HomeMy WebLinkAbout7.1 SCS Property Community OutreachSTAFF REPORT
CITY COUNCIL
Page 1 of 9
Agenda Item 7.1
DATE:February 15, 2022
TO:Honorable Mayor and City Councilmembers
FROM:Linda Smith, City Manager
SUBJECT:SCS Property Community OutreachPreparedby: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 in concert with the community, Planning Commission,and City Council have worked to develop a Preferred Plan for the SCS Property. The City Council will receive a presentation and consider approving the Preferred Plan.
STAFF RECOMMENDATION:Receive the presentation and adopt the Resolution Approving the Preferred Plan for the SCS Property.
FINANCIAL IMPACT:All costs associated with the Community Outreach process are paid by the property owner.
DESCRIPTION:BackgroundThe subject 76.9-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 property and ultimately develop a Preferred Plan for the SCS Property.
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Figure 1. Location Map
As part of the process, the City Council established principles to create a foundation for the Preferred Plan as follows:1.The goal of the outreach process is to gain consensus on preferred land uses and future development of the property.2.The outreach process will include a variety of interested parties including the property owner, adjacent property owners (i.e., Grafton, Lowe’s), adjacent homeowner’s associations,and the Dublin Chamber of Commerce.3.The Preferred Plan will create the framework for a mixed-use private project including limited public amenities.4.The Preferred Plan will establish minimum residential densities.5.The Preferred Plan will meet the goals of the property owner to create a financially and economically feasible project in the current market and long-term sustainability for the City.Based on these principles, the consultant team has worked with the community, property owner, City Staff,and other stakeholders to identify viable land uses and development options for the property in the form of a Preferred Plan. The work considered feedback from the community, City Staff,and other stakeholders, as well as financial and economic feasibility, recommendations from the Urban Land Institute Technical Advisory Panel (ULI TAP), and goals of the property owner. 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 appointed by the City Council.The Planning Commission and the
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City Council also provided input at meetings held during this first task on May 25, 2021, and June 1, 2021, respectively. Task A was completed in June 2021 with the ULI TAP providing their findings and recommendations for the SCS Property. The ULI TAP took place June 24 - 29, 2021,and included input and recommendations on land uses that optimize the synergy between land use, economic development, and community compatibility for the SCS Property.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, 2021. The meeting was attended by approximately 40 community members who discussed a variety of land use topics for the site including the regional context, public benefits, market demand, economics of development, connectivity, and housing.In the fall of 2021, the work continued with “Task C,” which focused on building consensus and creating the initial conceptual land use framework. The consultant team prepared three broad land use concepts using the information gathered 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. The three land use concepts presented in “Task C” were responsive to dominant themes that surfaced throughout the Community Outreach process, ULI TAP recommendations, and fiscal analysis. These three concepts, summarized below and provided in Figure 2, illustrate the level ofamenities that are financially feasible to provide based on the proposed number of residential units that would be needed to fund those amenities.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.
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Figure 2. Three Initial Concepts
Review of the initial land use concepts included meetings with the Community Advisory Committee on October 6 and October 28, 2021, a Community Meeting on October 20, 2021, and meetings held with the Planning Commission on October 26, 2021,and City Council on November 2, 2021. The result of “Task C” was support of the Mid-Level Amenities land use concept with recommendations to consider:
Limiting family housing to the 261 units originally planned for the SCS site plus 181 units previously planned for the Emerald Glen High School site. The remainder 208 unitsincluded in Concept 2 (Mid-Level Amenities)could be low-impact senior housing.
If financially feasible, capping the total unit count at 600.
Moving the circular open space area at Central Parkway to Finnian Way.
Enhancing visibility to the grand paseo from Tassajara Road.Preferred PlanThe culmination of all the input provided throughout this process resulted in the development of the Preferred Plan as part of the final task, “Task D.” The Preferred Plan is an illustrative land useplan that will guide the future development of the SCS Property. The Preferred Plan does not create any land uses or development but reflects the balance and location of land uses and densities supported through the outreach process. The Preferred Plan includes development capacity of the site using typical architectural prototypes creating potential building layouts, an illustrative site plan that establishes the connectivity within the site and to the surrounding context, and renderings to convey the character of the overall building massing to express scale of buildings, public streets, parks,and plazas. The Preferred Plan,as provided in Attachment 2 and as shown in Figure 3,focuses on the following concepts:
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Integrate Paseo and Town Square Concepts Figure 3. Preferred PlanA town square concept is provided in the Preferred Plan to anchor the shops and restaurants on Finnian Way. The town square is located on the grand paseo opening views to Mt. Diablo. In order to accommodate a variety of activities (e.g.,recreation, public gardening, and native plan/pollinator meadows) and compliment adjacent land uses, the width of the grand paseo varies from 25 feet to 110 feet.
Improve Visibility and Access to the PaseoA new north/south street located between BranniganStreet and Tassajara Road is provided in the Preferred Plan along the east side of the grand paseo creating greater access and activity to the public open space. The paseo widens towards Tassajara Road inviting pedestrians and bikes off the major arterial onto the paseo. Generous bike and pedestrian paths connect Gleason Drive to Dublin Boulevard.
Diversify Housing TypesHousing throughout the site is varied with entry-level housing, affordable housing, and family housing, all of which may accommodate senior residents. Types range from traditional single-family homes, courtyard homes, townhomes, and affordable apartments.The Preferred Plan allows for a range of 500 to 550 market rate units and a 2.5-acre site for affordable housing (70 to 150 units)for a total of 570 to 650 units.
Dedicated Affordable Housing SiteThe Preferred Plan includes a parcel to be dedicated for construction of affordable housing. The site location, at the prominent corner of Tassajara Road and Dublin Boulevard,will serve as a gateway to the larger neighborhood. The site is large enough to permit a variety of affordable housing solutions, allowing the design and amount of affordable housing to be tailored to the community’s needs. The number of units could vary substantially to respond to those needs and available funding sources. For example, units in a senior affordable housing project are typically smaller than units in a family affordable housing project and thus a senior project may have greater density than a family project.
Pedestrian-Focused Entertainment DistrictThe entertainment district south of Dublin Boulevard is set around a large pedestrian plaza (roughly 120 feet by 300 feet) creating a regional dining and family entertainment
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destination.Community EngagementOver the past 11 months, City Staff has worked with ELS to engage the community in a variety of ways to gather maximum input. The following is a summary of the City’s community engagement efforts:
SCS Property Community Outreach WebsiteA new project website was launched and continues to serve as the centralized place for project information, community surveys, and announcements. Presentations and recordings of all the meetings are provided on the website. The website (https://courbanize.com/scsproperty ) also allows visitors to sign up to receive automatic updates on project information. In addition, City Staff created a page on the City’s website with an overview of the project and direct link to the coUrbanize website.
Community Advisory CommitteeA Community Advisory Committee consisting of 14 Dublin residents and business owners was formed to provide input throughout the outreach process. The purpose of the Community Advisory Committee was to:
o Provide a community perspective on development of the SCS Property
o Share thoughts on previous proposals for the SCS Property
o Share thoughts on general priorities for development in Dublin
o Provide input on the greater public engagement strategy
o Provide feedback on the initial land use framework and preferred planThree Community Advisory Committee meetings, plus additional individual meetings, were held throughout the outreach process:
o Meeting #1 (May 19, 2021): The first meeting of the Community Advisory Committee was a brainstorming session on the vision for the site. (14 members contributed)
o Meeting #2 (October 6 and 28, 2021): At this meeting, the three land use concepts were discussed. Due to limited attendance, additional outreach followed the Community Advisory Committee meeting via individual and group meetings. (13 members contributed)
o Meeting #3 (January 6, 2021): The draft Preferred Plan was presented for discussion. The Community Advisory Committee expressed support of the Preferred Plan commenting on the balance of residential units and amenities, diverse mix of housing, the main street along Finnian Way with a town square, and the generous setback along Tassajara Road. (10 members contributed)
Community SurveysThree online community surveys were developed during the process:
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o Survey #1 (August 26 - September 12, 2021): The first survey continued the effort in gathering background research about the site and a brainstorming. (71 respondents)
o Survey #2 (October 29 - November 12, 2021): The second survey polled the community's thoughts on the scale of public benefits this site can deliver for the larger community. This survey asked questions based on the land planning options presented at Community Meeting #2 and the Planning Commission meeting. (66 respondents)
o Survey #3 (January 14- 31, 2022): The final survey polled the community’s thoughts on the Preferred Plan including which features should be prioritized, the preferred number of affordable housing units, and the breakdown of market rate housing and amenities. (339 respondents)
Community MeetingsThree community meetings took place over the course of the outreach process:
o Community Meeting #1 (August 25, 2021): The first meeting covered background research about the site and an interactive brainstorming session. (40 attendees)
o Community Meeting #2 (October 20, 2021): At the second meeting, the consultant team presented three land use concepts demonstrating possible configurations of the public framework of streets, plazas, parks, and land uses. Breakout rooms for smaller group discussions on the vision for the site were utilized. (10 attendees)
o Community Meeting #3 (January 12, 2021): At the final meeting, the draft Preferred Plan was presented for discussion. The questions and discussion covered a variety of topics including preservation of views, affordable housing including the types and amount required to be provided, construction feasibility, sizing of the plazas, balancing the land uses, range of housing sizes, potential for a Mello Roos or Community Facilities District to pay for infrastructure and schools, and impacts to schools. (25 attendees)
Notify Me and Social MediaOver the course of the outreach, the community was able to subscribe to the City’s Notify Me to receive notifications about opportunities to provide input on the planning process for the SCS Property Community Outreach. The City also used its Social Media platforms (e.g., Nextdoor, Twitter, and Facebook, news flashes, calendar items, and stories in the Backyard Brief), to spread the word on all meetings and surveys. A draft resolution approving the Preferred Plan is included as Attachment 1 to this Staff Report. This resolution incorporates the Planning Commission recommendation, if economically feasible,to include for-sale inclusionary housing units integrated into the project in addition to the affordable housing site, as further discussed below.Next StepsShould the Preferred Plan be approved by the City Council, the next step for the property ownerand/or developer is to prepare a development application to implement the Preferred Plan.
