HomeMy WebLinkAboutItem 7.2 - 1547 Review of Capital Improvement Program for t
Page 1 of 3
STAFF REPORT
CITY COUNCIL
DATE: August 15, 2017
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Review of Capital Improvement Program for the Dublin Historic Park
Master Plan
Prepared by: James M Rodems, Parks and Community Services Director
EXECUTIVE SUMMARY:
The City Council will receive a report on future Capital Improvement Projects outlined in
the Dublin Historic Park Master Plan.
STAFF RECOMMENDATION:
Receive the Report and provide direction to Staff on the proposed recommendations to
the Dublin Historic Park Master Plan.
FINANCIAL IMPACT:
This report is for discussion and direction purposes, and as such, there is no financial
impact associated with this item. However, based on City Council direction, future items
on this topic may include financial impacts.
DESCRIPTION:
During the July 18, 2017 meeting, City Council directed Staff to bring back the Dublin
Historic Park Master Plan for discussion and direction.
History
In May of 2005, in response to a City Council Strategic Goal to “Expand and enhance
Dublin Historic Park”, the City contracted Royston Hanamoto Alley and Abey (RHAA) to
develop a site master plan for an expanded park that would commemorate the history of
the site and complement the parks need in the City. The Dublin Square Shopping
Center and land owned by the Dublin Historic Preservation Association adjacent to the
existing Dublin Heritage Center was to be considered as potential expansion areas for
the park.
Page 2 of 3
The Dublin Historic Park Master Plan was subsequently adopted by the City Council in
August 2006. The Master Plan contemplated that the park would be developed as
funding becomes available over five phases.
In summer of 2007, RHAA was retained to explore the possible relocation of the Kolb
family properties to the Dublin Historic Park. The house and its associated buildings,
were centered some 1,500 feet southwest of Dublin Historic Park across Interstate 580,
and were the last remnant of the historic Kolb Ranch.
To date, the development of the park, including the relocation of the Kolb House and
streetscape improvements, have been accomplished through Phase 1 of the Master
Plan. The remainder of the plan includes:
Dublin Heritage Park and Museums – Phases 2 and 3
Design and construction of these two phases were included in the future projects
section of the 2016-2021 Capital Improvement Program (CIP). The phases include the
Orchard Garden Phase and Freshwater Corner Phase, as identified in the Master Plan.
At that time, the funding estimates were $5,099,000 and $2,474,000 respectively, for a
total improvement cost of $7,573,000. With cost increases in construction and the
current bidding climate for labor costs, Staff estimates that these two pha ses would cost
an estimated $8,970,000.
Phase 2: Orchard Garden Improvements $6,040,000
Phase 3: Freshwater Corner Improvements and Lawns $2,930,000
Total: $8,970,000
Phase 2: This phase includes:
Demolish portion of temporary turf area. Adjust temporary irrigation in
remaining turf area as necessary.
Re-grade Orchard Garden area and install drainage systems.
Construct Pavilion structure.
Install Orchard Garden landscape features, including: walls, paving systems,
small fountain, picnic tables, trees and grates, planting area, benches,
playground equipment.
Phase 3: This phase includes:
Demolish remaining temporary turf area and temporary irrigation.
Re-grade for lawns, fountain area and corner entry plaza.
Install new drains for lawns and tie to existing system.
Install interactive fountain, steps, entry monument walls and pergola
structure.
Construct stage.
Install irrigation system, lawn, trees and other plantings.
Re-pave west parking lot to repair wear and tear during Phases 1 -3.
For the two additional phases at Dublin Heritage Park and Museums, Staff would
recommend that the City Council consider modifying the Dublin Historic Park Master
Plan to exclude these elements from the Park. If the City Council were interested in that
option, Staff could complete the update to the Master Plan in the next six months.
Page 3 of 3
Dublin Heritage Park and Museums Cemetery Improvements and Expansion –
Phases 4 and 5
This consists of two projects, future expansion of the Cemetery (Phase 4) and
renovation of the existing Pioneer Cemetery (Phase 5).
The renovation project (Phase 5) is included in the current five-year CIP and is
scheduled to begin this Fiscal Year with project budget of approximately $1.5 million.
This funding is set aside in a General Fund reserve.
The Cemetery expansion (Phase 4) is outside of the five-year CIP timeframe, and
includes the acquisition of land and the placement of in ground burial plots (34) and
cremation vaults (200), low columbarium niches (375), and 1,860 high columbarium
niches. In the 2016-2021 CIP, the Phase 4 estimates were approximately $5.5 million.
A portion of these funds, approximately $4 million, has been set aside in a General
Fund reserve.
With adjustments to cost estimates including the current bidding climate and lab or
costs, Staff estimates that the cost for Phase 4 (Cemetery Expansion) is approximately
$6.5 million, bringing the total costs for Phase 4 and 5 to approximately $8 million.
• Phase 4: Cemetery Expansion $6,554,000
• Phase 5: Pioneer Cemetery Improvements $1,475,000
Total: $8,029,000
Staff believes that additional feasibility analysis would be necessary to determine
whether it makes economic sense for the City to fully enter into the cemetery business.
Based on Staff’s review of some initial feasibility analysis from some years back, the
focus was on the capital cost of acquisition, construction and the market for these
services. Staff believes more review is necessary on the financial viability of the City
expanding cemetery operations given the City’s 10-year forecast of deficit spending.
Staff believes that review could be completed within the next 12 months.
The cost of acquisition and development of Heritage Park to its current state is
$15,161,000. The addition of these future phases would bring the capital cost of this
park to approximately $32 million.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
N/A
ATTACHMENTS:
1. Dublin HIstoric Park Master Plan Dated June 2008
Prepared for the City of Dublin, California June 2008
ROYSTON HANAMOTO ALLEY & ABEY
DUBLIN HISTORIC PARK
MASTER PLAN AMENDMENT
ACKNOWLEDGEMENTS
CITY COUNCIL
Janet Lockhart, Mayor
Tim Sbranti, Vice Mayor
Kasie Hildenbrand
Tony Oravetz
Kate Ann Scholz
PARKS AND COMMUNITY SERVICES COMMISSION
Sue Flores, Chairperson
Steve Jones, Vice-Chairperson
Alan Elias
Rich Guarienti
Angela Muetterties
Gaby Lorenzo, Student Representative
HERITAGE AND CULTURAL ARTS COMMISSION
Eric Swalwell, Chairperson
Anita Carr, Vice-Chairperson
Mary Beth Acuff
Kim Halket
Judy Lussie
Connie Mack
Georgean Vonheeder-Leopold
PARTICIPATING MEMBERS OF THE PUBLIC
CITY STAFF
Richard C. Ambrose, City Manager
Diane Lowart, Parks and Community Services Director
Herma Lichtenstein, Project Manager
Elizabeth Isles, Heritage Center Director
John Hartnett, Heritage and Cultural Arts Supervisor
Tim Eisler, GIS Coordinator
CONSULTING TEAM
Aditya Advani, Royston Hanamoto Alley + Abey
Doug Nelson, Royston Hanamoto Alley + Abey
Cordy Hill, Royston Hanamoto Alley + Abey
Nathan Lozier, Royston Hanamoto Alley + Abey
Blaine Merker, Royston Hanamoto Alley + Abey
Steve Spickard, Economic Research Associates
Linda Cheu, Economic Research Associates
Christopher VerPlanck, Page & Turnbull
Randall Heiken, BKF Engineering
Frederic Knapp, Architect
Executive Summary
Introduction
Background .........................................................11
Vision .............................................................12
History ............................................................15
Kolb Ranch historic relevance ...........................................16
Landscape typologies ..................................................16
Needs assessment ...................................................19
Key questions .......................................................21
Summary of public process .............................................21
Existing Conditions
Urban context .......................................................27
Site conditions .......................................................28
Current uses ........................................................34
Potential development areas considered ...................................35
Opportunities and constraints ...........................................37
Master Plan
Master Plan concept ..................................................43
Freshwater Corner ...................................................44
Orchard Garden .....................................................51
Kolb Ranch relocation .................................................61
Parking and streetscape improvements ....................................63
Pioneer Cemetery expansion ...........................................65
Green Store ........................................................70
Utilities and infrastructure ..............................................71
Cost Estimate and Phasing Plan
Acquisition and development cost summary ................................75
Phasing plan and development cost detail ..................................76
Operations cost estimate ...............................................79
Appendix
Meeting flyers
Public comment summaries
Memoranda
1
2
3
4
A
DUBLIN HISTORIC PARK MASTER PLAN AMENDMENT
TABLE OF CONTENTS
Executive Summary
One of the City Council Strategic Goals is to “Expand and enhance
Dublin Historic Park”. In order to accomplish this goal, in May 2005 the
City contracted with Royston Hanamoto Alley and Abey to develop a site
master plan for an expanded park that would commemorate the history
of the site and also fulfill the parks need in the City. The Dublin Square
Shopping Center and land owned by the Dublin Historic Preservation
Association adjacent to the existing Dublin Heritage Center was to be
considered as potential expansion areas for the park.
The design process included two public meetings, two joint meetings
of the Parks and Community Services Commission and Heritage and
Cultural Arts Commission and two City Council presentations, one being
a special financing workshop. Recommendations from these meetings
were incorporated into a preferred option which was approved by the
City Council in February 2006. The Dublin Historic Park Master Plan
was subsequently adopted by the City Council in August 2006. The
Master Plan contemplates that the park will be developed in phases as
funding becomes available; five phases of development are included.
In summer 2007, Royston Hanamoto Alley and Abey was retained in
order to explore the possible relocation of the Kolb properties to the
Dublin Historic Park. The house and its associated buildings, centered
some 1,500 feet southwest of Dublin Historic Park across Interstate
580, are the last remnant of the historic Kolb Ranch, a typical “home
ranch” of rural Amador Valley. The ranch was once contiguous with the
Historic Park site and directly connected to old Dublin Village before the
freeway divided the area.
The study concluded that it is feasible to honor the program, goals and
design of the 2006 Dublin Historic Park Master Plan while integrating
as many of the ranch structures as necessary to recreate a historically
acceptable core ranch layout. In March 2008, the City Council received
the Dublin Historic Park Master Plan Addendum, Kolb Ranch relocation,
which included three options for relocation of Kolb Ranch structures
to the Dublin Historic Park. The Council approved Option C which
provided for relocation of the Old House, the Main House, the Sunday
School Barn, the Hay Barn and the Pumphouse.
The June 2008 Amendment to the Dublin Historic Park Master Plan
incorporates the Kolb Ranch structures into the Dublin Historic Park by
revising the overall site plan, phasing plan and cost estimates.
7
MASTER PLAN
Introduction
Project background
A vision for a Historic Park
Site history
Kolb Ranch historic significance
Landscape typologies
Needs assessment
Key questions
Summary of public process
1.0
1.1 Project background
For several years, the City Council has been considering how to take
a more proactive approach to building the historic Dublin Village
settlement area around Donlon Way into a cohesive district to better
highlight Dublin’s historic resources. In March 2001, the Council
requested the Staff to develop plans for a historical district designation
for the Donlon Way area. In August 2001, the City Council authorized
Staff to prepare a Specific Plan for the area, and work has been done
over the past several years to achieve this goal.
In 2004, the Council revised the Parks and Recreation Master Plan.
The 2004 Parks and Recreation Master Plan includes Guiding Policy
1.13 (“Select sites for parkland acquisition in order to provide for the
anticipated deficit of 5.3+/- acres”) and suggests that changes in land
uses in the City’s primary planning area may provide land that is suitable
for park development. It also provides that the City should designate
sites for new parks to alleviate the 5.3-acre park deficiency by amending
the Park and Recreation Master Plan to show the location of future
park sites. (Action Program 1k.) It also indicates the City should pursue
opportunities to expand its historic holdings in the Donlon Way area
(Action Program 1j). Finally, it includes standards for a historical park.
The Dublin Square property was one of the six sites identified by the
Council as a potential location for future parks in Dublin in order to
correct the City’s anticipated 5.3+/- acre parkland deficit as detailed in
the Parks and Recreation Master Plan. Royston Hanamoto Alley + Abey
FIGURE 1-1 Ohlone people were the first inhabitants along Dublin Creek
11
MASTER PLAN
was hired to produce a master plan for a park that would commemorate
the history of the site and also fulfil the parks need in the City.
In Fiscal Year 2004/2005 the City had commissioned RBF Consultants
to craft Design Guidelines for the Dublin Village Historic Area. The
intent of the Design Guidelines is to ensure that future development
in the area recaptures elements of the historic character and image that
once defined Dublin Village. The Design Guidelines were adopted by
the City Council in January 2005.
Lastly the City Council adopted a Historic Overlay Zoning District
that will serve to implement the Dublin Village Historic Area Design
Guidelines. This was also done in 2005.
1.2 A Vision for a Historic Park
The City of Dublin of 2006 bears little resemblance to “Dublin Village”
— the small crossroads settlement that existed for a century before the
postwar suburban boom of the 1950s and 60s transformed the Amador
Valley into the sprawling urban area of today. The remnants of Mexican
and early California settlements are now rare, most of the traces having
been wiped out in the 1970s by fire or neglect. A short stretch of Dublin
Creek and the remnant of Alamilla Spring are the few reminders of
what life was like in the Amador Valley before the arrival of Europeans.
Several notable historic buildings have, however, been preserved and
assembled on City-owned property known as the Heritage Center.
FIGURE 1-2 Components of the proposed Historic Park
EXISTING HERITAGE CENTER AND
PIONEER CEMETERY
(OWNED BY THE CITY OF DUBLIN)
PROPOSED CEMETERY EXPANSION
(OWNED BY DUBLIN HISTORIC
PRESERVATION ASSOCIATION)
PROPOSED HISTORIC PARK SITE
(PREVIOUSLY OWNED BY BERKELEY
LAND COMPANY)
A
B
C
12
DUBLIN HISTORIC PARK
0 100 200 400 600 feet
This nucleus of historical artifacts, combined with the cemetery where
valley’s early European settlers are buried, has helped residents stay
connected to the stories and cultures of the area’s past. With the City
still growing rapidly though, the development of the present threatens
to eclipse the past.
The creation of the Dublin Historic Park is a chance to re-establish the
City’s historic heart. Sited near the crossroads and springs that were
Dublin’s reason for existence, the park will become an icon for the City.
The park’s design is an opportunity to shape the City’s identity and to
share its collective memory — but it will also serve the everyday needs
of the community by providing a place to rest and relax. A successful
design will tap into the well of local symbolism and meaning, using the
language of the landscape to tell the history of the site and the City.
The Historic Park will complement and add to the existing Heritage
Center by providing additional program facilities.
The park will be designed as a sustainable feature of the City —
economically, ecologically and culturally — and promote a sustainable
Dublin by using best urban design practices, “smart growth” principles,
creating a walkable neighborhood, and being accessible by diverse
forms of transit.
FIGURE 1-3 The San Ramon Valley in 1961
13
MASTER PLAN
Clockwise from the top: Dublin Boulevard looking west, about 1930; Meyer’s
Amador Garage about 1930; students at Murray school in 1891; Dublin Village,
looking east, 1913.
