Grafton Station, Promenade, and Target Store Updates
Grafton Station Update
As you may have noticed, construction of the four architecturally-distinguished large retail pads at Grafton Station is moving along rather quickly. However, what you may not know is that there are two more buildings planned for construction at Grafton Station, as well.
The first building will be 16,600 sq. ft. and will be facing the Lowe’s entrance (adjacent to the fourth large retail pad currently under construction). This building will include a 10,000 sq. ft. Japanese restaurant. This building will also be home to a new branch of the Pacific National Bank.
The second building will be 106,846 sq. ft. and on the corner of Dublin Blvd. and Brannigan Street (adjacent to the Lowe’s building, where the large dirt mound is currently located). This building is expected to house the following stores:
- Sports Authority
- Circuit City
- Total Wine & More (similar to Beverages & More)
These two new buildings are considered part of Grafton Station phase III and the plans will be presented to the Dublin Planning Commission on June 24th. This shopping development will be a fantastic addition to the services provided in East Dublin.
Promenade Update
Development of phase I of the Promenade is now expected to start in late 2009 and be completed by late 2010. The one year delay is most likely due to the City of Dublin’s requirement for the developer to revise the conceptual drawings and plan design to match the high expectations agreed to in the preliminary plan approval. Once constructed, phase I of the Promenade will include a 50,000 sq. ft. “lifestyle fitness resort”, 18,000 sq. ft. of retail space, and office space on the second level of the building.
Target Update
As mentioned in a previous Around Dublin entry, Target is expected to open a new store on the corner of Fallon Road and Dublin Blvd. This store will be approximately 140,000 sq. ft. (comparable to the Greatland Target in San Ramon) and could also be home to Target corporate offices. This would be a tremendous boon to Dublin in terms of sales tax revenue and jobs (retail and office). This would also be a convenience for the residents living in the soon-to-be built Fallon Village.
4:53 PM on June 11th, 2008
Great blog! As a Dublin resident I come here regularly to see what’s up and answer the question of “hey, what are they building/doing over there now?”
1:27 PM on July 12th, 2008
Hi John! First I have to say how happy I am that you’ve created this site and always keep it so updated with what’s going on. I check it regularly and thank you for all the work you put into it.
I live at the Terraces at Dublin Ranch, and have been wondering WHAT those 4 building pads are going to be… after I read this entry, it seems like we know what the Phase II buildings will be, but not yet the Phase I? Maybe I missed something in a previous entry, but I haven’t heard anything about it yet… do we know what the plan is?
Thanks again!
Samer Kawar, Dublin Resident
3:26 PM on July 12th, 2008
Hi Samer – interestingly, while I’ve been able to get the scoop on who’s going in to the soon-to-be-built buildings, I haven’t been able to confirm who will be moving into the 4 retail pads that are nearing completion. I’ll post an update as soon as I get the info.
Thx, John Z.
7:55 AM on July 13th, 2008
I noticed in the last few days it looks as though there is some grading going on where the promenade is going to be, along with clearing out of some of the terraces storage area. Are they going to be putting in streets and so forth, or just clearing the area toll brothers was using?
8:23 AM on July 13th, 2008
Hi Anonymous – the City of Dublin has indicated that the property owner asked Toll Brothers to relocate their trailers and to also clear out the area that they had previously been using.
With that said, it seem like there’s been more work done to smooth out the land and remove some of the larger rocks than would be required to simply “clear the area”. I have a call into the property owner’s broker to see if I can get more details.
Thx, John Z.
9:41 AM on August 13th, 2008
Hi John,
I heard from a very reliable source that the Japanese restaurant that was supposed to go into Grafton Station has pulled out. The reason cited was the higher than average sewer bills?! I can understand falling consumer confidence in today’s market, but sewer bills? Have you heard anything on that front? I am worried that if it’s really something like the sewer bills that is preventing small local business owners from setting up shop in Dublin, we will end up with a bunch of national chains with deep pockets. I do not want to see a McDonald’s at Grafton Station.
8:11 PM on August 13th, 2008
Hi Toshi – yes, one of the challenges that Dublin has (along with other nearby cities) is that the sewer hookup fees are outrageously high for new restaurants (in the hundreds of thousands of dollars). The problem stems back to a decision made back in the early days of the Tri-Valley to build a thin sewer pipe. The no-growth contingent in Livermore managed to persuade the “powers that be” to build a thin master sewer pipe in the hope of discouraging growth in the Tri-Valley.
This was an unfortunate decision given that the Tri-Valley’s phenomenal growth eventually required the installation of an additional master sewer pipe. Laying the 2nd pipe cost a fortune…and now all new businesses have to pay for the poor decisions of previous Tri-Valley leaders.
