HomeMy WebLinkAboutItem 6.1 Downtown Dublin Prreferred Vision Implementation General Plan Downtown Dublin Specific Plan AmendmentsSTAFF REPORT
Planning Commission
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Agenda Item 6.1
DATE:September12, 2023
TO:Planning Commission
SUBJECT:Downtown Dublin Preferred Vision Implementation General Plan and
Downtown Dublin Specific Plan Amendments
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The Planning Commission will consider and make a recommendation to the City Council regarding
amendments to the General Plan and the Downtown Dublin Specific Plan. Proposed changes further
implement the Downtown Dublin Preferred Vision approved by City Council in 2019. The
amendments consist of adding Research and Development as a new land use, increasing the
residential allocation by 465 units, decreasing the non-residential allocation by 300,000 square feet,
increasing the height and floor area ratio in “The Core” area of the Retail District, and changes to
setbacks. No specific development is proposed at this time. An Addendum to the Environmental
Impact Report (EIR) has been prepared that concludes that all potential environmental effects were
adequately addressed in the original EIR.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate and adopt the Resolution recommending that the City
Council amend the General Plan and Downtown Dublin Specific Plan to increase the residential
development potential by 465 units, decrease the non-residential square footage permitted by
300,000 square feet, increase the height and floor area ratio in “The Core” area of the Retail District
and amend the design standards and allowable uses.
DESCRIPTION:
Background
The overarching goal of the Downtown Dublin Specific Plan (DDSP), adopted in 2011, is "to create
a vibrant, dynamic commercial and mixed-use center that provides a wide array of opportunities
for shopping, services, dining, working, living, and entertainment in a pedestrian-friendly and
aesthetically pleasing setting that attracts both local and regional residents."
The DDSP established three distinct districts, each including its own set of design standards
tailored to the envisioned uses. A map of the DDSP area and districts is provided in Figure 1.
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The Transit-Oriented District embraces its proximity
to the West Dublin BART station. The Retail District
includes much of the existing retail core and aims to
stimulate infill development and redevelopment of
aging buildings and large surface parking areas. The
Village Parkway District embraces the existing
successful service and retail uses along a “Main Street”
corridor, and this district has the most potential to
reutilize and re-tenant existing buildings with more
intense uses such as restaurants, service retail, and
other local-serving businesses.
On November 5, 2019, the City Council adopted
Resolution No. 115-19 approving the Downtown Dublin
Preferred Vision (Preferred Vision). The Preferred Vision builds upon the DDSP’s vision and
includes a new and extensive street grid network, including a main street experience, a new town
square and a mixture of supportive land uses such as retail, office, hotel and residential.In 2020,
the City Council approved amendments to the DDSP focused on the initial implementation of the
Downtown Dublin Preferred Vision.
Proposal
The City has initiated amendments (2023 DDSP Amendments) to the DDSP to further implement
the Preferred Vision. The 2023 DDSP Amendments require amendments to the General Plan for
consistency. The proposed DDSP Amendments and related General Plan Amendments consist of the
following revisions in order to further implement the Preferred Vision:
1.Increasing the residential allocation by 465 units and decreasing the non-residential
allocation by 300,000 square feet
2.Increasing the height and floor area ratio in “The Core” area of the Retail District
3.Changes to Design Standards and Allowable Uses
The draft Planning Commission resolution recommending approval of the proposed amendments
to the General Plan and Downtown Dublin Specific Plan is included as Attachment 1. The draft City
Council Resolution approving the amendments is included as Attachment 2. Please refer to
Attachment 3 for the amendments in strikethrough format where underlined text is proposed to be
added and text with a strikethrough is proposed to be deleted.
Analysis
Increase Residential Development Potential and Decrease Non-Residential Development
Potential
In order to accommodate the additional residential growth envisioned by the Preferred Vision
without creating new impacts, the proposal is to increase the residential development potential of
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the area while reducing the non-residential or commercial development potential. All other
development standards and design guidelines currently in the DDSP that affect development are
proposed to remain unchanged unless specifically noted.
The Initial Study concluded that with the proposed increase of 465 residential units and a
corresponding decrease of 300,000 square feet of non-residential square footage would result in a
net decrease of vehicle trips at project buildout. This reduction occurs because commercial
development generates a greater number of trips than residential development when compared on
an equivalent square footage basis. As such, impacts to the circulation system and traffic flow in
Downtown (and throughout the City) would be less than what was anticipated in the DDSP EIR.
The proposed changes to the development potential in the DDSP are as follows:
Table 1. Allowable Net New Development in DDSP
District
Existing Proposed Difference
Non-
Residential
(SF)
Residential
(Units)
Non-
Residential
(SF)
Residential
(Units)
Non-
Residential
(SF)
Residential
(Units)
Retail 2,166,810
(+150 hotel
rooms)1 2,9162
1,866,810
(+150 hotel
rooms)3,3812
-300,000
+465
Transit-
Oriented
Village
Parkway 20,730 No Change No Change
Total
2,262,540
(includes
150 hotel
rooms)1
2,9162
1,962,540
(includes
150 hotel
rooms)1
3,3812 -300,000 +465
1 The 150 hotel rooms refers to the BART project adjacent to the West Dublin/Pleasanton BART station (now the
BRIDGE Related Housing project). When the DDSP was adopted in 2011, this development was already planned
and, therefore, is included in the existing condition.
2 Includes 416 affordable units which are exempt from the Development Pool.
The total amount of non-residential development capacity is held within a “Development Pool.” The
DDSP allows a “base” amount of development, or FAR on each parcel by right. If a property owner
would like to develop beyond the base FAR, they may obtain additional square footage from the
“Development Pool” up to the maximum allowed FAR. In order to access the Development Pool, a
property owner must enter into a Community Benefit Agreement (CBA) with the City, which
requires them to provide a community benefit to the City. The proposed amendments would result
in corresponding adjustments to the Development Pool as shown in Table 2 below.
Since approval of the DDSP, 10,329 square feet of non-residential uses have been constructed in the
Retail District, which totals less than one percent of the allowed non-residential development.
The proposed changes to the development pool in the DDSP are as follows:
Table 2. Development Pool
District Existing Proposed Difference
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Non-
Residential
(SF)
Residential
(Units)
Non-
Residential
(SF)
Residential
(Units)
Non-
Residential
(SF)
Residential
(Units)
Retail 1,320,220
(+150 hotel
rooms)1 2,500
1,020,220
(+150 hotel
rooms)2,965
-300,000
+465
Transit-
Oriented
Village
Parkway 0 No Change No Change
1 The 150 hotel rooms refers to the BART project adjacent to the West Dublin/Pleasanton BART station (now the
BRIDGE Related Housing project). When the DDSP was adopted in 2011, this development was already planned and,
therefore, is included in the existing condition.
Increase the Height and FAR in “The Core” area of the Retail District
The initial focus of the Preferred Vision was development of the first four blocks north of Dublin
Boulevard, which includes the Town Square and is referred to as “The Core” as shown in Figure 2.
A primary result of this planning effort was to create an environment where mixed-use buildings
are located around the Town Square and in close proximity to each other, offer convenience,
vibrancy and downtown character. The development standards in the Retail District encourage a
walkable and pedestrian-friendly development throughout the Retail District. The proposed
amendments strengthen the
existing requirements by continuing to focus on the denser
development in The Core.
The proposed changes have The Core mimic the
maximum height and FAR of the Transit-Oriented
District which is eight floors and no more than 75 feet
to the finished floor of the highest story and a
maximum FAR of 2.5.
These changes would not increase the maximum
development allowed in the Retail District.
Changes to Design Standards and Allowable Uses
The Preferred Vision envisioned a mass and density to
reflect the intended character of downtown. The
overarching goal of the design standards was to create a pedestrian friendly environment and
establish a sense of place. The blocks were designed to allow for parking structures to be hidden
behind the buildings, wide sidewalks and pockets of open space.
In collaboration with the property owner of the Dublin Place Shopping Center, additional
clarification and flexibility in the design standards in the Retail District are needed to support the
envisioned character. This includes clarification on building setbacks at the upper floors versus the
ground floor as well as setbacks for stoops, windows and awnings and parking dimensions.
The Preferred Vision anticipated a mix of uses, including between 324,000 square feet and 948,000
square feet of office uses. Since development of the Preferred Vision, the need for the amount and
type of office as changed; however, in collaboration with the property owner of the Dublin Place
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Shopping Center it has been determined that offices that support life sciences, research and
development and laboratory uses are desirable. Office is a key component to creating vibrancy in a
downtown. The amendment includes adding Research and Development as a new land use allowed
in the Retail and Transit-Oriented District.
Retail and Transit-Oriented District is defined as follows:
Any establishment which primary use is for research and development purposes including,
but not limited to, science and engineering laboratories (research, development, and
testing), quality assurance work (dimensional analysis), and software development and
engineering. Limited manufacturing uses are allowed as part of the primary use. Such uses
may not generate nuisances related to emissions, noise, odors, and may not include outdoor
storage and operations.
The addition of Research and Development will allow for flexibility in the development of life
sciences and other technology-based office uses in an effort to further enhance the mixed-use
environment and create for a more financially feasible development of the area.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The DDSP is located within the General Plan land use designations of Downtown Dublin - Village
Parkway District, Downtown Dublin - Transit-Oriented District and Downtown Dublin - Retail
District, and the Downtown Dublin Zoning District. The proposed amendments remain consistent
with the General Plan designations, as amended,which allow a range of residential, commercial, and
mixed uses consistent with the DDSP. The Downtown Dublin Zoning District was established to
implement the DDSP and ensure that all development in the DDSP area is reviewed for substantial
compliance with the DDSP. The proposed 2023 DDSP Amendments continue to require compliance
with the development standards, land use regulations and design guidelines in the DDSP.
Transportation Impact Analysis Guidelines
The City of Dublin Transportation Impact Analysis (TIA) Guidelines require a local transportation
analysis (LTA) for all General Plan Amendments to evaluate potential impacts on the circulation
network. The analysis primarily focuses on local access and circulation in proximity to the project
area. Per the TIA Guidelines, an LTA was initiated to evaluate the proposed land use changes and is
outside the CEQA review process.
The General Plan has a circulation policy that requires the operating Level of Service (LOS) for
intersections in Dublin to be no worse than LOS D. LOS is a qualitative description of operating
traffic conditions, ranging from LOS A (free-flow traffic conditions with little or no delay) to LOS F
(traffic flows exceed design capacity, resulting in long queues and delays).
However, this circulation policy does not apply within the DDSP project area.
The concept behind the change was that the community is willing to accept increased traffic
congestion (i.e. reduced level of service) that comes with allowing greater development
capacity. Keeping the LOS D policy, which was deemed not desirable, would result in larger
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roadways and changed lane configurations. These improvements, while improving traffic flow,
would be in conflict with improving the pedestrian and bicycle safety in Downtown Dublin and
creating a more walkable area.
In consideration of the General Plan policy, when analyzing the impacts on the intersections within
the DDSP area, the focus shifts to pedestrian and bicycle safety. As stated in the General Plan, the
City may consider improvements in the DDSP area to increase the efficiency of the roadway network
especially to minimize transit delays and improve vehicular, bicyclist and pedestrian safety through
striping, signalization timing, etc., as long as the proposed improvements are consistent with
adopted Specific Plan and General Plan policies. The preliminary recommended improvements
include lengthening turn pockets, adjusting signal timing and cycle lengths and improving bicycle
improvements. These improvements will be further refined and identified in a future amendment
to the Downtown Transportation Impact Fee program.
As stated in General Plan Policy 5.2.5 B., the City periodically reviews the improvements identified
in the Western Dublin Transportation Impact Fee to ensure that the improvements identified are
consistent with General Plan policies, the DDSP, the Dublin Bicycle and Pedestrian Plan, and also
improve the efficiency of the roadway network, especially for transit service, and enhance vehicular,
bicycle and pedestrian safety. Projects within the DDSP area shall be reviewed to identify project
related improvements that can feasibly be implement to increase vehicular, bicycle and pedestrian
safety, transit service efficiency, and the effectiveness of the roadway system as long as the
identified improvements are consistent with the General Plan, the DDSP and the Dublin Bicycle and
Pedestrian Plan.
ENVIRONMENTAL DETERMINATION:
In 2010, an Environmental Impact Report (EIR) was prepared to address potential environmental
impacts of the DDSP. The DDSP EIR (SCH# 2010022005) was prepared in accordance with the
California Environmental Quality Act (CEQA) and was certified by the City Council on February 1,
2011.
The DDSP was adopted by the Dublin City Council in February 2011 with the intent of encouraging
development within the downtown area that would be more conducive to a walkable, mixed-use,
and vibrant community. The boundaries of the DDSP encompassed boundaries of five other specific
plans that were dissolved when the DDSP was adopted. The DDSP includes three distinct districts
(Retail, Transit Oriented, and Village Parkway Districts), with separate development standards for
each.
Subsequent to adoption, the DDSP has been amended five times, including the 2020 DDSP
Amendments focused on the initial implementation of the Downtown Dublin Preferred Vision
approved by City Council on November 5, 2019, which included three primary components: 1)
Siting of a Town Square; 2) New Street Grid Network; and 3) Downtown Character.
The proposed 2023 DDSP Amendments further implement the Downtown Dublin Preferred Vision
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by increasing the residential development potential by 465 units and decreasing the non-residential
square footage by 300,000 square feet, increasing the height and FARin “The Core” area of the Retail
District and amendments to the design standards and allowable uses.
The project was examined to determine if any of the standards contained in CEQA Guidelines
Section 15162(a) requiring preparation of supplemental environmental review would be met.
CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental
review. After a review of these conditions, the City has determined that no subsequent EIR or
Negative Declaration is required for this project. This is based on the following:
a) Are there substantial changes to the Project involving new or more severe significant impacts?
There are no substantial changes to the project involving new or more severe significant impacts
than what was analyzed in the DDSP EIR and subsequent Addendums. The project is consistent
with the land uses for the project area analyzed in the DDSP EIR and subsequent Addendums,
the project would not change the maximum amount of commercial square footage or residential
units permitted under the DDSP. The project does not constitute a substantial change to the
DDSP EIR and subsequent Addendums analyses will not result in additional significant impacts,
and no additional or different mitigation measures are required.
b) Are there substantial changes in the conditions which the Project is undertaken involving new or
more severe significant impacts?
There are no substantial changes in the circumstances or conditions involving new or more
severe significant impacts than was analyzed in the DDSP EIR or subsequent Addendums. The
project will not change the allocation nor amount of development as previously analyzed in the
EIR and subsequent Addendums.
c) Is there new information of substantial importance, which was not known and could not have been
known at the time of the previous EIR that shows the Project will have a significant effect not
addressed in the previous EIR; or previous effects are more severe; or, previously infeasible
mitigation measures are now feasible but the applicant declined to adopt them; or mitigation
measures considerably different from those in the previous EIR would substantially reduce
significant effects but the applicant declines to adopt them?
There is no new information showing a new or more severe significant effect beyond those
identified in the prior CEQA documents. All future development projects would be required to
comply with the design standards of the DDSP and applicable regulatory requirements. No new
or different mitigation measures are required for the project. All previously adopted mitigations
continue to apply to the project. The CEQA documents adequately describe the impacts and
mitigations associated with the proposed development on portions of the DDSP area.
d) If no subsequent EIR-level review is required, should a subsequent negative declaration be
prepared?
