HomeMy WebLinkAbout7.1 SCS Property Community OutrreachSTAFF REPORT
Planning Commission
Page 1 of 8
Agenda Item 7.1
DATE:January 25, 2022
TO:Planning Commission
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 Planning Commission will receive a presentation, provide feedback and make a recommendation to City Council regarding the Preferred Plan.
STAFF RECOMMENDATION:Receive presentation on the SCS Property Preferred Plan, provide feedback and adopt a Resolutionrecommending that the City Council approve the Preferred Plan for the SCS Property.
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 property and ultimately develop a Preferred Plan for the SCS Property.As part of this Community Outreach process, the City Council established principles to guide the process and create a foundation for the Preferred Plan as follows:
Figure 1. Location Map
118
Page 2 of 8
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, CityStaff and other stakeholders, 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 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, andincluded 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, Planning Commission, 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
119
Page 3 of 8
surfaced throughout the Community Outreach process, ULI TAP recommendations and fiscal analysis. These three concepts, summarize below and provided in Figure 2, illustrated 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.
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
Figure 2. Initial Concepts
120
Page 4 of 8
If financially feasible, capping unit count at 600
Moving the circular open space area at Central Parkway to Finnian Way
Enhancing visibility to the grand paseo from Tassajara RoadPreferred 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 authorize 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:
Integrate Paseo and Town Square ConceptsA 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., recreational, public gardening, and native plan/pollinator meadows) and compliment adjacent land uses, the width of the grand paseo varies in width from 25 feet to 110 feet wide.
Improve Visibility and Access to the PaseoA new north/south street located between Brannigan Street 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.
121
Page 5 of 8
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 forconstruction 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.
Pedestrian Focused Entertainment DistrictThe entertainment district south of Dublin Boulevard is set around a large pedestrian plaza (roughly 120 feet by 300feet) creating a regional dining and family entertainment 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 WebsiteAs part of the outreach process, a 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 for the latest project information. In addition, City Staff created a webpage on the City’s website with an overview of the project and direct link to the coUrbanize website.
Community Advisory Committee
122
Page 6 of 8
A Community Advisory Committee, consisting of 14 Dublin residents and business owners, was formed to provide input through 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, 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:
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 will ask questions based on the land planning options presented at our Community Meeting #2 and Planning Commission meeting. (66 respondents)
o Survey #3 (January 14- 28, 2022): The final survey is polling the community’s thoughts on the Preferred Plan including which features of the Plan should be prioritized, the preferred number of affordable housing units, and the breakdown of market rate housing and amenities.
Community MeetingsThree community meetings took place over the course of the outreach process:
123
Page 7 of 8
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 discussion 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. 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. 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:A recommendation to the City Council on the Preferred Plan is exempt from the requirements of 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.
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,and to all interested persons who requested process updates, including the Community Advisory
124
Page 8 of 8
Committee and property owners. The Planning Commission Agenda was posted.
ATTACHMENTS:1) Planning Commission Resolution2) Exhibit A to Attachment 1 Preferred Plan
125
Attachment 1
RESOLUTION NO. 22 - XX
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).
126
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.
PASSED, APPROVED AND ADOPTED this 25th day of January 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
127
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
128
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 DIABLO129
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 ROAD130
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
131
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 Road132
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”
133
PREFERRED PLAN CONCEPTS
134
Design to Gather
PREFERRED PLAN CONCEPTS
135
PREFERRED PLAN CONCEPTS
136
Design to Play
PREFERRED PLAN CONCEPTS
137
January 24, 2022
SB 343
Senate Bill 343 mandates supplemental materials that
have been received by the Community Development
Department that relate to an agenda item after the agenda
packets have been distributed to the Planning
Commission be available to the public.
The attached documents were received in the Community
Development Department’s Office after distribution of the
January 24, 2022, Planning Commission meeting agenda
packet.