The high up-front sewer hookup fee is a tremendous hurdle that many restaurants have a difficult time overcoming. However, if we can increase the number of jobs in the Tri-Valley and continue attract new residents to our community, then new restaurants should see a boost in customers…which will help them to cover the high startup costs related to the sewer hookup.
Thx, John Z.
12:21 PM on August 22nd, 2008
Hello John, what is the total size of The Promenade? Their website calls for 230,000 sq. ft, but some articles show 110,000 sq. ft. hmmm.
12:37 PM on August 22nd, 2008
Hi Anonymous – The Promenade will be built in phases. The first phase will be 110,000 sq. ft. However, at build out, The Promenade is expected to be 230,000 sq. ft.
Thx, John Z.
2:15 PM on September 3rd, 2008
I live in the area and was wondering if there is any chance they will build a supermarket in the area? What with so many people densely living in the area, I would think another market, besides Safeway, would be very popular.
7:50 PM on September 3rd, 2008
Hi Anonymous – there’s a good chance that a supermarket or a specialty grocery store will be opened in our area. A Draeger’s would be great…I would even love to see Trader Joe’s relocate from Pleasanton over to Grafton Station.
Thx, John Z.
10:44 PM on September 4th, 2008
It’s a great that the promenade includes fitness resorts this will give a person the sensation of detachment, as part of having a relaxing and de-stressing session is the removal from the location that causes stress.
9:30 AM on September 5th, 2008
I dont know if anyone saw the update on graftonplaza.com. There is a really nice presentation, along with a feedback section where you can email them to let them know your feelings on the design. It looks as though this project is going forward. I can’t wait. John, have we heard anything on a timeline that the developer is shooting for. I know that the environmental review is underway.
9:47 AM on September 5th, 2008
Hi Anonymous – I agree that the new website is really sharp. I like the fact that the developer is laying out all the information and plans for the project and surrounding developments. It’s important to look at individual projects in context with the surrounding area (and future planned developments).
I believe that the developer would like to push for having Grafton Plaza approved by the end of this year. However, it will most likely not be presented to the City Council for Public Comment until early 2009 (at the earliest).
Thx, John Z.
7:50 PM on September 5th, 2008
I have received the very impressive information packet from Charter. The buildings depicted in the artist’s rendition look great, but these 150-foot towers would look even better as part of a transit-oriented development. The metropolitan air of the proposed Grafton Plaza buildings simply does not match the village atmosphere established by the condominiums and townhomes in Dublin Ranch Villages and Sorrento. John is right — we have to consider individual projects in the context of neighboring communities and future developments. Windstar will be adding almost 100 units to their high-density residential project in the West Dublin BART Station Village; Charter will also be putting almost 700 condominiums and townhomes right next to Silvera Ranch; and 3,000 detached homes are about to come online in Fallon Village. Is there currently overwhelming demand for condominiums and townhomes in Dublin for Charter to be pushing this hard for such a significant deviation from the East Dublin Specific Plan? Why are we wasting valuable city staff time on a product that no one wants, when their time can be better spent on projects that will bring higher paying jobs to Dublin? Wouldn’t the environmental impact review be more accurate after the Promenade and the Fallon Village are built out? As seductive as the Grafton Plaza propaganda is, I remain unconvinced.
8:27 AM on September 6th, 2008
Yes, but if we are also going to have a kaiser hospital being built in that same area, along with possibly a target does that fit the village atmosphere. I would much rather have a grafton plaza design instead of a campus building that looks like Sybase or Oracle. If grafton plaza is going to have a lot of office space, with a hospital next to it, why would someone not want to live right where they work. I do agree that there seems to be an over abudance of condos listed in the project. I think the phasing of these projects could be better. If the promenade was way ahead of this proposed project, along with grafton station then you could see how much more demand there was to live right in the immediate area and scale the housing in the grafton plaza proposal to the demand for condos.
3:34 PM on September 6th, 2008
With all due respect to the anonymous commenter from Charter, neither the Kaiser Hospital nor Target are done deals. Given the abrupt way Toll Brothers pulled out of the second phase Sorrento project, Dublin residents have learned that nothing is certain until Kaiser and Target brand their new buildings with their respective company logos. What is certain is that we will have 3000 detached homes, along with some high-density BMR apartments, in Fallon Village, almost 700 condominiums and townhomes right next to Silvera Ranch at Charter’s Wallis Ranch, and almost 100 units more residential units in the West Dublin BART Station Village than what was originally planned. Why should Dublin residents let Charter rush us into a hasty decision about Grafton Plaza now, when the true impact of all those residential projects remains to be seen? The City of Dublin stands to gain nothing by approving this significant zoning deviation from the East Dublin Specific Plan at this time. In fact, we will lose tremendous leverage in future negotiations, if we simply give Charter what they want. For example, Charter will have no incentive to replace the almost 700 condominiums and townhomes at Wallis Ranch with a lower density product line that is more appropriate for the neighborhood. Other developers will use the bad precedent set by this significant zoning deviation from a specific plan and propose projects even more outlandish than the 21-story towers on land to the East of Fallon Village.
