HomeMy WebLinkAbout5.1 Downtown Dublin Specific Plan Amendments 2020STAFF REPORT
PLANNING COMMISSION
DATE: May 26, 2020
TO: Planning Commission
SUBJECT: Downtown Dublin Specific Plan Amendments 2020
Prepared by.Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The Planning Commission will consider and make a recommendation to the City
Council regarding Downtown Dublin Specific Plan (DDSP) Amendments. Proposed
changes begin to implement the Downtown Dublin Preferred Vision approved by City
Council in 2019. The amendments consists of a new street grid of both public and
private streets in the Retail District, siting of a Town Square, combining the remaining
allocation of new non-residential square footage from Transit -Oriented and Retail
Districts into one pool, allowing lodging in the Retail District, and changes to the design
guidelines in "The Core" area of the Retail District to encourage walkable and
pedestrian -friendly development. No specific development is proposed at this time.
RECOMMENDATION:
Conduct the public hearing, deliberate and adopt a Resolution recommending that the
City Council approve amendments to the DDSP to create a new street grid in the Retail
District, site a Town Square, combine the remaining allocation of new non-residential
square footage from Transit -Oriented and Retail Districts into one pool, allow lodging in
the Retail District, and amend the design guidelines for The Core area of the Retail
District.
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Background
The overarching goal of the Downtown Dublin Specific Plan (DDSP) is "to create a
vibrant, dynamic commercial and mixed -use center that provides a wide array of
opportunities for shopping, services, dining, working, living, and entertainment in a
pedestrian -friendly and aesthetically pleasing setting that attracts both local and
regional residents."
The DDSP established three distinct districts, each including its own set of design
standards tailored to the envisioned uses. A map of the DDSP area and districts is
provided in Figure 1.
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The Transit -Oriented District embraces its proximity to the West Dublin BART station. 5.1
The Retail District includes much of the existing retail core and aims to stimulate infill
development and redevelopment of aging buildings and large surface parking areas.
The Village Parkway District embraces the existing successful service and retail uses
along a "Main Street" corridor, and this district has the most potential to reutilize and re -
tenant existing buildings with more intense uses such as restaurants, service retail, and
other local -serving businesses.
Proposal
The City has initiated amendments (2020
DDSP Amendments) to the DDSP to
implement the Downtown Dublin Preferred
Vision (Preferred Vision) adopted by the City
Council on November 5, 2019 (Resolution No.
115-19). The Preferred Vision includes the
following three primary components:
1. Siting of a Town Square
2. New street grid network
3. Downtown character
Figure 1: Downtown Dublin Districts
The Preferred Vision area includes a portion
of the Retail District bound by Regional Street, Amador Valley Boulevard, Amador
Plaza Road and Dublin Boulevard. This area is currently comprised of the Dublin Place
and Dublin Plaza shopping centers. Implementation begins with the siting of the Town
Square. The Town Square is a one -acre park and plaza that will serve as Downtown
Dublin's primary gathering place. The location of the Town Square is one block north of
Dublin Boulevard along the proposed extension of Golden Gate Drive. The introduction
of a new street grid network breaks down the large block format into smaller, walkable -
sized blocks. The Preferred Vision includes three new east/west streets and three new
north/south streets. The proposed extension of Golden Gate Drive north from Dublin
Boulevard up to Amador Valley Boulevard will become a new main street within the
classic Downtown street grid network. Successful, vibrant downtowns have a diverse
economic base that include a mix of retail, restaurants, services, entertainment, office
space, housing and hotels. The Preferred Vision concentrates this mix of uses in "The
Core," which is the four -block area around the Town Square creating a downtown
character with a synergy for those uses to thrive.
Downtown Dublin Specific Plan Amendments
The proposed DDSP Amendments consists of the following revisions in order to
implement the Preferred Vision:
1. New street grid in the Retail District;
2. Town Square;
3. Combine Non -Residential Allocation; and
4. Changes to Design Standards and Allowable Uses in Retail District.
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The proposed amendments to the DDSP are provided in a redline format in Attachment 5.1
1. With exception the Table of Contents, all pages with proposed amendments are
provided for contextual reference. The Planning Commission Resolution is included as
Attachment 2 with the City Council Resolution showing all final amendments included as
Attachment 3.
