that all of the properties shown in the Office use category on Table 5 (Maximum Development Potential) of the Specific Plan should be allowed to benefit from the increased FAR. Therefore, because traffic generation rates are dependent on FAR's, a FAR of 1.00 was applied to 6.98 acres and tested by the City's traffic consultant for the Specific Plan, Omni-Means. The requested FAR increase to 1.00 would create approximately 40,000 square feet more of office space than aFAR of .87. Although this increased square footage would generate more traffic over that originally shown in Table 5, the traffic consultant has indicated that the increase would not generate a significant amount of additional traffic and the traffic mitigation proposed in the Specific Plan should be sufficient to mitigate this increase (refer to attached December 8, 2000 letter from Peter Galloway of Omni-Means). Table 5 of the Specific Plan has been revised as you requested, and is contained in the exhibit to the Resolution for adoption of the West Dublin BART Specific Plan, and will be recommended by staff to the City Council for consideration and adoption at their meeting on December 19,2000. Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650 Finance 833-6640 . Public Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833-6670 Planning/Code Enforcement 833-6610 . Building Inspection 833-6620 . Fire Prevention Bureau 833-6606 Printed on Recycled Paper 1'9 12),(.'.17 rr).(oY'1f- /~ Letter to Mr. David A. Gold of Morrison & Foerster Re: West Dublin BART Specific Plan l'Ib crt IV 1 December 14,2000 Page 2 Your letter also recommended modification of the definition of "Mixed-Use" in the General Plan Amendment language proposed for adoption to be consistent with the definition in the Specific Plan. Staff agrees with this change and the revised language will be recommended to the City Council in the Resolution for adoption of the General Plan Amendments for the West Dublin BART Specific Plan. The letter requests, additionally, that the definition of the Mixed-Use category be reworded so as to allow flexibility in the mix of uses on a site and not require that residential use be combined with a retail of office use. A modification such as this would not fulfill the purpose ofthe new General Plan Mixed-Use land use category, which is to combine housing and commercial uses in the downtown area, particularly close to transit facilities and services. If the residential element were removed from this specific site, the Jones, Lang, LaSalle residential project proposed on BART owned property near the West Dublin BART Station would contain the only residential development in the area. The intent ofredesignating the land use on the Cor-o-Van site and some adjacent sites was to continue the residential use pattern beyond the Jones, Lang, LaSalle development to create a transit village. Staff will not be recommending this request for a change in language to the City Council. The final request in your letter was that the Specific Plan text state that flexibility would be allowed in how uses were oriented on the site when more than one land use designation was on the property. It has been the City's policy to be flexible on the location of uses on a particular property when more than one land use is designated on the site within the boundaries of a development. In reviewing a plan for the redevelopment of the Cor-o- Van site, flexibility would be allowed in determining the appropriate location for various uses. No additional policy or change is necessary at this time. I hope this letter responds adequately to your requests. Should you have any further questions, please contact me at (925) 833-6610. attchmnt g:\DowntownSpecifcPlans\ W estBAR T\Morrison&F oersterltr.doc cc: Mayor City Councilmembers City Manager Economic Development Director Community Development Director I . 12/08/2000 15:53 5109352247 OMNI MEANS PAGE 01 ~ ;t/I ~ 1'/1 omni.