HomeMy WebLinkAboutReso 09-11 Downtown Dublin SPRESOLUTION NO. 9-11
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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ADOPTING THE DOWNTOWN DUBLIN SPECIFIC PLAN, AMENDING THE GENERAL PLAN
TO ENSURE CONSISTENCY WITH THE DOWNTOWN DUBLIN SPECIFIC PLAN, AND
REPEALING THE WEST DUBLIN BART SPECIFIC PLAN, VILLAGE PARKWAY SPECIFIC
PLAN, DOWNTOWN CORE SPECIFIC PLAN, DUBLIN DOWNTOWN SPECIFIC PLAN, AND
SAN RAMON ROAD SPECIFIC PLAN
PA 07-036
WHEREAS, the City initiated a Specific Plan study and related General Plan amendment
to plan for the City's Downtown. The results of this effort includes the Downtown Dublin Specific
Plan itself, General Plan Amendment, Zoning Ordinance Amendments, Rezoning properties
from various Planned Development Zoning Districts to a new Downtown Dublin Zoning District,
Environmental Impact Report, and other related actions. These planning and implementing
actions are collectively known as the "Downtown Dublin Specific Plan Project" or the "Project";
and
WHEREAS, the Downtown Dublin Specific Plan requires that certain amendments be
made to the General Plan so that the two documents are consistent; and
WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north. There are some partial boundary limits
that extend beyond those roadways, most notably for a portion of San Ramon Road, a portion of
Amador Valley Boulevard, and all of the Village Parkway within the Specific Plan area; and
WHEREAS, the Project would adopt the Downtown Dublin Specific Plan with permitted
land uses, development standards, and design guidelines. The land uses and development
standards provide for future development in the planning area. The Downtown Dublin Specific
Plan is a separately bound document attached as Exhibit A and incorporated herein by
reference; and
WHEREAS, an implementing action of the Downtown Dublin Specific Plan is to repeal
the existing specific plans in the Downtown area that the Downtown Dublin Specific Plan is
intended to replace. The specific plans being repealed are the West Dublin BART Specific Plan,
Village Parkway Specific Plan, Downtown Core Specific Plan, Dublin Downtown Specific Plan,
and San Ramon Road Specific Plan; and
WHEREAS, an implementing action of the Downtown Dublin Specific Plan is to amend
the General Plan land use designations in the project area so they are consistent with the range
of land uses permitted by the Downtown Dublin Specific Plan; and
Page 1 of 6
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, the City prepared a Draft Environmental Impact Report (EIR) dated
September 2010 for the proposed Project which reflected the City's independent judgment and
analysis of the potential environmental impacts of the Project; and
WHEREAS, the Draft EIR was circulated from September 20, 2010 to November 4, 2010
(45 days) for public comment; and
WHEREAS, comments received on the Draft EIR were reviewed and responded to, and
the Final EIR (that contains the Response to Comments) dated December 2010 was prepared;
and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, a Resolution was prepared recommending that the Planning Commission
recommend that the City Council certify the Final EIR; and
WHEREAS, on December 14, 2010, the Planning Commission adopted Resolution 10-57
recommending that the City Council certify the Final EIR for the project, which Resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, on December 14, 2010, the Planning Commission adopted Resolution 10-58
recommending that the City Council approve the proposed General Plan amendments and
adopt the Downtown Dublin Specific Plan, which resolution is incorporated herein by reference
and available for review at City Hall during normal business hours; and
WHEREAS, a Staff Report, dated February 1, 2011 and incorporated herein by
reference, described and analyzed the Project, including the Downtown Dublin Specific Plan,
General Plan Amendment, Zoning Ordinance Amendments, Rezoning properties from various
Planned Development Zoning Districts to a new Downtown Dublin Zoning District, and
Environmental Impact Report, for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the Project,
including the proposed General Plan amendments and proposed Specific Plan, on February 1,
2011, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on February 1, 2011, the City Council adopted Resolution 8-11 certifying the
Downtown Dublin Specific Plan Final EIR and adopting CEQA findings, a Statement of
Overriding Considerations and Mitigation Monitoring and Reporting Program for the Project; and
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WHEREAS, the City Council considered the Final EIR and all above-referenced reports,
recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitais are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan
amendments, as set forth below, are in the public interest and that the General Plan as
amended will remain internally consisfent.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the General Plan:
The Table of Contents will be amended to reflect the changes noted below.
Chapter 1: Background
Figure 1-1 a shall be revised to include three new General Plan land use designations coinciding
with the three districts in Downtown Dublin. All properties in the Downtown Dublin Specific Plan
project area boundary shall have a Downtown Dublin land use designation.
Section 1.8.1 Land Use Classifications shall be revised to read:
RetaiUOffice (FAR: .25 to .60; employee density: 200-450 square feet per employee).
Shopping centers, stores, restaurants, business and professional offices, motels, service
stations, and sale of auto parts are included in this classification. Residential use is
excluded.
Downtown Dublin Specific Plan Area
Downtown Dublin - Village Parkway District (FAR up to .35; employee density: 200-450
square feet per employee)
Allows a range of residential, commercial, and mixed uses consistent with the Downtown
Dublin Specific Plan.
Downtown Dublin - Retail District (FAR up to .60; employee density: 200-450 square feet
per employee)
Allows a range of residential, commercial, and mixed uses consistent with the Downtown
Dublin Specific Plan.
Downtown Dublin - Transit-Oriented District (FAR up to 1.2; employee density: 200-450
square feet per employee)
Allows a range of residential, commercial, and mixed uses consistent with the Downtown
Dublin Specific Plan.
Page 3 of 6
Chapter 2: Land Use Element
Implementing Policy 2.1.3.C shall be revised to read:
Require a pianned development zoning process for aif development proposals over 6.0
units per gross residential acre, except for properties in the Downtown Dublin Specific
Plan area.
Section 2.1.5, West Dublin BART and Downtown Core Specific Plan Areas, shall be deleted.
Guiding Policy 2.2.1.A shall be revised to read:
2.2.1 Downtown Dublin
Guiding Policy
A. Intensify Downtown Dublin.
The Downtown Dublin Specific Plan (DDSP) was adopted in 2011. The plan details how
the City's Downtown area could be enhanced and intensified to create a more
aesthetically-pleasing, pedestrian-oriented focal point for the community and provide a
strong connection between the City's commercial core and the West Dublin Pleasanton
BART station. The Plan contains development standards and design guidelines to direct
future development in the Downtown.
Implementing Policies 2.2.1.B shall be revised to read:
B. Implement the Downtown Dublin Specific Plan.
Implementing Policies 2.2.1.C, 2.2.1.D, and 2.2.1.E shaN be deleted.
Table 2.4 shal! be revised to read as follows:
Table 2.4
POTENTIAL RESIDENTIAL SITES - PRIMARY PLANNING AREA
(AS OF JANUARY 2011)
Site Sites~ Acres Min.-Max. General Plan Land Use Designations
Map Units
Dublin Housing Authority,
southwest portion of site
Valley Christian Center
Downtown Dublin Specific Plan
Area
~ Donlan Canyon
~ Hansen Hills Ranch
i TOTAL
No.
4 6+ 36 to 84
3 15+ 90 - 210
5 294 1,300
1 197 300
17
2 147 180
659 1,923-2,091
Medium Density (6-14 du/ac)
Medium Density (6-14 du/ac)
Downtown Dublin - Village Parkway
District, Downtown Dublin- Retail District,
Downtown Dublin - Transit-Oriented
District
Medium High Density (14.1-25 du/ac)
Low Density Single Family (.5-3.8 du/ac)
Low Density Single Family (5-3.8 du/ac)
*Sites Map Numbers correspond to numbered areas on Figure 2-1: Sites for Housing Development
Figure 2-1 shall be updated so that the "Downtown Intensification Area" is renamed the
"Downtown Dublin Specific Plan Area" and so the boundary of the Downtown Intensification
Area is consistent with the project area of the Downtown Dublin Specific Plan.
Figure 2-3 sha/I be deleted.
Chapter 5: Circulation and Scenic Highways Element
Guiding Policy 5.1.1.E shall be revised to read:
The City shall consider the Tri-Valley Transportation Plan and Action Plan when adopting
or amending the circulation element of the general plan and specific plans, zoning
ordinances or capital improvement program.
Guiding Policy 5.1.1.F shall be revised to read:
The City shall strive to phase development and roadway improvements so that the
operating Level of Service (LOS) for intersections in Dublin does not exceed LOS D.
However, intersections within in the Downtown Dublin Specific Plan area (including the
intersections of Dublin Boulevard/San Ramon Road and Village Parkway/Interstate 680
on-ramp) are excluded from this requirement and may operate at LOS E or worse.
New Guiding Policy 5.1.1.G shall be created to read.~
The City will comply with all provisions of the Alameda County Congestion Management
Program and will review proposed development projects to ensure compliance with this
Program.
New text shall be added to the end of Section 5.1.1 (Roadway Standards) as follows:
Downtown Dublin Specific Plan area - Additional Policies
The Downtown Dublin Specific Plan contains policies and guidelines which aim to create
a pedestrian friend{y environment in the downtown while also creating an urban area that
includes transit-oriented, mixed use development and increases the economic vitality of
the area. These policies and guidelines limit the extent to which intersections may be
improved or widened in the Downtown Area without sacrificing safe and comfortable
bicycle and pedestrian circulation. In order to achieve these goals, all intersections within
the limits of the Downtown Dublin Specific Plan project area (including the intersections
of Dublin Boulevard/San Ramon Road and Village Parkway/Interstate 680 on-ramp) are
exempt from Guiding Policy F which strives to maintain a LOS of D or better for
intersections in the City.
The City may consider improvements in the downtown area to increase the efficiency of
the roadway network and improve vehicular, bicyclist and pedestrian safety through
striping, signalization timing, etc. as long as the proposed improvements are consistent
with adopted General Plan policies.
Page 5 of 6
Guiding Policy
R. The Downtown Dublin Specific Plan area is intended to be a pedestrian friendly
environment and traffic improvements shall be consistent with this policy and the
guidelines in the Downtown Dublin Specific Plan.
Implementing Policies
S. The City shall periodically review the improvements identified in the Downtown
Traffic Impact Fee (TIF) Program to ensure that the improvements identified are
consistent with the adopted Downtown Dublin Specific Plan. The City may revise the list
of improvements included in the TIF to remove any improvements as necessary or
include additional improvements which are consistent with the General Plan policies, the
DDSP and also improve the efficiency of the roadway network and enhance vehicular,
bicyclist and pedestrian safety in the Specific Plan area.
T. Projects within the Downtown Dublin Specific Plan area shall be reviewed to
identify project-related improvements that can feasibly be implemented to increase
vehicular, bicyclist and pedestrian safety and the effectiveness of the roadway network as
long as the identified improvements are consistent with the General Plan and the
Downtown Dublin Specific Plan.
Guiding Policies and Implementing Policies in Chapter 5 shall be re-numbered as necessary to
accommodate the changes noted in the sections above.
BE IT FURTHER RESOLVED that the City Council adopts the Downtown Dublin Specific
Plan, attached as Exhibit A, based on findings that the Specific Plan is consistent with the
Dublin General Plan, as amended.
BE IT FURTHER RESOLVED that the City Council repeals the following specific plans:
the West Dublin BART Specific Plan, Village Parkway Specific Plan, Downtown Core Specific
Plan, Dublin Downtown Specific Plan, and San Ramon Road Specific Plan.
PASSED, APPROVED, AND ADOPTED this 1S~ day of February, 2011 by the following
vote
AYES: Councilmembers Biddle, Hart, Hildenbrand, Swalwell, and Mayor Sbranti
NOES: None
ABSENT: None
ABSTAIN: None
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Mayor
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City Clerk
Reso No. 9-11, Adopted 2-1-11, Item 6.1 Page 6 of 6
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DOWNTOWN
DUBLIN
SPECIFIC
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DOWNTOWN DUBLIN SPECIFIC PLAN i ~` '_
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f°S~ i ~ TABLE Of CONTENTS
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~ C O DUBLIN
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Tim Sbranti, Mayor
Kasie Hildenbrand, Vice Mayor
Don Biddle
Kevin Hart
Kate Ann Scholz
Planning Commission
Alan Brown
Morgan King
Bill Schaub
Eric Swalwell
Doreen Wehrenberg
City Staff
Joni Pattillo, City Manager
Chris Foss, Assistant City Manager
Jeri Ram, Community Development Director
Jeff Baker, Planning Manager
Kristi Bascom, Principal Planner
Erica Fraser, Senior Planner
Mark Lander, City Engineer
Jaimee Bourgeois, Traffic Engineer
Consultants
RBF Consulting
Keyser Marston & Associates
CITY OF DUBLIN
TABLE OF CONTENTS ~ ~
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VISION
Downtown Dublin will be a vibrant and dynamic
commercial and mixed-use center that provides a
wide array of opportunities for shopping, services,
dining, working, living and entertainment in a
pedestrian-friendly and aesthetically pleasing setting
that attracts both local and regional residents.
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DOWNTOWN DUBLIN SPECIFIC PLAN iii
i ~ TABLE OF CONTENTS
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''~ VISION ..........................................................III
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INTRODUCTION .............................................1
1.1 Purpose and lntent ..............................................................2
1 .2 Specific Plan Area ...............................................................2
1 .3 The Planning Process ..........................................................5
1.4 Statutory Requirements of a Specific Plan ..............................6
1 .5 CEQA Compliance .............................................................b
1.b Relationship to Existing Plans, Policies and Regulations...........7
1 .7 Figures and Images .............................................................7
1 .8 User's Guide ......................................................................8
SITE AND CONTEXT .........................................9
2.1 Setting and Background ....................................................10
2.2 Existing Conditions ............................................................ 1 1
2.3 Visual Character and Urban Design ...................................32
LAND USE AND DEVELOPMENT PLAN ............39
3.1 Introduction .................................................. ....................40
3.2 Land Use Framework .................................... ....................40
3.3 Guiding Principles ......................................... ....................40
3.4 Land Use Designations .................................. ....................43
3.5 Future Developmenf Assumptions ................... ....................45
DEVELOPMENT STANDARDS AND DESIGN
GUIDELINES ................................................. 49
4.1 Retai) District Development Standards .................................50
4.2 Transit-Oriented District Development Standards .................59
4.3 Village Parkway District Development Standards ..................68
4.4 Design Guidelines .............................................................77
MOBILITY AND INFRASTRUCTURE PLAN .......113
5.1 Vehicular Circulation .......................................................1 14
5.2 Pedestrian and Bicycle Circulation ....................................1 14
5.3 Public Transit ..................................................................1 15
5.4 West Dublin/Pleasanton BART Station Access ....................1 1 7
5.5 Infrastructure ..................................................................1 18
IMPLEMENTATION AND ADMINISTRATION ..119
b.l Purpose and Intent ...................................................... ....120
6.2 Public Facilities and Infrastructure Funding Mechanism... ....120
6.3 Development Review Process ........................................ ....120
6.4 Development Pool and Community 8enefit Program ...... ....120
6.5 Specific Plan Amendments ........................................... ....122
6.6 Nonconformities ......................................................... ....122
6.7 Severability ................................................................. ....122
6.8 I nterpretation .............................................................. ....123
6.9 Future Implementation ................................................. ....123
iv CITY OF DUBLIN
List of Figures
Figure 1-1 : Specific Plan Area ................................................... ....3
Figure 1-2: Parcel Map ............................................................ ....4
Figure 2-1 : Project SeHing ........................................................ ..12
Figure 2-2: General Plan Land Use Designations ....................... ..13
Figure 2-3: Previous Specific Plans ............................................ ..15
Figure 2-4: Vehicular Circulation .............................................. ..19
Figure 2-5: Off-Street Parking ................................................... ..21
Figure 2-b: Pedestrian Circulption ............................................. ..23
Figure 2-7: Bicycle Circulation .................................................. ..24
Figure 2-8: Transit Routes ......................................................... ..25
Figure 2-9: Potable Water System ............................................. ..27
Figure 2-10: Sanitary Sewer System ............................................. ..28
Figure 2-1 1: Storm Drain System ................................................ ..30
Figure 2-12: FEMA Flood Zone .................................................. ..31
Figure 2-13: Slock Structure ....................................................... ..33
Figure 2-14: Parcel Size & Building Footprint ............................... ..34
Figure 3-1 : Downtown Dublin Specific Plan Districts .................... ..41
Fig~re 4-1 : Retail District Location ............................................. ..50
Figure 4-2: Examples of Lot Size and Building Placements in the
Retail District .......................................................... ..52
Figure 4-3: Examples of Site Access in the Retail District .............. ..53
Figure 4-4: Transit-Oriented District Location ............................. ..59
Figure 4-5: Examples of Lot Size and Building Placement in the
Transit-Oriented District .......................................... ..bl
Figure 4-6: Examples of Site Access in the Transit-Oriented District 62
TABLE OF CONTENTS ~ ~
Figure 4-7: Village Parkway District Location ............................... 68
Figure 4-8: Examples of Lot Size and Buifding Placement in the
Village Parkway District ............................................ 70
Figure 4-9: Examples of Site Access in the Village Parkway District 71
Figure 5-1 : Saint Patrick Way ................................................... 1 16
List of Tables
Table 2-1 : Summary of Previous Specific Plans Development
Capacity' ................................................................ 1 7
Table 3-1 : Land Uses ............................................................... 43
Table 3-2: Summary of Project Market Demand (though 2025~ ... 46
Table 3-3: Base and Maximum FAR Per District .......................... 47
Table 3-4: Net New Development ............................................. 48
Table 6-1 : Development Pool ................................................. 121
DOWNTOWN DUBLIN SPECIFIC PLAN v
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vi CITY OF DUBLIN
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INTRODUCTION
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This chapter establishes the purpose and intent of
this Specific Plan, its location and relationship to
other plans and policies, the planning process, and
includes a user's guide.
DOWNTOWN DUSLIN SPECIFIC PLAId 1
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~~ 1.1 Purpose and Intent
t4 Five Specific Plans were previously applied within Downtown Dublin.
Collectively, these plans allowed for the additiona) development of nearly
3.2 million square feet of non-residential development, 740 dwelling
units, and 150 hotel rooms. Since 2000, when a majority of these plans
were odopted, 258,734 square feet of non-residential development and
54 residential units had been constructed, and 617 residential units were
entitled but not yet constructed.
This Downtown Dublin Specific Plan (also referenced as "DDSP",
"Downtown Dublin", or "Specific Plan Area") replaces and combines five
existing Specific Plans (SP~, namely, the Downtown Core SP, the Dublin
Downtown Plan SP, a portion of the San Ramon Road SP, the Village
Parkway SP, and the West Dublin BART SP.
This DDSP focuses on strengthening the development standards and
design guidelines and providing greater direction as to future land uses,
particularly in the transit-oriented area south of Dublin Boulevard.
Specifically, transit-oriented developments are encouraged within walking
distance of the West Dublin/Pleasanton Bay Area Rapid Transit (BART)
Station.
At present, Downtown Dublin largely functions as a regional retail area
comprised of a number of large-format "power centers" with ancillary
smaller specialty retail sales and services. These retailers (such as Target,
Ross, and Marshalls) represent a unique niche in the regional
marketplace and attract patrons from the entire Tri-Valley region
consisting of the Amador, Livermore, and San Ramon Valleys, which
includes the cities of Dublin, Pleasanton, Livermore, San Ramon, and
Danville. This Specific Plan encourages new development and
improvements to existing developments to create a more walkable, urban
environment and to enhance the City's tax base.
Downtown Dublin generally consists of large block sizes, wide and busy
roadways, large building footprints, and expansive parking lots, which
foster an environment dominated by automobiles. Opportunities exist to
create a more urban character that enhances the environment for
pedestrians, bicyclists, and transit riders. Design guidelines and
standards would create a more cohesive built environment and generally
improve the character of Downtown Dublin.
Financially, Downtown Dublin constitutes a very important source of tax
revenues for the City's General Fund. Based on findings presented in the
Focused Market Study (Keyser Marston & Associates, 2009), there does
not appear to be a strong enough morket to significantly expand these
revenue sources, particularly in the comparison retail and office markets,
and there are only limited opportunities in the convenience retail and
hotel markets. Opportunity does exist for future downtown residential
development to incorporate the concept of an in-town, transit-oriented .
urban village associated with the new West Dublin/Pleasanton BART
Station.
A set of guiding principles are included to help prioritize the direction and
development strategy for powntown Dublin as a whole, and within the
three proposed sub-areos (see Section 3.3: Guiding Principles). These
guiding principles address issues associated with the retention and
enhancement of existing retail uses, improving the aesthetic quality, and
promoting transit-oriented development.
1.2 Specific Plan Area
The DDSP area is 284 acres in size. Figure 1-1 : Specific Plan Area
shows the boundaries of the Specific Plan Area and Figure 1-2: Parcel
Map shows the existing parcels. The Specific Plan Area is generally
bound by Village Parkway to the east, Interstate 580 to the south, San
Ramon Road to the west and Amador Valley Boulevard to the north.
There are, however, some parfial boundary limits that extend beyond
these roadways, most notably for a porfion of San Ramon Road, a
portion of Amador Valley Boulevard, and all of Village Parkway is within
the Specific Plan Area.
Predominant existing land uses in the Specific Plan Area include regional-
serving retail, restaurant, and commercial services. Exceptions include
some limited light industrial business along Village Parkway, auto
sales/service businesses south of Dublin Boulevard, offices, and a senior
housing development and senior center just south of Amador Valley
Boulevard (north of the existing Target store).
