Promenade 2.0 Approved
The Dublin Planning Commission voted unanimously to approve plans for the Promenade this past Tuesday night. The revised plans will reduce the height of the Mercantile building to two floors, eliminate the need for “shared parking”, and ensure that parking at Phase I of the Promenade will remain free to visitors indefinitely.
Toll Brothers’ executed a legal maneuver to introduce a letter of demands literally minutes before the start of the public hearing to seemingly minimize the amount of time available for the Planning Commission and Staff to evaluate each point. Toll Brothers’ primary demand was to eliminate the parking garage and reduce the parking at the Promenade by 30% or 152 spaces. This was an improbable request that would have required Charter Properties to convert the Promenade to an office park or to shift the excess parking burden to the streets of the nearby Villas, Cottages, Courtyards, and Terraces.
What Happens Next?
- Toll Brothers will likely appeal the Planning Commission’s decision to the Dublin City Council. The Council is expected to reaffirm approval for the Promenade.
- Toll Brothers may then file a lawsuit against the City of Dublin and/or Charter Properties claiming that additional environmental studies need to be conducted and that construction of the proposed Promenade project would hurt their ability to sell homes at the Terraces.
- In the event that Toll Brothers does not file a lawsuit, then construction at the Promenade could start as early as 2010 with ClubSport opening in 2011. However, if Toll Brothers does file a lawsuit, then it will be quite some time before the Promenade is ever built.
The public indicated their strong support for the Promenade this past Tuesday night. Toll Brothers’ own sales teams have used the vision of the Promenade in their sales pitches to prospective home buyers. ClubSport is ready to build right now. These facts leave Dublin residents wondering – Why is Toll Brothers holding development at the Promenade hostage?
9:48 AM on July 16th, 2009
This is an unrelated comment. I find WordPress tougher to use. It is very tough to find comment postings sometimes cause they don’t always appear on the bottom. The last two comment on the Charter School, I can’t find it anywhere.
9:59 AM on July 16th, 2009
Hi Anonymous,
I am discovering the same challenge myself with respect to the hyperlink not going directly to the comments from the “Recent Comments” widget. I am considering displaying the most recent comment first as a possible solution; however, sorting the comments that way will not help your locating comments that are made in response to another comment. Please allow me to reassure you that I am actively looking into a solution or workaround. Thank you for your patience.
1:26 PM on July 16th, 2009
Hi Anonymous,
I was able to pinpoint the root cause of the hyperlink issue you reported. Essentially, the comment navigation plugin I installed for the comment section does not play well with those hyperlinks displayed in the Recent Comments widget. For now, what I have done is to revert back to the default pagination provided by WordPress, so the hyperlinking may work as intended. I’ve also reordered the comments for now, so the more recent comments are displayed before the older ones. For this ordering to stick, I will need more feedback from John and the readers.
I would just like to add that the trouble you experienced is purely an operator error and has nothing to do with WordPress as a platform per se. It is a robust open-source content management system designed for ease of use by people of varying technical background. I cannot recommend it highly enough.
I will be monitoring the hyperlink behavior on my end, as comments come in. If you continue to experience problems with our site, please don’t hesitate to let us know. Thank you.
2:22 PM on April 20th, 2010
Why don’t you put some dates on the articles. Some, if not all of the information is ove 6 months old.
If you’re going to use the technology, keep it up to date.
4:29 PM on April 20th, 2010
Hi Anonymous – the date is listed at the bottom of the article above the Related Articles sub-header.
Thx, John
6:22 PM on April 20th, 2010
Is it better to put the date at the beginning of the article, say, after title? It is pretty hard to find the published date at the bottom, especially if you do not finish the whole article.
11:46 AM on July 16th, 2009
Hope Toll will not file a lawsuit against the revised plan, since they have already done enough damages to the community, including sub-standard building quality of the Villas and Cottages, misrepresentation in selling their properties. They should give a break to the adjacent community nearby the shopping center and all our Dubliners. We definitely need to improve the value of our community. Please do not sacrifice the benefit of the city only because the parking structure may affect the 20 to 30 units of the unsold Terrace Building.
9:14 AM on July 30th, 2009
While I agree that Toll has misrepresented things and their building is sub par at best, I am a resident of the Terraces and I fear our HOA will be greatly impacted if those units do not sell, or worse, sell significantly below market value. I can understand a parking structure would make it more difficult to sell those units.
I am anxious to have the Promenade built but I would also like to see it done where everyone wins, including the residents of the Terraces.
Who else is committed besides Club Sport? We have a whole shopping center at Lowe’s that is basically empty and I would hate to see this happen here too.
3:49 PM on July 17th, 2009
YES!!!! Thank goodness we are approved, again!
7:53 PM on July 18th, 2009
Does this mean that Toll is accepting the 4 story garage? Isn’t that whay is right next tot he terrraces? I assume it would be foolish to go back to the City without the OK of Toll. Right?