With adherence to applicable regulatory requirements, there would be no new or substantially
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more severe significant impacts beyond what has been analyzed in the DDSP EIR and
subsequent Addendums, and no other CEQA standards for supplemental review are met.
Therefore, no further environmental review or documentation is required. No subsequent
Negative Declaration or Mitigated Negative Declaration is required because there are no
significant impacts of the project beyond those identified in the DDSP EIR and subsequent
Addendums.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was published in the East Bay Times and posted at
several locations throughout the City. A notice of this hearing was also mailed to all property
owners and tenants in the DDSP area, those within 300 feet of the DDSP boundaries, and all persons
who have expressed an interested in being notified of meetings.
ATTACHMENTS:
1. Planning Commission Resolution Recommending the City Council Amend the General Plan and
Downtown Dublin Specific Plan to increase the residential development potential by 465 units,
decrease the non-residential square footage permitted by 300,000 square feet, increase the
height and floor area ratio in “The Core” area of the Retail District and amend the design
standards and allowable uses.
2. Exhibit A to Attachment 1, City Council Resolution amending the General Plan and Downtown
Dublin Specific Plan to increase the residential development potential by 465 units, decrease the
non-residential square footage permitted by 300,000 square feet, increase the height and floor
area ratio in “The Core” area ofthe Retail District and amend the design standards and allowable
uses.
3. DDSP Amendments - Redlined Pages
4. CEQA Addendum
5480366.2
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Reso. No. 23-XX, Item X.X, Adopted XX/XX/2023 Page 1 of 3
RESOLUTION NO. 23-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL AMEND THE GENERAL PLAN AND
DOWNTOWN DUBLIN SPECIFIC PLAN TO INCREASE THE RESIDENTIAL DEVELOPMENT
POTENTIAL BY 465 UNITS, DECREASE THE NON-RESIDENTIAL SQUARE FOOTAGE
PERMITTED BY 300,000 SQUARE FEET, INCREASE THE HEIGHT AND FLOOR AREA
RATIO IN “THE CORE” AREA OF THE RETAIL DISTRICT AND AMEND THE DESIGN
STANDARDS AND ALLOWABLE USES
PLPA-2023-00001
WHEREAS,the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north; and
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental
Impact Report (DDSP) (EIR) (SCH# 2010022005, incorporated herein by reference). The
DDSP EIR evaluated the potential impacts associated with intensifying development in the 284-
acre Downtown Dublin area to accommodate additional residential and non-residential uses;
and
WHEREAS,Subsequent to adoption, the DDSP has been amended five times, including
the 2020 DDSP Amendments focused on the initial implementation of the Downtown Dublin
Preferred Vision approved by City Council on November 5, 2019, which included three primary
components: 1) Siting of a Town Square; 2) New Street Grid Network; and 3) Downtown
Character; and
WHEREAS,the proposed amendments to the General Plan and DDSP further implement
the Downtown Dublin Preferred Vision by increasing the residential development potential by
465 units and decreasing the non-residential square footage by 300,000 square feet, increasing
the height and floor area ratio in “The Core” area of the Retail District and amendments to the
design standards and allowable uses, hereafter referred to as the “2023 DDSP Amendment” or
the “Project;” and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed Specific Plan Amendment; and
WHEREAS,the California Environmental Quality Act (CEQA), Public Resources Code
Section 21166, et seq., and the State CEQA Guidelines Section 15162(a) require that when an
EIR or negative declaration has been certified for a project, no subsequent EIR or negative
Attachment 1
17
Reso. No. 23-XX, Item X.X, Adopted XX/XX/2023 Page 2 of 3
declaration shall be prepared for that project unless the lead agency determines, on the basis of
substantial evidence in light of the whole record, that one or more of the following exists:
1. Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant
effects;
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or Negative
Declaration due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the Negative Declaration was adopted, shows any of the following:
a.The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
b.Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
c.Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
d.Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects
on the environment, but the project proponents decline to adoption measures or
alternative; and
WHEREAS,pursuant to CEQA and the CEQA Guidelines, the Project was examined to
determine if any of the standards contained in CEQA Guidelines Section 15162(a) requiring
preparation of supplemental environmental review would be met. The analysis, as further
detailed the Staff Report, dated September 12, 2023, and incorporated herein by reference,
concluded that none of the standards contained in CEQA Guidelines Section 15162(a) requiring
preparation of supplemental environmental review are met; the Project would not result in any
new significant impacts or substantially increase the severity of any significant impacts identified
in DDSP EIR and subsequent Addendums; no other CEQA standards for supplemental review
are met and no further environmental review is required; and
WHEREAS, a Staff Report, dated September 12, 2023, and incorporated herein by
reference, described and analyzed the 2023 DDSP Amendment, for the Planning Commission;
and
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Reso. No. 23-XX, Item X.X, Adopted XX/XX/2023 Page 3 of 3
WHEREAS, the Planning Commission held a properly noticed public hearing on the 2023
DDSP Amendment on September 12, 2023, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the Planning Commission considered all above-referenced reports,
recommendations, and testimony to evaluate the 2023 DDSP Amendment.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the amendments to the General Plan and Downtown Dublin Specific Plan, as
described in Exhibit A, based on findings, as set forth in Exhibit A, that the amendments are in
the public interest, promotes general health, safety and welfare, and that the General Plan and
Downtown Specific Plan, as so amended, will remain internally consistent.
PASSED, APPROVED AND ADOPTED this 12th day of September 2023 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
Planning Commission Chairperson
ATTEST:
_____________________________
Assistant Community Development Director
5480452.2
19
Attachment 2
Reso. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 1 of 9
RESOLUTION NO. xx - 23
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE GENERAL PLAN AND DOWNTOWN DUBLIN SPECIFIC PLAN TO
INCREASE THE RESIDENTIAL DEVELOPMENT POTENTIAL BY 465 UNITS, DECREASE
THE NON-RESIDENTIAL SQUARE FOOTAGE PERMITTED BY 300,000 SQUARE FEET,
INCREASE THE HEIGHT AND FLOOR AREA RATIO IN “THE CORE” AREA OF THE
RETAIL DISTRICT AND AMEND THE DESIGN STANDARDS AND ALLOWABLE USES
PLPA-2023-00001
WHEREAS,the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north; and
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental Impact
Report (DDSP) (EIR) (SCH# 2010022005, incorporated herein by reference). The DDSP EIR
evaluated the potential impacts associated with intensifying development in the 284-acre
Downtown Dublin area to accommodate additional residential and non-residential uses; and
WHEREAS,Subsequent to adoption, the DDSP has been amended five times, including
the 2020 DDSP Amendments focused on the initial implementation of the Downtown Dublin
Preferred Vision approved by City Council on November 5, 2019, which included three primary
components: 1) Siting of a Town Square; 2) New Street Grid Network; and 3) Downtown
Character; and
WHEREAS,the proposed amendments to the General Plan and DDSP further implement
the Downtown Dublin Preferred Vision by increasing the residential development potential by 465
units and decreasing the non-residential square footage by 300,000 square feet, increasing the
height and floor area ratio (FAR) in “The Core” area of the Retail District and amendments to the
design standards and allowable uses, hereafter referred to as the “2023 DDSP Amendment” or
the “Project;” and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City on
the proposed General Plan Amendment. None of the contacted tribes requested a consultation
within the 90-day statutory consultation period and no further action is required under Section
65352.3; and
WHEREAS,the California Environmental Quality Act (CEQA), Public Resources Code
Section 21166, et seq., and the State CEQA Guidelines Section 15162(a) require that when an
EIR or negative declaration has been certified for a project, no subsequent EIR or negative
20
Page 2 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
declaration shall be prepared for that project unless the lead agency determines, on the basis of
substantial evidence in light of the whole record, that one or more of the following exists:
1. Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant
effects;
2. Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR or Negative Declaration due
to the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete or the Negative Declaration was adopted, shows any of the following:
a.The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
b.Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
c.Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
d.Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adoption measures
or alternative; and; and
WHEREAS,pursuant to CEQA and the CEQA Guidelines, the Project was examined to
determine if any of the standards contained in CEQA Guidelines Section 15162(a) requiring
preparation of supplemental environmental review would be met. The analysis, as further detailed
the Staff Report, dated _______, and incorporated herein by reference, concluded that none of
the standards contained in CEQA Guidelines Section 15162(a) requiring preparation of
supplemental environmental review are met; the Project would not result in any new significant
impacts or substantially increase the severity of any significant impacts identified in DDSP EIR
and subsequent Addendums; no other CEQA standards for supplemental review are met and no
further environmental review is required; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed General Plan and Downtown Dublin Specific Plan Amendments,
on September 12, 2023, at which time all interested parties had the opportunity to be heard; and
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Page 3 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
WHEREAS, on September 12, 2023, the Planning Commission adopted Resolution No.
23-xx recommending that the City Council approve the 2023 DDSP Amendment, which
Resolution is incorporated herein by reference; and
WHEREAS, a Staff Report, dated __________, and incorporated herein by reference,
described and analyzed the 2023 DDSP Amendment for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the 2023 DDSP
Amendment on _________, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the City Council considered the DDSP EIR and CEQA Addendum, all above-
referenced reports, recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan
amendments, as set forth below, are in the public interest and that the General Plan as amended
will remain internally consistent.
BE IT FURTHER RESOLVED that the City Council finds that the Downtown Dublin Specific
Plan amendments, as set forth below, are in the public interest will promote general health, safety
and welfare, and that the Downtown Dublin Specific Plan as amended will remain internally
consistent.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the General Plan:
Page 1-9, Section 1.8.1.5 Primary Planning Area revise the Downtown Dublin-Retail
District land use classification to increase the FAR to a maximum of 2.5 and the
Downtown Dublin -Transit Oriented District land use classification to a maximum FAR of
2.5 to be consistent with Table 2.1 as follows:
B. DOWNTOWN DUBLIN SPECIFIC PLAN AREA
Downtown Dublin – Village Parkway District (Maximum FAR: .35; employee density: 200-
450 square feet per employee)
This designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Downtown Dublin – Retail District (Maximum FAR: 2.0 - 2.5; employee density: 200-450
square feet per employee)
This designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Maximum FAR is 2.5 in “The Core.” In “The Core”, the FAR may be spread through all
developable parcels (this does not include the Town Square). Outside “The Core”, the
maximum FAR is 2.0.
22
Page 4 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Downtown Dublin – Transit-Oriented District (Maximum FAR: 2.5; employee density: 200-
450 square feet per employee)
This designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Table 2.1 shall be revised as follows: (Only the section of the table related to the DDSP area
is shown here. All other sections of Table 2.1 remain the same):
Table 2.1 Land Use Development Potential: Primary Planning Area
Downtown
Dublin
Specific Plan
Area
Acres Dwelling
Units/acre
Dwelling
Units
Persons/Dwelling
Unit Population
Downtown
Dublin 230.2 6.1-25.1+2,500 2.7 6,750
Downtown
Dublin
Specific Plan
Area
Acres
Maximum
Floor Area
Ratio (Gross)
Maximum
Potential
Square Feet4
Square
Feet/employee Jobs
Village
Parkway
District
32.9 .35 .50 200-450 1,115-2,508
Retail District 113.1 2.5 9.94,5 200-450 6,139-13,814
Transit-
Oriented
District
84.2 2.5 9.24 200-450 8,492-19,108
Total:230.2 19.6 15,746-35,430
4 This designation allows a range of residential, commercial, and mixed uses consistent with the Downtown
Dublin Specific Plan.
5 Maximum FAR is 2.5 in “The Core”. In “The Core”, the FAR may be spread through all developable
parcels (this does not include the Town Square). Outside “The Core”, the maximum FAR is .60.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the Downtown Dublin Specific Plan:
Page 43, Table 3-1: Land Uses, shall be amended to add “Research and Development” as
an allowed use in the Retail District and Transit-Oriented District and Prohibited in the
Village Parkway Districts as follows:
Table 3-1: Land Uses
BUILDING USES 1 RETAIL
DISTRICT
TRANSIT-
ORIENTED
DISTRICT
VILLAGE
PARKWAY
DISTRICT
Research and Development Allowed7 Allowed7 Prohibited
7 Manufacturing uses are limited to less than 10% of the building area. A CUP is required for
manufacturing uses greater than 10% up to maximum of 20% of the building area.
Page 45, add new Section 3.4.16 Research and Development to read as follows:
23
Page 5 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
3.4.16 Research and Development
Any establishment which primary use is for research and development purposes including, but
not limited to, science and engineering laboratories (research, development, and testing), quality
assurance work (dimensional analysis), and software development and engineering. Limited
manufacturing uses are allowed as part of the primary use. Such uses may not generate
nuisances related to emissions, noise, odors, and may not include outdoor storage and
operations.
Page 47, Table 3-3 shall be amended to read as follows:
Table 3-3: Base and Maximum FAR Per District
DISTRICT BASE
FAR
MAXIMUM
FAR
Retail 0.35 2.0
The Core 0.50 2.5
Transit-
Oriented 0.50 2.5
Village
Parkway 0.35 0.35
Page 47, Fifth Paragraph shall be amended to read as follows:
This Specific Plan allows for a future construction of approximately 2.2 million square feet of non-
residential development and 3,381 residential dwelling units (416 of these units are exempt from
the Community Benefit Program as further described in Section 6.4 Development Pool and
Community Benefit Program).
Page 48, Table 3-4 shall be amended to read as follows:
Table 3-4:Net New Development
DISTRICT
NON-
RESIDENTIAL
(SF)
RESIDENTIAL
(DU)
MINIMUM
RESIDENTIAL
DENSITY
Retail 1,866,810
(+150 hotel rooms)
3,381
22 units/net acre
Transit-
Oriented 30 units/net acres
Village
Parkway 20,730 No minimum
Total
1,962,540
(includes 150 hotel
rooms)
Notes.Includes projects that have been approved, but not yet constructed
24
Page 6 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Page 53 Section 4.1 Retail District Development Standards, 4 Street Setback from Dublin
Boulevard and San Ramon Road shall be amended to read as follows:
LOT SIZE AND BUILDING PLACEMENT
4
Street Setback
from Dublin
Boulevard and
San Ramon
Road
10 ft. min at ground level.
The street setback may be improved as an extension of the public
sidewalk if accessible to the public through an established easement.
Along Dublin Boulevard, upper floors above 20 ft. may reduce setback
to 5 ft.
Page 57 Section 4.1 Retail District Development Standards, 1 Floor Area Ratio (FAR), 2
Res and 3 Building Height shall be amended to read as follows:
BUILDING DESIGN
1 Floor Area
Ratio (FAR)
0.35 base outside “The Core” and 0.50 in “The Core.”
2.0 max outside “The Core” and 2.5 max in “The Core.” In The Core,
the FAR may be spread through all developable parcels (this does not
include the Town Square) (required participation in the development
density pool, an agreement with the City, and provision of a community
benefit in compliance with the Community Benefit Program).1
25
Page 7 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
2 Residential
Units
Not permitted west of San Ramon Road.
Allowed at a minimum density of 22 units per net acre.
Permitted within a mixed-use development if designed based on the
following standards:
The development includes ground floor retail or office space that
equals an FAR of 0.3 min
Retail or office space is built along at least 80% of the property’s
total street frontage and set back no more than 10 ft. from the
building setback requirement
Common open space for the residential units are provided at a
rate of 15% of the site’s total area
The above standards may be modified through an SDR as part
of a mixed-use development in the Town Core area.
