HomeMy WebLinkAboutPC Reso 13-33 Dublin Crossing GPA Adopt Specific Plan rec to CC RESOLUTION NO. 13 — 33
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE
GENERAL PLAN AND ADOPTING THE DUBLIN CROSSING SPECIFIC PLAN
PA 08-049
WHEREAS, the Applicant, Dublin Crossing LLC (SunCal Companies) submitted a
Planning Application to enable private development on approximately 189 acres of property that
is currently part of the Camp Parks Reserve Forces Training Area. The proposal includes the
approval of the Dublin Crossing Specific Plan, General Plan Amendments, Zoning Ordinance
Amendments, Rezoning properties to a new Dublin Crossing Zoning District, and consideration
of a Development Agreement and certification of an Environmental Impact Report, among other
related actions. These planning and implementing actions are collectively known as the "Dublin
Crossing Specific Plan Project" or the "Project"; and
WHEREAS, the Dublin Crossing Specific Plan requires that certain amendments be
made to the General Plan so that the two documents are consistent; and
WHEREAS, the Dublin Crossing Specific Plan (DCSP) project area is approximately
189 acres in size and is generally bound by 5th Street to the north, Scarlett Drive to the
west, Dublin Boulevard to the south, and Arnold Road to the east. The Project Area
includes properties identified by Assessor Parcel Numbers 986-0001-001-15 (partial), 986-
0034-002-00, and 986-0034-006-00; and
WHEREAS, the Project would adopt the Dublin Crossing Specific Plan with permitted
land uses, development standards, and design guidelines. The land uses and development
standards provide for future development in the planning area. The Dublin Crossing Specific
Plan is a separately bound document attached as Exhibit A-1 and incorporated herein by
reference; and
WHEREAS, the General Plan land use designation in the project area is amended to a
new designation: "Dublin Crossing," so it is consistent with the land uses permitted by the Dublin
Crossing Specific Plan. In addition, other provisions of the General Plan are amended to allow
the urban development of the Project area which was previously designated "Public Lands" in
the General Plan; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, the City prepared a Draft Environmental Impact Report (EIR) dated June
2013 for the proposed Project which reflected the City's independent judgment and analysis of
the potential environmental impacts of the Project; and
WHEREAS, the Draft EIR was circulated from June 24, 2013 to August 8, 2013 (45 days)
for public comment; and
WHEREAS, comments received on the Draft EIR were reviewed and responded to, and
the Final EIR (that contains the Response to Comments) dated October 2013 was prepared;
and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan Amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3; and
WHEREAS, a Staff Report, dated October 22, 2013 and incorporated herein by
reference, described and analyzed the Project, including the Dublin Crossing Specific Plan,
General Plan Amendments, Zoning Ordinance Amendments, Rezoning property to a new Dublin
Crossing Zoning District, and Environmental Impact Report, for the Planning Commission; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed Specific Plan and General Plan Amendments, on October 22,
2013 at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered the Final EIR, all above-referenced
reports, recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the Resolution attached as Exhibit A approving amendments to the General
Plan and approving the Specific Plan based on findings, as set forth in Exhibit A, that the
amendments are in the public interest, promotes general health, safety and welfare, and that the
General Plan as so amended will remain internally consistent.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the Dublin Crossing Specific Plan based on findings, as set forth in Exhibit B,
that the Specific Plan is consistent with the Dublin General Plan, as amended, and other
required findings.
PASSED, APPROVED, AND ADOPTED this 22nd day of October 2013 by the following
vote:
AYES: O'Keefe, Bhuthimethee, Do, Goel, Kohli
NOES:
ABSENT:
ABSTAIN:
2
rJ
Plannt • Commission Chair
ATTEST: r
Assistan o pity Development Director
G:IPA#120081PA 08-049 Camp Parks Dublin Crossing12011 Restart1PC Mtg 10.22.20131PC Aft 3-Reso SP and GPA.docx
3
RESOLUTION NO. XX-13
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE GENERAL PLAN AND ADOPTING
THE DUBLIN CROSSING SPECIFIC PLAN
PA 08-049
WHEREAS, the City has processed a Planning Application to enable private
development on approximately 189 acres of property that is currently part of Camp Parks
Reserve Forces Training Area. The proposal includes the approval of the Dublin Crossing
Specific Plan, General Plan Amendments, Zoning Ordinance Amendments, Rezoning properties
to a new Dublin Crossing Zoning District, and consideration of a Development Agreement and
certification of an Environmental Impact Report, among other related actions. These planning
and implementing actions are collectively known as the "Dublin Crossing Specific Plan Project"
or the "Project"; and
WHEREAS, the Dublin Crossing Specific Plan requires that certain amendments be
made to the General Plan so that the two documents are consistent; and
WHEREAS, the Dublin Crossing Specific Plan (DCSP) project area is approximately
189 acres in size and is generally bound by 5t" Street to the north, Scarlett Drive to the
west, Dublin Boulevard to the south, and Arnold Road to the east. The Project Area
includes properties identified by Assessor Parcel Numbers 986-0001-001-15 (partial), 986-
0034-002-00, and 986-0034-006-00; and
WHEREAS, the Project would adopt the Dublin Crossing Specific Plan with permitted
land uses, development standards, and design guidelines. The land uses and development
standards provide for future development in the planning area. The Dublin Crossing Specific
Plan is a separately bound document attached as Exhibit A-1 and incorporated herein by
reference; and
WHEREAS, the General Plan land use designation in the project area is amended to a
new designation: "Dublin Crossing," so it is consistent with the land uses permitted by the Dublin
Crossing Specific Plan. In addition, other provisions of the General Plan are amended to allow
the urban development of the Project area which was previously designated "Public Lands" in
the General Plan ; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, the City prepared a Draft Environmental Impact Report (EIR) dated June
2013 for the proposed Project which reflected the City's independent judgment and analysis of
the potential environmental impacts of the Project; and
WHEREAS, the Draft EIR was circulated from June 24, 2013 to August 8, 2013 (45 days)
for public comment; and
1 EXHIBIT A TO
ATTACHMENT 3
WHEREAS, comments received on the Draft EIR were reviewed and responded to, and
the Final EIR (that contains the Response to Comments) dated October 2013 was prepared;
and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan amendment. None of the contacted tribes requested a
consultation within the 90-day statutory consultation period and no further action is required
under section 65352.3, and
WHEREAS, on October 22, 2013, the Planning Commission adopted Resolution xx-xx
recommending that the City Council certify the Final EIR for the project, which Resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, on October 22, 2013, the Planning Commission adopted Resolution xx-xx
recommending that the City Council approve the proposed General Plan amendments and
adopt the Dublin Crossing Specific Plan, which resolution is incorporated herein by reference
and available for review at City Hall during normal business hours; and
WHEREAS, a Staff Report, dated and incorporated herein by reference,
described and analyzed the Project, including the Dublin Crossing Specific Plan, General Plan
Amendments, Zoning Ordinance Amendments, Rezoning property to a new Dublin Crossing
Zoning District, and Environmental Impact Report, for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the Project,
including the proposed General Plan amendments and proposed Specific Plan, on
2013, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on , 2013, the City Council adopted Resolution XX-13
certifying the Dublin Crossing Specific Plan Final EIR and adopting CEQA findings, a Statement
of Overriding Considerations, and Mitigation Monitoring and Reporting Program for the Project;
and
WHEREAS, the City Council considered the Final EIR and all above-referenced reports,
recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan
amendments, as set forth below, are in the public interest, will promote general health, safety
and welfare, and that the General Plan as amended will remain internally consistent. The
development envisioned by the Dublin Crossing Specific Plan is consistent with the guiding and
implementing policies of the General Plan in each of the Elements and will allow for
development of mixed-use, commercial, residential, and public facility (parks, school) uses in a
key infill development area that is within the service boundaries for utilities, the circulation
network, and will provide new connections through the community in an area where they are
2
currently limited. The development of the Dublin Crossing Specific Plan will aid in the
implementing the goals and policies of the General Plan Land Use Element, Housing Element,
Public Lands and Utilities Element, Circulation and Scenic Highways Element, Community
Design and Sustainability Element, and the Economic Development Element. The General Plan
amendments noted below will ensure that the implementation of the Dublin Crossing Specific
Plan is in compliance with the General Plan and that each Element within the General Plan is
internally consistent.
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the General Plan:
The Table of Contents will be amended to reflect the changes noted below.
Chapter 1: Background
Figure 1-1 (Land Use exhibit) shall be amended to include one new General Plan land use
designation: 'Dublin Crossing". All property in the Dublin Crossing Specific Plan project area
boundary shall have the Dublin Crossing land use designation. Figure 1-1 shall also be revised
to include the Dublin Crossing Planning Area boundary.
Figure 1-2 (Planning Areas exhibit) shall be amended to include the Dublin Crossing Planning
Area Boundary
Section 1.4 Primary and Extended Planning Areas shall be amended to read.
The General Plan includes policies for all four of the City's Planning Areas: the Primary Planning
Area, Eastern Extended Planning Area, Western Extended Planning Area, and the Dublin
Crossing 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 Dublin Crossing Planning Area consists
of approximately 189 acres north of Dublin Boulevard between Scarlett Drive and Arnold Road.
New Section 1.4.3 shall be added:
1.4.3 Dublin Crossing Planning Area
The Dublin Crossing Planning Area boundaries are coterminous with the Dublin Crossing
Specific Plan boundary. The Dublin Crossing Specific Plan is a plan for the orderly
development of approximately 189 acres that includes 8.7 acres owned by Alameda County
Surplus Property Authority, an 8.9 acre parcel owned by NASA, and an approximately 172 acre
portion of the 2,485-acre Camp Parks Reserve Forces Training Area (Camp Parks) in the center
of Dublin, north of Interstate 580 and Dublin Boulevard. The Dublin Crossing Specific Plan
addresses the future development of the project area, which includes demolition of the existing
buildings and other improvements on the site and construction of a residential mixed-use project
as described in the Specific Plan.
3
Section 1.8.1.3 Floor Area Ratio (FAR) and Employee Density Measurements for Non-
Residential Classifications shall be amended to read:
Unless otherwise identified in a Specific Plan or other policy document, 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.
New Section 1.8.1.8 shall be amended to read:
1.8.1.8 Dublin Crossing Planning Area
Dublin Crossing. This designation allows for a range of residential and commercial uses at a
variety of densities and FARs consistent with the Dublin Crossing Specific Plan. Employee
densities for commercial uses in this Planning Area are consistent with other commercial land
use designations at 200 —450 square feet per employee.
Existing Section 1.8.1.8 shall be renumbered to 1.8.1.9
Chapter 2: Land Use Element
New Section 2.5 shall be amended to read.
The Dublin Crossing Planning Area is approximately 189 acres that includes 8.7 acres owned
by Alameda County Surplus Property Authority, an 8.9 acre parcel owned by NASA, and an
approximately 172 acre portion of the 2,485-acre Camp Parks Reserve Forces Training Area
(Camp Parks) in the center of Dublin, north of Interstate 580 and Dublin Boulevard. The Dublin
Crossing Specific Plan addresses the future development of the project area, which includes
demolition of the existing buildings and other improvements on the site and construction of a
residential mixed-use project. The development potential of the Dublin Crossing Planning Area
is noted in Table 2.4.
Table 2.4: Land Use Development Potential— Dublin Crossing Planning Area
Specific Plan Total Permitted Density Total Residential Total Commercial
Land Use District Net Acreage(l) Development Potential Development
Potential
Dublin Crossing Medium 41.9 6.0-14.0 units/net acre
Density Residential (DC
MDR) n/a
Dublin Crossing Medium- 46.5 14.1-25 units/net acre
High Density Residential
(DC M-HDR) Up to 1,995 dwelling units
Mixed Use(MU)(z) 13.2 20.1-60 units/net acre
0.25 to 1.0 FAR 75,000 to 200,000
General Commercial/DC 9.1 gross square feet
Medium-High Density 14.1-25 units/net acre
4
Specific Plan Total Permitted Density Total Residential Total Commercial
Land Use District Net Acreage(') Development Potential Development
Potential
Residential (GC/DC M- 0.25 to 1.0 FAR
HDR)(3)
General Commercial/DC 9.9 20.1-60 units/net acre
High Density Residential
(GC/DC HDR)(3) 0.25 to 1.0 FAR
School (S)") 12 6.0-14.0 units/net acre n/a
Park(P)c4) 30 n/a n/a n/a
Open Space (OS) 2.6 n/a n/a n/a
Roadways, Utilities, and 23.8 n/a n/a n/a
other Infrastructure
Total Project Area 189 acres
Total Population 5,387 persons (1,995 units at 2.7 persons per dwelling unit)
Total Employment 444 to 1,000 jobs
(1) Notes:
(2) Net acreage is defined as the gross acreage less backbone street, public street,and right-of-way area.
(3) The Mixed Use land use district shall contain a minimum of 75,000 gross square feet of commercial uses(with a maximum floor area ratio
(FAR)of 1.0 for the area designated for commercial development)and a 5 acre neighborhood park. In conjunction with an application that
meets these commercial and park requirements, residential uses are permitted with a density of 20.1 to 60 units/net acre. FAR applies only
to commercial uses.
(4) Can have commercial only, mixed-use, or residential-only uses. FAR applies only to commercial uses.
(5) Park acreage is net usable acres. In the case of the 30 net-acre Community Park,the park is exclusive of Chabot Creek.
(6) The school site may be developed at the Dublin Crossing Medium Density Residential(DC MDR)use and density if the site is not utilized
by the Dublin Unified School District and if the Specific Plan maximum of 1,995 residential units is not exceeded.
Existing Section 2.5 shall be renumbered to 2.6
Section 2.6.6 shall be amended to read. 2.6.6 Dublin Crossing Planning Area
A. Guiding Policy
1. Any commercial development in the Dublin Crossing Planning Area shall be in
compliance with the Dublin Crossing Specific Plan.
B. Implementing Policies
1. Concentrate commercial uses near the intersection of Dublin Boulevard and Arnold
Road. Commercial development should be focused in the Mixed Use (MU) land use
district and a minimum of 75,000 square feet of commercial uses will be located in this
land district prior to allowing commercial in the General Commercial/Dublin Crossing
Medium-High Density Residential (GC/DC M-HDR) and General Commercial/Dublin
Crossing High Density Residential (GC/DC HDR) land use districts.
2. Commercial development shall be designed to be consistent with the development
standards and design guidelines of the Dublin Crossing Specific Plan.
Existing Section 2.6 shall be renumbered to 2.7
New Section 2.7.7 shall be added. 2.7.7 Dublin Crossing Planning Area
A. Guiding Policy
1. Any residential development in the Dublin Crossing Planning Area shall be in compliance
with the Dublin Crossing Specific Plan.
5
B. Implementing Policies
1. Locate higher density residential uses along Dublin Boulevard and within one-half mile
walking or biking distance to transit facilities.
2. Promote development of a wide variety of housing types and housing alternatives for
Dublin residents.
3. Allow the development of residential units consistent with the Dublin Crossing Medium
Density Residential (DC MDR) land use district, development standards, and design
guidelines should DUSD choose to not construct a school facility on the site designated
for school uses.
4. Residential development shall be designed to be consistent with the development
standards and design guidelines of the Dublin Crossing Specific Plan.
Chapter 3: Parks and Open Space Element
Figure 3-1 (Parks and Open Space exhibit) shall be amended to include the Dublin Crossing
Planning Area Boundary, the location of future parks in the Planning Area, and the location of
future bike lanes in the Planning Area as identified in the Dublin Crossing Specific Plan.
New Section 3.2.3 shall be added: 3.2.3 Dublin Crossing Planning Area
A. Guiding Policy
1. The creation of any new parks or open space areas for the preservation of natural
resources or for public health and safety in the Dublin Crossing Planning Area shall be in
compliance with the Dublin Crossing Specific Plan.
B. Implementing Policies
1. Provide pedestrian and bicycle facilities to meet the goals and objectives of the Specific
Plan and to promote alternatives to automobile use and reduce parking demand.
Pedestrian sidewalks, bicycle lanes, and multi-use trails shall safely connect residential,
commercial, and recreational uses to each other and to transit facilities.
2. Community and Neighborhood Park land shall be owned by the City of Dublin and shall
be used in accordance with the Specific Plan. Land designated as open space, creeks
and waterways, and water treatment/detention/bioretention facilities required to serve the
Specific Plan area will not be owned or maintained by the City of Dublin.
3. Underground water detention facilities shall be allowed within the envelope of Central
Park and shall be designed to enable the development of or programming of above-
ground facilities.
4. The re-aligned drainage channel (now referred to as Chabot Creek) shall be allowed
within the Central Park land envelope, but shall not be included within the 30 net-acre
calculation of usable park land. Chabot Creek shall not be a part of the public-owned
park land, but shall be owned and maintained by a separate entity that is acceptable to
the City.
New Section 3.4.4 shall be added: 3.4.4 Dublin Crossing Planning Area
A. Guiding Policy
1. The creation of any new parks or open space areas for outdoor recreation in the Dublin
Crossing Planning Area shall be in compliance with the Dublin Crossing Specific Plan.
6
B. Implementing Policies
1. Locate the Community Park near the intersection of Dublin Boulevard, Scarlett Drive and
the Iron Horse Regional Trail to provide physical and visual access to the Dublin
Community and to enable a strong connection between the parks in the Specific Plan
area and the Iron Horse Regional Trail.
2. The park and open space system shall be designed to reinforce a sense of community
identity and character for the Specific Plan area and the City of Dublin.
3. Create a park system in which each park satisfies the recreation needs of a variety of
user groups and a range of active and passive activities.
4. Create public open spaces that are active, safe, and inviting, and allow for playful
elements, such as interactive sculptures and furniture.
Chapter 4: Schools, Public Lands, and Utilities Elements
Figure 4-1 (Schools and Public Lands exhibit) shall be amended to include the Dublin Crossing
Planning Area Boundary and the location of the future school site in the Planning Area as
identified in the Dublin Crossing Specific Plan.
Section 4.2.1 shall be amended to read: 4.2.1 All Planning Areas
Section 4.3.1 shall be amended to read. 4.3.1 All Planning Areas
Section 4.4.1 shall be amended to read: 4.4.1 All Planning Areas
Section 4.5.1 shall be amended to read: 4.5.1 All Planning Areas
Section 4.6.1 shall be amended to read. 4.6.1 All Planning Areas
Section 4.7.1 shall be amended to read: 4.6.1 All Planning Areas
Chapter 5: Circulation and Scenic Highways Element
Figure 5-1 (Roadway Classifications) shall be amended to include the new roadways identified
in the Dublin Crossing Specific Plan.
Figures 5-2a and 5-2b (Transit Map) shall be amended to include the new roadways, school
site, parks, and open space areas identified in the Dublin Crossing Specific Plan.
Figures 5-3a and 5-3b (Bicycle Circulation) shall be amended to include the new bicycle
facilities and roadways identified in the Dublin Crossing Specific Plan.
Figures 5-4a and b (Multi-Modal Map) shall be amended to include all new public facilities
identified in the Dublin Crossing Specific Plan.
Section 5.2.2 shall be amended to read: 5.2.2 All Planning Areas
Section 5.2.6 shall be amended to read: 5.2.6 Dublin Crossing Planning Area — Additional
Policies
7
The Dublin Crossing Specific Plan contains policies and guidelines which aim to create a multi-
modal circulation system to serve the project area as well as provide safe and convenient
connections to the rest of the City. The policies contained in Chapter 4 of the Dublin Crossing
Specific Plan shall be implemented as development in the Planning Area is carried out.
Existing Section 5.2.6 shall be renumbered to Section 5.2.7
Section 5.3.1 shall be amended to read. 5.3.1 All Planning Areas
Section 5.4.3 shall be amended to read: 5.4.3 All Planning Areas
Section 5.5.1 shall be amended to read: 5.5.1 All Planning Areas
Section 5.6.1 shall be amended to read: 5.6.1 All Planning Areas
Section 5.7.1 shall be amended to read: 5.7.1 All Planning Areas
Section 5.9.1 shall be amended to read: 5.9.1 All Planning Areas
Chapter 7: Conservation Element
The headings of Sections 7.2.1, 7.3.1, 7.5.1, 7.6.1, 7.7.1, and 7.8.1 shall be amended to read:
All Planning Areas
Chapter 8: Seismic Safety and Safety Element
Figure 8-1 (Geologic Hazards and Constraints) shall be amended to be in conformance with
updated information on the location of fault traces through the Dublin Crossing Planning Area.
The headings of Sections 8.2.1, 8.3.1.1, 8.3.2.1, 8.3.3.1, and 8.3.4.1 shall be amended to read:
All Planning Areas
Chapter 9: Noise Element
Section 9.2.1 shall be amended to read: All Planning Areas
Chapter 10: Community Design and Sustainability Element
Figure 10-5 (Villages) shall be amended to change the "Camp Parks Exchange Areas"
designation to "Dublin Crossing Specific Plan"
New Section 10.2.E shall be amended to read: E. Dublin Crossing Specific Plan
The Dublin Crossing Specific Plan (DCSP) provides policies and regulations for development in
this 189 acre area north of Dublin Boulevard between Scarlett Drive and Arnold Road. The
Specific Plan includes regulations on permitted, conditionally permitted, and prohibited land
uses, development standards, and design guidelines, and provides the framework for the
development of future public facilities.
All other section shall be renumbered appropriately.
8
Section 10.7.4.K shall be amended to read: Implement the Dublin Crossing Specific Plan,
which has been created to incorporate many policies and guidelines from the Community
Design and Sustainability Element.
BE IT FURTHER RESOLVED that the City Council finds that the Dublin Crossing
Specific Plan is consistent with the Dublin General Plan as amended, based on the following:
1. Create a strong connection between the eastern and western parts of the City and
enhance the City's circulation network;
2. Establish residential land use categories, development standards, and design guidelines
that encourage diverse housing options to meet the needs of the current and future
population;
3. Develop a combination of residential uses and commercial uses to provide jobs, goods,
and services to people within the project area as well as throughout the community;
4. Accommodate community needs by providing public spaces such as public parks, open
space, and school facilities in close proximity to commercial and residential uses;
5. Create opportunities for living and working in close proximity to transit (BART) thereby
minimizing vehicular use;
6. Maximize the use of non-vehicular connections through the strategic placement and
variation of land uses and densities, and the creation of safe multi-modal transportation
networks both through the site and into the larger community; and
7. Establish new communities that will not have a negative impact the City infrastructure,
facilities, or services.
BE IT FURTHER RESOLVED that the City Council finds that the Dublin Crossing
Specific Plan complies with the requirements of State law (Government Code section 65450 et.
seq.) based on the following.
1. The distribution, location, and extent of the uses of land, including open space, within the
area covered by the plan are described in Chapter 1 (Introduction/Background) and
Chapter 2 (Land Use and Development Standards) of the Specific Plan;
2. The proposed distribution, location, and extent and intensity of major components of
public and private transportation, sewage, water, drainage, solid waste disposal, energy,
and other essential facilities proposed to be located within the area covered by the plan
and needed to support the land uses are described in Chapter 4 (Circulation and
Streetscape Design), Chapter 5 (Infrastructure and Public Services), and Chapter 6
(Public Realm);
3. The standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable, are
described in Chapter 2 (Land Use and Development Standards), Chapter 3 (Design
Guidelines), and Chapter 6 (Public Realm).
4. A program of implementation measures including regulations, programs, public works
projects, and financing measures necessary to carry out paragraphs (1), (2), and (3) is
described in Chapter 7 (Administration, Implementation, and Financing).
5. The specific plan includes a statement of the relationship of the specific plan to the
General Plan in Chapter 1 (Introduction).
9
BE IT FURTHER RESOLVED that the City Council hereby adopts the Dublin Crossing
Specific Plan attached hereto as Exhibit A-1.
PASSED, APPROVED, AND ADOPTED this day of , 2013 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G.1PA#120081PA 08-049 Camp Parks Dublin Crossing12011 RestartlPC Mtg 10.22.20131PC Att 3-Exhibit A-CC Reso SP and GPA.docx
2185641.1
10
DUBLIN
CROSSING
SPECIFIC PLAN
FINAL
O CTOBER 2013
DUBLIN CROSSING
SPECIFIC PLAN
FINAL
OCTOBER 2013
DUBLIN CROSSING SPECIFIC PLAN | i
DUBLIN
CROSSING
SPECIFIC PLAN
VISION
Located in the heart of the City of Dublin, Dublin
Crossing will be a vibrant neighborhood where
people can work, live, and play. The large central
park will serve as a gathering place for the entire
city, with direct access to the Iron Horse Regional
Trail and links to the Dublin/Pleasanton BART
station.
i | TABLE OF CONTENTS
ii | CITY OF DUBLIN
CITY OF DUBLIN
City Council
Tim Sbranti, Mayor
Don Biddle, Vice Mayor
Abe Gupta
Kevin Hart
David Haubert
Planning Commission
Sean O'Keefe, Chair
Tara Bhuthimethee, Vice Chair
Lynna Do
Arun Goel
Rameet Kohli
City Staff
Joni Pattillo, City Manager
Chris Foss, Assistant City Manager
Gary Huisingh, Public Works Director
Tom McCarthy, Police Commander
Paul McCreary, Parks and Community Services Director
Luke Sims, Community Development Director
Linda Smith, Economic Development Director
Bonnie Terra, Fire Marshal
Colleen Tribby, Administrative Services Director
Jeff Baker, Assistant Community Development Director
Andrew Russell, City Engineer
Jayson Imai, Senior Civil Engineer (Development)
Obaid Khan, Senior Civil Engineer (Traffic)
Kristi Bascom, Principal Planner
Consultants
RBF Consulting, a Company of Michael Baker Corporation
TABLE OF CONTENTS | i
DUBLIN CROSSING SPECIFIC PLAN | iii
1 INTRODUCTION ...................................... 1
1.1. Specific Plan Organization ................................................ 1-2
1.2. Specific Plan Principles and Objectives .............................. 1-2
1.3. Background..................................................................... 1-4
1.4. Planning Process and Entitlements ..................................... 1-6
1.5. Specific Plan Setting ......................................................... 1-6
1.6. Existing Constraints ........................................................ 1-12
1.7. Relationship to Existing Plans and Policies ........................ 1-14
1.8. Statutory Requirements of a Specific Plan ......................... 1-15
2 LAND USE & DEVELOPMENT STANDARDS ... 1
2.1. Land Use Concept ........................................................... 2-2
2.2. Planning Areas ................................................................ 2-9
2.3. Phasing Plan ................................................................. 2-11
2.4. Land Use Policies ........................................................... 2-13
2.5. Infrastructure and Services .............................................. 2-13
2.6. Development Standards ................................................. 2-13
2.7. Permitted Uses ............................................................... 2-37
3 DESIGN GUIDELINES ............................. 3-1
3.1. General Design Guidelines ............................................... 3-3
3.2. Residential Design Guidelines ......................................... 3-21
3.3. Residential Architectural Styles ......................................... 3-30
3.4. Commercial and Mixed-Use Design Guidelines ................ 3-45
3.5. Crime Prevention Through Environmental Design .............. 3-52
3.6. Mobility and Parking ...................................................... 3-56
3.7. Signage ....................................................................... 3-65
3.8. Public Facilities ............................................................. 3-74
4 CIRCULATION & STREETSCAPE DESIGN .. 4-1
4.1. Circulation and Streetscape Design Policies ....................... 4-2
4.2. Pedestrian and Bicycle Circulation, Transit Facilities ........... 4-4
4.3. Street Network and Hierarchy ........................................... 4-8
4.4. Gateways and Entries .................................................... 4-36
4.5. Streetscape Design ........................................................ 4-41
5 INFRASTRUCTURE & PUBLIC SERVICES ..... 5-1
5.1. Sanitary Sewer ................................................................ 5-2
5.2. Potable Water ................................................................. 5-3
5.3. Recycled Water ............................................................... 5-6
5.4. Stormwater and Water Quality ......................................... 5-6
5.5. Dry Utilities ..................................................................... 5-9
5.6. Public Services .............................................................. 5-10
6 PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC
FACILITIES) ........................................... 6-1
6.1. Public Realm Policies ....................................................... 6-2
6.2. Connecting to Existing Parks, Recreation Facilities and
Trails .............................................................................. 6-3
6.3. Community Park/”Central Park” ....................................... 6-4
6.4. Chabot Creek Habitat Corridor ...................................... 6-15
6.5. Neighborhood Park(s) ................................................... 6-18
6.6. School ......................................................................... 6-18
i | TABLE OF CONTENTS
iv | CITY OF DUBLIN
7 ADMINISTRATION, IMPLEMENTATION, &
FINANCING .......................................... 7-1
7.1. Specific Plan Administration and Project Entitlements ........... 7-2
7.2. Affordable Housing .......................................................... 7-5
7.3. Phasing and Financing Project Improvements ..................... 7-5
List of Figures
Figure 1-1: Specific Plan Location ................................................... 1-7
Figure 1-2: Specific Plan Aerial ....................................................... 1-9
Figure 1-3: Proximity to BART Station ............................................ 1-11
Figure 1-4: Existing Constraints .................................................... 1-13
Figure 2-1: Conceptual Land Use Plan ............................................ 2-3
Figure 2-2: Illustrative Site Plan....................................................... 2-5
Figure 2-3: Planning Areas ........................................................... 2-10
Figure 2-4: Conceptual Phasing Plan ............................................ 2-12
Figure 4-1: Pedestrian and Bicycle Circulation Network .................... 4-5
Figure 4-2: Existing Street Network ................................................. 4-9
Figure 4-3: Proposed Backbone Street Network ............................. 4-11
Figure 4-4: Illustrative B Street Section .......................................... 4-12
Figure 4-5: Illustrative Central Parkway (Arnold Road to F Street) Street
Section ..................................................................... 4-13
Figure 4-6: Illustrative Central Parkway (F Street to D Street) Street
Section ..................................................................... 4-16
Figure 4-7: Illustrative Central Parkway (D Street to B Street) Street
Section ..................................................................... 4-17
Figure 4-8: Illustrative G Street (Arnold Road to F Street and D Street to B
Street) Street Section .................................................. 4-18
Figure 4-9: Illustrative G Street (F Street to D Street) Street Section ... 4-19
Figure 4-10: Illustrative G Street (B Street to Scarlett Drive) Street Section
4-20
Figure 4-11: Illustrative A, C, E, H, and I Streets Street Section ........ 4-21
Figure 4-12: Illustrative D Street Section ........................................ 4-22
Figure 4-13: Illustrative F Street Section ......................................... 4-23
Figure 4-14: Private Streets – Street Sections .................................. 4-25
Figure 4-15: Illustrative Dublin Boulevard Street Section .................. 4-27
Figure 4-16: Illustrative Scarlett Drive Street Section ........................ 4-29
Figure 4-17: Illustrative Arnold Road Street Section (south of Central
Parkway) .................................................................. 4-30
Figure 4-18: Illustrative Dublin Boulevard/B Street Intersection ........ 4-33
Figure 4-19: Illustrative Scarlett Drive/G Street Intersection ............. 4-34
Figure 4-20: Illustrative Arnold Road/G Street Intersection .............. 4-35
Figure 4-21: Illustrative East Gateway Plaza ................................... 4-38
Figure 5-1: Dublin San Ramon Service District Service Area .............. 5-2
Figure 5-2: Conceptual Sanitary Sewer System ................................. 5-4
Figure 5-3: Conceptual Potable Water System ................................. 5-5
Figure 5-4: Conceptual Recycled Water System ................................ 5-7
Figure 5-5: Conceptual Stormwater Drainage and Detention System .. 5-8
List of Tables
Table 2-1: Land Use Summary ........................................................ 2-4
Table 2-2: Planning Area Development Summary .......................... 2-11
TABLE OF CONTENTS | i
DUBLIN CROSSING SPECIFIC PLAN | v
Table 2-3: Phasing Plan .............................................................. 2-11
Table 2-4: Single Family Conventional Home (Detached) Development
Standards ................................................................. 2-22
Table 2-5: Alley Loaded Home (Detached) Development Standards 2-24
Table 2-6: Duet Home (Attached) Development Standards ............. 2-26
Table 2-7: Rowhouse (Attached) Development Standards ............... 2-28
Table 2-8: Green Court Home (Detached) Development Standards 2-30
Table 2-9: Motorcourt Home (Detached or Attached) Development
Standards ................................................................. 2-32
Table 2-10: Townhome (Attached) Development Standards ........... 2-34
Table 2-11: Multi-Family (Attached) Development Standards ......... 2-36
Table 2-12: Permitted Uses .......................................................... 2-39
Table 3-1: Contemporary Style Criteria ......................................... 3-32
Table 3-2: Craftsman Style Criteria ............................................... 3-34
Table 3-3: European Cottage Style Criteria ................................... 3-36
Table 3-4: Mediterranean Style Criteria ......................................... 3-38
Table 3-5: Monterey Style Criteria................................................. 3-40
Table 3-6: Spanish Eclectic Style Criteria ....................................... 3-42
Table 3-7: Tuscan Style Criteria .................................................... 3-44
Table 4-1: Parkway Bioretention Palette......................................... 4-42
Table 4-2: Street Tree Palette ....................................................... 4-43
Table 4-3: Recommended Plant Palette ......................................... 4-44
DUBLIN CROSSING SPECIFIC PLAN | 1-1
1 INTRODUCTION
This chapter explains the purpose of the Specific
Plan; background; planning process and
entitlements; guiding principles; organization of the
Specific Plan; authority to prepare; relationship to
existing plans and policies; local and regional
context and setting.
1 | INTRODUCTION
1-2 | CITY OF DUBLIN
The Dublin Crossing Specific Plan (Specific Plan) is a plan for the orderly
development of approximately 189 acres in the City of Dublin (the City).
As shown in Figure 1-1: Specific Plan Location, the project site is located
in the center of Dublin, north of Interstate 580 and Dublin Boulevard.
The project site is located on a portion of the 2,485-acre Camp Park
Reserve Forces Training Area (Camp Parks), which currently sits in the
middle of the City of Dublin, leaving geographically large portions of the
City to the east and to the west of the project site.
The Specific Plan address the development of the proposed Dublin
Crossing Project (the Project) which is comprised of residential units,
commercial uses, parks and open space, and an elementary school.
Specifically, the Project includes a maximum of up to 1,995 residential
units, up to 200,000 square feet (sf.) of commercial uses, a 30 net-acre
Community Park, a five net-acre Neighborhood Park, and an elementary
school site.
1.1. Specific Plan Organization
The Specific Plan is organized with the following chapters and content.
Chapter 1 – Introduction
This chapter explains the purpose of the Specific Plan; background;
planning process and entitlements; guiding principles; organization of the
Specific Plan; authority to prepare; relationship to existing plans and
policies; local and regional context and setting.
Chapter 2 – Land Use and Development Standards
This chapter explains the conceptual land use plan for the Specific Plan
area; identifies land use policies, and defines the land use designations
unique to the Specific Plan. Development standards for each land use
designation are also described.
Chapter 3 – Design Guidelines
This chapter explains design concepts and establishes design policies and
design guidelines for development in the Specific Plan area.
Chapter 4 – Circulation and Streetscape Design
This chapter explains the circulation and streetscape design including the
roadway hierarchy and proposed mobility plans for pedestrians and
bicycles.
Chapter 5 – Infrastructure and Public Services
This chapter describes the plan for infrastructure and utility needs (e.g.,
water, sewer, recycled water, etc.) and public services for the Specific
Plan area.
Chapter 6 – Public Realm (Parks, Open Space, Public Facilities)
This chapter identifies the goals and design concepts for the community
and neighborhood parks, trails and bikeways; and locates and
characterizes public facilities anticipated for the Specific Plan area.
Chapter 7 – Administration, Implementation, and Financing
This chapter discusses the development review procedures by the City of
Dublin, and other relevant permitting agencies, applicable to the Specific
Plan area. Implementation of the proposed land uses shall be through a
tiered process as outlined in this chapter. A process for amendments to
the Specific Plan is also discussed. Additionally, financing sources,
maintenance responsibilities, and costs are identified for major
infrastructure improvements.
1.2. Specific Plan Principles and Objectives
The Specific Plan establishes a vision for a vibrant, compact, walkable,
bicycle-friendly, transit-oriented community that provides active public
gathering spaces and is designed to promote accessibility, connectivity,
and a high quality of life.
This Specific Plan ensures the creation of unique neighborhoods that
blend diverse residences, shops, offices, parks, open space, and
education within easy access to public transportation and an
interconnected network of sidewalks and bike routes, all providing easier
access to daily needs.
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-3
1.2.1. Specific Plan Guiding Principles
The following guiding principles provide the framework for the Specific
Plan policies, regulations and development standards:
Create a strong connection between the eastern and western
parts of the City, while also maintaining a distinct identity.
Provide a unique community gathering space in the Specific
Plan area which will strengthen the image of the City, create a
“sense of place,” and further increase the quality of life for the
residents of Dublin.
Establish residential land use principles that encourage diverse
housing options to meet the needs of Dublin’s current and
future population, and the creation of neighborhoods with a
sense of place.
Maximize the use of pedestrian and bicycle friendly
connections through the strategic placement and variation of
land uses and densities, and the creation of safe multi-modal
transportation networks both through the site and into the
larger community.
Accommodate community needs by providing public spaces
such as public parks, open space, trails, community facilities,
other public places, and school facilities.
Establish new communities that will not negatively impact the
City infrastructure, facilities, or services.
1.2.2. Specific Plan Objectives
The following objectives form the basis for anticipated outcomes for the
project. They will also be used as the basis for evaluating future
development applications and analyzing alternatives in the environmental
review process.
Ensure a long-term financially viable infill project that provides
for the creation of new jobs, recreational opportunities, and
expanded housing opportunities.
Create a community that is compatible in scale and design
with surrounding land uses.
Create a project that has a fiscally-neutral impact on the City’s
financial and services resources 1.