-means ~"GINE~ltS'Pl"NNERS December 8, 2000 Ms. Janet Harbin Associate Planner Community Development Department City of Dublin 100 Civic Plaza Dublin, CA 94568 Subject: West Dublin BART Specific Plan Area; Increase In Proposed Office Uses Dear Ms. Harbin: We have evaluated the increase in office square footage for the proposed West Dublin BART Specific Plan Area. Based on our conversations. proposed office uses in the Plan area would increase by 39,527 square feet over the current proposal of 333,330 square feet. Using the same trip generation rates found in Table 6 of the Specific Plan traffic analysis, the additional trip generation has been calculated. I As calculated, the extra 39,527 square feet of office space would generate 435 daily trips, 62 AM and 59 PM peak hour trips. Based on the proposed overall office distribution for the Specific Plan, approximately 40 percent of the office trips would be to/from the east, 50 percent to/from the west, and 10 percent to/from the north. All trips would access the Plan area via Dublin Boulevard. However, given the somewhat even distribution split in an east-west direction, project trips would tend be dispersed. In addition, there would be three different access points at Regional Street, Golden Gate Drive, and Amador Plaza Road into the Plan area. For these reasons, no one intersection would experience a projeCt: trip increase of more than 20-25 peak hour trips from the extra 39,527 square feet of office space. Based on recommended mitigation measures at the Regional/Dublin, Golden Gate/Dublin. and Amador Plaza/Dublin intersections, projected intersection LOS would be D or better with these additional office trips. Please call if you have any questions regarding this subject. Sincerely I!b j b~ Peter J. Gallowa[ Transportation Planner .. lOmni-Means Engineers & Planners, Consultant's R~ort of thl< Trans,portation Impacts For the f..topo.sed Village Par~way. Downtown Core. and West BART Station Specific Plans, City of Dublin, Table 6, Final Draft Report, September 26, 2000. ROSEVILlE ~E[)D1NG V1SALIA WA~NUT CREEK 2237 Douglas Boulevard, SI)I~l 10) ,1:14 ReaclltI DrI\Ie, Suite D 720 W. Center A'lenue, ;;uile C 1901 Olympic Bou'8vord, 51e, 120 ROS9vil1&, QA 115661 'f~:ctOlng, OA 86002 V1&llio, CA 93281 wQlnutCreet C.A.94596 (916) 782.8688 ,~,,3C) 223-6500 (559) 734.5895 (925) 935-2230 FA)( (91 e) 78:~.aee9 i ,\K (530) 223.9326 FAX (559) 734-5899 FA;f. (925) 935.2247 DEC-08-2000 04:50PM, TEL)5109352247 ID)CITY OF DUBLIN PRGE:001 R=97% NOV~~t.2000' 12:39PM MORRISON & FOERSTER NO. 596 /'1)" v6' /~7 MORRISON & FOERSTER LLP SAN FRANCISCO LOS ANGBt.BS PALOALTO SACRAMENTO O~OE COUNTY SAN DIliGO DENVER WASHINCl'ON, D.C. ATrORNEYS AT LAW . NEW YORI< 8t.l1!'N'OS AIRES LONDON BRUSSELS BEIJINC I-l:ONG KONG SINGAPORE TOKYO PLEASE RESPOND TO: P.O. BOX 8130 WALNUT CRgEK, CALIFORNIA 94596-8130 101 YGNACIO VALLEY ROAP, SUITE 480 WAu.ruT CREEr<,. CA.lJFORNIA 94S96-iLO!)S TEL.EPHONE (925) 2:9S-3S00 TELEFAC5IMILS (925) \l.46-\I912 November 21,2000 Writer'~ Di~~Dil\.l NumbQl" (925) 295-3310 \. By Telefacsimile Mayor Guy Houston City of Dublin 100 Civic Plaza Dublin, CA 94568 Members of the Dublin City Council Re: Draft West Dublin BART Specific Plan Dear Mayor Houston and Members of the Dublin City Council: We represent AMB, the prospective purchaser of an approximately 9.07 acre site located at 6700 Golden Gate Drive, currently improved with a 204,624 square foot industrial warehouse (the "Site"). The Site is west of and contiguous to the West Dublin BART property. As part of our client's due diligence prior to acquiring this improved Site, we have reviewed the pending Draft West Dublin BART Specific Plan (the ~~Specific Plan~') and had the opportunity to meet with City Staff and City officials concerning this planning effort. As we have discussed, although the Site is currently improved with industrial uses subject to leases, AMB is extremely 'supportive of the transit village vision outline4 in the Specific Plan. As part of your consideration 'Of the Specific PIal}, we respectfully request that you consider the following minor revisions to the Specific Plan and incorporate these changes into your Resolution adopting the Specific Plan: 1. We recommend that the Specifu: Plan FAR for "Office" be increased from .87 FAR to 1.0 FAR in order to be consistent with the proposed General Plan amendment for "Office" FAR and the Specific Plan FAR for "Mixed Use". As background, the Specific Plan currently designates the southerly portion of the Site for (0) Office and the northerly portion of the Site for (MU) Mixed Uses. The proposed General Plan amendment provides that the Retail/Office FAR can go up to 1.0 FAR.. Alsot the FAR for wc-48579 NOV-21-2000 01:37PM TEl) ID)CITY OF DUBLIN PAGE:002 R=100% NOV,. 