Projects that include residential development within 1,000 ft. of either
Interstate 580 or 680 (or less per Bay Area Air Quality Management
District’s current guidelines) shall incorporate the following standards to
minimize potentially adverse air quality affects:
Configure the proposed buildings so that the bulk of the building
is located farther from the highway.
Place heating ventilation and air conditioning (HVAC) system
intakes as far away from highway as feasible.
Include high efficiency filters in the HVAC system (rated with a
minimum efficiency rating value [MERV] of at least 13). This
would also include a commitment to regular maintenance and
replacement of filters as needed.
Provide positive pressure with the HVAC system in all occupied
spaces to prevent the incursion of outside air that bypasses the
HVAC filters.
To reduce the amount of outside unfiltered air indoors, do not
place operable windows in close proximity to the highway. In
addition, signs should be posted to keep exterior doors closed
when not in use.
3 Building Height
8 floors and no more than 75 feet to the finished floor of the highest
story. Maximum building height it 90 ft. (tower elements, architectural
and articulated design features, solar panels, and small-scale wind
turbines may extend 10 ft. max beyond this height). The height may be
increased through an SDR in the Town Core area.
Minimum building height in “The Core” is 40 feet, except for structures
within the Town Square.
26
Page 8 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Page 58 Section 4.1 Retail District Development Standards, 2 Stoops, 3 Bay Windows and
6 Storefront Awnings shall be amended to read as follows:
PROJECTIONS AND ENCROACHMENTS INTO SETBACKS
2 Stoops
Permitted for residential use only.
5 ft. min usable walkway must be maintainedon private streets and 10
ft. on public streets.
3 Bay Windows
2 ft. max into all setbacks.
4 ft. max along Dublin Boulevard.
12 ft. min vertical clearance required over sidewalks, walkways, and
private outdoor spaces.
6 Storefront
Awnings
6 ft. max into all setbacks.
8 ft. max along Dublin Boulevard and Golden Gate Drive.
8 ft. min vertical clearance required over sidewalks, walkways, and
private outdoor spaces.
Page 86 Office/Lodging Fronts, first bullet point shall be amended to read as follows:
At least 20% of the facade’s surface area should consist of windows (including glass on
doors). Windows shall be provided on all floors of the building. Exceptions to window
area may be approved for parking structures. See Section 4.4.14 for design guidelines
for Parking Structures.
Page 103 Section 4.4.14 Parking Areas, fourth bullet point shall be amended to be
consistent with graphic on page 104 as follows:
The length of parking spaces may be reduced by up to 2.5 feet if the vehicle will
overhang a landscape planter which has been designed to accommodate the vehicle
overhang plus additional space for planting. The planter shall be protected by a curb or
wheel stop and should include low lying plants where the vehicle will overhang the
planter.
27
Page 9 of 9Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Table 6-1 shall be revised as follows:
Table 6-1:Development Pool
DISTRICT
NON-
RESIDENTIAL
SQUARE
FOOTAGE
NUMBER OF
RESIDENTIAL
DWELLINGS
Retail 1,020,220
(+150 hotel
rooms)2,965
Transit-
Oriented
Village
Parkway 0
PASSED, APPROVED, AND ADOPTED this ____day of _____, 2023 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
5480454.2
28
L A ND USE AND DEV EL OPM ENT P LAN | 3
DOWNTOWN DUBLIN SPECIFIC PLAN 43
3.4 Land Use Designation s
Within each of the Specific Plan districts, there are a variety of land uses
that may be permitted. Table 3 -1: Land Uses, identifies the use s that are
allowed, prohibited, and permitted with a use permit within each of the
districts. Descriptions of each land use ar e described below, and the
Commu nity Development Director can allow similar uses. In addition, the
Downtown Dublin Preferred Vision sites a Town Square within the Retail
District.
Table 3-1: Land Uses
BUILDING USES 1 RETAIL
DISTRICT
TRANSIT -
ORIENTED
DISTR I CT
VILLAGE
PARK WAY
DISTRIC T
Regional Retail Allowed Prohibited 2 Prohibited
Community Retail Allowed Allowed Allowed
Outdoor Dining Allowed 3 Allowed 3 Allowed 3
Dining and/or Entertainment Allowed Allowed Allowed
Offi ce Allowed Allowed Allowed
Lodging Allowed
Al lowed Prohibited
Live -Work 5 Allowed 6 Allowed CUP/PC 4
Multi -Family Re sidential 5 Allowed 6 Allowed Allowed
Mixed-Use Non-Residential Al lowe d Allowed Allowed
Mixed-Use Residential 5 Allowed 6 Allowed Allowed
Indoor Recre ation ZC or MUP/ZA ZC or MUP/ZA ZC or MUP/ZA
Auto Service/Sales CUP/ZA CUP/PC CUP/ZA
Drive -Through and Drive -In Businesses CUP/PC CUP/PC CUP/PC
Civic, Cultural, and In stitutional CUP/PC CUP/PC CUP/PC
Town Square Al lowed Prohibited Prohibited
Research and Development Allowed7 Allowed7 Prohibited
Temporary Uses TUP TUP TUP
Notes 1 Additional and similar uses may be permitted by the Community Development Director.
2 Prohibited unless adjacent to Dublin Boulevard.
3 Assuming accessibility (ADA) standards can be met.
4 May be permitted with a CUP/PC in a mixed-use development.
5 Subject to additional development standards if located within 1,000 feet of I -580 or I-680.
6 Allowed throughout the Retail District except on those properties west of San Ramon Road
67 Manufacturing uses are limited to less than 10% of the building area. A CUP is required for
manufacturing uses greater than 10% up to maximum of 20% of the building area.
.
CUP – Conditional Use Permit PC – Planning Commission
TUP – Temporary Use Per mit ZA – Zoning Administrator
ZC – Zoning Clearance MUP – Minor Use Per mit
29
L A ND USE AND DEV EL OPM ENT P LAN | 3
DOWNTOWN DUBLIN SPECIFIC PLAN 45
3.4.13 Civic, Cultural, and Institutional
Any establishment that is open to the general public or a group of
members that involves gathering for religious, social, cultural, or
educational purpo ses. Such uses include museums, churches, gathering
halls, community centers, post office, and publ ic parking.
3.4.14 Temporary Uses
Any non-permanent use as defined by Chapter 8.108 (Temporary Use
Permit), in the Zoning O rdinance.
3.4.15 Town Square
A one -ac re park and plaza that se r ves as Downtown Dublin’s central public
gathering place .
3.4.16 Research and Development
A ny establishment which primary use is for rese arch and development
purposes including, but not limited to , science and engineering
laboratories (research, developmen t, and testing), quality assurance work
(dimensional analysis), and software development and engineering.
Limited manufacturing uses are allowed as part of the primary use . Such
uses may not generate nuisances relate d to emissions, noise, odors, and
may not include outdoor storage and operations.
3.5 Future Development Assumption s
Development activities under this Specific Plan are anticipated to occur
over the next 1 5 to 20 years. During that time, it is assumed that only a
portion of the existing land uses will include new development and that
many of the existing structures will remain essentially the same in their
size and configuration but perhaps remodeled.
A br ief assessment of development conditions since 2000 is described
below, followed by a summary of future market demand. Based on this
information, future development assumptions for eac h district are
identified, which will be use d as the basis for infrastr ucture improvements
and potential environmental imp acts as described in the Downtown Dublin
Spec ific Plan Environmental Imp ac t Report.
Past Development Activities
Downtown Dublin is lar gely built-out and there are very few vacant parcels
on which new development could occur. Future development will
therefore occur as propertie s are modified, in some cases at a higher
density. Due to existing FAR and parking requireme nts, limited net ne w
additional density opportunities exist, particularly in the Village Parkway
District.
Based on City estimates and as described in the Downtown Dublin
Opportunities, Issues & Strategies Report (RBF Consulting, 2009),
approximately 258,7 34 square feet of n on-residential development has
occurred sinc e adoption of the West Dublin BART, Downtown Core, and
Village Parkway Specific Plans in December 2 000. With the exce ption of a
senior residential de velopment (Wicklow Square) and senior cente r
(15,300 square fe et), all of this development (243,434 square feet) has
been commercial retail development. There has been no hotel, offic e or
residential deve lopment constructed in the Downtown December 2000
through 2009 , despite the fact that the three above mentioned specific
plans collectively allowed for nearly 3.2 million square feet of
retail/office/commercial space, 150 hotel rooms, and 740 residential
dwelling units.
Large format retail has also been changing and now competes directly with
online shopping. A more diverse and mixed development patte rn is more
likely to replace large format retail in due time.
Proposed New Development
Several new projects are either under construction or have been entitled in
the Specific Plan Area. The most significant development is the
construction of the West Dublin/Pleasanton BART Station. The station is
being constructed within the median of Interstate 580 with pede strian
access north and south over both sections of the freeway. By the year
2013, the project is projected to accommodate 8 ,600 users per day.
W ithin the City of Dublin, a 713 -space parking garage has been constructed
at the souther n terminus of Golden Gate Drive for BART commute rs. As
part of the BART project, a 150 -r oom hotel, 7,500 square fee t of retail
space have been planned for (Stage I Deve lopment Plan), and 3 09
residential units (Essex) have been entitled west of Golden Gate Drive.
30
L A ND USE AND DEV EL OPM ENT P LAN | 3
DOWNTOWN DUBLIN SPECIFIC PLAN 47
Development Pl an
This Specific Plan provides a development plan for the next 15 to 20 years.
Each Specific Plan district identifies a broad range of land uses that can be
develope d, either outright or through a Conditional Use Permit. These
land uses, which include re gional retail, commu nity retail, office,
residential, mixed use and public uses, are described in detail in Section
3.4: Land Use Designations. This approach will allow greater flexibility in
the ultimate development pattern, while still maintaining a common vision
for function and urban character within Downtown Dublin.
For each district, this Specific Plan identifies a specific set of development
standards that will apply to all new buildings an d significantly remodeled
buildings. These standards include lot size and building placement, access,
parking, building density or floor area ratio (FA R), and building height and
setbacks.
The actual density of development allowed on a particular parcel will be
regulated by the FAR. This Specific Plan identifies both a base FAR that is
allowed outright and a maximum FAR that c an be c onstructed based on
the use and district. If a property owner would like to develop a project
beyond the base FAR, they may obtain additional square footage up to the
max imum FAR by drawing on the Development Pool that has been
established for spec ific use s in each district. The density Development
Pool applies to both residential and non-residential development. As
shown be low in Table 3 -3: Base and Maximum FAR Per District, the
maximum FAR would be greater than the base FAR for the Retail and
Transit-Oriented Districts, but would remain the same in the Village
Parkway Distric t.
Table 3-3: Base and Maximum FAR Per District
D ISTRICT BASE FAR MAXIMU M
FAR
Retail 0.35 2.0
The Core 0.50 2.5
Transit-Or iented 0.50 2.5
Village Parkway 0.35 0.35
Downtown Dublin is largely built out, which me ans that new development
projects will primarily replace (or expand upon) existing developments and
land uses. Based on discussions with stakeholders, the general public, and
City staff, as well as an assessment of underutilized parcels, a conservative
esti mate was made that 50% of the parcels within Downtown Dublin could
be pr ivately developed with new d evelopment projects over th e ne xt 15+
years.
This Spe c ific Plan allows for a future construction of approximately 2 .2
million square feet of non-residential development and 2,916 3,381
residential dwelling units (416 of these units are ex empt from the
Community Benefit Program as further described in Section 6.4
Development P ool and Community Benefit Pr ogram).
Assuming an average of 1,200 square fe et per residential unit (and an
average of 500 square fee t per hotel r oom), this represents 5.83 million
square fe et under this Specific Plan.
A breakdown of deve lopment potential (including base and maximum FA R)
by district is shown in Table 3-4: Net New Development.
31
3 | L A ND U SE A ND DE VEL OPM ENT PL A N
48 CITY OF DUBLIN
Table 3-4: Net New Development
DISTRICT NON -RESIDENTIAL
(SF)
R ESIDENTIAL
(DU)
MINIMUM
RESIDE NTIAL
DENSITY
Retail
2,166,8101,866,810
(+150 hotel rooms)
2,916 3,381
22 units/net acre
Transit-
Orie nted
30 units/net acres
Village
Parkway 20,730 No minimum
Total
2,262,540 1,962,540
(includes 150
hotel rooms)
2,916 3,381
Notes: Includes projects that have been approved, but not yet constru cted.
Includes 416 units which are exempt from the Devel opment Pool, as further
discussed in Section 6.4: Development Pool and Community Benefit Program .
While this represents the theor etical buildout of net new development in
Downtown Dublin, the ultimate amoun t of future development will likely
be less due to non-tangibles such as mar ket demand, ownership patterns,
tenant le ase terms, other availab le vacant land (e.g. East Dublin), etc.
A dditionally, Downtown Dublin is large ly developed, resulting in significant
physic al limitations such as parcel configurations, parking, and circulation.
When a project applicant proposes to deve lop using a portion of the
de nsity development poo l alloc ation, they will be required to enter into an
agreement with the City and provide a community benefit in ac cordance
with the Commu nity Benefit P rogram. The life of the agreement will be
limite d to a specific time period so that if a project is not constructed, the
square footage can be returned to the density development pool and
available for use by another development pro ject in the same District. See
Section 6.4 for further discussion on th e density development poo l and
Community Benefit Program.
32
4 | DEV E L OP M E NT STA NDA RDS A ND DESI GN GUIDEL INES
52 CITY OF DUBLIN
Dublin Boulevard or San Ramon Road
Ot
h
er
S
t
r
ee
t
s
Buildable Area Required Setbacks
2
1
4
5
6
Residential Property Non-Residential Prope r ty
7
7
7
No
n
-Resid
e
nti
a
l
P
r
op
er
t
y
1
2
1
2
4
Property Line
L OT SIZE A ND BUILDING PLACEMENT
1 Lot Width1 50 ft min
2 Lot Depth1 80 ft min
3 Lot Size 1 10,000 sf min
4
Street Setback from
Dubl in Boulevard and
San Ramon Road
10 ft min
The street se tback may be improved as an extension of
the publi c sidewalk if accessible to the public through an
established easement . Along Dublin Bou levard, upper
floors above 20 ft may reduce setback to 5 ft.
5 Stree t Setback from
Other Stree ts
5 ft min
Th e stree t setback may be impro ved as an extension of
the publi c sidewalk if accessible to the public through an
established easement
6
Internal Setback from
Prope rty Lines shared
with Residential Uses
15 ft min
7
Internal Setback from
Property Lines shared
with Non-Residential
Uses
Pe r Building Code
8 Freeway/Drainage
Channel Setback
10 ft min from property lin es adjace nt to freeway or
drainage channel
9 Required Frontage
Buildout2 Not required
Notes 1 These standards only apply to new lan d subdivisions and do not apply to
condomini um subdivi sions
2 If residential units are provided, see buildout requirements in the Building
Design table, below
Figure 4-3: Exam ples of Lot Size and Building Placements in the
Retail District
33
DEVEL OPM ENT STA N D A R D S A ND D ESI GN GUIDEL INES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 57
BUILDING DESIGN
1 Floor Area Ratio (FAR)
0.35 base, outside “The Core ” and 0.50 in “The Core ”
2.0 max outside “The Core ” and 2 .5 max in “The Core ”. In
this area, the FAR may be averaged across the parcels
(excluding the Town Square) (required participation in the
development density pool, an agre ement with the City,
and provision of a community benefit in compl iance with
the Community Benefit Program)1
2 Residential Units
Not permitted west of San Ramon Road.
