Rose Pavilion Shopping Center in Pleasanton
Many folks living in Dublin frequent north Pleasanton shops and restaurants on a daily basis. Trader Joe’s, Wal*Mart, and the luxury car dealerships come to mind. Rose Pavilion is likely to become the next Pleasanton hotspot for Dubliners. After starting out as a bustling shopping center anchored by a movie theater, Rose Pavilion’s owners made the now-dubious decision of putting all of their eggs in the ‘housing market boom’ basket by signing long-term leases with furniture mega stores like Levitz and the KB Homes showroom. While vacancies have skyrocketed over the past year, Rose Pavilion is undergoing a second rebirth by signing deals with three major tenants:
- 99 Ranch – this Asian supermarket titan will be moving into the old Levitz building and will continue to maintain their Dublin storefront for the time being. A Pleasanton public hearing has been scheduled for July 22nd to review 99 Ranch’s plans at the Rose Pavilion.
- Express Fitness – a long-term tenant at Rose Pavilion, Express Fitness will be moving in to the old Consignments Plus building.
- Fresh & Easy – a purveyor of mostly healthful and prepared foods, Fresh & Easy will be moving into Express Fitness’ current location. One thing to note is that the building permit has not been requested by Fresh & Easy’s corporate planning team. They may be waiting for Express Fitness to complete their long-awaited move.
99 Ranch’s Pleasanton store opening could provide a look into the future of the northside section of the Rose Pavilion shopping center. A trend often observed in Southern California cities is for Asian plazas to blossom up around anchor Asian grocery stores. Cities like Cupertino and Milpitas provide good local examples of this pattern. Rose Pavilion already has a fairly high vacancy rate and will likely see more of their shops leave the plaza. This will provide opportunities for new businesses – such as restaurants and speciality shops – to move in that are complementary to 99 Ranch’s customers shopping needs.
12:31 AM on July 18th, 2009
Strange that there’s a 99 Ranch opening up only a few miles from the existing one in Dublin. But speaking for those that live in East Dublin, I’m happy to have one closer to our area!
8:07 AM on July 18th, 2009
Is it possible that Ranch 99 is going to close the store in Dublin? In that case, it is not good for Dublin because it will take away the sales tax from the city.
8:17 AM on July 18th, 2009
Hi Anonymous – the store manager at the Dublin 99 Ranch said that the corporate office will keep both stores open. The likely scenario is that the Dublin and Pleasanton stores will be in competition for a year or so and then the 99 Ranch corporate office will close the underperforming store.
If Dublin’s 99 Ranch did close, the sales tax impact wouldn’t be too significant since groceries are non-taxable. The silver lining would be that there would be a chance to completely renovate that entire shopping center to fit into the soon-to-be finalized Downtown Dublin Specific Plan.
Thx, John Z.
8:54 AM on July 18th, 2009
Thanks, John Z. I hope the sales tax impact is not large (although Ranch 99 sells prepared food and other non-Grocery stuff). To me, I do not think Tri-valley can support three Chinese super-market, two Ranch 99 plus Le Asia (in San Ramon). So eventually, one Ranch 99 will most likely be closed.
8:58 AM on July 18th, 2009
Hi Anonymous – that’s a good point about the prepared foods sold at 99 Ranch. That is a healthy piece of business.
Le Asia’s best asset is that it is close to residential San Ramon. The flip side is that they don’t seem to be very busy whenever I’ve gone in to look for items. Their produce seems to be less fresh than 99 Ranch, too. I agree that there may not be the demand to support 3 Asian supermarkets at this point…hopefully Le Asia will be the store to bow out.
Thx, John Z.
8:27 AM on July 18th, 2009
To add to what John had laid out, the party that would most likely be impacted negatively is Dublin’s Ulferts Center, since it does not have a supermarket anchor. As seen time and time again in Southern California (observational data collected from Arcadia, San Gabriel, Alhambra, and Monterey Park), Asian plazas with a supermarket anchor typically outperform those without.
8:49 AM on July 18th, 2009
True. But they could be complementary to each other, just like what Milpitas has.