Create a community with a strong sense of place and a range
of recreation and mobility amenities by designing a unique
streetscape that will serve to tie the neighborhoods together
with an integrated design theme.
Establish a cohesive community feel in the project area
through the development and implementation of design
guidelines that ensure consistency between individual
neighborhoods while allowing unique architectural expression.
Provide sufficient land for the Dublin Unified School District
(DUSD) to construct an elementary school within the project
site.
Provide a new Community Park that will be the centerpiece of
Dublin Crossing and serve as the focus for major social,
cultural, and recreational events for the project, residents of
Dublin, and the Tri-Valley region.
If the City of Dublin, the Dublin Crossing project developer
and the County of Alameda come to an agreement on the
transfer of the Alameda County Surplus Property Authority
(ACSPA) property to either the City of Dublin or the Dublin
Crossing project developer, include the 8.7-acre ACSPA
parcel in the project area and plan for its full integration into
the project design while maintaining the park acreage within
the 30-acre Community Park in the project area.
1 Fiscal neutrality occurs when taxation and government spending are neutral, with neither
having an effect on demand (i.e. where tax revenue is equal to government spending).
1 | INTRODUCTION
1-4 | CITY OF DUBLIN
Create a distinctive Dublin Boulevard with amenities and
facilities that are consistent with the City of Dublin Streetscape
Master Plan, Bikeways Master Plan, and the City of Dublin
General Plan.
Provide a range of transportation choices; including walking,
bicycling, and access to transit (BART and bus service) to
reduce traffic congestion and greenhouse gas emissions.
Provide enhanced transportation and circulation amenities that
encourage non-vehicular access to and on the Iron Horse
Regional Trail, the Dublin/Pleasanton BART station, and to
both on-site and adjacent commercial services.
Provide an east-west roadway through the project site to
enhance circulation between the points east and points west of
the area.
Provide a neighborhood park that is conveniently located and
can serve as a focal point for recreation and neighborhood
events.
Provide flexibility in land use regulations to allow for site
constraints, variations in housing styles, and changing market
conditions.
Provide a mixture of residential unit types appropriate to the
projected housing needs as identified in the City of Dublin
General Plan Housing Element.
Ensure that each phase (or combination of phases) can stand
alone as a well-designed neighborhood, with an adequate
circulation network and an attractive transition between the
project and the remaining Camp Parks base.
Promote environmental stewardship through the inclusion of
progressive energy programs and standards in construction
and ongoing operation of residential and commercial
buildings.
1.3. Background
This Specific Plan is the result of a multi-year effort by the US Army, City
of Dublin, community members, and Dublin Crossing Ventures
(“Developer”) to create a plan for development of the 189-acre Dublin
Crossing Specific Plan area (“Specific Plan area”).
In 2002, the US Army formally requested an amendment to the General
Plan to change the land use designation on the project site from “Public
Lands” to a combination of commercial retail, office space, residential,
and open space uses. On April 15, 2003, the Dublin City Council
authorized the commencement of a General Plan Amendment study to
initiate a comprehensive General Plan Amendment and Specific Plan
program over a 172-acre portion of the 2,485-acre Camp Parks area, a
8.5-acre NASA parcel, and (at a later date) an 8.7-acre Alameda County
Surplus Property Authority parcel.
The General Plan Amendment study did not authorize a change in the
land use designation on the property but permitted City Staff, in
partnership with the Army, to engage the involvement of the community
in several strategic visioning meetings. These meetings were used to
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-5
create a cohesive vision for future development of the site. Based on the
information provided from several community meetings, five conceptual
land use plans, each illustrating different land use scenarios, were
formulated. The City Council held a series of meetings in 2005 to review
the five conceptual land use alternatives. Input from these meetings
served as the basis for selecting a preferred land use plan for future
development of the Project.
In December 2007 the Army and NASA prepared a “Notice of
Availability” to solicit a master developer for the Camp Parks Real
Property Exchange Area. The Exchange Agreement provides the Army
with an opportunity to construct new and modernize existing facilities
through the provision of 172-acres of Army owned property (but
excluding the NASA parcel and the 8.7-acre Alameda County Surplus
Property Authority parcel), to a developer in exchange for Camp Parks
facilities improvements. The Exchange Agreement is not a part of the
Specific Plan but was necessary to facilitate acquisition of the property by
the project developer.
In October 2008, the Army announced the selection of the master
developer for the Project. In April 2011, the developer and the US Army
officially finalized the Exchange Agreement, authorizing the developer to
commence the General Plan Amendment and Specific Plan process.
1 | INTRODUCTION
1-6 | CITY OF DUBLIN
1.4. Planning Process and Entitlements
1.4.1. Planning Process
When subsequent site-specific development proposals for the Specific
Plan area are presented to the City, planning staff will use this Specific
Plan as a policy and regulatory guide for subsequent project review.
Projects will be evaluated for consistency with Specific Plan policies and
for conformance with development standards and design guidelines. In
situations where policies or standards relating to a particular subject have
not been provided in the Specific Plan, the existing policies and standards
of the City's General Plan and Zoning Ordinance will continue to apply.
1.4.2. Project Entitlements
The initial project entitlements are expected to include:
A certified Project-level Environmental Impact Report (EIR);
General Plan Amendment;
Specific Plan;
Zoning Ordinance and Zoning Map amendments;
City/Developer Development Agreement;
Implementation of the Specific Plan will include:
Large lot Tentative Map to facilitate the US Army/developer
property exchange;
Multiple small lot Tentative Maps for the various project
development phases;
Site Development Review approval for individual development
projects;
Grading and Improvement Plans for infrastructure and utilities;
and
Other related entitlements and local, state, and federal
permits as may be needed to build out the project(s) as
envisioned by the Specific Plan.
See Chapter 7: Administration, Implementation and Financing for
detailed provisions of the project approvals and implementation process.
1.5. Specific Plan Setting
1.5.1. Regional Setting
The Specific Plan area is located in northern Alameda County, near the
center of the Tri-Valley region. As a part of the Eastern San Francisco
Bay Area, the City of Dublin plays an important regional role due to its
close proximity to major metropolitan centers, including San Francisco
(35 miles northwest), Oakland (30 miles northwest) and Silicon Valley
(25 miles southwest). The City of Dublin is home to the
Dublin/Pleasanton and West Dublin/Pleasanton Bay Area Rapid Transit
(BART) stations, Interstates 580 and 680, and the Iron Horse Regional
Trail, a multi-modal trail that links numerous cities within Alameda and
Contra Costa counties(see Figure 1-1: Specific Plan Location).
1.5.2. Local Setting
The 189-acre Specific Plan area is centrally located in the City of Dublin
and is bound by a network of streets; 5th and 6th street to the north on
the active Camp Parks installation, Arnold Road to the east, Dublin
Boulevard to the south and Scarlett Drive (with future extension) to the
west. The Specific Plan area is located adjacent to the Iron Horse
Regional Trail, and close to the Dublin/Pleasanton BART station, with the
station entrance approximately one-third mile to the south of the project
area boundary.
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-7
Figure 1-1: Specific Plan Location
1 | INTRODUCTION
1-8 | CITY OF DUBLIN
The Specific Plan area is generally flat and a significant portion is
undeveloped. Two seasonal drainage channels traverse the site, one
north to south generally through the middle of the project site, and
another along the eastern border, parallel to Arnold Street. Figure 1-2:
Specific Plan Aerial shows an aerial photograph of the Specific Plan area.
Existing and Surrounding Land Uses
Of the 189 acres, approximately 62 acres consists of developed land
which is generally located in the western part of the Specific Plan area
and includes approximately 20 structures and buildings which are
currently used for U.S. Army operations, academic activities,
administration, equipment storage, and maintenance. Most facilities are
currently in use by the U.S. Army, with the exception of a NASA
warehouse building that is deteriorated and has not been used for
several years.
The Specific Plan area is located adjacent to existing urban development.
Camp Parks base housing and administrative buildings are located to the
north. A complex of office buildings is located east of Arnold Road,
along with a vacant parcel at the northeast corner of Dublin Boulevard
and Arnold Road. South of Dublin Boulevard is a broad mix of land uses
including multi-family residential and commercial. The entrance to the
Dublin-Pleasanton BART station is located approximately one-third mile
south of the Specific Plan boundary edge adjacent to Interstate 580.
Medium-high density single-family residential, retail and industrial uses
are located to the west. West of Interstate 680 is Downtown Dublin.
Figure 1-2: Specific Plan Aerial identifies existing and surrounding land
uses within the vicinity of the Specific Plan area.
1.5.3. Existing Mobility Facilities and Services
Roadways
Interstate Highways – Interstate Highway access to the Specific Plan area
is provided by I-580 and I-680. I-580 runs south of the Specific Plan
area and connects to I-680 and I-880 to the west and I-5 to the east. I-
680 runs west of the Specific Plan area and connects to the northerly
cities of San Ramon, Danville, Walnut Creek and Concord and the
southerly cities of Fremont, Milpitas, San Jose, and Silicon Valley.
Dublin Boulevard – Dublin Boulevard is the main east-west arterial that
runs through the City and is the southern boundary of the Specific Plan
area. Dublin Boulevard provides access to the Dublin/Pleasanton and
West Dublin/Pleasanton BART stations and commercial, office, and
residential areas throughout Dublin. Dublin Boulevard has an existing
bikeway network consisting of Class I bike paths and Class II bike lanes.
Livermore-Amador Valley Transit Authority (LAVTA, or “Wheels”) bus
transit service and a bus rapid transit (BRT) line run along Dublin
Boulevard.
Arnold Road – Arnold Road is a Class I Collector roadway extending
north from Interstate 580onto Camp Parks. Existing office buildings are
located on the east side of the roadway. Arnold Road has Class II bike
lanes on both sides of the street that connect to a Class I bike path along
the north side of Dublin Boulevard.
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-9
Figure 1-2: Specific Plan Aerial
1 | INTRODUCTION
1-10 | CITY OF DUBLIN
Scarlett Drive – Scarlett Drive is a Class II Residential Collector roadway
located along the west side of the Specific Plan area. The current
alignment terminates at Houston Place and picks up again at Dublin
Boulevard. It is anticipated that the Specific Plan will provide for the
extension of Scarlett Drive from Houston Place to Dublin Boulevard,
adjacent to the Iron Horse Regional Trail.
Transit Service
Bay Area Rapid Transit (BART) – BART is the regional rail service in the
San Francisco Bay Area, with stations and stops throughout the greater
Bay Area, including the Dublin/Pleasanton and West Dublin/Pleasanton
stations. The entrance to the Dublin-Pleasanton BART station is located
approximately one-third mile south of the Specific Plan boundary edge.
Figure 1-3: Proximity to BART Station identifies quarter-, third-, and half-
mile distances from the Dublin/Pleasanton BART station.
Livermore-Amador Valley Transit Authority (LAVTA, or “Wheels”) –
Wheels provides services in Dublin and the Tri-Valley area, with nearby
stops along Dublin Boulevard, along Dougherty Road, and at the
Dublin/Pleasanton BART station.
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-11
Figure 1-3: Proximity to BART Station
1 | INTRODUCTION
1-12 | CITY OF DUBLIN
Trails
Iron Horse Regional Trail – Iron Horse Regional Trail is a regional multi-
use trail that, at full completion, will span approximately 33 miles from
Livermore to Suisun Bay, connecting 12 cities within Alameda and Contra
Costa counties. This trail provides an important recreational and
commuting component for the communities it serves by connecting
residential neighborhoods, commercial and business centers, schools,
public transportation, open space, parks, and community facilities.
1.6. Existing Constraints
The following are existing physical constraints to development in the
Specific Plan area:
The Department of the Army Exchange Agreement is an
agreement between the U.S. Army and the Developer to which
the City is not a party. The Exchange Agreement requires that
the project be developed in specific land allocation phases
associated with capital improvements to be completed by the
Developer on the remaining active Camp Parks installation.
Conveyance of the 8.7-acre parcel located at the northwest
corner of Dublin Boulevard and Arnold Road which is owned
by the Alameda County Surplus Property Authority.
Conveyance of the 8.5-acre parcel located adjacent to
Scarlett, which is owned by the NASA.
Stormwater capacity issues associated with the Chabot storm
drainage channel.
Existence of a 100-year flood plain within and around the
project site.
Existing right-of-way and easements, including Dublin
Boulevard, Arnold Road, 5th and 6th Streets, and Scarlett
Drive.
Building window height restrictions along the north side of the
project site. Due to sensitivities over potential visual intrusion
into a particular building on the military base, within the buffer
area, there shall not be any windows on north-facing
elevations that are higher than 25 feet from adjacent grade.
Existing and future project traffic levels of service on existing
roadways and intersections.
Safe connectivity of the project to the local and regional transit
system, especially at Dublin Boulevard.
Maintaining Iron Horse Trail connectivity south across Dublin
Boulevard to the Dublin/Pleasanton BART station.
Existing underground infrastructure including a 10” gasoline
pipeline (owned by Kinder Morgan) and a fiber optic line that
extends on the west side of the project site, either adjacent to
or under the Iron Horse Regional Trail.
Figure 1-4: Existing Constraints identifies the above on-site physical
constraints.
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-13
Figure 1-4: Existing Constraints
1 | INTRODUCTION
1-14 | CITY OF DUBLIN
1.7. Relationship to Existing Plans and Policies
1.7.1. Dublin General Plan
The City of Dublin General Plan (the General Plan) (1985) provides a
broader city-wide framework to support future land use and development
decisions in the Specific Plan area. California state law requires this
Specific Plan to be consistent with the policies and standards contained in
the General Plan. Together with the Specific Plan, the City of Dublin will
approve any necessary General Plan amendments to provide for the land
uses, goals and policies in this Specific Plan. Chapter 2: Land Use and
Development Standards outlines goals and policies which support the
goals and policies of the General Plan.
In situations where policies or standards relating to a particular subject
have not been provided in this Specific Plan, the existing policies and
standards in the General Plan will continue to apply.
1.7.2. City of Dublin Zoning Ordinance
The City of Dublin Zoning Code (the Zoning Ordinance) provides a
citywide framework of regulations that address topics such as permitted
uses, development standards, parking and landscaping regulations,
permit procedures, and sign regulations.
This Specific Plan includes the zoning standards for development within
the Specific Plan area. In situations where policies or standards relating
to a particular subject are silent in this Specific Plan, the existing
regulations of the Zoning Ordinance will continue to apply. In the event
that any provision in this Specific Plan conflicts with Zoning Ordinance,
the provisions set forth within the Specific Plan shall prevail.
1.7.3. Park and Recreation Master Plan
The City of Dublin Park and Recreation Master Plan provides goals,
policies, and standards for “park facilities, combined with the active
recreation-oriented lifestyle of the population [with] a significant emphasis
on the provision of high quality and sufficient recreation opportunities for
the community.” This Specific Plan provides park and open space system
that integrates a continuous network of multi-modal trails and bikeways
(see Chapter 6: Public Realm).
1.7.4. City of Dublin Bikeways Master Plan
The City of Dublin’s Bikeways Master Plan provides goals, policies and
standards for developing and implementing a city-wide bikeway system.
This Specific Plan promotes viable transportation alternatives to the
automobile and supports walking and bicycling throughout the Specific
Plan area, with safe and convenient access to transit, open space, trails,
parks, and other recreational amenities (see Chapter 4: Circulation and
Streetscape Design).
1.7.5. City of Dublin Streetscape Master Plan
The City of Dublin Streetscape Master Plan provides goals, policies, and
standards for streetscape continuity, aesthetics and connectivity. This
Specific Plan implements design standards and guidelines that strengthen
and unify the City’s streetscape (see Chapter 4: Circulation and
Streetscape Design).
1.7.6. City of Dublin Public Art Master Plan
The City of Dublin Public Art Master Plan provides goals, policies, and
standards for public art to create a unique sense of place and a strong
identity for public spaces in neighborhoods and business districts, and to
provide opportunities for people to experience visual art. This Specific
Plan includes design guidelines and standards which promote public art
that will create a unique sense of place and a strong identity for the
Specific Plan area (see Chapter 3: Design Guidelines).
INTRODUCTION | 1
DUBLIN CROSSING SPECIFIC PLAN | 1-15
1.7.7. Dublin Transit Center
The Dublin Transit Center area covers 91 acres of land on the south side
of Dublin Boulevard surrounding the Dublin/Pleasanton BART station.
The Master Plan includes policies and design guidelines intended to
create a high-density mixed-use project by encouraging transit as a
primary means of transportation. The land uses proposed within this
Specific Plan are compatible with those of the Transit Center. The Transit
Center Master Plan designates an 8.7-acre parcel, owned by the
Alameda County Surplus Property Authority, as “Neighborhood Park.”
Located at the northwestern most portion of the Transit Center Area, this
parcel is intended to be included in the Specific Plan area and
designated for commercial and mixed-use opportunities and the 8.7
acres is included in the 30 net-acre Community Park.
The Dublin Transit Center is a recognized Priority Development Area
(PDA) in the Metropolitan Transportation Commission (MTC) and
Association of Bay Area Governments (ABAG) “Plan Bay Area”. The
Dublin Crossing Specific Plan area is also included within the PDA. PDAs
are areas within communities that have been identified and approved by
city or county governments to take on larger shares of future growth.
These areas typically are easily accessible to transit, jobs, shopping and
other services, such as the Dublin Crossing Specific Plan area.
1.8. Statutory Requirements of a Specific Plan
This Specific Plan implements the goals and policies of the General Plan,
serves as an extension of the General Plan, and can be used as both a
policy and a regulatory document. The purpose of this Specific Plan is to
implement the vision by providing goals, policies, programs,
development standards and design guidelines to direct future
development within the Specific Plan area.
1.8.1. Authority to Prepare
A “specific plan” is a planning and regulatory tool made available to
local governments by the State of California. Specific plans implement a
city’s General Plan through the development of policies, programs and
regulations that provide an intermediate level of detail between General
Plan and individual development projects. State law stipulates that
specific plans can only be adopted or amended if they are consistent with
a city’s adopted General Plan.
The authority to prepare and adopt a Specific Plan and the requirements
for its contents are set forth in California Government Code Sections
65450 through 65457. Section 65451 states, “A Specific Plan shall
include a text and a diagram or diagrams which specify all the following
in detail:
The distribution, location, and intent of the uses, including
open space, within the area covered by the plan.
The proposed distribution, location, and extent and intensity of
major components of public and private transportation,
sewage, water, drainage, solid waste disposal, energy, and
other essential faculties proposed to be located within the area
covered by the plan and needed to support the land uses
described in the plan.
Standards and criteria by which the development will proceed,
and standards for the conservation, development, and
utilization of natural resources, where applicable.
A program of implementation measure including regulation,
programs, public works projects, and financing measures to
carry out the paragraphs 1, 2, and 3.
The Specific Plan shall include a statement of the relationship
of the specific plan to the General Plan."
1.8.2. Environmental Review
The California Environmental Quality Act (CEQA) classifies a specific
plan as a “Project” which is subject to an Environmental Impact Report
(EIR). The Dublin Crossing Specific Plan EIR (State Clearinghouse #
2012062009) evaluates this Specific Plan as a single project consisting
of parcels that are anticipated to be further subdivided and developed
over an extended period of time. The EIR analyzes environmental
impacts of the potential developments within the Specific Plan area and
1 | INTRODUCTION
1-16 | CITY OF DUBLIN
proposes mitigation measures to reduce significant environmental
impacts to a less than significant level as defined by CEQA.
The intent of preparing a project-level EIR is to expedite the processing
for future projects that are consistent with this Specific Plan, if it is
determined that the proposed development would not result in new
environmental impact nor require additional mitigation. Through a
project-level EIR, the City can approve future applications within the
Specific Plan area without an additional environmental document or, if
there are changes to this Specific Plan, additional environmental review
need only focus on areas of change.
DUBLIN CROSSING SPECIFIC PLAN | 2-1
2 LAND USE &
DEVELOPMENT
STANDARDS
This chapter explains the conceptual land use plan
for the Specific Plan area; identifies land use
policies, and defines the land use designations
unique to the Specific Plan. Development standards
for each land use designation are also described.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-2 | CITY OF DUBLIN
2.1. Land Use Concept
The Dublin Crossing Specific Plan creates land use designations that will
implement the Specific Plan guiding principles and objectives outlined in
Chapter 1: Introduction. The land uses, intensities, sizes and locations
are designed to focus the vision of Dublin Crossing as a vibrant
neighborhood where people can work, live, and play. Furthermore, the
land uses are designed to support the Specific Plan land use concept and
will act as the regulatory “zoning districts” for each use.
As shown in Figure 2-1: Conceptual Land Use Plan, Dublin Crossing is
envisioned as an infill, mixed-use development located in the center of
Dublin. It will include a 30 acre Community Park, up to 1,995
residential units, up to 200,000 sf. of commercial space, a five net-acre
neighborhood park, and an elementary school site. A summary of the
land use by type is shown in Table 2-1: Land Use Summary.
See Table 2-12: Permitted Uses for more detail on the permitted uses in
each land use district.
The community will be connected by a hierarchy of streets, trails, parks,
and interconnected neighborhoods. Land uses are also visually and
physically connected to other uses by safe circulation infrastructure,
continuity of streetscapes, complementary design features, and by the
nature of their compatibility.
Land uses in the Specific Plan area reflect a mixture that aims to achieve
the vision of a livable urban village.
Each of the land uses and the circulation network are described further in
this section.
Figure 2-2: Illustrative Site Plan illustrates how development within Dublin
Crossing may occur.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-3
Figure 2-1: Conceptual Land Use Plan
DUBLIN CROSSING SPECIFIC PLAN | 2-4
Table 2-1: Land Use Summary
Specific Plan
Land Use District
Total
Net Acreage 1 Permitted Density
Total Residential
Development Potential
Total Commercial
Development Potential
Dublin Crossing Medium
Density Residential (DC MDR) 41.9 6.0-14.0 units/net acre
Up to 1,995 dwelling units 5
n/a Dublin Crossing Medium-High
Density Residential (DC M-
HDR)
46.5 14.1-25 units/net acre
Mixed Use (MU) 2 13.2 20.1-60 units/net acre
0.25 to 1.0 FAR
75,000 to 200,000
gross square feet
General Commercial/DC
Medium-High Density
Residential (GC/DC M-HDR) 3
9.1 14.1-25 units/net acre
0.25 to 1.0 FAR
General Commercial/DC
High Density Residential
(GC/DC HDR) 3
9.9 20.1-60 units/net acre
0.25 to 1.0 FAR
School (S) 5 12 6.0-14.0 units/net acre n/a
Park (P) 4 30 n/a n/a n/a
Open Space (OS) 2.6 n/a n/a n/a
Roadways, Utilities, and other
Infrastructure 23.8 n/a n/a n/a
Total Project Area 189
Notes:
(1) Net acreage is defined as the gross acreage less backbone street, public street, and
right-of-way area.
(2) The Mixed Use land use district shall contain a minimum of 75,000 gross square feet
of commercial uses (with a maximum floor area ratio (FAR) of 1.0 for the area
designated for commercial development) and a 5 acre neighborhood park. In
conjunction with an application that meets these commercial and park requirements,
residential uses are permitted with a density of 20.1 to 60 units/net acre. FAR applies
only to commercial uses.
(3) Can have commercial only, mixed-use, or residential-only uses. FAR applies only to
commercial uses.
(4) Park acreage is net usable acres. In the case of the 30 net-acre Community Park, the
park is exclusive of Chabot Creek.
(5) The school site may be developed at the Dublin Crossing Medium Density Residential
(DC MDR) use and density if the site is not utilized by the Dublin Unified School District
and if the Specific Plan maximum of 1,995 residential units is not exceeded.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-5
Figure 2-2: Illustrative Site Plan
2 | LAND USE AND DEVELOPMENT STANDARDS
2-6 | CITY OF DUBLIN
2.1.1. Parks, Open Space, and Public Facilities
The Specific Plan area contains land designed for public use which
includes parks/open space, an elementary school site, and public
roadways.
Central Park and Iron Horse Regional Trail Realignment
Located at the crossroads of Dublin Boulevard, Scarlett Drive and the
Iron Horse Regional Trail is the proposed 30 net usable acre Dublin
Crossing Central Park (Central Park). The Central Park is envisioned as
an innovative and uniquely designed community gathering place for the
residents of Dublin Crossing and the broader community of Dublin.
The Central Park will provide high-quality recreational amenities for both
passive and active recreation and civic events (e.g., festivals, farmer’s
market, art shows, etc.). Amenities could include an amphitheater,
organized and informal sports fields, sport courts, restrooms, walking
paths, parking, a community garden, demonstration vineyards, play
areas, picnic grounds, a carousel, a rose garden, and possibly a building
pad for a children’s museum (to be built by others).
An existing drainage channel extends north to south along the eastern
side of the proposed land area for Central Park. This channel provides
regional drainage from Camp Parks (to the north) and eventually flows
under I-580 and into the Chabot Canal. This channel will be relocated
and grade-contoured as a natural riparian corridor. The new channel
will be located near the eastern border of the Central Park, but the
channel acreage is not included in the 30 net-acre park calculations.
The Dublin Boulevard frontage of Central Park will create an opportunity
for a strong visual civic statement at a key central location within the City.
The gateway plaza should include significant landscaping, seating, street
furniture, and other element(s).
The Iron Horse Regional Trail will be reconfigured with the new project
frontage and Scarlett Drive extension/widening, and a secondary trail
pathway could be integrated along the southwestern edge of the Central
Park.
Neighborhood Park
A five net-acre Neighborhood Park will be located within the Mixed Use
(MU) land use district with frontage facing at least one adjacent public
street.
The Neighborhood Park will be designed to be integrated with the
commercial and/or residential development located in the Mixed Use
District, and shall contain unique amenities that are appropriate to a
park in this commercial/residential context.
School
The Specific Plan provides an opportunity for the Dublin Unified School
District (DUSD) to acquire land for a public elementary school site which
is designated as School (S) on Figure 2-1: Conceptual Land Use Plan.
This elementary school site will be designed to accommodate
approximately 900 children and could include classrooms, a multi-
purpose room, administrative offices, a multi-use sports field, a
playground, and parking.
The school site will have an underlying land use designation of Dublin
Crossing Medium Density Residential (DC MDR). In the event that DUSD
does not acquire the site, residential uses will be allowed in accordance
with the DC MDR land use district, development standards, and design
guidelines contained in this Specific Plan.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-7
2.1.2. Residential Neighborhoods
The proposed project will contain residential neighborhoods that will
accommodate up to a Specific Plan total of 1,995 residential units with
densities ranging from 6 to 60 dwelling units per net acre. There are two
land use districts that accommodate exclusively residential development:
Dublin Crossing Medium Density Residential (DC MDR) has a
density of 6 to 14 units per net acre; and
Dublin Crossing Medium-High Density Residential (DC M-
HDR) has a density of 14.1 to 25 units per net acre.
There will be a variety of housing types throughout the project area
including single-family detached, single-family attached and multi-family
units which will be located in order to provide a logical transition from
the existing high density residential development adjacent to the BART
station and from the existing Medium-Density Residential neighborhood
across Scarlett Drive
Residential density ranges within each residential neighborhood are
allowed to provide flexibility of subdivision design and to adapt to
changing future housing market conditions.
2.1.3. Commercial and Mixed Use
Mixed Use (MU)
The Mixed Use (MU) land use district is proposed for the northwest corner
of Arnold Road and Dublin Boulevard. The Mixed Use land use district
shall contain a minimum of 75,000 (maximum of 200,000) gross square
feet of commercial uses (with a maximum floor area ratio (FAR) of 1.0)
and a 5 net-acre neighborhood park. In conjunction with an application
that meets these commercial and park requirements, residential uses are
permitted with a density of 20.1 to 60 units/net acre. Residential-only
uses are not permitted. Mixed-use can take the form of vertical mixed-
use, horizontal mixed-use, or a combination of both. Vertical mixed-use
is characterized by residential use above and adjacent to the base
commercial. Horizontal mixed-use is characterized by residential use
adjacent to the base commercial, as either attached or detached units,
but the project is designed so that the residential and commercial uses
are integrated and built simultaneously to function as a single project and
a cohesive, connected development.
Typical permitted commercial uses include a variety of eating and
drinking establishments, hotel, entertainment, retail stores, bank
branches, bookstores, markets, personal and professional services, and
office uses. Residential uses (within a mixed-use project) are permitted in
addition to the commercial with a density of 20.1 to 60 units/net acre.
FAR applies only to commercial uses and is calculated using only that
portion of the property that is devoted to commercial use. For a vertical
mixed-use project, the FAR is calculated using that portion of the property
that is devoted to vertical mixed use.
A five net-acre Neighborhood Park will be located within the MU district.
The park will be designed in concert with, and responsive to, the
surrounding development.
A gateway plaza located at the northwest corner of Dublin Boulevard and
Arnold Road will create a public focal point along Dublin Boulevard. It
will be located within the Mixed Use land use district. This gateway plaza
will include generous landscape and hardscape treatment around a
2 | LAND USE AND DEVELOPMENT STANDARDS
2-8 | CITY OF DUBLIN
central feature with trellises and seating areas to encourage activation of
the space.
A second plaza is envisioned in an internal courtyard between the
commercial and/or mixed-use buildings. This plaza could feature a
smaller water feature, and possibly an outdoor eating area for
restaurants. Accent planting in pots and planters will be located
throughout the interior plaza to provide color. These plazas will be
constructed concurrent with the commercial and/or mixed-use
development and will not be counted as Neighborhood Park acreage.
General Commercial/Dublin Crossing Medium-High Density
Residential (GC/DC M-HDR)
To provide flexibility to accommodate future market conditions and City
housing needs, a combination land use district is proposed for areas
along Arnold Road – north of the Mixed Use land use district.
General Commercial/Dublin Crossing Medium-High Density Residential
(GC/DC M-HDR) is proposed for property on the periphery of the project
area along Arnold Road, as shown in Figure 2-1: Conceptual Land Use
Plan. Uses allowed in this district are commercial, mixed use (as
described in the MU land use district above), and residential. In
combination with the Mixed Use land use district (which will contain a
minimum of 75,000 square feet of commercial uses), the GC/DC M-
HDR land use district can contain an additional 125,000 of commercial
uses, up to a Specific Plan area total of 200,000 square feet. The
maximum floor area ratio (FAR) of commercial uses in the district is 1.0
and the maximum density for residential development in the land use
district is 25 units/net acre.
FAR applies only to commercial uses and is calculated using only that
portion of the property that is devoted to commercial use. For a vertical
mixed-use project, the FAR is calculated using that portion of the property
that is devoted to vertical mixed use.
General Commercial/Dublin Crossing High Density Residential
(GC/DC HDR)
To provide flexibility to accommodate future market conditions and City
housing needs, a combination land use district is proposed for areas
along Dublin Boulevard – west of the Mixed Use land use district.
General Commercial/Dublin Crossing High Density Residential (GC/DC
HDR) is proposed for property on the periphery of the project area along
Dublin Boulevard, as shown in Figure 2-1: Conceptual Land Use Plan.
Uses allowed in this district are commercial, mixed use (as described in
the MU land use district above), and residential. In combination with the
Mixed Use land use district (which will contain a minimum of 75,000
square feet of commercial uses), the GC/DC HDR land use district can
contain an additional 125,000 of commercial uses, up to a Specific Plan
area total of 200,000 square feet. The maximum floor area ratio (FAR)
of commercial uses in the district is 1.0 and the maximum density for
residential development in the land use district is 20.1 to 60 units/net
acre.
FAR applies only to commercial uses and is calculated using only that
portion of the property that is devoted to commercial use. For a vertical
mixed-use project, the FAR is calculated using that portion of the property
that is devoted to vertical mixed use.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-9
2.1.4. Roadway Network
As public spaces, streets will have significant importance within Dublin
Crossing. They will facilitate access to the residential, commercial, mixed
use, and public uses within the community. This Specific Plan includes a
thoughtfully designed streetscape that is conducive to facilitating multiple
modes of travel in an inviting, safe, aesthetically-pleasing circulation
network.
A grid pattern of different street types, each with a defined character and
function, will serve the transportation needs of the project. The internal
“backbone” street system is designed to establish connections to the
existing exterior roadway network as well as internally between residential
neighborhoods, parks, open spaces, an elementary school site, and
business /commercial areas. With sidewalks on nearly all streets, and
bikeways on many, the streets will become the framework for the
pedestrian and bicycle network as they connect to uses both internally
and beyond Dublin Crossing. Internal roadway classifications include
Residential, Class I, and Class II Collector Streets, Residential Streets, and
Private Streets. Chapter 4: Circulation and Streetscape Design provides
greater detail on the roadway network.
Residential, Class I, and Class II Collector Streets
Collector Streets will serve as the primary conduits for interior
neighborhood vehicular, bicycles, and pedestrian traffic and to provide
access to and from neighborhood residential streets and perimeter streets
outside of the Specific Plan area. These streets are not intended to
support regional traffic, but they may provide direct access to schools
and parks. Collector Streets include B Street, Central Parkway, and G
Street.
Residential Streets
Residential Streets will provide direct multi-modal access to
neighborhoods by residents and visitors while discouraging through traffic
and high speeds. Residential Streets are intended to provide low-speed
access between and within neighborhoods, promoting a multi-modal
network with an emphasis on comfort, safety, and amenities for
pedestrians and bicyclists.
Private Streets
Private Streets will be privately owned and maintained streets that provide
access within common interest subdivisions and commercial and mixed-
use developments. Private Streets will be designed for a low volume of
traffic with limited vehicular access. Private Streets will be narrower than
public Residential Streets and may or may not include sidewalks, on-
street parking, or other street features but will not include gates that
restrict access.
2.2. Planning Areas
Figure 2-3: Planning Areas organizes the project site into distinct
Planning Areas for purposes of the overall site development and for
identifying smaller parcels within the project area. The Planning Areas do
not correlate to project phasing or the order of future development.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-10 | CITY OF DUBLIN
Figure 2-3: Planning Areas
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-11
Table 2-2: Planning Area Development Summary
Planning
Area Project Phase
Approximate
Net Area
(Acres) Land Use District
1 5 16.64 DC M-HDR (14.1-25 u/a)
2 4 / 5 17.67 DC MDR (6-14 u/a)
3 2 / 3 / 4 31.50 P-OS
4 1A 3.72 DC M-HDR (14.1-25 u/a)
5 1A / 2 8.49 DC MDR (6-14 u/a)
6 1B / 2 4.60 DC MDR (6-14 u/a)
7 1A / 1B 5.33 DC M-HDR (14.1-25 u/a)
8 1A 6.13 GC/DC HDR
9 1B 3.10 DC M-HDR (14.1-25 u/a)
10 2 / 3 11.00 DC MDR (6-14 u/a)
11 2 / 3 14.42 DC M-HDR (14.1-25 u/a)
12 4 2.03 GC/DC M-HDR
13 3 / 4 6.18 GC/DC M-HDR
14 2 / 3 12.00 S
15 3 3.15 DC M-HDR (14.1-25 u/a)
16 2 / 3 3.77 GC/DC HDR
17 2 / 3 13.00 MU
Roadway,
Utilities, other
Infrastructure
-- Remainder n/a
TOTAL 189
2.3. Phasing Plan
Development of the Specific Plan area includes 5 (five) development
phases, with anticipated build-out occurring over a period of
approximately 10 years in response to market demands, the acquisition
of the property from the U.S. Army, and according to an orderly
extension of roadways, infrastructure, public services, and utilities. Over
the course of the five phases, park sites, private recreational facilities, the
school site, and other amenities will be provided commensurate with the
residential and commercial development pursuant to terms in the Project
Development Agreement. Figure 2-4: Conceptual Phasing Plan and
Table 2-3: Phasing Plan identify proposed development phasing within
the Specific Plan area.
Project phasing is described in greater detail in Section 7.3 of the Specific
Plan.
Table 2-3: Phasing Plan
Phase
Gross
Area
Maximum Number of
Residential Units
Maximum Amount of
Commercial Square
Footage
1 33 570 -
2 54 421 75,000
3 48 435 50,000
4 26 156 75,000
5 28 413 -
TOTAL 189 acres Up to 1,995 Up to 200,000
2 | LAND USE AND DEVELOPMENT STANDARDS
2-12 | CITY OF DUBLIN
Figure 2-4: Conceptual Phasing Plan
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-13
2.4. Land Use Policies
The following land use policies shall apply to all development within the
project area unless otherwise noted in this Specific Plan. Special
implementation measures are described in Chapter 7: Administration,
Implementation and Financing.
LU Policy 2.1 – Concentrate commercial uses near the intersection of
Dublin Boulevard and Arnold Road. Commercial development should
be focused in the Mixed Use (MU) land use district and a minimum of
75,000 square feet of commercial uses will be located in this land district
prior to allowing commercial in the General Commercial/Dublin
Crossing Medium-High Density Residential (GC/DC M-HDR) and
General Commercial/Dublin Crossing High Density Residential (GC/DC
HDR) land use districts.
LU Policy 2.2 – Locate higher density residential uses along Dublin
Boulevard and within one-half mile walking or biking distance to transit
facilities.
LU Policy 2.3 – Provide pedestrian and bicycle facilities to meet the goals
and objectives of the Specific Plan and to promote alternatives to
automobile use and reduce parking demand. Pedestrian sidewalks,
bicycle lanes, and multi-use trails shall safely connect residential,
commercial, and recreational uses to each other and to transit facilities.
LU Policy 2.4 – Develop a comprehensive Park Master Plan for the
Community Park (Central Park), Neighborhood Park, and a
pedestrian/bicycle trail network that is consistent with the City of Dublin
Bicycle Master Plan and Parks and Recreation Master Plan.
LU Policy 2.5 – Locate the Central Park near the intersection of Dublin
Boulevard, Scarlett Drive and the Iron Horse Regional Trail to provide
physical and visual access to the Dublin Community and to enable a
strong connection between the parks in the Specific Plan area and the
Iron Horse Regional Trail.