FIGURE 1-4 Historic photos of Dublin Village
14
DUBLIN HISTORIC PARK
1.3 Site history
The Ohlone people inhabited the Amador Valley beginning in about
AD 500 and trapped and hunted migratory birds in Willow Marsh, a
large wetland that began near the edge of the site. They led a hunting /
gathering life until the arrival of Europeans, marked by the exploratory
visit of Spanish soldiers en route from San Pablo Bay to Monterey in
1772. Before long Spanish missionaries began relocating the Ohlone to
Mission San Jose.
After Mexico won independence from Spain, Jose Maria Amador, the
former civilian administrator of Mission San Jose, lobbied the Mexican
government and won sixteen thousand acres of land in the valley
— some of the best in California. In 1835 he built his adobe next to
Alamilla Spring, 1,000 feet to the northeast of the Historic Park site,
and employed about 150 Mexican and local Indian workers to run
cattle on his ranch. It is rumored that Amador buried his workers next
to Dublin Creek on the park site. The Amador Ranch and its spring
became the principle stopping point for travelers on two trails, one from
San Francisco Bay to the San Joaquin Valley and the other from the
Carquinez Straight to Mission San Jose.
After the United States annexed California in 1846, Amador was forced
to sell off most of his land holdings to Irish immigrants who were beginning
to settle the valley. Like Amador, the new immigrants ran cattle, but
soon began growing crops of fruit and nut trees, especially after the
arrival of the railroad in 1869 made these lucrative exports. By 1866
the immigrants had built a school (Murray Schoolhouse, later moved
closer to the site), church (St. Raymond’s), store (Green’s Store), hotels
(Amador Hotel and Dougherty Station) and a handful of other buildings
around the crossroads which would later become the intersection of
Dublin Boulevard and Donlon Way. In 1859 they started a cemetery on
land that had probably also been used by the Ohlone to bury their dead.
The trails became stagecoach lines (Stockton-Oakland and Martinez-
San Jose) and the collection of buildings came to be known as “Dublin
Village”. The availability of fresh water, accommodations for the traveler,
and prosperous agriculture created a small, thriving community.
As the automobile replaced the stagecoach, Dublin Village became a
stopping place for cars. Garages, lunch counters and other businesses
oriented themselves to the “Lincoln Highway” (Route 50), Dublin
Boulevard. Even into the 1950s, though, Dublin Village was a compact
settlement surrounded by pastures and walnut groves. By the 1960s
and the arrival of Interstate 580, however, the population of the area
exploded as subdivisions carpeted the valley. New landowners, eager
to subdivide and develop the area, removed many of the traces of
the historic settlement. In a backlash against the wholesale destruction
of Dublin’s physical history, preservationists saved several important
structures in the 1970s and early 1980s and established the Heritage
Center.
15
MASTER PLAN
1.4 Kolb Ranch historic relevance
At the time of this writing, Kolb Ranch exists as a time capsule of a
landscape and lifestyle that is rapidly vanishing from Dublin and the
Amador Valley. It is somewhat remarkable that the ranch has remained
intact for as long as it has. Its existence as a working farm was severely
impacted with the construction of Highway 50 (now Interstate 580) but
the Kolb family managed to continue ranching operations until recent
years.
George Kolb was born in Germany in 1867 and immigrated to San
Francisco. He moved to Pleasanton to work in his older brother’s
general merchandise store on Main Street. In the 1890s, George Kolb
bought the John Green Merchandise store in Dublin. Around 1904,
Kolb purchased a ranch of about 350 acres from Charles Dougherty. He
ran the store until 1910 when he moved his family to the ranch. George
Kolb farmed until his death in 1933. His sons, and later grandchildren,
operated and lived on the ranch until 2006.
In the early years of the farm, grains and hay were produced. Later,
vegetables, particularly tomatoes, were grown. In general, the Kolb
Ranch and farm produced a wide variety of products including eggs,
chickens, sheep, cattle, milk cows, and apricot orchards. In 1952 the
ranch was cut off from Dublin Village with the construction of Highway 50
(later to become Interstate 580) and lost its outlying land incrementally.
Now, the remaining core of the ranch is becoming a redevelopment
site. The Kolb family, original owners and occupants of the ranch, no
longer operate it agriculturally and have offered to donate buildings
to the City of Dublin for relocation to Dublin Historic Park. The City
Council accepted the donation in March 2008.
1.4 1.5 Landscape typologies
In the history of Dublin’s human settlement, several types of landscape
have existed—some created by nature, some shaped by people. These
“landscape typologies” became the starting point for the Historic Park
design described in Section 3. Because they are the palette from which
the community and the consulting Landscape Architect shaped the
design, it is worth introducing them.
1.4.1 1.5.1 Marsh
A large wetland known as Willow Marsh once occupied the low-lying
area between Dublin and Pleasanton. Until it was drained in the late
1800s, it likely was the defining feature of the valley bottom. Dublin
Creek, now channelized, was once the primary tributary to this marsh.
Marsh
16
DUBLIN HISTORIC PARK
This type of habitat was often called a “sausal” on Spanish land grant
maps. Once a defining landscape feature dotting the bay area, these
willow marshes are now almost totally gone. The historical record
indicates they were likely populated by arroyo willow (Salix laseolepis),
cottonwood (Populus trichocarpa), box elder (Acer negundo
californicum), Oregon ash (Fraxiunus oregona), blackberry (Rubus
vitifolius), ninebark (Physocarpus capitatus) and Rosa Californica.
1.4.2 1.5.2 Spring
Alamilla Spring provided water and refreshment to the Native residents
of the Dublin area and was likely a much-needed stopping place for
anyone traveling overland through the area. Spanish soldiers probably
stopped at the spring on an exploration of the area in 1772, and as
a stage crossroads developed at what would become the corner of
San Ramon Road and Dublin Boulevard, Alamilla Spring became an
important area landmark. Rancho San Ramon depended on the spring
for fresh water. Although the spring still exists just west of San Ramon
Road, it is a remnant of its original form and has been encroached upon
by development. Nevertheless, it is an important piece of Dublin’s
heritage that is a hidden treasure amid recent development that has
turned its back on the past.
1.4.3 1.5.3 Creek
Spanish explorers had been impressed by the creeks in the valley that
was to become Dublin. These streams cut deep, wooded ravines
through the hills of the Coast Range and spilled into grassy woodlands
and finally marshes at the valley floor. Dublin Creek, a perennial stream,
fed the large Willow Marsh and provided cover for game and shelter
for the Native American residents who lived along it. Although most
of Dublin Creek is channelized today, a small remnant of its historic
character is left intact, along the southern edge of the Heritage Center,
next to I-580. Here, bay laurel, live oak and riparian plants overhang the
cut banks, and even in the summer a steady trickle of water covers the
smooth rocks in the streambed, belying deeper waters flowing hidden
underground.
1.4.4 1.5.4 Rancho
José Maria Amador, the former administrator of Mission San Jose,
founded a ranch on lands that later became Dublin and built his home
next to Alamilla Spring, at the crossroads of two Native American
trails. The Rancho San Ramon was a two-story Monterey-style adobe
surrounded by orchards, a vineyard, a large garden, weaving shops, a
tannery, a blacksmith shop, ovens for baking and a smaller garden for
the kitchen. The house itself was a series of L-shaped buildings enclosing
a rectangular courtyard, typical of the rancho style.
Rancho
Creek
Springs
17
MASTER PLAN
The interior of the rancho was domestic, but the outlying areas of the
Amador home were given over to fields of grain and corn that stretched
down to Dublin Creek. Beyond the fields, Amador ran 14,000 cattle,
4,000 sheep and 400 horses on the 25 square miles of land granted to
him by Mexican government with the help of hired Native American
and Mexican vaqueros. The landscape of the range lands was a mixture
of perennial grasslands and oak savannah, but grazing transformed the
species composition of the grasslands and development has all but
erased them from the urban area. However, a glimpse of what this
landscape looked like in Amador’s time may still be seen from Interstate
580 as it rises to Altamont Pass from the Livermore Valley.
1.4.5 1.5.5 Orchard
Orchards are a familiar landscape type in many parts of California today,
and they used to be even more numerous in the Dublin area. Amador’s
ranch raised an orchard next to the house, and by the late 1800s and
early 1900s fruit crops had become an important part of the area’s
economy. The signs of industry were picturesquely married to the
rhythms of nature as the dependable pattern of flower, leaf and fruit
bore out each year in rows and ranks that carpeted the landscape.
Common orchard crops for this area included walnuts, apricots,
peaches, plums, pears, apples and apricots.
1.4.6 1.5.6 Crossroads
Long before the Spanish arrived in the Amador Valley, Native Americans
had been using two trails that crossed near Alamilla Spring. The trail
that ran north-south connected the South Bay and the Sacramento
Delta; the trail running east west connected the Central Valley to the
San Francisco Bay.
As groups of settlers populated the valley after 1835, the crossroads
became even more important in defining the growth of the area. Until
the automobile, the crossroads was the meeting point of the San Jose-
Martinez and Oakland-Stockton stage lines. Photos from this era show
the Amador Hotel (which, along with Dougherty’s Station, served
travelers on the stage line) and its large front porch—clearly a good
spot for watching the world pass by. A water trough painted with the
words “fresh water” sits next to the porch, a testament to the continued
importance of water to the weary traveler.
The crossroads languished temporarily between 1869 and 1891 when
the Transcontinental Railroad bypassed the Dublin crossroads by several
miles. But it reappeared when state highways replaced the stage roads,
and by the 1920s it was a nexus of automobile culture, sporting service
stations, garages and eateries. Today, the largest regional crossroads is
the interchange of Interstates 580 and 680. Although the freeway has
Orchard
Crossroads
18
DUBLIN HISTORIC PARK
become the physical crossroads for the area, it is there for the same
reasons that compelled the trails to cross near Alamilla Spring: the need
to go east, west, north and south, and to find refreshment along the
way.
1.5 1.6 Needs assessment
Prior to beginning design work on the Historic Park, RHAA and Economic
Research Associates (ERA) performed an analysis of unmet the program
needs that the Dublin Historic Park could fulfill. The current uses of
the Heritage Center were also part of this needs assessment. Current
programs operating at the Heritage Center include:
Permanent exhibits•
Temporary exhibits•
Workshops•
School tour programs•
Concerts•
Music jams•
Event rentals in Saint Raymond’s Church•
ERA identified other programs that could also be incorporated into the
Historic Park, based on local and regional “markets” for such programs.
These included:
Black box theater•
Expanded rental event space, used in conjunction with St. •
Raymond’s, for weddings and conferences
Visual arts / ceramics studio•
Exhibit space for showcasing art by local and regional artists•
Early design options for the Historic Park included facilities for all of
these programs, and RHAA provided the City Council with estimates
of the costs associated with building and operating the facilities. After
considering these costs and weighing the potential market for the
facilities in a special workshop, the Council decided to only provide a
multi-purpose classroom space in the Historic Park. (See Section 1.5.7,
Summary of public process and Section 2, Master plan.)
Existing programs — exhibits, classes, music jams and event rentals
—would continue to happen in St. Raymond’s Church and the Murray
Schoolhouse, but new indoor and outdoor facilities in the Historic Park
would expand capacity of the Heritage Center.
1.5.1 1.6.1 Park needs
Although many new parks have been built recently in Dublin, these are
mainly in the newer, eastern half of the city. The City is underserved
by parks on its older, western end (see Section 2.1). The City has
also invested heavily in tightly-programmed parks that specialize in
19
MASTER PLAN
athletics, but according to RHAA’s analysis, lacks sufficient “passive use”
parks that allow a variety of functions and serve a broad age range and
demographic. Typical activities in a passive use park include:
Strolling and jogging•
Festivals and concerts•
Picnicking•
Family gatherings•
Sunbathing, reading and resting•
Informal sports and pickup games, such as frisbee and catch•
Passive use parks are characterized by lawns, groves and flexible paved
outdoor spaces that can be used for multiple activities, sometimes
occurring simultaneously. Some passive use parks serve mainly the
surrounding neighborhood, but a larger park like the Historic Park can
serve as a City-wide draw for passive uses.
1.5.2 1.6.2 Heritage Center needs
The Heritage Center includes St. Raymond’s Church, the Murray
Schoolhouse, and the Pioneer Cemetery. The Murray Schoolhouse
contains a permanent collection of historic artifacts from Dublin’s
settlement from the early 1880s to the present. St. Raymond’s Church
contains a main meeting area that is used for weddings and event rentals.
The Pioneer Cemetery is small, at less than two acres, and expected
to reach capacity within the near future. The Heritage Center needs
expanded facilities in two areas:
Classroom space•
Cemetery facilities•
Because of the historic character of the existing buildings and lack of
room on which to build immediately adjacent to them, it is necessary to
build any additional facilities within the Historic Park itself.
The City Council has recognized cemetery expansion as a civic goal
because it would allow residents who would like to be buried in Dublin
to do so, rather than having to choose cemetery plots outside the City.
The Dublin Historic Preservation Association now owns the parcel south
of Dublin Creek, which provides room for the cemetery to expand with
the addition of a bridge over the creek.
1.5.3 1.6.3 Community needs
Community members have identified a need in Dublin for more
program spaces for:
Community theater / performance space•
Art classrooms and gallery space•
20
DUBLIN HISTORIC PARK
1.6 1.7 Key questions
Before the design process, RHAA established a set of key questions
to guide the community’s visioning of a new Historic Park. These
included:
What are the criteria for a successful historic park?•
What is the critical mass of program activity required to make the •
park feel lively?
What is the maximum program capacity of the site?•
What defines historic “authenticity”?•
How should contemporary Dublin be reflected in the historic •
park?
How can the park design make the Heritage Center more visible •
to the surrounding community?
At each stage of presentation, RHAA and community participants
returned to answer these questions to help evaluate the progress of
the design effort.
1.7 1.8 Summary of public process
Community input was a critical driver for this project, especially since at
the outset of design, a program had not yet been developed. Because
the notion of history is intertwined with feelings of civic pride, it was
especially important that residents of Dublin be the primary voice in the
design of their Historic Park.
To that end, RHAA organized a series of community meetings to learn
the community’s priorities, and to get feedback on whether the design
solutions it proposed met community goals and expectations. The
public process for the design was as follows (also see Appendix A.2.1-
A.2.3):
21
MASTER PLAN
Meeting 1: Kick-off
Participants: Heritage and Cultural Arts, Parks and Community
Services, RHAA, ERA
Purpose: Establish project goals, scope and introduce
consultants.
Meeting II: Listening to the public
Participants: Members of the community, Heritage and Cultural
Arts, Parks and Community Services, RHAA, ERA
Purpose: Introduce the project to the community, consultant
listening, gathering ideas, identify issues.
Meeting III: Present initial park design concepts
Participants: Members of the community, Heritage and Cultural
Arts, Parks and Community Services, RHAA, ERA
Purpose: Consultants present design alternatives based on
Meeting II. Identify a preferred option and gather feedback to
refine design.