New Street Grid in the Retail District
The existing street network in the Retail District is characterized by large blocks that are
not conducive to a pedestrian -friendly environment. The largest single block is bound by
Regional Street, Amador Valley Boulevard, Amador Plaza Road and Dublin Boulevard
as shown in Figure 2. This single block is the same boundary as the Preferred Vision
area. The proposed amendment creates smaller blocks using a traditional grid pattern
of both public and private streets. The new street grid will include three new east/west
streets and three new north/south streets as shown in Figure 3. The new street grid is
key to providing a traditional downtown format. The proposed street grid of smaller
blocks with less distance between streets helps to create a walkable block pattern. This
pattern will support office, hospitality and residential development amongst retail. The
northern most east/west street is intended to be flexible to meet the demands of future
redevelopment and may be designed as a pedestrian only pathway.
Figure 2. Existing Street Pattern Figure 3. New Street Grid
D.Win Blvd.
The three public streets will consist of one north/south street and two east/west streets.
The north/south street will be the extension of Golden Gate Drive from Dublin Boulevard
to Amador Valley Boulevard. The east/west street closest to Dublin Boulevard will align
with the current Zone 7 easement that runs parallel with Dublin Boulevard
approximately 500 feet to the north. The second east/west street will be approximately
1,000 feet north of Dublin Boulevard. All remaining streets will be private.
Staff will collaborate with design and transportation consultants to develop street
sections and roadway geometrics for these streets as the preferred vision is
implemented. This proposed amendment lays the foundation for future development
patterns in this area. No streets will be constructed at this time.
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Town Square
5.1
The Town Square is a one -acre park and plaza that will serve as the central public
gathering place in Downtown Dublin. The Preferred Vision located the Town Square on
the block north of Dublin Boulevard along the future extension of Golden Gate Drive as
shown in Figure 4. The Town Square is designed with open space for activation and
will concentrate activity to an area where everyone can see each other. The size of the
Figure 4. Town Square Town Square from building face to building face will
be 200 feet by 300 feet and will include a market
promenade, outdoor dining, and event space.
Programming may include weekly farmers' market,
yoga in the park, concerts, play and water features,
and outdoor seating. The Town Square may also be
■p programmed with temporary events that may
occasionally include street closures.
In addition to implementing the Preferred Vision,
establishing the location of this park also implements
the 2015 City of Dublin Parks and Recreation Master
Plan which identifies a Downtown Plaza within the
Downtown Dublin Specific Plan area. The Downtown
Plaza, anticipated to be 0.5 - 0.75 acres, could include
benches and seating, public art, historic resources, a
small performance space, or other elements that are
appropriate to a small, vibrant urban space.
The proposed amendment includes adding the Town Square as an allowable use in the
Retail District in Table 3-1: Land Uses.
Combine Non -Residential Allocation
The remaining allocation of new non-residential square footage from the Transit -
Oriented and Retail Districts will be combined into one pool for the two areas. Due to
the urban nature of the Transit -Oriented and Retail Districts and their proximity to the
West Dublin/Pleasanton BART Station, the development of these two districts is
intertwined. Similar to combining the residential development pool for the remaining
units that was approved in 2019, combining the non-residential allocation into one pool
for the two areas would provide for greater flexibility in the development of the
downtown and allow the market to drive the location of development. The combined
pool would allow for implementation of the Preferred Vision which focuses on the
redevelopment of the areas two shopping centers. As shown in Table 1, there would be
no change in the maximum limit of new non-residential development (2,262,540 square
feet), as previously approved.
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Table 1. Allowable New Non -Residential Development in DDSP
5.1
District
Non -Residential SF
Non -Residential SF
(Existing)
Proposed
Retail
543,850
2,166,810 (+150 hotel
rooms
Transit -Oriented
1,622,960 (+150 hotel
rooms)'
Village Parkway
20,730
No Change
Total
2,262,540 (includes 150
No Change
hotel rooms)'
'The 150 hotel rooms refers to the BART project adjacent to the West
Dublin/Pleasanton BART station. When the DDSP was adopted in 2011, this
development was already planned and, therefore, included in the existing
condition.