138
1
Amy Million
From:Tom Evans <offrampmusic@LIVE.COM>
Sent:Monday, January 24, 2022 4:31 PM
To:Planning Commission
Cc:Amy Million
Subject:staff report for SCS
Attachments:Staff_Report.pdf
Dear Commission ‐
I see that the attached Staff Report SCS Property Community Outreach on the SCS property is part of the Agenda packet
for Tuesday's meeting. I find that this report is incomplete for the following reason. There were a number of
community outreach events and meetings as noted in this report. However, the results of the meetings and what the
attendees thoughts are not reported here. I was at the last community meeting and I can tell you that people were NOT
happy; this report does not discuss that at all. A lot of topics are mentioned in the reports as being discussed but what
were those discussions? How did participants feel about those topics? I ask these questions because these omissions
would lead a reader to think that everything was nice and that there was consensus amongst the groups, when in fact
there may not have been. Also, I notice that DUSD has no mention in the list of stakeholders. Were they included?
In addition, I attended all three meetings and I don't recall any discussion about a community facilities district being
used to pay for infrastructure. Perhaps if there are recordings of the meetings we can review them. Forming a CFD to
pay for infrastructure is an abuse of that Mello‐Roos regulation; which clearly states that a CFD may be formed when
there are no other means of paying for a community item.
Please ask for the staff report to include the reactions from the participants in the outreach. These are my objections
for the staff report. I have more objections to the overall project. I don't mind being corrected when misstate
something. Please correct me if I am wrong here.
Sincerely,
Tom Evans
925‐997‐9625
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
139
1
Amy Million
From:Tom Evans <offrampmusic@LIVE.COM>
Sent:Monday, January 24, 2022 5:40 PM
To:Planning Commission
Cc:funkchris@dublinusd.org; Amy Million
Subject:Vote No on SCS zone change
Importance:High
Dear Commission –
I would like to state my reasons for asking you to deny the approval of a resolution to build out the SCS property.
Don’t change the zoning
1. The time is wrong. The cost to the school district is substantial. The City is under no obligation to change the
zoning on this parcel. The school district needs time to catch up with their infrastructure. I would hate to see
the school district further squeezed in order for the developer to profit further.
2. It is not the City’s job or obligation to bail out an investor that isn’t happy with their investment. The
owner/developer can build the 261 homes already zoned and still turn a tidy profit from those. The rest can
wait until commercial real estate comes back. How do we ever expect to find residential/commercial balance
when we continually re‐zone to residential?
The developer’s plans make Dublin a fool
3. If I am reading the proposed land use correctly, it appears that the owner/developer is asking to skip ALL
inclusionary requirements in exchange for 2.5 acres. Just in case someone tells you that this was discussed and
agreed upon at the outreach I would take exception to that. The presentation was silent about not building the
70+ units themselves and putting them up for sale. They may have ‘fessed up toward the end of the outreach
when someone asked about it but if they did it was minimized by the presenters. I would ask you to review the
meeting recordings.
a. The inclusionary obligation could be around 70‐80 units for the proposed land use. If you used the in‐
lieu fee as a guide (and that’s conservative!) then (75)($217k) = $16.3M obligation. It would be foolish
to accept an absurd offer like 2.5 acres that from the owner/developer.
b. Please, please – do not accept the false argument that it’s worth it because many low‐income units
could be built there. It is true that many units could be built but they would not be paid for by the SCS
group. Dublin can donate 2.5 acres for low‐income units wherever they want and it has nothing to do
with SCS.
c. Better Idea – a) accept in‐lieu fees for about $6M , b) buy 2.5 acres with the $6M and donate the land,
and c) make the SCS folks build the 42+ for‐sale units. That way Dublin gets affordable rentals and 42+
for‐sale units.
4. A community facilities district (CFD) is being proposed to pay for the infrastructure, presumably streets, sewers,
and other utilities traditionally paid for by the developer. Forming a CFD to pay for infrastructure is an abuse of
the Mello‐Roos regulation; which clearly states that a CFD may be formed when there are no other means of
paying for a community item.