Consultants develop initial
design alternatives
Full site version
Half site version
One-third site version
Consultants refine preferred
option based on community input
Full site version
Half site version
One-third site version
Option
1
Option
2
Option
3
Preferred Option
DE
S
I
G
N
P
R
O
C
E
S
S
Meeting IVa: Present
Preferred Option to Joint
Commissions
Participants: Heritage and
Cultural Arts Commission,
Parks and Community Services
Commission, RHAA, ERA
(continued)
Purpose: Commissions and Council direct consultant team
to pursue Full, Half, or One-third site version.
Meeting IVb: Present
Preferred Option to City
Council
Participants: City Council,
RHAA, ERA
22
DUBLIN HISTORIC PARK
MA
S
T
E
R
P
L
A
N
Consultants develop Full site
version of Preferred Option
Develop Draft Master Plan
Draft Master Plan
Develop Final Master Plan
Meeting VII: Present Final Master Plan to City Council
Participants: City Council, RHAA
Purpose: Present Final Master Plan
Final Master Plan
Meeting Va: Present
revised Full site
Preferred Option to Joint
Commissions
Participants: Heritage and
Cultural Arts Commission,
Parks and Community Services
Commission, RHAA
Purpose: Consultants incorporate direction from
Commissions and Council, receive feedback for Master Plan
Meeting Vb: Present
revised Full site Preferred
Option to City Council
Participants: City Council,
RHAA
Meeting VIa: Present
Draft Master Plan to
Joint Commissions
Participants: Heritage and
Cultural Arts Commission,
Parks and Community Services
Commission, RHAA
Purpose: Identify Master Plan refinements.
Meeting VIb: Present
Draft Master Plan to
City Council
Participants: City Council,
RHAA
(continued from previous page)
23
MASTER PLAN
Existing Conditions
Urban context
Site conditions
Current uses
Potential development areas considered
Opportunities and constraints
2.0
0 2,500
Feet
0 10.5
CITY LIMIT AND URBAN LIMIT LINE
CITY LIMITS
I-580
I-580
I
-
6
8
0
Sa
n
R
a
m
o
n
B
l
v
d
Dublin Bl
v
d
Amador V
a
l
l
e
y
B
l
v
d
Do
u
g
h
e
r
t
y
R
o
a
d
Vil
l
a
g
e
P
a
r
k
w
a
y
Dublin Blvd
Central Pkwy
Gleason Drive
Ha
c
i
e
n
d
a
D
r
i
v
e
Ar
n
o
l
d
D
r
i
v
e
Ta
s
s
a
j
a
r
a
R
o
a
d
Gleason
Drive
Fallo
n
R
o
a
d
Miles
1 inch = 2000 feet.
1 inch = 1000 feet.
DUBLIN HISTORIC PARK
Civic Center
Downtown
2.1 Urban context
Dublin is situated in Alameda County, California at the crossroads of
Interstate 580 and Interstate 680. As an urban area, it is relatively new,
having seen most of its growth since 1950. Consequently, the texture of
the urban fabric surrounding the Dublin Historic Park is typical of post-
World War II suburban development, typified by single family homes on
open lots, automobile-oriented commercial areas and generous street
widths.
The defining features of the park’s context on the older, west end of
Dublin are Interstate 580 (located directly south), Dublin Boulevard (to
the north of the site), Dublin Creek (which flows next to the freeway),
and the mixture of mostly office park commercial buildings on the east
and west sides of the park.
Interstate 580 is perhaps the dominant feature of the site and imposes
several important conditions:
Noticeable automobile noise and louder sounds of trucks braking •
and cars accelerating
A physical barrier to access of the park from the south•
Views of cars passing•
The most convenient connections to the site are via automobile.
Pedestrian connections are mainly along Dublin Boulevard.
FIGURE 2-1 Urban context
FIGURE 2-2 Map of Dublin
(proposed)
27
MASTER PLAN
0 3/4 1 1/2 2 1/4 miles
2.2 Site conditions
The existing Heritage Center sits at the end of Donlon Way and is not
highly visible from Dublin Boulevard, which is the main thoroughfare
through town. Between the Heritage Center and Dublin Boulevard is
the future site of the Historic Park. The site presents a unique opportunity
to expand the visual presence of the Heritage Center and announce the
Historic District on Dublin Boulevard. However, currently the Historic
Park site contains an aging shopping center and a bank surrounded by a
large, parking lot that blocks views to the large trees, historic buildings
and creek at the Heritage Center.
Occupying the center of the 4.22-acre Historic Park site is the Dublin
Square Shopping Center, constructed in 1963. The shopping center
was acquired by the City in May 2007. This complex of buildings sits
at the center of a large parking lot and is made up of a main pavilion
with two wings to the east and west. The south side of the complex
is a loading area that abuts the edge of the Pioneer Cemetery. A mass
of mature live oak trees just inside the cemetery lines the fence that
separates the Dublin Square parcel from the cemetery. In the northwest
corner of the parking lot is a building constructed in 1999, now leased
to US Bank. There are few trees on the site, and those that are present
are located on the perimeter and are generally young.
There are three historic structures within the park area:
Old St. Raymond’s Church, constructed in 1859 by the Diocese •
of Oakland, is adjacent to Donlon Way about halfway between
Dublin Boulevard and Dublin Creek.
FIGURE 2-3 Historic structures within park area
28
DUBLIN HISTORIC PARK
The Old Murray Schoolhouse, constructed in 1856 on James •
Dougherty’s land and moved to its present site, at the south end
of Donlon Way, about 100 feet from St. Raymond’s Church.
According to its historic evaluation it is “of overriding significance
as the oldest surviving school in eastern Alameda County and one
of a handful of surviving structures from the pioneer settlement
of Dublin.”
The Green Store, constructed in 1860, is on the southeast corner •
of Donlon Way and Dublin Boulevard. It served as a general store
FIGURE 2-4 Interstate 580 and Donlon Way
29
MASTER PLAN
for seventy-five years in the late 1800s and early 1900s, and is a
prime example of early California vernacular construction.
In addition to these buildings, the main historic feature of the area is the
Pioneer Cemetery, which occupies the west portion of the Heritage
Center site. The cemetery has a feeling of being tucked away from
the road. Currently there is a parking lot between it and Donlon Way.
FIGURE 2-5 Cemetery and Dublin Boulevard edge conditions
30
DUBLIN HISTORIC PARK
Grave sites are grouped together in areas bounded by curbs. Large oak
and walnut trees dating from early European settlement tower over
the cemetery, giving it a shady, forested feeling. At the back (west) end,
small bushes and trees have become overgrown and blend in with the
wooded area across the fence on the Hexcel property.
FIGURE 2-6 Site conditions
31
MASTER PLAN
Though the physical connection to the old Dublin Village was severed
in 1952 with the construction of the modern Highway 50 (now 580),
the historic connections of the Kolb Ranch remain. The freeway and
municipal boundaries are artificial divisions; historically, the ranch
was linked to the center of Dublin physically, structurally,
and socially.
When the ranch was built, Dublin and Pleasanton were separate
places, not yet municipalities. Technically the Kolb Ranch is now located
inside the Pleasanton City line, however, originally the ranch was more
physically related to Dublin Village than to the more distant town of
Pleasanton. Its farm fields originally extended north, right to the edge of
Dublin village, directly connected by Dublin Canyon Road. Additionally,
the Kolb family was socially tied to the “old village” having owned the
Green Store for a period of time.
The dominant natural feature of the site is Dublin Creek. It is in roughly
its natural condition here and is unique in this — in the rest of the urban
area it has been channelized or culverted. Its banks are steep and the
stream is not easy to access from above. It is heavily wooded with oak,
bay laurel and walnut trees, which provide significant visual screening
from the freeway.
FIGURE 2-7 Kolb Ranch location
32
DUBLIN HISTORIC PARK
Alamilla Spring is another significant natural feature in the area, although
it is located across Dublin Boulevard near San Ramon Road. The spring,
and its proximity to the crossroads, is the historical reason for the
founding of Dublin. The spring is in a depression about 75’ long by 12’
wide, with its sides lushly vegetated with redwoods, walnuts, oaks and
willows. At its eastern end, the spring flows into a box culvert which
diverts water across San Ramon Road.
FIGURE 2-7a Alamilla spring and Dublin Creek
33
MASTER PLAN
2.3 Current uses
The three sites within the Historic Park Master Plan (see Figure 1-2)
contain a variety of uses, both public and private:
2.3.1 Site A: Dublin Square Shopping Center
The building complex contains a mix of commercial uses, including a
bank, catering business, computer repair shop, barber shop and an auto
parts store. With the exception of the bank, all of the other uses have
moved and the buildings are vacant.
FIGURE 2-8 Current Heritage Center programming
34
DUBLIN HISTORIC PARK
2.3.2 Site B: Heritage Center
The Heritage Center houses cultural and civic programming as well
as private functions held in rented facilities. In the two buildings (St.
Raymond’s Church and the Murray Schoolhouse) and cemetery, uses
include:
Musical concerts and jams•
Weddings, baptisms and other private ceremonies•
Lectures, conferences and recitals of less than 100 people•
Historic and cultural tours•
Classes for school-age children•
Permanent and temporary museum collections of artifacts from •
Dublin’s settlement
2.3.3 Site C: Proposed cemetery expansion
A temporary trailer currently occupies the eastern portion of the site;
otherwise, the site is vacant of structures. The site has a meadow-
woodland character. The area around Dublin Creek is known to
have had Ohlone settlements, so this site may contain archeological
remains.
2.4 Potential development areas
considered
The City of Dublin directed the consultants to study three development
area options during the public process of the Master Plan. These were:
Scheme A: Full site •
At 4.22 acres, this scheme included acquisition of the entire
parcel currently occupied by the Dublin Square Shopping
Center. The entire parcel would be developed as the Historic
Park.
Scheme B: Half site•
At 1.80 acres, this scheme split the Dublin Square parcel in
roughly half. Half would be developed as the Historic Park and
half would be turned back over to private development.
Scheme C: One-third site•
At 1.40 acres, this scheme would acquire the eastern section
of the Dublin Square parcel. One-third of the parcel would be
developed as the Historic Park and two-thirds would be turned
back over to private development.
During the public process, RHAA developed three design alternatives
and presented them at public meetings (see Section 1.7). For each
alternative a “full site,” “half site” and “one-third” site version were
presented. The public attending the presentations, the Heritage
and Cultural Arts Commission, the Parks and Community Services
Commission and the City Council favored the full site scheme (A), and
35
MASTER PLAN
PARK
EXISTING
HERITAGE
CENTER AND
CEMETERY
PRIVATE DEVELOPMENT
Option A
Full-site development:
4.22-acre Historic Park
Option B
Half-site development:
1.80-acre Historic Park
Option C
One-third site development:
1.40-acre Historic Park
PARK
PRIVATE DEVELOPMENT
EXISTING
HERITAGE
CENTER AND
CEMETERY
PARK
EXISTING
HERITAGE
CENTER AND
CEMETERY
FIGURE 2-9 Site development options
CEMETERY
EXPANSION
CEMETERY
EXPANSION
CEMETERY
EXPANSION
36
DUBLIN HISTORIC PARK
0 25 50 100 150 feet
RHAA was directed by Council to pursue this design scheme.
The full site scheme (A) requires acquisition of the entire Dublin Square
Shopping Center parcel.
2.5 Opportunities and constraints
Although Dublin’s pre-1960 history has largely been erased, a good deal
of what is left lies within the boundaries of the newly-created Dublin
Village Historic District. In January 2004 the City Council adopted design
guidelines for the District. Following are some of the sites opportunities
and constraints:
2.5.1 Opportunities
Several key historic features are within the Historic Park area. These
are:
The Pioneer Cemetery•
The Green Store•
The Murray Schoolhouse•
Remnants of Hawthorn Lane•
St. Raymond’s Church•
These buildings are important assets, and integrating them into the
Historic Park presents many opportunities. Other opportunities
include:
Dublin Creek’s presence can be enhanced and celebrated, since •
it is a unique stretch of natural creek within the urban area
Large walnut trees and live oaks exist on the site, especially •
between the existing Heritage Center and Dublin Square
Shopping Center. Opening up views of these trees will significantly
enhance the site.
If the existing Dublin Square Shopping Center buildings are •
removed, the site will become very open on the north end,
creating good views to the historic buildings and large trees in the
Heritage Center area.
The parcel across Dublin Creek from the Pioneer Cemetery is a •
good site on which to expand the cemetery.
A freeway soundwall, if installed, can be integrated into the •
cemetery expansion columbarium.
The “back gate” to the Pioneer Cemetery at the northwest corner •
can be integrated with a vehicle drop-off from Dublin Boulevard,
reducing the walking distance to reach that part of the cemetery.
The corner of Donlon Way and Dublin Boulevard can be •
celebrated for its historic significance by creating a focus here.
Donlon Way is a quiet, dead-end street that will be amenable to •
pedestrian enhancements.
NOTES
HISTORIC DUBLIN BOUNDARY
Area of city developed between
1850-1960; Contains California Points
of Historical Interest: St. Raymond’s
Church, Murray School and the Green
Store
Dublin Pioneer Cemetery located in
District
Original site of “Dublin Village”
PERIPHERAL HISTORIC AREA
Contains Bonde House, Ponderosa
House, Alamilla Spring and Amador
Adobe site, historic walnut grove,
historic walnut trees at office complex
and mature valley oaks
NATIVE AMERICAN HISTORIC SITE
Settlement near Alamilla Spring
contained Ohlone burial grounds
with moderate to high possibility of
archeological resources at Historic Park
site. High possibility of historic-period
resources at Historic Park site.
EXISTING HERITAGE CENTER
Hidden, but charming creekside
character; potential expansion; Parking
lot divides center of existing site;
Potential to expand cemetery; Potential
to reduce freeway noise with soundwall.
DUBLIN CREEK
Remnant of historic creek is not in a
culvert; Primary tributary to Willow
Marsh; Riparian woodland area contains
native and introduced species.
HISTORIC CROSSROADS
Historic crossing of the Oakland-
Stockton Road (Dublin Boulevard) and
the Martinez-Mission San Jose Road
(San Ramon Road)
DUBLIN SQUARE SHOPPING
CENTER
Buildings block connection to Dublin
Boulevard; Bank is on long-term lease
SURROUNDING
NEIGHBORHOODS
Post-war suburban, commercial and
office and light industrial; Daycare center
currently in Bonde House
1
2
3
4
5
6
7
8
37
MASTER PLAN
IN
T
E
R
S
T
A
T
E
5
8
0
H
I
S
T
O
R
I
C
D
I
S
T
R
I
C
T
B
O
U
N
D
A
R
Y
HISTORIC
D
I
S
T
R
I
C
T
B
O
U
N
D
A
R
Y
DOUGHERTY’S
STATION HOTEL SITE
AMADOR ADOBE SITE
MURRAY HOUSE /
GREEN MANSION SITE
PIONEER
CEMETERY
HERITAGE
CENTER
INDUSTRIAL
PARK
ALAMILLA
SPRING
D
U
B
L
I
N
C
R
E
E
K
AMADOR
VALLEY HOTEL
SITE
GREEN STORE
MURRAY
SCHOOL ST. RAYMOND’S
CHURCH
DU
B
L
I
N
B
O
U
L
E
V
A
R
D
DONLON WAY
BONDE HOUSE
FIGURE 2-10 Opportunities and constraints
HAWTHORN LANE
NO
I
S
E
NO
I
S
E
2
2
2
2 2
2
3
45
6
7
88
8
1
1
1
1
1
8
8
2
PONDEROSA
HOUSE
0 75 150 300 450 feet
38
DUBLIN HISTORIC PARK
The Bonde House, directly across Dublin Boulevard from the •
site, could be integrated into the history of the park through
interpretive signage, even if the building remains in private
hands.