The fact is Charter made a horrible public relations move by first proposing a 21-story monstrosity that they had no intention of building. This act of bad faith has tainted all the subsequent compromise proposals in my eyes as well as my Dublin Ranch Villages neighbors’, because their original proposal only served to perpetuate the notion that the City of Dublin will let the developers do anything they wish. Many of us bought in the Dublin Ranch Villages knowing that Grafton Plaza has been designated as campus office, so we are perfectly happy keeping the zoning as is. Instead of wasting City Staff time on another residential project, Dublin should focus on marketing our city to large employers with higher-paying jobs and making sure we have the necessary infrastructure, like a high school in East Dublin, to support current and future families.
4:35 PM on September 6th, 2008
You raised some good points, Toshi. I am a retiree living at the Groves, and I actually attended the meeting at Fallon Middle School back in May. Now that you mentioned it, I don’t understand why Charter is forcing the issue either. I am also wondering about the land to the East of the Groves. Where is the Dublin-Livermore border anyway? Who owns that land and, more importantly, what will they do with it?
The new Grafton Plaza plan looks really nice. I actually don’t mind if Charter put some residential units at the Plaza, especially if they can agree to reserve some units for retirees on fixed income like me. What I care about most though is that they make Grafton Plaza as accessible as possible to the seniors living at the Groves. Many of us don’t walk as fast as we used to and are afraid to cross Dublin Blvd., given how fast some of our neighbors drive. When I asked Charter if they will be building a pedestrian bridge to connect the Promenade and the Grafton Plaza at the community meeting, they said no. If Charter really wants to give this area an identity, they should think about building a beautiful pedestrian bridge.
6:42 AM on September 8th, 2008
In response to Toshi, I think that your opposition to Grafton Plaza is fine. I too was not that happy with the original height proposal. I believe that after all the public input there will be some compromise. However, if you think that the city of Dublin is not going to vote for this project, I think your out of your mind. I know there are people who have voiced opposition to this project, but I think that that most of it was to the height proposal. You also have to realize that there are not that many people like us that read these websites that care enough about there community to voice there opion one way or another about what will be built there. Also if you think that many people bought a house in Dublin Ranch knowing what all the land designation was, that may be a little naive. Most people don’t even know what will be built at the promenade, or east of sorrento, or east of grafton plaza.
10:46 PM on September 14th, 2008
Hey John, thanks for managing this site. It’s very informative. Do you happen to know what stores/restaurants are going into the new buildings by Lowe’s? It looks as though there coming close to completion. Any idea when they’re planning to open?
Thanks again!
10:59 PM on September 14th, 2008
Hi Anonymous – I’m thrilled to see how far the construction has come w/ Grafton Station. We should be getting some top-line stores at the Station soon.
As of right now, I only know of a few companies that have signed up to move into Phase III of Grafton Station (to-be-built) – Total Wine & More and Sports Authority. Hopefully, we’ll be able to attract more premier retail and restaurant options for Dublin’s residents.
Thx, John Z.
5:09 AM on October 8th, 2008
Hello All – a quick update, a sports bar is planning to open at Grafton Station. I believe that it will be 6,000 sq. ft. and located in one of the nearly completed buildings.
Thx, John Z.
9:24 AM on October 8th, 2008
Hi John.. is the city of Dublin looking at the price of sewer connections to restaurants.. It seems to me, pretty ridicolous to have such a high price to hook up sewer to any restaurants.. we wont get anyone to sign up.. they will all go to plesanton or livermore.. since we are so close.. the city needs to revamp this price they have or we will get only Mcdonlads and jack in the boxs type restaurants that can afford the sewer connection…. by the way the buildings at grafton plaza look very nice.. sports bar is perfect along with a coffee house.. hopefully… thanks again john and this is a great blog…
11:29 AM on October 8th, 2008
maybe a more reasonable sewer connection fee for new businesses in east dublin can be part of a comprehensive package to make our new retail locations more competitive in the tri-valley?
6:48 PM on October 8th, 2008
Hi Anonymous – the water and sewer connection fees do seem to be astronomically high. I believe that this has a great deal to do with the anti-growth push that Livermore made many years ago to restrict the width of the main pipes when they were being installed.
Zone 7 and the Dublin San Ramon Services District (DSRSD) actually set the water and sewer hookup fees. Here is the contact info for their respective Boards of Directors:
Zone 7 – http://www.zone7water.com/index.php?option=com_content&task=view&id=14&Itemid=167
DSRSD – http://www.dsrsd.com/aboutDSRSD/bod.html
Thx, John Z.