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Although a development application is not required to follow the Preferred Plan, City Staff and the consultant team have worked closely with the property owner’s representatives though this process and it is anticipated that the development application will utilize the efforts and goals of the Preferred Plan. A General Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a Stage 1 and 2 Development Plan, Tentative Parcel Map, and Site Development Review Permit and Affordable Housing Agreement would be required for a future development project. Evaluation of the development project under the California Environmental Quality Act (CEQA) would occur prior to project approval.
ENVIRONMENTAL DETERMINATION:Approval of the Preferred Plan is exempt from the requirements of CEQA pursuant to CEQA Guidelines Section 15262 (Feasibility and Planning Studies) in that it would not have a legally binding effect on later activities.
PLANNING COMMISION REVIEW:On January 25, 2022, the Planning Commission considered the Preferred Plan and adopted Resolution No. 22-02 recommending that the City Council approve the Preferred Plan (Attachment 3). The Planning Commission expressed support and appreciation for the community outreach process and the efforts made by the consultant team. During their deliberations, the Commission discussed school impacts, the placement of the commercial areas, affordable housing, and incorporating inclusionary for-sale units. Regarding the future project, the Commission noted that landscaping will be critical, including the paseo and designing for the wind, and making the plaza larger. The Planning Commission’s recommendation includes providing inclusionary for-sale units integrated into the project in addition to the dedicated affordable housing site to provide homeownership opportunities.The Planning Commission’s recommendation to include for-sale inclusionary units dispersed throughout the project is included in the City Council’s draft Resolution (Attachment 1). It is noted that this addition requires consideration of the economic impacts of including both a dedicated affordable housing site and inclusionary units. The combination of a dedicated site and inclusionary units could require alternative funding sources to make the Preferred Plan economically viable. This would need to be evaluated as part of the future development application.
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,” Nextdoor, Twitter, and Facebook,
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and to all interested persons who requested process updates, including the Community Advisory Committee and property owners. The City Council Agenda was posted.
ATTACHMENTS:1) Resolution Approving the Preferred Plan for the SCS Property2) Exhibit A to the Resolution - Preferred Plan3) Planning Commission Resolution No. 22-024) Public Comments
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Attachment 1
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 1 of 3
RESOLUTION NO. XX- 22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE PREFERRED PLAN FOR THE SCS PROPERTY
(PLPA-2021-000012)
APNs 985-0051-004, 985-0051-005, 985-0051-006, 985-0052-024, AND 985-0052-025
WHEREAS,on August 18, 2020, the City Council denied the At Dublin project on the SCS
Property without prejudice and directed Staff to leave the General Plan Amendment Study open
and work with the property owner to conduct a community outreach process to gather input on
the future use and development of the property; and
WHEREAS,in response to the City Council’s direction, the City released a Request for
Proposals seeking the services of qualified consultants with expertise in land use planning and
community engagement to assist the City with a public outreach process; and
WHEREAS, on March 2, 2021, City Council authorized the City Manager to execute a
Consulting Services Agreement between the City of Dublin and ELS Architecture & Urban Design
to assist the City with a public outreach process and prepare a Preferred Plan; and
WHEREAS,June 24 - 29, 2021, the Urban Land Institute held a Technical Advisory Panel
(ULI TAP) and provided their findings and recommendations for the SCS Property. The ULI TAP
included input and recommendations on land uses that optimize the synergy between land use,
economic development, and community compatibility for the SCS Property; and
WHEREAS,City Staff has worked with ELS Architecture & Urban Design and their
consultant team to engage the community in a variety of ways to gather maximum input. The
Community Outreach process included development of a website to serve as the centralized place
for project information, community surveys and announcements, three Community Advisory
Committee, three Community Meetings, three Community Surveys and updates through Notify
Me and social media; and
WHEREAS,the Preferred Plan considered feedback from the ULI TAP, community, City
Staff and other stakeholders, financial and economic feasibility, and goals of the property owner;
and
WHEREAS, approval of the Preferred Plan is exempt from the requirements of the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15262
(Feasibility and Planning Studies) in that approval of the Preferred Plan would not have a legally
binding effect on later activities; and
WHEREAS,on January 25, 2022, the Planning Commission received a presentation on
the Preferred Plan and adopted Resolution No. 22-02 recommending that the City Council
approve the Preferred Plan with the added recommendation to include for-sale inclusionary
housing units integrated into the project in addition to the affordable housing site; and
378
Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 2 of 3
WHEREAS,the Preferred Plan as shown in Exhibit A, includes the following criteria as
outlined below:
1. Market rate residential housing not to exceed 550 units.
2. Finnian Way and Aviano Way extended through the project site from Brannigan Street
to Tassajara Road.
3. Finnian Way frontage limited to commercial uses on the ground floor, which may be
provided through a “Shop House” concept with substantive commercial space (not less
than 400 square feet).
4. Housing types throughout the site that vary with entry level housing, affordable housing,
and family housing. Types range from traditional single-family homes, courtyard homes,
town homes and affordable apartments.
5. Include a combination of inclusionary for-sale units and a Public/Semi-Public parcel
dedicated for affordable housing.Note: The addition of inclusionary for-sale units
requires consideration of the economic impacts. The combination of a dedicated site
and inclusionary units could require alternative funding sources to make the Preferred
Plan an economically viable plan. This funding could come from a variety of sources
and would be negotiated as part of the future development application.
6. A town square concept to anchor the shops and restaurants on Finnian Way. The town
square is located on the grand paseo opening views to Mt. Diablo. The paseo connects
the square to the residential areas south and north of Finnian Way.
7. The entertainment district south of Dublin Boulevard is set around a large pedestrian
plaza (roughly 120 feet by 300 feet) creating a regional dining and family entertainment
destination; and
WHEREAS,implementation of the Preferred Plan would require approval of a General
Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a Stage
1 and 2 Development Plan, Tentative Parcel Map, Site Development Review Permit and
Affordable Housing Agreement.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City of Dublin City Council does hereby adopt the
Preferred Plan for the SCS Property as shown in Exhibit A.
{Signatures on the next page}
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Reso. No. XX-22, Item X.X, Adopted XX/XX/22 Page 3 of 3
PASSED, APPROVED AND ADOPTED this 15th day of February 2022 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
380
Entry-Level
Single Family Detached
Entry-Level
Single Family
Detached
Family Townhomes
Shop Houses
Finnian Way
Central Parkway
Dublin BoulevardTassajara RoadBrannigan StreetAviano Way
Aviano Way
Diablo View DrivePaseoShop Houses
Shop HousesShops
ShopsFamily Townhomes
Entry Level
Townhomes
Large
Single
Family
Homes
Large Single Family Homes
Entry Level
Townhomes
Affordable
Housing
Commercial /
Entertainment District
Commercial /
Entertainment District
Commercial /
Entertainment District
SCS PropertyPreferred Plan
•Integrate the Paseo and Town Square Concepts
•Improve Visibility & Access to the Paseo
•Diversify Housing Types
•Dedicated Affordable Housing Site
•A Pedestrian Focused Entertainment District
Attachment 2
381
P
P
P
Integrate the Paseo and Town Square Concepts:
• Design of the paseo has been changed to lead directly
to a town square on Finnian Way.
• The Paseo narrows as it approaches the plaza to draw
people together and create a more social gathering
space.
• The Paseo varies in width from 25’ to 110’ wide.
• A walk along the Paseo will include a variety of
activities, from retail, recreational, public gardening,
and native plant / pollinator meadows.
PREFERRED PLAN CONCEPTS
5k 3.5k 3.5k
2.5k2.5k
145’-0”90’-0”FINNIAN WAY
FINNIAN SQUARE TASSAJARA ROADBRANNIGAN STREETCENTRAL PARKWAY
DUBLIN BOULEVARD
EMERALD GLEN PARK
WATERFORD
SHOPS
EMERALD GLEN
HIGH SCHOOL
AVIANO WAY
GLEASON DRIVE
DIABLO VIEW DRIVEPASEO DIABLOPASEO DIABLO382
Improve Visibility and Access to the Paseo:
• Diablo View Drive (20 mph) accompanies the paseo
providing street parking, access to the activities on the
linear park
• The southeast corner of Emerald Glen Park is an
important connection point. Setbacks along the
Central Parkway create a landscaped gateway to the
Paseo.
