HomeMy WebLinkAbout6.4 West Dublin BART Attch #12 Update
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
FINAL
DOWNTOWN CORE SPECIFIC PLAN
J-EAD AGENCY
CITY OF DUBLIN
PREPARED BY
CITY OF DUBLIN
COMMUNITY
DEVELOPMENT
DEPARTMENT
,.::)rrAetl # IZ
tJ P/YIrrf>
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CREDITS
Citv Council
Gny S. Honston, Mayor
Lisheth Howard
Janel Lockhart
Claudia McCormick
George Zika
Plannine: Commission
Ralph D Hughes
Maxine Jennings
Don Johnson
Fred Musser
Tony Oravetz
City Staff
Richard C Ambrose, City Manager
Eddie Peabody, Jr., Community Development Director
Janet Harbin, Senior Planner
Andy Byde, Associate Planner
Maria Carrasco, Secretary
Consultants
Jerry Haag, Urban Planner
EconomIC & Planmng Systems (EPS)
Oml1l-Means Engineers
RRM Design Group
Stevenson, Porto & Pierce
Downtown Core Specific Plan
Adopted by the Dublin City Council
Resolution Number 229-00
December 19,2000
'Ihi, docUID~nl,.upMI~JnJ~l]u"Y.J.,"7-QQii. jn~JIlll~~,IDd'lill:!.wng~mGng[ll.nt~'
512012003' Specific Plan Amendment for Senior Housing project PA 03-003, City Council Resolution X9-0.~
H/H/200.1. CDD determination rel.ling to City Council Ordinance 3-02
4/22/2003, Minor Technical Amendment to the Specific Plan authorized by the Community Development Director
4116/2002: Planned Development Rezoning, City Council Ordinance 3-02
1/15/2002: Specific Plan Amendment for Target Store .Expansion }JA 01 ~()25, City Council Resolution 4-02
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
l~RLEOFCONTENTS I
DOWNTOWN CORE SPECIFIC PLAN I
1.0
I I
1.2
1.3
14
1.5
Intruduction, Purpose and Pro.iect Locatiou
PllTJloses ofthc Specific Plan
Local](lTI
Local and Regional Context
ProJect Goals and Ohjectivcs..............
Organization of the Specific Plan.......
...................................................2
.................................................2
.........................................,2
.......,...............,....................3
...................... ........3
..............................................12
2.0 General Notes ........ ....... ....................12
2.1 Relationship to General Plan.......................... ...............12
2.2 Relahonship to 1987 Downtown Specific Plan........................................................... 13
2.3 Relatiunship to Dublin Zoning Ordinance, Dublin Municipal Code, Standards and
Policies ...............................................13
2.4 Definitions ................ .........................................................13
2.5 Severability................ .............................................. ...... I 4
3.0 Existing Conditions ...................................14
3 I Overview........................... ................14
3.2 Topography and Natural Features 14
3.3 Exislmg Land Use and Parcelization......................................... 15
34 Land Use Regulatory Framework............................................................... ...........15
3.5 TransportallOlJ and Circulalion .................................. ...........15
3 6 Utilities ...................................................................22
3 7 Puhlic Services ............................................................... .29
4.0
4 I
4.2
4.3
Economic Projections and Traffic Constraints
Downtown Core Development Progranl
Traffic Improvements
Parking and Loading.........
.........................................................29
.........................................................29
.................................................30
..........................................31
5.0 Land Usc Concept .................................. ............................................ 32
5 I Concept Overview............................................................................. 32
5.2 Land Use Categories .......................................... .............. 36
5.3 Pemlitled, ConditJonal and Temporal)' Land Uses .................................. .36
5 4 Developmenl Standards..,....... ...... ..... ..... .......,..................... ..... ...... ... .... ...... ....... .........37
6.0 Urban Design Guidelines......... ................................... .38
6.1 PUTJlosc and Intent ................................................................................................... .38
6.2 General DeSIgn Principles ..................................................................................38
u.3 Building Design, Orientation and Massing ...........................,........38
6.4 Strcctscapc and Landscape Standards .......................................... 46
6.5 Project Gatcways.............................................. ................ 48
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXHIRrTS
Exhibit
Exhihit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhihit 7
Exhibit 7 A
Exhibit 7B
Exhihtt 7C
Exhibit 8
Exhihit 9
Title
Regional Context
Local Context
Specific Plan Boundary
Existing Uses
General Plan
Zoning Distncts
Exisling Circulation System
Existing Conditions
Capital Improvements
Proposed Roadway Improvements
Exisling Utility Plan
Land Use Plan
-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
APPENUlCES
hem A Parcel Maps for Properties in Specific Plan Area
Item B' LIst of Property Owners
Item C Negativc Declaration and Initial Study
item D List of Resolutions and Ordinances adopting Specific Plan Amendments and Rezomngs
for the Downtown Core Specific Plan
I
I
I
I
I
I
I
I
I
I
I
I I
I
I
I
I
I
I
I
Objective 5 I Allow for a vertical mix of residential uses over retail, offices and
other appropriate uses.
OhJechve 5.2. Allow ror residential development up to 30 units per acre.
OhJectlve 5.3 ProvIde tor new senior housing near the plmmed City of Dublin Senior
Cenler adjacenllo the Specific Plan area.
Objective 5 4 Cons](ler a vertIcal mIX or uses such as residential over rctail uses, and
developmenls offenng a live/work component.
Goal 6 Plan for a central "Dublin Green" civic plaza as the focal point of the downtown core
area, as well as serving as the location for activities mId gatherings for the entire community
Objective 6.1 Plan for a variety ofpedestrian~oriented restaurant, specIally
commercial, ellteliamment and cultural uses near the Duhlin Green,
QQiJ!J Provide for development of outdoor spaces and small plazas within the plmming area.
Objective 7 I Encourage restaurants mId food establishments to provide for outdoor
seating areas.
Goal!i Allow existing uses mId buildings to phase out or convert to uses consistent with the
vision aJld requirements ofthe Specific Plan.
Objectivc 8.1 Encouragc a gradual phasmg out of automobile sales aJld servie<; land
uses m thc spccific plan area while provIding suitahle aItcmativc locations t"r sllch
uscs in othcr arcas of Dublin.
Traffic, Circlllation and ParkinK
Goal 9- Continue to rely on [lublin Boulevm-d, Amador Valley Boulevard, RegIOnal Street
and Amador Plaza Road to provIde major regional linkages to the area. Improve mtenor
roads to cnsur<; adcquate access into the site aJld betwecn uses.
Objective 9 I Construct a new vehicular and pedestrian aceessway into the interior of
the downtown core to provide enhanced access to existing uses mId future land uses.
Objective 9.2. Make necessary improvements to existing roads as may be required to
accommodate aJltieipated traffic. This may inelude but is not limited to adding
additional travel lanes, tuming lanes, traffic signal upgrades and similar
improvements.
Goal 10- Coordinate planlllng efforts with WHEELS to ensure that hus service can be
accommodated wllhm lhe area_
Downtown (,Ore ,~'pedJi,.' Plan
Pa~~f)
l'age/O
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Objective 10 I Work with developers of new pTOJecls to provide bus tumouts and
shelters, where applicable, to encourage use of mulhple transit modes
GoaU.! Create a more pedeslnan fnendly enVlrOllment within the Downtown Core planning
area.
Objeehve 11 1 Construcl a pnmary pedestnml mId bieyele linkage between the
Downtown Core Specific Plml area aIld the West Dublin BART area to facilitate
movement between these two key areas.
Objeehve 11.2. ProvIde pedestrian aIld bieyele linkages between the downtown core
area and (}ther p(}rti(}ns (}fDublin through new bicycle lanes, SIgnS, Imldseaping and
other techniques.
Objective I 1.3 Require construction of attractive pedestriall walkways wllhm the
plarming area between various land uses as properties are redeveloped or uses
expallded.
Objective 11.4: Design guidelines mcorporated into the Specific Plan shall require
building facades and entries to be Invltmg to pedestrialls.
G(}a112. Provide adequate parking faeililies within the Downtown Core Specific Plall area
where needed.
Objective 12.1 Review eXisting City parking standards for land uses aIld, if feasible,
reduce parkmg requirements based on the close proxinllly of public transit
opporlul1lhes.
OhJectJve 12.2. Encourage use of shared parkmg al1l(}ng nearby laIld uses, as allowed
by the Duhhn Zonillg Ordinmlee, to satisfy parking demand for individual land uSes
mId reduce lhe lotal amount of laIld needed for parking.
Objective 12.3 Allow multi-level parking decks as a pemll11ed laIld use, however,
through design stalldards, ensure that such garages are architecturally integraled
WIthin the context of the area.
Visual Qllality alld Design
G(}al l~ Enhance the vIsual quality ofthe Downtown Core area through attractive entryways,
lhe "Dublin Green" ciVIC plaza, pedestriall pathways, high quahty design of individual
huildings and related uses, mcluding signs, lightning aIld accessory uses.
OhJectlve 13 I The major orgalllzmg element of the specific plan should be the
establislmlent of the Dublin C:rreen civic plaza area.
Objective 13.2: Encourage eX:lstmg "big box" (large) rclail slores to be architecturally
modified through the ll1corporation of more pedestrian-fuendly features, including de-
DOW1'!t()wn (-'ore Spec(fic Plan
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
emphasizing the scale and bulk of the buildings, emphaslzlIlg entnes, and adding
visually interesting exterior design features.
Objective 13.3 Individual buildings should reflect an overall high quality of
arehitcetural design, using materials, c(}lors and extenor lrealrnents to eneoumge
pedestrian use. Where feasible, huildlllg enlnes should be loealed faCing eilher slreels
or walkways and enhanced to mvite vIsitors.
OhJective 134 Landscaping should enhallce the appearallee of buildings and should
he 1JIVlting to pedestriaJls.
ObJective 13.5 Exterior elevatJons ofparkmg garages shall be attractively treated to
blend in with SllITounding huildings. Where feasible, garages should incorpomle
occuplahle space (}n ground floor levels 10 better integrate with nearby busmess
establishments.
Objective 13.6 Private parkmg lots should he attnletJvely landscaped to mlllinllze a
"sea of asp hall" appeamnce lhrough developrnenl review and enhancemenl program.
Objective 13 7 StaJldards aJld gUldehnes are mcluded m the SpecIfic Plan for signs
and lighting within thc Specific Plan area to provide for a unified urban design
appearance.
Goal 14. EnhaJlee the visual quality of the plalll1ing area by encouragmg appropriate proJects
with major public access either visually from roadways, large outd(}or areas, or pedestnan
traffic to incorporate public art into the design, alld in accordance with the City's Public Arl
Policv
Implementation and Administration
Goal IS New laJld uses, additions to existing laJld uses alld remodeling of existing buildillgs
shall be reviewed hy the City ofDuhlin to ensure conSIstency wllh the Downlown Core
SpecIfic Plan.
Goal 16' EXisting land uses wlthllllhe speCIfic plan area thaI do not conrorm wilh permitted
uses or development standards contamed 1Il1he specific plan are allowed 10 renlain as legal
non-confonning uses. Such uses shall be treated as such purSUaJlt to Chapter 8,140 ofthe
Dublin Zoning Ordinallee (Nonconforming Uscs aJld Stmeturcs).
Goal 17 The City of Dublin shall work cooperatively with local property owners aJld
husmesses to achieve the goals alld objectives of the Specific Plall.
ObJective 17. I The City of Dublin shall take the lead in funding public
improvcments called for within the Specific Plan assisted by local property owners
and businesses 10 lbe fullest extent feasible.
/)ownlowlI Gore l)'p~:djic jJlan
Page 11
Downtown Core Specific Plcl1l
Page 12
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Objective 17.2: A Traffic Impact Fee should be estahlished for the Downtown Core
area 10 oll'sellhe costs ofprovldmg requIsite traffic and transportation improvements
to support intensified land uses.
Objective 17.3 A Downtown Core Merehmlts Association aJld/or a Busmess
Improvement District should be fonned for the purposes of orgmlizing special events
mId coordinating other area-wide improvements.
Objective 17 4 Area pmperty owners aJld merehaJlts should investigate the feasibihty
offomling a parking district or aJl assessmcnt district to develop comm(}n parkmg lots
within the specific plaJl area.
Objective 17.5 The City should pursue graJlts aJld other sources of financing targeted
10 promotmg transit oriented development projects.
Objective 17.6. The City of Dublin should consider undertakmg a Design Assistance
Progrmll for businesses within the Specific Plan area to help m Implementing design
guidelines for building enhmleements.
Goal 18: New devel(}pment wlthm the Specific PlaJl area shall be coordinated wilh BART,
the LivemlOre Amador Valley Transit Authority mId other appropriate agencies to ensure that
public traJlsporlalwn serVlce can easily he pmvided.
I 4 OrgaJlization o'-the Specific Plan
The Specific Plan provides a tramework f\lr development and redevelopment within the
plarming area. Development standards are provided for the various laJld uses comprising the
plmming area as well as for lhe (}lher components necessary to make a suceesslhl relail and
service area. Tht'se mclude traJlsportation mId circulation, infrastmcture requirements, public
servi"es and facilities, streetseape, amenities, and implementalion and adnlllllstration of the
Specific Plan.
2.0 General Notes
2.1 Relationship to General Plan
implementatIOn ofthe Downtown Core Specific PlaJl furthers lhe goals of the Dublin General
Plan hy IIltensifying laJld uses in the key portion of the eOll1rnulllty, The Downtown Core
SpecIfic Plall is also consistent with the following DublIn General Plall goals mId policies:
. Land Use Elemellt: Goa12.1 (Housing Availahilily), GUiding Policy A (encouraging
a variety of housing types), lmplemenling p(}licy B (designation of housing sites),
Goal 2.2 (Commereial and lnduslnal Land Use), Guiding Policy A (intenSIfy
downtown Duhlin), Implementing Policy B (designate Downtown mlensification
area), Policy C (downtown BART station), D (encourage mld-nse development) and
E (makc downtown underslandable).
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
. Circlllation and Scenic HiKltways Elemellt: Goal 5 1 (Roadways), GlIlding Policy A
(DesIgn of non-residential streets), Design Critena G~uding Pohcy A (right~of-way
reservation), B (LOS on routes of regional slgmficance), C (routes of regional
signifieaJlce), D (maintam LOS on non-Routes of Regional Significance), E (Tn-
Valley Transporlahon Achon PlaJl), G (design of circulation system), I (provIde
multi-modal circulation system), J (continuity ofloeal streets), Policy 5 1.2 (freeway
access), Guiding Policy A (freeway access), B (treeway 1Il1erchanges), Policy 54
(Bikeways), GUIding Policy A (provide bikeways), B (complete bikeway system),
Goal 5 7 (finalleing road improvemenls), Guiding Policy A (road fee program).
The Specific Plan also allows the City orDuhlm l(} adopt more detailed guidance for lhe
downl(}wn core area, aJld to tailor regulatory standards t(} the unique needs aJld eharaclerishcs
or lhe plarming area. It also allows the opporlumty to establish staJldards aIld implemenl
programs to meet the needs of both local property owners aJld the remainder of Dublin.
2.2 Relationshio to 1987 DO'Nntown Specific Plan
Tlw Downtown C(}re Specific PlaJl updates aJld modifies lhe existmg Downtown Specific
Plan adopted by the Cily Councilm 1987 for the portion of the downtown area shown in
Exhibit 3, originally Development Zones 7 aJld 8 in the 1987 Plan. The porlJ(}ns of the
previously adopted Downlown Specific PlaJl relative to development withlll Development
Lones 7 aJld 8 will require repeal With adoption of the new Downtown Core Specific Plan, to
modify lhose sechons pertaining to the specific geographic areas.
2.3 Relal1onshio to DultlirrZoning Ordinance, Dublin Municioal Code. StaJldards and
PoliCies
The City orDuhlin Zoning OrdinaJlee will be amended as an Implementation measure of this
Speeilic Plan t(} create a special Downtown Core Specific Plan Overlay Zoning District 10
replace exislmg l.<lI1l11g staJldaJ'ds adopted for the speci fic plan area. Land uses, devclopm<;llt
standards and mlenm uses will be outlined in tbe Development StaJldards section of the
Speeifi<; Plan and supporting diagrams outlining specIal reqlllrements.
Any development staJldards or land use requirements not specifically covered by thIS Specific
Plan are subject to the regulations oflhe Cily ofDuhlin Zoning OrdinaJlee aJld Standard
Speeifieahons and Drawings of the City of Dublin. Unless otherwise specifically approved in
this Speci tic Plan, all off-site drawings arc subject to City of Dubhn policies aJld standards in
ctkct at lhe tllne of suhmittal of improvement plans.
All eonslructJ(}n withm the Downtown Core SpeCific Plan area shall be in compliance With
the Umfonll Building Code, IJnironn Fire Code aJld all other ordinaJlees adopted by the City
pertallung to construction and safety issues. All other City standards and poliCies shall apply
allhe tnne of submittal of indiVIdual subdivision maps and/or site development plaJls.
2.4 Defimtions
For the purpose of carrying out the mtent of this Specific PlaJl, words, phrases aJld terms shall
be deemed to have the meanmg ascribed to them as follows. In eonstrumg the provisions of
this text, specilic proVISions shall supersede general provisi()ns reIalmg to the saJlle projcct
All other defimtions shall be as per the Dublin Zomng OrdinaJlce. Tenns not dcllned in the
J)(JwnlOH"~ Core SpeCific Plan
Page 13
Page 14
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Dublin Zoning Ordmance shall have the mealllng ascribed in Febster's ColleglaJs<
Dietionarv.
The word "City" shaH refer to the City of Dublin.
The words "City Council" shall meall the Cily Council of the City of Dublin.
The words "PlaIlning C(}mmlSSlOn" shall meall the Planlllng Commission of the Cily of
Duh 1m.
The w(}rds "Specific Plan" shall refer t(} this document, the Downtown Core SpeCIfic PlaJl, as
adopted by the Dublin City Council.
The word "shall" is mandalory; "may" or "should" is pennissive.
The word "permItted" meaJlS permitted without the requirenwnt for further discretionary
permits, but subJect to all other applicable regulati(}ns.
The words "acres" or "acreage" shall meall appmxlmate acres.
The word "applicaJlt" shall mean a person or entity making applicatIOn for Site Development
Review, subdivision map or other land use approval pursuant to tllis Specific Plan.
The word "suhdivision" shall include lenlatlve and final trad maps, tentative aJld final parcel
maps, parcel map waivers aJld lot line adJustments.
2.5 Severabilltv
If allY term, provision, condition or requirement of this SpecIfic PlaJl shall be held lIlvalid or
unenforceable, the remainder of lhe Specific Plan or the application of such lerm, provision,
eondilwn or requiremenllo circumstances other Ihan lhose in which it is held invalid or
unenf(Jrceable shall not he affected thereby; and eaeh lenn, provision, conditIOn or
requirement of the Specific Plan shall be valid and enforceahle to the fullesl extent permitted
hylaw
3.0 Existing Conditions
3.1 Overview
This section of the Specific PlaJl idenhfies physical alld other envIronmental eond;lIons on
the proJect site at the lime this Specific Plan was prepared.
3.2 Topography and Natuf!!1 Features
The site is generally flat with a gradual slope t(} tile south. There are no unique Or unusual
geographic or topographic conditions present on the site, since lhe majority or properties are
developed and lhe SpeeiJ1c Plan area lies in aJl urbanized portIOn of Dublin.
DOHmtQWll Core Specific: Phm
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
33 Rxistlllg T -and Use and Parceli~ation
The proJect site has heen developed with a range of rctail commercial, restauraJlts aIld
automobile sales aJId service uses, pwvlding goods and services to I(}cal residents and the
larger region.
Exhihlt 4 shows the general distribution oflalld uses within the proJect area. EXlstmg
buildings are onented to h(}lh existing major roadways as well as to a large central parking lot
west of Amador Plaza Road. Buildings have been eonstmcted on individual lots or in small
cen((;rs with minimal relation to surrounding uses. Landscaping withlll the SpecIfic Plan area
is minimal aJld designed on a site-by-site basIs.
Exhibit 4 also indicates existlllg parcelizatwn wlthm lhe proJect area. A sllmmary of Cllrrent
parcelizatwn, incIudmg lot sizes and ownership (as laken from the most reecnt County
Assessor records) IS contamed 1111he Appendix ofthis document
3.4 LaJld Use Regulatorv FraJnework
Land use regulatwn for the proJect area IS proVIded hy Ihe Cily of Dublin through the Gelwral
Plan and ZOlllng Ordinance. The General Plan land use designation for the Downtown Core
area is Retail/Office, which allows such uscs as shopping centers, retail shops, eating
eSlahhshmenls huslness aIld professional otliecs, lodging facilities, auto service stations and
sale of aulo parIs. The ['TCneral Plan provides a guide for the physical development decisions
aflectmg lhe social, economie and environmental character of the City through generallalld
use deslgnahons and pohcles.
Zonmg districts are the primary mechanism by winch General Plan goals and poheles are
Implemented. Zoning requirements estahlish more detailed direction on mdlvidllal property
development
The proJect SIte has heen zoned a comhinatJou (}fC-l (Relail Commerclal), ['-2 (General
CommerCIal), <md PD (PlaJUled Developmelll) by lhe Cily orDuhhn. The lwo commercial
distncts allow a range of retail commercial, office, reslaurant aud SImilar land uses. The
existing PlaJmed Development PD89-0S0, located at the southeasterly comer of Amador
Valley Boulevard and Amador Plaza Road, generally allows retail aIld commerciaf uses with
residential land uses allowed with the issuaJlce of a conditional use pemlit Exhihit 5 dep'cts
eXlstmg General Plan designations within the proJect area and Rxhihll 6 shows current ,coning
deSignations.
As previously mentioned, in 1987 the City of Dublin adopted a Downtown SpeCific Plan
which includes propelties encompassed by the Downtown Core Specific PlaIl as well as other
areas in the downtown area. With the adoption orthe Downtown Core Speeitie Plan, the
portions orlhe 19R7 Plan pertalllmg to thiS area will he repealed.
3.S Trans(lorlation aud CircuJahon
Major principal streels servmg the mllnedJate Sped He Plan sIte include Dublin Boulevard,
Amador Valley Boulevard aJld Amador Plaza Road. Reglonal access to the SpeCific Plan area
IS facihtated by SaJl RaJUon Road. These are described more fully below'
DtJWflffJWfj (orE:: ,\'pedJi{~ Plan
Pa~e /5
II
Ii
II
-
I
I
I
-
-
-
I
I
I
-
I
-
I
I
I
I.
1.-
<;j.-j.j;
'WUR'r I..l'
. .
I
~'<-
Q'?'
//;;,,' 1
. ''1''iQ
. '. Ify
, .
,
1"._-
, I
, .
,
.~.
,~'-: I
,-, \
- .-1 'LANE '-
, '-'1--
\
, ,
\ \ \ \
\
"
, ~
'":;:- -~.-~
11-''';:'
, . I
.-;
i \
! I
"^
G--
~,.
,
,
, .-
.,'1
\....,.-
-~--,.=:,.jj
, '
, '
..-'-"'[
--",
;
I ,
i ,
,
\
L ._"_.~_.
\8
'II: '
't;
,
.-.- I,
, ,
~.:,'- ---: \- -- I
-,
- - - - SPECIFIC PLAN BOUNDAR'r
m~ RETAJLJRES'IAURANl
I' ...',' . 'I OFACElSERVlCE COMMERCIAL
r.''i'.'''.hd HOTElJENTERTAINMENT
I..'N;-">.';'''''','I RETAJLJAUTO
EXISTING LAND USES
DOWNTOWN CORE SPECIFIC PLAN
N,T.S.
DECEMBER 2000
CITY
OF DUBLIN
EXHIBIT 4
~ \" 0 IS
t, ,,' ._____--
L---;;:'IN BC)'JLl'VAR~.,.
" ,
\ I \
" I
1 \ II
,,",
\"21 j
0: '
'\~\ '
\0'i
.~zi
I uJ \
I, ~)
I~\
Ii">
."0,.'
IOtvr
",'<-
Q<!'
\ \ .\ I
\". L.". .\- I'
,,~\'\.\. .\
Cl ciXBOVLLN,,-
,'\1 i
, \ : l
'\~\"'::'\"_o:. ,,__
I~; \ \
\~I '
i\--,
,"'\
'1 ,,-
HQNEY .: c1j
I' , " \
I _.I.., \.., I
'(
-1'-
,I
~, \
~."!
- "\
,.., ',......"-'
1'\".. i',
,11' 1\
>' \1
1- . j "
\ , ,,_.._0.":::____ I..J,
S-rARWARD DR .
\', ,
'-"1
"
", I
\ \.._.1
,
-"\
I
.,
I
,
, ,
I
"I' ~'r:~j!\
'1,\
,t;i
cC
0:'
'f--
(J)
.A
u" "f-I \'1' it.__.
, '
" r
\ "',
" \[:1 'I
j\ L.~'''''.'1'" 1...-
I .1
I
, ,I C';'
1_". --, \;J I I
\ ! \51'
1 ~~
!'-roc,,",''- IB'
\. " 0:1
I' '
i_. 'I I \
".. \ I
\ II
LEGEND
.
[2,:i:ij~,~~ RETAIL/OFFICE
EXISTING GENERAL PLAN
DOWNTOWN CORE SPECIFIC PLAN
NTS,
DECEMBER 2000
1"..
\
,
\
I
,
t.J::-
CITY
, '
,
, ,
"_,,,~.,,'-'.""\ I
\
i'.'"1
Li,t
.'-
,
\ "
'\
.\ I
I~\ t"
I,.J
\ i""",
\ \ I,
i-I
I
I ," I,
"\ \
I, '
"
"
II
r
\~ j I
f/ '
fljuiW," . ,--'"
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
{""'.
\
{Jll
'3 '
'C)'I .; J
,-V, I.' \
I '\J..~~ .'
., \ ' ,
,
" ~
,
\ \ ~ ... I
\" .,-,-,.- .:.iL~w"...i
. \ . ~ --; n. _L \
I, h L:\ .
\' .....!
\, ,
~:'-,- :;~~.,
,
"
\' .'
I'
" \..,
,-~ I \
I ,
, ,
OF
\
10'
\":~"
, ,
\ ,-'...
,,,,'
IF"
\~~
\~\'{~>
(~~
!~w~
DUBLIN
EXHIBIT 5
\
\
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
J<'f Ii",.
o'~~.i.
'19 e<&~"':
.r~iF9.~f~
Exhibit 6
Downtown Core
Specific Plan
Zoning Districts
- - freeway
Dublin Lots
D Spedfic Plan Area
c::J Planned Development Area
Former Zoning Districts
IHW HjHH C~ 1 Neinhborhood Camm.
U~..H~~'" ':::II' .
~ C-2 Genera' Comm.
_ PD/C-l PA89-050
~
May 2004
NOTE. The irrternal system of
bcalslreetssto.o.ninll1isilgure
isil~sl;r3tivi!lcnly.
o 100 200
- -
400
600
, Feet
o
0.05
0.1
, Miles
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
. Dublin B(Julevard is a maJor east-west roadway through the northerly boundary ofthe
planning area. Dublin Boulevard has SIX travel lalleS aIld raised medialls from San Ramon
Road to just east of Regional Slreet. As Dublin Boulevard approaches Golden Gate
Drive, the roadway narrows 10 rour lnlVellanes (proposed to be widened to six lalleS in
the future) and maintains this configurahon east to Dougherty R(}ad. Dublin Boulevard is
desIgnated as a roule of regIOnal significant in the Alalneda County Congestion
Mallagement Agency's Congestion Management PlaIl.
. Amador Valley Boulevard extends from Cronin Circle east 10 Dougherty R(}ad. A major
east-west arterial street, Amador Valley Boulevard has four travel lanes in lhe Specific
Plan area and provIdes access to commercial-retail areas along major roadways.
. Amador Plaza Road is a north-south slreet ex lending from Amador Valley Boulevard
south through Dublin Boulevard. Between Amador Valley Boulevard aIld Dublin
Boulevard, this road has two travel lanes and a two-way left-tum lane. South of Dublin
Boulevard, the roadway has two travel lanes aIld provides access to existing ad ncw
eommcrcial developments. The southerly extension of Amador Valley Road would
eOlllleet to the new 1-680 south hound on- and off-raJUps, The northbound raJllp opened in
early summer, 2000; thc southbound ramp IS anticipated to open 111 the fall of 2000.
. San Ramon Road is oriented in a norlh-soulh direehon wesl (}f lhe plalllling aI'ea. A
major arterial street, Sail RaJIlon Road has six Ira vel lanes and raIsed medians north of
Interstate 580 A full cast-west access interchange IS located at San Ramon Road aIld 1-
580. North of Amador Valley Boulevard, Sail RaJIlon Road narrows to four travel lanes.
In thc planning area, lhis roadway provides access to retail commercial uscs. San Ramon
Road is designated as a Metropolitall Trallsportation System (MTS) roadway by lhe
County Congestion Management Agency
Regional circulation linkage IS provided by l-u80, a north-south freeway alld 1-580, an easl-
west freeway Caltralls is currenlly completing all off-raJllp from the 1-680 freeway at the
proposed 51. Patrick's Way The ramp IS anticipated to open in Fall, 2000
The Livermore Amador Valley Trallsit Authority ("WHEELS") provides bus transil service
through lhe Dubhn area. Bus routes serving the downtown Dublin area include Routes 3, 4,
10 and 2011202
Regional lransll (0 and fr(}Jn the Dublin area is provided by the Bay Area Rapid TranSit
District (BART). BART opened a Dublin/Pleasanton station in the late 1990's, loealed
approximately one mile east of the project site. A recent proposal has been submitted 10
BART to construct a downtown Dublin stalion witbin the West Dublin BART Specific Plall
area at the terminus of Goldell <Tate Dnve, approxllnately 1/4 mile south of this Spccifie Plan
area.
Bikeways exist or are proposed On Amador Valley Boulevard aIld Dublin Boulevard (see
Exhibit 7, Existing CirculatIOn System). Amador Valley Boulcvard is prescntly designaled
for a Class 11 bikeway lalle, which is designed with a one-way striped laIle for bicycle lravel
-....
Page 21
IJowmowll Core Specmc Pia"
on the roadway. Dublin Boulevard is proposed tor a Class 11 bikeway lalle, to be opened with
the completion of the roadway improvements.
Public sid(lwalks have been constructed on the north side of Dublin Boulevard, both sides of
Amador Plaza Road and the south side of Amador Plaza Road.
Exhibit 7 shows the existing circulation system m the vlclmty of the SpecIfic Plan area,
Exhibit 7 A depicts design details of the existing roadway system, including road widths,
number of lallcs and similar information.
3.5 Utilities
The proJect slte is presenlly served hy a wide rallge o[utililies aIld intrastrueture, includmg:
Water: Dublill San Ramon Servlces Dislricl (DSRSD) currently provides retail waler
services to the City of Dubhn, mcludmg the Downtown Core area. Currenlly, all of the
DSRSD potable water supply is provided by Alameda County Flood Control and Water
Conservation District (Zone 7). Water enters DSRSD' s distributIOn system from Zone 7
Cross Valley Aqueduct through four tumouts. The turnouts are eqUlpped wllh
chlmination aIld fluondation facilities, which can dlsmfect and fluondale water, deliver
from Zone 7 prior t(} entenng DSRSD's system.
DSRSD currently has four pIpeline mlerlies, lwo with Easl Bay Municipal Water Dlstncl
aIld two With the City of Pleasant on for rapid emergency response. The 1ll1ertles are
strictly for emergency conditions, such as a major pipeline break, supply contalnination,
intenuption of deliveries due to all earthquake, flood, or other disaster These eOlmeetions
would allow either agency to obtain water from tile other agency during all emergency
DSRSD is currently revising their Water Supply Master PIa" aIld should be completed
and adopted before the end of 2000 Based upon conversation with DSRSD Staff,
adequate water capacity currently exists within the Downtown Core area, allY deficiencies
m the system will be addressed tlrrough the update of the Water Sllpply Master Plan.
Individual developmcnt proposals will bc revicwed on a easc by case basis by DSRSD
statllfindividual development exceeds water demand, DSRSD will reqmre ellher a
"looped syslem" or an mcrease m water pIpe diameter 10 supply the project Exhihll R,
Existing Utility Plan, shows the primary elements of thc existing water system.
Wastewater: DSRSD proVIdes waslewaler c(}lIechon and lrealmenl, as well as water
distribution s(lrvices ror the City of Duhlin. The DSRSD waslewaler eoIlecllon system
ineludes over 107 miles of samlary sewers from 6 to 42 Illches in diameter, with a rallge
in age fr(}lll 5 10 40 years old.
Wastewater Capacity
Land use data fonn the basis for estimating wastewater flows in thc collection system.
Land use projections for DSRSD service area are based on the General Plans of lhe
service area. However, ror lhe DownlowJl Core area it was assumed lhal slgmficant
dcnsifieation would (}ccur, aJld the eXlstmg General Plan land use desIgnation was not
Downtown Core Spedfi(~ P/(,m
Pa~e 22
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I;
Ii
II,
Ii
II
I!
Ii
I:'
I Ii
II
Ii
Ii,
II
II
Ii
I:
II
Ii
I,'
,
i I
, ,
W
lU
~
"'
\
,I
"
,.
-I lili,-i
\ \ \zj _
IQ\
~ ~~~.~ J Q)
! lillJl
I" ,I !I:I
. \ ! I \ ~
I '\'
\ "
I I'
LEGEND
i
"/ i
I
~,
1''':(&U~y"i.,\'I
I,
f,',. ,.
,)i'ljfiIQ
, ;' 10-
; ,
i'
",UI'
'~
-\0"" I".. -'1 i
,7-
-I
\
" \
1\
,f..:
\
>,..
I
i'
, i
\ '
"
.' (' 'j
I~: .,..L.
1......
." ,
,J....
, ,
'-1"
,
\
I
fi:'
,
<_ ,'c _- '- '01~~~,:,,":.":-[~~:;j(::i!!