21. 20!iJ0 12: 39PM MORRISON & FOERSTER NO. 596 P.3/5 /L/!J ~ II? MORRISON & FOERSTER LLP Mayor Gus Houston and Members of the Dublin City Council November 21,2000 Page Two (MU) Mixed Use in the Specific Plan, which also allows office uses, identifies a 1.0 PAR. To avoid confusion for office uses, provide consistency with the General Plan, encourage smart growth office density near the transit hub, and provide unifonnity with the FAR proposed within the Specific Plan (MU) Mixed Use designation, we recommend at this time that at a minimum, the Specific Plan FAR for (0) Offico be increased from .87 to 1.0. While in the future AMB may want to consider a higher FAR for the Site, we cUlTen1ly recommend that the FAR for (0) Office on Table 5 entitled ''Maximum Economic Development Potentialu be revised to delete .87 and insert 1.0 FAR, as shown on Attachment A to this letter. 2. We request that the Specific Plan text clarify that a development site under common ownership with Office and Mixed Use designation may have limited flexibility to combine u$es, provided it furthers the overall goals of the Specific Plan. As mentioned above, the Site is divided between (M1J) Mixed Uses and (0) Office uses on Figure 9 of the Specific Plan. The City Council appears to be encouraging more innovative mixed use projects at its transit village. Accordingly, the City Council would probably not intend for ~. as a future applicant of a site with multiple land uses, to process yet another Specific Plan amendment if minor site, use, or design related adjustments between the various uses are desired. As a result, the purpose ofthis clarification is to provide linrited planning flexibility consistent with the overall goals of the Specific Plan, encourage innovative transit village based planning and avoid an overly rigid application of the land use boundaries identified. Also, if AMB applies for a Development Agreement, we would hope that this flexibility could be negotiated as part of that agreement without having to amend the Specific Plan. We recommend that we work with Staff to consider this text clarification. A draft is submitted on Attachment A to this letter for the City's consideration. 3, We recommend a clarification that tbe Specific Plan "Mixed Use" residentialllolicy text correspond with the proposed General Plan language to ensure internal consistency and avoid confusioD. The proposed General Plan amendment pro:vides that the M:ixed Use classification would "Encourage a combination of [residential] and non- residential land use. . . n, In contrast) the Specific Plan language seems overly strict and potentially ambiguous by stating that the category "includes residential and at least on,e non-residential land use type, such as office or retail." (See Attachment A for this nrinor revision.) 'WC-48579 NOV-21-2000 01:37PM TEl) IDKITY OF DUBLIN PAGE:003 R=100% NOV.21.2000 12:40PM MORRISON & FOERSTER NO.S9S P.4/5 MORRISON & FOERSTER LLP ) tj,/ t( 1ft Mayor Gus Houston and Members of the Dublin City Council November 21,2000 Page Three We mentioned above that there are existing industrial tenants at the Site. As a result, while AMB may process entitlements to track with the vision outlined in the Specific Plan, actual development may not move fOlWard until existing leases expire. Furthermore, many of the exi.sti.ngparking spaces on the Site would be eHminated if the proposed St. Patrick Way was cdnstructed prior to redevelopment of the Site. Fortunately, the Specific Plan text and OLlr discussions with Staffhave seemed to confirm that the St. Patrick Way improvement should ouly occur in connection with the future development of the Site. (See Specific Plan Section 4.2(b)). Finally, we wanted to mention to the City Council that the City Staff, including Eddie Peabody, Janet Harbin, and Kevin Van Katwyk, have been exceptionally responsive, professional and helpful to AMB during the last few weeks, We have needed to move forward quickly with our due diligence. We appreciate that Staff'has been helpful to our olient and has promptly provided requested infonnation, AMB looks forward to building a strong relationship with the City of Dublin. Thank you in advance for considering these comments on your Specific Plan. Best regards, ~~A..