HomeMy WebLinkAbout8.3 Attch 1 Redlined Version of Revised Gen PlanCITY OF DUBLIN
GENERAL PLAN
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Adopted February 11, 1985
(Updated to March 23, 2012Amended as of February 2013)
T ABLE OF C ONTENTS
VOLUME 1: GENERAL PLAN TEXT AND POLICIES
L IST OF F IGURES
List of Tables
P AGE
1.0 BACKGROUND .............................................................................................................................. 1-1
1.1 Introduction ............................................................................................................................................ 1-1
1.2 Development History of Dublin .............................................................................................................. 1-1
1.3 Nature of the General Plan .................................................................................................................... 1-2
1.4 Primary Planning Area and Extended Planning Areas .......................................................................... 1-2
1.4.1 Eastern Extended Planning Area
1.4.1.1 Development Elevation Cap
1.4.2 Western Extended Planning Area
1.5 Public Participation ................................................................................................................................ 1-5
1.6 Report Organization .............................................................................................................................. 1-5
1.7 Subregional Development Projections .................................................................................................. 1-6
1.8 General Plan Land Use Map ................................................................................................................. 1-6
1.8.1 Land Use Classifications .............................................................................................................. 1-6
1.8.1.1 Residential Density Measurements
1.8.1.2 Population Density Measurements
1.8.1.3 Floor Area Ratio (FAR) and Employee Density Measurements for Non-Residential
Classifications
1.8.1.4 Compatible and Accessory Uses
1.8.1.5 Primary Planning Area
1.8.1.6 Eastern Extended Planning Area
1.8.1.7 Western Extended Planning Area
2.0 LAND USE AND CIRCULATION: LAND USE ELEMENT ............................................................... 2-1
2.1 Introduction
2.2 Primary Planning Area
2.3 Eastern Extended Planning Area
2.4 Western Extended Planning Area
2.51 Residential Land Use .............................................................................................................................. 2-4
2.51.1 Housing Availability .............................................................................................................. 2-4
2.51.2 Neighborhood Diversity ........................................................................................................ 2-5
2.51.3 Residential Compatibility ...................................................................................................... 2-5
2.51.4 Eastern Extended Planning Areas ....................................................................................... 2-5
2.5.5 Western Extended Planning Area
2.62 Commercial and Industrial Land Use ...................................................................................................... 2-7
2.62.1 Downtown Dublin ................................................................................................................. 2-7
2.62.2 Automobile Dealerships ....................................................................................................... 2-7
2.62.3 Neighborhood Shopping Centers ......................................................................................... 2-8
2.62.4 Eastern Extended Planning Area ......................................................................................... 2-8
2.62.5 Application to the Same Property within the City of Dublin of Both the Retail/Office and
Medium-High Density Residential Designations as Defined in the Dublin General Plan ..... 2-8
2.62.6 Scarlett Court Planning Area…………………………………………………………………...… 2-9
3.0 LAND USE AND CIRCULATION: PARKS AND OPEN SPACE ELEMENT .................................... 3-1
3.1 Introduction
3.21 Open Space for Preservation of Natural Resources and For Public Health and Safety ......................... 3-1
3.2.1 Primary Planning Area and Eastern Extended Planning Area
3.2.2 Western Extended Planning Area
3.32 Agricultural Open Space for the Managed Production of Resources (Agricultural)................................. 3-3
3.3.1 Extended Planning Areas
3.43 Open Space for Outdoor Recreation ...................................................................................................... 3-3
3.4.1 Primary and Extended Planning Areas
3.4.2 Eastern Extended Planning Area
3.4.3 Western Extended Planning Area
4.0 LAND USE AND CIRCULATION: SCHOOLS, PUBLIC LANDS AND
UTILITIES ELEMENT ................................................................................................ 4-1
4.1 Introduction
4.21 Public Schools .................................................................................................................................... 4-1
4.2.1 Primary and Extended Planning Areas
4.2.2 Eastern Extended Planning Area
4.32 Public Lands ............................................................................................................................................ 4-2
4.3.1 Primary and Extended Planning Areas
4.43 Solid Waste ............................................................................................................................................. 4-2
4.4.1 Primary and Extended Planning Areas
4.54 Sewage Treatment and Disposal ............................................................................................................ 4-3
4.5.1 Primary and Extended Planning Areas
4.65 Water Supply ........................................................................................................................................... 4-3
4.6.1 Primary and Extended Planning Areas
4.76 Alameda County Hazardous Waste Management Plan .......................................................................... 4-4
4.7.1 Primary and Extended Planning Areas
5.0 LAND USE AND CIRCULATION: CIRCULATION AND
SCENIC HIGHWAYS ELEMENT ...................................................................................................... 5-1
5.1 Introduction
5.21 Roadways .............................................................................................................................................. 5-1
5.21.1 Roadway Standards ............................................................................................................. 5-2
5.21.2 Freeway AccessPrimary and Extended Planning Areas .................................................... 5-10
5.2.3 Eastern Extended Planning Area (EEPA) – Additional Polices
5.2.4 Western Extended Planning Area – Additional Policies
5.2.5 Downtown Dublin Specific Plan Area – Additional Policies
5.2.6 Freeway Access
5.2.6.1 Primary and Extended Planning Areas
5.32 Alternative Transportation ..................................................................................................................... 5-10
5.3.1 Primary and Extended Planning Areas
5.43 Southern Pacific Railroad Transportation CorridorRegional Transportation Planning and Complete Streets
5.4.1 Regional Transportation Planning Framework
5.4.2 Complete Streets
5.4.3 Primary and Extended Planning Areas
5.54 Pedestrian Routes and Bikeways .......................................................................................................... 5-12
5.5.1 Primary and Extended Planning Areas
5.65 Truck Routes ........................................................................................................................................ 5-12
5.6.1 Primary and Extended Planning Areas
5.76 Scenic Routes and Highways ............................................................................................................... 5-13
5.7.1 Primary and Extended Planning Areas
5.8 Southern Pacific Railroad Transportation Corridor
5.97 Financing Road Circulation System Improvements ............................................................................... 5-13
5.9.1 Primary and Extended Planning Areas
6.0 HOUSING ELEMENT (a separate document) .................................................................................. 6-1
7.0 ENVIRONMENTAL RESOURCES MANAGEMENT: CONSERVATION ELEMENT ....................... 7-1
7.1 Introduction
7.1.1 Western Hills
7.1.2 Eastern Hills
7.21 Stream Corridors and Riparian Vegetation .............................................................................................. 7-2
7.2.1 Primary and Extended Planning Areas
7.2.2 Western Extended Planning Area
7.32 Erosion and Siltation Control ................................................................................................................... 7-3
7.3.1 Primary and Eastern Extended Planning Areas
7.3.2 Western Extended Planning Area
7.43 Oak Woodlands ....................................................................................................................................... 7-4
7.4.1 Primary and Eastern Extended Planning Areas
7.4.2 Western Extended Planning Area
7.54 Air Quality ................................................................................................................................................ 7-4
7.5.1 Primary and Extended Planning Areas
7.65 Agricultural Lands .................................................................................................................................... 7-5
7.6.1 Primary and Extended Planning Areas
7.76 Archaeologic and Historic Resources ...................................................................................................... 7-5
7.7.1 Primary and Extended Planning Areas
7.87 Open Space Maintenance/Management ................................................................................................ 7-5
7.8.1 Primary and Extended Planning Areas
7.8.2 Eastern Extended Planning Area
8.0 ENVIRONMENTAL RESOURCES MANAGEMENT:
SEISMIC SAFETY AND SAFETY ELEMENT ................................................................................... 8-1
8.1 Introduction
8.21 Seismic Safety ........................................................................................................................................ 8-1
8.2.1 Primary and Extended Planning Areas
8.1.1 Structural and Grading Requirements .................................................................................. 8-1
8.1.2 Required Geotechnical Analyses ......................................................................................... 8-2
8.1.3 Existing Structures ................................................................................................................ 8-3
8.1.4 Data Review and Collection ................................................................................................. 8-3
8.1.5 Earthquake Response Plan .................................................................................................. 8-3
8.32 Safety ...................................................................................................................................................... 8-3
8.32.1 Emergency Preparedness Guiding Policy ............................................................................ 8-3
8.3.1.1 Primary and Extended Planning Areas
8.32.2 Fire Hazard and Fire Protection .......................................................................................... 8-3
8.3.2.1 Primary and Extended Planning Areas
8.3.2.2 Western Extended Planning Area
8.32.3 Flooding ............................................................................................................................... 8-4
8.3.3.1 Primary and Extended Planning Areas
8.32.4 Hazardous Materials ............................................................................................................ 8-5
8.3.4.1 Primary and Extended Planning Areas
9.0 ENVIRONMENTAL RESOURCES MANAGEMENT: NOISE ELEMENT .................................... ….9-1
9.1 Introduction
9.2 Traffic Noise
9.2.1 Primary and Extended Planning Areas
10.0 COMMUNITY DESIGN & SUSTAINABILITY ELEMENT .............................................................. 10-1
10.1 Overview ............................................................................................................................................ 10-1
10.1.1 Citywide Design Vision ....................................................................................................... 10-1
10.2 Relevant Plans and Policies .................................................................................................................. 10-2
10.3 Unifying Principles of Community Design.............................................................................................. 10-4
10.3.1 The Image of the City ......................................................................................................... 10-4
10.3.2 Importance of Streetscapes ................................................................................................ 10-5
10.4 Organization of the Community Design & Sustainability Element ......................................................... 10-5
10.5 Positive Regional Identity ...................................................................................................................... 10-6
10.5.1 Intent ................................................................................................................................... 10-7
10.5.2 Goal .................................................................................................................................... 10-7
10.5.3 Policies ............................................................................................................................... 10-7
10.5.4 Implementation Measures .................................................................................................. 10-9
10.6 Sense of Arrival .................................................................................................................................... 10-10
10.6.1 Intent ................................................................................................................................. 10-11
10.6.2 Goal .................................................................................................................................. 10-11
10.6.3 Policies ............................................................................................................................. 10-11
10.6.4 Implementation Measures ................................................................................................ 10-12
10.7 Design of the Built Form ...................................................................................................................... 10-12
10.7.1 Intent ................................................................................................................................. 10-13
10.7.2 Goal .................................................................................................................................. 10-13
10.7.3 Policies ............................................................................................................................. 10-14
10.7.3.1 Site and Building Design ............................................................................... 10-14
10.7.3.2 Landscaping and Natural Features ............................................................... 10-18
10.7.3.3 Gathering and Open Space Areas ................................................................ 10-20
10.7.3.4 Signage, Lighting, and Art ............................................................................ 10-22
10.7.3.5 Parking and Circulation ................................................................................. 10-23
10.7.3.6 Villages ......................................................................................................... 10-24
10.7.4 Implementation Measures ................................................................................................ 10-27
10.8 Connections and Linkages .................................................................................................................. 10-28
10.8.1 Intent: Street Patterns and Design ................................................................................... 10-29
10.8.2 Goal: Street Patterns and Design ..................................................................................... 10-29
10.8.3 Policies: Street Patterns and Design ................................................................................ 10-29
10.8.4 Implementation Measures: Street Patterns and Design ................................................... 10-31
10.8.5 Intent: Land Use Patterns and Design ............................................................................. 10-32
10.8.6 Goal: Land Use Patterns and Design ............................................................................... 10-33
10.8.7 Policies: Land Use Patterns and Design .......................................................................... 10-33
10.8.8 Implementation Measures: Land Use Patterns and Design ............................................. 10-33
10.8.9 Intent: Access to Schools ................................................................................................. 10-34
10.8.10 Goal: Access to Schools ................................................................................................... 10-34
10.8.11 Policies: Access to Schools .............................................................................................. 10-34
10.8.12 Implementation Measures: Access to Schools ................................................................. 10-34
10.9 Sustainability ....................................................................................................................................... 10-35
10.9.1 Intent ................................................................................................................................. 10-35
10.9.2 Goal .................................................................................................................................. 10-35
10.9.3 Policies ............................................................................................................................. 10-35
10.9.4 Implementation Measures ................................................................................................ 10-38
11.0 ECONOMIC DEVELOPMENT ELEMENT ...........................................................................................
11.1 Introduction
11.2 Economic Development Principles
11.3 Relevant Plans and Policies
11.4 Organization of the Economic Development Element
11.5 Goal I: Economic Vibrancy
11.5.1 Maintain an Economic Development Function
11.5.2 Maintain a Comprehensive Marketing and Branding Plan
11.5.3 Focus Business Visitation Program on High-Growth Companies
11.5.4 Participate in Regional Economic Development Efforts
11.6 Goal II: Improve Conditions for Small Business
11.6.1 Maintain Small Business-Friendly Development Services
11.7 Goal III: Development of Strategic Employment-Supporting Sites
11.7.1 Partner with the Alameda County Surplus Property Authority
11.7.2 Support Downtown Business Attraction and Development Efforts
11.8 Goal IV: Achieve the Downtown Vision
11.8.1 Explore Potential Funding Sources and Financing Tools to Advance Real Estate and Economic
Development
11.8.2 Explore the Creation of an Economic Development Corporation
APPENDIX A: GENERAL PLAN AMENDMENTS (1985 THROUGH 2011)
Amendments VOLUME 2: TECHNICAL SUPPLEMENT / DRAFT ENVIRONMENTAL IMPACT
REPORT: FEBRUARY 1984 (A SEPARATE DOCUMENT)
LIST OF FIGURES
1-1a General Plan Land Use Map ..................................................................................................................................... 1-15
1-2 Extended Planning Area Land Use MapPlanning Areas ......................................................................................... 1-17
1-4 Development Elevation Cap, Eastern Extended Planning Area ............................................................................... 1-19
2-1 Sites for Housing Developments ............................................................................................................................... 2-11
2-2 Development Potential .............................................................................................................................................. 2-13
2-4 Development Potential: Western Extended Planning Area ...................................................................................... 2-15
3-1 Parks and Open Space ............................................................................................................................................... 3-6
4-1 Schools and Public Lands
5-1 Roadway Classifications
5-1a West and Central Dublin 1996 Existing and 2010 Daily Projected Traffic Volumes ................................................. 5-15
5-1b East Dublin Existing and 2010 Projected Traffic Volumes ........................................................................................ 5-16
5-2a Transit Map (West)………………………………………………………………………………………………………………..5-17
5-2b Transit Map (East)………………………………………………………………………………………………………………..5-19
5-3a Bicycle Circulation System (West) ............................................................................................................................ 5-21
5-3b Bicycle Circulation System (East) ............................................................................................................................. 5-23
5-4a Multi-Modal Map (West)……………………………………………………………………………………………………….5-25
5-4b Multi-Modal Map (East)…………………………………………………………………………………………………………5-27
8-1 Geologic Hazards and Constraints ............................................................................................................................. 8-7
8-2 Potential Flooding Map ............................................................................................................................................... 8-9
9-1 2011 Existing Noise Exposure Contours ................................................................................................................... 9-5
9-2 2005 2035 Projected Noise Exposure Contours ......................................................................................................... 9-6
10-1 Regional Corridors .................................................................................................................................................... 10-6
10-2 Gateways……………………………………………………………………………………………………………..... …….10-10
10-3 Character Sketch – General Commercial ............................................................................................................... 10-15
10-4 Character Sketch – Gathering Areas ...................................................................................................................... 10-21
10-5 Villages…………………………………………………………………………………………………………… ...... ……...10-24
10-6 Character Sketch – Villages .................................................................................................................................... 10-26
LIST OF TABLES
1.1 Community Facilities ................................................................................................................................................. 1-14
2.1 Land Use SummaryDevelopment Potential: Eastern Dublin General Plan AmendmentPrimary Planning Area ....... 2-2
2.2 Land Use Development Potential: Eastern Extended Planning Area
2.32 Land Use SummaryDevelopment Potential: Western Extended Planning Area ........................................................ 2-4
2.3 Potential Housing Units & Population - Primary Planning Area .................................................................................. 2-5
2.4 Potential Residential Sites - Primary Planning Area ................................................................................................... 2-9
5.1 Roadway Improvements at General Plan Buildout (Year 2035)
9.1 Land Use Compatibility for Community Noise Environments Community Noise Exposure (dB) ................................ 9-3
Page 1-1
C HAPTER 1
B ACKGROUND
1.1 INTRODUCTION
The Dublin General Plan consists of the text and plan maps in Volume 1: City of Dublin General Plan: Plan
Policies and Volume 2: Technical Supplement. The reader who wants to determine consistency of a
proposed project with the General Plan should begin by consulting Volume 1. Volume 2 contains
background information on the issues that resulted in the plan policies. Volume 2 is also the Draft
Environmental Impact Report for the General Plan and is a part of the certified EIR for the General Plan.
The City of Dublin General Plan Housing Element was updated June 1990, and is contained in a separate
document.
Policies for the Extended Planning Areas are being formulated through general plan amendment and
specific plan studies currently underway for the Western and Eastern Extended Planning Areas. These
documents are expected to be completed in 1992. As of July 1992, a General Plan Amendment and
Specific Plan were adopted for the Western Extended Planning Area and are available from the City
Planning Department.
The text and plan maps adopted by the City Council in this General Plan constitute a guide for the day to
day physical development decisions that shape the social, economic, and environmental character of the
cCity and its extended planning areas. In accordance with Government Code Section 65300, the General
Plan includes policies for the Planning Area, including the City limits proper and those areas outside the City
limits that bear relation to Dublin’s planning. Consequently, the Dublin Planning Area includes the Primary
Planning Area and two Extended Planning Areas, the Eastern Extended Planning Area and the Western
Extended Planning Area. The City and its Extended Planning Areas cover approximately 18.76 square
miles of which 14.62 square miles are located within the City limits. The remaining 4.14+ square miles is
located within the Western Extended Planning Area beyond an Urban Limit Line. State Law requires Dublin
to adopt a General Plan within 30 months from the time it commenced operation as a city on February 1,
1982. The law (Government Code 65300) directs each jurisdiction to include "any land outside its
boundaries which in the planning agency's judgment bears relation to its planning." Consequently, the
Dublin Planning Area, including the Extended Planning Area, covers 24.9 square miles, 9 square miles of
which are currently in the City.
1.2 DEVELOPMENT HISTORY OF DUBLIN
Most of the land in Dublin and San Ramon was granted in 1835 to Jose Maria Amador, one of the area's
earliest settlers. In the 1850's, Amador sold portions of his 16,10017,600-acre holding to James Dougherty,
Michael Murray, and Jeremiah Fallon, forming a hamlet that grew slowly during most of the next century.
During World War II, the Navy built commissioned Camp Parks Military Reservation to house 10,000
servicemen. Over the years, Camp Parks was leased to Alameda County for Santa Rita Jail; the Air Force
for a basic training center; and, the United States Army. In 1980, the Army officially designated Camp Parks
as a mobilization and training center and it has been a semi-active installation center ever since as the
Parks Reserve Forces Training Area.
Comment [MRD1]: Images of America Dublin (page 12)
Comment [MRD2]: http://en.wikipedia.org/wiki/Park
s_Reserve_Forces_Training_Area
Page 1-2
The Tri-Valley had few tract homes or commuters until 1960 when the Volk-McLain Company began work
on San Ramon Village building several thousand moderately-priced homes advertised as "city close;
country quiet." Urban services were provided by annexation of San Ramon Village to what is now the Dublin
San Ramon Services District (DSRSD). By 1970, four-fifths of the homes in Dublin's present homes Primary
Planning Area were complete.
In 1967, an effort to incorporate Dublin was denied by the Alameda County Local Agency Formation
Commission (LAFCO) as contrary to County policy supporting only one city in the west east valley. A
subsequent referendum on annexation of Dublin to Pleasanton failed in Dublin. Before the 1981
incorporation election was held, consideration was given to detaching Dublin from DSRSD and making it a
"full-service" city, but keeping the existing arrangement was simpler and the "full-service" choice did not
appear on the ballot. In November 1981, 75 percent of the votes cast were for incorporation.
Upon incorporation the City of Dublin was 3.54 square miles with approximately 4,428 housing units and an
estimated household population of 13,700. In 1986, the Parks Reserve Forces Training Area (Camp Parks)
was annexed into Dublin adding 4.24 square miles to the City. By 1991, after a series of smaller
annexations on the west side of Dublin, the City grew to 8.46 square miles, had approximately 6,904
housing units and an estimated household population of 19,755. In 1995, Dublin started growing eastward
with the annexation of 2.4 square miles. Over the next 15 years, the City would grow to 14.62 square miles.
In 2010, Dublin had approximately 15,782 housing units and an estimated household population of 40,262.
1.3 NATURE OF THE GENERAL PLAN
The General Plan provides a policy framework for development decisions. It has three functions:
1. To enable the City Planning Commission and City Council to reach agreement on long-range
development policies.
2. To provide a basis for judging whether specific private development proposals and public projects
are in harmony with the policies.
3. To allow other public agencies and private developers to design projects that are consistent with
the City’s policies or to seek changes in those policies through the General Plan amendment
process.
The General pPlan must be:
Long-range: However imperfect our vision of the future is, almost any development decision has
effects lasting more than 20 years. In order to create a useful context for development decisions, the
pPlan must look at least 20 years ahead.
Comprehensive: It must coordinate all major components of the community's physical development.
The relationship between land use intensity and traffic is the most obvious.
General: Because it is long-range and comprehensive, the pPlan must be general. Neither time nor
knowledge exists to make it detailed or specific. The pPlan's purpose is to serve as a framework for
detailed public and private development proposals.
The General Plan must include the following seven, mandatory elements: 1) Land Use Element; 2)
Circulation Element; 3) Housing Element; 4) Conservation Element; 5) Open Space Element; 6) Noise
Comment [MRD3]: G:\Annexations\AnnexationReo
rganizations.xls
Comment [MRD4]: 1985 General Plan, pages 3
and 11
Comment [MRD5]: G:\Annexations\AnnexationReo
rganizations.xls
Comment [MRD6]: ABAG Projections 1992
Comment [MRD7]: G:\Annexations\AnnexationReo
rganizations.xls
Comment [MRD8]: G:\Annexations\AnnexationReo
rganizations.xls
Comment [MRD9]: Table 2: E-5 City/County Population and Housing Estimates (DOF) (4/1/2010)
Page 1-3
Element; and, 7) Safety Element. The General Plan may be amended at any time however no mandatory
Element may be amended as often as more than four times each calendar year (Government Code, Section
65358) and should be revised at least every five years.
1.4 PRIMARY PLANNING AREA AND EXTENDED PLANNING AREAS
The General Plan includes policies for all three of the City’s Planning Areas: the Primary Planning Area,
Eastern Extended Planning Area and Western Extended Planning Area. The Primary Planning Area
consists of the original 1982 City boundaries and those annexations occurring to the west between 1985
and 1991 and is roughly 3,100 acres. The Eastern Extended Planning Area is located east of the Primary
Planning Area while the Western Extended Planning Area is located west of the Primary Planning Area.
The Eastern and Western Extended Planning Areas are coterminous with the City’s Sphere of Influence and
are described in further detail below. The General Plan includes site-specific policies for the area within the
1982 City boundaries and for the developable land immediately to the west (the primary planning area). The
extended planning area has two components. The Eastern Extended Planning Area is located east of
Dublin's built-up area while the Western Extended Planning Area is located along the north side of I-580, to
the west of existing development in Dublin. The City of Dublin has established guiding policies for the
Eastern Extended Planning Area because it "bear(s) relation to its planning," regardless of when or whether
portions are annexed to the City. With the city limits of San Ramon and Pleasanton to the north and south,
the Extended Planning Areas represent the City's only remaining options for significant future growth.
E ASTERN E XTENDED P LANNING A REA
The eEastern Extended pPlanning aArea is roughly 4,300 acres and is generally located south and east of
the Parks Reserve Forces Training Area (Camp Parks). Since 1995, the Eastern Extended Planning Area
has developed rapidly creating a distinctive and well-balanced community that complements the remainder
of the City. The extension of Dublin Boulevard eastward is the physical link that connects the Eastern
Extended Planning Area to the rest of Dublin. Despite being separated from the Primary Planning Area by
Camp Parks, the Eastern Extended Planning Area has provided a variety of development opportunities that
has enhanced the residential, employment, retail, recreation and cultural character of the entire City.
represents the largest remaining area available for future development in Dublin. The approximately
4,266.7-acre area east of Camp Parks will permit the eventual expansion of urban development in order to
accommodate the healthy growth of the community. Separated as it is from the main portion of Dublin by
Camp Parks, the Eastern Extended Planning Area represents a unique opportunity and challenge to plan a
distinctive, well-balanced community that complements the existing city. The extension of Dublin Boulevard
will be the physical link that connects the eastern planning area with the rest of Dublin, but the variety of
development projected for eastern Dublin is seen as an opportunity to enhance the residential, employment,
retail, recreation, and cultural character of the entire city.
Development within the Eastern Extended Planning Area has been responsible and environmentally
sensitive from both a local and regional perspective. On the local level, development has responded to
community needs for housing, employment and leisure while respecting the natural constraints of the area.
Visually sensitive ridgelands and biologically sensitive habitat areas have been protected and incorporated
into an open space system that preserves key elements of the areas physical character. Higher
development intensities have been concentrated in the more level areas of the valley with lower densities
nestled in the hill areas. Hillside grading has been carefully regulated to discourage major alteration of
distinctive hill forms. Commercial and employment-generating uses are located near the freeway and transit
lines to facilitate efficient transportation. It is the intent of the City of Dublin to ensure the responsible and
Page 1-4
environmentally sensitive development of the eastern planning area from both a local and a regional
perspective. On the local level, development will be required to respond to community needs for housing,
employment, and leisure opportunities and to the natural constraints of the area. Visually sensitive
ridgelands and biologically sensitive habitat areas will be protected and incorporated into an open space
system that will preserve the key elements of the area's physical character. Development intensities will be
higher in the more level areas in the valley, with lower densities in the hill areas. Hillside grading will be
carefully regulated to discourage major alteration of distinctive hill forms. Commercial and employment-
generating uses will be located near the freeway and transit lines to facilitate efficient transportation.
The Eastern Extended Planning Area includes a balance of employment and housing opportunities in terms
of both quantity and economic characteristics in order to encourage less import or export of labor which
results in increased traffic congestion and air pollution. The development pattern in the Eastern Extended
Planning Area facilitates the use of transit both on a local and regional level.
The City encourages a balance of employment and housing opportunities in the area in terms of both
quantity and economic characteristics in order to reduce the import or export of labor that results in
increased traffic congestion and air pollution. Development patterns will be encouraged that support the use
of transit, both on a local and regional level.
The General Plan includes policies that are specifically geared to the unique qualities and opportunities of
the Eastern Extended Planning Area. However, a specific plan(s), such as the adopted Eastern Dublin
Specific Plan, shall be required before any development is approved in the Eastern Extended Planning
Area. The Eastern Dublin Specific Plan also includes policies and action programs which further the goals
and policies of the General Plan and are designed specifically for the development of eastern Dublin. this
section of the City. However, a Specific Plan(s) will be required before any development is approved in the
Eastern Extended Planning Area. The Specific Plan(s) shall include policies and action programs which
further the goals and policies of the General Plan and are designed specifically for the eastern Dublin area.
As mentioned in the Introduction, policies for the Extended Planning Area are being formulated through
general plan amendment and specific plan studies currently underway for the Western and Eastern
Extended Planning Areas. These documents are expected to be completed in 1992. As of July 1992, a
General Plan Amendment and Specific Plan were adopted for the Western Extended Planning Area and are
available from the City Planning Department.
Development Elevation Cap
The Development Element Cap is a long-term commitment by the City of Dublin to manage growth
within the Eastern Extended Planning Area. The Development Elevation Cap is defined as the 770-
foot elevation, at or below which urban development is allowed to occur pursuant to the General Plan.
The 770-foot elevation represents the highest serviceable elevation for water service. The term “urban
development” means residential and non-residential development at or below the 770-foot elevation
line; reservoirs, water lines, grading or other infrastructure and construction activities necessary for
serving or establishing urban development may be located or occur above the 770-foot elevation.
The purpose of the Development Elevation Cap is to clearly identify geographic areas of urban
development potential within the Eastern Extended Planning Area where orderly and logical growth
can occur without major impacts to visually sensitive ridgelands, biologically sensitive habitat areas,
public services or infrastructure. Areas beyond the Development Elevation Cap are designated as
open space and rural residential.
Implementing Policies
Page 1-5
A. The City shall utilize the 770-foot elevation as a planning tool to provide a transition/buffer area
between urban development and agricultural/open space land uses which do not require an urban
level of public service and infrastructure.
B. Urban land uses may be approved for areas beyond the Development Elevation Cap only when
land use information is available covering the potential impacts associated with natural resources,
public health and safety, visually sensitive resources, biologically sensitive habitat areas,
infrastructure, future land uses and other issues, as reviewed through a General Plan Amendment.
C. A new specific plan or amendment to the existing Eastern Dublin Specific Plan will be required
before any urban development is approved for those areas outside the Development Elevation Cap not
covered by the present Specific Plan. The Specific Plan(s) shall include new policies and action
programs which further the goals and policies of the General Plan and are designed specifically for the
Eastern Extended Planning Area.
D. Development of property with an approved urban land use designation under the Eastern Dublin
Specific Plan that is located both below and above the Development Elevation Cap may be considered
consistent with the Development Elevation Cap so long as all other applicable General Plan, Specific
Plan and other development policies are complied with.