CITY OF DUBLIN
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Figure 1-2: Parcel Map
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4 CITY OF DUBLIN
INTRODUCTION ~ 1
1.3 The Planning Process
The planning process undertaken as parf of the preparation of this
Specific Plan involved substantial outreach with the public and
stakeholders (land owners, business owners, etc) as well as joint and
separate meetings with both the City Council and Planning Commission.
This included:
^ Walking site tours of the Specific Pldn Area
^ Extensive one-on-one stakeholder interviews
^ Development of a Draft and Final Opportunities, Issues, &
Strategies Report (RBF Consulting, 2009)
^ City Council/Planning Commission study sessions
^ Public review meetings of the Draft Specific Plan and EIR
^ Community workshop
^ Online surveys
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DOWNTOWN DUBLIN SPE I P `~
C FIC LAN 5
`_ ` 1 ~ INTRODUCTION
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~ 1.4 Statutory Requirements of a Specific Plan
Under California Law (Government Code Section 65450 et seq.) cities
and counties may prepare specific plans to develop policies, programs,
and regulations to implement the jurisdictions adopted general plan. A
specific plan frequently serves as a bridge between the general plan and
individual development master plans and planned unit developments, or
other large development projects.
1.4.i Required Contents
This Specific Plan has been prepared in accordance with the
requirements of California Government Code Section 65451 . As
prescribed by law, the Plan includes text and diagrams that generally
describe the following:
. The distribution, location and extent of all land uses, in~luding
open space.
. The proposed distribution, location, extent and intensity of major
components of public infrastructure, such as transporfation and
drainage systems.
^ The standards and criteria by which development will proceed.
^ A program of implementation measures, such as financing
measures, policy and regulations and public works projects.
California law also requires a specific plan to be consistent with a City's
General Plan, and that findings regarding consistency be included in the
specific plan itself.
1.4.2 Findings of Consistency with the General Plon
Although an amendment to the City's General Plan will be necessary to
allow for the implementation of the Specific Plan, the recommendations
and objectives of the Downtown Dublin Specific Plan are consistent with
the broad goals of the Dublin General Plan.
The guiding policy for powntown Dublin, as stated in the General Plan, is
to intensify uses in the Downtown Dublin area and provide opportunities
for housing and transit-oriented uses near the transit center and facilities.
A series of implementing policies are established in the General Plan,
including:
. Allowing development within the mixed use land use
designations to include a combination of inedium to high density
residential housing and at least one non-residential land use
(such as office or retail~.
^ Designating a Downtown Intensification Area on the General
Plan Land Use Map.
^ Providing a BART station in Downtown Dublin that will serve
customers and workers with and without cars, and to add offices
and multi-family dwellings within walking distance.
. Encouraging mid-rise office/multi-family buildings and parking
structures with ground floor retail space, and creating store-lined
pedestrian connections between existing shopping centers.
^ Making Downtown Dublin more understandable to the first-time
visitor by instal(ing standardized identification signs and
directories.
1.5 CEQA Compliance
The Downtown Dublin Specific Plan has been adopted in compliance
with the requirements of the California Environmental Quality Act
(CEQA). Pursuant to State and Local CEQA Guidelines the City
determined that the Downtown Dublin Specific Plan could create
significant environmental impacts, and therefore, an Environmental
Impact Report (EIR) was prepared in conjunction with preparation of this
Specific Plan.
The Downtown Dublin Specific Plan EIR (State Clearinghouse Number
2010022005) is a Program EIR. As directed by the City of Dublin and in
accordance with CEQA, the EIR includes an introduction, project
description, description of existing environmental conditions, an
ossessment of environmental impacts, mitigation measures, and analysis
of plan alternatives.
CITY OF DUBLIN
INTRODUCTION ~ 1
~.6 Relationshap to ExBsting Plans, Policies and
Regulatior~s
Throughout this Specific Plan, there are a number of existing plans,
policies and regulations that support and clarify the intent and
recommendations identified in this Specific Plan. These include, but are
not limited to, the following:
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standards adopted for this area. Where a conflict occurs between this '.~f~
Specific Plan and the Zoning Ordinance, the standards in this Specific ;~~
Plan shall supersede the standards and regulations in the Zoning
Ordinance. Development standards and land use requirements not
specifically addressed in this Specific Plan or in the new Zoning District
shall be subject to the regulations of the Zoning Ordinance.
1.6.1 City of Dublin General Plan
The General Plan is the highest-level policy document for the entire City
of Dublin. The General Plan serves as an "umbrella" over other policies
and policy documents; all of which are required to be consistent with the
General Plan. State law requires all general plans include a minimum of
seven elements (land use, circulation, open space, conservation, noise,
safety, and housing). A General Plan amendment will be required to
ensure that this Specific Plan is consistent with elements of the City's
General Plan.
1.6.2 City of Dublin Streetscape Master Plan
The requirements within the Streetscape Master Plan shall continue to
apply for areas within the Specific Plan Area. This Specific Plan is not
intended to be in conflict with nor replace the Streetscape Master Plan
1.6.3 City of Dublin Bikeways Master Plan
The requirements within the Bikeways Master Plan shall continue to apply
for areas within the Specific Plan Area. This Specific Plan is not intended
to be in conflict with nor replace the Bikeways Master Plan.
1.6.4 Ciiy of Dublin Public Art Master Plan
The requirements within the Public Art Master Plan shall continue to apply
for areas within the Specific Plan Area. This Specific Plan is not intended
to be in conflict with nor replace the Public Art Master Plan and Public Arf
Program (Chapter 8.58 of the Zoning Ordinance).
1.6.5 City of Dublin Zoning Ordinance
The Zoning Ordinance will be amended as on implementation measure
of this Specific Plan to create a Downtown Dublin Specific Plan Zoning
District. The new Zoning District will replace the existing zoning
1.6.6 Ciiy of Dublin Green Building Ordinance
Chapter 7.94 Green Building was adopted by the Dublin City Council to
enhance public health and welfare by encouraging green building
measures in the design, construction and maintenance of buildings. The
green building practices are intended to achieve ihe following goa{s:
m Encourage the conservation of natural resources;
o Increase energy efficiency and lower energy usage;
o Reduce operating and maintenance costs for residential
buildings; and
o Promote a healthier indoor environment.
In conjunction with Site Development Review (SDR) of any project subject
to the Green Building Ordinance, the applicant is required to submit
documentation (including a checklist) demonstrating compliance with the
Green Building Ordinance.
~ .~ ~~gvres ¢~roc6 9mcages
Figures and images are used liberally throughout this document,
especially in Chapter 4: Design Standards and Guidelines. These figures
and images are intended for illustrative purposes only. Specific
development standards, regulations, and guidelines contained in this
document are the controlling language for the purposes of the
development regulation. If a figure or image is in conflict with the
controlling regulation, the regulation shall rule and the diagram shall be
updated by the Community Development Director to prevent future
confusion. Such updates do not require a Specific Plan amendment.
~
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DOWNTOWN DUBLIN SPECIFIC PLAN 7 ~
~
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1 ~ INTRODUCTION
1.8 User's Guide
The Downtown Dublin Specific Plan is designed to meet the needs of
many users, including property owners, merchants, architects, designers,
building contractors, City staff, residents, investors, developers, and other
interested organizations and persons in the community. Each of these
interests plays a vital role in the future development of the Downtown
Dublin Specific Plan area.
To most effectively use the Downtown Dublin Specific Plan, the following
process is recommended:
. Step 1: Review Chapters 1 and 2 to gain an understanding of
Downtown Dublin, including project history, existing conditions,
and the planning process.
^ Step 2: Review Chapter 3 to gain an understanding of the
guiding principles and detailed land use development plan for
this Specific Plan.
^ Step 3: Property owners that are interested in
developing/intensifying property within the Downtown Dublin
Specific Plan Area should review Chapters 3 and 4 to gain an
understanding of the development standards and design
guidelines for their property.
^ Step 4: Those interested in starting a new business or
expanding/enhancing an existing business in the Downtown
Dublin Specific Plan Area should review Chapter 3 and 4 to gain
an understanding of the types of land uses that are permitted
and conditionally permitted in the Specific Plan Area.
^ Step 5: Review Chapter 5 to gain an understanding of the
mobility and infrastructure plan that will accommodate the
potential buildout of the Specific Plan Area.
^ Step 6: Review Chapter 6 to gain an understanding of the
implementation and administration of this Specific Plan.
CITY OF DUBLIN
^ Step 7: Schedule a meeting with the City of Dublin Community
Development Deparfment to review your concepts, determine
project processes and requirements, identify other agencies that
may need to be contacted, and discuss potential issues,
solutions, and approaches.
It is highly recommended that interested property/business owners,
developers, and investors contact the City to discuss project proposals
before committing large amounts of time and money for plans and
drawings.
~•
SITE AND CONTEXT
~ ~
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This chapter provides background information and
describes opportunities, issues, and strategies
related to the potential future development and
revitalization of the Specific Plan Area. It was
developed based on a review of background
documents, field surveys, meetings with City staff,
public workshops, the Planning Commission and
City Council, and interviews with stakeholders in the
Specific Plan Area.
DOWNTOWN DUBLIN SPECIFIC PLAN 9
~
~
~
V '
2 ~ SITE AND CONTEXT
2.1 Setting and Background
2.1.1 Regional Location
~fhe City of Dublin is located in eastern Alameda County, just south of the
border of Contra Costa County. Regional access to the City is provided
by Interstate 580, Interstate 680, and the Dublin/Pleasanton line of the
Bay Area Rapid Transit District (BART). Cities that border Dublin include
San Ramon to the north (in Contra Costa County), Pleasanton to the
south, and Livermore to the south and east.
2.1.2 Local Setting
The Specific Plan Area is located in the southwestern portion of the City.
Boundaries generally include the roadways of and properties along
Amador Valley Boulevard, Village Parkway, Interstate 580, and San
Ramon Road (see Figure 2-1 : Project Setting). These roadways, along
with Dublin Boulevard, provide primary access to the Specific Plan Area.
Once complete, the West Dublin/Pleasanton BART Station will serve the
Specific Plan Area and will provide a pedestrian connection across
Interstate 580 to Pleasanton.
2.1.3 Historic Context
This City of Dublin has always played a historical role, sitting at the
crossroads of two major trading routes. As these routes grew into
regional roads (present day Dublin Boulevard and San Ramon Road), so
did the town. The small town rapidly expanded aRer World War II and
was later incorporated in 1982.
The presence of the Camp Parks Reserve Forces Training Area (RFTA)
and the construction of Interstates 580 and 680 and the BART line
stimulated much of this development. During this time, much of the
historic downtown fabric was transformed into more automobile-oriented
shopping centers with large surface parking lots, as was typical during
the time. Surrounding areas were largely built with suburban tract
housing, schools, parks, and commercial uses along major arterials.
Development patterns started in the areas generally west of the Camp
Parks RFTA, but have shifted toward the areas to the east as well.
~ H ~:
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10 CITY OF DUBLIN
SITE AND CONTEXT ~ 2
~
~
2.2 Existing Conditions
2.2.1 Existing Land Uses
A majority of the land uses include regional serving retail in the center of
the Specific Plan Area. These include: Target, Toys R Us, Burlington Coat
Factory, Ranch 99 Market, Orchard Supply Hardware, Ross, Marshall's,
and Safeway.
There are two auto dealership sites in the Specific Plan Area. One is
located at the southeast corner of Dublin Boulevard and Golden Gate
Drive and the other is located at the southeast corner of Saint Patrick
Way and Amador Plaza Road.
Smaller specialty retail, convenience retail, and services are generally
located west of Regional Street, and along Amador Valley Boulevard,
Amador Plaza Road, and Village Parkway.
Office uses within the Specific Plan Area include the Corrie Center
(located southeast of Dublin Boulevard and San Ramon Road), the
Chase Bank building (southwest of Dublin Boulevard and Golden Gate
Drive) and the office complex (located at the south end of Amador Plaza
Road).
Other notable land uses include the 238-room Holiday Inn Hotel, Earl
Anthony's Dublin Bowl, Dublin Post Office, Dublin Iceland, and the
Dublin Senior Center with an associated senior apartment complex
(Wicklow Square).
2.2.2 General Plan Land Uses
The Land Use Element and Land Use Map in the General Plan establish
the policy for change and growth within the City. The General Plan
identifies the general locations, density and extent of land available for
housing, business, industry, natural resource protection, recreation, and
other uses. Land use designations for the Specific Plan Area include:
High-Density Residential, Mixed-use, Retail/Office, Retail/Office and
Auiomotive, Parks/Public Recreation, and Public/Semi-Pubfic (see Figure
2-2: General Plan Land Use Designations). o_
~
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DOWNTOWN DUBLIN SPECIFIC PLAN 11 W
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SITE AND CONTEXT ~ :
Figure 2-2: General Plan Land Use Designations
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DOWNTOWN DUBLIN SPECIFIC PLAN 13 ,~
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s 2 ~ SITE AND CONTEXT
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2.2.3 Previous Specific Plans
~ Prior to this Downtown Dublin Specific Plan, five separate specific plans
~ applied to the downtown area. Brief summaries of each of these Specific
~ Plans are described below. A map showing the boundaries of these
specific plans and the Downtown Dublin Specific Plan is illustrated in
Figure 2-3: Previous Specific Plans. The Downtown Core and West
Dublin BART Specific Plans were intended to be for short-term time frame
(5-7 years).
Downtown Core Specific Plan
The 51-acre Downtown Core Specific Plan (DCSP) area contains most of
the City of Dublin's large format (60,000+ square feet) retailers. The
DCSP envisioned integrating these large users with newer, smaller scale
development as well a series of public spaces including a central
landscaped plaza to accommodate public gatherings.
The DCSP envisioned that existing major retailers would remain in their
present locations along the westerly edge of the core, although building
facades would be modernized. To the east, a variety of smaller buildings
would be constructed accommodating new restaurants and specialty
retail entertainment. A new vehicular accessway, possib~y through a joint
private/public endeavor, would be constructed through the center of the
Core area from Dublin Boulevard/Golden Gate Drive, north to Amador
Valley Boulevard at Donahue Drive.
The DCSP called for a maximum development potential of 1.2 million
square feet of commercial, retail office and mixed-use development and
up to 154 dwelling units. This represents an increase of 737,072 square
feet and 154 dwelling units, as compared to existing conditions when the
DCSP was first adopted (December 2000). Because the DCSP area is
largely built-out, a majority of the increase in density would be achieved
through an increased floor area-ratio (FAR) of up to .79 (on average)
with buildings up to six stories or 75 feet. A mix of surface porking and
garages would help increase site densities.
West Dublin BART Specific Plan
With the adoption of the West Dublin BART Specific Plan (WDBSP) by the
Dublin City Council in December 2000, a General Plan Amendment was
adopted to change land uses and land use intensification and to modify
the FAR for certain properties. The WDBSP area is generally located
between I-580 to the south, I-680 to the east, Dublin Boulevard to the
north, and San Ramon Road to the west. The area consists of
approximately 92 acres of commercial, office and light industrial land
uses. Central to the WDBSP area and providing a catalyst for the
direction of future development is the new West Dublin/Pleasanton BART
Station (planned to be open in 201 1), and the associated parking
structure, as well as the development of a hotel, retail, high-density
housing, and office.
The WDBSP envisioned a transit-oriented, mixed-use area, capitalizing on
regional transit linkages provided by both the BART line and supported by
nearby freeways, I-580 and I-680. Within the West Dublin BART area, a
mixture of low-rise and mid-rise buildings for residences, offices, specialty
retail, lodging, restaurant, and similar uses are planned that are
consistent with a transit-oriented development area. Additionally, the
WDBSP called for further intensification of development through an
increased FAR of up to 1 for some properties.
As amended, the maximum amount of development for the WDBSP was
anticipated to be 2,277,716 square feet of non-residential development,
150 hotel rooms, and 617 residential dwellings.
Since adoption of the WDBSP, the City has allowed for the construction
of up to 150 hote) rooms and 7,500 square feet of commercial uses
adjacent to the BART Station. The City Council and Planning Commission
has also approved a mixed use development with 150,000 square feet of
office and 308 residential dwellings, which have not yet been
constructed. The approvals and preliminary approvals (Stage 1 and
Stage 2 Development Plans) will continue to apply to these parcels after
adoption of this Specific Plan.
14 C1TY OF DUBLIN
SITE AND CONTEXT ~ 2
Figure 2-3: Previous Specific Plans
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~' t `'.4 : ; 'k v,_ , ; ~ ~ ~ ~ , _ San Ramon Road Specific Plan
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_ West Dublin BART Specific Plan
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DOWNTOWN DUBLfN SPECIFIC PLAN 15
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2 ~ SITE AND CONTEXT
~
~~ Village Parkway Specific Plan
~ The Village Parkway Specific Plan (VPSP) consisted of approximately 31
~ acres of commercial services, retail, restaurant, office, and automotive
~ service land uses. Under the VPSP Concept Plan, these existing uses
would not change, but would be stabilized and enhanced. The FAR
within the VPSP area was increased from 0.24, equivalent to 308,474
square feet, to 0.35, equivalent to 408,108 square feet, or an increase
of nearly 100,000 square feet. The land use plan designated properties
west of Village Parkway as Retail/Office and Auto Service (R/O&A) and
the east side as Retail/Office (R/O).
The VPSP encouraged higher density residential dwellings in the form of
multi-family complexes and live/work units. It also encouraged property
and streetscape improvements to enhance the pedestrian character.
While there was considerable discussion and analysis regarding the
reconfiguration of the Village Parkway roadway, it was determined that it
should remain four lanes, due in part to the fact that it services as an
important north-south emergency access roadway.
San Ramon Road Specific Plan
Adopted in June of 1983, the San Ramon Road Specific Plan (SRRSP) is
the oldest of the downtown specific plans and is located west of San
Ramon Road between Silvergate (to the north) and Dublin Boulevard to
the south. The SRRSP planning area included both residential and
commercial land uses. This Specific Plan includes only those commercial
areas that are located north and south of Amador Valley Court (identified
as Area 3 in the SRRSP).
The primary intent of the SRRSP was to provide guidance for development
of approximately 30 acres of vacant land for retail commercial, office
and multifamily uses. Area 3(13 acres), which included both occupied
and vacant commercial land uses, has now been completely built-out
with primarily region serving retai) and commercial uses.
Dublin Downtown Plan
The Dublin Downtown Plan (DDP) was adopted by the City Council in
1987 and is generally bounded by San Ramon Road, Amador Valley
Boulevard, Village Parkway (including land uses to the east) and
Interstate 580. The DDP included an area encompassed and superseded
by the WDSP, the DCSP, and VPSP, described above. The only
remaining properties that are still applicable as a regulating document
are Development Zones 5 and b of the DDP:
Zone 5: San Ramon Road Retail - Oriented almost exclusively to
Regional Street, uses in this area encouraged an increased presence on
San Ramon Road to improve visual appearances along that frontage.
Proposals which provide new access to San Ramon Road and pedestrian
linkages to Zone 5 were encouraged. Uses will continue as a mix of
retail and commercial services.
Zone 6: Central Block West Retail -A continuation of current retailing
and service commercial uses with improvements to zone entries, internal
circulation ond parking lot landscaping were encouraged.
Conclusions
Collectively, the DCSP, the WDBSP and the VPSP allows for the
additional development of just over 3.1 million square feet of non-
residential development, 717 dwelling units, and 150 hotel rooms (see
Table 2-1 : Summary of Previous Specific Plans Development Capacity).
Because the SRRSP has been built-out to allowed densities, no additional
development potential exists.
16 CITY OF DUBLIN
SITE AND CONTEXT ~ 2
Table 2-1: Summary of Previous Specific Plans Development
Capacity'
959,446 sf 132,294 sf
763,175 sf 332,186 sf
-- 74,264 sf 100,000 sf
~ 61,665 sf 16,720 sf
~ 493,430 sf + 181,630 sf +
308 du 100 du
••. . 150 rooms -- --
~ 309 du -- --
2,277,716 sf 737,094 sf
150 rooms 100,000 sf
100 du
1,091,740 sf
2.2.4 Circulation and Porki~g
Existing Street Network
The existing roadway network routes within the Specific Plan Area are
shown on Figure 2-4: Vehicular Circulation. A description of each
roadway is provided below:
1,195,361 I_580 and I-680: I-580 intersects with I-680 immediately adjacent to
5~ Downtown Dublin. I-680 traverses in a north-south direction and I-580 in
74,264 sf pn east-west direction. A full access interchange is located at I-580 and
San Ramon Road. Parfial access to I-680 is provided through a
78,385 sf southbound on and off ramp from Amador Plaza Road and a
northbound on ramp at Village Parkway.
675,060 sf
+ 408 du
150 rooms
309 du
3,114,810 sf
150 rooms
617 du 717 du
Notes: 1 Approved per Specific Plans but not yet constructed (including entitled
projects). City of Dublin, 2009
2 Includes 100,000 sf in Village Parkway
Source: DDSP Opporfunities, Issues, and Strategies Report, RBF Consulting, May
2009
San Ramon Road: San Ramon Road is a major north-south arterial within
the Specific Plan Area with a 40 mph speed limit and raised median. A
full access interchange is located at I-580. Norfh of Amador Valley
Boulevard, San Ramon Road narrows from six to four lanes. No parking
is provided on the street. A Class 1 trail facility is provided on the west
side of San Ramon Road between Dublin Boulevard and Amador Valley
Boulevard.
Regional Street: Regional Street extends in a north-south direction from
Amador Valley Boulevard to its terminus south of Dublin Boulevard. It is a
two-lane collector with a two-way-left-turn lane. It provides access to the
adjacent commercial uses. On-street parking is provided south of Dublin
Boulevard, but not between Dublin Boulevard and Amador Valley
Boulevard. The speed limit is 30 miles per hour.