Al lowed at a minimum density of 22 units per net acre.
Permitted within a mixed-use deve lopment if designed
based on the foll owi ng standards:
◼ The development includes ground floor retail or
offi ce space that equals an FAR of 0.3 min
◼ Retail or office space is built along at least 80% of
the property’s total street frontage and se t back no
more than 10 ft from the buildin g setback
requirement
◼ Common open spac e for the re si denti al units are
provide d at a rate of 15% of the site ’s total area
◼ The above standards may be modified through an
SDR as part of a mixed-use development in the
Town Core area.
Projects that include residenti al development within 1,000
ft. of either Interstate 580 or 68 0 (or less per Bay Area Air
Quality Manage ment District’s current guidelines) shall
incorporat e the following standards to minimize
potentially adverse air quality affec ts:
◼ Configure the proposed buildings so that the bulk of
the building is located farthe r from the highway.
◼ Place heating ventilat ion and air conditioning
(HVAC) system intakes as far away from highway as
fe asibl e .
◼ Include high effici enc y filters in the HVAC system
(rated with a mi nimum effici e ncy rating value
[MERV] of at least 13). This wou ld also includ e a
commitment to regular maintenance an d
replacement of fil ters as needed.
◼ Provi de positive pressure with the HVAC system in
all occupied spaces to prevent the incursion of
outside air that bypasses the HVAC filters.
◼ To reduce the amount of outside unfilt ered ai r
indoors, do not place operable windows in cl ose
proximity to the highway. In addition, signs should
be posted to kee p exterior doors closed when not in
use.
3 Building Height
6 8 fl oors and no more than 7 5 feet to the finished floor of
the highest story. Maximum max building height i s 90 feet
(tower eleme nts, architectural and articulated desi gn
features, solar panels, and small-scale wind turbines may
e xte nd 10 ft max beyond this he ight). The height may be
increased t hrough an SDR in the Town Core area.
Mini mum building height in “Th e C ore ” is 40 feet, except
for structures within the Town Square
4 Building Stepbacks Encouraged on upper fl oors, but not requi red
5 Allowed Frontages2
At le ast one of the following frontages (based on the
ground floor use) shall be provided on all facades that
fr ont a stre et:
◼ Anchor Storefronts
◼ Storefronts
◼ Office/Lodging Fronts
◼ Auto Service Fronts
◼ Public Fronts
6 .
Ground Floor
Commercial in “The
Core ”
Minimum height of ground floor to second floor is 1 8 fee t
Provide a minimum of 5 0 feet of depth; 60 feet is pre ferable
Space structural colum ns 30 feet apart
Notes 1 Refer to Section 3.5: Future Development Assumptions
2 For frontage standards/guidelines, see Section 4.4: Design Standards and
Guidelines
34
4 | DEV E L OP M E NT STA NDA RDS A ND DESI GN GUIDEL INES
58 CITY OF DUBLIN
PROJE CTIONS AND ENCROACHMENTS INTO SETBA CKS
1 Bal c onies
4 ft max into all setbac ks
12 ft min ve rtical cl earance required over si dewal ks,
walkways, and private outdoor spaces
2 Stoops
Permitted for residen tial use only
5 ft min usable walkway must be maintaine d on private
streets and 10 ft on public streets
3 Bay Windows
2 ft max into al l setbacks
4 ft max along Dubl in Boulevard
12 ft min vertical c learance required ove r sidewalks,
walkways, and private outdoor spaces
4 Window Shades
(Vertical / Hori zontal)
5 ft max into all se tbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 Tre llises
5 ft max into all setbacks
8 ft min ve rtical clearance required over sidewalks,
walkways, and pri vate outdoor spaces
6 Storefront Awnings
6 ft max into all setbacks
8 ft max along Dublin Boulevard and Golden Gate Drive
8 ft min vertical clearance required over sidewal ks,
walkways, and pri vate outdoor spaces
7 Roofs 5 ft max into all setbacks
8 Projecti ng Signs
4 ft max into all se tbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
9 Buildi ng Lighting
3 ft max into all setbacks
If extendi ng more than 6 i n from the facade, 8 ft min
ve rtical clearance required over sidewalks, walkways, and
private outdoor spaces
= Property Line
1
2
3
4
5
6
7
8
9
NOTE: Buildings shown built to setback line
35
4 | DEV EL OPM ENT STA NDA RDS A ND D ESIGN GUIDEL INES
86 CITY OF DUBLIN
Office/Lodging Fronts
The following guidelines apply to facades that are designed with
office/lodging fronts:
◼ At least 20% of the facade ’s surfac e area should consist of
windows (inc luding glass on doors). Windows shall be provided
on all floors of the building. Exceptions to window area may be
approved for parking structures. See Section 4.4.14 for design
guidelines for Parking Struc tures.
◼ Both common entrances (to lobb ies or interior courtyards) and
private entrances (to individual busin e ss suites on the ground
floor) may be provided.
◼ Primary building entranc e s should be highlighted and se rve as the
prominent building feature with elements such as (but not limited
to) r ece sse d or protruding entr ie s, tower e lements, different
materials/colors, decorative or display windows, shade struc tures
or galleries, and spe cial paving and landscaping.
◼ A wn ings, marquees, window shades and trellises, and second
floor balconies are enco urage d to provide shade.
◼ Porte -cochere s (covered dr iveways providing temporary guest
registration parking and valet ser vices) may be provided on
lodging fronts.
◼ Fences, walls, and hedges that are located along this fr ontage
should not exceed a height of 40 inche s.
◼ Raised planters are allowed betwee n the sidewalk and the
building. If a planter is raised, it should be ele vated a max imum of
40 inche s above the elevation of the adjacent sidewalk. Planters
that are designed to retain and filter stormwater runoff from the
roof ar e encouraged.
Examples of Office/Lo dging Fronts
36
DEV EL O PM ENT STA NDA RDS A ND DESIGN GUIDEL INES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 103
4.4.14 Parking Areas
Surface Parking Lots
◼ Where feasible, views of surface parking ar e as from sidewalks
should be mi nimized and parking should be located internally and
to the re ar of buildings that front a stree t. Landscaped buffers
along the perimeter of surface parking areas should include a
variety of trees, shrubs, and groundcovers designed to soften
views of parke d ve hicles from pedestrians walking along the
sidewalk, walkway, or private outdoor space . These landscaped
buffers may include fences, walls, or hedges.
◼ Surface par king areas should include measures to reduce
impervious surfaces, including, but not limi ted to:
Vegetated swales/planters;
Gre en gutters and flow-through planters;
Landscaped med ians/planters; and
Pervious/porous paving (for p arking stalls, walkways, and
driveways).
◼ Where feasible and appropriate, walkways that c onnect surface
parking ar eas to building entrances, sidewalks, private outdoor
spaces, and additional parking areas shou ld be provided.
◼ The length of par king spaces may be r educ ed by up to 2 2.5 fe et if
the vehicle will overhang a landscape p lanter which has be en
designed to accommodate th e vehicle overhang plus additional
spac e for planting. The plante r shall be protected by a curb or
wheel stop and should include low lying plants where the vehicle
will overhang the planter.
◼ Where feasible, c onsider innovative measures to manage
stormwater with “leftover” space in front of angled parking stalls.
◼ Parking spaces with decorative and perme able pave rs are strongly
encouraged.
◼ Evergree n tr ees are encouraged within parking lots.
◼ Where on-site circulation can be de signe d to permit it, shar ed
access to multiple parc els and businesses is strongly encouraged,
◼ A dir ect and clearly visible pedestrian connec tion shall be
provided through the surfac e parking lot that connects to the
primary building entrance and sidewalk.
◼ Landscaping and landscape buffers along side walks should be
attractive and should encourage and provide interest to
pedestr ians. Features such as benches may be incorporated into
these areas.
◼ Par king lots along sidewalks shall include perimeter shrubs with a
minimum height of 3 feet to sc reen parked vehicles.
37
IM PL EM ENTA TION A ND ADM INISTR A TI O N | 6
DOWNTOWN DUBLIN SPECIFIC PLAN 121
Table 6-1: Development Pool
DISTRIC T NON -RESI DENTI AL
SQUA RE FOOTAGE
N U MBER OF
RESIDENTIAL
DWELLI N GS
Retail 1,3201,0 20,220
(+150 hotel rooms) 2,500 2,965 Transit-Oriented
Village Parkway 0
The above De velopment Pool for the Transit-Oriented Distr ict includes the
AMB project (150,000 square feet of office and 30 8 r esidential dwellings),
the Essex projec t (309 residential dwellings) and the BART hotel (150 hotel
rooms and 7,500 square feet of c ommercial). In the event that these
projects are constr ucted, the cor responding de velopment potential will be
removed from the Developme nt Pool. As these projects were approve d
prior to the adoption of this Spe cific Plan, the developers are not required
to enter into the Community Be nefit Program. If these projects are not
constructed, the associate d development potential will be made available
to developers in the Transit-Oriented District. If only a portion of one of
these projects is constructed, the re maining development potential will be
returned to the De velopment Pool for the Tr ansit-Oriented District.
For all three distr ic ts, the density obtained from the Dev e lopment Pool will
be available to the property owner for the period of time specified in a
binding agreement between the City and the developer. At the expiration
of that pe riod, the density will be returned to the Deve lopment Pool if the
project has not been constructed.
The City will manage the Development Pool and maintain an inventory of
all projects that are develope d above the base FAR to ensu re that
development does not exceed the density cap in e ach distr ict.
Community Benefit Program
A Community Benefit Program will be established to ensure that
developers provide a benefit to the Spec ific Plan A rea in e xchange for
receiving a higher density on their property.
A deve loper who is taking part in the Community Bene fit Program will be
required to ente r into a binding agr eement with the City that spec ifies the
community benefit that will be provided in exchange for use of density
from the pool. The City will negotiate the terms of the A greement
including the per iod during which the density will be available to the
develope r and community benefits that will be provided by the developer.
A deve loper may be requir ed to provide one or a combination of benefits
in relation to the density they are obtaining from the Pool. Improvements
or fees which are require d by the Municipal Code are not considered to be
a community benefit and are regardless of the project status. Examples of
appropriate community be nefits that might be provided by the deve loper
include the following.
◼ Public Plaza or gathering space;
◼ Public Parks or Outdoor Play Ar e as;
◼ Measures aimed at reducing Greenhouses Gases and
Transportation trips including charging stations for electric
vehic les, preferre d parking for carpool vehic les, site specific
transportation demand management programs, etc .;
◼ Sponsor ship of a downtown spe cial event (e vent to be appr oved
by the City);
◼ Public Safety e nhancements including substation, vehicle s,
defibrillators, fire extinguishers, etc .;
◼ Enhanced stree tscape improvements (e .g. side walks, landscaping,
fountains, etc .);
◼ Pedestrian connections to other sites or facilities (e.g. easement
dedications and path way improve ments). Note: This does not
include pedestrian c onnections within the project site, whic h are
requir ed by good site planning principles;
◼ Transit improveme nts (e.g., enhance or construct bus shelte rs);
◼ Payment into a Downtown Fund for future public improvements;
and
38
2023 DDSP Amendment
CEQA Addendum
August 7, 2023
Planning Application Number: PLPA-2023-00001
Downtown Dublin Preferred Vision, November 2019
39
City of Dublin 2023 DDSP Amendment
CEQA Addendum | Page 1
8/15/23
2023 DDSP Amendment
CEQA Addendum
August 7, 2023
Project Description
The Downtown Dublin Specific Plan (DDSP) was adopted by the Dublin City Council in February
of 2011 with the intent of encouraging development within the downtown area that would be
more conducive to a more walkable, mixed development, and vibrant community. The DDSP
includes three distinct districts (Retail, Transit-Oriented, and Village Parkway Districts), with
separate development standards for each. The DDSP Environmental Impact Report (EIR) (SCH
#2010022005) was certified by the Dublin City Council concurrent with approval of the DDSP in
2011.
The proposed project (the project) will complete an amendment to the DDSP (2023 DDSP
Amendment) which would:
▪ Add Research and Development as a new land use allowed in Retail District and Transit-
Oriented District. Uses may include, but are not limited to, science and engineering
laboratories (research, development, and testing), quality assurance work (dimensional
analysis), and software developme nt and engineering . Manufacturing uses are limited to
less than ten percent of the building area . Such uses may not generate nuisances related
to emissions, noise, odors, and may not include outdoor storage and operations.
▪ Increase the floor area ratio (FAR) from 2.0 to 2.5 for the defined “The Core” area
located within the Retail District.
▪ Decrease the non-residential net new development and allowable allocation
(Development Pool) by 300,000 square feet; Net New Development from 2,166,810 to
1,866,810 and the Development Pool from 1,320,220 to 1,020,220 square feet.
▪ Increase the residential allowable allocation (Development Pool) by 465 units; from
2,500 to 2,965 units.
▪ Increase the building height in the defined area of “The Core” area of the Retail Distri ct
from six to eight floors and no more than 75 feet to the finished floor of the highest
story. This change would be consistent with the Transit-Oriented District standards.
▪ Incorporate minor revisions to the development standards and design guidelines (e.g.,
street setbacks, stoops, storefront awnings, etc.) in the Retail District.
The project would increase the number of residential units and corresponding ly decrease the
amount of non-residential development in the plan area, thereby maintaining the sam e
maximum level of development intensity (gross square footage) as analyzed in the DDSP EIR.
40
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CEQA Addendum | Page 2
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Prior CEQA Analysis
Downtown Dublin Specific Plan EIR
The DDSP Environmental Impact Report (EIR) (SCH #2010022005) was certified by the Dublin
City Council concurrent with approval of the DDSP in 2011 (City Council Resolution Nos 08-11
and 09-11). The EIR analyzed the environmental impacts of potential development associated
with the DDSP in accordance with the California Environmental Quality Act (CEQA).
Subsequent Amendments
Subsequent to adoption, the DDSP has been amended five times, the latest occurring in
November 2022. Two of these amendments included reappropriating the amount of residential
and non-residential development in the Retail and Transit-Oriented Districts.
All amendments were reviewed and recommended by the Planning Commission and approved
by the Dublin City Council . A CEQA Analysis with a supporting Initial Study was prepared as part
of each of these amendments and adopted by the Dublin City Council.
Proposed CEQA Analysis in this Document
The City of Dublin (City) has determined that an Addendum to the DDSP EIR is the appropriate
CEQA review for the project. This Addendum has been prepared pursuant to CEQA Guidelines
Section 15164 for the project. The City prepared an Initial Study dated August 7, 2023,
incorporated herein by reference, to assess whether any further environmental review is
r equired for this Project. Through this Initial Study, the City has determined that no subsequent
EIR or Negative Declaration is required per the following:
No Subsequent Review is Required per CEQA Guidelines Section 15162
CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental
review. After a review of these conditions, the City has determined that no subsequent EIR or
Negative Declaration is required for this project. This is based on the following analysis:
a) Are there substantial changes to the Project involving new or more severe significant
impacts?
