Change to Medium Density Definition Scrapped
You may have noticed that in recent years, developers tend to pack homes in as densely as zoning requirements will allow. For example, if a parcel of land has medium density zoning (which allows a builder to construct 6.1-14 homes/acre of land), the developer will more than likely build at the very top of the range (14 homes/acre of land). A recent illustration of this has been with Sorrento East where the project originally called for about 10 units/acre (middle of range) and has now increased to about 12.6 units/acre.
On Tuesday night (10/7/08), after many months of discussions with the Dublin Planning Commission and representatives of the property owners, the Dublin City Council voted against splitting the definition of medium density into medium-low and medium-mid and requiring specific rear yard setbacks for the Croak and Jordan properties within Fallon Village. After a presentation by Kevin Fryer of Mission Valley Properties, the City Council felt that they would be placing too much of a restriction on property owners by establishing rear yard setback requirements and more stringent density ranges.
Rather than approve the definition change and rear yard setback requirement, the City Council asked City Staff to draft General Plan and Planned Development Amendments for the Croak and Jordan properties to require that:
- 50% of medium density homes have private/flat usable yards of 400 ft. with at least 18 ft. in any one direction.
- The other 50% have a usable private yard or common area (with the latter option being more likely).
10:25 PM on October 8th, 2008
I think there is a disconnect between our elected/appointed officials and our residents. If you listen to the candidates on the campaign trail, the consensus has been that Dublin needs to move toward lower density. What happened to a government for the people by the people?
Without a standardized definition based on numbers, the developers will continue to pack as many homes per acre as they possibly can. We will continue to see ‘innovative’ products like tandem garages and be doomed to repeat the parking nightmare that is Dublin Ranch Villages. The fact is people like parking on the streets, because often doing so is more convenient. Responsible city planning should start with that premise, and the only way we can make sure we have sufficient street parking in a given neighborhood is by reducing density. It does not take a genius to figure that one out…really.
Sure, we may get more impact fees upfront from packing homes in like sardines, but if the home do not appreciate in value because they are poorly planned by developers and approved by elected/appointed officials with no regard for the city they serve, Dublin will not be generating as much tax revenue as it can from East Dublin. To me, that is a real shame.
I actually do not blame the developers, because like the investment bankers on Wall Street, their primary goal is to maximize profit. It is the responsibility of our elected/appointed officials to regulate the private interest and safeguard the public interest. Thank you for the update, John. I wish you had better news for your readers. Maybe you should start posting the dates and times of these important meetings on the blog, so your readers may take a more active role in our city governance. All of us lead busy lives, and the city website is not the most user-friendly…perhaps on purpose…who knows. Anyway, your blog is the one resource I count on, and I think it’d be a real service to the community if you can use this blog to mobilize our neighbors. The insanity has to stop.
A Disappointed Dublin Voter
12:00 AM on October 9th, 2008
I second that opinion. Our City Officials are bending over for these developers, allowing them to dictate to us what is allowed instead of the City dictating to them. In Pleasanton, San Ramon, Danville, Alamo, Walnut Creek the City wields the power and respect. Either you build our way or you go somewhere else. Why is Dublin so desperate, this City is afraid to dictate what is built here. This is our house, not the developers!! Would you allow a stranger to come in your house and tell you to move your furnitures around to accommodate them? We will continue to be the armpit of the Tri-Valley.
The dumping ground for criminals, Santa Rita, Women Federal Prison, White Collar Prison, BMRs, Condo City. All this sacrifice and we can only afford 1 High School.
We need leaders that listens to the Citizens, we are tired of the continued proliferation of High Density housing in a suburban setting. This is not SF or Oaktown.
This is a sad day for Dublin!! Adios!!
Let organize and remove this current administration just like we are doing with the School board. We need representation for the Citizens, not the power wielding and big businesses that are bullying our weak government.
