HomeMy WebLinkAboutItem 6.2 Downtown Dublin Specific Plan Amendments - Parking Requirements PLPA-2023-00019STAFF REPORT
Planning Commission
Page 1 of 6
Agenda Item 6.2
DATE:October 24, 2023
TO:Planning Commission
SUBJECT:Downtown Dublin Specific Plan Amendments –Parking Requirements (PLPA-2023-00019)Prepared by:Gaspare Annibale, Associate Planner
EXECUTIVE SUMMARY:The Planning Commission will consider and make a recommendation to the City Council regardingDowntown Dublin Specific Plan Amendments to eliminate parking requirements in the Downtown. The proposed amendmentswould implementrecentchanges in state law and the recommendations of the Urban Land Institute to relax parking requirements in the Downtown. The proposed amendments extend beyond the one-half mile radius of the BART Station required by state law to include all properties within the Downtown Dublin Specific Plan area.
STAFF RECOMMENDATION:Conduct the public hearing, deliberate and adopt the Resolution recommending that the City Council approve the Downtown Dublin Specific Plan Amendmentsto eliminate parking requirementsin the Retail District, Transit-Oriented District and Village Parkway District.
DESCRIPTION:BackgroundThe overarching goal of the Downtown Dublin Specific Plan (DDSP) 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 parking standards tailored to the envisioned uses. A map of the DDSP area and districts is provided in Figure 1.
37
Page 2 of 6
The Transit-Oriented District embraces its proximity to the West Dublin BART station. The Retail Districtincludes 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, with this district having the most potential to reutilize and re-tenant existing buildings with more intense uses such as restaurants, service retail, and other local-serving businesses. One of the Guiding Principles of the DDSP is to consider more flexible and appropriate parking standards.This Guiding Principle has been supported by an analysis completed by the Urban Land Institute (ULI), the City Council’s Strategic Plan to support local businesses and new business attraction, and by past actions of the City Council.In 2012, the City Council approved a two-year Pilot Parking Program in the Village Parkway District to allow parking supply and demand for existing commercial buildings and uses to be managed by the property owners and tenants, instead of being regulated by the City.During the Pilot Parking Program it was the responsibility of the property owners, property managers, and businesses to lease tenant spaces to the right combination of users to ensure sufficient parking to serve the businesses and their customers. The Pilot Parking Program waived the requirement that commercial uses occupying existing buildings within the Village Parkway District provide a specified number of on-site parking spaces. The goal was to enable a wider variety of businesses to be established in the Village Parkway District without the encumbrance of parking requirements. New commercial buildings are required to provide parking spaces at the rate of one space per 300 square feet.In 2014, the City Council extended the program, which was successful,for five additional years.Given the success of the Pilot Parking Program, in 2018, the City asked the ULI Technical Assistance Panel (TAP) to make a recommendation on expanding the Village Parkway Parking Program toother areas in the Downtown. The ULI TAP Report confirmed that expanding the program to the remainder of the Downtown would be a positive element that could provide certainty for future development. In 2019, the City Council adopted amendments to the DDSP to make the relaxed parking standards of the Pilot Parking Program permanent in the Village Parkway District and establish a reduced parking standard for hotels and office uses in the Transit-Oriented District.On September 22, 2022, Governor Newsom signed into law Assembly Bill 2097 (AB 2097), entitled “Residential, commercial, or other development types: parking requirements.”With AB 2097,the legislature found and declared parking minimums increase the cost of housing, limit the number of
38
Page 3 of 6
available units, lead to an oversupply of parking spaces, and increase greenhouse gas emissions. The bill prohibits a public agency from imposing or enforcing any minimum automobile parking requirement on any residential, commercial, or other development project located within one-half mile of public transit.A local jurisdiction may only impose or enforce minimum parking requirements on a project, with the exception of certain housing developments as described below, that is located within one-half mile of public transit if the public agency makes written findings that not imposing or enforcing minimum automobile parking requirements on the development would have a substantially negative impact. Such a decision must be supported by findings that not doing so would impact the jurisdiction’s ability to:
Meet its share of the regional housing need for low- and very low-income households;
Meet any special housing needs for the elderly or persons with disabilities; or
Impact existing residential or commercial parking within one-half mile of the development project.However, the City cannot apply these findings to housing development projects if:
At least 20 percent of the units in the project are dedicated to very low-, or low-income households;
The project has 20 or fewer units; or
The project is subject to parking reductions based on the provisions of other applicable laws.A "development project" includes a project involving the issuance of a permit to construct or reconstruct but not a permit to operate. “Public transit” is defined as a site containing any of the following:
An existing rail or bus rapid transit station;
A ferry terminal served by either a bus or rail transit service; and
The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.The West Dublin/Pleasanton BART Station is the only public transit in the Downtown area thatmeets this criterion. Therefore, AB 2097 applies to all new and existing development within one-half mile of the BART Station. A map showing the one-half mile radius measured from the WestDublin/Pleasanton BART Station is provided in Figure 2.
