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HomeMy WebLinkAbout7.1 SCS Property Community OutreachSTAFF REPORT CITY COUNCIL Page 1 of 4 Agenda Item 7.1 DATE:November 2, 2021 TO:Honorable Mayor and City Councilmembers FROM:Linda Smith, City Manager SUBJECT:SCS Property Community OutreachPrepared by:Amy Million, Principal Planner EXECUTIVE SUMMARY:On March 2, 2021, the City Council approved a City-led Community Outreach process for the SCS Property to create a foundation for future discussions about appropriate land uses for the property. Staff and the consultant team lead by ELS Architecture & Urban Design and Urban Field Studio will provide a presentation to the City Council on the initial conceptual land use concepts that have been developed based on the outreach process thus far and are seeking input from the City Council regarding these initial concepts. STAFF RECOMMENDATION:Receive presentation on the SCS Property initial land use concepts and provide input. FINANCIAL IMPACT:All costs associated with the Community Outreach process will be paid by the property owner. DESCRIPTION:BackgroundThe subject 76.9-gross-acre property, known as the SCS Property, is located north of I-580 between Tassajara Road and Brannigan Street and extends to the north of Gleason Drive (refer to Figure 1).On March 2, 2021, the City Council approved a City-led Community Outreach process for the SCS Property, and the use of a multidisciplinary consultant team led by ELS Architecture & Urban Design (ELS) to create a foundation for future discussions about appropriate land uses for the 86 Page 2 of 4 property.The Community Outreach process for the SCS Property began in spring 2021 with “Task A,” which included gathering background information,conducting interviews with community stakeholders, the property owner, and City Staff,as well as a meeting with the newly formed 14-member Community Advisory Committee.The Planning Commission and City Council also provided input at meetings held during this first task. Task A was completed in June with the Urban Land Institute Technical Advisory Panel (ULI TAP) providing their findings and recommendations for the SCS Property. A copy of the report was posted on the SCS Property Community Outreach website(https://courbanize.com/scsproperty) and was provided to the City Council.The work continued in July and August with “Task B,” which focused on public engagement. During this time, a new project website was launched and became the centralized place for all project information and announcements. In addition, a Community Survey was conducted to gather further input and help inform the outreach process, which generated responses from 71 people. Staff and the consultant team also held the first Community Meeting on August 25. The meeting was attended by approximately 40 community members who discussed a variety of landuse topics for the site including the regional context, public benefits, market demand, economics of development, connectivity,and housing.In the current phase, “Task C,” the Community Outreach process is focused on building consensus and creating the initial conceptual land use framework. The consultant team has prepared three broad land use concepts using the information that has been gathered to date through stakeholder and property owner interviews, Community Advisory Committee meetings, Community Meetings, the Planning Commission, the City Council and the consultant team’s own research and fiscal analysis of development (refer to Attachment 1). A primary discussion point is the balance between the economics of providing amenities desired by the community and market rate housing that is necessary to fund them. Review of the initial land use concepts has included a meeting held by Staff and the consultant team with the Community Advisory Committee on October 6 and October 28, a Community Meeting on October 20,and a Planning Commission Meeting on October 26. Initial Land Use ConceptsStaff is seeking feedback from the City Council regarding the three land use concepts. The three land use concepts are responsive to dominant themes that have surfaced throughout the Community Outreach process and the fiscal analysis of development performed by the consultant team. These three concepts attempt to illustrate the level amenities that are financially feasible to provide based on the proposed number of residential units that would fund those amenities. Figure 1. Location Map 87 Page 3 of 4 Concept 1 – Base Amenities “North Street” approaches the site with a minimal amount of housing and commercial uses, and more modest community amenities. Concept 2 - Mid-level Amenities “Paseo” increases the number of residential units and provides a commensurate increase in