W ESTERN E XTENDED P LANNING A REA
The Western Extended Planning Area is roughly 3,200 acres and is generally located west of the Primary
Planning Area. This Planning Area presents a unique opportunity for the City of Dublin, being part of an
open space corridor which stretches from Contra Costa County to Santa Clara County. With its steep
terrain and scenic oak woodlands, the Western Extended Planning Area has important open space value for
Dublin and the region.
This area presents a unique opportunity for the City of Dublin. The Western Extended Planning Area is
strategically located in the Bay Area, and includes part of the open space corridor which stretches from
Contra Costa County to Santa Clara County. With its steep terrain and scenic oak woodlands, this area has
important open space values for Dublin and the region.
At the same time, portions of the Western Extended Planning Area have provided a unique opportunity for
carefully planned development in the southwestern portion of the Planning Area. Major ridgelines screen
most of the development from key off-site viewpoints resulting in opportunities to provide housing and
recreation without major disruption to the scenic values in the surrounding area. Clustering development
has increased land use efficiency and protected key ridgelines, woodland areas and other important
features. The General Plan includes policies that are specifically geared to the unique qualities and
opportunities of the Western Extended Planning Area.
At the same time, the Western Extended Planning Area, consisting of about 3,255 acres, provides a unique
opportunity for carefully planned development. Most of the Planning Area has convenient access to
Interstate 580. In addition, major ridgelines screen most of the site from key offsite viewpoints. There is thus
the potential to add housing and recreational facilities in this area, without major disruption of existing
neighborhoods or damage to scenic values in the surrounding area. The General Plan includes policies,
which are specifically geared to the unique qualities and opportunities of this section of the City.
It is the intent of the City of Dublin to balance open space goals with housing and recreational needs in the
Western Extended Planning Area. An open space corridor on the main ridgeline will be preserved, with a
regional trail extending across the site. Key ridgelines, most woodland areas, and other important features
will be protected. Development will be clustered for increased land use efficiency. Within these sectors of
clustered development, intensive grading and selective tree removal will be permitted, although proposed
Page 1-6
development shall respect natural features whenever possible.
An Urban Limit Line was adopted by initiative on November 7, 2000 for a portion of the Western Extended
Planning Area. The Urban Limit Line is located alongcoterminous with the City limit line as of the effective
date of this the iInitiative. Pursuant to the iInitiative, lands west of the Urban Limit Line are required to be
designated as Rural Residential/Agriculture on the General Plan Land Use Map (Figure 1-1a) for a period of
30 years from the effective date of initiative Resolution 209-00. The intent of the Urban Limit Line is to
protect the natural resources of the western hills by guiding development to areas of Dublin that are less
constrained and where urban services can be provided in a more efficient and cost effective manner. The
City will not approve or recommend approval of the permanent use or extension of City services or facilities,
including but not limited to, utilities or roads, to support or facilitate urban development beyond the Urban
Limit Line. The Initiative is effective for thirty (30) years from its effective date; the The location of the Urban
Limit Line may only be changed only by a vote of the people of Dublin during the effective period, and only
following review and approval of a General Plan Amendment by the City Council. Any request to change
the Urban Limit Line must be accompanied by a request to amend the land use designation to an urban
designation.
All lands in the Western Extended Planning Area located west of the Urban Limit Line as defined in Section
1.8.1 above shall be designated Rural Residential/Agriculture for a period of thirty (30) years from the
effective date of Resolution No. 209-00, adopted by initiative on November 7, 2000. The intent of the Urban
Limit Line is to protect the natural resources of the western hills, instead guiding development to areas of
Dublin that are less constrained and where urban services can be provided in a more efficient and cost-
effective manner.
In addition to restricting urban development, the City will not approve or recommend approval of the
permanent use or extension of City services or facilities, including but not limited to utilities or roads, to
support or facilitate urban development beyond the Urban Limit Line.
D EVELOPMENT E LEVATION C AP - E ASTERN E XTENDED P LANNING A REA
The Development Elevation Cap is a long-term commitment by the City of Dublin to manage growth within
the current City limits and the Eastern Extended Planning Area. The Development Elevation Cap
establishes a boundary identifying where development is expected to occur pursuant to the General Plan
over the next 20 to 25 years. The purpose of the Development Elevation Cap is to clearly identify
geographic areas of urban development potential within the Dublin city limits and the adopted sphere of
influence where orderly and logical growth can occur without major impacts to visually sensitive ridgelands
and biologically sensitive habitat areas, or to public services and infrastructure. The term “urban
development” means residential and non-residential development at or below the 770 foot elevation line;
reservoirs, water lines, grading, or other infrastructure and construction activities necessary for serving or
establishing such urban development may be located or occur above the 770 foot elevation.
The Development Elevation Cap policies are consistent with existing City General Plan policies and
programs that recognize the extent of urban development within areas that would not result in impacts to
public services and infrastructure, visually sensitive ridgelands and biologically sensitive habitat. The
Development Elevation Cap policies support the City’s existing policies of ensuring that any new
development requiring urban levels of service within the Eastern Extended Planning Area occurs in a
logical, orderly manner adjacent to existing development; and incorporating open space systems and
preserving Dublin’s visual qualities within the Eastern Extended Planning Area.
The Development Elevation Cap in Eastern Dublin is defined as the 770 foot elevation and areas at or
below this elevation are areas of urban development potential located within the City limits and adopted
Comment [MRD10]: Moved to section above “Eastern Extended Planning Area”
Page 1-7
sphere of influence in Eastern Dublin (see Figures 1-2 and 1-4). Areas within the Development Elevation
Cap are bounded by open space and rural residential areas to the east and north, and areas of high
elevation. The 770 foot elevation reflects the highest serviceable elevation for water service based on 1) the
adopted General Plan and the Eastern Dublin Specific Plan; and 2) the adopted Dublin San Ramon
Services District - Eastern Dublin Facilities Plan dated June, 1997.
The area of urban development potential reflects the “community of interest” where public services, schools,
commercial services and transportation linkages tie this area into and through other areas of Dublin.
Physical characteristics within this area (i.e., rolling hills, flat lands, creeks and proximity to major
transportation links, such as freeways, major streets and BART) enhance the sense of community and
association with Dublin. Almost all of the development areas within the Development Elevation Cap are
within the adopted Eastern Dublin Specific Plan area. Several smaller areas (north near the Contra Costa
County line and east of Croak Road) are outside the adopted Eastern Dublin Specific Plan area, but within
the City’s adopted sphere of influence as defined by the Local Agency Formation Commission.
The City of Dublin has defined a plan for phased and appropriate urban development of this area either
through the General Plan and/or the Eastern Dublin Specific Plan. Logical extension of public services and
infrastructure in this area will be accomplished in an orderly and environmentally sound expansion and the
770-foot elevation reflects the logical boundary for this extension.
Implementing Policies: Development Elevation Cap - Eastern Extended Planning Area
A. The City shall utilize the 770-foot elevation as a planning tool to provide a transition/buffer area
between urban development and agricultural/open space land uses east of the sphere of influence line
which do not require an urban level of public service and infrastructure.
B. Urban land uses may be approved for areas beyond the Development Elevation Cap only when
land use information is available covering the potential impacts associated with natural resources,
public health and safety, visually sensitive resources, biologically sensitive habitat areas,
infrastructure, future land uses and other issues, as reviewed through a General Plan Amendment.
C. A new specific plan or amendment to the existing Eastern Dublin Specific Plan will be required
before any urban development is approved for those areas outside the Development Elevation Cap not
covered by the present Specific Plan. The Specific Plan(s) shall include new policies and action
programs which further the goals and policies of the General Plan and are designed specifically for the
Eastern Extended Planning Area.
D. Development of property with an approved urban land use designation under the Eastern Dublin
Specific Plan that is located both below and above the Development Elevation Cap may be considered
consistent with the Development Elevation Cap so long as all other applicable General Plan, Specific
Plan and other development policies are complied with.
1.5 PUBLIC PARTICIPATION
Public participation has been an integral part of adopting, amending and updating the General Plan.
Community input and involvement is sought through a variety of forums including community workshops,
surveys, advisory committees, study sessions with the Planning Commission and/or City Council, and public
hearings. The City solicits input from public agencies and public utility companies, as applicable, when
adopting, amending or updating the General Plan. When updating the Housing Element, a concerted effort
is made to include all economic sectors of the community as well as all known stakeholders and service
Page 1-8
providers. As required by State Law (Section 65583), two public hearings are held, one by the Planning
Commission and the other by the City Council, prior to adopting, amending or updating any portion of the
General Plan.
Since work on the General Plan began in March 1983, the Planning Commission and City Council held
three separate meetings and one joint meeting to consider the plan. A Community Workshop held in July
1983 attracted about 25 participants in addition to most members of the Commission and Council. General
Plan discussions were thorough, usually lasting more than four hours, but the number of public participants
was small - probably because most residents in a nearly built-out community do not expect the plan to have
major effects on their lives or property. During the same period, hearings on several controversial medium
or medium-high density residential projects drew large audiences.
1.6 REPORT ORGANIZATION
In addition to the seven mandatory Elements of the General Plan, State Law allows Planning Agencies to
adopt optional Elements which relate to the physical development of the City. A problem in organizing a
General Plan is covering all of the State’s mandatory Elements without confusion or duplication. For
simplicity, the Dublin General Plan groups the seven mandated Elements, as well as optional Elements, into
the following five sections:
Land Use and Circulation Section: The Land Use and Circulation section includes the Land Use
Element; Parks and Open Space Element; Schools, Public Lands, and Utilities Element; and,
Circulation and Scenic Highways Element. The Schools, Public Lands, and Utilities Element is an
optional Element.
Housing Section: The Housing section includes the Housing Element which is a separately bound
document.
Environmental Resources Management Section: The Environmental Resources Management section
includes the Conservation Element; Seismic Safety and Safety Element; and Noise Element.
Community Design and Sustainability Section: The Community Design and Sustainability section
includes the Community Design and Sustainability Element which is an optional Element.
Economic Development Section: The Economic Development section includes the Economic
Development Element which is an optional Element.
State Planning Law calls for seven mandated General Plan elements: Land Use, Circulation, Housing,
Conservation, Open Space, Noise, and Safety. State Law also allows cities to adopt other General Plan
elements or subjects which the City believes relate to the physical development of the City.
A problem in organizing a General Plan is covering the state's seven mandatory elements without confusion
or duplication. For simplicity, the seven elements, as well as optional elements, are grouped in three
General Plan sections:
Land Use and Circulation Section: Land Use; Parks and Open Space; Schools, Public Lands, and
Utilities; and Circulation and Scenic Highways. The Schools, Public Lands, and Utilities Element are not
mandatory.
Housing Section: Housing Element
Environmental Resources Management Section: Conservation, Seismic Safety and Safety, and Noise
Page 1-9
Elements
1.7 SUBREGIONAL DEVELOPMENT PROJECTIONS
Dublin’s 1983 population was estimated at 13,700 and represented about 8% of the 166,000 residents in the
Tri-Valley area (Livermore, Pleasanton and San Ramon). In 1983, there was an estimated 50,000 jobs in
the Tri-Valley and about half of the employed residents commuted to jobs outside the area. By 2005,
planned business parks with several large employers were projected to add approximately 130,000 jobs to
the Tri-Valley. With a projected housing construction of 40,000 additional units in the Tri-Valley, it was
anticipated that there would be more in-commuters than out-commuters within the region.
In 2010, Dublin’s total population was estimated at 46,036 and represented 17% of the 269,437 residents in
the Tri-Valley area. Dublin’s employment base in 2010 included 16,760 jobs representing 11% of the
153,240 jobs in the Tri-Valley area. Being located at the intersection of Interstates 580 and 680 and having
two Bay Area Rapid Transit (BART) Stations provides Dublin a unique opportunity to contribute to the
economic growth of the Bay Area. Additionally, the job growth potential within the Eastern Extended
Planning Area provides opportunities to capture a significant amount of in-commuters from the San Joaquin
Valley.
Dublin's 1983 population, estimated at 13,700, represented about 8 percent of the 166,000 residents in the
Tri-Valley area (San Ramon, Livermore, and Amador Valleys). About half of the employed residents of
Dublin and the Tri-Valley commute to jobs outside the area. By the year 2005 or shortly after, planned
business parks, several with large employers assured, are projected to add about 130,000 jobs to the
50,000 existing in the Tri-Valley in 1980. The Association of Bay Area Governments (ABAG) has projected
construction of 40,000 additional housing units. Unless that number is substantially exceeded, there are
likely to be more in-commuters than out-commuters.
Dublin's primary planning area will be built-out long before the business parks are full. Adding the extended
planning area would bring job and population totals to about 15 percent of the Tri-Valley totals in 2005.
Despite its small share of population, Dublin's site at the junction of the Tri-Valley two dominant
transportation corridors will enable it to remain the "Downtown" for the Tri-Valley.
1.8 GENERAL PLAN LAND USE MAP
The Dublin General Plan Land Use Map (Figure 1-1a) identifies the location of land uses and a circulation
system to serve those land uses at full build-out which is expected to occur in 2035. Minor deviations in
roadway alignments or open space configurations should not be considered inconsistent with the General
Plan. Both the General Plan Land Use Map and the text should be consulted to determine consistency or
inconsistency. If an inconsistency is found between the map and the text, the text shall prevail.
The General Plan Land Use Map proposes an arrangement of land uses and a circulation system to serve
those uses at full development - expected to occur within 10 years. Because so little land remains
uncommitted, boundaries between uses are exact. However, deviations in road alignments or open space
configurations, and request for approval of churches or other semipublic facilities typically appropriate to the
adjoining uses are not to be considered inconsistent with the General Plan. Both the map and the text
should be consulted to determine consistency or inconsistency (see Figure 1-1a).
1.8.1 L AND U SE C LASSIFICATIONS
The following descriptions are intended to aid interpretations of the General Plan map legends.
Page 1-10
Residential Density Measurements
The residential classifications allow residential uses within the minimum and maximum limits of the density
ranges shown in parentheses, except for Rural Residential/Agriculture which specifies a maximum density
rather than a range. Residential Ddensity measurements for General Plan purposes are based upon gross
residential acreage that is calculated as follows:
Gross residential acreage (GRA) shall be determined by calculating the area of the site and by adding one-
half of the area of abutting streets, provided that the street width used for calculation shall not be less than
25 feet or more than 50 feet. Public or private streets within the boundaries of the site, as well as streets
abutting the site, are shall be calculated within the gross acreage total.
Gross acreage, rather than net acreage, is used as a General Plan density measurement in order to
account for situations in which larger multiple family and Planned Development residential projects include
much vehicular circulation area that is not public right-of-way. In such cases, the project site area would be
larger than on smaller, conventional sites that rely mainly on dedicated streets for access. If allowable
densities were calculated on the site area or net acreage basis, the larger projects would have higher
"effective" densities than the smaller sites.
Example: Ponderosa Village (Kingston Place/Betlen Drive/Castle Court/Shadow Drive)
General Plan designation:
Single-family residential (0.9 to 6.0 units per gross residential acre)
Dwelling Units (DU):
89 dwelling units (DU)
Gross Residential Acreage (GRA):
15.33 gross residential acres (12.20 net acres + 3.13 acres public street area)
Project density:
5.8 DU/GRA
General Plan designation: Single-family residential (0.9 to 6.0 units per gross residential acre).
89 dwelling units (DU)
12.20 net acres (average lot size: 5,970 square feet)
3.13 street acres (20% of gross residential area)
15.33 gross residential acres (GRA)
Project density: 5.8 DU/GRA
Population Density Measurements
Assumed residential household size in all three Planning Areas is based on Dublin’s average household
size of 2.7 persons per unit as reported in the 2010 US Census data.
Floor Area Ratio (FAR) and Employee Density Measurements for Non-Residential Classifications
Floor Area Ratio (FAR) measurements for General Plan purposes are based on gross acreage. Gross
acreage shall be determined by calculating the area of the site and by adding one-half of the area of
abutting streets, provided that the street width used for calculation shall not be less than 25 feet or more
than 50 feet. Public or private streets within the boundaries of the site, as well as streets abutting the site,
shall be calculated within the gross acreage total. Employee density measurements for General Plan
purposes are based on gross building square footage and are used to estimate the number of jobs within
each classification. The minimum and maximum permitted FAR’s, where applicable, and employee density
measurements are shown in parentheses next to each land use classification.
Comment [MRD11]: Not sure what this means
exactly.
Formatted: Indent: First line: 0.3"
Page 1-11
Compatible and Accessory Uses
Compatible and accessory uses which are necessarily and customarily associated with, and are
appropriate, incidental, and subordinate to, a principal use, is permitted within each land use designation.
Accessory uses shall be further defined and implemented through zoning regulations.
Primary Planning Area (West of Camp Parks – see Figure 1-1a)
Residential
(Note: Assumed residential household size is based on data contained in the 1990 Housing Element)
Residential: Low-Density Single-Family (0.5 to 3.8 units per gross residential acre).
This designation allows detached residential units. A Second Unit (either attached or detached) is also
permitted on individual parcels. Detached units with assumed household size of 3.2 persons per unit.
Residential: Single-Family (0.9 to 6.0 units per gross residential acre).
This designation allows detached and zero lot line (no side yard) residential units. A Second Unit
(either attached or detached) is also permitted on individual parcels.
This classification primarily accommodates detached and zero lot line (no side yard) units in the
Primary Planning Area and the Eastern Extended Planning Area. Second attached or detached units on
individual parcels are also included under the provisions of the Housing Element and the Eastern
Dublin Specific Plan. Assumed household size is 3.2 persons per unit.
Residential: Medium Density (6.1 to 14.0 units per gross residential acre).
The range allows This designation allows attached residential units and typically includes detached,
zero-lot line, duplex, townhouse, and garden apartment development suitable for family living. A
Second Unit (either attached or detached) is also permitted on individual parcels.Except where mixed
dwelling types are designated, unit types and densities may be similar or varied. Where the plan
requires mixed dwelling types, listed policies specific to the site govern the location and distribution of
dwelling types. Assumed household size is two persons per unit.
Residential: Medium-High Density (14.1 to 25.0 units per gross residential acre).
Units in this density range will all be attached. The City Council may, at their discretion, allow for
attached and detached units when the mix of units is provided to allow for a unique development which
benefits the community. Development prototypes can include This designation allows attached
residential units and typically includes duplexes, tri-plexes, quadri-plexes, townhouses, flats and garden
apartments, and can be either rental or for sale units. Projects at the upper end of this range may
require tuck-under or under-structure parking and may have three or more living levels. some under-
structure parking and may have three or more living levels in order to meet zoning ordinance open
space requirements
. Assumed household size is two persons per unit.
Combination classification: Medium-High Density Residential (14.1 to 25.0 units per gross
residential acre) and Retail/Office (FAR: .25 to .60; Employee Density: 200-450 square feet per
employee)
This designation allows a combination of attached residential units and general commercial, retail and
service uses. Refer to designations for Medium-High Density and Retail/Office within the Primary
Planning Area and Section 2.2.5 of the Land Use Element.
(see Section 2.2.5 of Land Use and Circulation Chapter)
Mixed Use. Mixed Use (FAR .30 to 1.00; Employee Density 200 – 400 square feet per employee)
Page 1-12
This designation allows the combination of Medium Density to Medium-High Density residential housing
and at least one non-residential use, such as office or retail. See designations under Primary Planning
Area for Residential: Medium Density and Residential: Medium-High Density. Residential uses are
subject to residential density measurements based on the residential area of the project. Office or retail
uses recommended are shopping centers, stores, restaurants, business and professional offices, and
entertainment facilities. Non-residential uses are subject to Floor Area Ratio measurements based on
the non-residential area of the project. An FAR of less than .30 for non-residential uses is acceptable
where existing tenancy conditions of the site do not permit immediate conversion of the entire site but it
is determined that the site is in the process of becoming a mixed use site (i.e. San Ramon Village
Plaza).
Downtown Dublin Specific Plan Area
Downtown Dublin: - Village Parkway District (FAR up to .35; employee density: 200-450 square feet
per employee)
This designation Aallows 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)
This designation Aallows 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)
This designation Aallows a range of residential, commercial, and mixed uses consistent with the
Downtown Dublin Specific Plan.
Commercial/lndustrial
Retail/Office (FAR: .25 to .60; eEmployee dDensity: 200-450 square feet per employee).
This designation allows general commercial, retail and service uses and typically includes Sshopping
centers, stores, restaurants, business and professional offices, motels, service stations, and sale of
auto parts are included in this classification. Residential uses are not permitted is excluded.
Retail/Office and Automotive (FAR: .25 to .50; eEmployee dDensity.: 220 to -490 square feet per
employee).
This classification designation allows includes all uses in the rRetail/oOffice classification uses and
adds auto dealerships, auto body shops, and similar uses. Residential uses are not permitted.
Campus Office (FAR: .25 to .80; Employee Density: 220-490 square feet per employee).
This designation is intended to provide an attractive, campus-like setting for office and other non-retail
commercial uses that do not generate nuisances related to emissions, noise, odors, or glare.
Anticipated Allowed uses include, but are not limited to, the following: professional and administrative
offices; administrative headquarters; research and development; business and commercial services;
limited light manufacturing; assembly and distribution activities. Ancillary uses which provide services
to businesses and employees in the Campus Office area are permitted. These uses include
restaurants, gas stations, convenience shopping, copying services, branch banks, and other such
services. Under special circumstances (e.g., where a mixed-use development would decrease
potential peak-hour traffic generation, meet a specific housing need, encourage pedestrian access to
Page 1-13
employment and shopping, or create an attractive, socially-interactive neighborhood environment),
residential uses may be permitted as part of a master planned mixed-use development. In such
developments, the residential component would not be permitted to occupy more than 50% of the
developed area.
Business Park/Iindustrial (FAR: .30 to .40; eEmployee dDensity: 360-490 square feet per employee).
Uses are This designation allows non-retail businesses (research, limited manufacturing and
distribution activities, and administrative offices) that do not involve heavy trucking or generate
nuisances due to emissions, noise, or open uses. Residential uses are not permitted. Maximum
attainable ratios of floor area to site area (FAR) are controlled by parking and landscaping requirements
and typically result in .35 to .40 FAR's. Examples: Clark Avenue, Sierra Court.
Business Park/lndustrial: Outdoor Storage (FAR: .25 to .40; eEmployee dDensity: 360-490 square
feet per employee).
In addition to the Business Park/lndustrial uses described above, this classification includes This
designation typically includes all uses in the Business Park/Industrial classification and adds retail and
manufacturing activities conducted outdoors such as mobile home or construction materials storage.
Example: Scarlett Court.
Combination classification: Medium-High Density Residential and Retail/Office
(see Section 2.2.5 of Land Use and Circulation Chapter)
Combination classification: Medium-High Density Residential (14.1 to 25.0 units per gross
residential acre) and Retail/Office (FAR: .25 to .60; Employee Density: 200-450 square feet per
employee)
This designation allows a combination of attached residential units and general commercial, retail and
service uses. Refer to designations for Medium-High Density and Retail/Office within the Primary
Planning Area and Section 2.2.5 of the Land Use Element.
Public/Semi-Public/Open Space
Public/Semi-Public Facilities (Maximum of .50 FAR; eEmployee dDensity: 590 square feet per
employee)
A combination land use category of This designation allows a combination of Public Facilities land uses
and Semi-Public Facilities land uses. Public Facilities are uses, other than parks, owned by a public
agency or non- profit entity that are of sufficient size to warrant differentiation from adjoining uses are
labeled. Such uses include public schools, libraries; city office buildings; State, County and other public
agency facilities; post offices; fire stations; utilities; and, Civic Center. Semi-Public Facilities uses are
quasi-public uses, such as child care centers, youth centers, senior centers, special needs program
facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private
schools, and other facilities that provide cultural, educational, or other similar services and benefit the
community. A Semi-Public Facility may be used for more than one such use. Development of housing
on a site designated on the General Plan as Semi-Public Facilities shall be considered consistent with
the General Plan when it is developed by a non-profit entity and serves to meet affordable housing
needs or the housing needs of an underserved economic segment of the community. Determination as
to whether housing should be permitted on a specific Semi-Public Facilities site and the acceptable
density and design will be through review of a Planned Development proposal under the Zoning
Ordinance.
Semi-Public Facilities. (Maximum of .50 FAR; eEmployee dDensity: 590 square feet per employee).
Uses that areThis designation allows quasi-public uses, such as child care centers, youth centers,
Page 1-14
senior centers, special needs program facilities, religious institutions, clubhouses, community centers,
community theatres, hospitals, private schools and other facilities that provide cultural, educational, or
other similar services and benefit the community. A Semi-Public Facility may be used for more than
one such use. Development of housing on a site designated on the General Plan as Semi-Public
Facilities shall be considered consistent with the General Plan when it is developed by a non-profit
entity and serves to meet affordable housing needs or the housing needs of an underserved economic
segment of the community. Determination as to whether housing should be permitted on a specific
Semi-Public Facilities site and the acceptable density and design will be through review of a Planned
Development proposal under the Zoning Ordinance.
Parks/Public Recreation.
This designation includes Ppublicly owned parks and recreation facilities.
Regional Parks.
Regional Parks are This designation includes parklands of area wide value, usually held by a public
agency such as the East Bay Regional Park District, with powers granted under the Public Resources
Code (section 5500 et seq).
Open Space.
Included are This designation includes areas dedicated as open space on subdivision maps, slopes
greater than 30 percent, stream protection corridors, woodlands, and grazing lands.
Mixed UseMixed Use (FAR .30 to 1.00 employee density 200 – 400 square feet per employee)
Encourages the combination of medium to medium high density residential housing and at least one
non-residential use, such as office or retail, included in this classification. Office or retail uses
recommended are shopping center, stores, restaurants, business and professional offices, and
entertainment facilities. A FAR of less than .30 is acceptable where existing tenancy conditions of site
do not permit immediate conversion of the entire site but it is determined that the site in process of
becoming a mixed use site.
Eastern Extended Planning Area (East of Camp Parks -- See Figure 1-1a)*
Residential. Residential designations for the Single-Family, Medium-Density, and Medium High-Density
categories in the Primary Planning Area are applicable in the Eastern Extended Planning Area. The
following additional residential designations have been developed to respond specifically to conditions in the
Eastern Extended Planning Area.
Residential: Estate-Residential. (0.01 – 0.8 units per gross residential acre).
This designation allows single family detached residential units and typically includes ranchettes and
estate homes. Typically ranchettes and estate homes are within this density range. Assumes
household size of 3.2 person per unit.
Residential: Single-Family. (0.9 to 6.0 units per gross residential acre).
This classification primarily accommodates detached and zero lot line (no side yard) units in the
Primary Planning Area and the Eastern Extended Planning Area. Second attached or detached units on
*Figure 1-1a is the General Plan Land Use Map. In the Eastern Dublin Specific Plan GPA the map
was referred to as Figure “2B”. The Eastern Extended Planning Area Land Use Map was combined with the
Primary Planning Area Land Use and Circulation Map to create the General Plan Land Use Map, Figure 1-
1a.
Page 1-15
individual parcels are also included under the provisions of the Housing Element and the Eastern
Dublin Specific Plan. Assumed household size is 3.2 persons per unit.See designation under Primary
Planning Area for Residential: Single-Family.
Residential: Medium Density. (6.1 to 14.0 units per gross residential acre).
The range allows detached, zero-lot line, duplex, townhouse, and garden apartment development
suitable for family living. Except where mixed dwelling types are designated, unit types and densities
may be similar or varied. Where the plan requires mixed dwelling types, listed policies specific to the
site govern the location and distribution of dwelling types. Assumed household size is two persons per
unit. See designation under Primary Planning Area for Residential: Medium Density.
Residential: Medium-High Density. (14.1 to 25.0 units per gross residential acre).
Units in this density range will all be attached. Development prototypes can include duplexes, tri-plexes,
quadriplexes, townhouses, flats and garden apartments, and can be either rental or for sale units.
Projects at the upper end of this range may require some under-structure parking and may have three
or more living levels in order to meet zoning ordinance open space requirements. Assumed household
size is two persons per unit.See designation under Primary Planning Area for Residential: Medium-High
Density.
Combination classification: Medium-High Density Residential and Retail/Office
(see Section 2.2.5 of Land Use and Circulation Chapter) Combination classification: Medium-High Density Residential (14.1 to 25.0 units per gross
residential acre) and Retail/Office (FAR: .25 to .60; Employee Density: 200-450 square feet per
employee)
This designation allows a combination of attached residential units and general commercial, retail and
service uses. Refer to designations for Medium-High Density and Retail/Office within the Primary
Planning Area and Section 2.2.5 of the Land Use Element.
Residential: High Density. (25.1 units and above per gross residential acre). Residential units in this density range will be all attached. Housing types include This designation
allows attached residential units and typically includes condominiums, townhouses, apartments, and
flats, and can be either for-sale or rental. These projects typically incorporate tuck-under or under-
structure parking and may have three or more living levels.. Assumed household size is two persons
per unit.
Residential: Rural Residential/Agriculture. (maximum 1 unit per 100 gross residential acres).
Accommodates This designation allows single family detached residential units, agricultural activities
and other open space uses, such as range and watershed management, consistent with the site
conditions and plan policies. This classification designation includes privately held lands, as well as
public ownerships not otherwise designated in the plan for Parks, Open Space, or Public/Semi-public
uses. Assumed household size is 3.2 persons per unit. Commercial/Industrial General Commercial. (FAR: .20 to .60; Employee Density: 510 square feet per employee).