Mello‐Roos to pay for infrastructure ‐ OUTRAGEOUS!!
Buyout all inclusionary housing with 2.5 acres ‐ OUTRAGEOUS!!
I think that these arguments are reason enough to deny any zone change. Please vote against it.
140
2
Sincerely,
Tom Evans
925‐997‐9625
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
141
January 25, 2022
SB 343
Senate Bill 343 mandates supplemental materials that
have been received by the Community Development
Department that relate to an agenda item after the agenda
packets have been distributed to the Planning
Commission be available to the public.
The attached documents were received in the Community
Development Department’s Office after distribution of the
January 25, 2022, Planning Commission meeting agenda
packet.
142
1
Amy Million
From:Tom Evans <offrampmusic@LIVE.COM>
Sent:Tuesday, January 25, 2022 5:14 PM
To:Amy Million; Planning Commission
Subject:NOW, THEREFORE, BE IT RESOLVED statement
Dear Commission and Amy Million,
Part of the resolution for the Preferred (SCS) Plan continues to baffle me. Ms. Million has explained to me that this
resolution is not binding but rather is just recommends to the City Council to adopt the plan (perhaps then it’s a binding
document??). The part that confounds me is:
“NOW, THEREFORE, BE IT RESOLVED that the forgoing recitals are true and correct and made a part of this Resolution.”
I think that this sentence should be stricken from the resolution. If none of this is binding, then how can it be true and
correct? Also, Item 4 mentions affordable housing and apartments throughout the site, Item 5 mentions a parcel
dedicated to affordable housing; so it’s pretty vague what the plan is for inclusionary. Thank you all for your patience.
Sincerely,
Tom Evans
925‐997‐9625
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
143
1
Amy Million
From:Sri Muppidi <sri13muppidi@gmail.com>
Sent:Tuesday, January 25, 2022 5:44 PM
To:Amy Million
Cc:Ryan Call
Subject:Planning Commission Meeting
Dear Honorary Members of the Planning Commission‐‐
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
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
144
1
Amy Million
From:David Fong <dwfong1@gmail.com>
Sent:Tuesday, January 25, 2022 5:55 PM
To:Amy Million
Cc:Ryan Call
Subject:Re: Planning Commission Meeting Tonight at 7pm via ZOOM
Amy,
CAC member and East Dublin resident since 2020.
Overall, the proposal has evolved in a positive direction and makes several compromises to try to address many of the
community interests for this property.
1. Above Land Use Parameters
‐ Retail shopping should be the top priority amenity for this area and what the original land use parameters had
planned more for. Entertainment District and Finnian Shops can help provide the retail comparable to districts such as
the Lot (San Ramon) and Danville (Hartz). Hoping this can be destination retail, entertainment, and restaurants for the
East Dublin neighborhoods, Dublin overall, and Tri‐Valley.
‐ Would prefer less housing, but understand current market conditions for different land uses. A mix of housing
would be consistent with surrounding neighborhoods.
‐ Hoping there will be planning for adequate street widths, traffic flow, parking, and ease of return traffic to Hwy 580
for normal and peak events. If the City needs improvements to Infrastructure, the City should factor cost of those needs
into the development.
Thoughts on a couple of hotter topics from prior meetings:
2. School impact
‐ Quality schools are important. Providing an enrollment impact to neighborhood schools, especially K‐8. Hoping
new Emerald High already sized to meet growing community.
‐ Housing for this development won't be built for another 4‐7 years, so impact to future enrollment and DUSD plans
to mitigate and fund will need to be factored. Factoring in other approved housing development (e.g. East Ranch, etc)
would be useful if impacting the same schools.
‐ Some neighbors concerned about impact of development to schools because of their current experience of
overcrowding. Think there needs to be a relative impact of this development based on stats rather than potential
fears. Schools should have adequate facilities, teachers, and funding. Think a separation of the impact from this project
from existing DUSD issues would be good.