amenities with a neighborhood commercial main street on Finnian Way and an open-space greenway for bikes and pedestrians spanning from Dublin Boulevard north to Gleason Drive. Concept 3 High Amenities “Finnian Square” concentrates retail and restaurants north of Dublin Boulevard and introduces a finer grain street network and town square with additional residential units to support the additional community amenities. Both Concepts 2 and 3 incrementally increase the supply of market rate housing to offset the subsidies needed to support commercial activity on Finnian Way and larger public open spaces. The presentation to the City Council will include additional details on the three land use concepts. A draft version of the presentation is included as Attachment 2. The consultant team will guide the City Council through the presentation followed by a series of questions. Preliminary questions for City Council consideration include the following:1. Which Concept, or combination of elements within each Concept, do you prefer and why?2. Recognizing that the number of market rate units correlates to the level of community amenities that can be supported by the project, what is the maximum number of units, including affordable units, that should be considered for the site?3. Should certain types of housing be prioritized?The culmination of all the input provided through Task C will result in the development of the Preferred Plan. In Task D, the Preferred Plan will be prepared and presented to the CAC, at a third Community Workshop, and to the Planning Commission, and City Council for final consideration. STRATEGIC PLAN INITIATIVE:None. NOTICING REQUIREMENTS/PUBLIC OUTREACH:A webpage was created to provide information on the SCS Property Community Outreach process (https://courbanize.com/scsproperty). This webpage is also accessible from the City’s website for the project (https://dublin.ca.gov/2297/SCS-Property-Community-Outreach). Notification of this meeting was provided on the project webpages, via “Notify Me” and Nextdoor, and to all interested persons who requested process updates, including the Community Advisory Committee and property owners. The City Council Agenda was posted. 88 Page 4 of 4 ATTACHMENTS:1) Land Use Concepts2) Draft Presentation 89 Attachment 190 SCS Property at Tassajara Road City Council Meeting 2 Tonight we will be considering three initial Public Framework land-use concepts for the SCS Site! Attachment 2 91 With You Tonight: City of Dublin: Consultant Team Amy Million, Principal Planner Ryan Call, ELS Jane Lin, Urban Field Studio Frank Fuller, Urban Field Studio Christine Firstenberg, RRER Bob Donnelly, Bernese Lane Partners Debbie Kern, KMA Our project team is composed of a diverse group of industry professionals with specialized experience in: • Public Outreach • Urban Design & Architecture • Place-Making • Retail Trends and Feasibility • Residential Trends and Feasibility • Financial Analysis 92 Tonights Objective: Prioritize Public Benefits! Understand the balance between public benefits and project costs. Review and discuss initial options! Tonights Agenda: • Project Schedule • Project Goals • How it gets built • Site Options • Decision Tree 93 Existing Conditions Spring 2021 Community Brainstorming Summer 2021 Vision Options Fall 2021 Preferred Vision Winter 2021 Project Schedule CAC MEETING 2 COMMUNITY MTG. 2 PLANNING COMM. CAC ROUNDTABLE CITY COUNCIL 10/06 10/20 10/26 10/28 11/02 Begin building consensus about the balance of land-uses and amenities 94 Our Goal: Create a Center 95 You’ve been waiting a long time..... 96 Commonly Suggested: Downtowns Danville Danville overlay Pleasanton 97 Commonly Suggested: Shopping Centers Americana City Center Santana Row Americana overlay 98 What else completes a center? Community Gardens Plazas & Gathering Space Arts & Culture Fitness & Recreation Senior and Workforce Hsg.Bike and Pedestrian Safety Connectivty! 99 Why is this site so important? • It is central to over 10,470 existing homes and a community of 40,000 people • It is central to three major arterials and Interstate 580 • Last undeveloped area walkable to schools, retail, services and transit, 2 regional parks 3,190+/- 3,190+/- homeshomes 2,360 +/- 2,360 +/- homeshomes 3,240+/- 3,240+/- homeshomes1,680+/- 1,680+/- homeshomes 570 +/- 570 +/- new new homeshomes 100 What makes this site ideal for State and Federal Funding for Affordable Housing? • Walkable distance to schools • Access to transit and proximity to freeway provides job access • Access to groceries, parks, healthcare and other services are within walking distance Fallon Middle School: 1/3 Mile (7 min. walk) Kolb Elementary School: 1/2 Mile (11 min. walk) E.G. High School: 1/8 Mile (3 min. walk) Grafton Station: 1/8 Mile (3 min. walk) Safeway & Shops: < 1/8 Mile (3 min. walk) Water Park: 1/8 Mile (3 min. walk) 101 Senior and Affordable Housing will be part of all Three Options! The number of senior and work-force housing units can vary greatly depending on options and willingness to add units to the overall plan! 102 Concerns about growth! Losing open space We have too much housing Traffic is already bad Schools are too crowded Too many strip malls Unsafe for pedestrians and bikesUnsafe for pedestrians and bikes Too dense! Too dense! 