12:16 AM on October 9th, 2008
Yikes! here we go again, first Sorrento East, then Wallis Ranch and now Fallon Village. Soon the Dublin Land Co. parcels along Tassajara. Condos, Condos, Condos. There goes our home values and there goes the growing family, moving out of Dublin in droves as needs expand. Quality of life goes down the drain with so many people packed into such a small area without any viable public transportation. Why do we have to be the next Daily City?
I keep hearing that the focus is Commercial and Campus Office development, instead Condos keep going up, housing density keeps going up with no jobs nearby.
I really hope some of our elected officials read this blog. Give it a few days so it can fill up with disgust from the Citizens.
Listen to your voters please!!
12:18 AM on October 9th, 2008
I don’t care for Liz King for Mayor but I may need to mobilize to get her voted in. She is a bit on the no development side, too much for my taste but it is the less of two evils. The alternative is Condo time, Sardines that is our Citizens. We may have to go extreme to stop this madness in Eastern Dublin.
12:21 AM on October 9th, 2008
Time to get some anti growth proponents into the mix. It will mess up all development plans just like Livermore when they voted all their anti growth people in. Keep allowing these density to grow and you will see Citizen feds up with it go to the other side of pro growth. I hate to see this day but it will happen, we are at the boiling point for Citizens.
12:30 AM on October 9th, 2008
John, we’d like to know your take on the definition of medium density and what the outlook of more condos being packed in, instead of regular homes as many of us residents were aniticipating when we made the decision to move to the east side of Dublin? Thanks.
6:58 AM on October 9th, 2008
I agree with these posts.
Also, the single family homes these developers are building have the smallest yards, which is a turnoff for families who need that extra space to spread out.
How on earth can a family host a family BBQ on a 4,000 square foot lot. Everyone is crunched between the sliding door and fence.
The developers are greedy and squeeze in as many houses as they can without considering the needs of families. While a 3,000 square foot home is nice, the lot is TOO SMALL.
There should be a requirement in place that the minimum lot size should be 8,000.
10:12 AM on October 9th, 2008
Horrible move. I agree we need more executive homes with sizable lots. Not the cluster homes, zero lot or courtyards. These are just glorified townhomes. We already have an abundance of these in Dublin Ranch, Greenbriar, Roxbury, Sonata, Sorrento East and West, Silveira Ranch. Definitely no more Condos!! Parking? It is not just Condo projects, drive down Shadow Hill in Dublin Ranch, the Arbors are Single Family zero lot homes, the street is filled with cars since these homes are stacked on top of one another literally.
We attempted to sell our Arbors home last year to get a larger home with a large yard in Dublin Ranch which was lacking in supply or choices to start with. Time and time again potential buyers commented that they loved our home saying that it was beatiful, only concern is when they go into the back yard, neighbors are literally on top of us, no privacy. 15 or even 18 feet setback does this to you. Unless the homes are all one story.
Sorrento East should be medium low at best, Wallis should be all low density with no exception. I understand the need for a mix of housing choices. They should be designated to areas (High Density @ Transit Villages, Medium between Dublin BLVD and Central, Medium low between Central and Gleason, Low Density for any area north of Gleason. Instead City planners are forcing developers to include the whole gamut in each development regardless of where it is. Examples (Silveira Ranch, Wallis Ranch, Fallon Village, Sorrentos East and West).
Similiar sized homes in San Ramon (Gail Ranch and Windemere) have larger lots. Striking that some are built by the same builders that stacked up the homes in Dublin. Why does San Ramon have more pull then Dublin? We need to change this mentality and get on the same playing level as our big brothers and sister, otherwise we will always be the stepchild. Yeah homes in SR are price higher due to the yards, I don’t mind paying a bit more to get such. Also it help home value as the quality of life is better. In Dublin currently we don’t have much of a choice even if we wanted to pay more for a sizable yard.
10:20 AM on October 9th, 2008
I may rethink my support for Grafton Plaza if we keep increasing density and residential in areas North of Central Parkway. Sorrento East, Wallis Ranch and possibly the area along Tassajara all the way to I580.