• The pedestrian and bike oriented paseo will serve the
new development as well as the larger neighborhood
giving an healthy alternative to driving to shops,
restaurants, and schools.
TASSAJARA ROADCENTRAL PARKWAY
Setback
EMERALD GLEN
PARK
The SCS site is within a 1/2 mile of k-12 schools, a
Safeway anchored shopping center, bus service,
Emerald Glen Park and many other services. Bike
access along the paseo combined with dedicated
bike lanes on the Aviano and Finnian Way extensions
will make walking, jogging and biking a fun and family
friendly option.
The Paseo expands towards
Tassajra Road at Gleason to
provide better pedestian access.DIABLO VIEW DRIVEPASEO DIABLOPREFERRED PLAN CONCEPTS
TASSAJARA ROAD383
P
P
P
Diversify Housing Types
• The affordable housing and higher density townhomes
are located closest to shops, restaurants reducing
vehicle miles traveled and adding life to the retail
district.
• The entry level townhomes consist predominantly
of two bedroom units catering to first time buyers
and those wishing to downsize. These are located
convenient to Emerald Glen Park as well as the shops.
• Single Family homes are located centrally to the three
schools: Kolb Elementary School (.6 miles); Fallon
Middle School (.4 miles); Emerald Glen High School (.5
miles).
• Shophouses will bring small shops and local
businesses to the Finnian Way Neighborhood shops
district.
PREFERRED PLAN CONCEPTS
FINNIAN WAYTASSAJARA ROADBRANNIGAN STREETCENTRAL PARKWAY
DUBLIN BOULEVARD
EMERALD GLEN PARK
WATERFORD
SHOPS
EMERALD GLEN
HIGH SCHOOL
Entry-Level
Single Family
Detached
Entry-Level
Single Family
Detached
Family Townhomes
Family Townhomes
Entry Level
Townhomes
Large
Single
Family
Homes
Large Single Family Homes
Entry Level
Townhomes
Entry Level
Townhomes
Affordable
Housing
AVIANO WAY
GLEASON DRIVE
DIABLO VIEW DRIVEPASEO DIABLOShophouses
Shops
Shophouses
Shophouses Shops
384
Examples of Affordable Housing courtesy of Pyatok Architecture
The Preferred Plan includes a parcel to be dedicated for construction of affordable housing.
The site location, at the prominent corner of Tassajara Road and Dublin Boulevard, will serve
as a gateway to the larger neighborhood.
The site is large enough to allow a variety of affordable housing solutions, allowing the
design and amount of the affordable housing to be tailored to the community’s needs. The
number of units could vary substantially to respond to those needs and available funding
sources. For example, units in a senior affordable housing project are typically smaller than
units in a family affordable housing project and, thus, a senior project may have greater
density than a family project.
2.5 Acres
Dedicated Affordable Housing Site:
PREFERRED PLAN CONCEPTS
Dublin BoulevardTassajara Road385
A Pedestrian Focused Entertainment District:
• Central Plaza - Approx. 120’ x 340’
• 55,000 to 60,000 sf of retail, restaurants,
entertainment
• Ample space for restaurant seating, plaza seating
• Plaza comprised of diverse seating options, spatial
experiences, caters to variety of group sizes, all ages
• Space for outdoor music and performance
• Seasonal Programming and Events
• Freeway + Dublin Boulevard access and visibility
open’s door for higher rents and national tenants
• Parking Areas large enough for future parking garages
and increased commercial development (if market
supports)
Family Entertainment
Anchor
7.5k
30k
5k5k
5k5k
PREFERRED PLAN CONCEPTS
Flex Commercial Zone:
• Office Campus
• Regional Retail or Restaurants
• Hotel
• Top Golf
Retail Parking Retail Parking 340’-0”120’-0”
386
PREFERRED PLAN CONCEPTS
387
Design to Gather
PREFERRED PLAN CONCEPTS
388
PREFERRED PLAN CONCEPTS
389
Design to Play
PREFERRED PLAN CONCEPTS
390
Reso. No. 22-02, Item 7.1, Adopted 01/25/22
RESOLUTION NO. 22 - 02
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE PREFERRED PLAN FOR
THE SCS PROPERTY
(PLPA-2021-000012)
APNs 985-0051-004, 985-0051-005, 985-0051-006, 985-0052-024, AND 985-0052-025
WHEREAS, on August 18, 2020, the City Council denied the At Dublin project on the SCS
Property without prejudice and directed Staff to leave the General Plan Amendment Study open
and work with the property owner to conduct a community outreach process to gather input on
the future use and development of the property; and
WHEREAS, in response to the City Council’s direction, the City released a Request for
Proposals seeking the services of qualified consultants with expertise in land use planning and
community engagement to assist the City with a public outreach process ; and
WHEREAS, on March 2, 2021, City Council authorized the City Manager to execute a
Consulting Services Agreement between the City of Dublin and ELS Architecture & Urban Design
to assist the City with a public outreach process and prepare a Preferred Plan; and
WHEREAS, June 24-29, 2021, the Urban Land Institute held a Technical Advisory Panel
(ULI TAP) and provided their findings and recommendations for the SCS Property. The ULI TAP
included input and recommendations on land uses that optimize the synergy between land use,
economic development, and community compatibility for the SCS Property; and
WHEREAS, City Staff has worked with ELS Architecture & Urban Design and their
consultant team to engage the community in a variety of ways to gather maximum input. The
Community Outreach process included development of a website to serve as the centralized place
for project information, community surveys and announcements, three Community Advisory
Committee, three Community Meetings, three Community Surveys and updates through Notify
Me and social media; and
WHEREAS, the Preferred Plan considered feedback from the ULI TAP, community, City
Staff and other stakeholders, financial and economic feasibility, and goals of the property owner ;
and
WHEREAS, the Preferred Plan as shown in Exhibit A, includes the following criteria as
outlined below:
1. Market rate residential housing not to exceed 550 units.
2. Finnian Way and Aviano Way extended through the project site from Brannigan Street
to Tassajara Road.
3. Finnian Way frontage limited to commercial uses on the ground floor, which may be
provided through a “Shop House” concept with substantive commercial space (not less
than 400 square feet).
391
Reso. No. 22-02, Item 7.1, Adopted 01/25/22 Page 2 of 2
4. Housing types throughout the site that vary with entry level housing, affordable housing,
and family housing. Types range from traditional single-family homes, courtyard homes,
town homes and affordable apartments.
5. A Public/Semi-Public parcel dedicated for affordable housing.
6. A town square concept to anchor the shops and restaurants on Finnian Way. The town
square is located on the grand paseo opening views to Mt. Diablo. The paseo connects
the square to the residential areas south and north of Finnian Way.
7. An entertainment district south of Dublin Boulevard set around a large pedestrian plaza
(roughly 120 feet by 300 feet) creating a regional dining and family entertainment
destination; and
WHEREAS, implementation of the Preferred Plan would require approval of a General
Plan and Eastern Dublin Specific Plan Amendment, Planned Development Rezone with a Stage
1 and 2 Development Plan, Tentative Parcel Map, Site Development Review Permit and
Affordable Housing Agreement; and
WHEREAS, approval of the Preferred Plan is exempt from the requirements of the
California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15262
(Feasibility and Planning Studies) in that approval of the Preferred Plan would not have a legally
binding effect on later activities.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
recommend that the City Council adopt the Preferred Plan for the SCS Property as shown in
Exhibit A with the added recommendation to include for-sale inclusionary units integrated within
the project in addition to the affordable housing site.
PASSED, APPROVED AND ADOPTED this 25th day of January 2022 by the following vote:
AYES: Benson, Grier, Thalblum, Tyler, Wright
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
392
1
Amy Million
From:Tim Sbranti <tsbranti@gmail.com>
Sent:Wednesday, February 9, 2022 5:20 PM
To:Amy Million
Subject:Comments for 2/15 City Council Meeting
Hi Amy‐
Please pass along my email below to the Mayor and City Council for their consideration at next week's meeting. Thank
you.
Tim
Dear Honorable Mayor and City Council‐
I am reaching out today as someone who was involved in planning of the SCS area for nearly 12 years during my time as
Dublin Mayor and Council Member, lived in the neighborhood for nearly 7 years, and most recently served on the SCS
Community Advisory Committee, I wanted to reach out today to share my perspective and ask for your support of the
Planning Commission's unanimous recommendation to adopt the Preferred Plan.
The Preferred Plan has several benefits. First and foremost, it creates the potential for a vibrant "Main St." style ground
floor commercial development by extending Finnian Way from Brannigan to the Waterford Plaza. This type of concept is
not found anywhere else in our city, and I am pleased to see a substantial amount of commercial space frontage along
with a town square concept to anchor the shops and restaurants on Finnian Way.
Located on the grand paseo opening with views to Mt. Diablo, this also connects the square to the residential areas
south and north of Finnian way, which is something I surely would have taken advantage of during the many years I lived
in the adjacent Dublin Ranch Villages. Pedestrian‐oriented connections to Tassajara Road and ultimately Emerald Glen
Park that the neighbors can take advantage of is further enhanced with the extension of Aviano Way. The overall
sidewalk and related infrastructure enhancements will be a vast improvement over the current unimproved semi‐rural
conditions of Central Parkway, which will be completely inadequate for connecting to Emerald High School the moment
it opens.