;t_~:,;~\:,,-~-- :"'''1~ .:.'t\0._ -->; ,-JTI1 j l I\L !ltII'L_
Lr r_:~...:.:___~",""O~_':IJ-J:.o -=1:;I~-- I" _r ~ I",jll"
_ ,,"'~,.I:..,j":~:"____-=-'U'~ __.-,.=-1- C- I 1"_ /..,........L)'_.I.I!I :'11
_~-=:..:-..:=_-:.-- .-.-- :J...-_-:--:..-.--1I.:._.JJ-1 _Or' i II f ~~\", "'I:ll~J II t
"..~2~~~}-=~~~~::~~;:~:==--~-~-~~-~~~;-_-_~---"'- -!~1"'"":!11 :~_A- I .If-iil'~ f~ . "'\li.;" tllli!'l::I':
'''I~ _~__.::.'_,:,{';::'_':..---=.: - -.= ----i':..-I-I-~,.--\\ \F- .....:~I:IIIIJ!rlld"lilta r" 11 :'= ...:~ r~J :.:. I:.;\,![II\II'
)"1 r.. _ - --~,! - I- I II!:.. P ,1- ~ r' I Ii I"~ I' I
_!I h I_~:;:':;-" - ,,-_---'-j ~1\i1~. \'-l,-r-"m I I t n, H11:I',IIl!, 1o!l'I'1'"Il..llLJ'j II' ~,),. ' ~:=?i:"1' II f II
I 1a:: ,I ,_~I:-:;:~_;\_,)\W'lf\fI'I' _~ . It', _ ~,l, ,', 1,11'" ~:Tirrl )OI"-r,,1I ''11 I II: _' I-'~ I'll! I Llill
~ -~~~\' - - 1-' 'rlIL ~ I I! - 1- " ~- ~-- -.-< I"
i~ltfll/ ,..: \",'",,-,h~.1!. _J'.: ~i'rl,llll. 1_,__:'. l~~'J.ill.ll.:..!l.I.!...t.:",.')J~j~.,illi~~w.....L~I" f '1-: , -I (('F"1\ i;-. - _ ~__ ~':III-
'~I ~I'I 'II[ _J\-:!-~ LJI-,r-: Q{ii517 -i'" ,-"....1 ~ -:\.- ;(.. ~', /., ,. If<,.......' . ~I ,. ~L)' ~~" ~ 1 .!; ~ - - ~~! Od..hi II ;
I. 1'-"'1 I'll I[ l~<:-\\...:-~,':..~~ :- ~ -'!-, ; t -} i } ',( -f 1 _l~ ~~ '::1\;:. t I~~r "f. J ----;'1 :;:id;%li1Ijl
II '~' , ' IF .,.\\.\\\\\'. ". 1 ., I ' If)' '1" II - ~ ~ ~~ I' ::II' ~ I'
': Id:~ ~__ _~---,f: ~+~Jl('~- r : 1 :'~: . j :~ ~' 1 -- i ,it ~L t:J;)' I 1<I~ii!~1JI:,1
': I " I'll n . j1 ~ j- J ~ ~ . t I I .j ,- 1- :or: }, ! .", .. ',1 - - - I =-'1' "-' ','
JII" I [J_.:~ _,. C~'"i ,) I J f ~ j .~ ,,~~:,.~ -J -~ L}''"C -/0 'II~
'I' ~ ,I'lL. " ',,' ."". , , \'. " 1 Y; 'I, <; \ l' ~ 'Ie , 'i, ;, .,;" "~'J"j!l'IWj"l 0"",
i 1111'1 I I~ ,,"-'I!"',."I., _j' -l. Jr- J: 1 , 1 ~ '~l ,jl ......' J; 'r~ ~'f:J r. ---- - - ~l m ,
.I :R, i I r ~"I,/c;rr J , t l' f -J -< r -I- I j :!j~ r ~>_ ) _,- ;:.:. 'II' ~ ;.-:; ~":-~~.:::..:::~:...:1i -
"lh'I'I' 11"_ ___I.~_'! :. ~ L "~ :! ~ I,,', ;~: t _~: 'It] ),:- ~~~ ~~ ~"': I '-rt,WI;:'lTi I!\,t '1;2: l
'I'" 1'1 ~ =l :. -. O"::"ft"".:r;'="'oil;; ~<.~ ~1,. ..._J.~_::-,__!.......t~i._1 _J -fI,.......11.'
'1IIg~ 'I' ?':,....I' l:~,,~ . - "'\\YI,;\, )'~-~~~~:f:J :-~;-r~-~--:-':.:;:~:.~:~- riifiITi'it1 ii;;rrll' I.; j""' ,.--., ~_1t~ t;\'I"'~~\~~~\::\\'i~"~I;~': \_
,111~~illill; 1 .,~ I 1"'0\\\, "~~,~< i ------T--- t frHiHHt!~tl+fJI~ tl!1 1:11 ,;h,;b;:~ ~;!Rj:!I'
j;JJ:I' '\ .. J' ., '1'- ' 'I C",', ,.""" .1 >:"1"
"~I ~I!.._lt ::--=- ~~,_\.\.'~5 II ~ \JJ1IJ1I,ljllJ":1 I'II-I,i :!...."',"\\\"",.....v; ;:, .=.1111.1'1"
'\ __ r:.L _ r:-rrrr .. __.......L_---:! - ~,J I 1'1
'.~'" .," ::I.' I'. I I ,~. _f'.I.(.i4.";'U!./,'l :..,:11. '1\:1;,
--I 1,- 'It:!'.' ~\\ .I1HlJ",TJ'I., -~:"il'~ ':'~''''
.JI 'f >;'" "- :.1r: I ., ,~\ ~\ \\..,~,\\\~.',.~ ::-1.11,1 Ilil
".{f(+:~t'.\\ ,~\'I' ~f r I ~:. .'r L'~-~I:i.-- ,.<;I....\~,\"'~ ,:_"';'II.!1i i!II;-
\,~~t .... S:.l ,::'!;: :J ., 't-.l" -,...! I III;-'/'~'L~~'i.l :::III!(t'I,:!:...':
':"~'A' '\ \ ,"'~ ":' L.l1:': .~J I r'rl-,:-.-...."'.--....r ,;,'-?\;;,'~:'t,'. ',; .";n,1.7T71... :':;'111/; 'j.
\"'~'"\ \\ _, ",!".' . . :'~I::':." ~.'I'\ ,,~;j~"~lilI1L.'lj'iiF;'i!':fi";':'. . 'I ,.Ld '\\\'l.\",\~ i j.,ii'.1 \\11'.,""
.., i. ,\ ..,...::_,:E .\ I Ji~: _I I' '., t ~.~'I 1['-',::.: l'i'l ':\~'.\~~\(\", ~i':1 I' :~
::;~I"%.. "1"irdl~ ::;t~ - [=- -..I 1!i{HiilHIHII,!!!!:'!IH::H ~1(:i :}: f: "\~p~~~.u\'~~ 3H~: f:,.
'~'.' ,r, J.1.l'..JJ':'!I~I~i!lt:I~':~ '."',\"\,... , II, ,,",',' '" . :._~-:~:_.!!:_~:__._,__,f!I__~__; :11~1 ii'
,}5 ~,' fii'""[rT "",~..,,;f.I;'\':.'-t:t'...:..!'.l..,""-.~'-l,;,~......,=:'-'.:_>::.,~...:.-..w.,{\,,,'",\ IV ;.. rJ,~~:i,ll,il,:I):il.~ II, ._.nJ~L1:t~l:l' '(;1 j' 'L:f ~ ,:: i J]
":~ ,"l 1'1 "',I,,,v ....,. '\""'''''," "" :\""':"Y"\~'''I;> hr \ '1:11\'1
~.' ';; '-_"'_""'-).~"--L 1_ "."T." .,. "', '.-;,:I~;',,-
.-. '.\:,f '- Illlll -.,-'-"] i:':::'::C:, ,,---..-r::::;';"-'4 ~:, '" IT (:~'I:I<~lll
;,
~~
..:...
!l!r.>"
~ o~~
E"r.>
~.."
" 0"
':r u"
o~ ~jt;
~e j!:;8
u~ ti~~
~ ao~
~O;
0"
0'"
,.,
iii
I
I
<t
I'-
f-
iii
I
><
UJ
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
-
-
,
~
,
,
,
~
~
~
~
I
,
.,
,
,
,
,
,
,
,
~,
., I
"
"
---
-
-
-------
~
--------
J
,
,
,
l/
'--I __...
l '(
"
I
~ -- v I~' y, ~~~~-~~--r=~ -=F-- =---';)-;-;--
I--- I ~ 'D-"'l: [-- -- ---~~ "
I-""" '\,., 1'--- -.Q.-.- ---(J- "
~-----= -'fI - - , r- -- --- - ~~",
,.::rrnnbi~'\" . ~ : e-' --,- ~ - --< I '
..,!....' I"!~' ~,.', ~, :,:,,:,':,7','s,.L!J '5!\",':-'::"~..{'\
i ':-. ~ ti' '~' ';S=__~'h~_--_~_------~ !"- .:--.. ~ ...:;:::~ 'i, \,
LL_ .~. --~, .=- ':::r:::::;: , =--- .J'~ ~ --r'fii;.UI, \....J-_
I t ~_ I , '~' , '- _ ,\ '\, ' ' ~ + I~ ~ Ir...., 1._ ~"'\ I, -
~ - ~< -'ll"<id' "":' '.J'" 1= -:= I~~L -', "
.. ~ 1-- -t-, ') ", " , '"
,-- -... , I ~, ' ~ J ,- -.---- :, ' , ,h c.l-'
c ~~._ "~,,. ,.,.. .',k,";,-' ,= =1::" I, , WJ ',',,-
,....- I. - I. .. . ., - '. .-.'-, r - ~l-- -1- I : I ',W', I
!- ~ --Jf! :tl Ii=- =t= ,'--i t=:-',~',:II
~ r-- - .-- ' :1= =::t=: ,I h ',1,.\
~ ]t. ~ i_=*\<\~~~\\~~<~~\\\\\\\<\\<-:.<J it. =/:~ l:_~_'I, ~\""I
L._ ~. -5!: I---- _~ ~ " I,', I
_ ~.. - ~-~ ~ I / ~~f i -?)I/I//~/>~~Sl:/~~< .~! r= =t= 1,\, ......Y' \,' ',",
~ ~ 1/// II l~I///l!/lljl/ / _I '.I::::::- ~ ~\ fTl".;--:''::'
:u .::.Q.... ',' ~II~I
--~~-- ~ .- \\\\\\\\\\\\\\\\\\\\\\'\"- , 4.. ',' "
----~! L!-'~\\\\\\,.~%\.\\\\\\\\\\\\\-.} ::;::J[-I~-==-~-~ ;r=---; r,,' \ \' \
lL~ Ill! -I ,;,',~' I,
--I I 'I' ~\ "', 'I
r [,i7 ,~I// //It !~ I r- "J. Lk- ,',
i [.',:.///1 'Y'j I \
t. =~ ~ I ~ \,...
'1' L'% \\\\\\\\\\\~~\\\\\\\"d I .' ~'1\ '%, \ ..,
:C~ ,,\,\\\\\~\:'I\\\\\\\\.J r ~--"-",'o, 'L;.I, \
F~ I !'~',i, ~ ','~
Ii ;, tn 1// /!lil?WI-f.~ijj[l e -ilTFF1T[~T'; I ;,il~\" 4- \ '-,
~h ,~//~. .,lllf~r1ll!lf'j'/~ ,. II. J '--:-j ',\ < \ ",',--
! i I \\\,~~, "\\' "\'B.\\\''.'\\\ ,,:, -I; '1' Ii'!' IW";' ~ ( :;;, 1 !', * \'o,'o,
___ ____ 1.:E11"',\,~, : ,\ ',~ ~ \'io"\, ~ .~.:,.- F., .'..::..-::~_-!t.u"jc_~ -=i ____..,...---J.)..\ 4.' \,'1
,----.-- ", ',. ',',''--,
-=-~~__ +'2
S
~'J~ .,~~.
-J): ~i . !""teFl'
~; :~i: '~II-' !
:::1;.... .J~. "-'I~ Ii
~ ~~\.Yjr= I
~ 'Sit:;; 111 'I',
~ ~~ ::t~ ) I ii=: i I'
~ .:'i~ ;':.-y. ! II-: I,;~,
/vi r-.r-.:: /1.---1 ~ _ J II i ! 11= I I II!
t' . I -1: f - ,. 1 . !t- _ . ,~ II
"ll'lllll '~'~I~lII:fl"'* ,il\'l"'~"II'III'I'IIll i'
~:i_____~_~__ :~_~__. ~ - i -, " ~ 1 I. ~ ~ - : -: -:llI;.~
--:---JJ~lJ 8~' " .' ,', g::~~
~ -- ___ I. ~~L....'__
,
,~ ,
, "
, i_
-,
\, "
"
~
It C II ~
"
1
!;.
,
,
i
"
1\'~ I ~ ", I
,~ '~'"""",: ~'W'!:
L-. ,.....J I-'='
:if ~:
,
..
0=.,
Si:CTIONC-C
-o;DlTOl:...u:
I
i
~
~
l'l.IIIE
,:;:'UF'":'L....u.M:
,,~
1
i
I
-..;J
C1TY OF DUELlN
UC 1fORKB OEP.AR1llENT
PROPOSED ROADWAY WPROVEYENT
DOWNTOWN CORE SPECIFIC PLAN
DECEMB~ 2000 SCAI..E: 1"-40'
:Y"trION'J-o:J
-m1D-l-:oI.I!
EXHIBIT 7C
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
I
I
I
I
I
I
I
I
I
I
I
, I
I
I
I
I
I
I
I
utIlized for wastewa
Collection System M
ultimate densifieatio
from approximately
intensIfication propo
DSRSD's wastewale
case hy case basis hy
and/or sewer maillS.
Commercial S( + Ft
Residential Unit.
Total
Table 2.
Commcrcial S . Ft
Re.idential Units
Total
Exhibit 8 shows the
area.
j)rainage: Storm W
Department and all n
owned and maintain
Conservation Distric
Laguna which flows
discharges to the San
the site varies in RI<,:e
Flood Channel impr
accommodate additi
improvements need
coverage being deve
existing slorm drain
/)owntOW1I Cure Spf:.'dJic Plan
ter nows calculations in lhis area. Based upon the Wastewater
aster Plan Update, completed May 4, 2000, it was assumed that lhe
n that would occur in the Downlown Core area would be all increase
24% net floor area ratio (FAR) to 94% net FAR. Consequently, the
sed by this specIfic plall is well within the ulhmate capacity of
r system. IndivIdual development proposals will he reviewed on a
DSRSD to detemline if adequate capacity exisls 111 sewer lalerals
Ie 1. Wastewater Capacity Currently Utilized
for Existing Uses
cltle Plan Gallon Pcr nay (0.1 gpd Dwelllng Unit Eqnlvalent
clopmellt Intensity per sq. n. of com) (220 gpd)
:.Ft.)
535,000 53,500 243
0 0 0
243
Wastewater Capacity Required for Proposed Uses
Specilic Plan Gallon Pcr Day (0.1 I:pd DweIHng Unit Eqllivalent
evelopmcnt IntenSity per sq. ft, of com) (220 gpd)
'(SQ. Ft,)
1,101,110 110,127 501
148 32,538 148 .,---
142,665 649
approximale location or eXlstll1g wastewaler facilities in the proJect
atef Dramage is provided by the City of Dublin Public; Works
moff 1Il the vicinity IS directed to regIOnal storm drain racIlities
cd hy Zone 7 of the Alameda Counly Flood Control and Water
L The regional dralllage facilities ultimately flow to Arroyo de la
111 a westerly dIrection through Niles Callyon until It ultimately
Fralleiseo Bay. The storm dram which nJns norlh to south across
from 66" in diameter to 84" m dialneter.
ovements, adjacent 10 lhe I-6lW righI-of-way, may be necessalY to
onal developmenl1l1 this aI'ea. SpecIfically, the channel and crossover
10 be identilled and completed pnor to additional11llpervious
loped wilhm tIns area. Exhibit 8 shows the approximate !ocal1on of
withm facilities the project area.
----.. -'. ..,. ..w.... __
Pag.. 27
Tab
D
"
','
:
,
\
I
,
- .,,~\ ~
",- ,
\\ '
/
\
""
'"
t
'"
-(8" Wl--t s
,-\~
I
l
~
'"
So
\ .~'
._---t=-
__I~ \
\'1 \.J,J
\--
, ,6-
~~
, ,,;1,
'y
I -z.
-
" '
, \
-\~
_...- '.. ~'
0"<..3 ..___- -
.. 74" ._ (!g~'i'!).~"-'--- '\ "
\\--_. '\\
" \,
,
II
.---
.,-_.".~--
LEGEND
0,
<fJ
<P
~\
,
,
- - - - SPECIFIC PLAN BOUNDARY
(X"S)
~EW[R MAIN (SIZE AS NOTED)
(X"Wi
- - - WATER MAIN (SIZE A.S NOTEDI
""SDI
- - "" - ... - - SrQRM I.1HAIN MAIN (SIZe.. AS NOTED)
(~)
'*-~'
.
,
L
EXISTING UTILITY PLAN
DOWNTOWN CORE SPECIFIC PLAN
N.T.S.
DECEMBER 2000
CITY
OF DUBLIN
EXHIBIT 8
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
, I
I
I
I
I
3.6 Public Services
Existing service providers include:
. Police:
City of Dublin
(contracted with Alameda County SherifTDeparlment)
City of Dublin
(contracted with AlaJIleda County Fire Department)
City of Dublin
AlaJllcda County Library (Dublin Branch)
. Fire and Emergency Services.
. Roadway Maintenance
. Lihrary
. Reerea!Jon and
Cultural ServICes:
City of Dublin
. Water aIld Sewer
. Solid Waste Disposal:
Dublin Sail Ramon Services District
City of Dublin
(LIvermore Dublin Disposal (LDD))
4.0 Economic Projections and Traffic Constraints
A detailed economic analYSIS (}fp(}tentialnew development was completed to idcntiry lhe types,
size alld maximum potential of van(}us uses during the process of prcparing the Downlown Core
Specific Plall. A markel assessment to define various development scenarios was undertaken to
evaluate altemative land use scenarios and intcnsities of devdopment tor the analySIS. The
alternative laJld use seenanos reflected different laJld use policies and differing levels of public
investments. During the evaluation Oflalld use scenarios for thc area, aJl effort was made to
design alld evaluate them ]n hght of spceific goals and ohjectives the Cily hopes to achieve.
Through carefiIl plannlllg, effective collaboration wilh lhe pnvale sector, and selected public
investments, the Cily's goal of creating a more traditional "downlown" m lhe central area of
Dublin can be achieved,
Additionally, m conJunction with dc;velopmenl intenslficahon, SIgnIficant challges to
transportation facilities (new 1-680 ramps and a new Wesl Duhlm BART slation), the proximity
to existing maJor commercial areas, aJld future demand for new transll related development will
drivc new land uses in the Specific Plan area (the foIlowmg chapler onlhe Land Use Concept
discusses lhe overall plaJl for the area), The mosl Important context for new opportunities in thc
Downlown Core Specific PlaJl area is the mterrelahonship oftraffic constraints and economic
potential m the next five to seven years, Delailed evaluatIOns of these findings eaJl be found in
the traffic analysis and economic analYSIS III the Technical Appendices, a supporting document.
4 1 Downt.own Core DevelolJlnent Program
Tahle 4, below, is a five 10 seven year projection of the maximum economic development
p(}lenhal within the Downtown Core area. Exhibit 9, Land Use Concept Plan, shows the
location aJld extent of pI armed laJld uses within the Downtown Core area.
DOlwltown Core Specific Plan
Poge 2 I)
Downtown Co,.e .\J}f:t:Uif~ rim!
Fa?c 30
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Table 4. Maximum Economic Development Potential
SP Land Use Category' Acre!;: FAR Existing Dev. Maximum llev.
DlJIAC (sq.ft.) (sq. ft.)
Commercial A (Com A) 25.49 0.40 364,484 444,140
Commercial B (Com B) 5.45 0.52 69,752 122,390
Retall/OfJ1ce (RIO) 9.88 0.79 n 341,120
Retail/Auto (RIA) 2.55 0.79 22,420 87,750
Office (0) 1.37 0.50 13 120 29 840
Mtxed Use (MU) 6.92 0.60 - 181,630+
100 DU
Rjl!ht-of-Wav 1.32 -- -- --
Totals 52.41 -- 469,776 1,207,930+
ODU 100 DU
"Note, Inclu.des potential plaza areas
4.2 Traffic hnorovemel1ts
ThIS sectIOn of the SpeCific Plan deserihes the range of circulation alld parking requirements
f(}r the Downtown Core Specific Plan area. Traffic mitigation measures are shown on
Exhibit 7B
a) Major Roads. Existing roads cUITenlly serving the planning area will be lllaintained and
Improved to meet Specific Plan standards, These roads arc Dublin Boulevard, Amador
Valley Boulevard, aIld Amador Plaza R(}ad.
With the allticipated Specific PlaIl traffic added 10 eXlslmg phIS approved BART traffic
volumes, two of the intersections withll1 the VlClmly of the Downlown Core SpeCific
Plan area would operate at unacceptable levels of servIce (LOS) dunng lhe AM aIld PM
peak hour These include the Golden Gate Drive/Dublll1 Boulevard and Amador Plaza
Road/Dublin Boulevard intersections. In additIOn to road", ay Improvements currently
underway or planned, tlle northbound Golden Gate Drive appmach should be widened
aIld restriped to include all additional left-tum lane to assure acceptahle LOS m the plan
area. An additional right-turn pocket will also be needed for Dublin Bouleval'd in the
eastbound direction. Additionally, the northbound alld southbound Amador Plaza Road
approach Ialles should be widened aIld re-striped to include separate through laIles with
a right-turn lalle added. TIle ultimate northbound aIld soutllbound approach lalles
would inelude one left-tum lane, one through laIle, aIld one right-turn lane. Some
existing landscaped areas adj aeent to businesses may be impacted by these
improvements, bul huildings should n<ll be arfected.
To offset overall development impacts 1l11he downlown area, including the BART
rclated traffic, Dublm Boulevard is currently proposed for wldemng 10 SIX travel laIles
between Sierra Court alld Doughtery Road. A second eastbound right-tum Ialle would
he ll1stalled on Dublin Boulevard at Doughtery Road.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
A new private drive is proposed through the center of the block on the west side of
Amador Plaza Road. The purp~)Se of lhe new road is 10 improve access to the center of
the Spedf1c Pla1l area for vehIcles, hlcycles and pedes(nans,
Exhihit 7C, Proposed Roadway Improvements, shows the proposed roadway system to
be developed as parI of the Specific Plan.
b) Intersection controls aIld Improvements. Existing traffic signals will remain at thc
lIltersecti(}ns of Dublin Boulevard/Amador Plaza Road aIld Amador Valley
Road! Amador Plaza R(}ad.
c) Public transIt prOVISI(}n. The City of Dublin will coordinate additional public transit
stops with the Livermore Amador Valley Trallsit Authority. Placement of new trallsit
stops will be based on intensity of new devel(}pment, location (}f existmg trallsit stops
aIld availability of funding.
d) Bicycle alld pedestrian facilities. Ne" commercial and office development shall be
required to provide bicycle storage facilities for employces and visitors to the SIte, The
alll0unt of bicycle parking shall be determined based on stalldards established in the
Dublin Zoning Ordinallee aIld the location of bicycle parking will be revIewed during
the Site Development Review process for proposed new developmenls. Duhlin
Boulevard is designated with a Class II Bikeway la1le.
e) Driveway spacing. Driveways into pnvate lots should generally be limited to one
driveway per parcel of record aIld shall confonll to City of Dublin staJldards. New
driveways shall be localed a nUl1lmum distallce of 150 feet from street intersections and
from other cxisting dnveways. Where feasible, driveways should be shared bctwecn
two parcels to reduce the number of curb cuts along specific plall roadways.
f) Turning radii and emergency vehicle access. Based on Alameda County Fire
Department standards, a ll1mlmunl tuming radius of 42 feet shall be maintained within
parking lots and dnveways. Fire lalles shall have a minimum width of20 feet and shall
be marked III aCCOrdallee with Fire Department stalldards.
Beyond the five 10 seven year period, in order to increase the intensity of development,
significant changes 111 the trallsportation system would be required. Given the limitations of
street !oca(lOns, off-ralllps from 1-680, aIld potcntial pedestrian linkages to the BART sla(wn,
all entirely di fferel1t specific plall would need to bc developed to accommodate new gwwlh
aIld laIld use changes.
4.3 Parking aIld Loading
Parking and loading for individual land uses shall be as requIred per the Dublin Zoning
Ordinance, with the following excepll(}ns. It is anhclpaled (hal parking within the specific
plan area will inelude a mix of surface and structured parkmg,
a) Trallsportation Demand Programs: Required parking may be reduced for individual
uses Or groups of uses when a project developer prepares aIld implemcnts a
Dowmown Core Specific Plan
Pa~e 31
Dowlltown Core !:l"pecffic Plan
Pagd2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Transportation Demand Management (TDM) Pwgram, TDM programs shall be
approved by the COllUnunity Devel(}pment Director and shall mclude a raJlge of
activities to be undertaken by occupants of buildings wlthm the Specific Plan area to
ensure that alternative traJlsit modes can replace use of some smgle-occupant vehieles.
The format aJld content ofTDM prograJllS shall be established by the City of Dublin,
but should, at minimum, contain provision for aJl on-site traJlsportation coordinator, car
pooling and vanpooling preferential parking, subsidized public traJlsit passes,
telecommuting and similar features.
b) Shared Parkmg. Where two or more nearby land uses allow for shared use ofparkmg
facilities, sharing of parking areas may be allowed subject to the preparation of a shared
parking study aJld the approval of this study by tlle City of Dublin Community
Development Director.
c) Vehicle Parking District. Where the City or other public entity fonns a vehiele parking
distnct, on-site parking for individual parcels of Ialld within the district may be reduced
hased (}n contributions (}f the lalld owner( s) to the Distnct.
d) City Parking Lots. Sh(}uld the City of Dublin construct parking l(}ts within or adjacent
to the SpecIfic Plan area, the amoullt of on-site parking that is reqUJred for new or
expanded uses may be .educed by the Community Developmenl Director based on tlle
pwxlmlty of City parking lots.
5.0 Land Use Concept
5 I Concept Overview
The Downtown Core planning area is seen as a focal point lor Dublin, a eenlral gathering
place for civic celebrations and aclivIlies, and an inviting place for shopping, enlertailrll1ent
and just visiting. The key element in thIS area is proposed to be the Dublin Green, a central
landscaped plaza to aeeommodale pubhc gathenngs hut whIch also IS used for recreation,
picnicking aJld passive reereaboTl.
Existing major retailers will remam III theIr approxlmale present loeati(}ns, along the westerly
edge of the COre area, although building facades will be modenm:ed to present aJl attractive
appearaJlee. To lhe easl, a variety of smaller buildings may be constructed accommodating
new restauraJlts, specialty retail entertainment uses to provide a counter-point to larger uses.
To the extent possible, these smaller, pedesillan-scale uses may be wrapped around the
Dublin Green. Around the periphelY of the Specific PlaJl area, new alld renovated offices,
higher intensity reSIdential and retail uses are located. In some instaJlees, land uses have been
mixed to increase vIsual appeal aJld functionality Exhibit 9, Lalld Use PlaJl, illustrates the
location of the various land uses projected for the area. Parking is a mix of surface IOls and
possibly new structured pal'king with future intensified development.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
t\~
~~~ }1
ILr ~ ~~
~ ) ~
o
.~.{?
;).$
~O
~
~
.~
9;
%
.'Y;
'%'
'8,
~
~
\~
_\-
~
'x
\
\....---'
"'"
"
I\.~Q
,\\...~-..jr
'Oov
MIXED USE
XjCOH ~
"v
~
><
X
~"'" ,.
. t.. ...
... . t .
. . .. ..
""9'~ .......
~1'O' :':..
9p... Xx><X X)<J< ....
)( X ~t...........
1- ~ :1 RETAIL/ I: : '
'-7~ .. .. ... .IAU~OTlVEI .
7 .................. ~
. . . ... ... . .... ~/
"1!. .......... ""/f"/
o ... ~;
""0 .. ./
).
y\)<
COM A y,-
1i V-P
\ ~
\;'/ 'X 'X 'J '/~ 01 '
~~~ X '/ RETAIL/OFFICE
~~~~ >( ~<< ~
*,'>< ~IC';: //
y)<~ r<;:, ~
~\>x:x 0/~ c
~'x)< JiI?'
\
Q
9
\\
~\
L-
?
~
~
~\
1"'1!
~
"9')..
~
'l
8
~/
RETAIL/OfFICE
~?/
~///.
~~
, \)'j'r(;\--\~
""1,.:
'?o
01> _
1:,
-<I
01'",
'10
<I'
't
",-.j,'i:-
,:;;.\'2>
S
.. ~ ~-.J IX\'\)
rpO\Jv.
\
" ...
,
~(~...
~O
'Y~
~J-
01'
----
>-
!--.....
t~
~\tV
~.\
Q(\ '\
:;::
li
z
,'~
~ \\'\
\
,
\
"
,
"
Exhibit 9
Downtown Core
Specific Plan
Specific Plan
Land Use
t</
'.J~,'ji'!i'
:"..~ ~- n' {~::,'
"I~ -'f' ",'
','::" '\2. ~~' ,re,
~ ".,
\1I1-;;'':;:i::=< 't
\.\...~'\
-..jP" .--..::::
OC> ..........
O \'~...::::::::::::::
..~I\' - ..................
!>-\",r.....:ll ::................
~~ . '. ~~jmmmml::l:~~:
.J / ~ \, ~xxx .:::::...........,..
.. Y\ ()()('x "::::: ~:::
~ ___ '\ X\ :::::IOfF I CE!;:;:: ,
~o \) ~~ :;::~~~~m~~m~mll ~
r::---"'\ ~ ~ 'iH~g::;::'" 'QS 9'l'< x
~ ) X'y).{)< "()lX
___ (25.0 + OUIAC) A~\~ COH B ~ ~
V;~ ~*~
\ ~;:><'~ccesz.S"--~ ~ .,~'
. r.ut,.",
N '{':X
..<
.~
',::.
)< '-~
:x ~..(
x ~\
~I ~X$~
'>< .
.
~ \
.
>< .
\\ f
\~ ~
~
~
~
'x
---- IX.y. x )l( V
xXv <N
~
:x ~
,~
x~~
~
~
~,
~.,
(j)~,
""1.;>-.
(0
~
~
Freeway
streets
I,
- Dublin Lots
C Specific Plan Area
land Use
[Z] Commercial A
E2:3 Commercial B
_ High Density Residential (25,0 + dulac)
_ Mixed Use
1;::4 Office
CJ Retail/Automotive
E22I RetaillOffice
* Potential Plaza Location
. Opportunity Site
,
March 2006
NOTE. The internal system of
local atreeis shown In \his ~gure
IS IUustrative only.
.
...
"'"
...
"" ...
o
"'"
."
..~
.m
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
A major transportation improvcment includes a pedestriaJ1/bieyclc corridor linking the
D(}wnlown Core Specific Plan area With the West Duhhn BART SpecIfic Plan area
munediately to the south. Use of alternative traJlsit modes wlthm the area IS encouraged
including BART, bus, bicycle and walking.
Whcre feasible, restaurallt and eommcreialllses will inelude outdoor seating aJld activity
areaS 10 slrenglhen lhe pedestriall friendly nature ofthe Downtown Core. Buildings
themselves, including "big box" buildings, arc modcrn alld well-designed, incorporating
awnings, trellises, attractive exterior materials, emiched entraJlees and other features to add
visual interest. Business signs are sized to a pedestriall-scale for smaller conrmercial
businesses.
The Dublin Downtown Corc is at a point of transition in eommereialllse aJld, therefore, this
Specific Plan represents all ideal opportunity to establish design guidelines that will assist in
enhaJlcing the shopping envirolmlent within this important eonmlercial area of Dublin.
Certain sites within the Plan area are designated as "opportunity sites," aJld notated with an
astensk within a circle. These are sites in traJlsition that could he devel(}ped 111 lhe future mto
a use more mtense than lhe eXIsting land use based 011 market condillOns and changes.
AdditIOnally, these sites provide aJl opportunity for a challge m lalItI use as certam uses
vacate aJld new Ialld uses are established. Such sjtes in the Downtown Core plarming area
could playa critical role in the transition of the area into a vital business/retail alld
pedestriaJl~oriented urball place. A vertical mix of uses such as residentIal over retail use,
aJld developments offering a live/work component would be considered.
This Specific PlaJl recognizes that the Dublin Downtown Core Specific Plall Area is
signIficantly built-out aJld new development within the area will be largely a result of
chaJlges m use or expallsion of existing uses. To this end, guidelines established in the
Specific Plan arc intended 10 be implemenled 111 large parI by lhe privatc scetor and will he
used by tIw City in thdr decimon makmg.
Vehicular access is provIded by eXlslmg slreels al1d roads through the area--Dublin
Boulevard, Amador Valley Boulevard and Amador Plaza Road. A new vehicular access way,
possibly through ajoint pnvale/puhhc endeavor, will he constructed through thc ecnter of'lhe
Core area from Dublin Boulevard to opcn up the center ofthe largc block alld provjde access
to the Dublin Green or other plaza areas.
The maximum amounl of development potential in the Downtown Core area IS anticipated to
be 1,207,930 square feel of commercial aI"ea aJld lOll dwelling umts, The SpecIfic Plan VIsion
is to bc a"hieved lhrough a public/private partnership involving the City ofDubhn alld local
properly owners and business owners. Special financing mechallisms, such as funding from
the Capilal Improvement Budget, a business improvement district, or a vehicle parking
district, as descrihed Il1 the chapter on Administration and Implementation, are established to
aid in lhe funding Improvements aJld to provide commOll areas for orgaJlizing special events.