Archeological remains, from both Native American and post-•
contact settlement, probably exist throughout the site. While this
also imposes a constraint on building, it provides an opportunity
to protect these assets by developing the site as a park.
2.5.2 Constraints
Interstate 580 imposes some of the most severe constraints on the site.
These include:
Noise•
A physical barrier that reduces accessibility visibility to the site•
Visual qualities that conflict with the peaceful and natural setting •
of the cemetery
Other, general constraints on the site include:
Lack of visibility from more populated parts of Dublin•
Although site is close to BART, pedestrian connection is not direct •
or pleasant (pedestrians must cross San Ramon Road and walk
through auto-dominated streetscapes)
Dublin Boulevard is currently wide and not pedestrian-friendly at •
the Historic Park frontage
Currently there is little dense residential development immediately •
surrounding the site. More residential nearby would increase
general, everyday use of the park.
Note that of all the constraints the freeway is the only one that cannot
be changed in the near term.
39
MASTER PLAN
Master Plan
Master Plan concept
Freshwater Corner
Orchard Garden
Kolb Ranch relocation
Parking and streetscape improvements
Pioneer Cemetery expansion
Green Store
Utilities and infrastructure
3.0
3.0 Master Plan concept
The Historic Park is organized by several “landscape typologies” that
are native to Dublin. These typologies are the language with which the
stories of Dublin’s past are constructed:
Orchard, Springs, Crossroads, Ranch, Creek
These features of the park are not reconstructions of the past, but
landscape allegories that resonate deep within the cultural memory of
Dublin. The intent of the design is to create a contemporary landscape
that connects the past and the future of the City by engaging visitors’
own stories and interpretations of what they see. Above all, the Historic
Park’s attitude is that history is a tactile, living thing that is subject to as
many interpretations as there are people who visit the park. Dublin’s
history is not just in the past: it will live and evolve with the people who
make up the City, as will the meanings inherent in their park.
Additionally the Historic Park recreates a historically acceptable core
ranch layout with the relocation of ranch structures from the Kolb
Ranch.
The two three main features of the design are the Orchard Garden, and
the Freshwater Corner, and the Kolb Ranch relocation.
The Freshwater Corner evokes both the Springs and the Crossroads,
the sources of Dublin’s growth. By combining these typologies into a
new, hybrid metaphor within the tracery of the old Amador Hotel, a
new gateway to the Historic District is created. At the center of the
Freshwater Corner is a playful reminder to the child in all of us that
summer days were made for refreshing play in the water.
The Orchard Garden is arranged according to the grid of an orchard,
once common and still seen in the Amador Valley. The grid is also a
tapestry of paths, woven at right angles, which investigate both the ways
in which our many cultures are similar, and how they are different. This
system of paths is called the Culture Walks and the Diversity Streams.
In this fabric (warp and weft), the history of Dublin and its residents
can be discovered, explored and celebrated. The Orchard Garden also
provides, with its orderly rows of trees, an almost-architectural space
in which various programmatic elements — picnic, play, learning —
are arranged. It also provides a place for Dublin’s current and future
residents to impart their own identity to the park, to become a part of
“history”.
The Kolb Ranch relocation creates an “ensemble” that reproduces
the historic relationships among buildings that characterized the home
ranch of rural California. Five ranch structures will be relocated to the
Historic Park. The Main House is refurbished to include two period
museum rooms in the dining room and living room, three discovery
43
MASTER PLAN
rooms in two of the bedrooms and the back porch, a public room in the
entry area, a catering/teaching kitchen and archival storage space in the
upstairs. Park restrooms are provided in the refurbished Old House and
the Sunday School Barn is retrofitted as a multi-use classroom space,
with the capacity to serve as a Black Box Theater as well. The Hay
Barn is used as a shelter to the Ranch Play Area and the Pump House is
placed adjacent to the Past Time Pool.
Functional elements include a perimeter path, a stroll down which
takes in all features of the park and makes a satisfying route for joggers
and strollers; parking which is distributed about the park’s perimeter
for convenient access everywhere; large, flexible lawn spaces that can
accommodate many different programs; and a robust interface with the
streetscape that respects and enhances Dublin’s emerging, walkable
urban environment.
Most vital to the park’s success, though, are its existing assets: large
trees, the creek, views of the hills, historic buildings and cemetery, and
a sense that the ground is filled with stories. Wherever possible, this
scheme highlights and protects these assets.
3.1 Freshwater Corner
The Freshwater Corner combines elements of the historic springs and
the historic crossroads into a signature contemporary landscape feature
that offers refreshment, sociability and play in the most visible part of the
Historic Park. It draws on the essential aspects of the spring:
Cool, running water•
Sylvan enclosure•
And the essential traits of the crossroads:
A sheltered, privileged vantage point to view the action•
A sense of arrival...and the intrigue of possible destinations•
Refreshment, respite and relaxation•
The Freshwater Corner is composed of several elements, each drawing
from a historic feature of the area. They are combined to create a
district within the park, a place of greater activation, a special gateway
that interfaces with the City. The elements of the Freshwater Corner
are:
3.1.1 The interactive fountain
The central feature of the Freshwater Corner is an elliptical fountain,
recalling the oval shape of Alamilla Spring, in which approximately two
dozen in-grade nozzles shoot water into the air to a height of two to ten
feet. There is no curb or separate basin—only a couple inches of water
collect in a low spot on the ground, which is paved with a resilient,
A sign advertising “Fresh Water” marks
a trough in front of the Amador Hotel in
1900.
44
DUBLIN HISTORIC PARK
ILLUSTRATIVE PLAN
11x17 foldout
gripping surface. Children can walk right onto one of the bubbling jets
on a hot summer day, or surprise themselves by being caught in one as
they try to make it across without getting wet.
Fountain jets can be programmed to flow constantly or activate in
random sequence. In the summer, this fountain is the place to be for
kids! Parents can watch from two lawn berms to either side of the
fountain or benches on the sidewalk.
Similar water features have been successfully built and maintained in
such communities as Stockton, San Jose and Los Angeles.
FIGURE 3-2 Freshwater Corner - detail plan
NOTES
1 GRASS BERMS
2 INTERACTIVE FOUNTAIN
3 AMADOR INN “PORCH”
4 DISTRICT ENTRY MONUMENTS
5 IN-GROUND CROSSROADS SIGNS
6 CROSSROADS PLAZA
7 DONLON WAY SPECIAL PAVING
8 GREEN STORE
2
6
3
4
4
8
1
5
DU
B
L
I
N
B
L
V
D
.
DONLON WAY
6
7
47
MASTER PLAN
0 25 50 75 feet
IR
I
S
H
OH
L
O
N
E
DU
B
L
I
N
T
O
D
A
Y
SP
A
N
I
S
H
/
M
E
X
I
C
A
N
SC
A
N
D
I
N
A
V
I
A
N
/
G
E
R
M
A
N
PLAY
FOOD
NAMES
SHELTER
Diversity Border
Gardens
Gateway
Gateway
Amador Hotel
Front Porch
The Springs
CLOTHING
Gateway
BELIEFS
Ra
n
c
h
o
P
l
a
y
A
r
e
a
Past-Time Pool
Springs Rancho Crossroads Orchard
FIGURE 3-3 Concept diagram
FIGURE 3-4 Landscape typologies represented in the park design
48
DUBLIN HISTORIC PARK
3.1.2 Amador Inn “Porch”
Framing the fountain is a pergola that echoes the footprint of the porch
of the Amador Inn, which once served as stopping place for stages, and
later cars, passing the crossroads here. The front porch of the Amador
Inn was a place where people could recline and watch the action on the
road. Historic photos of the Amador Inn show a watering trough with
the words “Fresh Water” painted on it.
The “porch” takes advantage of the existing grade change at the corner
of Donlon Way and Dublin Boulevard with a couple of long steps that
help separate the interior of the park from the “crossroads plaza” area
next to the street. At the top of these steps are rows of chairs which
could swivel to allow visitors to face either into or out of the park, and
face whichever direction the action is, or rock to recall the rocking chairs
that might have once sat out on the porch.
The structure of the pergola itself should be designed to echo, but not
necessarily mimic, the front porch of the old Amador Hotel. The posts,
for example, could be set at the same interval as the hotel’s — about
ten feet apart — but other members could be updated to reflect a
more contemporary look. In any case, the structure should be designed
to impose roughly the same volume as the original front porch, but
offer a permeable façade to the park that announces the corner without
blocking views into the park itself.
3.1.3 Crossroads Plaza
The Crossroads Plaza is the area of sidewalk between the base of the
steps and the street, including special paving on Donlon Way. The feel
of this plaza should be urban, embracing Dublin’s modern identity as a
metropolitan area. Street trees are placed in alignment with the rest of
Dublin Boulevard and Donlon Way, helping to tie the north and east
frontages of the park together. Trees should be set in deep wells in the
sidewalk and have grates. Pedestrian street lighting should be consistent
with the rest of Dublin Boulevard. (All streetscape elements should be
coordinated with the Dublin Streetscape Master Plan, adopted June
2005 and Dublin Village Design Guidelines, adopted January 2004.)
Inlaid in the sidewalk at the corners of Donlon Way and Dublin Boulevard
are the words Stockton, Martinez, Oakland and San Jose. These represent
the destinations of the historic stage lines that used to cross near the park.
See Figure 3-2, note 5. These in-ground signs can be made of steel or
bronze, and type should be no smaller than 12” high.
Some work on this area will occur in advance of actual park construction
in order to take advantage of early funding opportunities specifically for
streetscape improvements on Dublin Boulevard and Donlon Way. (See
Section 3.3 for streetscape improvements and Section 4.5 for phasing
details.)
49
MASTER PLAN
FIGURE 3-5 Freshwater Corner interactive fountain
FIGURE 3-6 Intersection of Donlon Way and Dublin Boulevard, looking west
50
DUBLIN HISTORIC PARK
3.1.4 District entry monuments
On either side of Donlon Way at the northeast corner of the park will
be district entry monuments to announce the park to Dublin Boulevard
and provide a gateway into the Historic District Core (for monument
locations see Figure 3-2, note 4; see Figure 3-6 for design intent
rendering). The monuments should be designed as low walls that do
not block views into the park or Donlon Way, but rather accentuate the
intersection as the Historic District Core’s primary entrance. The walls
should be located so as to be obviously visible from Dublin Boulevard.
The wall west of Donlon Way may intersect the stairs and provide a
feature on which to climb or sit.
As the main piece of identity signage for the park and Historic District
Core, the walls should use quality durable materials, such as stone and
metal, and be detailed to project an image of civic permanence. As
with all new built elements in the Historic District, the style of the walls
should be distinctly different from the style of historic structures while
still maintaining sensitivity to their context. (Also refer to Dublin Village
Design Guidelines, Section 6.14, which calls for “gateway entry signs
at Donlon Way and Dublin Boulevard.)
3.1.5 Donlon Way paving
Donlon Way will receive a special paving treatment from the edge of
Dublin Boulevard to the southern edge of Crossroads Plaza. The design
of the paving may incorporate crosswalk striping as well. See Section
3.2.2.
3.2 Orchard Garden
The Orchard Garden is the physical heart of the park. It is defined by a
grid of walnut trees, spaced 30’ apart, as in orchards typical of the area
before urbanization. A grid of paths straddle the spaces between the
trees. The squares of the grid created on the groundplane are filled with
decomposed granite.
The Orchard Garden is defined by two systems of pathways:
Culture Walks (• Section 3.2.4)
Diversity Streams (• Section 3.2.4)
This gridded system of two kinds of walks organizes the Orchard
Garden and conveys the history of Dublin through text imprinted in
the groundplane of the paths. The Culture Walks describe the various
cultures that have settled Dublin, while the Diversity Streams describe
the many traditions and ways of life that each of these cultures expresses
uniquely.
51
MASTER PLAN
north
20 40 80 160
FIGURE 3-7 Orchard Garden - detail plan
0 25 50 75 feet
1
4
5
6
7
8
9
10
11
12
13
14
2
3
52
DUBLIN HISTORIC PARK
Within the Orchard Garden are also distinct sub-spaces:
The Rancho Playground (see • Section 3.2.2 and Figure 3-7, note 3)
The Pavilion building (• Section 3.2.7 and Figure 3-7, note 7)
The Diversity Border Garden (• Section 3.2.6 and Figure 3-7,
note 5)
The Picnic area (• Section 3.2.8 and Figure 3-7, note 4)
And there are other, vertical features, or “garden objects” which add
interest and help convey the history of the area. These are:
The Past-time Pool (• Section 3.2.1 and Figure 3-7, note 9)
Landscape Memory walls (• Section 3.2.3 and Figure 3-7, note 2)
Artifact Cubes (• Section 3.2.5 and Figure 3-7, note 6)
The 30’ grid of the Orchard Garden lends itself to accommodating
booths or stalls for festivals. Each 30’ square can accommodate four
10’x10’ tents, with the orchard tree in the center. Tents can be placed
so that their open sides face outwards, towards the paths. This modular
setup can be configured in many ways, depending on the fair or festival
using the park.
The Orchard Garden is a metaphor for the history of Dublin, taking its
form from a type of landscape with deep roots in the area. Visitors to
the park will likely spend time strolling through the orchard, investigating
the objects along the paths and reading inscriptions in the groundplane.
NOTES
1 DROP-OFF PLAZA
2 LANDSCAPES OF MEMORY WALLS
9 PAST-TIME POOL
3 RANCHO PLAYGROUND & HAY BARN
4 PICNIC AREA
5 DIVERSITY BORDER GARDEN
10 MAIN HOUSE
6 ARTIFACT CUBES
11 SUNDAY SCHOOL BARN
7 OLD HOUSE
12 RECEPTION AREA
8 PUMP HOUSE
13 FARM IMPLEMENTS
14 HISTORIC LOCATOR
53
MASTER PLAN
3.2.1 Past-time Pool
The Past-time Pool is designed to draw children into the past and give
them a glimpse of the previous residents of Dublin. The design consists
of a reflecting pool lined with a base of large granite slabs. Portraits of
past residents are etched into the slabs. Interspersed along the edge
(where children can easily look into them) are small, oval mirrors that
capture the reflection of Dublin’s current (and future?) residents.