There are no substantial changes to the project as analyzed in the DDSP EIR. The project is
similar to land uses for the project area analyzed in the DDSP EIR and there is no net
change in overall development intensity, as amended. As demonstrated in the Initial
Study, the project does not constitute a substantial change to the DDSP EIR analysis, will
not result in additional significant impacts, and no additional or different mitigation
measures are required.
b) Are there substantial changes in the conditions which the Project is undertaken involving
new or more severe significant impacts?
41
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There are no substantial changes in the conditions assumed in the DDSP EIR, as amended.
The project will not change the net development intensity in the project area, as
previously analyzed. This is documented in the attached Initial Study.
c) Is there new information of substantial importance, which was not known and could not
have been known at the time of the previous EIR that shows the Project will have a
significant effect not addressed in the previous EIR; or previous effects are more severe; or,
previously infeasible mitigation measures are now feasible but the applicant decl ined to
adopt them; or mitigation measures considerably different from those in the previous EIR
would substantially reduce significant effects but the applicant declines to adopt them?
As documented in the attached Initial Study, there is no new informati on showing a new
or more severe significant effect beyond those identified in the prior CEQA documents .
Similarly, the Initial Study documents that no new or different mitigation measures are
required for the project. All previously adopted mitigations continue to apply to the
project. The CEQA documents adequately describe the impacts and mitigations associated
with the proposed development on portions of the DDSP area .
d) If no subsequent EIR-level review is required, should a subsequent negative declaration be
prepared?
No subsequent Negative Declaration or Mitigated Negative Declaration is required
because there are no significant impacts of the project beyond those identified in the
DDSP EIR, as documented in the a ttached Initial Study.
Conclusion
This Addendum is prepared pursuant to CEQA Guidelines Section 15164 based on the attached
Initial Study. The Addendum and Initial Study review the proposed 2023 Amendments to the
DDSP as discussed above. Through the adopti on of this Addendum and related Initial Study, the
City determines that the above minor changes do not require a subsequent or supplemental EIR
or Negative Declaration under CEQA Section 21166 or CEQA Guidelines Sections 15162 and
15163. The City further determines that the DDSP EIR adequately addresses the potential
environmental impacts of the 2023 DDSP Amendment.
There are no project changes, new information or changed circumstances that would result in a
new or substantial increase in severity of a significant impact from those identified in the DDSP
EIR because the proposed 2023 DDSP Amendment would not exceed the maximum allowable
land development limits as defined in the DDSP EIR (as amended). No standards for requiring
supplemental environmental revi ew under CEQA are met.
As provided in Section 15164 of the CEQA Guidelines, this Addendum need not be circulated for
public review, but shall be considered with the prior environmental documents before making a
decision on this project.
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CEQA Addendum | Page 4
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The Initial Study, the DDSP and EIR, and the previous amendments are incorporated herein by
reference and are available for public review during normal business hours in the Community
Development Department, Dublin City Hall, 100 Civic Plaza, Dublin, CA.
43
2023 DDSP Amendment
CEQA Initial Study
August 7, 2023
Planning Application Number: PLPA-2023-00001
Downtown Dublin Preferred Vision, November 2019
44
City of Dublin 2023 DDSP Amendment
CEQA Initial Study | Page i
8/15/23
Table of Contents
Introduction 1
Project Background 3
Prior CEQA Analysis 3
Project Description 4
Environmental Checklist 7
Determination 9
Environmental Analysis 10
List of Tables
Table 1: Change in Project Traffic Trips 38
List of Figures
Figure 1: Project Location 2
Figure 2: Downtown Dublin Specific Plan Districts 3
Figure 3: Downtown Preferred Vision Town Square, Street Grid, and The Core 5
45
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2023 DDSP Amendment
Introduction
Project Title
2023 DDSP Amendment
(PLPA-2023-00001)
Lead Agency
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Contact
Amy Million
Principal Planner
Phone: 925/833-6610
Amy.Million@dublin.ca.gov
Project Location
The Downtown Dublin Specific Plan (DDSP) project area is located in the southwestern portion
of the City of Dublin and is approximately 284 acres in size . The project area is g enerally bound
by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to the west, and
Amador Valley Boulevard to the north. There are some partial boundary limits that extend
beyond those roadways, most notably portions of San Ramon R oad and Amador Valley
Boulevard, and all of the Village Parkway, which are located within the Specific Plan area . See
Figure 1: Project Location.
46
City of Dublin 2023 DDSP Amendment
CEQA Initial Study | Page 2
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Figure 1: Project Location
Project Applicant / Sponsor
City of Dublin
100 Civic Plaza
Dublin, CA 94568
General Plan Designation
▪ Downtown Dublin – Village Parkway District
▪ Downtown Dublin – Transit-Oriented District
▪ Downtown Dublin – Retail District
Zoning
▪ DDZD – Downtown Dublin Zoning District
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Project Background
The Downtown Dublin Specific Plan (DDSP) was adopted by the Dublin City Council in February
of 2011 with the intent of encouraging development within the downtown area that would be
more conducive to a more walkable, mixed-use, and vibrant community. The boundaries of the
DDSP encompassed boundaries of five other specific plans that were dissolved when the DDSP
was adopted. The DDSP includes three distinct districts (Retail, Transit-Oriented, and Village
Parkway Districts), with separate development standards for each. See Figure 2: Downtown
Dublin Specific Plan Districts.
Figure 2: Downtown Dublin Specific Plan Districts
Prior CEQA Analysis
Downtown Dublin Specific Plan EIR
The DDSP Environmental Impact Report (EIR) (SCH #2010022005 ) was certified by the Dublin
City Council concurrent with approval of the DDSP in 2011 (City Council Resolution Nos 08 -11
and 09-11). The EIR analyzed the environmental impacts of potential development associated
with the DDSP in accordance with the Calif ornia Environmental Quality Act (CEQA).
48
City of Dublin 2023 DDSP Amendment
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Subsequent Amendments
Subsequent to adoption, the DDSP has been amended five times, the latest occurring in
November 2022. Two of these amendments included reappropriating the amount of residential
and non-residentia l development in the Retail and Transit-Oriented Districts.
All amendments were reviewed and recommended by the Planning Commission and approved
by the Dublin City Council . A CEQA Analysis with a supporting Initial Study was prepared as part
of each of these amendments and adopted by the Dublin City Council.
Project Description
The proposed project (the project) is to complete an amendment to the DDSP (2023 DDSP
Amendment) which would:
▪ Add Research and Development as a new land use allowed in Retail District and Transit -
Oriented District. Uses may include, but are not limited to, science and engineering
laboratories (research, development, and testing), quality assurance work (dimensiona l
analysis), and software development and engineering. Manufacturing uses are limited to
less than ten percent of the building area . Such uses may not generate nuisances related
to emissions, noise, odors, and may not include outdoor storage and operations .
▪ Increase the floor area ratio (FAR) from 2.0 to 2.5 for the defined “The Core” area
located within the Retail District (see Figure 3: Downtown Preferred Vision Town
Square, Street Grid, and The Core).
▪ Decrease the non-residential net new development and allowable allocation
(Development Pool) by 300,000 square feet; Net New Development from 2,166,810 to
1,866,810 and the Development Pool from 1,320,220 to 1,020,220 square feet.
▪ Increase the residential allowable allocation (Development Pool) by 465 units; from
2,500 to 2,965 units.
▪ Increase the building height in the defined area of “The Core” area of the Retail District
from six to eight floors and no more than 75 feet to the finished floor of the highest
story. This change would be consistent with the T ransit-Oriented District standards.
▪ Incorporate minor revisions to the development standards and design guidelines (e.g.,
street setbacks, stoops, storefront awnings, etc .) in the Retail District.
The project would increase the number of residential units and correspondingly decrease the
amount of non-residential development in the plan area, thereby maintaining the same
maximum level of development intensity as analyzed in the DDSP EIR .
49
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Figure 3: Downtown Preferred Vision Town Square , Street Grid, and The Core
Other Public Agencies Whose Approval Is Required
None.
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Environmental Checklist
Environmental Factors Potentially Affected by the Project
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
Aesthetics Agricultural and Forestry
Resources Air Quality
Biological Resources Cultural Resources Energy
Geology/Soils Greenhouse Gas
Emissions Hazards & Hazardous
Materials
Hydrology/Water
Quality Land Use/Planning Mineral Resources
Noise Population/Housing Public Services
Recreation Transportation/Traffic Tribal Cultural
Resources
Utilities/Service
Systems Wildfire Mandatory Findings
of Significance
Instructions
1. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the
parentheses following each question (see Source List, attached). A "No Impact"
answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g., the project falls
outside a fault rupture zone). A "No Impact" answer should be explained where it is
based on project-specific factors as well as general standards (e.g., the project will
not expose sensitive receptors to pollutants, based on a project-specific screening
analysis).
2. All answers must take account of the whole action involved, including off -site as well
as on-site, cumulative as well as project-level, indirect as well as direct, and
construction as well as operational impacts.
3. Once the lead agency has determined tha t a particular physical impact may occur,
then the checklist answers must indicate whether the impact is potentially
significant, less-than-significant with mitigation, or less-than-significant. “Potentially
Significant Impact” is appropriate if there is substantial evidence that any effect may
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be significant. If there are one or more "Potentially Significant Impact" entries when
the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant with Mitigation Incorporated: applies
where incorporation of mitigation measures has reduced an effect from “Potentially
Significant Impact” to a “Less Than Significant Impact.” The lead agency must
describe the mitigation measures, and briefly explain how they reduce the effect to
a less-than-significant level.
5. Earlier Analysis may be used where, pursuant to the tiering, program EIR, or other
CEQA process, one or more effects have been adequately analyzed in an earlier EIR
or negati ve declaration. Section 15063(c)(3)(D). In this case, a discussion should
identify the following on attached sheets:
a. Earlier analysis used. Identify earlier analyses and state where they are available
for review.
b. Impacts adequately addressed. Identify whic h effects from the above checklist
were within the scope of and adequately analyzed in an earlier document
pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c. Mitigation measures. For effects that are "Less Than Significant with Mitigation
Incorporated," describe the mitigation measures, which were incorporated or
refined from the earlier document and the extent to which they address site -
specific conditions for the proj ect.
6. Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7. Supporting information sources. A source list should be attached, and other sources
used, or individuals contacted should be cited in the discussion.
8. This is only a suggested form, and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist
that are relevant to a project's environmental effects in whatever format is selected.
9. The explanation of each issue shoul d identify:
o The significance criteria or threshold, if any, used to evaluate each question;
and
o The mitigation measure identified, if any, to reduce the impact to less than
significance.
10. Have California Native American tribes traditionally and culturally a ffiliated with the
project area requested consultation pursuant to Public Resources Code Section
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21080.3.1? If so, has consultation begun?
Note: Conducting consultation early in the CEQA process allows tribal governments,
lead agencies, and project proponents to discuss the level of environmental review,
identify and address potential adverse impacts to tribal cultural resources, and
reduce the potential for delay and conflict in the environmental review process . (See
Public Resources Code Section 21083.3.2.) Information may also be available from
the California Native American Heritage Commission’s Sacred Lands File per Public
Resources Code Section 5097.96 and the California Historical Resources Information
System administered by the California Office of Historic Preservation. Public
Resources Code Section 21082.3(c) contains provisions specific to confidentiality.
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Determination
On the basis of this initial evaluation:
I find that the project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the project could have a significant effect on the environment, there will
not be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent . A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the project MAY have a significant effect on the environment and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the project MAY have a potentially significant or a potentially significant unless
mitigated impact on the environment, but at least one effect (1) has been adequately analyzed
in an earlier document pursuant to applicable legal standards, and (2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets . An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain
to be addressed.
I find that although the project could have a significant effe ct on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures that are imposed upon the project, nothing further is required.
X
CITY OF DUBLIN
_____________________ August 7, 2023
Amy Million, Principal Planner Date
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Environmental Analysis
The discussion below analyzes the potential environmental impacts of the project per the
criteria as described in Public Resources Code Section 21166 and CEQA Guidelines Section
15162. For convenience, this analysis uses Appendix G of the CEQA Guidelines as a framework
for analysis. As such, the checkboxes in the column labeled “Equal or Less Severe Impact than
Identified in the DDSP EIR ” in the tables below indicates that no new environmental review is
required because none of the standards under Public Resour ces Code Section 21166 and CEQA
Guidelines Section 15162 are met. There are no project changes, new information or changed
circumstances that would result in a new or substantial increase in severity of a significant
impact from those identified in the Downtown Dublin Specific Plan (DDSP) EIR because the
proposed 2023 DDSP Amendment would not exceed the maximum allowable land development
limits as defined in the DDSP EIR (as amended). No standards for requiring supplemental
environmental review under CEQA a re met.
Aesthetics
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
1. AESTHETICS. Would the project:
a) Have a substantial adverse effect o n a scenic vista? ☒
b) Substantially damage scenic resources, including but not
limited to trees, rock outcroppings, and historic buildings
within a state scenic highway?
☒
c) Substantially degrade the existing visual character or
quality of public views of the site and its surroundings?
(Public views are those that are experienced from
publicly accessible vantage point). If the project is in an
urbanized area, would the project conflict with
applicable zoning and other regulations governing scenic
quality
☒
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the
area?
☒
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Project Impacts and Mitigation Measures
(a) Scenic v istas, v iews
As described in the DDSP EIR, there are no designated scenic vistas in the vicinity of the project
area and, therefore, there would be no impact.
(b) Scenic resources
Located in an urban setting , the project area is fully developed and there are no natural or built
features that are considered scenic resources.
Portions of the project area are visible from Interstate -680 (an officially designated State Scenic
Highway and a locally designated scenic route), Interstate -580 (a highway eligible for
designation as a State Scenic Highway and locally designated scenic route), and San Ramon
Road (a locally designated scenic route).
As described in the DDSP EIR, all proposed projects visible from Interstate -680 and Interstate-
580 would be subject to design review per polices of the General Plan. Furthermore, specific
projects would be required to comply with the development standards and be consistent with
the design guidelines as identified in the DDSP , as amended.
(c) Conflict with applicable zoning and other regulations governing scenic quality
The project area is located in an urban built -out area and is adjacent to two major interstate
freeways.
The DDSP EIR concluded that impacts to the existing visual character wou ld be less than
significant. The project would increase the building height in the defined area of “The Core”
area of the Retail District from six to eight floors and no more than 75 feet to the finished floor
of the highest story. This change would be consistent with the Transit-Oriented District
standards.
All new development projects would be required to comply with the FAR, as amended . Future
projects would also be required to comply with other existing development standards and be
consistent with the design guidelines as identified in the DDSP.
These DDSP changes to the development standards and design guidelines (as amended) would
not conflict with zoning or other regulations governing scenic quality.
(d) Create a new source of substantial light or glare
The project area is located within an urban area that produces considerable light and glare .
Newly proposed development projects would be required to comply with the DDSP which
includes a number of specific design guidelines that address light and gl are.
The DDSP EIR concluded that impacts from light and glare would be less than significant. The
project would continue to require that all new development projects comply with the DDSP
design guidelines regarding light and glare.