103 How do we build a center? 104 If we want a center, we have to talk about the trade-offs 105 Online Survey - CAC Meetings - Community Outreach Meetings 106 We want shops and restaurants, Why is housing even being talked about? Why should we change land use so the developer can make profit? More housing will hurt our schools. Housing production makes the construction of shops, restaurants and memorable public spaces financially feasible. 107 Why are we showing more housing than what is required to build the site? Why should we change land use so the developer can make profit? More housing will hurt our schools. How much housing determines the level of investment in the retail, restaurants, and public space experiences. We are showing the potential of the site based on varied housing counts. 108 Why build now? Why should we change land use so the developer can make profit? More housing will hurt our schools. Local governments still have leverage to exchange public benefits for the right to build housing. That leverage is being eroded at the state level to increase housing production. 109 Its ok for all amenities on site to be private: Less housing required. NO Amenities require subsidies: Requires housing to generate subsidies. Housing is in high demand, generates high values for subsidies and is low risk. Housing can subsidise other uses. GENERATES SUBSIDIES REQUIRES SUBSIDIES REQUIRES SUBSIDIES Retail Requires subsidy Academic Requires subsidy Office / Research Requires subsidy Hotel Overbuilt YES 261 units still can be built in the form of town homes and tightly spaced single family homes along Brannigan Street. Retail development is not required. Are you interested in public serving amenities? Which land uses can be considered? Do you want to change land uses? NO YES 110 PA-1 22 acres 18.5 acres 11 acres 1.3 acres .82 acres 5.1 ac. 3 ac. 1.6ac. 1.8ac. PA-2 PA-3 Neighborhood Comm. 1.9ac. High Density 25+ u/a Med-Hi Density 14- 25+ u/a Med-Hi Density 14- 25+ u/a Med Density 6-14+ u/a General Commercial The Starting Point: The SCS Parcel was planned for 261 units (townhome density) and 900,000 sf of retail and restaurants. This is equivalent to 3x the retail and restaurants at City Center! Retail and Restaurant demand is limited on this site. A Regional Mall with High End fashion is not feasible. There are not enough housing units to subsidize amenities. This land is privately owned and will require profit making land-uses to fund retail, restaurants, plazas and parks. 111 Its ok for all amenities on site to be private: Less housing required. NO Amenities require subsidies: Requires housing to generate subsidies. Housing is in high demand, generates high values for subsidies and is low risk. Housing can subsidise other uses. GENERATES SUBSIDIES REQUIRES SUBSIDIES REQUIRES SUBSIDIES Retail Requires subsidy Academic Requires subsidy Office / Research Requires subsidy Hotel Overbuilt YES 261 units still can be built in the form of town homes and tightly spaced single family homes along Brannigan Street. Retail development is not required. Are you interested in public serving amenities? Which land uses can be considered? Do you want to change land uses? NO YES 112 Team is working on a slide explaining methodology of financial analysis 113 +/- 310 Market Rate units + 40 Affordable units Placed where most economically viable near freeway Low Density Housing Minimum public amenities north of Dublin Blvd. For sale deed restricted affordable units +Option for rental units Medium to Medium High Density Housing Medium- High to High Density Housing Significant signature open space feature Options to expand affordable units & affordable by design Entertainment District Neighborhood Main Street with restaurants and local serving shops near homes Reduce Green-house impacts by building near jobs, schools and amenities 114 The Base Scheme: Entertainment District: 60,000 sf + 200,000 sf Office or additional 100,000 sf Regional Retail 261 Units + 89 Units =350 +/- units Retail south of Dublin Boulevard is less subsidized than North of Dublin Boulevard. Base Scheme: 350 units +/- 160,000 to 260,000 Commercial Space Including: 20 units afford. units on- site (20 units off-site) new