12:55 AM on July 18th, 2009
The owner should consider replacing the old Rose Pavillion sign visible to 580 because its too grandma-ish. sorry. but i’m xcited about 99 ranch.
8:16 AM on July 18th, 2009
I’m excited at the possibility of a Fresh & Easy…it would be nice to have another grocery option!
8:19 AM on July 18th, 2009
Hi Leah – I’m pumped up about Fresh & Easy coming to the area, too. It would have been great if they chose Grafton Station for their new home. However, the Rose Pavilion is the next best option. I wonder what the impact will be on Trader Joe’s.
Thx, John Z.
2:28 PM on July 18th, 2009
One thing about Le Asia is that the prices are dirty cheap. It’s unbelievable. I wonder how the new Ranch 99 is going to impact Safeway on Tassajara. Safeway is expensive compared to Ranch 99. I get may 4 items for $30 at Safeway. At Ranch 99, I can get a shopping cart full.
10:55 PM on July 18th, 2009
Good move for Rose Pavillion! The property manager is doing the right thing for them and for the neighboring residents.
Look at the map, you’ll find that the area between Dublin Blvd and Stoneridge Dr is the commercial center for the tri-valley, or at least for Dublin and Pleasanton. Dublin has tons of class A new buildings, also a lot of coming renovations and new builds. I think the city really needs to work with commercial property owners and management to form a plan to attract desirable and suitable business tenants.
Sybase and Taleo are great examples of relocated businesses. Attracting businesses from SF, SV or other places might be our hope in this economy. We can try to attract more software and biotech companies, more medical, legal and financial professionals. With Dublin’s location and the quality of commercial and residential buildings, we are in a good position to attract prestige-concious and knowledge-intensive businesses. To do this, we may need to form alliance with Pleasanton, since Dublin/Pleasanton seems a single market for commercial property.
11:18 PM on July 18th, 2009
Dublin is sandwiched between Pleasanton and San Ramon, I hope our schools will be at least on the same level as Pleasanton and San Ramon. A Charter High School will be a shortcut to acheve this.
On commercial side, Dublin should collaborate with Pleasanton very closely to attract businesses jointly and with a coordinated planning to better serve the business needs.
Also it makes sense to form a tri-valley area economic collaboration with Pleasanton, San Ramon and Livermore. Pleasanton has Hacienda Business Park; San Ramon has Bishop Ranch Business Park; Dublin has Dublin Blvd strip; Livermore has vast open land for future manufacturing facility and more offices. In terms of high paying payrolls, maybe Hacienda Business Park and Bishop Ranch Business Park
contributes more. Dublin actually does not have a lot of land available, but with its close proximity to 580/680/BART and the fantastic Dublin Blvd, we should get more law firms, medical facilities, corporate headquaters for our brand new and gorgeous commercial buildings. I do not know what the commercial realtors are doing, but it really bothers me that many gorgeous properties are still vacant. Dublin and Pleasanton should really help to fill these buildings and use the property to its best economic value.
Only with a propering economic base, Dublin residents can enjoy an improving standard of living and an excellent school system.
10:37 PM on July 19th, 2009
With all the large vacant boxes available in Dublin and the City’s need for sales tax revenue, has anyone contacted Fry’s Electronics? This would be a great addition to the Tri Valley with all its tech oriented residents. The store in Fremont is always busy despite the current economy.
11:42 PM on July 19th, 2009
I’d like a Frys in Dublin too. I frequently visit and patron Frys in Sunnyvale or Fremont. It would be great if we have one here in Tri-valley. The only drawback is that it will take away sales revenue from Best Buy. But many people like me, do not shop in Best Buy anyway. Overall, it should still be a big plus for Dublin.
10:20 AM on July 20th, 2009
Fry’s did consider coming into Dublin where Tralee is currently. Unfortunately, most of the Council did not consider anything other than a residential project to be a good fit.
10:06 AM on July 20th, 2009
As a small high-tech firm, we find ourselves pondering heading to BestBuy (not the best selection for what we need), or making a trip out to Fremont and battling the traffic back (if you dare venture out that way after 2pm, you might have a problem getting back due to traffic)… Most times we buckle under and buy online which is not desirable either…
If Dublin was to get a Fry’s, I know many would come from Tracy/Livermore as well as Dublin/Pleasanton and even Concord/Walnut Creek. This would be huge for this area. It would need to be close to the freeway and hopefully visible from the freeway. What options are there for that?