It is not too late for our city leaders to change what happens at Sorrento East, Wallis Ranch, Mission Peak, Fallon Crossing and the Tassajara parcels.
If the concern is causing developers money since they have already spent time doing the conceptual designs, give them some breaks in City fees to change their plans. It is an investment in the vitality and quality of life for Eastern Dublin Residents.
These project are all years out due to the current economy, so they won’t lose any time revising the design to lower density.
Hats off to Braddock and Logan for not putting HD or pushing for them for the first phase of Fallon Village.
10:27 AM on October 9th, 2008
Does anyone have an update on the Schaefer Ranch Density change? I believe from 12 estate lots and a commercial area to 140 plus SFR stacked or clustered homes. An example of Dublin going in the wrong direction. The request should be going from 12 estate lots to 24 or 36 estate lots.
There is not a place in Dublin for CEOs, Executives of these Companies that we want to attract to Dublin to build a custom home or to purchase a large estate home for themselves.
If we were to attract all these large Companies, it is sad that their executives will not live here in Dublin, instead in Pleasanton’s Ruby Hills, San Ramon or Danville or Sunol, Castlewood. These are wealthy, powerful individuals that will contribute to the City schools, parks, cultural programs. Instead it will go to their hometowns instead.
Look at the Arlen Ness owners, they all live in Alamo. I know John Chen of Sybase does not live in Dublin either.
12:38 PM on October 9th, 2008
I like what I saw from the Positano grand opening, but fellow readers should know that Braddock and Logan is one of the developers who OPPOSED the more refined definition.
2:31 PM on October 9th, 2008
While the homes at Positano are nice, the lots are TOO SMALL. Once again, we have the same problem.
Something should be done to address this issue of lot size. What on earth can people really do with a 5,000 square foot lot? And when the lots are supposedly 9,000 sq. feet, the whole yard is practically sloped, which is a joke. So then it’s a trick and the builder should just be truthful and say that the useable portion of the lot is less than half that size.
10:17 PM on October 9th, 2008
Thanks for pointing out the facts on Braddock and Logan. I do agree that although they are single family residences, the lot are quite small in proportion to the home square footage. Compare similiar sized home to the ones being built in Pleasanton or San Ramon, these homes are inferior in lot size.
We can’t blame the developers though, they are responsible for the best returns they could get for their shareholders, owners. Our City Leaders should take this hint and do what is best for their voter, residents. That is to increase the quality of life here in Dublin, not decrease it by being greedy and packing so many people into a small area.
Maybe put BMR and High Density up for a vote in 2009. Let the Citizens decide the City’s destiny when it comes to housing, what type residents want and how intense.
Anyone know how we can get a proposition onto a ballot? Maybe a grassroot effort could mobilize the entire City to save itself since City Officials aren’t.
11:27 PM on October 9th, 2008
Not a surprise, this Administration and the current appointed planning commission have done this over and over. Bowing to the developers. Our Specific/General plan regarding Density is too vague, allowing developer after developer to pack as many homes as they can. It is too bad, 10-15 years from now we can look back to these past fews years as to what did in Dublin.
A model for other cities not to follow.
9:08 AM on October 10th, 2008
Very unfortunate, it was a step in the right direction. Now we are back to square one, Dublin Ranch Villages will repeat in areas in shouldn’t, away from major transit villages. When I first heard of this change in designation, I thought wow our leader really do listen to voters, now with this news I find it typical of politicians. Citizens don’t have any lobbyist, but big businesses do. Guess who won and who lost.
3:03 PM on October 10th, 2008
Shocking and unfortunate.
I am surpised, I thought that the city council might do this especially with elections coming, but once again they have failed to listen to their constituents and community at large.
10:37 PM on October 10th, 2008
At least our School board and City Council are now on the same page. Their own page, not that of the people they are suppose to represent. I’d like to see who voted for and who voted against.
10:43 PM on October 10th, 2008
Hi Anonymous – each member of the City Council voted to scrap the medium density definition change.
Thx, John Z.