FIGURE 3-8 Past-time Pool
54
DUBLIN HISTORIC PARK
FIGURE 3-9 Conjectural layout of Rancho San Ramon (Hamel)
3.2.2 Rancho Playground
The Rancho Playground occupies the center of the Orchard Garden
(see Figure 3-7, note 3). The playground’s design is themed loosely
on the Rancho San Ramon (Figure 3-9). It contains some traditional
play equipment, such as slides and swings, but the majority of the play
structures are custom-designed in the vernacular of a ranch in the
1880s. The features allow kids to experience the feel of the materials of
that era (such as wood, adobe, sand and iron), but also to play at some
typical activities of a ranch, like:
Fetching water•
Saddling a horse•
Weaving and spinning•
Blacksmithing•
Planting and harvesting crops•
The Hay Barn from the Kolb Ranch will be integrated into the Rancho
Playground and will serve as a shelter for play beneath.
On the west end of the playground is the drop-off plaza (see Section
3.3.2). This is a main area from which parents may want to watch their
children play, if they are parking in the west parking lot. It should provide
ample comfortable seating.
55
MASTER PLAN
FIGURE 3-10 Diversity streams
FIGURE 3-11 Artifact cubes
56
DUBLIN HISTORIC PARK
3.2.3 Landscape Memory walls
Within the Orchard Garden will be several walls approximately 30 feet
long with scenes on both sides depicting the area landscape at various
points in history. These scenes roughly correspond to the landscape
typologies mentioned in Section 1.4. The walls serve to transport
visitors in time and place.
They should be designed, at a minimum, to include a bench or seatwall
on at least one side. If the concrete is left exposed, it should be cast
or finished in a way to provide interesting aesthetic texture (e.g.,
sandblasted, board-formed, etc.).
FIGURE 3-12 Landscape Memory walls
57
MASTER PLAN
3.2.4 Culture Walks and Diversity Streams
(The Grid of Knowledge)
The north-south walkways in the Orchard Garden are assigned diverse
aspects of everyday life that each culture represented in Dublin has
expressed in a different way. For example, all cultures have language
— but each sounds different. The Diversity Streams show how each
culture lives differently. These streams are:
Language, food, clothing, shelter, art, play, beliefs
On the other hand, the east-west Culture Walks in the Orchard Garden
are each assigned to the waves of immigrant cultures that have settled
in Dublin. They are:
Ohlone and Miwok, Spanish and Mexican, Irish, Scandinavian
and German, Multicultural contemporary Dublin
The Walks are the circulation system of the Orchard Garden, but also
serve as a way to discover the cultures and lifeways that have shaped
Dublin. The discoveries one makes depend on which route one takes.
If a park visitor decides to trace the “food” Diversity Stream, she might
learn about how the Ohlone villagers, Mexican ranchers, Irish immigrants
and modern urban Dubliners all cook their dinners. If she decided to
stroll just the Ohlone Culture Walk, she would learn all about how the
Native Americans here cooked food, played games, built shelters, and
so on.
Information is conveyed primarily within the paving of the walkways
themselves. Figure 3-10 suggests how paving stones might be engraved
to record the many names that have been given to children in different
cultures. The names in the paving would change depending on which
Culture Walk was nearby. Alternately, objects might be imbedded in the
paving or narrative text stamped into it.
3.2.5 Artifact Cubes
Artifact Cubes are stationed at the intersections of the Culture Walks
and the Diversity Streams in the Diversity Border Garden. They are
granite blocks onto which cast bronze “artifacts” have been affixed.
Some of the artifacts are historical—some are contemporary. Examples
of the artifacts could include:
Ohlone baskets•
Dinner plates from a pioneer family•
Corn, stalks of grain and fruits from a Mexican rancho•
An iPod or Gameboy belonging to a Dublin kid’s bedroom•
Example of cast bronze objects set on a
stone pedestal.
Example of text engraved in stone paths.
58
DUBLIN HISTORIC PARK
The artifact on each block corresponds to its position within the Diversity
Streams. For example, if it is in line with the “play” path, then the cast
artifact might be a game. If it is in line with the “food” path, then it might
be a utensil or dish.
The purpose the Artifact Cubes is to put tactile, everyday objects from
different periods within the grasp of young visitors. They are placed to
be touched and investigated within easy reach of 3- to 10-year-olds.
They should be constructed and designed to withstand heavy use,
climbing, etc.
Local artists might also be engaged to produce the cast objects for each
Artifact Cube.
3.2.6 Diversity Border Garden
The two northern Culture Walks are dedicated to Dublin’s contemporary
multicultural makeup. In this garden, each of the cultures contributing
to today’s multicultural population will be represented. The garden will
need to be designed in detail through a public process that engages the
current community. It is also a suitable location for other, specific artist-
designed installations.
3.2.7 The Pavilion
The Pavilion provides a flexible indoor space in which to hold classes,
gallery exhibitions, small concerts and receptions. Its 800-square foot
plan consists of one large room and a separate restroom area which
can be accessed directly from outside the building when the main room
is closed.
The design of the building is subject to the Dublin Village Design
Guidelines. The building should complement the existing historic
architecture but not mimic it (for conceptual rendering, see Figure 3-
13). Because it is a new addition, the building will have its own identity
and style. It might draw on several traditions expressed in the Dublin
area, including 1950s-era California “ranch style,” itself a style derived not
only from native vernacular ranch architecture of the nineteenth century
but also the Craftsman bungalows of the early twentieth century. In
keeping with other historic buildings nearby, it might have a gable roof,
but also use transparent glass walls to diminish the building’s bulk within
the park landscape, and — in the California tradition — visually bring
the activities inside to the outdoors, and the leafy setting of the park,
in. Through being unique and distinct while acknowledging the historic
architecture which is its context, the Pavilion will serve to strengthen the
character of the District.
Actual design of the Pavilion will be determined in the park design
process.
59
MASTER PLAN
3.2.8 3.2.7 Picnic area
The picnic area within the Orchard Garden accommodates 50 people
at 12 picnic tables. Metal barbecue stands should be built in.
3.2.9 3.2.8 Sculpture benches
Within the Orchard Garden, benches should be amply provided next to
the pathways. They may be grouped in twos or threes, especially at the
busier areas. All benches in the park should be of consistent design and
materials. Select benches within the Orchard Garden can have special
sculptural elements attached to them, such as seated human figures
from various periods of Dublin’s history. This popular type of sculpture
has been tried out in many cities, and is a playful way for adults and
children to interact with life-sized pieces of history.
3.2.10 3.2.9 North Lawn and stage
The North Lawn provides the Historic Park with a large, flexible passive
use space. It is pastoral in appearance and highly visible from Dublin
Boulevard. It is open in the center, allowing for picnicking or informal
games. It can be programmed for large-scale gatherings, such as concerts
or fairs. Trees will be clustered near the edges of the main lawn space
to provide areas of shade, but the main area will be clear and planted
only in lawn.
At the northwest corner of the North Lawn is an outdoor stage. The
stage is a simple, ADA-accessible concrete platform that can also be
accessed from a loading area at the northwest driveway. The concrete
platform may be outfitted with inset sleeves to accommodate pillars for
a removable shade structure.
3.2.11 East Lawn
The East Lawn is a semi-circular space between the Orchard Garden,
St. Raymond’s Church and the Freshwater Corner. It is easily accessed
by the diagonal parking along Donlon Way. Because it quite easy to
park next to this lawn, it might become popular for short visits to the
park during lunchtime on weekdays. Benches should be amply provided
around the perimeter of this lawn.
3.2.12 3.2.10 South Lawn and outdoor classroom
The South Lawn and outdoor classroom replace the existing parking lot
at the Heritage Center. This lawn will become a woodsy, contemplative
space for educational activities connected with programs in St.
Raymond’s Church and the Murray Schoolhouse. Generally, this is a
quieter space than either the East or North Lawns. It is close to the
creek and adjacent to the Pioneer Cemetery. A walkway leading from
Example of a sculptural element on a bench.
60
DUBLIN HISTORIC PARK
the Pavilion Building to the Cemetery Annex flanks the west edge of the
South Lawn.
Next to the Murray Schoolhouse, the outdoor classroom — a circular
seating area — provides a place for groups of children and adults outside.
The seats can be made of cast-in-place concrete and special paving used
at the walkway here. The outdoor classroom should be oriented so that
the seats take in views of Dublin Creek and the cemetery.
Several trees that are in planters within the existing parking lot may need
to be taken out or relocated to create this lawn area.
3.3 Kolb Ranch relocation
The ensemble of Kolb Ranch buildings is a typical instance of a broader
“type” of historic California landscape—the “home ranch.” To the extent
that the look and feel of the home ranch can be evoked within the
Historic Park and not compete with the ensemble of other historic
structures (Green Store, Murray Schoolhouse, St. Raymond’s Church),
its presence in the park can help serve the park’s mission by adding
another layer of regional historical interpretation.
The most promising buildings for relocation, based on their significance,
the role they play in the current ranch grouping, and their potential for
reuse, are the Main House (which could be used as a house museum,
archival storage, or small classrooms), Sunday School Barn (which could
serve as space for multi-use classrooms and a black box theater), and
the Old House (which could provide toilet rooms for the park).
These buildings should be sited so that the essentials of their historical
interrelationships are apparent. This would require:
setting them back from the curb and apart from each other •
appropriately
organizing them into alignments and functional groupings that •
resemble the grid orientation of the original ranch
surrounding and orienting them logically to landscape zones •
congruent with the buildings’ character
The treatment of the landscape around the relocated ranch buildings
will also be important for conveying the story of the ranch. Simple
treatments such as granular surfaces will look and feel like a ranch
landscape. Placement of selected farm implements from the ranch can
also add to the ranch story. Orchard trees and the common locust
trees can also help recreate the ranch setting. Around the Main House,
pathways lined with diagonal brick and proper historic plant material will
tell the story of what it was like to live on the ranch.
61
MASTER PLAN
3.3.1 Main House
The Main House is refurbished to include two period museum rooms
in the dining room and living room, three discovery rooms in two of
the bedrooms and the back porch, a public room in the entry area, a
minimally refurbished staff kitchen and archival storage space upstairs.
The Front Field could be used as an outdoor event venue.
3.3.2 Sunday School Barn
The Sunday School Barn is retrofitted as a multi-use classroom space,
with the capacity to serve as a Black Box Theater. The Sunday School
Barn also provides a facility for receptions in conjunction with events at
St. Raymond’s which can spill onto the Front Field area.
FIGURE 3-13 Kolb Ranch - Detail Plan
north
20 40 80 160
Hay Barn
Shelter for play area
Pumphouse
north
20 40 80 160
The Front
Field
Old House
Restroom
Saint Raymond’s Church
Main House
Offices
Museum
“Garden area”
Historic fence and gates
Farm implements
Historic “locator”
Distance and direction of original ranch site
Picnic tables
Field “Fence” Posts
Suggests fields but allows pass-through
Locust trees
Sunday School Barn
Multi-use classroom space
Reception & event area
Potential Black Box Theater
Optional dressing room addition
FINAL
MASTERPLAN
BUILDOUT
62
DUBLIN HISTORIC PARK
3.3.3 Old House
The Old House will be refurbished to serve as park restrooms.
3.3.4 Hay Barn
The Hay Barn is integrated into the Rancho Play Area and serves as a
shelter for play beneath.
3.3.5 Pumphouse
The Pumphouse is relocated adjacent to the Past Time Pool to augment
the water theme there.
3.3 3.4 Parking and streetscape
improvements
Parking and streetscape improvements around the Historic Park have
the potential to enhance the historic character of the District, improve
pedestrian comfort and safety, unify the appearance of the park, service
parking requirements and create a memorable public amenity. Relevant
planning documents should be consulted when designing these
features:
Dublin Village Design Guidelines•
Dublin Streetscape Master Plan•
The Historic Park Master Plan calls for 98 total parking spaces on Donlon
Way, off Donlon Way within the Heritage Center area, and in a new
parking lot in the northwest corner of the park. The current Heritage
Center contains 34 parking spaces.
3.3.1 3.4.1 Dublin Boulevard streetscape improvements
Consistent with the Dublin Village Design Guidelines, Section 6,
adopted January 2004, Dublin Boulevard should be modified along its
frontage with the Historic Park to improve the pedestrian experience
and create a more memorable impression in the historic area. The
goals of these improvements, and some measures to be taken are as
follows:
Goal:• Calm traffic on Dublin Boulevard
Measures: Add median to Dublin Boulevard, expand sidewalks
to 12’, add street trees to median and sidewalk
Goal: • Create more pleasant, safer pedestrian experience
Measures: Add “pedestrian safe zone” to Dublin Boulevard
median, use special paving materials at all pedestrian crossings,
avoid placing vertical streetscape amenities within vehicle turning
63
MASTER PLAN
sightlines at intersections, add 5’ bike lane to Dublin Boulevard
Goal: • Make Dublin Boulevard more memorable and express
the historic character of the District
Measures: Add streetscape amenities (street trees, tree grates,
wayfinding signage, pedestrian lighting), add district gateway
signs (see Section 3.1.4)
Parts of the Dublin Boulevard and Donlon Way streetscapes in the
public right-of-way may be eligible for improvement in advance of actual
park construction through a Metropolitan Transportation Commission
(MTC) Transportation for Livable Communities (TLC) Planning Grant.
See Section 4.5 for phasing details.
Overall, Dublin Boulevard should be redesigned along the Historic Park
to create a more urban feel, consistent with both the historic character
of the District and the rest of the boulevard in other parts of Dublin.
3.3.2 3.4.2 Donlon Way treatment
Thirty-two diagonal parking spaces will be added on Donlon Way. An
eight foot sidewalk should run along this parking area adjacent to the
East Lawn and connect to the entrance plaza at the Heritage Center.
The entire vehicle travel area of Donlon Way should be 28’ wide, not
including the diagonal parking.
FIGURE 3-14 North Lawn and stage, viewed from the west
64
DUBLIN HISTORIC PARK
At the intersection of Donlon Way and Dublin Boulevard, the vehicle
travel area of Donlon Way should be paved with unit pavers, stamped
concrete, or other distinctive and detailed paving. Contrasting colored
bands of concrete or unit pavers should be used to indicate the crosswalk
across Donlon Way. All paving should be designed to withstand heavy
vehicle use. The unit paving on Donlon Way should extend south to
align with the southern edge of the pathway that passes the interactive
fountain, and north to the outer edge of the southern curb on Dublin
Boulevard.
3.3.3 3.4.3 Drop-off plaza
The drop-off plaza is located at the south end of the main parking lot.
The semi-circular curbside drop is a safe place for drivers to quickly drop
children near the Rancho playground without requiring pedestrians to
cross any additional parking or traffic areas.
The plaza provides a spot to linger while waiting for rides or entering
into the park, and is one of the gateways into the park. Since there
is an expanse of paving here, paving materials should be warm and
interesting. Unit pavers or concrete with varying bands or color should
be used. Trees should be set in wells with tree grates, similar to the
treatment along Dublin Boulevard. There should be an ample supply
of seating. Directional signage, consistent with the rest of the Historic
District, is also appropriate here.