10:45 PM on July 18th, 2009
Hi Jordan – Toll has stated that they are not okay with the parking garage. They will most likely appeal the Planning Commission’s approval to the City Council. Once/if the City Council approves the project, then Toll will probably sue Dublin and/or Charter Properties.
The only way that this project would have to go back to the City Council is if Toll Brothers files an appeal in the next week.
Thx, John Z.
6:32 PM on July 19th, 2009
Then it seems to me that Toll will sue, and we are right where we started. What was the point of removeing 2 stories from one building if Toll was still going to sue without changing the garage. Is the other suit still going forward, or did Toll pull that?
7:56 PM on July 19th, 2009
I don’t get this, how can Toll sue the city if they use the Promenade as its selling point for the Dublin Ranch Villages community? This makes no sense because that’s why I bought my condo in this area. And how many parking spaces will the parking garage have if 2 floors are removed?
4:38 AM on July 20th, 2009
Hi Anonymous – the proposed parking structure has 428 spaces. So removing two levels would reduce the parking structure to 214 spaces, plus the 58 surface level spots, and 16 curbside spots along Finnian and Grafton.
Thx, John Z.
4:35 AM on July 20th, 2009
Hi Jordan – Toll pulled the other suit because the City rescinded all the prior approvals…so Toll didn’t have grounds to sue. The City had to start the approval process over again because they didn’t properly send out notices for the previous public hearings to the homeowners living near the Promenade.
Thx, John Z.
2:01 PM on July 20th, 2009
These comments are enormous in these green boxes! I think it was easier to read on Blogger. But, anyway, about the Promenade… why can’t the plan go back to having two underground levels of parking with two above-ground levels of parking? That way there is ample parking, and Toll is appeased. Does anyone know why that plan did not stick?
2:29 PM on July 20th, 2009
Hi Anonymous – we’re working on tweaking the comment box and comment font sizes. The new WordPress platform provides us with an enormous amount of flexibility and potential…please stay tuned for new features and functionality.
With respect to the Promenade, it would cost about an extra $2M per level to underground the parking. This would make it more difficult for the Promenade project to pencil out.
Thx, John Z.
4:58 PM on July 21st, 2009
If Toll is still protesting a two-story parking structure, its pretty obvious that their spat with Charter is the real root of this problem. They have decided that it’s OK to hurt Dublin as long as they “win” the Charter deposit back, despite having no real legal grounds for deserving that deposit. We need to coordinate picketing at all Toll sales offices in Dublin Ranch. If we don’t have enough people to staff all offices, priority will be given to whatever development has the most to lose (Terraces). Picketers need to have literature on hand describing our specific complaints, primarily that Toll is using its own homeowners as pawns in its own lawsuit. I don’t think we will get much leverage out of the “Toll Promised us….” complaint. If it wasn’t in the contract, then they didn’t promise us anything. The real complaint is that they are doing something that they KNOW is hurting/against the community and they could care less. If anyone has any experience organizing pickets, please step forward! We can no longer try to convince Dublin that we are right, we need to convince Toll that they will lose much more money if they continue to screw us.
9:30 AM on July 22nd, 2009
Why can’t they just add more levels to the parking structure later on after all the Toll Brother condos are sold. Just have any many parking spaces as Toll Brother would allow to get construction started.
4:25 PM on July 24th, 2009
I am just wondering if Toll Brothers has filed a new appeal for the new plan. It is Friday already and one week has passed. Does anybody have an update on this? Thanks.
6:32 AM on July 25th, 2009
Hi Anonymous – yesterday was the deadline for Toll Brothers to file their appeal on the Planning Commission’s decision. As of Tuesday, Toll Brothers had not submitted their appeal. However, they most likely waited until the last possible minute to file their appeal.
We’ll check with the City to confirm that Toll Brothers appealed and then summarize the claims made in their appeal.
Thx, John Z.
8:01 AM on July 25th, 2009
Hi Anonymous – I just received confirmation that Toll Brothers did indeed file their appeal to the City Council on late Friday afternoon.
More details to come…
Thx, John Z.
8:42 AM on July 25th, 2009
John, I was wondering if anyone from Toll was at the City meeting a couple of weeks ago where the public spoke about the recent reapproval? If they were, did they respond to the comments. Also, I was wondering if there was a link on the City website to the meeting that we could read or see the public coments.
8:55 AM on July 25th, 2009
Hi Jordan – Toll Brothers sent their legal team to the Planning Commission meeting to speak on their behalf. I believe that a few Toll regional executives were in the audience, but I can’t confirm for certain.
Toll’s legal team did not respond to the comments from residents. In contrast to what Toll Brothers has stated in the past, every single resident that spoke at the meeting was in favor of The Promenade’s current design. Not a single resident complained about the parking structure.
The first hearing was a Planning Commission meeting, so it was not televised. They will likely approve the minutes for the Promenade public hearing at their next meeting and then they can be posted online for the public to enjoy.
The next public hearing on the Promenade will be at the City Council appeal. Toll Brothers is expected to bring their ace legal team to this hearing since it’s the last stand before they drag Dublin back into court. This public hearing will be televised and available to view online.