This designation accommodates a range of regional- and community-serving retail, service, and office
uses. Uses anticipated allowed in this designation include, but are not limited to: retail uses, including
major community-serving uses (e.g., supermarkets, drug stores, hardware stores, apparel stores, etc.)
and regionally-oriented retail uses (e.g., high-volume retail uses such as discount centers, promotional
centers, home improvement centers, furniture outlets, and auto malls); all office uses; hotels; banks;
service uses; and restaurants and other eating and drinking establishments. Mixed use projects
incorporating retail, service, and/or office uses are encouraged, with residential uses also allowed as
part of the mix when location and design ensure compatibility.
Page 1-16
Neighborhood Commercial. (FAR: .25 to .60; Employee Density: 490 square feet per employee).
This designation provides for the creation of community- and neighborhood-oriented commercial
centers that serve the retail, service, and entertainment needs of the community. Uses anticipated
allowed within this designation include, but are not limited to: office uses which provide neighborhood
and citywide services such as real estate, accounting, legal, etc.; local-serving commercial services
such as laundries, dry cleaners, beauty salons, finance, video rentals, etc.; all local and community
serving retail (but not regionally-oriented, high volume retail sales establishments); restaurants and
bars; hotels and bed-and-breakfast inns which are consistent with the scale and character of the
commercial street; and entertainment and cultural facilities. Mixed-use projects incorporating
combinations of commercial, service, office, and/or residential uses are strongly encouraged.
Campus Office. (FAR: .25 to .80, see text below for FAR near BART; Employee Density: 260 square
feet per employee).
This designation is intended to provide an attractive, campus-like setting for office and other non-retail
commercial uses that do not generate nuisances related to emissions, noise, odors, or glare.
Anticipated Allowed uses include, but are not limited to the following: professional and administrative
offices; administrative headquarters; research and development; business and commercial services,
and limited light manufacturing, assembly and distribution activities. Ancillary uses which provide
services to businesses and employees in the Campus Office area are permitted. These uses include
restaurants, gas stations, convenience shopping, copying services, branch banks, and other such
services. Under special circumstances (e.g., where a mixed-use development would decrease
potential peak-hour traffic generation, meet a specific housing need, encourage pedestrian access to
employment and shopping, or create an attractive, socially-interactive neighborhood environment),
residential uses may be permitted as part of a master planned mixed use development. In such
developments, the residential component would not be permitted to occupy more than 50% of the
developed area.
A floor area ratio of up to 1.2 may be granted for land adjacent to the Eastern Dublin BART station at
the discretion of the City Council.
Note: There are two areas indicated on the land use map that could develop with either general
commercial or campus office uses. This flexibility has been provided in these key areas to respond to
changing market conditions that may occur in the future. The shift from campus office (the underlying
land use designation) to general commercial would only be permitted if the established traffic levels of
service are not exceeded. Appropriate traffic studies may need to be conducted in order for the City to
make the proper determination regarding traffic levels of service.
General Commercial/Campus Office. (FAR: .20 to .80; Employee Density: 385 square feet per
employee).
Combined land use district. See designations under Eastern Extended Planning Area for General
Commercial and Campus Office. Example: Lowe’s and Fallon Village.
Mixed Use. (FAR: .30 to 1.00; Employee Density: 490 square feet per employee).
This designation provides forallows the combination of mMedium to mMedium- hHigh dDensity
residential housing and at least one non-residential use, such as office or retail. Office or retail uses
could include uses such as stores, restaurants business and professional offices, and entertainment
facilities. The floor area ratio is for the combined commercial and residential uses. Example: Jordan
Ranch. Mixed Use 2/Campus Office. (FAR: 0.45; Employee Density: 490/260 square feet per employee)
Page 1-17
This designation provides forallows a mix of uses including residential, live-work and shopkeeper units,
and non-residential uses such as office, retail, restaurants, hotel and entertainment facilities or
Campus Office uses consistent with the Campus Office land use designation. The floor area ratio
applies to both development options (Mixed Use 2 and Campus Office) and is for the combined
commercial and residential uses, if residential uses are incorporated, or for commercial uses if
commercial is used exclusively. The residential component shall not exceed 50% of the development
square footage. Gas stations are not permitted. Example: Grafton Plaza.
Industrial Park. (Maximum of .35 Maximum Floor Area RatioFAR, . Ssee text below for exceptions;
Employee Density: 590 square feet per employee).
This designation accommodates allows a wide variety of minimum-impact, light industrial uses. Uses
anticipated allowed within this designation include, but are not limited to the following: manufacturing,
processing, assembly, fabrication, research and development, printing, warehouse and distribution,
wholesale and heavy commercial uses, provided the activities do not have significant external effects in
the form of noise, dust, glare, or odor. Uses requiring outdoor storage and service yards are permitted
in this designation as long as they do not have adverse effects on surrounding uses. Residential uses
are not permitted within this designation. Warehousing uses may go as high as 0.50 FAR at the
discretion of the City Council.
Industrial Park/Campus Office.
Combined land use district. See designations in the Eastern Extended Planning Area for Industrial
Park and Campus Office. Example: Fallon Village.
Public / Semi-Public / Open Space
Public/Semi-Public Facilities. (Maximum of .50 FAR; employee density: 590 square feet per
employee)
A combination land use category of Public Facilities land uses and Semi-Public Facilities land uses.
Public Facilities are uses other than parks owned by a public agency or non-profit entity that are of
sufficient size to warrant differentiation from adjoining uses are labeled. Such uses include public
schools, libraries; city office buildings; State, County and other public agency facilities; post offices; fire
stations; utilities; and, Civic Center. Semi-Public Facilities uses are quasi-public uses, such as child
care centers, youth centers, senior centers, special needs program facilities, religious institutions,
clubhouses, community centers, community theatres, hospitals, private schools, and other facilities that
provide cultural, educational, or other similar services and benefit the community. A Semi-Public
Facility may be used for more than one such use. Development of housing on a site designated on the
General Plan as Semi-Public Facilities shall be considered consistent with the General Plan when it is
developed by a non-profit entity and serves to meet affordable housing needs or the housing needs of
an underserved economic segment of the community. Determination as to whether housing should be
permitted on a specific Semi-Public Facilities site and the acceptable density and design will be through
review of a Planned Development proposal under the Zoning Ordinance. See designation under
Primary Planning Area for Public/Semi-Public Facilities.
Ancillary retail and service uses which provide services to transit patrons may be permitted as a ground
floor use in or adjacent to the Eastern Dublin BART station parking garage.
Semi-Public Facilities. (Maximum of .50 FAR; employee density: 590 square feet per employee).
Uses that are quasi-public uses, such as child care centers, youth centers, senior centers, special
needs program facilities, religious institutions, clubhouses, community centers, community theatres,
hospitals, and other facilities that provide cultural, educational or other similar services and benefit the
community. A Semi-Public Facility may be used for more than one such use.See designation under
Page 1-18
Primary Planning Area for Semi-Public Facilities.
Parks /Public Recreation..
This designation allows Ppublicly-owned parks and recreation facilities.
Regional Parks.
Regional Parks are This designation allows parklands of area wide value, usually held by a public
agency, such as the East Bay Regional Park District, with powers granted under the Public Resources
Code (section 5500 et seq).
Open Space..
Open space lands are This designation allows those areas shown as open space on the land use map
(Figure 1-1a) and other areas dedicated to the City as open space on subdivision maps. The intent of
this designation is to ensure the protection of those areas with special significance such as areas with
slopes over 30 percent; stream and drainage way protection corridors; woodlands; and visually-
sensitive ridgelands. The City may allow only open space uses on this land. Equestrian, riding, and
hiking trails will be encouraged. Other types of recreational uses, agriculture and grazing may be
permitted where appropriate.
Western Extended Planning Area (west of Primary Planning Area – See Figure 1-1a)
Residential
Residential: Rural Residential/Agriculture (maximum 1 unit per 100 gross residential acres).
Accommodates This designation allows single family detached residential units, agricultural activities
and other open space uses, such as range and watershed management, consistent with the site
conditions and plan policies. This classification designation includes privately held lands, as well as
public ownerships not otherwise designated in the plan for Parks, Open Space, or Public/Semi-public
uses. Assumed household size is 3.2 persons per unit.
Residential: Estate (0.01 - 0.8 units per gross residential acre).
This designation allows single family detached residential units and typically includes ranchettes and
estate homes. Typical ranchettes and estate homes are within this density range. Assumed household
size is 3.2 persons per unit.
Residential: Single-Family (0.9 to 6.0 units per gross residential acre).
See description designation under Primary Planning Area for Residential: Single-Family.
Other land use categories
Public/Semi-Public Facilities (Maximum of .60 FAR; eEmployee dDensity: 590 square feet per
employee).
A combination land use category of Public Facilities land uses and Semi-Public Facilities land uses.
Public Facilities are uses other than parks owned by a public agency or non profit entity that are of
sufficient size to warrant differentiation from adjoining uses. Such uses include public schools, libraries;
city office buildings; State, County and other public agency facilities; post offices; fire stations; utilities;
and Civic Center. Semi-Public Facilities uses are quasi-public uses, such as child care centers, youth
centers, senior centers, special needs program facilities, religious institutions, clubhouses, community
centers, community theatres, hospitals, private schools, and other facilities that provide cultural,
educational, or other similar services and benefit the community. A Semi-Public Facility may be used
for more than one such use. Development of housing on a site designated on the General Plan as
Page 1-19
Semi-Public Facilities shall be considered consistent with the General Plan when it is developed by a
non-profit entity and serves to meet affordable housing needs or the housing needs of an underserved
economic segment of the community. Determination as to whether housing should be permitted on a
specific Semi-Public Facilities site and the acceptable density and design will be through review of a
Planned Development proposal under the Zoning Ordinance.See designation under Primary Planning
Area for Public/Semi-Public Facilities. Open Space.
See description designation under Eastern Extended Planning Area for Open Space.
Urban Limit Line.
An Urban Limit Line was adopted by initiative on November 7, 2000 for the Western Extended Planning
Area. The Urban Limit Line is located along the City limit line as of the effective date of this initiative.
Pursuant to the initiative, lands west of the Urban Limit Line are designated as Rural
Residential/Agriculture on the General Plan Land Use Map. The Initiative is effective for thirty (30)
years from its effective date; the location of the Urban Limit Line may be changed only by a vote of the
people of Dublin during the effective period, and only following review and approval of a General Plan
Amendment by the City Council. Any request to change the Urban Limit Line must be accompanied by
a request to amend the land use designation to an urban designation.
General Plan Land Use Designation Boundaries
If there is uncertainty about the location of any land use designation boundary shown on the Land Use Map,
the following guidelines are to be used in resolving the uncertainty:
A. Lot, Alley or Street Lines. Where a land use designation boundary approximately follows a lot, alley
or street line, the lot line and street and alley centerlines shall be construed as the land use designation
boundary.
B. Divided Parcel. If a land use designation boundary divides a parcel and the boundary line location is
not specified by distances printed on the Land Use Map, the location of the boundary will be determined by
using the scale appearing on the Land Use Map.
C. Vacated or Abandoned Public Street or Alley. Where a public street or alley is officially vacated or
abandoned, the property that was formerly the public street or alley will be included within the land use
designation of the adjoining property on either side of the centerline of the vacated or abandoned public
street or alley.
D. Physical Feature. Where a land use designation boundary is shown as approximately following a
physical feature such as a stream, drainage channel, topographic contour line, power line, or railroad right-
of-way, the boundary location shall be determined by the Director of Community Development based upon
the character of the particular feature used as a boundary.
E. Map Error. Where the Director of Community Development determines through review of the public
record of a City Council hearing and action on a General Plan Amendment that a land use designation
boundary, line or other information on the official Land Use Map has been drafted in error, the Director of
Community Development shall have the authority to correct the error to make the official Land Use Map
consistent with the action of the City Council.
Page 2-1
C HAPTER 2 .0
L AND U SE AND C IRCULATION: L AND U SE E LEMENT
Government Code sec. 65302(a) identifies the required content for land use elements. A land use element
must, first 1) designate the proposed distribution of specified uses and facilities; . It must 2) identify
population density and building intensity standards for each land use district;. It must3) identify areas subject
to flooding and review those areas annually;. Finally, it must4) create a timber production land use category
where appropriate; and, 5) consider the impact of new growth on military readiness activities carried out on
military bases, installations, and operating and training areas.
Each of these required features is included in Dublin's adopted General Plan, although not all are present in
the lLand uUse eElement. Dublin's General Plan Maps for the Primary and Extended Planning Areas,
Figures 1-1a and 1-2, summarizes the proposed distribution of residential, commercial, industrial, and open
space uses. The maps also shows existing schools and other public buildings and grounds. Policies further
defining the location and intensity of residential, commercial, and industrial uses appear in this lLand uUse
eElement. Policies relating to open space and parks appear in the Chapter 3.0, Parks and Open Space
Element, sec. 3.0; while policies relating to schools, and solid and liquid waste disposal facilities appear in
the Chapter 4, Schools, Public Lands and Utilities Element, sec. 4.0. Background information supporting the
adopted policies is located in the corresponding Land Use, Open Space, and Schools, Public Lands and
Utilities sections of the Technical Supplement.
Population Ddensity and building intensity standards are presented in sec. 1.8.1. Land Use Classifications
of General Plan Volume 1. Areas subject to flooding and appropriate land use policies are presented in sec.
8.2 of the Chapter 8.0, Seismic Safety and Safety Element. Dublin's General Plan contains no timber
production land use category because no timberland as described in Government Code sec. 65302(a)(1)
occurs anywhere in the cCity's planning area. Policies related to military readiness activities at the Parks
Reserve Forces Training Area can be found in Chapter 4, Schools, Public Lands and Utilities Element.
Ninety-nine percent The majority of the pPrimary pPlanning aArea has been developed since the 1960’s or
has development approvals; therefore, the Land Use Element focuses on the remaining uncommitted sites
and on the potential for more intensive use of existing sites. Land use changes in the Eastern eExtended
pPlanning aArea have beenwill be more dramatic with the implementation of the Eastern Dublin Specific
Plan. With the exception of Schaefer Ranch, development in the Western Extended Planning Area is
restricted until 2030 pursuant to Alameda County Measure D and City of Dublin Measure M passed on
November 7, 2000., but urban development is likely to occur mainly after the mid-1990's.
The primary planning area is expected to be built-out within ten years, (1994) adding a potential 3,500
housing units, 8,400 residents, and 2,400 jobs to the 1983 totals. Except for downtown intensification, the
General Plan does not envision highly visible changes in Dublin's primary planning area, but it does provide
for more than a 60 percent gain in population. Housing unit and population projections for the primary
planning area are presented in the tables on the following page.
P RIMARY P LANNING A REA
The Primary Planning Area consists of almost 2,500 acres (see Table 2.1 below) and is largely built out with
approximately 9,055 housing units and an estimated population of 24,448. In 2012, the Primary Planning
Area had an estimated 12,163 jobs. Table 2.1 shows the minimum and maximum development potential of
each land use classification within the Primary Planning Area.
Comment [MRD1]: Revise according to new
format numbering.
Comment [MRD2]: Calculated based on
information in GIS for single family parcels
(4,978) and counting all the units on medium an
medium-high density parcels (4,077). VERIFIED
10.08.12.
Comment [MRD3]: Based on 2010 Census
data – 2.7 persons per unit.
Comment [MRD4]: Economic Development
Strategy
Page 2-2
A number of significant changes have occurred in the Primary Planning Area over the last 15 years. In July
2004, two under-utilized and dilapidated commercial sites were re-designated as Mixed Use and
subsequently underwent redevelopment adding 56 residential units at San Ramon Village Plaza and 233
residential units on the former Pak N Save site now known as Tralee. Both sites also include a retail
commercial component in a pedestrian friendly environment.
Another significant change in the Primary Planning Area is the redevelopment of Arroyo Vista, a 150-unit
affordable housing community which is being reconstructed as Emerald Vista with up to 255 units of both
affordable and market-rate housing.
In 2000, in anticipation of the future West Dublin Bay Area Rapid Transit (BART) Station, a Transit Oriented
District was established in Downtown Dublin to encourage the development of higher density, mixed-use
projects adjacent to mass transit. On February 19, 2011, the West Dublin BART Station opened to the
public. The first high density residential project broke ground in 2012 and will bring over 300 units to
Downtown Dublin. The Downtown Dublin Specific Plan, adopted in February 2011, allows for the
development of up to 1,300 units in Downtown Dublin and capitalizes on the areas proximity to the West
Dublin BART Station. Intensification in and around Downtown Dublin is expected to continue while the
remainder of the Primary Planning Area is expected to remain relatively unchanged.
Table 2.1
LAND USE DEVELOPMENT POTENTIAL: PRIMARY PLANNING AREA
CLASSIFICATION ACRES INTENSITY UNITS1 FACTOR YIELD1
RESIDENTIAL Acres Dwelling
Units/Acre
Dwelling
Units
Persons/
Dwelling
Unit
Population
Low Density Single Family 44.0 0.5-3.8 22-167 2.7 59-451
Single Family 901.9 0.9-6.0 812-5,411 2.7 2,192-
14,610
Medium Density 190.6 6.1-14.0 1,163-2,668 2.7 3,140-7,204
Medium-High 78.4 14.1-25.0 1,105-1,960 2.7 2,983-5,292
Medium-High and Retail/Office 11.2 14.1-25.0 158-280 2.7 427-756
Mixed Use 15.3 6.1-25.0 93-382 2.7 251-1,031
TOTAL: 1,241.4 3,353-
10,868 9,052-
29,344
DOWNTOWN DUBLIN SPECIFIC PLAN
AREA Acres Dwelling
Units/Acre
Dwelling
Units
Persons/
Dwelling
Unit
Population
Medium, Medium-High or High Density 230.2 6.1-25.1+ 1,3002 2.7 3,510
DOWNTOWN DUBLIN SPECIFIC PLAN
AREA Acres Floor Area
Ratio
Square Feet
(millions)
Square
Feet/ Jobs
Comment [MRD5]: New Table proposed.
Comment [MRD6]: Moved from Public/Semi-
Public/Open Space
Page 2-3
(Gross) Employee
Village Parkway District 32.9 .35 .50 200-450 1,111-2,500
Retail District 113.1 .60 2.96 200-450 6,578-
14,800
Transit-Oriented District 84.2 1.2 4.40 200-450 9,778-
22,000
TOTAL: 230.2 7.86 17,467-
39,300
COMMERCIAL Acres
Floor Area
Ratio
(Gross)
Square Feet
(millions)
Square
Feet/
Employee
Jobs
Retail/Office 39.8 .25-.60 .43-1.04 200-450 956-5,200
Retail/Office & Automotive 40.8 .25-.50 .44-.89 220-490 898-4,045
Campus Office 0 .25-.80 0 260 0
Business Park/Industrial 102.8 .30-.40 1.34-1.79 360-490 2,735-4,972
Business Park/Industrial: Outdoor Storage 56.7 .25-.40 .62-.99 360-490 1,265-2,750
Medium-High and Retail/Office 11.23 .25-.60 .12-.29 200-450 267-1,450
Mixed Use 15.33 .30-1.00 .20-.67 200-400 500-3,350
TOTAL: 266.6 3.15-5.67 6,621-
21,767
PUBLIC/SEMI-PUBLIC/OPEN SPACE Acres
Floor Area
Ratio
(Gross)
Square Feet
(millions)
Square
Feet/
Employee
Jobs
Public/Semi-Public Facilities 38.2 .50 .83 590 1,407
Semi-Public Facilities 0 .50 0 590 0
Schools Acres
Floor Area
Ratio
(Gross)
Square Feet
(millions)
Square
Feet/
Employee
Jobs
Elementary Schools 87.8 .50 1.91 590 3,237
Middle Schools 6.0 .50 .13 590 220
High Schools 50.5 .50 1.10 590 1,864
Comment [MRD7]: Proposing to add this
employment density based on EDSP.
Comment [MRD8]: Moved from Public/Semi-
Public/Open Space
Page 2-4
Parks/Public Recreation Acres Number
Neighborhood Parks 19.0 5
Community Parks 49.8 5
Regional Parks 0 0
Open Space 428.5
Stream Corridor 52.9
TOTAL: 732.7 3.97 6,728
ACRES DWELLING
UNITS POPULATION
SQUARE
FEET
(MILLIONS)
JOBS
GRAND TOTAL: 2,444.4 4,653-
12,168
12,562-
32,854 14.98-17.5 30,816-
67,795
1 For dwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal fraction
greater than .5 is rounded up to the nearest whole number.
2 Refer to the Downtown Dublin Specific Plan.
3 Not included in Grand Total as it is already accounted for under the Residential classification.
E ASTERN D UBLIN E XTENDED P LANNING A REA
The Eastern Extended Planning Area consists of just over 3,500 acres (see Table 2.2 below) and is
projected to build out in 2035 providing a total of 13,887 residential units with an estimated population of
37,495 persons (per the Eastern Dublin Specific Plan). The Eastern Extended Planning Area has a
development potential of up to 11.481 million square feet of commercial uses and over 29,714 jobs (per the
Eastern Dublin Specific Plan). Table 2.2 sets forth the development potential for the Eastern Extended
Planning Area.
The Eastern Extended Planning Area has been developing rapidly over the past 15 years. Residential
construction has dominated development within the Eastern Extended Planning Area and a limited amount
of unentitled residential land remains to be developed. A wide range of housing types have been
constructed within the Eastern Extended Planning Area including attached and detached units at varying
densities in both the ownership and rental markets. Some undeveloped land designated for Medium and
Medium-High Density residential is located within the Livermore Municipal Airport’s Airport Influence Area
(AIA). Any development within the AIA must be consistent with the adopted Airport Land Use Compatibility
Plan (ALUCP) for the Livermore Municipal Airport.
Development of Campus Office and General Commercial land uses over the past 15 years has been slow
but steady and has provided employment, services and shopping opportunities to meet the needs of the
community. A broad range of non-residential land remains available for development including Campus
Office, General Commercial and Industrial Park uses which will also be a significant source of jobs for the
community.
Page 2-5
Figure 1-1a illustrates generalized land uses and circulation for the Eastern Extended Planning Area that
lies east of Camp Parks. This area includes approximately 4,200 acres. Figure 1-2 illustrates generalized
land uses and circulation for the Eastern Extended Planning Area that lies east of Parks RFTA. This area
includes approximately 4,266.7 acres. The Eastern Extended Planning Area is projected to build out over
the next 30-40 years, adding roughly 13,930 new housing units to the City. Buildout is projected to increase
the City's population by approximately 32,905 people and add 28,077 new jobs.
Table 2.1 * summarizes land use characteristics for the Eastern Extended Planning Area east of Camp
Parks. As shown in the table, residential land uses will predominate in terms of acreage. However, the very
low density Rural Residential/Agriculture designation, which comprises over half of the residential acreage,
will remain primarily as open space. A much wider variety of housing opportunities, in terms of densities,
will be provided in the Eastern Extended Planning Area than are currently available in the City, although the
majority of the housing units will remain single family in character. A broad range of non-residential uses,
including retail commercial, service commercial, office, and industrial uses, are proposed for the Eastern
Extended Planning Area in order to provide for the employment, service and shopping needs of the
community. Major parks are designated in the area to meet the needs of the Eastern Extended Planning
Area, and be available to the entire city.
The Plan allows some low and medium density residential uses within the Livermore Airport Protection Area
(APA) if, at the time of prezoning, the residential designations are not inconsistent with the APA. If, at the
time of prezoning, the residential designations are inconsistent with the APA, the residential designations
will convert to Future Study Area with an underlying Rural Residential/Agriculture designation.
TABLE 2.2
LAND USE DEVELOPMENT POTENTIAL: EASTERN EXTENDED PLANNING AREA
(Amended: Resolutions 223-05, 58-07, 37-08, 210-08, 176-09, 76-10)
CLASSIFICATION ACRES INTENSITY UNITS FACTOR YIELD
RESIDENTIAL Acres Dwelling
Units/Acre
Dwelling
Units
Persons/
Dwelling
Uit
Population
High Density 69.7 25.1+ 1,749+ 2.7 4,722+
Medium-High Density 134.0 14.1-25.0 1,889-3,350 2.7 5,100-
9,045
Medium-High Density and Retail
Office 0 14.1-25.0 0 2.7 0
Medium-Density1 411.9 6.1-14.0 2,513-5,767 2.7 6,785-
15,571
Single Family 689.2 0.9-6.0 620-4,135 2.7 1,674-
11,164
Estate Residential 30.5 0.01-0.8 0-24 2.7 0-65
*Table 2.1 is a land use summary for Eastern Dublin. In the GPA it was identified as Table “2A” but
was relabeled herein for formatting purposes.
Comment [MRD9]: Seems more appropriate
to include the range in the GP and leave mid-
point to the EDSP.
Comment [MRD10]: Acres have been
adjusted in the final draft based on latest GIS
data by land use category. (See Excel file, Copy
of GPLU 20130219.xlsx)
Comment [MRD11]: Reflects 2010 US
Census data.
Page 2-6
Rural Residential/Agriculture 500.1 0.01 5 2.7 16
TOTAL 1,835.4 6,816-
15,030+ 18,297-
58,864+
COMMERCIAL Acres Floor Area
Ratio (Gross)
Square
Feet
(illi)
Square
Feet/
El
Jobs
General Commercial 299.1 .20-.60 2.61-7.82 510 5,118-
15,333
General Commercial/Campus
Office 80.9 .20-.80 .70-2.82 3852 1,818-
7,325
Mixed Use 5.5 .30-1.00 .07-.24 490 143-490
Mixed Use 2/Campus Office3 22.9 .45 max .45 260 1,731
Neighborhood Commercial 24.8 .25-.60 .27-.65 490 551-1,327
Campus Office 209.9 .25-.80 2.29-7.31 260 8,808-
28,115
Industrial Park 56.4 .35 max .86 590 1,458
Industrial Park/Campus Office 0 .25-.35 0 4252 0
TOTAL: 699.5 7.25-
20.15 19,627-
55,779
PUBLIC/SEMI-PUBLIC/OPEN
SPACE
Acres Floor Area
Ratio (Gross)
Square
Feet
(illi)
Square
Feet/
El
Jobs
Public/Semi-Public 94.1 .50 max 2.05 590 3,475
Semi-Public 3.2 .50 max .07 590 119
Acres Number
Parks/Public Recreation
Community Park 133.5 2
Neighborhood Park 49.0 8
Neighborhood Square 14.3 6
Regional Parks 1.2 1
Open Space 702.8
Comment [MRD12]: Seems more appropriate
to include range in the GP and leave mid-point
to the EDSP.
Page 2-7
Stream Corridor 58.6
Schools Acres Floor Area
Ratio (Gross)
Square
Feet
(illi)
Square
Feet/
El
Jobs
Elementary School 48.7 .50 max 1.06 590 1,797
Middle School 27.8 .50 max .61 590 1,034
High School 0
TOTAL: 1,074.6 3.79 6,425
Acres Dwelling Units Population Square
Feet
(illi)
Jobs
GRAND TOTAL: 3,609.5 6,816-
15,030+
18,297-
58,864+
11.04-
23.94
26,052-
62,204
Table Notes:
For dwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal
fraction greater than .5 is rounded up to the nearest whole number.
150% of the units within the Medium Density land use designation on the Croak and Jordan
properties shall have private, flat yards.
2The Square Feet/Employee was calculated as the average of the two land use classifications.
3The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with
residential land uses comprising up to 50% of the project’s development area (248,259 square
feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of
development. Table 2.1 has been amended to reflect a Campus Office project. If the project is
developed as a mixed-use project with residential uses, the table shall be amended at that time to
reflect that.
7.8 acres of Medium Density Residential have an underlying Public/Semi-Public designation in
Jordan Ranch 2, Subarea 2.
10.7 acres of Public/Semi-Public have an underlying Medium Density designation in Jordan Ranch
2, Subarea 1.
TABLE 2.1*
LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA
(Amended: Resolutions 223-05, 58-07, 37-08, 210-08, 176-09, 76-10)
Classification Acres Intensity** Units Factor Yield RESIDENTIAL Du’s/acre Du’s Persons/du Population High Density 69.9 35 2,447 2.0 4,894 Medium-High Density 132.4 20 2,616 2.0 5,232 Medium-Density*** 558.2 10 5,582 2.0 11,164 Single Family******** 858.9 4 3,428 3.2 10,970
Estate Residential 30.4 0.13 4 3.2 13
Mixed Use**** 96 2.0 192 Rural Residential 556.4 .01 5 3.2 16
Page 2-8
TABLE 2.1*
LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA
(Amended: Resolutions 223-05, 58-07, 37-08, 210-08, 176-09, 76-10)
Classification Acres Intensity** Units Factor Yield TOTAL 2,206.2 14,143 32,481
COMMERCIAL
Acres
Floor Area
Ratio
(Gross)
Square Feet
(millions)
Square Feet
/ Employee
Jobs
General Commercial 347.9 .35/.25 4.228 510 8,290 General Commercial/Campus
Office*****
72.7 .28 .887 385 2,303
Mixed Use 6.4 .3/1.0 .083 490 171
Mixed Use 2/Campus Office********* 25.33 .45 .497 260 1,910
Neighborhood Commercial 57.5 .35/.30 .819 490 1,671 Campus Office 164.03 .75/.35 2.644 260 10,168 Industrial Park****** 114.7 .25/.28 1.329 590 2,253 TOTAL: 788.6 11.772 26,766 PARKS AND PUBLIC RECREATION City Park 56.3 1 park Community Park 97.0 2 parks Neighborhood Park 47.1 8 parks Neighborhood Square 16.6 6 parks Regional Park 11.7 1 park TOTAL: 228.7 18 parks
OPEN SPACE 776.9 PUBLIC/SEMI-PUBLIC Public/Semi-Public 101 .25 1.120 590 1,899 Semi-Public******* 13.1 .25 Schools Elementary School 63.2 5 schools Junior High School 25.2 1 school High School 0 0 school School Subtotal 88.4 6 schools TOTAL: 202.5 TRANSIT CENTER (Total) 90.7
- Campus Office (including
ancillary retail) 38.3
- High-Density Residential 31.5
- Park 12.2
- Public/Semi-Public (Transit-
Related) 8.7
GRAND TOTAL 4,293.6
Table Notes:
*Table 2.1 appears as Table “2A” in the Eastern Dublin GPA. It was relabeled herein for formatting purposes.