3.4 3.5 Pioneer Cemetery expansion
According to the Dublin Village Design Guidelines, “the City should
consider expanding the Dublin Heritage Center Cemetery to the
southwest, across from Dublin Creek.” In order to provide continuing
opportunities for Dublin residents to be buried within the City, if they
choose, this Master Plan outlines how the cemetery expansion should
be carried out and integrated with existing historic features and the
proposed Historic Park. These improvements include the cemetery
expansion itself, enhancements to Dublin Creek, a restoration and
re-emphasis of historic Hawthorn Lane, the addition of a pedestrian
bridge connecting the cemetery expansion with the existing Pioneer
Cemetery, groundplane treatments consistent with the character of the
area, a columbarium wall, and a soundwall to protect the area from the
intrusion of noise from Interstate 580.
3.4.1 3.5.1 Expansion south of Dublin Creek
The .94-acre parcel owned by the Dublin Historic Preservation
Association, immediately south of Dublin Creek from the existing
Pioneer Cemetery, provides an excellent area on which to expand the
cemetery. Although it is highly impacted by the noise from Interstate
580, the setting is visually pleasant despite its proximity to the roadway.
65
MASTER PLAN
It is set on a bench of land next to the creek and has the character
of a woodland meadow. The two major infrastructural requirements
for expansion are a new pedestrian bridge across Dublin Creek (see
Section 3.4.3 3.5.3) connecting this parcel to the existing cemetery and
a new soundwall (see Section 3.4.5 3.5.5) to mitigate noise from the
freeway.
Considering that the Pioneer Cemetery is the only cemetery within the
City, the design of the cemetery expansion should maximize the limited
amount of land available. RHAA and Economics Research Associates
investigated both the economic and the spatial implications of various
traditional gravesite and columbarium burial designs (see Appendix).
Economic considerations included:
Demand for columbarium interment has increased in recent •
years as the general availability of land has decreased and cost of
traditional burial plots has increased.
In the Bay Area, approximately half of all families choose cremation •
over full burials.
The usual problem of convincing the surrounding community to •
accept a cemetery is not as large an issue here, since the existing
and historic cemetery use is already established.
The most profitable design would be a mixture of columbarium •
and traditional burial interment sites.
Design considerations included:
The existing cemetery has a rich historical heritage that can also •
be bestowed on the expansion, if it is appropriately integrated
through design, aesthetic treatments and visual connections.
Automobile access will be needed to within 120-140 feet of the •
expansion.
The soundwall can be integrated with the design of the •
columbarium wall.
Given these factors, a design was selected that maximized the limited
amount of land available, responded to market demands, mitigated
freeway noise and conferred the historic character of the old cemetery
on the new.
The cemetery expansion, as shown in Figure 3-15, contains approximately
115 traditional burial plots (Note 1) and 2,100 columbarium niches
(Note 4). The site is accessed via a footbridge over Dublin Creek that
aligns with the central axial path of the cemetery expansion (Note 3).
On its southern end, this path terminates in a small courtyard at the
columbarium (Note 2). To the north, the path connects with a path in
the existing cemetery and continues into the Orchard Garden. Vehicles
may access the north end of the pedestrian bridge from the existing
cemetery, but may not cross the bridge itself. A vehicle turnaround
can be created at the easternmost path in the existing cemetery (Note
5). Access to the cemetery expansion for digging equipment needed
NOTES
1 TRADITIONAL BURIAL PLOTS
2 COLUMBARIUM COURTYARD
3 PEDESTRIAN BRIDGE
4 COLUMBARIUM NICHES
5 VEHICLE TURN-AROUND
6 FREEWAY SOUNDWALL
(Extends past Ponderosa House)
66
DUBLIN HISTORIC PARK
FIGURE 3-15 Cemetery expansion - detail plan
6
3
2
4
5
1
1
0 25 50 75 feet
67
MASTER PLAN
for graves, such as a Bobcat, must be obtained via an access route to
Donlon Way south of Dublin Creek.
The columbarium wall will be stacked six niches high, to a height of
7’. It can be designed so that it and the soundwall are a common
structure. It should have a small roof extending from the top of the
wall that provides architectural definition and protects visitors from rain
when they are standing in front of the columbarium. Nine shorter walls
may extend at right angles from the main wall; these create alcoves that
increase the area of the wall available for niches. These walls should be
given a similar roof treatment. Roof and columbarium wall should be
coordinated aesthetically with the Pavilion building (Section 3.2.7).
The in-ground grave plots occupy the area between the columbarium
and the creek. In order to preserve the “meadow” character of the site,
headstones should be of the flush, in-ground type and groundcover
over the plots should be lawn. The profile of the ground should be
kept level, without curbs or other obstructions, with the objective of
maintaining the visual dominance of the creek and trees.
Benches and / or planters should be provided within each of the
columbarium wall alcoves and in clubbed arrangements where views
into the creek are best. Plantings in the cemetery expansion should be
sympathetic to the riparian character of the site and its natural setting.
FIGURE 3-16 Columbarium wall, elevation and section
68
DUBLIN HISTORIC PARK
3.4.2 3.5.2 Dublin Creek enhancements
The Heritage Center has one of the few remaining reaches of Dublin
Creek left in a semi-natural state; the rest of the creek within the City
has been channelized or culverted. The creek is an educational and
ecological opportunity. School and community groups could be engaged
in removing invasive vegetation and trash, planting and creating habitat
for fish and other wildlife.
Physical improvements in and around the creek must be coordinated
with the regulating bodies, including:
California Department of Fish and Game•
US Army Corps of Engineers•
Regional Water Quality Control Board•
While it is desirable to provide greater physical access to the creek,
this goal should be balanced against the need to protect and enhance
riparian habitat, which increased access may damage.
The pedestrian bridge (see Section 3.4.3 3.5.3) will enhance visibility
into the creek. Picnic tables, currently located at the top of the north
bank of the creek, can be arranged to take advantage of views into the
creek. Invasive vegetation, especially ivy and blackberries, can also be
cleared to improve views into the creek.
69
MASTER PLAN
3.4.3 3.5.3 Pedestrian bridge
The bridge connecting the existing cemetery (Note 3) to the cemetery
expansion should meet ADA requirements for accessible path of
travel, complement its surroundings through its design, and be feasible
to position into location using a crane. For cost estimating purposes,
RHAA used a pre-fabricated Cor-Ten steel structure, 88’ in length and
12’ wide. This is wide enough to drive a small earthmoving vehicle, such
as a bobcat, across. Concrete footings should be designed to minimally
impact the riparian area. Although the siting of the bridge as shown in
this Master Plan avoids known trees, bridge placement may need to be
adjusted to protect significant trees if necessary.
3.4.4 3.5.4 Paths and ground treatment
Paths in the cemetery expansion may be made of stabilized decomposed
granite, which, when level, provides an ADA-compliant surface, is low
maintenance and will blend in with the natural surroundings. In front of
the columbarium walls, it may be necessary to provide a harder surface
for increased use. Paving materials should be coordinated to match or
complement the paving used at the corner of Donlon Way and Dublin
Boulevard.
3.4.5 3.5.5 I-580 soundwall
The soundwall should extend beyond the columbarium area to include
the Ponderosa House. The section beyond the columbarium may be a
cinder block structure. (See Figure 3-15, note 6.)
3.4.6 3.5.6 Hawthorn Lane
Hawthorn Lane is a historic roadway that was planted with hawthorn
trees and likely contains artifacts from the period 1830-1950. It once
ran along the west side of the Heritage Center and Historic Park sites.
Some hawthorn trees remain, although the area is mostly overgrown.
It should be paved and planted with hawthorn trees to match those
growing along the main path through the Pioneer Cemetery. (See
Figure 3-1, note 10.)
3.5 3.6 Green Store
The Green Store is currently under private ownership. However,
because it is one of the few historically significant, intact structures in the
Historic District, the City should eventually acquire this property and
integrate it into programming for the Historic Park. Few changes would
need to be made to the area around the building, except as noted in the
streetscape section of this plan (see Section 3.3.1-3.3.2 3.4.1-3.4.2);
parking configuration and driveway locations could most likely remain
the same.
70
DUBLIN HISTORIC PARK
Landscaping around the proposed district entry monument (see Section
3.1.4) next to the Green Store should be coordinated with the rest of
the Historic Park. If possible, the City should help the building’s current
owner to do this before the Green Store is acquired, and possibly
provide funding or incentives to coordinate the Green Store’s physical
appearances with the Historic Park.
3.6 3.7 Utilities and infrastructure
Figure 3-17 shows sections of the park needing utility connections.
FIGURE 3-17 Utilities and infrastructure connections
BANK PARKING LOT
Provide adequate lighting
north
20 40 80 160
PICNIC SHELTER
Water service
Electrical service
BUILDING
Water service
Electrical service
SWITCHGEAR
Reconfigure switchgear,
etc.
OUTDOOR STAGE
Amplified Sound
BUILDING
Water service
Electrical service
Sanitary sewer
SMALL FOUNTAIN
Water service
Electrical service
Sanitary sewer
LARGE FOUNTAIN
Water service
Electrical service
Sanitary sewer
BUILDING
Water service
Electrical service
Natural gas
Sanitary sewer
ILLUMINATED PATHWAY
Electrical service required
SUBSURFACE DRAINAGE
71
MASTER PLAN
Cost Estimate and Phasing Plan
Acquisition and development cost summary
Phasing plan and development cost detail
Operations cost estimate
4.0
4.1 Acquisition and development
cost summary
KEY PROJECT INFORMATION
Land area for acquisition (acres) ........................4.22
Land area for acquisition (square feet) ................183.823
Building area (square feet) ..............................800
Land cost per square foot ......................$36.48 $48.27
Building cost per square foot (includes soft costs) ..........$435
Parking spaces in northwest lot ...........................45
Parking spaces along Donlon Way .........................32
Parking spaces at Heritage Center (parking lot and overflow) ...21
COST SUMMARY
Site acquisition cost ...................$6,705,900 $8,874,516
Building development cost .........................$348,000
Streetscape improvement costs .....................$684,500
Structure relocation costs .........................$209,000
Structure refurbishing costs .......................$1,498,600
Interim park development costs ...................$2,238,600
Historic Park development costs .........$5,679,500 $9,455,300
Pioneer Cemetery improvements and expansion ......$3,495,600
TOTAL ACQUISITION AND DEVELOPMENT COST $19,152,100
$24,217,516
Dollar amounts based on 2004 appraisal and do not include
severance damages.
75
MASTER PLAN
Acquire Dublin Square site (not included in cost estimate —
for acquisition costs, see Section 4.1).
Demolish existing Dublin Square shopping center, parking
lots and bank building. (Hazardous material removal and
archeological resource monitoring not included in cost
estimate.) Recycle building waste, asphalt and aggregate
base.
Maintain existing drainage infrastructure. Cap, extend and
add risers as necessary.
Obtain additional fill locally from other parks projects, if available.
Re-grade site to drain to existing catch basins and drains. Test
top 6” of subgrade for herbicide residue.
Construct west parking lot with temporary paving (to be
paved over in Phase 3).
Install turf and temporary rotor irrigation system on rest of
site.
Relocate and refurbish Kolb Ranch structures and related
landscape improvements.
Relocate structures $ 0
Refurbish structures $ 0
Landscape improvements $ 396,800
Mobilization, administration & contingency $ 287,700
Phase SS total $ 684,500
Relocate structures $ 209,000
Refurbish structures $ 1,392,600
Landscape improvements $ 2,208,300
Mobilization, administration & contingency $ 1,601,000
Phase 1 total $5,410,900
Demolish existing sidewalk along Dublin Boulevard and north
end of Donlon Way (to St. Raymond’s Church), asphalt
in median on Dublin Boulevard, asphalt on Donlon Way
adjacent to Green Store. Relocate storm drains.
Construct new sidewalk and median on Dublin Boulevard.
Construct new sidewalk along Donlon Way, to St. Raymond’s
Church.
Install asphalt for diagonal parking along Donlon Way.
Install unit paving and special crosswalk paving on Donlon
Way.
Install trees in sidewalk and median on Dublin Boulevard.
Install tree grate for trees in sidewalk.
Install pedestrian lighting and site furnishings along Donlon
Way and Dublin Boulevard.
Restripe street, add bike lanes.
Phase SS
Streetscape improvements
Phase 1
Interim Park Kolb Ranch relocation
1
2
3
4
8
9
10
11
12
14
13
5
6
7
6
4
7
1
3 6
2
2
1
5
Demolition $ 45,400
Drainage $ 3,000
Paving $ 271,800
Planting & irrigation $ 36,600
Street lighting $ 40,000
Mobilization, administration & contingency $ 287,700
Phase SS total $ 684,500
Demolition $ 709,300
Earthwork $ 166,900
Drainage $ 33,000
Paving (parking lot) $ 61,600
Planting & irrigation $ 315,000
Lighting (parking lot) $ 12,000
Mobilization, administration & contingency $ 940,800
Phase 1 total $2,238,600
4.2 Phasing plan and development cost detail
9 10
11
12
13
8
14
PHASING DIAGRAM
11x17 foldout
PLACEHOLDER
77
MASTER PLAN
4.3 Operations cost estimate
PHASE 1 buildout
Turf and irrigation maintenance ......................$42,400
Parking lot maintenance .............................$2,000
Phase 1 annual total ...............................$44,400
PHASE 2 buildout
Turf maintenance .................................$16,600
Irrigation repair and maintenance ....................$11,000
Planting and tree care ..............................$3,800
Sweeping, general inspection, event preparation ........$28,300
Building maintenance ...............................$6,400
Fountain maintenance ..............................$3,700
Phase 2 annual total ...............................$69,800
PHASE 3 buildout
Turf maintenance .................................$11,700
Irrigation repair and maintenance .....................$7,200
Planting and tree care ..............................$7,600
Sweeping, general inspection, stage & event preparation .$45,000
Building maintenance ...............................$6,400
Fountain maintenance .............................$29,200
Phase 3 annual total ..............................$107,100
Estimate assumes an hourly rate of $70 for maintenance staff.
All subtotals rounded to the next highest $100.
Exclusions: trash receptacle pickup, lighting/lamp replacement, City
equipment replacement and maintenance materials costs.
Disclaimer: This is a preliminary estimate of cost. Actual cost may
vary significantly. This estimate should be used as a guide only.
79
MASTER PLAN
Appendix
Meeting flyers
Public comment summaries
Memoranda
A
HELP US ENVISION THE FUTURE OFDUBLIN HERITAGE CENTER
The City of Dublin invites you to
attend a Public Workshop to
discuss options for expansion
of the Dublin Heritage Center.
Meeting will focus on
community feedback and
response to the presentation.
Join us for a
community workshop to discuss
possibilities for expansion of the
Dublin Heritage
Center.
JUNE 28, 2005
6:30 pm SITE WALK
7:00-9:00 pm MEETING
OLD ST. RAYMOND’S CHURCH6600 DONLON WAY
For more information call Diane Lowart,
Parks and Community Services Director:
(925) 833-6645
HELP US DESIGN THE FUTURE OFDUBLIN HERITAGE CENTER
The City of Dublin invites you to
attend a Public Meeting to dis-
cuss conceptual design options
and inspirational themes for the
expansion of the Dublin Heritage
Center. Public participation will
be encouraged in small-group,
idea-generating workshops.