high schoolnew high schoolFinnian WayFinnian Way Central ParkwayCentral Parkway Gleason DriveGleason Drive Ent. DistrictEnt. District Retail or OfficeRetail or Office Dublin Blvd.Dublin Blvd. Emerald Glen ParkEmerald Glen Park Tassajara RoadTassajara RoadBrannigan StreetBrannigan StreetWateford Wateford ShopsShops 115 Base: +/- 350 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian Way Dublin Blvd. Emerald Glen Park 1 Dublin Blvd. Family Ent. Retail o r O f f i c e Shops and RestaurantsShops and RestaurantsTassajara R oa d Waterford Shops Office or Retail Office or Retail Entertainment Entertainment DistrictDistrict Neighborhood ParkNeighborhood Park Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. 120’320’100’315’ Point of reference: City Center Public Space Other Features: Parks and Protected Bike Lanes 116 +/- 575 Market Rate units + 75 Affordable units Placed where most economically viable near freeway Low Density Housing Minimum public amenities north of Dublin Blvd. For sale deed restricted affordable units +Option for rental units Medium to Medium High Density Housing Medium- High to High Density Housing Neighborhood Main Street with restaurants and local serving shops near homes Significant signature open space feature Options to expand affordable units & affordable by design Entertainment District Reduce Green-house impacts by building near jobs, schools and amenities 117 The Mid Scheme: Entertainment District: 60,000 sf + 200,000 sf Office or additional 100,000 sf Regional Retail 261 Units + 389 Units =650 +/- units + Neighborhood Main Street Restaurants + Local Shops = 30,000 sf +Pedestrian and Bike Garden Greenway Finnian WayFinnian Way Central ParkwayCentral Parkway Gleason DriveGleason Drive new high schoolnew high schoolGrand GreenwayGrand GreenwayMid Scheme: 650 units +/- 160,000 to 260,000 Commercial Space Including: 75 Affordable units on-site Neighborhood Main StreetNeighborhood Main Street Ent. DistrictEnt. District Retail or OfficeRetail or Office Dublin Blvd.Dublin Blvd. Emerald Glen ParkEmerald Glen Park Tassajara RoadTassajara RoadBrannigan StreetBrannigan StreetWateford Wateford ShopsShops Views of Mt. DiabloViews of Mt. Diablo 118 Mid: +/- 650 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian WayWaterford Shops Dublin Blvd. Emerald Glen Park 2 Grand GreenwayGrand GreenwayNeighborhood Main StreetNeighborhood Main Street Views of Mt. DiabloViews of Mt. Diablo Office or Retail Office or Retail Entertainment Entertainment DistrictDistrict Hsg.Hsg.Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. S h o p H o u s e sShop Hou se s Tassajara Roa d Neighborhood Main Street Entertainment District Grand Greenway Community GardensCommunity Gardens Fitness / Fitness / Dog ParkDog Park Plaza & Water Plaza & Water FeatureFeature Plaza & Water Plaza & Water FeatureFeature Grand Green w a y Grand Green w a y Polinator MeadowsPolinator MeadowsWaterford ShopsFood & Bev . F o o d & B e v . F in n i a n W a y Family Ent. Retail o r O f f i c e Shops and RestaurantsShops and RestaurantsDublin Blv d .Tassajara Road119 +/- 755 Market Rate units +95 Affordable units Placed where walkable to existing homes and Waterford Shops Low Density Housing Minimum public amenities north of Dublin Blvd. For sale deed restricted affordable units +Option for rental units Medium to Medium High Density Housing Medium- High to High Density Housing Reduce Green-house impacts by building near jobs, schools and amenities Significant signature open space feature Options to expand affordable units & affordable by design Entertainment District & Local Shops Placed where most economically viable near freeway Entertainment District 120 The High Scheme: Entertainment District: 65,000 sf 261 Units + 589 Units =850 +/- units + Finnian Way Entertainment District with Restaurants + Local Shops, Food Trucks and Town Square = 65,000 sf Dublin Blvd.Dublin Blvd. Gleason DriveGleason Drive Emerald Glen ParkEmerald Glen Park Tassajara RoadTassajara RoadBrannigan StreetBrannigan StreetWateford Wateford ShopsShops new high schoolnew high school High Scheme: 850 units +/- 65,000 Commercial Space Including: 100 Affordable units on-site HousingHousing HousingHousing Finnian Finnian SquareSquareEntertainment DistrictEntertainment District Central ParkwayCentral Parkway 121 High: +/- 850 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian Way Dublin Blvd. Emerald Glen Park Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg.Hsg.Hsg. Entertainment Entertainment DistrictDistrict Waterford Shops 3 Shop HousesShop HousesTassajara Roa d District ParkingDistrict Parking New High School Waterford Sh o p sFood & Be v .Food & Be v .ShopsShopsF&BF&BFinn ian WayFinn ian Way Family Ent. Family Ent. Finnian