Beyond the immediate benefits to the neighborhood, the entertainment district that is envisioned south of Dublin
Boulevard set around a large pedestrian plaza creates a regional dining and family destination center in one of the
region's most visible and accessible locations with direct access off of I‐580. There is a lot of potential for multiple high‐
profile attractions which can enhance Dublin's prestige, generate revenue, create jobs, and lead to greater investments
and opportunity in our City.
Personally, I would have preferred to see more housing on the site. However, after much deliberation the Community
Advisory Committee settled on a fair compromise to make a recommendation not to exceed 550 market‐rate residential
units. These housing types will be at different price points to meet different preferences and needs, including entry level
housing, affordable housing, and family housing with lower density single‐family homes, courtyard homes, townhomes,
and affordable apartments.
I recognize that some residents in our community are strongly opposed to housing or want to limit it as much as
possible. However, given the depth of the housing crisis we are facing, the reality is we have a responsibility to both
present and future generations who wish to call Dublin home to provide opportunities for upward mobility, particularly
on prime and centrally located properties as the one being discussed this evening. As someone who currently does some
Attachment 4
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2
consulting with the Innovation Tri‐Valley Leadership Group, the number one challenge we hear from local employers
that is limiting their ability to attract or retain a talented workforce is an inability to find housing for their employees.
The numbers put out by the Silicon Valley Leadership Group and Bay Area Council paint a similarly grim picture of the
future of our region if we continue to fail in our obligations to provide a mixture of affordable and market rate housing.
In addition, as someone who works at Dublin High School and serves as a Trustee for the Chabot‐Las Positas Community
College District, I see the frustration from those who grew up here that realize they are being priced out of the
opportunity to remain in Dublin given the low supply and high demand of housing. This frustration will not be
completely solved of course through the Preferred Plan, but it does help to address the real need that exists.
I also want to point out that the original plan for the SCS property contemplated 261 units, while the "Promenade"
property where Emerald High School is being constructed called for 181 units for a total of 442 units. Thus, the total of
550 units being contemplated now for the neighborhood is within a very similar range. For a mere 108‐unit increase, the
Preferred Plan provides all of the amenities described above. Furthermore, traffic mitigations have already been put in
place for 442 units. If you combine the 442 units and over 1,000,000 square feet of commercial growth originally
envisioned between the SCS property and current Emerald High School site (formerly the Promenade), traffic will be
significantly reduced with the Preferred Plan from the original EDSP. In addition, there will be less demand for water
with the reduced development currently being contemplated for the site as well.
Some argue the schools are overcrowded and cannot handle more growth. The reality is if you take a closer look at the
enrollment numbers for Dublin USD, it is already beginning to level off and is not increasing nearly as much as in
previous years as the city approaches build‐out. In fact, I think Emerald High can benefit from the infusion of students
this project may generate, as otherwise both Emerald and other schools in the EDSP may soon begin seeing declining
enrollment in the not‐to‐distant future. Declining enrollment over time leads to budget cuts and reduced educational
services, something our students cannot afford.
Others argue that they want to see the amount of commercial square footage that was part of the original vision (or
something approaching it). Please keep in mind that 900,000 square feet of commercial envisioned for the SCS in the
EDSP is greater than the size of the Livermore Outlets, which hardly seems appropriate at this juncture. Even if you cut
that amount in half, that would still be larger than Hacienda Crossings. The question I would pose to the Planning
Commission is whether commercial developments of either size are appropriate. I would argue it is way beyond the
scale for an in‐fill site (which is what SCS is at this point), and even if we said we wanted to hold out for this larger grand
commercial vision, the reality is that the market no longer will support that level of commercial development. There was
already a growth in e‐commerce and a decline of brick‐and‐mortar commercial before the pandemic.....trends which
have only been exacerbated in the last 2 years.
In the final analysis, this is the last and best chance to connect and complete the Dublin Ranch community and the
center of the EDSP. The Preferred Plan is one that the market can actually support. Further inaction and waiting for
something better to come along will likely lead to ABAG and/or state‐mandated housing construction that may double
or triple the unit count of what is currently being presented.....with very few of the amenities the Preferred Plan before
you tonight offers.
Thank you again for your consideration of these comments and best of luck to you all in your deliberations. Please feel
free to contact me if you wish to discuss further prior to your meeting.
Sincerely,
Tim Sbranti
Former Dublin Mayor
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1
Amy Million
From:Dean Barnes <debarnes707@yahoo.com>
Sent:Wednesday, February 9, 2022 1:01 PM
To:Amy Million
Subject:CAC member disagrees with proposals for the Dimanto property along Tassajara and Dublin, Blvd,
Gleason area
Hello Amy,
I am writing to voice my opposition to the proposals from the CAC committee of which I am a member to be provided to
the council as I won't be able to attend the city council meeting.
I did not select any of the choices provided to the CAC, not sure how other people felt either as I did not reach out to
anyone to discuss outside of our meetings. I think the city should inquire as to how many in the committee were in favor
and how many in the committee were against each option rather than suggesting we chose one option as that was not
how the material was presented. When we first met for the CAC, I suggested that anything over the vested amounts
(which seemed to be a reluctantly shared metric by the research firm) that the community would not get behind it as they
haven't in the past. I think selecting 500 homes is just another attempt that was made a couple of years ago to build 500
homes where only 266 or so are all that are required to build and I kind of felt that this is where we were going to be led
from the start. The residents already rejected those 500 homes - why do you feel that 500 homes again will win this
time? The city council thankfully rejected that, listening to homeowners, but have again, made attempts to bring the
project back with too many homes.
The research firm summarily dismissed less home options by suggesting more homes allows for subsidized/more retail
and I believe that our committee has not done our collective due diligence in coming up with a community solution that
benefits an already over stressed infrastructure that's lacking real walkable retail - a last opportunity to build a gem in east
Dublin - an opportunity for the council to build a retail establishment the city, and council members, can take pride in. A
solution that represents the constituents of the council. I also think that the city's approval to add 500 more homes nearby
to a property that had zero vesting, should be cause for concern in the committee as that should have been discussed in
coming up with ideas for this project - to identify how more homes around the area impacts our design and build out
goals. That between that property and what is being suggested as the middle ground of 500 homes on this project is
adding 1,000 homes to this community for these two projects (as proposed). We have water shortages, I'm concerned
about safety (someone walked up and stole a bike from my neighbor's front yard over the weekend, not enough police),
we have school overcrowding (even the school spoke against those 500 homes the council approved in Nov 2021), and
the city didn't listen, now the residents are petitioning to overturn that decision. Additionally, the city allowed the developer
to pay in-lieu of fees to side step required affordable housing and I fear it could be done just as easily on this project. You
always sell affordable housing as a reason to allow more homes, then let the developer shirk that responsibility.
I'd like to share with you some data I pulled from the Internet:
* Pleasanton, CA. is 24.27 square miles with 81,717 people (according to 2019 data) or 3,366.99 people per square mile
* San Ramon, CA is 18.72 square miles with 75,648 people (according to 2019 data) or 4,041.02 people per square mile
* Livermore, CA is 26.45 square miles with 89,699 people (according to 2019 data) or 3,391.27 people per square mile
* Dublin, CA is 15.23 square miles with 61,240 people (according to 2019 data, and we've definitely added since then) or
4,021.01 people per square mile.
Why does our city continue to propose we stuff more people into Dublin? Is there a prize if we fit the most people in our
city? It would seem to me that Dublin and San Ramon has built their numbers up and it's time for surrounding cities to
build more to accommodate housing shortages. Dublin should not be the city to solve the state shortage and it's time for
the council to protect Dublin and not allow it to be ruined by overdevelopment of residential units. I'm also concerned that
with state and local practices, people (and businesses) are leaving the state in record numbers. How will empty housing
positively affect our city? How will declining property values due to flooding the market with more homes and declining
population benefit our community? According to KTLA, from July of 2020 to July of 2021, California lost another 173,000
residents. According to ppic.org, California has lost 300,000 residents from January 2020 to July 2021.
I am concerned with the data collected in the committee and how the research firm will share their data with the city. I am
concerned about validity of the results - was each person in the survey validated - do they live here (real person, real
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address). It would be easy for some with alternate plans to sway the survey in the manner in which they wish to lead us
(not accusing anyone, just saying anonymous or unchecked surveys have that concern for me). For the 500 homes the
residents fought against just recently in Nov 2021, the city said the absence of a majority of homeowners means that
overwhelmingly, Dublin residents wanted those 500 more homes to be built (a fact that is not verifiable just because
people didn't show up - I didn't show up, my neighbors didn't show up, and we are opposed to those 500 homes). I fear
the survey results could be misused in the same manner if the city council feels that survey results reflect actual residents
and business owners or a majority of them when the survey does not represent that - I fear the council will incorrectly
make assumptions from the survey data and not properly research the issues that are affecting our community. I am
concerned that the city refused to open the outdated master plan. I am disappointed with the results here and I don't feel
that concerns were adequately addressed with regards to the homes and the community. I am concerned that the city
council always hid behind the developer friendly school board who never spoke out against adding more homes stating
that "well, the school didn't speak up, so there must not be a problem". Okay, the council pretends to be blind and
hide. Okay, so Nov 2021, the school board finally speaks up, and what does the city council do? The approve more
homes anyways which just tells me you used the school board as an excuse in the past to push more homes and had
they complained, you would have approved more homes anyways.
