Townhouse Project Considered For Dublin BART Station Transit Village
Dublin’s Planning Commission recently approved D.R. Horton’s request to have an option to build either a 105-unit townhouse project named Esprit or 300-unit condo project named Metropolitan. The 15,000 square feet of retail space at the East Dublin BART Station transit village originally proposed for Metropolitan will be dropped for Esprit. The 4.13 acre site for Esprit/Metropolitan is directly across from the Avalon apartment complex on the corner of Dublin Boulevard and Iron Horse Parkway.
If approved by the Dublin City Council, D.R. Horton’s new option would not include the 15,000 square feet of retail space that had initially been planned for the parcel. This decision is based on the fact that there has not been any demand for the existing retail space that sits vacant on the first floor of the Avalon community.
The Esprit project has five plan designs that include two to three bedrooms ranging from 1,174 square feet to 1,610 square feet.
The Metropolitan/Esprit project is required to set aside 15% of the project’s total units for Below Market Rate housing. This is in line with the affordable housing requirement for the rest of the Dublin Transit Village and slightly higher than the 12.5% required for the rest of Dublin. D.R. Horton will also be required to make a significant contribution to Dublin’s public art fund.
Although D.R. Horton has proposed to build more than the required number of parking spots, Planning Commissioner Bill Schaub noted that parking could be a challenge at the proposed Esprit community because of the tandem garages, limited guest parking spaces, and the fact that people prefer to use their garages for storage. “We only counted the tandem garages as one spot in determining our total parking provision, and we are still overparked,” said D.R. Horton representative Dean Mills in response to Commissioner Schaub’s concerns.
Commissioner Schaub went on to note that there should be clear glass strips across the garage doors at Esprit so that the HOA’s community manager can monitor how residents use their garages.
While the Planning Commissioners were ecstatic almost to the point of giddiness in their support for the Esprit project, not all stakeholders were pleased with the proposal to build townhomes instead of condos at the transit village. Pat Cashman of the Alameda Surplus Authority, which owns much of the surrounding vacant land, noted that “the projects’ much lower density and townhome configuration could potentially create a constituency that may make it difficult to build out the Dublin Transit Center as (originally designed).”
In addition to the flex option request, D.R. Horton is expected to ask Dublin’s City Council for an extraordinarily generous amount of time to build either the Metropolitan or Esprit project. D.R. Horton would be required to provide Dublin with a Community Benefit Payment that will go into the City’s general budget in exchange for this extension.
11:17 AM on August 30th, 2010
This is a terrible idea. The Dublin Planning Commission is being very short-sighted and greedy if they are really “giddy” about this project. They need to concentrate density near transit, instead of in far-flung sites like the absurd plans for Wallis Ranch far up Tassajara Rd. They also need MORE retail space at the transit center to make the entire plan a successful, livable village. The right balance of adequate retail and high density housing will attract homebuyers and business owners when the economy rebounds. The retail spaces at Avalon are empty, and The Green at Park Place is unbuilt, because the economy sucks and the East Dublin Transit Center has not reached critical mass yet. That doesn’t mean the commission should abandon good sense, focus on the short-term, and scuttle the noble vision for the transit center. Otherwise the retail spaces at Avalon will remain permanently empty and The Green will turn into a K-Mart or a permanent carnival site. As original Elan Phase I owners, my wife and I would feel completely betrayed by this potential about face by the city of Dublin. We moved to Elan based on the promise of a walkable mixed-use village. This is just another example of a developer discovering that their speculation is not currently enriching them, so they are looking for a quick way to cash out. Unfortunately, it would be entirely in character for the commission (and especially the Dublin City Council) to cave in to the developer’s request, since it is developers that have primarily funded the election campaigns of the city’s power structure.
12:23 PM on August 30th, 2010
Dear Anonymous,
I am totally with you. I do agree with you on the retail portion. we should maintain the retail component as promised. However, reducing the number of housing units is not a bad idea at all to jump start the project. It is better to fill the empty lot by some high quality housing without pouring another 300 units to the community. The market will not be able to accept all them so quickly. It is actually much harder for the developer to build a mid rise housing than some townhouse development in terms of cost and review process. The entire complex needs to be substantially complete before recieving occupancy permit. I like the townhouse development, since it gives a bit more flexibility for the developer to decide how much to build to meet with the uncertain housing demand instead of flooding the market with cheaply built condo units. However, retail components should stay.
7:38 AM on August 31st, 2010
“The projects’ much lower density and townhome configuration could potentially create a constituency that may make it difficult to build out the Dublin Transit Center as (originally designed).”
Just what is this “constituency” Mr. Cashman is referring to?
9:05 AM on August 31st, 2010
Notify the Commission that the $8 Billion builder is RICO operator that has in the past abandoned projects and left cities in the lurch. DHI only cares about its bottom line and will sell the units with predatory loans which will go into foreclosure and cause a blight. The HOA fees will be skimmed by the corporation to fund other projects. Maintenance by the fortune 500 builder for the first three years will be non existent. Construction defects will not be honored. Hookups to city services will go unpaid. Transfer taxes will not be paid by the corporation out of the impounds and then the city will have to sue….and spend twice as much in court and for attorneys as the taxes are worth. Visit the 1000 page web site with only official government and court records. It is the reader’s digest version of a 5000 page site currently being designed. http://www.drhortonfraud.com
9:33 AM on August 31st, 2010
Good comments that deserve a little explanation. First, I was excited about this project because it meets our goal for residents near BART but also begins a ‘softening’ of tall structures along Dublin Blvd. as we move toward Hacienda. This project should greatly add to the pedestrian experience along Dublin Blvd. It also sets a precedent for what might be build to the south which currently could be as high as ten stories. (Remember, there is a condo project already approved for the parcel that is currently ground level parking next to the BART parking structure.)