9:27 AM on October 11th, 2008
I just don’t understand why Dublin continues to feel it needs to be the sacrificial lamb of the Tri-Vally. I hear that the goal of our City was to bring in Residents with Residential construction to attract retailers. With the burst of Residential contruction in Gail Ranch, Windemere, Danville, Livermore, Pleasanton and Eastern Dublin, there was already plenty of reason why a retailer would want to locate here. We had highway frontage with a growing affluent population throughout the Tri-Valley. Why then do our leaders feel we need to be the sacrificial lamb to build and stack condos/apartments on top of condo/apartments to attract these retailers? If they didn’t come because we built SFR instead of High Density Condos in Eastern Dublin then it is too bad for them.
Retailers locate here because of the entire Tri-Valley, not because of Dublin building condo country.
I would understand this concept if we were Mountain House or Tracy, in the middle of nowhere. Dublin instead is surrounded by developed and growing cities which would be more than enough to bring in retailers. Pleasanton was able to land Stoneridge Mall in 1980s with an area population of only 140,000. The population in the Tri Valley now way exceeds that number even if Dublin had not built all the condos and apartments.
We do not need to built thousands more condos to attract Sports Authority or Bing Cosby. We need an image makeover to put us on par with our neighbors. From 2000-2002 we made strides in leveling the playing field. But from 2002 onto the present we’ve made our self the dumping ground for the Tri Valley again. Condoland, low paying retail jobs and not to mention BMRs.
Pleasanton, Livermore and San Ramon are continuing to attract high paying jobs, high end retail investments, beautiful homes with sizable lots, a first class school district, sparkling performing Art Centers. We only could envy!
Dublin continues to build low end retail and housing/condos/cluster homes to service these lower paying jobs.
Perfect example is Dublin Corporate Center, the Class A complext is 2/3 vacant while we continue to here (even in this hard economic times) of companies expanding and relocating to our neighbors.
Dublin’s problem is image, not because we haven’t built enough condos and BMRs.
9:41 AM on October 11th, 2008
Is it too late for some of us to toss in our hats for the Mayoral and City Council election? We need people for the people. The platform would be, no more High Density housing outside of TODs or downtown, Repeal BMR, an Eastern Dublin High School (will need to have ally candidates here too for the board), redevelop Downtown, active recruitment of Class A office users. Action, not just talk as this what we have with the current elected officials.
9:59 AM on October 11th, 2008
I think as residents, we should band together and voice our opinion. We need to write letters and do whatever it takes to let the city know where we stand on this issue.
I agree that our city can do better. Our location is better than Livermore, Pleasanton, San Ramon, and Danville because we are in the middle of everything distance wise.
We don’t need anymore condos or courtyard homes. We need nice homes on large lots that will attract the same families that are moving to San Ramon and Danville.
We should be careful which businesses we allow to set up shop here. And we need to listen to what our residents want and think longterm. What vision do we have for this town? Do we want a town that will just allow the developers to build whatever they want? Or are we going to call the shots and dictate to them what WE WANT? They need to know who is in charge. They need to know that we aren’t going to accept what they’re proposing (houses crunched on tiny lots with no breathing space). And they need to know that if they don’t like what WE WANT then they can go somewhere else.
We need to demand more because we deserve better.
10:58 AM on October 11th, 2008
Just got my absentee ballot. I will only be voting for one person this year for city council. I have always liked Councilwoman Hildenbrand for her instrumental role in our Emerald Glen Park, but the Kasie that voted against lower density housing Tuesday night is NOT the Kasie I knew. This Kasie would have voted against the Emerald Glen Park in a heartbeat; this Kasie would have voted for the 21-story Grafton Towers without blinking; and this Kasie will continue to put the developers before her constituents. I cannot believe a candidate would go back on her campaign promise for more low density housing BEFORE the polls are close. She has lost my trust and my vote. If we are to clean house with our School Board election this year, we should make sure we do the same with our City Council election as well. Even if she wins, if her margin of victory is less than expectation, the voices of angry Dublin residents will have been heard. Dublin residents for low density housing UNITE!