In the end, the research company drew up what we already rejected in the community for the former At Dublin project,
500 homes. I have to be honest - I oppose anything more than the required number of homes - we have too many
already. Just this week, I was stuck in Dublin Blvd/Tassajara intersection because the freeway traffic lights backed up
and I couldn't see around the traffic/cars in front of me to avoid getting stuck in the intersection. We are overcrowded -
how can you not see that? Adding more retail will bring more crowds, true, but those crowds will leave and go home, may
not be there when we take kids to school in the morning or go to work, or come home.
I am opposed to more housing and I don't understand why the city would consider adding more homes than required and
question decisions made by our elected officials when those in attendance of meetings have spoken against these
things. I just don't understand. I wish we could have had more time to come up with more community supportable options
with less housing but I feel like I am being forced into and sold on the idea that building more and more homes is a
foregone conclusion and thus I'm not sure how much value we provided to the committee overall as it feels like this was
already decided - we are just here so the council can check a box and say "See! Even your own peers and residents said
they want 500 homes!" That's NOT what I said nor did I agree to it but that's how the data is being skewed towards.
Ryan from the research firm said in a follow up email to my concerns that "[the firm] received 9 out of 14 CAC members
supporting the mid scheme in task C (5xx homes) and a directive from the City Council to move forward with the mid
option"
In my opinion, I felt like the low option was under developed for retail and looked barren and bereft of retail with the
purpose of showing that more retail requires more homes - meaning if you want more retail, you need to sell out and can't
get away with less homes. I felt like the high option (over 600+ homes) was placed to push you into the mid option which
showed the mid option as a balance of pushing 5xx homes to get the desired results for retail and push the previous
agenda of 500 homes anyways like trying to put a dress on a pig. How do other cities get away with building classy retail
developments (i.e. Bishop Ranch - I know many residents in Dublin who go over there to shop/spend the day - heck I
know many residents who park and walk down Pleasanton main street because our city has failed to deliver something
like that here.), and we are stuck with the 'want retail? You need to add more homes' scenario? I think the city needs to
reject the proposals. The developer only has rights to build 2xx homes and that's all you have to approve and you can
force the developers to build quality retail if they want to have you approve those 2xx homes. If that means we have to
sacrifice retail because we are forced to, then so be it. I would be derelict in my duties representing my community and
neighbors who have voiced time and again opposition to more homes due to overcrowding if I went along with 500+
homes while being wooed with the promise of retail establishments. We don't do justice forcing homes for the prospect of
retail. I don't like feeling forced into a decision like that. In addition to being vested with 2xx homes, they also have to
build retail as part of the package as I recall, so they would owe us that as well - not like they are doing us some favor
building retail - it's the land's designed usage. It would be in the developers best interest to build quality retail to sell their
2xx home scenario. It would be in the city's best interest as well to make Dublin stronger, look better, and receive the
support of residents. We're the joke of surrounding cities. Look at the sardine housing you all approved and put over
where the military base was along Dublin Blvd (across from Bart). I'm ashamed driving through there because it's just so
cramped. There's no liveliness, no yards, and doesn't feel inviting. If you look at that tiny shopping center there, if you've
ever been there, where Whole Foods is, parking is terrible, it's overcrowded, and the parking spaces are cramped as
well. Adding more homes and small amount of retail with no parking and we exacerbate the problems of overcrowding,
once more to say nothing of inviting freeway traffic to stop by and shop if it's overcrowded - they'll just move on to some
other place.
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Again, I didn't feel like I had a choice here - I felt like the three options were tailored to force most into the middle
option. For me, personally, I don't want to pick from the three because there isn't one that I prefer or can get
behind. Option 1 with 2xx homes has too little retail. Option 3 has way too many homes, and for me, the middle option is
a sell out to push more homes to gain much needed retail, thus I honestly can't get behind any of them. I also question
the decision of at least nine of my peers who supposedly agreed with the middle option for 5xx homes. Did any of them
pick that option because they felt they had to pick one and didn't have any other option to reject all three? For me, I don't
see how more homes forced on us to get retail is the best decision and I am left with the decision to respectfully reject all
three as none of them contain the fit our community needs right now. We need less homes and more retail and I feel the
city places obstacles on prospective businesses to make it less appealing for them to setup shop here. One of my
neighbors commented one time that a buddy of theirs wanted to open up a bar in Dublin but said the fees, the hurdles
were so ridiculous that they went to Livermore and Livermore practically rolled out the red carpet for them and they
opened up there. We had a chance for Tesla to build a warehouse/factory here and our city blew that too. Why do you
only see residential housing as the option and don't give me the line about property tax revenue. If you over build and
real estate crashed due to the exodus of the populous - your real estate property taxes will decline. Retail is the only
regularly sustainable income in this matter because through bad times and good, people still need to shop, eat, and buy
things.
Don't make us go get more signatures again to overturn your decisions that fail to listen to residents. You waste our time
and the community doesn't forget that. I mean no disrespect, but I am just so tired of the council continually approving
more and more homes despite opposition to them. Destroying commercial land and adding more and more homes. Our
safety is being threatened due to overpopulation. Our open land spaces are disappearing. Our water is becoming more
scarce. You have the power to make positive changes. Please, do what's right here and don't approve more
homes. Help us save our community, our city. Help make Dublin's last opportunity something our city can be proud
of. The community would remember you for that too.
thank you,
Dean Barnes
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397
City Council
Meeting 3
PREFERRED PLAN
February 15th, 2022 398
With you tonight
City of Dublin:
Guests: Landowner Representatives
City Consultants:
Amy Million, Principal Planner
Kevin Fryer and Bo Radanovich
Ryan Call, ELS
Jane Lin, Urban Field Studio
Frank Fuller, Urban Field Studio
Christine Firstenberg, RRER
Bob Donnelly, Bernese Lane Partners
Debbie Kern, KMA
FEBRUARY 15TH, 2022
399
Existing Conditions
Spring 2021
Community
Brainstorming
Summer 2021
Vision Options
Fall 2021
Preferred
Vision
Winter 2021 -
2022
Project Schedule
01/06
01/12
01/25
02/15
Develop a
preferred plan
from feedback
on Vision
Options
CAC Meeting 3
Community Mtg. 3
Planning Comm.
City Council
FEBRUARY 15TH, 2022
400
Engagement Process
The Preferred Plan
Community Feedback
Next Steps & Recommendation
Tonight’s Discussion
FEBRUARY 15TH, 2022
401
Why are we talking about the Future of the SCS Site?
SCS PROPERTY : ENGAGEMENT PROCESS
402
P
P
P
FINNIAN WAYTASSAJARA ROADBRANNIGAN STREETCENTRAL PARKWAY
DUBLIN BOULEVARD
EMERALD GLEN PARK
WATERFORD
SHOPS
EMERALD HIGH SCHOOL
Entry-Level
Single Family
Detached
Entry-Level Single Family
Detached
Family Townhomes
Family Townhomes
Entry Level
Townhomes
Large
Single
Family
Homes
Large Single Family Homes
Entry Level Townhomes
Affordable
Housing
AVIANO WAY
GLEASON DRIVE
GRAND PASEOShophouses
Entertainment
District
Shophouses
Shophouses
Entertainment
District
Flex
Commercial
Flex
Commercial
SCS PROPERTY : ENGAGEMENT PROCESS
We are developing an actionable
Land Use Plan for the SCS Site (not
a development plan).
Not Feasible!DIABLO VIEW DRIVEShops
GRAND PASEOTASSAJARA PLACE403
Give the
community a
voice
Gain a better
understanding of
trade-offs
Become more
familiar with the
development
process
Build Consensus
through a public
engagement
process
Build a plan based
on community
input
SCS PROPERTY : ENGAGEMENT PROCESS
Only realistic, economically viable,
and physically feasible options were
developed as choices.
City Council Vision: Build the foundation for a better project at the site
404
City Council Vision: Build the foundation for a better project at the site
Including experts in
development, urban
design, economics,
retail, housing, and
affordable housing.
Consultant Team
Panel included
development
advisors, affordable
housing developers,
economists, and land
use experts.
ULI Technical
Advisory Panel
Committee
included Dublin
Residents that
own homes, rent
homes, work or
own a business
near the area.
Community
Advisory
Committee
Website: https://
courbanize.com/
projects/scsproperty/
information
Three online Community
Meetings and three
surveys were used to
gather feedback.
Online
Community
Meetings and
Surveys
Community driven
ideas were presented
to the property
owner’s team to test
what elements of the
plan were “on the
table”.
Checking in with the
Property Owner
SCS PROPERTY : ENGAGEMENT PROCESS
Give the
community a
voice
Gain a better
understanding of
trade-offs
Become more
familiar with the
development
process
Build Consensus
through a public
engagement
process
Build a plan based
on community
input
405
SCS PROPERTY : ENGAGEMENT PROCESS
406
How did we get feedback?