Additionally, grants will he pursued 10 asSISt m fUl1ding puhlie improvements.
r>OWlltown Core SPl..~C{fr.c Plan
Page 35
Page 36
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
5.2 Land Use Categ(}nes
Land use categones generally mclude the following types and orientation of uses:
Commercial A generally includes larger retail ccnters, gcneral retail and service uses, aIld
restaurants.
Cammercial JJ uses are smaller-scale uses including specialty retail, reslaurants, offices,
entertaimnent aIld similar pedestriall-oriented uses.
Residential uses include high-density residential dwellings, A density rallge in execss of 25
units/acre is appropriate.
Retail/Office uses include a rallge of gcneral retail, uses as well as professional, business,
eorp(}rate, medical alld dental buildings
Retail/Allto uses typIcally include sales and service ofncw and used vehICles.
Office land uses include a rallge of business, professional, corporale and medical/dental
ofJiees,
The Mixed Use land use category ineludes medium or high-densily resIdential laIld usc aIld at
least one non-resldentiallalld use type, such as officc or relaiL
5.3 Penmtted. ConditiQllal alld Temporarv Land Uses
5.3 I Permitted and Condillonal Uses
Permittcd and condihonally penmtted uses allowed in existing huildmgs in
the Downtown Core Specific Plan aI'ea are located in the City's Z(}ning
Ordinanec by zoning (hstnct.
Pen11llled and conditionally permitted uscs or eXlslmg huildings shall
refaence f{,mlCr mmng district (PD, C-I, or C-2) aIld shall conform to
Section 8,12 of the Dublin Zoning Ordinance "Zoning Districts alld
Permitted Uses." Refer to Exhibit 6 to determine fonner zoning district
(PD, C -1, or C-2) for thc subject properly
New construction and development in the Downtown Corc SpeCIfic Plall
area shall conform with the adopted laIld use eatugories in SectiOn 5.2 of
the Speei fie Plan and shall not refer to the former zoning dlstncts (PD, C-
I, alld C-2).
5.3.2 Temporary Uses
Temporary uses arc allowed in the Specific Plall area with the issuance of
a Temporary Use Permit by the Dublin Zoning Admmlstrator, in
accordance wilh the Z(}ning Ordinallee.
Temporary uses of existing buildings and sItes shall reference former zoning
distnct (PD, ('-I, or C-2) and shall uonfoml to Section 8.12 of the Duhlin Zoning
DOWtltOWfl C(Jr~ .)pecUic Plan
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Ordinance "Zoning Districts and Permitted Uses." Refer to Exhibit 6 to
determine former zoning district (PD, C -1, or C -2) for the subject property
5 4 Development Stalldards
a, Minimum lot size
(i) non-residential lots: 10,000 square feel
(ill resIdential lots: 1.5 f,'TOSS acres
b Minimum lot dimensions (residential lots ollly, Planlled Developments excluded)
(I) wIdth: 50 feet
(1I) deplh. so feet
c. Maximum Floor Area Ratio' As listed in Table 4, per land use type.
d. Buildmg height. SIX slones or 75 feet
e. LaIldseaping. The toIlowing areas on privatc; lots shall be lalldseaped:
(i) All required setbacks
(iil Parking lots
Downtown Lore ,l.Jp~~(:ijh: Plan
P(lW:~ 37
DrJw1J.town Core SpE!{.'ijij~ Plan
Palfe 38
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
6.0 Urban Design Guidelines
6.1 Purpose and Inlent
The lollowlllg Design Guidelines arc intentionally general aJld apply to all zomng
districts wltbm the Specific Plan Area. The Gllide]ine~ are n(}t specific to aJl individual
laJld use or lype of devel(}pment. Rather, they provide a framework for all overall
character aJld design eonsl~tency throughout the Downtown Core Specific Pla1l Area,
Their purpose is to ercate a eommunily design image that is appropnale aJld will promote
the pedestriaJl oriented focus of the Downtown Core Specific PlaIl. The Architectural
DeSign Guidelines are to be used in conjunction with the City of Dublin Zoning
Ordinance (Titlc 8 of the MUmclpal Code) as well as other applicable development codes
(i.e" huilding, fire, aIld eleclncal). More detailed guideline~ and design staJldards can be
found in the Teehuieal Appendices for the Specific Plall, Appendix C, Downtown C(}re
Specific Plan and UrbaJl Design Guidelines.
The purpose oflhl~ SectIOn is to provide deSIgn gUIdelines that will ensure high quality
architecture aIld site planning throughout the Plan Area. This prograJll will establish aJl
approach to design that will allow aIld encourage diverse architectural solullOns while
maintaining a clearly recognizable overall deSign character aJld quality The following
section proVides general direction on architectural development including building form
aJld malenals, orientation aJld site planmng, accent elements, artieulahon aJld scale,
specific archItectural styles aJld themes and recOlUlllended/discouraged cOllstruetion
materials.
6.2 General DeslJn1 Principles
There arc ~everal key principles that will gUide the creation of aJl enhanced pedestrian
oriented environment and the reinventIOn ofthe arehitcctural character throughoullhe
Dublin Downtown Core Specific Plall Area (see Figures I and 2 for overall examples).
The~e pnnciples reflecllhe (}verall goals and ohjeehves (}fthis Specific Plan.
1) Enhanced pedcstriall onentation.
2) A void typical automobile-onented strip center plannmg and architectural de~lgn.
3) Articulate individual building forms aJld features.
4) Provide architectural design s(}lutlOns that accommodate a mixture of uses
grouped together (i.e., eo=erclal space adjacent to reSIdential space adjacent to
office space).
5) All physical Improvements withm the Plall Area should provide strong pcdestrian
eOlllleetions between uses, through parking areas and along street corridors.
6) Physical and visual emphasis of connections to the West Duhlin BART Specific
PlaJl is importallt.
6.3 Building Design, QrientatJOn aJld Massing
This section addresscs general character guidelines followed by subsections lhat address
design Issues relating to specific building component/elements and reeommendcd
c(}nstruetion malerials.
I
I
Medlani\...al systems to he screened
[rOIn all directions hy roofs and parapets
I
~ervice, IO(1dingl and
employee parking
Distinctive building rn.assing,l
\'aricd roof forms) ~nd vertical ekments
encuuraged tu create visu<'ll interest
I
Pi::I.rking areas internalized
behind buildings and
,\ away frum street
\
Anchor Tenant
I
S i.gnage incorpurakd into
building archit.:.e5_ture
I
I
I
I
I
Strong pedestrian
connections
I
,
Building loc1'lted adjacent lo
sidewalk (1nd uriented to street
,
,
I
~--
Seryict~ and J()adin~
Anchur tenant
I
Parkin~
I
Pedestrian areas
and connections
Minor tenant space
I
If .. "11' '-0-11
I
I
I
Building Form, Massing and Materials
~!!;g;:i;\J
IJ{l7- :\.tJ;li"
.1\.~/1/I
""..:~.:1/
"<..I,~[.r~-;i~/
Downtown Core Urban Design Guidehnes
FIGURE J
I
Roorand wall.
planes are varied
and well articu-
lated into smaller
vertical elements
whICh emphasize
individualllllits
and create a
pcdestrian scale
while de-cmpha-
si zing the bulk
and scale of the
Parkway or full
width sidewalk
One street
On-Slreet parking
Commercial at street retail level.
Conunercial storefront., with
awnings alld 1,111 sidewalk
ercale a pedestrian oriented
No roofmounkd air condilIon-
Conceal parking eIther
hehllJd or IUldemeath
ParkllJg areas fully
Building setback may
vary to cnhance stwet
/~J
~ ~.../F
. Enlry ahove
MinimlUll two stOry umts
against street Step second
and third slo1ies back trom
fJrStflobr level to inerea.'e
Each unit identIfiable in
Dwelling and enlnes
Stoops, porches, courtyards,
halconies, and gardens
encouraged along sidewalk,
Note:
On buildings of<>w.etthreestories in height; upp<Jr slories( 4-6) should be stepped ba<Jk
'~f!nlil1ihefilcade hne to open up light and solar access to street and spaces below.
Building Form, Massing and Materials
~C1ii[j,..,
~H":-'~~~~
1""" ~.,~,
\'P~'OJi1
~'%;..UMi~~
Downtown Core Urban Design Guidelines
FIUURE :2.. '_'n
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Overall Desigll Guidelilles. The tullowlllg overall gUIdelines shall govern building fi.lllTl
aJld massing:
I) Buildings larger III scale thaJl surrounding developmenl should mclude well-
articulated architectural elements that reduce building ma~s and emphasize
pedestnan onentation.
2) The heIght ofa building should be vaned 10 the extenl that the building appears
10 be divided into distinct ma~sing elemenls.
3) Buildings supporhng street level retail uses aI'e encouraged in the Specific Plall
area to promole and enhance a pedestriaJl atmosphere and should he designed to
accommodate a varicty of changing uses.
4) Smaller bUIldings sUPPoliing retail uses are encouraged to promote aJld enhance
a pedestnan atmosphere and should be designed to aecommodate a variety of
changing u~es,
5) Consistent arehllectural design and detailing should be proVIded at all
sides/elevations of a building to eliminate obvious "side-" or "hack-" of building
appearaJ1ees--especially when visible from adjoining huIldings, spaces and
cireulahon cOlndors.
6) Entrics to huildings should be individualized, clearly Identifiable, integratcd wilh
adjacent laJldscapmg or streetscaping (whcre applicable) and should act as a
principle orgaJ1lzmg element in the building's design and massmg,
7) Multi-story buildings should incorporate some two"story elements to soften the
building's overall mass.
8) Columns and walls should reflect permaJlence by emphaslZmg thickness aJld
!!lass.
9) Al streellevel, building facade~ ~hould he arhculated aJld proportioned to
proVIde added visual interest and human scale "mche" areas for pedcslnans,
10\ Each huildlllg should have a defined hase, hody, and cap segment. (See Figure 3)
II \ Heights helween buildings din;etI) adp"enllo one another should not vary by
greater lhan two-stories.
Commercial Desig1l Guidelines. The Dublin Downtown Core has aJl existing large
eommercnil center that accommodates larger-scale st111etures requiring arlenal access,
ample parking and serVICe requIrements. As diseusscd earlier in thIs sectwn, the Dublin
Downtown Core SpeCIfic Plall Area should be pedestrian onented with strong circulation
linkages to and thnJUgh the Plall Area. Creative architectural designs, landscaping,
pedestJla11 amcnitics and access to the adjoining commercial cenlers will make this
commercial area an excilmg and interesting gathering place. Tnlemalizing and
landscaping can mimmize the visual impact oflarge parking areas. Large commercial
users can be inlegrated with smaller users to reduce the scale of the large buildings,
building massmg aJld orientallOn.
The following CTludehnes ar" intended to encourage this concept:
1) VarIable roof fomls wllh vertical elements that arti~lllate massmg should be
incorporated inlo lhe huilding design.
Downtown (()r~' Specijic Plan
Page 41
Cap
- Body
Note:
Each huilding facade should have a defineable base (wainscot/
bulkhead), body and roofline orparapct cap detail, and emphasize
the building entry Buildings located on comers should be "Lw.d~
mark" buildings with lower elements and plaza features adjacent to
entnes.
Building Fanl1, Massing and Materials
Downtown Core Urban Design Guidehnes
,
$:'J;!\L,
1:i!Ui,' \.':'~~:'"
\'~ ~
\',&>>@
~'!!.~~
FIGURE ..3
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
2) Store honts ralher than blank walls should adjoin sidewalks and pedestriaTl areas
where buildings IIlterface wilh lhese areas. PaI'king strudure deSIgn should
consider street level retail/orfiee space when fronting p"deslnan areas.
3) Depending on specIfic lalld use type, pnmary building enlnes should be
accentuated wIth plaza fealures 10 strengthen thc eonnechon t(} the street and
oricntation for the pedestrian.
4) A central court should be considered in thc deSIgn of areas where anchor retailers
and smaller retailers can locate entries and display windows (see Figurc 4)
5) Buildings should he located adjacenllo pmUalY circulation comdors alld streets to
dcfine lhe street edg" and encouragc pcdcstnan clrculation (see Figure 2)
6) Parking areas should bc well landscaped alld divided mlo smaller modules with
pedestriall corridors linking parking areas to buildings.
Business and Office Design Guidelines. To the extent that pro[essl(}naJ (}ffiee and/or
business slructures may he located within the Downtown Corc Specific Plall Area, the
foIlowmg guidelines supplement the CommercIal Building Guidelines which also apply
1) Each building should have a definahle hase, mid-body and cap e1emeut (see Figure
3),
2) Buildings should be hoth horizontally and vertically articulated mlo interesting
fonns rathcr than a simple box.
3) P,lched roof elements aI.e encouraged to accentuatc key buildmg features and
elements.
4) All tenant signage should be in~orporated into the arclnleclural elements orthe
building.
5) Loading and storagc areas must be serccned from puhhc view
Residential Desigll CllMe/illeS. The Duhlin Downtown Core SpecIfic Plan Area IIlcludes
the land use category of 1m xed-use, combming medium to hIgh density resideTlhal use
wilh a retail, commerCial or ot1ice use within the Specific Plan Area. Tlw resldentJalland
use III the PlaIl Area will complement commercial land use, aud it is cssenlial that
reSJ(lential design also consider the desire for creating a pedestriall environment within
the Plan Area. Special atlenhon should be f(}eused on establishing a strong stJ'eet-friendly
relationship betwecn dwelhng structures and the public sidewalk aIld street while
dimimshing the visual Impact of autom(}hiles aIld thcir associated parking areas. The
followlllg Guidelincs mlend to accomplish tIllS;
1) Two- alld three-story structures are encouraged.
2) Units should be oriented loward tIle street with stoops and porclws.
3) Both wall alld roof planes should be varied and articulated inlo smaller vertical
m(}dules which emphasize each individual unit aIld reduce lhe overall massing and
scale of multi-unit buildings,
4) The S1>:e, scale, proportl(}n color, placernenl and detailing of archllectural features
such as porches, balconies, chimneys, doors, wmdows, dormers and fencing should
be carefully considered to complemcnl the overall massing and scale of the
huilding.
Pa~e 43
Downt(}wn (.ore Specific Plan
Building Fonn, Massing and Materials
IM~~~'
",.~::;j
~~ ..,..y;?:..-ulfl
'~~!.in5~\\/
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
---I
4
I
Note:
Commercial infill along the Amador Plaza Road should mcorporatc building altieulation, which
creates opportunity for discovery by pedestrians through pla7.a5 aIld unique spaces. Street
j'lmishings, trees, plallters, thematic hghting, vanety in paving surface texture and color, will
enhance the retail environment. Commercial infill of Mix cd {Jse designation shall incorporate
design /,'Ilidelines for botb Commerem] and 13usmess aIld Of lice Design Ullldelines. External
entnes to second floor buildings may be located adjacent 10 first floor entnes, hut stair(;ases
and elevators should be located intemally wial entlY designs compatible (but not necessarily
identical) with fIrst lloor entries, External staircases and entries to second floor busmesses may
be consldered if they enhallee tbe overall architectural character onhe design aIld till/ill
requirc:d setbacks.
Downtown Core Urban Design Guidelines
FIGURE
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
5) The visual impact of parking areas should hs mlmmized by locating them behmd
buildings and away from the street. Where parkmg areas are not completely
hidden behmd blllld1l1gs, low walls/tcnces wllh landscap1l1g aJ'e encouraged along
the street edge.
Site Planning Desigll CllMe/illes. The purpose o(the Site Planning Design GllIdelines is
to guide the onentahon placement and masslllg of structures on individual Slles to ensure
an appropriate 1I1terface of structures to puhlic places aIld parkmg areas. The gllldelines
illustrate ideal prototyPical design solulions 10 provide bencluuarks by whIch to evaluate
future SpecIfic Development Proposals. The Guidelines arc general and apply to all uses
within the Specific PlaJl Area. (S"e Figures 1 and 5)
I) Buildings should have detailed elevations along lhe slreet with parking, service and
utilities loealed away from the street whenever possihle,
2) Zero setback IS encouraged along sidewalks with lhe foll(}wing exception. to create
pedestrian plazas, create entries, aIld articulate building mass as long as the overall
effect of the buildmg facade along the sidewalk is nol dimllllshed. The intenllS lhe
promotion of pedes(nan activity along the sidewalk frontages aJld commercial areas
throughoul the Plan Area while diminishing lhe vIsual Impact of parking and
service. This can be best established by erealing a stmng sense of place W11hin the
pedestrian zons. The pedestriall zone is defined hy lhe "slreet wall" or edge crealed
by the buildings or walls along a sidewalk/pedestnan comdor
3) Service and loading functions should be 10calCil hehmd the building whenever
possibk.
4) Parking areaS should be located in parking structures or behind buildings. Parking
areas must he landscaped and lighted, Where parking aJ'eas arc located or open to a
streel comdor or main drive, park1l1g should be screened by a low wall along the
back edge of SIdewalk that will serve to define the street edgc,
5) Mid-block pedestlian cOllllcctions are encouraged between rear park1l1g lots,and the
sidewalk. These comwctions should be paved, lighted and landscaped consistent
wllh lhe Sidewalk and be no less thall 20 feet in width. Enhanced lreatment at these
COllllectlOn locations is encouraged (i.e., plaza design, speeml paving treatment, and
substaJltia! laJldscapmg).
6 4 Streetseane and LaJ1(j~eape Standards
The Streetscape DeSign Guidelines for lhe Downtown Core Specific Plan Area addresses
the sidewalk, slreet trees, street fumlshmgs aJ1(1 pedestriaJl eOlmeetions lhroughout the
Specific Plan Area, The Streetseape DeSign is cntical to the pedestrian (mentation
desired by the City for this Specific PlaIl Area. Creating a cohesive circulation system
thaI makes pedestrian movement along major streel conidors a comfortable experience IS
at the core of enhancmg the pedestrian-onented deSign for the area.
Presently, streetseapc Improvements in the Specific Plan Area are generally lacking, F(}r
the most part, sidewalks are of inadequale WIdth aJ1(llack tile street edge defimtlOn aJld
fraJuing elements such as street trees lhal are impOIiant to create a comfortable pedestriall
environment. Tn addition, the Duhlin Downtown Core Specific PlaJl Area IS characterized
DowntOWh Core ,\'pe.r.ific Phm
Page 45
Well defined street "wall" edge -
.-.-- Parking areas located behind
builcling<>
Loading and mechanical -
syslel11s behind structure
Building adjOll1S
sidewalk
- Dual frontages and enhalwed
entries for pedestrian access
frOl11 both parking lot and
street frontage
'-- ll1ematidightmg
"", '
"", I
""'.......~
~.~
~,~
--'~~
'~~,
~~....
'-""
,"-
Building Ponn, Massing and Materials:
Mixed Use and High Density Residential
Downtown Core Urban Design Guidelines
(~~~,
~~"
FIGURE 5
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
by large parkmg areas that arc ulIInvlllllg 10 the pedestriall. Infill and parkmg lot
landHcapmg and improvemcnts will create more of a pedcstrian-onenled commcrcial area,
With SIdewalk improvements, the additIOn of outdoor seating areas outside restauranls
and eating places is also encouraged to improve the p"destrian onentation ofthc area and
to mtegrate a higher level of sidewalk and strcetscape actlVity.
Streetscape fJesigw See Figure 6 for a strcctscape example,
Sidewalks. The following guidelines are 10 he used to locate new side"alks and
reconslrud eXisting sidewalks within the SpeCIfic Plan area:
I) SIdewalks should be a minimum 10 feel m width from fae" oJ'mrh to hack of
walk.
2) Street trees should he loeatcd in true wells allhe hack of sidewalk al regularly
spaced intervals (typically 30 feet on eentcr).
3) Sidewalk surface should incorporate a pattem lhrough the use of material, color or
texture thaI will relllforce the articulation and rhythmIC pattern of adjoining
building facades,
4) A pedestrian corndor should be created along lhe new main drive tluough the heart
of the Dublin Downtown Core Specific Pla1l Area, This corridor should consist of
a minimum 10- foot sidewalk, street trees and landscaping to eTCate a "slreet"
character Slreet fumishings should also he lIlcorporated in the corridor
5) Strcet tumishings should inelude, at a minimum, a c(}ordinated selection or
benches, trash receptacles aJld bieyele racks and boIlards.
6) Raised planler areas aIld/or frcestanding planters (i.e., large omamenlal pots)
should he utilized to help delinc the sealing areas aIld should be used at
inters"clions,
7) Themahc street lighting and direcllonal slgnage should bc uliIized throughout the
Plan Area to strength",} the slreel edge and visual unity of the Plan Area.
8) PedeslnaJl crossings wlthm the Plan Area at all major intersections should be
lrealed with an enhanced pavmg material such as pavers, hrick, or other haJ'dseape
malenal that will offset and accentuate bOtll thc safety and cnmfOli of the
pedestrian crossing,
0) Pedestrian crossings over major thoroughfares such as Dublin Boulevard should
incorporate the newest teelmology and lighled crosswalks to enhanec pedestnan
safcty
Plant palette, The Plallt Palette sh(}wn on Figure 7 should bc used 10 gUide plaJltings
within streetscape areas and on private parcels in thc Spceifie Plan area.
6,S EXQls:fJ Gatewavs
Gateways aJld Community Identity Features are eIemenls that provide a framework ami
sense of orienlahon for people traveling 1Il1o and lhrough a conununity or, as in lhls case,
the Specific Plan Area. These elements callmelude stl1lctural aJ'chitectural features,
landscaping, lighting, puhlic art, plazas, ground plalle texture and color changes and olher
elements thaI heglll to define a space or place. Gateways are typically physical, vertical
or overhead elements that frame a point of enlry or exit and give a momentary sense of
Downtowh Core ,"ipecijic Plan
Pare 47
Street Tree
Accent Paving
Tree Grate
Bike Rack
Streetlight
Scored Concrete
Trash Receptacle
Planter
Note:
Slreetseape along new roadway through the Downtown Core and aJong Amador Plaza Road
sh(lUld reflect a "Downtown Main Street Character" where possible. Street furniture such as
henches, trash receptacles, bicycle racks aIld planters should he IIlcolporated into pedestrian
areas. Enhanced sidewalks, street trees in grates and streetlights should be used throughoul the
Specific Plan Area streets. Where possible infiIl commercial buildings should front onto tile new
central drive lhough tll<l Plan Area.
Streetscape Character
(
Curh Ramp
~~~)
'~~fY'
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Downtown Core Urban Design GUIdelines
FlGT JRE ---.h__
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Downtown Core Preferred Plant Matrix
Botanical & Common Name
PI.nt Uses Comments:
'"'"
. .
~ ~ c
\'1;1 \'1;1 ~ E
~ ~ :5 ~ ~ ~
. ~
~c '"~ ~
c. '"
TREES ~tl :He
f:;lXjn\)'$ augstifolia 'Raywood' N~J'1J.'wd As" . Shade::; streets, 1<3(';:,' (o~ge ,.
pyrus calleryana "Ari::otocrat' ArI~UlI~rl1ll'c{lr . . Wl'litfJ' early flowers .._-
Koalreuteria bipinl)<}W eli/flu/! Flami!' Trt~~ . Shades street, fall <.;x110f --
Lagerstroemia iMic..1 'Rubra' C1'i1JJ~ Mr'k . Red Ilowers during SlJmrnef
Pistacia chinensis Glines/? Pis/ache . . SI1ades street, faH color
Imu:5 pavifolia ("hiru.'~!fe Elm . Shades s.tf~ot.s. fast growing
Co\inu$ ooQgygria .~nwk~ "I"Tee . . 'Orange ,a,nd scadut leaves in autumn
Caris canMens.is Ea.ft~rn kr.dQJlfl . Showy flowers ill s.pri!~g_~
Robinia amblgua 'ldahcensi~' 'IJ/Jh{II..Qnf51 . "
Sapium sebo1eruHl Chinesl! T"lllJw lre~ . ^Llt~rnn color, fast growing
Celtis sinensis. U,i'I~S€ H.ackbufY . . . -
SHRUBS & GROUNOCOVER
Rhaphltllepis -k(lsaC:C(IC .. Evergreen shrubs
Xylosm3 - FlI1t.(Jur#aCf'-a~ . EV~9reefl Of deciduous !lhrt,lb
Knamnus - Rh(If1!',aCffil! vergre<ln or deCiduous.s wb
PhormiLlnJ tenBx - J}warr 1V.eH' ien/(md FlIlX . Low {ni3,(i'\lcnance, sword like leal.les
. LO\.\I mair'lonanca ,,-
RhaolliOloois sap. .
Arcta:sIClphloa edmllndsii . Eme,.ald Ca~'e't ".'u ..
-
Ceanothus glorio$\JS 'AnchOr Ba....' ..
Xylosma congestum ~ Xylosma . -~"..~
.
pennisetum sel<.lceum 'Rubrum' - Faufltfllft GtOlss . ,-~
Rhamnus cali(Omica 'Eve Case' - Coffecbctty . ! -....
DDdonae~ - Honse;;d Bush -- .
RDsem~inus offi~inalis - RC$cmJf"v -. .,- .. ..
--. ..
G(e\'il~a. 'Noelli' - Gfeylll~i't . --"-'._..~-
-
Lavatera - Tree MJlIow y~.. .
Nerillm Oleander - QleallQef .. - ...-
GreYlllo<:l - PratB.fJcfNtc . --.-
.,,~.,
Ourberis - Baroerrv . . -
Nandin,f.l - Sacred Bamboo .
Artemisia - Powis Castle .~ .
F'iltOSDQfUm - Plftosooraceae ..
Juniper ",hore . Conferta .
LeptosnP.rmurYi - Tea Tree .
Camet RO:!ie . --.-
Eno~on - FleabEmc .
lulbaghia violat:ea - Soc:ietv Garlic ..
Ag~panthu'S - Lily of (he Ullo ..
Dietes ~ Fortniqht t...lJv .. -"
JaSminum - Jasmine. .. ~'"._.-
Chrisanthernum - Asterace-ao . .
Lantsntl montavidensis . Verbenaceae .. 0<
Taaetc$ Lemmonii - Mariaold .
Otletherf.l - Mex.lcan Evenlnu Ptimrose .. -"
Verbena - Verbenacca6 . ..-
Lav<lndula - lavender ..
FIGURE 7
enclosure They arc vcry effective in providing a sense of place and lmentation/()r hoth
motorists and pedestrians, Gateways can be primary or secondary in scale with pmllary
gateways emphasizing lhe most sigmficant points or enlry or eonneellOn to the Specific
Plan Area.
Tn the case of the Downtown Core Specific Plan Area, primary gateways occur at the
intersection of the proposed dnve and Dublin B(}ulevard and the proposed drive alld
Amador Valley Boulevard. The secondary gateways arc localed at the intersections of
Dublin Boulevard and Amador Plaza Road, Amador Valley Boulevard and Amador Plaza
Road, alld the pwposed drive and Amador Plaza Road (see Figure 8). Galeways along
Dublin Bbulevard into the Downtown Core SpeCific Plan Area will also serve as
eorll1eeting lCatures to the Downtown Core Specific PlaIl Area I()cated to the south.
The following gUIdelines are 10 he used to Identify the locati()n, size aIld desIgn of
gateway areas:
1) Primary gateway features should bc eSlahhshed at the intersection ofthe proposed
street and Duhlin Boulevard, and at the intersection ofthe pwposed slreet alld
Amador Valley Boulevard,
2) Secondary gateways should be established at Amador Plaza Road and Dublin
Boulevard, Amador Plaza Road and Amador Valley Boulevard and the proposed
street and Amador Pla'la Road.
3) Primary gateways should be created through the design of signilieant architectural
features or as elements on adjacent buildings (i.c., tower feature) at the comers of
these I11tersections that will define a sense of entry
4) Sceondary gateways should be of a similar design and character as the primary
gateways but of a lesser scale.
Figures 9 and 10 ilIustrales gateway concepts that may be appropriale for the Downtown
Cor" Specific Plan Area.
7.0 Infrastructure and Maintenance
7 I Overview
This section ofthe Specitie Plan doelllncnt deals with pmvlding adequate public ulilities alld
facilities to support the amount of devel(}pment anticipated for the Downtown Core area.
Maintenance of public and private facilities is als() addressed.
7.2 Water FaciIilles
Adequale water supply alld pressure exisls to serve the amount of development anticipated
within the Specific Plall area. As parI of development of individual new struclures and/or
redevelopmenl of existing structures, DSRSD alld the City of Dublin will review water
servIce and may reqUIre upgrading to meet current codes,
" ,
Downtowh (..ore i)pecijic Plan
Page 50
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I '
I
I
II
II
II
II
I
II
II
II
Ii
~ 8ID)~fuj ==1~tf-
1l\m\~n ~\~
\ jJ b~ ~ A"~OU"'^~ 0
1
dJ
.'
I
I~
II
II
II
II!
Ii
~... - -
~
.
:10 1----1
- .- 6l--^10- I. \
.~. - 1 ..1oICJ
J_-~] L_ DUBLIN BOULEVA:';;- ·
:J c---- ~- --~
~. ~Jn -~-r==J
Symbol
D"scr.iption
Primary Gatewoy/lnt..rsection
J
[ :
Secondary Gateway/lnlersectiol1
Gatewa y Di agrmTI
"j,%\+~
":,'~<.Wb,i0.,
~J.&.+.~)tj
@.',.'~).-~f
'I'~~'!.f:.
Downtown Core 1 Trban Design GUidelines
FIGURE 6
I
I
I
I
I
I
I
I
I
I
I
I
I
I
RctaiV Auln
I
I
I
I
FIGURE __9.___.'
I
/
~
A.ceent LIghhng
Entry Featur"
Gateway Tower
~
----
Plaza/Water
Feature
Street Trees
S"ored
('nJlcrete
Sidewalk
Office
Downtown Core Gateway Plaza
i'fY"~~
~'.11.S,@o~i,
1~~~1!
,,_~,,9'
1-:l.I,~t>,
Downtown Core Urban Design GUidelines
I
I
I
I
" "
"- <' .
~ '" ~
~ ~ ~
"
~ ~ OJ g
~ 0 ~ Ui
~ '" ~ Ii
'" G E-
o '-' "
...-,
I ,
I \
\ I
, /
Pouiblco
I
I
I
I
II
II
II
I
I
I
I
I
~
" ~
-"
UJ '" t:
'iii "- '"
.", ~ '-'
~ ~ ~
'"
G ij "-
Garr.w.ay.Eletnt!!:nu
Note:
SccondalY Gateway jealmes should be "fa similmr design aJ1dcharacler
I
I
GateW;1Y Elelnents
Downtown Core Urban Design Guidelines
I
Entf)' Mon/jmenl Sigtiage
Raised I$land
Ttav81 LaM
Ga'~way ~i:!a.tures
Pedesrriiin Area
:~"";-~f
\j0.~,ii.
1"I~~"'i3~
t\~Ji
.."..I~ro1!.~~
FIGURE 10
7.3 Wastewater Facilihes
To accommodale the additional intensification of laIld use allotted withm the Specific Plan,
certain capital improvemenls projects are reqmred to occur as Identified m the Wa.~tewater
Collection System Master Plall. Specifically the Improvements to the wastewater collection
system thaI are required 10 be impwved are as follows: (1) the Dubhn TlUnk Relief Sewer,
approximately 69% or lhe total proJect cost is alloeated 10 future customers; (2) Dublin
Boulevard West Relief Sewer, approximately 75'1.. of lhe total proJect costs is allocated to
future customers (new business or new developments); (3) Dubllll Boulevard Relief Sewer,
the entIre cost ofthe relief sewer is allocation to ruture usets, hased onlhe assumplJon thaI
the pm.lect will he required when ncv. upstream eonnections come on line and addihonal
mfill and densiticahon occur
Table 6. Wastewater System Cllpitallmpr()vement~
Proiect Name Be"in Plannin" Design Comolete Constrnction
1. DIlblin Trnnk Relief Sewer 2000 2003
2. DubUn Bonlevard West Relief Sewer 2000 2001
3. Dublin Boulevard Relief Sewer 2000 2001
7.4 Stonnwater Dramage
Based upon discussi(}ns wIth the City of Dublin Public Works Department, it IS aIltielpated
Ihat adequate facilities exist to accolrllnodate future quantities of stonnwater runoff rr(}m the
site, However, in eOIlJunetion wIth development of individual new stlUetures aIldlor
redevelopment of existing structures, the City will review specific drainage conditions
relative to the indivJ(lual site, aIld may require upgrading of localized storm drain facilities to
Ineet eUlTent City requirements.
7.5 Mamten~lIce
Facilities wIthin the Downtown Core area will be maintained lhrough a combinatIOn of
public and private entities, as follows;
Table 7. Maintenance Responsibilities
Fa!lilil. . . Mi'iift~i.lh'ci!lI\liliifi/' liilllUllicut .
PIlblic and Private Streets .nd
(Jtilities
PIlblie street facilities City of Dublin Inellldes street p.ving and striping, traffic
signals, traffic cuntrol signs, street signs, st.reet
li"hts, sidewalks
New access.way City of Dublin ur Dependent un public development or
private party public/private venture; and maintenance
aQreements (if anYI
Bus bellches .Ild blls City of DIlblin
structures
Traffic signals Citv or Dublin
Underground utilities within Appropriate utility Includes wat.er, sewer, drainage, natu....al gas;
public rights-of-way or provider elc(.tricity, telet:'.onununications
dedicated easement
Ooell Snaec{LandsCSllilli' ,
Page 54
Duwnlown Core Specific Plan
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
i I
Faeilify
Parkways and mcdians-llublic.
streets
Proiect entdes
Public nark/lllaza
'" !\IaintenanceEntitv
City of Dublin
Comment
_.__._.~..~
Includes landscape and hal'dscapc adjacent to
streets
Includes cntrv slens, lamlscane and hardscape ~
City of Dublin or BID
Citv of Dublin ur BID
8.0 Administration and Implementation
g 1 In\rpgl,ction
This section ofthe Specific Plan outlines methods ror translalIng project objectives, the Ialld
use concept, circulation plans and other elements orthe Specific Plan Il1to reality. Pmnary
methods for implementation include rezoning the SpecIfic Plan area, review ofprivale
development plalls, including suhdlVlsion ofIalld, alld capital improvement projects
undertaken hy the City of Dublin, Also addressed are methods 10 amend the Downtown Core
SpeCIfic Plall.