**Numbers represent a mid-range considered reasonable given the permitted density range.
***50% of the units within the Medium Density land use designation on the Croak and Jordan properties shall have
private, flat yards.
****For the purpose of this table, Mixed Use acreage only will be considered Commercial, not residential, to avoid
Page 2-9
duplication in tabulation of overall total acres.
*****The Sq Ft/Employees figure utilized for General Commercial/Campus Office is the average of the figure used for
General Commercial and Campus Office uses.
******The .28 FAR figure utilized for Industrial Park refers to Industrial Park areas within Fallon Village.
*******The location of Semi-Public sites on the Jordan, Croak and Chen properties of Fallon Village will be determined
at the time of PD-Stage 2 Development Plan approval. The Semi-Public site on Jordan will be 2.0 net acres within the
Village Center; the Semi-Public site on Croak will be 2.0 net acres; and the Semi-Public site on Chen will be 2.5 net
acres. For the purposes of this table, 2.0 acres of Medium High Density Residential land on Jordan was changed to
Semi-Public, 2.0 acres of Single Family Residential land on Croak was changed to Semi-Public and 2.5 acres of
Medium High Density residential land on Chen was changed to Semi-Public. These assumptions may change at the
time of PD-Stage 2 Development Plan approval.
********The General Plan originally considered 68 units on Dublin Ranch North (Redgewick) property. The land use
designation was amended to allow development of 4 units. This change results in 64 excess single family units than
what was analyzed in the 1993 Eastern Dublin Environmental Impact Report.
*********The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential
land uses comprising up to 50% of the project’s development area (248,259 square feet) or an all Campus Office
project (with no residential uses) with up to 496,519 square feet of development. Table 2.1 has been amended to
reflect a Campus Office project. If the project is developed as a mixed-use project with residential uses, the table shall
be amended at that time to reflect that.
W ESTERN E XTENDED P LANNING A REA
The Western Extended Planning Area is over 3,000 acres (see Table 2.3 below) of which approximately 2,647 acres lie west of the Urban Limit Line and have been designated Rural Residential/Agriculture for a period of 30 years from the effective date of City Council Resolution 209-00, adopted by initiative on November 7, 2000. The intent of the Urban Limit Line is to protect the natural resources of the western hills and guide development to areas of Dublin that are less constrained and where urban services can be provided in a more efficient and cost-effective manner. In addition to restricting urban development, the City will not approve or recommend approval of the permanent use or extension of City services or facilities, including but not limited to, utilities or roads, to support or facilitate urban development beyond the Urban Limit Line. Approximately 485 acres lie east of the Urban Limit Line of which 365 acres are Open Space. The remainder of the Western Extended Planning Area is comprised of the Schaefer Ranch residential development which has been approved for up to 406 residential units with an estimated population of 1,096 persons. Table 2.3 sets forth the development potential of the Western Extended Planning Area. Figure 1-1a illustrates generalized land use and circulation for the Schaefer Ranch sector of the Western Extended Planning Area. This sector of the City includes about 500 acres. This part of the Western Extended Planning Area will add a maximum of 474 housing units. Development at this maximum level could result in a population of about 1,517. Table 2.2 summarizes land use and housing characteristics for the Schaefer Ranch sector of the Western Extended Planning Area. The predominant land uses would be open space and residential uses. Retail/office uses would also be included.
Page 2-10
TABLE 2.3 LAND USE DEVELOPMENT POTENTIAL: WESTERN EXTENDED PLANNING AREA (Amended: Resolution 204-08)
CLASSIFICATION ACRES INTENSITY UNITS FACTOR YIELD
RESIDENTIAL Acres Dwelling
Units/Acre
Dwelling
Units
Persons/
Dwelling Unit Population
Rural Residential/Agriculture* 2,647.0 1 unit/
100 acres 26 2.7 70
Estate Residential 37.5 0.01-0.8 0-30 2.7 0-81
Single-Family Residential 66.6 0.9-6.0 60-400 2.7 162-1,080
TOTAL: 2,751.1 60-430456 162-1,161
PARKS AND PUBLIC
RECREATION Acres Number
Neighborhood Park 10.4 1
Open Space 365.3
TOTAL: 375.7 1 park
PUBLIC/SEMI-PUBLIC Acres Floor Area
Ratio (Gross)
Square Feet
(millions)
Square Feet/
Employee Jobs
Public/Semi-Public 5.4 .60 max .14 590 239
TOTAL: 5.4 .14
ACRES DWELLING
UNITS POPULATION SQUARE
FEET
(MILLIONS)
JOBS
GRAND TOTAL: 3,132.2 60-430 162-1,161 .14 239
For dwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal fraction of greater than .5 is rounded up to the nearest whole number.
Page 2-11
TABLE 2.2 LAND USE SUMMARY: WESTERN EXTENDED PLANNING AREA
(Amended: Resolution 204-08)
Classification Acres Units Factor Yield
RESIDENTIAL Du's Persons/du Population
Estate Residential 16.9 6 3.2 19
Single-Family Residential 89.6 400 3.2 1,280
TOTAL: 106.5 406 1,299
PARKS AND PUBLIC RECREATION
Neighborhood Park 12.5 1 park
Open Space 385
TOTAL: 397.5 1 park
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 5.5 -- -- --
TOTAL: 5.5
GRAND TOTAL: 509.5
All lands in the Western Extended Planning Area located west of the Urban Limit Line as defined in Section 1.8.1 above shall be designated Rural Residential/Agriculture for a period of thirty (30) years from the effective date of Resolution No. 209-00, adopted by initiative on November 7, 2000. The intent of the Urban Limit Line is to protect the natural resources of the western hills, instead guiding it to areas of Dublin that are less constrained and where urban services can be provided in a more efficient and cost-effective manner. In addition to restricting urban development, the City will not approve or recommend approval of the permanent use or extension of City services or facilities, including but not limited to utilities or roads, to support or facilitate urban development beyond the Urban Limit Line. 2.1 RESIDENTIAL LAND USE
2.1.1 H OUSING A VAILABILITY
Guiding Policy A. Encourage housing of varied types, sizes and prices within the Primary Planning Area to meet current and future needs of all Dublin residents. (Same as Housing Element Goal #1.) Implementing Policy B. Designate sites available for residential development in the Primary Planning Area for medium to
medium-high density where site capability and access are suitable and where the higher density would
be compatible with existing residential development nearby. (See Table 2.4 and Figure 2-1)
Comment [MRD13]: Updated to show sites
constructed consistent with this policy and those
which remain.
Page 2-12
TABLE 2.4
POTENTIAL RESIDENTIAL SITES: PRIMARY PLANNING AREA
SITE SITE MAP NO.*
ACRES NO. OF UNITS GENERAL PLAN LAND USE DATE CONSTRUCTED (IF APPLICABLE) Donlon Canyon (California Highlands) 1 197 246 Medium High Density 1998
Valley Christian Center 2 15+ 22 Medium High Density
Starward 3 2.4 31 Medium Density 2000 Starward Row 4 0.77 10 Medium High Density 2007 WicklowSquare 5 0.59 54 High Density 2005
Downtown Dublin Specific Plan Area 6 294 1,300
Village Parkway District Retail District Transit Oriented District
Bancor: Alcosta 7 4.62 56 Medium High Density 2008
Dublin Housing Authority 8 23.8 378 Medium Density Under Construction Spring 2012 Park Sierra Phase I 9 8.9 209 Medium High Density 2000 Park Sierra Phase II 10 5.7 74 Medium Density 2000 Archstone 11 7.39 177 Medium High Density 2003 Trumark: Scarlett Place 12 4 60 Medium High Density 2003 Bancor: Pak N Save (Tralee) 13 10.61 233 Medium High Density 2012
*Site Map Numbers correspond to numbered areas on Figure 2-1: Sites for Housing Development 2.1.2 N EIGHBORHOOD D IVERSITY Guiding Policy A. Avoid economic segregation by city sector. Implementing Policies
B. Allocate medium and medium-high residential densities to development sites in all sectors of the
primary planning area. Require some of the units approved east of the Dougherty Hills to be single
family detached.
C. Require a mixture of dwelling types in large projects.
Page 2-13
Table 2.3* POTENTIAL HOUSING UNITS AND POPULATION - PRIMARY PLANNING AREA
(AS OF MAY 1983)
Total Units Multifamily Units Population1 Existing, May 1983 4,428 386 13,700 Approved, as of November 1983 1,800 1,100 4,400 Potential Additional Development 1,700 1,200 4,000 TOTAL2 7,900 2,700 22,100
1 Assumes 3.2 persons per single-family unit; 2.0 persons per multifamily unit. (Based on data contained in the 1990 Housing
Element)
2 Totals rounded.
* Table 2.3 appears as Table 2.1 in the 1985 General Plan. It was relabeled herein for formatting purposes.
2.1.3 R ESIDENTIAL C OMPATIBILITY
Guiding Policy
A. Avoid abrupt transitions between single-family development and higher density development on
adjoining sites.
Implementing Policies
B. Require all site plans to respect the privacy and scale of residential development nearby.
C. Require a planned development zoning process for all development proposals over 6.0 units per
gross residential acre, except for properties in the Downtown Dublin Specific Plan area.
2.1.4 E XTENDED P LANNING A REAS
Guiding Policy - Eastern Extended Planning Area
A. Encourage the development of a balanced mixed use community in the Eastern Extended Planning
Area, that is well integrated with both natural and urban systems, and provides a safe, comfortable and
attractive environment for living and working.
Some potential Any sites are under Williamson Act contract are required to be maintained as requiring
open space use for at least 10 yearsthe term of the contract.
Implementing Policy - Eastern Extended Planning Area
B. The location, extent and density of residential development in the Eastern Extended Planning Area
Page 2-14
is set forth in the General Plan Land Use Map in Figure 1-1a. For the western half of the area, the The
Eastern Dublin Specific Plan sets forth more detailed policy direction, infrastructure requirements, and
development guidelines for the Extended Planning Area. A Specific Plan(s) will be required for the
remainder of the extended planning area to provide similar direction for its ultimate development.
C. Approval of residential development in the Eastern Extended Planning Area will require
determination that:
1. Utilities and public safety services will be provided at urban standards without financial
burden to Dublin residents and businesses outside the Eastern Extended Planning Area.
2. Proposed site grading and means of access will not disfigure the ridgelands.
3. Timing of development will not result in premature termination of viable agricultural
operations on adjoining lands.
4. The fiscal impact of new residential development in the Eastern Extended Planning Area
supports itself and does not draw upon and dilute the fiscal base of the remainder of the city.
5. The proposed project is consistent with all applicable General Plan and Specific Plan
policies.
Guiding Policy - Western Extended Planning Area
D. Any development in the Western Extended Planning Area shall be integrated with the natural
setting. Require clustering of development Development shall be clustered in areas with fewer
constraints.
1. An Urban Limit Line was adopted by initiative on November 7, 2000 for the majority of the
Western Extended Planning Area. The Urban Limit Line is located along the City limit line as
of the effective date of this the initiative. Pursuant to the initiative, lands west of the Urban
Limit Line are designated as Rural Residential/Agriculture on the General Plan Land Use Map.
The Initiative is effective for thirty (30) years from its effective date; the location of the Urban
Limit Line may be changed only by a vote of the people of Dublin during the effective period,
and only following review and approval of a General Plan Amendment by the City Council.
Any request to change the Urban Limit Line must be accompanied by a request to amend the
land use designation to an urban designation.
Implementing Policy - Western Extended Planning Area
E. The location, extent and density of residential development will be determined when municipal
services can be provided and through General Plan refinement studies.
F. Approval of residential development in the Western Extended Planning Area will require
determination that:
1. Utilities and public safety services will be provided at approved standards without financial
burden to Dublin residents and businesses outside of the Western Extended Planning Area.
2. Proposed site grading and means of access will not disfigure the ridgelands as viewed from
Page 2-15
areas of existing development in Dublin. Any necessary grading and construction shall be
planned so as to protect visual qualities.
3. Timing of development will not result in premature termination of viable agricultural operations
on adjoining lands.
4. The fiscal impact of new residential development in the Western Extended Planning Area
supports itself and does not draw upon and dilute the fiscal base of the remainder of the city.
2.2 COMMERCIAL AND INDUSTRIAL LAND USE
Dublin's central location has made it the Tri-Valley commercial center, with more than 600 numerous retail
businesses and a wide variety of distributors, business service providers, builders and building
subcontractors, manufacturers, and region-serving offices. The City's ability to provide municipal services
depends on the income generated by business.
2.2.1 D OWNTOWN D UBLIN
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 sStation. The Plan contains development standards and
design guidelines to direct future development in the Downtown.
Implementing Policies
B. Implement the Downtown Dublin Specific Plan.
2.2.2 A UTOMOBILE D EALERSHIPS
Guiding Policy
A. Keep automobile dealers in Dublin.
Implementing Policy
B. Allow for the creation of an auto center east of the Camp Parks Military ReservationReserve
Forces Training Area.
If or when downtown land becomes too costly for car dealers they will have the opportunity to relocate
in an auto center with freeway frontage.
Page 2-16
2.2.3 N EIGHBORHOOD S HOPPING C ENTERS
Guiding Policy
A. Strengthen existing neighborhood shopping centers.
Competition from downtown and from north of the County line leaves no trade area within the primary
planning area for neighborhood shopping centers other than Dublin Square, San Ramon Village Plaza,
and Village Square.
Implementing Policies
B. Require a planned development proposal at the southwest corner of Amador Valley Boulevard and
Dougherty Road to include medium-high density residential, retail/office, or a mix of these uses.
2.2.4 E ASTERN E XTENDED P LANNING A REA
Guiding Policy
A. Encourage the development of a full range of commercial and employment-generating uses in the
Eastern Extended Planning Area that will meet the needs of the City and the surrounding Tri-Valley
area.
Implementing Policies
B. Require developers to remain within the amount and distribution of commercial and employment-
generating land uses depicted in the General Plan Land Use Map (see Figure 1-1a) in order to maintain
a reasonable balance between jobs and housing opportunities.
C. All non-residential development must be consistent with the policies and guidelines set forth in
applicable Specific Plans.
2.2.5 A PPLICATION TO THE SAME PROPERTY WITHIN THE C ITY OF D UBLIN OF BOTH THE
R ETAIL/OFFICE AND M EDIUM-H IGH D ENSITY R ESIDENTIAL DESIGNATIONS AS DEFINED IN
THE D UBLIN G ENERAL P LAN
Guiding Policy
A. The City Council may apply to the same property within the City of Dublin both the Retail/Office
and Medium-High Density Residential designations as defined in the Dublin General Plan.
Implementing Policies
B. The location, extent, density and intensity of mixed use Retail/Office and Medium-High Density
Residential development will be determined when studies indicate that:
1. Services are available for the use.
2. The site is suitable for a mixed-use development.
Page 2-17
3. The use supports itself and does not draw upon and dilute the fiscal base of the remainder of
the city.
4. Proper roadways and roadway capacity are available.
5. Mixed-use development would be compatible with adjacent land uses.
2.2.6 SCARLETT COURT PLANNING AREA
Guiding Policy
A. Strengthen and improve the Scarlett Court Planning Area.
The Scarlett Court Design Guidelines were adopted by the City Council on May 1, 2007. The Design
Guidelines are intended to guide future development and improvements in the Scarlett Court Planning
Area to enhance the character and image of the Area.
The Scarlett Court Planning Area is visible from Interstate 580, Dougherty Road, the Iron Horse Trail
and Dublin Boulevard and the view of this Area from these key roadways is of importance to the City.
Implementing Policy
B. Create and maintain an Overlay Zoning District for the Scarlett Court Planning Area.
C. Encourage improvements to existing businesses and properties in the Scarlett Court Planning
Area.
D. Require all redevelopment and improvements related to the site planning, architectural design,
lighting, signage and landscaping to be consistent with the adopted Scarlett Court Design
Guidelines.
Table 2.4
POTENTIAL RESIDENTIAL SITES - PRIMARY PLANNING AREA
(Updated January 2011)
Site Sites*
Map No.
Acres Min.-Max.
Units
General Plan Land Use Designations
Dublin Housing Authority, southwest portion of site 4 6+ 36 to 84 Medium Density (6-14 du/ac)
Valley Christian Center 3 15+ 90 - 210 Medium Density (6-14 du/ac)
Downtown Dublin Specific Plan Area 5 294 1300 Downtown Dublin – Village Parkway District, Downtown Dublin- Retail
District, Downtown Dublin – Transit-
Oriented District Donlan Canyon
Hansen Hills Ranch
1
2
197
147
300
17 180
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)
TOTAL 659 1,923-2,091
*Sites Map Numbers correspond to numbered areas on Figure 2-1: Sites for Housing Development
Page 3-1
C HAPTER 3
L AND U SE AND C IRCULATION:
P ARKS AND O PEN S PACE E LEMENT
Government Code sec. 65302(a) requires land use elements to designate open space for recreation,
agriculture, visual enjoyment and natural resources. Government Code sec. 65560 defines the following
calls for an inventory of open space resources and for policies to preserve and manage four six categories
of open space lands:
1. Open space for the preservation of natural resources.
2. Open space for the managed production of resources.
3. Open space for outdoor recreation.
4. Open space for public health and safety.
5. Open space in support of the mission of military installations.
6. Open space for the protection of Native American historical, cultural and sacred sites.
Government Code sec. 65564 requires local open space plans to include action programs with specific
programs to implement open space policies. Public Resources Code sec. 5076 requires that demand for
trail oriented recreational uses be considered when developing the open space programs. It further requires
that the open space plan consider integrating local trails with the state trails system.
Policies and programs to provide open space both within and apart from development projects are included
in this pParks and oOpen sSpace eElement. Related provisions to protect particular natural resources
through open space planning are included in the sec. 7.0, Conservation Element (Chapter 7). Background
information upon which open space and conservation policies are based is located in the corresponding
Open Space and Conservation sections of the Technical Supplement.
The Government Code requires discussion of several resources which do not occur in the Dublin planning
area such as open space for the protection of Native American historical, cultural and sacred sites and
therefore, have not been analyzed. AccordinglyAdditionally, the open space plan for preservation of natural
resources does not address ecological or scientific study areas, bays, estuaries, coastal beaches or
lakeshores. Similarly, the open space plan for managed production of resources does not address bays,
estuaries, marshes, commercial fisheries, or mineral deposits. Flooding is addressed in the Seismic Safety
and the Safety Element (Chapter 8), Section 8.2.3.
3.1 OPEN SPACE FOR PRESERVATION OF NATURAL RESOURCES AND FOR PUBLIC HEALTH AND SAFETY
Subsequent to adoption of this general plan, the City began preparation of specific plans for the Extended
Planning Area. These documents should be completed by the end of 1992. Refer to these documents for
specific information on open space, parkland and recreation facilities in the Extended Planning Area.
Open space areas should be preserved for the preservation of natural resources and for protection of public
health and safety, the provision of recreational opportunities, and the production of natural resources.
Methods of preserving open space should be explored, including fee purchase, conservation and scenic
easements, transfer of development rights, and special district financing.
Comment [MRD1]: The Technical Supplement is
the 1984 Draft EIR.
Page 3-2
Primary Planning Area and Eastern Extended Planning Area
Guiding Policies - Primary Planning Area/Eastern Extended Planning Area
A. Preservation of oak woodlands, riparian vegetation, and natural creeks as open space for their
natural resource value is of the highest importance. Limited modifications may be permitted on a case-
by-case basis with adequate mitigation to replace disturbed resources.
B. Generally, maintain slopes over thirty percent as permanent open space for public health and
safety. Consider development in areas with slopes over 30 percent only if the area to be developed is:
1) is less than three acres in size; 2) is less than 20 percent of a large developable area; and, 3) is
surrounded by slopes less than 30 percent.
Implementing Policies - Primary Planning Area/Eastern Extended Planning Area
C. Continue requiring preservation of steep slopes and ridges as open space as a condition of
subdivision map approval.
D. Encourage an efficient and higher intensity use of the flat and gently sloping portions of the planning
area as a means of minimizing grading requirements and potential impacts to environmental and
aesthetic resources.
Western Extended Planning Area
Guiding Policies - Western Extended Planning Area
E. Development generally shall be confined to areas where slopes are under thirty percent, as part of
an overall cluster development concept on approved development plans. Within projects proposing
clustered development and ancillary facilities in the Western Extended Planning Area, land alteration on
slopes over thirty percent may be considered where the following conditions are present:
1. Public health and safety risks can be reduced to an acceptable level.
2. Proposed land alteration would be necessary to achieve a basic public need, such as housing,
recreation, street access, or public facilities.
3. Long-term visual qualities can be maintained for residents of Dublin and nearby communities.
F. Existing large stands of woodland and coastal scrub in the Western Extended Planning Area shall
be protected wherever possible. Grassland sites shall be considered for development in preference to
native shrub and woodland areas.
Implementing Policy - Western Extended Planning Area
G. As conditions of development project approval, require detailed tree surveys, protection measures
for existing trees to remain, and replanting of native vegetation.
3.2 AGRICULTURAL OPEN SPACE FOR MANAGED PRODUCTION OF
RESOURCES (AGRICULTURAL)
Page 3-3
Extended Planning Areas
All properties within the Eastern Extended Planning Area previously under Williamson Act Agreement
contracts (Government Code Section 51200, et. seq.) have expired. Portions of the Western Extended
Planning Area remain under Williamson Act Agreement contracts. Excluding parcels fronting on I-580, much
of the Extended Planning Area is under Williamson Act Agreement (Government Code Section 51200, et.
seq.), and Alameda County zoning sets minimum parcel size at 100 acres. Under the Williamson Act,
property taxes are based on the agricultural value of land rather than its market value. The contract
automatically renews each year for the new 10-year period unless the property owner or the County gives
notice of non-renewal.
Guiding Policy - Extended Planning Areas
A. Lands currently in the Williamson Act agricultural preserve can remain as rangeland as long as the
landowner(s) wish to pursue agricultural activities. The City does not support the cancellation of
Williamson Act contracts, unless some compelling public interest would be served.
The urban land use designations in the General Plan Land Use Map illustrate ultimate (i.e. long-term)
urban development potential, and do not represent a call for the cessation of agricultural activities. To
pursue development of their property, any development proposal must be consistent with the General
Plan and applicable specific plan policies for the site. A development application cannot be approved
until a property owner has notified the applicable agency of the intent to cancel, or not renew, any
prevailing Williamson Act contract on the subject property.
Implementing Policy - Extended Planning Areas
B. Approval of to develop development of agricultural land not under contract shall require findings
that the land is suitable for the intended use and will have adequate urban services, and that
conversion to urban use will not have significant adverse effects on adjoining lands remaining under
contract.
3.3 OPEN SPACE FOR OUTDOOR RECREATION
Dublin currently has four major a variety of outdoor recreational sites including neighborhood parks,
community parks, community facilities, open space areas and a series of trail networks. Refer to Figure 3-1
for the location of parks, community facilities, open space areas and trails. Additionally the City has adopted
a Parks and Recreation Master Plan that encompasses both the Primary and Extended Planning Areas.
This plan qualifies and quantifies the City’s need for recreation facilities.
: the Dublin Sports Grounds (22.8 acres), Shannon Park and Community Center (9.7 acres), and Dublin
Swim Center (3.6 acres), and Emerald Glen Park Phase I (30 acres). Additionally, there are eight
neighborhood parks totaling 32.4 acres (Alamo Creek, Dolan, Dougherty Hills Mini, Bray Commons, Kolb,
Mape, Stagecoach, and Ted Fairfield) and three community facilities. Additionally, there are 122 acres of
public open space (Martin Canyon and Dougherty Hills). Refer to Figure 3-1 for location of park and open
space areas. The need for recreation facilities will increase as the population grows and new development
occurs.
The City's existing trail network consists of bikeways located along Amador Valley Boulevard, Village
Parkway, San Ramon Road, Alamo Creek, Dublin Boulevard, Tassajara Creek and Dougherty Road, a
public local trail along Martin Canyon Creek, and a regional trail link along the Iron Horse Trail.
Page 3-4
The City has recently undertaken a Parks and Recreation Master Plan update that encompasses both the
primary and extended planning areas. This plan update qualifies and quantifies the City's need for
recreation facilities. This plan was adopted by the City Council on March 16, 2004. Readers should refer to
this plan for additional information on city parks and recreation facilities, as well as action and acquisition
programs.
Guiding Policies
A. Expand park area throughout the pPrimary and eExtended pPlanning aAreas to serve new
development.
B. Maintain and improve existing outdoor facilities in conformance with the recommendations of the
City's Parks and Recreation Master Plan.
C. Restrict structures on the hillsides that appear to project above major ridgelines.
The present undisturbed natural ridgelines as seen from the Primary Planning Area and key travel
corridors are an essential component of Dublin's appearance as a freestanding city ringed by open hills.
Implementing Policy
DC. Acquire and improve parklands in conformance with the standards and policies recommended in
the City’s Parks and Recreation Master Plan.
E. Continue to maintain and periodically update the Citywide Parks and Recreation Master Plan. The
Master Plan shall provide specific standards for acquiring parkland to support growth planned in the
Land Use Element.
F. The policies set forth below, as implemented through the Parks and Recreation Master Plan and
development approvals, constitute the action program for preserving and providing open space for
outdoor recreation.
Guiding Policy
D. Restrict structures on the hillsides that appear to project above major ridgelines.
The present undisturbed natural ridgelines as seen from the primary planning area and key travel
corridors are an essential component of Dublin's appearance as a freestanding city ringed by open hills.
Implementing Policy
EG. Use subdivision design and site design review process to preserve or enhance the ridgelines that
form the skyline as viewed from freeways (I-580 or I-680) or major arterial streets (Dublin
Blvd.Boulevard, Amador Valley Blvd.Boulevard, San Ramon Road, Village Parkway, Dougherty Road,
Tassajara Road, and the future Fallon Road extension).
Guiding Policies - Eastern Extended Planning Area
F. Provide active parks and facilities which are adequate to meet citywide needs for open space,
cultural, and sports facilities, as well as the local needs of the Eastern Extended Planning Area.
Page 3-5
G. Establish a trail system with connections to planned regional and sub-regional systems, including
north-south corridors such as East Bay Regional Park District’s EBRPD's proposed trail along
Tassajara Creek north to Mt. Diablo State Park.
H. Using the natural stream corridors and major ridgelines, establish a comprehensive, integrated trail
network within the pPlanning aArea that permits safe and convenient pedestrian and bicycle access
within urban areas and between urban areas and open space areas. Per the 2005 Fallon Village
amendment, in order to preserve biological resources, trails in Fallon Village will not be placed along
ridgelines and in stream corridors.
Implementing Policy - Eastern Extended Planning Area
I. Require land dedication and improvements for the parks designated in the General Plan for the
Eastern Extended Planning Area and based on a standard of 5 net acres per 1,000 residents. Collect
in-lieu park fees as required by City policies.
J. Require land dedication and improvements for trails along designated stream corridors. Per the
2005 Fallon Village amendment, in order to preserve biological resources, no land dedication for trails
along designated stream corridors outside the open space corridor, shall be required for projects in
Fallon Village.
K. Require land dedication and/or public easement for ridgeline trail. Per the 2005 Fallon Village
amendment, in order to preserve biological resources, no land dedication for ridgeline trails shall be
required for projects in Fallon Village.
L. Confer with East Bay Regional Park District EBRPD regarding the potential for the District
assuming responsibility for the design, construction, and maintenance of the Tassajara Creek trail
corridor and parkway.
M. Confer with East Bay Regional Park District EBRPD regarding the District’s standards for design
and construction of the Tassajara Creek trail corridor and parkway, and regarding the potential for the
District to assume responsibility for the maintenance of the Tassajara Creek trail corridor and parkway.
Guiding Policies - Western Extended Planning Area
N. Provide a north-south trail link across the Planning Area, as part of a regional trail network.
O. Create a local trail network which links large areas of permanent open space, while providing
convenient access from nearby residential areas. Maximize visual exposure to open space, and provide
multiple local physical access points to increase public enjoyment of open space.
P. Provide active recreation facilities to serve neighborhood residents.
Implementing Policy - Western Extended Planning Area
Q. In conjunction with development approvals, promote land dedication or reservation, and
improvements for a ridgeline regional trail and other trail links.
Page 4-1
C HAPTER 4
L AND U SE AND C IRCULATION:
S CHOOLS, P UBLIC L ANDS, AND U TILITIES E LEMENT
Government Code sec. 65302(a) and (b) require that schools, public lands and public utilities be addressed
in the lLand uUse and cCirculation eElements. Dublin has included these three concerns uses of land in a
separate eElement because they generate generally are operated by independent units of government,
whereas most of the other development related concerns uses of land addressed in the statutes involve city
regulation. Information supporting the schools, public lands and public utilities policies is located in the
Technical Supplement, sec. 2.3.
4.1 PUBLIC SCHOOLS
The Dublin Unified School District (DUSD) provides public education in the City of Dublin. The School
District currently operates elementary, middle and high schools in the Primary and Eastern Extended
Planning Areas. At build-out of the General Plan, DUSD estimates a student enrollment of 9,755 students.