39
Page 4 of 6
Figure 2. One-Half Mile Radius of the West Dublin/Pleasanton BART Station
The provisions of AB 2097 are fairly consistent with the Guiding Principles of the DDSP, the recommendations from the ULI TAP Report, and the relaxed parking standards adopted for the Village Parkway District. Additionally, the one-half mile radius prescribed in AB 2097 bifurcates several of the shopping centers and developments within the DDSP area. Therefore, Staff is proposing to amend the development standards in Sections 4.1.4, 4.2.3 and 4.3.3 of the DDSP to eliminate parking requirements throughout the DDSP area. Analysis:The proposed DDSP Amendmentswouldeliminate minimum parking requirements for all new and existing development and uses allowed throughout the three Downtown Districts. Minimum parking requirements may be enforced if it is found that not enforcing them on a particular use would negatively impact new or existing development. Elimination of minimum parking requirements would build on the success of the parking program used in the Village Parkway District to encourage intensification and reinvestment. Parking supply and demand would be managed by the property owners and tenants, instead of being regulated by the City. It would be their responsibility to lease tenant spaces to the right combination of users to ensure sufficient parking to serve the businesses and their customers.The proposed DDSP Amendments would implement the requirements of AB 2097 and further implement the recommendations of ULI TAP report in that it provides a flexible parking program
40
Page 5 of 6
for all uses within the three districts of the Downtown. The amendments also implement one of the Guiding Principles of the DDSP, which is to consider more flexible and appropriate parking standards. These amendments would ensure consistency and fairness for all property owners by extending this policy throughout the Downtown, not just within a one-half mile radius of the BART Station as required by AB 2097. Staff requests the Planning Commission review and make a recommendation to the City Council regarding the proposed DDSP Amendments. A draftResolution recommending approval is included as Attachment 1 with the City Council Resolution showing all final amendments included as Attachment 2. The proposed amendments to the DDSP are also provided in a redline format in Attachment 3 where underlined text is proposed to be added and text with a strikethrough is proposed to be deleted.
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 DDSP Amendments remainsconsistent with the General Plan designations, 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 DDSP Amendmentscontinuesto require compliance with the development standards, land use regulations and design guidelines in the DDSP.
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. Since parking is not considered an impact under CEQA, amending the parking standards in the DDSP does not require further environmental review.
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 Approve the Downtown Dublin Specific Plan Amendments to Eliminate Parking Requirements in the Retail District, Transit-Oriented District and Village Parkway District
41
Page 6 of 6
2. Exhibit A to Attachment 1 - City Council Resolution Amending the Downtown Dublin Specific Plan to Eliminate Parking Requirements in the Retail District, Transit-Oriented District and Village Parkway District3. DDSP Amendments - Redlined Pages
42
Attachment 1
Reso. No. 23-XX, Item X.X, Adopted XX/XX/2023 Page 1 of 2
RESOLUTION NO. 23-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE DOWNTOWN DUBLIN
SPECIFIC PLAN AMENDMENTS TO ELIMINATE PARKING REQUIREMENTS IN THE
RETAIL DISTRICT, TRANSIT-ORIENTED DISTRICT AND VILLAGE PARKWAY DISTRICT
PLPA-2023-00019
WHEREAS,the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City of Dublin (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 (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 DDSP Environmental Impact
Report (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 periodically, including
the 2019 DDSP Amendments which focused on amending the parking standards in the Village
Parkway District and Transit-Oriented District; and
WHEREAS,recent changes in state law related to Assembly Bill 2097 (AB 2097) prohibit
a public agency from imposing or enforcing any minimum automobile parking requirement on any
residential, commercial, or other development project, that is located within one-half mile of public
transit; and
WHEREAS, the proposed DDSP Amendments would bring the DDSP into compliance with
AB 2097 and go beyond the requirements of state law to eliminate parking requirements for all
new and existing development throughout areas of the DDSP that are outside the one-half mile
radius required by AB 2097; 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 DDSP Amendments. 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), together with State
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
43
Page 2 of 2Reso. No. 23-XX, Item X.X, Adopted XX/XX/2023
WHEREAS, parking is not considered an impact under CEQA, therefore, amending the
parking standards for the three districts does not result in a CEQA issue; and
WHEREAS, a Staff Report, dated October 24, 2023, and incorporated herein by reference,
described and analyzed the proposed DDSP Amendments for the Planning Commission; and
WHEREAS, the Planning Commission held a properly noticed public hearing to consider
the proposed DDSP Amendments on October 24, 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 the proposed DDSP Amendments.