LU Policy 2.6 –Promote development of a wide variety of housing types
and housing alternatives for Dublin residents.
LU Policy 2.7 –Allow the development of residential units consistent with
the Dublin Crossing Medium Density Residential (DC MDR) land use
district, development standards, and design guidelines should DUSD
choose to not construct a school facility on the site designated for school
uses.
LU Policy 2.8 – Each development phase shown in Figure 2-3 shall
include all infrastructure, services, facilities and amenities, both public
and private, needed to serve the uses and structures within that phase,
which shall be completed in accordance with the provisions in this
Specific Plan and Development Agreement. Development of each phase
shall result in a project that could “stand alone” both functionally and
aesthetically if future phases were not constructed.
LU Policy 2.9 – Development of Phase 2 shall include the provision of a
10 foot, landscaped connection outside of the street right-of-way line
along the east side of D Street North to connect the residential
neighborhood of Phase 1 and Phase 2 with comfortable, multi-modal
connections between the two.
2.5. Infrastructure and Services
Figure 2-1: Conceptual Land Use Plan provides for a variety of land uses
within the Specific Plan area. Each of these land uses will be served by
existing and future utility infrastructure planned for future development in
and around the Specific Plan area. Project development will require
removal and relocation of existing, and construction of new, public
utilities within the Specific Plan area. Chapter 5: Infrastructure and Public
Services provides detail on infrastructure and public services
improvements that will be developed in the Specific Plan area.
2.6. Development Standards
The purpose of this section is to provide land use development standards
that apply throughout the Specific Plan area. These include standards
regarding permitted uses, building height limits, parking requirements,
and setbacks.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-14 | CITY OF DUBLIN
These development standards should be used in conjunction with
Chapter 3: Design Guidelines, which describe and illustrate building
designs, concepts, and features that will ensure the high-quality
development that is envisioned for the Specific Plan area.
Development standards apply for each of the respective land use
designations described below. These are:
Dublin Crossing Medium Density Residential (DC MDR)
Dublin Crossing Medium-High Density Residential (DC M-
HDR)
Mixed Use (MU)
General Commercial/ Dublin Crossing Medium-High Density
Residential (GC/DC M-HDR)
General Commercial/ Dublin Crossing High Density
Residential (GC/DC HDR)
Additionally, development standards are provided for specific residential
product types. For any residential development, the development
standards of both the land use district and the particular product type
shall apply.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-15
2.6.1. Development Standards for DC Medium Density
Residential (DC MDR) land use district
The DC Medium Density Residential (DC MDR) land use district allows a
mix of residential lot configurations from conventional single-family
small-lots including “two-pack” or “zipper” lots, to attached multi-family
lots at a density of 6-14 units per net acre.
Residential product types may include a variety of attached and detached
housing types, including:
Single-Family Conventional Home (Detached)
Alley Loaded Home (Detached)
Duet Home (Attached)
Rowhouse (Attached)
Green Court Home (Detached)
Motorcourt Home (Detached or Attached)
Townhome (Attached)
In addition to the development standards noted here, refer also to
Section 2.6.10: Residential Product Type Development Standards (all
Land Use Districts) for product type development standards.
Secondary dwelling units, accessory structures, and home occupations
are permitted in the DC MDR land use district in accordance with the
Zoning Ordinance.
Development of residential units in this land use district shall be regulated
by the development standards established for each product type noted
and in accordance with these standards:
No building shall be taller than 40 feet, except for
architectural projections such as chimneys. Building height is
measured from adjacent finished grade in accordance with the
Zoning Ordinance.
Due to sensitivities over potential visual intrusion into a
particular building on the military base, there shall be no
windows on north-facing elevations that are higher than 25
feet from adjacent grade within the Visual Intrusion Buffer area
as identified on Figure 1-4: Existing Constraints,.
Usable Outdoor Space (Common and Private) for attached
housing units of any type shall be a minimum of 15% of the
net site area.
Parking shall be provided in accordance with the Zoning
Ordinance based on residential use type.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-16 | CITY OF DUBLIN
2.6.2. Development Standards for DC Medium-High
Density Residential (DC M-HDR) Land Use
District
DC Medium-High Density Residential (DC M-HDR) allows for a mix of
attached and detached single-family and multi-family housing lot
configurations at a density of 14.1 to 25 units/net acre.
Residential product types may include a variety of attached and detached
housing types, including:
Single-Family Conventional Home (Detached)
Alley Loaded Home (Detached)
Duet Home (Attached)
Rowhouse (Attached)
Green Court Home (Detached)
Motorcourt Home (Detached or Attached)
Townhome (Attached)
Multi-Family (Attached)
In addition to the development standards noted here, refer also to
Section 2.6.10: Residential Product Type Development Standards (all
Land Use Districts) for product type development standards.
Medium-High Density Residential development provides a transition from
the higher density apartments and condominiums along the project
periphery to the DC Medium Density Residential land use district in the
core of the Specific Plan area.
Home occupations are permitted in the DC M-HDR land use district in
accordance with the Zoning Ordinance Chapter 8.64: Home
Occupations Regulations.
Development of residential units in this land use district shall be regulated
by the development standards established for each product type noted
and in accordance with these standards:
No building shall be taller than 45 feet, except for
architectural projections such as chimneys. Building height is
measured from adjacent finished grade in accordance with the
Zoning Ordinance.
Due to sensitivities over potential visual intrusion into a
particular building on the military base, there shall be no
windows on north-facing elevations that are higher than 25
feet from adjacent grade within the Visual Intrusion Buffer area
as identified on Figure 1-4: Existing Constraints.
Usable Outdoor Space (Common and Private) for attached
housing units of any type shall be a minimum of 15% of the
net site area.
Parking shall be provided in accordance with the Zoning
Ordinance based on residential use type. The process for
considering exceptions to parking requirements is described in
Zoning Ordinance Chapter 8.76.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-17
2.6.3. Development Standards for Mixed Use (MU)
Land Use District
Uses allowed in this district are commercial and mixed use (commercial
and residential combined in a single project). Residential-only uses are
not permitted. Mixed-use can take the form of vertical mixed-use,
horizontal mixed-use, or a combination of both. Vertical mixed-use is
characterized by residential uses over commercial uses. Horizontal
mixed-use is characterized by residential and commercial uses developed
side by side, as either attached or detached units, but the project is
designed so that the residential and commercial uses are integrated and
built simultaneously to function as a single project.
In multi-story buildings in the MU land use district, ground floor
commercial uses should include uses that serve daily needs, such as retail
and grocery stores and eating and drinking establishments. All other
uses are permitted on all floors.
Residential product types may include a variety of attached housing types,
including:
Alley Loaded Home (Detached)
Duet Home (Attached)
Rowhouse (Attached)
Green Court Home (Detached)
Motorcourt Home (Detached or Attached)
Townhome (Attached)
Multi-Family (Attached)
In addition to the development standards noted here, refer also to
Section 2.6.10: Residential Product Type Development Standards (all
Land Use Districts) for product type development standards.
Home occupations are permitted in the MU land use district in
accordance with the Zoning Ordinance Chapter 8.64: Home
Occupations Regulations.
Development in this land use district shall be regulated by the
development standards established for each residential product type
noted (if residential uses are proposed) and in accordance with these
standards:
No building shall be taller than 75 feet, except for
architectural projections such as chimneys. Building height is
measured from adjacent finished grade in accordance with the
Zoning Ordinance.
Usable Outdoor Space (Common and Private) for attached
housing units of any type shall be a minimum of 15% of the
net site area.
Parking:
For commercial uses, parking shall conform to the City
of Dublin Zoning Ordinance Chapter 8.76: Off-Street
Parking and Loading Regulations.
For residential development in this district, the parking
requirement is 1.5 spaces (covered or uncovered) per
residential unit plus guest parking provided as an
additional 15% of the number of required spaces.
The process for considering exceptions to parking
requirements is described in Zoning Ordinance Chapter
8.76.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-18 | CITY OF DUBLIN
2.6.4. Development Standards for General
Commercial/DC Medium-High Density
Residential (GC/DC M-HDR) Land Use District
To provide flexibility to accommodate future market conditions and City
housing needs, a combination land use district is proposed for areas
along Arnold Road north of the Mixed Use land use district.
Residential product types may include a variety of attached and detached
housing types, including:
Single-Family Conventional Home (Detached)
Alley Loaded Home (Detached)
Duet Home (Attached)
Rowhouse (Attached)
Green Court Home (Detached)
Motorcourt Home (Detached or Attached)
Townhome (Attached)
Multi-Family (Attached)
In addition to the development standards noted here, refer also to
Section 2.6.10: Residential Product Type Development Standards (all
Land Use Districts) for product type development standards.
Home occupations are permitted in the GC/DC MDR land use district in
accordance with the Zoning Ordinance Chapter 8.64: Home
Occupations Regulations.
Development in this land use district shall be regulated by the
development standards established for each residential product type
noted (if residential uses are proposed) and in accordance with these
standards:
No building shall be taller than 45 feet, except for
architectural projections such as chimneys. Building height is
measured from adjacent finished grade in accordance with the
Zoning Ordinance.
Usable Outdoor Space (Common and Private) for attached
housing units of any type shall be a minimum of 15% of the
net site area.
Parking shall be provided in accordance with the Zoning
Ordinance based on use type. The process for considering
exceptions to parking requirements is described in Zoning
Ordinance Chapter 8.76.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-19
2.6.5. Development Standards for General
Commercial/DC High Density Residential
(GC/DC HDR) Land Use District
To provide flexibility to accommodate future market conditions and City
housing needs, a combination land use district is proposed for areas
along Dublin Boulevard, west of the Mixed Use land use district.
Residential product types may include a variety of attached and detached
housing types, including:
Alley Loaded Home (Detached)
Duet Home (Attached)
Rowhouse (Attached)
Green Court Home (Detached)
Motorcourt Home (Detached or Attached)
Townhome (Attached)
Multi-Family (Attached)
In addition to the development standards noted here, refer also to
Section 2.6.10: Residential Product Type Development Standards (all
Land Use Districts) for product type development standards.
Home occupations are permitted in the GC/DC HDR land use district in
accordance with the Zoning Ordinance Chapter 8.64: Home
Occupations Regulations.
No building shall be taller than 75 feet, except for
architectural projections such as chimneys. Building height is
measured from adjacent finished grade in accordance with the
Zoning Ordinance.
Usable Outdoor Space (Common and Private) for attached
housing units of any type shall be a minimum of 15% of the
net site area.
Parking:
For commercial uses, parking shall conform to the City
of Dublin Zoning Ordinance Chapter 8.76: Off-Street
Parking and Loading Regulations.
For residential development in this district, the parking
requirement is 1.5 spaces (covered or uncovered) per
residential unit plus guest parking provided as an
additional 15% of the number of required spaces.
The process for considering exceptions to parking
requirements is described in Zoning Ordinance Chapter
8.76.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-20 | CITY OF DUBLIN
2.6.6. Adjustment to Boundaries of Land Use Districts
A minor adjustment to the boundaries of land use districts in the Specific
Plan can be considered in accordance with Section 7.1.6: Substantial
Conformance of the Specific Plan.
2.6.7. Residential Product Type Development
Standards (all Land Use Districts)
Residential product type development standards apply to all residential
development allowed within the Specific Plan area.
Residential product type standards have been written for the following
product types:
Single-Family Conventional Home (Detached)
Alley Loaded Home (Detached)
Duet Home (Attached)
Rowhouse (Attached)
Green Court Home (Detached)
Motorcourt Home (Detached or Attached)
Townhome (Attached)
Multi-Family (Attached)
If a residential product type is proposed that does not fit into the
definition of one of the categories above, the Community Development
Director will determine which category is most appropriate and the
development standards of that product type shall apply.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-21
Single-Family Conventional Home (Detached)
A Single-Family Conventional Home is defined as a dwelling unit that is
occupied by one family unit or group, does not share a common wall, is
not attached to another dwelling unit, and provides both front door and
garage access from a residential street or common driveway. Single-
family homes are typically built on lots between 3,000 and 6,000 square
feet with private rear yard space. This type of product typically faces a
residential street or common driveway.
The detached Single-Family Conventional Home shall have:
An individual lot, typically with residential street or common
driveway frontage;
One principal dwelling per lot;
Private rear yard space;
An enclosed garage with two side-by-side parking spaces that
can be attached or detached. Garages shall also have
adequate room for storage and room for trash receptacles to
be stored;
Guest parking in accordance with the requirements of the land
use district
Second Unit, Guesthouse, and Accessory Structures
Detached or attached second unit or guesthouse allowed in
accordance with Zoning Ordinance Chapter 8.40: Accessory
Structures and Uses Regulations and Chapter 8.80: Second
Units Regulations.
Accessory structures allowed in accordance with Zoning
Ordinance Chapter 8.40: Accessory Structures and Uses
Regulations
2 | LAND USE AND DEVELOPMENT STANDARDS
2-22 | CITY OF DUBLIN
Table 2-4: Single Family Conventional Home (Detached)
Development Standards
Feature Criteria
Lot Size (minimum) 3,000 square feet
Lot Width (minimum) (1) 35 feet
Setbacks (minimum) (2)(3)(4)
Front
Living 10 feet
Garage (5) 18 feet
Porch 5 feet
Side (6)
Interior 4 feet
Corner
Living 8 feet
Porch 5 feet
Rear (7) 10 feet
Number of Stories (maximum) 3 stories
Notes:
(1) Flag lots are allowed within the Specific Plan area in cases where conventional
rectangular lot layouts are not feasible or practical. Cul-de-sac lots shall not have a
frontage of less than 30 feet. Flag lots shall not have a frontage of less than 25 feet
for each lot (lot frontage is measured at right-of-way or property line which ever
applies). In cases where more than one flag lot is necessary, shared common
driveways should be utilized to reduce pavement and driveway repetition.
Landscaping along both sides of the flag lot driveway should be used to avoid an alley
appearance.
(2) Building setbacks are measured from edge of building foundation to property line.
(3) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(4) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(5) Minimum garage setback for a driveway is 18 feet. Maximum garage setback for no
parking driveway is 5 feet.
(6) Zero lot line configurations are permitted provided a minimum building separation of
8 feet is provided. Articulated lot lines and Reciprocal Use Easements (RUE) are
allowed.
(7) Rear setbacks may be a minimum of 10 feet with an average setback of 15 feet.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-23
Alley Loaded Home (Detached)
Alley Loaded Homes are single-family detached dwelling units that
provide garage access from a common rear alley and front door access
is typically along a residential street. Alleys should be carefully designed
as an attractive common space with landscaping, building articulation,
and architectural details.
The detached Alley Loaded Home shall have:
An individual lot, typically with front door access along a
residential street and common private rear alleys for garage
access;;
One principal dwelling per lot;
Private rear yard space or private side yards utilizing
Reciprocal Use Easements (RUEs);
An enclosed garage with two side-by-side parking spaces that
can be attached or detached. Garages shall also have
adequate room for storage and room for trash receptacles to
be stored;
Guest parking in accordance with the requirements of the land
use district
Second Unit, Guesthouse, and Accessory Structures
Detached or attached second unit or guesthouse allowed in
accordance with Zoning Ordinance Chapter 8.40: Accessory
Structures and Uses Regulations and Chapter 8.80: Second
Units Regulations.
Accessory structures allowed in accordance with Zoning
Ordinance Chapter 8.40: Accessory Structures and Uses
Regulations
2 | LAND USE AND DEVELOPMENT STANDARDS
2-24 | CITY OF DUBLIN
Table 2-5: Alley Loaded Home (Detached) Development Standards
Feature Criteria
Lot Size (minimum) 2,200 square feet
Lot Width (minimum) 30 feet
Setbacks (minimum) (1)(2)(3)
Front
Living 10 feet
Porch 5 feet
Side (4)
Interior 4 feet
Corner
Living 8 feet
Porch 5 feet
Rear (5)
Living 3 feet
Garage 3 feet
Number of Stories (maximum) 3 stories
Notes:
(1) Building setbacks are measured from edge of building foundation to property line.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(4) Zero lot line configurations are permitted provided a minimum building separation of
8 feet aggregate is provided. Articulated lot lines and Reciprocal Use Easements
(RUE) are allowed.
(5) Minimum garage setback for a driveway is 18 feet. Maximum garage setback for no
parking driveway is 3 feet.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-25
Duet Home (Attached)
Duet Homes are similar to Single-Family Conventional homes but are
attached by a common wall. This type of unit configuration provides
each home one conventional side yard and rear yard. Each home is
located on an individual lot and is owned by an individual property
owner. Duets may also be located at street corners with garages and
entries fronting different residential streets.
The Duet Home shall have:
Individual lots with residential street frontage
Dwelling units are attached at their sides in pairs
Typically one garage is forward, the other back for articulation
An enclosed garage with two side-by-side parking spaces that
can be attached or detached. Garages shall also have
adequate room for storage and room for trash receptacles to
be stored;
Guest parking in accordance with the requirements of the land
use district
Corner units may face different streets
One dwelling unit per lot
Each home has a side yard on one side only and private rear
yard
Zero lot line between attached dwelling buildings
Second Unit, Guesthouse, and Accessory Structures
Second units and guesthouses are not allowed. Accessory
structures allowed in accordance with Zoning Ordinance
Chapter 8.40: Accessory Structures and Uses Regulations.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-26 | CITY OF DUBLIN
Table 2-6: Duet Home (Attached) Development Standards
Feature Criteria
Lot Size (minimum) 3,000 square feet
Lot Width (minimum) 35 feet
Setbacks (minimum) (1)(2)(3)
Front
Living 10 feet
Porch 5 feet
Garage (4) 18 feet
Side (5)
Zero Side 0 feet
Yard Side 4 feet
Corner
Living 8 feet
Porch 5 feet
Rear (6) 10 feet
Number of Stories (maximum) 3 stories
Notes:
(1) Building setbacks are measured from edge of building foundation to property line.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(4) Minimum garage setback for a driveway is 18 feet. Maximum garage setback for no
parking driveway is 5 feet.
(5) Zero lot line configurations are permitted provided a minimum building separation of
an aggregate of 8 feet is provided. Articulated lot lines and Reciprocal Use Easements
(RUE) are allowed.
(6) Rear setbacks may be a minimum of 10 feet with an average setback of 15 feet.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-27
Rowhouse (Attached)
Rowhouses are single-family dwelling units that are attached at their sides
in groups of three or more. Each unit is on a separate lot with shared
access drives with private maintenance agreements. The intent of
rowhouses is to place emphasis on creating urban streetscapes on public
streets. To accomplish this, this particular product type configuration
minimizes the impact of the automobile and garage and establishes the
presence of living area and landscaping along public streets and drives.
An attached Rowhouse shall have:
Dwelling units are attached at their sides in groups of three or
more
No side-yard separation between units
No traditional private yard area. Private open space is
provided in the form of patios, decks, and balconies
Unit entries orient to the street
An enclosed garage with two side-by-side parking spaces that
is oriented to the rear private alley elements. Garages shall
also have adequate room for storage and room for trash
receptacles to be stored;
Guest parking in accordance with the requirements of the land
use district
Individual lots with street frontage
One dwelling unit per lot
Rowhouses may be common interest subdivisions but that is not required.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-28 | CITY OF DUBLIN
Table 2-7: Rowhouse (Attached) Development Standards
Feature Criteria
Lot Size (minimum) 1,600 square feet
Lot Width (minimum) 20 feet
Setbacks (minimum) (1)(2)(3)
Front
Living 10 feet
Porch 5 feet
Side
Interior 0 feet
Corner
Living 8 feet
Porch 5 feet
Rear (4)
Living 3 feet
Garage (5) 3 feet
Number of Stories (maximum) 3 stories
Notes:
(1) All building setbacks are measured from building foundation to property line.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(4) Rear setbacks are measured from property line or alley easement where applicable.
(5) Minimum garage setback for driveway parking is 18 feet. Maximum garage setback
for no parking driveways is 3 feet.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-29
Green Court Home (Detached)
Green Court Homes are detached single-family dwellings that orient the
front of the dwelling unit toward common open space and pedestrian
access ways, which function as a shared, attractive and usable open
space. The common open space unifies the site with primary building
entries linking to pedestrian circulation paths to unit entrances and other
uses or areas on the site. Garages for Green Courts are located at the
rear of the unit and take access from private alleys. Guest parking is
typically accommodated in open parking areas; these should be
screened from common open space. Side yard easements over adjacent
lots provide additional usable yard area.
A detached Green Court Home shall have:
Front entrance of dwelling unit oriented toward common open
space
Garages located along rear of the home, accessed from
private alleys
An enclosed garage with two side-by-side parking spaces that
is oriented to the rear private alley elements. Garages shall
also have adequate room for storage and room for trash
receptacles to be stored;
Guest parking in accordance with the requirements of the land
use district
Private side yards utilizing Reciprocal Use Easements (RUE)
One dwelling unit per lot
Building Separation Provisions
Minimum separation between facing garage doors shall be 27
feet.
Second Unit, Guesthouse, and Accessory Structures
Second units and guesthouses are not allowed. Accessory
structures allowed in accordance with Zoning Ordinance
Chapter 8.40: Accessory Structures and Uses Regulations.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-30 | CITY OF DUBLIN
Table 2-8: Green Court Home (Detached) Development Standards
Feature Criteria
Lot Size (minimum) 1,800 square feet
Lot Width (minimum) 30 feet
Setbacks (minimum) (1)(2)(3)
Front
Living 10 feet
Porch 5 feet
Side (4)
Yard Side 4 feet
Street
Living 8 feet
Porch 5 feet
Rear
Living 3 feet
Garage 3 feet
Number of Stories (maximum) 3 stories
Notes:
(1) Building setbacks are measured from edge of building foundation to property line.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(4) Zero lot line configurations are permitted provided a minimum building separation of
an aggregate of 8 feet is provided. Articulated lot lines and Reciprocal Use Easements
(RUE) are allowed.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-31
Motorcourt Home (Detached or Attached)
Motorcourt Homes are intended to occur in compact groupings (courts)
of dwelling units oriented around a shared private motorcourt. The
motorcourt should take its access from a public or a private residential
street. Garages should take access from the motorcourt. In special
circumstances, where motorcourt product types are mixed with other
housing types (e.g. single-family detached, rowhouses, etc.), each
housing type should conform to the regulations for their respective
housing type.
The courtyard area should be carefully designed as a single, attractive
common space with landscaping and decorative paving designed to
complement the entire motorcourt. Buildings in each motorcourt should
exhibit a strong, common architectural theme.
An attached or detached Motorcourt Home shall have:
One dwelling unit per lot, either attached or detached;
Detached or attached dwelling units;
Private side and rear yards which may utilize Reciprocal Use
Easements (RUE);
An attached or detached enclosed garage with two side-by-
side parking spaces that is oriented to the motorcourt.
Garages shall also have adequate room for storage and room
for trash receptacles to be stored;
Guest parking in accordance with the requirements of the land
use district;
The minimum separation between building interior side yards
is an aggregate of 8 feet.
Second Unit, Guesthouse, and Accessory Structures
Second units and guesthouses are not allowed.
Accessory structures allowed in accordance with Zoning
Ordinance Chapter 8.40: Accessory Structures and Uses
Regulations.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-32 | CITY OF DUBLIN
Table 2-9: Motorcourt Home (Detached or Attached) Development
Standards
Feature Criteria
Lot Size (minimum) 1,800 square feet
Lot Width (minimum) 30 feet
Setbacks (minimum) (1)(2)(3)
Front Street Facing
Living 10 feet
Porch 5 feet
Front Interior
Living 5 feet
Porch 4 feet
Garage (4) 5 feet
Side (5)
Yard Side 4 feet
Corner
Living 10 feet
Porch 5 feet
Rear
Living 4 feet
Garage 5 feet
Number of Stories (maximum) 3 stories
Notes:
(1) Building setbacks are measured from edge of building foundation to property line.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(4) Maximum garage setback for no parking in driveways is 5 feet.
(5) Zero lot line configurations are permitted provided a minimum building separation of
an aggregate of 8 feet is provided. Articulated lot lines and Reciprocal Use Easements
(RUE) are allowed.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-33
Townhome (Attached)
Townhomes are units, attached in groups of 3 or more. Townhomes
typically range from two to three stories with vehicular access to garages
from the rear of the unit by a private alley or common drive. Townhomes
typically share some common areas or common facilities within the
townhome complex. Townhome unit entries can either be oriented to
common open space areas or a residential street. A pedestrian
circulation system should link unit entrances with other uses or areas on
the site. Guest parking is typically accommodated in open parking areas;
these should be screened from common open space.
An attached Townhome shall have:
Dwelling units that are attached at their sides in groups of
three or more;
Individual lots with vehicular access from common driveways
and/or private alleys;
A separate common circulation system providing the primary
pedestrian access to the units;
Private patios and/or balconies with common open space
amenities;
An enclosed garage with two side-by-side parking spaces that
is oriented to a common drive. Garages shall also have
adequate room for storage and room for trash receptacles to
be stored;
Guest parking in accordance with the requirements of the land
use district.
Second Unit, Guesthouse, and Accessory Structures
Second units and guesthouses are not allowed.
Accessory structures allowed in accordance with Zoning
Ordinance Chapter 8.40: Accessory Structures and Uses
Regulations.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-34 | CITY OF DUBLIN
Table 2-10: Townhome (Attached) Development Standards
Feature Criteria
Lot Size (minimum) 1,000 square feet
Lot/Unit Width (minimum) 20 feet
Setbacks (minimum) (1)(2)(3)
Street (4)
Living 10 feet
Porch 5 feet
Side 10 feet
Rear(5)
Living 3 feet
Garage 3 feet
Building Separation Provisions
(minimum)
Building Face to Building Face 30 feet
Porch to Porch 20 feet
Garage to garage 27 feet
Side to Side
20 feet (can be reduced to 15
feet where windows and doors
are not present)
Number of Stories (maximum) 3 stories
Notes:
(1) All building setbacks are measured from building foundation to property line.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
(4) Street setbacks apply to all street (not alley) frontages only.
(5) Rear setbacks are measured from property line or alley easement where applicable.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-35
Multi-Family (Attached)
Multi-family attached housing allows grouped housing units. This
provides for the opportunity for greater affordability and common open
space. Multi-Family housing takes the form of either condominium or
apartment units clustered on a single parcel or multiple parcels. Given
the density of Multi-Family housing, common open space shall be
provided to supplement the limited private open space provided by
balconies and patios.
Attached Multi-Family product types shall have:
Attached units which are stacked in buildings or groups of
buildings;
Private open space provided in the form of patios, decks or
balconies where appropriate;
Common open space provided in the form of landscaped
courtyards, commonly-accessible roof-top gardens or decks,
swimming pools, or similar features and amenities;
Vehicular access and circulation via private driveways, entry
drives, parking drives and/or parking courts;
A separate pedestrian circulation system;
Aggregated parking that is not always contiguous to units.
Parking may be provided within residential buildings, in
surface parking areas with or without carports, parking
structures, or in designated areas;
Parking provided in accordance with the requirements of the
land use district. Tandem parking spaces are not allowed for
required spaces.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-36 | CITY OF DUBLIN
Table 2-11: Multi-Family (Attached) Development Standards
Feature (1) Criteria
Lot Size (minimum) None
Lot Width (minimum) None
Setbacks (minimum) (1)(2)(3)
Building to Property Line 10 feet
Building to Parking and Drive Isle 5 feet
Drive Isle or Parking to Property Line 5 feet
Building Separation Provisions
(minimum)
Garage to Garage 30 feet
Building to Building
(2 stories or less)
10 feet
Building to Building (3-4 stories) 20 feet
Building to Building (5-6 stories) 30 feet
Number of Stories (Maximum) 6 stories
Notes:
(1) Setbacks apply to building proximity to property lines. For setbacks interior to the
project, refer to the minimum building separations.
(2) All setbacks at corner lots shall meet the intersection sight distance design criteria of
the Zoning Ordinance. All setbacks for front areas shall ensure safe sight distances
for pedestrians and vehicles as approved by the City Engineer.
(3) Architectural projections such as porches and patios, landings, roof eaves, steps, bay
windows, media nooks, fireplaces and other similar features are allowed to project
into setback as long as three feet clear is maintained for access into rear yard.
LAND USE AND DEVELOPMENT STANDARDS | 2
DUBLIN CROSSING SPECIFIC PLAN | 2-37
2.7. Permitted Uses
Table 2-12: Permitted Uses identifies the statutory permitting/approval
requirements for each land use in the Specific Plan area. Where a land
use is not identified or this Specific Plan is otherwise silent, provisions
identified in the City of Dublin Zoning Ordinance and shall apply. Where
there is uncertainty, the Community Development Director has the
discretion to make a determination on the suitability of the proposed use.
There are some use types (e.g. Daycare Centers, Community Facilities)
that are permitted in all traditional residential and commercial zoning
districts throughout the City. Although not specifically listed, these use
types are also permitted through the same permit approval process in all
residential, commercial, and mixed use land use districts in this Specific
Plan. In addition, those uses that require a Minor Use Permit in
traditional residential and commercial zoning districts throughout the City
are also permitted through the same permit approval process in all
residential, commercial, and mixed use land use districts in this Specific
Plan.
Narrative descriptions of the respective permitted use categories are
described below.
In the Park (P) land use district, allowed uses include those that are
included in the individual Park Master Plans for the Community Park and
Neighborhood Park sites.
In the School (S) land use district, allowed uses include those that are
typically associated with a public elementary school. In the event that the
School District does not acquire the site, it may be developed with
residential uses in accordance with the development standards and
design guidelines for the DC Medium Density Residential land use
district.
2.7.1. Regional Retail
Any retail business that is greater than 20,000 square feet and generally
serves a broad population including residents from surrounding
communities. Such uses include anchor retail stores, department stores,
movie theaters, general retail uses and dining establishments.
2.7.2. Community Retail
Any retail business that is 20,000 square feet or less and generally serves
local residents and employees. Such uses include retail stores, personal
and professional services, neighborhood retail, dining establishments,
cafes, and bakeries.
2.7.3. Dining / Outdoor Dining
Any dining establishment, including those with seating for dining that
occurs in outdoor areas (including private outdoor spaces and sidewalks)
that are adjacent to a dining establishment and those that serve alcohol.
Such uses include restaurants, coffee shops, cafes, and bakeries.
2.7.4. Entertainment
Any establishment that provides live entertainment, cultural arts, or
cinema, including those that also sell concessions and alcohol. Such
uses include movie theaters, art galleries, and performance halls.
2.7.5. Office
Any establishment in which the primary activity is the provision of a
service to a client or customer who does not necessarily need to go to the
business to be served. Such uses include lawyers, architects, graphic
designers, health services, insurance agents, real estate offices, and
financial institutions.
2.7.6. Lodging
Any establishment that rents rooms for transient occupancy to overnight
guests. Such uses include hotels, motels, bed and breakfasts, and
hostels. Lodging uses may include ancillary retail uses and dining
businesses that provide convenience to the traveling public.
2 | LAND USE AND DEVELOPMENT STANDARDS
2-38 | CITY OF DUBLIN
2.7.7. Live-Work
A combination of living space and working space for personal and
professional service and office uses that the owner of the unit operates
the business.
2.7.8. Mixed-Use
Any property or building that combines multiple uses in compliance with
the development standards for the applicable land use district. Mixed-
use developments may be vertical (on top of each other) or horizontal
(next to each other). Examples include a single building with ground
floor retail use and upper floor residential or office use, or a separate
retail building and a separate residential or office building.
2.7.9. Residential
Residential uses as allowed in each land use district, which are
specifically noted in Section 2.6.1 to Section 2.6.5 of the Specific Plan.
Such building types include single-family detached homes, attached
homes, and multi-family apartments and condominium units.
2.7.10. Auto Service / Sales / Gas Station
Any establishment that generates income from repairing, servicing,
and/or sales of vehicles. Auto service businesses may also generate
secondary income from retail sales that are related to the auto service.
Such uses include auto repair and body shops, service centers, auto
dealerships, auto rentals, car washes, and gas stations. Vehicle
manufacturing, tow yards, and junk yards are prohibited.
2.7.11. Drive-Through and Drive-In Businesses
Any establishment in which the customer or client is served while still
present in their vehicle.
2.7.12. Civic, Cultural, and Institutional
Any establishment that is open to the general public or a group of
members that involves gathering for religious, social, cultural, or
educational purposes. Such uses include museums, churches, gathering
halls, community centers, post office, and public parking.
2.7.13. Temporary Uses
Any non-permanent use as defined by the Zoning Ordinance Chapter
8.108: Temporary Use Permit.
DUBLIN CROSSING SPECIFIC PLAN | 2-39
Table 2-12: Permitted Uses
Land Use
Dublin Crossing
Medium Density
Residential (DC
MDR)
Dublin Crossing
Medium-High
Density Residential
(DC M-HDR) Mixed Use (MU)
General
Commercial/DC
Medium-High
Density Residential
(GC/DC M-HDR)
General
Commercial/DC
High Density
Residential (GC/DC
HDR)
Regional Retail Prohibited Prohibited Allowed Allowed Allowed
Community Retail Prohibited Prohibited Allowed Allowed Allowed
Dining / Outdoor Dining Prohibited Prohibited Allowed Allowed Allowed
Entertainment Prohibited Prohibited Allowed Allowed Allowed
Office Prohibited Prohibited Allowed Allowed Allowed
Lodging Prohibited Prohibited Allowed CUP/PC 1 CUP/PC 1
Live-Work Prohibited Allowed Allowed 2 Allowed Allowed
Mixed-Use Prohibited Prohibited Allowed Allowed Allowed
Residential Allowed Allowed Allowed 4 Allowed Allowed
Auto Service / Sales / Gas
Station
Prohibited Prohibited CUP/PC 1 Prohibited Prohibited
Drive-Through and Drive-In
Businesses
Prohibited Prohibited CUP/PC 1 Prohibited Prohibited
Civic, Cultural, and
Institutional
CUP/PC 1 CUP/PC 1 CUP/PC 1 CUP/PC 1 CUP/PC 1
Temporary Uses 5 TUP 3 TUP 3 TUP 3 TUP 3 TUP 3
Notes:
(1) A Conditional Use Permit (CUP) with a public hearing by the Planning Commission (PC) is required as addressed in the Zoning Ordinance Chapter 8.100:
Conditional Use Permit.
(2) Allowed as part of a mixed-use development.
(3) A Temporary Use Permit (TUP) is required for temporary uses as addressed in the Zoning Ordinance Chapter 8.108: Temporary Use Permit.
(4) Allowed only in a mixed-use project. Stand-alone residential uses are not permitted.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-1
3 DESIGN
GUIDELINES
This chapter explains design concepts and
establishes design policies and design guidelines for
development in the Specific Plan area.
3 | DESIGN GUIDELINES
3-2 | CITY OF DUBLIN
The guidelines within this chapter describe and illustrate building designs,
concepts, and features that will ensure the high-quality development that
is envisioned for the Specific Plan area. The Design Guidelines should
be used in conjunction with the development standards described in
Chapter 2: Land Use and Development Standards.
These guidelines describe and illustrate building designs, concepts and
features that are appropriate for the Dublin Crossing Specific Plan area.
This chapter supports the objectives of the Specific Plan (described in
Chapter 1) by encouraging high quality design and development,
creativity and innovation for the uses within the Specific Plan area.
These Design Guidelines will serve to ensure cohesive design and
community identity. Project designers should use these Design
Guidelines to assist them in the preparation of conceptual and final
project designs. Graphics and photographic images are included as a
visual reference and should not be interpreted as the only design
solution. Creative approaches are encouraged.
These Design Guidelines serve the following functions:
To establish design guidelines for site design, architecture,
circulation, parking, lighting, and other distinguishing features.
To provide developers, builders, planners, architects,
landscape architects and property owners with guidelines and
recommendations, to aid in maintaining the high level of
community cohesiveness and unity, while still allowing for a
degree of personal expression.
Create highly desirable neighborhoods that are an asset to the
Dublin Crossing Specific Plan area and the City of Dublin.
Encourage sustainable design solutions that reduce energy
consumption, use water efficiently, and minimize waste.
Promote mobility while potentially reducing greenhouse gas
emissions, encouraging healthier lifestyles, and providing
opportunities for social interaction.
Create simple building designs that result in efficient use of
space, materials, and resources while maintaining a high level
of design integrity and authentic architectural style.
The terms “shall”, “should”, and “may” are used within the Design
Guidelines. The term “shall” is used to denote a design standard where
compliance is required. The term “should” is used to denote a guideline
that is recommended, but not required in all circumstances. The term
“may” is used to denote a design treatment that is allowed or optional.
These Design Guidelines address the following topics:
General Design Guidelines
Residential Design Guidelines
Residential Architectural Styles
Commercial and Mixed-Use Design Guidelines
Crime Prevention Through Environmental Design
Mobility and Parking
Signage
Public Facilities
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-3
3.1. General Design Guidelines
This section applies to all future development within the Specific Plan
area, whether residential, commercial, or mixed use.
3.1.1. Overall Building Design
Buildings shall be sited and designed to have a strong street
presence along public frontages, especially along Dublin
Boulevard, the Iron Horse Regional Trail, parks, and public
streets within the Specific Plan area.
Architectural details and enhanced elevations shall be applied
to rear and side facades facing streets and other public spaces
to avoid blank walls that could dominate public views.
Building design and siting should take advantage of natural
ventilation, heating, and cooling, sun and wind exposure, and
solar energy opportunities. Passive solar orientation and
design is encouraged to capture natural daylight and to use
natural cooling techniques in place of air conditioning.
Building siting should consider solar access for adjacent
buildings.
3 | DESIGN GUIDELINES
3-4 | CITY OF DUBLIN
3.1.2. Building Articulation
Facades that are visible from streets, walkways, outdoor
gathering spaces, parks and open spaces, alleys, and parking
areas shall be articulated to improve the design quality.