CoUrbanize Comments
Online Surveys
Community Advisory
Committee
4 CAC Meetings
Small group of diverse
community representation.
4 zoom meetings total
One on One Phone calls
3 Community Meetings
w / Interactive Breakrooms
3 Planning Commission
Meetings
2 City Council Meetings
Additional way to particpate
Identify themes or areas
that are important
Detailed Comments
Not a ballot!
Public Meetings
407
Community Voices
SCS PROPERTY : ENGAGEMENT PROCESS
Green
space is
breathing
Are we going
to have two
downtowns?
We are
concerned
about the
over-crowding
of schools!
How do we
capture the
“intangible”
people want on
this site?
We need to bring work
and play together. Can
retail spaces be flexible
to serve other uses
such as office?
We need to fill in the
retail we already have,
many centers are in need
of an update. We have
so many vacancies.
How do we
get foot
traffic across
Dublin Blvd.?
More
development
causes more
traffic.
Lets be careful to
consider the difference
between parks and
natural open space
Dublin’s culture is diverse,
and getting more diverse.
How can this development
respond to these cultural
forces?
Office space is obsolete
- retail is struggling, how
do we convince people
to embrace what can be
built?
Housing is too
expensive! We need
to require more
affordable housing.
Are we engaging the right
population? What about the
voices of the people who
want to live here but can’t
afford it.
How do we attract
boutique spaces, small
businesses, non-profits?
What about incubator
spaces?
408
The Options
Opportunities
• This could be an opportunity to connect existing
neighborhoods around the site
• This is an opportunity to right size and reconfigure the land
uses with what the market can bear
• This is an opportunity to bring more services to the area
Constraints
• Market Constraints (especially for retail, hotel, and office)
• Desired Physical Scale
• Impacts to shared public services: traffic, schools, parks, etc.
• Expectations are high, but the ability to do something viable
is limited
SCS PROPERTY : ENGAGEMENT PROCESS 850 Units +/-95 Affordable UnitsReduce Green-house gasesLandmark Open Space Pla
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h
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p
sAffordable by design650 Units +/-Neighborhood Main Street75 Affordable UnitsReduce Green-house gasesLandmark Open Space Pl
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s350 Units +/-Low Density40 Affordable Units For sale deed restrictedPl
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s 650 Units +/-Base Mid High
409
Design Feedback on the Options
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
BASE MID HIGH
PREFERRED
ENTERTAINMENT DISTRICT
FINNIAN
SQUARE
PASEO
RIGHT BALANCE OF UNITS
AND BENEFITS
+
+
+
+Missing retail north of
Dublin Blvd-Paseo too internalHousing type too uniformStreet wall on TassajaraBetter for
commercial uses
Too
high
Not
enough
benefits --SCS PROPERTY : ENGAGEMENT PROCESS
410
Preferred Plan
Features
Integrate the Grand Paseo and Town Square
A town square concept has been added to anchor the shops and restaurants on
Finnian Way. The square is located on the grand paseo opening views to Mt. Diablo.
Improve Visibility & Access to the Grand Paseo
Diablo View Drive now runs along the east side of the Grand Paseo creating greater
access and activity to the public open space. The paseo now widens towards
Tassajara Road inviting pedestrians and bikes off the major arterial onto the paseo.
Generous bike and pedestrian paths will connect Gleason Drive to Dublin Boulevard.
Diversify Housing Types
Housing throughout the site has been varied with entry level housing, affordable
housing, and family housing. Types range from traditional single family homes,
courtyard homes, town homes and affordable apartments. The draft land use
designations allow for a range of 500 to 550 market rate units and a 2.5 acre site for
affordable housing (70 to 150 units).
Dedicated Affordable Housing Site
The Preferred Plan includes a parcel to be dedicated for construction of affordable
housing. The site location, at the prominent corner of Tassajara Road and Dublin
Boulevard, will serve as a gateway to the larger neighborhood. The site is large
enough to allow a variety of affordable housing solutions, allowing the design and
amount of the affordable housing to be tailored to the community’s needs.
A Pedestrian Focused Entertainment District
The entertainment district south of Dublin Boulevard is set around a large pedestrian
plaza (roughly 120’ by 300’) creating a regional dining and family entertainment
destination.
P P
P
FINNIAN WAY BRANNIGAN STREETTASSAJARA ROADCENTRAL PARKWAY
DUBLIN BOULEVARD
WATERFORD
SHOPS
EMERALD
GLEN PARK
SORRENTO
DEVANY
SQUARE
EMERALD
HIGH SCHOOL
AVIANO WAY
GLEASON DRIVE
DIABLO VIEW DRIVEGRAND PASEOGRAND PASEOSCS PROPERTY: PREFERRED PLAN
411
Integrate the Grand Paseo and Town Square Concepts:
• Design of the Grand Paseo has been changed to lead directly to
a town square on Finnian Way.
• The Grand Paseo narrows as it approaches the plaza to draw
people together and create a more social gathering space.
• The Grand Paseo varies in width from 35’ to 110’ wide.
• A walk along the Paseo will include a variety of activities,
from retail, recreational, public gardening, and native plant /
pollinator meadows.
5k 3.5k 3.5k
2.5k2.5k
Community
145’-0”
Finnian Way Neighborhood Retail District is approximately 40,000 sf 90’-0”SCS PROPERTY: PREFERRED PLAN
P
P
P
FINNIAN WAY BRANNIGAN STREETTASSAJARA ROADCENTRAL PARKWAY
DUBLIN BOULEVARD
WATERFORD
SHOPS EMERA
L
D
H
I
G
H
SCHOO
L
AVIANO WAY
GLEASON DRIVE
DIABLO VIEW DRIVEGRAND PASEOGRAND PASEO412
Improve Visibility and Access to the Grand Paseo:
• Diablo View Drive (20 mph) accompanies the Grand Paseo
providing street parking, access to the activities on the
linear park.
• The southeast corner of Emerald Glen Park is an
important connection point. Setbacks along the Central
Parkway create a landscaped gateway to the Grand Paseo.
• The pedestrian and bike oriented Grand Paseo will serve
the new development as well as the larger neighborhood
giving an healthy alternative to driving to shops,
restaurants, and schools.
TASSAJARA ROADCENTRAL PARKWAY
Setback
EMERALD GLEN
PARK
The SCS site is within a 1/2 mile of k-12 schools, a
Safeway anchored shopping center, bus service,
Emerald Glen Park and many other services. Bike
access along the paseo combined with dedicated
bike lanes on the Aviano and Finnian Way extensions
will make walking, jogging and biking a fun and family
friendly option.
The Grand Paseo widens towards
Tassajara Road as it approaches
Gleason Drive for improved access
and visibility. DIABLO VIEW DRIVEGRAND PASEOTASSAJARA ROADSCS PROPERTY: PREFERRED PLAN
413
Finnian Square
414
Finnian Square
415
P
P
P
Diversify Housing Types
• The affordable housing and higher density townhomes
are located closest to shops, restaurants reducing
vehicle miles traveled and adding life to the retail
district.
• The entry level townhomes consist predominantly
of two bedroom units catering to first time buyers
and those wishing to downsize. These are located
convenient to Emerald Glen Park as well as the shops.
• Single Family homes are located centrally to the three
schools: Kolb Elementary School (.6 miles); Fallon
Middle School (.4 miles); Emerald High School (.5
miles).
• Shophouses will bring small shops and local
businesses to the Finnian Way Neighborhood shops
district.
PREFERRED PLAN CONCEPTS
FINNIAN WAYTASSAJARA ROADBRANNIGAN STREETCENTRAL PARKWAY
DUBLIN BOULEVARD
EMERALD GLEN PARK
WATERFORD
SHOPS
EMERALD HIGH
SCHOOL
Entry-Level
Single Family
Detached
Entry-Level
Single Family
Detached
Family Townhomes
Family Townhomes
Entry Level
Townhomes
Large
Single
Family
Homes
Large Single Family Homes
Entry Level
Townhomes
Entry Level
Townhomes
Affordable
Housing
AVIANO WAY
GLEASON DRIVE
DIABLO VIEW DRIVEGRAND PASEOShophouses
Shops
Shophouses
Shophouses Shops
416
Affordable Housing
Examples of Affordable Housing courtesy of Pyatok Architecture
Dedicated Site Strategy
To maximize the affordable benefit and provide
flexibility to respond to the City’s specific
Affordable Housing needs, our proposed strategy
for the affordable housing requirement is to
provide a large parcel to be dedicated to the
construction of affordable units.
The site location, at the prominent corner of
Tassajara Road and Dublin Boulevard will serve as
a gateway to the larger district.
The site is large enough to provide a variety of
solutions, allowing the design of the affordable
housing to be tailored to the community’s needs.
Depending on the type of product and
construction type, the number of units could vary
substantially and may be substantially influenced
by the funding sources.