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 DDSP based on findings, as set forth in Exhibit A, that
the amendments is in the public interest, promotes general health, safety and welfare, and that
the DDSP, as so amended, will remain internally consistent.
PASSED, APPROVED AND ADOPTED this 24th day of October 2023 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
Planning Commission Chairperson
ATTEST:
___________________________________
Assistant Community Development Director
44
Attachment 2
Reso. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 1 of 7
RESOLUTION NO. XX - 23
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE DOWNTOWN DUBLIN SPECIFIC PLAN TO ELIMINATE PARKING
REQUIREMENTS IN THE RETAIL DISTRICT, TRANSIT-ORIENTED DISTRICT AND
VILLAGE PARKWAY DISTRICT
PLPA-2023-00019
WHEREAS,the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City of Dublin (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 (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 DDSP Environmental Impact
Report (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 periodically, including
the 2019 DDSP Amendments which focused on amending the parking standards in the Village
Parkway District and Transit-Oriented District; and
WHEREAS, recent changes in state law related to Assembly Bill 2097 (AB 2097) prohibits
a public agency from imposing or enforcing any minimum automobile parking requirement on any
residential, commercial, or other development project, that is located within one-half mile of public
transit; and
WHEREAS, the proposed DDSP Amendments would bring the DDSP into compliance with
AB 2097, and go beyond the requirements of state law to eliminate parking requirements for all
new and existing development throughout areas of the DDSP that are outside the one-half mile
radius required by AB 2097; 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 DDSP Amendments. 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), together with State
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
45
Page 2 of 7Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
WHEREAS, parking is not considered an impact under CEQA, therefore, amending the
parking standards for the three districts does not result in a CEQA issue; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
proposed DDSP Amendments on October 24, 2023, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, on October 24, 2023, the Planning Commission adopted Resolution No. 23-
XX recommending that the City Council approve the proposed DDSP Amendments, which
Resolution is incorporated herein by reference; and
WHEREAS, a Staff Report, dated __________, and incorporated herein by reference,
described and analyzed the proposed DDSP Amendments for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing to consider the
proposed DDSP Amendments on _________, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the City Council considered all above-referenced reports, recommendations,
and testimony to the proposed DDSP Amendments.
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 DDSP Amendments, as
set forth below, are in the public interest and will promote general health, safety and welfare, and
that the DDSP as amended will remain internally consistent.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the DDSP:
46
Page 3 of 7Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Page 55 Section 4.1.4 Retail District Development Standards, Parking Requirements shall
be amended to read as follows:
PARKING REQUIREMENTS
6 Parking Requirements
No parking requirement for new and existing
development.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged.
Notwithstanding that there are no minimum parking
requirements, if the amount of parking provided exceeds
the min. standard established by the Dublin Zoning
Ordinance Chapter 8.76 by 10 percent, at least one of the
following measures shall be incorporated into the surface
parking area:
Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may be
connected by drive aisles); or
Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
All on-site parking spaces shall be considered “required
parking” for the purposes of administering Chapter 8.76 of
the Dublin Zoning Ordinance unless otherwise determined
by the Community Development Director.
Notwithstanding the above, the parking requirements
contained in the Dublin Municipal Code Chapter 8.76 may
be enforced on a project that is located within one-half
mile of public transit if it is found that not enforcing these
parking requirements would have a substantially negative
impacts in accordance with Government Code Section
65863.2.