Golden Gate Drive: Golden Gate Drive is a short, two-lane collector that
provides access to the adjacent commercial businesses south of Dublin
Boulevard and to BART. The street extends from Dublin Boulevard to the
West Dublin/Pleasanton BART Station and parking garage. On-street
parallel parking is provided on both sides of the street. The speed limit is
25 miles per hour.
DOWNTOWN DUBLIN SPECIFIC PLAN 17
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~ 2 ~ SITE AtJD CONTEXT
`"7~
~ Amador Plaza Road: Amador Plaza Road is a north-south, two-lane
~-~ collector with a two-way-left-turn-lane median between Amador Valley
~ Boulevard and Dublin Boulevard. Between Dublin Boulevard and Saint
Patrick Way it is a four-lane collector. The speed limit is 25 miles per
hour and the street provides access to the adjacent commercial land uses
and access to and from southbound I-680.
Village Parkway: Village Parkway is a four lane north-south arterial
located to the east of I-680. Within the Downtown, the street has a
raised median and on-street parallel parking. Village Parkway has
multiple commercial driveways and provides access to smaller properties
The speed limit on Village Parkway is 30 miles per hour. Just south of
Dublin Boulevard, Village Parkway provides access to a norfhbound I-
680 on-ramp. Village Parkway has a Class 3 bikeway facility.
Amador Valley Boulevard: Amador Valley Boulevard runs parallel to
Dublin Boulevard. Within the downtown, it is a four lane east-west
arterial with a landscaped median. The street provides access to most of
the large retail shopping centers in the downtown area. The speed limit
on Amador Valley Boulevard is 30 miles per hour. Class II bike lanes are
provided on both sides of the street. No on-street parking is provided.
Dublin Boulevard: Boulevard is a major six-lane east-west arterial that
extends through the downtown area with a landscaped median. Dublin
Boulevard has a speed limit of 35 miles per hour. No on-street parking
or bike lanes are provided on the street within the Downtown Area, but
are planned for. West and east of the Specific Plan Area, Dublin
Boulevard narrows to four lanes. Signals are coordinated along Dublin
Boulevard from Regional Street to Village Parkway. Dublin Boulevard
provides local-serving access to most of the large retail shopping centers
in the downtown area. It also carries high volumes of through traffic
during the morning and aRernoon peak hours, as motorist use the street
as an alternative route to I-580.
$aint Patrick Way: Saint Patrick Way is a local two-lane connector street
with a two-way-left-turn-lane between Amador Plaza Road and Golden
Gate Drive within the downtown area. Saint Patrick Way will be extended
westward to Regional Street as future development occurs. The speed
limit is 25 miles per hour. No on-street parking is provided along the
street.
Level of Service
Ten signalized intersections in Downtown Dublin were evaluated based
on the Levels of Service (LOS)-concept. LOS is a qualitative description
of intersection and roadway operation, ranging from LOS A to LOS F.
LOS A represents free flow, un-congested traffic conditions. LOS F
represents highly congested traffic conditions with what is commonly
considered unacceptable delays to vehicles on the road segments and at
intersections. The intermediate levels of service represent incremental
levels of congestion and delays between these two extremes. The City has
a goal to maintain LOS D or better for streets of "regional significance."
Intersection LOS is identified in Figure 2-4: Vehicular Circulation.
18 CITY OF DUBLIN
SITE AND CONTEXT ~ :
Figure 2-4: Vehicular Circulation
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=~/'~' ~ 1''~ \, ~ 6-lane Divided Roadway
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DO~NNTOWN DUBLIN SPECIFIC PLAN 19 Q~
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V- 2 I SITE AND CONTEXT
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~ OfF-Street Parking
Off-street parking requirements have a significant impact on land uses
and the spatial orientation of the built form, as discussed in Chapter 3.
A significant majority of the off-street parking in the Specific Plan Area is
surface parking.
As shown in Figure 2-5: Off-Street Parking, there are approximately
10,000 parking spaces in the Specific Plan Area. Assuming an average
of 250 square feet per vehicle (including driving aisles), parking
represents approximately 62 acres, or 22% of the Specific Plan Area.
Future development of some portion of these surface parking lots
represents an important opportunity to create a more urban, pedestrian-
oriented environment. This could occur through the construction of
parking structures constructed as separate structures or integrated into
newly constructed buildings.
20 CITY OF DUBLIN
~-~` 2 ~ SITE AND CONTEXT
~~
~ Pedestrian 8: Bicycle Circulation
l~ Downtown Dublin consists of relatively large blocks and large arterial
streets. Most buildings are set back from the street. On most properfies,
large surface parking lots are located between the buildings and the
street. The streets and development patterns in the Downtown are
primarily oriented towards automobiles, and they generally do not
promote pedestrian and bicycle circulation (please refer to Section 2.3
Community Character for a discussion of development patterns).
Sidewalks are located along all streets within the Downtown, as shown on
Figure 2-b: Pedestrian Circulation.
A Class I bicycle facility is provided along the west side of San Ramon
Road extending north from I-580, while Class II bike lanes follow the east
side of San Ramon Road north of Dublin Boulevard. Amador Valley
Boulevard includes Class II bike lanes in each direction. A combination
of Class II and Class III facilities are proposed along Dublin Boulevard,
but have not yet been constructed. A Class III bike route (signed bike
route) extends along both sides of Village Parkway. Class II bike lanes
and Class III bike routes are proposed on existing and future roadways
south of Dublin Boulevard (see Figure 2-7: Bicycle Circulation).
Transit Service
The Livermore Amador Valley Transit Authority (LAVTA) provides transit
services through the City of Dublin. Downtown Dublin is served by the
LAVTA WHEELS Route 3 and Route 10, as shown on Figure 2-8: Transit
Routes. These routes provide access to the downtown along Village
Parkway and Dublin Boulevard, as well as numerous outlying areas. In
addition, LAVTA has approved a Bus Rapid Transit (BRT) route, which
would provide improved service between Downtown Dublin and
Livermore, and eastern Dublin and the Stoneridge Mall area in
Pleasanton. Construction of the BRT route is underway.
The Bay Area Rapid Transit District (BART) operates the East
Dublin/Pleasanton BART Station located east of the Downtown off of
Dublin Boulevard via Demarcus Boulevard. WHEELS routes listed above
provide daily access to the BART station.
22 CITY OF DUBLIN
SITE AND CONTEXT ~
Figure 2-5: OfF-Street Parking
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~ Specific Plan Bo~ndary
~ Gty Limit Une
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Total Parking Spaces wifhin
Specific Plan Area = 10,427
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DOWNTO~^/N DUBLIN SPECIFIC PLAN 21 ~~-
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SITE AND CONTEXT ~ :
Figure 2-6: Pedestrian Circulation
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City of
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v I
DOwNTOWN DUBLIN SPECIFIC PLAN 23 ~
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~''~ 2 ~ SITE AND CONTEXT
~
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~ Figure 2-7: Bicycle Circulation
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SITE AND CONTEXT ~ 2
Figure 2-8: Transit Routes
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' SUBJECT TO CHANGE
DOWNTOWN DUBLIN SPECIFIC PLAN 25
0 250 5"vG 1.Op~~ ~~r ~
LECsEND
( ~ ~~ Specific Plan Boundary
_ _ City Limit Line
~ Confro Costa County Connecfion
Routes 121 and 970
~ "WHEELS" Route 10
~ "WHEELS" Route 3
"WHEELS" Route 3V
~ BART Rail Line
~ Bus Stop
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~1'~ 2 ~ SITE AND CONTEXT
~
~
~ In addition, transfers can be made from the existing BART station to the
~ Central Contra Costa Transit Authority (CCCTA) or "County Connection"
routes 121 and 970. These routes serve Contra Costa Country areas to
the north.
BART has begun construction of the West Dublin/Pleasanton BART
Station and parking garage, which is located on the south side of the
downtown area at the terminus of Golden Gate Drive. The new station
platform will be located in the median of I-580. Construction of this
station will be completed in 201 1.
2.2.5 Utility InfrastrucFure
Water
The Dublin San Ramon Services District (DSRSD) is the purveyor of
potable water in the City of Dublin. DSRSD purchases wholesale water
from the Alameda County Water Conservation District Zone 7(Zone 7)
who in turn purchases 70% of its water from the State Water Project
(SWP). The remainder of the Zone 7 water is from groundwater aquifers
located throughout the Livermore-Amador Valley. The existing potable
water distribution system for the Specific Plan Area is shown in Figure 2-
9: Potable Water System.
DSRSD, in collaboration with West Yost & Associates, completed a Water
Master Plan Update in 2005. The update recommends additional
storage for the Central Dublin area and potable water system facility
improvements to support existing and future conditions. No additional
pumping capacity is required for Pressure Zone 1(which includes the
Specific Plan Area).
Future water demands for the Specific Plan Area were calculated using
two methodologies: one based on future population projection and per
capita consumption and one based on future land use and unit water use
factors. Both are consistent with future population projections and land
use buildout under the City of Dublin's General Plan. There is sufficient
water supply to service future water demand in the Specific Plan Area
over the next 20 or more years.
Within Central Dublin, the Water Master Plan Update recommends the
construction of a 2.74 million gallon reservoir (Tank 1 C) in Central
Dublin (north of Dougherty Reservoir and north of Amador Valley Road)
to meet a storage deficiency at buildout, and to help alleviate low
pressure during peak hour demand conditions. In addition, new 12-inch
and 20-inch diameter service mains are recommended in the vicinity of
the new Tank 1 C to fill the tank and distribute water from the tank to the
Central Dublin service area. These improvements have been
incorporated into DSRSD's capital improvement program.
Sewer
DSRSD is also the purveyor of wastewater collection services in the City of
Dublin. DSRSD wastewater collection system includes over 1 70 miles of
sanitary sewers ranging from six to 42 inches in diameter that are from
five to over 40 years old. Wasfiewater is transported to a treatment plant
located in the City of Pleasanton.
As shown in Figure 2-10: Sanitary Sewer System, the Specific Plan Area
includes a variety of collection mains located within the existing public
streets and on some private properties. Most of the mains range from
eight to 12 inches. All of the sewer mains drain into a 36-inch main,
which runs north to south along Village Parkway.
DSRSD, in collaboration with MWH Inc., completed a Wastewater
Collection System Master Plan update in June of 2005. Land use data
form the basis for estimating wastewater flows in the collection system.
Land use data for the update were derived from the General Plans of the
cities of Dublin and San Ramon and various known development plans
as known at the time.
26 CITY OF DUBLIN
SITE AND CONTEXT ~
Figure 2-9: Potable Water System
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PotaWe Water Line Diameter
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City of
Pleasanton
~ ~
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DOWNTOWN DUBLIN SPEGFIC PLAN 27 ~(`
~
~S\ 2 ~ SITE AND CONTEXT
~
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~Q Figure 2-10: Sanitary Sewer System
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SITE AND CONTEXT ~ 2
Storm Water
The City of Dublin Public Works Department maintains the Ciiy's storm
drain pipelines that are located within the public streets (see Figure 2-1 1:
Storm Drain System). Zone 7 owns and operates regional storm drain
facilities that collect runoff from the City. Because the Specific Plan Area
is largely built-out, stormwater flows to collection distribution systems are
expected to be similar to or possibly reduced (due to improve
management practices) as parf of future development.
Several properfies within the Specific Plan Area are located within the
Federal Emergency Management Agency (FEMA) 100-year floodplain
(see Figure 2-12: FEMA Flood Zone). New construction is subject to
floodplain regulations. The Zone 7 Stream Management Plan contains
plans to retrofit the culvert that carries water from Dublin Creek under
Donlon Way. The retrofit will increase the culvert capacity and minimize
the risk of flooding in the area under the existing specific plans.
~?~
~
DOWNTOWN DUBLIN SPECIFIC PLAN 29 ~
Vv.
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2 ~ SITE AND CONTEXT
Figure 2-11: Storm Drain System
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City of
Pleasanton
30 CITY OF DUBLIN
SITE AND CONTEXT ~ 2
Figure 2-12: FEMA Flood Zone
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DOWNTOWN DUBLIN SPECIFIC PLAN 31 ~
~
~~ 2 ~ SITE AND CONTEXT
~
~
~ 2.3 Visual Character and Urban Design
~ 2.3.1 Development PatFerns
Several factors work together at the macro scale to affect the character
and function of the Specific Plan Area. These include the size and
configuration of the blocks, the number and spacing of streets, the size of
parcels, the size of buildings and lot coverage, multiple ownerships, and
the location and orientation of buildings. Variations in these factors are
responsible for many of the differences in character that exist throughout
the Specific Plan Area.
Streets and Blocks
The development pattern in the Specific Plan Area consists of blocks that
are extremely large ond ore not conducive to a pedestrian-friendly
environment (see Figure 2-13: Block Structure). The largest single block
is bounded by Amador Valley Boulevard / Amador Plaza Road / Dublin
Boulevard / Regional Street. This area is 60 acres in size and extends
1,870 feet between Amador Plaza Road and Regional Street.
Streets with cul-de-sacs, namely the south ends of Amador Plaza Road,
Regional Street, and Golden Gate Drive, inhibit connectivity and result in
the need to backtrack. Also, Interstates 580 and 680 pose a significant
barrier to pedestrian connectivity given their enormous scale, intensity,
and limited locations to cross.
The irregularity of the block sizes and distances between streets also
affect the experience of pedestrians. The large blocks and low street
connectivity tends to adversely affect the pedestrian's orientation of the
Specific Plan Area, making walking inconvenient and reducing the
number of through connections within the Specific Plan Area to/from
adjacent neighborhoods.
Saint Patrick Way, located south of Dublin Boulevard, is planned to be
extended west of Golden Gate Drive to Regional Street. This roadway,
as well as a proposed secondary informal roadway between the future
Saint Patrick Way and I-580 would help promote greater pedestrian
connectivity and transit-oriented development in this areo.
Parcel Size
The parcel size, like block size, influences the character of the Specific
Plan Area. The relatively finer-grained pattern of smaller lots
(predominantly less than two acres) along Village Parkway is more
pedestrian-oriented, as these parcels include development at smaller
scales (see Figure 2-14: Parcel Size & Building Footprint). The area west
of I-680 contains large and irregularly-shaped parcels (generally larger
than two acres with a significant portion larger than five acres) with long
building frontages, few driveway entrances, limited pedestrian pathways
throughout parking lots, and significantly more area dedicated to surface
parking, all combining to reduce the quality of the pedestrian experience.
Building Footprint/Lot Coverage
The size of building footprints (i.e., the area covered by a building) vary
significantly throughout the Specific Plan Area (see Figure 2-14: Parcel
Size & Building Footprint). Very large buildings (80,000 square feet plus)
are generally located in the center of the Specific Plan Area and extend
north to south as well as on the east side of Amador Plaza Road.
Relatively smaller building footprints are located along both sides of
Village Parkway and sporadically along Amador Plaza Road and
Regional Street. (n general, smaller buildings are located around the
perimeter of the downiown.
32 CITY OF DUBLIN
SITE AND CONTEXT ~ 2
Figure 2-13: Block Strudure
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DOWNTOWN DUBIW SPECIRC PLAN 33
~
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2 ~ SITE AND CONTEXT
Figure 2-14: Parcel Size 8~ Building Footprint
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Size of Parcel (Acres)
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City of
Pleasanton
~ ,K~, :;~. : -
34 CITY OF DUBLIN
SITE AND CONTEXT ~ 2
Building Orientation
A significant portion of the Specific Plan Area contains parking lots
directly adjacent to the public right-of-way (e.g, adjacent to the sidewalk
and roadways). When surface parking lots are located adjacent to the
public sidewalk, it weakens the streetscape and reduces the quality of the
pedestrian environment by placing automobiles on both sides of the
sidewalk, reqviring vehicular movement across the sidewalks at parking
lot entrances.
There are many different examples throughout the Specific Plan Area
where the pedestrian environment is compromised by surface parking
lots. This is particularly acute along Dublin Boulevard, Regional Street,
Amador PVaza Road, and the western side of Golden Gate Drive in the
Specific Plan Area.
The orientation of the building to the street is critical. In order to support
pedestrian activity, buildings should have entrances that front directly
onto the street, rather than to parking lots (i.e. no parking in between),
and have street-facing storefront windows that add interest to the
pedestrian environment, rather than just blank walls. Buildings with a
strong connection to the street and sidewalk activate the street and
encourage more pedestrian-oriented activities such as walking, window
shopping, and gathering (e.g. outdoor dining) along the sidewalk. This
type of pedestrian activity is a critical success factor for any downtown.
The Specific Plan Area includes a variety of conditions in terms of
building orientation. The regional retail buildings located in the center of
the Specific Plan Area back onto each other and face Amador Plaza
Road and Regional Street, but are set back very far from the public right-
of-way with parking between the sidewalk and store entrance. Almond
Plaza, located on the west side of Regional Street (north of Dublin
Boulevard), contains a U-shaped format of buildings with the store
entrances oriented inward towards a central parking lot. Elsewhere,
building orientation is quite varied, with a high percentage of buildings
that do not directly address the street and instead provide access from
parking lots and/or present blank facades to the street.
~
~
DOWNTOWN DUBLIN SPECIFIC PLAN 35 ~
W
t~
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~~
~ J
2 ~ SITE AND CONTEXT
Given their large size and the fact that they are constructed using wood,
some of the large-format regional retail stores hqve a 60-foot no-build
easement around the perimeter of buildings to allow access for
firefighting equipment. As shown in the graphic below, a no-build
easement exists around the perimeter of the Target, former Expo Design
Center and Burlington Coat Factory/Toys R Us buildings. Because
Dublin Boulevard provides access from the south, development could be
expanded (given sufficient parking and other requirements) in the area
north of Dublin Boulevard adjacent to the existing Burlington Coat
Factory/Toys R Us building.
r-----------------------1
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I ` U.I~~L°J.".ItY:Jt~.Y`J~119A1u I
DUBLIN BOULEYARD
36 CITY OF DUBLIN
2.3.2 Building Character
Architedural Character
The architectural character of buildings in the Specific Plan Area is quite
diverse and eclectic. No single architectural style predominates. Instead,
the building stock is more a record of the time at which each building
was constructed, reflecting both the land use and design trends of a
particular moment in Dublin's development history.
Most of the commercial buildings were constructed from the early 1960s
to the late 1980s and do not establish a distinct identity or memory for
the Specific Plan Area. Building surface moterials tend to be wood,
concrete, cinder block or stucco construction.
Building Heights
Commercial buildings in the Specific Plan Area are predominantly one-
story, ranging from 15 to 25 feet in height, depending on the type and
function of the building. Some buildings along Village Parkway are two
stories, but are generally not taller than 25 feet. Office buildings, such
as the Chase Bank building and the Corrie Center are three stories
(approximately 35 feet in height).
The tallest (and only) residential building in the downtown is the Wicklow
Square senior housing project, which is three stories over one level of
parking at an approximate height of 50 feet. The approved 309
residential unit Essex project (formerly known as Windstar) project will
have four floors over one level of parking at a height of approximately 65
feet.
SITE AND CONTEXT ~ 2
2.3.3 Streetscape Charader
All public roads within the Specific Plan Area have standard concrete
sidewalks, typically ranging in width between four and six feet, along both
sides of the street. While adequate to accommodate the relatively low
volume of current pedestrian traffic, the sidewalk widths generally do not
appear adequate to support a robust and vibrant pedestrian
environment.
Signage within the Specific Plan Area includes traffic signs, wayfinding
signs, and private commercial signs. Commercial signage tends to be
the dominant form of signage and there is a wide variety of styles, colors
and materials used. As with architectural character, establishing a set of
signage design guidelines would help to create a more cohesive and
visually attractive setting within the Specific Plan Area.
Generally, the physical design of the Specific Plan Area conveys the
impression that the public streetscape is designed primarily to
accommodate the automobile, and only secondarily to meet the needs of
the pedestrian or bicyclist (see Figure 2-b: Pedestrian Circulation). While
some streetscape improvements have been made (particularly on Village
Parkway), overall the pedestrian environment in the Specific Plan Area
lacks the quality and character that characterizes a typical walkable
downtown. This would include street trees, distinctive hardscape features
(such as pavers, colored concrete), and consistent lighting, benches,
trash receptacles.
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DOWNTOWN DUBLIN SPECIFIC PLAN 37 ~
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38 CITY OF DUBLIN
LAND USE AND
DEVELOPMENT PLAN
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New development will be led by a set of guiding
principles and designated allowable (and uses that
help define a desired form and function in
Downtown Dublin. The purpose of the guiding
principles is to define a framework for future land
uses, development standards and design guidelines.
The land use designations identify uses that are both
allowed and prohibited.
DOWNTOWN DUBLIN SPECIFIC PLAN 39
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~ 3.1 Introduction
The Land Use and Development Plan is the primary implementing
component of this Specific Plan. It sets the tone for the overall vision of
desired outcomes and defines the type and general location of allowable
land uses within the Specific Plan Area.
3.2 Land Use Framework
Within the new Specific Plan Area, three districts have been identified to
establish unique development standards and design guidelines that are
unique to each district's needs (see Figure 3-1 : Downtown Dublin
Specific Plan Districts). These districts are:
Retail District - comprised of mostly regional serving large-format
retailers bounded by Amador Valley Bou~evard, I-680, Dublin Boulevard
and San Ramon Road
Transit-Oriented DistricF- comprised of land south of Dublin Boulevard
and within walking distance to the West Dublin BART station
Village Parkway District- comprised of retail and service-oriented
businesses along both sides of Village Parkway.
PermiHed land uses, development standards and design guidelines
described in this Specific Plan have been organized according to these
three districts.