8.2 Downtowu.l;;ore SpeCIfic Plan ZQuing District
One of lhe first implementing actIOns for the Specific PlaIl is the IllIliatlon of a rezoning
action for the SpeCific Plan area. Proposed zoning for the area would he "Downtown Core
Specific Plan" Distrlct. The Downlown Core Specific Plan would eonshlute the text oflhe
propos cd wiling district alld all new developments within the SpeCIfic PlaIl area would need
to be eonslslent with the requirements and standards of'lhe SpeCIfic Plan.
8 ::\ NQ!f:Gonforrning Uses
Only pemlitted aJ1d condillOnaUy p"rmllted land uses, as identified in SectIOn 4.2 of the
Downtown Core SpeCIfic PI.an shall be allowed, Land uses existing as orthe adoption date of
this Specific Plan may conlmue to remain alter lhe adoptJon of the Specific Plan, as allowed
by Chapler lU40 oftlw Dllbhn Zoning Ordinance, Non-Conforming Stmctures and Uses.
8.4 Review of Building Plilll~
All proposed plans for new buildings, expansion of existing buildings and remodeling of
existing buiIdll1gs shall be submllled to the City of Dnblin PlanJ1lng Department lor review of
consIstency with the slandards alld requiremenls of lhe Downtown Core Specific Plan.
Minor addItions alld rell10dehng may be approved On an administrative basis by the
Commumly Development Director, so long as pmposed plalls are consistent w,lh all of the
provisions ofthis Speci fic Plan.
Development proposals Il1volving 1,000 gross square feet of l100r area or more shall be
required to adhere 10 the proVISIOns of Chapter 8.104 (}fthe Dublll1 Zoning OrdinallCe, Site
Development Review,
.-- ---
Downtown Core Sp~.'dJh: Plar,
Page 55
R.s ~ondillOnal Use Permits and Vanance~.
Conditional USe Penlllts and Variances, as may be requircd pllrsllanl to tins SpecifIc Plan or
lhe Dublin Zoning Ordmance, shall bc suhmltted and reviewed in accord with Sections 8 100
(ConditIOnal Use Pcnnils) and Section 8.112 (VarIances) of the Dublin Z(}mng Ordinanee.
Public hearings, noli fieatlons shall be conducted alld findings shall he made pursuant to
applicable provision ofthe Dublin Zoning Ordinance.
8.6 SlIbdlvlslO!tQLLand
DivIS](ln ofland into smaller parcels may be approved by the City of DlIbhn If the lot and
other dimensional standards set forth in Section 4 ofthe Specific Plan are met.
R.7 Ellvlronrnental Review
Proposals tor ncw conslruction alld suhdivlslon ofland are subject to the requiremenls of the
Califomia Environmenlal Quality Act. Each developmcnt proposal will be reviewed hy the
Dublin Plalming Deparlment for determmalwn of the appropriate aclwn.
8,8 P"es
Proposals f'lr new development are reqUIred to pay City ofDuhlin fees in effect at the tin\(; of
project submltlal. These fees may mclude development impact fees, Other tces, including,
hul not limitcd to, lhose levied by Dublin San Ralll0n Serviecs Distriel (DSRSD), Zone 7 and
other ageneics, arc due at the time building penmts are issued by the Cily.
8.9 .s.ign Pemlits
Pemnts to eonstmel, modifY or change lhe copy of signs by more thall twcnty-live (25)
percent withinlhe Specific PlaIl area shall be subjcet to lhe Issuance of a sign penllit by the
Dublin Planllmg Department and wlitten pennission from the property owner on which lbe
sign is or IS prop(}sed to be localed.
Applicable sign regulations tor eXlstmg buildings shall reference former zoning
{hstrict (PD, ('-1, or C-2) and shall conform to Secllon 8.84 of the Duhhn Zoning
Ordinallcc "Sign Regulations." Refer 10 ExhibIt 6 to detemline formcr zOl1mg district
(PD, C-l, Or C-2) for thc subject property
8.10 Einalleing of hnDTovemcnts/Finan~mg Plan
JmpIemenlation (}fthe public improvements within the Specific PlaIl area will be shared
between thc Cily of Dublin aIld pnvate Ialldowners and husinesses. As an implementation
program following lhe adoption ofthe Downtown Core Specific PlaIl, the Cily shall prepare a
dctailed Financing PlaIl for the Downtown Core area, Identifying proposed public and privale
improvements, estImated improvement costs and specific methods to pay for improvements.
It is anticipated lhat somc Or all of the followmg finalleing mechanisms will be employed to
carry out the vision of the Downtown Core Spceifie PlalL
8.10 I City of Dublin Camtallmprovel11ent BJ.ldget
The Cily's Capital hnprovement Budget can be used, at lhe Cily Council's dIscretion, to
dcsign and constmct major public IInprovements withm and adjacent to the specific plan
arca, mcluding but n(}llimited to constructing the Dublin Green central plaza, upgrading
eXlstmg road\\;ays, constructing project entries, adding landscaping adjacent to existing ,md
--
Downtown Core. Specific Plan
Pag~ 56
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
proposed roads, conslnlcting new pedestna:n crosswalks, upgrading infrastructure faeiliti"s
aIld similar Ilems, Either as part of a puhhc/private partnership or achllg alone, the Cily may
assist m Inlplementmg the Downlown Core Specific Plan through undertaking tlw l<,I1owmg
eap,lal Improvements. The Cily has allocated funds to develop a Downtown PhYSIcal
Improvement Plall to determme specific improvemenls needed and funding sources, It IS
anhclpated that these and/or olher programs would b" inclnded 111 future City of Duhhn
CapItal Improvements Budgets for forthcoming yeaTS (shown in order of priority).
.
Construction of WIdening alld restriping for Golden Gate Dr./Dublin Blvd, and
Amador Plaza Rd./Duhlin Blvd. intersections neeessary to mitigate any lraffic and
Circulation impacts assoClaled with the projed and approved devclopmenl (Imild-out
of Specific Plan area),
.
Construclion of the new mleroal accessway/road and assocIated improv"ments,
.
Pedestnan corridor along main dnve (eOlmcction with Golden Gate Drive): SpeCIal
pavmg treatment (eonsislent pattero) and increased SIdewalk widths (10 feet) lhrough
area and connecting to Wesl Duhlin BART station arca (partIal funding from private
developmenl).
.
In aSSOClatJon with projects requinng additional impervious coverage as they occur,
nnderlake drainage improvements to alleviatc any identified fl(}od hazards within the
SpeCIfic Plan area (majority of funding from private development).
.
PJa"a developmcnt in one (}r two locations (parhal fundlllg from private
development).
.
Completion of a streelscape program to add new landscape elements, sIred
Improvements, streel fumiture, thematic hghtmg and other items identIfied 1Il the
Specific Plan. The elements ofthis program should be ineluded in all neVI;
developments or re-development of propertIes, as appropriate.
.
Development of a comprehensive sign and directory program fi)r the Downtown Core
Speeijie Plan area, which may he III conjunction with similar programs for other
Specific Plan areas.
.
Eslablish an arehiledural design assistance prograln for the Downtown Core SpeCific
Plan area to assisl developers aIld properly owners with designing buildmgs alld
facilities that carry out a consistent and comprehensive design theme 111 the plan area,
which may bc in conJunction with SImilar programs for other SpeCIfic Plan areas.
lUO.2 );!usincss Impro,,<;ment Dlslnct
Provisions eXIsllo allow a majonty of property owners (and merchmlts) to volunlarily fonll a
Business Improvement Dlstnct for the purpose of funding capital improvements not paid for
by other means, and (0 fund marketing efforts to attract shoppers and Visitors. This may he a
possibilily f(}r the Downlown Core Specific Plan merch<Ults.
Downtown Cor(~ Specific Pla.n
Page 57
8.10.3 Velncle Parking Dlslnct
A Vehicle Parklllg Distnct could be used to finanec a new parking 101 or lots to accommodate
shoppers and visitors 10 the area, i r tillS IS need"d ill the future with mtensified development
S.1O 4 Oth"rfinancillf( Met:!lOds
Other methods exist (0 finallee idenl1 fied improv"menls, IIlcluding hul not limited 10 benefit
assessment districts, communily faClhtv districts, and use of other governmenlal IOallS and
!,'1'ants, such as ISTEA funding,
8.11 SyeeiJic Plan Ph~~i!!&
No specific phasmg strategy is envisioned !'Jr developing land uses Identdied III the
Downtown Core Specific Plan. ('onstnlction wllhm the Sp"elfic Pial] area will be momlored
by the Dublin City staff to ensure lhallntrastmdure alld services can be provHled to S<;fve
proposed development
Key (0 providing servICes will be constmetion of roadway and circulation improvements
linked to intensificatIOn of laIld uses, The proviSIOn of these improvements will occur with
development of projects, and as serVIces are necded,
R 12 DowntQ)Vn Core Merchants Assoc(~tion
Formahon of a tonnal Downtown Core Merehanls Association IS anticipated, The
Associa(lon would lake the lead in organizing and canying out speCial events, such as slreet
fairs and festivals, farmers' markets and seasonal achvities, as well as publishmg marketing
aIld promotional material.
X.l3 Specific Plan AnI~!ldll1enls anQ ~].lbslanhal <,,:onfonTIIlv
A major amendment to this Specific Plan requires the revIew alld approval of the Cily of
Dublm Plalming Cormnission aIld the City Council. MaJor amendrnenls are govemed by
applicahle prOVISIons oflhe California c,.ovenmlCnt Code, which reqUIres all application to he
filed, along with necessary fees, stating m detail t!w reasons for t!1C proposed amendment
Major amendments shall he subject to additIOnal cnvlromnental revIew pursuanl to the
Califomia Envnonmenlal Quality Act ((,BQA).
The City ofDlIblin Cormnllnity Development Dlrector may make detemllnatlOns thaI nllnor
teclmieal challges Or val'iations 10 the text or standards orlhe Downtown Core Speclfic PlaIl
are conSIstent wilh the intent of the Specific Plan. These typically include admimslrative
approval of minor challges in the location of infrastructure facilities and modifications of up
t() 10% for any dimensional standard set forth in the Specific Plan. Approval of minor
challges III substantial eOmpliallCe may he appcaled to the Dublin Plalming C(}!l1mission 1Il
aeeOrdallee with Chapler 8.136 of lhe Dublin Zoning Ordinance.
G;lDOW1"ltown. S,'pecfic PlWIslDoW1l1own Core\DmVlIlown Core Update .fan 2006.doc
Downtown C();-~. .}pec{fic Plan
Page 5N
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Appendices
Item A. Parcel Maps for Propelilcs in Downtown Core Specific Plan Area
Item B' List of Property Owners
Item C' Negative Declaration and Initml Study
Item D List of Resolutions, Ordinances adoptmg amcndments and
rezonmgs
:f;
~"'
;;~
Item A
_.......~~:.:.:; ~
_.L:---,~.....--r:.J,,__
.c:........,.--~~
. ,
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
. ~,\" ~~gft1!~~~,r,}:-gr-j.'-7 / ''' 't.., ',\ '
\\S,,~rlt, '-' '':...~>] ( /", ' --{~\\\'I\
~~~ \~~~ !{r~-: - ::~'-', ,\._) r~ "....
)1---~--~' "
-'-..,.< 7"
/, "" / II~ I
. A \ ~ \ ",
~ )~ ---":' ' ' ''\' \ ~/~ J ... "," ~~
>c--L\) ---':f-"r:i.','0- -/ ",\' ~ ,/. ':-~", ','"
~'~~'<"."':;;"< ." ..>\~,T.7,/~'v~~"' ~ <'- "\ 'J}>' - /'~,'
\~:::~A~~(~' yy;>'<'\-\>\-'r-1J."." ~\ y"'- ....J--~ )/,/V:" < :;_-~.-.~-
-"'\ \':<.' "I,>" \.. ~ ,'( ~J"".. ~ '-"'\~.... ~~)~ \_:,_~~"/\ \~ ,__<./_ .. .. \.........
<~~r/\ u ,\-+>." '~\:\..>-_,<, \ \~:"f ","<;...,~\ (" \ ~!*~
"(\.>' \ .,~:\ \2:"'@ '(;.?:,''iJ): ~', ..r\"';----'----.," in \,":'^ '" \
..\..1,:~'1.\ f) \ -~-.)...\ ~J.--' 'x'\l-----..:'~u --,. ~
,;: ~)\I~' "\'~ ',' - ~ ''0 ';;) ,;/ '. \,1\" ,,~.~~\ 'rIll ~:' '0", \' '.
~.; - \c ,--,,\\\'''' . "\ ", " \ / / <' <q \.-' - I
1,,_ Ii. I !1 (?\ '" ~ . \
1':-l-~ll~~~"~~.' t~\C\;;,r,'6.." "!l '----~ \' \ \. Ii' '.", :"0 '~~'
J~ '.J",,~-;",I- ~ If ~:o " '0'~\ "I \,rl_ "\ "
r (\\~,\'".~,,''iJ ,,. \' '@"'\',-,',
-, \ \J' \.- _ J :9, \~ ~ " ' \'
," '1 \\ \ '7) ',/ \ '\"" (~J \'~ ~ _ ' , ~' ~
.- -.: , A\ _ \, --' '% '\\\ \,"
;' '.' 'Jc,,, ~. \'" II" (\> \ _' --\' \\ (;) ,
:..::...-_E ---....i..- ~-\.-\\ -- \ ~') \ .',\ \ ~ -'\
,\. \--, Jlt-rr.' \~.\ \ - 'fc, \, r \ \.--, '~J. \ \, . '\ Ii) -;-/ ...
.,,L-- -'-.-':J \\ "":'..'') , \ ,. '~ I'"~
..~ --'C'IT-'.r; I I ' _--". Vi'j ,I ~ \ ~ \ t\ ,~
<':\-\': '-1/1-(-/" ,::>-\' ',\ 1" \ ., \,,)-\\ .L._ \ 'j ,
- \-\.---- ~(_l_ '" ~ \ -- I I ~ -i\ \. - I r
,." --" ; \ . 8\'
. ", , L /./ r., , :')'., --, c- 't> '1b --, '\ i-"
~ ~"1 ......--;... 1- -_....L-...!--___\ \ " \ _ __ \(,\
.,"\,>-"--' . '-'-,lll'~ I..... ,,OJ' "":\''.,' "
.;.,'-,---' .', .' '\'\ ,'~----I,' ~, '\ \" - .' ,^> ~--\' "c)
,..: ~ "f..).... ~ ,- \ I.:- ""'\, , \- \ . 0 \'" @ _----...---' \<=)~_
~ I , . ,<.~. --- \,_ \\ \ OJ '\ _ -, , . _.....___......;:.':.__.. I \ ___
7'\",\\:;}}, " " '\~,:, "\\," \':~\' \ , ,,:, \")~---\'~T-\-'::=:::::-\ \,\' \,' 10l" \~
)."'';:'\'\'''"_I,.'.'_;'\-,\\~" )",' .\ l~ '..' ,"\
l\:'~"~\,"-r-rT~}'jC-: .::~( \'".:\'\ ,,' - \' \ :
1.. \'D.-l-i~-=-:\-,-~ 1,:\' -,:~~' \~" ' l \ \ ~___l------"--:::- ,.-<',
r ....- --r-;l ! , i ' , _- "\i\-- , ~J_~~- \ I
\\SV'--'-'T'T'-:" - \. "'t)--,' ------- - .~ -- -,--- 'Q .
~~1ff~~l~~:(~)~:;;;~;-\~'-f\--'\'\;I(l-----.--\ \, '\~, (\
-';-"'~\~ ~" ~~~"13 r'.3\'Ij;% \ \--\ \ L '-," " ;'
11). ,.- - "I""f'I'1: ~,'\; C;~~ .: \. \ : --~ ~~ ,~' I
-,\,--<-\'C~\m~\~iLfl ~~~:.,,:~.': .'\cli\n - ~~5-{;0..(/'';,''''\~~ \~'~'
\ u-~._-<,.. , K~~:t>~~ = \--_,. ,\ "-
i;~' . ~ ,)..,:\\ \" $
; ',('\.. ~.' ;'c,f";'. ,.
'"" ~ \-. ~:. -;-"'\" \ \
.\~\ \ "\
~,--
\ ':)
, .
:,;.< -r'~'~
-. ,
--'
_.r.....
'\
,
,.
rjl
~ ,
~
'"
""
Q
o
u::
iJ
llJ
Q
'"
~
o
a.>-
<(~
::;;:0
--'0
UJ",
0-
0::""
<(~
a.o
,=.'
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
l:UBLJ, f"EA~IGIL!Tr S rUt) I
PARCELS/OWNERSHIP
~i:~.lt il'f" ,...,,',~.,. '~~t.t~#f.fA~;~A~_~~~rr;tll;.~~ *1r~~~~~.~<~~~9~~_~~ ~~. _~~tf; ~-~{~J ~'. ~ , EXEMPTlmtS ~ SQ..FT.\:/~1 . ". A,ES'
; "5~E'i,iicRES5,\ j.~ TOTAl VALu E . YEA.R BU!lT .', ...c' AREA ',a::::.t~~S ;:
..-.tr:.. . ~_l.-Y~"'";...r5->-'(~t:;.':'i,_~ ,,:,'.t-;; -'....... _~ .. .' AMDUHn'~ '>TYPE ,,' eW,C!HG ,!",lOT..;,~ fHPRICE.l ~ c;.",CATE,
9~1 030~D1~DO &-!.~l,l,madIJfPlmRd COt.1,AUTOJ..mILEDE."'!ERSIIIFS ~(.~Fcdllle 26-X.~ ...--. Bl4 JU~-;' 2sB,n~ O""\1Jlm
9~1 em02201 ,l,maIktV~;Jyifll PL:a,FI....SLiC AGEtY.....E&.E.XO.'PT na",d~Cc-IJllt FI.:o:-dC:>'l.JoI 261}~' . , -ro.m ~pI61191~
941 OJ05 OM IJO 7mMiaojorPra:u.Rd CJtOJJTrn.'IOI!.IlEL.:E.IIJ..E"lSIIIP.s 1-I.1r.e~I(~-.elhC.Ellelld~S 2ij[).)1 I a,g3~ a4,m O~,'2(J,i1[f.-4
g~1r,mmOO 1300~~~nlld '::::JtHHJPPI~CEtHEIi: Oi::-er~ng .Eng n~[n Lo-:JlI};'!b.1 ~J lijD~i - H.l20 E.l,2DO 1111JJI9'1~
g~1CmmOO j'500A.rnafurVal~yBlr,\J rCt~,SH:JPPltl:3CEt-;rER rhC'\.tln Co~p 1Eooi-- , 21,m lB.m 0:i.1~~1193';
941Cmm02 1600 Amaob '.'!iJ.e.-t l!h'4 CGl'.I.SttlF'f'lIlGCHitER 0I.'tin,l:;!.CCi<I05 161]01 ',9i9 10~_~G-o '1121~ oll1Jilgn
9~1 Omo~102 15T5Ch..tinEl."j CQu.smPF'ltW cmrer-: r.lonlpr~rl-.'''al~ Ile~k:plll&"l Co~po.dlcn 1~Ool mE.!B mm Ci~l,'~m
g~1GmmOO 111SA.mitXfPiaraRoJ' CCf,i,5l0REOtlE.-STa:!"- -f.a:penlJ;l'h>;o:.rr~lr:jalr5E.'.<.I 1~Ool 19j(oC- 59~: C1111/l99'
9t1 OY.L5 D3~1JO 1159 A.m>>;.r P!ua A., r:or,I,5J-ORE.aFFICE rn ArT ;t:o $1 nr;:l H:ro'l!tKell~.hC:~Iu.da-S ~C-01 Ea~ 10.o.1~ 29.m ('1I3111~9~
9~1 Om03t-OO ,l,woild:.rF'luilRd CCfA,SmRE_OllE5TOOY Ccl:ltrUtt,;;c1 1€OU1 IO.~ u.m (0,3IIJmg9
~1 DD:5D~700 115~AmaCll;.rPtlnRd: Cor,I.Dls.c.oUNTHOUSiE r.!~bcrcilan l~ In5~1 ro~ Cn~ll~nr l€Cul 61,m 257,2-54 01i2ol1l~a
~t1 0));5.0~OO .l.rmdwPl-anRd CW,SH{]N'IUGCErn-ER l"rl$ Du~i<lCClP 1~Col ,.;al 10.m eo.2ft!.. . ~~'l.t11%'e
9li1U)SmlJO knador F\ua Rd CO,.!,STGRE,mIE STOA.r -NU<"<<I'i' GE:df1ey oa..bwa ~~COI , 1('2.281 ! 11/1~11991
9~1 D~o~-)CO ,l.--mdI)fF\uaRd ,CO.~SHOPPltiG CE:H~ ER Plr~ Dut.:in(-(;f): ~:.cl]1 ";~O ~'j-.752~ ~Ja,gli 05'2"4119;":
-
IlcsC'"'".c....~e\';o::e.(.~Il'.lnt
112~'))
TOTAL:
TOT A, AREA. (At RESI:
'\lca1
DOWNTOWN CORE SPECIFIC PLAN
54
-
~
~
::!
~
/,<f}.-n;p~. ~~'"
~l~';v:~ . .i~\ ~
--,~~~J CiTY UF [)U8L1N
~ "~J~. ..;;".'1'~..' -",.K ".~ 100 Civic PloW, [)uI1Iin, r;olifmnio fHo6R
'~Q~'
DRAFT NEGATIVE DECLARATION
September 2, 2000
Revised December 14, 2000
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Projeet Title;
Item C
WE"!hsite: http://Www \.i.rlIJblin,r:s.u.s
Downtown Specific Plans - Downtown Core Specific Plan (PA-99-055), West
Dublin BART Specific Plan (PA-99-056), and Village Parkway Specific Plan (PA-99-
054)
Description of Project: The proposed Project consists of three specific plans developed for the downtown area
of Dublin, the Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the
Village Parkway Specific Plan to be considered for adoption by the Dublin City Council.
The Specific Plans are intended to direct the use of land, the design of public
improvements, and the design and appearance of private and public development,
including buildings, parking areas, signs and landscaping, The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West DUblin BART
Specific Plan areas related to land use changes and land use intensification. Additionally,
the portions of the previously adopted (1987) Downtown Specific Plan will require repeal
with adoption of the plans, to modify sections of the document relative to Zones 1, 2, 3, 4,
7,8, 10 and 11 Following Plan adoption, amendment of the City's Zoning Ordinance will
be necessary
Project Location. Central downtown area of Dublin, generally west of Maple Drive and Portage Road,
south of Amador Valley Boulevard, north of Interstate 580, and east of Regional Street
Name of Proponent: City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568,
(925) 833-6610
Public Hearings;
Detennination.
A Planning Commission Public Hearing on the Draft Negative Declaration and the
associated Project is tentatively scheduled for September 26, 2000 to consider a
recommendation of approval 10 the City Council. A City Council Public Hearing for
approval is tentatively scheduled for October 17, 2000. November 21. 2000 and
December 19. 2000. All hearings will be held in the City Council Chambers, City of
Dublin offices, 100 Civic Plaza, Dublin, CA.
I hereby find that the proposed project could not have a significant effect on the
environment and a Negative Declaration will be adopted. This document and the
aecompanvinQ Environmental Initial Studv have been revised to incorporate and
evaluate modifications in the Specific Plans that occurred durinQ the proiect review
process, All impacts of these chanQes have been assessed and determined to be
insiQnifieant based on the policies and p(':lorams incorporated in the Specific Plans.
Because the modifications are minor in nature and result in no new siQnifieant impacts.
recirculation of the NeQative Declaration is not required.
Nea Code (925) . City Miinager 8;1:1-665u . City CounGil H:<J.-(:iE"i50 Personnol u33"66u5 Economic Develnprnellt 8::13-0650
Fim:ll1ce R::I::I.-R640 Public Works/Etlgineering R33-f\630 Parks & l.omrTllHlity Servir:es W-!::l-6fJ45 . Police 8~3-6670
Planning/Cod~ Enfllrr:ernenl 833-66'10 Buildin\-llnspection 8::13,,6620 . fire Prcveniion Bureau 833-A€j0{)
Printed 011 nec;'y..;/oc1 Paper
Date Published: September 2, 2000. Revised December 14. 2000
Date Posted: September 1. 2000
Date Notice Mai1e.cj: September 1. 2000
Considered by' Q ~"P-(
On: !;;. / Ii / ['v . J Council Resolution No 1,14' t..'l-'
I /
,
N.O.D filed: IljJ'I/c:o
, '
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Review Period:
The review and comment period for this document was originally 20 days from the date
of publication on September 2, 2000 That period was extended to September 26,
2000
/v/ltLtfO
Copies of the Initial Study documenting the reasons to support the above finding are available at:
City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568, or by calling (925)
833-661 0
Attachments
J:\DowntownSpeePlans\NegDee.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
LEGEND
f~ DOWNTOWN CORE SPECIFIC PLAN AREA
t< X >1 WEST DUBLIN BART SPECIFIC PLAN AREA
tn'-'(--,u~ VILLAGE PARKWAY SPECIFIC PLAN AREA
.
N.T.S,
SEPTEMSER 2000
LOCAL CONTEXT
DOWNTOWN SPECIFIC PLAN C I T Y 0 F 0 U B L I N
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
DOWNTOWN CORE SPECIFIC PLAN
WEST DUBLIN BART SPECIFIC PLAN
VILLAGE PARKWAY SPECIFIC PLAN
ENVIRONMENTAL
INITIAL STUDY
PA 99.054
PA 99.055
PA 99.056
Lead Agency' City of Dublin
September 2000
Revised: December 2000
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed Specific Plans and General Plan Amendments for the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway
Specific Plan areas. The analysis is intended to satisfy the requirements of the California
Environmental Quality Act (CEQA), and provide the City with adequate information for project review
This initial study includes a project description, environmental checklist and discussion focused upon
issues identified in the checklist Modifications in the Specific Plans have been made since the
oriqinal draft Neqative Declaration and Initial Study were circulated in September 2000. The
revisions to the Plans are described in this revised document, and have been evaluated on the basis
of their related environmental impacts in this revised document. Because the modifications are minor
in nature and result in no sionifieant impacts. recirculation of the Neqative Declaration and Initial
Study is not required under CEQA Guidelines section 150735. Additions to the oriqinal document
are shown with an underline. and deletions from the document are shown with a strilm thrOUElh.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts. With the policies and proqrams are included in the Specific Plans. no
siqnifieant impacts will result
The Initial Study was prepared based upon the location of the project, planning staff review,
fieid review, comments from City, County and local agencies, studies prepared by consultants, use
of City Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines.
PROJECT DESCRIPTION
The proposed project consists of three specific plans developed for the downtown area of Dublin, the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway Specific
Plan to be considered for adoption by the Dublin City Council. The Specific Plans are intended to direct
the use of land, the design of public improvements, and the design and appearance of private and public
development, including buildings, parking areas, signs and landscaping. The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West Dublin BART Specific Plan areas
reiated to land use changes and land use intensification, Additionally, the portions of the previously
adopted (1987) Downtown Specific Plan will require repeal with adoption of the plans, to modify sections
of the document reiative to Zones 1,2,3,4,7,8,10 and 11 Following Plan adoption, amendment of the
City's Zoning Ordinance will be necessary
The Downtown Core Specific Plan area is generally located between 1.680 to the east and San Ramon
Road to the west, and Amador Valley BOUlevard to the north and Dublin Boulevard to the south, and
consists of approximately 51 acres of commercial land uses. The westerly boundary of the Plan area is
the westerly property line of the parcels containing the existing Montgomery Wards and Target retail
stores The Specific Plan calls for a maximum development potential of 1,206.848 1,199,110 square feet
commercial, office and mixed-use development and approximately 148 dwellings. The oriqinal
environmental initial studv evaluated a maximum development potential of 1.100,110 square feet for the
area. However. since that time, the City Council has discussed an alternative plan to remove the Hiqh
Density Residential land use for senior housinq from the Plan, and maintain the retail commercial use on
the Dublin Place shoPPina center site with an increase in FAR to .40. This chanae. if approved. would
increase the square footaqe of Commercial A retail use in the area bv approximately 40,000 sauare feet
Additionallv. an increased FAR of ,79 was recommended to the City Council by the Planninq
Commission for the property owned bv Dublin Honda on Amador Plaza Road. which could increase the
potential buildout square footaqe of the 2.55aeres of Retail/Auto use in the Plan area bv 65,330 square
feet to 87.750 square feel
The West Dublin BART Specific Plan area is generally located between 1-580 to the south and Dublin
Boulevard to the north. San Ramon Road lies to the west of the area, and properties on the west side of
Golden Gate Avenue are included in the plan area, The area consists of approximately 70 acres of
commercial, office and light industrial land uses. The Village Parkway Specific Plan area is generally
located between the north and south sides of Amador Valley Road to lhe north and Dublin BOUlevard to
UllOlln Planning Department
Downlown SpeCific Plans
Page 2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
the south. The 1-680 freeway forms the southwestern boundary of the area and lies adjacent to the rear
property line of commercial uses. The area consists of approximately 31 acres of restaurants, offices,
retail commercial, service commercial and other non-residential uses fronting on this portion of Village
Parkway A maximum development potential of 1,900,7431,780,055 square feet of non.residential and
491 residential dwellings are anticipated at full Specific Plan build out. The orioinal environmental initial
studv evaluated a maximum development potential of 1.750,055 square feet However. since that time.
the FAR for office uses shown on the land Use Plan (Exhibit 9) of the Specific Plan has been increased
from .87 to 1.00. to add approximatelv 40.000 square feet to the total amount of square footaoe in the
area. The hotel proposed on the BART-owned propertv has also increased in s~uare footaqe bv
109.864 square feet from the oriqinal proposal evaluated in the document. increasinq the FAR to 1.12
for that portion of the Plan. The impacts of these increases in square footaqe and FAR's are assessed
In this revised studv.
The Village Parkway Specific Plan is generally sited along the east and west sides of Village Parkway
between Dublin Boulevard to the south and Amador Valley Boulevard to the north, The Specific Plan
area encompasses approximately 31 acres of land and has been developed with a mix of retail
commercial, restaurant, office, automotive and similar uses, including the main Dublin Post Office,
Existing types of land uses are anticipated to remain, however, a higher Floor Area Ratio included as
part of the Specific Plan is intended to encourage intensification of uses with a more pedestrian-oriented
design, Exhibit 3 shows the proposed land use concept for the Downtown Core Specific Plan; Exhibit 4
shows the land use concept for the West BART Specific Plan, and Exhibit 5 shows the land use concept
for the Village Parkway Specific Plan. Two potential alternatives to the roadwav desiqn for Villaoe
Parkway are considered in this initial study. The Task Force for the Specific Plan reviewed several
possible alionments. and recommended implementation of a roadway desion that would decrease the
number of traffic lanes and add diaoonal parkino within the existino riqht-of~waY. Staff recommends
maintainino the roadwav with four lanes of traffic and parallel parkinq as it eurrentlv exists. witl:!
streetscaoe desiqn modifications. All alternatives considered are discussed in this document, as are the
Task Force recommended alternative and the Staff recommended desiqn,
Dublin Planning Department
Downtown Specific Plans
f-'age 3
,\~-9F i~D&/
1(:" ~ "/l>\
(,~(~~~iA~~
\~~, ~~ ,/!)
'..(' ~ ,~.'
-4{.IFO~~
CITY OF DUBLIN
Environmental Checklist
Initial Study
1 Project title. Downtown Specific Plans - Downtown Core Specific Plan (PA-99-055), West Dublin
BART Specific Plan (PA-99-056), and Village Parkway Specific Plan (PA-99-054)
2, Lead agency name and address. City of Dublin, Community Development Department, 100 Civic
Plaza, Dublin, CA, 94568
3. Contact person and phone number' Janet Harbin, Senior Planner (925) 833-6610
4 Project location: Central downtown area of Dublin, generally west of Maple Drive and Portage
Road, south of Amador Valley Boulevard, north of Interstate 580, and east of Regional Street. See
Exhibit 1 for a regional location map and Exhibit 2 for the location of the three proposed Specific
Plans,
5 Assessors Parcel Number(s): Various
6. Project sponsor's name and address. City of Dublin, Community Development Department, 100
Civic Plaza, Dublin, CA 94568
7. General Plan designations'
Downtown Core Specific Plan Area - Retail/Office
West Dublin BART Specific Plan Area - Retail/Office and Public/Semi-Public Facility
Village Parkway Specific Plan Area - Retail/Office and Retail/Office and Automotive
8. Zoning:
Downtown Core Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and PO
(Planned District)
West Dublin BART Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and
M-1 (Light I ndustrial District)
Village Parkway Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), CoN
(Neighborhood Commercial), and PD (Planned District)
9. Specific Plan designation, Previously adopted (1987) Downtown Specific Plan, Zones 1,2,3,4,7,
8,10 and 11
10. Description of project: See previous page.
11 Surrounding land uses and setting: The project area is located in the commercial core of the
City of Dublin and generally consists of retail, commercial service, office and some light industrial
type uses. Easterly of the project area is Portage Road and Maple Drive, and the residential
Dublin Planning Department
Downtown Specific Plans
Page 4
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
II
development adjacent to the Village Parkway Specific Plan area, Westerly of the project area is
San Ramon Road and a portion of the Dublin Place Shopping Center containing retail and
commercial service type uses, Northerly of the project area is Amador Valley Boulevard, retail,
commercial service and office type uses, and medium density residential development. Southerly
of the project area is 1-580, which also lies adjacent to the alignment of the proposed Bay Area
Rapid Transit District (BART) right-of-way spanning the freeway and connecting with the proposed
BART station in Pleasanton. Adjacent to the freeway on the Dublin side is the proposed West
Dublin BART station area.
12. Other Public Agency Approvals Required: None
Environmental Factors Potentially Affected
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.