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Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the se verity of
the previously identified aesthetic/visual impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements, there would be no new or substantially
more severe significant impacts to aesthetic resources beyond what has been analyzed in the
DDSP EIR and no other CEQA standards for supplemental review are met . Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Agricultural and Forestry Resources
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSPEIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California Department of Conservation as an optional model
to use in assessing impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency,
to non-agricultural use?
☒
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? ☒
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion
of Farmland to non-agricultural use or conversion of
forest land to non-forest use ?
☒
d) Result in the loss of forest land or conversion of forest
land to non-forest use? ☒
e) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion
☒
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ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSPEIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
of Farmland, to non -agricultural use or conversion of
forest land to non-forest use?
Project Impacts and Mitigation Measures
(a-e) Convert farmland or conflict with zoning
The project area is located in an urbanized setting where there are no agricultural or forestry
resources. As described in the DDSP EIR, agricultural and forestry resources were not analyzed
as they were determined to be an “effect found not to be significant” and, therefore, there
would be no impact on agricultural and forest resources and no further environmental review is
required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Air Quality
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the
Severity of
an Impact
Identified
in the
DDSPEIR
Equal
or Less
Severe
Impact
than
Identifi
ed in
the
DDSP
EIR
a) Conflict with or obstruct implementation of the
applicable air quality plan? ☒
b) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non -
attainment under an applicable federal or state ambient
air quality standard?
☒
c) Expose sensitive receptors to substantial pollutant
concentrations? ☒
d) Result in other emissions (such as those leading to odors
adversely affecting a substantial number of people? ☒
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Project Impacts and Mitigation Measures
(a) Consistent with air quality plans
As described in the DDSP EIR, short-term air quality impacts associated with construction would
be anticipated with future development projects; however, all development within the project
area would be required to comply with the Bay Area Ai r Quality Management District
(BAAQMD) control measures identified in the DDSP EIR.
Additionally, the DDSP EIR concluded that the DDSP is consistent with population growth
assumptions in the BAAQMD Clean Air Plan, and it is anticipated to reduce vehicle miles
traveled due to the DDSP guiding principles to create a walkable, transit -oriented, and mixed-
use community. The project does not increase the overall net development intensity in the
DDSP, as amended. As such, the project would not conflict with or obstruct implementation of
an air quality plan.
(b) Project emissions
Because all future development projects would be required to comply with the design
standards in the DDSP and applicable air quality regulations as identified in the DDSP EIR, the
project would not conflict with or obstruct the air quality plan, violate air quality standards, nor
result in cumulatively considerable net increase in any criteria pollutant.
(c) Expose sensitive receptors to pollutant concentrations and create odors
As described in the DDSP EIR, because all future development projects that generate toxic air
contaminants are required to comply with BAAQMD rules, regulations, and permitting
requirements, and all projects are required to comply with the California Air Re sources Board’s
rules and regulations and implement any applicable toxics control measures, the project would
not expose sensitive receptors to pollutant concentrations and create odors.
With adherence to applicable regulatory requirements, there will be no new or substantially
more severe significant impacts to exposing sensitive receptors to substantial pollutant
concentrations beyond what has been analyzed in the DDSP EIR and no other CEQA standards
for supplemental review are met.
(d) Odors
As described in the DDSP EIR, odors anticipated within the project area would result from
construction activities and business operations (e.g., odors from restaurants or waste
receptacles). Construction odors would be temporary and are not generally considered
offensive. Future uses would be required to comply with City regulations as defined in the
Dublin Municipal Code (Chapter 8.24: Commercial Zoning Districts, Chapter 8.64: Home
Occupations Regulations, and Chapter 8.20: Residential Zoning Districts) which minim ize
operational odors. Therefore, impacts would remain less than significant.
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Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the informatio n in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified air quality impacts, nor result in new significant impacts .
With adherence to applicable regulatory requirements, ther e would be no new or substantially
more severe significant impacts associated with air quality resources beyond what has been
analyzed in the DDSP EIR and no other CEQA standards for supplemental review are met .
Therefore, no further environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Biological Resources
ENVIRONMENTAL IMPACTS
Issues
New
Signif icant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSPEIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
4. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special-status species in local
or regional plans, policies, or regulations, or by the
California Department of Fish and Wildlife or U.S. Fish
and Wildlife Service?
☒
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local
or regional plans, policies, regulations, or by the
California Department of Fish and Wildlife or U.S. Fish
and Wildlife Service?
☒
c) Have a substantial adverse effect on state or federally
protected wetlands (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
☒
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
☒
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ENVIRONMENTAL IMPACTS
Issues
New
Signif icant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSPEIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
☒
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
☒
Project Impacts and Mitigation Measures
(a-f)
The project area is located in an urbanized setting, is primarily development and has been
disturbed through prior development. As described in the DDSP EIR, biological resources were
not analyzed as they were determined to be an “effect found not to be significant.” Therefore,
there will be no impact on biological resources.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Cultural Resources
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSPEIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
5. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of
a historical resource pursuant to CEQA Guidelines
Section 15064.5?
☒
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to Section 15064.5? ☒
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ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSPEIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
c ) Disturb any human remains, including those interred
outside of dedicated cemeteries? ☒
Project Impacts and Mitigation Measures
(a-c)
The project area is located in an urban setting and most of the area has been disturbed through
prior development. As described in the DDSP EIR, cultural resources were not analyzed as they
were determined to be an “effect found not to be significant.” Therefore, there would be no
impact on cultural resources.
While the likelihood of finding archaeological resources is extremely low, Chapter 8.48
Archaeological Resources Regulations of the City of Dublin Municipal Code outlines a process to
protect archaeological resources and prehistoric or historic artifacts that are discovered during
any construction or excavation, which will be adhered to.
Additionally, all development projects constructed subsequent to certification of the 2023
DDSP Amendment are required to comply with Section 7050.5 of the California Health a nd
Safety Code in the event of the discovery or recognition of any human remains in any location
other than a dedicated cemetery during future development activities. Section 7050.5 requires
that there is no further excavation or disturbance of the area, o r any nearby area reasonably
suspected to overlie adjacent remains. If the human remains are of Native American origin, the
coroner must notify the Native American Heritage Commission within 24 -hours of
identification.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project will not substantially increase the severity of
the previously identified cultural resources impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements, there will be no new or substantially
more severe significant impacts to cultural resources beyond what has been analyzed in the
DDSP EIR and no other CEQA standards for supplemental review are met. Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Energy
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
13. ENERGY. Would the project:
a) Result in potentially significant environmental impact
due to wasteful, inefficient, or unnecessary consumption
of energy resources, during project construction or
operation?
☒
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency? ☒
(a-b) Wasteful consumption of energy resources and c onflict with local plan for renewable
energy
At the time the DDSP EIR was prepared, the Environmental Checklist Form (Appendix G of the
CEQA Guidelines) did not include energy. Therefore, the DDSP EIR did no t specifically analyze
impacts to energy.
Because the DDSP EIR has been certified, the determination of whether energy needs to be
analyzed for this project is governed by the law on supplemental or subsequent EIRs (Public
Resources Code Section 21166 and CEQA Guidelines, Sections 15162 and 15163). Energy is not
required to be analyzed under those standards unless it constitutes “new information of
substantial importance, which was not known and could not have been known at the time” the
DDSP EIR was certi fied as complete. (CEQA Guidelines Section 15162 (a)(3).)
Energy impacts were not analyzed in the DDSP EIR; however, this impact is not new information
that was not known or could not have been known at the time the previous EIR was certified.
The issue of energy was widely known prior to the certification of the DDSP EIR, particularly in
context to the environmental effects associated with greenhouse gas emissions.
Under CEQA standards, energy is not new information that requires analysis in a supplemental
EIR or Negative Declaration. No supplemental environmental analysis of the project's impacts
on this issue is required under CEQA.
Additionally, as described in the DDSP EIR, development under the DDSP includes mixed -use,
commercial, and transit-oriented development. The DDSP EIR concluded that construction fuel
consumption associated with the DDSP would not be any more inefficient, wasteful, or
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unnecessary than other similar development projects. Additionally, the public transit services
and proximity to the West Dublin / Pleasanton BART station would help ensure that
implementation of the DDSP would not result in the inefficient, wasteful, or unnecessary
consumption of transportation energy.
Newly proposed development projects in the DDSP would be require d to comply with all
Federal, State, and local requirements for energy efficiency, including Title 24 of the California
Code of Regulations regarding building energy efficiency standards. In addition, Chapter 7.94,
Green Building, of the City of Dublin Municipal Code encourages sustainable construction in the
following categories: planning and design, energy efficiency, water efficiency and conservation,
materials conservation and resource efficiency and environmental quality. The type of
development would not change as a result of this project and, therefore, impacts on energy
consumption would remain less than significant.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified energy impacts, nor result in new significant imp acts.
With adherence to applicable regulatory requirements, there would be no new or substantially
more severe significant impacts to energy resources beyond what has been analyzed in the
DDSP EIR and no other CEQA standards for supplemental review are met . Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Geology and Soils
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
6. GEOLOGY AND SOILS. Would the project:
a) Directly or indirectly cause potential substantial adverse
effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
☒
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ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
Zoning Map issued by the State Geologist for the
area or based on other substantial evidence of a
known fault?
ii) Strong seismic ground shaking? ☒
iii) Seismic-related ground failure, including
liquefaction? ☒
iv) Landslides? ☒
b) Result in substantial soil erosion or the loss of topsoil? ☒
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project,
and potentially result in on - or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
☒
d) Would the project be located on expansive soil, as
defined in Table 18-1 -B of the Uniform Building Code
(1994), creating substantial direct or indirect risks to life
or property?
☒
e ) Would the project have soils incapable of adequately
supporting the use of septic tanks or alternative
wastewater disposal systems where sewers are not
available for the disposal of wastewater?
☒
f) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? ☒
Project Impacts and Mitigation Measures
(a, i-iii) Seismic h azards
As described in the DDSP EIR, there are three faults within six miles of the project area and
future development projects may be subject to liquefaction . Mitigation Measure 3.3-1 requires
project applicants to consult with a registered geotechnical engineer t o complete a site-specific
geotechnical investigation prior to development of individual projects. The project will comply
with Mitigation Measure 3.3-1 in all respects, including reviewing ground shaking and
liquefaction effects. Recommendations made by the geotechnical engineer will be incorporated
into the project plans. Future development project will also be required to comply with the
latest version of the California Building Code which includes design standards to protect
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structures from seismic haza rds. Therefore, these impacts will be reduced to a less than
significant level.
(a, iv) Landslides
As described in the DDSP EIR, the project area is relatively flat, lacks steep slopes, and is not
within a seismic hazard zone where landslides may occur dur ing a strong earthquake and,
therefore, there would be no impact.
(b) Erosion/topsoil loss
As described in the DDSP EIR, future development could result in soil erosion or loss of topsoil
during construction. Mitigation Measures 3.5-1a and 3.5-1b require compliance with the City’s
Public Works Department Policy No. 95 -11, National Pollutant Discharge Elimination System
permit process, and the City’s Building Code requirements. Compliance with Mitigation
Measures 3.5-1a and 3.5-1b during construction would continue to mitigate impacts to soil loss
and erosion to less than significant levels.
(c-d) Soil stability
As described in the DDSP EIR, the project area does not exhibit characteristics of expansive
soils; however, site-specific soil evaluations and adherence to City and State building codes is
required as part of any proposed development.
(e) Soil capability to support wastewater disposal, including septic
As described in the DDSP EIR, the project area does not exhibit characteristics of expansive soils
and wastewater sewers will be available to all new development projects. Therefore, there will
be no impact.
(f) Paleontological/unique geological resources
As described in the DDSP EIR, the project area is located in an urban setting a nd has been
disturbed through prior development. There are no identified cultural resources within the
project area and, therefore, there will be no impact to paleontological or unique geologic
resources.
While the likelihood of finding unrecorded and unidentified artifacts is extremely low,
regulatory requirements identified within the DDSP EIR with respect to the discovery of
potential cultural resources during construction will continue to apply.
Conclusion
The project does not propose substantial change s that were not previously analyzed in the
DDSP EIR that will require major changes to the EIR. Based on the information in the DDSP EIR
and this environmental analysis, the project will not substantially increase the severity of the
previously identified geology and soils impacts, nor result in new significant impacts.
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With adherence to applicable regulatory requirements and mitigation measures, there would
be no new or substantially more severe significant impacts to the discovery of potential cultural
resources beyond what has been analyzed in the DDSP EIR and no other CEQA standards for
supplemental review are met. Therefore, no further environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Greenhouse Gas Emissions
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
7. GREENHOUSE GAS EMISSIONS. Would the project:
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
environment?
☒
b) Conflict with applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of
greenhouse gases?
☒
Project Impacts and Mitigation Measures
(a-b) Generate greenhouse gas (GHG) emissions or conflict with GHG plans or regulations
As described in the DDSP EIR , California is a substantial contributor of global greenhouse gases,
emitting over 400 million tons of CO 2 a year and that it is not anticipated that any single
development project would have a substantial effect on global climate change.
Greenhouse gas emissions from the project would include emissions from area sources and
mobile sources associated with new projects. Cumulative GHG emissions could occur as a result
of future development under the DDSP. This development was previously considered, and the
project will not result in a substantial change than what was analyzed in the DDSP EIR .
Additionally, future projects within the project area and the rest of the City would be reviewed
on a project-by-project basis to ensure their compliance with the City’s Climate Action Plan
2030 and Beyond to determine if any i mpacts would occur beyond those already identified in
DDSP EIR . Furthermore, the DDSP includes several measures that would help to reduce GHG
emissions.
The project is consistent with the overall goals of the Metropolitan Transportation
Commission’s Plan Bay Area 2040 Regional Transportation Plan/Sustainable Communities
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Strategy in concentrating new development in locations where there is existing infrastructure ,
as well the GHG reduction planning efforts and housing performance targets outlined in Plan
Bay Area 2040.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified GHG impacts, nor result in new significant impacts.
With adherence to required applicable regulatory requirements and plans, there would be no
new or substantially more severe signifi cant impacts to cumulative GHG emissions beyond what
has been analyzed in the DDSP EIR and no other CEQA standards for supplemental review are
met. Therefore, no further environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
City of Dublin Climate Action Plan 2030 and Beyond, 2020
Hazards and Hazardous Materials
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
8. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
☒
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
☒
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within
¼ mile of an existing or proposed school?
☒
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
☒
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ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard or excessive noise for
people residing or working in the project area?
☒
f) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan?
☒
g) Expose people or structures, either directly or indirectly,
to a significant risk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to
urbanized areas or where residences are intermixed with
wildlands?
☒
Project Impacts and Mitigation Measures
(a-b) Transport, use or disposal of hazardous materials
As described in the DDSP EIR, new projects could involve the transport, use, disposal, and
release of hazardous materials during construction and may result in the demolition and
removal of structures which may contain asbestos and/or lead based paints. Mitigation
Measures 3.5-1a, 3.5-1b, and 3.4-1 within the DDSP EIR will continue to apply, requiring
compliance with the Regional Water Quality Control Board (RWQCB) and preparation of a
stormwater pollution prevention plan (SWPPP). A SWPPP is designed to reduce the risk of spills
or leaks from reaching the environment. The SWPPP would also include a Spill Response Plan to
address minor spills of hazardous materials. Compliance with SWPPP requirements would
ensure that potential significant hazards associated with routine transport, use, or disposal of
hazardous materials during and after construction would be less than significant.