Refer to Figure 4-1 for the location of existing and future public school sites.
Enrollment in the Dublin Unified School District has been increasing since 1990 with a current enrollment of
3206 students. Currently, three K-5 schools (Nielsen, Murray and Frederiksen) one 6-8 school (Wells Middle
School), one high school (Dublin High School, 9-12) and one continuation high school (Valley High School,
10-12) accommodate Dublin students.
Guiding Policies
A. Cooperate with the Dublin Unified School District to ensure preservation of surplus sites compatible
with surrounding land uses and Housing Element objectives.
B. Cooperate with the Dublin Unified School District to ensure provision of school facilities in the
Extended Planning Areas.
Implementing Policies
C. Initiate preparation of site plans or specific plans jointly with the Dublin Unified School District prior
to sale of surplus sites.
D. As a condition of project approval in the Extended Planning Area, it is required that logical and
buildable school sites be offered for dedication according to the State's Board of Education guidelines
and acceptable to the Dublin Unified School District.
This type of cooperation will achieve harmonious relationships between new development and existing
residential areas and new park sites (See Open Space Element).
Guiding Policies - Eastern Extended Planning Area - Additional Policies
E. Provide new elementary, middle, and high schools as needed to serve the future population of the
eExtended pPlanning aArea.
Comment [MRD1]: http://schools.dublin.k12.ca.us/ddo/news/faq_district_growth.html
Page 4-2
F. Schools located within the city should be operated by the Dublin Unified School District.
Implementing Policies - Eastern Extended Planning Area - Additional Policies
G. Require provision of school sites through dedication and/or developer fees. Establish appropriate
mechanism for funding development of school facilities.
H. Work with the Livermore Joint Unified School District to revise jurisdictional boundaries to best
serve the needs of Dublin students.
4.2 PUBLIC LANDS
The Federal and County governments have large holdings in the Eastern Extended Planning Area eastern
Dublin that are vital to Dublin's image and its eastward expansion. Refer to Figure 4-1 for the location of
public lands.
Guiding Policies
A. Maintain communication with military administrators and congressional representatives to urge
that Camp Parks Reserve Forces Training Area Military Reservation be developed and operated as a
good neighbor to Dublin.
B. Require strict adherence to the land use provisions of the City-County Annexation Agreement for
the Santa Rita Property owned by Alameda County Surplus Property Authority.
Implementing Policies
C. Negotiate participation by Camp Parks Reserve Forces Training Area Military Reservation in the
design of the Dougherty Road improvements and the establishment of a landscaped buffer strip.
D. Negotiate reservation of an alignment for Dublin Boulevard extension across Camp Parks Military
Reservation and Santa Rita land. Consult with the Federal and County governments concerning
appropriate uses and development standards between Dublin Boulevard extension and 1-580.
E. Notify military representatives at the Parks Reserve Forces Training Area (Parks RFTA) of
General Plan amendments and development applications for all projects within 1,000 feet of Parks
RFTA.
4.3 SOLID WASTE
Historically, planning for solid waste disposal was conducted on a countywide basis. In 1989, however, tThe
legislature passed AB 939, the California Integrated Waste Management Act (AB 939) in 1989. The Act
completely reorganized the state's solid waste management planning process to require each jurisdiction to
prepare a Source Reduction and Recycling Element and a Household Hazardous Waste Element. While
these eElements are not required to be part of a cCity's gGeneral pPlan, planning policy nevertheless
should be guided by the eElements since solid waste disposal is a necessary service for new development.
The City of Dublin currently has a enters into a Franchise Agreement with Oakland Scavenger Company a
private solid waste collection company for residential and commercial garbage collection. The City also has
a comprehensive recycling program that collects both recycling and organics. All single family residences
Page 4-3
and commercial businesses are provided with recycling containers and all multi-family residences have
access to recycling services. Solid waste generated within the City is deposited at the Altamont Landfill
which has a total estimated permitted capacity of 62,000,000 cubic yards. The Altamont Landfill is
approximately 26% full and is estimated to reach capacity in January 2029.
The owners of the landfill are currently pursuing an expansion which would provide 350 million cubic yards.
As of March 1992, estimated remaining capacity at the landfill is 24.5 million cubic yards. This is anticipated
to provide landfill capacity for eight years. This assumes a countywide increase in the amount of solid waste
disposed of at 0.8 percent per year.
Guiding Policy
A. Ensure that adequate solid waste disposal capacity is available, to avoid constraining
development, consistent with the Dublin General Plan.
Implementing Policies
B. Continue to enforce the City Source Reduction and Recycling / Household Hazardous Waste
Elements.
C. Cooperate with Alameda County, as necessary, for adoption and implementation of the County
Integrated Waste Management Plan.
D. Prior to project approval, the applicant shall demonstrate that capacity will exist in solid waste
disposal facilities for their project prior to the issuance of building permits.
E. Large scale projects should be required to submit a plan that demonstrates how they will
contribute toward the City's State mandated diversion requirement.
4.4 SEWAGE TREATMENT AND DISPOSAL
The Dublin San Ramon Services District (DSRSD) is the purveyor of wastewater collection and treatment
services in the City of Dublin. The wastewater collection system includes over 170 miles of sanitary sewers
ranging from six to forty-two inches in diameter that are from five to over forty years old. Disposal of treated
wastewater is under the jurisdiction of the Livermore-Amador Valley Water Management Authority
(LAVWMA). Wastewater collected from the DSRSD service area travels by gravity to the DSRSD
wastewater treatment plant which is located in the City of Pleasanton. The plant has a rated dry-weather
capacity of 17.0 million gallons per day (mgd). Disposal of treated effluent from the treatment plant in
Pleasanton is the responsibility of LAVWMA who exports secondary treated wastewater to the East Bay
Dischargers Authority interceptor pipeline for ultimate discharge to the San Francisco Bay via a deepwater
outfall. LAVWMA facilities are designed to export a maximum flow of 41.2 mgd during wet weather events.
Sewage treatment and disposal capacity for the City of Dublin is limited. The existing Dublin San Ramon
Services District (DSRSD) sewage treatment plant adjoining 1-680 in Pleasanton could be expanded to four
times its present size, but the Livermore Amador Valley Water Management Agency (LAVWMA) pipeline
that carries treated effluent from Livermore, Pleasanton and Dublin through Dublin Canyon to the Bay is
nearing capacity. Currently, approximately 2,900 dwelling unit equivalents of wastewater capacity are
available on a first-come, first-serve basis. As of 2005, the Dublin San Ramon Services District has recently
completed a sewage treatment plan expansion to treat 17.0 mgd, with a planned future expansion to 20.8
mgd as treatment for buildout flows. Disposal of treated wastewater is provided by the LAVWMA (the
agency that replaced TWA) export pipeline expansion project completed in the Summer of 2005. The
Page 4-4
project improved a 16-mile export pipeline that discharges treated sewage to the East Bay Dischargers
Authority and on to the Bay.
Guiding Policy
A. Expand sewage treatment and disposal capacity to avoid constraining development consistent
with the Dublin General Plan.
Implementing Policy
B. Prior to project approval, developers shall demonstrate that adequate capacity will exist in
sewage treatment and disposal facilities for their projects prior to the issuance of building permits
4.5 WATER SUPPLY
The Dublin San Ramon Services District (DSRSD) is the purveyor of potable water in the City of Dublin. In
addition to potable water, DSRSD provides recycled (reclaimed) water for irrigation and other non-potable
uses. DSRSD is responsible for planning to supply sufficient water to meet the anticipated growth in
demand through a combination of potable and recycled water supplies as well as conservation of water
resources. The wholesale supplier of water to DSRSD is Zone 7. DSRSD has a contract with Zone 7 which
establishes the obligations between the parties to meet the demand in the DSRSD service area. Zone 7
relies on a combination of supplies to meet treated and untreated demands including imported surface water
and local runoff. If Zone 7 is unable to deliver sufficient water to satisfy DSRSD’s needs then DSRSD is
permitted to acquire water from other sources. Zone 7 conducts an annual review of its water supply
reliability and projects that between 2015 and 2020 demand could exceed the available supply. Dublin's
water is distributed by Dublin San Ramon Services District (DSRSD), which purchases water from Zone 7 of
the Alameda County Flood Control and Water Conservation District, which, in turn, imports it from three
sources: State water project, local runoff from the Arroyo Del Valle watershed (stored in Lake Del Valle) and
from natural recharge of the groundwater basin. DSRSD may seek water sources other than those listed
above to meet future needs. The supply may run short in the 1990's if no new sources become available.
Guiding Policy
A. Base General Plan proposals on the assumption that water supplies will be sufficient and that
local wells could be used to supplement imported water if necessary.
Implementing Policy
B. Consider obtaining water service from the East Bay Municipal Utility District and other sources.
4.6 ALAMEDA COUNTY HAZARDOUS WASTE MANAGEMENT PLAN
The management of hazardous wastes generated by our highly technological society has become one of
the leading concerns of the City of Dublin. AB 2948 (Tanner, 1986) was signed into law to require each
county to adopt a County Hazardous Waste Management Plan and for each city to incorporate the county
plan into their general plans within a specified time period. The Alameda County Hazardous Waste
Management Plan addresses the requirements of AB 2948 by conducting a planning process to develop a
hazardous waste management program meeting Alameda County's projected needs and complying with
state law, a plan which establishes goals and policies pertaining to the hierarchy of hazardous waste
management strategies and a set of criteria for the siting of expanded or new offsite hazardous waste
Page 4-5
facilities.
Guiding Policies
A. The City of Dublin shall encourage the reduction or elimination of hazardous wastes at the
source site as the highest priority in the management of hazardous wastes.
B. The City of Dublin shall make provisions for the location of offsite hazardous waste facilities in its
community which meet the fair share needs of the City of Dublin and of Alameda County.
Implementing Policies
C. The goals, policies, facility siting criteria and other provisions of the Alameda County Hazardous
Waste Management Plan are incorporated herein by reference subject to the following provisions to
the locational criteria of the plan:
1. Facilities for the land disposal of hazardous wastes or treatment residues are prohibited in the
City of Dublin.
2. Small-Scale Transfer and Storage facilities shall include household hazardous waste collection
facilities.
3. To assure that future and existing residential populations are adequately considered, the
criteria for distances from facilities permitted by the plan shall be from the facilities to
residential designated property.
4. To assure that facilities are appropriately located with regard to major transportation routes, all
sites for offsite hazardous waste facilities shall be directly served by streets meeting the City's
industrial road standards and shall be accessible via Major and Arterial streets as designated
by the General Plan.
5. To provide an adequate level of public services and to assure an adequate margin of public
safety, all facilities shall be adequately served by necessary public services as specified by the
plan and shall be within a three (3) minute response time from the nearest fire station.
6. To assure proper land use compatibility and adequate proximity to the waste generation
stream, all offsite hazardous waste facilities shall be located in areas designated Business
Park/Industrial: Outdoor Storage, Business Park/Industrial: Low Coverage, and Industrial
Park on the General Plan.
D. A violation of Zoning Ordinance Chapter 8.60, HAZARDOUS WASTE FACILITIES LOCATION
PROCEDURE, pertaining to the Alameda County Hazardous Waste Management Plan is deemed to
be a violation of the Dublin General Plan. The General Plan determines that the implementation of the
Alameda County Hazardous Waste Management Plan through the guiding and implementing policies
of the General Plan and by means of Chapter 8.60 of the Zoning Ordinance is necessary to protect the
public health, safety, and welfare.
Page 5-1
C HAPTER 5
L AND U SE AND C IRCULATION:
C IRCULATION A ND S CENIC H IGHWAYS E LEMENT
Government Code sec. 65302(b) requires that circulation elements include diagrams, policies and programs for
existing and proposed major thoroughfares, transportation routes, terminals and other public utilities and facilities.
The statute further requires that these circulation and public services features be correlated with the land use
element. That is, the General Plan must propose circulation and public services adequate to meet the needs of the
population planned for in the land use element.
Dublin's proposed road system for the Primary Planning Area is shown on Figure 1-1a, the General Plan map for
Land Use and Circulation. Proposed transportation and roadway policies are presented below in this element.
Information supporting the policies is located in the Technical Supplement, sec. 2.4, Circulation and Scenic Highways
Element. The policies and standards in this element also pertain to the extended planning areas.
Proposed public utilities and facilities are addressed in sec. 3.0, the Parks and Open Space Element, and in sec. 4.0,
the Schools, Public Lands, and Utilities Element. Information supporting these policies is located in the Technical
Supplement, sec. 2.2, Open Space Element and sec. 2.3, Schools, Public Lands and Utilities Element.
The City of Dublin Circulation Plan was designed to comply with applicable regional transportation policies. The Tri-
Valley Transportation Council’s Tri-Valley Transportation Plan/Action Plan for Routes of Regional Significance
prescribes the long-range transportation vision for the Tri-Valley area, and identifies specific transportation
performance criteria for the member agencies (Alameda County, Contra Costa County, Danville, Dublin, Livermore,
Pleasanton and San Ramon). The City of Dublin should use the Action Plan as a guideline in the development of its
transportation system. This Circulation Element also identifies policies and criteria for streets not included in the
Action Plan.
5.1 ROADWAYS
The roadway system was designed to accommodate traffic demand and minimize excessive delays and congested
conditions during peak hours. The street design standards specify the width and other design features necessary to
ensure there is sufficient roadway capacity to accommodate future travel on Dublin streets.
The most prominent features of Dublin’s transportation network are Interstate 580 (which forms the southern
boundary of the City) and Interstate 680 (which bisects Central Dublin). The interchange between these two
freeways is currently being upgraded to improve the vehicle carrying capacity. Additionally, new freeway hook ramps
are to be constructed on I-680 to improve access to the downtown area and the west Dublin BART station.
Vehicular traffic volumes on most arterial streets in Dublin are expected to increase steadily over the life of this
General Plan. Projected vehicular growth is attributed primarily to extensive development activity expected in west
and east Dublin and in the surrounding Tri-Valley area.
5.1.1 R OADWAY S TANDARDS
Guiding Policies
A. Design non-residential streets to (1) accommodate forecasted average daily traffic demand on segments
between intersections, (2) minimize congested conditions during peak hours of operation at intersections and
Page 5-2
serve a balance of vehicles, bicycles, pedestrians and transit.
B. Design residential collector streets, residential streets and cul-de-sacs to serve a balance of vehicular,
bicycle and pedestrian traffic and to prevent misuse of residential areas by through vehicular traffic.
Implementing Policy
C. Design streets according to the standards set forth in paragraphs 1 through 7 below, as well as the listed
Additional Design Criteria. If average daily traffic (ADT) is greater than the stated approximate maximum ADT,
design the street to a higher functional classification. Exceptions to these standards may be granted by the
Public Works Director/City Engineer if a finding(s) is made that the exception is consistent with all applicable
circulation policies and does not compromise public safety or access. In addition, the required cross-section
could be reduced (as approved by the Public Works Director/City Engineer) where existing adjacent
development makes the full cross-section unfeasible.
1. ARTERIALS
Four-Lane Six-Lane Eight-Lane Design ADT 30,000 50,000 70,000
Minimum design
speed
55 mph 55 mph 55 mph
Curb-to-curb 80' (includes a 16' median) 104' (includes a 16' median) 128' (includes a 16' median) Right-of-way 104* 128* 152*
Maximum grade 7% 7% 7%
Sidewalk ** 8' or 6' 8' or 6' 8' or 6'
Minimum curve radius 1,200' with 4%
superelevation
1,200' with 4%
superelevation
1,200' with 4%
superelevation
Public service and landscaping easement 10' on each side of right-of-way 10' on each side of right-of-way 10' on each side of right-of-way
Page 5-3
* When sidewalk is 8', an additional 1 foot of ROW will be added to the side containing the 8' walk.
** See sidewalk policy under “Additional Design Criteria” section of this plan.
An additional 10 feet of paved width and right-of-way shall be provided for bus turnouts as determined
by the Public Works Director/City Engineer. If on-street parking is to be permitted on roadways that are
part of the bicycle circulation system, an additional 10 feet of paved width and right-of-way shall be
provided.
The arterial streets are designed to distribute localized trips. Intersections with median openings shall
be spaced no closer than 750 feet. In special circumstances, such as tee intersections, intersection
spacing less than 750 feet may be allowed with the approval of the Public Works Director/City
Engineer. Any other intersections without median openings may be approved by the Public Works
Director/City Engineer. A raised median is required to separate the two directions of travel and to
improve the visual appearance of the travel corridor.
Approaches to arterial intersections with Class I collectors as well as other arterials shall be widened in
order to provide additional lanes for left-turn and right-turn movements.
Access to and from arterial streets from abutting commercial properties shall be controlled but not
restricted. No direct vehicular or non-vehicular access from abutting residential homes is allowed.
Parking on these streets shall be prohibited with the exception of emergency parking. Bike lanes shall
be provided. Pedestrian crossings should be carefully selected to direct pedestrians to designated
crossing points at signalized intersections.
A major portion of the roadway capacity of the arterials in East Dublin is required to serve future Contra
Costa County residents. Although sufficient right-of-way should be preserved, construction of the full
roadway width for these facilities should be completed only after the City has secured a fair-share
financial agreement with the appropriate agency.
2. CLASS 1 COLLECTOR STREETS
Design ADT 27,000
Minimum design speed 45 mph
Curb-to-curb 76'
Right-of-way 92'
Maximum grade 8%
Minimum Curve Radius 1,100 with no superelevation
Public service and landscaping easement 10' on each side of right-of-way
Sidewalk 8' (commercial areas) 6' (industrial areas)
Class I collector streets serve primarily to circulate localized traffic and to distribute traffic to and from
arterials. Class I collectors are designed to accommodate four lanes of traffic (plus a center turn lane);
however, they carry lower traffic volumes at slower speeds than arterials, and they have a continuous
left-turn lane separating the two directions of traffic flow. For intersections of Class I collectors with
arterials, additional right-turn lanes shall be provided on the Class I collector at a minimum; additional
left-turn lanes shall be provided as determined by the Public Works Director/City Engineer. Typically,
signalized intersections shall be spaced no closer than 750 feet. No direct vehicular or non-vehicular
access from residential homes is allowed. An additional 10 feet of paved width and right-of-way shall
be provided for bus turnouts as determined by the Public Works Director/City Engineer. If on-street
parking is to be permitted on roadways that are part of the bicycle circulation system, an additional 10
feet of paved width and right-of-way shall be provided.
Page 5-4
Medians shall be striped in special cases if no abutting property access is allowed (minimum of one-
quarter mile or one block); the width of the striped median can be reduced with approval of the Public
Works Director/City Engineer.
Left-turns into driveways within 200 feet of an intersection measured from the limit line or the point of
curb return shall be prohibited by a raised median.
3. CLASS II COLLECTOR STREETS
Design ADT 12,000
Minimum design speed 30 mph
Curb-to-curb 52'
Right-of-way 68'
Maximum grade 8% commercial, 12% residential
Minimum curve radius 450' with no superelevation
Public service and landscaping easement 10' on each side of right-of-way
Sidewalk 8' (commercial areas) 6' (industrial areas)
Class II collector streets with two-way center turn lanes serve primarily to circulate localized traffic and
to distribute traffic to and from arterials and collector streets. They are designed to accommodate two
lanes of traffic (plus a center turn lane); however, they carry lower traffic volumes at slower speeds than
Class I collector streets. This type of facility provides access to properties and circulation to residential
neighborhoods. Minimum distance between intersections shall be 350 feet. Deviation from this
minimum distance requirement may be approved by the Public Works Director/City Engineer only if it
can be demonstrated that left turn demands do not create an adverse traffic condition.
Access to and from Class II collector streets from abutting properties shall be permitted at locations
approved by the Public Works Director/City Engineer. No direct vehicular or non-vehicular access from
residential homes is allowed. Parking on this facility shall typically be allowed. However, parking at
critical locations may be denied as deemed appropriate by the Public Works Director/City Engineer for
maintaining safe conditions. If a bike lane is provided and parking is retained, an additional 10 feet of
paved width and right-of-way will be required to allow for a 10-foot widening of the roadway cross
section. An additional 10 feet of paved width and right-of-way shall be provided for bus turnouts as
determined by the Public Works Director/City Engineer. Class II collector streets can be designed with
a 40-foot curb-to-curb width with a design ADT of 15,000 if the street has no direct access between
intersections.
4. RESIDENTIAL COLLECTOR STREETS
Design ADT 4,000
Minimum design speed 30 mph
Curb-to-curb 40' (34' single loaded)
Right-of-way 56' (47' single loaded)
Maximum grade 12%*
Minimum curve radius 450' with no superelevation
Public service and landscaping easement 5' on each side of right-of-way
Sidewalk 5'
* Maximum grade up to 15% may be allowed under special conditions and approval by Public
Works Director/City Engineer. Grade segments in excess of 12% shall not exceed 300 feet in
length. Average grade over any 1,000 foot segment shall not exceed 10%.
Residential collector streets also circulate localized traffic as well as distribute traffic to and from
Page 5-5
arterials and other collectors to access residential areas. Residential collector streets accommodate low
volume levels and the use of this facility as a carrier of through traffic should be discouraged by its
design.
Minimum distance between intersections shall be 250 feet. Deviation from this minimum distance
requirement may be approved by the Public Works Director/City Engineer only if it can be demonstrated
that left turn demands do not create adverse traffic conditions.
Parking on this facility shall typically be allowed. However, parking at critical locations may be denied as
deemed appropriate by the Public Works Director/City Engineer for maintaining safe conditions. If a
bike lane is provided on this facility and parking is retained, an additional 10 feet of right-of-way will be
required to allow for a 10-foot widening of the roadway cross section.
Examples: York Drive, Vomac Road
5. INDUSTRIAL ROADS
Design ADT 4,000
Minimum design speed 30 mph
Curb-to-curb 52'
Right-of-way 68'
Maximum grade 7%
Minimum curve radius 450' with no superelevation
Public service and landscaping easement 10' on each side of right-of-way
Sidewalk 8' (commercial areas) 6' (industrial areas)
These roads serve traffic within industrial development. Minimum distance between intersections shall
be 300 feet unless otherwise approved by the Public Works Director/City Engineer. Turnaround curb
radius shall be a minimum of 50 feet.
6. RESIDENTIAL STREETS
Design ADT 1,500
Minimum design speed 25 mph
Curb to Curb 36’ (32’ single loaded). 29’ single-loaded permitted with
Planned Development zoning.
Right-of-way 46’. 45’ double-loaded or 34’ single-loaded permitted with
Planned Development zoning.
Maximum grade 12% *
Minimum curve radius 200' with no superelevation
Public service and landscaping easement 5' on each side of right-of-way
Sidewalk 5’. 4.5’ where houses front on street permitted with
Planned Development zoning.
* Maximum grade up to 15% may be allowed under special conditions and approval by the
Public Works Director/City Engineer. Grade segments in excess of 12% shall not exceed 300 feet
in length. Average grade over any 1,000 foot segment shall not exceed 10%.
Residential streets circulate localized traffic as well as distribute traffic to and from arterials and
collectors to access residential areas. Residential streets accommodate low volume levels and should
not be used to carry through traffic.
Minimum distance between intersections shall be 150 feet. Deviation from this minimum distance
requirement may be approved by the Public Works Director/City Engineer only if it can be demonstrated
Page 5-6
that left turn demands do not create an adverse traffic condition.
7. CUL-DE-SACS
Minimum design speed 25 mph
Curb to curb 36’. 29’ single-loaded permitted with Planned
Development zoning.
Right-of-way 46’. 45’ double-loaded or 34’ single-loaded permitted with
Planned Development zoning.
Maximum grade 12% *
Minimum curb radius 200' with no superelevation
Public service and landscaping easement 5' on each side of right-of-way
Sidewalk 5’. 4.5’ where houses front on street permitted with
Planned Development zoning.”
* Maximum grade up to 15% may be allowed under special conditions and approval by the
Public Works Director/City Engineer. Grade segments in excess of 12% shall not exceed 300 feet
in length. Average grade over any 600 foot segment shall not exceed 12%.
Cul-de-sacs are designed for residential land uses. The length of cul-de-sacs shall not exceed 1000
feet. The turnaround curb radius shall be a minimum of 40 feet.
Additional Design Criteria
1. No lane transition shall be allowed on horizontal curves except upon approval of the Public Works
Director/City Engineer.
2. Horizontal curves shall be used for all horizontal changes of centerline direction. Vertical curves
shall be used when change in grade exceeds 1%.
3. Sight distance on road knuckles across the inside corner should not be obstructed by landscaping
and/or physical structures. Parking shall not be allowed on the inside curb from point of curb return
(PCR) to PCR.
4. The angle between centerlines of intersecting streets shall be as nearly a right angle as possible,
but in no case less than 70 degrees or greater than 110 degrees. Streets shall intersect only in
tangent section. The tangent length shall extend a minimum of 200 feet and maximum grade of 6%
from the point of curb return (PCR) on each leg of the intersection except as approved by the
Public Works Director/City Engineer. The tangent length of 200 feet is not required for residential
streets intersecting another residential or collector street if an adequate intersection sight distance
is provided .
5. Intersection sight distance shall meet CalTrans Highway Design Manual criteria.
6. A minimum of one on-street parking space (20 feet) shall be provided along the frontage of each
residential lot. However, in cases where the minimum on-street parking space requirement cannot
be met, credit shall be given for surplus on-street parking along nearby lots upon approval of the
Public Works Director/City Engineer. With approval of the Public Works Director/City Engineer,
residential lots that provide three or more off-street parking spaces shall be exempt from this
standard.
7. No gates or controlled access devices are allowed on any public street. Such gates or devices
Page 5-7
may be allowed on private streets upon approval of the Public Works Director/City Engineer, but in
no case shall such devices cause traffic to back up onto a public street or right-of-way. Adequate
area shall be provided for turnaround and visitor stopping. The gate operation shall ensure that
emergency vehicles/services shall not be delayed.
8. Compound curves shall not be allowed.
9. All box-landscaped planters along a raised median shall be placed no closer than 3 feet from the
face of the median curb.
10. Drainage systems along arterial roadways must be designed to maintain one unobstructed travel
lane in each direction during a 100-year storm event.
11. Drainage systems along all streets must be designed to keep all travel lanes unobstructed during a
15-year storm event.
12. Sidewalk widths shall conform to the following standards:
8' Commercial/heavy use areas
6' Industrial areas
5' Residential areas
The City Engineer/Public Works Director may allow exceptions to these standards (increases or
decreases) based on pedestrian usage; in no case shall the sidewalk width be less than 5 feet.
13. Traffic controls will be considered to correct specific problems.
Guiding Policies
D. Reserve right-of-way and construct improvements necessary to allow streets to accommodate
projected vehicular traffic with the least friction.
The Daily Projected Traffic Volumes map (Figures 5-1a and 5-1b) show existing and projected flows
and lane requirements. The General Plan does not include more detailed street improvement
proposals.
E. 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.
F. 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.
G. 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.
Page 5-8
Implementing Policies
H. Connect existing north-south cul-de-sac streets near proposed Western Dublin BART station south
of Dublin Boulevard (Amador Plaza Road, Golden Gate Drive and Regional Street) via the creation of
Bray Way.
The proposed new street parallel to Dublin Boulevard is needed to serve intensive development of the
adjoining commercial area and to distribute West BART station traffic to three Dublin Boulevard
intersections and the I-680 freeway.
I. Design and construct all roads on the City’s circulation system as defined on Figures 5-1a and 5-
1b.
J. Seek funding agreement with Contra Costa County to designate the County’s pro-rata “fair” share
for ultimate improvements, including right-of-way, on regional facilities within the City of Dublin.
Examples of such regional facilities include Tassajara Road, Fallon Road and Dougherty Road.
Development in Contra Costa County will contribute a significant amount of traffic to regional facilities
within the City of Dublin; so the full cost should not be borne by Dublin users. Funding may be provided
in part by the forthcoming Traffic Impact Fees under development by the City of Dublin, Contra Costa
County and/or the TVTC.
Eastern Extended Planning Area -- Additional Policies
Substantial urban development is projected for the Eastern Extended Planning Area. The roadway
system has been designed to accommodate traffic at buildout of the area according to the land use
distribution and densities shown in the General Plan Land Use Map (Figure 1-1a). The system is
structured around the existing north-south roads and freeway interchanges (Hacienda Drive, Tassajara
Road and Fallon Road) and the extension of existing east-west roadways such as Dublin Boulevard
and Gleason Drive. The roadway system also incorporates an east-west route called Central Parkway
that extends the length of the planning area and connects the most intensively developed areas with
the future Eastern Dublin BART station.
Guiding Policy
K. Provide an integrated multi-modal circulation system that provides efficient vehicular circulation
while encouraging pedestrian, bicycle, transit, and other non-automobile transportation alternatives.
Implementing Policies
L. Provide continuity with existing streets, include sufficient capacity for projected traffic, and allow
convenient access to planned land uses.
M. Require the following major circulation improvements in the Eastern Extended Planning Area:
1. Extension of Dublin Boulevard from Dougherty Road to North Canyons Parkway.
2. Extension of Fallon Road north to connect to Tassajara Road.
3. Extension of Gleason Drive east to Fallon Road.
Page 5-9
4. In cooperation with Caltrans and other affected jurisdictions, pursue widening of Interstate 580
to ten total lanes (8 through lanes and 2 auxiliary lanes) between Tassajara Road and Airway
Boulevard.
5. Upgrade the Fallon Road interchange to the same standards as the Dougherty Road and
Hacienda Drive interchanges (i.e., 3 through lanes in each direction across the overpass and a
partial cloverleaf ramp system).