Determination (to be completed by Lead Agency): On the basis of this initial evaluation:
~ I find that the proposed project could not have a significant effect on the environment and a
Negative Declaration will be prepared.
_ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described on an attachment
have been added to the project. A Negative Declaration will be prepared.
_ I find that although the proposed project may have a significant effect 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 earlier analysis as described
on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated" An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed.
_ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the
proposed project.
Dublin Planning Department
Downtown Specific Plans
Page b
Signature'
Date AUQust 30, 2000: revised December 14. 2000
Janet Harbin. Senior Planner
For' PA 99-054, -055 & -056
Downtown Core, West DUblin BART & Viliage
Parkway Specific Plans, GPA
Evaluation of Environmental Impacts
1) A brief explanation is required for ali answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis foliowing each
question. 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 falis
outside a fault rupture zone). A "no impact" answer should be explained where it is based on
project-specific factors as weli as generai factors (e.g. the project will not expose sensitive
receptors to pollutants, based on a project-specific screening anaiysis)
2) All answers must take account of the whole action, including off-site as weli as on-site, cumulative
as well as projeeHevel, indirect as weli as direct, and construction as weli as operational impacts
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required.
4) "Negative Deciaration. Potentialiy Significant Unless Mitigation Incorporated" implies elsewhere the
incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a
"less than significant impact." The lead agency must describe the mitigation measures and briefly
expiain how they reduce the effect to a less than significant level.
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
processes, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063 (c) (3) (D), Earlier analyses are discussed in Section 17 at the end of the checklist.
6) Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e,g. general plans, zoning ordinances) References to a previously prepared or
outside document should, where appropriate, inciude a reference to the page or pages where the
document in substantiated. A source list should be attached and other sources used or individuals
contacted should be cited in the discussion.
7) This is only a suggested form and lead agencies are free to use different forms.
Dllbiln Planning Department
Downtown Specific Plans
Page 6
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Environmental Impacts; (Note Source of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note, A full discussion of each item is found in
the attachment to the following checklist.
I. Land Use and Planning. Will the project
a) Conflict with general plan designation or
zoning? (Source 1)
b) Conflict with applicable environmental
plans or policies adopted with jurisdiction
over the project? (Source: 1)
c) Be incompatible with existing land use in
the vicinity? (Source: 1,5)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 1,5)
e) Disrupt the physical arrangement of an
established community (including low
income or a minority community)? (Source,
2,5)
II. Population and Housing. Would the project:
a) Cumulatively exceed official regional or local
population projections? (Source 1)
b) Induce substantial growth in an area either
directly or indirectly (e g. through projects in
an undeveloped area or extension of major
infrastructure)? (Source. 1)
c) Displace existing housing, especially
affordable housing? (Source. 1,2,5)
III. Soils and Geology. Would the proposal result
in or expose people to potential impacts
involving:
a) Fault rupture? (Source: 1,6 )
b) Seismic ground shaking? (Source: 1,6)
c) Seismic ground failure? (Source: 1,6)
d) Seiche, tsunami, including liquefaction?
(Source: 1, 6)
e) Landslides or mudflows? (Source: 1,6)
f) Erosion, changes in topography or unstable
soil conditions from excavation, grading or
fill? (Source, 1,5,6)
g) Subsidence of land? (Source 1,6)
h) Expansive soiis? (Source 1,6)
i) Unique geologic or physical features?
(Source 1,5, 6)
l)llblrn Planning Department
Downtown Specific Plans
Potentially Potentially Less tllen No
Signiflcent Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
--
X
X
X
X
X
Page 1
IV. Water Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surface
run-off? (Source: 1)
b) Exposure of people or property to water
reiated hazards such as flooding? (Source.
FEMA map, 1)
c) Discharge into surface waters or other
alteration of surface water quality (e g,
temperature, dissolved oxygen or turbidity)?
(Source: 1,5,6)
d) Changes in the amount of surface water in
any water body? (Source: 1,5,6)
e) Changes in currents or the course or
direction of water movements? (Source.
1,6)
f) Changes in the quantity of ground waters,
either through direct additions or
withdrawals, or through substantial loss of
groundwater recharge capability? (Source'
1,6)
g) Altered direction of rate of flow of
groundwater? (Source: 1,6)
h) Impacts to groundwater quality? (Source'
1,6)
V Air Quality Would the proposal:
a) Vioiate any air quality standard or contribute
to an existing or projected air quality
violation? (Source. 3,4)
b) Expose sensitive receptors to pollutants?
(Source. 1,3,4)
c) Alter air movement, moisture, temperature,
or cause any change in climate? (Source. 1)
d) Create objectionable odors? (Source. 1)
VI. Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source. 3)
b) Hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
(Source 3)
c) Inadequate emergency access or access to
nearby uses? (Source: 3,4,5)
d) Insufficient parking capacity onsite or offsite?
(Source: 1, 3)
lJublln Planning lJepartment
Downlown Specific Plans
x
X
X
X
X
-
X
X X
X
X
-
X
X
X
X
X
2S. X
X
I-'age B
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
e) Hazards or barriers for pedestrians or X
bicyclists? (Source' 1,3)
f) Conflicts with adopted policies supporting X
alternative transportation (e g, bus turnouts,
bicycle racks)? (Source. 1,3,5)
g) Rail, waterborne or air traffic impacts? X
(Source, 1,3)
VII. Biological Resources. Would the proposal
result in impacts to:
a) Endangered, threatened or rare species or
lheir habitats (including but not limited to X
plants, fish, insects, animals and birds)?
(Source: 1,5,6)
b) Locally designated species (e.g. heritage X
trees)? (Source: 1,5,6)
c) Locally designated natural communities (e.g. X
oak forest, coastal habitat)? (Source. 1,5,6)
d) Wetiand habitat (e.g. marsh, riparian and X
vernal pool)? (Source. 1,5,6)
e) Wildlife dispersal or migration corridors? X
(Source. 1,5,6)
VIII. Energy and Mineral Resources. Would the
proposal:
a) Conflict with adopted energy conservation X
plans? (Source 1)
b) Use nonrenewable resources in a wasteful X
and inefficient manner? (Source: 1)
c) Result in the loss of availability of a known
mineral resource that would be of future X
value to the region and residents of the
State? (Source: 1,6)
IX. Hazards Would the proposal involve:
a) A risk of accidental explosion or release of X
hazardous substances including, but not
limited to oil, pesticides, chemicals, or
radiation? (Source' 1,4)
b) Possible interference with an emergency X
response plan or emergency evacuation
plan? (Source. 4, 5)
c) The creation of any health hazard or X
potential health hazards? (Source. 4,5)
d) Exposure of people to existing sources of X
potential health hazards? (Source. 1,5,6)
e) Increased fire hazard in areas with
flammable brush, grass or trees? (Source' X
4,5)
X, Noise. W,.,uld the proposal result in.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
, I
I
I
Uublm Planning lJepanment
Downtown Specific Plans
Page 8
a) Increases in existing noise levels? (Source.
1,5)
b) Exposure of people to severe noise levels?
(Source. 1,5)
XI, Public Services Would the proposal result in
a need for new or altered governmental
services in any of the following areas?
a) Fire protection? (Source' 1,4)
b) Police protection? (Source: 1,4)
c) Schools? (Source. 1,4)
d) Maintenance of public facilities, including
roads? (Source. 1,4,5)
e) Other governmental services? (Source.
1,4,5)
XII. Utilities and Service Systems. Would the
proposal result in a need for new systems
or supplies, or substantial alterations in the
following utilities?
a) Power or natural gas? (Source' 4)
b) Communication systems? (Source' 4)
c) Local or regional water treatment or
distribution systems? (Source: 4)
d) Sewer or septic systems? (Source: 4)
e) Storm water drainage? (Source 1,4,5)
f) Solid waste disposal? (Source. 1,4,5)
g) Local or regional water supplies? (Source.
1,4)
XIII. Aesthetics. Would the proposal:
a) Affect a scenic vista or view? (Source 1, 5)
b) Have a demonstrable negative aesthetic
effect? (Source. 1, 5)
c) Create light or glare? (Source: 5)
XIV. Cultural Resourees. Would the proposal:
a) Disturb paleontological resources? (Source'
1,5)
b) Disturb archeological resources? (Source:
1,5)
c) Have the potential to cause a physical
change which would affect unique ethnic
cultural values? (Source. 1,5)
d) Restrict existing religious or sacred uses
within potential impact area? (Source. 1,5,6)
XV, Recreation. Would the proposal:
lJllblln Planning lJepartmenl
Downtown Specific Plans
x
X
X
X
X
X
X
X
X
X
--
X
X
X
X
X
X
X
X
X
X
X
Page 10
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
al Increase the demand for neighborhood or
I regional parks or other recreational X
facilities? (Source. 1,4,5)
b) Affect existing recreational opportunities? X
I Source. 1,4,5)
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I Llublln Planning Llepartment Page 11
Downtown Specific Plans
I
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to
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, reduce the number of 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?
b) Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals?
c) Does the project have impacts that are
. individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects and the
effects of probable future projects).
d) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
Potentially Potentially Less than No
Signifir.ant Significant Significant Impacl
Unless Impact
Mitigated
X
X
X
X
Sources used to determine potential environmental impacts
1 Dublin General Plan and/or Zoning Ordinance
2, Evaluation of Development Scenarios, Downtown Dublin, prepared by Economic and Planning
Systems (EPS) (July 25, 2000)
3 Traffic analysis prepared by Omni-Means (August 4, 2000); secondary revisions to the Omni-
Means traffic analvsis ISeptember 22. 2000: memo from Georqe Nickelson of Omni-Means dated
November 13. 2000: and, letters from Peter Galloway of Omni-Means dated December 8,2000.
4 Communication with appropriate City of Dublin Department(s) and service providers
5 Site visit
6 Other source (geotechnical reports, biological surveys and other studies)
l)llblln Planning Department
Downtown Specific Plans
Page 12
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Attachment to Downtown Specific Plans Initial Study
Negative Declaration
PA 99-054
PA 99-055
PA 99-056
Discussion of Checklist
Legend
PS Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS' Less Than Significant Impact
Nl No Impact
I. Land Use and Planning
Environmentai Settinq
The project site area is the existing downtown commercial area of Dublin. The project site is the iocation
of approximately 150 acres of retail shops, restaurants, commercial businesses, offices and light
industrial uses with associated roadways and parking areas. Various small parcels remain undeveioped.
No residential development has occurred within the project area,
The City's existing General Plan and Zoning Ordinance envision a mix of retail, lodging, auto service,
restaurant, office and similar uses within the project area.
Proieet Impacts
a) Conflict with genera/ plan designation and zoning? LS The Dublin General Plan designates the
downtown specific plan areas as Retail/Office, Retail/Office and Automotive, and Public/Semi-Public
Facility, which allow retail uses, commercial service uses, and civic type uses. The City's Zoning
Ordinance establishes C-1, Retail Commercial; C-2, General Commercial; C-N, NeighborhOOd
Commercial; M-1, Light Industrial; and PD, Planned District zoning districts in the project area. Some
land use designations in the Downtown Core and the West Dublin BART Specific Plan areas would
be modified through the general plan amendment process in conjunction with adoption of the land
use plans for these areas, however, the modifications would generally be minor and establish
another commercial type land use compatible with the existing and surrounding land uses. In the
West DUblin BART area, some high density residential use designations are proposed to replace
Public/Semi-Public Facility and Retail/Office designations in close proximity to the BART station
location. This change would be consistent with the intent of the existing General Plan to create a
more transit-oriented area near the proposed BART station. The residential use would support the
surrounding commercial development proposed, and also provide riders for the transit facility The
designation of Public/Semi-Public Facility was placed on a portion of the property in the area with the
anticipation that the BART station would be developed in the general area.
In the Downtown Core Specific Plan area, the intent of the Specific Plan is to retain existing major
retailers (Target, Montgomery Ward and similar users), and, at the same time, add complementary
smaller scaie retail uses, restauranls, entertainment uses and offices to attract a more pedestrian-
oriented clientele The Specific Plan also calls for the eventual development of a number of plazas
and civic uses as additional attraetors of people to the area. Senior residential housing is proposed
adjacent to the new senior center in the northwest portion of Specific Plan area. This would also be a
complimentary land use which shouid support the senior center and the surrounding retail
LJublln Planning LJepartment
Downtown Specific Plans
Page 13
commercial establishments The mixed-use area (high density residential and commercial
combination) shown at the southeast corner of Amador Valley BoulevardlAmador Plaza Road would
be compatible with the residential development across Amador Valley Boulevard and the existing
retail commercial uses on Amador Plaza Road.
In both the Downtown Core and the West Dublin BART Specific Plan areas, intensification of
development through increased floor area ratios (FAR) is anticipated, The City's General Plan
presently allows a up to a maximum FAR of 50 in each area for retail and office type uses. The
Downtown Core Specific Plan suggests a maximum FAR of 79 for retail and office uses, and the
West Dublin BART Specific Plan suggests a maximum FAR of 83 for retail and office uses, ,8;z: 1.00
for strictly office use, and 1 00 for mixed-use development An increased FAR of 1.00 for office use.
as considered for approval bv the Citv Council, on 6,98 acres within this Plan area has been
evaluated in this assessment Additionallv. an increased FAR of 1.12 for the propertv adiaeent to the
West Dublin BART StatiOn is beinq considered in eoniunetion with the development of a 240 room
hotel. Although these proposed FAR's under the specific plans are greater than those presently
provided for in the existing General Plan, they are consistent with FAR's in traditional, thriving
downtown areas. and in transit villaqesas proposed with the West Dublin BART Station
development. This is not considered a sianifieant increase nor would it create a sianificant impact.
General plan amendments will be necessary to amend the allowed FAR for the downtown plan areas
and modify the land uses. The proposed FAR's for the plan areas have been analyzed in regard to
traffic generation rates, and oniy minor traffic improvements are necessary to support the
intensification of the proposed development under the plans (refer to Section VI, Transportation)
Possible ehanaes in trip aeneration rates and levels of service related to the land use ehanaes from
the oriqinal Plans are addressed in the Transportation/Circulation section of this document. These
improvements have been programmed into the Specific Plans. Should FAR's exeeedinq these
amounts be proposed with future land use applications, a specific traffic analvsis and land use
analvsis would be required prior to approval to determine the impacts of the related intensified land
use on the roadwav svstem.
Additionally, adoption of the Downtown Core and West Dublin BART Specific Plans will require that
portions of the previously adopted (1987) Downtown Specific Plan be repealed to modify sections of
the document relative to Development Zones 1,2,3.4,7,8,10 and 11, which are within these specific
areas Following Plan adoption, amendment of the City's Zoning Ordinance will be necessary
There are no proposed land use changes or modifications for the Village Parkway Specific Plan area.
The present General Plan allows up to a maximum FAR of 50 for the Village Parkway area, and the
average FAR in that area is currently .26 Therefore, further intensification in this plan area up to a
FAR of 50 would be within the range permitted under the present General Plan. No general plan
amendment will be necessary in conjunction with adoption of this Specific Plan,
b) Conflict with applicable environmental plans or policies? NL The City of Dublin has adopted no other
city-wide or specific environmental plans or policies which would affect this project. No impacts would
therefore result
c) Incompatibilities with existing land use in the vicinity? NL The proposed land uses to be established
with the Specific Plans would be compatible with and support the surrounding retail commercial uses
in the three areas (refer to Comment a, above) Non-conf.ormina uses in the Specific Plan area
would be reviewed in accordance with the Citv's established zonina reoulations, There will,
therefore, be no impacts related to land use compatibility
d) Effect on agricultural operations or soils? NI The site has been used for commercial uses since the
early 1960's. No agricultural operations exist in the subject areas or the surrounding areas of the
City No impacts would therefore result .
lJllblln Planning lJepartment
Downtown Specific Plans
Page 14
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
e) Disruption of physicai arrangement of an estabiished community? NI The project consists of three
plans intended to direct the land use and future development in the City's central downtown area.
The plan is proposed to be implemented over a five to IeR seven year period, and will occur as a
gradual replacement of uses with new uses. This method of adaptive reuse of the areas wili serve to
integrate land uses, transportation and public improvements within the three Specific Plan areas not
significantly disrupt the physical arrangement of the downtown. There will therefore be no impacts
regarding disruption of established communities
II. Population and Housing
Environmental Settinq
The city population as of January 1, 1999 was estimated by the State Department of Finance to be
28,707 Significant population growth is anticipated for the community based on planned residential
growth in east Dublin, where the City has approved a specific plan calling for residential growth.
According to the Association of Bay Area Governments (ABAG), the total population of Dublin is
expected to increase to 35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year
2010 Under the proposed Specific Plans, a maximum of approximately 491 residential dwelling units
would be introduced in the West Dublin BART area, and a maximum of approximately 150 residential
dwelling units would be introduced in the Downtown Core area. This is not considered a significant
increase for the region, and would actually establish housing closer to existing services and
transportation than much of the residential development in the City
Proiect Impacts
a) Cumuiatively exceed official regional or local population projections? NI The project involves
primarily retail, office, lodging and similar uses. Although future residential and mixed uses are
envisioned in the West Dublin BART Specific Plan and Downtown Core Specific Plan areas, such
residential uses are intended to support transit-oriented development programs. Although the overall
amount of residential development for the community is anticipated to increase, such increases
would be less-than-signifieant
b) Induce substantial growth in an area, either directly or indirectly? NI The majority of the development
that would occur under the Specific Plans would be commerciai, office and other non-residential type
land uses. Some new residential housing is proposed in the Downtown Core and West Dublin BART
Specific Plan areas, but it would not result in a substantial amount of new dwellings, nor would it
induce substantial growth in the area as land available for development is limited in this part of the
City Under the proposed Specific Plans, approximately 490 residential dwelling units would be
introduced in the West Dublin BART area, and approximately 150 residential dwelling units would be
introduced in the Downtown Core area. This is not considered a significant increase for the region,
and would establish housing closer to existing services and transportation than much of the
residential development in the City, thereby reducing some impacts associated with growth such as
increased traffic generation.
According to the City's General Plan, the Downtown Core and West Dublin BART Specific Plan
areas are considered a Downtown Intensification Area which would allow up to 200 dwelling units. It
is also stated that the number may be increased if mid-rise, mixed-use buildings, such as that
proposed in portions of the specific plan areas, achieve market acceptance. Additionally, the plan
areas are currently serviced with water, sewer, and roads, and therefore, the specific plans are not
considered growth inducing projects.
Ullblln Planning uepartment
Downtown Specific Plans
Page 1;'
c) Displacement of existing housing, especially affordable housing? NL The project site has been
developed as a retail commercial and office downtown area. It presently contains no housing.
Therefore, there would be no displacement of housing units on the site
III. Soils and Geology
Environmental Settinq
The site lies within the Tri-Valley area, in the commercial core of Dublin. According to historic geologic
studies in the area, the site is underlain by poorly consolidated, non-marine deposit sedimentary rocks of
the Tassajara Formation. The geotechnical investigation report prepared for the project indicates that the
site is not within an Alquist-Priolo Fault Zone (1982) There are no mapped faults which are known to
traverse the site, the closest Alquist-Priolo Fault Zone is the Calaveras Fault located along San Ramon
Road approximately one-quarter mile to the wesi. The next nearest active seismic faults include the
Hayward and the San Andreas Faults which are located approximately 9 miles southwest, and 27 miles
west-southwest, respectively The closest potentially active faults include the (1) Verona, which is
located approximately 3 miles to the south, and (2) the Las Positas, which is located approximately 9
miles to the southeast
The soil conditions in the downtown area are summarized from previously prepared geotechnical studies
as follows: Medium stiff to stiff lean clays to the maximum depth of about 41.5 feet below site grade
(BSG) The upper 2 to 5 feet BSG consist of dark brown lean clays with varied gravel and sand content
The upper 6 to 12 inches of the clays were intermixed with wood debris suggesting that the upper 6
inches was engineered fill. The near surface clays exhibit low to moderate plasticity, a low to moderate
expansion potential, and moderate shear strength. The consolidation tests indicate that the clays are
over-consolidated and exhibit low compressibility under the anticipated foundation loads Groundwater
was encountered in most of the test borings drilled below 10 feet BSG at depths ranging from 12 to 13
feet BSG. From a geotechnical standpoint, the area is suitable for proposed retail commercial and
residential development with regard to support of shallow spread foundations and concrete slabs-on-
grade. As this is a currently built and urbanized area, when excavation activities are proposed with
individual projects on specific sites, geotechnical studies specific to that property may be required at that
time.
proieet Impacts
a) Is the site subject to fault rupture? NI The risk of fault rupture on the site is anticipated to be low,
since the nearest known active or potentially active faults lie a minimum of one quarter mile away
No impacts would therefore result
b) Is the site subject to ground shaking? LS The site as well as the encompassing region is anticipated
to be subject to moderate to severe ground shaking from a number of active and potentially active
faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault.
The ground shaking issue is less than significant for properties in the Specific Plan areas because
new development constructed will be required to adhere to the requirements of the Uniform Building
Code and other seismic safety standards as they are developed over the life of the Specific Plans.
c) Is the site subject to seismic ground failure? NI Based on previous geoteehnic<11 reports and
information for this area of the City, the risk of ground failure would be low Routine enforcement of
provisions of the 1997 Uniform Building Code and recommendations contained in geotechnical
reports prepared for specific development projects will serve to reduce potential impacts of seismic
ground failure to a less than significant level.
[)llbiln Planning Department
Downtown Specific Plans
Page 16
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
d) Is the site .subject to seiche, tsunami hazards, including liquefaction? NL Geotechnical investigation
reports for past projects in the downtown conclude that the risk of liquefaction in the downtown is
low This is based on the presence of clay soils on the site which are not prone to liquefaction. There
are no major bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudffows? NI The downtown project area is essentially flat with
little change in slope, therefore, no impacts are anticipated with regard to landslides or mudflows.
f) Is the site subject to erosion, changes in topography or unstable soil conditions? LS. The area is
essentially flat and contains no unstable soil conditions. No significant changes in topography are
proposed because the area has been previously graded the past to accommodate existing
development. However, future development and construction within the area under the auspices of
the three Specific Plans would result in grading and excavation for additional building foundations,
underground utilities. and similar purposes There would be a possibility of erosion of graded material
and construction debris off of construction sites. The City of Dublin requires preparation and approval
of erosion control plans for all new construction where grading plans are requested. For development
projects involving five acres of land are greater, preparation of Stormwater Pollution Prevention
Plans are also required by the State Water Resources Control Board Adherence to standard erosion
control plans and Stormwater Pollution Prevention Plans will ensure that any impacts related to
erosion will be reduced to less-than-signifieant levels.
g) Subsidence of land? NL Minimal subsidence would occur in the area, according to geotechnical
reports prepared for past projects in the downtown. No impacts would therefore result.
h) Expansive soils? LS The soils have a low to moderate expansion potential and moderate shear
strength. Foundations of future buildings and other structures proposed under the auspices of the
Specific Plans will be reviewed by the City of Dublin pursuant to the Uniform Building Code to ensure
that adequate foundations are provided, Less~than~signifieant impacts related to expansive soils are
therefore anticipated.
i) Unique geologic or physical features? NI No unique geologic or physical features have been
identified on any of the Specific Plan sites, based upon a review of a topographic survey and a field
visit. No impacts are anticipated and no mitigation measures are required.
IV. Water
Environmental Settinq
Surface water exists on perimeters of the West Dublin BART and Downtown Core Specific Plan areas in
the form of open storm drainage channels owned by Alameda County Flood Control and Water
Conservation District (ACFCWCD) Zone 7 site. Stormwater runoff within Specific Plan areas is directed
to regional storm drain facilities owned and maintained by ACFCWCD, which underlie the Specific Plan
areas. There are no creeks, wetlands or other bodies of water near the Specific Plan areas
The entire Tri-Valley area is underlain by an extensive underground aquifer The aquifer ranges in depth
between 15 and 500 feet but is no longer used as the primary source of domestic water in the area.
Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months,
which will be pumped out and used for landscape irrigation during dry, summer months.
Proiect Impacts
a) Changes to absorption rates? LS The Specific Plan areas have been largely developed over the
past thirty to forty years and covered with impervious surfaces, including buildings, parking areas,
walkways and other paved areas. Small portions of the areas are either vacant or landscaped to
Dublin Planning Department
Downtown Specific Plans
I-'age 1 (
allow for drainage and irrigation, Construction of new buildings within the areas, under the auspices
of the Specific Plans, would add new impervious surfaces, but would also add additional pervious
surfaces in terms of plazas and more landscaping as required by the Specific Plans. Less-than-
significant impacts to absorption patterns are therefore anticipated.
b) Exposure of people or property to flood hazard? LS Portions of the Village Parkway and Downtown
Core Specific Plan are subject to flooding during 1 DO-year flood events and are generally inundated
with water during periods of intense and/or long-term rain fall. Representatives of the City of Dublin
Public Works Department have indicated that sub-regional drainage improvements will be
undertaken in the future as part of the City's Capital Improvement budget to alleviate flooding
hazards. Programs to deal with fiood hazards are included in the Village Parkway and Downtown
Core Specific Plans. Less-than-signifieant impacts are therefore anticipated with regard to flood
hazards.
c) Discharge into surface waters or changes to surface water quality? NI. Existing storm drainage
facilities are planned to be used to accommodate stormwater runoff from the Specific Plan areas.
Since the amount of stormwater runoff is not anticipated to increase above existing volumes (see
comment a, above), no impacts are anticipated with regard to discharge into surface water Future
deveiopment projects undertaken under the auspices of the Specific Plans will be required to meet
the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water Program.
d) Changes in amount of surface water? NI. Adoption of the proposed Specific Plan would have no
impacts to surface waters as all drainage shall be directed to the existing storm drainage system. No
impacts to surface bodies of water are therefore anticipated,
e) Changes in currents or direction of water movement? NI The project would not alter currents or
direction of water movement in nearby water bodies since no substantial changes are anticipated to
the volume of storm water runoff.
f) Changes in quantity of groundwatel1 NI. Approval and implementation of the three Specific Plans
would not significantly alter existing ground water resources on or near the project site because all
drainage is directed to the storm drainage system operated by Zone 7 Similarly, significant amounts
of groundwater use are not anticipated, since representatives of the Dublin-San Ramon Services
District have indicated that adequate water supplies have been identified to serve the maximum
amount of development envisioned in the proposed Specific Plans.
g) Altered direction of groundwater? LS NJ. The project would not affect groundwater direction, since no
significant subsurface construction is anticipated. In the event that subsurface excavation is
proposed. adopted Citv standards require that specific development proiects, such as those reauirina
underaround parkinQ structures. prepare a site-specific hvdroloaical analvsis with aeotechnical and
soils analvsis to determine aroundwater levels. No sianifieant impacts are anticipated related to
altered direction of Qroundwater.
h) Impacts to groundwater quality? Nl. The scope of the project is such that groundwater resources will
not be affected, as discussed above.
i) Substantial reduction of groundwater resources? LS The project involves approval of three Specific
Plans to upgrade the appearance and land uses in downtown Dublin. Since more intensive land uses
are anticipated in the Plans above that allowed in the current General Plan, some increase in the use
of water is anticipated. Representatives of the Dublin-San Ramon Services District have indicated
that adequate water supplies have been identified and addressed in future District plans to serve the
TIU15hn Planning LJepartment Page 1 B
Downtown Specific Plans
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
maximum amount of development envisioned in the proposed Specific Plans, Therefore, the
projected level of water use is expected to be less-than-signifieant.
V. Air Quality
Environmental Settinq
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the
west, south and east. Most of the airflow into lhe southern portions of the Valley is accompiished through
two passages in the surrounding hills' the Hayward and Niles canyons. Local wind data show the
frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the
time). These local iimitations on the capacity for horizontal dispersion of air pollutants combined with the
regional characteristic of restricted vertical dispersion give the area a high potential for regional air
quaiity problems,
Proieet Impacts
a) Violation of air quality standard? LS, Potential air quality impacts can be divided into short-term,
construction related impacts and long-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that construction of new buildings under the
auspices of the Specific Plans would generate temporary increases in dust and particulate matter
caused by excavation and grading activities. Construction vehicle equipment on unpaved surfaces
also generates dust, as would wind blowing over exposed earth surfaces. Generalized estimates of
construction air emissions include approximately 1.2 tons of dust per acre per month of construction
activity About 45 percent of construction-related dust is composed of large particles which settle
rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of
dust consists of small particles (also known as PM10) The City of Dubiin requires the approval and
implementation of a Construction Impact Reduction Plan as a standard condition of approval for oew
construction projects which will reduce short-term air quality impacts to a level of insignificance
Buildout of the maximum development of the three Specific Plans would add additional vehicular
traffic to this portion of Dublin. These additional vehicles would generate quantities of carbon
monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10),
However, the location of the Specific Plans near major regional transportation corridors (1-680 and
Dublin Boulevard), and the fact that the intent of the West Dubiin BART and Downtown Core Specific
Plans is to promote transit-friendly development results in conformity with the Bay Area Air Quality
Management District's Clean Air Plan, The short-term and long-term impacts to air quality of
approving and implementing the three Specific Plans would, therefore, be less-than-significant.
b) Expose sensitive receptors to poi/utants? LS As stated in V-a above, the impacts to air quality of the
project will be less-than-signifieant both on the long- and short-term. The project, if approved and
constructed, would add some vehicular trips to the project area, but the development of the new
West Dublin BART Station would also reduce a portion of the vehicular trips in the area, This
increase in vehicular trips is minor considering the fact that many of the trips are multi-purpose trips.
It is uniikely that the project would expose additional sensitive receptors, future visitors, and
residents to significantly higher concentrations of vehicle related pollutants. Any impacts related to
this issue would be less-than-signifieant.
c) Alter air movement, moisture, temperature or climate? NI. The Specific Plans are intended to
encourage the same general type of development as currently exists on each of the project sites
Oublln Planning Oepartment
Downtown Specific Plans
Page 19
Although building heights may be somewhat higher than currently found on the site, no substantial
interference regarding prevailing wind patterns or climatic conditions is anticipated.
d) Create objectionable odors? NI Permitted uses allowed by the Specific Plans include primarily retail,
office, entertainment, lodging and residential land uses, none of which are associated with the
release of significant amounts of objectionable odors. Therefore, no impacts are anticipated.
VI. TransportationlCireulation
[Note The following section is based on an analysis of the traffic and transportation performed by Omni-
Means, Transportation Consultants in AUQust 2000. with updates in September, November and
December 2000 ]
Environmental SettinQ
Major roadways serving the site include.
Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local communities
such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. In the
vicinity of the proposed project, 1-580 carries between 160,000 and 187,000 vehicles per day
Nearby interchanges include 580/680; Dougherty Rd./Hopyard Rd. and Hacienda Dr
.
.
Interstate 680 is a six~lane north-south freeway connecting Dublin with local communities in the
Tri-Valley area and regionai destinations north and south of Dublin, This freeway accommodates
between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive.
Dougherty Road extends in a north-south direction east of the Specific Plan areas. A major
arterial roadway, Dougherty Road has four travel lanes north of Dublin Boulevard. South of
Dublin Boulevard, the roadway widens to six travel lanes as it crosses over 1-680, a full-access
interchange for eastbound/westbound traffic is located at Dougherty/l-580 In the Dublin
Boulevard area, Dougherty Road provides access primarily to commercial and retail areas. North
of Dublin Boulevard, the road provides access to residential areas as it approaches Amador
Valley Boulevard.
Amador Plaza Road. is a north-south street extending from Amador Valley Boulevard south
through Dublin Boulevard. Between Amador Valley Boulevard and Dublin Boulevard, Amador
Plaza Road has two travel lanes and a two-way left-turn lane South of Dublin Boulevard, the
roadway has two travel lanes and provides access to existing and new retail-commercial land
uses Amador Plaza Road is planed to connect to the new 1-680 southbound on/off ramps
currently under construction,
.
.
.
Dublin Boulevard is a major east-west roadway through the south part of the Village Parkway
planning area. Dublin Boulevard has six travel lanes and raised medians from San Ramon Road
to just east of Regional Street. As Dublin Boulevard approaches Golden Gate Drive, the roadway
narrows to four travel lanes and maintains this configuration east to Dougherty Road. Dublin
Boulevard is designated as a route of regional significant in the Alameda County Congestion
Management Agency's Congestion Management Plan.
Golden Gate Drive is a short, two-lane roadway that extends south from Dublin Boulevard.
Providing access to commercial areas, Golden Gate Drive is designed with two travel lanes.
Regional Street extends south from Amador Valley Road through Dublin Boulevard South of
Dublin Boulevard, Regional Street is a wide, two-lane road provides access to retail and
commercial areas. North of Dublin Boulevard, the road has two travel lanes with a two-way left-
turn lane
.
.
l)ubl,n Planning l)epanment
Downtown Specific Plans
Page 20
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
. Amador Valley Boulevard is located north of the project site and extends in an east-west
direction. East of San Ramon Road, Amador Valley Boulevard has four travel lanes with raised
landscaped medians and is a major arterial street. West of San Ramon Road, the roadway
narrows to two travel lanes,
VHlage Parkway extends from Dublin Boulevard north to Aleosta Boulevard. A major arterial
roadway, Village Parkway has four travel lanes with raised center landscaped and hardseaped
medians. Between Dublin Boulevard and Amador Valley Boulevard, Village Parkway provides
access to commercial land uses, Continuing northward, this roadway provides primary access to
residential areas off of Tamarack Drive, Brighton Drive and Davona Drive, A new northbound on-
ramp to 1-680 from Village Parkway recently opened.
San Ramon Road is oriented in a north-south direction west of the three Specific Plan areas, A
major arterial roadway, San Ramon Road has six travel lanes and raised medians north of 1-580
North of Amador Valley Boulevard, San Ramon Road narrows to four travel lanes. In the Specific
Plan areas, the roadway provided access to commercial and retail businesses. San Ramon Road
is designated on System (MTS) roadway by the Alameda County Congestion Management
Agency
Starward Drive extends from Amador Valley Boulevard north and has two travel lanes It provides
access to residential areas north of the Specific Plan areas.