Additionally, prior to demolition of structures constructed prior to 1980 (when asbestos and
lead based paints were commonly used), a qualified environmental specialist shall inspect the
buildings to determine the presence of asbestos and/or lead based paints . If found, subsequent
permits and approvals would be required along with the appropriate dispo sal of the
contaminated materials. Any hazardous materials stored and used at in the project area as part
of a development project would be required to be managed in accordance with applicable local,
State, and federal hazardous materials regulations that would reduce risks associated with
leakage, explosions, fires, or the escape of harmful gases.
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With incorporation of these mitigation measures and adherence to all regulations, impacts
would remain less than significant.
(c) Emit hazardous materials withi n one-quarter mile of an existing or proposed school
As described in the DDSP EIR, Nielsen Elementary School (7500 Amarillo Drive, Dublin) is
located within a quarter mile of the project area and new businesses that are located near
residential areas or schools may expose these sensitive uses to a greater risk of exposure to
hazardous materials, wastes, or emissions. However, all new projects would be required to
comply with regulations established by federal, state and local regulatory agencies. Compliance
with these regulations will ensure that potential impacts to sensitive uses will not result in a
substantially more severe significant impact beyond was previously analyzed in the DDSP EIR.
(d) Listed as a hazardous materials site
As described in the DDSP EIR, the project area is not located on a hazardous material site
pursuant Government Code Section 65962.5, however, there are three Cleanup Program Sites
within the project area that are currently (2023) being monitored by the RWQ CB. Two of these
sites are on Dublin Boulevard (Shamrock Ford and Aster Apartments), and one site is on San
Ramon Road (Crow Canyon Cleaners). Mitigation Measure 3.4 -2 within the DDSP EIR would
continue to apply to new projects and will require the prepara tion of a Phase I Environmental
Site Assessment and subsequent testing . Therefore, impacts would remain less than significant.
(e) Proximity to a public airport
As described in the DDSP EIR, the project area is not located within an airport land use plan o r
within the vicinity of a private airstrip and, therefore, there would be no impact.
(f) Impair implementation of an emergency response plan or emergency evacuation plan
The City uses the Tri -Valley Local Hazard Mitigation Plan, which was developed in com pliance
with State requirements and also meets the requirements of the Federal Emergency
Management Agency (FEMA), as its local hazard mitigation plan. The Tri -Valley Local Hazard
Mitigation Plan provides a uniform hazard mitigation strategy for the Tri -Valley area, addressing
a range of hazards including, but not limited to, earthquakes, floods and wildland fire. The City
also has an adopted Comprehensive Emergency Management Plan and a Local Hazard
Mitigation Plan to assess hazards and mitigate risks prio r to a disaster event.
Finally, as described in the DDSP EIR, future development would not impair implementation of
or physically interfere with an emergency response plan or emergency evacuation plan and,
therefore, there would be no impact.
(g) Expose people or structures to wildland fires
A wildland fire is a fire occurring in a suburban or rural area which contains uncultivated land,
timber, range, brush, or grasslands. Wildland fires are primarily a concern in areas where there
is a mix of developed a nd undeveloped lands. As described in the DDSP EIR, the project area is
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located in an urbanized area and the project site is not identified as an area of moderate, high,
or very high fire hazard severity for the Local Responsibility Area. It is identified as an area of
moderate fire hazard severity for the State Responsibility Area, as mapped by the California
Department of Forestry and Fire Protection (CAL FIRE). Further, future development will be
constructed in accordance with the requirements of the CBC , California Fire Code, and the City’s
Wildfire Management Plan.
The project is not subject to potential wildfire hazards and, therefore, there would be no
impact.
Conclusion
The project does not propose substantial changes that were not previously analyze d in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified hazards and hazardous materials impacts, nor result in new significant
impacts.
With adherence to applicable regulatory requirements and required mitigation measures and
applicable regulatory requirements, there would be no new or substantially more severe
significant impacts to hazards and hazardous materials beyond what has been analyzed in the
DDSP EIR and no other CEQA standards for supplemental review are met . Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Livermore Municipal Airport, Airport Land Use Compatibility Plan, 2012.
RWQCB Geotracker (https://geotracker.waterboards.ca.gov/), accessed July 10, 2023.
Hydrology and Water Quality
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
9. HYDROLOGY AND WATER QUALITY . Would the project:
a) Violate any water quality standards o r waste discharge
requirements or otherwise substantially degrade surface
or groundwater quality?
☒
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ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
b) Substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the
project may impede sustainable groundwater
management of the basin ?
☒
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river or through the addition of
impervious surfaces, in a manner which would :
(i). Result in substantial erosion or siltation on - or off-
site ; ☒
(ii). Substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on-
or offsite ;
☒
(iii). Create or contribute runoff water which would
exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff; or
☒
(iv). Impede or redirect flood flows? ☒
d) In flood hazard, tsunami, or seiche zones, risk release of
pollutants due to project inundation? ☒
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
☒
Project Impacts and Mitigation Measures
(a) Violate water quality or waste discharge requirements or degrade surface or groundwater
quality
As described in the DDSP EIR, new project construction would be required to comply with
Mitigation Measures 3.5-1a and 3.5-1b, which require compliance with RWQCB water quality
and waste discharge requirements and preparation of a SWPPP. Compliance with these
mitigation measures will ensure that potential water quality impacts associated with project
construction are reduced to a less-than-significant level.
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(b -c) Substantially decrease or interfere with groundwater supplies; Alter existing drainage
patterns re: erosion/siltation, re: flooding, or degrade water quality
As described in the DDSP EIR, the project area is largely developed and served by existing
stormwater facilities that have been designed to accommodate future anticipated
development. Per RWQC B requirements, new projects will include design features to increase
percolation (thereby decreasing stormwater flows, impact to drainage systems, and
groundwater degradation). Therefore, the project will not substantially decrease or interfere
with groundwater supplies.
The project will not alter existing drainage patterns because the project site is already
developed and consists of impervious surface areas in the form of buildings and surface parking
lots. Current regulations are now more stringent and would result in greater on-site retention
tha n currently exists and thereby improving groundwater supplies.
(d) Flood hazard, seiche, or tsunami
As described in the DDSP EIR, the project area is located well inland from the San Francisco Bay
or other major bodies of water to be impacted by a tsunami or seiche and is not within a
designated dam failure inundation area . Therefore, there would be no impact.
(e) Water Quality
As described in the DDSP EIR, the water source for new projects in the D DSP area would rely on
surface water supplies from the Dublin San Ramon Services District and no local groundwater
supplies. As a result, the project would not conflict with a water quality control or sustainable
groundwater management plan. Therefore, there would be no impact.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified hydrology and water quality impacts, nor result i n new significant
impacts.
With adherence to applicable regulatory requirements and required mitigation measures and
applicable regulatory requirements, there would be no new or substantially more severe
significant impacts to hydrology and water quality resources beyond what was analyzed in the
DDSP EIR and no other CEQA standards for supplemental review are met. Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Land Use and Planning
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
10. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? ☒
b) Cause a significant environmental impact due to a
conflict with any applicable land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
☒
Project Impacts and Mitigation Measures
(a) Physically divide an established community
The physical division of an established community typically refers to the construction of a
feature (such as an interstate highway or railroad tracks) or removal of a me ans of access (such
as a local road or bridge) that would impair mobility within an existing community, or between
a community and outlying areas. For instance, the construction of an interstate highway
through an existing community may constrain travel fr om one side of the community to
another; similarly, such construction may also impair travel to areas outside of the community.
As described in the DDSP EIR, the DDSP would help ensure greater land use compatibility and
would not physically divide a community. The project would maintain the land use compatibility
principals of the DDSP and, therefore, there would be no impact.
(b ) Conflict with land use plan, policy, or regulation
The 2023 DDSP Amendment would re-allocate the maximum allowed development densities
for residential and non-residential uses in the plan area, allow Research and Development as a
permitted use in the “Core” portion of the Retail District, and include other various refinements
to the DDSP development standards and design guidelines. These changes, as amended, would
not conflict with any city land use plan, policy, or regulation.
Therefore, there would be no change to the analysis of consistency with land use plans, policies
and regulations, from that previously analyze d in the DDSP EIR. The project would be consistent
with the DDSP (as amended) as well as the City’s General Plan (including the 6th Cycle Housing
Element) and Zoning and, therefore, there would be no impact.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
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EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified land use and planning impacts, nor result in new significant impacts .
With adherence to required mitigation measures and applicable regulatory requirements, there
would be no new or substantially more severe significant impacts to land use and planning
beyond what was analyzed in the DDSP EIR and no other CEQA standards for supplemental
review are met. Therefore, no further environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
City of Dublin. 2023 – 2031 Housing Element (6th Cycle), 2023.
Mineral Resource s
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
11. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
☒
b) Result in the loss of availability of a locally -important
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
☒
Project Impacts and Mitigation Measures
(a-b) Loss of known or identified mineral resource
As described in the DDSP EIR, mineral resources were not analyzed as they were determined to
be an “effect found not to be significant.” The project would be consistent with the DDSP (as
amended) and within the scope of what was analyzed in the DDSP EIR. Therefore, there would
be no impact to mineral resources.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Noise
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
12. NOISE. Would the project result in:
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the
project in excess of standards established in the local
general plan or noise ordinance or applicabl e standards
of other agencies?
☒
b) Generation of excessive ground borne vibration or
ground borne noise levels? ☒
c) For a project located within the vicinity of a private
airstrip or an airport land use plan or, where such a plan
has not been adopted, within two miles of a public
airport or public use airport, would the project expose
people residing or working in the project area to
excessive noise levels?
☒
Project Impacts and Mitigation Measures
(a-b) Generate noise or vibration exceeding standards
As described in the DDSP EIR, compliance with DDSP design guidelines and development
standards would ensure that new projects do not exceed long -term stationary noise thresholds.
However, new projects could result in short-term construction-related noise and vibrations that
exceed noise standards for nearby sensitive uses and increased long -term mobile noise sources
(vehicular traffic). Mitigation Measures 3.7-1a and 3.7-1b described in the DDSP EIR would
continue to apply to new projects including the preparation of construction noise management
plans (when applicable) and noise from transporting construction materials . Additionally, new
projects located adjacent to heavily traveled roadways would be required to prepare acoustical
analyses and incorporate site-specific mitigations to li mit construction to the less noise
sensitive periods of the day and ensure that proper operating procedures are followed during
construction so that nearby sensitive receptors are not adversely affected by noise and
vibration. Based on these requirements, impacts would remain less than significant.
Mitigation Measure 3.7-3 described in the DDSP EIR would continue to apply to new
developments located adjacent to Interstate 580, Amador Plaza Road (between Dublin
Boulevard and St. Patrick’s Way), and Dublin Boulevard (between the following locations:
Amador Plaza Road and Village Parkway, Regional Street and Golden Gate Drive, and San
Ramon Road and Regional Street) and requires a site -specific acoustical analysis. The mitigation
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measure requires design features to be incorporated into the future development to reduce
noise impacts to noise sensitive land uses.
(c) Excessive noise level near a public or private airport
The project area is not located within an airport land use plan or within the vicinity of a pr ivate
airstrip and, therefore, there would be no impact.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified noise impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements and required mitigation measures and
applicable regulatory requirements, there would be no new or substantially more severe
significant impacts related to exposure to noise exceeding standards beyond what was analyzed
in the DDSP EIR and no other CEQA standards for supplemental review ar e met. Therefore, no
further environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Livermore Municipal Airport, Airport Land Use Compatibility Plan, 2012.
Population and Housing
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
13. POPULATION AND HOUSING. Would the project:
a) Induce substantial unplanned population growth in an
area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
☒
b) Displace substantial numbers of existing people or
housing, necessitating the construction of replacement
housing elsewhere?
☒
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Project Impacts and Mitigation Measures
(a, b ) Population and Housing
As described in the DDSP EIR, impacts to population and housing was not analyzed as they were
determined to be an “effect found not to be significant.” The project would be consistent with
the DDSP (as amended) and within the scope of what was analyzed in the DDSP EIR. Therefore,
there would be no impact.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
Public Services
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impac t than Identified
in the DDSP EIR
14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities or need for new or physical altered
governmental facilities, the construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times, or other performance objectives for any of
the public services:
a) Fire protection? ☒
b) Police protection? ☒
c) Schools? ☒
d) Parks? ☒
e ) Other public facilities? ☒
Project Impacts and Mitigation Measures
(a) Fire
As stated in the DDSP EIR, new projects would be required to comply with applicable building,
safety, and fire codes (e.g., 2022 California Fire Code, Part 9, Title 24 of the California Code of
Regulations and City of Dublin Chapter 5.08 Fire Code). New projects would also be required to
fund on- and off-site improvements and contribute to the City’s public facilities fees.
Specifically, the proposed project is required to adhere to the California Fire Code and City of
Dublin codes, ordinance and regulations to minimize fire hazards, including fire prevention and
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suppression measures; fire hydrants and sprinkler systems; emergency access; and other similar
requirements. Alameda County Fire Department would continue to provide services to the
project site and would not require additional firefighters to serve the proposed project. The
demand for fire protection services resulting from the proposed project would not require the
construction of new or alteration of existing fire protection facilities to maintain an adequate
level of fire protection service. No physical impacts associ ated with the provision of fire
protection services would occur.
(b) Police
As stated in the DDSP EIR, new projects would be required to comply with applicable City of
Dublin safety requirements. This includes paying City of Dublin public facility impact fees to
assist in funding new police facilities. Additionally, per Dublin Police Services, future projects
will be required to incorporate various safety and security requirements, including but not
limited to adequate locking devices, security lighting, and en suring adequate surveillance for
structures and parking areas. These incorporations are minor and will not result in substantial
adverse physical impacts associated with the provision of new or physically altered
governmental facilities or need for new or physically altered governmental facilities.
(c) Schools and other public facilities
The project would increase the number of residential units and corresponding decrease the
amount of non-residential development in the plan area, thereby maintaining the same
maximum level of development intensity as analyzed in the DDSP EIR . The project would still be
consistent with the DDSP’s policies to encourage residential development downtown. Dublin
Unified School District fees, City public facilities fees, and the DDSP provision for community
benefit (e.g., gathering spaces) would continue to apply for new projects.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the E IR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified public services impacts, nor result in new significant impacts.
With adherence to applicabl e regulatory requirements, there would be no new or substantially
more severe significant impacts to public services beyond what was analyzed in the DDSP EIR
and no other CEQA standards for supplemental review are met . Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Recreation
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
15. RECREATION . Would the project:
a) Increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
☒
b) Include recreational facilities or require the construction
or expansion of recreational facilities which might have
an adverse physical effect on the environment?
☒
Project Impacts and Mitigation Measures
(a, b ) Increase the use of existing recreation facilities causing deterioration or require new
recreation facilities
As described in the DDSP EIR, recreation facilities were not analyzed as they were determined
to be an “effect found not to be significant.” The project would be consistent with the DDSP
and within the scope of what was analyzed in the DDSP EIR. Therefore, there would be no
impact.