SquareFinnian Square Finnian Finnian SquareSquare Food Food TrucksTrucks Paseo to Emerald GlenPaseo to Emerald GlenPaseoPaseo PaseoPaseo 200’200’300’300’ Point of reference: Healdsburg 250’250’190’190’122 Team is preparing a slide on the reaction to the schemes from the community, CAC and Planning Com. 123 650 units b uil t elsewher e i n City*350 units b uilt elsewher e i n City* 150 units b uilt elsewher e i n City*850 Units +/-More Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s 650 Units +/-More Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sNeighborhood Main Street+ 89 additional units over the existing land use (350 +/-) + 389 additional units over the existing land use (650 +/-) + 589 additional units over the existing land use (850 +/-) Larger private subsidies produce greater benefits +++++++++ *Site easily supports 1,000 units, growth not realized here will be allocated elsewhere in Dublin per RHNA. 124 SCS Property at Tassajara Road City Council Meeting 2 Tonight we will be considering three initial Public Framework land-use concepts for the SCS Site! With You Tonight: City of Dublin: Consultant Team Amy Million, Principal Planner Ryan Call, ELS Jane Lin, Urban Field Studio Frank Fuller, Urban Field Studio Christine Firstenberg, RRER Bob Donnelly, Bernese Lane Partners Debbie Kern, KMA Our project team is composed of a diverse group of industry professionals with specialized experience in: • Public Outreach • Urban Design & Architecture • Place-Making • Retail Trends and Feasibility • Residential Trends and Feasibility • Financial Analysis Tonights Objective: Concept Preferences... What level of amenities are best for the site? Including the numbers of units to cover the costs... What types of housing need to be prioritized... Tonights Agenda: • Project Schedule • Project Goals • How it gets built • Site Options • Decision Tree Existing Conditions Spring 2021 Community Brainstorming Summer 2021 Vision Options Fall 2021 Preferred Vision Winter 2021 Project Schedule CAC MEETING 2 COMMUNITY MTG. 2 PLANNING COMM. CAC ROUNDTABLE CITY COUNCIL 10/06 10/20 10/26 10/28 11/02 Begin building consensus about the balance of land-uses and amenities Our Goal: Create a Center You’ve been waiting a long time... Commonly Suggested: Downtowns Danville Danville overlay Pleasanton Commonly Suggested: Shopping Centers Americana City Center Santana Row Americana overlay What else completes a center? Community Gardens Plazas & Gathering Space Arts & Culture Fitness & Recreation Senior and Workforce Hsg.Bike and Pedestrian Safety Connectivty! Why is this site so important? • It is central to over 10,470 existing homes and a community of 40,000 people • It is central to three major arterials and Interstate 580 • Last undeveloped area walkable to schools, retail, services and transit, 2 regional parks 3,190+/- 3,190+/- homeshomes 2,360 +/- 2,360 +/- homeshomes 3,240+/- 3,240+/- homeshomes1,680+/- 1,680+/- homeshomes 570 +/- 570 +/- new new homeshomes What makes this site ideal for State and Federal Funding for Affordable Housing? • Walkable distance to schools • Access to transit and proximity to freeway provides job access • Access to groceries, parks, healthcare and other services are within walking distance Fallon Middle School: 1/3 Mile (7 min. walk) Kolb Elementary School: 1/2 Mile (11 min. walk) E.G. High School: 1/8 Mile (3 min. walk) Grafton Station: 1/8 Mile (3 min. walk) Safeway & Shops: < 1/8 Mile (3 min. walk) Water Park: 1/8 Mile (3 min. walk) Senior and Affordable Housing will be part of all Three Options! The number of senior and work-force housing units can vary greatly depending on options and willingness to add units to the overall plan! Concerns about growth! Losing open space We have too much housing Traffic is already bad Schools are too crowded Too many strip malls Unsafe for pedestrians and bikesUnsafe for pedestrians and bikes Too dense! Too dense! How do we build a center? If we want a center, we have to talk about the trade-offs Online Survey - CAC Meetings - Community Outreach Meetings We want shops and restaurants, Why is housing even being talked about? Why should we change land use so the developer can make profit? More housing will hurt our schools. Housing production makes the construction of shops, restaurants and memorable public spaces financially feasible. Why are we showing more housing than what is required to build the site? Why should we change land use so the developer can make profit? More housing will hurt our schools. How much housing determines the level of investment in the retail, restaurants, and public space experiences. We are showing the potential of the site based on varied housing counts. Why build now? Why should we change land use so the