Donohue Drive is oriented in a north-south direction and provides access to residential areas
north of Amador Valley Road. A two-iane residential street, Donohue Drive extends north from
Amador Valley Boulevard.
. Clark Avenue extends between Village Parkway north across Dublin Boulevard to Maple Drive A
two-lane roadway, Clark Avenue provides access to commercial areas south of Dublin Boulevard
and residential areas north of Dublin Boulevard.
. Civic Plaza/Sierra Court, Civic Plaza is a wide, two-lane street extending south from Dublin
Boulevard providing access to Dublin City Hall and Police Department headquarters. Civic Plaza
is not a through street. Sierra Court extends northward from Dublin Boulevard (opposite Civic
Plaza) and is a two-lane road, The roadway provides access to light industrial and residential
areas
Dublin Court extends southeast from Dublin Boulevard and is located east of the Specific Plan
areas. A wide, two-lane road, Dublin Court provides access to retail and commercial areas.
. Lewis Avenue is a short, tWo-lane street extending east-west between Village Parkway and
Portage Road, Lewis Avenue provides access to commercial and office areas off of Village
Parkway before accessing residential areas east of Village Parkway
Tamarack Drive extends in an east-west direction on both sides of Village Parkway A wide, two-
lane road, Tamarack Drive provides access to residential areas north of Amador Valley Road,
Brighton Drive extends in an east-west direction on both sides of Village Parkway A wide, two-
lane road, Brighton Drive provides access to residential areas north of Tamarack Drive.
Davona Drive extends between Village Parkway and Aleosta Boulevard. A two-lane residential
street, Davona Drive also provides through vehicle access from Village Parkway areas to 1-680
via Alcosta Boulevard,
lJubiln Planning Department
Downtown Specific Plans
Page 21
The Livermore Amador Valley Transit Authority ("WHEELS") provides bus transit service through the
Dublin area. Bus routes serving the downtown Dublin area include Routes 3,4,10 and 201/202.
Regional transit to and from the Dublin area is provided by the Bay Area Rapid Transit District (BART).
BART opened a DublinlPleasanton station in the late 1990's, located approximately one mile east of the
project site. A recent proposal has been submitted to BART to construct a Downtown Dublin station
within the West Dublin BART Specific Plan area at the terminus of Golden Gate Drive, approximately 1/2
mile south of this Specific Plan area.
Bikeways exist or are proposed on Amador Valley Boulevard and Dublin Boulevard Amador Valley
Boulevard is presently designated for a Class II bikeway lane, which is designed with a one-way striped
lane for bicycle travel on the roadway DUblin Boulevard is proposed for a Class II bikeway lane, to be
opened with the completion of the roadway improvements. Public sidewalks have been constructed
adjacent to many of the streets within and adjacent to the Specific Plan areas.
The City commissioned a traffic consultant (Omni-Means, transportation consultants) to prepare a traffic
analysis regarding transportation and circulation impacts of approving and implementing the three
Specific Plans.
General Plan Transportation Policv Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection by comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to "F,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include' Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd,). Development
and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C 91
or greater) (General Plan Guiding Policies 5 1 1 B and C).
Siqnifieanee Criteria
Based upon General Plan policies, an intersection impact is considered significant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D
Proieet Impacts
a) Increased vehicle trips or traffic congestion? LS The proposed project would increase vehicle trips
and traffic congestion on the local roadway network, which could deteriorate existing levels of service
on some affected roadways. Table 1, summarizes existing traffic conditions in and around the
Specific Plan sites, which also includes anticipated traffic from approved but not yet constructed
projects The table also shows anticipated traffic impacts for the same intersections at full build out of
maximum Specific Plan densities. For two of the intersections, Golden Gate/Dublin Boulevard and
Amador PlazalDublin Boulevard, projected traffic \/Irould exceed City thresholds of significance For
these two intersections, the Specific Plans require the installation of traffic improvements as part of
Specific Plan development to raise the future Level of Service to comply with City standards.
Additional roadway widening improvements would be needed with the projected traffic volumes.
Golden Gate Drive would require widening to four travel lanes with two-way left-turn lanes between
Ullblln Planning [)epartment
Downlown Specific Plans
f-'age 22
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Dublin Boulevard and St. Patrick Way To accommodate the proiected development in the Plan area.
the eastbound Dublin Boulevard approach at Amador Plaza Road shouid be widened and restriped
to include a separate riGht-turn lane. Amador Plaza Road is already planned for widening to four
travel lanes in the City's Capital Improvement Program budget. If St. Patrick Way is extended to
Regional Street with future development, Regional Street should also be widened to four lanes with a
two-way left-turn lane between Dublin Boulevard and St. Patrick Way
To offset overall development impacts in the downtown area, including the BART related traffic,
Dublin Boulevard is currently proposed for widening to six travel lanes between Sierra Court and
Doughtery Road. A second eastbound right-turn lane would be installed on Dublin Boulevard at
Doughtery Road, and the eastbound Dublin Boulevard approach at Golden Gate Drive would be
widened and restriped to include a separate riGht-turn lane. The eastbound approach to Reoional
Street would also be widened and re-striped to include a separate riGht-turn lane. Ultimate
eastbound approach oeometries would include one ieft-turn lane. three throuqh.lanes and one riqht.
turn lane. The traffic analysis also assumes the installation of certain traffic improvements within and
near the Specific Plan areas that have already been approved by the City or which are programmed
in the City's Capital Improvement Budget.
These improvements would be completed in stages associated with the development of properties in
the area. For instance, the extension of St. Patrick Way to Regional Street would be implemented
with the development of the hotel and residential project proposed adjacent to the BART station and
the redeveiopment of adjacent industrial sites, such as the Cor-o-Van's site Some additional
property may be required in order to complete the roadway improvements: however. the extent of
that required is \iDknown at this time.
Since the orioinal environmental analysis was prepared in September 2000. an increas<;J in the FAR
and square footaqe for the development of the site adiaeent to the West Dublin BART Station has
been proposed. Jones, Lanq. LaSalle. the proiect sponsor. has submitted a development proPosal
which shows an increase in s~uare footaoe of 109.864 square feet for the hotel portion of the proiect
from the orioinal conceptual Pjan reviewed by staff, Aeeordino to Omni-Means. the traffic consultant
for the Specific Plan, even thouoh there will be an increase in square footaGe. inereasinq the FAR on
the property to 1.12, no increase in traffic or deGradation of the LOS in the area is anticipated as
traffic qeneration rates are based on the number of rooms in the hotel. This number (240 rooms)
has remained unchanqed from the oriqinal conceptual plan submitted by the proiect sponsor.
Under consideration by the Citv Council. also. is a request from Morrison and Foerster. representino
AMB, a potential purchaser of the Cor-o-Van warehouse site. requestinq an increase in the FAR
from .87 to 1,00 for the portion of that property shown as Office on the West Dublin BART Specific
Plan Land Use Plan (Exhibit 9 of the Specific Plan). All areas shown in the Plan as Office total
approximately 6.98 acres. It was determined that all of the properties shown in the Office land use
eateqory of the SpeCific Plan should be allowed to benefit from the increased FAR. Therefore,
because traffic oeneration rates are dependent on FAR's. a FAR of 1.00 was applied to 6,98 acres
and tested by the traffic consultant. This FAR would create approximatelv 40.000 souare feet more
of office space than a FAR of .87. AlthOUqh this increased souare footaqe would oenerate more
traffic over that oriqinally shown in the table. the traffic consultant has indicated that the increase
would not oenerate a siqnifieantamount of additional traffic and the policies and proqrams related to
traffic in the Specific Plan are adequate for this increase (refer to Attachment 15. December 8. 2000
letter from Omni Means).
In the Downtown Specific Plan area. the City Council is eonsiderinq removal of the Hiqh Density
Residential or senior housinq element of the Plan in the northwest corner of the Plan area adiacent
to Amador Valley Bouleyard. If the use of the property remains as Retail/Office (shown as
Commercial A on the Land Use Plan. Exhibit 9. of the Specific Plan). an increase in the FAR for the
site to .40 would occur under the Plan. refleetino that proposed for the other portion of the shoppinq
center, This would increase the potential square footaqe for the site by approximatelv 40,000 square
LJublln Planning LJepartment
Downtown Specific Plans
Page 23
feet. Aeeordinq to the Citv's traffic consultant. this would result in more traffic trips per day than the
residential use at the same location. Because of this, intersections in the vicinitv may operate at
LOS "D" rather than LOS "CO. LOS "D" is qenerallv considered an acceptable level of service. so
althouph trips would increase, it would not be a siqnifieant increase and will be adequately addressed
bv the policies and proqrams in the Specific Plans.
At their meetinq on October 24. 2000. the Planninq Commission suppested revisions to be included
in the Downtown Core SpeCific Plan, and also in the General Plan Amendments for the project. The
Commission suqqested a ehanqe in the FAR for a 2.55 acre RetaillAuto use property to reflect a
request bv Kenneth and Marc Harvey of Dublin Honda for property on Amador Plaza Road. The
ehanqe modifies the FAR from 0.20 (or 22.420 square feet with the existinq deyelopment on the sitel
to 0.79. resultinq in a development potential of 87.750 square feet. This chanqe would provide for
consistency between the FAR of the Honda dealership property and that of the adiacent property.
former site of Shamrock Ford. at the corner of Dublin Boulevard and Amador Plaza Road, It is not
anticipated that traffic In the area would increase with this FAR increase as the existina use would
remain the same. and the additional square footaoe would be utilized for storaqe and office space
associated with that use. The policies and proqrams in the Specific Plans should be adequate for the
proposed land use. Any land use ehanqe application for this property in the future would repuire a
land use and traffic analvsis to evaluate the impacts on the Specific Plan area.
For the Village Parkway Specific Plan area, the City Council appointed a Task Force which met over
a six-month period to discuss and direct the revitalization of the business community along the
segment of Village Parkway between Amador Valley Boulevard to the north and Dublin Boulevard 10
the south. To accomplish this revitalization effort, it was decided by the Task Force that slowing
traffic and providing better parking opportunities close to businesses would create a more pedestrian
and shopper friendly environment, thereby stimulatiog the economic growth of bUSinesses and
increasing the activity level in the area. Four different options for roadway improvements along
Village Parkway were evaluated during the specific plan development process, along with the
existing roadway configuration as shown in Exhibit 7A of the Specific Plan. The following is a brief
description of each of the Village Parkway roadway alternatives considered. Exhibits illustrating the
alignment and cross section of Village Parkway for each alternative are contained in Appendix AS of
the Village Parkway Specific Plan,
Alternative 1. The Village Parkway Specific Plan Task Force reviewed the various options for the
roadway, all of whiCh contained diagonal parking to bring people closer to business storefronts
and to change the streets cape in the area. Alternative 1, as shown in Exhibit 10A of Appendix
AS of the Specific Plan, would provide four lanes of traffic on Village Parkway (two lanes in each
direction) combined with diagonal parking along the street frontage in selected locations. There
are approximately 60 existing parallel parking spaces along Village Parkway at this time, and 121
parking spaces could be provided with this alternative.
A four-foot class III bicycle lane would be located between the diagonal parking and the right
traffic lane. The sidewalk would be widened from five feet (existing right-of-way is eight feet) to
10 feet to provide enough space for increased pedestrian use Two new crosswalks for
pedestrians would be provided in mid~block locations with caution signals, Each traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width.
In the Consultant's Report of the Transportation Impacts for the Proposed Vl1Iage Parkwey,
Downtown Core, and West BART Station Specific Plans prepared by Omni-Means for the
Downtown specific plans, the consultant determined that this alternative would create the least
potential roadway impacts of the four alternatives and recommended it for implementation. This
determination was based on the following: 1) four travel lanes would be maintained; 2) diagonal
parking would provide additional spaces close to business frontages, and, 3) bicycle traffic would
be provided on the street (however, this could create some conflicts between motorists backing
out of spaces and bicyclists). Some conflicts may occur between through vehicles and those
Dublin Planning uepartment
Downtown Specific Plans
Page 24
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
baekiog out of spaces, but the bike lane should provide a buffer zone, thereby reducing the
potential for conflict.
The total right-of-way (ROW) required for this option would be 115 feet. As the roadway ROW is
currently 100 feet, an additional seven feet six inches of ROW on each side of the street would
need to be obtained from property owners. Implementation of this alternative would require a
public/private partnership, or joint partnership between private property owners and the City to
balance the cost of improvements, This alternative requires a high degree of cooperation and
commitment by both the City and the property owners on Village Parkway to be successful. The
preliminary cost estimate for improvements related to this alternative is $2,005,000
Alternative 2 - Alternative 2, as shown in Exhibit 7B of the Specific Plan (see attached disgram)
and Exhibit 10B of the appendix, would provide four lanes of traffic on Village Parkway (two lanes
in each direction) combined with diagonal parking along the street frontage in selected locations,
and the bicycle lane would share the sidewalk with pedestrian traffic. The sidewalk would be
widened t012 feet to provide enough space for the shared use. Two new crosswalks for
pedestrians would be provided in mid-block locations with caution signals. EaCh traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width. The
total right-of-way (ROW) required for this option would be 118 feet. As the roadway ROW is
currently 100 feet, an additional nine feet of ROW on each side of the street would need to be
obtained from property owners.
The consultant's report determined that this alternative was adeqUate for roadway circulation;
however, maintaining the bike lane on the sidewalk could be problematic in the downtown retail
district due to pedestrian/bicycle eonfiicts on the adjacent sidewalks. Additionally, the alternative
does not provide a buffer area between the outside lanes and vehicles backing (}ut of the
diagonal parking spaces. This could be disruptive to traffic flows during peak hours of traffic.
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for improvements related to this alternative Is $2,170,000
Alternative 3 - The alternative preferred by the Task Force was Alternative 3, as shown in Exhibit
10C, which would provide two lanes of traffic on Village Parkway (one lane in each direction)
c(}mbined with diagonal parking along the street frontage in selected locations. A total of 81
parking spaces could be provided with this alternative. A six-foot Class III bicycle lane would be
located on the roadway between the diagonal parking and the through traffic lane. Two new
crosswalks for pedestrians would be provided in mid-block locations with caution signals. Each
traffic lane would be 12 feet and the center median would be reduced from 16 feet to 14 feet in
width. The Task Force also suggested that the median be reduced in height for belter visibility
for pedestrians crossing the street.
The total right-of-way (ROW) required for this option would be 100 feet. As the roadway ROW is
currently 100 feet, no additional ROW would need to be obtained from property owners The
amount of ROW needed for this alternative is less than that required for the other options
considered, but it would reduce the number of through traffic lanes from four to two, thereby
slowing traffic considerably In slowing traffic on the roadway, Alternative 3 would also create
additionai congestion on Village Parkway during peak hour periOdS, and traffic may be diverted to
Amador Plaza Road and streets with less capacity in the vicinity With the existing level of traffic
plus approved projects' and BART's estimated traffic volume, the traffic consultant's estimate is
that the level-of-serviee (LOS) on Village Parkway would operate at LOS F (unacceptable level),
decreasing from LOS C (acceptable level) with this aiternative, Additionally, the LOS at the
Uublln f-'Iannlng uepartmenl
Downtown Specific Plans
f-'age :lb
intersections of Amador Valley BoulevardNillage Parkway and Dublin BoulevardNillage Parkway
would operate at LOS 0 during the AM peak hour, and LOS F during the PM peak hour
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements, but to a
lesser degree than Alternative 1 and 2. This alternative requires cooperation and commitment by
both the City and the property owners on Village Parkway to be successful. The preliminary cost
estimate for this alternative is $1,050,000, and is the lowest cost alternative when compared to
the other three alternatives.
Alternative 4 - Alternative 4, as shown in Exhibit 100, would provide four lanes of traffic on
Village Parkway (two lanes in each direction) and a four-foot bicycle lane. Diagonal parking
would be provided along the frontage of businesses in selected locations, but it would be
separated from street traffic by narrow medians, A total of approximately 106 parking spaces
would be provided with this alternative along Village Parkway Drive aiSle entrances would
provide access to these separated parking areas. Two new crosswalks for pedestrians would be
provided in mid-block locations with caution signals. Each traffic lane would be 12 feet and the
center median would be reduced from 16 feet to 14 feet in width. The total right-of-way (ROW)
required for this option would be 128 feet As the roadway ROW is currently 100 feet, an
additional 14 feet of ROWan each side of the street would need to be obtained from property
owners
This alternative would increase the distance between roadway traffic and the businesses on
Village Parkway, and may not meet the objective of slowing traffic and providing a more
pedestrian oriented streetscape, as the width of the ROW would be substantially increased.
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for this alternative is the highest of the four aiternatives at $3,130,000
Therefore, as the cost is extremely high and it would not meet the basic objective of providing
parking close to the street and businesses with better pedestrian access, it is not recommended
as a viable alternative.
Staff has several concerns reoardino narrowino Villaoe Parkway to two lanes of traffic and addino
diaoonal parkino. as preferred by the Task Force. Vehicle trip diverSion mav occur. as discussed in the
previous section. and adversely affect the adiaeent neiohborhood to the east. This could affect the
ouality of life for that portion of the City residential area by ereatino safety hazards for residents and
children attendino the neiohborhood school. Noise levels could also increase in the area with the
additional cut-throuoh traffic, Additionally. the Alameda County Fire Department and Dublin Police
Department haye expressed concerns related to community safety. response time, and the creation of
roadway hazards in the event that Villaoe Parkway is reduced to two lanes of traffic with diaoonal
Rarkino within the ex/stinq riqht-of-wav. Another option for the alignment of Village Parkway, which is the
staff recommended option [see attached diaqram), is to maintain the existing roadway without
expansion, and continue the use of parallel parking on both sides of the street. Improvements in the
streetseape and sidewalk could be provided as described in the section of this doeurnent on design to
encourage increased pedestrian use in the area. Additionally, joint/shared parking should be
encouraged between properties, with fences removed which impede pedestrian access. This option
would require less capital funds for implementation and would create less roadway impacts.
A letter has been received from the Alameda County Conoestion Manaoement Aoency (ACCMA)
eommentino on the transportation and circulation analysis prepared for the Specific Plans. The Citv's
traffic consultant has responded to these comments in a letter dated December 8. 2000. The ACCMA
stated that the Dublin Specific Plans qualified for analysis usino the Countywide Transporation Demand
Dublin Planning lJepartment
Downtown Specific Plans
Page ~o
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Model. If another model is used in a traffic analvsis. the model outputs must be compared to those of
the Countvwide model. The traffic consultant used a manual distribution model iTRAFFIX) outputs as a
baseline for aeneratinQ future traffic volumes and has compared their forecasted volumes to those of the
Countvwide model in their letter of explanation to the ACCMA. In eomparina the two models. the traffic
consultants findinas for the Specific Plan area volumes for the year 2005 aenerallv exceed those under
the Countvwide model. The onlv location where the models differ is at the intersection of Dublin
Boulevard and Villaae ParkwaY, with a larae amount of trips actuallv attributable to undeveloped
northeastern Dublin properties. However, the policies and proarams in the Specific Plan would address
these future traffic volumes throuah the implementation of widenina Dublin Boulevard in this area to
three throUQh lanes from two throuah lanes, Additionallv, the improvements provided at the
intersections of Reaional Street. Golden Gate Drive. and Amador Plaza Road. as discussed above.
would fullv address these traffic impacts, All roadways within the Specific Plan study area would be
operatino at acceptable levels of service ("D" or better) with the proposed mitioation measures in the
Plans. Adherence to traffic and roadway improvements included in the Specific Plans will ensure that
traffic and transportation impacts related to approval and implementation of the Specific Plans would be
less-than-signifieant. These improvements are included in the Capital Improvement Program for the
Specific Plans,
b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)? LS. Proposed development and redevelopment of
properties in the three Specific Plan areas will be reviewed by the City of Dublin Public Works, POlice
and Fire Departments at 'the time of site development review to ensure that City design standards
are mel. Less-than-significant impacts are therefore anticipated with regard to safety impacts,
el Inadequate emergency access or access to nearby uses? LS Nt The proposed Specific Plan makes
prOVision for new roadways through the project areas. New development proposed pursuant to he
Specific Plans will be reviewed by the City of Dublin Public Works, Planning, Police and Fire
Departments to ensure that adequate access and roadway widths would be provided, Therefore,
adequate access would be provided to all building areas and no impacts would result regarding
access. Althouah not a potential Iv sianifieant impact. for more efficient and routine operations. Police
and Fire have recommended that Villaae Parkway remain as a four-lane roadwav, as recommended
bv staff.
Table 1 Existing and Future Traffic Conditions
Intersections
LOS
S
LOS
A 0 32
B 0.64
AO 35
A 0 57
C076
A 0.38
A 0 37
C072
A 0 34
B 0 65
DO 84
AO 38
UU5frii' Planning Uepartment
Downtown Specific Plans
Page ;l.I
D085 C078 D087 D089
A 036 AO 54 A048 C079
A 0.28 A048 B 0 68 E091
B 0 62 C080
A 044 C 076 A 058 F 102
A 0 50 0083
A 047 AO 60 A 0 47 B 0 66
A 040 A 051 A 0 42 A 0 53
A 0.35 A 0 51 A 0 36 A 0 54
A 0 37 B 066 A 0 39 C071
C 0.74 DO.90 C075 D088
B 0 62 AO.58 B 0.62 A 0 56
C073 D085 C 0.72 D085
A A
AO 56 B 0.61
A041 A 0.45
Note. Ilalics text indicates volume to capacity ratio and Level of Service after implementation of Specific
Plan traffic improvements
d) Insufficient parking capacity onsite or offsite? LS Approval of the three Specific Plans and
construction of improvements based on the Specific Plans would increase the demand for on-site
parking within each of the three areas. Parking demand would also be increased due to the planned
presence of the proposed West Dublin BART station, the development of which is not part of the
Specific Plan project Requirements included in each of the Specific Plans require that all new land
uses proposed pursuant to a Specific Plan include on~site parking to meet current City of Dublin
parking requirements. Existinq uses are assumed to provide sufficient parkinq with applicable City
standards on-site at the time of orioinal construction and development. The Specific Plans provide
that I;fxeeptions to parkino reoulations may be allowed for shared use of parking facilities, or in
instances where the Plannino Commission or City Council find evidence based on a parkino analysis
that a reduced parkino ratio is appropriate due to the proximity of the use to pUblic transit service,
The Specific Plans also provide that Provision of additional parking facilities maybe reviewed and
required will be re'/iewed as individual Site Development Review applications are submitted to the
City of Dublin for new construction projects. This review process will ensure that adequate parking is
provided and any parking impacts would be less-than-significant
e) Hazards or barriers for pedestrians or bicyclists? NI. The proposed Specific Plans would require
construction of new bicycle and pedestrian facilities to encourage non-auto travel modes. No impacts
are therefore anticipated.
f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle
racks)? NI. Each of the SpeCific Plans require the installation of some new facilities to support
enhanced bus service to each of the three sites. However, the additional facilities would be within
areas presently served by transportation services. The new facilities would be consistent with
adopted policies supporting alternative transportation as they would provide more opportunities to
use varying modes of transportation. Therefore, no impacts are foreseer..
g) Rail, waterborne or air traffic impacts? NI The proposed project is not sited near operating railroad
facilities, near a navigable waterway or near an airport. Although the West Dublin BART Specific
Plan is located near the proposed West Dublin BART station, the intent of the Specific Plan is to
Dublin Planning Depanment
Downtown Specific Plans
I-'age ~8
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
promote complementary land uses adjacent to the planned BART station. Therefore, no impacts are
anticipated.
VII. Biological Resources
Environmental Settinq
The Specific Plan project sites are located in highly urbanized areas. With the exceptions of County
drainage channels on the periphery of two of the Specific Plan areas, no wetlands or other bodies of
water exist in or near the site. Existing vegetation includes introduced ornamental landscaping within
planter areas.
Proieet Impacts
a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish.
insects, animals and birds) NI. The Specific Plan Areas are existing, urbanized downtown areas.
The majority of the properties within the plan areas are fully developed, No such species have been
observed in the project areas based on field observations conducted in July 2000
b) Locally designated species (e.g. heritage trees) NL No heritage trees are located on the site.
c) Locally designated natural communities (e g. oak forest, coastal habitat) NL Only introduced,
ornamental vegetation associated with urban development is found on the site
d) Wetland habitat (e g. marsh, riparian and vernal poo!)? NL No wetlands exist on the project site
e) Wildlife dispersal or migration corridors? NI The Specific Plans represent in-fill development within
an existing urbanized downtown area, There are no wildlife or migration corridors on the site,
therefore, no impacts would occur to such resources
VIII. Energy and Mineral Resources
Environmental Settinq
Based on the previous geotechnical surveys of specific properties in the Specific Plan area, no known
deposits of minerals exist on the project site. The Conservation Element of the General Plan does not
reference any significant mineral resources on the project site or in the general area.
Proieet Impacts
a) Conflict with adopted energy conservation plans? NI The proposed project will not conflict with
goals, policies or programs established in the Dublin General Plan regarding energy or energy
conservation.
b) Use nonrenewable resources In a wasteful and Inefficient manner? NI The proposed project is not
anticipated to use resources in a wasteful manner The project will be constructed in accordance with
the Uniform Building Code and Title 24 of the California Administrative Code, both of Which require
stringent energy efficient construction methods, such as insulation, thermal pane windOWS and
installation of efficient appliances Exterior landscaping will be governed by both AB 325 and Section
8 88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand
methods of irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream
LJublln Planning LJepartment
Downtown Specific Plans
Page :lH
generated by residences, business and industrial establishments by promoting recycling and similar
programs.
c) Result in the loss of availability of a known mineral resource that would be of future value to the
region and residents of the State? NI. The project site is not located in an area designated by the
California State Department of Conservation, Division of Mines and Geology, as having sufficient
mineral resources that are suitable as marketable commodities. No impacts are therefore expected.
IX. Hazards
Environmental Settino
The Specific Plan areas are located in previously developed commercial. office and similar non-
residential areas. Existing uses within the West Dublin BART and Downtown Core Specific Plan areas
include automobile sales and service uses. Operation of these facilities use oil, grease, solvents and
other potentially hazardous materials, It is anticipated that some or all of these uses would remain in
business after adoption of the two Specific Plans, however, storage and handling of potentially
hazardous materials is controlled by the Alameda County Fire Department, Alameda County Health
Department, Regional Water Quality Control Board and other regulatory agencies.
Proiect Impacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to oi/,
pesticides, chemicals, or radiation? NI. With the exception of auto-oriented uses, none of the land
uses permitted by the proposed Specific Plans would store, use or transport significant quantities of
hazardous substances No impacts are therefore anticipated with regard to hazardous substances.
b) Possible interference with an emergency response plan or emergency evacuation plan? NI. Future
site development plans proposed within the three Specific Plans will be reviewed by the Dubiin
Police Department, Dublin Planning Department and Alameda County Fire Department to ensure
that adequate emergency evacuation is provided per City requirements. No impacts are therefore
anticipated,
c) The creation of any health hazard or potential health hazards? NI. Development of land uses and
other facilities pursuant to the three Specific Plans are not anticipated to generate significant health
hazards, since permitted uses would generally include commercial, office, entertainment, restaurant
and residential uses. No industrial or manufacturing land uses are proposed. No impacts are
therefore anticipated.
d) Exposure of people to existing sources of potential health hazards? LS Generally, new land uses in
the Specific Plan areas would include commercial, office, lodging, entertainment and similar uses,
none of which would involve creation of a health hazard. New development that may be located near
automobile serving uses could have the potential to expose employees and visitors to health
hazards; however, the potential for exposure of people to health hazards from existing uses will be
reviewed during the Site Development Plan process to ensure compliance with all applicable health
and safety regulations. Less-than-significant impacts are therefore expected.
e) Increased fire hazard in areas with flammable brush, grass or trees? LS The proposed Specific Plan
areas are located in urbanized areas and existing uses have been constructed in compliance with
Uniform Fire and Building Code requirements Existing and future landscaped areas will be
permanently irrigated and maintained so that the potential for fire is reduced to a less-than-significant
level.
Dublin Planning LJepartment
Downtown Specific Plans
Page 30
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
X. Noise
Environmental Settinq
The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 70 dBA for
commercial areas. while Interior areas have a maximum noise level of 45 dBA
The primary existing source of noise in the vicinity of the three Specific Plans is vehicle traffic, autos and
trucks, traveling on adjacent freeways and surface streets It is anticipated that significant portions of all
three Specific Plan areas are subject to exterior noise in excess of 70 dBA
Proiect Impacts
a) Increases in existing noise levels? LS Approval of the three Specific Plan and construction of
improvements pursuant to the Plans is expected to incrementally increase noise levels in and
adjacent to the three planning areas. Noise increases would include temporary noise increases,
associated with construction activities and long~term permanent noise levels, associated with
additional vehicular trips and operational noise (meChanical noise, unloading of goods and similar
activities) Given the high levels of noise already on the site caused by nearby freeways, increases in
.noise levels are anticipated to be less-than-significant.
b) Exposure of people to severe noise levels? LS The Wesl Dublin BART and Downtown Core Specific
Plans both allow residential dwellings as permitted uses. Site specific review will be performed during
Site Development Review for residential projects to ensure compliance with City interior and exterior
noise standards. Noise studies may be required for individual projects. With adherence to City
noise standards, less~than-significant impacts would occur with regard to exposure of people to
noise impacts.
XI. Public Services.
Environmental Settinq
The project site is served by the following service providers:
Fire Protection. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, Which provides structural fire suppression, rescue, hazardous
materials control and public education services
Police Protection Police protection is provided by the City of Dublin Police Department which is
headquartered in the Civic Center The Department, which maintains a sworn staff of 31 officers
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
Schools. Educational facilities are provided by the Dublin Unified Sehooi District which operates
kindergarten through high school services within the community SchoolS which would serve the
project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8) Grades
K-5 could be served by one of three elementary schools within the District.
Maintenance The City of Dublin provides public facility maintenance, including roads, parks,
street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza,
lJublln Planning lJepartmenl
Downtown Specific Plans
Page 31
Other aovernmental services, Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services.
Library service is provided by the Alameda County Library with supplemental funding by the City
of Dublin.
The City of Dublin has adopted a Public Facilities Fee for all new residential development in the
community for the purpose of financing new municipal public facilities needed by such development.
Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center
Complex, construction of a new library, expansion of the existing senior center, acquisition and
development of new community and neighborhood parks and similar municipal buildings and facilities.
Future applicants for development pUrsuant to the Specific Plans would be required to pay this fee
Environmentallmoacts
a) Fire protection? LS Approval of the three Specific Plans and future construction in compliance with
the Specific Plans would incrementally increase the demand for fire and emergency calls for service
since additional building square footage would be added to each site. As part of the site development
review process for individual buiidings, specific fire protection requirements will be imposed to ensure
compliance with applicable provisions of the Uniform Fire Code, Such measures would include but
not limited to installation of new fire hydrants, fire extinguishers and similar features. Based on
standard City fire protection requirements, fire protection impacts would be less-than-significant.
b) Police protection? LS Approval of the three Specific Plans and future construction in compliance
with the Specific Plans would incrementally increase the demand for police calls for service since
additional building square footage would be added to each site As part of the site development
review process for indiVidual buildings, specific security requirements will be imposed to ensure
compliance with applicable provisions of the City's building security ordinance Such measures would
include, but not be limited to, installation of appropriate locking devices, installation of security
lighting and similar features. Based on standard City security requirements, police protection impacts
would be less-than-significant:
c) Schools? LS The West Dublin BART and Downtown Core Specific Plans each call for a residential
component. Although the size, type and orientation of dwellings that would be proposed for
development would likely generate a minimal amount of students to be served by the Dublin Unified
School District, there could be an incremental increase in the number of school-aged children. As
part of subdivision and site development review of future residential projects, coordination will occur
with SChool district officials to ensure that less-than-signifieant impacts would result,
d) Maintenance of public facilities, including roads? LS Approval of the Specific Plans and construction
of individual development projects pursuant to the Plans would incrementally increase the need for
maintenance of public facilities Payment of public facility fees to the City of Dublin by individual
projects would ensure that future maintenance impacts would be reduced to less-than-significant
levels.
e) Other gOVArnmental services? LS Approval of the Specific Plans would represent incremental
increases in the demand for general governmental services. Payment of the City's Public Facility Fee
by individual project developers would offset any impacts caused by such projects, reducing any
impacts to a less-than-signifieant impact.
Dublin Planning Uepartment
Downtown Specific Plans
Page ~;o
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
XII. Utilities and Service Systems.
Environmental Settino
The project site is served by the following service providers:
Electrical and natural gas power' Pacific Gas and Electric Co,
Communications' Pacific Bell and AT&T Cable,
Water supply and sewage treatment: Dublin San Ramon Services District.
. Storm drainage. City of Dublin and Zone 7
. Solid waste disposal: DUblin-livermore Disposal Company
Environmental Impacts
a) Power or natural gas? NI According to representatives from Pacific Gas and Electric Company,
adequate facilities exist in the vicinity of the project to provide power and natural gas service.
b) Communication systems? NI. Pacific Bell and AT&T Cable, communication facilities presently exist in
the near each of the three Specific Plan sites.
c) Local or regional water treatment or distribution systems? NI. Water services are provided to the
area by the Dublin San Ramon Services District (DSRSD), According to representatives of the
District, adequate long-term water resources exist to serve future development envisioned in each of
the Specific Plans, However, an upgrade to a 12"loop waterline from Regional Street to Amador
Plaza Road may be required with new development, but the District will need to evaluate the system
when specific projects are submitted,
d) Sewer or septic systems? LS Sewer services are provided by DSRSD Untreated effluent would
be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being
discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San
Francisco Bay DSRSD officials indicate that adequate capacity exists within the regional treatment
facility to accommodate the proposed Specific Plans However, the District may need to replace the
8" sewer main line with a 12" line in Dublin Boulevard if development occurs at the intensity proposed
with the Specific Plan, This will also require further evaluation when specific projects are submitted.