Furthermore, each new development project would be required to pay public facilities impact
fees that will fund the acquisition of parkland and the development of future park facilities.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially in crease the severity of
the previously identified recreation impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements, there would be no new or substantially
more severe significant impacts to recreation facilities beyond what was analyzed in the DDSP
EIR and no other CEQA standards for supplemental review are met . Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Transportation
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
16. TRANSPORTATION/TRAFFIC. Would the project:
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
☒
b) Would the project conflict or be inconsistent with CEQA
Guidelines section 15064.3, subdivision (b)? ☒
c) Substantially increase hazards due to a geometric design
feature (e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
☒
d) Result in inadequate emergency access? ☒
Project Impacts and Mitigation Measures
(a) Conflict with applicable transportation plans standards, including bicycle and pedestrian
facilities
As part of the DDSP, the City amended the City’s General Plan related to acceptable Levels of
Service (LOS) standards within the City to require a LOS of D or better for all intersections
except for intersections within the DDSP area. The objective of this amendment was to balance
vehicular and non-vehicular circulation requirements and, thereby, create a more pedestrian-
friendly downtown.
As shown in Table 1: Change in Project Traffic Trips, the project would increase the allowable
allocation of residential units by 465 units and a decrease in the allowable allocation of non -
residential uses by 300,000 square feet. It would result in a net decrease of 11,488 daily trips, a
net decrease of 162 AM peak hour trips, and net decrease of 1,110 PM peak hour trips. This
reduction is because commercial development generates a greater number of trips than
r esidential development when compared on a similar square footage basis.
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Table 1: Change in Project Traffic Trips
Since this proposed change would result in a negative trip generation for all time periods, no
new impacts would be created compared to the previous analysis in the DDSP EIR.
Additionally, Mitigation Measures 3.9 -1 and 3.9-4 require support of Alameda County’s project
and program aimed at reducing traffic congestion, development of Transportation Demand
Management Programs, implementation of the City’s policies to use alternati ve modes of
transportation and working with Livermore Amador Valley Transit Authority (LAVTA) to increase
service. These measures would continue to apply to any future development project.
Therefore, impacts would remain less than significant.
(b ) C onflict with CEQA Section 15064.3 (b)
Since certification of the DDSP EIR in 2011, the issue of vehicle miles traveled (VMT) has
become a more prominent issue of concern as evidenced by passage of SB 743 in 2013.
Previously, CEQA analysis was conducted using a le vel of service (LOS) measurement that
evaluated traffic delay. As specified under SB 743 and implemented under Section 15064.3 of
the State CEQA Guidelines (effective December 28, 2018), VMT is the required metric to be
used for identifying CEQA impacts and mitigation. In December 2018, the Office of Planning and
Research (OPR) published a Technical Advisory on Evaluating Transportation Impacts, including
guidance for VMT analysis. The Office of Administrative Law approved the updated CEQA
Guidelines and lead agencies were given until July 1, 2020, to implement the updated
guidelines for VMT analysis.
The topic of the project’s contribution to vehicle miles traveled (VMT) was not analyzed in the
DDSP EIR. Because DDSP EIR has been certified, the determinatio n of whether VMT needs to be
analyzed for this project is governed by the law on supplemental or subsequent EIRs (Public
Resources Code Section 21166 and CEQA Guidelines, Sections 15162 and 15163). VMT is not
required to be analyzed unless it constitutes new information of substantial importance that
was not known and could not have been known at the time the previous environmental
documents were certified as complete (Public Resources Code Section 21166 and CEQA
Guidelines Section 15162 and 15163). VMT was known at the time of the certification of the
DDSP EIR (Public Resources Code Section 21166 and CEQA Guidelines Section 15162 and
Total In Out Total In Out
Proposed 221 Multifamily Housing
(Mid-Rise)1 465 Dwelling
Units 2,209 149 54 95 135 88 47
Removed 820 Shopping Center
(>150 KSF)2 300 KSF -13,697 -311 -193 -118 -1,245 -597 -648
-11,488 -162 -139 -23 -1,110 -509 -601
ITE Land
Use
Code
Land Use Size Units Daily
Trips
AM Peak PM PeakProposed
or
Removed
Net New Project Trips
Note: ITE Trip Generation Manual, 11th Edition (2021) used to develop trip generation rates.
1 Average rate used for ITE Land Use Code 221 and also assumed close to transit.
2 Fitted curve used for ITE Land Use Code 820.
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15163). Increased traffic was analyzed using other methods (LOS) at the time of certification of
the DDSP EIR. Under CEQA sta ndards, VMT is not considered new information that requires
analysis in a Supplemental EIR or negative declaration. Therefore, no supplemental
environmental analysis of the project’s impacts on this issue is required under CEQA. Therefore,
the City is not required to conduct an analysis of VMT and the 2023 DDSP Amendment would
have no impact.
(c) Substantially increase hazards due to a design feature
The 2023 DDSP Amendment does not include specific development plans which would
substantially increase hazards, nor does it alter roadway design such that implementation of
the proposed project would create sharp curves or dangerous intersections and , therefore,
there would be no impact.
(d ) Result in inadequate emergency access
As described in the DDSP EIR , new projects would be required to comply with applicable
building, safety, and fire codes to ensure proper design and adequacy of emergency access.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified transportation impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements, there would be no new or substantially
more severe significant impacts to transportation beyond what was analyzed in the DDSP EIR
and no other CEQA standards for supplemental review are met. Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
City of Dublin. Transportation Impact Analysis Guidelines, 2021.
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Tribal Cultural Resources
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
17. TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance
of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature,
place, cultural landscape that is geographically defined in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of
Historical Resources, or in a local register of historical
resources as defined in Public Resources Code section
5020.1(k), or
☒
b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to be
significant pursuant to criteria set forth in subdivision (c)
of Public Resources Code Section 5024.1 . In applying the
criteria set forth in subdivision (c) of Public Resource
Code Section 5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.
☒
Project Impacts and Mitigation Measures
The topic of tribal cultural resources is a relatively new category in the CEQA checklist and was
not analyzed in the DDSP EIR . However, mitigation measures related to potential impacts to
historic and archeological resources on the site are described in the Cultural R esources section,
above.
Because the DDSP EIR has been certified, the determination of whether tribal cultural resources
need to be analyzed for this proposed project is governed by the law on supplemental or
subsequent EIRs (Public Resources Code Section 21166 and CEQA Guidelines, Sections 15162
and 15163). Tribal cultural resources are not required to be analyzed under those standards
unless it constitutes "new information of substantial importance, which was not known and
could not have been known at the time the previous EIR was certified as complete” (CEQA
Guidelines Sec. 15162 (a) (3)).
(a) Listed or eligible for listing in the California Register of Historical Resources
The project area is located in an urban setting and has been disturbed through pr ior
development. There are no identified historic resources within the project area and , therefore,
there would be no impact.
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(b) S ignificant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section
5024.1
There are no known signi ficant tribal cultural resources within the project area. While the
likelihood of finding archaeological resources is extremely low, Chapter 8.48 Archaeological
Resources Regulations outlines a process to protect archaeological resources and prehistoric or
historic artifacts that are discovered during any construction or excavation.
Furthermore, the 2023 DDSP Amendment would continue to require new projects to comply
with Section 7050.5 of the California Health and Safety Code in the event of the discovery or
recognition of any human remains in any location other than a dedicated cemetery during
future development activities, which would require that there be no further excavation or
disturbance of the area, or any nearby area reasonably suspected to overlie adjacent remains. If
the human remains are of Native American origin, the coroner must notify the Native American
Heritage Commission within 24-hours of identification.
As required under Senate Bill 18, a letter regarding the project was mailed to eleven tribes on
June 23, 2023, using a mailing list provided by the Native American Heritage Commission. No
request for consultation has been received to date.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identified tribal cultural impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements, there would be no new or more severe
significant impacts to tribal cultural resources beyond those previously analyzed in the DDSP
EIR and no other CEQA standards for supplemental review are met. Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Utilities and Service Systems
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
18. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Require or result in the relocation or construction of new
or expanded water , wastewater treatment or storm
water drainage, electric power, natural gas, or
telecommunications facilities the construction or
relocation of which could cause signific ant
environmental effects?
☒
b) Have sufficient water supplies available to serve the
project and reasonably foreseeable future development
during normal, dry and multiple dry years?
☒
c) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it
has adequate capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
☒
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
☒
e ) Comply with federal, state, and local statutes and
regulations related to solid waste? ☒
Project Impacts and Mitigation Measures
(a and c) Require relocation or construction of new or expanded water, wastewater
treatment or storm water drainage, electric power, natural gas or telecommunications
facilities and sufficient wastewater capacity
The project would increase the number of residential units a nd correspondingly decrease the
amount of non-residential development in the plan area, thereby maintaining the same
maximum level of development intensity as analyzed in the DDSP EIR.
The proposed project would not require or result in the relocation or c onstruction of new or
expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or
telecommunication facilities beyond that which was already anticipated in the DDSP EIR.
Additionally, new projects would be required to pay impact fees to fund stormwater
infrastructure.
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The proposed project would be consistent with the type and intensity of development assumed
for the project site in the City’s General Plan and accounted for in Dublin San Ramon Services
District 2020 Urban Water Management Plan.
(b ) Sufficient water supply
As described in the DDSP EIR, there is adequate capacity to service buildout of the DDSP area.
Because the proposed project would not increase the existing maximum allowable commercial
space nor would there be an increase in the maximum number of residential units beyond what
was previously approved and analyzed in the DDSP EIR , there would be no impacts to water
supply. Therefore, no further environmental review is required.
(d -e) Adequate landfill and compliance
As described in the DDSP EIR, the project area is served by the Altamont Landfill, which has a
total estimated permitted capacity of 62,000,000 cubic yards and a remaining estimat ed
capacity of 45,720,000 cubic yards (74 percent remaining capacity). Future development would
occur over an extended period of time and the Altamont Landfill would see an incremental
increase in additional solid waste until ultimate buildout of the proje ct area.
Because the 2023 DDSP Amendment would not increase projected total solid waste generation
because the existing maximum limit of commercial space and residential units would remain as
previously analyzed in the DDSP EIR, there would be no impacts . Therefore, no further
environmental review is required.
Disposal of solid waste would be required to comply with all federal state, and local statutes
and regulations associated with solid waste. This would include providing receptacles for green
waste, recyclables, and garbage.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental anal ysis, the project would not substantially increase the severity of
the previously identified utilities and service system impacts, nor result in new significant
impacts.
With adherence to applicable regulatory requirements, there would be no new or more se vere
significant impacts to utilities and service system s beyond those previously analyzed in the
DDSP EIR and no other CEQA standards for supplemental review are met . Therefore, no further
environmental review is required.
Source(s)
City of Dublin. Downtown Dublin Specific Plan EIR, 2010.
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Wildfire
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
18. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard
severity zones, would the project:
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan? ☒
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
☒
c) Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may
exacerbate fire risk or that may result in temporary or
ongoing impacts to the environment?
☒
d) Expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a
result of runoff, post-fire slope instability, or drainage
changes?
☒
Project Impacts and Mitigation Measures
(a-d) Wildfire and emergency evacuation plans
The topic of wildfire is a new category in the CEQA checklist and was not analyzed in the DDSP
EIR. Since the DDSP EIR has been certified, the determination of whether wildfire and
emergency evacuation plans need to be analyzed for this 2023 DDSP Amendment is governed
by the law on supplemental or subsequent EIRs (Public Resources Code Section 21166 and
CEQA Guidelines, Sections 15162 and 15163).
Wildfire and emergency evacuation plans are not required to be analyzed under the CEQA
standards for supplemental or subsequent EIRs unless it constitutes "new information of
substantial importance, which was not known and could not have been known at the time the
previous EIR was certified as complete” (CEQA Guidelines Section 15162 (a)(3)).
The impact of wildfire and emergency evacuation plans was known at the time of the
certification of the DDSP EIR . Under CEQA standards, it is not new information that requires
analysis in a supplemental EIR or Neg ative Declaration. No supplemental environmental
analysis of the project's impacts on this issue is required under CEQA.
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Furthermore, the project area is located outside of a very high fire hazard severity zone as
identified by the California Department of Forestry and Fire Protection (CALFIRE). The project
area is in an urbanized area and is not located within an area that would be subject to the
requirements of the City’s Wildfire Management Plan (City of Dublin 2010).
In addition, the Alameda County Fire Department, as part of the City’s entitlement process, will
review all plans for adequate fire suppression, fire access, and emergency evacuation for all
future new developments.
Conclusion
The project does not propose substantial changes that were not previously analyzed in the
DDSP EIR that would require major changes to the EIR. Based on the information in the DDSP
EIR and this environmental analysis, the project would not substantially increase the severity of
the previously identif ied wildfire impacts, nor result in new significant impacts.
With adherence to applicable regulatory requirements, there would be no new or more severe
significant impacts to wildfire beyond those previously analyzed in the DDSP EIR and no other
CEQA standards for supplemental review are met. Therefore, no further environmental review
is required.
Source(s)
CALFIRE FHSZ Viewer . Accessed July 6, 2023.
City of Dublin. Wildfire Management Plan, 2010.
Mandatory Findings of Significance
ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
18. MANDATORY FINDINGS OF SIGNIFICANCE. Does the project:
a) Have the potential to substantially degrade the quality of
the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self -sustaining levels, threaten to
eliminate a plant or animal community, substantially
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
☒
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ENVIRONMENTAL IMPACTS
Issues
New
Significant
Impact
Substantial
Increase in
the Severity
of an Impact
Identified in
the DDSP EIR
Equal or Less Severe
Impact than Identified
in the DDSP EIR
b) Have impacts that are individually limited, but
cumulatively c onsiderable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of the past projects, the effects of other
current projects, and the effects of probable future
projects.)
☒
c) Have environmental effects which will cause substantial
adverse effects on human beings, either directly or
indirectly?
☒
Project Impacts and Mitigation Measures
(a) Substantially degrade the quality of the environment
No new impact. There are no substantial changes to the project as analyzed in the DDSP EIR .
The project is similar to land uses for the project area analyzed in the DDSP EIR and there is no
change in the maximum amount of commercial square footage or residential units permitted
under the DDSP. As demonstrated in this Initial Study, the project does not constitute a
substantial change to the DDSP EIR analysis, will not result in additional significant impacts, and
no additional or different mitigation measures are required. Therefore, implementation of the
proposed project would not result in any new impacts or increase the severity of a previously
identified significant impact as previously analyzed, and no other CEQA standards for
supplemental review are met. Therefore, no further environmental review is required for this
impact area.
(b) Cumulative impacts
No new impact. The DDSP EIR considered the project’s cumulatively considerable impacts
where effects had the potential to degrade the quality of th e environment as a result of build-
out of the DDSP. Implementation of the proposed project would not result in any new
cumulative impacts or increase the severity of a previously identified significant cumulative
impact as previously analyzed, and no other CEQA standards for supplemental review are met.
Therefore, there would be no cumulative impacts.
(c) Substantial adverse effects on human beings
No new impact. The proposed project would not create adverse environmental effects that
would cause substantia l adverse effects on human beings, either directly or indirectly. The
proposed project would allow for residential and commercial development in compliance with
the DDSP standards and land uses, as amended. These uses or activities would not result in any
substantial adverse effects on human beings, either directly or indirectly, as discussed
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throughout this document. Therefore, implementation of the proposed project would not
result in any new impacts or increase the severity of a previously identified sig nificant impact as
previously analyzed in the DDSP EIR, and no other CEQA standards for supplemental review are
met. Therefore, no further environmental review is required for this impact area.
91