6. Provide local and collector streets for internal access to development areas throughout the
planning area.
N. Provide potential for additional future roadway connections linking existing Dublin to the Eastern
Extended Planning Area.
Street layout in the Eastern Extended Planning Area should facilitate future connection through Camp
Parks to existing streets in Dublin, if and when the opportunity becomes available. Refer to applicable
Specific Plans for policies, development standards, and more detailed discussion of the circulation
system in the Eastern Extended Planning Area.
Western Extended Planning Area - Additional Policies
Guiding Policy
O. Provide an efficient circulation system for the Western Extended Planning Area, including linkage
to the rest of the City, alternate transportation modes, and sensitivity to environmental concerns.
P. The primary access for the Schaefer Ranch sector of the Western Extended Planning Area shall
be via Dublin Boulevard and Schaefer Ranch Road. Other sections of the Western Extended Planning
Area shall have primary access via the Eden Canyon interchange.
Implementing Policies
Q. Require the following major circulation improvements in the Western Extended Planning Area:
1. Extension of Dublin Boulevard to Schaefer Ranch Road.
2. Collector streets to provide access to residential neighborhoods and non-residential uses, as
identified in specific development plans.
Downtown Dublin Specific Plan area – Additional Policies
The Downtown Dublin Specific Plan contains policies and guidelines which aim to create a pedestrian
friendly 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
Page 5-10
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.
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.
5.1.2 F REEWAY A CCESS
The I-680 freeway was recently widened to eight lanes north of I-580; the I-580/I-680 interchange will be
rebuilt as both freeways and the arterial street system experience heavy new demands from development in
adjoining communities. A new interchange is needed on I-680 north of I-580. A High Occupancy
Vehicle/High Occupancy Toll lane (lane reserved for vehicles with two or more total passengers or for
vehicles paying a toll fare during commute hours) is being planned for on I-580 in the east and west bound
directions.
Guiding Policy
Q. Improve freeway access.
Implementing Policies
R. Provide an additional interchange on I-680 north of I-580 to provide better access to the
downtown area.
S. Improve I-580 interchanges to serve planned growth.
Access to downtown from the north and south along Interstate 680 is needed at a point closer than Alcosta
Boulevard. Additional capacity at existing interchanges on I-580 is needed to serve East Dublin travel
demands.
5.2 ALTERNATIVE TRANSPORTATION
Figures 5-2a and 5-2b illustrate existing and future bus transit routes including Wheels, RAPID transit and
Page 5-11
the County Connection. The Wheels bus system currently serves Pleasanton, Dublin and Livermore. There
are 11 bus routes offering weekday commute, off-peak and Saturday service. The Contra Costa County
Connection Bus Service provides a connection between Dublin and Contra Costa County and Pleasanton. A
bus RAPID transit route will soon be implemented in the City which will provide rail-like service in the Tri-
Valley area and connections to the BART stations.
Figure 5-4a and 5-4b (Multi-Modal Map) illustrates all transit opportunities in the City including public transit,
bicycling and pedestrian opportunities. Figure 5-4 identifies two Enhanced Pedestrian Areas in the City.
These pedestrian areas are located within the Downtown Specific Plan Area and the Promenade located in
Eastern Dublin. The Enhanced Pedestrian Areas are located where the City would like to encourage
pedestrians to walk to their destination rather than using their car for all of their stops within the area. The
purpose of the Enhanced Pedestrian Area designation is to ensure that development within the area is
designed to encourage pedestrian trips.
The Dublin/Pleasanton BART station located in the Transit Center in Eastern Dublin is operational. The
West Dublin/Pleasanton BART station is currently under construction and located off of Golden Gate Drive.
Bus service is provided to and from the existing BART station and is proposed at the West Dublin station.
Bus service will connect residents to both stations and will provide connections from the stations to
destinations in the City. The BART stations will serve as a transit hub in that they will provide connections
for rail service and bus service and are accessible to pedestrians and bicyclists.
Guiding Policies
A. Support a downtown West Dublin BART Station.
B. Support improved local transit as essential to a quality urban environment, particularly for
residents who do not drive.
C. Support the development of a community that facilitates and encourages the use of local and
regional transit systems.
D. Encourage improvements in the Enhanced Pedestrian Area to improve the walkability of these
areas.
Implementing Policies
E. Urge BART cooperation in maintaining standards for review of public and private
improvements in the vicinity of BART stations that take account of both future traffic needs and
development opportunities.
F. Encourage higher densities and mixed-use developments near major transit lines and transit
transfer points as a means of encouraging the use of public transit. This type of transit-
oriented development is especially encouraged along Central Parkway and near the east
Dublin BART Station.
G. Capitalize on opportunities to connect into and enhance ridership on regional transit systems
including BART, LAVTA and any future light rail systems.
H. Require developers in the Enhanced Pedestrian Areas to provide sidewalks, landscaping and
safe connections from the building to the sidewalk to encourage pedestrian use within the
area.
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5.3 SOUTHERN PACIFIC RAILROAD TRANSPORTATION CORRIDOR
Track has been removed from the San Ramon Branch line between Pleasanton and Pleasant Hill. Previous
studies have proposed future use for light rail transit or a busway.
Guiding Policies
A. Support preservation along the Southern Pacific right-of-way between the East Dublin BART
station and Dougherty Road and along the east side of Dougherty Road from the Southern Pacific right-
of-way to the northern City limit as a potential transportation corridor.
B. Consider potential recreational use in conjunction with transportation use.
Committed development will require additional transportation capacity in the San Ramon Valley corridor;
therefore, all options should be kept open.
5.4 BIKEWAYS
The City has adopted a Bikeways Master Plan that encompasses the Primary Planning Area, Western
Extended Planning Area, and the Eastern Extended Planning Area. The Bikeways Master Plan contains
goals and policies for developing and implementing a bikeway system that will provide a viable
transportation alternative to the automobile, improve safety for bicyclists, and provide residents with access
to parks, open space, trails, and other recreational opportunities. This Plan identifies existing and proposed
bicycle routes and bicycle support facilities throughout the planning areas. Readers should refer to this plan
for additional information regarding existing and proposed bicycle routes and support facilities.
The Bikeways Master Plan identifies a portion of Dublin Boulevard as a Study Area (the location of this area
is shown on Figures 5-3a, 5-3b, 5-4a and 5-4b). The purpose of this Study Area is to identify the need for
right-of-way needed to accommodate Class II bike lanes on Dublin Boulevard. If the resulting study shows
that Class II bike lanes are infeasible and too costly, Class III bike routes will be considered in these areas.
Guiding Policy
A. Provide safe bikeways along arterials (See Figures 5-3).
B. Improve and maintain bicycle routes and support facilities in conformance with the
recommendation of the City’s Bikeways Master Plan.
Implementing Policy
C. Complete the bikeways systems illustrated on Figure 5-3.
D. Improve bicycle routes and support facilities in accordance with the Bikeways Master Plan in
conjunction with development proposals.
E. Ensure on-going maintenance of bicycle routes and support facilities that are intended for public
use and located on private property in conjunction with development proposals.
Page 5-13
5.5 TRUCK ROUTES
Guiding Policy
A. Designate and accommodate truck routes to minimize noise nuisance on residential arterial
streets.
Implementing Policies
B. Strive to restrict “through” trucks (defined as trucks with both origins and destinations outside the
City limits) in the City.
C. Take advantage of opportunities to provide long-term truck parking facilities.
5.6 SCENIC HIGHWAYS
I-580, I-680, San Ramon Road, and Dougherty Road were designated scenic routes by Alameda County in
1966. These are the routes from which people traveling through Dublin gain their impression of the City;
therefore, it is important that the quality of views be protected.
In the Eastern Extended Planning Area, Tassajara Road and Doolan Road are designated as scenic
corridors by Alameda County. It is the City's intention that Fallon Road will also be designated as a scenic
route once it is extended north to connect with Tassajara Road.
Guiding Policy
A. Incorporate County-designated scenic routes, and the proposed Fallon Road extension, in the
General Plan as adopted City-designated scenic routes, and work to enhance a positive image of
Dublin as seen by through travelers.
Implementing Policy
B. Exercise design review of all projects visible from a designated scenic route.
5.7 FINANCING ROAD IMPROVEMENTS
The City has a five year Capital Improvement Program (CIP) that includes a section on streets. The current
CIP lists approved street improvement projects along with estimated costs and financing schedules. The
moneys to fund these projects come from several sources including the City's operating budget,
state/federal funds, development fees, grants and loans. (A copy of the current Dublin CIP is available from
the City Manager's Office.)
Currently, development plans are being formulated for the eastern and western portions of the City.
Construction of necessary roads will be funded by the developers. Developer Traffic Impact Fee (TIF)
requirements will also be assessed to fund city roadway projects that will be impacted by traffic from
developments in the extended planning areas as well as in the Downtown. The East Dublin TIF has been
finalized; the Downtown TIF is currently being finalized. A regional TIF is currently under study by the Tri-
Valley Transportation Council (TVTC). These fee programs are available from the Public Works
Department.
Page 5-14
Guiding Policy
A. Continue the city’s program of requiring developers to contribute fees and/or improvements to
help fund off-site improvements related to their projects.
C HAPTER 6
H OUSING E LEMENT
The 2009-2014 Housing Element is a separate document, adopted by the City Council on March 2, 2010 via
Resolution 34-10. The Housing Element is available from the City of Dublin Planning Community
Development Department, Planning Division.
C HAPTER 7
E NVIRONMENTAL R ESOURCES M ANAGEMENT:
C ONSERVATION E LEMENT
Government Code sec. 65302 (d) requires that conservation elements plan for the conservation,
development and use utilization of natural resources. The statute lists the following resources that must be
included in the Element: water and its hydraulic force, forests, soils, rivers and other waters, harbors,
fisheries, wildlife, minerals and other natural resources. The statute also and suggests other resources that
may be included such as, reclamation of land and waters, prevention and control of pollution of streams and
other waters, regulation of the use of land in stream channels, erosion of soils, beaches and shores,
protection of watersheds, and the location, quantity and quality of rock, sand and gravel resources. in the
element. Finally, the statute specifically requires those portions of the Element that include waters be
developed in coordination with the countywide water agency and all district and city agencies that have
developed, served, controlled, managed, or conserved water of any type for any purpose within Dublin.
Coordination shall include a discussion and evaluation of water supply and demand. that countywide and
any other water development, control, or conservation agencies be included in the element's water analysis.
Dublin's Conservation Element addresses the following statutorily required elements: water resources,
agricultural agriculture and other soils, rivers and streams, and wildlife habitats. Other important resources
discussed in this eElement are air quality and archaeological and historical resources. Many conservation
related resources are also important addressed in the context of other eElements. For example, agricultural
and other open space uses are discussed in the sec. 3.0 Parks and Open Space Element (Chapter 3);
wastewater disposal and water supply is discussed in the and sec. 4.0 Schools, Public Lands and Utilities
Elements (Chapter 4);. Soil and, soil conditions related to earthquakes and flood hazard from local streams
are discussed in the sec. 8.0 Seismic Safety and Safety Element (Chapter 8). Each of these element's
counterparts in tThe Technical Supplement may also be consulted for information and background on
resource related planning policies for each of these Elements.
Still otherThose statutorily required resources that do not occur in the Primary or Extended Planning Areas
of Dublin's planning area and are therefore not discussed. Specifically, Dublin is an inland city which
contains no forests, harbors, fisheries or mineral extraction areas. no artificial or natural harbors. Likewise,
the planning area contains no fisheries or mineral extraction areas.
Air quality and wastewater disposal have been the Tri-Valley's most difficult conservation issues affecting
urban growth, even with construction of the Livermore Amador Valley Wastewater Management Association
(LAVWMA) pipeline, and significantly improved air quality. The extent of anticipated development in eastern
Dublin has drawn now draws greater attention to other conservation issues -- conversion of agricultural land
to urban uses; loss of open space; hazards posed by development in steep and landslide prone areas;
increased runoff; and, erosion and stream siltation. Additionally, the prospect of renewed or intensified air
quality and sewage disposal problems accompanies plans approved or under consideration that would
result in up to 200,000 jobs in the Tri-Valley.
The planning area includes three zones that are distinct in terms of topography, vegetation, and soils (valley
floor, eastern hills and western hills). The urban area within the cCity's Primary Planning Area that extends
eastward along Dublin Boulevard to Tassajara Road borders and the undeveloped area just north of I-580
east of Tassajara Road forms part of the flat, valley floor. The land east of the Camp ParksCamp Parks
Reserve Forces Training Area Military Reservation and Santa Rita Rehabilitation Center and just south of
the county line consists of grassy rolling hills with occasional steep slopes. Lastly,, and the westernmost part
of the planning area is composed of ridgelands covered primarily by grasslands with oak and woodlands on
steep slopes and in winding canyons. (These zones are referred to below as the valley, eastern hills, and
western hills portions of the planning area, respectively).
W ESTERN H ILLS
The western hills that form part of the ridgelands extending from Contra Costa County to Santa Clara
Countycounties, were established as an area of regional significance by a 1980 National Parks Service
study. The ridgelands have been the subject of preservation efforts over the years, and also have been
protected by the difficulty of development on the steep slopes and ridges. The ridgelands of the western hills
are characterized by grazing land and good quality woodland and forest habitats with high natural resource
values. Perhaps most important, the western hills form part of a greenbelt that rings the Bay Plain,
preventing continuous urban spread.
An open space corridor, centered on the main ridgeline in the Western Extended Planning Area, is included
in the General Plan. This open space corridor will incorporate visually-prominent ridgelands, as well as
woodland and coastal scrub habitat. A north-south regional trail will provide access to this area for hiking
and nature study.
E ASTERN H ILLS E XTENDED P LANNING A REA
The eastern hills are not as valuable as the western hills for habitat resources. Productive agricultural soils
are likewise limited; the Eastern Extended Planning Area does not include prime agricultural land or
farmlands of Statewide importance. At best, the forage produced in the pPlanning aArea is of some local
importance. Throughout the northern, central, and eastern portions of the Eastern Extended Planning Area,
much of the land had been under Williamson Act contracts that prohibit development for a minimum of ten
years while providing tax advantages to landowners. In recent years, a number of landowners have not
renewed their contracts, and the majority of the lands are no longer in Williamson Act contracts.
7.1 STREAM CORRIDORS AND RIPARIAN VEGETATION
Dublin’s Primary and Eastern Extended Planning Areas are located within Livermore Drainage Unit which is
one of two major drainage basins in the Alameda Creek Watershed. Of the many streams in the Livermore
Drainage Unit, two flow through Dublin’s Primary and Eastern Extended Planning Areas – Alamo Creek and
Tassajara Creek, respectively. Alamo Creek runs in a north-south direction just west of Dougherty Road;
Tassajara Creek also runs in a north-south direction and is located just west of Tassajara Road. Portions of
these creeks have been channelized and remaining sections are being improved as a result of subdivision
developments. The primary planning area is in the Livermore drainage unit of the Alameda Creek
watershed. Of the many streams in this drainage area, one flows through the City -- Alamo Creek. The
creek runs along the eastern side of Dublin near Dougherty Road. A major portion of the creek is
channelized, and remaining sections have mostly been improved as a result of subdivision developments.
The Western Extended Planning Area lies within the San Lorenzo Creek Watershed and includes the
Palomares Creek and Dublin Creek sub-watersheds other watersheds. Several significant streams traverse
the Western Extended Planning Area including Hollis Canyon and Martin Canyon Creeks in the western
hills. and Tassajara and Cottonwood Creeks in eastern Dublin. Refer to the following documents fFor
additional information on these water courses in Dublin the following documents are (available from the City
Planning Department):
Western Dublin Environmental Setting - November 27, 1989.
Western Dublin Final Environmental Impact Report - May 1992.
Eastern Dublin Environmental Setting - November 1988
Eastern Dublin Specific Plan, General Plan Amendment, and Environmental Impact Report - 1994.
Extensive areas of riparian vegetation are located along stream courses in the Western Extended Planning
Area. This riparian woodland has importance to wildlife in the area. Considerable damage to riparian areas
has resulted from intensive grazing.
Guiding Policies
A. Protect riparian vegetation as a protective buffer for stream quality and for its value as a habitat
and aesthetic resource.
B. Promote access to stream corridors for passive recreational use and to allow stream
maintenance and improvements as necessary, while respecting the privacy of owners of property
abutting stream corridors.
Implementing Policies
C. Enforce wWatercourse oOrdinance 52-87 in for developed areas of the city.
D. Require open stream corridors of adequate width to protect all riparian vegetation, improve
access, and prevent flooding caused by blockage of streams.
E. Require revegetation of creek banks with species characteristic of local riparian vegetation,
where construction requires creekbank alteration.
Additional Guiding Policy - Western Extended Planning Area
F. While alteration of riparian vegetation will be necessary in some situations, special consideration
shall be given to the protection or enhancement of riparian woodland in the Western Extended Planning
Area.
7.2 EROSION AND SILTATION CONTROL
Guiding Policies - Primary Planning Area and Eastern Extended Planning Area
A. Maintain natural hydrologic systems.
B. Regulate grading and development on steep slopes.
Implementing Policies - Primary Planning Area and Eastern Extended Planning Area
C. Enact and eEnforce the requirements of the Municipal Regional Permit for stormwater issued by
the San Francisco Bay Regional Water Quality Control Board or any subsequent permit as well as
Chapter 7 (Public Works) and Chapter 9 (Subdivisions) of the Dublin Municipal Code for maintenance
of water quality and protection of stream courses. erosion and sedimentation ordinance establishing
performance standards in relation to maintenance of water quality and protection of stream courses.
D. Enact ordinance requiring on-site runoff control.
E. Review development proposals to insure site design that minimizes soil erosion and volume and
velocity of surface runoff.
F. Restrict development on slopes of over 30 percent.
G. Development projects shall comply with the requirements of the Urban Runoff Program.
Guiding Policies - Western Extended Planning Area
H. Maintain natural hydrologic systems. Contain any net increase of runoff on-site or with approved
off-site measures.
I. Regulate grading and development on steep slopes, with special concern for potential problems
of erosion and siltation.
Implementing Policies - Western Extended Planning Area
J. Require erosion control plans for proposed development. Erosion control plans shall include
recommendations for preventing erosion and scour of drainageways, consistent with biological and
visual values.
K. In general, restrict areas of steep slopes (more than 30%) to permanent open space, as part of
an overall cluster development concept on approved plans. Any development in otherwise restricted
areas shall require substantial mitigation which has considerable benefit to the community, in keeping
with the standards of General Plan Policy 3.1.E.
L. Development projects shall comply with the requirements of the Municipal Regional Permit for
stormwater issued by the San Francisco Bay Regional Water Quality Control Board or any subsequent
permit as well as Dublin Municipal Code Chapter 7 (Public Works) and Chapter 9 (Subdivisions).Urban
Runoff Program.
7.3 OAK WOODLANDS
Most of the oak woodland within the Dublin Planning Area is concentrated in the Western Extended
Planning Area. In addition to California lLive oOaks, other species such as laurel are a vital part of this plant
community. This woodland has important visual and biological qualities.
Guiding Policy - Primary Planning Area and Eastern Extended Planning Area
A. Protect oak woodlands.
Implementing Policies - Primary Planning Area and Eastern Extended Planning Area
B. Require preservation of oak woodlands. Where woodlands occupy slopes that otherwise could be
graded and developed, permit allowable density to be transferred to another part of the site. Removal of
an individual oak tree may be considered through the project review process.
C. Develop Enact and enforce a the hHeritage tTree oOrdinance.
Guiding Policies - Western Extended Planning Area
D. There shall be an emphasis on preservation of oak woodland in the Western Extended Planning
Area. Development shall be clustered in grassland areas wherever possible, in order to protect existing
trees. However, as part of comprehensive planning for development in this area, some oak woodland
Comment [MRD1]: Update accordingly with new format numbering.
may need to be removed. Removal of oaks shall be allowed only after all feasible site planning efforts
have been made to preserve trees.
E. Any removed trees shall be replaced, and existing trees to remain shall be protected.
Implementing Policies - Western Extended Planning Area
F. Require effective replacement of existing trees which are scheduled for removal.
G. Require detailed protection measures for trees to remain.
7.4 AIR QUALITY
Implementing Policy
A. Request that the Bay Area Air Quality Management District to establish an air quality monitoring
station in Dublin.
B. Require an air quality analysis for new development projects that could generate significant air
emissions on a project and cumulative level. Air quality analyses shall include specific feasible
measures to reduce anticipated air quality emissions to a less-than-significant California Environmental
Quality Act (CEQA) level.
Information on localized carbon monoxide problems will not be available unless monitoring is conducted
within the city.
7.5 AGRICULTURAL LANDS
Guiding Policy
A. Prevent premature urbanization of agricultural lands. (See Open Space policies, Section 7.7)
Implementing Policy
B. Approval of urban development shall require findings that the land is suitable for the pro-posed
use and will have adequate urban services; and that conversion to urban use will not have significant
adverse effects on adjoining lands remaining under Williamson Act contract.
7.6 ARCHAEOLOGIC AND HISTORIC RESOURCES
Guiding Policies
A. Preserve Dublin's historic structures.
Seven sites in or near the Dublin Primary Planning Area are listed in the California Archaeological
Inventory, Northwest Information Center, at Sonoma State University including the church and school
on the grounds of the heritage park. As many as a dozen potentially significant historic and prehistoric
sites have been identified in the Eastern Extended Planning Area.
Comment [MRD2]: Update accordingly with new
format numbering.
B. Follow State regulations -- Public Resources Code Section 21083.2 regarding discovery of
archaeological sites, and Historical Resources, as defined in Section 5020.1 of the Public Resources
Code.
C. Preserve Tthe Green Store.
The Green Store is a recognized historical resource and has been used as a church since 1989. This
use can remain as long as the landowner(s) wish to continue its operation. The Parks/Public
Recreation designation on the General Plan Land Use Map illustrates the long-term potential for
expansion of the heritage park to include this historic structure and the property it is on and is not
intended to affect or change the current church use or its continued operation as a religious land use
under a valid conditional use permit. 7.7 OPEN SPACE MAINTENANCE / MANAGEMENT
Acquisition of existing open space areas has been accomplished through Planned Developments and
subdivision approvals. Since the existing Primary Planning Area City is mostly built out, there will be no
additional major areas set aside for open space.
In the Western and Eastern Extended Planning Areas, substantial areas of open space will be are
designated for open space. Refer to the Eastern Dublin Specific Plan for additional information. The
Specific Plan for Eastern Dublin contains designated areas of open space and mechanisms for maintenance
and management.
In addition, the City's Park and Recreation Master Plan contains information on open space acquisition and
maintenance.
Guiding Policy
A. Require open space management and maintenance programs for open space areas established
through subdivisions and Planned Development districts. Programs should shall include standards to
ensure control of potential hazards; appropriate setbacks; and management of the open space so that it
produces a positive and pleasing visual image.
Implementing Policies
B. Require that land designated and offered as open space in conjunction with development
approval be permanently restricted to open space use by recorded map or deed.
C. Require revegetation of cut and fill slopes.
D. Require use of native trees, shrubs and grasses with low maintenance costs in revegetation of
cut and fill slopes.
E. Access roads (including emergency access roads), arterial streets and collector streets that must
pass through open space areas shall be designed to minimize grading to the maximum extent possible,
so as not to damage the ecological and/or aesthetic value and characteristics of the open space area.
(See also Implementing Policy H below.)
F. Prohibit development within designated open space areas except that which is designed to
enhance public safety and the environmental setting.
Comment [MRD3]: Update accordingly with new format numbering.
G. Promote inclusion of hiking, bicycling, and/or equestrian trails within designated open space
areas.
Supplementary Implementing Policy - Eastern Extended Planning Area
H. Due to difficult terrain, some damage to ecological and aesthetic values may result from
construction of streets and emergency access roads in the Extended Planning Area. These roads shall
be designed to incorporate feasible measures which minimize adverse effects on visual and biological
resources.
C HAPTER 8
E NVIRONMENTAL R ESOURCES M ANAGEMENT:
S EISMIC S AFETY AND S AFETY E LEMENT
8.1 SEISMIC SAFETY
Government Code sec. 65302(g) requires safety elements to propose policies and programs to protect
address the protection of the community from any communities from unreasonable risks associated with the
effects of seismically induced surface rupture, ground shaking, ground failure, tsunami, seiche, and dam
failure; slope instability leading to mudslides and landslides; subsidence, liquefaction and other seismic
hazards or geologic hazards; flooding; and, wildland and urban fires. seismic, geologic, flooding and fire
risks. The statute requires that seismic and geologic hazard areas be mapped. It also requires the element
to address evacuation routes, military installations, peakload water supply, minimum road widths and
structural clearances around structures for geologic and fire hazards identified in the element.
Accordingly, Addressing the hazards relevant to Dublin,'s this Seismic Safety and Safety Element assesses
provides an assessment of the risk of ground shaking, rupture, and failure due to earthquakes. The element
discusses landslide, subsidence and liquefaction hazards. It also discusses flooding, and urban and
wildland fires. Related discussion and analysis of these hazards is located in the Technical Supplement and
the , sec. 4.1 Conservation Element (Chapter 4). and sec. 4.2 Seismic Safety and Safety Element.
The planning area offers examples of most of the geologic hazards commonly found in California, but only
two -- downslope movement (mainly landslides) and earthquake surface fault surface rupture due to
earthquakes -- are significant constraints on the location of urban development. Downslope movement
includes landslides, rockfalls, debris flows, and soil creep. Factors affecting downslope movement are
groundwater, rock and soil type, slope angle, propensity to erosion, seismic activity, vegetation, and grading
or other human alterations.
The Calaveras Fault is the major active fault in the planning area with rupture potential and runs parallel to
and just west of San Ramon Road. The Pleasanton Fault, near the west edge of Camp Parks, is difficult to
locate precisely. The State has establishedidentified Alquist-Priolo Special Studies Earthquake Fault Zones
along both faults, requiring detailed studies of rupture hazards prior to construction.
Few potential building sites within the City of Dublin Primary or the eExtended pPlanning aAreas are without
geologic impact or hazard. The hazard may be actual, such as an active landslide or proximity to an active
fault, or potential, such as a proposed cut that might activate a landslide. Mitigation of hazards may increase
construction cost, but will reduce long-term costs to both property owners and the cCity.
Guiding Policy
A. Geologic hazards shall be mitigated or development shall be located away from geologic hazards
in order to preserve life, protect property, and reasonably limit the financial risks to the City of Dublin
and other public agencies that would result from damage to poorly located public facilities .
Implementation Policies (set forth in Sections 8.1.1 through 8.1.5 below)
Comment [MRD1]: Update accordingly with new format numbering.
8.1.1 S TRUCTURAL AND G RADING R EQUIREMENTS
A. All structures shall be designed to the standards delineated in the Uniform Dublin Building Code
and Dublin’s gGrading oOrdinance. A "design earthquake" shall be established by an engineering
geologist for each structure for which ground shaking is a significant design factor.
B. Structures intended for human occupancy shall be at least 50 feet from any active fault trace;
freestanding garages and storage structures may be as close as 25 feet. These distances may be
reduced based on adequate exploration to accurately locate the fault trace.
C. Generally, facilities should not be built astride potential rupture zones, although certain low-risk
facilities may be considered. Critical facilities that must cross a fault, such as oil, gas, and water lines,
should shall be designed to accommodate the maximum expected offset from fault rupture. Site specific
evaluations should shall determine the maximum credible offset.
8.1.2 R EQUIRED G EOTECHNICAL A NALYSES
A. A preliminary geologic hazards report must shall be prepared for all subdivisions. Any other
facility that could create a geologic hazard, such as a road or a building on hillside terrain, must also
have such a study. Each of the geologic and seismic hazards described in the Seismic Safety and
Safety Element must be evaluated. This hazard analysis shall be prepared by a registered engineering
geologist .
B. Detailed geologic studies will shall be required at the tentative subdivision map stage for all
projects located within the Landslide Hazard Area Boundary as identified on the Geologic Hazards and
Constraints mMap (Figure 8-1), and for other proposed projects if the preliminary investigation indicates
a potential geologic hazard. Proposals for mitigation should shall be included at this stage. The detailed
analysis for projects in the Landslide Hazard Area Boundary must consider:
1. Cumulative effect of new development on a partially developed slide;
2. Effects of septic leach systems, garden watering, and altered drainage patterns;
3. Impact of a maximum credible earthquake;
4. Where applicable, passage of the Calaveras Fault through or under landslide deposits;
5. Debris flow and other downslope hazards (especially common in the Eastern Extended
Planning Areaeast of Dublin). Care must be taken not to locate structures in the path of
potential debris flows.
6. Where published maps identify or show "ancient" or Quaternary slides on sites of proposed
development, their stability must be analyzed, and effects of the proposed development on the
area's stability must be evaluated by a soils engineer.
C. If the preliminary report indicates liquefaction potential, an engineering analysis and design, if
necessary, to mitigate liquefaction hazards, shall be required for all structures planned for human
occupancy.
D. Evaluation for shrink-swell potential shall be included with all soils reports and design
recommendations formulated where the potential is present. These analyses and recommendations
shall include public streets and utilities, in order to reduce future public repair costs.
E. A surface fault rupture evaluation, as outlined by the State of California Department of
Conservation, California Geological Survey and in accordance with the Alquist-Priolo Earthquake Fault
Zoning Act for Special Studies Zones (Alquist-Priolo Act), shall be required for all development within
the Revised Special Studies identified Earthquake Fault Zones as shown on the Geologic Hazards and
Constraints mMap (Figure 8-1). The surface fault rupture evaluation should shall be conducted as part
of the development review process after building sites are specifically defined. Sites situated outside of
this zone but within the Preliminary Zones (Slossen, 1973) shall be evaluated if proposed for multifamily
dwellings or for public or recreational facilities.