3. Affordable Housing
‐ A complex topic with different meanings to different people, especially the term "affordable" and ways to make it
affordable. I think most people don't fully understand what affordable housing means, how it is delivered,
income limits, deed restrictions, and how Dublin has dealt with the issue in the past and future. Public education of
what this topic means, and how Dublin is thinking about the issue would be helpful.
‐ I am supportive of having some affordable housing related to this development. If concerns of overcrowded
schools, then senior affordable housing could be preferred over family affordable housing.
‐ One of the ways housing can be made more affordable is through cost of building: land and building materials cost,
higher density, or repurposing of land and buildings. Think more expansive affordable housing would be better placed in
areas with more favorable economics, and closer to public transportation and services.
145
2
4. Other thoughts:
‐ Adequate shading for restaurants, retail, and open space. Gets hot in summer. There are one or two heritage trees
on the property that need consideration on what to do with them too.
‐ Adequate garbage cans, street sweeping, and managed maintenance/clean‐up of the area to keep the areas clean.
‐ Developer should phase‐in development of amenities and retail along with housing. Would not want to end up with
just more housing and no retail, and then get a later request for even more units of housing.
Let me know if any questions or clarifications are desired.
David
On Tue, Jan 25, 2022 at 9:04 AM Amy Million <Amy.Million@dublin.ca.gov> wrote:
Good morning CAC,
To add on to Ryan’s email below, if you are unable to attend, but would still like to provide comments you are
welcome to submit written comments to me. I will gather any comments provided today by about 4pm and add them
to with the Planning Commission packet.
Also, just a heads up that the City Council meeting is scheduled for February 15th. You are welcome to attend that
meeting and also provide written comments. If you have any questions, please reach out.
Regards,
Amy
Amy E. Million
Principal Planner
City of Dublin
100 Civic Plaza, Dublin, CA 94568
(925) 833-6610 | (925) 833-6628 FAX
amy.million@dublin.ca.gov | www.dublin.ca.gov
Mission Statement: The City of Dublin promotes and supports a high quality of life, ensures a safe and secure
environment, fosters new opportunities, provides equity across all programs, and champion a culture of diversity and
inclusion.
146
1
Amy Million
From:Brandon Evans <brandon.m.evans@comcast.net>
Sent:Tuesday, January 25, 2022 6:51 PM
To:Amy Million
Subject:Resolution Number 22
Ms. Milton,
I hope this reaches you in good health. My name is Brandon Evans and I have most recently been a member of the
planning commission regarding the property boardering Tassajara, Dublin Blvd 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 planning commission.
Sincerely,
Brandon Evans
Sent from my iPhone
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
147
1
Amy Million
From:Tim Sbranti <tsbranti@gmail.com>
Sent:Tuesday, January 25, 2022 4:28 PM
To:Amy Million
Cc:Jeff Baker; Linda Smith; Ryan Call
Subject:Planning Commission Agenda Item 7.1 on Tonight's Agenda
Hi Amy‐
Please pass along my email to the Planning Commission for their consideration this evening. Thank you.
Tim
Dear Honorable Planning Commissioners‐
I rarely reach out or get involved in City‐related issues anymore. However, 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 Preferred Plan before you this evening.
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
148
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
149
1
Amy Million
From:Avni Kansara <akansara@haas.berkeley.edu>
Sent:Tuesday, January 25, 2022 4:15 PM
To:Amy Million
Cc:Ryan Call
Subject:Re: Planning Commission Meeting Tonight at 7pm via ZOOM
Hello Amy,
Thanks for the opportunity to send written comments on this project! Depending on how things go at work, I
may not be able to join tonight, but I'll try. In the meantime, here are some comments.
* I appreciate the residential housing limit to be at 550 units. 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, given my desire
for the amenities, I think this is an acceptable amount.
* 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.
I'm not sure if these were the comments you were looking for but if you'd like anything more specific, please
let me know. 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!
150