3.3 Guiding Principles
A set of guiding principles were identified and have been used as part of
the preparation of this Specific Plan. These guiding principles are drawn
from urban design principles, a focused market study, field observations,
interviews with stakeholders and discussions with City Council, Planning
Commission and City Staff. The purpose of these guiding principles is to
define a framework for future land uses, development standards and
design guidelines for the project area and each district. These guiding
principles are organized for the overall Specific Plan Area and each of
the three districts.
3.3.1 Downtown Dublin Guiding Principles
The following guiding principles have been identified for the Downtown
Dublin Specific Plan Area.
^ Support short-term incentives to promote development in
downtown Dublin such as expedited permitting, and sales tax
reimbursement program (the later of which currently exists).
. Consider the development of a community benefit payment in
return for increased density/FAR (i.e. density bonus/incentive
program) that could be used to pay for public improvements in
the Planning Area.
. Increase the amount of retail sales and related economic activity
throughout downtown Dublin.
^ Enhance the visual quality of downtown Dublin, including public
streetscape improvements (via the City's existing Streetscape
Master Plan), entryways, on-site landscaping and the
appearance of individual buildings.
^ Create a pedestrian-friendly downtown that minimizes potential
conflicts between vehicles, pedestrians and bicyclists.
^ Encourage a greater joint usage of parking areas through
compatible mixes of uses and enhanced pedestrian connections.
. Accept increased traffic congestion (i.e. reduced level of service)
in the downtown as a result of concentrating development near
BART and major transporfation facilities, reducing vehicle miles
traveled, and increasing pedestrian and bicycle connectivity.
. Consider more flexible and appropriate parking standards that
reflect verifiable demand and consider the transit-oriented land
uses in the area.
. Enhance the multi-modal circulation network to better
accommodate alternative transportation choices including BART,
bus, bicycle, and pedestrian transportation.
40 CITY OF DUBLIN
LAND USE AND DEVELOPMENT PLAN ~
Figure 3-1: Downtown Dublin Specific Plan Districts
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Retail District
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DOWNTOWN DUBLIN SPECIFIC PLAN 41
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. Encourage development that will create a vibrant and dynamic
downtown that is considered an attractive and distinctive amenity
to the Tri-Valley Region.
. Encourage the use of local (Tri-Valley) labor when feasible and
the support of local and regional businesses as part of any
development project.
^ Encourage businesses that support evening activities for adults
and teenagers, such as restaurants, theaters, and bookstores.
^ Work with property owners and business to achieve the goals
and objectives of the Downtown Dublin Specific Plan.
^ Seek other funding opportunities to help leverage city and
development dollars.
^ Work with local businesses and property owners to establish a
business improvement district that would help to fund downtown
improvements.
. The cost of infrastructure should be paid for by development.
3.3.2 Retail District Guiding P~inciples
In addition to the Downtown Dublin Guiding Principles, the following
guiding principles have been identified for the Retail District.
^ Encourage and support large-format regional retail as an
important community and financial asset of the City.
^ Develop design standards and guidelines that support and
enhance large-format regional retail uses such as optimal
building configuration and design, signage, more efficient
parking, pdrking strategies, pedestrian amenities, landscaping,
etc.
. Encourage a diverse mix of complementary land uses including
civic uses, eating establishments, entertainment, and similar uses
that complement existing retail land uses.
42 CITY OF DUBLIN
^ Identify ways to improve/enhance non-vehicular and vehicular
circulation and connections that are pedestrian friendly,
particularly in areas that contain large, expansive parking lots.
^ Support relocating the existing storm drain that extends east-west
through the district to allow for greater flexibility in future
development efforts.
^ Allow higher density housing and additional units.
3.3.3 Transit-Oriented Distrid Guiding Principles
In addition to the Downtown Dublin Guiding Principles, the following
guiding principles have been identified for the Transit-Oriented District
. Promote transit-oriented development to create a distinctive and
active district.
^ Retain existing auto dealerships while supporfing their eventual
relocation to other easterly locations within the City of Dublin.
^ Identify opportunity sites for future development that incorporate
mixed-use and provide public and/or private plazas and outdoor
gathering areas at strategic locations.
^ Encourage underground and/or above ground parking
structures.
^ Encourage housing along Dublin Boulevard only as part of a
mixed-use development with ground floor office or retail uses.
3.3.4 ViNage Porkway DistricF Guiding Principies
In addition to the Downtown Dublin Guiding Principles, the following
guidelines have been identified for the Village Parkway District.
. Continue to support a diverse mix of complementary land uses
along Village Parkway.
^ Create opportunities for integrating live/work units into the
Village Parkway area.
^ Consider an appropriate site for High Density Housing.
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3.4 Land Use Designations
Within each of the Specific Plan districts, there are a variety of land uses
that may be permitted. Table 3-1: Land Uses, identifies the uses that are
allowed, prohibited, and permitted with a use permit within each of the
districts. Descriptions of each land use are described below, and the
Community Development Director can allow similar uses.
LAND USE AND DEVELOPMENT PLAN ~ 3
Table 3-1: Land Uses
Allowed Prohibited z Prohibited
Allowed Allowed Allowed
Allowed 3 Allowed 3 Allowed 3
Allowed Allowed Allowed
Allowed Allowed Allowed
Prohibited Allowed Prohibited
Prohibited' Allowed CUP/PC
Allowed 6 Allowed Allowed
Allowed Allowed Allowed
Allowed Allowed Allowed
ZC or MUP/ZA ZC or MUP/ZA ZC or MUP/ZA
CUP/ZA CUP/PC CUP/ZA
CUP/PC CUP/PC CUP/PC
CUP/PC CUP/PC CUP/PC
- ... TUP TUP TUP
Notes 1 Additional and similar uses may be permitted by the Community
Development Director.
2 Prohibited unless adjacent to Dublin Boulevard.
3 Assuming accessibility (ADA) standards can be met.
4 May be permitted with a CUP/PC in a mixed-use development.
5 Subject to additional development standards if located within 1,000 feet
of I-580 or I-680.
6 Allowed as part of a mixed-use development.
CUP - Conditional Use Permit PC - Planning Commission
TUP - Temporary Use Permit ZA - Zoning Administrator
ZC - Zoning Clearance MUP - Minor Use Permit
DOWNTOWN DUBLIN SPECIFIC PLAN 43
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~ 3.4.1 Regional Retail
~4
~ Any retail business that is greater than 20,000 square feet and generally
serves a broad population including residents from surrounding
communities. Such uses include anchor retail stores, department stores,
movie theaters, general retail uses and dining establishments.
3.4.2 Community Retail
Any retail business that is 20,000 square feet or less and generally serves
local residents and employees. Such uses include retail stores, personal
and professional services, neighborhood retail, dining establishments,
cafes, and bakeries. ~
3.4.3 Outdoor Dining
Dining that occurs in outdoor areas (including private outdoor spaces
and sidewalks) that are adjacent to a dining establishment.
3.4.4 Dining and/or Entertainment
Any dining establishment that provides alcohol and/or that provides live
entertainment as well as entertainment venues such as movie theaters,
performance halls, etc.
3.4.5 OfFice
Any establishment in which the primary activity is the provision of a
service to a client or customer who does not necessarily need to go to the
business to be served. Such uses include lawyers, architects, graphic
designers, health services, insurance agents, real estate offices, and
financial institutions.
3.4.6 Lodging
Any establishment that rents rooms for transient occupancy to overnight
guests for periods of 30 or fewer calendar days. Such uses include
hotels, motels, bed and breakfasts, and hostels. Lodging uses may
include ancillary retail uses and dining businesses that provide
convenience to the traveling public.
3.4.7 Live-Work
A combination of living space and working space for personal and
professional service and office uses that the owner of the unit operates
the business.
3.4.8 Multi-Family Residential
Medium- to high-density residential development, generally in the form of
stacked flats (apartments or condominiums) and attached townhouses.
Residential densities in the General Plan are b. l to 14.0 units per acre
for Medium Density Residential, 14.1 to 25.0 units per acre for Medium-
High Density Residential, and 25.0+ for High Density Residential.
Residential uses above 25 units/acre are appropriate and strongly
encouraged in the downtown area, especially in the Transit-Oriented
District near the BART station.
3.4.9 Mixed-Use Non-Residential
Any property or building that combines multiple uses (excluding Live-
Work and Multi-Family Residential) in compliance with the permit
requirements for the applicable district. For example, Community Retail
and Office uses in separate buildings or within a single building.
3.4.10 Mixed-Use Residential
Any property or building that combines a Multi-Family Residential use
with another use in compliance with the permit requirements for the
applicable district. For example, Multi-Family Residential and
Community Retail uses in separate buildings or within a single building
3.4.1 1 Auto Service/Sales
Any establishment that generates income from repairing, servicing,
and/or sales of vehicles. Auto service businesses may also generate
secondary income from retail sales that are related to the auto service
Such uses include auto repair and body shops, service centers, auto
dealerships, auto rentals, car washes, and gas stations. Vehicle
manufacturing, tow yards, and junk yards are prohibited.
-, 44 CIN OF DUBLIN
3.4.12 Drive-Through and Drive-In Businesses
Any establishment in which the customer or client is served while still
present in their vehicle.
3.4.13 Civic, Cultural, and Institutiona)
Any establishment that is open to the general public or a group of
members that involves gathering for religious, social, cultural, or
educational purposes. Such uses include museums, churches, gathering
halls, community centers, post office, and public parking.
3.4.14 Temporary Uses
Any non-permanent use as defined by Chapter 8.108 (Temporary Use
Permit), in the Zoning Ordinance.
3.5 Future Deve9ogament Assuavaptions
Development activities under this Specific Plan are anticipated to occur
over the next 15 to 20 years. During that time, it is assumed that only a
portion of the existing land uses will include new development and that
many of the existing structures will remain essentially the same in their
size and configuration but perhaps remodeled.
A brief assessment of development conditions since 2000 is described
below, followed by a summary of future market demand. Based on this
information, future development assumptions for each district are
identified, which will be used as the basis for infrastructure improvements
and potential environmental impacts as described in the Downtown
Dublin Specific Plan Environmental Impact Report.
Past Development Activities
Downtown Dublin is largely built-out and there are very few vacant
parcels on which new development could occur. Future development will
therefore occur as properties are modified, in some cases at a higher
density. Due to existing FAR and parking requirements, limited net new
additional density opportunities exist, particularly in the Village Parkway
D istri ct.
LAND USE AND DEVELOPMENT PLAN ~ 3
Based on City estimates and as described in the Downtown Dublin
Opportunities, Issues & Strategies Report (RBF Consulting, 2009),
approximately 258,734 square feet of non-residential development has
occurred since adoption of the West Dublin BART, Downtown Core, and
Village Parkway Specific Plans in December 2000. With the exception of
a senior residential development (Wicklow Square) and senior center
(15,300 square feet), all of this development (243,434 square feet~ has
been commercial retail development. There has been no hotel, office or
residential development constructed in the Downtown since December of
2000, despite the fact that the three above mentioned specific plans
collectively allowed for nearly 3.2 million square feet of
retail/office/commercial space, 150 hotel rooms, and 740 residential
dwelling units.
Given the current economic downturn, there is approximately 282,000
square feet of vacant retail space available in Downtown Dublin, which
effectively negates the development that has occurred since December
2000 from the standpoint of total occupied space.
Proposed New Development
Several new projects are either under construction or have been entitled
in the Specific Plan Area. The most significant development is the
construction of the West Dublin/Pleasanton BART Station. The station is
being constructed within the median of Interstate 580 with pedestrian
access norfh and south over both sections of the freeway. By the year
2013, the project is projected to accommodate 8,600 users per day.
Within the City of Dublin, a 713-space parking garage has been
constructed at the southern terminus of Golden Gate Drive for BART
commuters. As part of the BART project, a 150-room hotel, 7,500
square feet of retail space have been planned for (Stage I Development
Plan), and 309 residential units (Essex) have been entitled west of Golden
Gate Drive. Adjacent to and west of the BART station project is an
existing 225,500 square feet one-story warehouse facility (the AMB site).
This properfy has been entitled for development of 308 multi-family
residential dwelling units and a 150,000 square feet office building.
Associated with these developments, Saint Patrick Way will be extended,
DOWNTOWN DUBLIN SPECIFIC PLAN 45
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~ providing a vehicular and pedestrian connection between Golden Gate
Drive and Regional Street.
Other various residential, office and mixed-use developments have been
conceptually discussed with the City of Dublin, but no formal applications
have been submitted.
Market Forecast
The Downtown Dublin Focused Market Study (Market Study) was
prepared by Keyser Marston Associates (KMA, 2009) as part of the
background analysis for the Specific Plan Area. The purpose of the
Market Study was to provide an overview market analysis, the potential
opportunities and constraints to achieving the mix of land use and future
development that would best meet the City's vision and goals for the
downtown area.
The Market Study focused on six areas, which include Demographics,
Retail, Hotel, Residential, Office, and Mixed-use (specifically in transit
oriented developments [TODs]). Findings related to these areas are
summarized below in Table 3-2: Summary of Project Market Demand
(through 2025). A complete copy of the Market Study is available as a
separate document from the City.
Table 3-2: Summary of ProjecF Market Demand (though 2025)
400,000 sf Comparison Retail and 1 15,000 sf Eating/Drinking;
but demand likely to be mostly absorbed by vacant space and
space in pipeline; opportunities will still exist for some niche
and/or one-of-a kind retailers.
1 15,000 sf
100 rooms (beyond to the 150-room approved hotel at the West
Dublin/Pleasanton BART Station which has conceptual approval);
Dublin is well positioned to capture its share of limited opportunity
3,000 units; residential downtown development should emphasize
the concept of an in-town, transit-oriented urban village; greatest
opportunity 2012-2015.
Limited demand for new office space except owner or user driven
44,000 (2007) and 63,100 (2015)
16,400 (2007) and 21,100 (2015)
Potential constraint to ihe City's near term future growth is of
course the impact of the economic recession on the housing
market and local economy.
Mixed uses in TOD projects appear to be successful in enhancing
the image of the city/ downtown, achieving a high occupancy
and/or lease rate, creating a major activity node or destination,
and sparking nearby public and private investments. However,
these projects tend to be complex and thus more diHicult to
finance and implement and often require increased City
involvement and a well established and experienced developer.
46 CITY OF DUBLIN
Development Plan
This Specific Plan provides a development plan for the next 15 to 20
years. Each Specific Plan district identifies a broad range of land uses
that can be developed, either outright or through a Conditional Use
Permit. These land uses, which include regional retail, community retail,
office, residential, mixed use and public uses, are described in detail in
Section 3.4: Land Use Designations. This approach will allow greater
flexibility in the ultimate development pattern, while still maintaining a
common vision for function and urban character within Downtown
Dublin.
For each district, this Specific Plan identifies a specific set of development
standards fihat will apply to all new buildings and significantly remodeled
buildings. These standards include lot size and building placement,
access, parking, building density or floor area ratio (FAR), and building
height and setbacks.
The actual density of development allowed on a particular parcel will be
regulated by the FAR. This Specific Plan identifies both a base FAR that is
allowed outright and a maximum FAR that can be constructed based on
the use and district. If a property owner would like to develop a project
beyond the base FAR, they may obtain additional square footage up to
the maximum FAR by drawing on the Development Pool that has been
established for specific uses in each district. The density Development
Pool applies to both residential and non-residential development. As
shown below in Table 3-3: Base and Maximum FAR Per District, the
maximum FAR would be greater than the base FAR for the Retail and
Transit-Oriented Districts, but would remain the same in the Village
Parkway District.
LAND USE AND DEVELOPMENT PLAN ~ 3
Table 3-3: Bose and Marimum FAR Per District
0.35 0.6
0.50 1.2
0.35 0.35
Downtown Dublin is largely built out, which means that new development
projects will primarily replace (or expand upon) existing developments
and land uses. Based on discussions with stakeholders, the general
public, and City staff, as well as an assessment of underutilized parcels, a
conservative estimate was made that 50% of the parcels within
Downtown Dublin could be privately developed with new development
projects over the next 15+ years.
This Specific Plan allows for a future construction of approximately 3.0
million square feet of non-residential development and 1,300 residential
dwelling units.
Assuming an average of 1,200 square feet per residential unit (and an
caverage of 500 square feet per hotel room), this represents 4.59 million
square feet under this Specific Plan.
A breakdown of development potential (including base and maximum
FAR) by district is shown in Table 3-4: Net New Development.
DOWNTOWN DUBLIN SPECIFIC PLAN 47
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~ Table 3-4: Net New Development
73 7,100 100
2,202,710 1,100
20,730 100
3,035,540 1,300
Notes Includes projects that have been approved, but not yet constructed
While this represents the theoretical buildout of net new development in
Downtown Dublin, the ultimate omount of future development will likely
be less due to non-tangibles such as market demand, ownership
patterns, tenant lease terms, other available vacant land (e.g. East
Dublin), etc. Additionally, Downtown Dublin is largely developed,
resulting in significant physical limitations such as parcel configurptions,
parking, and circulation.
When a proje~t applicant proposes to develop using a portion of the
density development pool allocation, they will be required to enter into
an agreement with the City and provide a community benefit in
accordance with the Community Benefit Program. The life of the
agreement will be limited to a specific time period so that if a project is
not constructed, the square footage can be returned to the density
development pool and available for use by another development project
in the same District. See Section 6.4 for further discussion on the density
development pool and Community Benefit Program.
When a project applicant proposes to develop using a portion of the
density development pool allocation, they will be required to enter into
an agreement with the City and provide a community benefit in
accordance with the Community Benefit Program. The life of the
agreement will be limited to a specific time period so that if ^ project is
not constructed, the square footage can be returned to the density
development pool and available for use by another development project
in the same District. See Section 6.4 for further discussion on the density
development pool and Community Benefit Program.
48 CITY OF DUBLIN
L'
DEVELOPMENT
STAN DARDS AN D
DESIGN GUIDELINES
There are three distinct districts which comprise the
downtown. Each of the three districts within
Downtown Dublin has unique characteristics that
differentiate them from each other. The following
development standards and design guidelines are
intended to create distinct districts that have a look
and feel appropriate to their respective guiding
principles. Development standards are
requirements that must be met for project approval.
Design guidelines have more flexibility and are
encouraged / discouraged rather than required /
prohibited.
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DOWNTOWN DUBLIN SPECIFIC PLAN 49 ~
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`~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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~ 4.1 Retail District Development Standards
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4.1.1 Location
The location of the Retail District is illustrated on Figure 3-1 : Downtown
Dublin Specific Plan Districts and on the map to the right. This map is
also used throughout this Section for reference.
4.1.2 Vision
The Retail District will continue to serve as a primary regional and
community shopping destination in the City.
New and remodeled buildings will complement the existing uses with
designs that are compatible with adjacent structures and the district as a
whole. Buildings shall utilize "green" materials as well as materials that
are of high quality - durable, attractive, long-lasting, and in context with
the building architecture. While compatibility is important, creativity and
unique designs are encouraged that can establish a signature look for
the district.
Areas adjacent to buildings (including surface parking lots) will be
designed to create more inviting pedestrian-friendly gathering spaces and
amenities and will incorporate pathways and additional landscaping to
encourage walking between businesses and improve the visual quality of
the area. A pedestrian-scale, walkable environment will be encouraged
by incorporating amenities, where appropriate, such as paseos (e.g.
walkways, promenades), plazas, courtyards, benches, and informal
gathering spaces. Connectivity within the District and to other areas
outside the District will be strongly encouraged.
Businesses in the Retail District are envisioned to include a mix of retail
(ranging from small independent retailers to national regional-serving
retailers), service, office, civic, and limited residential uses east of
Amador Plaza Road.
Figure 4-1: Retail District Location
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50 CITY OF DUBL~N
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
4.1.3 Development Standards
The development standards on the following pages shall be used for all
projects that require Site Development Review (where app-icable).
Design guidelines that apply to the entire Specific Plan Area or that are
specific to the Retail District should be considered with these standards
(see Section 4.4: Design Guidelines).
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DOWNTOWN DUBLIN SPECIFIC PLAN 51 ~
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`~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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~~ LOT SIZE AND BUILC
~~ - - -
50 k min
80 k min
10,000 sf min
lOkmin
The street setback may be improved as an eutension of
the public sidewalk if accessible to the public through an
established easement
5 ft min
The street setback may be improved as an extension of
the public sidewalk if accessible to the public through an
established easement
15 ft min
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>- `~~1 °, - ° °
rl~k~C~ ` ~
Q, '~I --~~" ~~ -: ,' 10 k min from property lines adjacent to freeway or
~~°71~3' ~>,' ., '~ drainage channel
Q '~ ` " r; Not required
Notes 1 These standards only apply to new land subdivisions and do not apply to
condominium subdivisions
2 If residential units are provided, see buildout requirements in the
Building Design table, below
Figure 4-2: Examples of Lot Size and Building Placements in the
Retail District
Residential Property
..~_..- O~ -
~• i
* Non=Residentiol Property ~
. . - .
L
I _ ~
.
~ •
a~ •
a I
0
~
a
I
I I
~..._..- _..~
' ~' ~
. . ~
o~ ~ ~
. ~.. . _.. .._.. ~ .. ._ ._..J
~ .
Dublin Boulevard or San Ramon Road
~ Buildable Area ~ Required Setbacks
••-••- PropertyLine
}
a~
v-~
a~
s
O
~' - 52 CITY OF DUBLIN
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ a
~~
./
At least 1 public entrance per business with street
frontage shall be provided along a facade facing the
street
Direct pedestrian access shall be provided from the
sidewalk and parking areas to building entrances
(excluding private service entrances)
Driveways may be provided from a street or adjacent
property (if a shared access agreement is established)
Shared access to reduce ihe number of public roadway
access points is strongly encouraged.