Join us for a
community workshop to
develop design ideas for the
expansion of the
Dublin Heritage Center.
JULY 26, 2005
7:00-9:00 pm MEETING
REGIONAL MEETING ROOM
DUBLIN CIVIC CENTER
100 CIVIC PLAZA
For more information call Diane Lowart,
Parks and Community Services Director:
(925) 833-6645
A.2.1 Kick-off meeting
JUNE 1, 2005
DUBLIN CITY HALL
ATTENDEES
Diane Lowart, Parks & Community Services Director City of Dublin
John Hartnett, Heritage and Cultural Arts Supervisor, City of Dublin
Elizabeth Isles, Heritage Center Director, City of Dublin
Steven Spickard, Economics Research Associates
Linda Cheu, Economics Research Associates
Aditya Advani, Royston Hanamoto Alley + Abey
Doug Nelson, Royston Hanamoto Alley + Abey
Nathan Lozier, Royston Hanamoto Alley + Abey
1. Aditya inquired about what background resources the City
could provide, Aerial photos, parcel maps, GIS data, survey,
etc. Diane will forward RHAA any information, including digital
files on CD. Diane will check with the Dublin Square property
owner about surveying the private property.
2. Aditya asked whether there were any stakeholders concerned
with the Cemetery who should be included in discussions of the
Cemetery. Diane did not believe there were any stakeholders
at this point. Diane will send a map of the Cemetery to
RHAA.
3. Diane explained that the Dublin Square property is owned
by Berkeley Land Company (Mike Mikulich). Berkeley Land
Company has been interested in developing the property
and proposed a office development 3-4 years ago, which was
blocked by the City Council. She has heard that Berkeley Land
Company has also proposed housing for the site, which would
require rezoning. The City Council is interested in preserving
the site.
4. RHAA and ERA asked the City what potential uses they had
envisioned for the site.
a. John noted that a 250 seat community theater has
been discussed. There are two community theater
groups in Dublin, “Imagine Performing Arts” (formerly
“Dublin Theater Group”) and “Valley Shakespeare
Company.”
b. The Historical Society envisions a green park with
some form of historical re-creation or interpretation.
c. Members of the Heritage and Cultural Arts
commissions have discussed “gateway” features and
sculpture as well as re-creations of historic features.
d. John also noted interest in space for community art
classes and gallery space.
e. The Old St. Raymond’s Church is often rented for
weddings. There is a potential to develop the site to
better accommodate weddings, including space for
receptions. The issue of freeway noise would need to
be mitigated.
f. Elizabeth noted that the primary users of the existing
Heritage Center are school groups. Additional
classroom space at the Heritage Center would be
useful.
g. Additionally, the existing Heritage Center has been
used for small band practice and performances.
h. There is a possibility to move Antone Schoolhouse
from Tassajara Road to the Dublin site, however, Dublin
already has one school house at the Heritage Center.
i. Specific precedents mentioned to refer to include
Ghiradelli Square (San Francisco), Jack London Square
(Oakland), Todos Santo Plaza (Concord), and Hap-
McGee Park (Danville), Ardenwood Farm (Fremont),
and Danville Community Theater (converted Grange
Hall). Elizabeth and Doug, both urged that site should
not create a false history.
j. Overall, city staff is looking for a program that provides
a unique asset and cultural heart to the community. No
particular revenue goals were identified.
5. The first Public Community Meeting will be June 28 at
Old St. Raymond’s Church. There will be a site walk
at 6:30pm and the meeting will be 7-9pm. RHAA will
create an announcement flier for the City to distribute.
RHAA will develop and agenda and presentation boards
for the meeting.
6. Costs for different options will be discussed at the second
community meeting along with an expanded presentation of
project alternatives.
* * * E N D * * *
A.2.2 Public meeting
JUNE 28, 2005
DUBLIN CITY HALL
ATTENDEES
Diane Lowart, Parks & Community Services Director City of Dublin
John Hartnett, Heritage and Cultural Arts Supervisor, City of Dublin
Elizabeth Isles, Heritage Center Director, City of Dublin
Steven Spickard, Economics Research Associates
Linda Cheu, Economics Research Associates
Aditya Advani, Royston Hanamoto Alley + Abey
Doug Nelson, Royston Hanamoto Alley + Abey
Nathan Lozier, Royston Hanamoto Alley + Abey
(Members of the Public, see sign in list)
Summary
The purpose of this meeting was to introduce the project to the
community and to begin a public visioning process to gather community
ideas and feedback. The meeting began with a site walk of the Dublin
Heritage Center and Donlon Way to the Dublin Square property.
Background information on the project and the public process, including
the history of Dublin and project opportunities were presented. The
floor was then open for discussion, and a variety comments and
suggestions from the community were recorded.
1. Diane Lowart introduced project team, explained the public
process for the project, and presented background information
and rationale for the project. Diane explained that the City has
identified a deficit of parkland at build out of the City, is interested
in studying expansion potential for the Pioneer Cemetery, and
is interested in expanding the current Heritage Center. Diane
explained that the City has already commissioned a historical
resources inventory report, and has subsequently adopted
design guidelines for new development in the historic district.
Elizabeth Isles described current uses of the Dublin Heritage
Center (permanent & temporary exhibits, workshops, school
tour program, concerts, music jams, and facility rentals)
2. Aditya asked that everyone in the room introduce themselves
to the group and briefly speak about their background and
interests in attending the meeting.
3. Aditya presented the agenda and asked for any questions or
additions to the agenda. No changes were suggested and the
follow agenda was agreed upon:
a. Project Information
b. Overview of Dublin History
c. Park Design
d. Development Economics for Cultural Facilities
e. Case Studies
f. Public Input
g. Next Steps
- next meeting : July 26
- development options
4. Elizabeth Isles presented a brief history of the City of Dublin.
a. A number of Ohlone and Bay Miwok tribes utilized
Willow Marsh and Alamilla Springs since 500AD
b. 1772 Spanish expedition through San Ramon Valley,
stopping at Alamilla Springs
c. 1834 Rancho San Ramon established
d. 1850 Fallon, Dougherty and Murray purchase 246 acres
from Amador
e. 1856 Murray Schoolhouse built
f. 1860 Green Store opens
g. Dublin remains small in the 1940s
h. Suburban growth in the 1960s
i. Historic preservation efforts in the 1970s
5. Aditya presented the opportunities for the project as creating a
resource for the future, commemorating Dublin’s cultural and
natural history and its contemporary community, and revitalizing
the historic core of Dublin. Aditya asked the community to
consider the following key questions:
a. What is the criteria for a successful historic park?
b. What is the minimum program activity required?
c. What is the maximum capacity of the site (building size
and parking constraints)?
d. What defines historic authenticity?
e. How do we reflect the contemporary Dublin
community?
f. How do we increase visibility of the Heritage Center?
6. Steve Spickard of ERA discussed potential financial implications
for the City in purchasing and developing the proposed
expansion site. Steve asked the community to consider the
following:
a. Livability and the need for park land
b. Needed community facilities (museums, galleries, art
classrooms, community theater, event and festival space)
c. Acquisition and operating costs, revenue potential
d. Historic authenticity (places with heart and soul, not
contrived false history)
e. Potential for site to be a visible public resource, create
value for neighbors, and encourage new adjacent uses
7. Aditya presented the following site development
options:
a. Park on entire site
b. Park on half of the site, private development on the
other half
c. Park on 1/3 of the site, private development on the
remaining 2/3 of the site
d. City cultural facility with parking on half the site, private
development on the other half of the site
8. Doug Nelson of RHAA noted the unique character of the
Dublin Heritage Center expansion project. Doug presented a
variety of case studies to consider, that though different in scale
and context could serve as a starting point for discussion. The
case studies included:a. Historic parks and
Plazas (Healdsburg Plaza, Saint James Square, Sonoma Plaza,
and Todos Santos Plaza)
b. Historic preservation parks (Ardenwood Historic Farm,
Old Town San Diego, Hap McGee Ranch Park, Pio Pico
State Historic Park)
c. Adaptive Reuse (UC Santa Cruz Barn Theater, Fort
Mason Center, Plaza Park/Carnegie Library Oxnard.)
PUBLIC DISCUSSION ITEMS
Following the City and consultant team presentation, the public was
encouraged to comment and discuss ideas for the Dublin Heritage
Center expansion. Ideas from the public discussion are summarized
below.
PARK USES & ACQUISITION
1. Many comments encouraged the idea of a performing arts
center / theater as an appropriate community use for the
site. It was noted that some coordination work has already
begun to determine regional theater needs and that the region
needs a community incubator theater of 150 seats. It was also
mentioned that Dublin High may build a new theater space for
800-1000 seats. Willows Theater in Concord, Aurora Theater
in Berkeley, and the Danville Community Theater were all
mentioned as examples of small community theaters. Journey
Church, located on the site being considered for City acquisition
was also identified as housing a number of non-church related
community uses.
2. Potential revenue-generating uses for the site were discussed.
One person suggested the idea of developing some kind of
senior or affordable housing on a portion of the site, possibly in
conjunction with a cultural/arts facility as a way to bring activity to
the site. Other revenue generating ideas included some type of
commercial or retail development such as a boutique hotel or
restaurants. Albuquerque and Todos Santo Plaza in Concord
were noted as vibrant plazas surrounded by retail / restaurants,
though their surrounding land uses are more commercial.
3. Others questioned the need to generate revenue on the
site and asked whether the City could find a way to afford
acquisition of the entire 4.2 acre site for public use. One person
commented that new development in east Dublin could pay for
the development of the park. A number of speakers noted the
need for more open spaces and community gathering spaces in
west Dublin. If the ultimate desired development of the site is
not affordable at once, it was suggested that the project could
be phased creating temporary but usable outdoor spaces prior
to the construction of a building.
4. Other potential park elements suggested included play
areas for children, water play features, a dog park, an
outdoor amphitheater, picnic areas, and space for biking
and skateboarding, wedding reception space, and a quiet
passive-use park. Creating a variety of spaces for all ages was
recommended by one speaker.
5. City acquisition of the Green Store and Alamilla Springs was
encouraged as a high priority by a few people.
6. One person asked whether there was any potential in
investigating whether Hexel might be interested in selling or
swapping their property with the City.
PARK DESIGN
1. One person encouraged highlighting Dublin’s Irish heritage.
Another person suggested depicting the areas agricultural
heritage with farming equipment. Others asked what
contemporary residents could contribute to the park and how
to make the history relevant to new residents with a variety of
backgrounds. Ethnic diversity and Dublin’s changes over time
and into the present were noted as important. One person
questioned the authenticity of creating a new building to look
historic and urged that the historic architectural guidelines to be
relaxed to allow for more contemporary possibilities.
2. A number of comments focused on restoring and enhancing the
historic natural character of the site, including the creek, springs,
historic marsh, and native trees and vegetation, and historically
significant orchard trees. Natural features were suggested as
inspiration for design. A creek walk and restoration of the creek
was suggested, as was some way to recreate or represent the
importance of Alamilla Springs.
3. It was noted that the existing Heritage Center is nearly invisible
from Donlon Way. Views into the site from Dublin Boulevard
and views from the freeway were suggested as important
considerations for site design. A view of St. Raymond’s Church
from Dublin Boulevard was encouraged. A building at the
corner of Donlon Way and Dublin Boulevard and gateway
elements were suggested as a way to announce the presence
of the Heritage Center from Dublin Boulevard. Another
person wanted to see a peaceful, beautiful space at the corner
of Dublin Blvd. and Donlon, without buildings. Consideration
of views from the site to the hills was also mentioned.
4. The potential of bringing historic buildings to the sites was
mentioned as a possibility. One person noted that a Protestant
Church was once located adjacent to St. Raymond’s Church.
The Antone Schoolhouse on Tassajara Road was identified as
a building available to move to the site, though the Heritage
Center already has a historic schoolhouse.
5. Parking and transportation were discussed. The idea of a trolley
bringing people to the site from other parts of the city was
suggested. Another idea is to lease parking space in the evenings
and weekends from the Heritage Center Office Complex.
Modifications such as the narrowing, or removal of Donlon
Way was suggested, as was the creation of diagonal parking on
Donlon Way was also noted as a way to decrease the need for
parking on the site. The City was asked to consider trail system
connections including connections from the West Dublin BART
station and transit oriented development. Consideration of
the character of Dublin Boulevard was suggested as well as the
restoration of the old stage road.
Following the discussion, Aditya asked the participants whether they
wanted to vote on any of the community comments and ideas recorded
on the poster boards during the discussion. The community consensus
was not to vote on anything at this time, but for the City and consultant
team to consider the community input and develop these ideas into
their work for the next community meeting.
* * * E N D * * *
A.2.3 Public meeting
JULY 26, 2005
DUBLIN CITY HALL
ATTENDEES
Diane Lowart, Parks & Community Services Director, City of Dublin
John Hartnett, Heritage & Cultural Arts Supervisor, City of Dublin
Elizabeth Isles, Heritage Center Director, City of Dublin
Linda Cheu, Economics Research Associates
Aditya Advani, Royston Hanamoto Alley + Abey
Doug Nelson, Royston Hanamoto Alley + Abey
Blaine Merker, Royston Hanamoto Alley + Abey
(Members of the public, see sign in list)
SUMMARY
The purpose of this meeting was to get community feedback on six
alternative concepts developed by RHAA for the Dublin Historic Park:
three for a whole site acquisition, two for a half site acquisition and one
for a one-third site acquisition. The meeting began with a recap of the
public meeting of June 28, 2005 by Aditya Advani. It included a summary
of the historical landscape typologies of this site used as basis for the
design, a summary of the visioning meeting (6/28/05) and a summary of
the project goals and key issues. Then he presented three conceptual
alternatives for the design of the park: 1) “Historic Palimpsest,” 2)
“Crossroads Plaza Park” and 3) “Garden Rooms & Creek Walk” and
a reduced-site version of each of these three. After these alternatives
were presented, Linda Cheu discussed the park’s programming options
investigated by Economics Research Associates and outlined their various
costs, revenue-generation potential, and spatial requirements. The floor
was opened for discussion, and members of the community were
invited to ask questions about the alternatives, express which option
they preferred and identify elements in any of the proposals that should
be brought forward as design work continued.
MINUTES
1. Diane Lowart introduced the project team and explained the
public process for the project. She explained that the City had
been directed by the Council to commission the exploration of
three park designs, with each alternative to include a reduced
site size option in case the Council decided not to acquire
the entire block for the Park. Several community members
expressed the view that the Council should acquire the entire
block for the Park regardless, and Diane reiterated that the City
and its consultants had been charged to explore reduced-site
options as well, and these would be presented to the Council.
2. Aditya Advani asked that everyone present introduce
themselves, say how long they had lived in Dublin, and what
their interest in the Park was.
3. Aditya presented the historical landscape typologies local
to the site that had been used to develop the three design
alternatives.