Thx, John Z.
8:59 AM on July 30th, 2009
Of course. There is no one currently living in building 8 to complain!
11:15 PM on August 9th, 2009
hello;
I am considering the Terrace for purchase. The sales representative was proudly told me about the plan the promenade during the tour. However, after reading these threads, seems the promenade may have some negative impacts on the Terrace residents, especially the newer building next to it. Could anyone kindly explain what (parking garage?) makes which negative impact on the Terrace? thanks.
12:53 PM on July 27th, 2009
I heard that Clubsport was backing out of this deal because of the excessive City fees. True?
4:28 PM on July 27th, 2009
Hi Anonymous – I checked around and was not able to confirm this rumor. I believe that the fees being applied to the Club Sport project are consistent with the fees charged to other commercial projects.
Thx, John Z.
4:14 PM on July 27th, 2009
Does Toll even know they are screwing all present and future Dublin Ranch Villages residents with their appeal? John, I like your blog, but this continued battle w/ Toll and the Promenade is so disheartening. What’s going to happen next, ClubSport backing out as well?
4:22 PM on July 27th, 2009
Hi Anonymous – it is disheartening to see Toll Brothers continually working to stop construction of the Promenade. However, residents do have control over whether or not the Promenade is built. The City Council will be hearing Toll Brothers appeal on September 1st as part of public hearing. Please email the Mayor and City Council to let them know if you would like to see the Promenade built and why. Additionally, feel free to read your letter during the September 1st public hearing or cc: arounddublin@gmail.com and your letter will be read on your behalf.
Thx, John Z.
10:19 AM on July 29th, 2009
Just found this site today. Will be relocating to the Dublin area in September and had planned on seriously considering Dublin Ranch to purchase a condo. But now, not so much.
Could anyone give me insight on other condo or townhouse communities I should consider?
Thank you!
12:33 PM on July 29th, 2009
There are a number of high quality townhome communities in the area. Call me at 925-989-4994 and I’ll share some information.
12:43 AM on July 30th, 2009
John, Stop advertising your realty business on this site. This is slimy, even for you!
2:56 PM on July 29th, 2009
I moved to Dublin last year. Purchased a single family home in Tassajara Meadows. But I had been to lot of openhomes. The townhomes just behind the Safeway between Dublin Blvd and Central Pkwy are nice specially the end units(not the middle uints). The KBhomes townhouses on Hibernia between Dublin Blvd and Central Pkwy are also good but they are 3 floors. I really did not liked any townhomes or condos by Toll brothers in Dublin Ranch. There are few new condos/townhomes on Doughrthy rd close to 580 exit. Theya re nice but most of them are also 3 floors. If you continue on Doughrthy Rd towards San Roman you will see new condos.
11:12 AM on July 30th, 2009
Thank you for the tip.
Sorry, John, I already have a realtor…
10:56 PM on July 30th, 2009
Have your realtor check out the Kildara Townhome community in town. It has been a premium complex for many years. They even have parking and will be close to the new Transit village!
11:27 AM on August 2nd, 2009
Everyone that hates Toll Brothers please take the time to their ads online. It will cost Toll everytime you click it!
5:53 AM on August 14th, 2009
I keep hearing that there has been a wave of break-ins in the Dublin Hills area near Fallon Elementary School. People are saying that cars have been broken into while parked in driveways at their homes – stealing things like laptops, iPods, etc. And a few people have had things stolen from open garages. I even heard of a case where someone broke into a home through a sliding glass door in the backyard to take a purse off a dining room table. Are these just rumors, or has the crime in this area simply increased significantly in the past few months?
6:13 AM on August 14th, 2009
Hi Anonymous – CrimeReports.com shows that there have been 5 breaking & entering incidents reported in the past 30 days within the Dublin Ranch area.
Thx, John Z.
6:43 AM on August 14th, 2009
Hi Anonymous – I’ll follow up with the City to see what can be done to help stop this wave of burglary crimes.
Thx, John Z.
10:06 AM on August 14th, 2009
There is a pattern with the area behind Fallon Road (Toll Brothers, I think). Residents along E. Cog Hill and Bent Tree — ideally all of Dublin Ranch — should band together and form a neighborhood watch program.
Do you know if the times listed for the break-ins are accurate?
7:51 PM on August 14th, 2009
Hi Anonymous – I’m not certain as to the accuracy of the break in times.
However, we just published an article providing details about some of the burglaries, what Dublin Police are doing to eliminate the criminal activity, and how residents can help with the effort.
Thx, John Z.
6:12 PM on September 18th, 2009
It looks like there is a new restaurant going up next door to Buffalo Wild Wings. Does anybody know what it it is?
7:27 PM on September 20th, 2009
Hi Anonymous – we’ll check to see what we can find out. It could be that B-Dubs is using the vacant building for storage. However, let’s hope that there is more to it than that…
Thx, John Z.
9:41 PM on August 3rd, 2010
Well, a year has passed since this update. What is in the plans now? Thank you for any information!