Publicly visible facades shall include the following
elements/treatments:
Change in plane
Change in colors, textures, materials, or masonry
patterns
Stylized and/or recessed face, windows, or doors
Upper floor step-back
Overhanding roof eaves, porticos, awnings, canopies,
lattice, or grates
Columns, posts, or tower elements
Three-dimensional expression lines, cornices, or roof
parapets
Ribs or pilasters
Piers and fenestration pattern
A tree or other prominent and decorative landscaping
features
Varied building or roofline heights
An equivalent element that subdivides the wall into
human scale proportions
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-5
Completely blank side and rear building facades are not
permitted. These facades shall include articulating elements
such as widows, columns, changes in wall texture or color,
change in wall plane, or other design feature that breaks up
the mass of the building. The level of articulation of side and
rear facades, especially those with limited public visibility, may
be less than that of the front façade, but they shall not be
devoid of articulating elements altogether.
3.1.3. Building Massing
Varied building setbacks should be used to provide
articulation and functional features such as entrances,
courtyards, outdoor dining or seating areas, etc.
Bay windows, stepped buildings, height changes, and setback
variations are encouraged between businesses to break up
large buildings and create attractive, interesting entries and
storefronts.
Tower elements or other monumental features are strongly
encouraged at focal points such as corners, plazas, major
entrances, or where walkways meet sidewalks. All elevations
of a tower element or monument feature shall be completely
constructed, with no blank walls or partially finished sides.
Architectural elements such as windows, arcades, awnings,
porticos, and other similar features should be used to break
up the massing of large buildings.
3 | DESIGN GUIDELINES
3-6 | CITY OF DUBLIN
3.1.4. Indoor-Outdoor Relationship
Architecture and site design shall respond to the regional
climate by providing indoor-outdoor transitional spaces where
appropriate. Deeply covered, shaded, and protected areas
create visual depth and interest while providing shelter and
appropriate pedestrian scaled spaces for the public. The
following features should be utilized to provide meaningful
outdoor gathering and entry spaces:
Arcades along storefronts that cover pedestrian
walkways, separate buildings, or provide a more
pleasing experience for pedestrians.
Trellises can create a covered walkway to protect
pedestrians from the sun, and provide aesthetic relief
and a pedestrian scale to larger buildings.
Deep overhangs can provide shade and protection but
should only be used when appropriate to the
architectural style and character of the building.
Awnings cover entries and provide opportunities for
signage. Awnings shall be no longer than a single
storefront and shall be of a style and color
complementary to the architectural style and character
of the building. Multiple awnings over individual
windows are preferred over one covering an entire
storefront.
Porches, verandas, courtyards, and gardens
accommodate outdoor seating areas adjacent to
restaurants, coffee shops, bookstores, and other similar
uses.
Loggias provide covered seating areas or other covered
retail spaces.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-7
3.1.5. Building Materials, Colors, and Finishes
A variety of high-quality, durable colors shall be provided to
create interesting and attractive building designs and avoid
monotony.
Green materials that withstand local environmental conditions
are strongly encouraged, including recycled-content carpet,
cellulose insulation, engineered lumber, certified wood,
natural floor coverings, and recycled-content interior finishes.
Exterior colors and materials shall be used to define the
building form, details, and massing.
Low and no volatile organic compound (VOC) paint and
finishes are encouraged.
When multiple buildings are proposed, a minimum of two
color schemes should be provided for each architectural style.
In general, each color scheme should have 1 or 2
complimentary main colors and up to three complementary
accent colors that are appropriate for the architectural style
and character of the building.
3 | DESIGN GUIDELINES
3-8 | CITY OF DUBLIN
Changes in materials and colors should only occur if there is a
change in plane. The change of materials and colors on
outside corners is prohibited. Instead, materials and colors
should change on inside corners.
Materials and colors used on the front facade shall be
wrapped along the side facade to an inside plane or to an
appropriate transition point several feet beyond the front
elevation to avoid the appearance of false facades.
Decorative elements shall be used to break up the plane of the
facade and create visual interest. Encouraged decorative
elements include shutters, exposed rafter ends, cross beams,
decorative grille work, decorative stucco, clay pipe vents,
decorative ceramic tile, and other similar features that are
appropriate for the architectural style and character of the
building.
Building details such as flashing, pipes, and metal vents may
be used as an enhancement with complimentary
colors/materials or painted to match the building or roof
surface so as to virtually disappear.
The natural color of brick, stone, and tile should be
maintained; these materials should not be painted or glazed.
Multi-unit and multi-family residential buildings shall use color
and material application to distinguish individual units when
appropriate.
Corporate/franchise building colors, branding, and
architectural features are permitted if the proposed design
meets the guidelines contained in this chapter in all other
respects.
Side or rear facades that face walkways or public streets shall
only include false windows and door openings defined by
frames, sills, and lintels, or similar modulations of the wall,
when actual doors and windows are not feasible because of
the nature of the building use.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-9
3.1.6. Base and Top Treatments
Where appropriate to the architectural style and character of
the building, facades shall include treatments to define the
building base, including:
Thicker walls, ledges or sills
Textured materials such as stone, masonry or textured
concrete
Different colored materials such as ceramic tile, granite,
marble, smooth finished stone or block, mullions or
panels
Raised planter boxes
Enriched landscaping with a mature height of at least
18 inches
Where appropriate to the architectural style and character of
the building, facades shall include treatments to define the
building top, including:
Cornice treatments
Roof overhangs (with brackets)
Stepped or shaped parapets
Textured materials
Different colored yet compatible materials
3 | DESIGN GUIDELINES
3-10 | CITY OF DUBLIN
3.1.7. Entry Design
Primary building entrances shall be designed as prominent
features of the front.
Awnings, overhangs, arcades, or other design features that
provide shelter are strongly encouraged around entries and
along walkways and sidewalks.
Entries should be enhanced with additional elements to create
a pedestrian scale, including massing variation and changes
in materials, color, and roof form.
Buildings that are part of a grouping and buildings with
multiple businesses shall include compatible design treatments
such as arcades, awnings, and simple signage as entry
elements. Individual storefront entries should be emphasized.
Service entrances shall be located and designed to be visually
unobtrusive to site entries, building entrances, and public
rights-of-way. Service entrances should be located behind or
on the side of buildings.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-11
3.1.8. Windows and Doors
Windows shall be proportional to the façade and reflect the
architectural style and character of the building.
Window size and shape shall provide a balanced relationship
with the surrounding roof and walls.
Accent shutters are encouraged (as appropriate to the
architectural style of the building). Accent shutters shall be
proportional to the window opening to appear functional.
Windows should further enhance, not dominate, the overall
architectural character.
Energy efficient windows are required on exterior walls.
Windows with clear glazing are most desirable, especially for
ground floor uses.
Silver or gold metal frames with large unbroken expanses of
glazing and dark tinted or reflective glass shall be avoided.
Large storefront windows are encouraged for commercial uses
to encourage pedestrian activity.
Architecturally compatible relief detailing is encouraged on
entry doors.
Upper story windows that are visible from streets, common
spaces, walkways, parks, and open spaces shall be designed
with window trims and grids that match the front elevations of
the structure.
3 | DESIGN GUIDELINES
3-12 | CITY OF DUBLIN
3.1.9. Roofs
A variety of roofing forms, pitches, slopes, details, and high-
quality, durable materials should be used on buildings, and
shall be compatible with the overall style and character of the
building.
Roof heights shall be varied to create visual interest and avoid
monotony.
Flat roofs shall be accompanied by a cornice, trim or other
accent features.
Gable ends shall be separated so they are not located
adjacent to each other.
Roofs shall be constructed of high-quality, durable roofing
materials and colors that are consistent with the architectural
style of the building. A variety of roof materials and colors is
required to avoid monotony. Acceptable roofing materials
include clay, concrete tile, or 40-year asphalt shingle.
Unacceptable materials include pressed wood, corrugated
fiberglass, and asphalt roll roofing. Materials such as
standing seam metal may be used as a design feature in
limited circumstances in higher-density residential and
commercial development.
Roof colors and materials that meet or exceed Energy Star
requirements shall be used to reduce the heat island effect.
Green roofs and rooftop gardens may be used to reduce heat
impacts and energy demands.
Rooftop solar panels, solar films, small-scale wind turbines,
and other similar features may be used to generate energy
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-13
3.1.10. Mechanical Equipment and Utilities
When centralized trash collection areas are required,
enclosures should be located away from public and common
areas and/or should include adequate screening in
accordance with City of Dublin and the local trash provider
requirements.
With the exception of solar panels and small-scale wind
turbines, roof-mounted mechanical equipment is prohibited on
the roof of single-family homes.
Roof-mounted mechanical equipment (excluding solar panels,
solar films, and small-scale wind turbines) shall be screened
from views from streets, walkways, common areas, parking
lots, parks, and open spaces with parapets and other
architectural features that are compatible with the architectural
style and character of the building.
Ground-mounted mechanical equipment shall be located
behind privacy walls or fences, inside utility cabinets, and/or
behind landscaping to screen from streets, walkways, common
areas, parking lots, parks, and open spaces. Items to be
screened include, but are not limited to power transformers
and sectors, electrical equipment, backflow preventers,
antennas and large satellite dishes, HVAC (heating,
ventilation, and air conditioning) equipment, and other similar
mechanical equipment and utilities.
3 | DESIGN GUIDELINES
3-14 | CITY OF DUBLIN
Small-scale wind turbines and solar heating and energy
production panels and films are encouraged. The design and
location of roof-mounted solar panels and small-scale wind
turbines should reflect the architectural style and character of
the building. These items do not need to be screened, since
screening may limit productivity.
Ground-mounted equipment, refuse container enclosures, and
similar uses that may become a nuisance shall not be located
near windows of the building or adjacent building.
Energy and water efficient appliances, fixtures, lighting, and
windows shall meet or exceed state energy performance
standards. Energy Star qualified (or equivalent rating system)
models of mechanical equipment are strongly encouraged.
All street and pedestrian lights shall be LED type or as
approved by the City Engineer.
Equipment should be located to maximize energy efficiency,
such as by locating cooling equipment in shaded areas that
are protected from the hot sun, thus reducing the energy
needed to cool the air.
Exterior on-site utilities shall be located underground,
including drainage systems, sewers, gas lines, water lines, and
electrical, telephone, and communication wires and
equipment.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-15
3.1.11. Service, Storage, and Loading Areas
Service and storage areas shall be located behind or to the
side of buildings and screened from public view of streets,
common areas, walkways, and connecting trails with walls
and/or landscaping integral with the building and site design.
The location and hours of loading and unloading areas
should be designed to minimize noise impacts on the
surrounding residential neighborhood.
The design of outdoor storage areas (including shopping cart
storage) shall be integrated into the design of the adjacent
buildings to avoid onsite visual impacts.
Onsite temporary storage areas should be provided and
designed to minimize impacts on adjacent uses.
Storage, service, and loading areas shall be designed and
located on-site so service vehicle activities and movements do
not disrupt the on- and off-site traffic flow.
Refuse collection and storage facilities should be generally
located away from public areas or screened from public view.
Refuse container enclosures shall be designed with similar
architectural treatments and colors as the adjacent buildings
and shall meet the City’s Trash Enclosure Ordinance.
3 | DESIGN GUIDELINES
3-16 | CITY OF DUBLIN
3.1.12. Perimeter Walls and Fences
A unified Community Wall design shall be established in the
Master Landscape Plan and shall be used consistently
throughout the Specific Plan area wherever community walls
are present.
Walls and fences used throughout the Specific Plan area shall
be constructed using high quality materials and consistent with
the sophisticated, contemporary aesthetic of adjacent
architecture and landscape.
Perimeter wall and fence design, location, and height shall
reflect the character and overall aesthetic of Dublin Crossing
and be consistent in quality and color palette to ensure a
consistent aesthetic.
Permanent project perimeter walls and fences shall not exceed
six (6) feet, except along common property lines with the
remaining Camp Parks military installation or in other unique
design circumstances. Walls and fences shall be constructed
of attractive, durable, and low maintenance materials,
including but not limited to precast concrete with textured or
stone finishes, wood, wrought iron, tubular steel, or other
high-quality and suitable material.
Residential fences may be constructed of wood, masonry,
vinyl, tubular steel, or a combination of masonry and tubular
steel. Viewshed areas may incorporate wood and wire.
Landscaping shall be required along walls and fences to break
up the massing and provide greenery throughout the Specific
Plan area. Long, uninterrupted walls and fences (generally
greater than 30 feet) shall be avoided along streets and
adjacencies with parks, trails, and other common spaces.
During various development phases, the fencing separating
the project area from the remaining U.S. military land will
remain. The above design guidelines do not apply to the
military fencing, which shall be designed to serve the needs of
the military facility.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-17
3.1.13. Onsite Public Art
Public art is strongly encouraged throughout the Specific Plan
area and is required in compliance with the City’s Public Art
Master Plan. In addition to the City of Dublin Pubic Art
Ordinance, the following guidelines should be considered to
achieve high quality art in public places within the Specific
Plan area:
Quality and merit of the artwork
Relevance to the site, such as architecture, use,
function, history, development, and landscaping
Feasibility and quality of the artwork, including public
safety, durability, quality of materials, technical,
operational, maintenance, and long-term care
Suitability of the artwork to the site
Partnerships with local art organizations or advocates
for funding or support
3 | DESIGN GUIDELINES
3-18 | CITY OF DUBLIN
3.1.14. Exterior Lighting
Adequate lighting shall be provided throughout the site to
create a safe and non-threatening environment. The scale,
materials, colors, and design detail of light posts and fixtures
should reflect the desired character of Dublin Crossing and the
architectural style of the surrounding buildings. Light posts
shall be appropriately scaled to pedestrians near sidewalks
and other areas of pedestrian circulation.
Lighting fixtures shall be compatible with the architectural style
and character of the building. The color, size, placement, and
number of fixtures shall enhance the overall design and
character of the building and site.
Energy efficient, low voltage lighting is required. All street and
pedestrian lights will be LED type or as approved by the City
Engineer.
Exterior lighting should be unobtrusive and not cause glare or
spillover into neighboring properties, and lighting fixtures
should direct illumination downward to minimize light
pollution impacts. Up-lighting, spot-lighting, and decorative
color lighting may be appropriate for prominent buildings and
features, but illumination should not adversely impact
neighboring properties with sensitive uses, such as residential.
If security lighting is required, security lighting fixtures shall be
hooded, recessed, and/or located in such a manner to only
illuminate the intended area.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-19
Pedestrian scale fixtures are strongly encouraged and shall
complement the building, shine downward, and emit a warm
light along walkways and within common areas.
All building entrances, including alleys, plazas, drive isles,
paseos, walkways, common areas, and others shall be well lit.
Lighting sources (e.g. bulbs) should be concealed from view to
prevent glare and promote lighting uniformity.
Illuminated bollards or pathway lights shall be integrated into
the pedestrian circulation system when other lighting is not
provided.
3 | DESIGN GUIDELINES
3-20 | CITY OF DUBLIN
3.1.15. Green Building
This Specific Plan is intended to promote green building concepts to
improve the health, welfare and public safety by encouraging innovative
and sustainable design and construction techniques through the use of
green building practices, which reduce negative environmental impacts
and promote positive environmental impacts. The cumulative efforts of
the General Plan, Specific Plan and Green Building Ordinance create a
high quality of life for existing residents, future residents and visitors to the
City of Dublin based on the following principles.
Comfortable Communities
Residents should feel comfortable and safe in their homes and
neighborhoods. Pedestrian-friendly elements such as dedicated
pedestrian and bicycle trails, detached sidewalks, neighborhoods that
include high connectivity between other neighborhoods and commercial
destinations create an environment that promotes walking and bicycling
as a healthy alternative to driving. Additionally, design elements such as
traffic calming measures, social areas and well-lit public spaces
contribute to an inviting community with increased neighborhood
connectivity, social engagement and increased physical activity.
Material Conservation
Prior to the popularization of green building, conventional construction
techniques were typically wasteful with much of the unused material
ending up in landfills. Consistent with CalGreen, all developments within
the Specific Plan area shall divert at least 50 percent (by weight) of all
construction waste from landfills to recycling facilities by either providing
on-site bins or by using an independent third-party. Higher diversion
rates should be encouraged.
Energy Efficiency
Improved energy efficiency is paramount to any green home, and comes
in many forms. Examples are:
Premium insulation for exterior walls and hot-water plumbing
Energy Star appliances and lighting
Framing techniques such as extended eaves and deciduous
trees on the south and west walls
Passive cooling by installing whole house fans
Small-scale wind turbines
Solar water heating and photovoltaic systems
Resource Conservation
As green building becomes more common, manufacturers are providing
a broader variety of building products that are partially or wholly made
from recycled material; engineered lumber and composite siding are
widely-used examples of resource conservation. In addition to
construction materials, water is a resource that can be conserved by
using simple plumbing devices that reduce water flow and irrigation
systems that reduce water waste.
Health
Inefficient cooling and heating systems can lead to poor indoor air
quality, which contributes to poor health. Green building encourages
efficient heating, ventilation and air conditioning (HVAC) installation and
operation as well as increased filtration to reducing particulates from the
air. Proper wet-room (bathrooms, kitchens, etc.) ventilation and material
selection also reduces the potential for moisture build up, which creates
an environment for mold to thrive.
Home Owner Education
As home buyers become more aware of the green features in their
homes, they also need to be educated on the best way to use them.
Home builders shall advertise the benefits of green construction and
living and provide buyers a manual of green features and how to
maintain them.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-21
3.2. Residential Design Guidelines
The design intent for the residential neighborhoods of Dublin Crossing is
derived from traditional place-making and neighborhood design
principles. The resulting neighborhoods and homes will create high
quality street scenes and a pedestrian friendly atmosphere. In addition,
implementation of the residential design guidelines will promote
sustainable designs that contribute to resource conservation, minimize
greenhouse gases, and encourage healthy lifestyles.
These Residential Design Guidelines should be referenced in conjunction
with the General Design Guidelines described above.
3.2.1. Guiding Principles
Residential buildings in the Specific Plan area shall be designed to:
Relate to the regional context.
Create a walkable, mixed-density community.
Provide a broad mix of neighborhood and housing types.
Provide both common and private open space areas that meet
the needs of residents.
Create unique and interesting neighborhoods.
Promote social interaction.
Provide neighborhood focal points and gathering places.
Maximize connection to adjacent neighborhoods and
commercial uses.
Promote connectivity via a multi-modal circulation network
including walking and bicycling.
Utilize durable and sustainable building materials and
construction practices that conserve resources and minimize
waste.
3 | DESIGN GUIDELINES
3-22 | CITY OF DUBLIN
3.2.2. Architectural Consistency in the Specific Plan
area
The backbone streetscape design for the Specific Plan area
will define the public right of way and will provide a unifying
link between neighborhoods and public spaces. Individual
single family subdivisions shall be designed to be
complementary to one another while still creating
neighborhoods with unique design characteristics.
While it may be suitable to have a craftsman single family
house next to a contemporary single family house in the same
neighborhood, the scale of multi-family development and
design amplifies design disparities. Design of multi-family
residential projects shall be compatible with and among each
other. The palette of materials and colors identified in the
Residential Design Guidelines can be used with different
architectural styles while maintaining continuity between
development projects.
Multi-family residential along Dublin Boulevard shall
incorporate contemporary architectural elements to ensure
compatibility with existing housing at the Dublin/Pleasanton
BART Station (which is provided for in the Dublin Transit
Center General Plan/Specific Plan Amendment Transit-
Oriented Design Guidelines and Standards, 2003).
Single-family or multi-family residential buildings fronting
Scarlett Drive shall have more traditional architectural
elements to ensure compatibility with existing apartments and
attached units across the street.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-23
3.2.3. Building Placement and Orientation
Buildings should be designed so that living spaces and areas
of high activity are oriented towards the street. Architectural
details and interactive architecture including porches,
courtyards, entries, windows, and second story balconies are
emphasized.
Multi-family residential buildings fronting Dublin Boulevard
shall have a “front door” presence onto the street and any
quasi-public aspects of the development (i.e., leasing office,
exercise room, community meeting areas) shall be oriented
toward Dublin Boulevard and the intersections of A Street, B
Street, D Street, and E Street. Appropriate acoustical
measures shall be part of the project design.
Front yard setbacks should be varied or staggered within each
block through use of building design and/or building
placement.
Single-story elements (e.g., porches) are strongly encouraged
on corner lots or on lots adjacent to parks and common open
space areas.
For single-family homes, also consider the following:
A range of dwelling unit sizes, floor plans, and
elevations should be provided.
When plotting the same floor plan immediately adjacent
to and/or across the street from one another, a different
elevation style should be used. Exterior color schemes
shall be varied for adjacent units with the same
elevation style.
No more than 40% of the units in a project can be of
the same house/plan.
Garages should be plotted next to garages and living
space next to living space to undulate the street pattern
and improve opportunities for on-street parking.
3 | DESIGN GUIDELINES
3-24 | CITY OF DUBLIN
For multi-family homes, also consider the following:
When multiple buildings are provided, buildings should
be used to define common areas and walkways.
Buildings should be sited close to the street and parking
areas should be located behind or to the side of
buildings so that buildings - not parking - are the
primary focus of the streetscape. Parking may be
located in front of buildings provided it is screened with
berms, landscaping, landscaped and/or decorative
walls, or other features compatible with the overall
design concept.
Buildings should be plotted to provide a front door
presence along public street frontages, common areas,
and walkways to increase surveillance of these areas.
Appropriate acoustical measures shall be part of the
project design.
The visibility of garage doors along streets should be
minimized by providing garage access from rear alleys.
Parking should be provided in close proximity to the unit
it is intended to serve.
Pedestrian linkages should be provided throughout the
site to promote walkability and easy access to parking
areas, service areas, and common amenities.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-25
3.2.4. Visible Rear and Side Elevations
Building mass shall be varied to minimize the visual impact of
similar building silhouettes and similar ridge heights by using a
variety of front-to-rear, side-to-side, gabled and hipped roofs,
and/or by the introduction of a one-story element.
Additional architectural features such as trim, grids on
windows, or shutters are strongly encouraged and shall be
designed in a manner that is appropriate to the architectural
style and character of the building.
Additional articulation, where visible, is encouraged, including
“eyebrow roofs,” pot shelves, patio covers, bay windows, and
similar features.
Buildings along alleys shall be designed with architectural
enhancements to eliminate a stark utility feel and to create
visual interest for residents.
3 | DESIGN GUIDELINES
3-26 | CITY OF DUBLIN
3.2.5. Building Projections and Architectural Features
Building projections are strongly encouraged to add depth for
the building façade, break up large wall masses, and provide
visual interest. Building projections shall be appropriate for
the style and character of the building.
Building projections may include porches, stoops, balconies,
decks, front courtyards, articulated entries, trellises, bay
windows, roof overhangs, and similar features that reflect the
architectural style and character of the building.
As long as visual sightlines at corners are maintained,
masonry walls that are 3.5 feet in height or less and that have
a finish material to match the architectural style may be used
within front setbacks for front courtyards.
The size and scale of columns and posts should be varied and
shall reflect the architectural style and character of the
building. Whether freestanding or used as a support, columns
and posts shall be designed to convey a solid, durable image.
If the ground floor is elevated above the grade of the
sidewalk, stoops should be provided to access ground floor
units.
The shape, design, and color of awnings shall be carefully
designed to coordinate with, and not dominate, the
architectural style of the building. Where multiple awnings are
used, on the building, the design and color of the sign
awnings shall be consistent.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-27
3.2.6. Garages, Alleys, and Detached Structures
Attached and freestanding ancillary structures shall be
designed with compatible styles, colors, and materials to the
primary building.
Alleys and motor courts are encouraged to minimize the
impact of garage doors on the street scene.
Garages may be attached or detached to match the
conditions of the site and provide variety between floor plans.
Garages shall be recessed into the wall plane to provide
shadowed relief.
Multi-paneled roll-up style garage doors are encouraged.
Garage door styles shall be consistent with the architectural
style of the building.
Special paving treatments for driveways and/or shared vehicle
spaces should be used to create visual interest.
Garage door window inserts are encouraged to allow natural
light into the garage.
For street-facing garages, garage placement shall be varied to
create non-repetitive and interesting streetscapes. The
following are examples of encouraged varied garage
locations:
Flush Garage: The garage plane is in line with the living
space of the home. A porch, courtyard or second story
projection extends forward of the wall plane.
Recessed Garage: The garage plane is setback behind
the front living space wall plane.
Deep-Recessed Garage: The garage plane is setback
behind the front living space wall plane.
3 | DESIGN GUIDELINES
3-28 | CITY OF DUBLIN
Additional element such as porte-cocheres, trellises, and gates
are strongly encouraged to vary and enhance garage
appearance.
The number of garages that face the street shall be limited so
that no more than one two-vehicle garage or two one-vehicle
garages per home is provided.
Single car garage doors are encouraged to provide variety.
Garage door patterns and colors should be varied between
units.
The architectural style, articulation, relief, and detailing for
detached garages, alley loaded garages, and secondary units
shall reflect the equivalent features on the main structure.
Alleys and motor courts should be treated as public spaces
and include landscaping, garage door detailing, and other
design features similar to those found on street facing
elevations.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-29
3.2.7. Neighborhood Circulation
Circulation patterns, lot layouts, open space and common
area locations, building placement and orientation, paving
materials, and landscaping shall be used to provide a
hierarchy of physical and visual neighborhood organizational
elements while establishing continuity.
Meaningful, walkable destinations and pedestrian nodes shall
be created within neighborhoods to redefine the role of the
street as a pedestrian social space.
Direct pedestrian connections should be provided to minimize
walking distances to key locations including parks, the school,
commercial and mixed-use areas, and transit stops, including
the Dublin/Pleasanton BART station and bus stops.
Neighborhood entries and gateways shall be established
through use of special street sections, landscaping, signage,
monuments, and/or building placement, and designed to help
identify individual neighborhoods within the Specific Plan area.
3 | DESIGN GUIDELINES
3-30 | CITY OF DUBLIN
3.3. Residential Architectural Styles
Residential architecture within Dublin Crossing is intended to include a
variety of complementary architectural styles selected from the following
palette:
Contemporary
Craftsman
European Cottage
Mediterranean
Monterey
Spanish Eclectic
Tuscan
Other styles that may be deemed appropriate for the
community
On the following pages, each architectural style is defined by elements
that are typical characteristics of that style. Suggested elements are those
that help to further define the character of each style and are meant as
elective by a homebuilder. These added suggested elements are
encouraged only. These style elements apply only to front and publicly
visible side and rear elevations. The photographs are intended to
illustrate some of the typical characteristics of each style and are not
intended as inflexible requirement or standards.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-31
3.3.1. Contemporary
Influenced by the modern movement of the 1950s to 1970s, the
Contemporary style is characterized by clean, simple lines and box-like
massing. Contemporary roof forms typically consist of parapets or
shallow pitched roof forms. This style lends itself well to multi-family and
mixed-use buildings.
Exterior finishes for contemporary buildings are predominantly stucco with
brick or stone accents or color blocking applied to help define massing
and variation of wall planes. Windows are rectangular in shape and
simple in design. Widows are often grouped or divided to enhance
vertical or horizontal massing. Industrial or modern style shades or
awnings are often added to provide articulation. Decorative detailing is
minimal to maintain a sleek modern appearance and rustic elements are
avoided.
Refer to Table 3-1: Contemporary Style Criteria.
3 | DESIGN GUIDELINES
3-32 | CITY OF DUBLIN
Table 3-1: Contemporary Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs Parapet or shallow-pitched roof
No exposed tiles or shingles
Walls Light to medium stucco finish Stone Veneer siding on portions of the front elevation when appropriate
Courtyard wall
Windows Rectangular shaped windows
No window mullions
Modern shade devices
Details Contemporary doors and surrounds for entry, gateway and garage
Contemporary balcony railings and hardware
Rustic-style details should be avoided
Substantial gateway and entry feature
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-33
3.3.2. Craftsman
Influenced by the English Arts and Crafts movement of the late 19th
century and stylized by California architects such as Bernard Maybeck in
Berkeley and the Greene brothers in Pasadena, the Craftsman style
stresses the importance of insuring that all exterior and interior elements
receive both tasteful and artful attention. Originating in California,
Craftsman architecture relies on the simple house tradition, combining
hip and gable roof forms with wide, livable porches and broad
overhanging eaves.
Extensive built-in elements define this style, treating details such as
windows and porches as if they were furniture. The horizontal nature is
emphasized by exposed rafter tails and knee braces below broad
overhanging eaves and rustic-textured building materials. The overall
effect was the creation of a natural, warm and livable home of artful and
expressive character. Divergences in expression of Craftsman designs
were obvious between Northern and Southern California and slight
changes in elements can still lend homes completely different characters.
Substantial, tapered porch columns with stone piers lend a Greene
character while simpler double posts on square brick piers and larger
knee braces make a Craftsman distinctly more Maybeck.
Refer to Table 3-2: Craftsman Style Criteria.
3 | DESIGN GUIDELINES
3-34 | CITY OF DUBLIN
Table 3-2: Craftsman Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs Main gable roof
3.5:12 to 4:12 roof pitch
12“ to 18” overhangs at rakes
Flat concrete tile or composition asphalt shingles within a minimum
warranty of 40 years
Shaped outlookers
Exposed rafter tails
Intersecting gable element
Walls Stucco: coarse sand finish (16/20 finish) Lap or shingle siding with stucco accents
Windows Grid patterned upper half at front and visible windows
Trim around front and visible windows
No shutters
Lap or shingle siding
Details Entry porches with heavy, square or tapered columns or posts on piers Stone accents, particularly at porch piers
Knee braces at outlookers
Garage door with Craftsman style windows
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-35
3.3.3. European Cottage
European Cottage is a picturesque style that evolved out of the medieval
Tudor and Norman domestic architecture. The resulting English and
French inspired “cottage" became extremely popular nationwide after the
adoption of stone and brick veneer techniques in the 1920’s and 1930’s.
The overall shapes and forms contain endless variation of one and two
story asymmetrical facades. Some of the most recognizable features of
this style are the stucco, wood or half-timber accents in the gable end
and the sculptured swooping wall at the front elevation.
Refer to Table 3-3: European Cottage Style Criteria.
3 | DESIGN GUIDELINES
3-36 | CITY OF DUBLIN
Table 3-3: European Cottage Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs Main hip or gable roof with at least one intersecting forward gable or hip
roof
5.12 to 12:12 roof pitch except min. 3.5:12 at 1-story roofs
Tight to 6-inch overhangs at rakes
6“ to 12” overhangs at eaves
Flat concrete tile or composition shingles
Distinctive roof over entry
Gable treatment including siding, attic vent, or half-timber, etc.
Walls Stucco: coarse sand finish (16/20 finish) Stone accents on front elevation
Windows Grid patterned at front and visible windows
Trim around front and visible windows
Plank shutters at accent windows
Bay windows
Recessed windows
Wood shelves at window sills
Details Covered entry Front porch with wood-like or stucco columns
Braces at wood-like columns
Round top arch at entry
Wood or wrought iron balconies
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-37
3.3.4. Mediterranean
In the 1860s Mediterranean, or the Italian Villa, was one of the
fashionable architectural styles in the United States based on the formal
and symmetrical palaces of the Italian Renaissance. Mediterranean
homes are straightforward and boxy, with only window crowns and
cornice moldings as ornamentation.
This old world prototype was refined, adapted and embellished into a
truly eclectic classic style. The shallow pitched hipped roof often with
decorative brackets identities this style. As it became a popular building
material, cast iron expanded the Italian style vocabulary to include a
variety of embellished design for porches, balconies, railing and fences.
Refer to Table 3-4: Mediterranean Style Criteria.
3 | DESIGN GUIDELINES
3-38 | CITY OF DUBLIN
Table 3-4: Mediterranean Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs Main hip roof with hip ancillary roofs31/2:12 to 5:12 roof pitch
12“ to 18” overhangs at eaves
“S” concrete tile
Closed/shaped eave with clay tile
1 story shed
Walls Stucco: coarse sand finish (16/20 finish) Stucco: fine sand finish (30/30 finish)
Windows Grid patterned at front and visible windows
Trim around front and visible windows
Paneled or louvered shutters on accent windows
Round arch top accent windows
Symmetrically ordered and stacked windows and openings
Recessed windows
Decorative shutter hardware
Details Formal entry with surrounds Metal balconies and pot shelves
Simulated precast window surrounds
Simulated precast columns at entry or between windows
Base trim
Belt course
Decorative metal elements
Arched doorways
Plank or carriage style garage doors
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-39
3.3.5. Monterey
Influenced by both the Spanish Colonial and New England Colonial
homes, historical Monterey features Spanish detailing while maintaining
the Colonial style form. With its stucco or masonry walls, “S” or flat
concrete shake roofs, this style exhibits many of the same elements as an
historical Spanish home: simple building form and mass, rusticated
corbels, head trim, posts and balconies (if used), and gable roof forms.
Interpretations of this style maintain a simple elegance. Later prototypes
added many refinements and colonial details that are familiar in the
Spanish styles.
Though usually thought to be fully adorned with porches, second floor
balconies and verandas, many successful, historical adaptations of this
style avoided these details and focused simply on careful massing, detail,
and the natural beauty inspired through its blend of rich Spanish and
Colonial heritage.
Refer to Table 3-5: Monterey Style Criteria.
3 | DESIGN GUIDELINES
3-40 | CITY OF DUBLIN
Table 3-5: Monterey Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs 31/2:12 to 4:12 roof pitch
18” to 24” overhangs at eaves
Tight to 12” overhangs at rakes
Flat or “S” concrete tile
Exposed rafter tails
Walls Stucco: coarse sand finish (16/20 finish) Rusticated brick on first floor
Slump block on first floor
Sack finishes
Board and batt at upper level
Horizontal siding at upper level
Windows Shutters on feature windows
Vertically proportioned window configurations
Recessed windows and shutters
Windows with divided lites
Decorative shutter hardware
Details Simple columns with base trim
Shaped wood corbels
Head and sill trim with 1 of the following materials: Proportional stucco-
wrapped, high density foam trim, medium sand stucco finish (20/30
finish); or Re-sawn wood trim; or Simulated wood trim with re-sawn
wood texture.
Appropriately styled door and hardware
Cantilevered or supported balcony
Metal balcony railing
Spanish inspired lighting
Complementary hardware trim
Arched doors
Plans or carriage style garage door
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-41
3.3.6. Spanish Eclectic
Spanish Eclectic is an adaptation of Mission Revival enriched with
additional Latin American details and elements. The style attained
widespread popularity throughout the country after its use in the Panama-
California Exposition of 1915.
Architectural distinction is established through the use of tile roofs,
smooth stucco walls, heavily textured wooden doors and highly
articulated ornamental ironwork. The plans can be informally organized
around a courtyard with the front elevation very simply articulated and
detailed. The charm of this style lies in the directness, adaptability and
contrast of materials and textures.
Refer to Table 3-6: Spanish Eclectic Style Criteria.
3 | DESIGN GUIDELINES
3-42 | CITY OF DUBLIN
Table 3-6: Spanish Eclectic Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs Main gable roof (front to back)
31/2:12 to 5:12 roof pitch
Tight to 12” overhangs at rakes
8“ to 12” overhangs at eaves
Low profile “S” concrete or clay tile
Cross gable at front
Shaped, stucco eaves or rafter tails
Walls Stucco: coarse sand finish (16/20 finish) or heavier
Windows Trim around front and visible windows Grid patterned
Arched windows at front elevation
Plank shutters on accent windows
Recessed windows
Details Decorative gable treatment Front porch with wood-like or stucco columns
Corbels at wood-like columns
Decorative metal grille work, pot shelf, balcony railing, etc.
Round top arched openings
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-43
3.3.7. Tuscan
The Tuscan style draws its inspiration from the informality of the rural
farmhouse and settlement building types of traditional villages in
Tuscany, including their traditional square towers. Built by their owners
with the indigenous materials and colors of the surroundings, these
buildings blend into the natural environment. With landscape seen as an
extension of the indoor living space, courtyards and gardens were
common features of these country villas.
The style is characterized by a low-pitched irregular roof line, which may
be punctuated by a tower or campanile. The exterior walls tend to be
stucco with stone or adobe accents often at the front entry.
Refer to Table 3-7: Tuscan Style Criteria.
3 | DESIGN GUIDELINES
3-44 | CITY OF DUBLIN
Table 3-7: Tuscan Style Criteria
Elements Characteristics Design Elements to be Incorporated
Roofs Main hip roof with gable ancillary roofs
31/2:12 to 5:12 roof pitch
Tight 12” overhangs at rakes
Tight 18” overhangs at eaves
“S” concrete tile
Secondary shed or gable roofs over 1-story element
Shaped Rafter tails
Clay tile
Walls Stucco: coarse sand finish (16/20 finish)
Stone or adobe block accent at front elevation
Large expanses of stone or brick veneer from base of wall to roof
overhang are required
Windows Grid patterned at front and visible windows
Trim around front and visible windows
Paneled shutters at accent windows
Precast or simulated pre-cast window trim
Recessed windows
Decorative shutter hardware
Details Decorative metal elements Arch or flat soffit arch above entry
Tower elements
Covered entry
Plank or carriage style garage door
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-45
3.4. Commercial and Mixed-Use Design
Guidelines
Commercial and mixed-use use developments within the Specific Plan
area should be constructed with a compatible and harmonious quality
and style that sets the tone for the overall community. Appropriate site
planning and architectural design creates friendly and welcoming
commercial destinations to continue the vision established in the
residential community, including integrating pedestrian-friendly design.
These Commercial and Mixed-Use Design Guidelines should be
referenced in conjunction with the General Design Guidelines described
above.
3.4.1. Guiding Principles
General
Commercial and mixed-use development in the Specific Plan area shall
be designed to:
Express the highest level of design quality and integrity with
variety in design expression.
Establish commercial, retail, and mixed-use buildings as the
cornerstone of the community.
Continue the vision of a walkable, pedestrian friendly
community by enhancing the pedestrian experience.
Maximize the visibility and exposure of retail buildings and
facades to attract patrons and ensure long-term viability.