developer can make profit? More housing will hurt our schools. Local governments still have leverage to exchange public benefits for the right to build housing. That leverage is being eroded at the state level to increase housing production. Its ok for all amenities on site to be private: Less housing required. NO Amenities require subsidies: Requires housing to generate subsidies. Housing is in high demand, generates high values for subsidies and is low risk. Housing can subsidise other uses. GENERATES SUBSIDIES REQUIRES SUBSIDIES REQUIRES SUBSIDIES Retail Requires subsidy Academic Requires subsidy Office / Research Requires subsidy Hotel Overbuilt YES 261 units still can be built in the form of town homes and tightly spaced single family homes along Brannigan Street. Retail development is not required. Are you interested in public serving amenities? Which land uses can be considered? Do you want to change land uses? NO YES PA-1 22 acres 18.5 acres 11 acres 1.3 acres .82 acres 5.1 ac. 3 ac. 1.6ac. 1.8ac. PA-2 PA-3 Neighborhood Comm. 1.9ac. High Density 25+ u/a Med-Hi Density 14- 25+ u/a Med-Hi Density 14- 25+ u/a Med Density 6-14+ u/a General Commercial The Starting Point: The SCS Parcel was planned for 261 units (townhome density) and 900,000 sf of retail and restaurants. This is equivalent to 3x the retail and restaurants at City Center! Retail and Restaurant demand is limited on this site. A Regional Mall with High End fashion is not feasible. There are not enough housing units to subsidize amenities. This land is privately owned and will require profit making land-uses to fund retail, restaurants, plazas and parks. Its ok for all amenities on site to be private: Less housing required. NO Amenities require subsidies: Requires housing to generate subsidies. Housing is in high demand, generates high values for subsidies and is low risk. Housing can subsidise other uses. GENERATES SUBSIDIES REQUIRES SUBSIDIES REQUIRES SUBSIDIES Retail Requires subsidy Academic Requires subsidy Office / Research Requires subsidy Hotel Overbuilt YES 261 units still can be built in the form of town homes and tightly spaced single family homes along Brannigan Street. Retail development is not required. Are you interested in public serving amenities? Which land uses can be considered? Do you want to change land uses? NO YES Testing Financial Feasibility with Residual Valuation Land Price Amenities Profit Profit Profit Construction Cost BASE Land Price Amenities Construction Cost MID Land Price Amenities Construction Cost HIGH Residual Land Value Sale Price +/- 310 Market Rate units + 40 Affordable units Placed where most economically viable near freeway Low Density Housing Minimum public amenities north of Dublin Blvd. For sale deed restricted affordable units +Option for rental units Medium to Medium High Density Housing Medium- High to High Density Housing Significant signature open space feature Options to expand affordable units & affordable by design Entertainment District Neighborhood Main Street with restaurants and local serving shops near homes Reduce Green-house impacts by building near jobs, schools and amenities The Base Scheme: Entertainment District: 60,000 sf + 200,000 sf Office or additional 100,000 sf Regional Retail Retail south of Dublin Boulevard is less subsidized than North of Dublin Boulevard. 261 Units + 89 Units =350 +/- units Including: 20 units afford. units on-site (20 units off- site) Base Scheme: 350 +/- units 160,000 sf to 260,000 sf Commercial Space new high schoolnew high schoolFinnian WayFinnian Way Central ParkwayCentral Parkway Gleason DriveGleason Drive Ent. DistrictEnt. District Retail or OfficeRetail or Office Dublin Blvd.Dublin Blvd. Emerald Glen ParkEmerald Glen Park Tassajara RoadTassajara RoadBrannigan StreetBrannigan StreetWateford Wateford ShopsShops 350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s Dublin Blvd. Family Ent. Retail o r O f f i c e Shops and RestaurantsShops and RestaurantsTassajara R oa d Base: +/- 350 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian Way Dublin Blvd. Emerald Glen Park 1 Waterford Shops Office or Retail Office or Retail Entertainment Entertainment DistrictDistrict Neighborhood ParkNeighborhood Park Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. 