15 k min for 1-way driveways and 24 R min for 2-way
driveways. Fire access roadways (including driveways)
shall have a minimum unobstructed width of 20 feet.
Figure 4-3: Examples of Site Access in the Retail District
,.~_.._.._.._.._.t.._.._.._..~
' I Parking ~
,. I ~ ~ .
~ ,
' Parking ~ `~
~ `;~ 0° Parking -~
: ~,;~c '~
~ f.._.._.._..~~
xA
~ • `~
~ < Parking < ~
~ <„ ~~ I .
Building .. •
I ~C~`/f ~ Building ~
` ~ .
I ;~` j ~
..~.._ .. '~ ' ._ .._..J
Street
,~• ~c~ ;~
Parking ~~ ~;; Driveway Access
~~y~
~ Pedestrian Access ~ Building
- • • - Property Line
~
~
~n
DOWNTOWN DUBLIN SPECIFIC PLAN 53
c~
~
\~A`
Vv
~ ~
~~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
~
~ -
~ •. ~ _:. - • _ ~-
Allowed on portions of the site that are set back 5 k min
from all property lines.
The setback shall be landscaped.
If a shared parking lot is provided between adjacent
properties, a setback from the shared property line is not
required.
Allowed under the entire site.
Allowed to the rear of buildings and on the upper floors
of buildings (above a ground floor commercial space) if
designed in accordance with the design standards and
guidelines for structured parking.
Allowed under all buildings if designed in accordance
with the design standards and guidelines for podium
parking.
Allowed within individual residential units.
Allowed within surface parking areas and first floor of
underground parking areas.
Allowed near building entrances (except private service
entrances).
Allowed on private property adjacent to sidewalks.
Allowed on sidewalks if a clear walking path of at least 6
R maintained.
54 CITY OF DUBLIN
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ a
Per the requirements in Chapter 8.76: Off-Street Parking
and Loading Requirements in the Zoning Ordinance.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged. If
parking exceeds the min. standard (see row 6) by 10
percent, at least one of the following measures shall be
incorporated into the surface parking area:
^ Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
^ Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may
be connected by drive aisles); or
^ Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
All other uses shall provide parking per the Dublin
Zoning Ordi~ance
Non-residential parking areas with at least 20 spaces: 1
bicycle space (on a bike rack or within a bike locker) per
40 vehicle spaces.
At least 1 space per residential unit provided within the
unit or in a bike locker (if not within the unit).
Shared parking between adjacent lots is allowed if a
parking study is prepared (where required) and a shared
parking agreement is established and approved by the
Community Development Director (pursuant to a Use
Permit), and if parking is provided to meet the greatest
peak hour demand of the combined uses.
Up to 35% of vehicle spaces may be compact in parking
areas with at least 20 spaces.
Compact spaces shall be labeled as "C" or "CompacY'.
1 vehicle space per 40 may be replaced as a motorcycle
space in parking areas with at least 40 vehicle spaces
and labeled as such.
Parking lots shall contain a min. of 1 shade tree per 4 ~,
parking spaces and have a min. canopy radius of 15 feet
at maturity. Each shade tree shall be spaced no more
than 40 feet from another tree. Additional accent trees
are also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
~
~
DOWNTOWN DUBLIN SPECIFIC PLAN 55 ~
Vv
r~
~~
~
.~
~
4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
Side of Building
Properfy Line
5 ft min Landscapi
Properly Line
~ Q
a~~~
( ~
I ~a~~~., ~
O~
I
~ Storefront
LvJ
~J
~-~., ~ Adjocent
~ti~ Property
Properly Line
~
~
Courlyard
i
~
4 =- ----
I
I
Q
Q
I
~ r"" ~~`l O ':~~:' 1'
NOTE: Refer to the standards on the previous page to determine what each number represents
~ . , ;;. ~
O
56 CITY OF DUBLIN
0.35 base
0.60 max (required participation in the development
density pool, an agreement with the City, and provision
of a community benefit in compliance with the
Community Benefit Program)'
Permitted within a mixed-use development if designed
based on the following standards:
^ The development includes ground floor retail or
oHice space that equals an FAR of 0.3 min
^ Retail or office space is built along at least 80% of
the property's total street frontage and set back no
more than 10 ft from the building setback
requirement
^ Common open space for the residential units are
provided at a rate of 15% of the site's total area
Projects that include residential development within
1,000 R. of either Interstate 580 or 680 (or less per Bay
Area Air Quality Management DistricYs current
guidelines) shall incorporate the following standards to
minimize potentially adverse air quality aHects:
^ Configure the proposed buildings so that the bulk
of the building is located farther from the highway.
^ Place heating ventilation and air conditioning
(HVAC) system intakes as far away from highway
as feasible.
^ Include high efficiency filters in the HVAC system
(rated with a minimum efficiency rating value
[MERV] of at least 13). This would also include a
commitment to regular maintenance and
replacement of filters as needed.
^ Provide positive pressure with the HVAC system in
all occupied spaces to prevent the incursion of
outside air that bypasses the HVAC filters.
^ To reduce the amount of outside unfiltered air
indoors, do not place operable windows in close
proximity to the highway. In addition, signs should
be posted to keep exterior doors closed when not
in use.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Encouraged on upper floors, but not required
6 floors and 75 ft max (tower elements, architectural and
articulated design features, solar panels, and small-scale
wind turbines may extend 10 ft max beyond this height)
At least one of the following frontages (based on the
ground floor use) shall be provided on all facades that
front a street:
^ Anchor Storefronts
^ $torefronts
^ Office/Lodging Fronts
^ Auto Service Fronts
^ Public Fronts
Notes 1 Refer to Section 3.5: Future Development Assumptions
2 For frontage standards/guidelines, see $ection 4.4: Design Standards
and Guidelines
DOWNTOWN DUBLIN SPECIFIC PLAN 57
--~ .
;~i
~~
,.. .~~~\
\J-
~
~
~'
~
~~
~
4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
4 ft max into all setbacks
12 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
Permitted for residential use only
2 h max into all setbacks
12 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
6 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
4 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
3 ft max into all setbacks
If e~ctending more than 6 in from the facade, 8 R min
vertical clearonce required over sidewalks, walkways,
and private outdoor spaces
i
~
i
i
~
~-J
i
i
~
i f
i
~
i
i
i
i
~
~
~
i~
i
i
~
~
O
i
i
~
i
i
~i
i
i
i
i
~
~C
i
i
~
i~
i
i
~
~
i
i
~~
i
~
~
~ = Properfy Line
NOTE: Buildings shown built to setback line
58 CITY OF DUBLIN
4.2 Transit-Oriented District Development
Standards
4.2.1 Location
The location of the Transit-Oriented District is illustrated on Figure 3-1
Downtown Dublin Specific Plan Districts and on the map to the right.
This map is also used throughout this Section for reference.
4.2.2 Vision
The vision for the Transit-Oriented District is to encourage the
development of the area with land uses that support and complement
transit uses, particularly the West Dublin BART Station. These types of
uses would include mixed-use that include office or residential above
ground floor retail, high-density multi-family residential, office uses and
are generally more urban than the surrounding area.
Land uses should provide the opportunity for a variety of activities such as
offices, hotels, restaurants, shopping, etc. to encourage activity both
during the day and at night for both youths and adults. New and
remodeled buildings will complement the existing uses with designs that
are compatible with adjacent structures and the district as a whole.
Buildings shall utilize "green" materials as well as materials that are of
high quality - durable, attractive, long-lasting, and in context with the
building architecture. While compatibility is important, creativity and
unique designs are encouraged that can establish a signature look for
the district.
A pedestrian-scale, walkable environment will be encouraged by
incorporating amenities, where appropriate, such as paseos (e.g.
walkways, promenades), plazas, courtyards, benches, and informal
gathering spaces. Connectivity within the District and to other areas
outside the District will be strongly encouraged.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Figure 4-4: Transit-Oriented District Location
;,- ~ ,, . .. ~ - .
` J ~ Y~ Y / • ~ i (~ ~ ~ •
~ ~ 1.-` J~.~'~•`r~. .~ ~ :' 1
i r i~~ i . ~ ~ - ` ~` ~~." ' ~f ~'~ ~~
, 1'~_.-.~ ~ ~L~ ~~ 1 ` -~ _ ~ ~).
~ '1f ' ~ i ``~ ~~ ~ ~ -, '
i~` ~`L~ ~i ;-~'TL _ 'J~ . - :~ ' , .
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~. 'i.- '' _ , ~: ~ ' / . . . .
/.
~ ~ ~~ ~~~' ` _ ` . ~~~ --~
~l Y ~ 7 1 r ` ' . '~~.i~ ~r
j ~ 4"'1 ~~a` ~ - --1 _ _ - ~ ~ • ~~ ~~ ,
~` ~.^YFa1 } ~.~ \,~/ . J ., r~ <
,~~~ ~s ~
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~,.u ~ ~~. < .; :,'' , .
, ~ ~ -~'
`t~ ~ ~ . ' ~. . . ~ . . ~.
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:„3 _ -- - , _ ' --- .
`~a =--~ ' ~_ - 1 ~
.az ~ ----- -'~' ,--'~ ,_---' ~
. ~
~~~1_~ - - -' , _ ,_ ~ ~ ~' . ~
~_~ , - '~
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~~.-".. . , . . ' ~'y
. `~ `, ~--'
~ - - _`y: - . . .
i, ~ ,
; ~;, (~_~ r,` Transit-Oriented District.
,~ `,,-~ ,
DOWNTOWN DUBLIN SPECIFIC PLAN 59
x •
~~.
~~
~
~~
VV
~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
~_~
~ 4.2.3 Development Stondards
~ The development standards on the following pages shall be used for all
projects that require a Site Development Review (where applicable).
Design guidelines that apply to the entire Specific Plan Area and specific
to the Transit-Oriented District should be considered with these standards
(see Section 4.4: Design Guidelines).
60 CITY OF DUBLIN
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
~
Notes
50 ft min
80 ft min
10,000 sf min
lOftmin
The street setbacks shall be improved as an extension of
the public sidewalk and shall be accessible to the public
through an established easement
5 h min
Street setbacks shall be improved as an extension of the
public sidewalk and shall be accessible to the public
through an established easement
Per Building Code. However, if segments of the building
- facade have windows, a 5 ft min setback from the internal
property line shall be required.
.~ a .-
s 10 k min. from property lines adjacent to a freeway or
- oo drainage channel
-.
- A building facade shall be constructed within 10 fr of the
.a
: minimum street setback line along at least 80% of the
property's total street frontage
These standards only apply to new land subdivisions and do not apply to
condominium subdivisions.
Figure 4-5: Examples of Lot Size and Building Placement in the
Transit-Oriented District
Street
'~ • . 1
+ • •
~ Buildable Area ~ Required Setbacks
• • - • • - Property Line
. . -Minimum.Setback ~
~ ~:
I Q Building Facade ; I o
.~ along at least 80% of ~ ~~; • o ~
the properfy's street ~ I `~ ~i, ~
~ ~
~ frontage ~ ; ~ ~~
~ ~
~
. 1 ~ N ~
L . . _ . . _ . . _ . . _ . . - ' . .
DOWNTOWN DUBLIN SPECIFIC PLAN 61 ,`
~
~
~
~
~
4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
62 CITY OF DUBLIN
At least 1 entrance per business with street frontage shall
be provided along a facade facing the street.
Direct pedestrian access shall be provided from the
sidewalk and parking areas to building entrances
(excluding private service entrances).
Driveways may be provided from a street or an adjacent
property (if a shared access agreement is established)
If multiple driveways from a street are provided on a lot,
at least 1 building shall be located belween each of
these driveways.
Shared access to reduce the number of public roadway
access points is strongly encouraged.
15 k max for 1-way driveways and 24 fr max for 2-way
driveways. Fire access roadways (including driveways)
shall have a minimum unobstructed width of 20 feet.
~' ~
~
I
I ,.: -~~ ,{ c,
a ~ :~
B'uilcJing;wrth''`~ ~
~'
,
~ ,
`Unde~ground~
;~
~ Parkin
g ~
. Parking~
,
~;~
~,,
~,
~
~._ ~ 1
~~,.
~,.
'
~ ~
~
i ~ ~.,
-~
~. ~ . . _ . . _ . . _ . . ~ . . . . - . . ~ . . ~ . .
+ ~
^ Parking
~ Pedestrian Access
~~~ Driveway Access
~ Building
~ - • • - Property Line
a~
~
in
Figure 4-6: Examples of Site Access in the Transit-Oriented District
Street
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Allowed to the rear of on-site buildings
1 row of parking is allowed to the side of buildings if
placed along a driveway connecting to the street
A l Ok min landscaped buffer shall be provided between
the back of sidewalk and the first parking stall along the
driveway
Allowed under the entire site
Allowed to the rear of buildings and/or on the upper
floors of buiidings (above a ground floor commercial
space) if designed in accordance the design standards
and guidelines for structured parking
Allowed under all buildings if designed in accordance
with the standards and guidelines for podium parking
~
Q~~.
DOWNTOWN DUBIIN SPECIFIC PLAN 63 '~~
W
~
~~
~
~
4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
64 CITY OF DUBLIN
Allowed within individual residential units
Allowed within surface parking areas and first floor of
underground parking areas
Allowed near building entrances (excluding private
service entrance)
Allowed on private property adjacent to sidewalks
Allowed on sidewalks if a clear walking path of at least 6
k is maintained
1.5 spaces (covered or uncovered) per residential unit.
Guest parking should also be provided up to 15% of the
total parking amount. Additional parking for residential
units does not require additional amenities discussed in
1: Surface Parking, above
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged. If
parking exceeds the minimum standard (see row 6) by
10 percent or more, at least one of the following
measures shall be incorporoted into the surface parking
area:
^ Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
^ Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may
be connected by drive aisles); or
^ Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
All other uses shall provide parking per the Dublin
Zoning Ordinance.
Non-residential parking areas with at least 20 spaces: 1
bicycle space (on a bike rack or within bike locker) per
40 vehicle spaces
At least 1 space per residential unit provided within the
unit or within a bike locker (if not within the unit)
Shared parking between adjacent lots is allowed if a
parking study is prepared (where required) and a shared
parking agreement is established and approved by the
Communify Development Director pursuant to a Use
Permit, and if parking is provided to meet the greatest
peak hour demand of the combined uses
Up to 35% of the vehicle parking spaces may be
compact in parking areas with at least 20 spaces
Compact spaces shall be labeled as "C" or "CompacY'
1 vehicle space per 40 may be replaced as a motorcycle
space in parking areas with at least 40 vehicle spaces
Motorcycle spaces shall be labeled as such.
Parking lots shall contain 1 shade tree per 4 parking
spaces and have a minimum canopy radius of 15 feet at
moturity. Each shade tree shall be spaced no more than
40 feet from another shade tree. Additional accent trees
are also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with $ection
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
~
~
~
•
.
•
•
~
~
•
•
•
~
~
~
•
~
~
~
•
•
•
~
~
~
~
~
~
~
~
~
~
•
•
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Side of Building
Property Line ---~,,,(~
~ '~
10 ft min Landscaping~ ' ~ -
-~,~: "~
~ ~ rropelty-L~
'~ ~ ~;
~t ~
~ I ;~
,~11,. O I
~~"., ~~ C. .-~ - -_ t •'i~ r-~ - -
4 • - ~~ Adjacent
~ __~_
Property
Property Line
1
~ ~
i ~ --
i ~"
. ~----
I
n
Property Line
~ Courtyard
~
i -
i 0
I
I 4 4
~ ~~~
. ,~- _ t O ~'="~ ~°
NOTE: Refer to the standards on the previous page to determine what each number represents
ru
DOWNTOWN DUBLIN SPECIFIC PLAN 65
~
~
~
V _
~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
~~
VO-
~
0.50 base
1.20 max (required participation in the development
density pool, an agreement with the City, and provision
of a community benefit in compliance with ihe
Community Benefit Program)~
Permitted within a residential development or a mixed-
use development if designed based on the following
standards:
^ The maximum residential density shall not exceed a
density of 85 units per acre
^ Common open space for the residential units are
provided at a rate of 15% of the site's total area
^ The residential units are not included in the base
FAR standard above
Projects that include residential development within
1,000 N. of either Interstate 580 or 680 (or less per Bay
Area Air Quality Management DistricYs current
guidelines) shall incorporate the following standards to
minimize potentially adverse air quality affects:
^ Configure the proposed buildings so that the bulk
of the building is located farther from the highway.
^ Place heating ventilation and air conditioning
(HVAC) system intakes as far away from highway
as feasible.
^ Include high efficiency filters in the HVAC system
(rated with a minimum efficiency rating value
[MERV] of at least 13). This would also include a
commitment to regular maintenance and
replacement of filters as needed.
^ Provide posifive pressure with the HVAC system in
all occupied spaces to prevent the incursion of
outside air that bypasses the HVAC filters.
^ To reduce the amount of outside unfiltered air
indoors, do not place operable windows in close
proximity to the highway. In addition, signs should
be posted to keep exterior doors closed when not
in use.
8 floors and no more than 75 feet to the finished floor of
the highest story. Maximum building height is 90 feet
(tower elements, architectural and articulated design
features, solar panel's, and small-scale wind turbines may
extend 10 ft max beyond this height).
Allowed on upper floors, but not required
At least one of the following frontages (based on the
ground floor use) shall be provided on all a facades that
front a street:
^ Storefronfs
^ Office/Lodging Fronts
^ Residential Fronts
^ Public Fronts
Notes 1 Refer to Section 3.5: Future Development Assumptions
2 For frontage standards/guidelines, see $ection 4.4: Design Standards
and Guidelines
66 CITY OF DUBLIN
~
~
~
•
•
•
•
•
•
•
•
•
~
•
•
•
•
•
~
•
•
•
•
•
•
•
•
•
~
~
~
.
•
•
4 ft max into all setbacks
12 h min verticol clearance required over sidewalks,
walkways, and private outdoor spaces
Permitted for residential uses only
2 ft max into all setbacks
12 k min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
8 h min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
6 fr max irito al) setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
4 ft max into front all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
3ft max into all setbacks
If extending more than b in, 8 ft min vertical clearance
required over sidewalks, walkways, and private outdoor
spaces
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
i
i
~
i
i
i
i
i
i
~
i ~
~
~
i
i
i
i
O
~
i
i
i
i
~
i
~
~
i f
i
~
i
i
i
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~
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~i
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~
i
i
~
i
i
~
~
i
~
~
i
~
~
i
~~
i
i
i
~ = Property Line
NOTE: Buildings shown built to setback line
DOWNTOWN DUBLIN SPECIFIC PLAN 67
. '
~Q
~
~
V_
~
~' 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
~
(~ 4.3 Village Parkway District Development
Standards
4.3.1 Location
The location of the Village Parkway District is illustrated on Figure 3-1:
Downtown Dublin Specific Plan Districts and on the map to the right.
This map is also used throughout this Section for reference.
4.3.2 Vision
Village Parkway will be a pedestrian-oriented district that also
accommodates through traffic. Buildings will be sited at or near the
sidewalk with parking provided at the rear to encourage walking and
create a more consistent street edge.
Opporfunities for live/work, mixed-use, and multi-family residential
buildings will be encouraged throughout the district and compliment the
predominantly commercial district, largely developed with retail, office,
and certain automotive uses.
Revitalizing and continuing to upgrade the appearance and functionality
of the Village Parkway District will be encouraged so that existing and
new businesses, particularly those providing specialty commercial
services, can continue prosper. New and remodeled buildings will
complement the existing uses with designs that are compatible with
adjacent structures and the district as a whole. Buildings shall utilize
"green" materials as well as materials that are of high quality - durable,
attractive, long-lasting, and in context with the building architecture.
While compatibility is important, creativity and unique designs are
encouraged that can establish a signature look for the district.
A pedestrian-scale, walkable environment will be encouraged by
incorporating amenities, where appropriate, such as paseos (e.g.
walkways, promenades), plazas, courtyards, benches, and informal
gathering spaces. Connectivity within the District and to other areas
outside the District will be strongly encouraged.
Figure 4-7: Village Parkway Distrid Location
~
~ y~ ~ ~ k ~ , " ~ `,- `~ ~ ~<< `a : . ~ ; ~ ~
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DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
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4.3.3 Development Standards
The development standards on the following pages shall be used for all
projects that require Site Development Review (where applicable).
Design guidelines that apply to the entire Specific Plan Area and specific
to the Village Parkway District should be considered with these standards
(see Section 4.4: Design Guidelines).
DOWNTOWN DUBIIN SPECIFIC PLAN 69
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Figure 4-8: Examples of Lot Size and Building Placement in the
Village Parkway District
50 k min
80 ft min
10,000 sf min
10 R min
The street setback may be improved as an extension of the
public sidewalk if accessible to the public through an
established easement
5 h min
The street setback may be improved as an extension of the
public sidewalk if accessible to the public through an
established easement
15 k min from shared property lines with a single-family
residential properfy
All others shall be per the Building Code. However, if
segments of the building facade have windows, a 5 ft min
setback from the internal property line shall be required.
10 k min from property line adjacent to freeway or
drainage channel
N otes 1
A building facade shall be constructed within 15 k of the
minimum street setback line along at least 65% of the
property's total street frontage along Village Parkway
If this requirement prevents a driveway from being
constructed on a lot, it shall be reduced to accommodate
a 24 ft wide driveway and a 5 ft walkway (between the
building and the driveway)
These standards only apply to new land subdivisions and do nof apply to
condominium subdivisions.
70 CITY OF DUBLIN
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At least 1 entrance per business with street frontage shall
be provided along the facade facing Village Parkway
Dired pedestrian access shall be provided from the
sidewalk and parking areas to building entrances
(exduding private service entrances)
Driveways may be provided from a street or adjacent
property (if a shared access agreement is
established)Shared access to reduce the number of
public roadway access points is strongly encouraged.