Create inviting places and spaces to shop, eat, and play.
De-emphasize parking as much as possible.
3 | DESIGN GUIDELINES
3-46 | CITY OF DUBLIN
Mixed-Use Design
Mixed-use provides for the integration of commercial and residential
uses. Commercial and residential mixed-uses can take the form of
“vertical” mixed-use, “horizontal” mixed-use, or a combination of both.
Vertical mixed-use is characterized as residential above the base
commercial either attached or detached. Horizontal mixed-use is
characterized by residential use adjacent to the base commercial either
attached or detached and designed and developed as a single,
integrated project.
Building configurations in mixed-use development generally portray a
vertical/urban character with limited or no setbacks, strong pedestrian
scaled frontages, distinctive entries, and an opportunity to de-emphasize
parking. There is a focus on the pubic street scene and public space,
pedestrian scaled courtyards and plazas. Distinctive architectural design
and detailing further enhance the quality of the street scene.
Examples of potential mixed-use products include live-work and
shopkeeper units. Live-work units accommodate residential as the
primary use with work space for home occupations at the lower level.
The unit is organized vertically. Shopkeeper units provide separate living
and working spaces, again organized vertically.
Mixed-use commercial buildings typically consist of retail or office space
on the ground floor and office or residential space on the upper floors
and/or residential directly adjacent to or in close proximity to the
commercial use. Commercial mixed-use also include a strong
pedestrian relationship to the street and distinctive architectural design.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-47
3.4.2. Building Orientation
Commercial spaces should be oriented for maximum visibility
from public streets to attract potential customers and support
long-term viability.
Buildings shall be located directly adjacent to public sidewalks
and plazas to define the street edge, internal walkways, and
other pedestrian spaces, while ensuring safe and adequate
visibility at vehicle driveways for pedestrians on sidewalk.
Windows and entries shall face toward the street or other
public space to encourage pedestrian activity.
Walkways and landscaping shall be designed along
storefronts without direct street frontage to create a “street
scene” where there is no street.
Massing elements (such as tower features) are strongly
encouraged to anchor corners.
3 | DESIGN GUIDELINES
3-48 | CITY OF DUBLIN
3.4.3. Special Uses and Conditions
Small-scale Retail Establishments (less than 5,000 sf.)
Transparent storefront windows should account for
approximately 50 percent of the facade length for each
business.
Seating, plazas, landscaping, and other design elements
should be provided to serve as gathering areas and to add to
the pedestrian experience.
Restaurants
Location and design should create or take advantage of
gathering areas throughout commercial and mixed-use areas.
Outdoor seating areas with tables, chairs, umbrellas, potted
plants, trellises and other design features are strongly
encouraged.
Outdoor seating areas shall be located and designed to be
publicly visible.
Franchise or chain restaurants shall be designed to reflect the
overall architectural style and character of the building or
commercial area.
Standardized architecture (e.g., franchise or chain
architecture) shall only be permitted if the architectural style
and design meet the requirements of the Commercial
Guidelines contained herein.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-49
Drive-through and Drive-up Uses
The design of drive-up or drive-through facilities, whether
attached or freestanding, shall reflect the architectural style
and character of the building or commercial area, including
colors, materials, and architectural design elements.
The location and orientation of such facilities shall not detract
from the building aesthetic, but shall be located to minimize
view from sidewalks, walkways, common areas, and other
public views.
Sufficient aisle lengths shall be provided to prevent
interference with street traffic and onsite circulation routes.
Outdoor ordering systems shall be located to direct sound
away from residential uses and common areas, or other
minimize noise impacts to these uses.
Entertainment Uses
Uses, including theaters, nightclubs, bars, billiard halls,
bowling alleys, and other similar uses shall utilize a high
degree of architectural expression to reflect their function.
Architectural designs should attract and draw attention.
Building entrances shall be emphasized with architectural
forms, special materials, distinctive lighting, signage, or other
elements that dramatize the use.
Entertainment uses shall be separated from residential and
other uses that may conflict with the higher levels of light,
noise, and pedestrian traffic.
3 | DESIGN GUIDELINES
3-50 | CITY OF DUBLIN
Convenience Stores and Gas/Service Stations
Uses shall be located along major streets for easy vehicular
access and to minimize impacts to residential uses within the
Specific Plan area.
When located on a corner, access from adjacent sites or side
streets is encouraged to ease congestion along major streets.
Freestanding buildings shall be designed with complementary
architectural style and character of adjacent commercial uses.
Subdued colors and materials are required to promote a
harmonious appearance with the surrounding area. Bright
accent colors used to express corporate logos shall be used
on a limited basis and shall not be internally illuminated
except as permitted for a sign.
Landscaping, low walls, or berms shall be provided along
sidewalks, walkways, and common areas to provide screening.
If used, screening walls shall be constructed of
noncombustible materials (no wood fences) consistent with the
colors and materials of the primary building. Landscaping
shall be incorporated into the design of screening walls.
Dublin Boulevard Frontage
The Dublin Boulevard frontage is a critical element of Dublin Crossing
due to its regional visibility and the importance of this major east-west
arterial throughout the City.
Development along Dublin Boulevard shall have a strong
street presence with windows, outdoor gathering spaces, and
other articulated building features and elements facing the
street.
Driveways along Dublin Boulevard are prohibited. Instead,
developments along the Dublin Boulevard frontage shall
provide vehicular access from streets within the Specific Plan
area.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-51
Arnold Road Frontage
Access to residential development along Arnold Road shall be
from side streets within Dublin Crossing and development
along this frontage shall include a perimeter wall with a
landscaped buffer. The landscape buffer shall include a
variety of plantings (trees, shrubs, and groundcover) to visually
screen the wall and to add to the overall aesthetic.
Commercial development may front onto Arnold Road and
may include driveway access onto Arnold Road. If parking is
provided along the street frontage, a minimum 20-foot
landscaped buffer shall be provided to visually screen parking
areas and to add to the overall aesthetic.
Iron Horse Regional Trail Frontage
Buildings along the Iron Horse Regional Trail frontage shall be
oriented toward the trail, with windows, porches,
seating/dining areas, and entries fronting the trail.
Walls along the trail are strongly discouraged; however, where
walls are provided, they shall include landscaping to visually
screen the wall and paths leading to wall openings (which may
include gates) should be provided to increase pedestrian
connectivity to and activity along the trail. Fences that do not
exceed 40 inches in height are allowed along the frontage.
Driveways shall not be constructed across the trail unless
necessary for fire access or other public safety requirement.
Units along the Iron Horse Regional Trail frontage shall be
served by internal streets and driveways accessed from G
Street or other streets within the Specific Plan area.
3 | DESIGN GUIDELINES
3-52 | CITY OF DUBLIN
3.5. Crime Prevention Through Environmental
Design
Dublin Crossing is envisioned as a safe, attractive, and welcoming
community. A major effort to ensure public safety revolves around the
concept of “defensible space,” which encourages residents to assert a
psychological and/or physical span of spatial control to reduce the
opportunity for unlawful activity. The concept of defensible space is
applicable to community and site planning, as well as to building design.
3.5.1. Physical Planning
Crime prevention is an important consideration in the physical planning
process. Conditions for public safety and public safety can be enhanced
and property loss reduced by utilizing site design techniques to deter
criminal activity. Carefully planned development can serve to minimize
the opportunity of unlawful activity, and thus lower the actual occurrence
of crime.
The key is to establish design criteria that will affect community control by
members of the community. Improving the observational capability of
residents to visually survey their residential environment through design
considerations is aimed at reducing the workload of law enforcement
agencies and enhancing community orientation.
Public safety can be enhanced through the application of design
considerations that contribute to the reduction in opportunities for crime,
fear and negative perceptions.
3.5.2. Ability for Surveillance
Open spaces, courtyards, circulation corridors, and individual
unit entrances should be designed to be as visible from as
many units as possible.
Patios, porches, decks, balconies, seating/dining areas, and
other outdoors spaces which permit casual observation of
streets, alleys, the paseo, and parking areas are encouraged.
All site entrances should be visible from a public street, alley,
or a paseo, and be well illuminated.
Natural surveillance (“eyes on the street”) is strongly
encouraged by promoting features that maximize the visibility
of people, parking, and building entrances.
Windows and entries should be placed to maximize natural
surveillance of the site. Sight lines from dwelling units to the
parking area should be provided.
Common spaces should be located in a central, visible
location and common indoor spaces should have windows to
encourage natural surveillance between indoor and outdoor
areas.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-53
3.5.3. Hierarchy of Space
A clear separation between public and private spaces shall be
delineated with paving, building materials, grade separations
or landscaping.
The concept of territorial reinforcement is encouraged by
promoting features such as landscaping, paving designs, and
gateway treatments that define property lines and distinguish
private space from public space.
The concept of natural access control is strongly encouraged
by designing streets, walkways, building entrances, and
development entries to clearly indicate public routes and to
discourage access to private areas.
Development design should define territory for public space
(streets), community space (common open spaces,
seating/dining areas, etc.), and private space (individual units
and private open spaces.) The use of design elements to
define the public/private edge, such as special paving, change
in building materials, and grade separations, or physical
barriers such as landscaping, fences, walls, screens, or
building enclosures, are encouraged.
Building entrances and individual unit entries shall be
accentuated by architectural elements, lighting, and/or
landscaping to further emphasize their private nature.
3 | DESIGN GUIDELINES
3-54 | CITY OF DUBLIN
3.5.4. Nighttime Illumination
Lighting shall be sufficient for sidewalk, paseo, trail, and street
illumination. Pedestrian-scale lighting fixtures that provide
sufficient levels of illumination are required.
Addresses shall be clearly visible from the street and
illuminated at night.
3.5.5. Traffic Calming
Traffic calming features should be integrated into the design of
streets. On-street parking, bulb-outs, medians, landscaping,
speed humps or speed tables, and other traffic calming
measures contribute to safety by slowing traffic and
discouraging cut-through traffic.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-55
3.5.6. Access
Doors to common facilities should contain some transparency
and be access-controlled. Courtyard gates and shared
building entrances that access individual units should
automatically lock when closed.
All front doors in individual dwelling units should have a
peephole or other feature to allow residents to see who is at
the door before opening it. Single cylinder dead bolt locks
shall be installed on the exterior doors of all individual
dwelling units. Sliding glass doors should have one
permanent door on the outside and the inside moving door
should have a locking device and a pin.
3 | DESIGN GUIDELINES
3-56 | CITY OF DUBLIN
3.6. Mobility and Parking
3.6.1. Circulation and Parking
This Specific Plan is designated for active streetscapes, which are
pedestrian in scale and accommodate multiple modes of travel.
Residents, employees, students and visitors, of all ages and abilities, will
be able to live, work, learn and play, with little need for automobiles.
People coming to the Specific Plan area may come on foot, bike, transit,
and other modes. For those who drive, these guidelines promote an
environment of “park once and walk,” as opposed to parking multiple
times. A variety of special intersection and parking design features are
identified in Chapter 4: Circulation and Streetscape Design.
Development in the Specific Plan area shall be designed to help create a
safe and comfortable environment for pedestrians, vehicles and multiple
transit modes through the following methods:
Providing a clear and discernible vehicular circulation pattern
that provides access to convenient parking areas.
Combining parallel parking, angled parking, and standard
parking throughout commercial areas to create variety and
interest and help define various public spaces.
Reducing off-street parking requirements with proper
Transportation Demand Management strategies when
appropriate to take advantage of transit oriented mixed-use
and alternate transportation opportunities.
Considering additional reductions of off-street parking
requirements when options such as employee transit passes,
sheltered bicycle parking, car share/van pool programs, and
other Transportation Demand Management strategies reduce
the need for automobiles.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-57
Providing active and on-going management of shared parking
where uses have different peak parking demands.
Encouraging time limits and parking permit programs to
encourage turnover near commercial uses and reduce the
amount of on-street parking for transit.
Permitting angled parking on private streets or on-site areas to
increase the number of spaces provided.
3 | DESIGN GUIDELINES
3-58 | CITY OF DUBLIN
Vehicle Driveways and Curb Cuts
Curb cuts are breaks or openings in the curb for the purpose
of allowing vehicular access between streets and developed
areas. A safe, walkable, and enjoyable pedestrian
environment should be enhanced by minimizing curb cuts,
which damage walkability and potential building density.
Access to private property should be through a minimum
number of strategically placed drive isles or alleys opposed to
multiple curb cuts for individual uses.
The number of driveways should be limited. Shared use
driveways are strongly encouraged to provide sufficient
vehicular access while minimizing impacts to the pedestrian
and bicycle realms.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-59
Surface Parking
Parking lots shall be screened from streets with berms,
landscaping, walls, and/or other features compatible with the
overall design concept.
Parking should be located at the rear of the principal building
with access from cross streets and drive isles.
For primary entries to larger commercial centers that consist of
more than one building, provide an entry sequence for all
vehicular circulation routes that generally consists of the
following elements:
A primary entry identified with enhanced landscaping,
enhanced paving, and a community themed monument
wall sign or other major street frontage monument.
A drive connection to an arrival feature that is bound by
an enhanced landscaped area and has minimal direct
vehicular conflicts.
An arrival feature located adjacent to the primary
building entry such as a central courtyard or paseo
area, a pedestrian drop off zone, a roundabout with
public art or any other focal point feature.
A people gathering space located adjacent to or near
the arrival feature, spatially defined by building mass to
the extent possible and large enough to function as a
sitting area or usable plaza/open space.
Locate large parking areas behind or to the side of buildings
and disperse parking throughout the site and in various
locations to break-up large parking fields. Parking may be
located in front of buildings provided it is screened with berms,
landscaping, walls, or other features compatible with the
overall design concept.
Measures to manage and appropriately maintain stormwater
are required within surface parking lots, such as bioswales,
permeable surfaces, and provision of landscaping.
Large shade tree species that have limited impacts to
sidewalk/walkway/trail uplift are strongly encouraged to shade
to vehicles, screen views of parking from adjacent uses and
streets, and reduce the heat island effect.
3 | DESIGN GUIDELINES
3-60 | CITY OF DUBLIN
Structured Parking
Structured parking is encouraged to preserve land, minimize
environmental impacts, and maintain and contribute to the
integrity and safety of the pedestrian streetscape.
All parking structures should contain street level active uses
(e.g., retail) on the major fronting rights-of-way.
Structured parking facades shall contain architectural elements
with appropriate proportions and materials to harmonize with
the streetscape and nearby buildings.
Building provisions for loading should be located behind the
principal structure and should be buffered and screened from
public spaces and sensitive receptors such as residential uses,
parks, and schools.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-61
3.6.2. Pedestrian Circulation
Pedestrian access, public spaces, and buildings shall be
designed to accommodate people of all ages and abilities
through consultation with appropriate city staff and the
Americans with Disabilities Act.
Walkways should be provided along natural paths of travel to
connect between buildings, sidewalks, parking areas, and
common areas.
Trellises, landscaping, sitting areas, and building orientation
should enhance the pedestrian experience and encourage
pedestrian activity. Pedestrian walkways are encouraged
within parking lot medians to provide a safe pedestrian path.
All pedestrian activity areas shall have adequate lighting.
Paving and landscaping should distinguish and unify
walkways, common spaces, and other activity areas.
Shaded courtyards, plazas, arcades, and paseos are
encouraged within, between, or around buildings.
3 | DESIGN GUIDELINES
3-62 | CITY OF DUBLIN
Gathering spaces should be located where high levels of
pedestrian activity are anticipated, such as adjacent to major
entrances and near uses that allow for more interactivity with
the space, including delis, cafes, restaurants, bakeries,
theaters, and other food and entertainment services.
Strong pedestrian connections between commercial and
residential areas are strongly encouraged to enhance
pedestrian connectivity and support 24-hour activity.
Pedestrian crossing areas shall be enhanced with striping,
paving, bollards, bulb-outs, or other design features that notify
drivers of potential pedestrian activities. When parking is
provided behind buildings, pedestrian plazas or walkways
shall connect to rear parking areas.
The design of pedestrian connections, public spaces, and
buildings shall accommodate people of all ages and abilities
through consultation with appropriate city staff and the
Americans with Disabilities Act.
Well designed and human-scaled pedestrian corridors and
spaces that create meaningful gather spaces and allow for
increased connectivity are strongly encouraged.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-63
3.6.3. Bicycle Facilities
Bicycle racks and storage lockers are encouraged on all
properties that permit commercial uses or publicly-owned
facilities (i.e. parks). Bicycle racks should be placed between
the sidewalk and building entrance (adjacent to a pedestrian
walkway) or within a designated area of a parking lot. Bicycle
storage lockers are required for larger commercial uses for
longer term and more secure bicycle storage.
Bicycle lockers should be fitted with electronic lockers to allow
multiple users and enhanced turn over.
Bicycle racks shall be placed in visible locations to discourage
theft. Bicycle racks and storage lockers shall be tamper
resistant and anchored to the ground.
Adequate spacing shall be provided between multiple bicycle
racks to ensure that bicycles can be easily placed and
removed from the racks. In general, a two feet clearance
should be maintained around bicycle racks to allow users to
access and secure bicycles from the sides.
Showers, changing rooms, and other amenities for bicyclists
are encouraged for non-residential uses. Residential areas
are assumed to have appropriate facilities within each unit.
3 | DESIGN GUIDELINES
3-64 | CITY OF DUBLIN
3.6.4. Trails, Paseos, Plazas, and Integrated Walkways
As many building facades as possible should open onto alleys,
arcades, plazas, and other open spaces, interconnecting all
uses with the public sidewalk and public trail system, where
present. An interconnection of active, safe, and pleasurable
walkways supports mixed usages.
Connections should be identified through alleys, trails, paseos,
walkways, courtyards, plazas and traditional sidewalks that
help to create a pedestrian network linking all Specific Plan
uses and amenities.
Enhanced paving, roundabouts, bulb-outs or other design
features should be included at intersections where pedestrian
and vehicular activities interact to clearly signify the mixing of
these activities and encourage slower vehicular travel speeds.
Creative design solutions should be provided for vibrant alleys,
trails, paseos, and walkways that are active, safe, engaging,
and help stimulate public interaction and business activity.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-65
3.7. Signage
For purposes of this Specific Plan, the existing City of Dublin Sign
Ordinance, (Municipal Code Chapter 8.84: Sign Regulations) shall
apply. However, specific building signage design guidelines have been
provided to augment these regulations. In the event of conflict between
the City ordinance and the following guidelines, the guidelines shall
prevail.
3.7.1. General Signage Guidelines
Signs should be oriented to the pedestrian, even if also
designed for vehicles.
Lettering styles shall be proportioned, simple, and easy to
read.
No portion of the sign (including support materials) shall
project above the cornice, parapet, or roof eave unless it is
integral to the building architecture, such as a uniquely
designed theater marquee.
Signs shall not cover windows, architectural elements, or
architectural details.
Businesses in alleys, courtyards, or plazas should be identified
from the street.
Signs shall be durable, weatherproof, well-designed, and act
as unique expressions of the business or building. Mounting
hardware shall be an attractive and integral part of the sign
design, or be hidden behind the sign.
Street numbers shall be prominently displayed at the main
entrance to every business and be clearly visible from the
street, drive isles, or alleys.
Signs may use symbols, characters, or graphics that relate to
the product sold or to the name of the business. In general,
three dimensional signs are encouraged.
In addition to the sign requirements in the zoning ordinance, a
master sign program shall be required for buildings with more
than three tenants or sites with more than one building
(excluding accessary structures). This program should ensure
that each tenant sign has an appropriate and compatible size,
location, shape, orientation, and scale. The number of signs
should be in proportion to the length of the property. All signs
on a property shall share common design elements, such as:
Materials
Size
Shape
Lighting technique
Placement
Alignment
Method of attachment
3 | DESIGN GUIDELINES
3-66 | CITY OF DUBLIN
3.7.2. Sign Material and Color
Sign materials shall complement the overall architectural
character of buildings on the property and be constructed out
of high quality materials, such as acrylic, aluminum, and
weather resistant wood and composite materials.
Sign materials shall be durable, weatherproof, and treated or
painted so that they will not discolor, rust, fade, crack, or
corrode.
Sign materials shall make a positive contribution to the
legibility of the sign. Glossy finishes that cause glare and
reflections are discouraged.
Sign colors shall complement the colors of adjacent buildings
on the site.
The color of the sign frame and letters should generally
contrast the background of the sign or wall to maximize
legibility. Light letters on a dark background or dark letters on
a light background are most legible.
The color scheme should be limited to fewer colors to
maintain visual balance. Colors or color combinations that
interfere with legibility of the sign copy or that interfere with
viewer identification of other signs shall be avoided.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-67
3.7.3. Sign Lighting
Unless otherwise noted, appropriate types of illumination
include:
External lighting that is directed on the sign face or
provided from an on- or off-site light pole.
Backlighting of individually mounted letters and sign
symbols.
Internal illumination of box signs that illuminate just the
letters, logos, or symbols of the sign, but not the sign
background. Internally illuminated box signs that
illuminate the entire sign (letters, symbols, logos, and
background) are discouraged.
Sign lighting level shall not overpower the facade or nearby
signs. The light source shall be angled toward the sign and
should be shielded from pedestrian view.
LED or other low energy use lighting sources shall be used for
sign lighting.
3.7.4. Temporary Signs
All temporary signs shall conform to the size and display
period standards as required in the City of Dublin Municipal
Code.
Signs designed or intended for temporary use shall not be
displayed on a permanent basis. Temporary signs should not
interfere with permanent signs and should retain similar color
schemes and style as existing signs.
Materials shall be sturdy and able to withstand rain, wind, and
sun for the duration of use. Temporary window signs should
not take over more than 25 percent of the window space.
3 | DESIGN GUIDELINES
3-68 | CITY OF DUBLIN
3.7.5. Appropriate Sign Types
Awning/Marquee Signs
Awning/marquee signs are signs that are printed on, painted on, or
otherwise attached to an awning or marquee above an entry or window.
These signs are generally used along building facades that are adjacent
to a sidewalk or walkway.
Signs shall only be placed on the front face (the skirt or
valance) of awnings, but may be placed on any face of
marquees.
Lettering should not exceed 8 inches in height and symbols or
logos should not exceed 12 inches in height. The overall
width of the sign (text, symbols, and logos) shall not exceed 80
percent of the awning or marquee width.
If illuminated, signs shall be externally illuminated and directed
at the sign, not the entire awning or marquee. Marquees on
theaters and other unique uses may be internally illuminated.
Replaceable valences are encouraged to avoid the need to
replace awnings or paint out previous tenant signs when a
new tenant moves in.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-69
Directional and Wayfinding Signs
Directional signs are small freestanding signs that provide direction to
pedestrians and vehicles entering or navigating through the site.
Directional signs are strongly encouraged along internal
driveways and pedestrian walkways, and when a site has
multiple businesses, buildings, or functions. Directional
signage is encouraged when the site has multiple businesses
or functions (e.g., to direct service trucks to loading/unloading
areas and customers to appropriate parking areas).
Directional signage shall be simple and include a simple
directional arrow and the name of the area, business, or the
user to be alerted.
Directional signs shall have a similar design and theme as all
of the signs on the site. However, these signs should be
smaller in terms of scale and height related to other types of
freestanding or monument signs.
Directional signs shall be illuminated by external lighting
fixtures or with internal lighting that only illuminates text and
arrows.
All traffic and pedestrian signs shall be approved by the City
Engineer.
3 | DESIGN GUIDELINES
3-70 | CITY OF DUBLIN
Wall Signs
Wall signs are vehicle- and pedestrian-oriented signs that are mounted
flat on the facade of a building.
Wall signs shall not project more than 12 inches from the
facade and should not exceed 24 inches in height.
If multiple wall signs are used along a facade, the cumulative
width of signs should not exceed 50 percent of the facade
width.
Building facades shall be designed with specific areas
dedicated for wall signs. The location, placement, and size of
walls signs should create a consistent pattern of signs on the
facade. In general, wall signs should be placed above the
building entrances and below the roofline.
Wall signs shall not be placed in random locations along a
facade nor should they be placed over building details,
cornices, molding, windows, or other prominent building
features.
Wall signs should be positioned within architectural features
such as the panels above storefronts, on the transom, or
flanking doorways.
Wall signs may be illuminated by external lighting fixtures, with
back-lighting behind individually cut letters and symbols, or by
internally illuminating individually cut sign letters and symbols.
Internally illuminated box or can signs are strongly
discouraged. Instead, internally illuminated signs (where
appropriate) should be individually cut around lettering and
symbols.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-71
Monument Signs
Monument signs are signs that are located within the front setback
(generally between the sidewalk and building) and are attached to a
freestanding structure supported by one or more uprights, braces,
columns, poles, or other similar structural components placed on or into
the ground.
Monument signs near vehicular entrances should be oriented
perpendicular to the street. No more than one sign is allowed
per vehicular entrance. If the vehicular entrance is for more
than one business, multiple businesses may be identified on
one sign.
Monument signs shall not cause line-of-sight issues with
driveways or intersections. Monument signs should be located
at least 10 feet from driveway entrances.
Monument signs should be rectilinear in form and scaled for
use by pedestrians and drivers. In general, horizontal
monument signs up to 3.5 feet in height are preferred;
however, narrower vertical signs may be appropriate up to 8
feet in height for major entries and multi-tenant commercial
centers.
Landscaping, especially evergreen and flowering plants, is
strongly encouraged around the base of the monument sign to
highlight and define the base while screening support
structures. Landscaping provided should equal at least twice
the sign face surface area.
Monument signs shall be constructed of high-quality, durable
materials. Materials, finished, and colors should complement
the architectural style and character of the buildings and other
onsite signs.
Internal illumination is prohibited on monument signs.
Illumination from external lighting fixtures or back-lighting
behind individually mounded letters and symbols is
encouraged.
3 | DESIGN GUIDELINES
3-72 | CITY OF DUBLIN
Plaque Signs
Plaque signs are signs that are attached to flat against a building facade,
generally at the eye level of pedestrians, and are often used to identify
individual businesses or unit, to provide a directory of multiple businesses
or units, or to display menus.
Plaque signs should not exceed a surface area of 6 square
feet and should not project more than 2 inches from the wall
face.
Only one individual business or unit sign should be provided
for each business or unit.
Directory signs should be located near common building
entrances. Only one directory sign should be provided on a
facade.
Menu displays are strongly encouraged for restaurants and
should generally be located near entrances.
Plaque signs shall be illuminated by external lighting fixtures.
Menu displays may include internal illumination.
Projecting Signs
Projecting signs are double-sided signs that project perpendicular to the
building facade and hang from a mounted wall brace on the facade or
from a roof overhang, such as an arcade. Projecting signs are primarily
oriented towards pedestrians.
Wall-mounted projecting signs shall not extend more than 3
feet from the facade. Signs hanging from a roof overhang
should generally be centered with the overhang. The total
sign area should not exceed 10 square feet.
A minimum vertical clearance of 8 feet (as measured from the
bottom of the lowest part of the sign to the adjacent ground
surface) shall be maintained over sidewalks, walkways, and
common areas.
Projecting signs should generally be located near entrances,
below second floor windows. No portion of the sign should
extend above the roof line.
Only one projecting sign should be allowed per tenant.
Projecting signs shall be illuminated by external lighting
fixtures.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-73
Window Signs
Window signs are those signs located within a window/storefront of a
business and are oriented toward the adjacent sidewalk or walkway.
Window signs shall not occupy more than 25 percent of the
window.
Permanent window signs should be created with permanent,
fade-resistant paint, decals, gold-leaf, or etching.
Window signs may also hang on the inside of the window.
Mounting hardware and equipment should be concealed.
The location, size, and shape of window signs should add to a
storefront display, not detract from views into the business.
Window signs may be illuminated from external light sources
or from lighting within the storefront. Internally illuminated
window signs should be limited to “open” signs.
3 | DESIGN GUIDELINES
3-74 | CITY OF DUBLIN
3.8. Public Facilities
3.8.1. Public Buildings and Community Facilities
Public and community use buildings serve as landmarks for the
community. Regardless of whether they are privately or publicly owned,
these buildings are intended for the use and enjoyment of the community
and must therefore be treated as a public amenity. Building designs
should reflect the facility’s function while at the same time supporting the
intended vision for Dublin Crossing by incorporating design features that
promote sustainability and public enjoyment.
Such facilities may consist of a single building or a group of buildings on
one site. Since the intended use of the building(s) will drive the spatial
and functional requirements of the building, these design guidelines must
remain flexible to ensure that the needs of the intended use(s) are
adequately addressed within the design. Furthermore, some uses may be
subject to specific design requirements required by the state and other
regulatory agencies. Such requirements shall take precedent over the
requirements of the Specific Plan and the design regulation and
guidelines contained herein.
The following guidelines should be considered in the design of all
institutional buildings, in addition to the general design guidelines
provided above.
Guiding Principles
Guiding principles for public buildings and community facilities include
the following:
Design primary buildings to act as key, thematic icons for the
surrounding community.
Include design elements, building form, and site designs that
reflect the intended use of the building(s).
Design building facades to include variety and spontaneity to
activate the pedestrian experience.
Establish building entries and common areas, not parking, as
the primary emphasis of the public street elevation for public
buildings.
Anticipate and accommodate pedestrian and vehicle
circulation in building and site designs to reduce traffic
impacts on neighboring streets and jointly optimize pedestrian
and vehicular circulation.
Use building mass and differentiation of roof forms, materials,
color, and apparent floor heights to reduce building bulk and
create variety within the building façade.
Enhance architecture on all four sides conveys high quality
design.
Provide connections between indoor and outdoor spaces in
building and site design.
Define street corners and primary building entries with massing
and architectural elements.
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-75
Site Planning and Building Placement
Since public buildings act as icons in a community, building placement is
an important consideration. Such uses also require special consideration
due to the associated traffic and noise.
Arrange buildings to create a variety of outdoor spaces
including courtyards, plazas, squares, eating areas, arcades,
and/or usable open spaces.
Orient buildings toward streets, pedestrian pathways and/or
active spaces.
Include architectural treatments, structures, and/or landscape
features that shelter pedestrian walkways, such as arbors or
pergolas, where appropriate.
Design pedestrian and vehicular circulation routes that are
intuitive, well-defined, and easily discernible for appropriate
and functional maneuverability and activity levels.
Building Mass and Form
Community use buildings and facilities tend to be larger in scale and
therefore massing is of particular concern. The following guidelines
address methods to reduce the apparent mass of large buildings.
Avoid long, unbroken faces that exceed approximately 30 feet
in length.
Use offsets and massing articulation to reflect the organization
of the floor plan.
Vary building depths to provide interesting massing.
When appropriate to the use, provide one story elements at
the ends of two-story buildings to soften building mass.
Use balconies, shade structures, one story projections, and
other architectural elements to create interest and articulate
volume.
Develop a special relationship between buildings and
pedestrians by designing ground story facades at human scale
through one or more of the following methods:
Breaking facades into bays and smaller forms.
Bringing signage down to a pedestrian level to reduce
scale.
Introducing arcades, courtyards, and other outdoor
spaces.
Utilizing massing elements to emphasize primary
building entries and street corners.
3 | DESIGN GUIDELINES
3-76 | CITY OF DUBLIN
DESIGN GUIDELINES | 3
DUBLIN CROSSING SPECIFIC PLAN | 3-77
Roof Forms
Change roof pitches and eave heights by using offsets in the
plan. Avoid continuous, unbroken roof lines. In general,
keep roof pitch slopes relatively shallow to minimize visual
massing of buildings while remaining true to the selected
architectural style.
Combine flat roofs with sloped roofs. The entire roof shall not
be flat.
When appropriate to style and function, provide broad
overhangs in response to climactic conditions, particularly at
openings, porch enclosures, balconies, and window recesses.
When building forms are visible from adjacent residential
neighborhoods, provide full roof solutions to the greatest
extent feasible.
Design roofs for functionality while enhancing or
complementing the overall architectural design of the building.
Integrate form, materials, fascia and/or cornice elements into
the overall design vocabulary.
When used, create contiguous parapets and incorporate them
into side/rear elevation returns.
Use roof forms to screen mechanical equipment whenever
possible.
Encourage the use of cool roofs, photovoltaics, or other
energy saving materials and features.
Façade Treatments
Enhance primary building or campus entries to create a sense
of arrival and clearly indicate location.
Clearly identify building or campus entries with well-defined
primary pedestrian pathways and entry features such as
arbors, porte-cocheres, or architectural features.
Design windows to reflect interior uses and provide views to
common outdoor spaces and the public street.
For schools and other uses that include multiple buildings in a
campus setting, convey similar architectural character, colors,
and materials on all buildings.
3 | DESIGN GUIDELINES
3-78 | CITY OF DUBLIN
Parking
Locate parking behind or to the side of buildings to reduce the
impact of large parking areas on the public street or screen
with berms, landscaping, walls, or other features compatible
with the overall design concept.
Design parking areas to be used as flexible outdoor spaces for
farmers markets, festivals, special events, and other
community events.
Locate drop-off areas and provide adequate stacking for
vehicle traffic to avoid creating traffic conflicts on adjacent
public streets and to reduce the impact on adjacent residential
and commercial uses.
3.8.2. School
The elementary school will serve as a landmark for the Specific Plan area
and will express the overall importance of education to the Dublin
community. School designs are regulated by the State of California and
Dublin Unified School District. Such requirements shall take precedent
over the requirements of this Specific Plan and the design regulation and
guidelines contained herein. However, it is encouraged that the school
be designed in a manner that is compatible with the surrounding uses
and that access is provided from two public streets, with careful
consideration on circulation patterns for pick-up and drop-off. The
overall design of the school and associated facilities should be distinct
and create a campus feel with similar architectural features, materials,
and colors.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-1
4 CIRCULATION &
STREETSCAPE DESIGN
This chapter explains the circulation and streetscape
design including the roadway hierarchy and
proposed mobility plans for pedestrians and
bicycles.
4 | CIRCULATION AND STREETSCAPE DESIGN
4-2 | CITY OF DUBLIN
This chapter addresses a variety of circulation elements promoting multi-
modal mobility, including: streets, multi-use trails and sidewalks,
bikeways, pedestrian sidewalks and paths, transit, landscape buffers,
gateways, points of interest, and other “complete street” elements.
Complete streets are streets that are designed and operated to enable
safe access and movement for pedestrians, bicyclists, motorists, and
transit riders of all ages and abilities along and across streets.
As public spaces, streets will have significant importance within Dublin
Crossing. They will facilitate access to the mixture of residential,
commercial and public uses within the community and provide the
opportunity for physical exercise and social interaction. This Specific Plan
includes a thoughtfully designed streetscape that is conducive to creating
an urban community that facilitates multiple modes of travel in an
inviting, safe, aesthetically-pleasing, and sustainably-focused manner.
The guidelines within this chapter are drawn from and are consistent with
the policies from the City of Dublin General Plan – Community Design
and Sustainability Element, the City of Dublin Streetscape Master Plan, the
City of Dublin Bikeways Master Plan, the City of Dublin Public Art Master
Plan, and the City of Dublin Parks and Recreation Master Plan. Where
this Specific Plan is otherwise silent or does not address a specific design
issue, provisions identified in the City of Dublin Zoning Ordinance or the
above-listed documents shall apply. Where there is uncertainty, the
Community Development Director has the discretion to make a
determination on the suitability of the policy or guideline. This chapter is
organized according to the following subsections:
Circulation and Streetscape Design Policies
Pedestrian and Bicycle Circulation, Transit Facilities
Street Network and Hierarchy
Gateways and Entries
Streetscape Design
4.1. Circulation and Streetscape Design Policies
The following circulation and streetscape design policies will apply to the
Project:
4.1.1. Roadway Design
CIR Policy 4.1 – Provide a new east-west connection between Scarlett
Drive and Arnold Road to provide a more direct route through the
Specific Plan area for new development.
CIR Policy 4.2 – Ensure that fire access roadways and public streets are
designed with the minimum widths required to meet the standards of the
Fire Department.
CIR Policy 4.3 – Emphasize and enhance regional corridors, such as
Dublin Boulevard, to create a positive identity and image for the City of
Dublin and Dublin Crossing.
CIR Policy 4.4 – Design well connected streets that provide safe and
convenient access for residents and that discourage cut-through vehicular
traffic and high speeds.
CIR Policy 4.5 – Utilize sustainable design principles found in the
Community Design and Sustainability and Circulation Elements of the
General Plan in the design of Specific Plan streets and associated
circulation improvements.
CIR Policy 4.6 – The City/Developer/School District shall coordinate on
the design and installation of all streets fronting the elementary school
site to ensure suitable locations for student drop-off and pick-up and a
safe vehicular and pedestrian interface.
4.1.2. Traffic Calming
CIR Policy 4.7 – Provide traffic calming measures at strategic locations
within the Specific Plan area to maintain intended design speed.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-3
CIR Policy 4.8 – Design pedestrian and bicycle circulation routes for high
visibility at vehicular interfaces.
4.1.3. Pedestrian and Bicycle Circulation
CIR Policy 4.9 – Establish an interconnected network of sidewalks and
bicycle lanes, and multi-use paths that provide safe and convenient
pedestrian and bicycle access between the East Dublin/Pleasanton BART
Station, Iron Horse Trail, Scarlett Drive, Arnold Drive, and destinations
within the Specific Plan area.
CIR Policy 4.10 – Establish public rights-of-way or easements through the
new neighborhoods, as necessary, to ensure that public parks and the
Iron Horse Regional Trail are accessible to the general public.
CIR Policy 4.11 – Work with the East Bay Regional Park District on the
concept and final design of the Iron Horse Regional Trail realignment
along Scarlett Drive and the potential creation of a secondary trail
pathway through Central Park, if appropriate.
CIP Policy 4.12 – In close coordination with the East Bay Regional Park
District, study the construction of an elevated Iron Horse Regional Trail
bridge over Dublin Boulevard to provide safer access to the BART station
for pedestrians and bicyclists and to mitigate traffic impacts the trail
crossing has on traffic flow on Dublin Boulevard.