7 Minimum Bicycle
Parking Requirements
Residential and Non-Residential bicycle parking
requirements and support facilities shall conform to the
California Green Building Standards Code.
8 Compact Spaces
Up to 35% of vehicle spaces may be compact in parking
areas with at least 20 spaces.
Compact spaces shall be labeled as “C” or “Compact”.
9 Landscaping
Parking lots shall contain a min. of 1 shade tree per 4
parking spaces and have a min. canopy radius of 15 feet at
maturity. Each shade tree shall be spaced no more than
40 feet from another tree. Additional accent trees are
also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
47
Page 4 of 7Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Page 64 and 65 Section 4.2.3 Transit-Oriented District Development Standards, Parking
Requirements shall be amended to read as follows:
PARKING REQUIREMENTS
5 Bicycle Parking
Allowed within individual residential units
Allowed within surface parking areas and first floor of
underground parking areas
Allowed near building entrances (excluding private service
entrance)
Allowed on private property adjacent to sidewalks
Allowed on sidewalks if a clear walking path of at least 6 ft
is maintained
6 Parking Requirements
No parking requirement for new and existing
development.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged.
Notwithstanding that there are no minimum parking
requirements, if the amount of parking provided exceeds
the minimum standard (see row 6) by 10 percent or more:
Residential: 1.5 spaces per unit
Hotel: .85 spaces per room
Office: 2.5 spaces per 1,000 square feet of gross
floor area
Retail: As stated in the Dublin Municipal Code
At least one of the following measures shall be
incorporated into the surface parking area:
Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may be
connected by drive aisles); or
Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
All on-site parking spaces shall be considered “required
parking” for the purposes of administering Chapter 8.76 of
the Dublin Zoning Ordinance unless otherwise determined
by the Community Development Director.
Notwithstanding the above, the parking requirements
contained in the Dublin Municipal Code Chapter 8.76 may
be enforced on a project that is located within one-half
mile of public transit if it is found that not enforcing these
parking requirements would have a substantially negative
impacts in accordance with Government Code Section
65863.2.
7 Minimum Bicycle
Parking Requirements
Residential and Non-Residential bicycle parking
requirements and support facilities shall conform to the
California Green Building Standards Code.
8 Compact Spaces
Up to 35% of the vehicle parking spaces may be compact
in parking areas with at least 20 spaces
Compact spaces shall be labeled as “C” or “Compact”
48
Page 5 of 7Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
9 Landscaping
Parking lots shall contain 1 shade tree per 4 parking
spaces and have a minimum canopyradius of 15 feet at
maturity. Each shade tree shall be spaced no more than
40 feet from another shade tree. Additional accent trees
are also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
49
Page 6 of 7Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
Page 74 Section 4.3.3 Village Parkway District Development Standards, Parking
Requirements shall be amended to read as follows:
PARKING REQUIREMENTS
5 Bicycle Parking
Allowed within individual residential units.
Allowed within surface parking areas and first floor of
underground parking areas.
Allowed near building entrances (except service entrances).
Allowed on private property adjacent to sidewalks.
Allowed on sidewalks if a clear walking path of at least 6 ft
maintained.
6 Parking Requirements
No parking requirement for new and existing development.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged.
Notwithstanding that there are no minimum parking
requirements, if the amount of parking provided exceeds the
minimum standard established by the Dublin Zoning Ordinance
Chapter 8.76 by at least 10 percent, at least one of the following
measures shall be incorporated into the surface parking area:
Increase the number of shade trees provided to a ratio of 1
tree per 3 parking spaces;
Divide surface parking areas into at least 2 smaller parking
lots divided by a landscaped planter that is at least 10 feet
in width (these parking areas may be connected by drive
aisles); or
Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the sidewalk
and surface parking area (where parking lots are permitted
near sidewalks).
All on-site parking spaces shall be considered “required parking”
for the purposes of administering Chapter 8.76 of the Dublin
Zoning Ordinance unless otherwise determined by the
Community Development Director.
Notwithstanding the above, the parking requirements contained
in the Dublin Municipal Code Chapter 8.76 may be enforced on a
project that is located within one-half mile of public transit if it is
found that not enforcing these parking requirements would have
a substantially negative impacts in accordance with Government
Code Section 65863.2.
7
Minimum
Bicycle
Parking
Requirements
Residential and Non-Residential bicycle parking requirements and
support facilities shall conform to the California Green Building
Standards Code.