2.5 Acres
PREFERRED PLAN CONCEPTS
417
A Pedestrian Focused Entertainment District:
• Central Plaza - Approx. 120’ x 340’
• 55,000 to 60,000 sf of retail, restaurants,
entertainment
• 100,000 to 300,000 sf of Flex Commercial
development
• Ample space for restaurant seating, plaza seating
• Plaza comprised of diverse seating options, spatial
experiences, caters to variety of group sizes, all ages
• Space for outdoor music and performance
• Seasonal Programming and Events
• Freeway + Dublin Boulevard access and visibility
open’s door for higher rents and national tenants
• Parking Areas large enough for future parking garages
and increased commercial development (if market
supports)
Family Entertainment
Anchor
7.5k
30k
5k5k
5k5k
PREFERRED PLAN CONCEPTS
Flex Commercial Zone:
• Office Campus
• Regional Retail or Restaurants
• Hotel
• Top Golf
Retail Parking Retail Parking 340’-0”120’-0”
418
Entertainment District
419
PREFERRED PLAN CONCEPTS
Entertainment District
420
Finnian Way District
42,000 sf Restaurants, Shops, and Services
Tassajara Place Entertainment District
57,000 sf Restaurants, Shops, and Services
+ 150,000 sf to 300,000 sf of Flexible Commercial development
Affordable Housing
70 to 150 units (Depends on size of unit and construction type)
Entry Level Townhomes
Approximately 138 Units
Family Townhomes
Approximately 211 Units
Shop Houses
Approximately 40 Units (24,000 sf retail counted in Finnian Way District)
Entry Level Single Family Detached homes
Approximately 122 Units
Large Single Family Detached homes
Approximately 28 Units
Land Use Feasibility
Commercial UsesResidential UsesAmenities, including retail, the Grand Paseo, plazas, streets, etc.
determined the necessary range of unit counts.
Total
Commercial
Ranges 250,000 sf
to 400,000 sf
Total
Market Rate
Residential
Ranges 500 to 550
units (539 shown)
Total
Affordable
Residential
Ranges 70 to 150
units
Entry-Level
Single Family Detached
Entry-Level
Single Family
Detached
Family Townhomes
Shop HousesShop Houses
Shop Houses
Family Townhomes
Entry Level
Townhomes
Large
Single
Family
Homes
Large Single Family Homes
Entry Level
Townhomes
Entry Level
Townhomes
Affordable
Housing
421
Community Feedback
SCS PROPERTY: COMMUNITY FEEDBACK
Areas of Contention
Areas of Consensus
Focusing on Site Related Issues
422
Base
Mid
High
Areas of Contention How much Housing are we willing to allow
to get amenities?
Split on whether
affordable housing
should serve seniors or
families
Split with a slight
preference for the
dispersed inclusionary
housing limited to 79
units.
No clear lead yet on the
features that are biggest
priorities.
SCS PROPERTY: COMMUNITY FEEDBACK
Which viable options presented below is the
best use of the SCS Property?
Finnian Square is intended to be a neighborhood focused gathering
spot and is intimate in scale. Considering the smaller scale, what
plaza features should be prioritized?
Based on the 550 market-rate units that are needed to support the
amenities desired, there is some flexibility on how much affordable
housing is included. Which of the following do you prefer?
Regarding affordable housing, who do you think it should serve?
(mark as many as you like)
423
Not dense enough! This is an excellent
opportunity for a higher-density project
that would create a large quantity of
housing (both affordable and market rate)
close to jobs, transit, and other amenities..
Do like the main
street, which
Dublin desperately
needs. Don’t like
that it has so much
housing, which
will lead to further
overcrowding of
Need to see plan
for schools to
accommodate kids
from 550 homes.
We should reduce
housing in favor of
more community
space.
Criminally low amount of homes
given the location. There should
be large apartments that can fit
families, instead of single family
homes and rowhouses.
I like that there is housing but
I’d prefer more and denser
housing to create walkable
neighborhoods for even more
families and seniorsMore HousingDesignRetail/DiningGeneralHousing and SchoolsPlease limit the
number houses and
more shopping and
entertainment area,
open and kids play area
I absolutely love the paseo
bike trail and the fully
separated bike lanes. This
particular plan does a good
job at showing sensitivity to
the surrounding land uses.
Thank you for all your hard work
and for providing us the option
to voice our opinions. I really like
the plan and hope that it’s going
to be approved.
Dislike the large
number of regular
market rate
housing units.
Like that there
will be dedicated
affordable
housing.
You need to build
more schools if you
want to build any
housing
Too much single
family housing, retail
and entertainment to
replace it
It’s a good plan with
a balance for the
community. I hope there
will be small single story
family
More emphasis on the local
small stores and restaurants.
We could have a section
for only local shops and
restaurants.
Like the family entertainment
district and Grand Paseo. Focus
on making this a Dublin Landmark
with large, meaningful and
respresentative sculpture or
architectural element.
Love the idea of Finnian Way
being a central main street with
protected bike lanes, the Grand
Paseo, overall friendliness of the
pedestrian / cyclist development,
and housing to retail balance.
Why not mix
housing types?
Too suburban,
isolating
townhomes from
single family etc.,
Like Grand
Paseo walkway,
entertainment
district. Don’t
like too many
housing. The area
around is already
overcrowded with
dense housing.
424
Community Meeting 3
We are asking
the City to
require more
affordable
housing, they
must do more.
Why are our
schools over-
crowded? Why
did previous
planning efforts
let this happen?
Why isn’t there
more retail?
We need more
tax revenue.
Housing is a
burden.
Can a Mello-
Roos be used
to support
schools and
infrastructure?
The affordable
housing needs to
be built on-site.
In-Lieu fees should
not be an option.
Developers
must support
infrastructure
and schools.
SCS PROPERTY: COMMUNITY FEEDBACK
Can we have
a mixed-
use corridor
with greater
connectivity?
Concerns about schools and
affordable housing
425
Yes to amend land uses Yes to public amenities
Highest Priority:
Landmark Open Space
No
Areas of Consensus
Yes to connections to
Emerald Glen Park
Our Neighborhood Needs a Center
Yes to Raised Crosswalks
Yes to Pollinator Plants
and Children’s Play Areas
SCS PROPERTY: COMMUNITY FEEDBACK
426
SCS PROPERTY: COMMUNITY FEEDBACK
Community Advisory Committee
Big improvement
over the previous
proposals
A huge amenity
for the City
that can meet
a variety of
needs and
interests
The plan does
a good job of
merging the
comments from
the previous
schemes
Think about the
key focal points
and remember
shading is
important in
Dublin
Much
consideration
has been taken
so that the
land uses are
not jumbled, it
flows well
The land uses
present a good
balance of
public benefits
and market rate
housing
The
comparison
to The Lot at
City Center is
powerful as
many people
enjoy that
space
Create a connected center
with a distinct sense of place
427
Planning Commission Meeting 3 Commentary January 25th, 2022
SCS PROPERTY: COMMUNITY FEEDBACK
The inclusionary
zoning is critical for
our community to
have some affordable
housing for people
to buy
Overall I think
its quite a
collaborative
and well
thought out
plan
Realistic,
economically
feasible! There
is so much for
everyone who is
going to be part
of the community
here.
Be bold, need
to double the
affordable
housing, make
the square
bigger,
I like the fact that
it is reminiscent to
a downtown area, I
like the nod towards
the open space
maintaining the
view of the hills
It’s amazing the
amount of work
that has gone into
this, the thought,
appreciate
you have been
patient.
An
unprecedented
effort. Want to
thank all of the
neighbors who
got involved,
don’t stop!
428
Additional
Inclusionary
Housing
Planning Commission Recommendation:
SCS PROPERTY: COMMUNITY FEEDBACK
On January 25th, after the consultant presentation, and two public speakers in favor, one against,
the Planning Commission voted 5-0 to recommend the Preferred Plan with the following :
The Planning Commission’s recommendation includes:
Providing inclusionary
for-sale units integrated
into the project in
addition to the dedicated
affordable housing site to
provide homeownership
opportunities
Additional Inclusionary
Housing modifies proforma
requiring additional
funding. Magnitude
depends on quantity and
type of units. May require
additional trade-offs.
Preferred
Plan with
dedicated
2.5 acre
site for
affordable
housing.
429
The following sets expectations for the landuses and public benefits that have been defined through the
community outreach process as key elements necessary for a development of the SCS property to meet the
greater needs of the community:
Must Haves:
1. Market rate residential housing not to exceed 550 units.
2. Finnian Way and Aviano Way extended through the project site from Brannigan Street to Tassajara Road.
3. Finnian Way frontage limited to commercial uses on the ground floor, which may be provided through a “Shop House”
concept with substantive commercial space (not less than 400 square feet).
4. Housing types throughout the site that vary with entry level housing, affordable housing, and family housing. Types range
from traditional single-family homes, courtyard homes, town homes and affordable apartments.
5. Include a combination of inclusionary for-sale units and a Public/Semi-Public parcel dedicated for affordable housing. Note:
The addition of inclusionary for-sale units requires consideration of the economic impacts. The combination of a dedicated
site and inclusionary units would require alternative funding sources to make the Preferred Plan an economically viable plan.
This funding could come from a variety of sources and would be negotiated as part of the future development application.
6. A town square concept to anchor the shops and restaurants on Finnian Way. The town square is located on the grand paseo
opening views to Mt. Diablo. The paseo connects the square to the residential areas south and north of Finnian Way.