CIR Policy 4.13 – Encourage street improvements, such as bulb-outs, and
other appropriate design techniques to calm traffic and assert the
presence of pedestrians and bicyclists. Install bicycle stencils and bicycle-
sensitive loop detectors (or other detector type) on bikeways as part of
new signals, signal upgrades, and resurfacing/restriping projects.
CIR Policy 4.14 –Convenient and secure bicycle racks will be provided
throughout the Specific Plan area, at the elementary school and parks,
near transit facilities and trailheads, and within commercial and mixed-
use developments. Bicycle facilities provided shall be consistent with the
Bicycle Master Plan.
CIR Policy 4.15 - Prohibit gated neighborhoods, which both visually and
practically restrict multi-modal access between neighborhoods.
CIR Policy 4.16 – Provide pedestrian and bikeways connecting the
Specific Plan’s parks to the Iron Horse Regional Trail.
CIR Policy 4.17 – Provide pedestrian connectivity between and around
commercial and multi-family residential buildings with direct connections
to main pedestrian paths to facilitate pedestrian circulation for residents,
visitors, and commercial patrons.
CIR Policy 4.18 – Provide clearly defined and safe publicly-accessible
pedestrian and bikeways connecting the Specific Plan’s planned school
and park sites with neighborhoods throughout the Specific Plan area.
CIR Policy 4.19 - Plan and design bicycle facilities to be consistent with
the City of Dublin Bikeways Master Plan. CIR Policy 4.20 – Connect
Specific Plan roads, bikeways and pedestrian paths with existing
circulation facilities that connect to BART and local transit systems.
4.1.4. Public Transportation
CIR Policy 4.21 – In close coordination with LAVTA, provide transit bus
amenities such as pullouts and transit shelters with lighting and real time
arrival and departure signs on fronting arterial streets and collector
streets adjacent to the Specific Plan area.
CIR Policy 4.22 – Residential and commercial development shall be
designed to provide convenient and safe pedestrian and bicycle
connections from building entrances to transit facilities.
4 | CIRCULATION AND STREETSCAPE DESIGN
4-4 | CITY OF DUBLIN
4.1.5. Parking
CIR Policy 4.23 – Minimize the need for parking by allowing for methods
to reduce parking demand with appropriate Transportation Demand
Management (TDM) strategies for higher density residential development
along Dublin Boulevard (near the BART station). TDM strategies for
commercial development could include a commuter benefit program and
parking cash-out programs, among many others.
CIR Policy 4.24 – Allow for the potential for reduced parking
requirements in mixed-use areas by considering shared parking. The City
Engineer can allow variations from the parking standards set forth in
Chapter 2 (Land Use and Development Standards) as noted in each land
use district.
CIR Policy 4.25 - To minimize adverse impacts to residents within the
Specific Plan area, prior to filing the first Final Small Lot Tentative Map in
the Specific Plan area, the Developer shall coordinate with the City of
Dublin to address and identify a solution that is acceptable to the City
regarding overflow parking associated with the Dublin/Pleasanton BART
Station. Such solution shall have no impact to the General Fund or
financial burden to the City. No Final Small Lot Tentative Map shall be
recorded until a solution has been identified and accepted by the City.
4.2. Pedestrian and Bicycle Circulation, Transit
Facilities
4.2.1. Pedestrian Circulation
This Specific Plan emphasizes pedestrian circulation by creating
convenient and safe pedestrian connections between local destinations,
transit stops and regional trails. The pedestrian network will connect
residential neighborhoods with parks, commercial areas, transit, and the
school. Pedestrian paths, paseos, trails, and similar pedestrian
connections should be provided throughout Dublin Crossing to link
neighborhoods with one another. Pedestrian paths between and around
commercial, mixed-use, and higher density residential developments are
needed to facilitate pedestrian circulation for residents, visitors, and
commercial patrons. The hierarchy of pedestrian paths serving the
Specific Plan area includes the Iron Horse Regional Trail, multi-use trails,
and sidewalks.
Figure 4-1: Pedestrian and Bicycle Circulation Network identifies the
proposed pedestrian circulation network within the Specific Plan area.
Section 4.3.5 Perimeter Roadway/Intersection Improvements provides
details on specific intersection improvements.
Safe Routes to Schools
Safe Routes to Schools is a national program that encourages
communities to make walking and bicycling to school a safe and healthy
activity, from building safer street crossings to establishing programs that
encourages children and their parents to walk and bicycle safely to
school. This Specific Plan encourages a safe and efficient route to school
for children and parents who bike or walk.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-5
Figure 4-1: Pedestrian and Bicycle Circulation Network
4 | CIRCULATION AND STREETSCAPE DESIGN
4-6 | CITY OF DUBLIN
4.2.2. Bicycle Circulation
Bicycle circulation is an essential and integral part of the circulation
system, which will encourage bicycle access to many employment
centers, local serving retail and service uses, neighborhoods, and
recreational opportunities, such as parks and the Iron Horse Regional
Trail. This Specific Plan takes full advantage of public parks and rights-
of-way by providing bicycle trails and access points along public streets
and within parks. The proposed bicycle circulation network includes
trailheads, staging areas, and parking facilities that are strategically
located and designed for convenience.
The bicycle circulation facilities planned for the Specific Plan area
include:
Class I Bikeway (Bike or Multi-Use Path): Class I Bikeways
(Bike or Multi-Use Paths) will be for the exclusive use of
bicycles and pedestrians. This type of bikeway provides a
completely separated right of way with cross-flow by motorists
minimized. Generally, Class I Bikeways are provided to
enhance bicycle access and are considered a lower stress
bicycle riding facility as compared to in-street bicycle lanes.
Class II Bikeway (Bike Lane): Class II Bikeways (Bike Lanes) are
for bicyclists travelling adjacent to vehicle lanes within the
street right of way. This type of bikeway provides a striped
lane for one-way bike travel on a street. Bike lanes are
provided along streets in corridors to improve bicycle access
and to meet enhanced bicycle demand anticipated within
Dublin Crossing.
Several streets within the Specific Plan area will include multi-use paths
that connect to key destinations throughout Dublin Crossing and to trails
and bike lanes along streets and the Iron Horse Regional Trail.
Chapter 3: Design Guidelines addresses bicycle amenities. Figure 4-1:
Pedestrian and Bicycle Circulation Network identifies the proposed
bicycle circulation network within the Specific Plan area. Section 4.3.5
Perimeter Roadway/Intersection Improvements provides details on specific
intersection improvements.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-7
4.2.3. Public Transit
Public transit plays an important role in the success of creating a transit-
oriented neighborhood. This Specific Plan provides for direct access
along the Iron Horse Regional Trail and B Street/Demarcus Boulevard to
the Dublin/Pleasanton BART station and associated transit facilities.
Transit amenities, such as bus pullouts and shelters, will be provided at
bus stops within or adjacent to the Specific Plan area.
The Livermore Amador Valley Transit Authority (LAVTA) provides bus
service to regional and local destinations. The LAVTA was established in
May 1985 when the cities of Dublin, Livermore, Pleasanton and Alameda
County executed a joint powers agreement that created the independent
authority. LAVTA operates under the brand name, Wheels. One of the
LAVTA’s bus services is called RAPID, a high-capacity transit system that
operates in the Tri-Valley from East Livermore to West Pleasanton, largely
along Dublin Boulevard, directly adjacent to the project site. Major
destinations include:
Stoneridge Mall
Dublin/Pleasanton BART Stations
Downtown Dublin
Hacienda Crossings
Valley Care Medical Center (Livermore Campus)
Downtown Livermore Business District
Livermore High School
Lawrence Livermore National Laboratories
Routes also run along Dougherty Road and Arnold Road within the
vicinity of the Specific Plan area.
Additionally, Contra Costa County Connection provides commuter
express routes (35, 36, 97X) throughout the Tri-Valley area and Contra
Costa County, with connections from the Dublin/Pleasanton BART station
and along Dublin Boulevard.
Future Bus Stop
As part of the development of this Specific Plan, at least one bus stop
shall be provided along the north side of Dublin Boulevard adjacent to
the Specific Plan area. The bus stop shall be constructed to the
standards of LAVTA and approved by the City Engineer.
Images courtesy of Livermore Amador Valley Transit Authority (2013).
4 | CIRCULATION AND STREETSCAPE DESIGN
4-8 | CITY OF DUBLIN
4.3. Street Network and Hierarchy
4.3.1. Existing Street Network
Dublin Boulevard, Scarlett Drive, and Arnold Road are the primary
existing arterial roads that border the Specific Plan area. Other existing
roadways in the vicinity include Dougherty Road, Demarcus Boulevard,
and Central Parkway.
The existing street system is shown in Figure 4-2: Existing Street Network.
Dublin Boulevard is a major six lane east-west arterial along the southern
Specific Plan area boundary. Scarlett Drive is a two-lane collector along
the western Specific Plan area boundary that extends from Dougherty
Road to just south of Houston Place. The right-of-way continues south to
Dublin Boulevard. Arnold Road is a two-lane north-south collector along
the eastern Specific Plan area boundary.
There are a number of existing internal roadways that currently exist on
the project site. All of these roadways will either be substantially
reconfigured or removed as part of redevelopment of the project site.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-9
Figure 4-2: Existing Street Network
4 | CIRCULATION AND STREETSCAPE DESIGN
4-10 | CITY OF DUBLIN
4.3.2. Proposed Street Network
As shown in Figure 4-3: Proposed Backbone Street Network, a grid
pattern of different street types, each with different character and
function, will serve the transportation needs of the project. The internal
“backbone” street system is designed to establish connections to the
existing exterior roadway network as well as internally between residential
neighborhoods, parks, open spaces, the elementary school site, and the
commercial and mixed use land use districts. With sidewalks on all
streets and bikeways on many, the streets will become the framework for
the pedestrian and bicycle network as they connect to uses both internally
and beyond Dublin Crossing.
Internal roadway classifications include Collector Streets, Residential
Collectors, local streets and Private Streets, as described below and
shown in cross-section. Minor modifications to these roadway cross-
sections may be approved administratively by the Public Works Director
to improve multi-modal circulation and safety, assuming the curb-to-curb
and total right-of-way widths remain constant.
It should be noted that the street names below are temporary placeholder
names. The final street names will be determined at a later date and
recorded on the Final Tentative Maps.
Collector Streets
Collector Streets serve as the primary conduits for interior neighborhood
traffic and provide access to and from neighborhood residential streets
and perimeter streets outside of the Specific Plan area. These streets are
not intended to support regional traffic, but they may provide direct
access through the project site and to facilities within the Specific Plan
area such as schools and parks. Collector Streets include B Street,
Central Parkway, and G Street, as identified in Figure 4-3: Proposed
Backbone Street Network, and are described below.
B Street
B Street will serve the main entrance into Dublin Crossing with access
from Dublin Boulevard north to G Street. The total right-of-way will be
82 feet plus a 6-foot public services easement on each side. One travel
lane in each direction will be 14 feet wide and will include 6-foot striped
bike lanes. The roadway will be divided by a 16-foot wide tree-line
median creating an aesthetically appealing and visually prominent entry
statement. Two separated 8-foot wide sidewalks will be constructed on
each side of the street, setting the tone as a community that welcomes
multiple modes of transportation. The sidewalk will be separated from
vehicle traffic by a five-foot wide landscaped parkway strip planted with a
mix of grasses and trees which provide dual functions as stormwater
biofiltration and visual amenity.
Figure 4-4: Illustrative B Street Section illustrates the street section for B
Street.
Central Parkway
Central Parkway will serve as a primary east-west roadway between B
Street and Arnold Road. There are three different roadway cross-sections
for the Central Parkway as described below.
Central Parkway (between Arnold Road and F Street)
The total right-of-way of Central Parkway in this location will be 100 feet
plus a 5-foot public service/landscape easement on each side. Between
Arnold Road and F Street, the street segment features a 24-foot wide
landscaped median that divides the street with one 14-foot travel lane
and a 6-foot bike lane in the westbound direction and two 12-foot travel
lanes with a bike lane in the eastbound direction. An 8-foot wide
sidewalk will be provided on each side of the street. The sidewalk will be
separated from vehicular traffic by a five-foot landscaped strip that will be
planted with grasses and trees and provide stormwater biofiltration.
Figure 4-5: Illustrative Central Parkway (Arnold Road to F Street) Street
Section illustrates the street section for Central Parkway between Arnold
Road and F Street.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-11
Figure 4-3: Proposed Backbone Street Network
4 | CIRCULATION AND STREETSCAPE DESIGN
4-12 | CITY OF DUBLIN
Figure 4-4: Illustrative B Street Section
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-13
Figure 4-5: Illustrative Central Parkway (Arnold Road to F Street)
Street Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-14 | CITY OF DUBLIN
Central Parkway (between F Street and D Street)
The total right-of-way of Central Parkway in this location will be 80 feet
plus a 5-foot public services/landscape easement on each side. Between
F Street and D Street, Central Parkway will have a 12-foot two-way left
turn lane dividing two 11-foot travel lanes with 6-foot bike lanes on each
side. For visual and functional continuity, all other characteristics of the
street including street trees and parkway planting will remain the same as
Central Parkway between Arnold Road and F Street. On the north side of
Central Parkway, a 10-foot multi-use path will be provided along the
elementary school frontage. On the south side of Central Parkway, an 8-
foot sidewalk will be provided.
Figure 4-6: Illustrative Central Parkway (F Street to D Street) Street
Section illustrates the street section for Central Parkway between F Street
and D Street.
Central Parkway (between D Street and B Street)
The total right-of-way of Central Parkway in this location will be 72 feet
plus a 5-foot public services/landscape easement on each side. Between
D Street and B Street, Central Parkway will have a 12-foot two-way left
(global change) turn lane dividing two 11-foot travel lanes with 6-foot
bike lanes on each side. For visual and functional continuity, all other
characteristics of the street including street trees, parkway planting, and
8-foot wide sidewalk will remain the same as Central Parkway between
Arnold Road and F Street.
Figure 4-7: Illustrative Central Parkway (D Street to B Street) Street
Section illustrates the street section for Central Parkway between D Street
and B Street.
G Street
G Street will serve as the primary east-west roadway through the project
site, extending from Arnold Road to Scarlett Drive. There are three
different roadway cross-sections for G Street as described below.
G Street (between Arnold Road and F Street, and D Street and B Street)
The total right-of-way of G Street in this location will be 62 feet plus a 6-
foot public services/landscape easement on each side. The eastern end
of G Street will serve as a minor entry at Arnold Road. The street tree
pattern shall be broken here to draw attention to the school, for traffic
calming, and visual interest. Two 11-foot travel lanes divided by a 12-
foot dual turn lane. An 8-foot wide parking lane will be provided on the
south side of the street. A 10-foot wide paved multi-use trail will be
constructed along the north side of the street. The multi-use trail and will
be separated from vehicular traffic by a five-foot landscaped parkway
that will provide stormwater biofiltration.
Figure 4-8: Illustrative G Street (Arnold Road to F Street and D Street to B
Street) Street Section illustrates the street section for G Street between
Arnold Road and F Street and between D Street and B Street.
G Street (between F Street and D Street)
The total right-of-way of G Street in this location will be 62 feet plus a 6-
foot public services/landscape easement on each side and a 10-foot
public access easement/public services easement on the south side of G
Street adjacent to the school site. This segment of G Street will be the
same as between Arnold Road and F Street and between D Street and B
Street except that a 8-foot parking lane will be provided between the
travel lane and the parkway, and the sidewalk provided will be 10 feet on
the south side of the street.
Figure 4-9: Illustrative G Street (F Street to D Street) Street Section
illustrates the street section for G Street between F Street and D Street.
G Street (between B Street and Scarlett Drive)
The total right-of-way of G Street in this location will be 70 feet plus a 6-
foot public services/landscape easement on each side. This segment of
G Street will be the same as between B Street and D Street except when
adjacent to the Central Park (south side) it will include on-street parking
(8 feet) along the park frontage.
Figure 4-10 Illustrative G Street (B Street to Scarlett Drive) Street Section
illustrates the street section for G Street between B Street and Scarlett
Drive.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-15
Local Streets
Local Streets will provide direct multi-modal access to neighborhoods by
residents and visitors while discouraging through traffic and high speeds.
Local Streets are intended to provide low-speed access between and
within neighborhoods, promoting a multi-modal network with an
emphasis on comfort, safety, and amenities for pedestrians and bicyclists.
A, C, E, H, and I Streets
The total right-of-way of these local streets will be 56 feet plus a 6-foot
public services/landscape easement on each side. A, C, E, H, and I
Streets will have two 10-foot wide travel lanes with 8-foot on-street
parking on both sides. Five-foot wide landscaped parkways on both
sides will separate pedestrians from traffic and provide pervious
stormwater bioretention. Five-foot sidewalks on both sides of the street
will be constructed outside of the parkways.
Figure 4-11: Illustrative A, C, E, H, and I Streets Street Section illustrates
the street section for A, C, E, H, and I Streets.
D Street South of Central Parkway
D Street south of Central Parkway will have a total right-of-way width of
61 feet plus a 6-foot public service/landscape easement on each side. D
Street will include a 10-foot sidewalk on the east of the street, but all
other elements of the street section will remain the same as described
above for A, C, E, H, and I Streets.
Figure 4-12: Illustrative D Street South Street Section illustrates the
envisioned street section for D Street south of Central Parkway.
F Street
F Street will have a total right-of-way width of 51 feet plus a 6-foot public
service/landscape easement on each side and a 10-foot public access
easement/public services easement on the west side of F Street adjacent
to the school site. All elements of F Street are the same as A, C, E, H,
and I Streets, except that the west side of F Street will have a 10-foot
multi-use trail at the school frontage instead of a 5-foot wide sidewalk.
Figure 4-13: Illustrative F Street Section illustrates the envisioned street
section for F Street.
4 | CIRCULATION AND STREETSCAPE DESIGN
4-16 | CITY OF DUBLIN
Figure 4-6: Illustrative Central Parkway (F Street to D Street) Street
Section
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-17
Figure 4-7: Illustrative Central Parkway (D Street to B Street) Street
Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-18 | CITY OF DUBLIN
Figure 4-8: Illustrative G Street (Arnold Road to F Street and D Street
to B Street) Street Section
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-19
Figure 4-9: Illustrative G Street (F Street to D Street) Street Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-20 | CITY OF DUBLIN
Figure 4-10: Illustrative G Street (B Street to Scarlett Drive) Street
Section
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-21
Figure 4-11: Illustrative A, C, E, H, and I Streets Street Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-22 | CITY OF DUBLIN
Figure 4-12: Illustrative D Street Section
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-23
Figure 4-13: Illustrative F Street Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-24 | CITY OF DUBLIN
Private Streets
Private Streets will be privately owned and maintained streets that provide
access to common interest subdivisions and commercial and mixed-use
developments. Parking on private streets shall be controlled by a
Homeowners Association or Property Manager. Private Streets will be
designed for a low volume of traffic with limited vehicular access. Private
Streets will be narrower than public residential streets and may or may
not include sidewalks, on-street parking, or other street features.
Private Streets will consist of two 10-foot travel lanes. Parking will be
either an 8-foot wide parallel lane or an 18-foot perpendicular space.
Space outside of the curbed roadway will vary in its configuration but will
include a five-foot landscaped parkway and sidewalk on one or both
sides of the street.
Figure 4-14: Private Streets – Street Sections shows the recommended
configurations for Private Streets within the Specific Plan area. Ultimate
design may vary due to specific site constraints; however, the design will
follow the recommended configurations as closely as possible.
Alternatively, Private Streets may be designed to the specifications of an
adjacent public street.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-25
Figure 4-14: Private Streets – Street Sections
4 | CIRCULATION AND STREETSCAPE DESIGN
4-26 | CITY OF DUBLIN
4.3.3. Internal Special Roadway Improvements
B Street / G Street Intersection
B Street will be the primary entry street from the south and G Street will
be the primary entry street from the west. B Street will terminate at G
Street, creating an opportunity to turn this intersection into a focal point
or terminating vista. A roundabout design may be considered at this
location to facilitate vehicular travel without the need for a signalized
intersection and to create a focal point, including landscaping and an art
feature, in the center.
School Drop-off Zone
Schools have a morning and an evening peak, during which times
students are dropped off and/or picked up. These peak periods can be
dangerous times for all modes of travel. Providing a specialized drop-off
area designed with coordination between the City and the School District
will help ensure safety and efficiency for all users.
4.3.4. External Roadway Improvements
Dublin Boulevard
This Specific Plan includes improvements along the north side of Dublin
Boulevard along the southern edge of the Specific Plan area boundary.
The existing 12-foot Class I asphalt trail will be rebuilt as a 12 foot multi-
use concrete pathway for use by pedestrians and bicyclists, as identified
the City of Dublin Bikeway Master Plan. A new landscaped parkway will
be constructed between the roadway and the trail and include stormwater
bioretention plantings and street trees.
Changes within the Dublin Boulevard right of way will include
improvements such as enhanced pedestrian crossings at B Street and D
Street for connectivity to BART, the provision of transit stops, and the
inclusion of bicycle facilities.
Figure 4-15: Illustrative Dublin Boulevard Street Section illustrates the
proposed improvements for Dublin Boulevard.
Scarlett Drive
Scarlett Drive is currently a two-lane roadway that extends from
Dougherty Road to the north and terminates just south of Houston Place.
As contemplated in the City’s Traffic Improvement Program, Scarlett Drive
will be extended and improved. Two travel lanes in each direction will be
divided by a center median which will include low shrubs and smaller
scale accent trees. The south-bound lanes will also include an 11-foot
left turn lane. Six-foot bike lanes will be constructed at the curb edge in
both directions. There will be limited or no on-street parking.
The Iron Horse Regional Trail (IHRT) runs parallel to the east side of the
street. The IHRT consists of a 10-foot paved path and five-foot soft
shoulders on each side. In close coordination with the East Bay Regional
Park District, the trail is proposed to be realigned in concert with the
extension of Scarlett Drive, but the trail will maintain the same width and
the same general configuration. Between Scarlett Drive and the IHRT
shoulder will be a five-foot parkway, which will include stormwater
bioretention plantings and street trees.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-27
Figure 4-15: Illustrative Dublin Boulevard Street Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-28 | CITY OF DUBLIN
The realignment of the IHRT will be integrated into the overall master
design of the new Central Park, which could also include a secondary
pathway for the trail for those who prefer to meander through Central
Park.
Figure 4-16: Illustrative Scarlett Drive Street Section illustrates the street
section for Scarlett Drive.
Arnold Road
Improvements will be constructed on the west side of Arnold Road along
the Specific Plan area’s eastern boundary. At present, a majority of
Arnold Road consists of a two-lane roadway with parking and a Class II
bike lane on both sides. Arnold Road will remain in its existing condition
north of Central Parkway, and will be expanded to four lanes from
Central Parkway to Dublin Boulevard.
On the west side of Arnold Road is a drainage channel that is
approximately 30 feet wide. This channel will be undergrounded. From
Central Parkway to Dublin Boulevard, covering the channel culvert will
be (westerly from the curb) a five-foot wide landscaped parkway, an 8-
foot wide sidewalk, a 10-foot wide landscaped buffer, and either
commercial, residential, or mixed use buildings. North of Central
Parkway, there will be a five-foot wide landscaped parkway, an 8-foot
sidewalk (extending north only to G Street), a 10-foot wide landscaped
buffer, and a community wall/fence if there are residential uses in this
location. If there are commercial uses that end up developing along
Arnold Road north of Central Parkway, the interface with the street and
drainage channel may be re-examined and entrance drives to the
commercial area could be considered.
Figure 4-17: Illustrative Arnold Road Street Section illustrates a
conceptual view for the frontage along Arnold Road.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-29
Figure 4-16: Illustrative Scarlett Drive Street Section
4 | CIRCULATION AND STREETSCAPE DESIGN
4-30 | CITY OF DUBLIN
Figure 4-17: Illustrative Arnold Road Street Section
(south of Central Parkway)
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-31
4.3.5. Perimeter Roadway/Intersection Improvements
This Specific Plan includes improvements to the following existing and
proposed intersections along the Specific Plan area boundary:
Dublin Boulevard and D Street
Dublin Boulevard and B Street
Dublin Boulevard and the Iron Horse Regional Trail at Scarlett
Drive
Scarlett Drive and G Street at the Iron Horse Regional Trail
Arnold Road and G Street
Arnold Road and Central Parkway
These specific intersections are major entry points into Dublin Crossing
and shall receive special treatments to enhance the entry experience and
safety as it relates to crossing perimeter streets.
In general, all intersections shall have (at a minimum) enhanced
crosswalks along and across perimeter streets and a clear, direct path for
pedestrians and bicyclists. Existing crosswalks should be enhanced as
other intersection improvements are made.
Dublin Boulevard
As part of the development of the Specific Plan area, the following
improvements would be made on Dublin Boulevard:
On D Street at Dublin Boulevard, separate left-turn lane and
shared through-right lane will be constructed, along with a
westbound right turn lane from Dublin Boulevard to
northbound D Street. Signal modifications will be
implemented to accommodate the proposed north leg of the
intersection. Special paving and/or striping should be
provided along and across Dublin Boulevard as this
intersection is a direct street connection to the
Dublin/Pleasanton BART station.
On B Street at Dublin Boulevard, the existing separate left-
turn, right-turn, and through lanes will be re-constructed,
along with construction of a westbound right-turn lane from
Dublin Boulevard to northbound B Street. Signal
modifications will be implemented to accommodate the
proposed changes to the north-leg of the intersection. Figure
4-18: Illustrative Dublin Boulevard/B Street Intersection
illustrates the proposed improvements for the Dublin
Boulevard / B Street and Demarcus Boulevard intersection. As
B Street is the main entrance into the Specific Plan area and a
direct street connection to the Dublin/Pleasanton BART station,
this intersection should include special paving and/or striping
for crosswalks across Dublin Boulevard and D Street.
Pedestrian- and bicycle-oriented signage should be provided
at these intersections to guide users into the Specific Plan area
and nearby destinations (e.g. Dublin/Pleasanton BART station
and Central Park).
On Dublin Boulevard along the project frontage, a westbound
right-turn lane/auxiliary lane will be constructed on the
approach to Scarlett Drive.
Across Dublin Boulevard at the Iron Horse Regional Trail /
Scarlett Drive, a multi-use (pedestrian and bicycle)
overcrossing to connect the Iron Horse Regional Trail
segments to the north and south of Dublin Boulevard will be
studied. The Developer’s contribution towards a future project
will be in accordance with the Project Development
Agreement.
Scarlett Drive
As contemplated in the City’s Traffic Improvement Program, a traffic
signal will be installed and separate right- and left-turn lanes will be
constructed on G Street at Scarlett Drive. A left-turn lane will be
constructed from Scarlett Drive to eastbound G Street in conjunction with
the extension of Scarlett Drive to Dublin Boulevard. Scarlett Drive will be
widened to four lanes and extended from Houston Place south to Dublin
Boulevard along the western edge of the Specific Plan area. Pedestrian-
and bicyclist-oriented signage should be provided to provide direction
4 | CIRCULATION AND STREETSCAPE DESIGN
4-32 | CITY OF DUBLIN
into the Specific Plan area, to the Iron Horse Regional Trail, and nearby
destinations (e.g. Central Park).
Figure 4-19: Illustrative Scarlett Drive/G Street Intersection illustrates the
proposed improvements for the Scarlett Drive / G Street intersection.
Arnold Road
As part of the development of the Specific Plan area, the following
improvements would be made on Arnold Road:
On G Street at Arnold Road, separate right- and left-turn
lanes will be constructed, along with a northbound left-turn
lane from Arnold Road to westbound G Street. A traffic signal
will be constructed at the intersection of Arnold Road and G
Street. Figure 4-20: Illustrative Arnold Road/G Street
Intersection illustrates the proposed improvements for the
Arnold Road / G Street intersection.
On Central Parkway East at Arnold Road, separate left-turn
lane and shared through-right lane will be constructed, along
with a northbound left-turn lane from Arnold Road to
westbound Central Parkway East. Signal modifications will be
implemented to accommodate the proposed west-leg of the
intersection.
Pedestrian- and bicyclist-oriented signage should be provided
at these intersections to guide users into the Specific Plan area
and nearby destinations (e.g. Dublin/Pleasanton BART station).
Arnold Road will be widened to four lanes from Dublin
Boulevard to Central Parkway along the eastern edge of the
Specific Plan area.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-33
Figure 4-18: Illustrative Dublin Boulevard/B Street Intersection
Dublin Boulevard
B
S
t
r
e
e
t
4 | CIRCULATION AND STREETSCAPE DESIGN
4-34 | CITY OF DUBLIN
Figure 4-19: Illustrative Scarlett Drive/G Street Intersection
Scarlett Drive
G
S
t
r
e
e
t
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-35
Figure 4-20: Illustrative Arnold Road/G Street Intersection
Arnold Road
G
S
t
r
e
e
t
4 | CIRCULATION AND STREETSCAPE DESIGN
4-36 | CITY OF DUBLIN
4.4. Gateways and Entries
This Specific Plan identifies design treatments for a number of key
gateways and entries into Dublin Crossing. Each of these is described
below.
4.4.1. Central Park Gateway Plaza
A gateway plaza at the southeast corner of Central Park could create an
inviting public gathering space at a visually prominent corner of Dublin
Boulevard. This park frontage creates an opportunity for a strong visual
civic statement at a key central location within the City. It will reflect a
forward-thinking, upscale community that values a high quality of life.
This entry could include a large signage treatment and significant
landscaping. Seating and other street furniture (lighting, signage, waste
disposal, water fountains, etc.) should be included, and the design
should be integrated with the IHRT.
At the direction of LAVTA and the City Engineer, a west-bound bus stop
could also be included as a pull-out separate from the Dublin Boulevard
travel lanes.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-37
4.4.2. East Gateway Plaza
An east gateway plaza located at the northwest corner of Dublin
Boulevard and Arnold Road will create another public focal point along
Dublin Boulevard. Together with the Central Park Gateway Plaza, this
gateway will create a strong landmark for visitors travelling along Dublin
Boulevard. Figure 4-21: Illustrative East Gateway Plaza identifies major
elements envisioned for this gateway.
The design concept includes options such as specimen trees around a
central feature and contemporary trellises. Patterned paving in
contrasting neutral tones will create visual interest on the ground plane.
Seat walls, tables with chairs, and other potential features will provide
multiple options for seating and encourage activation of the space.
A second plaza is envisioned in the internal courtyard between the retail
buildings. This plaza could feature a smaller water element and tables
with chairs with the possibly of outdoor eating areas for restaurants.
Accent planting in pots and planters will be located throughout the plaza
to provide color. The Gateway Plaza will be constructed concurrent with
the rest of the commercial development.
At the direction of LAVTA and the City Engineer, a west-bound bus stop
could also be included as a pull-out separate from the Dublin Boulevard
travel lanes.
4 | CIRCULATION AND STREETSCAPE DESIGN
4-38 | CITY OF DUBLIN
Figure 4-21: Illustrative East Gateway Plaza
Dublin Boulevard
Arn
old
Roa
d
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-39
4 | CIRCULATION AND STREETSCAPE DESIGN
4-40 | CITY OF DUBLIN
4.4.3. B Street – Focal Entry
The primary vehicular, bicycle, and pedestrian entry into Dublin Crossing
will be at B Street and Dublin Boulevard. This entry shall incorporate
distinctive sign monuments at both the east and west corners. These
monuments will be strong wayfinding elements that serve as a welcoming
beacon to the community. They will convey a contemporary design
character with modern forms and materials such as stainless steel or
other metals, glass, and/or acrylics such as eco-resins. Surrounding
each monument will be accent planting, corner plazas, and sidewalk
paving to highlight the area as the primary gateway entry. The corner
plazas will feature colored accent paving such as a toned, textured
concrete or pavers in neutral tones. Backdrop planting will reflect a
contemporary California palette with bold colors such as flax and grasses
in simple rows and geometric patterns.
Figure 4-19: Illustrative Dublin Boulevard/B Street Intersection illustrates
the proposed improvements for the Dublin Boulevard / B Street and
Demarcus Boulevard intersection.
Two 8-foot wide sidewalks along both sides of B Street and will connect
to the existing Class I and II bikeways along Dublin Boulevard.
Columnar European Hornbeam trees will create a dramatic effect as the
street tree along B Street. In accordance with the City of Dublin
Streetscape Master Plan, London Plane trees will be used along Dublin
Boulevard.
4.4.4. Major Entries
Major entries occur at:
Central Parkway/Arnold Road;
G Street/Scarlett Drive;
G Street/Arnold Road; and at
D Street/Dublin Boulevard.
Major entries will announce arrival to Dublin Crossing with vertical
monumentation, accent planting and special paving. These entry
monuments will incorporate distinctive, custom-fabricated contemporary
materials such as metals and translucent acrylic eco-resins.
These entries support and complement gateway elements in design and
materials and contribute to the overall placemaking. Monuments will use
same design vernacular but in a smaller scale than the focal gateway
entry at B Street and Dublin Boulevard.
4.4.5. Minor Entries
Minor entries will occur at two other intersections, namely: 1) A
Street/Dublin Boulevard; and 2) E Street/Dublin Boulevard. Minor entries
will use design elements similar to major entries, but at a smaller scale.
Envisioned elements include vertical monumentation, accent planting,
and enhanced paving. The minor entry monumentation will resemble the
major entries, but be more horizontal in form. These entries will identify
the character of Dublin Crossing and their scale will convey circulation
hierarchy, thereby acting as a form of wayfinding.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-41
4.5. Streetscape Design
The circulation network within the Specific Plan area is a key component
of the envisioned livable and walkable urban village experience. An
attractive and inviting streetscape design will encourage pedestrian and
bicycle travel throughout Dublin Crossing and will promote public health
and social cohesion, qualities that contribute to exceptional quality of life.
Streets within Dublin Crossing will be more than circulation routes; they
will also serve as social spaces and aesthetic community amenities.
Public street design will treat stormwater through vegetation and will
maximize shade with abundant street trees, thereby minimizing the heat
island effect and maximizing aesthetic appeal and pedestrian comfort.
Stormwater runoff from impervious paved surfaces will be treated in
bioretention areas within the 5-foot landscaped parkway along most
streets.
Streetscape planting, lighting, and furnishings will differentiate key
corridors and reflect the circulation hierarchy, while adding to the sense
of place for the Specific Plan area.
Recommended landscape design for the Specific Plan area has been
carefully developed to include a design that reflects the contemporary
urban village character. This can be characterized by clean,
contemporary design, native and climate-adapted landscape palettes.
Inviting streetscapes and public spaces will encourage the use of outdoor
spaces, thereby promoting social interaction, health, wellness and
community vitality. Planting, hardscape, furnishings and lighting will
work together to make the community legible by highlighting and
distinguishing circulation networks and linkages, conveying street
hierarchy and creating visually notable key nodes and destinations.
Unique and identifiable landscape treatments will convey a sense of
place and act as wayfinding within the community.
While distinct palettes are used to distinguish among sub areas within the
Specific Plan, consistency of style will be retained throughout the project,
resulting in a visually interesting, yet unified aesthetic.
4 | CIRCULATION AND STREETSCAPE DESIGN
4-42 | CITY OF DUBLIN
4.5.1. Parkway Bioretention
All streets within the Specific Plan area will include a minimum 5-foot
parkway between the sidewalk and roadway. These vegetated
bioretention areas will treat stormwater while providing attractive
landscaping, including street trees, shrubs, and grasses suitable for
landscape stormwater treatment. This parkway bioretention palette
identifies plants that will provide aesthetic appeal while performing
stormwater management functions, including infiltration,
evapotranspiration, pollutant trapping, phytoremediation and soil
stabilization. In addition, the Bay Friendly Landscape Guidelines and the
Regional Water Quality Control Board Species List shall be consulted to
determine suitable species to incorporate. Table 4-1: Parkway
Bioretention Palette identifies appropriate plantings that will be used in
the parkways.
Table 4-1: Parkway Bioretention Palette
Scientific Name Common Name Drought
Tolerant
Water Use
Aristida purpurea Purple Three-Awn Yes Low
Bouteloua pracilis Blue Grama Yes Low
Deschampsia cespitos Tufted Hairgrass Yes Low
Elymus glaucus Blue Wild Rye Yes Low
Iris douglasiana Douglas Iris Yes Low
Juncus patens Blue Rush Yes High
Leymus triticoides Creeping Wildrye Yes Low
Linum usitatissimum Flax Yes Low
Melica imperfecta Coast Range Melic Yes Unknown
Muhlenbergia rigens Deergrass Yes Low
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-43
4.5.2. Street Trees
Street trees play an important role in creating attractive, comfortable, and
walkable streetscapes. Tree selections for the Specific Plan reflect
recommendations in the City of Dublin Streetscape Master Plan. Large,
broad canopy trees are specified for wider street sections and medians,
while smaller canopy trees are identified for parkways to shade sidewalks
for pedestrian comfort. Columnar and smaller flowering trees will be
used as accents.
Existing street tree palettes will be continued for streets that are extended
or modified by this Specific Plan, including Dublin Boulevard, Arnold
Drive, and Central Parkway. Scarlett Drive, although extended as part of
this Specific Plan, was not identified in the City of Dublin Streetscape
Master Plan.
Tree selections for new streets are used as identity and wayfinding
elements and convey the scale of the street in the circulation hierarchy.
The trees within the palette are recommendations and may be changed
prior to installation due to market availability, new introductions, or
adaptability to soil types and structures (as in the case of bioretention).
Tree selections, once installed, shall be final and constant for consistency.
Table 4-2: Street Tree Palette identifies appropriate tree plantings for
streets within Dublin Crossing.