10:56 AM on July 20th, 2009
One thing that comes to my mind is the empty old Toyota place:-)
8:33 PM on July 21st, 2009
Fry’s can use the vacant space from Circuit City, Mervyn’s, etc. It is close to 680/580 intersection and the new west Dublin BART station.
Or as someone suggested, the old Toyota place! The Toyota place can be a fantastic location for Fry’s.
8:37 PM on July 21st, 2009
Dublin should try to invite Fry’s over before Livermore does it.
This could present a really good opportunity for the old Toyota site owner; or can be a quick solution for vacant Circuit City or Mervyn’s buildings.
11:01 AM on July 22nd, 2009
Is it possible for Around Dublin Team to send a letter to Dublin Business Development Director to recommend this? It seems to be a good opportunity to get Frys here. Dublin can even offer some sales tax incentive just like what they did to one of the Fortune 500 companies (forgot about the name).
11:17 AM on July 22nd, 2009
Hi Victor,
We assure you the City of Dublin is doing the best it can to promote Dublin to businesses everywhere. Available properties are prominently displayed on the City website, attractive tax incentives have been put in place, and our new economic development director Linda Maurer has hit the ground running since day one.
We share your enthusiasm regarding Fry’s, but such letter would be far more compelling coming from individual readers. Ms. Maurer may be reached at (925) 833-6650 or at economic.development@ci.dublin.ca.us. Thank you.
11:29 AM on July 22nd, 2009
Thanks for your comments, Around Dublin Team. I will send a letter to Ms. Maurer.
1:48 PM on July 22nd, 2009
I am a bit concerned after having viewed the utube segment where Ms.Hildenbrand is concerned with comments that may be inappropriate posted on this blog.
She may be well educated in morality but could use some general courses in regards to our Bill of Rights to which so many of us have served our country to protect. I get tired of Politicians and those aspiring to higher positions of Government worrying about the populous that would voice opposition or negative comments regardless of how they are presented. Perhaps she should be censured.
11:09 PM on July 27th, 2009
The empty Expo is more suitable for Fry’s. Based on what I saw in Fremont and Concord, the vacant Good Guys and Circuit City buildings are too small. The other possibility is the former DHL but I have never been inside. It may need expensive upgrades but having it next to I580 and the new BART station does make it attractive
9:04 PM on September 6th, 2009
The current Ranch 99 in Dublin is likely to be closed because they had to renovate the entire downtown area to become an Asian Business District so Ranch 99 of Pleasanton would be a temporary store before the new Ranch 99 of Dublin will relocate near the future Fallon Gateway sometime in 2011. When the new Ranch 99 opens, there will also be Shun Fat Supermarket along Tassajara and Gleason, Second Little Taipei Plaza anchored by Lion Food Center and future Asian plaza anchored by upscaled Marina Foods at Stoneridge Drive and El Charro Road near the future Prime Outlets at Livermore in Pleasanton which is currently occupied by land to accelerated the Asian population in the inland communities to replace a bulk of the white population which is recently predominant 3 – 5 years ago.
9:19 AM on September 8th, 2009
Take back your racist garbage!!! There is no fact in your statements. You are really disgusting. You must hate the fact Obama is POTUS now.
11:29 AM on September 8th, 2009
I love how Obama followers cry racism whenever someone questions his policies or performance. As if race has anything to do with it. I’m not the one who made those silly comments about Ranch 99 moving to East Dublin, but I don’t like Obama and it has nothing to do with his race. I’d vote for Michael Steele in a heartbeat. It has nothing to do with race and has everything to do with policy and bad decision making.
Actually, I’m thrilled Obama is President, because his abysmal performance now increases the odds liberals get voted out in 2010 and 2012.
8:06 PM on September 8th, 2009
No matter how badly Obama did right now, he still got approval rating higher than 50%. Name one Republican politician who got approval rating higher than 50% nationwide.