8 Compact
Spaces
Up to 35% of vehicle spaces may be compact in parking areas
with at least 20 spaces.
Compact spaces shall be labeled as “C” or “Compact”.
9 Landscaping
Parking lots shall contain 1 shade tree per 4 parking spaces and
have a minimum canopy radius of 15 feet at maturity. Each
shade tree shall be spaced no more than 40 feet from another
shade tree. Additional accent trees are also allowed within
parking lots.
A 5 foot wide landscaped buffer is required between sidewalks
and parking lots and shall comply with Section 8.76.070.A.19 of
the Zoning Ordinance.
The minimum tree planter width in parking areas shall be 5 feet.
50
Page 7 of 7Reso. No. XX-23, Item X.X, Adopted XX/XX/2023
PASSED, APPROVED, AND ADOPTED this ____day of _____, 2023 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
51
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 55
P ARKING REQUIREMENTS
6 Parking Requirements
Per the requirements in Chapter 8.76: Off-Street Parking
and Loading Requirements in the Zoning Ordinance.
No parking requirement for new and existing
development.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged.
Notwithstanding that there are no minimum parking
requirements, iIf the amount of parking provided exceeds
the min. standard established by the Dublin Zoning
Ordinance Chapter 8.76 (see row 6) by 10 percent, at
least one of the following measures shall be incorporated
into the surface parking area:
Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may
be connected by drive aisles); or
Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
All other uses shall provide parking per the Dublin Zoning
Ordinance
All on-site parking spaces shall be considered “required
parking” for the purposes of administering Chapter 8.76
of the Dublin Zoning Ordinance unless otherwise
determined by the Community Development Director.
Notwithstanding the above, the parking requirements
contained in the Dublin Municipal Code Chapter 8.76 may
be enforced on a project that is located within one-half
mile of public transit if it is found that not enforcing these
parking requirements would have a substantially negative
impacts in accordance with Government Code Section
65863.2.
7 Minimum Bicycle
Parking Requirements
Residential and Non-Residential bicycle parking
requirements and support facilities shall conform to the
California Green Building Standards Code.
8 Shared Parking
Shared parking between adjacent lots is allowed if a
parking study is prepared (where required) and a shared
parking agreement is established and approved by the
Community Development Director (pursuant to a Use
Permit), and if parking is provided to meet the greatest
peak hour demand of the combined uses.
89 Compact Spaces
Up to 35% of vehicle spaces may be compact in parking
areas with at least 20 spaces.
Compact spaces shall be labeled as “C” or “Compact”.
10 Motorcycle Spaces
1 vehicle space per 40 may be replaced as a motorcycle
space in parking areas with at least 40 vehicle spaces and
labeled as such.
911 Landscaping
Parking lots shall contain a min. of 1 shade tree per 4
parking spaces and have a min. canopy radius of 15 feet
at maturity. Each shade tree shall be spaced no more
than 40 feet from another tree. Additional accent trees
are also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
52
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 65
6 Parking Requirements
1.5 spaces (covered or uncovered) per residential unit.
Guest parking should also be provided up to 15% of the
total parking amount. Additional parking for residential
units does not require additional amenities discussed in 1:
Surface Parking, above
No parking requirement for new and existing
development.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged.
Notwithstanding that there are no minimum parking
requirements, iIf the amount of parking provided exceeds
the minimum standard (see row 6) by 10 percent or more:
Residential: 1.5 spaces per unit
Hotel: .85 spaces per room
Office: 2.5 spaces per 1,000 square feet of gross
floor area
Retail: As stated in the Dublin Municipal Code
aAt least one of the following measures shall be
incorporated into the surface parking area:
Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may be
connected by drive aisles); or
Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
Hotel parking is .85 spaces per room. For hotels with
assembly space greater than 10,000 square feet,
additional parking may be required.
Office parking is 2.5 spaces per 1,000 square feet of gross
floor area.
All other uses shall provide parking per the Dublin Zoning
Ordinance.
All on-site parking spaces shall be considered “required
parking” for the purposes of administering Chapter 8.76 of
the Dublin Zoning Ordinance unless otherwise determined
by the Community Development Director.