Table 4-2: Street Tree Palette
Street Scientific Name Common Name Spacing
Dublin Boulevard
(Parkway)
Platanus acerifolia London Plane Tree 25’-30’ on
center
Dublin Boulevard
(Median)
Crataegus
phaenopyrum
Washington Thorn 25’-30’ on
center
Pyrus calleryana Callery Pear 25’-30’ on
center
Arnold Drive (West Side
Parkway)
Quercus virginiana Southern Live Oak 30’ on center
Central Parkway East
(Parkway)
Celtis sinensis Chinese Hackberry 20’ on center
Central Parkway East
(Median)
Celtis sinensi Chinese Hackberry 20’ staggered
on center
A Street (Parkway) Quercus rubra Red Oak 30’ on center
B Street (Parkway) Carpinus betulus
‘Fatigiata’
European Hornbeam 25’ on center
C Street (Parkway) Ulmus parvifolia Chinese Elm 30’ on center
D Street (Parkway) Quercus robur
‘Fastigiata’
English Oak 25’ on center
E Street (Parkway) Quercus coccinea Scarlet Oak 30’ on center
F Street (Parkway) Quercus coccinea Scarlet Oak 30’ on center
G Street (Parkway) Gleditsia
triancanthos
Honey Locust 40’ on center
4 | CIRCULATION AND STREETSCAPE DESIGN
4-44 | CITY OF DUBLIN
4.5.3. Plant Palette
The plant palette of shrubs, perennials, groundcovers, vines, etc.
described below in Table 4-3: Recommended General Landscaping Plant
Palette, will create a visually diverse and pleasing aesthetic using plants
that are well suited to the Dublin area and do not require excessive water
and maintenance. This palette is not intended as an exclusive list, but as
recommendations.
Table 4-3: Recommended Plant Palette
Scientific Name Common Name Water Use
Abelia grandiflora Glossy Abelia Moderate
Arctostaphylos densiflora ‘Howard
McMinn’
McMinn Manzanita Low
Asparagus densiflorus Asparagus Fern Moderate
Callistemon ‘Little John’ Dwarf Bottle Brush Low
Carex pansa Dune Sedge Moderate
Carex tumulicola Berkeley Sedge Moderate
Ceanothus Ceanothus Low
Cistus hybridus White Rockrose Low
Clivia miniata NCN Moderate
Coleonema pulchrum ‘Sunset Gold’ Breath of Heaven Moderate
Coprosma pulchrum Coprosma Low
Correa pulchelia Australian Fuchsia Low
Cuphea hyssopifolia False Heather Moderate
Dietes vegeta Fortnight Lily Low
Echeveria Echeveria Low
Elymus glauca Blue Wild Grass Low
Erigeron karvinskianus Fleabane Moderate
Euonymus fortunei Euonymus Moderate
Feijoa sellowiana Pineapple Guava Low
Festuca californica California Fescue Low
Festuca idahoensis Low
Fremontodenron Flannel Bush Very Low
Hebe Hebe Moderate
Helictotrichon sempervirens Blue Oat Grass Moderate
Hemerocallis Evergreen Daylily Moderate
Heuchera Coral Bells Moderate
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-45
Scientific Name Common Name Water Use
Iris douglasiana Douglas Iris Moderate
Juncus patens Grey Rush Moderate
Kniphofia Red-Hot Poker Low
Lantana Lantana Low
Leymus sp. Lyme Grass Low
Liriope muscari Lily Turf Moderate
Liriope ‘Sunproof’ Lirope Moderate
Myrsine africana African Boxwood Low
Myrtus communis Dwarf Myrtle Low
Nandina domestica Heavenly Bamboo Moderate
Pennisetum alopecuriodes Fountain Grass Low
Penstemon ‘Sour Grapes’ Beard Tongue Moderate
Phormium tenax New Zealand Flax Moderate
Pittosporum tobira Tobira Moderate
Prunus laurocerasus English laurel Moderate
Rhamnus californica Coffeeberry Low
Rhaphiolepis indica Indian Hawthorn Moderate
Ribes viburnifolium Catalina Currant Low
Rosa ci sp Climbing Rose Moderate
Rosa sp Landscape Rose Moderate
Rosa ‘Pink Carpet’ Carpet Rose Moderate
Salvia Sage Low
Salvia leucantha Mexican Bush Sage Low
Teucrium fruticans Germander Low
Trachelospermum jasminoides Star Jasmine Moderate
Tulbagia violacea Society Garlic Moderate
Arctostaphylos ‘Emerald Carpet’ Manzanita Low
Cotoneaster ‘Lowfast’ Lowfast Cotoneaster Moderate
Scientific Name Common Name Water Use
Campanula portenschiagiana Dalmation Bellflower Moderate
Frageria chinensis Wild Strawberry Moderate
Lobularia maritima Sweet Allysum Unknown
Myoporum ’ Myoporum Low
Oenothera berlandieri Mexican Evening Primrose Low
Osteospermum fruticosum African Daisy Low
Trachelospermum jasminoides Star Jasmine Moderate
Verbena Verbena Low
Dictis buccinatoria Blood Red Trumpet Vine Moderate
Jasminum polyanthum Jasmine Moderate
4 | CIRCULATION AND STREETSCAPE DESIGN
4-46 | CITY OF DUBLIN
4.5.4. Streetscape Furnishings
Streetscape furnishings within Dublin Crossing public spaces (i.e., streets,
plazas, paseos, parks, open space areas, etc.) will incorporate clean,
contemporary, high quality design. These include benches, waste
receptacles, bicycle racks, bollards, signage, etc.
Furnishings will be commercial grade, constructed of durable materials
and detailed for efficient maintenance practices. Neighborhoods and
uses within the Specific Plan area may be distinguished by unique
furnishing styles consistent for those areas. The adjoining images
represent examples of possible streetscape furnishings that are
encouraged throughout the Specific Plan area. The specific street
furniture palette will be determined in the Landscape Master Plan, which
will be developed as an implementation measure of the Specific Plan.
However, furnishings selected will maintain the contemporary aesthetic
illustrated herein.
CIRCULATION AND STREETSCAPE DESIGN | 4
DUBLIN CROSSING SPECIFIC PLAN | 4-47
4.5.5. Lighting
Consistent with streetscape furnishings, lighting within Dublin Crossing
will express the envisioned contemporary aesthetic with simple clean lines
and durable materials. Lighting design will help differentiate between
land uses, highlight public and pedestrian-scaled spaces, provide
continuity and aesthetic appeal along corridors, and ensure pedestrian
and vehicular safety. Lighting along key pedestrian and bicycle corridors
such as the Iron Horse Regional Trail along the project frontage should
be provided.
Lighting will include high efficiency technologies (LED), dark-sky cutoffs,
will not trespass onto adjacent properties, and will be shielded or
recessed to minimize glare and reflections. Street-level, pedestrian-level,
and bollard light design shall be identified in the project-wide Landscape
Master Plan and Infrastructure Master Plan that is to be developed as an
implementation measure of the Specific Plan. Consistent lighting fixtures
shall be used in the public right-of-way throughout the project area and
should carry over into the commercial areas as well.
Public street lighting will meet City of Dublin’s standards; however,
alternative street light designs may be allowed, subject to approval by the
Community Development Director.
Chapter 3: Design Guidelines addresses guidelines for building and site
lighting.
INFRASTRUCTURE AND PUBLIC SERVICES | 5
DUBLIN CROSSING SPECIFIC PLAN | 5-1
5 INFRASTRUCTURE &
PUBLIC SERVICES
This chapter describes the plan for infrastructure and
utility needs (e.g., water, sewer, recycled water, etc.)
and public services for the Specific Plan area.
5 | INFRASTRUCTURE AND PUBLIC SERVICES
5-2 | CITY OF DUBLIN
This Specific Plan provides for a variety of land uses, each of which will
be served by existing or future utilities infrastructure within and around the
Specific Plan area. Future development within the Specific Plan area will
require removal and relocation of existing public utilities, new public
utility connections, and the extension of existing infrastructure within and
into the Specific Plan area.
This chapter describes the infrastructure improvements needed to
facilitate orderly development of the Specific Plan area and to and ensure
adequate capacity for future uses. The infrastructure required to support
overall Specific Plan uses is referred to as the backbone infrastructure.
The following sections describe existing facilities, identify public
infrastructure needs of Specific Plan uses, and establish the framework for
necessary expansion of sanitary sewer, potable and recycled water,
stormwater drainage and detention, water quality, and dry utilities
(electrical, natural gas, and telecommunications) infrastructure systems.
This chapter also addresses impacts to public services (fire protection, law
enforcement, schools, library, postal service, and solid waste
management).
5.1. Sanitary Sewer
The Dublin San Ramon Services District (DSRSD) owns and operates the
existing sewer system within Camp Parks, including the Specific Plan
area. DSRSD also provides sewer collection facilities in the streets
adjacent to Camp Parks, including Scarlett Drive, Dublin Boulevard and
Arnold Road. These sewer collection facilities convey wastewater to the
southwest for treatment at the Regional Wastewater Treatment Plant
(RWTP) in Pleasanton, which is owned and operated by DSRSD. DSRSD
also provides wastewater treatment services under contract to the Cities
of Pleasanton and San Ramon, as shown in Figure 5-1: Dublin San
Ramon Service District Service Area.
Figure 5-1: Dublin San Ramon Service District Service Area
INFRASTRUCTURE AND PUBLIC SERVICES | 5
DUBLIN CROSSING SPECIFIC PLAN | 5-3
The RWTP has a treatment capacity of 17 million gallons per day (MGD)
average dry weather flow, with an 11.5 MGD annual daily average. The
current use permit allows for treatment up to 20.2 MGD, which includes
3.2 MGD of Zone 7 brine rejects flow. In the future, DSRSD anticipates
a 3.7 MGD expansion to accommodate build-out of the service area
between 2030 and 2040.
Several existing sanitary sewer mains convey wastewater through the
Specific Plan area from areas adjacent to, and north of, the Specific Plan
area. These sewer mains likely need to be rerouted through the Specific
Plan area as required to accommodate phased development as identified
in Figure 5-2: Conceptual Sanitary Sewer System. Wastewater generated
from the Specific Plan area will be collected and conveyed through a
conventional gravity system of pipes located within the new backbone
rights-of-way, which will ultimately connect to existing DSRSD sewer
conveyance facilities surrounding the Specific Plan area. According to
DSRSD, the existing major sewer infrastructure on Dublin Boulevard is
adequately sized to serve development of the Specific Plan area.
As the project applicant moves forward with phasing, the applicant shall
ensure that sanitary sewer service to existing customers is maintained.
The project applicant is responsible for installing the sanitary sewer
system in the Specific Plan area in accordance with the results of the
DSRSD wastewater service analysis for the project. The wastewater
service analysis will ensure that the sanitary sewer system network in the
Specific Plan area is sized adequately to serve existing flows and the
projected, added sewer service demands for the Specific Plan area.
5.2. Potable Water
The Dublin San Ramon Services District (DSRSD) owns and operates the
potable water system within the boundaries of Camp Parks, including the
Specific Plan area. DSRSD also maintains potable water facilities in the
streets adjacent to Camp Parks, including Dougherty Road, Scarlett
Drive, Dublin Blvd. and Arnold Road. Zone 7 of the Alameda County
Flood Control and Water Conservation District (Zone 7) is the sole
provider of treated potable water to DSRSD. Zone 7 maintains water
distribution facilities adjacent to the Specific Plan area within Dougherty
Road, Scarlett Drive, and Dublin Blvd. DSRSD connects to Zone 7
potable water mains at two turnouts: one near Dougherty Road and
Scarlett Drive and the other near Arnold Road and the Interstate 580.
DSRSD is the purveyor of potable water to the Specific Plan area and
surrounding developments. DSRSD owns and maintains the distribution
and storage infrastructure required to provide potable, irrigation, and fire
water service. The 2010 DSRSD Urban Water Management Plan
(UWMP) accounts for development of 1,996 residential units, 440,000
square feet of retail and general office development, 52,000 square feet
of public/semi-public uses, 43 acres of parks, and 5 acres of elementary
school within the Specific Plan area. DSRSD will be conducting a project
specific “SB 610” water supply analysis and “SB 220” verification of
water supply to determine if there is sufficient water supply to serve the
proposed development in the Specific Plan area.
The Specific Plan area is within DSRSD pressure Zone 1, which includes
water storage and pressure from existing reservoirs (water tanks) adjacent
to the Specific Plan area. Reservoir 1B, located northwest of the Specific
Plan area on Amador Valley Road, is the sole source of storage and
pressure for the Specific Plan area. DSRSD Reservoir 10A, located
northeast of the Specific Plan area within Camp Parks, is an old Camp
Parks water tank that was previously not operational; however, it is
currently operational. The 2005 DSRSD Water Master Plan provides for
the construction of a new Reservoir 1C adjacent to Reservoir 1B and
rehabilitation or upsizing of Reservoir 10A to serve continued
development within Zone 1.
Several existing water mains traverse the Specific Plan area, providing
service to existing buildings and a looped water system for Camp Parks
and adjacent areas. As the project applicant moves forward with project
phasing, the applicant shall ensure that reliable water service to existing
customers is maintained through a looped system, as approved by
DSRSD (see Figure 5-3: Conceptual Potable Water System). The project
applicant is responsible for installing the potable water system in the
project area in accordance with results of the DSRSD potable service
analysis for the project. The analysis will ensure that the potable water
system network in the project area is sized adequately to serve existing
demands and projected water demands for the Specific Plan area.
5 | INFRASTRUCTURE AND PUBLIC SERVICES
5-4 | CITY OF DUBLIN
Figure 5-2: Conceptual Sanitary Sewer System
INFRASTRUCTURE AND PUBLIC SERVICES | 5
DUBLIN CROSSING SPECIFIC PLAN | 5-5
Figure 5-3: Conceptual Potable Water System
5 | INFRASTRUCTURE AND PUBLIC SERVICES
5-6 | CITY OF DUBLIN
5.3. Recycled Water
The Dublin San Ramon Services District (DSRSD) produces and distributes
recycled water for landscape irrigation in the City of Dublin as part of its
Potable Water Conservation and Water Recycling Program. Except for
certain isolated locations, as may be identified by DSRSD upon individual
review, all new irrigation systems serving parks, streetscapes, commercial
areas, and common area landscaping for multi-family within the potable
water service area of DSRSD are required to use recycled water for
irrigation. Per DRSD District Code, Section 3.20.110, connection to
recycled water is required to obtain water service from DSRSD.
DSRSD maintains several domestic recycled water facilities near the
Specific Plan area including recycled water mains in Dougherty Road and
Dublin Boulevard. All recycled water mains originate at the DSRSD
RWTP in Pleasanton, which includes a recycled water treatment facility
and a pump station that conveys recycled water from the plant. The
project applicant is responsible for installing a recycled water system in
the Specific Plan Area in accordance with the results of the DSRSD water
service analysis for the project. The water service analysis will ensure that
the recycled water system network in the project area is sized adequately
to serve projected recycled water demands for the Specific Plan area.
The Specific Plan area will be served by recycled water facilities as
identified in Figure 5-4: Conceptual Recycled Water System.
5.4. Stormwater and Water Quality
5.4.1. Stormwater Drainage and Detention
The Specific Plan area is relatively flat with elevations ranging from 336
at the southwest boundary corner to 357 feet at the northeast boundary
corner. Camp Parks 1,800+ acre watershed drains through the Specific
Plan area. The majority of the runoff from this watershed is conveyed
through Camp Parks in natural and engineered swales which cross the
Specific Plan area and are intercepted along the north side of Dublin
Boulevard and conveyed to various existing Zone 7 drainage facilities.
The main drainage channel for runoff from Camp Parks crosses the
Specific Plan area and is currently a mapped Federal Emergency
Management Agency (FEMA) 100 year floodplain. Zone 7 has indicated
the peak 100 year storm runoff within this main channel concentrated at
Dublin Boulevard shall not exceed 950 cumulative feet per second (cfs).
To the northeast and east of Camp Parks, runoff is collected in an
existing concrete trapezoidal channel to a flow “splitter” near Arnold
Road and Broder Boulevard. A portion of the flows enter the drainage
channel described above and the remainder is conveyed south along
Arnold Road in an open channel to a second flow “splitter” near Arnold
Road and Central Parkway, which divides flow between two existing Zone
7 drainage facilities. A portion of this flow continues down Arnold Road,
while the remainder is conveyed in an existing trapezoidal channel across
the southeastern portion of the Specific Plan area.
Storm drainage system improvements shall be constructed to
accommodate development within the Specific Plan area as identified in
Figure 5-5: Conceptual Stormwater Drainage and Detention System.
Two underground onsite basins (sized at 1.5 and 3.0 acre-feet) will be
constructed within Central Park to accommodate a range of 10 percent
of the 2 year storm flows to the 10 year storm flows. An offsite basin
(sized at 76 acre-feet) to meet the 950 cfs maximum requirement is
proposed north of the Specific Plan area along the existing drainage
channel. Additionally, best management practices (BMPs) shall be
implemented in new developments within the Specific Plan area to ensure
that runoff in storm drains does not lower water quality within or outside
of the Specific Plan area.
5.4.2. Water Quality
Stormwater runoff generated by the Specific Plan area is subject to
Provision C.3 of the National Pollutant Discharge Elimination System
(NPDES) permit issued to the local municipality by the California Regional
Water Quality Control Board (RWQCB) for the San Francisco Bay
Region. The regulations require treatment of the post construction runoff
from new developments and significant redevelopments before the runoff
is discharged to the municipal storm drains to the maximum extent
practicable (MEP). RWQCB staff monitors each municipality’s
implementation of permit requirements.
INFRASTRUCTURE AND PUBLIC SERVICES | 5
DUBLIN CROSSING SPECIFIC PLAN | 5-7
Figure 5-4: Conceptual Recycled Water System
5 | INFRASTRUCTURE AND PUBLIC SERVICES
5-8 | CITY OF DUBLIN
Figure 5-5: Conceptual Stormwater Drainage and Detention System
INFRASTRUCTURE AND PUBLIC SERVICES | 5
DUBLIN CROSSING SPECIFIC PLAN | 5-9
Each municipality must report on its development review process, number
and type of projects reviewed, and what integrated management
practices (IMP) were utilized in projects.
Each individual development will be required to develop a site specific
stormwater management plan (SWMP) to adequately address the impacts
of the proposed project and to show compliance with the post-
construction, long-term requirements of Provision C.3. Stormwater
pollution prevention plans will also be prepared as a separate document
to control short-term, construction-related discharge pollutants as
required by RWQCB Order No. 99-08-DWQ.
In accordance with the Alameda County Clean Water Program, low
impact site design measures for water quality protection will be
implemented to reduce water quality impacts from Specific Plan areas
development. These measures can include reduction of impervious
surfaces, self-treating areas, storing of rainwater onsite, and planting of
new trees. These features will be integrated into each component of
Specific Plan development to function in a sustainable manner. New
backbone streets may take advantage of adjacent landscape areas by
including roadside bioretention areas to appropriately treat roadway
runoff. Stormwater quality Specific Plan land uses will be addressed on a
phase-by-phase basis. Development of the Specific Plan area will
conduct grading operations, install underground piping and conduit
facilities, install asphalt and concrete surface improvement, construct
buildings, and install landscaping and recreational facilities. All of these
construction operations will comply with NPDES Permit requirements
regarding erosion control, rainy season restrictions, runoff control, dust
control, etc.
At a minimum, the following storm water quality mitigation measures are
proposed for development of the Specific Plan area:
All new public facilities will conform to the City of Dublin
standard details.
Each development area will self-treat runoff to meet the
appropriate water quality discharge requirements.
The design of storm water collection and conveyance systems
will minimize erosion and other potential problems for on-site
and adjacent properties.
Areas of impervious surfaces in the residential areas will be
minimized where possible to reduce runoff.
The residential design will include active and passive open
spaces, thereby helping to minimize increases in impervious
surfaces and associated site runoff.
The project will include storm drain system signs or stenciling
with language to discourage illegal dumping of unwanted
materials into the catch basins and field inlets.
5.5. Dry Utilities
Dry utilities within public rights-of-way or utility easements will include
new underground electric, gas, and telecommunication utilities to serve
the Specific Plan area. Comcast, AT&T and PG&E are currently the
major service providers within the City of Dublin. Onsite or adjacent
existing overhead lines will be undergrounded as required by the City of
Dublin. Conduit and lines needed to support these services will be
placed underground. Transformers and large, above-ground boxes will
be screened from the public streets by landscaping or other features. The
exact location and configuration of the infrastructure necessary for
proposed development will be determined at the time of development.
5.5.1. Electric
Pacific Gas and Electric Company (PG&E) provides electrical services to
the City of Dublin and has primary power service lines in close proximity
to the Specific Plan area. Onsite or adjacent existing overhead lines will
be undergrounded as required by the City of Dublin. The
developer/builders will be required to implement energy conservation
measures and construction practices per Title 24 of the California
Administrative Code. It is anticipated that PG&E will serve the Specific
Plan area for electricity.
5 | INFRASTRUCTURE AND PUBLIC SERVICES
5-10 | CITY OF DUBLIN
5.5.2. Natural Gas
PG&E provides natural gas service to the City of Dublin and has primary
gas service lines in proximity to the Specific Plan area.
Developer/builders will be required to implement energy conservation
measures and construction practices per Title 24 of the California
Administrative Code. It is anticipated that PG&E will serve the Specific
Plan area for natural gas. PG&E shall be involved with during planning
and constructing future distribution facilities serving the Specific Plan
area.
Kinder Morgan also maintains an existing pump station and 10-inch
gasoline transmission line along the southwest Specific Plan area
boundary line, along Scarlett Drive. These facilities will be maintained
and protected during the Specific Plan development.
5.5.3. Telecommunications
Comcast currently provides cable television and internet service to the
City of Dublin. AT&T and numerous long distance telecommunications
companies provide telephone and cellular phone service to the City of
Dublin. The service providers have the infrastructure in place to serve the
Specific Plan area. In addition, a private fiber optic network may be
provided to each unit within the Specific Plan area, offering high-speed
Internet and other communication services. Telecommunications
providers shall be involved with planning and constructing future
distribution facilities serving the Specific Plan area.
5.6. Public Services
5.6.1. Fire Protection
The Specific Plan area will be served by the Alameda County Fire
Department (ACFD), which provides fire protection and suppression
services under contract to the City of Dublin. Three stations are located
within the City:
Station No. 16 (7494 Donohue Drive) houses one engine
company, a patrol, one water tender and an air support unit.
The primary response area covers west and central Dublin,
which includes commercial, residential, and wildland interface
areas.
Station No. 17 (6200 Madigan Avenue) houses an engine
and a truck company, one Type 3 engine, and a water rescue
boat. The primary response area covers the west, central
core, and easternmost sections of the City. Station No. 17
would be the first responder to fire or emergencies within the
Specific Plan area.
Station No. 18 (4800 Fallon Road) houses an engine
company, one patrol, and a bulldozer. The primary response
area covers the easternmost portions of the City and is
primarily responsible for residential, high-density housing,
urban wildland interface areas, and Interstate 580.
AFCD shall be involved during Specific Plan development stages to
ensure appropriate access throughout the Specific Plan area and to
promote fire safety and prevention.
5.6.2. Law Enforcement
The Specific Plan area is served by the Alameda County Sheriff’s Office,
which has provided contracted police services to the City of Dublin since
1982. Police Services are provided by Sheriff Personnel at the Dublin
Civic Center (100 Civic Center Plaza). Services provided include
uniformed police officers patrolling the City in marked vehicles, criminal
investigations, crime prevention, drug enforcement prevention education
programs, and special investigation officers responsible for narcotic and
vice suppression.
The Alameda County Sheriff’s Office shall be involved during Specific
Plan development stages to promote safe design and crime prevention.
5.6.3. Schools
The Dublin Unified School District (DUSD) provides public education in
the City of Dublin. DUSD includes six elementary schools, two middle
INFRASTRUCTURE AND PUBLIC SERVICES | 5
DUBLIN CROSSING SPECIFIC PLAN | 5-11
schools, one comprehensive high school, and one continuation high
school.
This Specific Plan includes an elementary school site. The proposed
school site has been designed to include a residential overlay and would
revert to the Dublin Crossing Medium Density Residential (DC-MDR) land
use district should DUSD determine that the site is not needed or
required. If this site is not developed with an elementary school, the
Specific Plan area is currently located within the service boundary of
Frederiksen Elementary, Wells Middle, and Dublin High Schools.
The Specific Plan contains policies and guidance to ensure that safe
routes to schools are provided for students and parents living within and
traveling to and from the Specific Plan area.
5.6.4. Solid Waste Management
Coordination of the solid waste management activities in Alameda
County is the joint responsibility of the County’s Waste Management
Authority and local jurisdictions. The City of Dublin currently contracts
with Amador Valley Industries (AVI), a private company for residential and
commercial garbage collection within the City limits. Dublin also has an
aggressive and comprehensive recycling program and collects both
recycling and organic waste. All single-family residences are provided
with recycling containers. In addition, free recycling service is available
to all commercial customers that subscribe to garbage service. The City
of Dublin requires all construction and demolition projects to recycle at
least 50 percent of waste generated on a job site.
Solid waste generated within the Specific Plan area would be deposited
at the Altamont Landfill, which has a total estimated permitted capacity of
62,000,000 cubic yards. The total estimated capacity used is
16,280,000 cubic yards (26.3 percent), and the remaining estimated
capacity is at 45,720,000 cubic yards (73.7 percent). The estimated
closure date of this landfill is January 2029.
This Specific Plan encourages solid waste reduction measures, including
promoting waste reduction awareness, recycling, construction waste
reuse, and composting/recycling green waste. Convenient and readily
accessible recycling facilities shall be provided within new residential,
commercial, mixed-use, and public facilities developments.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-1
6 PUBLIC REALM
(PARKS, OPEN SPACE,
PUBLIC FACILITIES)
This chapter identifies the goals and design
concepts for the community and neighborhood
park, trails and bikeways; and locates and
characterizes public facilities anticipated for the
Specific Plan.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-2 | CITY OF DUBLIN
Proposed public facilities for Dublin Crossing have been designed to
create vital public spaces that promote physical and social health and
foster community cohesion. The parks and open space system,
combined with the circulation network, create a well-connected and
diversified system that responds to the needs of a wide range of users.
Parks and open spaces are connected through networks of roads and
multi-use (bicycle/pedestrian) pathways, providing a range of active and
passive recreation opportunities at both community and neighborhood
scales. The park and open space system meets the stated land use
objectives of providing a 30 net-acre Community Park suitable for social,
cultural and recreational events; and providing a five net-acre
Neighborhood Park in the Mixed Use land use district.
Pedestrian and bicycle facilities are provided within and between public
facilities to promote multiple modes of transportation, reduce vehicular
traffic and to connect recreational uses and areas with residential and
commercial uses and transit facilities.
The conceptual ideas for the parks and open space system also reflects
goals and policies of the City of Dublin Parks and Recreation Master
Plan, recommended strategic goals in the Parks and Community Services
Strategic Plan 2008-18, the City’s Bikeways Master Plan and priorities
identified in Uniquely Dublin: A Vision for a Community Place, a strategy
document developed in 2006 to guide the future development of a
community park in the Specific Plan area. As recommended in this
document, the parks and open spaces will provide both active and
passive recreation opportunities and will be carefully developed to
provide a mix of amenities catering to a culturally diverse population and
a broad age demographic from children to seniors.
The future design for the Community and Neighborhood Parks should be
characterized by contemporary California plant palettes, “Bay-Friendly”
landscaping practices, clean lines, simple forms and sleek furnishings
and fixtures. Materials will be high quality and aesthetically pleasing, yet
simple and durable. State-of-the-art play equipment will reflect the most
current research into play value, health and well-being.
6.1. Public Realm Policies
The following public realm policies shall apply to the development of
parks and recreational facilities within the Specific Plan area to ensure
safe, appealing and active public and semi-public spaces and strong
pedestrian and bicycle linkages and connections.
PR Policy 6.1 – Design the park and open space system to reinforce a
sense of community identity and character for the Specific Plan area and
the City of Dublin.
PR Policy 6.2 – Create a park system in which each park satisfies the
recreation needs of a variety of user groups and a range of active and
passive activities.
PR Policy 6.3 – Create public open spaces that are active, safe, and
inviting, and allow for playful elements, such as interactive sculptures and
furniture.
PR Policy 6.4 – Provide 30 net usable acres of Community Park land
(“Central Park”) and five (5) net usable acres of Neighborhood Park land
in the Specific Plan area in addition to any open space needed for
habitat, the realignment of the Iron Horse Regional Trail, or provided for
private recreational amenities and facilities.
PR Policy 6.5 – Foster a network of accessible connections via multi-use
pathways, bikeways, streets, sidewalks, and natural systems between
parks and the greater Dublin community that will provide greater
opportunities for non-vehicular circulation and that will expand Dublin’s
character as a “green” city.
PR Policy 6.6 – Community and Neighborhood Park land shall be owned
by the City of Dublin and shall be used in accordance with the Specific
Plan. Land designated as open space, creeks and waterways, and water
treatment/detention/bioretention facilities required to serve the Specific
Plan area will not be owned or maintained by the City of Dublin.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-3
PR Policy 6.7 – Underground water detention facilities shall be allowed
within the envelope of Central Park and shall be designed to enable the
development of or programming of above-ground facilities.
PR Policy 6.8 – The re-aligned drainage channel (now referred to as
Chabot Creek) shall be allowed within the Central Park land envelope,
but shall not be included within the 30 net-acre calculation of usable
park land. Chabot Creek shall not be a part of the public-owned park
land, but shall be owned and maintained by a separate entity that is
acceptable to the City.
6.2. Connecting to Existing Parks, Recreation
Facilities and Trails
The City’s Parks and Community Services Department manages park
planning and development, and oversees park maintenance. The
nearest City parks to the Specific Plan area are the Dublin Sports
Grounds and Emerald Glen Park.
The Dublin Sports Grounds is located at 6700 Dublin Boulevard, nearly
a half mile southwest of the Specific Plan area. The Dublin Sports
Grounds encompasses approximately 22 acres of land and features one
lighted baseball diamond, two lighted softball diamonds, and two lighted
soccer fields, in addition to picnic areas and children play structures.
Emerald Glen City Park is located at 4201 Central Parkway, one mile
directly east of the Specific Plan area. Emerald Glen is currently a 40
acre park that will eventually encompass approximately 48 acres. Future
phases of the park will include a recreation and aquatic center, and a
community center. Amenities at Emerald Glen Park include: baseball,
softball, soccer, and cricket fields, bocce ball courts, a lighted skateboard
park, lighted tennis and basketball courts, a playground with water play
features, restrooms, picnic areas, and a rose garden.
The Specific Plan area is also located near the City of Dublin’s largest
open space area, Dougherty Hills Open Space. Dougherty Hills is
approximately 107 acres of passive open space located near the
intersection of Amador Valley Boulevard and Stagecoach Road, just over
a quarter mile northwest of the Specific Plan area. Dougherty Hills offers
meandering trails along the top of the ridge north to the Dublin city limit,
with panoramic views of the Tri-Valley and Mount Diablo.
The City’s existing trail network near the Specific Plan area consists of
Class I (separated bike path) and Class II (bike lane) bikeways located
along Dougherty Road, Dublin Boulevard, Arnold Road and Central
Parkway, connecting to public local trails along Alamo Creek and
Tassajara Creek, and the Iron Horse Regional Trail.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-4 | CITY OF DUBLIN
6.3. Community Park/”Central Park”
Central Park will be located at the crossroads of Dublin Boulevard,
Scarlett Drive and the Iron Horse Regional Trail. This community park
will provide the City of Dublin and the residents of Dublin Crossing a
welcoming and distinctive amenity, while linking the eastern and western
portions of the City at a central location. The Specific Plan’s vision for
Central Park is to provide for a high-quality and diversified park facility
that serves as a central gathering space, provides an array of park
amenities that includes active and passive leisure recreational activities
and establishes a network of park trails, paseos, bikeways, staging areas,
and open space that will link the park with the regional trail system,
transit, and linkages to residential neighborhoods, school and
commercial uses.
Central Park should provide many of the core elements identified in
Uniquely Dublin: A Vision for a Community Place. These elements could
include a festival/event space; possible café and concessions, play area,
small gathering spaces, picnic areas, open spaces, gardens, water
features, paths/trails/walkways, storage, restrooms and parking in
addition to multiple athletic facilities, a carousel and demonstration
vineyards. A conceptual plan for Central Park should also provide a
location for the Valley Children’s Museum, an idea the City Council has
continuously supported.
The southern portion of the park has the opportunity to include an iconic
feature and to create a project gateway for the Specific Plan area.
Although a number of conceptual elements have been identified for
Central Park, the actual park design process will follow the typical City
process of involving and engaging the community in developing a Park
Master Plan for the 30 net-acre space that will be built out over time. In
accordance with the Project Development Agreement, Central Park is
expected to be acquired and developed in three phases of ten acres
each. Each phase of the park will be designed to function on its own and
also as part of a larger park once the facility is completed.
The following pages include several illustrations of concepts that could be
included in Central Park.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-5
Community Garden
Community gardens provide opportunities for residents to grow their own
fresh and organic foods. Shared gardens build community, while
promoting physical health and emotional well-being.
Multi-Use Fields
Baseball fields with a soccer overlay could allow for flexible use for
organized little league, softball and soccer. These fields could also be
used for informal recreation when not used by team sports.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-6 | CITY OF DUBLIN
Basketball, Tennis, and Bocce Ball Courts
Tennis and basketball are some of the active sports that could be offered
at Central Park. Bocce ball provides a recreation and social opportunity
for a range of age groups, including seniors.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-7
Great Meadow
An expansive lawn area surrounded with a walking/jogging loop would
provide opportunities for exercise, play, relaxation and socialization. This
“great meadow” could be used for informal recreational and socializing.
Habitat Corridor
The Chabot Creek could expose visitors to natural systems that provide
peaceful respite. Interpretive signage could teach visitors of all ages
about local ecology.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-8 | CITY OF DUBLIN
Rose Garden
A demonstration garden could provide a serene getaway within Central
Park. Meandering paths and shaded seating could provide comfort while
visitors enjoy roses.
Park Arrival Area
The arrival area could include a small welcoming plaza with accent
planting, seating and interpretive signage and features. Decorative
bollards would provide safety and announce an area that is meant for
pedestrians and bicyclists.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-9
Group Picnic Areas
Large and small group picnic areas and single tables could be distributed
throughout Central Park.
Civic Museum (by others)
A civic museum, such as the Valley Children’s Museum, or some other
public-serving facility, could provide a regional recreation and education
destination where all ages have the opportunity to discover together. A
building site will be reserved for this type of use subject to City Council
approval by a date specific. If this facility is not constructed a small
meadow could be installed in its place.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-10 | CITY OF DUBLIN
Café / Concessions (by others)
Food service provides a source of enjoyment and leisure and draws
people together socially. Options could include a restaurant-style café
facility potentially accommodated within the Valley Children’s Museum
site or a more casual walk-up snack bar.
Carousel
Visually prominent from Dublin Boulevard, a carousel could be an iconic
focal point for Central Park. As a unique park offering, the feature will
draw users and has the potential to be a revenue generator.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-11
Demonstration Vineyard
The clean lines of the agricultural pattern of grape fields reflect modern
California and could provide a distinct amenity to Central Park. The
demonstration vineyard could be enjoyed by all and used by local
schools and organizations to teach children about the agricultural history
or the area.
Gathering Plaza/ Gateway
A tree lined plaza could provide a pleasing gathering space for festivals
and regular events such as farmer’s markets or music festivals. Shade
trees and seating would provide comfort for a range of users.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-12 | CITY OF DUBLIN
Promenade
A tree-lined promenade can create an appealing circulation spine
through Central Park. This promenade could include benches and
special amenities such as chess board tables or interactive features.
Iron Horse Regional Trail
Internal circulation trails within the park will also provide connection to
the Iron Horse Regional Trail.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-13
Amphitheater
An amphitheater is a versatile outdoor space for a range of events,
including public concerts, theater performances, graduations and
weddings.
Plaza with Focal Feature
A distinctive fountain or other central element in the plaza area can
provide a landmark element, meeting point and aesthetic amenity.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-14 | CITY OF DUBLIN
Restroom
Restroom facilities provide for user needs with durable, low maintenance
fixtures, meets Americans with Disabilities Act (ADA) requirements, and
may be custom or pre-engineered.
Play Areas
Play equipment reflects the latest technologies and safety requirements
that are universally accessible.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-15
Parking
Parking for Central Park could be provided in lots along the Scarlett
Drive edge and in other key locations. On-street parking could be
provided along G Street adjacent to the park and along both sides of A
Street along the eastern border of Central Park.
6.4. Chabot Creek Habitat Corridor
Chabot Creek is classified as a drainage channel and riparian habitat
corridor, and is required by State and Federal regulatory permitting
agencies to be created to provide wildlife habitat. Chabot Creek will be
owned and maintained by a separate entity (likely a homeowner’s or
area-wide association). The feature is physically and visually within
Central Park, however the creek itself is not a part of the 30 net usable
acres that comprise Central Park nor is the creek owned or maintained by
the City. However, future trails and recreational amenities at the top of
the creek bank (and outside any areas restricted for use by resource
agencies) are within the park boundary.
Chabot Creek runs north to south along the eastern periphery of the park
providing an excellent opportunity at the top of the creek bank for passive
recreation and education including the potential for multi-use trails with
staggered observation points integrated into a re-created natural riparian
environment.
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-16 | CITY OF DUBLIN
6.4.1. Chabot Creek Habitat Corridor: Central Park
Section
This section of Chabot Creek runs through Central Park, where the
habitat corridor provides a passive-nature themed and educational
amenity within the envelope of Central Park. The corridor realigns an
existing drainage channel and runs along the eastern portion of the park,
conveying stormwater flows through the site. It is an earthen bottom
channel with rock and/or concrete only where required to prevent slope
erosion. Native riparian planting on the banks provides suitable habitat
for birds, insects and small animals. A walking path with occasional
overlooks and educational signage creates opportunities for bird
watching and nature appreciation. Vehicular access is restricted to
authorized vehicles only. Signage indicating this restriction will be posted
fencing will be located as necessary to ensure pedestrian access only.