4:45 PM on October 11th, 2008
John, the citizens of east Dublin obviously have many concerns of sustainable growth and leadership of this city. You have my vote, but please don’t wait till after Nov 4 to voice your direction of Dublin’s parks and schools, as well as residential and commercial plans.
4:48 PM on October 11th, 2008
I must have seen at least 5 different condo owners move out of their Dublin Ranch Villages home in the past 2 weeks. A couple of them said they are moving out because they’re really diasppointed that the city is building more condos than single family home. I am feeling cheated as well. When will our voices be heard?
10:02 PM on October 11th, 2008
Hi Anonymous – thank you for asking about my vision for commercial/residential development, parks, and schools in Dublin. As you can probably tell, I’m excited about Dublin’s prospects. While the national and East Bay economies have hit a rough patch, our future in Dublin is incredibly bright and we’ll come out of this latest economic challenge stronger than before.
Please feel free to check out my election website for details about my candidacy and vision for Dublin (Google “John Zukoski”).
Thx, John Z.
11:59 PM on October 11th, 2008
As angry as hell to hear about this. Look at what is going to happen at Sorrento East. Then Wallis Ranch, then the Dublin Land Co. parcel. Santana Row? It will be apartment/condo row. Our leaders love them, not sure who they are representing anymore.
12:10 AM on October 12th, 2008
Kasie and Tim both had my family’s vote. HAD is the correct word.
No point writing to them. They have their own agenda whatever that may be. It is not that of representing their constituents.
Just get them out. Liz King may be the lesser of two evils. At least no development for the next 8 years won’t hurt Dublin as much as building out our remaining land with condos and apartments. We can’t reverse that.
2:40 PM on October 14th, 2008
The city could save face and cut back or eliminate High Density and Medium Density at Wallis Ranch. In exchange for adding yet more High Density at Grafton Plaza which is a very important project that could jump start the long awaited commercial/campus office part of Dublin Ranch. Charter Properties and the Lin Family could regain some lost kudos for taking such an unprecedented initative as far as Dublin is concerned. We’ve always seen increased density but never a request to reduce. It would be enlightning to see a developer and the city go in the opposite direction.
12:03 AM on October 19th, 2008
It is gratifying to read all the comments against high density development in our city. I have been in front of the city council since early 2007 against all this development. I predicted that Elan would potentially lower their price and affect home prices drastically. I started speaking against development since late 2006 because of the potential water shortage in the Delta pumps. Most of you are probably against more high density development for the fear of overpopulating our city and the external reputation of our city as a Condo capital of the Tri Valley. My fear was that continued tightening of water flows from the Delta would bring water rationing and more severe measures. I was born and raised in the Philippines. As a teenager, we have the worst water shortage in our country. I had to push a wooden cart with 3 oil barrel type drums. I would stand in the line for 5 hours at night as long as a mile to fill up my 3 drums of water from a water well. 3 drums of water is needed for a family of 8 per day usage. That is how paranoid I was during the late 2006. Except speaking to the council was like speaking to the great wall of China. They are finally admitting that we have a water problem in our midst. Home prices will not stabilize as long as the resale market has competition from new home developers. New home developers can lower their price not current home resellers. Whatever the low price of a new home will be the home price of a resale home or even a little bit lower. New home developers are the root of this housing mess we are in. They mass produced homes during the Disneyland days of 04-05. When Mr. Greenspan increased the interest rates, Mr Countrywide and Mr Wamu tried to boost their lending by offering exotic home loans. Zero down, stated income and pick your payment plan. All loan program geared towards a rising home price that could be later refinanced with a conventional loan. Guess what? In the meantime, Mr. Home Developer have abundant home inventory and panicky about moving them all. They did not lower their price but instead offered tremendous incentives. They cannot lower their price as they are mandated to keep the last home sold price steady or higher. New homes and resale market started competing for Mr. Buyer. That was when prices start to skid. Mr. Greenspan scared of and overheating economy