120’320’100’315’ Point of reference: City Center Public Space Other Features: Parks and Protected Bike Lanes +/- 575 Market Rate units + 75 Affordable units Placed where most economically viable near freeway Low Density Housing Minimum public amenities north of Dublin Blvd. For sale deed restricted affordable units +Option for rental units Medium to Medium High Density Housing Medium- High to High Density Housing Neighborhood Main Street with restaurants and local serving shops near homes Landmark open space feature Options to expand affordable units & affordable by design Entertainment District Reduce Green-house impacts by building near jobs, schools and amenities The Mid Scheme: Entertainment District: 60,000 sf + 200,000 sf Office or additional 100,000 sf Regional Retail + Neighborhood Main Street Restaurants + Local Shops = 30,000 sf 261 Units + 389 Units =650 +/- units Including: 75 Affordable units on-site Finnian WayFinnian Way Central ParkwayCentral Parkway Gleason DriveGleason Drive new high schoolnew high schoolGrand GreenwayGrand GreenwayMid Scheme: 650 units +/- 190,000 sf to 290,000 sf Commercial Space +Pedestrian and Bike Garden Greenway Neighborhood Main StreetNeighborhood Main Street Ent. DistrictEnt. District Retail or OfficeRetail or Office Dublin Blvd.Dublin Blvd. Emerald Glen ParkEmerald Glen Park Tassajara RoadTassajara RoadBrannigan StreetBrannigan StreetWateford Wateford ShopsShops Views of Mt. DiabloViews of Mt. Diablo 650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s Mid: +/- 650 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian WayWaterford Shops Dublin Blvd. Emerald Glen Park 2 Grand GreenwayGrand GreenwayNeighborhood Main StreetNeighborhood Main Street Views of Mt. DiabloViews of Mt. Diablo Office or Retail Office or Retail Entertainment Entertainment DistrictDistrict Hsg.Hsg.Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. S h o p H o u s e sShop Hou se s Tassajara Roa d Neighborhood Main Street Entertainment District Grand Greenway Community GardensCommunity Gardens Fitness / Fitness / Dog ParkDog Park Plaza & Water Plaza & Water FeatureFeature Plaza & Water Plaza & Water FeatureFeature Grand Green w a y Grand Green w a y Polinator MeadowsPolinator MeadowsWaterford ShopsFood & Bev . F o o d & B e v . F in n i a n W a y Family Ent. Retail o r O f f i c e Shops and RestaurantsShops and RestaurantsDublin Blv d .Tassajara Road +/- 755 Market Rate units +95 Affordable units Placed where walkable to existing homes and Waterford Shops Low Density Housing Minimum public amenities north of Dublin Blvd. For sale deed restricted affordable units +Option for rental units Medium to Medium High Density Housing Medium- High to High Density Housing Reduce Green-house impacts by building near jobs, schools and amenities Landmark open space feature Options to expand affordable units & affordable by design Entertainment District & Local Shops Placed where most economically viable near freeway Entertainment District The High Scheme: Entertainment District: Finnian Way Entertainment District with Restaurants + Local Shops, Food Trucks and Town Square = 65,000 sf 261 Units + 589 Units =850 +/- units Including: 100 Affordable units on-site Dublin Blvd.Dublin Blvd. Gleason DriveGleason Drive Emerald Glen ParkEmerald Glen Park Tassajara RoadTassajara RoadBrannigan StreetBrannigan StreetWateford Wateford ShopsShops new high schoolnew high school High Scheme: 850 units +/- 65,000 sf Commercial Space + Significant Open Space Feature HousingHousing HousingHousing Finnian Finnian SquareSquareEntertainment DistrictEntertainment District Central ParkwayCentral Parkway 850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design Shop HousesShop HousesTassajara Roa d District ParkingDistrict Parking New High School Waterford Sh o p sFood & Be v .Food & Be v .ShopsShopsF&BF&BFinn ian WayFinn ian Way Family Ent. Family Ent. Finnian Finnian SquareSquare Food Food TrucksTrucks Paseo to Emerald GlenPaseo to Emerald GlenHigh: +/- 850 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian Way Dublin Blvd. Emerald Glen Park Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg.Hsg.Hsg. Entertainment Entertainment DistrictDistrict Waterford Shops 3 Finnian SquareFinnian Square PaseoPaseo PaseoPaseo 200’200’300’300’ Point of reference: Healdsburg 250’250’190’190’ 850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s BASE + 89 additional units over the existing land use (350 +/-) MID + 389 additional units over the existing land use (650 +/-) HIGH + 589 additional units over the existing land use (850 +/-) Larger private subsidies produce greater benefits +++++++++350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s Community Meeting 2 Feedback BASE MID HIGH 850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s Liked • Low impact, regional entertainment features • Pedestrian oriented retail Pedestrian oriented entertainment district was favorable Liked • A good balance, a little of everthing people want. Perceived to have a good balance of features and housing count Liked • Meandering Streets • Entertainment close to homes • Addresses housing crisis Generally liked, but strong concerns on the housing count Recommendations: • Trees, landscape, setbacks can mitigate visual impacts of density • Need to find a middle ground on the balance of housing and amenities • We should not be like this country’s Senate - we need to work together Recommendations: • Consider limiting family housing to the 261 units originally planned for the SCS site + 181 units planned for the High School Site. Remainder 208 units could be low impact Senior Housing • Consider - if financially feasible - capping unit count at 600 (note: this results in riskier project) • Consider moving circular space at Central Parkway to Finnian Way • Consider enhancing visibility to Grand Paseo from Tassajara Boulevard Community Advisory Committee Feedback BASE MID HIGH 850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s • October 6th: 2+ Hour Group meeting, discussed concepts, strengths, weaknesses • October 7th through 26th: 5 Hours of individual conversations via phone and zoom • October 20th: Three members of the CAC partipated in the Community Outreach Meeting #2 • October 28th: CAC Round Table 2.5 to discuss differences in schemes, strengths, find consensus CAC Ideas to Find the Middle: • Be up-front about the unit counts required for each amenity package • Explain why more than 261 units are required to develop the site • Educate us on the traffic and school impacts • Explain how much space is lost to single family homes. • Remind us that this is a private property. • Provide good architecture for the apartments, we still want them to be desirable. • The public here actually enjoys the open space, even if it is just looking past it. • 9 of 14 CAC members are leaning toward Option 2 • 3 for Option 1 • 1 undeclared • 1 for none Planning Commission Meeting 2 Feedback BASE MID HIGH 850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s • Base model is fine, but it doesn’t give people everything they want. • Liked the idea of the paseo, and the amphitheater on central, a hybrid between the two • Concern 850 units too high Supports: • Senior housing in lower half close to Kaiser • Creating a destination • Medical Offices, R&D • Streets through the project Comments • Public input has been taken to heart • Each time we kick the can down the road there is less retail • If we wait, more residnetial density will come • Uncharted territory - what will it look like 5 years from now? Get the details & data Community Outreach Survey: On-Going through November 12 Yes to amend land uses Yes to public amenities Base Landmark Open Space Mid High No Mid: +/- 650 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian WayWaterford Shops Dublin Blvd. Emerald Glen Park 2 Grand GreenwayGrand GreenwayNeighborhood Main StreetNeighborhood Main Street Views of Mt. DiabloViews of Mt. Diablo Office or Retail Office or Retail Entertainment Entertainment DistrictDistrict Hsg.Hsg.Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Base: +/- 350 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian Way Dublin Blvd. Emerald Glen Park 1 Waterford Shops Office or Retail Office or Retail Entertainment Entertainment DistrictDistrict Neighborhood ParkNeighborhood Park Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. High: +/- 850 units Aviano Way Gleason Drive Tassajara Rd.Brannigan StreetCentral Pkwy Finnian Way Dublin Blvd. Emerald Glen Park Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg. Hsg.Hsg.Hsg.Hsg. Entertainment Entertainment DistrictDistrict Waterford Shops 3 Finnian SquareFinnian Square PaseoPaseo PaseoPaseo 2. Recognizing that the number of market rate units correlates to the level of community amenities that can be supported by the project, what is the maximum number of units, including affordable units, that should be considered for the site? 3. Should certain types of housing be prioritized? 1. Which Concept, or combination of elements within each Concept, do you prefer and why? BASE MID HIGH BASE MID HIGH 2. Recognizing that the number of market rate units correlates to the level of community amenities that can be supported by the project, what is the maximum number of units, including affordable units, that should be considered for the site? 3. Should certain types of housing be prioritized? 1. Which Concept, or combination of elements within each Concept, do you prefer and why?850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d w h e r e wa l k a b l e t o exi s t i n g h o m e s an d W a t e r f o r d Sh o p s En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p sAffordable by design650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s +++++++++350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl a c e d wh e r e m o s t ec o n o m i c a l l y via b l e n e a r fre e w a y En t e r t a i n m e n t Di s t r i c t & Lo c a l S h o p s