If multiple driveways from Vil~age Parkway are provided
on a lot, at least 1 building shall be located between
each of these driveways
15 h max for 1-way driveways and 24 ft max for 2-way
driveways. Fire access roadways (including driveways)
shall have a minimum unobstructed width of 20 feet.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Figure 4-9: Examples of Site Access in the Village Parkway District
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DOWNTOWN DUBLIN SPECIFIC PLAN 71
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72 CITY OF DUBLIN
Allowed to the rear of on-site buildings.
1 row of parking is allowed to the side of buildings if
placed along a driveway connecting to fhe street.
2 rows of parking are allowed to the side of buildings if
placed along a shared driveway providing access to
multiple properties and connecting to fhe street.
A 10 R min landscaped buffer shall be provided between
the sidewalk and the first parking stall along a driveway.
Allowed under the entire site.
Allowed to the rear of buildings and/or on the upper
floors of buildings (above a ground floor commercial
space) if designed in accordance with the design
standards and guidelines for sfructured parking.
Allowed under all buildings if designed in accordance
with the design standards and guidelines for podium
parking.
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Allowed within individual residential units.
Allowed within surface parking areas and first floor of
underground parking areas.
Allowed near building entrances (except service
entrances).
Allowed on private property adjacent to sidewalks.
Allowed on sidewalks if a clear walking path of at least b
ft maintained.
Per the requirements in Chapter 8.76: Off-Street Parking
and Loading Requirements in the Zoning Ordinance.
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged. If
parking exceeds the minimum standard (see row 6) by at
least 10 percent, at least one of the following measures
shall be incorporated into the surface parking area:
^ Increase the number of shade trees provided to a
ratio of 1 tree per 3 parking spaces;
^ Divide surface parking areas into at least 2 smaller
parking lots divided by a landscaped planter that is
at least 10 feet in width (these parking areas may
be connected by drive aisles); or
^ Provide a double row of trees (with shrubs and
groundcovers surrounding them) between the
sidewalk and surface parking area (where parking
lots are permitted near sidewalks).
All other uses shall provide parking per the Dublin
Zoning Ordinance.
Non-residential parking areas with at least 20 spaces: 1
bicycle space (on a bike rack or within a bike locker) per
40 vehicle spaces.
At least 1 space per residential unit provided within the
unit or in a bike locker (if not within the unit.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Shared parking between adjacent lots is allowed if a
parking study is prepared (where required) and a shared
parking agreement is established and approved by the
Community Development Director pursuant to a Use
Permit, and if parking is provided to meet the greatest
peak hour demand of the combined uses.
Up to 35% of vehicle spaces may be compact in parking
areas with at (east 20 spaces.
Compact spaces shall be labeled as "C" or "CompacY'.
1 vehicle space per 40 may be replaced as a motorcycle
space in parking areas with at least 40 vehicle spaces
Motorcycle spaces shall be labeled as such.
Parking lots shall contain 1 shade tree• per 4 parking
spaces and have a minimum canopy radius of 15 feet at
maturity. Each shade tree shall be spaced no more than
40 feet from another shade tree. Additional accent trees
are also allowed within parking lots.
A 5 foot wide landscaped buffer is required between
sidewalks and parking lots and shall comply with Section
8.76.070.A.19 of the Zoning Ordinance.
The minimum tree planter width in parking areas shall be
5 feet.
DOWNTOWN DUBLIN SPECIFIC PIAN 73
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NOTE: Refer to the standards on the previous page to determine what each number represents
v
74 CITY OF DUBLIN
0.35 base
0.35 max~
Permitted within a residential development.
Permitted within a mixed-use development if designed
based on the following standards:
^ The development includes ground floor retail or
oHice space that equals an FAR of 0.3 min
^ The maximum residential density shall not exceed a
density of 15 units per acre
^ Common open space for the residential units are
provided at a rate of 15% of the site's total area
^ The residential units are not included in the Base
FAR standard above
Projects that include residential development within
1,000 R. of either Interstate 580 or 680 (or less per Bay
Area Air Quality Management DistricYs current
guidelines) shall incorporate the following standards to
minimize potentially adverse air quality affects:
^ Configure the proposed buildings so that the bulk
of the building is located farther from the highway.
^ Place heating ventilation and air conditioning
(HVAC) system intakes as far away from highway
as feasible.
^ Include high efficiency filters in the HVAC system
(rated with a minimum eHiciency rating value
[MERV] of at least 13). This would also include a
commitment to regular maintenance and
replacement of filters as needed.
^ Provide positive pressure with ihe HVAC system in
all occupied spaces to prevent the incursion of
outside air that bypasses the HVAC filters.
^ To reduce the amount of outside unfiltered air
indoors, do not place operable windows in close
proximity to the highway. In addition, signs should
be posted to keep exterior doors closed when not
in use.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Allowed on upper floors, but not required
2 floors and 35 H max (tower elements, architectural and
articulated design features, solar panels, and small-scale
wind turbines may extend 10 h max beyond this height)
At least one of the following frontages (based on the
ground floor use) shall be provided on all facades that
front a street:
^ $torefronts
^ Office/Lodging Fronts
^ AuTo Service Fronts
^ Public Fronts
Notes 1 Additional FAR (beyond the base) is prohibited within the Village
Parkway District
2 For frontage standards/guidelines, see Section 4.4: Design Standards
and Guidelines
DOWNTOWN DUBLIN SPECIFIC PLAN 75
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4 ft max into all setbacks
12 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
Permitted for residential uses only
2 ft max into all setbacks
12 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
6 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
5 ft max into all setbacks
4 ft max into all setbacks
8 ft min vertical clearance required over sidewalks,
walkways, and private outdoor spaces
3 ft max into all setbacks
If extending more than 6 in from ihe facade, 8 h min
vertical clearonce required over sidewalks, walkways,
and private outdoor spaces
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NOTE: Buildings shown built to setback line
76 CITY OF DUBLIN
4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
4.4 Design Guidelines
The following design guidelines apply to all three districts within
Downtown Dublin. They should be used in conjunction with the
development standards specific to each of the three districts, which
precedes this section.
The terms "shall", "should", and "may" are used in this section. The
term "shall" is used to denote a design standard where compliance is
required. The term "should" is used to denote a guideline that is
recommended, but not required in all circumstances. The term "may" is
used to denote a design treatment that is allowed or optional.
4.4.1 Genera) Building Design
^ All building facades, including entrances, windows, architectural
details, etc. visible from the public realm (i.e. roadways and
sidewalks) shall be designed with similar architectural elements,
materials, and colors as the front facade.
^ If not visible from the public realm, the design of side and rear
facades may be simpler, more casual, and more utilitarian in
nature (but not flat and devoid of articulation) and should
include materials that are consistent with and complementary to
the front facade.
. In general, buildings should be at least 25 to 30 feet in height.
To achieve this height, one-story buildings may be designed to
look like a 2-story building to help articulate the building facade
or create a desired character.
^ Buildings located near major street intersections should be
treated as "signature" buildings and should include unique
design features (e.g. towers) and prominent corner entrances,
plazas and enhanced design which is oriented towards the street.
^ Elevators, external stairways, and external hallways are
discouraged along facades that front a street to discourage a
motel-like appearance.
^ Franchise architecture is strongly discouraged. Multi-tenant
buildings should be designed for use by a variety of tenants
and/or uses. When new tenants take over existing buildings,
alterations to brand the building (such as by painting the
building to match corporate colors) are strongly discouraged.
Appropriate relationship between front, side, and rear facades
DOWNTOWN DUBLIN SPECIFIC PLAN 77
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Example of signature building entry on a major street intersection
~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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4.4.2 Building Articulation
~ . Facades that are visible from streets, freeways, walkways, private
~ outdoor spaces, and parking areas shall be articulated to
improve design quality. To achieve this standard, each of the
above facades shall incorporate several of the following
treatments to ensure that the building is attractively designed and
promotes visual interest along these areas:
• Changing the direction of the wall or facade;
• Stepping back upper floors (especially above 3 floors~;
• Providing prominent entrances that are recessed/protruding
or include towers or other distinct architectural features;
• Altering the height of the building or roofline;
• Adding depth and detail to the cornice or roof parapet;
• Providing overhanging roof eaves and/or recessing
storefronts, building entrances, and windows into the facade
to create depth and cast shadows;
• Breaking up large smooth surfaces with expression lines,
reveals, or changes in texture and color;
• Dividing large window openings with smaller window panes;
• Providing projecting elements, such as shade structures,
stoops, bay windows, and balconies;
• Providing stylized windows and doors;
• Recessing windows;
• Creating a facade composition that consists of a defined
base, body, and cap/roofline.
• Providing three-dimensional expression lines (vertical and
horizontal) between building floors, around storefronts and
window openings, and along long walls; and
• Using more than one material, texture, or color to break up
the mass of the facade.
Stylized
Wi ndows
Expression
Line
Cornice T
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Projecting
Siylized Windows Focade Element Overhangs
t Altering roofline and building height
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Horizontal
Expression
Lines
Windows
and Entries
78 CITY OF DUBLIN
Chonge of Material
Horizontal Change in Recessed Change in Wall
Expression Materials Balconies Plane Direction
Lines
4.4.3 Building Materials and Colors
. A variety of high-quality, durable building materials and colors
shovld be provided to create interesting and attractive building
designs and avoid monotony.
^ In general, buildings should have 1 or 2 main colors and up to
3 accent colors that compliment the main building color(s).
^ Buildings should be painted with muted and soft colors that are
complementary to one another and appropriate for the
architectural style and character of the building.
. Bright and bold colors may be used as accents, to highlight key
building features, and to add diversity. Extensively bold, bright,
fluorescent, and neon colors are discouraged.
^ The use of green building materials, including materials with
recycled content, materials from resource-efficient manufacturing
process, locally-produced materials, salvaged or refurbished
materials, and reusable materials are encouraged, consistent
with the City of Dublin Green Building Ordinance (Chapter
7.94) and the Community Design and Sustainability Element of
the General Plan.
^ Finish materials and colors used on all building facades should
be complementary to one another and appropriate for the
architectural style and character of the building.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
DOWNTOWN DUBLIN SPECIFIC PLAN 79
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~ Building materials and design features used should give the
~ appearance of permanence, be durable, and be designed to
withstand long-term exposure to the sun, rain, and wind.
~~ ^ Changes in materials or colors should occur when there is a
change in the plane of the facade. The change in material or
color should occur on inside corners of the building. Changes
in materials and colors are prohibited on outside corners of
buildings and materials must wrap around the corner of the
building.
^ Painted building surfaces should have a maite finish; trim work
may have a glossy finish.
. The facades of accessory structures (such as storage sheds)
should be designed with similar materials, colors, and details as
the primary building(s) on the site.
^ If used, brick and stone veneer should be mortared to give the
appearance that they have a structural function.
^ The natural colors of brick, stone, and tile materials should be
maintained; these materials should not be painted or glazed.
^ Bricks (including brick veneer) should have a horizontal
orientation to give the appearance that they hove structural
strength. However, bricks framing the top of arced windows may
curve with the arc of the window. Bricks placed in a diagonal
arrangement are strongly discouraged along building facades.
^ Corporate colors or branding is discouraged.
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80 CITY OF DUBLIN
Example of materials ihat
change on inside corners
(preferred)
Examples of materials that
change on outside corners
(prohibited)
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
4.4.4 Roofs
^ A variety of roofing forms, slopes, details, and high-quality,
durable materials should be used on buildings, and should be
compatible with the overali style and character of the building.
^ Multi-formed and articulated roof designs are encouraged to
break up building massing.
^ Green roofs and rooftop gardens are encouraged to add
landscaping, decrease the heat island effect of large expanses of
flat roofs, and to reduce heating and cooling energy demands.
. Roofs should be designed to prevent water damage and stains
on building facades and to protect pedestrians from dripping
water. If provided, gutters and downspouts sho~ld drain directly
into a cistern, landscaped area, retention or detention basin,
bioswale, or storm drain system.
^ Roof materials should meet or exceed the Energy Star
requirements for solar reflectance.
^ Rooftop solar panels and small-scale wind turbines are allowed.
^ Mechanical equipment on roofs (excluding solar panels and
small-scale wind turbines) shall be screened from public views
from all sidewalks, walkways, and private outdoor spaces.
Examples of a roof with solar panels (top) and roof
garden (above) `~
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DOWNTOWN DUBLIN SPECIFIC PLAN 81 ~
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~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
~~
~ 4.4,5 Frontages
~ All building facades that front a street are required to be designed as a
specific frontage type. Standards and guidelines for the frontages are
provided on the following pages.
As specified in Section 4.1 .3: Development Standards, the following
types of frontages are allowed in the Retail District:
^ Anchor Storefronts
^ Storefronts
^ Office/Lodging Fronts
. Auto Service Fronts
^ Public Fronts
As specified in Section 4.2.3: Development Standards, the following
types of frontages are allowed in the Transit-Oriented District:
^ Storefronts
^ Office/Lodging Fronts
^ Residential Fronts
t^ Public Fronts
As specified in Section 4.3.3: Development Standards, the following
types of frontages are allowed in the Village Parkway District:
^ Storefronts
^ Office/Lodging Fronts
^ Auto Service Fronts
^ Public Fronts
Example of a Residential Front Example of an OfFice/Lodging Front
82 CITY OF DUBLIN
Example of an Anchor Storefront
Example of a Storefront
Example of a Public Front
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Anchor Storefronts
The following guidelines apply to facades that are designed with anchor
(large-format retail) storefronts:
^ Primary building entrances should be highlighted and serve as
the prominent building feature with elements such as (but not
limited to) recessed or protruding entries, tower elements,
different materials/colors, decorative or display windows, shade
structures or galleries, and special paving and landscaping.
^ Anchor retail storefronts should be articulated to avoid the
appearance of a"big box." Appropriate forms of articulation
include changing the direction of the wall plane, alternating the
height of the roofline, changing facade materials or colors, and
providing architectural details or expression lines.
Example of an anchor storefront that
looks like a "big box" (prohibited)
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DOWNTOWN DUBLIN SPECIFIC PLAN 83 ,~
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Examples of articulated Anchor Storefronts (allowed)
4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
~
~ Storefronts
~
_^ The following guidelines apply to facades that are designed with
~`°~ storefronts:
~ ^ On the ground floor, at least 50% of the facade's surface area
should consist of windows (including glass on doors).
^ On upper floors, at least 20% of the facade's surface area
should consist of windows (including glass on doors). Windows
shall be provided on all upper floors of the building.
. Storefronts should be designed with display windows, recessed
entrances, kick-plates, and transom windows.
^ Storefronts should be recessed at least six (6) inches into the
facade and may be recessed further to create outdoor dining
areas.
^ Awnings, marquees, window shades and trellises, and second
floor balconies are encouraged above storefronts to provide
shade.
^ To maintain visual access between pedestrians and interior
activity within storefronts, mirrored, reflective, frosted, and/or
tinted glass is strongly discouraged on storefronts.
. If the building is set back from the sidewalk, private outdoor
spaces (such as forecourts, plazas, patios, and outdoor dining
areas) are encouraged adjacent to buildings for ~se as outdoor
dining and gathering.
. All storefront windows (including replacement windows) shall
match on each elevation.
Examples of Storefronts
84 CITY OF DUBLIN
Residentia) Fronts
The following guidelines apply to facades that are designed with
residential fronts:
^ At least 20% of the facade's surface area should consist of
windows (including glass on doors). Windows shall be provided
on all floors of the building.
. Both common entrances (to lobbies or interior courtyards) and
private entrances (to individual units on the ground floor) may be
provided.
^ If the ground floor is elevated above the grade of the sidewalk,
stoops should be provided to provide access to ground floor
units.
^ Front porches, stoops, balconies, and courtyards are
encouraged.
^ Fences, walls, and hedges that are located along this frontage
should not exceed a height of 40 inches.
^ Raised planters are allowed between the sidewalk and the
building. If the planter is raised, it should be elevated a
maximum of 40 inches above the elevation of the adjacent
sidewalk. Planters that are designed to retain and filter
stormwater runoff from the roof are encouraged.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Examples of Residential Fronts
DOWNTOWN DUBLIN SPECIFIC PLAN 85
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~q OfFice/Lodging Fronts
` The following guidelines apply to facades that are designed with
office/lodging fronts:
. At least 20% of the facade's surface area should consist of
windows (including glass on doors). Windows shall be provided
on all floors of the building.
. Both common entrances (to lobbies or interior courtyards) and
private entrances (to individual business suites on the ground
floor) may be provided.
^ Primary building entrances should be highlighted and serve as
the prominent building feature with elements such as (but not
limited to) recessed or protruding entries, tower elements,
different materials/colors, decorative or display windows, shade
structures or galleries, and special paving and landscaping.
^ Awnings, marquees, window shades and trellises, and second
floor balconies are encouraged to provide shade.
^ Porte-cocheres (covered driveways providing temporary guest
registration parking and valet services) may be provided on
lodging fronts.
^ Fences, walls, and hedges that are located along this frontage
should not exceed a height of 40 inches.
. Raised planters are allowed between the sidewalk and the
building. If a planter is raised, it should be elevated a maximum
of 40 inches above the elevation of the adjacent sidewalk.
Planters that are designed to retain and filter stormwater runoff
from the roof are encouraged.
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Examples of Office/Lodging Fronts
86 CITY OF DUBLIN
Auto Service Fronts
Auto service fronts would be provided on buildings that are specifically
designed for auto services, such as auto repair and body shops, service
centers, auto dealerships, auto rentals, car washes, and gas stations.
The design of this frontage could vary greatly based on the internal use of
the structure. However, buildings should be designed and oriented to
minimize visual impacts by locating service bays away from street-facing
facades, performing all service and work within the building, not storing
vehicles and other equipment outside, and other similar measures. The
design of the frontage would need to comply with the applicable design
standards and guidelines provided in Section 4.4.1- 4.4.4.
Public Fronts
Public fronts would be provided on public buildings that provide a
specific public function such as community centers, fitness and recreation
centers, schools, libraries, day care centers, senior centers, performing
arts centers, and other buildings that hold community, civic, public, or
quasi-public uses. Specific standards for public fronts are not provided.
However, the design of the frontage would need to comply with the
applicable design standards and guidelines provided in Section 4.4.1-
4.4.4.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
4.4.6 Signage
The Dublin Zoning Ordinance (see Chapter 8.84: Sign Regulations) shall
be used to regulate the number, size, and location of signs within the
Specific Plan Area. The purpose of this section is to provide additional
sign standards guidelines for powntown Dublin. Where a conflict exists,
the following standards shall be used in place of those in Chapter 8.84
of the Zoning Ordinance.
. Master sign programs are encouraged for buildings with multiple
tenants. Such programs ensure consistency with signage
provided and create a more organized look and character.
One regional serving sign may be permitted in the Specific Plan
Area. This sign shall be intended to create an identity marker for
the downtown and to adverfise the downtown and businesses
located within the downtown area. Advertising on this sign by
businesses located within the Specific Plan Area shall not be
considered off-site signage. The owner of the sign shall not
prohibit regional or destination-serving downtown businesses
from locating on the sign and the sign shall be designed to
accommodate a variety of businesses in the Downtown Specific
Plan Area. This sign will require a Conditional Use Permit/Site
Development Review and shall be reviewed by the Planning
Commission.
^ The following signs identified in Chapter 8.84 of the Zoning
Ordinance are prohibited within the Specific Plan Area:
• Freestanding signs (that are greater than 20 feet in height),
excluding freestanding signs that allowed on property that
abuts the Caltrans right of way (which may exceed 20 feet in
height)
• Permanent Banners
• Regional Sign (with exception for the one regional-serving
sign as noted above)
^ The following signs identified in Chapter 8.84 of the Zoning
Ordinance may be conditionally permitted:
DOWNTOWN DUBLIN SPECIFIC PLAN 87
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~ • Service Station Display Structures (requires zoning clearance
~ by City Staff and is subject to a Building Permit)
~
\. • Service Station Price Signs (requires zoning clearance by City
q Staff and is subject to a Building Permit)
' ^ Awning signs and projecting signs may extend over sidewalks if a
minimum vertical clearance of 8 feet is maintained.
^ Buildings should be designed with appropripte locations for
signs. Signs shall not cover or obscure windows, doors, building
entrances, cornices, columns, or other architectural elements or
details.
. Signs should be constructed of durable and weatherproof
materials so that they will not discolor, fade, crack, rust, or
erode. Signs shall be replaced and/or repaired as needed to
maintain the integrity of the sign.
^ Simple and easy-to-read typefaces should be used on signs.
Hard-to-read and intricate typefaces are discouraged.
^ The color of letters and symbols shall contrast the base or
background color of the sign to maximize readability.
^ Signs may show depth and cast shadows by mounting
individually cut letters and symbols on the sign base or carving
letters and symbols into the base of the sign.
^ Sign materials and colors should compliment the building
facade. Basic and simple color applications should be used.
Vibrant and fluorescent colors are discouraged.
^ Signs may use symbols, characters, or graphics that relate to the
products sold in the business or to the name of the business.
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Examples of signs that symbolize what is sold in the business
Examples of projecting signs over sidewalks
88 CITY OF DUBLIN
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
^ Signs may be illuminated by external lighting fixtures, or by
providing back-lighting behind individually mounted letters and
symbols, and by internally illuminating individual sign leiters and
symbols. Internally illuminated box signs where the background,
leiters, and symbols are illuminated are discouraged. Externally-
mounted neon lighting is prohibited.
^ Sign lighting shall be directed and shielded to illuminate the sign
and not to spill over to other parts of the building or site.