The total amount of non-residential development capacity is held within a "Development
Pool." The DDSP allows a "base" amount of development, or floor area ratio (FAR) on
each parcel by right. If a property owner would like to develop beyond the base FAR,
they may obtain additional square footage from the "Development Pool" up to the
maximum allowed FAR. In order to access the Development Pool, a property owner
must enter into a Community Benefit Agreement (CBA) with the City, which requires
them to provide a community benefit to the City.
Since approval of the DDSP, 10,329 square feet of non-residential uses have been
constructed in the Retail District, with a request to reserve approximately 50,000 square
feet in the Transit -Oriented District, which totals less than three percent of the allowed
non-residential development.
Changes to Design Standards and Allowable Uses in Retail District
The Preferred Vision was predicated on a wholistic approach and realistic development
potential. The initial focus of the Preferred Vision was development of first four blocks
north of Dublin Boulevard, which includes Figure 5. The Core
the Town Square and is referred to as "The
+ Core" as shown in Figure 5. A primary result
of this planning effort was to create an
environment where mixed -use buildings are
located in close proximity to each other, offer
convenience, vibrancy and a sense of place.
The design guidelines in the Retail Districtrr••rrw�wc_
encourage a walkable and pedestrian -
friendly development throughout the District.
The proposed amendments strengthen the The Core
existing requirements by requiring the=
following considerations in "The Core" for
new commercial development projects- .......... .........
1. Locate entrances in key retail clusters close together and ideally one every 50
feet maximum.
2. Minimum height of ground floor to second floor of 18 feet.
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3. Minimum building height of 40 feet. 5.1
4. Minimum depth of 50 feet; 60 feet preferred.
5. Space structural columns 30 feet apart for more usable space.
These changes would not increase the development standards, or the maximum
development allowed in the Retail District, as previously approved. As previously
mentioned, the proposed amendments also include adding the Town Square as an
allowable use in the Retail District and includes a modification to also allow lodging as a
permitted use in the Retail District. The addition of lodging in the Retail District further
enhances the mixed -use environment and creates for a more financially feasible
development of the area.
Implementation and Funding
To the greatest extent possible, the City will work with interested property owners to
implement the Preferred Vision. The City has set aside funds for the Town Square and
is prepared to acquire the land for the Town Square or exchange the dedication of the
land for fee credits. The City has identified additional resources from reserves, collected
fees and community benefits, and land proceeds that can fund a portion of the cost of
other public open spaces, publicly dedicated streets, and utility improvements. Private
developers will need to contribute to future infrastructure improvements through their
respective development projects. The DDSP addresses future implementation and the
Downtown Fund. The proposed amendments contribute to this by adding the following
language which allows for the formation of a Community Financing District or CFD:
A Community Financing District should also be considered as another
financing tool for the construction and maintenance of new streets as part of
the Downtown Dublin Preferred Vision.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The DDSP is located within the General Plan land use designations of Downtown
Dublin - Village Parkway District, Downtown Dublin - Transit -Oriented District and
Downtown Dublin - Retail District and the Downtown Dublin Zoning District. The 2020
DDSP Amendments remain consistent with the existing General Plan designations
which allow a range of residential, commercial, and mixed uses consistent with the
DDSP. The Downtown Dublin Zoning District was established to implement the DDSP
and ensure that all development in the DDSP area is reviewed for substantial
compliance with the DDSP. The 2020 DDSP Amendments continue to require
compliance with the development standards, land use regulations and design guidelines
in the DDSP.
ENVIRONMENTAL REVIEW:
In 2010, an Environmental Impact Report (EIR) was prepared to address potential
environmental impacts of the DDSP. The DDSP EIR (SCH# 2010022005) was
prepared in accordance with the California Environmental Quality Act (CEQA) and was
certified by the City Council on February 1, 2011.