pushed the interest rates up again early 07. Resulting in less buyers being able to buy homes. Less demand and more supply resulted in more home price dip. Bingo….. Sub prime mess we are in now. Dublin did not feel this type of effect severely. Compared to Sacramento, San Joaquin and Solano counties. What are the problems facing Dublin? New home developers on single unit housing (low density) will not affect inventory. They release homes as they have a ready buyer and they keep home prices close to the resale market. Multi unit housing like Elan, Tralee and Sorrento will affect our home prices if they go on auction or lower their prices below market price of resale homes. As a realtor for last 7 years I know this is our problem. I am attending Dublin Leadership Academy to understand our city council decisions from the past. Have I changed my opposition to multi unit housing and Dublin overall growth. In a way, I do now. I believe in sustainable growth like John Zukowsky. I believe in job growth in our city but to have that we need to have affordable housing to employees. I believe in keeping our home prices steady or ever increasing as some of us depend on our home equities for our retirement days or for our kids college education. How do we do that? As a realtor, we lag behind as demand for housing compared to San Ramon. I have worked with probable renters and buyers in the past. I show them a Dublin home but they end up in San Ramon or Pleasanton. Main reason is schools. Dublin schools have lower API ratings than those cities. Lesser demand for our homes equates to lower prices. All of us are afraid to lose our home equities. Multi unit housing inventory will be a big factor. We need to attack this problem on both fronts of supply and demand. From the supply side as Reaganomics we need to control multi unit housing supply. On the demand side is our schools. We need to focus in funding our schools more. We cannot wait for Sacramento legislators to do that for us. I am endorsing Grafton Plaza approval as long as we start taxing Mello Roos to new home development now. Specifically to fund our schools and nothing else. Measure L is not the answer. I see it as an open checkbook to the school district. I want more pay increases to our over achieving teachers. We need to increase the number of teachers so that we get good teacher/student ratio. We need after school tutoring for students that needs it. We need to give incentive bonuses to our overachieving teachers. We need better school meal programs for our learning kids. We don’t need an open checkbook to the school district. Measure L needs to be more specific where the tax dollars are going. That is why I am voting against it. I met John Zukowsky today at the Grafton Plaza Barbecue. He has my vote as we both agree on a lot of issues and I hope you do to. I am endorsing the plans for Grafton Plaza to reward them of their effort in providing a solution to our water problem. Maybe a drop in the empty bucket, but James Tong gave me a recognition to what I have been fighting for long ago. They are also 5 years away to be a factor in the multi unit housing inventory mess. By then home prices should start to creep up. What we can all do to help is improving our schools. Volunteer to help our schools. Like San Ramon residents. Do fund raising for our schools. Support me in endorsing to our council to start doing Mello Roos. Donate money to a fund to reward overachieving school teachers and many more initiatives we can do. Have your voice heard by the city council. I was the only person in their council chambers opposing developers then. Vote for Tim Sbranti as he has the same vision for sustainable growth in Dublin. I believe that he has had it with high density homes. Commercial development is not bad for our community. As long as they are not bringing in superstores. We need small business to mid sized business. Support commercial/residential developers geared towards stay at home concepts or zero commute. That is the future of job patterns. When gas prices are at its all time high. Send me your comments at rfirmeza@willowcreekdublin.com. WillowCreekDublin.com is my official community/neighborhood website. Currently my website is disabled as I am in the middle of changing my brokerage. It should be up by next month.
12:21 AM on October 19th, 2008
Swap the High and Medium Density Charter has planned for Wallis Ranch for the ones proposed for Grafton Plaza and they have my support.
4:35 AM on October 25th, 2008
what happened to all the other posts.. There were 75 last time on here..
5:29 AM on October 25th, 2008
Hi Anonymous,
The article with 75 comments the last time you checked was the one called “High-Density Housing in Dublin.” That article has the same graphics as this one. Thank you.
http://arounddublin.blogspot.com/2008/10/high-density-housing-in-dublin.html
Thank you.