~~ David A. Gold cc: City ClerIc" Kay Kook Community Development Director-Eddie Peabody City Attorney-Libby Silver Tyler Iiiggins J olm Rossi wc-48579 NOV-21-2000 01:38PM TEL) ID)CITY OF DUBLIN PAGE:004 R=100% NOV.21.2000 12:40PM MORRISON & FOERSTER NO. 596 P.5/5 / l' 5 t~/r1 ATTACHMENT A 1. Specific Plan Table 5. page 15 - G.M~imum Eoonomic J;>evelopment Potential" Delete .87 and insert 1,0 FAR. 2. Specific Plan Section 5.1, page 18 - Insert before the last sentence of the first paragraph: "Where Office and Mixed Use designations are identified on a commonly owned site. additional flexibility may be considered to combine uses within the site or adjust the boundary of the land use designation illustrated on Exhibit 9, provided such flexibility furthers the overall goals of this Specific Plan. Common ownership may be deteimined at the time an applicant files its a.pplication for a development plan covering a site with an Office and Mixed Use land use designation. Specific terms governing the processing of sites with multiple uses and common ownership may also be provided as part of a Development Agreement, if one is entered into between an applicant and the City." 3. Specific Plan Section 5.2. page 19, definition of Mixed Use. ''The Mixed Use land use category encourages a combination of residential and non-residen,tialland use types, such as office or retail." wc-48579 NOV-21-2000 01:38PM TEl) ID)CITY OF DUBLIN PRGE:005 R=100% /'16 (.~J /I/' ATTACHMENT 15 Omni-Means 12/8/00 Letter 12/08/2000 15:53 5109352247 OMNI MEANS PAGE 01 ~ /11 #f~ IY1 omni-means ~ ~GIIlE~!tS '~l"NNERS !ft. t"'l" ~~ AIt.1etrr ,/ ~ :~ ,1l' ~W'.e.... ji , December 8, 2000 Ms. Janet Harbin Associate Planner Community Development Department City of Dublin 100 Civic Plaza Dublin, CA 94568 Subject: West Dublin BART Specific Plan Area; Increase In Proposed Office Uses Dear Ms. Harbin: We have evaluated the increase in office square footage for the proposed West Dublin BART Specific Plan Area. Based on our conversations, proposed office uses in the Plan area would increase by 39,527 square feet over the current proposal of 333,330 square feet. Using the same trip generation rate.s found in Table 6 of the Specific Plan traffic analysis, the additional trip generation has been calculated.l As calculated, the extra 39,527 square feet of office space would generate 435 daily trips, 62 AM and 59 PM peak hour trips. Based on the proposed overall office distribution for the Specific Plan, approximately 40 percent of the office trips would be to/from the east, 50 percent to/from the west, and 10 percent to/from the north. All trips would access the Plan area via Dublin Boulevard. However, given the somewhat even distribution split in an east~west direction, project trips would tend be dispersed. In addition. there w()uld be three different access points at Regional Street, Golden Gate Drive, and Amador Plaza Road into the Plan area. For these reasons, no one intersection would experience a project: trip increase of more than 20-25 peak hour trips from the extra 39,527 square feet of office space. Based on recommended mitigation measures at the Regional/Dublin, Golden Gate/Dublin, and Amador Plaza/Dublin intersections, projected intersection LOS would be D or better with these additional office trips. Please call if you have any questions regarding this subject. Sincerely a J &~ Peter J. Gallowal Transportation Planner IOmni-Means Engineers & Planners, Consultant's Re,port of thl< Trans,portation Impacts For the .P.roposed Village Par~way~ D.owmown Core. and West BART Station Specific Plans, City of Dublin, Table 6, Final Draft RepOrt, September 26, 2000. ROSEVIUE ~EDD1NG VISALIA WAL,NUT CREEK 2237 Douglas Baulevar(1 Slllle 1(>:1134 ReClcllff Drive. Suite 0 720 W, Center A'/enue, 5uile C 1901 Olympic Bou'8vord, Sle, 120 RllSllVill9, OA 956e 1 i\~lading, OA S600Z VlSOlic, CA 93281 Walnut Creet c,a,94596 (916) 782.8688 ",,3Cj 223-6500 (559) 734.5895 (925) 935.2230 FAA (916) 78:~.aea9 : ;>,K (530) 223.9326 FAX (559) 734-5899 FA) (92~) 935.2247 , __ 17 1-fc{.~)J/YJel1'f 10 DEC-0B-2000 04:50PM TEL)5109352247 ID)CITY OF DUBLIN PAGE: 001 R=97%