F. Any changes in grading or building design that would be significantly affected by geologic
hazards or soils conditions, or in turn would significantly alter geologic or soils conditions, shall be
accompanied by a re-analysis of those conditions. In addition, any conditions discovered during
excavation or grading that significantly depart from the previously described geologic and soils setting
shall be evaluated.
8.1.3 E XISTING S TRUCTURES
A. Post-earthquake or damage reconstruction of existing structures shall be permitted only if
mitigating factors are incorporated.
8.1.4 D ATA R EVIEW AND C OLLECTION
A. A procedure to review all All required reports and data shall be established with reviewed by the
Alameda County Geologist or a consulting engineering geologist shall be retained as reviewer. This
individual shall participate in the review process from the earliest proposal stage to completion of the
project.
B. A file of all geologic and soils reports and grading plans shall be maintained as reference material
for future planning and design on each site as well as on adjacent sites.
C. City and developer shall endeavor to fully disclose hazards to present and future occupants and
property owners.
8.1.5 E ARTHQUAKE R ESPONSE P LAN
A. In 1978 Alameda County adopted an Earthquake Response Directive to be incorporated in the
County Emergency Operations Plan (updated March 1980). The directive applies fully to the
unincorporated area and to eight contract cities. Dublin will adopt its own multi-hazard response plan. In
2004 Dublin adopted a Comprehensive Emergency Management Plan to address the City’s
responsibilities associated with a natural disaster, human-caused emergencies and technological
incidents. The City will periodically review the Plan to prepare for and respond to seismic events.
B. The City will shall prepare and periodically review a route plan for evacuation of Dublin in the
event of a major seismic event.
8.2 SAFETY
Policies relating to landslides, a significant geologic hazard, are included in the this sSeismic sSafety and
Comment [MRD2]: Refer to www.quake.ca.gov for
GIS maps. New maps out for public review as of March 7th.
Does not affect Dublin.
Safety eElement, although not all slides are likely to be induced by earthquakes. Fire, flood, and hazardous
materials are the remaining safety concerns addressed in the General Plan.
8.2.1 E MERGENCY P REPAREDNESS G UIDING P OLICY
A. Develop an emergency preparedness plan in coordination with other public agencies. In 2010 the
City adopted a Local Hazard Mitigation Plan as an annex to the Comprehensive Emergency
Management Plan to assess hazards and mitigate risks prior to a disaster event. The City will
periodically review the Plan to prepare for emergencies.
8.2.2 F IRE H AZARD AND F IRE P ROTECTION
Dougherty Regional Fire Authority (DRFA) The Alameda County Fire Department serves as the fire
department for the City of Dublin and as such provides all fire prevention, fire protection and First
Responder Emergency Medical Services including advanced life support (paramedics) within the City.
Dublin San Ramon Services District (DSRSD) supplies water to the City of Dublin for both domestic use and
fire protection purposes through a series of pipelines, pump stations and reservoirs. For fire protection, the
Authority requires Alameda County Fire specifies the required fire flows which the DSRSD system is
designed to provide. Alameda County Fire requires a minimum of 1,500 gallons of water per minute for two
hours, which equates to 180,000 gallons. For sprinklered buildings, up to 2,000 gallons of water per minute
is needed for four hours. The DSRSD system has separate fire protection storage with an adequate volume
of water for two simultaneous fires and the storage is kept full at all times. Dublin San Ramon Services
District (DSRSD) supplies water to the City of Dublin. Currently (1992), the District has a capacity of 10,500
gallons per minute. On a peak day, 5,250 gallons per minute is used for domestic purposes, leaving 3,750
gallons per minute for fire fighting or other uses. According to the Fire Authority, there has been sufficient
water to accommodate fire calls in the City of Dublin (personal communication, Harold Ritter, former Fire
Chief, Dougherty Regional Fire Authority, January 23, 1992).
Steep, inaccessible slopes and brush create a high fire hazard in the western hills. Additionally, areas
within the Extended Planning Areas that are adjacent to open space are susceptible to fire hazards. DRFA
will need to modernize its fleet and make staffing adjustments to protect development in the extended
planning area. For projects that are constructed outside a fire station service area (greater than 1.5 miles
from the nearest fire station) and/or interface with open space, certain built-in fire protection measures will
be necessary.
Guiding Policy
A. Require special precautions against fire as a condition of development approval in the western
hills and elsewhere in the Extended Planning Areas where proposed development would interface with
open spaceoutside the primary planning area.
Implementing Policies
B. A fire protection buffer zone shall be provided around the perimeter of residential development
situated adjacent to undeveloped open space land.
C. Enact a high hazard ordinance specifying sprinklers for all habitable structures beyond five
minutes response time from a station.
D. Continue to enforce the City's Fire Safe Roof wild land urban interface regulations and Spark
Arrestor ordinances.
Guiding Policies -– Western Extended Planning Area
E. Prepare and implement a plan for facilities and personnel at one or more fire stations east of
Tassajara Road, as a condition of development approval in the Eastern Extended Planning Area.
F. For development in the vicinity of Schaefer Ranch Road, fire sprinklers and other measures shall
be provided in proposed structures as conditions of approval, in lieu of fire station improvements.
However, it It is the City's intent that a full fire station shall be provided in the Western Extended
Planning Area before any substantial development proceeds beyond the general vicinity of Schaefer
Ranch Road. A fire station site shall be reserved in the general vicinity of Schaefer Ranch Road near
Interstate 580.
8.2.3 F LOODING
Figure 8-2 delineates flood prone areas in the existing City limitsCity of Dublin. The areas shown identify the
100 and 500 year flood zones. Figure 8-2 is based on data provided by the Federal Emergency
Management Agency (FEMA). Since this map was published, the City has implemented some downstream
improvements, and the map will ultimately be amended by the Flood Emergency Management Agency. Both
100 and 500 year floor zones have been identified in portions of the Primary and Eastern Extended
Planning Areas; noNo 100 year or 500 year flood zones have been identified in the Western Extended
Planning Area.
Most of the areas in the 100 year flood plain have been built upon. Any new construction in flood prone
areas must comply with Chapter 7.24 (Flood Control) of Title 7 of the Dublin Municipal Code including is
required to constructing the first floor above the floodplain level, per the requirements of the City Public
Works Department.
Flooding has not been a major problem in Dublin. In 1983, heavy storms carried debris down from the
western hills, blocking drains and causing flooding of backyards and several homes in the Silvergate area.
Drains were cleaned, and the situation was alleviated.
Some channel improvements were made in the Scarlett Court area in 1983, and improvements were also
implemented along Alamo Creek, adjacent to Dougherty Road. There are currently (as of January 1992) no
major flood improvement projects needed or planned for the City of Dublin.
A number of channel improvements have been implemented since the early 1990’s as a result of local
developments partnering with Zone 7 and/or the City of Dublin, and Caltrans transportation
projects. Channel improvements have been made along Tassajara Creek (Line K), Alamo Creek (Line F),
and Big Canyon Creek (Line J-1). In addition to the major creeks in Dublin, several tributaries have
undergone improvements as well, including the undergrounding of Line G-3 and the channel wall raising of
Line G-5.
While no major flood improvement projects have clearly been identified in the City of Dublin for the future,
Zone 7 is presently working on an update to their Stream Management Master Plan (SMMP), which will
consider new, innovative approaches to providing regional flood protection, including options that may
include the use of enhanced floodplains and vegetated stormwater channels. Areas along Chabot Canal
located in Camp Parks and upland areas along Tassajara Creek will likely present partnering opportunities
for Zone 7 and the City of Dublin.
Guiding Policy
A. Regulate development in hill areas to minimize runoff by preserving woodlands and riparian
vegetation. Retain creek channels with ample right-of-way for maintenance and for maximum
anticipated flow.
Implementing Policies (See also Conservation Element policies)
B. Require dedication of broad stream corridors as a condition of subdivision or other development
approval.
C. Protect riparian vegetation and prohibit removal of woodlands wherever possible. Replant
vegetation according to the standards in the Eastern Dublin Specific Plan or other applicable standards
(see also General Plan Guiding Policy 3.1.A).
D. Require drainage studies of entire small watersheds and assurance that appropriate mitigation
measures will be completed as needed prior to approval of development in the extended planning
areas.
E. Continue to participate in the Federal Emergency Management Agency's (FEMA) flood insurance
program.
F. Prepare an annual update of flood prone areas and related issues and present to the City Council
for their information and appropriate action, if any.
G. See additional policies in the Conservation Element (Chapter 7).
8.2.4 H AZARDOUS M ATERIALS
Hazardous materials are transported on the freeways and some are used by Dublin industries. DSRSDThe
Dublin San Ramon Services District, Alameda County Fire Department and the Dublin Police Department
form the City's hazardous materials team.
Guiding Policy
A. Maintain and enhance the ability to regulate the use, transport, and storage of hazardous
materials and to quickly identify substances and take appropriate action during emergencies.
Implementing Policies
B. Consider formation of a regional hazardous materials team consisting of specially trained
personnel from all Tri-Valley public safety agencies.
C. Implement the Alameda County Hazardous Waste Management Plan, when it is approved by the
State. As part of the City’s Comprehensive Emergency Response Plan, the City has adopted a
Hazardous Materials Response Plan. The City will periodically review the Plan to prepare for and
respond to emergencies related to hazardous materials.
Comment [MRD3]: Update accordingly with new
format numbering.
D. Adopt anPeriodically review and enforce the City’s ordinances to regulating the handling,
transport, and storage of hazardous materials and hazardous waste.
Guiding Policy
A. Minimize the risk of exposure to hazardous materials from contaminated sites.
Implementing Policy
B. Require site-specific hazardous materials studies for new development projects where there is a
potential for the presence of hazardous materials from previous uses on the site. If hazardous materials
are found, require the clean-up of sites to acceptable regulatory standards prior to development.
C HAPTER 9
E NVIRONMENTAL R ESOURCES M ANAGEMENT:
N OISE E LEMENT
Government Code sec. 65302(f) outlines the statutory requirements for nNoise eElements. Recognizing the State
Office of Noise Control (ONC) guidelines, nNoise eElements must quantify current and projected noise levels for
local noise sources. Among the noise sources to be evaluated are highways and, freeways, arterials and major
streets, railroads and rapid transit systems, airports and heliports, industrial plants, and other ground stationary
sources identified by local agencies as contributing to the community noise environment. any other local sources.
Traffic noise is the major source of noise in Dublin’s three Planning Areas. and potential light rail noise are the only
major noise sources in Dublin's planning area. Therefore, the focus of this nNoise eElement, therefore, is the effect
of traffic and transit noise on locating categories of land use and developing projects within those categories.
Information supporting the adopted noise policies is located in the corresponding Noise Element section of the
Technical Supplement. The City’s pPlanning aAreas contains no railroads, airports, heliports or industrial plants.
However, the Parks Reserve Forces Training Area does contain a heliport and is located between Dublin’s Primary
and Eastern Extended Planning Areas. Noise impacts from the Parks RFTA were addressed in the Army’s 2005
Environmental Noise Management Plan (ENMP). Additionally, the southern portions of the Eastern Extended
Planning Area east of Tassajara Road fall within the Livermore Municipal Airports Airport Influence Area. Noise
impacts from the Livermore Municipal Airport were addressed in Alameda County’s 2012 Airport Land Use
Compatibility Plan. Since these noise sources are not a factor in Dublin's planning, they are not addressed.
Traffic is the primary source of continuous noise in Dublin. Noise exposure contours have been plotted for 1983 2011
(based on noise measurements and current traffic data) and projected to 2005 2035 based on traffic volume
increases (see Figures 9-1 and 9-2). The Community Noise Equivalent Level (CNEL) describesd 24-hour average
noise levels measured in decibels (dB) taking into account of the increased sensitivity of people to noise during
evening and nighttime hours. Sound levels between 7:00 p.m. and 10:00 p.m. are penalized 5 dB and those between
10:00 p.m. and 7:00 a.m. are penalized 10 dB. The dB scale is logarithmic; a 3 dB difference normally is discernable
and a 10 dB increase is subjectively heard as a doubling in loudness.
The other potential significant noise source is the two proposed BART stations. Based on best available information
(as of January 1992) one station will be located in downtown Dublin, near existing commercial development. The
other station will be located on Alameda County property, west of the Hacienda interchange.
Noise impacts from these two stations were addressed in the "Draft Environmental Impact Report Dublin /
Pleasanton Extension Project," September 1989. This document was certified on February 8, 1990. A copy of this
document is available from the City Public Works Department. No areas near the Dublin stations were identified
where noise or vibration would exceed acceptable standards.
The Land Use Compatibility Table provides the basis for decisions on the location of land uses in relation to noise
sources, and for determining noise mitigation needs. Noise impacts resulting from development within the Eastern
Extended Planning Area were addressed in the For noise issues in the Western and Eastern Dublin Extended
Planning Areas, refer to the Eastern Dublin Specific Plan Environmental Impact Report and subsequent
environmental analyses for projects within the Eastern Extended Planning Area. individual specific plan and
environmental documents being prepared for these areas. These documents are expected to be completed and
adopted in 1992.
Guiding Policy
A. Where feasible, mitigate traffic noise to levels indicated by Table 9.1: Land Use Compatibility for
Community Noise Environments.
Implementing Policies
B. Request Caltrans to provide noise walls at least seven feet high along both sides of 1-680 between
Amador Valley Boulevard and the Alcosta interchange when additional freeway lanes are constructed.
Future noise, if not mitigated, will subject about 2,700 residents to levels exceeding 65 CNEL. The noise wall
would reduce noise by 10 dB, making this the most cost-effective noise reduction project in Dublin. Actual wall
height would be determined during project design.
C. Encourage homeowners west of San Ramon Road who are affected by 1-580 noise to construct noise
barriers on their properties where these would be effective and require such barriers for new development. This
policy also applies to sites adjoining the west side of San Ramon Road at higher elevations.
Where the noise source is below the receptors, only barriers near the receptor will be effective. About 5 dB noise
reduction could be achieved.
D. Support unified action by residential owners on the east side of San Ramon Road and along Village
Parkway to install, repair, or extend noise barriers.
Much of this frontage was developed before effective noise barriers were required as a condition of subdivision
approval. Because construction for a single lot is costly, relatively ineffective, and potentially unattractive, the
City should assist in the formation of assessment districts or otherwise promote group action where there is
consensus that a problem exists.
E. Design Dougherty Road improvements and adjoining residential development for compliance with noise
standards.
This corridor offers the opportunity to do it right the first time without continuous walls. Berms, open space,
garages near the road, and noise-conscious site planning can be used.
F. Noise impacts related to all new development shall be analyzed by a certified acoustic consultant.
G. Request demonstration of ability to mitigate noise prior to approval of light rail or bus service in the
Southern Pacific Right-of-Way Transportation Corridor.
A depressed rail line or noise walls close to the tracks could make light rail a good neighbor.
H. Review all multi-family development proposals within the projected 60 CNEL contour for compliance with
noise standards (45 CNEL in any habitable room) as required by State law.
Because the General Plan designates almost all residential sites subject to 60 or greater CNEL for multifamily
development, this standard will be effective in Dublin. Project designers may use one or more of four available
categories of mitigation measures: site planning, architectural layout (bedrooms away from noise source, for
example), noise barriers, or construction modifications.
I. Review all non-residential development proposals within the projected CNEL 65 dBA contour for compliance
with exterior noise transmission standards as required by the California Green Building Standards Code.
TABLE 9.1 LAND USE COMPATIBILITY FOR COMMUNITY NOISE ENVIRONMENTS
COMMUNITY NOISE EXPOSURE (dB)
Land Use Category Normally Acceptable Conditionally Acceptable*
(Noise
Insulation) Features Required
Normally Unacceptable Clearly Unacceptable
Residential 60 or less 61-7060 - 70 71-7570 - 75 Over 75 Motels, hotels 60 or less 60 or less 60 -
70
61 - 7070 - 80 71 - 80Over 80 Over 80
Schools, churches, nursing
homes 60 or less
60 or less 60 -
70
61 - 7070 - 80 71 - 80Over 80 Over 80
Neighborhood parks 60 or less 61-6560 - 65 66-7065 - 70 Over 70 Offices: retail commercial 70 or less 71-7570 - 75 76-8075 - 80 Over 80 Industrial 70 or less 71-7570 - 75 Over 75 *Conditionally acceptable exposure requires noise insulation features in building design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.
Source: California Office of Noise Control, 1976, as modified by Charles M. Salter Associates, Inc.
Community Design and Sustainability Element | City of Dublin
Updated February 21, 2012 Page 10-1
CHAPTER 10
COMMUNITY DESIGN & SUSTAINABILITY ELEMENT
10.1 Overview
The Community Design and Sustainability Element guides public and private development to
create a city that is diverse, functional, and aesthetically appealing. The Community Design and
Sustainability Element contains goals and policies that provide a framework for community
development and guidelines for new construction and improvements while protecting the City’s
positive characteristics. These goals and policies apply to three-dimensional aspects of the built
environment in Dublin: buildings, streets, sidewalks, neighborhoods, plazas, etc.
Community design combines aspects of architecture, landscape architecture, public works,
public art, and transportation systems. Implementation of these community design policies will
create an inviting and attractive city that will help to unify the City visually and create a distinct
sense of place in special areas of the City.
10.1.1 Citywide Design Vision
The following design vision provides the basis for the goals and policies contained in this
Community Design and Sustainability Element:
Dublin is a vibrant, well-designed city with a positive regional identity. Regional corridors
promote this positive regional identity through attractive development, unique landscaping,
and preservation of views to rolling hillsides and other prominent features. Gateways
welcome residents and visitors alike through signage, distinctive landscaping, and buildings
oriented toward gateway intersections.
Dublin is a city of villages that enhance its suburban character with attractive and integrated
residential neighborhoods, retail centers, and office and industrial areas. Regional transit
hubs are developed with compact development that incorporates a mixture of commercial,
office, and residential uses. Pedestrians, bicyclists, and motorists are provided with a
variety of connections that link various activity centers of the City. Dublin is a leader in
sustainable design and continues to thrive as an attractive and livable city for generations to
come.
Community Design and Sustainability Element | City of Dublin
Page 10-2 Updated February 21, 2012
10.2 Relevant Plans and Polices
Dublin has adopted a number of plans
and policies to guide development.
Some of these pertain to the entire City,
while others have a specific area of
focus. As part of the City of Dublin
General Plan, this Community Design
and Sustainability Element provides
goals, policies, and implementation
measures that address the entire City.
Where goals, policies, and
implementation measures of other policy
documents and plans conflict those in the
Community Design and Sustainability
Element shall supersede. The following
includes the existing plans and policies
that guide development in Dublin.
A. City of Dublin General Plan
The General Plan is the highest-level policy document for the entire City, and acts like an
“umbrella” over other documents. State law requires general plans to include the following
elements: land use, circulation, open space, conservation, safety, noise, and housing. These
elements may be combined and additional (optional) elements may be included. All elements of
a General Plan are considered equal and all other plans and policies are required by state law
to be consistent with the General Plan. The Community Design and Sustainability Element is
an optional element of the Dublin General Plan.
B. Downtown Dublin Specific Plan (In Process)
The Downtown Dublin Specific Plan (DDSP) is currently undergoing development and will
provides policies and regulations for downtown Dublin. Topics addressed include permitted,
conditionally permitted, and temporarily permitted land use, policy guidance, development
standards and design guidelines for downtown Dublin. Once complete, tThe DDSP will
replaced the existing Dublin Downtown Specific Plan, Downtown Core Specific Plan, San
Ramon Road Specific Plan, Village Parkway Specific Plan, and West Dublin BART Specific
Plan.
C. Eastern Dublin Specific Plan
The Eastern Dublin Specific Plan provides policy guidance for existing and future development
generally east of the Iron Horse Trail and Camp Parks Reserve Forces Training Area. New
development in this area requires adoption of Planned Development (PD) zoning, which
includes development regulations, architectural standards, and preliminary landscape plans.
Community Design and Sustainability Element | City of Dublin
Updated February 21, 2012 Page 10-3
D. Dublin Village Historic Area Specific Plan
The Dublin Village Historic Area Specific Plan applies to future development and redevelopment
in the Dublin Village Historic Area. This plan includes design guidelines, historic resource
preservation measures, and implementation actions.
E. Scarlett Court Design Guidelines
The Scarlett Court Design Guidelines apply to the industrial area in and around Scarlett Court.
Design guidelines address site planning, architecture, signage, landscaping, and lighting.
F. Eastern Dublin Scenic Corridor Policies and Standards
The Eastern Dublin Scenic Corridor Policy establishes a set of scenic corridor polices for
designated corridors including Interstate 580, Tassajara Road, and Fallon Road, and defines a
review process within these scenic corridors.
G. Streetscape Master Plan
The Streetscape Master Plan addresses landscape planting and street furnishings throughout
Dublin. This document identifies tree species and planting requirements, as well as streetscape
amenities such as streetlights, trash receptacles, benches, bus shelters, monuments, and
signage.
H. Bikeways Master Plan
The Bikeways Master Plan provides goals and policies for the bicycle network, supporting
facilities, educational and enforcement programs, and implementation measures that support
bicycle mobility in and through Dublin.
I. Public Art Master Plan
The Public Art Master Plan provides guidelines, policies, and implementation measures for
public art in City projects and private developments.
J. Zoning Ordinance
The Zoning Ordinance provides policies and regulations for the entire City. Topics addressed
include permitted, conditionally permitted, and temporarily permitted uses, development
standards, parking and landscaping regulations, permit procedures, and sign regulations.
K. Heritage Tree Ordinance
The Heritage Tree Ordinance provides regulations controlling the removal of and the
preservation of heritage trees within the City. In establishing these regulations, it is the City’s
intent to preserve as many heritage trees as possible.
L. Parks and Recreation Master Plan
The Parks and Recreation Master Plan establishes goals, long-term policies, and standards to
guide the City in the acquisition, development, and management of Dublin’s Park and
Recreation facilities for the next 20 years.
Community Design and Sustainability Element | City of Dublin
Page 10-4 Updated February 21, 2012
10.3 Unifying Principles of Community Design
Because of the varied scales at which a community functions, city
planners and designers often utilize a variety of analytical
techniques and methodologies to describe and communicate
various community design principles.
10.3.1 The Image of the City
A commonly used model of urban design comes from theorist and
author Kevin Lynch (The Image of the City, 1960). His overriding
idea was for cities to create a more memorable identity by
enhancing the image of their major elements. He divided the city
into the following functional areas, each of which contributes
distinct design potential:
Paths – Paths connect activity areas and can have an important
identity of their own.
Landmarks – Visually prominent buildings, important cultural
centers, or special natural features serve to give a city a distinct
image and are important amenities.
Edges – Boundaries signal one’s arrival at a new land use, area,
or feature. If edges are clearly marked, such as in the use of entry
signs or monuments, a city’s identity is strengthened.
Nodes – Focal points, intersections, and gathering places create
activity centers that draw people into them and stimulate adjacent
development.
Districts – Special areas of the city have their own visual and
functional identity and help differentiate the visual monotony seen
in many cities today.
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Updated February 21, 2012 Page 10-5
Lynch’s five functional areas have been refined into the following five goals for Dublin.
1. Promote a Positive Regional Identity of the City.
2. Create a Sense of Arrival at gateways to the City.
3. Ensure quality and compatible Design of the Built Form.
4. Establish Sustainable Neighborhood Design patterns with Connections and
Linkages throughout the City.
5. Encourage Sustainability to provide a high quality of life and to preserve resources and
opportunities for future generations.
10.3.2 The Importance of Streetscapes
Streetscapes refer to the visual image created by the buildings, signs, street furniture,
landscaping, spaces and other features along a street. By unifying the treatment of one or more
of these elements, a streetscape can have a coherent image and one that makes a strong
statement within a city.
10.4 Organization of the Community Design and Sustainability Element
This Community Design and Sustainability Element is organized according to the following three
hierarchal elements:
Goals
Goals are general and serve as a vision for components of community design.
Policies
Policies divide these goals into more specific categories.
Implementation Measures
Implementation measures are specific tasks needed to achieve the policies and goals.
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10.5 Positive Regional Identity
Historically Dublin has been at the crossroads of major regional routes since early settlement of
the area. These routes have evolved over time from trails to the current alignment of Dublin
Boulevard, San Ramon Road, Interstate 580, and Interstate 680.
Regional corridors are routes of regional significance and are generally defined as routes that
connect Dublin to surrounding communities. Dublin has 12 features (including roadways, trails,
and public transportation) that are considered regional corridors (see Figure 10-1). These
include:
1. Interstate 680
2. Interstate 580 / BART Corridor
3. Dublin Boulevard
4. San Ramon Road
5. Village Parkway
6. Dougherty Road
7. Hacienda Drive
8. Tassajara Road
9. Fallon Road
10. Iron Horse Trail
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10.5.1 Intent
To those traveling through the City, these regional corridors create their overall image of Dublin.
Due to the high number of people who pass through the City each day and because of their
importance, these regional corridors should be emphasized to create a positive identity and
image for Dublin.
10.5.2 Goal
Promote a Positive Regional Identity of the City.
10.5.3 Policies
A. Incorporate distinctive design features along regional corridors that reinforce a positive
image of Dublin. Both within the right-of-way and on adjacent private development, utilize
features such as gateway elements, street trees, median planting, special lighting,
separated and ample sidewalks, crosswalks, seating, special signs, street names,
landscape, decorative paving patterns, and public art. Consider undergrounding utilities
along these roadways (reference: Streetscape Master Plan).
B. Maintain views through development to distant vistas (i.e. foothills) and view corridors
along regional corridors, wherever feasible (reference: East Dublin Scenic Corridor
Policies and Standards).
C. Incorporate visual screening techniques such as berms, dense and/or fast-growing
landscaping, and appropriately designed fencing where feasible, to ensure that visually
challenging features, such as parking lots, loading docks, storage areas, etc. are visually
attractive as seen from regional corridors.
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D. Provide landscaping and articulated design to soften the visual appearance of existing
and new walls and fences that are adjacent to regional corridors, wherever feasible (reference:
Streetscape Master Plan).
E. Encourage attractive and high-quality
landscaping along the edge of the freeways and
development surrounding on- and off-ramps to
provide softer and more attractive views both to
and from the freeways. Landscaping on private
property should compliment complement the
buildings and overall site design.
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10.5.4 Implementation Measures
A. Work with Caltrans to encourage high-quality design on new freeway projects, with special
consideration for both views of and from the freeways.
B. Implement the Streetscape Master Plan, Eastern Dublin Scenic Corridor Policies and
Standards, and applicable Specific Plans.
C. Review development through the Planned Development Regulations and/or the Site
Development Review Permit process.
D. Work with BART to encourage high-quality design on new and redeveloped projects near
BART stations.
E. Work with the East Bay Regional Park District to encourage high-quality design and strong
connections on new and redeveloped projects adjacent to the Iron Horse Trail and trail-
heads.
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10.6 Sense of Arrival
Dublin has several entrances into the City along regional corridors at or near the City limit.
These entrances have been classified as gateways. Gateways may include special signage
and landscaping to highlight transitions into the City, and in some instances are envisioned to
function as nodes at major intersections with special architectural features on adjacent buildings
and/or with public spaces incorporated into the design.
As shown in Figure 10-2, the Community Design and Sustainability Element identifies the
following 14 Dublin gateways:
1. Schaefer Ranch Road at Dublin
Boulevard
2. San Ramon Road at Dublin Boulevard
3. West Dublin/Pleasanton BART Station
4. I-680 Southbound off ramp
5. San Ramon Road at northern entry to
City
6. Village Parkway at northern entry to City
7. Dougherty Road at northern entry to City
8. Dougherty Road at Dublin Boulevard
9. East Dublin/Pleasanton BART Station
10. Hacienda Drive at Dublin Boulevard
11. Tassajara Road at Dublin Boulevard
12. Tassajara Road at northern entry to
City
13. Fallon Road at Dublin Boulevard
14. Dublin Boulevard at eastern entry to
City
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Just as regional corridors have an impact on creating a positive regional identity for Dublin,
gateways and entries have an impact on creating inviting entrances and a sense of arrival into
the City.
10.6.1 Intent
The City wants to create inviting entrances at gateways that reflect the character of Dublin and
welcome residents and visitors. These gateways help define the edge of Dublin and will further
create nodes near the City’s edge.
10.6.2 Goal
Create a Sense of Arrival at gateways to the City.
10.6.3 Policies
A. Mark gateways with City
identification (i.e. signage) and
include enhanced landscaping and
street improvements to highlight
Dublin’s identity, consistent with the
City’s Streetscape Master Plan,
where feasible (reference:
Streetscape Master Plan).
B. Incorporate dramatic and imaginative landscaping,
public art, water features, or other design features
when reconstructing streets and/or sidewalks at key
gateways into the City, where feasible (reference:
Public Art Master Plan).
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C. Encourage signature building architecture at gateways that are oriented toward the
gateway to create a sense of place.
10.6.4 Implementation Measures
A. Implement the Streetscape Master Plan.
B. Review development adjacent to gateways through the Planned Development Regulations
and the Site Development Review Permit process.