As for retail, there was discussion for a small component of retail on the south west corner of Esprit. However, that small amount of retail would not add much to the mix. As noted, the present retail (which includes restaurants) is not leased.
In my opinion, this is one of the most attractive, open and livable higher density projects that we have seen.
8:56 PM on September 22nd, 2010
I’m really excited about all the new developments around Dublin because I’m in the market to buy my own place, but I don’t really like any of the existing new developments so I’m hoping the new construction projects will better suit my needs. John, do you know when these projects will be complete? I know Jordan Ranch is supposed to be starting soon too
10:47 PM on September 22nd, 2010
May be you want to take a closer look at the Elan. Some of the plans are more spacious than townhouse units. I personally think you better get in the nearby development when the price is still low. When the Esprit is complete, they entire new development will look different and more pedestrian friendly. It does seem like the best time to get in at the current low price. I am looking too. Have fun house hunt.
4:58 AM on September 23rd, 2010
Hi Anonymous – there are some great projects starting up. I’m not sure when Espirit (or Metropolitan) and Jordan Ranch will be complete. For Espirit, the developer is asking for an extension on the development agreement…so it may be awhile before they build. The Positano project is moving along well with developers building 40-60 home projects within the overall master project. Those seem to be going like hot cakes. Sorrento East will have some beautiful homes, too.
Cheers, John Z.
8:52 AM on September 23rd, 2010
Thanks John and Anonymous. I’m looking for a condo or townhouse, and what I don’t like about some of the newer developments is that they’re 3+ stories with 1-2 rooms on each floor. I would rather have something 1-2 stories, even if it’s smaller. I read that Jordan Ranch will have some townhomes and lofts so that might be exciting. Do you guys think it’s a bad idea to wait? I know interest rates are really great right now.
12:28 PM on September 23rd, 2010
Anonymous wrote “I’m looking for a condo or townhouse, and what I don’t like about some of the newer developments is that they’re 3+ stories with 1-2 rooms on each floor. I would rather have something 1-2 stories, even if it’s smaller.”
I agree with you about all the stairs in many of the new developments. Depending on your price range, you might want to look at the Sorrento luxury condo development in east Dublin. It’s a gorgeous development and Toll Brother’s build quality is, in my opinion, very high.
Sorrento has the following 1-story or flat models in its Amalfi and Trevi communities, plus a couple of very nice 2-story units in their Firenze and Siena communities. They also have the nicest clubhouse facility I’ve ever seen in a condo development. Admittedly I may be biased because I’m a Sorrento owner.
Anzio (Trevi): 1-story, 2BR, 2BA, 1303 Sq Ft, around $470K
Benevento Elite (Amalfi): 1-story, 2BR, 2BA, 1674 Sq Ft, around $500K
Avellino (Amalfi): 1-story, 3BR, 2BA, 1679 Sq Ft, around $530K
Torrazzo (Trevi): Second-story flat, 3BR, 2BA, 2220 Sq Ft, around $600K
Note: These prices also include tens of thousands of dollars of builder incentives.
See http://www.tollbrothers.com/homesearch/servlet/HomeSearch?app=community_description&comm_num=6348 for more details and floorplans.
There is also a beautiful 2-story detached single-family model in Roxbury if you don’t mind a tiny yard. Prices on resales in Roxbury are much lower than they originally sold for three years ago.
Nobody can predict with certainty what will happen to home prices in the future, but now seems to be an excellent time to buy if you have cash or can qualify for a mortgage. Prices are 25% to 40% lower than they were four years ago, builders are willing to give additional incentives, and interest rates have never been lower.
Sorrento Owner
4:22 PM on September 23rd, 2010
I agree. I had many tours at the Sorrento Development. I am totally in love with the amenities they offer, except the prices are much higher than the resale and it is not walking distance to Bart.
Thanks,
11:00 PM on September 23rd, 2010
Thanks, Sorrento Owner. I have checked out the developments by Toll Brothers, but maybe I was too quick to dismiss them because I didn’t like the plans that I saw, which were all filled with numerous stairways. I did like a few developments in San Ramon such as Abbington, but I would rather buy in Dublin. I’ll check out the link you sent; thanks for your input!
4:21 PM on September 28th, 2010
I am very disappointed to hear that they would want more housing and no retail in the East Dublin BART station area. One reason why I purchased at Elan was because of the promise of retail stores there (with homes on top of them)!!
4:33 PM on September 28th, 2010
There is also practically no guest parking in the area as well. What will happen when all of these new homes with more people and less parking comes into play, where will all the guests be parking??? The planning for this development is extremely short sighted.
5:02 PM on September 28th, 2010
Hi Elan Owner – the Planning Commission is hopeful that the new Esprit/Metropolitan residents will park in their garages to keep the visitor parking spots free.
Thx, John Z.
1:30 PM on September 29th, 2010
We do not need too many guest parking. That’s y it is called transit center. Imagine how it will turn out to be when too many guest parking are availible, there will be just for the bart riders.
5:09 PM on September 28th, 2010
Planning by prayer or Faith-based Planning? You decide.
9:30 PM on October 1st, 2010
Hi Elan Owner, I think Tralee is similar to the shops with residential above them, like what you described, but look how poorly that project turned out. I think this city really needs some better planning and hold developers to building the types of housing and commercial projects that fits the City’s needs. I love Dublin, but I really think this city has done a poor job in the planning department. A lot of the developments around Dublin are messy and out of place, and with traffic and parking problems.