Less-than-signifieant impacts would therefore result regarding sewer treatment facilities.
e) Storm water drainage? LS This topic was previously addressed in Section IV, Water
f) Solid waste disposer? LS The City of DUblin contracts with Livermore-Dublin Disposal Company to
collect solid waste from households and businesses and transport it to the Altamont Landfill, located
in eastern Alameda County The Landfill currently has an anticipated capacity until the year 2005
and plans are underway to extend landfill capacity for an additional 50 years.
Livermore~Dublin Disposal Company also operates a curbside recycling service to ensure that the
City's waste stream complies with state requirements for reduction of solid waste The most current
information available indicates that Dublin exceeds state requirements for reducing solid waste.
LJllblln Planning LJepartment
Downtown Specific Plans
Page 33
Although approval of the proposed Specific Plans will incrementally increase the amount of solid
waste, any such increases will be insignificant because the existing facility would be able to be
accommodated given the existing solid waste facilities and resources As stated in Vlll-b above, the
City is mandated by AB 939 to reduce the solid waste stream generated by residences, businesses
and industrial establishment by promoting recycling and similar programs
g) Local or regional water supplies? NI DSRSD staff indicate that adequate long-term water supplies
are available from Zone 7 and other sources to serve the proposed project
XIII. Aesthetics.
Environmental SeltinQ
The Specific Plan areas are located within existing urbanized areas and are not located adjacent to
scenic highways.
EnvirQnmentallmpacts
a) Affect a scenic vista or view? NI. The proposed Specific Plan includes development programs to
intensify existing land use patterns Each Specific Plan contains height and bulk requirements to
ensure that scenic vistas from surrounding areas would not be blocked. The Specific Plans establish
a heiqht limit of six stories for the Downtown Core and Villaqe Parkwav areas. The Planninq
Commission has recommended a heiqht limit of ten stories for the West Dublin BART Specific Plan
area to the City Council, which is common with development in most urban downtowns and
development near freeways, The City Council mav determine that ten stories is appropriate for this
area due to its location near the BART Station. a maior transit facility, and the 1-580 and 1-680
freewavs. Review of individual proiects in accordance with the desiqn Quidelines related to
reduction in bulk and quality of desiqn as detailed in the Specific Plan will result in less-than-
siqnifieant impacts on views,
b) Have a demonstrable negative aesthetic effect? NI. Each Specific Plan contains design guidelines to
ensure that new development projects occurring pursuant to an approved Specific Plan would result
in an aesthetically pleasing manner and would include additional landscaping. As part of the Specific
Plan programs, new public plazas, streetscape elements and other improvements would be
completed to improve aesthetic conditions. Therefore, no negative aesthetic impacts would be
created,
c) Create light or glare? LS Proposed new uses constructed pursuant to the Specific Plans could
incrementally increase light levels in each of the Plan areas. New sources of light would include
street lighting, plaza lighting and building security lighting with new development projects and,
possible, extended hours of business. However, a significant amount of exterior lighting has already
been installed within each of the Specific Plan areas. Standard conditions of approval for individual
development projecis will require that pole-mounted lights shall be equipped with cut-off luminaires.
Wall-mounted lights must also be equipped with cut-off lenses Any additional light or glare created
would be therefore be minimalless-than-signifieant
XIV. Cultural Resources
Environmental Settinq
The project site has been developed for a range of commercial and similar non-residential areas No
cultural resources remain on the graded surface of the site Since surface improvements are less than
fifty years old or newer, no historic resources exist on the site
Dublin Planning Uepartment Page 34
Downtown Specific Plans
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Proieet Impacts
a-d) Disturb paieontoiogical, archeological, religious or cultural resources? LS No cultural resources
remain on the graded surface of the site Any cultural resources buried beneath the ground surface
would be re-buried by individual development projects proposed to implement a Specific Plan. The
possibility exists that cultural resources including paleontological, cultural, historic or arehaeologieai
could be buried on the site and discovered during excavation. Each individual project proposed
pursuant to a Specific Plan will be conditioned to protect buried archeological and paleontological
resources. With adherence to this condition, less-than-significant impacts would result to cultural
resources:
XV. Recreation.
Environmental Settinq
Each of the Specific Plan areas have been developed with commercial, office, entertainment, lodging
and similar uses. No parks or recreational facilities exist on any of the Specific Plan sites.
Proieet Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS
Construction of new residential dwellings pursuant to the West Dublin BART and Downtown Core
Specific Plans would incrementally increase the demand for local and regional parks and recreational
facilities. However, it is anticipated that the majority of new dwellings would either be oriented to
senior citizens or non-family households, typical of higher density, multi-family housing. Therefore,
expected park and recreational demand would be less-than-signifieant. Future builders of residentiai
dwellings would be also be required to pay a Public Facility fee to the City of Dublin, which includes a
contribution toward construction of new parks in the city Additionally, the plans call for some plaza
areas to be created in the three specific plan areas which could provide opportunities for outdoor
recreational activities
b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site that wouid
be affected by the project
XVI. Mandatory Findings of Significance
a) Does the project have the potential to 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, reduce the number of 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? NI. The preceding analysis indicates that adoption and
implementation of the Village Parkway Specific Plan, the West Dublin BART Specific Plan and the
Downtown Core Specific Plan would not have a significant adverse impact on overall environmental
quality, including biological resources or cultural resources.
b) Does the project have the potential to achieve short-term, to the disadvantage of long-term,
environmental goals? NI. The project represents an example of in-fill development near a proposed
major transit station which will be sited in an area surrounded by major regional transportation
corridors. No long-term environmental impacts will occur
Dllblln Planning Uepartment
Downtown Specific Plans
Page 30
c) Does the project have impacts that are individually limited. but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the
effects of probable future projects) LS Although incremental increases in certain areas can be
expected as a result of constructing this project, including additional traffic, short-term air emissions
and need for public services and utilities, the project site lies within an already urbanized area and
sufficient capacity exists within service systems to support the anticipated amount of development
planned as part of the three Specific Plans,
d) Does the project have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly? NI. Due to project design and site characteristics, approval and
implementation of the three Specific Plans involve no impacts that would adversely effect human
beings, either directly or indirectly
Initial Study Preparer
Janet Harbin, Senior Planner
Jerry Haag, Consulting Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study'
City of Dublin
Eddie Peabody Jr" AICP, Community Development Director
Lee Thompson, Public Works Director
Kevin van Katwyk, Senior Engineer
T Philipps, Alameda County Sheriffs Department
James Ferdinand, Alameda County Fire Department
Dublin-San Ramon Services District
Bruce Webb, Senior Engineering Planner
References
Dublin General Plan, Revised September 1992
Dublin General Plan Housina Element. June, 1990
Dublin Zonina Ordinance, Adopted September 1997
Draft Downtown Core Specific Plan, City of Dublin. September .'\W€lblot, 2000
Draft Villaqe Parkway Soecific Plan, City of Dublin. Seotember /\uguot, 2000
Draft West Dublin BART Specific Plan. City of Dublin September AU€luct, 2000
Consultant's Report on the Transportation Impacts for th<! Proposed Village Parkway, Downtown
Core and West BART Station Specific Plans, prepared by Omni-Means, LTD., August 28, 2000;
secondary revisions to the Omni-Means traffic analysis (Seotember 22. 2000: memo from
Georqe Nickelson of Omni-Means dated Noyember 13, 2000; and, December 8. 2000 letters
from Peter Gallowav of Omni-Means.
Uublm Planning uepartment
Downtown Specific Plans
Page 36
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
;;}
'"
>C
."
o
~
"
..
~ ~
n I
o iii
~ ~
.. ...,
:l '"
Q.
!!l.
O'
:l
I ,,-, / '
I L -- 'I /
:F -"1 I ~. . i .
~__ JvA~;;'r ! i <' "(
, -.. _"-, ; /,' "%7p., \
i -..........._~.~ I ~('Io ,/
A ' if-
\'..-._ MAnOR \ '____
'I---'-~ VALL --"-
i: I "---.-~--~~ [Y BLv
i: I \ -\ 0, ~ ' \ Ii /:!! 7='------, ~,
", I '1.' "ll", ~\'- --.
I I._.._J ''%e "..\ , 'f '/yj I "'') .. '-"
I - (.'1"\'\ f'" \."'" )
, \...0.: : I ~fo
\ 1-----' <P ~ I Ii' ,,/ :::r.
ii, ,! --.-
!: i [I i C ('
I! i : 1 r....--l~t; u \,
:. ,__'- ,I L.~.~.,Fo
! I ---'I I' ,--.-..."'-' I' '1'1; · !
II I .:
" 'I,
I,
,----0-..-.1 I
i : i ,I I I J -..-.. i
1 ~~~H '-'1 I : :"1 L_.___._ ~..- fL,: C
I I': :..J ~ II
: ;--'-'1 IX i~j' I \
I! <: i:'! j2j - i'
!I' ._,1 F \1 :~2i i ~i j"-'---,::;:;;.,;'-l i
I P. i::": : : i I
I' ._,0 1.:1i i" ,----."='!...., !
["1'1 ;:' '
i r-"---'1J.' '1~'---I:EWIS'AV('~..i
! : j; ] : __! '11(; '''---:.-~-------'------ :
i L_____.,___.__..,".. I / I I':: [- l I
: :E'\ I ! i i : :::~::--;:::--, \
! "'.J ' ! T' L____J \
I ....-_.._.._..__......::<....,: : ::;
I : C'''__'\ I :......i :
I i.....,.....J~~~~~.. ' 1: i ~ 1 ~
,I' --I '.! ! ,
II I ~! 1,[
il I--,I-,,---..!' --I ,~: \ :,.[
'I" ']i:) n
\... .-------../'---......---.. ':.~ [''''-'''-''--'
f--'---- 1 ~l i l ! l j
:l '------'---L..1 ~i' 11 -, r
, 1'.---"---] I ! III r----'
r> 1.'--, ._-' : 11,11\ i ! [! L_T'
1 ;"~J r Ii I l r1 r-~-'_____._____ 2~
i -- ::: LI 1...,____J~g
! MCDONAI.D,:S"'j) 1iltl rj ^ [..'....__.' ....'"
k'i :,' :ii l" J
!-"-"-~'=-=~i,j/ u!l\~ "~i: .,~
~~ i-' -, _,~~~BLtN ------"'-\, c?~ . "
tt; I
~'e ~. "', '90 ",,<
~!~ ~ .. \ 0'1..11"
~Ii ~ ~~'~'-'--'l!\' ~ ( ,,~?tl ",
.;,'~ ~ \ . "
~~----~1 ~ i r---l"t"" "
11
J
$
(l)
(Q
CD
'1J
(l)
....,
^
:E
(l)
'<
)>
1.0'
:J
:3
(D
:J
r-
-j
(l)
if>
^
'T1
o
...,
o
CD
;:0
(D
o
o
:3
:3
CD
::J
Q.
(l)
<:!:
o
::J
r-.'6~--i
l ~~ L"J
l~_,.____"-
(~
1---'
I I
I I
t_--1
IF
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Village Parkway Alignment: Staff Recommendation (Existing
Alignment)
/
=--=:/
,/
,I
i
'y
~.'
~I
--
I .......... ~__._..:-_::'_.~_~::'-=__ _______
i .' --~ -~ I'
,/~-~-~~,ih'--I !w!
! ' ,---, :~!
I o:m:..a..Rrrr I; tr l
~.... .,-- ,-----:: ..' '.../';: r-o . l-
I ~ ", TACO i' l ~ l; ~ 5; ..r-; i I i POST ..,---~ ! n %' \.
~' co ' BW. ,--" ! i~ i w: " 'i ,OFFlC-iO' L-- - r I ; <'1-:
i "ft..,,' ~ II I 11: i e <:-i : -.-J I ~'I! L_~-.J, [Lj I L-.i oi: '") ~
,,,, i I !: I :', II 1:1 : I L.c !, , , -' "F: -S' /
>- G,= '" ,---, ~~ ~: - , ~ -
~ _~ I~E
-'_--:::-~--'"
; : <
" ,'es
, '"
...::::..- ~,....., I r.-~i ~ _.~ ___ __., --'--- ::---1
,ijJ? r- -,--- , V'LLA'] E L~,_
, Cc l' ,(}i"! ' i! i! !i --2 ~'-; c--- 'I' .:i
/ 0 If d'-' : . ,~,----,- ----------- 'i I ~, i <f'-, CD ,
---' 0.' _ " Z I':::' /'
I"''! L== L..,j II g ,0
i:::E1 'i-'--~J LJ 0 l l
,.' '<:(,' -----: r------, a::: ~ ~-.-, i ~ 1
J I' I <( .;::( I r--- I :1 "r
;-'-, I ! i! I 1 . U ~ !............-.\ I ' ~ /' ......--r
/ r,' ... ! I i I I ~ ': I I f ,.,. :.
_j_-::::.!....l.-__~___L....:_=~=_=_:.:_...:::..._____===__=:__==__=.:__~._____==_=_==__=__=.:.......~~__. .____-===:===--===.~_-L----~----.--L---u I _. _ _,
_._-~~--~-~ J -t:m' or.tlUBUll Il
i. =m>ro ""'"""'" I
~:Y~~,j
" I
/
r-----
wm~c @
au TLET
~..'
--
/'
52
---J
en
",
,
" C', ~
-t~ " 'CI\~
-.:.. ' J~
~ "
"'.
.::-
o
o
I,.
--~-_.-
~~o~
;9',l'!
0'
i
!
~--
--.-----/'
v'I,i..L
/'----~.
\___J
,:--..-
,
jQ:-~r-
1,.'--::(0
: ,...-\<q"
- ~s,
EXHIBIT 7A
Staff Re~ommendation
I
I
I
I
I
I
.
I
I
I
I
.
I
.
I
I
'.
I
I
Item D:
List of Resollltions and Ordinances adopting Specific Plan Amendments
and Rezonings for the Downtown Core Specific Plan
I 5/20/2003 Specific Plan Amendment for Senior Housing project P A 03-003,
City Corll1eil Resolution 89-03
2. 8/8/2003 CDD delermmab.on relalmg to Cily Council Ordmance 3-02
3. 4/22/2003 Minor Technical Amendment to the Specific Plan authorized by the
Communily Development Director
4 4/16/2002. Planned Devel(}pment Rezoning, City Council Ordinallce 3-02
5 1/15/2002. Specific Plall Amendment ror Target Store Expansion P A 01-025,
City Council Resolution 4-02
6. 12/19/2000; Adopting the Negative Declaration for the Downtown Specific
PlaIls, City Council Resolution 226-00
7. 12/19/2000: Adopting lhe Downlown Core SpecIfic Plan, City Council
Res(}lution 229-00
8. 12/19/2000' Adopting Amendments to the General Plall, adding Mixed Use Land
Use Designation, aIld Modifying LaIld Uses within the Downtown Core Specific
PI all, City Corll1eil Resolution 230-00
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
'.
I
RESOLUTION NO. 89 - 03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
**********
APPROVING AN AMENDMENT TO THE DOWNTOWN CORE SPECIFIC PLAN
TO ADD A HIGH DENSITY RESIDENTIAL DENSITY LAND USE ON THE
EDEN HOUSING SENIOR PROJECT PROPERTY P A 03-003
WHEREAS, the Applicant, Eden Housing Ine, has requested approval of a Genera! Plan
Amendment, an Amendment to the Downtown Core Specific Plan, PD-Planned Development Rezoning,
Tentative Parcel Map, aIld Site Development Review to construct up to 54 multi-family senior apartment
units with ground floor parking and related site improvements on the subject property. The Applieallt has
requested that occupalley of the project would be limited to qualified low and very-low income
households with the exception of an on-site manager dwclling unit based on state and federal funding
sources' requirements to be utilized in the construction of thc project and is therefore not entitled to
credits under the City's Tnclusionary Housing Ordinance; and
WHE.REAS, the proposed project area is located within downtown Dublin aIld contains
approximately 0.58 acres (}fIaIld, located at the rear of the former Dublin Brallch Library, 7606 Amador
Valley Boulevard; and
WHEREAS, a General PlaIl Amendment is being requested for the site to accommodate the
proposed affordable senior h(}using project. The proposed General Plan Amendment consists of revision
of the General Plan Land Use Map to challge the land use designation on the property from Retail/Office
to High Density Residential (25.0 + dwelling units per acre); aIld
WHEREAS, all Amendment to the Downtown Core Specific Plan been requested for the Eden
Housing site to accomill(}date a prop()sed affordable seni(}r housing project. The proposed Amendment
includes adding a High Density Residential (25.0 + dwelling units per acre) for the project site; and
WHEREAS, the requested General Plan Amendment and Specific Plall Amendment requests
proposes to ehallge the land use designati(}n t(} High Density Residential (25.0+ dwelling unils per acre) to
accommodate the proposed sen.i(}r multi-family use; IIDd
WHEREAS, the requested amendment to the Specific PlaIl is consistent with the proposed
amendment to th.e General PlaIl; and
WHEREAS, the amendment to the Downtown Core Specific PlaIl would not become effective
until after the approval of thc General Plan Amendment request; aIld
WHEREAS, the Eden Housing project has been reviewed in accordance with the California
Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental
Guidelines. A Mitigated Negative Deelarati(}u has been prepared in accordance with the provisions of
CEQA, the State CEQA Guidelines aIld the City of Dublin Environmental Guidelines, and all potential
signifieallt impacts will be mitigated through design of the project aIld Conditions of Approval. Therefore,
there is no potential for signifieallt environmental effects t(} (}eeur as a result of the project; aIld
WHEREAS, the Planning Commission did hold a public hearing to eonsider the entire Eden
Housing project on May 13,2003, on the Mitigated Negative Declaration, General PlaIl Amendment,
Downtown Core Specific Plall Amendment, and Planned Development Rezoning, and recommended
approval of the project aIld the General PlaIl Amelldment t() the City Council; aIld
WHEREAS, City stuff prepared individual staff reports describing and analyzing the proposed
General Plan Amendments for both projects, which reJXlrts were presented to the City Council at a dcly
noticed public hearing on May 20, 2003, at which time all interested parties had the opportunity to
comment on the project; and
WHEREAS, the City Council did hold a public hearing to consider the General Plan
Amendments, an Amendment to the Downtown Core Specific Plan, and Planned Development
Rezonings, and did hear and consider all such reports, recommendations, testimony and the respective
environmental documents hereinabove set forth, and supports the General Plan Amendments and Specific
Plan Amendments.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby
approve the Eden Senior Housing Project request to amendment the Downtown Core Specific Plan by
adding a High Density Residential (25.0 + dwelling units per acre) for the project site which will not be
effective until after the approval of the General Plan Amendment for PA 03-003 as follows:
..~'_.'~?'~:.T C :"'1
, I ,~.~~ ~I
.~ ~:~~.~t;:~:'1~~.J~lll ~'m' -\ ,7 ---
~ ~. _on \T~ --~m ~.-
- " --'ri'\(" ,::>'; .' C-
t,>, .~.;q~r-' \\ ,'~,~", :,'C,","
, "J ........~";_~~..\ ','I,
1 .,' ,'......,~ .-dJ.~~~'.-j. \~, "; ., ~
"---l,'\T~~L---~'~~~~,'~.'
-:1 -!.-=!.r"r~J ~.\\--U ~~\ .
'~\:, r----1 \ 'i'L/ ."t,
----i\d '\ l~\\,\ (5\
___.w. -~~ ~k:"9.\~~'_~-
.L..-;;:;;"~~__ -1"- e-"-::-~
_u_ ' ~l-("i"""""...c.:I\' \ __ \' - .-
PASSED AND APPROVED BY the City Council of the City of Dublin on this 20th day of May
2003, by the following votes:
AYES: Councilmembers McCormick, Oravetz, Sbranti and Zika, and Mayur Luckhart
NOES: None
ABSENT: Nonc
ABSTAIN: None
ATTL
~~
Deputy City Clerk I
G:\CC"MfGS\2U03-qlr2\M'Y\.~-ZQ-03"""'-<<l,," 'p"do" (llem 6.3)
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CITY OF Dl ]BUN
1lJO CJillic Pln7~l, DlJtJlin, Californi~~ 04fiRR
Website: http://www.ci.dublin.C3.US
TO:
File P A 02-05 (Duwntown Core Specific Plan Rezoning)
Eddie Peabody, Jr., COllUnunity Developmcnt Director fffP
FROM:
DATE:
August 8, 2003
SUBJECT:
Community Development Director dctermination on
"development" in thc Planned Development (Downtown
zoning district.
the
Core
definitIOn of
Specific Plan)
Background:
Originally adopted on December 19,2000, the purpose ofthe Downtown Core Specific Plan is to
assurc the appropriate development and redevelopment of properties located in this area of
Downtown DuhlIn. At the hme of adoption of the Downtown Corc Spccific Plan, the intent Was
to allow more flexihility in the area and to encourage a mix of retail commercial, cmployment,
services, and housing.
On April 16, 2002, the City Council approved rczoning the Downtown Core SpeCIfic Plan area
to Planned Development (Downtown Core Spccific Plan), an implementing actiun as required by
Scction 8.2 of the Specific Plan. Thc intent of the rezoning was to bring the zollmg designation
for the area into conformancc with the land use deSIgnations contained in the Downtown Corc
Specific Plan. The Planned Development rezoning was adopted as a Stage 1 Planned
Development with the rcquirement that "No development shall occur on this property until Stage
IT Planned Developmcnt and Site Development Review (SDR) have been approved lor the
property" (Section 3 uf Ordinance 3-02).
However, Section 8 4 uf the Specific Plan statcs that "Minor additions and remodeling may be
approved on an administrative basis so long as proposed plans are conslstent WIth all of the
pruvisions of this specific plan." These twu requirements could be read as contradictory to cach
uther, and thereforc thc Commumty Development Director has made a determination that
clarifies the intent of thc ordinance and Specific Plan.
Determination.
The intent of Section 3 of Ordinance 3-02 was to ensure that at the time of site (re)development,
the project proposal would contam the more detailed developmcnt standards as rcquired by the
Stagc 11 Planned Development zoning district. However, thIS requIrement has had the
inadvertent consequcnee of requInng SDRlPD Stage II approval for anv dcvclopmcnt in the
Downtown Cure SpeCIfic Plan area, ineluding minor ministerial and admlmstratlve approvals,
whIch was not intended to be thc case.
Aroa CodA (925) . cay Manaoer 833-flfl50 . City Council 833-6650 Personnel a3~1.-66U5 Economic: D{~vel{Jprnent f13::!.-6f1fiO
Finance 833-664u . Public WOfks/Enuineering A~n-fi630 . Parks & Community 3crviccs 833-6645 . PolicfI B::t:l.,66 It)
Planning/Code Enforr.8ment 833..661 n l3uilcJinf~ Inspactiut1 83::1-6H20 . I-ire Prevention Bureau 833-f)606
Plmtad un Rec;vdliJd Paper
Page 2 of2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
The Community Development Director has determined that Section 3 of Ordinance 3-02 shall
exempt such development as interior tenant improvements, exterior mudifical10ns that do not
result in an increase in square footage, and sign changes from the requirement to complete the
Stage II Planned Developmcnt approval process. Additionally, exterior modifieations which
result in a minor increase in squarc footage may also be exempt from Stage IT Planned
Development approval process at the discretion of the CUllimumty Develupment Director.
Such development, although cxempt from the Stage II Planned Development proccss, shall still
be subjeet to the City's Site Developmcnt Rcvicw (SDR) requirements per Sectiun lU04 of the
Dublin Zoning Ordinance and shall he in conformance With the Downtown Core Specific Plan.
G:\P A#\2002\02,005 Downtown Core Rez\CDD interpretation on Minor SDR, TIs.doc
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CITY UF OUR! .IN
111U Civic rlljz<::i, Dublin, Califnrni<l 04!>RR
Website: http://www.d.dubrin.ca.LJf>
TO: File P A 02-005 Downtown Core Specifie Plan Rczoning
FROM: Eddic Pcabody, Jr., Community Development DIrector
DATE: Apri122,2003
SUBJECT: Planned Development Zoning District amendment (P A 02-0051- Minor technical
change/clarification to the Planned Development (Downtown Core) Zoning
District regarding signage, permitted, conditionally pcrmitted, and temporary
uses. (SectIOn 5.3 of the Downtown Corc Spccific Plan)
Descllvtion:
The Conummity Dcvclopmcnt Director hereby authorizes amending the Duwntown Corc
Specific Plan Planned Development Zoning District (PA 02-005) to clarify the sign regulations
as wcll as the types of uses pemlitted, conditionally permitted, and temporary uses allowed in the
Spccific Plan area, hased on the finding that this amendment "substantially complies with and
does not materially change the provisions or intcnt of the Planned Development Zoning Distnct
Ordinance ror the site."
Background:
Originally adopted on December 19,2000, the purpose of the DowntownCorc Specific Plan is to
assure the appropriatc dcvclopment and redevelopment of propcrtics located adjacent to the
future Downtown Core station. The Specific Plan governs the use of land, devclopment
standards, dcsign of public Improvements, and the design and appearance of private
improvements including buildings, parking arcas, signage, and landscaping. Though vcry useful
as a blueprint for the long-range development of the area, the text of the Specific Plan does not
address what uses are pcrmitted to occupy the existing buildings both by right and through
approval uf a conditional use permit as new tenants move in to occupy existing spaces.
On June 18,2002 the City Council approved an ordinancc amcnding the Zoning Map to rezonc
parcels in thc Downtown Core Specific Plan Arca frum eXIstmg zoning districts PD, C-I, and C-
2 to PlatUlcd Development (Downtown Core Specific Plan) Zoning District. This rezoll1ng was
onc of the implementing actions pcr Sechon 8.2 of the Specific Plan.
Rezoning the parcels from the traditional zoning classificatIOns (PD, C -I, and C-2, which clearly
list permitted and conditionally permitted lLses in the City's Zoning Ordinance) to the Planned
Development/Downtown Core SpeCIfic Plan Zoning District (where the Specific Plan constitutes
the text of the zonmg distnct but does not specify permItted and conditionally pcrmitted uses)
Area Corle (925) City Manager H:~3-6t.i50 . Cily Cuuncil 833-6650 . Personnel 833-66u5 . Economic Dflvfllopmant 833.6650
Finantp. R::3;-:l-flfl40 . Public Works/Engineering 833.66:3U Parks & Communily Services 833-Fi64S . Police 833-6670
PlanningJCodo Enforcemf!nt H:n-RR10 . Htlilding Inspection 833-6620 . Fire Prevention Bureau 8~3-6(.;Of)
Printed on Recvcled Paper
Page 2 uf}
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
unIntenhonally made it difficult to detenmne the slgnage allowed for a business or to determinc
If a use is allowed to or prohibited from locating in an existing building in the Specific Plan area.
ProDosed Action:
The Community Development Dircctor has dctcrmincd that while the new zoning for the
properhes is Planned Developn1ent (Downtown Cure Specific Plan), It is appropnate to refer to
the formcr zoning districts PD, C-I, and C-2 to list the uses that have been and continue to be
permittcd to occupy cxisting buildings in the area both by right and through a conditiunal
approval and the signage allowed for such uses.
Therefore, the Planned Development (Downtown Core) Zonmg Dlstnct Ordinance (PA 02-005)
is amended to clarify two sections of the Specific Plan: Section 53 "Permitted and Conditiunal
Uses" and Section 8.9 "Sign Pcrmits" Additionally a new map will he inserted intu the Specifie
Plan that will indicate which properties were formerly zoned PD, C-I, and C-2.
Section 5.3 of the Downtown Core Specific Plan cnrrently reads:
5.3 Permitted/Conditional LaQd Uses
Permittcd, conditional, and tcmporary pcrmittcd uses allowed in the Duwntown
Core Specific Plan area are located in the City's Zoning Ordinance by zoning
district.
5.3 1 Permitted and Condihunal Uses
The follOWIng land uses are pennitted by land use category, subject to
compliance wIth all development standards and design guidelines.
53.2 Ten1porary Uses
Temporary uses are allowed in the Specific Plan area with the issuance of
a Temporary Use Permit by thc Dublin Zoning Admimstrator, in
accordance with thc Zoning Ordinance. Included In the category of
typical temporary uses are Christmas tree sales lots, carnIVals, street fairs,
farmer's markets, pumpkin sales, temporary constructiun trailers, and
similar types uf short-term uses.
Section 5.3 will be amended to read:
5.3
Permitted/Conditional Land Uscs
53.1
Pemlitted and Conditional Uses
Permitted and condihonally permitted uses allowed in existing buildings
111 the Duwntown Core Speeific Plan area arc located In the City's Zuning
Ordinance by zoning district.
Penmtted and conditionally pcrmitted uscs of existing buildings shall
rcfcrcncc former zuning district (PD, C -I, or C -2) and shall conform to
Section 8.12 of thc Dublin Zoning Ordinance "Zonmg Districts and
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Penmlled Uses." ReIer tu Exhibit 60 to determinc formcr zoning dislnct
(PD, C -1, or C -2) for Ihe subject property.
New constmction and development 10 the Downtown Core Specific Plan
area shall cOllfurm With the adopted land nse categorics in Section 5.2 of
the Specific Plan and shall not refer to the former zUlllng distncts (PD, C-
1, and C-2).
53.2 Temporary Permitted Uses
Temporary uses are allowed in thc Specific Plan area wllh the issuance of
a Temporary Usc Pcrmit hy the Duhlin Zoning Administrator, in
accordanec with thc Zoning Ordinance.
Temporary uses of existing buildings and sites shall reference former
zoning district (PD, C-l, or C-2) and shall conform to Section 8.12 of the
Dublin Zoning Ordinance "Zuning Districts and Permitted Uses." Refer
to Exhibit 6B t\l determine former zoning district (PD, C-l, or C-2) for the
suhJect property
Section 8.9 of the Downtown Core Specific Plan currently reads:
8.9 Sign Permlts
Permits to construct, modify, or change thc copy of signs hy more than
25% within the Specific Plan area shall he suhJect to Issuance of a sign
peml!t hy the Dublin PIll.lming Department and wnllen permission from
the property owner on whieh thc sign is proposed to be located.
Section 8.9 will be amended to read:
8.9 Sign Pennits
Pennits to constmct, modify, or change the copy of signs by morc than
25% within thc Speci fie Plan area shall be subjcct to issuanec of a sign
pCffilit hy the Duhlin Planning Department and written permission from
the properly owner on which the sign is proposcd to be located.
Applicable sign regulations for existing huildings shall reference former
zomng district (PD, C-l, or C-2) and shall cunform 10 Section 8.84 of the
Duhlin Zoning Ordinance "Sign Regulatiuns." Refer tu Exhibit 6B to
determine fOffiler zoning distncl (PD, C-l, or C-2) for the subject
property
AVDroval.
Thc Community Development Dircctor hcrehy approves these two minor amendments to the
Planned Development (Downtown Core) Zoning District and finds that these amendments are a
minor technical change/clarification and consistent with the intent uf adopted ordinance for thc
district. The authunty for this action is Scction IU2.080 of the Zoning Ordinance, "Planncd
Development Zoning District Amendments."
G:\Po\#\2002\02-{J();5\Mincrr PI) aTl1~ndmcntrc CUP,TIJr,sjglls.doe
Page 3 of3
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
ORDINANCE NO. 3 - 02
AN ORDINANCE OF THE CITY OF DUBLIN
.***..*******...**......********.*********
AMENDING THE ZONING MAP TO REZONE PARCELS
IN THE DOWNTOWN CORE SPECIFIC PLAN AREA FROM EXISTING ZONING DISTRICTS
C-l, C,2, AND PD TO A PLANNED DEVELOPMENT
(DOWNTOWN CORE SPECIFlC PLAN) ZONING DISTRICT PA 02-005
WHEREAS, the City of Dublin is desirous of improving the appearance, functionality, economie
vitality of the downtown portion of Dublin in a manner consistent with the broad vision expressed in the
Dublin General Plan; and,
WHEREAS, the City prepared the Downtown Core Specific Plan pursuant to Government Code
See. 65450 et seq.; and,
WHEREAS, the Downtown Core Specific Plan W!IlI adopted by the City Council on December
19, 2000 and includes permitted land uses, development standards, urban design guidelines, transportation
improvements and implementation programs to achieve the goals of the Dublin General Plan; and,
WHEREAS, if any development standards are not included in the Downtown Core Specific Plan,
the standards for the C-2 zoning district shall apply to new development in the Specific Plan area.
WHEREAS, the City of Dublin is initiating the rezoning of parcels in the Downtown Core
Specific Plan area from existing zoning districts C-I, C-2, and PD to Planned Development (Downtown
Core Specific Plan) Zoning District in order to bring the zoning of the parcels into conformance with the
land use designations contained in the Downtown Core Specific Plan; and
WHEREAS, the Planning Commission did hold 8 public hearing on the Planned Development
(Downtown Core Specific Plan) rezone on March 12,2002; and
WHEREAS, the Planning Commission has recommended approval of the Planned Development
(Downtown Core Specific Plan) rezone for P A 02-005; and
WHEREAS, 8 properly notieed public hearings were held by the City Council on April 2, 2002
and April 16, 2002; and
WHEREAS, the application has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City Environmental Guidelines. An Initial
Study was prepared for the Downtown Core Specifie Plan pursuant to CEQA Guidelines Section 15071,
and is on file in the Dublin Planning Department. Based on the Initial Study, a Negative Declaration W!IlI
prepared for the Specific Plan with the finding that the implementation of the Plan would have no adverse
environmental impacts as mitigation was included in the project description. The Negative Declaration
was adopted by the City Council on December 19,2000. This application is an implementation measure
of the Downtown Core Specific Plan and therefore no additional environmental review is required; and,
WHEREAS, a Staff Report was submitted recommending that the City Council amend the Zoning
Map to rezone parcels in the Downtown Core Specific Plan area from existing zoning districts C-l, C-2,
and PD to a Planned Development (Downtown Core Specific plan) zoning district; and
WHEREAS, the City Council heard and conside,red all said reports, recommendations, written
and oral testimony submitted at the public hearing as hereinabove set forth.