^ Colors on signs and structural members should be compatible
with one another and relate to the colors of buildings on site.
^ Sign materials (including framing and supports) should be
representative of the type and scale of materials used on the site
where the sign is located.
^ Each sign and supporfing hardware, including temporary awning
signs, should be maintained in good repair and functioning
properly at all times.
^ A nonconforming sign is any permanent or temporary sign that
was legally established and maintained in compliance with the
provisions of all applicable laws in effect at the time of original
installation but that does not now comply with the provisions of
this Specific Plan. A nonconforming sign should not be:
• Changed to another nonconforming sign;
• Structurally altered to extend its useful life;
• Enlarged; or
• Re-established after a business is discontinued for 60 days
or more.
Backlighting behind individually Internal illumination of symbols
mounted letters (allowed) and letters but not the sign
background (allowed)
Internally illuminated box sign
(discouraged)
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DOWNTOWN DUBLIN SPECIFIC PLAN 89 ~
Externally illuminated sign
(allowed)
~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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C,,~ . Freeway-oriented signs (signs that are oriented toward motorists
~ traveling along freeways) shall be allowed only on properfies
~ directly adjacent to Interstates 580 and 680. The following
standards and guidelines apply to these signs:
No more than one freeway-oriented sign is allowed per
property. If a property has multiple businesses, signs for
each business should be co-located on one freeway-
oriented sign. Co-located signs should be designed with
specific spaces to hold signs for each business represented.
The placement of these signs should be well-organized and
not create clutter on the freeway-oriented sign. In general,
individual business signs should have a similar shape and
size, although anchor businesses may have more area
dedicated to their signage.
Freeway-oriented signs that are mounted on a single pole
("lollipop" signs) are strongly discouraged. Instead,
freeway-oriented signs should be mounted on a solid
structure or a minimum of two structural columns. Sign
panels should be limited in width to fit between the structural
columns.
• Freeway-oriented signs shall be limited to a height of 35
feet. Taller, co-located signs may be permitted at the
discretion of the Planning Commission.
Single pole or "lollipop" Encouraged
signs are discouraged
90 CITY OF DUBLIN
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^ The following types of signs are prohibited:
• Permanent banner signs;
• Signs made from plywood;
• Pole mounted or "lollipop" signs;
• Billboards;
• Externally-illuminated neon signs;
• Signs that produce smoke or sound;
• Signs with animated or moving characters;
• Changeable letter marquee signs (except for theaters, auto
dealers, concert venues, and public facilities);
• Window signs that occupy more than 25% of the window's
area;
• Roof mounted signs;
• Permanent sidewalk signs; and
• Handheld signs, sidewalk signs, sandwich boards (A-frame)
and other portable freestanding signs.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
Examples of prohibited signs
DOWNTOWN DUBLIN SPECIFIC PLAN 91
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~ Monument signs should be located within the landscaped area between
.~ the sidewalk and the building. They should be oriented perpendicular to
-~ the street or intersection and should generally be located near vehicle
entrances. The following guidelines should be followed when siting
monument signage:
• No more than one monument sign should be allowed per
vehicle entrance (unless the entrance is a shared driveway
for multiple properties. When a vehicle entrance provides
access to multiple buildings or businesses, signs for each
business should be co-located on one monument sign.
• The structure of a monument sign should be rectilinear in
form and scales for use by both pedestrians and vehicles. In
general, monument signs with a horizontal orientation
should not exceed a height of five feet, as measures from
the adjacent sidewalk grade. Monument signs with a
vertical orientation and narrow width may be taller (up to
eight feet).
Landscaping, such as or a raised planter, incorporating
evergreens and/or flowering plants, should surround a
monument sign.
• High quality and durable materials such as brick, stone, tile,
cast concrete or similar mqsonry materials are encouraged.
Materials, finishes, and colors should be carefully selected
to be in harmony with the on-site buildings.
Examples of monument signs
92 CITY OF DUBLIN
~
4.4.7 Gateway Features
Gateway features help to visually define transitions between spaces and
buildings. They are often used to indicate an access point to commercial
or residential area, public or private park, plazas, walkways, etc. The
following guidelines should be followed when siting gateway features.
^ Gateway features are encouraged for all significant commercial
and residential projects, where appropriate, as an architectural
amenity to help in defining transitional spaces as well as the
division between public and private spaces.
^ High-quality, durable materials and creative designs should be
used to convey a sense of permanence and reduce long-term
maintenance.
^ Gateway features that define a transition from public to private
space should generally be located adjacent to the property line.
^ Where appropriate, landscaping should be integrated into a
gateway feature to complement and enhance their aesthetic
value.
^ Where appropriate, leitering should be used to define the area
behind the gateway feature (e.g. "Dublin Square"), but shall not
include advertising for a specific business.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
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DOWNTOWN DUBLIN SPECIFIC PLAN 93
~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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Outdoor Gathering Spaces are divided into two categories: those that
are accessible to the genera) public and those that are intended to be
utilized only by the employees, customers, or residents of a facility or
business.
4.4.8 Public Outdoor Gathering Spaces
Public outdoor gathering spaces are especially encouraged in new
development projects that are located at a key intersection or at an entry
to the downtown, or in projects that are adjacent to public facilities.
Public outdoor spaces can help create a sense of place and provide a
destination within the development. Public outdoor spaces should be
designed to encourage people to gather, both formally and informally,
and should be available for use by the general public. Amenities could
include public art, play structures, sitting areas, fountains, small-scale
recreational facilities, decorative paving, landscaping, and facilities for
public functions such as live performances.
The edges of public outdoor spaces should be defined by and connected
to the public realm (e.g. streets and sidewalks) so that they are accessible
to the general public.
94 CITY OF DUBLIN
4.4.9 Private Outdoor Spaces
Private outdoor spaces are designed specifically for the users of a
particular business or residential development. Private outdoor spaces
may be accessible to the general public, but are not required to be.
^ Private outdoor spaces are required for all developments with
residential units. The amount of private open space for
developments with residentiai units should be at least 100
square feet per unit. Private outdoor space may be common to
all residents or private to individual residences.
^ Private outdoor spaces are strongly encouraged for
developments with office, lodging, and dining uses.
^ Appropriate private outdoor spaces include:
• Courtyards;
• Corner plazas;
• Forecourts;
• Rooftop gardens;
• Outdoor terraces (on roofs and/or building stepbacks);
• Paseos; and
• Outdoor patios and/or dining areas.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
DOWNTOWN DUBLIN SPECIFIC PLAN 95
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`~" ^ If provided, private outdoor spaces should be designed to
~ enhance the site and/or building as a place for people to
~ gather. These spaces should include the following:
• Direct access to adjacent building/business entrances;
• Outdoor seating and/or dining areas;
• Trash and recycle receptacles;
• Shade trees and/or freestanding/building-mounted shade
structures;
• Decorative and permeable paving materials; and
• Landscaped planters and/or pots with a variety of plant
materials.
^ Other amenities that encourage people to gather may be
provided. Such amenities include (but are not limited to)
barbeque facilities, outdoor fireplaces, space and facilities for
live performances, small product vendors, fountains and other
water features, public art, and kiosks.
^ Private outdoor spaces on adjacent sites or buildings are
encouraged to include connections or be combined to create
larger and more meaningful private outdoor spaces.
The edges of private outdoor spaces should be defined by streets
and building frontages with active uses, such as retail, dining,
and entertainment. The back of buildings or blank walls should
not define a private outdoor space. Fences, walls, landscaping,
and other similar features may also define the edges of private
outdoor spaces. If provided, these fences/walls should be
limited in height (no more than 40 inches) or be designed with a
low level of opacity to maintain an open feeling while providing
some level of privacy.
96 CITY OF DUBLIN
Examples of private outdoor spaces that are adjacent to building
frontages with active uses (retail, dining, and entertainment)
4.4.10 Outdoor Dining
General
The following standards and guidelines apply to outdoor dining,
including sidewalk dining and dining within private outdoor spaces:
^ Outdoor dining shall require a Site Development Review Waiver
issued by the Community Development Director.
^ Tables, chairs, umbrellas, trash/recycle receptacles, and outdoor
heating devices (if approved by the Fire Department) may be
located in outdoor dining areas.
^ All outdoor dining furniture (such as tables, benches, chairs, and
umbrellas) shall be coordinated and shall be made of high-
quality materials that have long life spans and are able to
withstand constant use and exposure to the elements. Higher
grade materials (metal and wood) and/or recycled content
materials are required to reduce long-term maintenance and
replacement costs.
^ Umbrellas should have no more than 2 colors. Logos or the
name of the dining establishment may be printed on the
umbrella canvas. Logos for products sold within the dining
establishment are strongly discouraged on umbrellas.
^ Advertising banners within outdoor dining areas should only be
allowed for special events or holiday festivities.
^ String lighting may be provided within outdoor dining areas to
enhance the nighitime environment.
^ Outdoor dining areas (including furniture and dining area
barriers) shall be maintained by the owners/operators of the
associated dining establishment(s).
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ a
DOWNTOWN DUBLIN SPECIFIC PLAN 97
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Examples of outdoor dining in a private plaza/courtyard (top) and
along a sidewalk (above)
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~ . Sidewalk dining areas shall only be permitted if an unobstructed
flat walking surface (sidewalk and/or flush tree grate) is
maintained in accordance with ADA regulations. The
unobstructed flat walking surface shall be a minimum 5 feet
wide.
^ Service stations, bars, counters, shelves, racks, and sofas are
prohibited in outdoor dining areas.
^ Sidewalks dining areas shall not block a building entrance or
path leading to a building entrance.
. Tables and chairs shall not be permanently attached to the
building or the sidewalk.
^ Sidewalk dining is only allowed on the segment of the sidewalk
in front of the business serving the food/beverages.
. If the sidewalk dining area is more than 5 feet in width, a dining
area barrier shall be used to define the edges of the dining area.
Dining area barriers shall be 36 to 42 inches tall. The dining
area barrier may be a sectional freestanding metal or wood
fence, freestanding posts connected by a rope or chain with a
maximum diameter of 1 inch, or a group of planted pots or
planter boxes that surround the dining area. Chain link fences
and fences with fabric inserts are prohibited.
^ Sidewalk dining areas that include umbrellas and heating
devices shall be defined by a dining area barrier. No portion of
the umbrella may extend beyond the dining area barrier, unless
at least 7 feet of vertical clearance is provided.
98 CITY OF DUBLIN
Examples of sidewalk dining
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
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Sidewalk dining without a dining area barrier
Sidewalk dining with a dining area barrier
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4.4.11 Lighting
The following standards and guidelines apply to lighting on private
development and in pedestrian-oriented areas including walkways,
private outdoor spaces, and parking areas.
. The following areas should be illuminated at night to ensure the
safety of users and to minimize opportunities for crime:
• Sidewalks and walkways;
• Private outdoor spaces and outdoor seating areas;
• All entrances to buildings and businesses (including rear,
side, and service entrances);
• Parking areas;
• Service alleys, drive aisles, and internai streets;
• Trash/recycle disposal and service/loading areas;
• Automated teller machines (ATMs); and
• Other areas that are routinely used by pedestrians.
. The design, color, and finish of light poles and fixtures should
complement the buildings on site.
. Flood lighting is discouraged on the exterior of buildings;
however, uplighting and indirect lighting to highlight key building
features (i.e. tower elements) or signature landscaping is
encouraged, where appropriate.
^ Site, building, and sign lighting should be located and directed
to light the intended area of illumination and to prevent off-site
glare impacts on adjacent buildings and properties.
^ Energy-efficient lighting (lighting from renewable sources and
energy-saving devices, such as light sensors) is required.
. Pedestrian-scaled lighting is required along walkways and within
parking areas and private outdoor spaces. Such lighting should
be 10 to 15 in height. Bollard lighting may also be used.
"Cobra head" lighting is strongly discouraged.
100 CITY OF DUBLIN
^ Lighting within storefront windows should be provided to
showcase merchandise in the storefront, illuminate the adjacent
sidewalk/walkway, and create a desirable nighttime ambience.
^ Lighting should be provided at regular intervals to prevent the
creation of light and dark pockets, which are undesirable.
. Over-lighting of buildings and sites should be prevented to
avoid ruining desired nighitime ambience.
. Cutoff shields should be used to prevent light from emitting
above the light source, to the maximum extent feasible.
^ Where feasible, warm white, energy efficient lighting source
types such as metal halide, induction lighting, compact
fluorescent, and light-emitFing diode (LED) should be used.
A variety of pedestrian-scoled lighting that is evenly distributed
DEVELOPMENT STANDARDS AND DESIGN GUIOELINES ~ 4
4.4.12 Fences, Walls, Hedges, and Gates
^ Fence, wall, hedge, and gate heights that are between a
building and the sidewalk should not exceed a height of 40
inches.
^ The design of fences, walls, and gates should be compatible
with the architecture of the building on the site.
^ Fences and walls shall have an articulated design, which can be
created by having regularly spaced posts, varying the height,
and by using different building materials.
^ Where feasible and appropriate, landscaping should be
incorporated into the design of fences, walls, and gates. A
landscape buffer should be installed in front of solid walls.
^ Fences, walls, and gates should be made of one or more of the
following materials:
• Metal and wrought iron;
• Wood;
• Plaster and stucco;
• Concrete masonry;
• Natural stone or brick;
• Tile (as an accent material); and
• Other materials of similar quality, durability, and character
to the above.
^ Chain link, barbed wire, and razor wire fencing shall be
prohibited when the fence or wall is visible from a public street
or public space.
Examples of appropriate fences, walls, and hedges
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DOWNTOWN DUBLIN SPECIFIC PLAN 101 ~
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= ^ In general, landscaping (which may be included in planters,
pots, or in the ground) is strongly encouraged on all sides of a
building along streets, wolkways, driveways, parking lots, and
private outdoor spaces. A combination of trees, shrubs, and
groundcovers should be used within landscaped areas to
provide variety.
^ Shade trees are encouraged along walkways and near buildings
to cool walking surfaces and interior building space.
. Grass and turf should only be used in areas where it provides
functional benefits, such as multi-functional gathering space or
recreation and play areas.
^ An efficient, low-volume drip irrigation system should be used to
water landscaping. Drip irrigation systems provide water directly
to plant roots and minimize the loss of water to evaporation.
^ Drought-resistant plants that minimize water demand should be
incorporated into landscaped areas.
^ Decomposed granite, aggregate rock, mulch, bark, grass turf,
and other organic ground covers are encouraged within
landscaped areas.
^ Landscaping and irrigation materials selected should be durable
and require minimal maintenance.
. Landscaping features that are designed to retain and filter
stormwater runoff are encouraged. These features include (but
are not limited to) bio-swales, rain gardens, underground
cisterns, flow-through planters, and roof gardens.
^ Where feasible, impermeable and impervious surfaces should be
minimized within landscaped areas.
. Planters used along sidewalks and within private outdoor spaces
are encouraged to also function as seat walls.
^ Landscaping shall comply with the standards in the Zoning
Ordinance (see Chapter 8.88: Water Efficient Landscaping).
Trees selected for use on public sidewalks shall comply with the
Streetscape Master Plan.
^ Hardscape areas should be constructed with permeable and
decorative paving.
. See also Chapter 4 landscaping development standards in the
Parking Locations and Requirements tables for each respective
district.
Planters that function as seat wails serve dual purposes and
encourage pedestrian activity
102 CITY OF DUBLIN
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4.4.14 Parking Areas
Surface Parking Lots
^ Where feasible, views of surface parking areas from sidewalks
should be minimized and parking should be located internally
and to the rear of buildings that front a street. Landscaped
buffers along the perimeter of surface parking areas should
include a variety of trees, shrubs, and groundcovers designed to
soften views of parked vehicles from pedestrians walking along
the sidewalk, walkway, or private outdoor space. These
landscaped buffers may include fences, walls, or hedges.
^ Surface parking areas should include measures to reduce
impervious surfaces, including, but not limited to:
• Vegetated swales/planters;
• Green gutters and flow-through planters;
• Landscaped medians/planters; and
• Pervious/porous paving (for parking stalls, walkways, and
driveways).
^ Where feasible and appropriate, walkways that connect surface
parking areas to building entrances, sidewalks, private outdoor
spaces, and additional parking areas should be provided.
^ The length of parking spaces may be reduced by up to 2 feet if
the vehicle will overhang a landscape planter which has been
designed to accommodate the vehicle overhang plus additional
space for planting. The planter shall be protected by a curb or
wheel stop and should include low lying plants where the vehicle
will overhang the planter.
^ Where feasible, consider innovative measures to manage
stormwater with "leftover° space in front of angled parking stalls.
^ Parking spaces with decorative and permeable pavers are
strongly encouraged.
^ Evergreen trees are encouraged within parking lots.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
. Where on-site circulation can be designed to permit it, shared
access to multiple parcels and businesses is strongly
encouraged,
^ A direct and clearly visible pedestrian connection shall be
provided through the surface parking lot that connects to the
primary building entrance and sidewalk.
^ Landscaping and landscape buffers along sidewalks should be
attractive and should encourage and provide interest to
pedestrians. Features such as benches may be incorporated into
these areas.
^ Parking lots along sidewalks shall include perimeter shrubs with
a minimum height of 3 feet to screen parked vehicles.
DOWNTOWN DUBLIN SPECIFIC PLAN 103
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Before
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Conventional 20 foot long parking spaces reduced to 17.5 foot long
spaces with landscaping (Source: San Mateo County)
104 CITY OF DUBLIN
Before
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Reconfiguration of an existing parking lot (top) to incorporate more
landscaping and walkways (Source: San Mateo County)
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DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
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DOWNTOWN DUBLIN SPECIFIC PLAN 105
Under-utilized parking stalls in the top image is replaced with
stormwater planters (Source: San Mateo County)
Conventional angled parking spaces in the top image
are reconfigured with landscaping to manage
stormwater (Source: San Mateo County)
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Before
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~ilding fronrzge
Parking nnventiooal
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106 CITY OF DUBLIN
Conventional angled parking lot in the top image is
redesigned with perpendicular spaces and a vegetated
planter/swale (Source: San Mateo County)
Parking lots that incorporate permeable paving and
green gutters (Source: San Mateo County)
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ a
Strudured Parking
^ Parking structure facades that are located along a street, private
outdoor space, and are otherwise not screened by a building
shall be designed to look like a habitable building rather than a
parking structure. The following design techniques are
encouraged to achieve the appearance of a building:
• Parking structures should be designed with a facade that
conceals parking decks, ramps, and parked vehicles.
Stairwells and elevator shafts should be concealed within
towers and other similar building elements.
• The facade should be articulated to include expansion
joints, expression lines, cornices, reveals, architectural
details, and changes in material and color.
• Parking structure facades should be designed with regularly
spaced window openings. Metal frames are encouraged
within window openings to provide articulation and vertical
orientation to the openings.
• Ground floors of parking structures should be designed with
building space for ground floor uses to encourage
pedestrian activity.
• Lighting provided within a parking structure should be
located, directed, and shielded to prevent off-site glare.
• Lighting fixtures on the top parking deck should be screened
from view and not visible from the ground.
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DOWNTOWN DUBLIN SPECIFIC PLAN 107 ~
Parking structures that are generally designed to
resemble habitable buiidings, not parking structures
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Underground and Podium Parking
^ With the exception of driveway entrance points, underground
parking levels shall not be visible from sidewalks and private
outdoor spaces.
^ Podium parking may be located below the ground floor of the
building, which may be elevated above the grade of the site.
Podium parking levels may be visible from a street or private
outdoor space, but should include design features that are
compatible with the building and that screen views of vehicles.
Landscaping should be incorporated into building setbacks to
screen views of the podium parking level.
. Podium parking facades shall be compatible with the rest of the
building facade.
. Window openings are allowed on the podium parking facade to
provide ventilation and light to the podium parking level.
Window openings should not exceed 3 feet in height and 4 feet
in width. Window openings should contain decorative metal
screens (excluding chain link).
. Entrances to underground and podium parking levels should be
designed with similar features as the rest of the building.
. If non-residential space is placed above the podium parking
level, the podium parking level shall be partially below grade
and the first floor of the non-residential space shall be no
greater than 4 feet above grade.
108 CITY OF DUBLIN
Podium parking facade that includes metal screens
and that are compatible with the building design
Parking entrance that includes similar design features
as the rest of the building
qEVELOPMENT SiANDARDS AND DESIGN GUIDELINES ~ 4
4.4.15 Loading and Refuse Areas
^ All loading areas shall be located to the rear of a building and
screened from views from the street.
^ Access to loading areas may be provided from parking areas,
service alleys, and internal streets/drive aisles.
. Loading areas on adjacent properties are encouraged to be
sited near each other and share facilities (such as driveways and
vehicle turnaround space) whenever feasible.
^ All refuse areas shall be provided within the building, to the rear
of the building, or within parking areas.
^ Refuse enclosures are required for outdoor refuse areas. Finish
materials, colors, and architectural character (including gates) of
the enclosures shall compliment materials used on the adjacent
building facade. Landscaping, including vines and shrubs shall
be planted around the enclosure, where feasible.
^ A solid roof is required for all enclosures.
Street
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^ The refuse area shall be large enough to accommodate trash
and recycling receptacle and also composting and grease
receptacles for dining uses.
^ Adjacent buildings and properfies should consolidate refuse
areas, whenever feasible.
^ Refuse areas which are attached to the building shall be
integrated into the design of the building.