12:04 AM on October 9th, 2008
any updates John on who may have pulled out of Grafton Station or have placed their plans on hold due to Sewer fees or the state of the Economy? I hear Circuit City is struggling, any word on their plans?
12:10 AM on October 9th, 2008
John, regarding the sewer fees, does it only affect the City of Dublin or does it affect the entire Tri-Valley (Pleasanton, Livermore, San Ramon, Danville). I just want to see if we are even on the same playing field as they are when competing for new upscale restaurants or businesses.
6:39 PM on October 9th, 2008
Hi Anonymous – in addition to Circuit City, the Japanese restaurant and bank that had planned to move into Grafton Station (phase 3) have been put on hold. Circuit City and the bank were put on hold because of the economy and the Japanese restaurant pull out was due to the high sewer and water hookup fee.
With that said, a 6,000 sq. ft. sports bar is planned for Grafton Station and the property’s owner is working hard to sign up additional stores and restaurants. This will be a remarkable shopping center once completed and this will be a huge attraction for shoppers and business owners.
Thx, John Z.
6:40 PM on October 9th, 2008
Hi Anonymous – regarding the sewer fees, all cities in the Tri-Valley are charged incredibly high sewer hookup fees. I’ll check to see if I can get fee comparisons for each city/area.
Thx, John Z.
10:27 PM on October 9th, 2008
Thanks regarding the sewer fees. Is it possible for the city to ease some of the other fees that we can control to lessen the pain or cost a bit? I know the city relies on these development fees to pay for our parks, infrastructure and services. But cutting these fees upfront to attract top line business will payoff off in greater numbers for years to come.
10:40 PM on October 9th, 2008
Hi Anonymous – everything is possible. The city impact fees are controllable by the City of Dublin. On a related note, impact fees for opening stores and restaurants cost more in the East Dublin Specific Plan area because of the high cost of building out infrastructure.
Thx, John Z.
9:35 AM on October 11th, 2008
John,
Have you heard this rumor that Kaiser has no intention of ever building on that land in Eastern Dublin? They are known to purchase land to use as tax write-offs. No different with this purchase as what I’ve heard from different sources with city ties.
If this is true it is a big lost to the city as we’ll never realize any benefits from that highly visible piece of property. The Lin Family could very well may have screwed us up royally if this was true by selling to Kaiser without due diligence on their history.
Instead of a thriving office campus to spur development of the Promenade, it is an empty lot.
Even if Kaiser were to build, the city already was looking at no revenue, but at least there would be people and high paying Doctor jobs. Now it seems we won’t have that either.
9:53 PM on October 11th, 2008
Hi Jeff – as far as I know, this is a rumor. I received confirmations from the City of Dublin in Mar-08 and again in Aug-08 that Kaiser would be building their facility here in Dublin by 2015. Here are two related Around Dublin posts:
http://arounddublin.blogspot.com/2008/03/random-development-updates.html
http://arounddublin.blogspot.com/2008/03/kaiser-property-development-information.html
Additionally, I believe that Kaiser is a non-profit organization (http://en.wikipedia.org/wiki/Kaiser_Permanente). Based on this, I don’t know that they would have an incentive to purchase land for tax write-off purposes. However, I’m not a CPA, so I’m not familiar w/ the various tax laws related to non-profits and protecting tax-exempt status.
With all that said, this is a rumor that seems to have permeated throughout Dublin and we need to know if it’s true or not…I’ll see if I can get an update on the Kaiser project.
Thx, John Z.
12:07 AM on October 12th, 2008
Maybe not for a tax write-off as you indicated since they are a non-profit organization. How about a shelter for their profits. Spend it on land for future facilities that they never intend to build, part of the expense of doing business. This way the profits are spent and written as expense, thus no more profits. Retaining their non-profit status. Just a thought.
Whatever the reason, I sure hope that it is not true as it will deal a blow to any rapid development at the Promenade.
2:34 PM on October 14th, 2008
Any indication the development of Phase III of Grafton Station could be delayed since some retailers have either backed out or placed their plans on hold? Or could the developer split Phase III into two to include Phase IV when other retailers sign on. Do you have an ETA on when Charter may proceed with Phase III in any form? Also when they may make official announcements of which retailers have already signed on?
7:46 PM on October 14th, 2008
Hi Anonymous – I haven’t seen any indication of a delay in Phase III of Grafton Station. At this point, the project design is being worked through by the Planning Department and Planning Commission – so progress is being made.
It could be possible that the developer would split Phase III into two phases given that they will be building two structures.
I’m sure that Charter will issue a press release once a large retailer signs on (just as they did when Club Sport signed up for the Promenade). The property is being actively marketed by Colliers so it is just a matter of time until Grafton Station catches a big fish. Here’s the link to Colliers’ site:
http://www.colliersparrish.com/attachment.aspx?articleid=48895&isprivate=0
Thx, John Z.