10.7 Design of the Built Form
Dublin is made up of a variety of villages, residential neighborhoods, and other commercial and
industrial areas, each with their own unique features and development patterns. Each area
functions differently from other areas – largely based on location (i.e. proximity to freeways or
hillsides) and use (i.e. residential or commercial) – but all have common elements that make
them distinct to the City. The design of the built form has a variety of categories (including Site
and Building Design, Landscaping and Natural Features, Gathering and Open Space Areas,
Signage, Lighting, and Art, Parking and Circulation, and Villages) which apply to the following
land uses:
Residential
Dublin has a variety of single and multi-family residential neighborhoods with unique design
features and building types. These neighborhoods are generally developed around a central
feature such as a school or park. Residential neighborhoods in the Primary and Western
Extended Planning Areas consist predominately of established neighborhoods with single-family
homes. The residential neighborhoods in the Eastern Extended Planning Area generally
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contain higher density development near Dublin Boulevard and lower density (single-family)
development along the hillsides to the north and east.
Commercial
Commercial developments (i.e. General Commercial, Neighborhood Commercial, Retail/Office
Mixed-Use, etc.) range from a single building with a single tenant to multiple buildings often with
multiple tenants (shopping centers) and also consider mixed use developments. Commercial
development in the City generally occurs along arterial roadways and adjacent to office
developments. Shopping centers generally consist of multiple buildings that share common
architecture, landscaping, and/or other design features. Shopping centers generally are
developed with a central parking lot providing shared parking.
Office
Office developments (i.e. Office, Campus Office, etc.) range from a single building with a single
tenant to multiple buildings often with multiple tenants. Office development in the City generally
occurs along arterial roadways and adjacent to commercial developments. Campus Office
developments consist of multiple buildings that share common architecture, landscaping, and/or
other design features.
Industrial
Industrial uses (i.e. Industrial Park, Business Park/Industrial, etc.) provide vital resources and
services and are an integral part of the City. Industrial uses are often buffered from more
sensitive uses, such as residential, schools, and parks, to minimize their impacts associated
with traffic, noise, and aesthetics.
The following policies apply to the land uses described above:
10.7.1 Intent
The City wants to design high-quality and compatible areas that reflect the overall character of
Dublin. These areas should also be distinct from one another to avoid monotonous
development patterns.
10.7.2 Goal
Ensure quality and compatible Design of the Built Form.
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10.7.3 Policies
10.7.3.1 Site and Building Design
A. Encourage diverse, high quality, attractive, and architecturally appealing buildings that
create distinctive visual reference points, enrich the appearance of functional gathering
spaces, and convey an excellence in architecture, workmanship, quality, and durability in
building materials.
B. Encourage buildings with varied
massing, heights, articulation
techniques, and architectural and
signage treatments to create visual
interest and ensure compatibility with
adjacent uses, in commercial, office,
industrial, and mixed use areas.
C. Ensure that building height, scale and
design are compatible with the
character of the surrounding natural
and built environment, and are varied
in their massing, scale and articulation.
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D. Encourage a variety of site and building designs that are compatible and consistent with
surrounding development, especially where larger scale development is adjacent to
smaller scale and/or more sensitive land uses (i.e. residential, schools, and churches) to
the greatest extent feasible.
E. Avoid the use of long, continuous, straight (building) walls along roadways by designing
appropriate articulation, massing, and architectural features.
F. Create distinctive neighborhoods that exemplify high-quality and varied design while
reinforcing Dublin as one integrated community, in residential areas.
G. Encourage the diversity of garage orientation and setbacks, architectural styles, building
materials, color and rooflines, and other design features, on all sides of all buildings, in
residential areas.
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H. Orient buildings toward major thoroughfares, sidewalks, pedestrian pathways, and
gathering spaces, and incorporate clear and identifiable entries where feasible, in campus
office areas.
I. Cluster and connect buildings through a series of pedestrian pathways designed to work
with each other to form a unified design character and create larger functional spaces, in
campus office and commercial areas.
J. Design inviting and attractive office buildings that incorporate modern and contemporary
architectural elements and design features that enrich the appearance of the gathering
places, encourage people to use them, and have attractive appearances from the public
right-of-way, in office areas.
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K. Minimize the visual impacts of service/loading areas, storage areas, trash enclosures, and
ground mounted mechanical equipment. When feasible, these elements should be
located behind or to the sides of buildings and screened from views through a combination
of walls/fencing, and/or landscaping.
L. Minimize the visual impacts of roof mounted mechanical equipment. When feasible, such
elements should be consolidated and housed in architecturally articulated enclosures.
10.7.3.2 Landscaping and Natural Features
A. Utilize more formal landscaping treatments in
more densely developed (urban) areas and
utilize more natural landscaping treatments in
less dense (suburban) areas, as appropriate.
B. Achieve neighborhood identities by applying
streetscape and landscape design, entry
treatments, signage, and architectural detailing
standards, in residential areas (reference:
Streetscape Master Plan).
C. Incorporate setbacks and landscaped buffers
for development along collector and arterial
roadways to minimize the impacts from
roadway noise, where appropriate.
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D. Ensure that landscaping along and adjacent to the public realm is well maintained and
retains a natural appearance.
E. Encourage distinctive landscaping and signage that is aesthetically appealing from the
public realm (reference: Streetscape Master Plan).
F. Encourage the use of landscaping on walls to soften and screen their visual appearance
(reference: Streetscape Master Plan).
G. Increase the width of existing narrow parkway strips when the opportunity arises and
encourage all new development and redevelopment projects to provide appropriately sized
landscaped parkway strips (reference: Streetscape Master Plan).
H. Preserve mature trees and vegetation, with special consideration given to the protection of
groups of trees and associated undergrowth and specimen trees (reference: Heritage Tree
Ordinance).
I. Preserve views of creeks, hillsides, skylines, or other natural or man-made landmarks
during site planning of new developments, whenever feasible.
J. Integrate development with natural features and land forms.
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10.7.3.3 Gathering and Open Space Areas
A. Encourage gathering spaces and amenities such as mini plazas, courtyards, benches,
seating, shade, trash receptacles, and water fountains, in commercial and office areas.
B. Design attractive gathering spaces with pedestrian amenities such as landscaping,
benches, shade structures, fountains, public art, and attractive lighting.
C. Encourage design treatments that enhance the attractiveness of the streetscape, public
spaces, landscaped areas, and open space.
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10.7.3.4 Signage, Lighting, and Art
A. Ensure that perimeter areas incorporate appropriate
planting, lighting, and signage.
B. Ensure that signs are constructed of high quality
materials, are compatible with their surroundings,
and make a positive visual contribution to the
character of the community. (For freeway signs, see
also Policy F in Section 10.5.3.)
C. Provide signs that are oriented towards pedestrians,
bicyclists and other alternative modes of
transportation, where appropriate.
D. Incorporate public art where feasible (reference:
Public Art Master Plan).
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E. Design and locate outdoor lighting around buildings, in parking lots, and along streets that
minimize the effects of glare on adjacent properties, particularly in residential areas.
10.7.3.5 Parking and Circulation
A. Provide convenient but not visually
dominating parking that incorporates
extensive landscaping to provide shade,
promote wayfinding, visually soften views
from the street and surrounding properties,
and reduce the heat island effect (generally
characterized with large expanses of paved
and under-landscaped surfaces).
B. Buffer and screen large expanses of
parking areas from the street, where
practical.
C. Encourage the use of integrated circulation
and parking facilities that are shared among
surrounding properties.
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D. Provide attractive and convenient bicycle parking (reference: Bikeways Master Plan).
10.7.3.6 Villages
Villages are unique areas in Dublin that have distinct identities, include a mix of land uses,
encourage pedestrian activity and can serve as major transit hubs. Figure 10-5 identifies the
locations of each Village.
Figure 10-5 Villages
The following policies apply to Villages.
A. Encourage compact development that integrates a variety of housing types and densities,
commercial and industrial uses, community facilities, civic, and educational uses with an
emphasis on pedestrian-friendly design.
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B. Design Village locations to be compatible with the local environment including surrounding
land uses and topography. Village designs should respect constraints, such as roadways,
and environmental considerations.
C. Provide a mixture of housing types, densities, and affordability in Villages that support a
range of age and income groups.
D. Construct easily accessible activity nodes (commercial areas, community facilities,
gathering areas, and public/private facilities).
E. Incorporate trails, pedestrian pathways, and street linkages to better unify the parts and
elements of each Village.
F. Design streets and pedestrian pathways that are linked to transportation routes including
buses and regional transit services.
G. Design Villages with strong edges to define their boundaries, such as major streets,
signage, architecture, or landscaping.
H. Encourage Village size and development that promotes pedestrian mobility, permits a
sufficient mixture of residential and public/private uses, and convenient commercial areas.
I. Foster a specific identity for each Village by applying special signage, unique design
elements, public spaces, etc.
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10.7.4 Implementation Measures
Design of the built form includes all of the following subcategories as discussed above (Site and
Building Design, Landscaping and Natural Features, Gathering and Open Space Areas,
Signage, Lighting, and Art, Parking and Circulation, and Villages). The following implementation
measures apply to these subcategories:
A. Update the City’s Sign Ordinance.
B. Institute a Design Awards Program to recognize new and remodeled projects of special
quality.
C. Work with development applicants to create projects that more closely relate to and
reinforce the unique character of Dublin consistent with the intent of this Community
Design and Sustainability Element.
D. Work with PG&E or other appropriate organizations to underground new and existing utility
cabinets, overhead wiring, and other related equipment, whenever feasible.
E. Develop design guidelines for light industrial areas that are not within a Specific Plan or
planned Planned development Development zoning Zoning district District and that do not
have existing design guidelines.
F. Periodically update the Streetscape Master Plan.
G. Schedule the maintenance and replacement of public improvements, such as pavement
and streetlights, commensurate in quality and appearance to those in more recently
constructed neighborhoods, when redevelopment occurs and where feasible.
H. Create a comprehensive Specific Plan with design guidelines for the downtown.
HI. Implement the Streetscape Master Plan, the Public Art Ordinance, Heritage Tree
Ordinance, the Eastern Dublin Scenic Corridor Policies and Standards, and all Specific
Plans.
IJ. Review development using Planned Development Regulations and/or Site Development
Review.
JK. Support and maintain the City’s industrial land uses as an important aspect of the
community, in industrial areas.
KL. Create a Specific Plan to guide development of the Camp Parks Exchange areas
consistent with the Village policies.
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10.8 Encouraging Sustainable Neighborhood Design and Creating
Connections and Linkages
Connections and linkages are what unify the villages, residential neighborhoods, commercial
and industrial areas, and various developments within each neighborhood. Dublin includes a
variety of connections and linkages for pedestrians, bicyclists, and motorists. These provide
connections within and between properties and the public right-of-way including streets,
sidewalks, trails, etc. Some connections and linkages have design and landscaping patterns
unique to that corridor, while others have a design and landscaping pattern unique to the type of
connection (i.e. sidewalk or freeway).
How a village, district, or neighborhood is laid out can have a big impact on whether the area is
comfortable for pedestrians and cyclists, and it can be a determinant of how much time people
spend outdoors and how they choose to circulate around the area. New development in Dublin:
• Includes neighborhoods with a robust network of internal streets and good connections
to surrounding neighborhoods where pedestrians, bicyclists, and drivers can move
efficiently and safely.
• Promotes walking and cycling by providing safe, appealing, and comfortable street
environments that support public health by reducing pedestrian injuries and encouraging
daily physical activity.
• Aides in the improvement of resident’s physical and mental health and social capital by
providing a variety of open spaces (public and private) close to work and home to
facilitate neighborhood connectivity, social networking, civic engagement, physical
activity, and time spent outdoors.
Compliance with Section 10.8 (Encouraging Sustainable Neighborhood Design and Creating
Connections and Linkages) is required only for the following types of projects:
• New General Plan and Specific Plan Amendments, new Specific Plans;
• Annexations;
• New Stage 1 and/or Stage 2 Planned Development Rezones;
• Rezoning applications; and
• Any subdivision of property or other new development that creates new streets (without
changing the applicable land use designation) would need to comply only with those
goals, policies, and implementation measures contained in Sections 10.8.1 to 10.8.4
(Street Patterns and Design).
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10.8.1 Intent: Street Patterns and Design
Create connections and linkages throughout the various areas of Dublin and within and between
properties and the public right-of-way. These connections and linkages should be provided for
a variety of users, including pedestrians, bicyclists, transit riders, and motorists and should
ensure safe and easy travel between key destinations, including residential, civic/public, and
commercial spaces.
10.8.2 Goal: Street Patterns and Design
Establish Connections and Linkages throughout the City by promoting transportation
efficiency, reducing vehicle miles traveled (VMT), enabling easier non-vehicular circulation, and
promoting walking and cycling.
10.8.3 Policies: Street Patterns and Design
A. Provide safe, visually pleasing, and comfortable pedestrian and bicycle connections
between destinations within a project area by providing wide multi-use paths, generous
sidewalks, and dedicated bicycle lanes on Class I and II Collector and Arterial streets.
B. Provide clear, identifiable, and ample pedestrian and bicycle pathways that 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 (reference: Bikeways Master Plan).
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C. Provide a continuous and ample network of
pedestrian and bicycle routes within a
project area and logical connections to the
exterior of the project area and thereby
create safe routes of travel to transit
facilities, public gathering spaces, trails,
parks, community centers, schools, City
villages, gateways, and entries (reference:
Bikeways Master Plan).
D. Connect closed streets (e.g. cul-de-sacs)
within a neighborhood for pedestrian and
bicycle access.
E. Ensure that sidewalks, pedestrian and
bicycle pathways, and trails are furnished
with appropriate pedestrian amenities such
as lighting, signage, trash receptacles,
etc., where appropriate (reference:
Streetscape Master Plan, Bikeways
Master Plan).
F. Provide increased connectivity to the
nearest BART station for pedestrians and
cyclists from development projects within
one-half mile of the station.
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10.8.4 Implementation Measures: Street Patterns and Design
A. Implement the Streetscape Master Plan and the Bikeways Master Plan.
B. Review development through the Planned Development Regulations and/or the Site
Development Review process for measures that achieve the above goals and policies.
C. Review new street design and layout for conformance with the following street standards
(unless alternative design methods are proposed that will achieve the above “Street
Patterns and Design” goals and policies):
C1 No closed cul-de-sacs. New
residential cul-de-sacs should have a cut-
through at the end that is accessible to
pedestrians and cyclists. The cul-de-sac
can open to another cul-de-sac, another
street, or a park, trail, or open space area.
All cut-throughs should ensure compliance
with “Community Policing Through
Environmental Design (CPTED)” principles
and accessibility for public safety vehicles.
C2 New residential collector streets
should have a minimum 5’ wide sidewalk or multi-use path, 4’ parkway strip with street
trees at intervals averaging no more than 40 feet, and a bike lane that is separate from on-
street parking and travel lanes.
C3 New non-residential Class I and Class II collector streets should have a minimum
8’ wide sidewalk or multi-use path, 4’ parkway strip with street trees at intervals averaging
no more than 40 feet, a bike lane that is separate from on-street parking and travel lanes,
and a raised median.
C4 New arterial streets should have a minimum 10’ wide sidewalk or multi-use path,
generous parkway strip with street trees at intervals averaging no more than 40 feet, a
bike lane that is separate from on-street parking and travel lanes, and a raised median.
C5 All streets at the perimeter of a school site should have a minimum 10’ wide
sidewalk or multi-use path, 4’ parkway strip with street trees at intervals averaging no
more than 40 feet, and a bike lane that is separate from on-street parking and travel lanes,
regardless of the street type.
C6. In areas of residential development, intersections should occur every 600’ on
average and at 800’ maximum. Non-vehicular intersections (e.g. separated pedestrian/
bicycle paths or trails) may count towards fulfilling these average and maximum
requirements.
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D. A pedestrian and bicycle accessibility plan shall be provided for new neighborhoods. The
plan should illustrate the continuous pedestrian and bicycle connections throughout the
project site, highlighting the connections to school sites, public spaces, and civic/semi-
public uses in particular.
E. Allow for bus turnout lanes at new school sites to encourage the use of public transit.
F. Create a transportation network map.
10.8.5 Intent: Land Use Patterns and Design
Create neighborhoods with generous open spaces (both public and private) located close to the
places people live and work. Create opportunities for residents to live near transit by
establishing a minimum standard of residential density for sites in close proximity to BART
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10.8.6 Goal: Land Use Patterns and Design
Provide a variety of open spaces close to residences and businesses and improve access to
transit
10.8.7 Policies: Land Use Patterns and Design
A. Locate open spaces in close proximity to residents and businesses.
B. Establish a minimum density requirement for residential development in the vicinity of a
regional transit station (e.g. BART).
C. Establish supportive facilities for a regional transit station (e.g. BART) in large residential
neighborhoods to facilitate pedestrian and cyclist access to transit.
10.8.8 Implementation Measures: Land Use Patterns and Design
A. Review new neighborhood design and layout for conformance with the following standards
(unless alternative design methods are proposed that will achieve the above “Land Use
Patterns and Design” goals and policies):
A1. Design neighborhoods so that a park, civic, semi-public, or publicly-accessible
passive-use space, at least ½ acre in size, lies within a ¼ mile walk distance of 75% of
planned and existing residences and commercial businesses. The space can be either a
public park (in compliance with the Parks and Recreation Master Plan) or privately-owned,
as long as it is accessible to the general public.
A2. Design neighborhoods so that a park, civic, semi-public, or publicly-accessible
recreational facility at least one acre in size with either indoor or outdoor recreational
amenities, lies within a ½-mile walk distance of 75% of planned and existing residences
and commercial businesses. Recreational facilities must include some physical
improvements and may include “tot lots,” swimming pools, sports fields, community
buildings or recreation centers, or can be any public park. The recreational facility can be
either a public park (if it is in compliance with the Parks and Recreation Master Plan) or
privately-owned, as long as it is accessible to the general public. It can be a facility that
charges a fee for use.
B. For all residential uses within ¼ mile of a BART station, 25 units per net acre is the
minimum density goal, and for all residential uses within ½ mile of a BART station, 10 units
per net acre is the minimum density goal. Higher densities within ½ mile of a regional
transit station are encouraged.
C. Identify a “Transit Hub” in any new neighborhood that has 500+ residential units and is
located more than one mile from a regional transit station. A Transit Hub would be a
central location in the project where pedestrian trails, bike lanes, and streets converge at a
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central transit stop. If bus service is to be provided to the project area, the Transit Hub
would be the location to put the bus stop, bicycle parking, and bus shelter. There is no
minimum size for a Transit Hub and its ideal location is adjacent to an open space, park,
or public/civic facility.
10.8.9 Intent: Access to Schools
Create neighborhoods that benefit from well-located and easily-accessible school sites by
locating schools on safe, yet connected thoroughfares and by minimizing the distance from
school sites for the maximum number of likely students (e.g. adjacent to attached and detached
single family homes)
10.8.10 Goal: Access to Schools
Integrate schools safely and effectively into the neighborhood street and land use pattern.
10.8.11 Policies: Access to Schools
A. New school sites shall be chosen for maximum safety and accessibility for students.
10.8.12 Implementation Measures: Access to Schools
A. School sites shall be located and designed for accessibility to the maximum number of
likely students. Although frontage on two streets is needed, school sites are ideally not
located at the intersection of two Class I collector streets, and the site must be designed
and located so that pedestrians and cyclists can easily reach the site via safe bike lanes,
multi-use paths, and sidewalks.
B. Design a neighborhood such that at least 50% of any attached and detached single-family
residential units are within a ½ mile walking distance of any new elementary or middle
school site on the project site.
C. For projects that do not involve the creation of a new school site, locate attached and
detached single-family residential units in areas within the project that facilitates the most
direct walking route to existing school site(s). Streets within and/or bordering the project
area that lead from new dwelling units to an existing school site (or dedicated future school
site) should be designed to have a complete network of multi-use paths or sidewalks on at
least one side and either bicycle lanes or traffic control and/or calming measures.
Community Design and Sustainability Element | City of Dublin
Updated February 21, 2012 Page 10-35
10.9 Sustainability
As the global population continues to grow and natural resources continue to diminish, cities are
implementing a variety of sustainability measures to preserve resources and maintain a healthy
quality of life for future generations. Sustainable development is generally defined as
development that meets the needs of present generations without compromising the ability of
future generations to meet their needs. Dublin has already taken measures to encourage
sustainable development and as time moves on, the City will continue to raise the standards for
quality and sustainable development.
Sustainable development and good community design are key components that can work
together and complement each other to create livable cities. Sustainable design measures
should play an integral role in all future development and redevelopment efforts within the City.
10.9.1 Intent
The City wants to promote community design that incorporates principles of sustainability and
create a livable community that future generations will be able to enjoy.
10.9.2 Goal
Encourage Sustainability to provide a high quality of life and to preserve resources and
opportunities for future generations.
10.9.3 Policies
A. Design sustainable measures to be an integrated and attractive element of community
design.
B. Promote sustainable communities as good places to live that offer social, environmental,
and economic opportunities for the people of Dublin.
Community Design and Sustainability Element | City of Dublin
Page 10-36 Updated February 21, 2012
C. Consider environmentally sensitive and
energy-efficient building siting, which
minimize impacts from wind, provides
shade, reduces stormwater runoff, and
maximizes opportunities for passive
solar design, where feasible.
D. Encourage transit-oriented
development adjacent to BART
stations and major arterials.
E. Promote walking and bicycling through
site and building design.
F. Encourage alternative modes of
transportation by providing priority
parking for carpool and alternative
energy vehicles, bicycle racks/lockers,
showers for employees, and easy
access to adjacent regional trails and
transit stops.
G. Protect the biodiversity of the natural
environment.
H. Encourage the use of native and/or
drought tolerant plant species,
hydrozoning (locating species
according to water needs), xeriscaping
(landscaping that does not require
supplemental irrigation), drip irrigation
systems that use recycled water and
moisture sensors, and pesticide free
landscaping.
I. Design water features to minimize
water loss.
J. Incorporate measures to minimize the
effects of night sky lighting by
encouraging the use of downward
facing light fixtures.
Community Design and Sustainability Element | City of Dublin
Updated February 21, 2012 Page 10-37
K. Encourage development features that minimize
the use of non-renewable energy consumption
(i.e. material reuse, natural lighting and
ventilation, etc.).
L. Encourage public art projects that utilize a variety
of materials including sustainable and/or
renewable products (Reference: Public Art
Master Plan).
M. Encourage the renovation and reuse of existing
buildings.
N. Design and construct buildings and development
for longevity and potential reuse.
O. Incorporate recycling and green waste containers
into the design of sites and integrate into buildings where feasible.
P. Encourage the use of roof gardens to collect storm water and reduce heat island effect.
Q. Design prominent buildings to demonstrate environmental awareness.
R. Design landscaping to create comfortable microclimates, provide shade to buildings, and
reduce the heat island effect (generally caused by large expanses of paved and
unlandscaped areas).
S. Incorporate features to reduce the impact of development such as bioretention, permeable
pavement, etc. that use natural and engineered infiltration and storage techniques to
control storm water runoff, where feasible.
T. Encourage development of underutilized lots.
Community Design and Sustainability Element | City of Dublin
Page 10-38 Updated February 21, 2012
10.9.4 Implementation Measures
A. Facilitate environmental and energy-efficient design guidelines that promote good design
for new construction.
B. Consider adopting an ordinance to minimize the adverse impacts of nighttime lighting and
glare, and meet security standards.
C. Encourage development that incorporates measures from the U.S. Green Building
Council’s Leadership in Energy and Environmental Design (LEED) or other similar
sustainable design programs.
D. Develop and implement a mandatory green building self-certification program as part of
the Building Permit process.
E. Develop a program to encourage the installation of attractive solar panels.
F. Develop a program to add trees to existing surface parking lots.
G. Review the existing Landscape and Fencing Regulations to determine if appropriate to
include additional sustainable landscape standards and parking lot shade requirements.
H. Investigate modifications to the Building Code to require integrated, comprehensive, and
well-designed sustainable building practices (i.e. water and energy efficiency, resource
allocations, and site planning).
J. Implement the Bikeways Master Plan and the Public Art Ordinance.
K. Review development through the Planned Development Regulations and/or Site
Development Review process.
A PPENDIX A:
G ENERAL P LAN A MENDMENTS
The following amendments have been made to the Dublin General Plan since its adoption in 1985 and are
incorporated in this updated document.
Amendment Approval Date Adopted GP updated
Downtown Specific Plan Resolution No. 55-87 07-21-87 10-26-99
Hansen Hill Ranch Resolution No. 21-89 02-27-89 10-26-99
Civic Center Resolution No. 81-89 06-26-89 10-26-99
Donlan Canyon Resolution No. 98-89 08-14-89 10-26-99
Revised Housing Element Resolution No. 74-90 06-11-90 10-26-99
Dougherty Regional Fire District Resolution No. 86-91 08-26-91 10-26-99
Dublin Meadows/JL Construction (Housing Element Revision) Resolution No. 92-91 09-09-91 10-26-99
Western Dublin Resolution No. 88-92 07-13-92 02-13-13
Technical Revisions Resolution No. 115-92 09-14-92 10-26-99
Eastern Dublin Resolution No. 53-93 05-10-93 10-26-99
BJ Dublin Commercial Resolution No. 128-93 11-22-93 10-26-99
Hansen Ranch/CA Pacific Homes Resolution No. 55-95 06-13-95 10-26-99
Arlen Ness Enterprises Resolution No. 126-95 10-24-95 10-26-99
Trumark Homes Resolution No. 49-96 05-14-96 10-26-99
Schaefer Ranch Resolution No. 77-96 07-09-96 10-26-99
Alameda County Hazardous Waste Management Plan Resolution No. 86-96 07-23-96 10-26-99
Eastern Dublin, Surplus Property Authority Resolution No. 124-96 10-15-96 10-26-99
Traffic, Tri-Valley Model Amendments Resolution No. 77-97 06-17-97 10-26-99
Park Sierra Resolution No. 132-97 11-04-97 11-05-02
Eastern Dublin/Dublin Ranch Resolution No. 140-97 11-18-97 10-26-99
Casterson Resolution No. 53-98 05-05-98 10-26-99
Elevation Cap Resolution No. 114-98 07-07-98 10-26-99
Eastern Dublin Resolution No. 127-98 08-04-98 10-26-99
All Aboard Mini-Storage Resolution No. 56-99 04-06-99 10-26-99
Greenbrier/Tassajara Creek Resolution No. 32-00 03-07-00 11-05-02
Dublin Ranch Areas F, G, and H Resolution No. 35-00 03-07-00 11-05-02
Corrie Center and Sybase Resolution No. 90-00 06-06-00 11-05-02
Urban Limit Line Resolution No. 209-00 12-04-00 11-05-02
West Dublin BART Specific Plan Resolution No. 228-00 12-19-00 11-05-02
Downtown Core Specific Plan Resolution No. 230-00 12-19-00 11-05-02
Eastern Extended Planning Area/Doolan Canyon Resolution No. 66-02 05-21-02 11-05-02
Dublin Transit Center Project Resolution No. 216-02 11-19-02 05-26-04
Land Use Designation for Site 15A Resolution No. 66-03 04-15-03 05-26-04
Eden Housing Resolution No. 94-03 05-20-03 05-26-04
Housing Element Update (1999-2006) Resolution No. 113-03 06-03-03 02-13-13
IKEA and Dublin Ranch Area F North Resolution No. 47-04 03-16-04 02-15-05
Tralee Project and San Ramon Village Plaza Resolution No. 144-04 07-20-04 02-15-05
Parks & Recreation Master Plan and Public/Semi Public Policy Resolution No. 233-04 12-07-04 02-15-05
Enea Properties Starward ROW Residential Resolution No. 23-05 02-15-05 02-15-05
Dublin Ranch West Annexation Area Resolution No. 43-05 03-15-05 04-01-06
Fallon Village Resolution No. 223-05 12-06-05 04-01-06
Dublin Village Historic Area Resolution No. 149-06 08-01-06 09-29-06
Wallis Ranch (aka Dublin Ranch West) Resolution No. 19-07 02-20-07 05-25-07
Scarlett Court Planning Area Resolution No. 55-07 05-01-07 08-15-07
Casamira Valley (aka Moller Ranch) and Vargas Resolution No. 58-07 05-01-07 08-15-07
Bikeways Master Plan Resolution No. 133-07 07-17-07 08-15-07
Anderson Resolution No. 37-08 03-18-08 07-02-08
Community Design & Sustainability Element Resolution No. 177-08 09-16-08 11-12-08
Schaefer Ranch South Resolution No. 204-08 11-04-08 12-18-08
Croak & Jordan Medium Density Resolution No. 210-08 11-18-08 12-18-08
Multi-Modal Map Resolution No. 84-09 06-16-09 07-23-09
Arroyo Vista Resolution No. 134-09 09-29-09 07-11-12
Dublin Ranch North (Redgewick) Resolution No. 176-09 12-01-09 01-22-10
2009 – 2014 Housing Element Update (2009-2014) Resolution No. 34-10 03-02-10 07-22-11
Scarlett Court ROW Resolution No. 47-10 04-20-10 07-22-11
Grafton Plaza Resolution No. 76-10 05-18-10 07-22-11
Nielsen Residential Project Resolution No. 76-10 05-18-10 07-22-11
Downtown Dublin Specific Plan Resolution No. 9-11 02-01-11 07-22-11
Sustainable Neighborhood Design Strategy
Amendments to the Community Design and
Sustainability Element Resolution No. 20-12 02-21-12 03-23-12
Brannigan Street Resolution 55-12 04-17-12 02-13-13
Silvera Ranch Phase 4 Resolution 55-12 04-17-12 02-13-13
Jordan Ranch 2 Resolution 92-12 06-05-12 02-13-13
Moller Ranch Resolution 210-12 12-18-12 02-13-13
General Plan Update and New Economic
Development Element Resolution XX-13