The exhibit below illustrates the Chabot Creek (A), a pedestrian bridge
(B), and riparian planting (C). Construction of Chabot Creek shall be
completed by the Developer and shall not be a part of the City’s
construction of Central Park.
PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES) | 6
DUBLIN CROSSING SPECIFIC PLAN | 6-17
6.4.2. Chabot Creek Habitat Corridor: G Street
Section
This section of Chabot Creek north of “G” Street and extending to the
north edge of the project site will be designed as a passive open space
with the creek corridor. This segment has a more shallow profile and will
also feature native riparian and other ecologically suitable planting that
will attract nesting birds, insects and other small wildlife. This section will
not be within Central Park and will be owned and maintained by
separate entity (likely a homeowner’s or area-wide association).
The development of this habitat corridor and open space area is the
responsibility of the Developer.
Location:
A. Drainage channel
B. Riparian planting
C. Screen planting
6 | PUBLIC REALM (PARKS, OPEN SPACE, PUBLIC FACILITIES)
6-18 | CITY OF DUBLIN
6.5. Neighborhood Park(s)
A five net-acre Neighborhood Park will be located within the 13.2 acre
Mixed Use land use district, which will be designed in concert with the
surrounding development. The amenities and facilities within the park
will depend to a great deal on the land use adjacencies, so therefore
design details in the Specific Plan are limited. As with the Community
Park, the actual park design process will follow the typical City process of
involving and engaging the community in developing a Park Master Plan
for the five acres that is highly responsive to the surrounding uses, land
use pattern, and neighborhood needs.
The precise location of the five net-acre site within the Mixed Use site will
be determined at the time the whole parcel is master-planned. The
concept park design will be developed at the same time the adjacent
development proposal is being considered to ensure that the public
space integrates well into the commercial and (likely) residential
development.
The construction of the Neighborhood Park will be completed by the City.
6.6. School
In keeping with the Specific Plan objective of providing public services
within the Specific Plan area to minimize the need for residents to leave
to meet routine needs, a 12-acre school site has been designated. The
City and Master Developer will continue to work with the Dublin Unified
School District (DUSD) to plan for school facilities.
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-1
7 ADMINISTRATION,
IMPLEMENTATION, &
FINANCING
This chapter discusses the development review
procedures by the City of Dublin and other relevant
permitting agencies applicable to the Specific Plan.
Implementation of the proposed land uses shall be
through a tiered process as outlined in this chapter.
A process for amendments to the Specific Plan is
also discussed. Additionally, financing sources,
maintenance responsibilities, and costs are
identified for major infrastructure improvements.
7 | ADMINISTRATION, IMPLEMENTATION AND FINANCING
7-2 | CITY OF DUBLIN
Implementation of this Specific Plan involves two distinct components:
Administration of this Specific Plan, specific City ordinances,
policies, and requirements to comply with the California
Environmental Quality Act (CEQA) and to ensure substantial
compliance of the Project with the provisions of this Specific
Plan and other applicable requirements.
Allocation of responsibility, phasing and financing of the
improvements, services, facilities, and amenities needed to
serve the Project area.
7.1. Specific Plan Administration and Project
Entitlements
This Specific Plan establishes a set of regulations, standards, guidelines,
and processes for development of the Project, and shall constitute the
zoning for development of the Project site. To the extent any standard or
other provision in this Specific Plan conflicts with the City of Dublin
Municipal Code, including the Zoning Ordinance, the standard or other
provision set forth herein shall control. Concurrently with the adoption of
this Specific Plan, certain provisions of the Zoning Ordinance will be
amended to include language recognizing the existence of this Specific
Plan and providing exceptions from certain code requirements in areas
addressed by this Specific Plan. Unless expressly modified herein, the
provisions of the Municipal Code shall remain in full force and effect and
shall continue to apply to the Specific Plan area.
7.1.1. Initial Entitlements
Initial entitlements required for future development in the Specific Plan
area include the following actions to be taken by the Dublin City Council:
EIR Certification – Certification of the Dublin Crossing Specific
Plan Environmental Impact Report (EIR), including findings that
identify significant environmental impacts of the Project and
mitigation measures that must be implemented as part of the
Project, which will be reflected in the Mitigation Monitoring
and Reporting Program (MMRP) and imposed as conditions of
approval on subsequent discretionary approvals.
Development Agreement (DA) – Approval of a DA between the
City of Dublin and the project applicant.
General Plan Amendments – Amendment of the City of Dublin
General Plan to: 1) Amend the General Plan Land Use Map;
and 2) Make other specific conforming amendments to the
General Plan to ensure consistency between the General Plan
and this Specific Plan (collectively, General Plan
Amendments).
Specific Plan Approval – Approval of the Dublin Crossing
Specific Plan.
Zoning Ordinance and Map Amendments – Amendment of
the Zoning Ordinance to: 1) Change the text to reflect the new
zoning designation of “Dublin Crossing Zoning District
(DCZD); 2) Change the zoning map to show the Specific Plan
area as zoned DCZD; and (3) Other specific conforming
amendments to the Municipal Code, including the Zoning
Ordinance, to ensure consistency between the Municipal
Code and this Specific Plan.
Future implementing actions of the Specific Plan will include:
Large Lot Tentative Map – Approval of a Large Lot Tentative
Map (LLTM).
Small Lot Tentative Map – Approval of a Small Lot Tentative
Map (SLTM).
Site Development Review – Approval of site and architectural
review for the development of individual neighborhoods.
Grading and Improvement Plans – Approval of site-specific
grading plans and improvements for individual
neighborhoods. This action is ministerial and approved by the
City Engineer or Public Works Director.
Landscape Master Plan, Infrastructure Master Plan – Approval
of detailed master plans for the project area that define the
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-3
project-wide infrastructure planned to serve future
development. This action is ministerial and approved by the
City Engineer or Public Works Director.
Development of the Project shall be in substantial conformance with this
Specific Plan and the Project Development Agreement.
7.1.2. Subsequent Entitlements and Substantial
Compliance
Following the City of Dublin actions on the initial entitlements,
subsequent entitlement steps must occur to implement this Specific Plan,
including Tentative and Final Subdivision Maps, Conditional Use Permits
(CUPs), Site Development Review (SDR), Building Permits, Grading
Permits, and the approval of an Infrastructure Master Plan, Subdivision
Improvement Agreements, Park Improvements Agreement(s), and other
related improvements and agreements. The map review and approval
process as well as design review are described further below.
The City shall not issue any entitlement, permit, or approval in
connection with any project unless said entitlement, permit, or approval is
in substantial compliance with all applicable aspects of this Specific Plan.
7.1.3. Subdivision Map Approvals
Large Lot Tentative Map
The Large Lot Tentative Map (LLTM) is a basic tool for implementation of
this Specific Plan. The large lot Tentative Map will establish the individual
planning areas identified in Figure 2-3: Planning Areas. The large lots
created by the LLTM may be done in phases and may be further
subdivided into smaller lots, upon which the Project’s contemplated uses
will then be developed. This further subdivision will occur through the
Small Lot Subdivision Map process, described in the following section.
The LLTM may be combined with the first Small Lot Tentative Map.
As part of the application for the Large Lot Tentative Map, the Developer
shall prepare an Infrastructure Master Plan to the satisfaction of the City,
which shall govern subsequent development of the Project. The following
Master Plans shall be included as part of the Infrastructure Master Plan
and shall cover all Planning Areas and phases of the Project:
Master Phasing Plan
Potable Water Master Plan
Reclaimed Water Master Plan
Wastewater Master Plan
Grading Master Plan
Storm Drainage Master Plan including detention facilities
Stormwater Treatment Master Plan
Landscape Master Plan for recreational facilities, stormwater
detention facilities, streets, and other open space areas
(including walls, fences, berms, street lighting, streetscape
furnishings, hardscape, and planting plans).
Street Improvement Plan, including designation of proposed
transit (bus) stop locations, bike and pedestrian infrastructure,
and adjacent street improvements.
The Infrastructure Master Plan shall also identify the “backbone”
improvements which the Master Developer will be responsible for
constructing.
Tentative Subdivision Maps
All Tentative Maps shall be in substantial compliance with all applicable
aspects of this Specific Plan, including substantial compliance with Figure
2-1: Conceptual Land Use Plan and the development standards in
Chapter 2: Land Use and Development Standards which identify the
proposed location and acreage of land uses and anticipated
intensity/density within each land use district. A finding of substantial
conformance can be made for minor adjustments and/or variations in
accordance with Section 7.1.6 of the Specific Plan.
Large Lot Parcel Maps
Separate Parcel Maps, creating the larger parcels identified on the LLTM,
may be filed to facilitate financing. Roadway dedication(s) conditioned
7 | ADMINISTRATION, IMPLEMENTATION AND FINANCING
7-4 | CITY OF DUBLIN
with the LLTM shall occur with the first Parcel Map(s) creating the
adjacent larger parcel(s), consistent with the Infrastructure Master Plan.
Small Lot Tentative Maps
An application for a Small Lot Tentative Map (SLTM) shall be processed
in accordance with the Subdivision Map Act and the City’s Subdivision
Ordinance. To approve a Tentative Map application, the appropriate
decision-making body must make the typical findings for approval for a
Tentative Map. The findings shall be supported by substantial evidence
in the public record. If one or more findings cannot be made, such
decision must also be supported by substantial evidence in the record,
and the application shall be denied.
7.1.4. Site Development Review (SDR)
Prior to issuance of a building permit, all residential, commercial, and
mixed-use development within the Specific Plan area shall be reviewed by
City staff for consistency with the design guidelines (and development
standards) within this Specific Plan. The proposed project will be subject
to Site Development Review in accordance with Chapter 8.104 of the
Zoning Ordinance (with the exception of the findings, detailed below).
Filing of a Site Development Review application may occur concurrently
with the processing of other application(s) such as a Tentative Map.
The following findings, instead of the findings listed in Chapter 8.104,
shall be made in order to approve an SDR application in the Specific
Plan area. The findings shall be supported by substantial evidence in the
public record. If one or more findings cannot be made, such decision
must also be supported by substantial evidence in the record, and the
application shall be denied:
The proposed development is in substantial compliance with
all applicable aspects of this Specific Plan and is consistent
with the applicable design guidelines and development
standards contained herein;
The proposed development is in compliance with the
Infrastructure Master Plan, or
The requested application will not result in a new, significant
unmitigated environmental impacts nor a significant increase
in previously identified impacts.
7.1.5. Conditional Use Permits
In order to develop any uses listed as “conditionally permitted” as defined
in Chapter 2 of the Specific Plan, the applicant shall submit an
application for a Conditional Use Permit in accordance with the
requirements set forth in Zoning Ordinance Chapter 8.100.
7.1.6. Determining Substantial Conformance with the
Specific Plan
Minor adjustments to the boundaries of each land use district resulting is
a different acreage number than is noted in Table 2-1: Land Use
Summary may occur as more detailed plans are developed during the
Tentative and Final Subdivision Map review and approval process. The
Community Development Director has the discretion to find that a minor
boundary adjustment or similar variation is in conformance with the
Specific Plan provided the Developer demonstrates the following:
The requested adjustment will not result in exceeding the
maximum number of residential units permitted to be
developed in the Specific Plan area (1,995) or the maximum
amount of commercial square footage (200,000 square feet);
The requested adjustment will not modify any zoning
regulation or development standard;
The requested adjustment will not result in new significant,
unmitigated environmental impacts or a significant increase in
previously identified impacts;
The requested adjustment will not result in reduction in public
infrastructure or facilities such as the width of bike lanes,
sidewalks, landscaping, travel lanes, access to transit, etc. as
required under the Specific Plan unless such a reduction is
approved by the Public Works Director;
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-5
The Developer will provide all needed infrastructure, facilities,
services and amenities and will otherwise satisfy all obligations
in connection with development, as required under the
Specific Plan;
The adjustment will not adversely affect the provision of
needed infrastructure, facilities, services and amenities to serve
other portions of the Specific Plan area;
The requested adjustment will not exceed the projected
amount of trip generation for the uses studied in the Dublin
Crossing Environmental Impact Report (DC EIR). If any
requested adjustments would result in trip generation rates
above those projected in the DC EIR, then the requested
adjustment will be considered as a Specific Plan Amendment
and additional traffic analysis shall be conducted to identify
any new significant impacts or any significant increase in
previously identified impacts, and to recommend feasible
mitigation measures, which the Developer shall commit to
fulfill to the satisfaction of the Community Development
Director and Public Works Director in accordance with CEQA;
and
The requested adjustment will not result in a reduction of total
acreage designated Parks (P) below 30 net acres.
If a proposed boundary adjustment, subsequent entitlement, or similar
variation from the Specific Plan cannot be found to be in substantial
conformance with the Specific Plan, an amendment will be required in
accordance with Section 7.1.7 below.
7.1.7. Specific Plan Amendment Process
A finding that a minor adjustment or subsequent entitlement is in
substantial conformance with the Specific Plan is distinct from a request
to revise any aspect of this Specific Plan, which shall be construed as an
amendment to this Specific Plan. A request for a Specific Plan
Amendment shall be processed in accordance with California
Government Code requirements for specific plans, and shall require
approval by the City Council.
7.1.8. Interpretation
The Director of Community Development is assigned the responsibility
and authority to interpret the Specific Plan. Whenever the Director of
Community Development makes an official interpretation of this Specific
Plan, the interpretation shall be made in writing explaining the
interpretation and the general circumstances surrounding the need for
the interpretation. Any interpretation by the Director of Community
Development may be appealed as provided in Chapter 8.136, Appeals,
of the Zoning Ordinance. The Director of Community Development may
refer interpretation of the Specific Plan to the Planning Commission for a
decision at a public hearing.
7.2. Affordable Housing
The City of Dublin's Inclusionary Zoning Ordinance requires that 12.5%
of the units constructed in a residential development project of 20
residential units or more be restricted in occupancy and in sale price or
rent charged. Such restricted units are referred to as Below Market Rate
(BMR) units.
Zoning Ordinance Chapter 8.68 details the requirements and means of
compliance, and details of how the Developer will meet the City’s
affordable housing requirements are described in the Project
Development Agreement.
7.3. Phasing and Financing Project
Improvements
7.3.1. Specific Plan Phasing
Development of the Specific Plan area is expected to include five
development phases, with anticipated build-out occurring over a period
of approximately eight to twelve years. The build-out timeline will be in
response to market demands and according to an orderly extension of
7 | ADMINISTRATION, IMPLEMENTATION AND FINANCING
7-6 | CITY OF DUBLIN
roadways, infrastructure, public services, and utilities, and the provision
of parks, recreational facilities, school, and other amenities. Figure 2-4:
Conceptual Phasing Plan identifies the proposed phasing plan for
development within the Specific Plan area.
The development phases shall occur sequentially (Phases 1 through 5),
although portions of phases may occur concurrently. Development of
each phase shall include all infrastructure, services, facilities and
amenities - both public and private - needed to serve the uses and
structures within that phase, which shall be completed in accordance with
the provisions in this Specific Plan and the Infrastructure Master Plan. It is
anticipated that each of the phases may include sub-phases which may
result in multiple Final Maps.
As part of the application of the first Small Lot Final Subdivision Map
(with “buildable” lots), the Master Developer shall prepare a Project
Master Phasing Plan, and if needed, shall update the Infrastructure
Master Plan. All subsequent entitlements shall be in substantial
conformance with the Project Master Phasing Plan. Revised phasing
plans must demonstrate the provision of adequate infrastructure in
accordance with the Infrastructure Master Plan to support each phase in
accordance with this Specific Plan.
7.3.2. Financing Plan
Funding of Project Infrastructure, Facilities, Services and Amenities
This Project shall have a fiscally-neutral impact on the City’s financial and
services resources through the appropriate use of revenue sources
including those described below.
Sources of Revenue
The following sources of revenue are anticipated to fund the capital and
ongoing operation and maintenance of certain project improvements:
Fees imposed by the City including, but not limited to,
development impact and processing fees.
Special assessments: collected through several potential
financing districts such as a business improvement district
(BID), special service area, or community facilities district
(Mello Roos).
Homeowners assessments: collected through various
individual homeowners associations (HOAs).
Reimbursements: collected through agreements for
reimbursement from other property owners directly benefiting
from infrastructure or improvements constructed by the
Developer.
Construction of Backbone Improvements
All backbone improvements (specifically sewer, potable and recycled
water facilities, dry utilities, storm drainage facilities, new or existing
streets, and parks) shall be constructed with private financing and/or
public financing subject to terms of the Project Development Agreement
or applicable development impact fees (if any), in accordance with
Infrastructure Master Plan. The Master Developer intends to enter an
internal, private cost sharing agreement that specifies, among other
things, the terms of financing for the construction of improvements,
denotes easements and rights-of-way for such improvements, and
establishes the basis and terms for cost sharing and reimbursement
among future owners within the Specific Plan area.
Construction of In-Tract Improvements
All in-tract improvements shall be in accordance with the Infrastructure
Master Plan and the Project Master Phasing Plan. It is anticipated that
portions of the Specific Plan area will be sold by the Master Developer to
builders for purposes of constructing specific aspects of the Project (e.g.,
individual planning areas or land use districts). Construction of all public
and private infrastructure, services, facilities, and amenities needed to
serve each planning area or land use district (“in-tract improvements”)
shall be the responsibility of the developer for that portion of the Specific
Plan area as determined during the Tentative Map process, and as
defined in the Infrastructure Master Plan.
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-7
Operation and Maintenance
Operation and maintenance shall apply to all roadways, lighting,
landscaping, drainage, parks and recreational facilities, and other
services that benefit the Project.
Once the City has inspected and accepted the Project’s public backbone
improvements and public in-tract improvements, the City would be
responsible for operating and maintaining such improvements unless
otherwise specified in a separate agreement(s) between the City and
Master Developer.
At the City’s sole discretion, a financing district for the purpose of
operation and maintenance of public facilities, such as a landscape and
lighting district, may be established for the purpose of funding, operating
and maintaining Project improvements, including public roadways; parks
and recreational facilities; drainage facilities; streetscape furnishings,
lighting, and landscape; and other public facilities.
7.3.3. Roadway Improvements
Off-Site Roadway Improvements
All off-site roadway improvements, as identified in this Specific Plan
and/or the Dublin Crossing Specific Plan EIR, will be completed by the
project developer and/or the City in accordance with the Infrastructure
Master Plan and the Project Master Phasing Plan. The Master Developer
intends to enter an internal, private cost sharing agreement that specifies,
among other things, the terms of financing for the construction of these
off-site roadway improvements, denotes easements and rights-of-way for
such improvements, and establishes the basis and terms for cost sharing
and reimbursement among future owners.
Backbone Street Improvements
All Specific Plan Street improvements shall be in accordance with the
Infrastructure Master Plan and the Project Master Phasing Plan. As part
of the Tentative Map process for each Planning Area and other portions
of the Specific Plan area, the Master Developer shall be responsible for
constructing the Specific Plan area street network and all mitigations on
public streets needed to provide access to the development being
proposed under the Tentative Map being sought.
To ensure complete road segments for public safety, the Public Works
Director shall determine the ultimate sequence and phasing of
construction of these streets and may require construction of the full
pavement section and frontage improvements on both sides, including
drainage, curb, and gutter, which shall be constructed by the Master
Developer for construction sequence and phasing of Project streets.
Internal (In-Tract) Streets
All In-Tract Street improvements shall be in accordance with the
Infrastructure Master Plan and the Project Master Phasing Plan. As part of
the Small Lot Tentative Map process for each planning area, land use
district, and other portions of the Specific Plan area, each developer shall
be responsible for constructing the internal streets (both public or private)
needed to provide access (both emergency and non-emergency) to the
development proposed under the requested Small Lot Tentative Map.
Right-of-Way Dedication
The dedication of property for purposes of expanding existing and
providing new streets shall be a condition of approval of the Large Lot
Tentative Map). Actual right-of-way dedications are likely to occur with
each Final Map fronting any affected street, however dedication could
occur with the Parcel Map to establish larger lots for sale in order to
avoid creating land-locked parcels
7.3.4. Off-site Circulation Improvements
Priority of Improvements
The priority of improvements funded or to be constructed by the
Developer and timing for construction shall be as outlined in the Project
Development Agreement.
In the event the priority or timing of a specific traffic improvement that
has been identified in the Dublin Crossing Specific Plan EIR and the
MMRP as necessary to mitigate the Project’s individual or cumulative
impacts would otherwise be delayed (due to a lack of available funding
7 | ADMINISTRATION, IMPLEMENTATION AND FINANCING
7-8 | CITY OF DUBLIN
in the City TIF fund) beyond the point at which its need is triggered by the
Project, one of the following shall occur:
No further building permits shall be issued for that portion of
the Project until construction of the needed improvement is
completed; or
The City approves an amendment to the Project’s conditions
of approval and MMRP, after the required level of CEQA
review is conducted, to modify the way in which the particular
Project traffic impact at issue is mitigated; or
7.3.5. Potable Water, Wastewater, and Recycled Water
Application for Service
The master developer shall apply for services and pay associated fees in
accordance with Dublin San Ramon Services District (DSRSD) District
Code. The master developer shall be responsible for the installation of
potable water, recycled water, and sanitary sewer facilities for dedication
to DSRSD for ownership, operation and maintenance. These facilities
shall be installed in accordance with DSRSD’s Standard Procedures,
Specifications, and Drawings, as amended from time to time by DSRSD.
The master developer shall obtain construction permit from DSRSD prior
to installation of these facilities.
Existing Services
Construction and development of each phase of the proposed project
shall not curtail or decrease DSRSD’s services to existing customers. The
development of Dublin Crossing may involve construction of new streets
and neighborhoods over existing DSRSD easements and infrastructure.
The Master Developer shall be responsible for any required infrastructure
relocation necessitated by the proposed project and shall maintain
service to existing customers during construction. The size and elevation
of the relocated facilities shall be as required by DSRSD to maintain
service to existing customers and accommodate the proposed project.
The resultant DSRSD easements and infrastructure must be located in
public streets and rights-of-way.
Water and Sewer Utilities Planning
The proposed project is subject to California’s legal requirements for
planning of the water supply. Additionally, the project will impact the
District’s infrastructure. During the time that this document is being
prepared, the Master Developer has entered into a planning agreement
with DSRSD for the preparation of a water and wastewater service
analysis for the project. The Master Developer shall work with DSRSD to
ensure that the proposed project can be adequately served by DSRSD’s
existing and planned facilities. The Master Developer shall conform to
the resulting service analysis to ensure that potable water, recycled water,
and wastewater facilities have sufficient, reliable capacity to
accommodate the project’s service demands while maintaining service
reliability for the surrounding existing customers.
This project will increase ultimate potable water demands. To minimize
impacts to the water supply, the proposed project shall use recycled water
for appropriate landscape irrigation as required by the District Code.
Future phases of the proposed project may trigger requirement for service
from a planned DSRSD potable water tank. The future tank will be
planned for by the City of Dublin Infrastructure Master Plan, which the
City will be reviewing and approving in accordance with the requirement
of this Specific Plan. The Infrastructure Master Plan should identify the
development trigger for the future tank. The future tank should be
installed prior to approval of the Final Map for the trigger point.
Potable Water
The Master Developer shall construct the backbone infrastructure needed
for the Project’s potable water delivery system with private financing
and/or public financing subject to terms of the Development Agreement
or agreements with other agencies. As part of the Small Lot Tentative
Map process for each planning area, land use district, and other portions
of the Specific Plan area, each developer shall be responsible for
constructing the in-tract water delivery system infrastructure needed to
deliver potable water to the development being proposed under the
requested Tentative Map. Portions of the potable water system may be
subject to reimbursement by other benefiting property owners.
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-9
The potable water delivery system shall be offered for dedication to
Dublin San Ramon Services District (DSRSD). Once this offer of
dedication is accepted, DSRSD would operate and maintain the water
system. All water system infrastructure improvements shall be reviewed by
DSRSD during the Large Lot Tentative Map and Infrastructure Master Plan
review process to ensure consistency with this Specific Plan and to ensure
that the design and construction meet DSRSD and city standards.
Potable Water Master Plan
As part of the application of the Large Lot Tentative Map, the Master
Developer shall prepare a potable water master plan to the satisfaction
of the Public Works Director and DSRSD. This master plan shall identify
the size, location and timing of all major water lines and any pumps
proposed, and shall be accompanied by all supporting technical
information and calculations to demonstrate that implementation of the
plan shall satisfy all applicable regulations, standards and guidelines set
forth in this Specific Plan.
Development of the Project shall be in substantial compliance with the
Infrastructure Master Plan, the Project Master Phasing Plan and potable
water master plan as may be amended from time to time with approval
from the City, DSRSD, and the Master Developer.
Water Storage and Off-Site Delivery System
Prior to the recordation of the first Small Lot Final Subdivision Map (with
“buildable” lots), the Master Developer shall enter into an agreement
with DSRSD to fund the Project’s fair, pro rata share to support DSRSD
infrastructure (including off-site storage, wells, and backbone pipelines),
which will be used to deliver sufficient water to serve the Specific Plan
area. The construction of necessary improvements may occur over time
as required to serve the Project in accordance with this Specific Plan, the
MMRP, and the DA. As a condition of approval of each Small Lot Final
Tentative Subdivision Map (with “buildable” lots), the developer(s) shall
demonstrate availability of an adequate water supply in accordance with
state law.
Wastewater Collection and Treatment
It is anticipated that wastewater collection and treatment will be provided
to the Project from the capacity available from the DSRSD Regional
Wastewater Treatment Plant in Pleasanton.
The Master Developer shall construct the backbone infrastructure,
including collection lines needed to serve the Project, with private
financing and/or public financing subject to terms of the Development
Agreement. As part of the Small Lot Tentative Map process for each
planning area, land use district, and other portions of the Specific Plan
area, each developer shall be responsible for constructing the in-tract
wastewater collection and treatment system infrastructure needed to serve
the development being proposed under the requested Small Lot Tentative
Map.
Wastewater Master Plan
As part of the application for the Large Lot Tentative Map, the Master
Developer shall prepare a wastewater master plan to the satisfaction of
the Public Works Director. The master plan shall identify the size,
location and timing of all major sewage facilities proposed, and shall be
accompanied by all supporting technical information and calculations to
demonstrate that implementation of the plan shall satisfy all applicable
regulations, standards and guidelines set forth in this Specific Plan.
Development of the Project shall be in substantial compliance with the
Infrastructure Master Plan, wastewater master plan and Master Phasing
Plan as may be amended from time to time with approval from the City,
DSRSD, and the Master Developer.
Phasing
The wastewater collection and treatment system may be constructed in
phases corresponding to the need generated by development of each
Planning Area, land use district, and other portions of the Specific Plan
area in accordance with recorded Final Maps and the approved
Infrastructure Master Plan.
The collection system may be limited to only those portions required to
serve the planning area, land use district, and other portions of the
7 | ADMINISTRATION, IMPLEMENTATION AND FINANCING
7-10 | CITY OF DUBLIN
Specific Plan area under consideration. This may require that the
collection system be constructed through one or more other planning
area, land use district, and other portions of the Specific Plan area before
the need for infrastructure in that area. It is anticipated that adjacent
property owners will permit access to their property to the extent needed
for the developer(s) to construct the required improvements, and that the
developer(s) will make the necessary arrangements with those adjacent
owners.
Financing
Construction of the Project’s wastewater collection and treatment system
shall be either privately financed or publicly financed subject to terms of
the Development Agreement. Funding for ongoing operation and
maintenance of this system shall be covered by assessments provided by
DSRSD or through one of several potential financing districts such as a
BID, special service area, community facilities district (Mello Roos), or
other appropriate financing district.
Recycled Water
The Master Developer shall construct the backbone infrastructure needed
for the Project’s chosen recycled water system with private financing
and/or public financing subject to terms of the Development Agreement
or agreements with other agencies. As part of the Small Lot Tentative
Map process for each planning area, land use district, and other portions
of the Specific Plan area, each developer shall be responsible for
constructing the in-tract recycled water system infrastructure needed to
serve the development being proposed under the requested Small Lot
Tentative Map.
In-tract infrastructure shall be installed with each phase of the
development and connect to existing facilities, such as those along
Dublin Boulevard. Recycled wastewater will be used for irrigating parks,
streetscapes, and common area landscaping for multi-family or
commercial complexes.
The recycled water system shall be offered for dedication to DSRSD.
Once this offer is accepted, maintenance of the system will be the
responsibility of DSRSD. All system infrastructure improvements shall be
reviewed by the DSRSD and the City during the Tentative Map review
process to ensure consistency with this Specific Plan and to ensure that
the design and construction meet DSRSD and city standards.
Recycled Water Master Plan
As part of the application of the Large Lot Tentative Map, the Master
Developer shall prepare a recycled water master plan to the satisfaction
of the Public Works Director and DSRSD. The master plan shall identify
the size, location and timing of all major recycled water lines and any
pumps proposed, and shall be accompanied by all supporting technical
information and calculations to demonstrate that implementation of the
plan shall satisfy all applicable regulations, standards and guidelines.
Development of the Project shall be in substantial compliance with the
recycled water master plan as may be amended from time to time with
approval from DSRSD, the City and Master Developer.
Phasing
The recycled water system may be constructed in phases corresponding
to the need generated by development of each planning area, land use
district, and other portions of the Specific Plan area in accordance with
recorded Final Maps.
The distribution system may be limited to only those portions required to
serve the planning area, land use district, and other portions of the
Specific Plan area under consideration. This may require that the
distribution system be constructed through one or more other planning
area, land use district, and other portions of the Specific Plan area before
the need for infrastructure in that area. It is anticipated that adjacent
property owners will permit access to their property to the extent needed
for the developers to construct the required improvements, and that the
developers will make the necessary arrangements with those adjacent
owners.
Financing
Construction of the Project’s recycled water system shall be either
privately financed or publicly financed subject to terms of the
Development Agreement. Funding for ongoing operation and
maintenance of this system shall be covered by assessments provided by
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-11
DSRSD or through one of several potential financing districts such as a
BID, special service area, community facilities district (Mello Roos), or
other appropriate financing district.
7.3.6. Storm Drainage
Storm Drainage, detention facilities and stormwater treatment measures
shall be designed and constructed to accommodate the full build-out of
the Specific Plan area and in accordance with the Infrastructure Master
Plan and the Project Master Phasing Plan.
Responsibility/Phasing
The Master Developer shall construct the backbone infrastructure needed
for the Project’s storm drainage and stormwater treatment system with
private financing and/or public financing subject to terms of the
Development Agreement or agreements with other agencies and in
accordance with the Infrastructure Master Plan and the Project Master
Phasing Plan. As part of the Tentative Map process for each planning
area, land use district, and other portions of the Specific Plan area, each
developer shall be responsible for constructing the in-tract storm
drainage system infrastructure needed to serve the development being
proposed under the requested Tentative Map.
The storm drainage system may be accepted by the City, once all
associated street improvements have been completed to the satisfaction
of the City Engineer. Once the improvements are accepted by the City,
the City will assume maintenance of the storm drain system. All system
infrastructure improvements shall be reviewed by the City during the
Tentative Map review process to ensure consistency with this Specific Plan
and to ensure that the design and construction meet City standards.
Storm Drainage and Stormwater Treatment Master Plan
As part of the application of the Large Lot Tentative Map, the Master
Developer shall prepare a storm drainage and stormwater treatment
master plan to the satisfaction of the Public Works Director. The master
plan shall identify the size, location and timing of all major drainage
facilities and stormwater treatment measures proposed for the Project
relative to drainage impacts, long term maintenance plan for the
improvements, and shall be accompanied by all supporting technical
information and calculations to demonstrate that implementation of the
plan shall satisfy all applicable regulations, standards and guidelines,
including all of the following:
The storm system for detention shall be designed for a 100
year storm event.
The outflow rate from each detention basin shall be designed
to comply with the hydromodification management
requirements contained in the NPDES Municipal Regional
Permit (MRP) issued by the San Francisco Regional Water
Quality Control Board in addition to local flood control
requirements. Hydromodification management requires that
post-development stormwater discharge rates and durations
are less than or equal to pre-development discharge rates and
durations.
The project shall comply with the performance standards of
the Alameda Countywide NPDES Municipal Stormwater Permit
for Low Impact Development.
The Master Developer may contour grade the entire Specific
Plan area in accordance with the master grading plan to
achieve drainage and the efficient construction of water, sewer
and underground utilities.
Development of the Project shall be in substantial compliance with the
storm drainage and stormwater treatment master plans as may be
amended from time to time with approval from the City and the Master
Developer.
Other Agency Approval
As a condition of approval of the first Small Lot Tentative Map (with
“buildable” lots) for the Project, the Master Developer shall obtain, at its
expense, all necessary permits and agreements related to the Small Lot
Tentative Map as required by other agencies having jurisdiction over
drainage, water quality, or wetlands issues including, the RWQCB, US
Army Corps of Engineers, and the California Department of Fish and
Game (DFG).
7 | ADMINISTRATION, IMPLEMENTATION AND FINANCING
7-12 | CITY OF DUBLIN
In addition, the Master Developer shall prepare and implement a SWPPP,
and shall construct and maintain BMPs as required by the State Water
Resources Control Board and the City. The developer(s) shall obtain
coverage under the State’s Construction General Permit and provide their
assigned WDID Number and evidence of Notice of Intent (NOI)
coverage prior to the start of any construction, including grading.
Storm Drains and Detention Basins
The Master Developer shall construct storm drain mains and laterals and
required detention basins in accordance with the storm drainage master
plan and with then-current city improvements standards, and shall
provide laterals to serve all planning areas, land use districts, and other
portions of the Specific Plan area, including multi-family residential,
commercial, mixed-use, school, and park sites. Storm drain laterals shall
be constructed to the property line concurrently with the construction of
connecting open channels or storm drain mains. The Master Developer
shall also construct all stormwater treatment measures required to treat
stormwater runoff from the backbone improvements.
All detention basins, stormwater treatment measures and associated
drainage facilities in each phase shall be constructed by the Master
Developer or builder when the affected phase begins development.
Financing
Construction of the Project’s storm drainage, stormwater treatment and
detention system shall be either privately financed or publicly financed
subject to terms of the Development Agreement and in accordance with
the Infrastructure Master Plan and the Project Master Phasing Plan.
Funding for ongoing operation and maintenance of any privately-
maintained portions of this system shall be covered by assessments or
through one of several potential financing districts such as a BID, special
service area, community facilities district (Mello Roos), or other
appropriate financing district. The City will accept and maintain all
public storm drain improvements.
Storm Drainage Fees
Development of the Project shall be subject to payment of the then
current Development Impact Fee for impervious surface as determined by
the Zone 7 water agency.
7.3.7. School Site Acquisition
The Developer and the Dublin Unified School District (DUSD) have an
option to enter into a purchase agreement related to the DUSD
acquisition of the school site identified in this Specific Plan. It is the
Developer’s intention to sell the school site to DUSD under terms that will
make the site available to the district when the need for the facilities
occurs. As a condition of approval of the Large Lot Tentative Map, the
developer shall be responsible for dedicating right-of-way and
constructing all needed utility and road infrastructure to serve the school
site prior to the completion of the school construction or as determined
by DUSD.
Financing
The acquisition costs of the school site and the construction costs of the
school facilities shall be the responsibility of DUSD. Development of the
Project shall be subject to the applicable school mitigation fees imposed
under state law.
7.3.8. Parks
Responsibility
The land for 35 net-acres of Community and Neighborhood Parkland
shall be offered to the City for dedication in accordance with the Project
Development Agreement. Once this offer is accepted, maintenance of
the parks will be the responsibility of the City.
Park Improvements and Dedication
The City shall construct 35 net-acres of public park facilities in
accordance with the Project Development Agreement.
With respect to the other open space, landscape, and similar facilities
described in the Specific Plan (e.g., landscaped areas, private
ADMINISTRATION, IMPLEMENTATION AND FINANCING | 7
DUBLIN CROSSING SPECIFIC PLAN | 7-13
recreational amenities, in-tract pedestrian and bikeway systems, in-tract
landscaping, detention basins), these facilities shall be constructed by the
Developer.
Phasing
All parkland shall be dedicated and constructed in accordance with the
Project Development Agreement.
The timing for construction of private open space, private landscaped
areas, landscaping within the public right of way, private recreational
amenities, in-tract pedestrian and bikeway systems, and in-tract
landscaping for each neighborhood that is approved in connection with
a Tentative Map shall be constructed before issuance of the building
permit which would result in more than 50 percent construction of all
residential dwelling units within that neighborhood. The intent is to
ensure that these facilities are provided with each Tentative Map before a
majority of the residential units are occupied by residents.
Rough Grading
The Developer shall provide rough grading for park sites, which shall be
completed in accordance with the Project Development Agreement.
Financing
Funding for construction of the Project’s public parks shall be provided as
described in the Project Development Agreement. Funding for ongoing
operation and maintenance of the parks will be the responsibility of the
City subject to the terms of the Project Development Agreement.
Payment of Park Fees and Park Fee Credit
The developer(s) shall, at the time of recordation of the Small Lot Final
Map (with “buildable” lots) for each subdivision, pay the Public Facilities
Fee for residential structures within that subdivision in accordance with
applicable local and state law, this Specific Plan, and the Project
Development Agreement.
7.3.9. Landscaping
Landscape Plan
As part of the application of the each Small Lot Tentative Map (with
“buildable” lots), the Developer shall prepare a Landscape Plan. The
Landscape Plan shall identify the size, species of street trees, shrubs, and
groundcover to be used, location and timing of all landscape
components proposed for the Project, and shall be accompanied by all
supporting technical information and calculations to demonstrate that
implementation of the plan shall satisfy all applicable regulations,
standards and guidelines.
Each SLTM Landscape Plan shall be in substantial compliance with the
project-wide Landscape Master Plan.