5:40 AM on September 9th, 2009
Is that the BS poll from the Tooth Fairy? Actually, Rasmussen has Obama at around 45%, and Zogby has him closer to 42%. He has dropped faster than any President since Truman. 1 in 6 people who voted for him have now bailed on him. In particular, he is down with the elderly due to all the cuts he plans on making to Medicare. However, he’s also down significantly among independents, people under 30, and African Americans. Here are the facts:
http://www.dickmorris.com/blog/2009/09/03/poll-disaster-for-obama/
2:52 PM on September 8th, 2009
You say it like it’s a bad thing. I like Lion Supermarkets. They have a better deli than Ranch 99. Marina, I don’t care much for. Please keep us posted on when these stores will be opening.
1:02 PM on September 9th, 2009
The Around Dublin Team cannot find any corroborating documentation to support these claims made on 2009/09/06 at 9:04pm.
9:16 PM on September 6th, 2009
I don’t like the tone of this comment. Are you being sarcastic?
12:24 PM on September 7th, 2009
Not sarcastic – racist!
7:40 PM on September 8th, 2009
New Little Taipei Plaza will be occupied by an open land on Tassajara Road and future Dublin Expressway.
1:09 PM on September 9th, 2009
The Around Dublin Team cannot find any corroborating documentation to support these claims made on 2009/09/08 at 7:40pm.
8:49 PM on September 8th, 2009
The New Ranch 99 in Dublin will be located in the future Dublin Square right across Fallon Gateway. They will feature restaurants such as Mayflower and Asian Pearl of Dublin, an Asian bookstore, a barbershop, Sheng Kee Bakery, Kee Wah Bakery, and services. It will be located at Dublin Expressway and Fallon Road near Fallon Gateway.
8:55 PM on September 8th, 2009
Alas – proof that imbeciles with time on their hands also have a right to free speech!!! Whoever you are, clearly you are a genius.
1:08 PM on September 9th, 2009
The Around Dublin Team cannot find any corroborating documentation to support these claims made on 2009/09/08 at 8:49pm.
8:54 PM on September 8th, 2009
The new Little Taipei Plaza will be anchored by Lion Supermarket of Dublin. They will feature a video rental store, Sogo Bakery, Taiwanese restaurants and much more. It will be located on Tassajara Road near Safeway at the Shops at Waterford which is currently occupied by land. It will open sometime in Fall 2011.
1:07 PM on September 9th, 2009
The Around Dublin Team cannot find any corroborating documentation to support these claims made on 2009/09/08 at 8:54pm.
10:14 AM on September 9th, 2009
The current Ranch 99 in West Dublin will be closed when the store moves to a temp site in Pleasanton before moving to East Dublin in Dublin Square. The old store will be demolished and will be redevelop into Hong Kong Plaza anchored by Hong Kong Supermarket and Moonstar Buffet in Asian Business District.
1:11 PM on September 9th, 2009
The Around Dublin Team cannot find any corroborating documentation to support these claims made on 2009/09/09 at 10:14am.
10:02 PM on September 14th, 2009
i live in east dublin and would love to see an asian market on this side of town. although, i do agree that the typical pattern is once you have an Asian anchor, more asian stores follow. Unfortunately, asians tend to be less careful about maintenance and upkeep of properties. I see that in my parent’s generation (my husband does too) and those that come from overseas as adults. they just don’t care as much about civic duty and as a general rule, don’t put as much into community. Hopefully the Rosewood Plaza won’t start to look as shabby as some of the properties down in the Tri-cities area. It would be great if we could buck that trend!
5:51 PM on September 15th, 2009
“Less careful about maintenance and upkeep of properties? Less civic duty? Community involvement?”
Asia is huge. Are you mixing poor/rich Indians, Chinese, Japanese together. Those whose great grand parents moved here 100 years ago or those who just arrived? Putting everyone in one pot is a big mistake. I find your comment as insulting as the previous person predicting a white flight in the Tri-Valley.
I’ve seen the crappiest strip malls in the Valley (with not a single Asian shop) and also the classiest neatest Asian malls full of 100K+ cars in their parking. Nothing to do with race. There are many other factors to take in consideration.