^ All enclosures shall be covered, with the floor drainage
connected to the sanitary sewer and a hose-bib provided for
wash down.
cate loading
ties to the rear
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:en their view
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DOWNTOWN DUBI~N SPECIFIC PLAN 109
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~ 4.4.16 Screening
~ . The following items should be screened from public views from
sidewalks, walkways, and private outdoor spaces to the fullest
extend possible:
• Electric and water utility meters;
• Power transformers and sectors;
• Heating, ventilation, and cooling equipment;
• Irrigation pumps;
• Satellite dishes (wider than 18 inches in diameter);
• Antennas;
• Rooftop mechanical equipment; and
• Other mechanical equipment.
^ Appropriate screening methods include, but are not limited to:
• Fencing;
• Building walls;
• Landscaping;
• Roof parapets; and
• Equipment enclosures.
^ Screening devices shall be compatible with the building's design,
materials, and color.
4.4.17 On-Site Pedestrian Circulation
^ Clear, identifiable, and ample pedestrian pathways should be
provided to connect sidewalks, parking areas, building
entrances, trails, and other site features by using wayfinding
techniques such as signage, landscaping, hardscape, and
prominent building entrances, where feasible.
^ Where feasible, cluster and connect buildings through a series of
pedestrian pathways.
^ Pedestrian connections should be designed to create a unified
design character and may serve as larger functional spaces.
^ Gathering spaces are encouraged to include a variety of
amenities such as mini plazas, courtyards, benches, seating,
shade, trash receptacles, art, and water fountains.
Examples of clear and aitractive pedestrian connections
110 CITY OF DUBLIN
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ~ 4
4.4.18 Street Trees
^ Street trees planted should adhere to the recommendations in
the Streetscape Master Plan and those below:
• Amador Plaza Road: Ornamental Pear trees spaced 30 feet
on center within parkways
• Amador Valley 8oulevard: Raymond Ash trees within
parkways; Canary Island Pine and Crepe Myrtle within
medians
• Dublin Boulevard: London Plane trees spaced 25 to 30 feet
on center within planters (ideally using 4-foot by 8-foot tree
grates for new trees and retrofitting existing tree grates to 4-
foot square); London Plane and flowering trees within
medians
• Golden Gate Drive: Aristocrat Pear trees within parkways
• Regional Street: Callery Pear trees spaced 30 feet on center
within parkways
• Saint Patrick Way: Chinese Hackberry trees within parkways
• San Ramon Road: Callery Pear, Chinese Pistache, and
intermittent California Pepper trees within parkways;
Raywood Ash, Crepe Myrfle, and Strawberry trees within
medians
• Village Parkway: Contrasting color tree (such s Columnar
Hornbeam tree) in groups of 3 or 4 on 12-foot centers
within parkways, where possible
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DOWNTOWN DUBLIN SPECIFIC PLAN 111
(~ 4 ~ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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112 CITY OF DUBLIN
Chapter 5 establishes the circulation and
infrastructure improvements required to permit the
development potentia) of the Specific Plan Area.
This Chapter should be read in conjunction with
Chapter 2, which describes the circulation and
infrastructure conditions in the Specific Plan Area.
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DOWNTOWN DUBLIN SPECIFIC PLAN 113 S~
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`~ 5( MOBILITY AND INFRASTRUCTURE PLAN
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~p 5.1 Vehicular Circulation
~ This Specific Plan does not propose any specific changes to the existing
~'~ public circulation network; however, vehicular circulation improvements
may be required on private properfy (i.e. the extension of St. Patrick
Way~.
As parf of this Specific Plan, the City will amend the City's General Plan
related to acceptable Levels of Service (LOS) standards within the City to
require a LOS of D or better for all intersections except for intersections
within the Downtown Specific Plan Area (including the intersections of
Dublin Boulevard/San Ramon Road and Village Parkway/Interstate 680
on-ramp). The objective of this amendment is to balance vehicular and
non-vehicular circulation requirements, and thereby create a more
pedestrian-friendly downtown.
While no specific intersection improvements are required as part of this
Specific Plan, the City may undertake limited circulation improvements to
improve overall citywide traffic conditions. 7his could include signal
timing, re-striping, additional turning lanes, etc. These improvements
would most likely be constructed as part of the City's Capital
Improvement Program. In these circumstances, the City of Dublin
Streetscape Master Plon would be used to guide the enhancement of
public streets within the Specific Plan Area.
5.1.1 Saint Patrick Way Extension
As part of future development, Saint Patrick Way will be extended from
Golden Gate Drive to Regional Street. This extension will be necessary to
move vehicular traffic through the Transit-Oriented District upon
completion of the West Dublin/Pleasanton BART Station and new
development projects on adjacent properties.
Construction of the Saint Patrick Way extension would occur concurrent
with (adjacent) development of the Essex and AMB parcels. The roadway
would be constructed as a two-lane roadway with parking and sidewalks.
See Figure 5-1: Saint Patrick Way, for an illustration of the proposed
street configuration.
5.2 Pedestrian and Bicycle Circulation
5.2.1 Pedestrian Pathways
The existing or proposed east-west pedestrian pathways on the properties
extending from Regional Street to Amador Plaza Road may be improved
to provide a better connection for pedestrians. Access to this pathway
should be provided from sidewalks and across the rear service alley
behind the retail establishments. This pathway may be improved as a
private outdoor space (such as a paseo) and follow the appropriate
standards and guidelines. Landscaping, benches, building-mounted and
string lighting, small product vendors, entrances to retail establishments,
projecting shade elements, and other similar elements may be provided
to enhance the pedestrian realm.
5.2.2 Bikeways and Bicycle Connections
The City of Dublin Bikeways Master Plan identifies existing and proposed
bikeways throughout the City (see Section 2.2.4 Circulation and Parking).
As an implementation measure, this Specific Plan recommends exploring
opportunities to expand the network throughout Downtown Dublin and
creating improved connections to the West Dublin/Pleasanton BART.
Bicycle facilities, such as bike lockers, bike racks, and shower facilities
are encouraged in or near the station. Direct access to bicycle parking
should be provided throughout Downtown Dublin and turning
movements at intersections and into/out of major developments should
be explored.
5.2.3 Golden Gate Drive Bicycle Improvements
This Specific Plan recommends improving Golden Gate Drive with bike
lanes (Class II bikeway) between Dublin Boulevard and the West
Dublin/Pleasanton BART Station. This improvement should be made only
if a traffic feasibility analysis is conducted and it is determined thot such
an improvement would better accommodate bicyclists with minimal
impacts to traffic. If bike lanes are not provided on the street, then
additional measures should be taken to highlight this street as a bicycle-
friendly corridor. Such measures moy include "sharrow" markings on the
roadway, special signage, and sensors for bicyclists making left turns
between Dublin Boulevard and Golden Gate Drive.
114 CITY OF DUBLIN
MOBILITY AND INFRASTRUCTURE PLAN ~ 5
5.3 Public Transit
This Specific Plan does not propose any changes to the existing transit
service through Downtown Dublin (see Section 2.2.4 Circulation and
Parking). However, transit routes may be altered in the future to better
connect passengers with the West Dublin/Pleasanton BART Station. Such
improvements should consider the timing of BART trains, distance
traveled from one transit mode to another, and facilities, such as
benches, shelters, signage, and crossings. Improvements to existing and
new bus stops should be improved in accordance to the City of Dublin
Streetscape Master Plan.
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DOWNTOWN DUBLIN SPECIFIC PLAN 115 ~
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~ Figure 5-1: Saint Patrick Way
116 CITY OF DUBLIN
MOBILITY AND INFRASTRUCTURE PLAN ~ 5
5.4 West Dublin/Pleasanton BART Station Access
The West Dublin/Pleasanton BART Station is located along BART tracks
with pedestrian bridges over Interstate 580 that connect to Golden Gate
Drive in Dublin and to Stoneridge Mall Road in Pleasanton. Parking
structures are located on both sides of Interstate 580 to accommodate
BART passengers.
Station access is a key element in the planning of BART stations and
surrounding development. Given the fact that transit-oriented
development is proposed south of Dublin Boulevard, it will be important
that future development projects incorporate wayfinding and access
features into their plans.
Where appropriate, development plans should identify types and
locations of directional signage to the station. Signs should be provided
at a pedestrian- and auto-oriented level to accommodate multiple types
of passengers. Wayfind'+ng maps and signs should be considered to help
orient passengers and navigate them to their destination and other mode
of travel (such as a bus stop, bikeway, or freeway).
BART has prepared two documents that provide guidelines for station
access and transit oriented development that can be referenced for
general guidance when developing projects within a quarfer mile of the
West Dublin/Pleasanton BART station. These are:
^ BART Station Access Guidelines (April 2003)
^ BART Transit-Oriented Development Guidelines (June 2003)
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DOWNTOWN DUBLIN SPECIFIC PLAN 117 ~
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5.5.1 Woter
As described in Chapter 2: Sife and Context, the Dublin San Ramon
Services District (DSRSD) estimated that there is sufficient water supply to
service future water demand in the Specific Plan Area over the next 20 or
more years based on a buildout of an additional 3.2 million square feet
of non-residential development and 71 7 residential units, which is within
the demand requirements for this Specific Plan.
New development projects would connect to existing water lines as
shown in Figure 2-9: Potable Water System.
5.5.2 Sewer
DSRSD is also the purveyor of wastewater collection in the City of Dublin.
They completed a Wastewater Collection System Master Plan update in
June of 2005. Land use data assumed the same buildout conditions as
described above for water. Due to projected future demands, the update
recommended the following sewer improvement projects (which have
been completed) within the Specific Plan Area:
Dublin Boulevard West Relief Sewer- construction of a relief
trunk sewer on Dublin Boulevard extending west from Amador
Plaza Road. This project, comp_leted in 2008, is designed to
serve existing residential and commercial development west of I-
680, as well as the future Schaefer Ranch development in
western Dublin, new development in the vicinity of the proposed
West Dublin BART station, and potential future development
and/or densification in the Specific Plan Area.
Orchard Supply Hardware (OSH) Sewer Replacement -
replacement of an existing 6-inch to an 8-inch line to address
maintenance issues (a sagging line and heavy flows and grease
discharged from adjacent restaurants) and to accommodate
future high-density mixed-use development projected for the
area south of Dublin Boulevard.
New development projecfs would connect to existing sewer lines as
shown in Figure 2-10.
5.5.3 Storm Drain
Given the fact that the Specific Plan Area is nearly completely covered
with buildings, parking lots, sidewalks, and roadways, stormwater
discharge rates are not able to exceed current conditions.
Design guidelines identified in this Specific Plan encouroge increased
percolation through the use of vegetated swales, curb extensions,
reconfigured parking lots with increased landscaping, and the use of
pervious materials (e.g. pervious pavers) in parking lots. Implementation
of these guidelines would result in a net reduction of off-site stormwater
discharge rates and improve water quality.
Several properties within the Specific Plan Area are located within the
Federal Emergency Management Agency (FEMA) 100-year floodplain
(see Figure 2-12: FEMA Flood Zone). New construction is subject to
floodplain regulations. The Zone 7 Stream Management Plan contains
plans to retrofit the culvert that carries water from Dublin Creek under
Donlon Way. The retrofit will increase the culvert capacity and minimize
the risk of flooding in the area under the existing specific plans.
118 CITY OF DUBLIN
This chapter describes the process for implementing
and administering this Specific Plan, including the
processes for development review, nonconforming
uses, and amendments.
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DOWNTOWN DUBLIN SPECIFIC PLAN 119 v
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6 ~ IMPLEMENTATION AND ADMINISTRATION
6.1 Purpose and Intent
The City of Dublin shal) administer the provisions of this Specific Plan in
accordance with the Specific Plan and Subdivision Map Act requirements
in the State of California Government Code, the City of Dublin General
Plan and applicable City Municipal Codes.
The Specific Plan elements, procedures, regulations, standards and
specifications shall supersede the relevant provisions of the City's
Municipal Code. The Specific Plan may be amended in the future.
Certain sections of the Specific Plan shall serve as the zoning standards
for powntown Dublin, and a new Downtown Dublin Zoning District shall
be created as an implementation measure of this plan. Where there is a
conflict between this Specific Plan and the Municipal Code, the Specific
Plan shall prevail. Where the Specific Plan is silent on a requirement, the
Municipal Code shall apply as long as the regulation is consistent with
the Specific Plan.
6.2 Public Facilities and Infrastructure Funding
Mechanism
The project is expected to be fiscally self-sufficient. Each proposed
development project will be required to fund its own on-site and off-site
improvements consistent with existing City and special district regulations
and requirements. Development impoct fees will be required to be paid
by each project to help off-set capital improvements that are required in
the area as a result of development. These fees include, but are not
limited to, traffic community facilities, fire, school, water, and sewer
impact fees.
A Downtown Traffic Impact Fee was adopted by the City Council to help
fund roadway improvements in the downtown area and includes a variety
of improvements aimed at improving traffic efficiency and pedestrian
safety in Downtown.
Public facility improvements for water and sanitary sewer service are
managed and maintained by the Dublin San Ramon Services District. In
the District's Capital Improvement Plan, the costs of capital improvement
projects are assigned to Local Sewer Replacement and/or Local Sewer
120 CITY OF DUBLIN
Expansion. The Replacement fund represents costs that are allocated to
existing users (generally through sewer rates), and the Expansion fund
represents the costs allocated to future users (generally through
connection fees).
6.3 Development Review Process
All development project applications will be subject to the review
requirements as described in this Specific Plan and/or as otherwise
required by the City Dublin Zoning Ordinance and Subdivision
Ordinances. All proposed plans for new buildings, expansion of existing
buildings ond exterior modifications will be required to comply with
applicable provisions of this Specific Plan and Chapter 8.104 (Site
Development Review).
6.4 Development Pool and Community Benefit
Program
Development Pool
As discussed in Section 3.5: Future Development Assumptions, a base
and maximum floor area ratio (FAR) is provided for each district in the
Specific Plan Area (please refer to Table 3-3: Base and Maximum FAR
per District). Property owners are allowed to intensify their site up to the
Base FAR by right (non-residential square footage only). If a property
owner would like to intensify their site beyond the Base FAR established
for their District or construct residential dwellings, they may build up to
the maximum FAR for their District by entering into the Community Benefit
Program and obtaining the additional development potential from the
Development Pool.
The following Toble illustrates the additional development potential
(beyond the Base FAR) for each District.
IMPLEMENTATION AND ADMINISTRATION ~ b
Toble 6-1: Development Pool
368,420 100
1, 724,800 1,100
100
The above Development Pool for the Transit-Oriented District includes
the AMB project (150,000 square feet of office and 308 residential
dwellings), the Essex project (309 residential dwellings) and the BART
hotel (150 hotel rooms and 7,500 square feet of commercial). In the
event that these projects are constructed, the corresponding development
potential will be removed from the Development Pool. As these projects
were approved prior to the adoption of this Specific Plan, the developers
are not required to enter into the Community Benefit Program. If these
projects are not constructed, the associated development potential will be
made available to developers in the Transit-Oriented District. If only a
portion of one of these projects is constructed, the remaining
development potential will be returned to the Development Pool for the
Transit-Oriented District.
For all three districts, the density obtained from the Development Pool will
be available to the property owner for the period of time specified in a
binding agreement between the City and the developer. At the expiration
of that period, the density will be returned to the Development Pool if the
project has not been constructed.
The City will manage the Development Pool and maintain an inventory of
all projects that are developed above the base FAR to ensure that
development does not exceed the density cap in each district.
Community Benefit Program
A Community Benefit Program will be established to ensure that
developers provide a benefit to the Specific Plan Area in exchange for
receiving a higher density on their property.
A developer who is taking part in the Community Benefit Program will be
required to enter into a binding agreement with the City that specifies the
community benefit that will be provided in exchange for use of density
from the pool. The City will negotiate the terms of the Agreement
including the period during which the density will be available to the
developer and community benefits that will be provided by the developer.
A developer may be required to provide one or a combination of benefits
in relation to the density they are obtaining from the Pool. Improvements
or fees which are required by the Municipal Code are not considered to
be a community benefit and are regardless of the project status.
Examples of appropriate community benefits that might be provided by
the developer include the following.
. Public Plaza or gathering space;
^ Public Parks or Outdoor Play Areas;
^ Measures aimed at reducing Greenhouses Gases and
Transportation trips including charging stations for electric
vehicles, preferred parking for carpool vehicles, site specific
transportation demand management programs, etc;
^ Sponsorship of a downtown special event (event to be approved
by the City);
. Public Safety enhancements including substation, vehicles,
defibulators, fire extinguishers, etc;
^ Enhanced streetscape improvements (e.g. sidewalks,
landscaping, fountains, etc);
^ Pedestrian connections to other sites or facilities ( e.g. easement C~
dedications and pathway improvements). Note: This does not
include pedestrian connections within the project site, which are ~
required by good site planning principles; ~
DOWNTOWN DUBUN SPECIFIC PLAN 121 ~
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~ 6 ~ IMPLEMENTATION AND ADMINISTRATION
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~ ^ Transit improvements (e.g. enhance or construct bus shelters);
~(~ ^ Payment into a Downtown Fund for future public improvements;
~ and
. Other benefit proposed by the developer or City Staff and
approved by the City Council.
The foregoing list of examples is not intended to limit or constrain the
City's discretion to determine the appropriate level of community benefit
required in exchange for the use of density from the pool. So far as
possible, the City shall uniformly apply the community benefits
requirement such that the community benefits req~ired are proportionate
to the amount of density obtained and the time period that it is made
available to the project. It is acknowledged, however, that the City does
not measure community benefit solely in relation to the monetary impact
to the Developers. In other words, some proposed community benefits
may be considered by the City to be particularly valuable, but they may
be of comparatively modest financial impact to a developer.
6.5 Specific Plan Amendments
Over time, various sections of this Specific Plan may need to be revised
to respond to changing land use, economic or political conditions. Any
amendment to this Specific Plan shall follow Government Code
procedures (Sections 65453, 65454, and 65456), as well as local
procedures as described in this chapter. Furthermore, the proposed
specific plan amendment must be consistent with the goals, policies, and
implementation measures of the City of Dublin General Plan.
Amendments to this Specific Plan will fatl under one of two categories (1)
administrative amendments and (2) other amendments. The amendments
will follow a separate procedure process as discussed below. A decision
as to which category an amendment falls under shall be made by the
Community Development Director.
Administrative Amendments
Administrative amendments to this Specific Plan are considered minor
non-substantive revisions and require approval by the Community
Development Director, but may be referred to the Planning Commission.
Administrative amendments do not deviate from the overall vision and
intent of this Specific Plan. Examples of administrative amendments
include, but are not limited to, minor non-substantive text chan ges,
corrections and/or updates to existing conditions information, and other
relatively minor changes that do not materially or substantively change
the nature or intent of this Specific Plan such that it would constitute a
change in land use, result in a new environmental impact, or adversely
affect the economic development goals of the City.
Other Amendments
Other amendments to this Specific Plan are considered significant
revisions and require a recommendation by the Planning Commission to
the City Council and approval by the City Council. Examples of other
amendments include, but are not limited to, changes to the land use
plan, permitted uses, circulation improvements, and/or substantive
changes to the development standards.
6.6 Nonconformities
Chapter 8.140, Non-Conforming Structures and Uses, of the Zoning
Ordinance shall be used for any nonconforming uses and buildings
within Downtown Dublin. Land uses and structures existing as of the
adoption date of this Specific Plan may continue to remain in accordance
with Chapter 8.140.
6.7 Severability
If any section, subsection, sentence, clause, phrase or porfion of this
Specific Plan, or any future amendments or additions hereto, is for any
reason found to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity
of the remainder of this Specific Plan document or any future
amendments or additions hereto. The City hereby declares that it would
have adopted these requirements and each sentence, subsection, clause,
phrase or portion or any future amendments or additions thereto,
irrespective of the fact that any one or more section, subsections, clauses,
phrases, portions or any future amendments or additions thereto my be
declared invalid or unconstitutional.
122 CITY OF DUBLIN
6.8 Interpretation
The Director of Community Development is assigned the responsibility
and authority to interpret the Specific Plan. Whenever the Director of
Community Development makes an official interpretation of this Specific
Plan, the interpretation shall be made in writing explaining the
interpretation and the general circumstances surrounding the need for
the interpretation. Any interpretation by the Director of Community
Development may be appealed as provided in Chapter 8.136, Appeals,
of the Zoning Ordinance. The Director of Community Development may
refer interpretation of the Specific Plan to the Planning Commission for a
decision at a public hearing.
6.9 Future Implementation
Downtown Fund Program
Prior to the first payment into the Downtown Fund (as permitted under the
Community Benefit Program), the City will establish a Downtown Fund for
the Specific Plan Area. The purpose of this fund is to provide the means
to improve the Downtown Specific Plan Area.
The Downtown Fund would be used by the City to construct or provide
financing for improvements in the Specific Plan Area. The Downtown
Fund may include some or all of the following:
^ Financing for fa4ade or site improvements which beautify the
downtown(amount and program for offering financing will be
determined at the time the fund is created);
^ Land acquisition;
^ Parking garage or surfa~e parking construction;
^ Land assemblage;
^ Streetscape improvements;
^ Infrastructure improvements; and
^ Branding and marketing.
IMPLEMENTATION AND ADMINISTRATION ~ b
Prior to establishing the Downtown Fund, the City Council will review and
approve the proposed program including benefits provided by the
program.
Parking Fund
As a future implementation measure, the City may establish a parking
fund for the Downtown Specific Plan Area. The purpose of this fund will
be to provide funding for the construction of surface parking or parking
garage(s) within the downtown area. Developers who wish to reduce the
number of required parking stalls on their site will be required to
contribute to the fund in an amount equal to the number of parking stalls
they are reducing on their site. This will allow for the future construction
of shared parking to support these developments. The exact contribution
amount per stall will be identified at the time the fund is established.
DOWNTOWN DUBLIN SPECIFIC PLAN 123
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