WHEREAS, pursuant to Section 8.32070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings and determinations regarding said proposed Planned Development
(Downtown Core Specific Plan) rezoning for P A 02-005'
1. The proposed Planned Development (Downtown Core Specific Plan) Zoning District meets the
purpose and intent of Chapter ,8.32 of the Zoning Ordinancc because it will provide uses that are
appropriate for the site as was determined during the Specific Plan adoption process; and
2. Development under the Planned Development (Downtown Core Speeific Plan) Zoning District
will be harmonious and compatible with existing and future development in the surrounding areas;
and '
3. The Planned Development reZOne is consistent with the general provisions, intent, and purpose of
the, Planned Development Zoning District of the Zoning Ordinance in that it contains all
information required by Chapter 8.32 of the Zoning Ordinanee and accomplishes the objectives of
Chapter 8.32, A through H, of the Zoning Ordinance; and
4. The subject site is physically suitable for the type and intensity of the zoning district being
proposed because it is an improved site with adjacent roadways which are designed to carry traffic
that would be generated by the proposed types of uses; and
5. The proposed rezoning will not adversely affect the health or safety of persons residing or working
in the vicinity, or be detrimental to the public health, safety and welfare because the project has
been built according to City laws and regulations and because the Planned Development
(Downtown Core Specific Plan) Zoning District will limit land uses to those which are appropriate
for this site; and
6. The proposed rezoning is consistent with the RetaiVOffice designation of the Dublin General Plan
the proposed use types are permitted by said designation.
7. The proposed rezoning is within the scope of the Negative Declaration adopted for the Downtown
Core Specific Plan and does not require additional environmental review under CEQA.
WHEREAS, the City Council did hear and USe their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
NOW, THEREFORE, the Dublin City Council does ordain as follows:
SECTION 1:
Pmsuant to Chapler 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property (''the Property") to a Planned Development (Downtown
Core Specific Plan) zoning district:
Approximately 51 acres of land loeated north of Dublin Boulevard and west of the 1-680
freeway (APNs: 941-305-10,12-2,22-1,26,27,28,29-2,31-2,32,33, 36, 37,38, 39, and 40).
A map of the rezoning area is shown below'
SECTION 2.
The regulations of the use. development, improvement, and maintenance of the Property are set
forth in the Downtown Core Specific Plan and this ordinance. Any amendments to the Downtown Core
Specific Plan shall be in accordance with the Dublin Municipal Code Or its successors.
SECTION 3.
No development shall occur on this property tmtil Stage II Planned Development and Site
Development Review have been approved for the property Except as provided in the Downtown Core
Specific Plan, the use, development, improvement and maintenance of the Property shall ~ govemed by
the provisions of the Dublin Zoning Ordinance. [r;ee tLHt<.c..h~J & ek-UVV\ .",cJ-i 0 f)
(,\i<.k~J &1 e 103)
3
SECflON 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Oublin in accordanee with Section 36933 of the Government Code of the State
of California.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Couneil of the City of Dublin, on this 16'" day of April 2002, by
the following votes:
AYES:
Councilmembers McCormick; Oravetz, Sbranti and Zika and Mayor Lockhart
NOES:
None
ABSENT:
None
ABSTAIN: None
(huv>ll ~)-'ar/J
(j '--' Mayor
ATIEST:
~"'l"",", ~n - .
City Clerk
~.~
K'1GI4-16-<I2Iord-<lomlwwn,doc (Il<m 6.2)
GoIPAII\2002\0MOS\CCont,do<
4
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
RESOLUTION NO.4. 02 (lrJ / Q ~l \ WAd i-h o,,~
A RESOLUTION OF THE CITY COUNCIl, ~ ~ p()o.{ oJ)
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVEWPMENT REVIEW AND SPECIFIC PLAN AMENDMENT
FOR TARGET STORE EXPANSION PA 01.025
WHEREAS, SLS Associates, on behalf of the Target Corporation has requested approval of a
Site Development Review and amendment of the Downtown Core Specific Plan to allow an
approximately 15,000 square foot expansion and renovation of the Target Store in the Dublin Place
Shopping Center, with associated improvements, located at 7200 Amador Plaza Road; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Department of Community Development; and
WHEREAS, ApplicantJDeveloper has submitted project elevations/renderings dated received
October 24,2001, and project plans dated received on December 20,2001, for a Site Development
Review for the expansion of the Target Store by approximately 15,000 square feet (enclosed building
area); and
WHEREAS, the Project is Categorically Exempt from the provisions of the California
Environmental Quality Act (CEQA), State CEQA Guidelines and the City ofOublin Environmental
Guidelines, under Section 15301(e)(I). Class 1, as the project is an addition to an existing facility where
the net increase in area is less than 10,000 square feet and all services are available; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which
was prepared pursuant to Government Code Sec, 65450 et seq.; and,
WHEREAS, the Specific Plan include permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the Planning Commission did hold a public hearing on said project application on
January 8, 2002 and reeommended approval of the Site Development Review and amendment of the
Downtown Core Specific Plan for this project to the City Council; and
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
WHEREAS, the Planning Commission transferred original hearing jurisdiction for this project to
the City Council pursuant to, Section 8.96 020 C.3 of the Zoning Ordinance.
WHEREAS, the City Council did hold a public hearing on said project application on January 15,
2002 for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOL VED THAT THE City Couneil of the
City ofOublin does hereby make the following findings and determinations regarding said proposed
Site Development Review:
A. Approval of this application is consistent with the purpose and intent of this Chapter because a
general merchandise retail store is a use permitted within the C-l (Retail Commercial) Zoning
District.
B The project is consistent with the Downtown Core Specific Plan, which allows retail uses, and is
within and consistent with the RetaiUOffice designation of the General Plan and the C-l (Retail
Commercial) Zoning District which allow retail uses.
C The approval will not adversely affect the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and general welfare because it is expansion
and improvement of an existing use and features and physical improvements have been
incorporated into the design of the project which reduce any potential project-related impacts
which may impact the public health, safety and general welfare to a level ofless-than- significant.
D The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a
desirable envirOIUnent for the development.
E. The subject site is physically suitable for the type and intensity of the approved development
because it is graded flat, has vehicular access and access to all public services.
F Impacts to views are addressed because the project does not interrupt any views from 1-580 and 1-
680
G. Impacts to existing slopes and topographic features are addressed as the site is graded flat and
presently paved in the areas to be developed.
H. Architectural considerations, including the character, scale and quality ofthe design, the
architectural relationship with thc site and other buildings m the shopping center, building
materials and colors, sereening of exterior appurtenances, exterior lighting, and similar elements
have been incorporated into the project and as conditions of approval in order to insure
compatibility of this development with the development's design concept or theme and the
character of adjacent buildings, neighborhoods, and uses.
I. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an
attractive environment for the public that is compatible with other planned IlllIdscaping
improvements for the shopping center.
BE IT FURlHER RESOLVED mAT THE City Council doe~ find it appropriate to amend the
Land Use Plan, Exhibit 9, of the Downtown Core Specific Plan to reflect the new location of the drive
aisle accessway for consistency with the project plans, to reflect the new general location of the related
potential plaza, and to modifY the text of the Specific PllllI to accordingly; and,
2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
BE IT FURTHER RESOLVED THAT THE City Council of the City of Dublin does hereby
approve the Site Development Review and the amendment of the Downtown Core Specific Plan for P A
01-025, the Target Store expansion and renovation, subject to the following Conditions of Approval:
(QNDITIONSOFAPPROVAL
Unless stated otherwise. all Conditions of Approval shall be comnlied with prior to the issuance of
buildinll: nermits or establishment of use. and shall be subiect to Dqlartment of Communi tv
Develonment review and apnroval. The followinll: codes rllPresent those departments/agencies
resoonsible for monitoring comoliance of the conditions of aonroval: r ADM! Administration/Citv
Attornev fBl Building division of the Community Develonment DlU'artmenllDSRl Dublin San
Ramon Services District. IFl Alameda Countv Fire DlWartJnP.11t/City of Dublin Fire Prevention !FIN}
Finance Deoactment. rPLJ Planning division of the Community Development Denartment [pOl Police
rpWl Public Works Deoartment.
#
CONDITION TEXT
RESPON.
AGENCY
2.
" .
App..oval. This Site Development Review approval for
the expansion and renovation of the Target Store
establishes the detailed design concepts and regulations
for the project. Development pursuant to this Site
Development Review generally shall conform the project
elevations/renderings submitted by MER Architects dated
received October 24, 2001 and the colors and materials
shown on the plan, and to the Site Plan and Landscaping
Plan submitted by SLS Associates, Inc. dated received
December 20, 2001, on file in the Planning Department,
and other plans, text, and diagrams relating to this Site
Development Review, unless modified by the Conditions
of A roval contained herein.
Tenn. Approval of the Site Development Review shall PL
be valid for one year from approval by the Planning
Commission. If construction has not commenced by that
time, this approval shall be null and void. The approval
period for Site Development Review may be extended six
(6) additional months by the Director of Community
Development upon determination that the Conditions of
Approval remain adequate to assure that the above stated
findings of approval will continue to be met.
(ApplicantlDeveloper must submit a written request for
the extension prior to the expiration date ofthe Site
Develo ment Review
Revocation. The SDR will be revocable for cause in PL
accordance with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this a roval shall be sub' ect to citation.
OnlinanceslGene..al PlanIPolicies. The Developer shalt pw, PL
com I with, meet, and/or perform all r uirements of the
3
Approval of Standard
Improvement
Plans
3
On-going Municipal
Code
4
Issuance of Standanl
Building Permits
20
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
# CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior: to: SATISFIED?
subject to the review and approval of the Public Works
Director and the Buildin Official.
76. Aboveground Utility Screening. All aboveground PL,PW Approval of Standard
utilities that cannot be placed underground (i.e. backflow Improvement
prevention devices, electrical transformers) shall be Plans
screened using landscaping or an architectural feature
acceptable to the Director of Community Development
and Public Works Director
77. Best Management Practices. Developer/Applicant shall PW On-going PW
demonstrate to the Director of Public Worb that the
project development meets the requirements of the City of
Dublin's "Best Management Practices" to mitigate storm
water llution.
't'
Energy Conservation. Building plans shall demonstrate
the incorporation of energy conservation measures, into the
design, construction, and operation of the proposed
develo ment.
PASSED, APPROVED AND ADOPTED this 15th day of January, 2002.
AYES. Councilmembers McCormick, Oravetz and Zika and Mayor Lockhart
NOES. None
ABSENT None
ABSTAIN: None
G,IPAIpa OI-025ICCSDR-sJ'ARESO.doo
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
RESOLUTION NO. 226 - 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* ~ . * ~ * * * ~
ADOPTING A NEGATIVE DECLARATION
FOR THE WEST DUBLIN BART SPECIFIC PLAN, DOWNTOWN CORE SPECIFIC PLAN,
AND THE VILLAGE PARKWAY SPECIFIC PLAN PA 99-054, PA 99-055, AND PA 99-056
WHEREAS, tho City has prepared and approved for adoption the West Dublin BART Specific Plan,
the Downtown Core Specific Plan, and the V:1Ilage Parkway Specific Plan, which have been prepared
pursuant to Government Code Sec. 65450; and,
WHEREAS, the Specific Plans include pennitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the City prepared an Initial Study to evaluate the impacts of the Specific Plans, the
repeal of portions of the 1987 Downtown Specific Plan, and the General Plan Amendments for consisteney
with the General Plan. Based on the Initial Study, the City prepared a draft Negative Declaration for the
project with the finding that the project would not have a signifieant effect on the environment, because all
mitigation is incorporated in the context of the Specific Plans; and,
WHEREAS, the Specific Plan documents and a complete record of the project is available and on
file in the Planning Department; and,
WHEREAS, a 24-day public review period was held for the Negative Declaration, from
September 2, 2000 to September 26, 2000; and,
WHEREAS, letters of comment on the Negative Declaration were received during the public
review period and fully responded to in writing and in the record; and,
WHEREAS, the Negative Declaration was revised on December 14, 2000 to reflect and address
the minor modifications in the Specific Plans as recommended by the Planning Commission and City
Council; and,
WHEREAS, the Planning Commissiun did hold a properly noticed public hearing on the project on
September 26, 2000 and October 10, 2000, at which time they reviewed and considered the Negative
Declaration and all reports, recommendations and testimony before them, and recommended approval to
the City Council; and,
WHEREAS, the City Council did hold a properly noticed public hearing on the projel-1; on
November 21, 2000 and December 19, 2000 and at which time they reviewed and considered the Negative
Declaration and all reports, recommendations and testimony before them; and,
NOW, THEREFORE, BE IT RESOLVED that the above recitals are incorporated in this
resolution.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby find that:
A The Specific Plans and associated actions would not have a significant effect on the environment,
because mitigation is incorporated into the Plans as part of Plan implementation.
B. The Negative Declaration has been prepared in accordance with State and local environmental
laws and guidelines.
C The Negative Declaration is complete and adequate and reflects the City's independent judgment
and analysis as to the environmental effects of the proposed Specific Plans, General Plan Amendments and
repeal of portions of the 1987 Downtown Specific Plan.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby adopt the Negative
Declaration for P A 99-054, Village Parkway Specific Plan; P A 99-055, Downtown Core Specific Plan;
and, PA 99~056, West Dublin BART Specific Plan, including the Initial Study incol'pOrated herein by
reference,
PASSED, APPROVED llnd ADOPTED this 19th day of December, 2000
AYES: Councilmembers Lockhart, McCormick, Oravetz, Zika and Mayor Houston
NOES: None
ABSENT: None
~
ABSTAIN: None
K2/G/J 2- J 9-QO/reso-SP-negdec.doc (Item 6.4)
GlDowntown Spoclio PlamiICCNDRES.doo
2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
RESOLUTION NO. 229 - 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING THE DOWNTOWN CORE SPECIFIC PLAN (WITHOUT SENIOR HOUSING)
AND REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC PLAN
PA 99-055, CITY OF DUBLIN
WHEREAS, the City of Dublin is desirous of improving the appearance, functionality, economic
vitality of the downtown portion of Dublin in a manner consistent with the broad vision expressed in the
Dublin General Plan; and,
WHEREAS, the City has prepared the Downtown Core Specific Plan (Exhibit A) which has been
prepared pursuant to Government Code Sec. 65450 et.seq.; and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the City of Dublin adopted a Downtown Specific Plan in 1987 for areas within the
boundaries ofthe proposed Specific Plan. However, due to changing market and other conditions, this
Specific Plan is no longer relevant to those areas or Development Zones (7 and 8) now included within the
boundaries of the Downtown Core Specific Plan and should be repealed; and
WHEREAS, an Initial Study and draft Negative Declaration have been prepared for this application
pursuant to CEQA Guidelines Section 15071, and are on file in the Dublin Planning Department. Based on
the Initial Study, a draft Negative Declaration was prepared for the Specific Plan with the finding that the
implementation of the Plan would have no adverse environmental effects as mitigation measures are
incorporated into the project. The draft Negative Declaration is recommended fur City Council adoption;
and,
WHEREAS, the Planning Commission did hold a public hearing on the Downtown Core Specific
Plan on September 26, 2000, October 10, 2000 and October 24, 2000, and recommended adoption to the
City Council on October 24, 2000; and,
WHEREAS, the City Council did hold a public hearing on the Downtown Core Specific Plan on
November 21, 2000 and December 19,2000; and,
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find that
the proposed Downtown Core Specific Plan is consistent with the land use designations, goals, policies and
implementing programs set forth in the Dublin General Plan, as amended.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin City Council does
hereby adopt the Downtown Core Specific Plan, subject to the modifications in Exhibit B, and in
conformance with Exhibit C, Land Use Plan shown as Exhibit 9 in the Downtown Core Specific Plan, as
modified, and repeal of the 1987 Downtown Specific Plan as it relates to those lands within the boundaries
of the proposed Specific Plan area.
PASSED, APPROVED and ADOPTED this 19th day of December 2000
AYES: Councilmembers Lockhart, McConnick, Oravetz, and Mayor Hounou
NOES: Councilmember Zika
ABSENT: None
ABSTAIN: None
Ydrt~
K'/Gl12-19-OO/reso-dwntn-wo-sr.hsng.doc (Item 6.4)
glDowntown Spcc:fic Plans\cc-reso DCSPsps without Scnior.doc
2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXHIBIT B
To Attachment 5
DOWNTOWN CORE SPECIFIC PLAN
Table 4. Maximum Economic Development Potential
(Without Senior HousinglResidential)
SP Land Use Category.
Commercial A (Com A)
Office 0
Mixed Use (MU)
Acres FAR
DUlAC
2549 040
5.45 0.52
9.88 079
2.55 079
1.37 0.50
6.92 0.60
1.32
52.41
*Note. Includes potential plaza areas
69,752
122,390
341 120
87,750
29 820
181,630+
100DU
22,420
13 120
469,776
ODU
1,206,848+
100 DU
. Change 10: Md to Section 1.5, Project Goals and Objectives, page 6, new Goal 14
As follows: Enhance the visual quality of the planning area by encouraging
appropriate projects with major public access either visually from roadways, large
outdoor areas, or pedestrian traffic to incorporate public art into the design, and in
accordance with the City's Public Art Policy,
. Change 11' Modify Section 1.5, Objective 4.2 to read: Where economically feasible,
encourage a mix ofland uses on a single or adjoining parcel,jncluding mixing uses
vertically and Jwrizonta/ly This may include, but would not be limited to residential,
office, restaurant, retail and other uses.
. Change 12. Add Objective 5.4: Where economically feasible, consider the utilization
of live/work space within nrm-residentialland uses, where residential uses are
ancillary to non-residential uses.
. Change 13: Modify Section 1.5, Objective 7 1 to read: "Encvurage restaurant and
food establishments to provide for outdoor seating areas"
K"/G/12-19..o0/reso-dwntn-exB.doc
GIDowntownSpecficPIans/DCSPResExb without SeniorHsg.doc
. . f7~
~
Ef"><. k
<:.0
I
I
~
(COM!iJ ,
III
5
1:;~(f\Ji.
'ib ,..
? OMAl
III (C
.
.
.
.
.
n
l ' j ~
(COMA)
- -- SPECIfIC PlAN BOUNQAI1Y
:::;) USE I>S NOTEO
It POlENl1Al. PlAZA l.OCAl1ON
~ OPPomuNf1Y sm;
ICi) RElAllJOl'l'1Cl:
AND USE PLAN
r'I\MMTI"II^,"1 ('rIOt:: co~r"~'-
~
...
+.
..
.
.
.
..
(RIO)
M'"
...-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
RESOLUTION NO. 230 - 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DlJBLIN
ADOPTING AMENDMENTS TO THE GENERAL PLAN
ADDING A "MIXED USE" I,AND USE DESIGNATION, INCREASING MAXIMUM FAR's,
AND MODIFYING LAND USES WITHIN THE DOWNTOWN CORE SPECIFIC PLAN AREA
PA 99-055, CITY OF DUBLIN
WHEREAS, the City of Dublin is desirous of improving the appearance, functionality, economic
vitality of the downtown portion of Dublin in a manner consistent with the broad vision expressed in the
Dublin General Plan, and,
WHEREAS, the City has prepared the Downtown Core Specific Plan, which has been prepared
pursuant to Government Code Sec. 65450; and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, to ensure consistency between the Downtown Core Specifie Plan and the Dublin
General Plan, a new land use designation entitled "Mixed-Use" is required. The text of the proposed land
use designation is shown in Exhibit A, included by reference and made a part of this resolution; and
WHEREAS, to ensure consistency between the Downtown Core Specific Plan and the Dublin
General Plan, additions to the text of Background Chapter 1 of the General Plan are required under
Section 1 8.1, Land Use Classification, providing for increased FAR's in the commercial land use
categories for properties within the Specific Plan area. The text of the proposed General Plan Amendment
is shown in Exhibit B, included by reference and made a part of this resolution; and,
WHEREAS, to ensure consistency between the Downtown Core Specific Plan and the Dublin
General Plan, modifications in the Land Use Map are required within the Downtown Core Specific Plan
area to redesignate certain properties to different land use designations. A portion ofland designated
RetaiVOffiee and Automotive generally located at the northeasterly corner of Dublin Boulevard and
Amador Plaza Road shall be redesignated to RetaiUOffice in accordance with the Specific Plan.
Additionally, a portion ofland designated Retail/Office generally located at the southeasterly corner of
Amador Valley Boulevard and Amador Plaza Road shall be redesignated to Mixed-Use in accordance
with the Specific Plan. These lands are shown on Exhibit C; and,
WHEREAS, the proposed General Plan Amendments to add a "Mixed-Use" land use designation,
to modify the maximum F ARs, and to amend the General Plan Land Use Map will not have a substantial
adverse affect on health or safety or be substantially detrimental to the public welfare or be injurious to
property or public improvement; and,
WHEREAS, an Initial Study and draft Negative Declaration have been prepared and adopted for
this application pursuant to CEQA Guidelines Section 15071, and are on file in the Dublin Planning
Department. Based on the Initial Study, a draft Negative Declaration was prepared for the Specific Plans
with the finding that the implementation of the Plans would have no adverse environmental effects as
mitigation measures are incorporated into the project. The draft Negative Declaration is rccolll1llended
for City Council adoptiun; and,
WHEREAS, the Planning Commission did hold public hearings on the Downtown Core Specific
Plan on September 26, 2000, October 10, 2000, and October 24, 2000, and recommended adoption to the
City Council on October 24, 2000; and,
WHEREAS, the City Council did hold public hearings on the Downtown Core Specific Plan on
November21, 2000 and December 19, 2000; and,
WHEREAS, proper notiee of said hearing was given in all respects as required by law; and,
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED TBA T THE Dublin City Council does hereby find
that the proposed General Plan Amendments related to the Downtown Core Speernc Plan are consistent
with the land use designations, goals, policies and implementing programs set forth in the Dublin General
Plan, as amended.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin City Council
approve the General Plan Amendments related to the Downtown Core Specific Plan, establishing the
"Mixed-Use" land use designation, increasing FAR's for the Specific Plan area, and redesignating the
land use of certain properties.
PASSED, APPROVED and ADOPTED this 19th day of December 2000.
AYES: Councilmembers Lockhart, McCormick, Oravetz, and Mayor Houston
NOES: Councilmember Zika
ABSENT: None
ABSTAIN: None
4~
ATlEST
K~/G/12-19-00/reso'gpadwntn.doc (Item 6.4)
GlDowntown "pectic PhlruJ\o:;c-reso DCsPgpa2.doc
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXHIBIT A
To Attachment 6
Addition to General Plan text, Chapter 2, Land Use and Circulation: Land Use Element,
new Section 2.1.5 as follows:
2.1.5 West Dublin BART and Downtown Core Specific Pllln A"ellS
Guidinll! Policv
A. Intensify development and provide housing opportunities and transit-oriented uses
near transit center and facilities.
hnDlementinll! Policies
B. DeveloVllJentwithln the of the .\flproval of Mixed-Use land use designation
developmeAt in the Specific PIIHl. areas 'J.ill require that a- mav include a
combination of medium to high density residential housing and at least one non-
residential land use, such as office or retail, be previded.
K2/G/12-19-GO/dwnln'gpa-exA,doc
G:\CC-MTGS\200OQTR4\DECEMBER\12-19-OO\dwntn-gpa-<exAdoc
EXIDBIT B
To Attachment 6
Addition to General Plan text, Chapter I, Background, General Plan Map, Land Use Classifications,
Section 1.8 I as follows:
Duwntown Core Svecific Plan Area
Retail/Office (FAR: .25 to .80; employee density: 200-450 square feet pel' employee).
Shopping centers, stores, restaurants, business and professional offices, motels, hotels, service
stations, entertainment facilities, and sale of auto parts are included in this classification.
Residential use is generally not included except for on lands designated for Mixed-Use.
Mixed-Use (FAR: .50 to 1.00; employee density: 200-450 square feet pel' employee).
Encourages a combination of medium to high density residential housing and at least one non-
residential land use, such as office or retail, in this classification. Office or retail uses
recommended are shopping centers, stores, restaurants, business and professional offices, and
entertainment facilities.
K'fGfl2.19-00fdwntn-gp-el<B.doc
G:\ec -MfGS\2000Q1R4\DECEMBER\12-19-o0\dwntn-gpa-exB.doc
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
.
r _I rr
LEGEND
C:~-g MIXED. USE
__ RETNL/OFFrCE
,-'J
d]
g
w
i
I
.
N.T.a
S~ER 2OIlO
a
fZ:~~.~ "_.~ PUBUC I SEMI . PUBUC FAClLtiY
PROPOSED GENERAL PLAN
t10WNTOWN CORE SPECIFIC PlAN
CITY OF DUBLI-N
--
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
nOWNTOWN COilE SPECIFIC PLAN
Executive Summary
The Downtown Core Specific Plan is one of three specific plan documents developed for the
central urbaniz.ed area of the City of Dublin, which address the future development in thc
downtown area of the City. Two other specific plan documents, the West Dublin BART Specific
Plan and the Village Parkway Specific Plan, have also been developed to address portions of
other <ectlOns in the downtown area. TIle Specific Plans are intended to direct the use ofland,
the design of public improvements, and the design and appearance of private and public
development, including buildings, parkmg areas, signs and landscaping. Goals and objectives
arc ineluded in the plmming document to assist in fulfilling the mtent ofthe Plan. Design
Guidelines arc also estabhshed m the context of the Plan to asslst.in guiding the design quahty of
the area's development. Additionally, sections addressing Administration and Implementation,
and possible Financmg mechanisms for Plall implementation arc contained in the document. The
Teelmical Appendices containing the complete background traffic allalysis, economic analysis
mId design guidelines for the Spec; fic Plall are contained in a separate document.
With adoption of the Downtown Core Specifie Plan hy the Duhhn City Council in December
2000, a General Plan Amendment was also adopted to change land uses and land use
intensification, modifying the floor-area- ratio (FAR) for certam propertIes. Additionally,
portions of the previously adopted (1987) Downtown Specific Plan were repealed wIth adoptIOn
of the plan, modifymg sechons of the document relahve to Development Zones 7 and 8.
Subsequently, amendment of the City's Zomng Ordinance will be necessary for consIstency
between the Plan and the General Plan.
The Downtown Core Specific Plml area IS generally located between 1-680 to the east and San
Rmnon Road to the west, and Amador Valley Boulevard to the north mId Dublin Boulevard to
thc south, and consists of approximately 51 acres of commerciallalld uses. The westerly
boundary of thc Plan area is the westerly property line of the parcels containing the existing
Montgomery Wards and Target retml stores.
With the impetus ofthe pending new Bay Area Rapid Transit District (BART) station in the
West Dublin BART Specific Plan area approximately Y.. mile from the project area, the City
allticipat"s increasing development potential for the downtown core area. The size alld location
ofthc downtown core also offer the opportunity to creatc community-wide public spaces and
focal points which arc presently absent in Dublin. Th" addition of public plazas and green spaces
as contained in the Plml would allow the developmcnt of smaller-scale pedestrian retail and
scrvicc cstablishmcnts. Given thc historic rolc ofthc cor" area in providing a location to "hig
box" retail uses, the intent of the Speeille Plall is to integrate thcse large users with newer,
smaller scale development. The Specific Plall calls for a maximum development potenbal of
approximately 1,207,930 square feet commercial, office and mixed-use development md
approximately 100 dwellings over the next five to ten years. Additionally, the Plall allows for
further intensification of development through an increased FAR up to 79 in this portion of
J)mVnl()wll (,'{}re .."lJ'E.'CifiC Plan
Pa!!.< 1
central Duhlin, and permits an increase III the maxImum heIght ofbuildiugs up to SIX stories or
75 feet.
A Negative Deelaration mId Initial Study have been prepared for the Downtown Core Spccitlc
Plan, and consider the environmental effects of the maximum development potcntial in this area
of the City Copies of the cllvironmcntal documents arc containcd in the Appendix of this Plan.
1.0 Introduction, Purpose and Project Location
1.1 Pumoses of the SDecific Plml
The Downtown Core Specific Plall has been prepared to foster the appropriate development
alld redevelopment ofproperhes located in the downtown core area of Dublin ovcr thc next
fivc to scven years. The 51-acre site has heen histoncally developed WIth a number of older
frecstallding retail businesses oriented to veh,cular access.
Duc to the impetus oflhe pendmg new Bay Area Rapid Transit District (BART) station in
west Duhlin, the City anticipates Illcreasing development potential for the downtown core
arca. This new transportation opportUlllty will significalltly impact the downtown arca and
the directlOn of lalld use development. The size and location of the downtown core also offers
the opportunity to create commumty-wlde public spaces and focal points which arc presently
abscnt in Dublin. Construdion ofpuhlic plazas and green spaces also allow the developmcnt
of smallcr-scale pedestrian retail and service establislmlents. Given the historic role of the
eorc area in provIding a locatIOn to "bIg box" retail uses, the intent of the Specific Plall is to
integrate these large users With newer, smaller scale development.
This SpecIfic Plallls the blueprint for thc ncar futurc of this arca. Subscquent evaluation of
lilture conditions will necessitate rcvisions of this plan llve or more years mto the future. The
plan governs the use oflalld, developmcnt standards, design of puhlic Improvements, and the
deSIgn and appearallce of private improvcmcnts ineluding buildings, parkmg areas, signs and
landscaping. The Specific Plan provides a meallS for cxisting uscs within the planning area to
trallsitlOn mto hIgher intensity land uses consistent with thc overall vision, goals m1d
ohjechve and design requirements contained in thc Downtown Core SpecIfic Plall.
Land use stmldards, regulations, definitions and other criteria contained in thIS document
shall govcm all of the property wlthm as the Downtown Core Specific Plan area.
1.2 Location
The Downtown Core area is sited withm the City of Dublin, in southeasterly Alameda
County, California. The Specific Plan area currently ineludes commcreiallalld uses Iymg
north of Dublin Boulevard, south of Amador Vallcy Boulevard, alld west of the 1-680
freeway The westerly boundary of the SpeciJic Plan is the westerly property line of the
parcels containing the existing Montgomery Wards and Target retail stores
Downtown Core Sp~'l~ific Plan
Page 2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
ExhibIt I shows tbe regional contcxt of/he planning area and Exhibit 2 shows thc location of
the project houndary in relation to thc rcmainder ofthc City of Dublin. Exhibit 3 dcpicts thc
Downtown Core Specific Plan boundary
1.3 Local and RegIOnal Context
The Downtown Core plannlllg area is sited withill the Livcrmore-Amador Valley area, a
rapidly growing area in the East Bay of the San Francisco Bay region. Thc City of Dublin has
a population of approximately 32,500 and a geographlc area of approximately 12.2 square
miles.
The plalming area encompasses approxllllately 5 I acres of land containing approximately
535,000 square feet of existmg building area. Major uses surrounding the specIfic plan area
include commercial and office uses to the north, the 1-680 freeway to the east, commercial
and office uses south of Dublin Boulevard and within the West Dublin BART Specific Plan
area alld commercial uscs to the wcst fronting on Regional Strcct.
1.5 Proiect Goals alld Obiectivcs
Goals and objectives of the Dowlltown Core Specific Plall ineludc:
General
gO\!!J. Encourage development in the Downtown Core toward creating a CIVIC focal point of
the community
Goal 2. Maintain and enhance tile sales tax base of tile downtown area.
Goal 3. Eneouragc an appropriate mix of cxisting "big box" rctail uses witllin the area with
planned smallcr scale rctail, sClvice, of11cc, rcsidcntial and civic uses.
Land Use
Goal 4: Revitalize the downtown core al'ea by retaining existing busmesses and encouragmg
new lalld uscs consistent with the long-term vision for the area through all increase III allowed
building heights and floor area ratios.
Objcctivc 4 1 Encouragc a diverse mix of complemcntary land uses ineluding civic
uses, cating establislnnents, cntcrtairllilcnt uses, officc space alld similar uses.
Objcctivc 4.2 Wherc economically fcasible, encouragc a mix oflalld uses on a single
or adjoining parcel, including mixing uscs vcrtieally alld horizontally TIlis may
include, but would not be limitcd to, rcsidcntial, of11ce, rcstaurallt, rctail and othcr
uscs.
Goal 5. Provide for residenhal development in the downtown core to mcrease the local
populahon near servlces.
DowmOW'l Core Spec{fic Plan
Page 3
"
Liv'3rmcm;~
/E
Walnul
Cre~1<
~
'(lI~.'
-,
~ r--i
~ \
, \
I '
I "
~
I
"\ I'
L~,
'>~~
,.'................'
~,T'
~.. .
.~.,...f; .).
...,:,:, '.'
"'.'...~..........
"
,
'\i:-'"
H.7-if
IvI::JCr:
Bay
<::" ,
g ,
N .
, .
o
(j
"
,
'"
[171
r
(ICoI:,
.\
~ 4 (l ~ Ie miles
__=-i-QfDiJi3'.'
(~~)
.,"~/
.
N.T.S.
DECEMBER 2000
REGIONAL CONTEXT
DOWNTOWN CORE SPECIFIC PLAN
CITY OF DUBLIN
EXHIBIT 1
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
r
.Ii
?~~,
",',./'~'~:.
;!~~ '" 'ii:'
",\"\J~ .,
I '~\\, W .- --iV'
'':1i.-' -"..:ti'
".I.f91'->"
Exhibit 2
Downtown
Specific Plans
Local Context
Freeway
Dublin Lots
CJ Sp<!cific Plan Araa
III Straets
~
May 2004
NOTE: The irtemal system d
kx:allllresls. shewn in ti1i5- fi.;lu~
isil~eonl)'.
o 100200 400 600
BOO 1,000
, Fae!
0.2
, Miles
--
o
0.1
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
&o.ftl'~
"0.~.!'.
Q;) ..'
,CA;- -~;~
, . "(..JFQ~5' . .
Exhibit 3
Downtown Core
Specific Plan
Boundary
Freeway
Dublin lots
D Speciftc Plan Area
.. Buildings
~ Streets
~ NGTE:Th.eirie:malsy&tefYIof
""',"'...."""""".......rn
isillus'\ra'Uo'.eoPlly.
May 2004
o 100 200 400 600
_ _ ,Feet
o O,()5 0,1
, Miles