4. Aditya introduced the three design alternatives by explaining
that, since the site had been wiped relatively clean of the traces
of history, the park could be designed starting from the image
that the community wanted to create. Then he explained the
three alternatives. For each, he showed a plan drawing and a
set of images from precedent projects that could inform the
design, and a reduced-site version.
a. Historic Palimpsest
In this option, various landscape typologies are
assembled to create a “geography of memory.” The
plan is a mosaic of elements that reference the historic
marsh, the spring, and the crossroads inn, all organized
around a quadratic plan. Options were shown for a full
site design, half site, and a design that included the actual
Alamilla Spring adjacent to San Ramon Road as a pocket
park linked to the historic park.
b. Crossroads
The “Crossroads” scheme is organized around an “X”-
shaped walkway plan that cross in the center of the site
at an interactive water feature. The plan recalls typical
American town squares, as well as the Spanish colonial
layout of plazas. In this more formal plan, multipurpose
lawns accept changing programs and a bandshell at
one side accommodates performances. Options were
shown for a full and half site design.
c. Garden Rooms & Creek Walk
In this option, park elements are organized along a
“creek walk” that contains a narrative about the history
of the site and leads one from a water feature at the
corner of Donlon Way and Dublin Boulevard, through
the Heritage Center, and toward the creek. History
walls spaced across the site contain various graphics
depicting the area’s settlement and development.
Parking is moved to the north and center of the site
and a large community/cultural building occupies the
center of the Park. Options for a full and a half site were
presented.
5. Linda Cheu, of Economics Research Associates, presented
initial research on the spatial requirements, users, revenue
generating potential, costs, and other issues associated with
several types of program that might be implemented as part of
the Park design. She outlined the opportunities and constraints
associated with a black box theater, event space rental, arts and
crafts programs and exhibit spaces.
PUBLIC DISCUSSION ITEMS
Following presentation by the consultant teams, Aditya opened the floor
to public comment and asked for specific feedback 1) which proposal(s)
attendees favored, both for the full-site and partial-site options and 2)
which elements in all any of the proposals attendees liked, regardless of
which alternative was eventually brought forward to final design.
SPECIFIC COMMENTS
1. The “Garden Rooms / Creek Walk” option contained many
elements which attendees favored, especially: history walls, an
interactive water feature, and a linear walk from the corner of
Donlon Way and Dublin Boulevard to the creek.
2. An interactive water feature was especially popular as a design
element, and generally attendees expressed the desire to see
one included in the final design. Some people were concerned
with the location of the water feature, and asked that it not be
placed too close to Dublin Boulevard for safety and aesthetic
reasons. Some people felt it would be used more if it were
located away from traffic.
3. Several people expressed concern that any building sited at the
corner of Dublin Boulevard and Donlon Way would block both
views and circulation from that corner toward the Heritage
Center. Generally, the siting of a building on that corner was not
favored. Attendees did express that this corner was important
to the park, however—whatever went there needed to draw
people into the park, but not block their path.
4. The “Spring” element in the “Garden Rooms / Creek Walk”
alternative was favorably viewed by some attendees who asked
that it be brought into the final design.
5. Much of the discussion of program centered on revenue
generation. Several people questioned the necessity of program
elements generating revenue. They asked if it would be better
if the park were designed without this constraint in mind, since
it would allow for a broader consideration of options. Linda
Cheu responded by noting that revenue generation could
simply offset costs of park programs, which would otherwise be
borne by the City, and that regardless of the program options
considered she would explore revenue potentials in order to
fully understand the options.
6. Some attendees brought up the idea of acquiring the Green
Store from its current private owner and incorporating it into
the Park as a restored store. Diane Lowart said that the City
currently had no plans to purchase the property.
7. Several meeting attendees suggested that the new Park should
have program facilities that stood out as very unique, since
Dublin is currently building many new parks and this one could
easily fade into the rest without a unique attraction. The Allied
Arts Guild was cited as an example of such an attraction.
8. It was suggested that existing buildings and uses around the park
site could be incorporated into the design. Other commercial
uses around the park could be acknowledged in the park’s
design in order to allow them to operate synergistically with
the park.
9. Other program elements suggested were:
a. A kiln that was tied to the history of Native Americans in
the area
b. Restrooms were needed
OTHER TOPICS
10. One attendee requested that larger context-scale maps be
brought in to the next community meeting, since some people
were not familiar with the area and had trouble orienting
themselves using the only the site plan.
11. The owner of the private property subject to acquisition by the
City for the new park stated that he did not support the park in
the proposed location and that any acquisition of the property
would harm his business. He suggested that the site between
the freeway and and the creek may be a better location for
park expansion, but acknowledged that noise and access issues
would need to be overcome.
12. One person suggested combining high school and private
theater company users in a new theater facility, but it was
concluded that there are usually too many user conflicts to
allow this.
13. Low-water plantings were identified by one attendee as
desirable for the long-term ecological and financial sustainability
of the Park. She noted that large amounts of lawn were less
desirable than a mix of lawn, paving and low-water trees.
14. One attendee questioned whether a “European” aesthetic was
an appropriate model for the park.
15. One person expressed a desire to see the bandshell brought
into the final design.
16. One person favored multi-use facilities in the Park with an eye
toward long-term financial viability. It was explained that multi-
use buildings were more likely to make it through financial hard
times.
Following the discussion, Aditya asked attendees to vote on which of the
proposals and design elements they liked best. RHAA staff distributed
color-coded stickers for participants to use in voting for the favorite
whole-site and partial-site options. Attendees were also asked to put
as many stickers as they liked on other photographs of precedents. The
following are the results of those votes:
DESIGN OPTIONS
Garden Rooms & Creek Walk, Full Site (9)
Garden Rooms & Creek Walk, Half Site (8)
Historic Palimpsest, Full Site (4)
Crossroads, Half Site (2)
Crossroads, Full Site (1)
PRECEDENT IMAGES
Bronze fallen tree art piece (9)
Bosque of trees on grid (8)
Guadelupe River Park, history wall (7)
Pool of Genes, rocks with names (7)
Circular pools/fountains (6)
FDR Memorial (6)
Large, leafy allees (5)
Café tables (2)
Linear rock berms (Portland) (2)
Trellises (2)
Abstracted river (2)
Allees with opposing benches (2)
Large park trees (plane) (2)
Landscape type: Creek (1)
Landscape type: Inn (1)
Landscape type: Spring (1)
Historic image of Amador Hotel (1)
Linear water entry feature (1)
Veterans Memorial (1)
Linear falling stream (1)
Gazebo (1)
Kiosk selling food (1)
Ornamental benches (1)
* * * E N D * * *
388 Market Street, Suite 1580 San Francisco, CA 94111
(415) 956-8152 FAX (415) 956-5274 www.econres.com
L o s A n g e l e s S a n F r a n c i s c o S a n D i e g o C h i c a g o W a s h i n g t o n D C L o n d o n
M e m o r a n d u m
D a t e :September 2, 2005
T o : Royston Hanamoto Alley and Abey (RHAA)
F r o m : Economics Research Associates (ERA)
R E : Financial Analysis of Cemetery Expansion (Dublin
Historical Park Project)
Introduction
One of the elements that has been discussed for inclusion in an expanded park is an
additional cemetery area that could serve as an expansion to the existing historical
cemetery at the Heritage Center. All of the space in the existing cemetery is spoken
for, although members of the founding families of Dublin continue to be interred there
on occasion.
The consultant team conducted targeted research into the economic factors that would
affect the operation of an expanded cemetery adjacent to the Heritage Center. A key
issue is whether or not a private entity would be interested in developing and operating
such a new cemetery. A preliminary financial analysis investigating the relative scale
of the potential operation was developed to assist in answering this question.
Economic Factors to Consider
x There are many different types of operators for cemeteries including for-profit,
not-for-profit, religious, and fraternal organizations, as well as government
operations by cities, counties, cemetery districts and the military.
x Private cemeteries (for-profit and not-for-profit) are regulated by the Cemetery
and Funeral Bureau of the California Department of Consumer Affairs.
x The existing historic cemetery is a traditional graveyard where full size caskets
are buried in defined gravesites, or family plots, in the ground. There are other
ways to store human remains as well. These include above-ground mausoleum
buildings where full size caskets are entombed, or columbariums where urns
September 2, 2005
Page 2
containing cremated human remains are stored in pre-constructed niches. Any
new expansion area for the cemetery could have a mix of these types of
facilities.
x A mix of gravesites and columbariums is recommended in the Bay Area
market, because approximately half of all families choose cremation over full
burials.
x For planning purposes, typical average pricing is about $5,000 for a gravesite,
and $2,500 for a niche.
x The historical Dublin Cemetery is “sold out” in that no new gravesites are
available for new families. This means that there is no significant revenue
potential from the existing cemetery, other than fees to cover the cost of burials
in the space remaining in historic family plots.
x Due to the lack of revenue potential, it is unlikely that a private operator of any
expansion area would be interested in assuming long-term responsibility for the
existing cemetery. On the other hand, one of the most difficult problems in
establishing a new cemetery is getting the surrounding population to see it as a
place worthy of entrusting their loved ones remains for all eternity. The
presence of the existing historic cemetery bestows a rich heritage on the site,
and if the design of the expansion area were to take advantage of it (e.g., shared
entrance, visual connections, etc.) it would be in the best interest of the operator
of the new area to have the historic cemetery well maintained.
x The City does not currently own the land between the creek and I-580 that
could be used for the cemetery expansion. No appraisal of that specific
acquisition has been done, but for planning purposes the appraisal for the
Dublin Square Shopping Center estimated a value of $36 per square foot for
that acquisition. Applying $36 per square foot to a 0.4 acre acquisition would
cost approximately $627,000.
x Access to the site is currently blocked; by the creek on the north and west sides,
and by an existing modular home on the east side. Additional expense will be
required to provide access, either by building a bridge over the creek or by
acquiring a right-of-way parallel to the freeway through the site currently
occupied by the residence.
x There are aesthetic considerations as well. A pleasant and restful environment
will maximize the attractiveness of the property for cemetery uses, and thus
maximize its revenue potential. A firm connection to the existing historical
cemetery, requiring construction of a bridge, could create identity and lend
instant “heritage” status to the expansion area.
September 2, 2005
Page 3
x Freeway sound is another major aesthetic consideration. A significant sound
wall seems logical at a minimum. A sound wall, however, also creates an
opportunity to line the interior side of the wall with revenue producing
columbarium niches.
x There is a limit to how far people will walk from parked cars to participate in
burial services. The rule of thumb in the industry is about 120 to 140 feet. This
would require vehicular access to the expansion site, over a bridge or around to
the back side of the site parallel to the freeway, or both.
x Once the new cemetery is “sold out,” an Endowment Care Fund must be in
place to ensure the perpetual maintenance of the grounds and facilities. The
endowment fund will be built from the sales revenues, and must be sufficient to
cover costs from interest only.
Financial Analysis and Operator Interest
The economic factors that affect potential for cemetery expansion have been collected
into a spreadsheet in Table 1. This is a preliminary analysis, and should not be
construed as a full feasibility study for cemetery development. It is sufficient,
however, to advise the City on whether or not to include this component further in the
park planning. The assumptions and approximations in the financial analysis are as
follows:
x Option 1 assumes a sound wall is built along 200 lineal feet of the freeway
frontage along the south side of the site. This wall would be lined with
columbarium niches, approximately 12 inches wide and stacked six high, to a
height of approximately seven feet. The remaining area would then be used to
accommodate the maximum number of traditional burial sites.
x Option 2 assumes the sound wall is augmented by 8 to 10 short walls of
columbarium niches projecting perpendicularly out from the sound wall into the
site creating a series of courtyards surrounded by niches in the walls. This
would increase the number of niches available, and reduce the number of
gravesites that could be accommodated.
x The gravesites are assumed to be traditional simple holes dug in the earth.
These minimize the up-front development cost, but must also take up more
space (assumed to be 5’ by 10’). More gravesites could be created through use
of pre-dug concrete vaults that would reduce required dimensions to 3’ by 8’,
but these would cost approximately $5,000 each to produce, eliminating any
profit available on a per unit basis.
September 2, 2005
Page 4
x Total sales revenues from the expansion could vary with market conditions and
will be collected over a number of years, but could range from $3 to $6 million
under the planning assumptions.
x The cost items are all approximations at this point. However, they indicate that
there could be some potential for this use. Most likely, an operator that already
owns or manages one or more cemeteries in the East Bay could most cost-
effectively run this small facility. This would reduce the overhead to be borne
by just this 0.4-acre site, and provide an existing sales staff and perhaps
maintenance contracts.
x As can be seen by the bottom line difference between the two options, the
“denser” the project, the more “profit” or land value it can generate. The
ultimate design might call for even more density, with no traditional in-ground
burial plots at all. It could instead be composed of mausoleum crypts for full
coffins and columbarium niches, but still offering nicely landscaped gardens
and courtyards.
x At least one operator of existing cemetery facilities contacted by the consultants
expressed interest in investigating the feasibility of this small expansion area
further.
Table 1
FINANCIAL ANALYSIS OF CEMETERY EXPANSION
(in Constant 2005 Dollars)
Option 1Option 2
Physical Capacities
Potential Number of Grave Sites 149115
Potential Number of Columbarium Niches 10502100
SOURCES OF FUNDS
Gross Revenue Potential 1 Estimation Factors
Sale of Grave Sites at $5,000 each$745,000$575,000
Sale of Niches at $2,500 each$2,625,000$5,250,000
TOTAL SOURCES OF FUNDS $3,370,000$5,825,000
USES OF FUNDS
Site Acquisition Cost
0.4 Acres at $36 per sq. ft.$627,264$627,264
Development Costs
Sound Wall: 200 LF Frontage$100 per L.F.$20,000$20,000
Allowance for Grave Site Area$10 per sq. ft.$74,500$57,500
Allowance for Columbarium2 at $500 per niche$525,000$1,050,000
Bridge over Creek (rough estimate)$250,000$250,000
Access Past Kennel (rough estimate)$100,000$100,000
Other Pathways and Landscaping$10 per sq. ft.$174,240$174,240
Soft Costs at 18%of above$205,873$297,313
Operating Costs 3
Sales and Staffing for 7 to 10 Years$65,000 per year$455,000$650,000
Maintenance During Sales Period$50,000 per year$350,000$500,000
Endowment Care Fund, to produce$50,000 per year$625,000$625,000
TOTAL USES OF FUNDS $3,406,877$4,351,317
NET POTENTIAL "PROFIT/(LOSS)"($36,877)$1,473,683
Profit as a Percent of Sales Revenues -1%25%
1 Not including fees paid at the time of burial which are assumed to essentially cover costs.
2 Including a foundation and appropriate courtyard furnishings.
3 To keep costs down and realize economies of scale, this small facility would best be
run by an operator who already has one or more cemeteries in the Bay Area.
Source: Economics Research Associates.9/2/05
P R I N T ED O
N
R
E
CYCLED P A P ER
CITY OF DUBLIN
100 CIVIC PLAZA
DUBLIN, CALIFORNIA 94568
Prepared by Royston Hanamoto Alley & Abey
Landscape Architects and Planners
323 Geary Street #602
San Francisco,California 94102