7. The entertainment district south of Dublin Boulevard is set around a large pedestrian plaza (roughly 120 feet by 300 feet)
creating a regional dining and family entertainment destination.
Resolution
NEXT STEPS
430
Next Steps for the SCS Property
• The next step is for the property owner to submit
a development project
• A General Plan and Eastern Dublin Specific Plan
Amendment, Planned Development Rezone with
a Stage 1 and 2 Development Plan, Tentative
Parcel Map, and Site Development Review Permit
and Affordable Housing Agreement would be
required for a future development project
• Evaluation of the development project under
the California Environmental Quality Act (CEQA)
would occur prior to project approval
NEXT STEPS
431
Recommendation
• Receive presentation on the SCS Property
Preferred Plan, provide feedback and adopt a
Resolution recommending that the City Council
approve the Preferred Plan for the SCS Property.
RECOMMENDATION FOR THE SCS PROPERTY
432
February 15, 2022
SB 343
Senate Bill 343 mandates supplemental materials
that have been received by the City Clerk’s office that
relate to an agenda item after the agenda packets
have been distributed to the City Council be available
to the public.
The attached documents were received in the City
Clerk’s office after distribution of the February 15,
2022, Regular City Council meeting agenda packet.
Item 7.1
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1
Amy Million
From:tentguy23@gmail.com
Sent:Thursday, February 10, 2022 7:59 PM
To:Amy Million
Subject:SB343 to the City Council
Hi Amy,
I appreciate the team requesting community input for green space, paths, features, etc. but I feel we were not heard
when it comes to the housing issue. For me, and I have consistently said, my friends, neighbors, and people I meet in
Dublin all have said “enough housing” ‐ we want a downtown with entertainment, family fun, retail, etc. in this space.
In short, we were told the developer/landowner had to subsidized with housing and family entertainment was not
affordable and somehow, Dublin and the surrounding communities could not support these this business type in this
economy. I see Pleasanton, Concord, San Jose, San Ramon and Livermore, it is possible. Fast forward, we were
presented with 3 options “which one we thought was best” – fast forward again, this is what is being presented and now
we are right back where we were with “at Dublin” project with over 500 units, but now “community input” has been
added to the language. Then we were sent a survey supporting this agenda – carefully word crafted questions all in
support of this project “which one you like best”.
To be clear, I do not support this amount of housing. Personally, I would like to see ¾ of this for land for retail,
entertainment, family, downtown and perhaps the smaller lot towards Emerald Glenn to be designated for “some”
housing.
Thank you all for your efforts.
________________________
Kevin McAuliffe
tentguy23@gmail.com
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434
1
Amy Million
From:Brandon Evans <brandon.m.evans@comcast.net>
Sent:Friday, February 11, 2022 11:32 PM
To:Amy Million
Subject:Letter To City Council
Hello Amy,
Here is my letter addressed to city council in regards to the CAC group I was in to discuss potential development in East
Dublin off of Santa Rita Road.
“
Members of Council,
I hope this reaches you all in good health. My name is Brandon Evans and I have most recently been a member of the
CAC regarding the property boardering Tassajara, Dublin Boulevard and Gleason Road.
I would like to voice my support to move this project forward.
I am a proud resident of Dublin and the Treasurer of my local electrical workers union based out of Dublin (IBEW Local
595). As a proud tradesperson and member of this community I strongly support this project. I think if executed
correctly it can provide not only a fine community space and extra housing but work for skilled and local tradespeople.
There is nothing quite like working close to home and seeing something you helped build on a regular basis. It is my
wish and that of those that I speak for that we get the opportunity to showcase skilled union craftsmanship on this
project.
I fully support the preferred plan for this project as it has been presented and am honored to have been chosen as part
of this CAC.
Sincerely,
Brandon Evans
“
I hope this can still be included. My apologies for mentioning “planning commission” instead of CAC originally.
Regards,
Brandon Evans
Sent from my iPhone
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435
1
Amy Million
From:Kathy Blackburn <kathyblackburn@comcast.net>
Sent:Saturday, February 12, 2022 1:54 PM
To:Amy Million
Cc:'Ryan Call'
Subject:Comment for City Council on SCS preferred plan
To the City Council regarding SCS preferred plan:
I was part of the Citizens Advisory Council for this project and I want to thank the Council for sponsoring this effort to
solicit community input.
The consultants did as well as could be expected given the parameters around the amount of housing needed. I
preferred this option over the others we were given but in truth, none of the options was in my view good for Dublin. It
is as if we have to develop this parcel so what are we going to do with it, rather than looking at how this parcel fits in
with the larger community. I am concerned that this development decision is being made without looking at 1) how it
will impact traffic, schools and infrastructure; 2) how it fits with the plan to develop a downtown in Dublin; 3) how it will
impact and be impacted by the new school across the street, and 4) how it helps to connect our community which is, in
my view, a bit of a jigsaw puzzle of individual neighborhoods and housing developments rather than a connected
community.
I hope that the Council will consider these bigger picture questions as you consider whether to approve this option or
another for this parcel.
Thank you,
Kathy Blackburn
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436
1
Amy Million
From:Sri Muppidi <sri13muppidi@gmail.com>
Sent:Sunday, February 13, 2022 9:02 PM
To:Amy Million
Cc:Ryan Call
Subject:Re: Reminder - NEXT WEEK February 15th! City Council Meeting to discuss the SCS Preferred Plan
Hi Amy‐‐ here are my comments in advance of Tuesday's meetings. Thanks!
Dear Honorary Members of the Dublin City Council‐‐
I'm currently a Dublin resident and was on SCS CAC. I'd encourage the committee to adopt the guiding resolutions.
I think it's important for Dublin to continue supporting affordable and entry‐level housing development and I'd
encourage the committee to agree to supporting the 550 unit count. We should favor more condensed units to
accomodate more residents, especially those who qualify for affordable and/or senior housing. Residents should have
their own parking designated so that traffic from the entertainment area wouldn't encroach and create parking/traffic
pressures for the residents there. Concerns around school pressures can also be mitigated as the development of
Emerald High will reduce immediate, short‐term pressures in the future, especially as it will take time for this
development to finish.
A reduction of single family homes in favor of condensed units will also enable more opportunities for town
square/paseo concepts which will bring more of a sense of community to the East Dublin area and encourage more
traffic from the neighboring Tri‐Valley area for shopping/entertainment/restaurants. I like the paseo and town area
concept on Finnian Way and I think ground‐floor shopping (Shop House) encourages people to stroll around and drive
more business in the area. It's important that safety is considered in the paseo/town traffic area ‐‐ pedestrian safety is
important and should be prioritized over car traffic. Bike lanes should also be incorporated. If possible, parking
structures should be more compact (i.e. vertical or underground) so that there's more pedestrian‐friendly spaces instead
of large parking lots. Stop lights shouldn't be extraordinarily long (from personal experience, for example, Tassajara
pedestrian stoplights tend to be very long and don't encourage pedestrian‐friendly walkways). There should also be a lot
of trees, plants, and gardens to create shady and protected areas for pedestrians.
Thanks,
Sri
‐‐
Sri Muppidi
On Wed, Feb 9, 2022 at 1:50 PM Amy Million <Amy.Million@dublin.ca.gov> wrote:
Thank you to those that have provided their comments thus far. I was just informed that we will publishing the City
Council agenda packet today, so the first deadline for comments is today at 3:30 p.m. My apologies for the confusion.
437
1
Amy Million
From:Avni Kansara <akansara@haas.berkeley.edu>
Sent:Monday, February 14, 2022 4:28 PM
To:Amy Million
Subject:Notes for City Council Meeting re SCS Property
Hello Amy,
Please see below some notes for the city council meeting:
* I appreciate the residential housing limit to be at 550 units versus over 600. As someone who lives
right across the street from this open lot (Brannigan Street), I generally don't like the idea of more
housing. However, it has been explained that there needs to be more housing in order to afford the
amenities and that is my top priority. I still would be happier if that number could be reduced further
without impact on the amenities offered. Again, amenities are my number one priority.
* I really love the use of Finnian Way to serve as the area with small shops and cafes to create the
community feel while still providing engaging experiences that could attract people from Dublin. Also
it's close distance to the Emerald Glen Park and the Waterford Shopping is also helpful because I
could see families spending a day filled with activities.
* One of my biggest concerns I bring up is parking and while it may seem repetitive, I want to
continue to stress the importance of planning adequate parking to sustain the business and residence
in that plan. The reason I bring this up is that it is already extremely difficult to find parking for a guest
given the current number of houses that currently exists so the addition of new houses and shops
could cram up those spaces even further, making it a bit difficult for people who live there.
* While there may be a lot of limitations (Budget, etc) that might make this impossible at the moment,
but I do think it'll be crucial to think about increasing the ease of pedestrians who want to cross,
specifically near across dublin to get to the entertainment district.
Let me know if you need any further information. Thank you!
Sincerely,
Avni
Avni Kansara | Director of Student Experience
She/Her/Hers
Evening & Weekend MBA Program
Haas School of Business
University of California, Berkeley
akansara@haas.berkeley.edu | 510.642.1281 | @ewmba office
In Office: Tuesday, Thursday
Remote: Monday, Wednesday, Friday
Join me in my virtual office on my remote days to say hi!
438