Notwithstanding the above, the parking requirements
contained in the Dublin Municipal Code Chapter 8.76 may
be enforced on a project that is located within one-half
mile of public transit if it is found that not enforcing these
parking requirements would have a substantially negative
impacts in accordance with Government Code Section
65863.2.
7 Minimum Bicycle
Parking Requirements
Residential and Non-Residential bicycle parking
requirements and support facilities shall conform to the
California Green Building Standards Code.
8 Shared Parking
Shared parking between adjacent lots is allowed if a
parking study is prepared (where required) and a shared
parking agreement is established and approved by the
Community Development Director pursuant to a Use
Permit, and if parking is provided to meet the greatest
peak hour demand of the combined uses
89 Compact Spaces
Up to 35% of the vehicle parking spaces may be compact
in parking areas with at least 20 spaces
Compact spaces shall be labeled as “C” or “Compact”
10 Motorcycle Spaces
1 vehicle space per 40 may be replaced as a motorcycle
space in parking areas with at least 40 vehicle spaces
Motorcycle spaces shall be labeled as such.
911 Landscaping
Parking lots shall contain 1 shade tree per 4 parking
spaces and have a minimum canopy radius of 15 feet at
maturity. Each shade tree shall be spaced no more than
40 feet from another shade tree. Additional accent trees
are also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
53
4 | DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
74 CITY OF DUBLIN
PARKING REQUIREMEN TS
5 Bicycle Parking
Allowed within individual residential units.
Allowed within surface parking areas and first floor of underground
parking areas.
Allowed near building entrances (except service entrances).
Allowed on private property adjacent to sidewalks.
Allowed on sidewalks if a clear walking path of at least 6 ft
maintained.
6 Parking
Requirements
Per the requirements in Chapter 8.76: Off-Street Parking and
Loading Requirements in the Zoning Ordinance.
No parking requirement for new and existing development.
No parking requirement for outdoor dining areas.
No parking requirement for commercial uses occupying existing
buildings
New commercial buildings are required to provide parking spaces at
the rate of 1 space per 300 square feet of gross building area,
regardless of the future commercial use of the building. Excessive
surface parking is strongly discouraged. Notwithstanding that there
are no minimum parking requirements, iIf the amount of parking
provided exceeds the minimum standard established by the Dublin
Zoning Ordinance Chapter 8.76 (see row 6) by at least 10 percent, at
least one of the following measures shall be incorporated into the
surface parking area:
Increase the number of shade trees provided to a ratio of 1
tree per 3 parking spaces;
Divide surface parking areas into at least 2 smaller parking lots
divided by a landscaped planter that is at least 10 feet in width
(these parking areas may be connected by drive aisles); or
Provide a double row of trees (with shrubs and groundcovers
surrounding them) between the sidewalk and surface parking
area (where parking lots are permitted near sidewalks).
All other uses shall provide parking per the Dublin Zoning Ordinance.
All on-site parking spaces shall be considered “required parking” for
the purposes of administering Chapter 8.76 of the Dublin Zoning
Ordinance unless otherwise determined by the Community
Development Director.
Notwithstanding the above, the parking requirements contained in
the Dublin Municipal Code Chapter 8.76 may be enforced on a
project that is located within one-half mile of public transit if it is
found that not enforcing these parking requirements would have a
substantially negative impacts in accordance with Government Code
Section 65863.2.
7
Minimum Bicycle
Parking Requirements
Residential and Non-Residential bicycle parking
requirements and support facilities shall conform to the
California Green Building Standards Code.
54
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 75
8 Shared Parking
Shared parking between adjacent lots is allowed if a
parking study is prepared (where required) and a shared
parking agreement is established and approved by the
Community Development Director pursuant to a Use
Permit, and if parking is provided to meet the greatest
peak hour demand of the combined uses.
89 Compact Spaces
Up to 35% of vehicle spaces may be compact in parking
areas with at least 20 spaces.
Compact spaces shall be labeled as “C” or “Compact”.
10 Motorcycle Spaces
1 vehicle space per 40 may be replaced as a motorcycle
space in parking areas with at least 40 vehicle spaces
Motorcycle spaces shall be labeled as such.
911 Landscaping
Parking lots shall contain 1 shade tree per 4 parking spaces
and have a minimum canopy radius of 15 feet at maturity.
Each shade tree shall be spaced no more than 40 feet from
another shade tree. Additional accent trees are also
allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
55