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The DDSP was adopted by the Dublin City Council in February 2011 with the intent of 5.1
encouraging development within the downtown area that would be more conducive to a
walkable, mixed -use, and vibrant community. The boundaries of the DDSP
encompassed boundaries of five other specific plans that were dissolved when the
DDSP was adopted. The DDSP includes three distinct districts (Retail, Transit
Oriented, and Village Parkway Districts), with separate development standards for each.
Amendment #1
Subsequent to the adoption of the DDSP and certification of the DDSP EIR, the City
amended the DDSP by increasing the total allowable number of new residential dwelling
units and decreasing the total allowable commercial square footage. For residential
development, the total allowable development increased from 1,300 dwelling units to
2,500 dwelling units, for a net increase of 1,200 dwelling units. Conversely, the total
non-residential development (e.g., retail, office, services, etc.) decreased from
3,035,540 square feet (sf.) to 2,187,540 sf., for a net decrease of 773,000 sf.
Apart from this reallocation of land uses, no other amendments were made to the
DDSP. Existing development standards that regulate building height, setback
standards, floor area ratio, parking, etc. remained unchanged. Similarly, all design
guidelines that regulate the urban design and preferred aesthetic character remained
the same, as did mobility and infrastructure plans, and administration and
implementation requirements.
Amendment #1 required a General Plan and Specific Plan Amendment, both of which
were reviewed and recommended by the Planning Commission and approved by the
Dublin City Council in 2014. An Addendum to the previously certified EIR and
supporting Initial Study was prepared as part of this Amendment #1 and was adopted
by the Dublin City Council (Resolution No. 50-14).
Amendment #2
In 2019, the City further amended the DDSP referred to as the 2019 DDSP
Amendment. The 2019 DDSP Amendments included increasing the allowable floor area
ratio (FAR) for commercial uses from 0.6 to 2.0 in the Retail District, and from 1.2 to 2.5
in the Transit Oriented District. The FAR in the Village Parkway District remained
unchanged at 0.35. The 2019 DDSP Amendments combined the remaining allocation of
new residential dwelling units from each district into one total allocation for the entire
DDSP project area and modified the parking standards in the Transit -Oriented and
Village Parkway Districts.
2019 DDSP Amendments required a General Plan and Specific Plan Amendment, both
of which were reviewed and recommended by the Planning Commission and approved
by the Dublin City Council in 2019. An Addendum to the previously certified EIR and
supporting Initial Study was prepared as part of this amendment and was adopted by
the Dublin City Council (Resolution No. 126-19).
Amendment #3
The proposed 2020 DDSP Amendments focuse on implementing the Downtown Dublin
Preferred Vision approved by City Council on November 5, 2019, which included three
primary components: 1) Siting of a Town Square; 2) New Street Grid Network; and 3)
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Downtown Character. The proposed project requires an amendment to the DDSP and 5.1
includes a new street grid of both public and private streets in the Retail District, siting of
the Town Square, combining the remaining allocation of new non-residential square
footage from Transit -Oriented and Retail Districts into one pool, for the two areas,
addition of lodging as a permitted use in the Retail District, and changes to the design
guidelines in "The Core" area of the Retail District to encourage walkable and
pedestrian -friendly development.
The project was examined to determine if any of the standards contained in CEQA
Guidelines Section 15162(a) requiring preparation of supplemental environmental
review would be met. CEQA Guidelines Section 15162 identifies the conditions
requiring subsequent environmental review. After a review of these conditions, the City
has determined that no subsequent EIR or Negative Declaration is required for this
project. This is based on the following:
a) Are there substantial changes to the Project involving new or more severe significant
impacts?
There are no substantial changes to the project involving new or more severe
significant impacts than what was analyzed in the DDSP EIR and subsequent
Addendums. The project is consistent with the land uses for the project area
analyzed in the DDSP EIR and subsequent Addendums, the project would not
increase the development standards, or change the maximum amount of
commercial square footage or residential units permitted under the DDSP. The
project does not constitute a substantial change to the DDSP EIR and subsequent
Addendums analyses, will not result in additional significant impacts, and no
additional or different mitigation measures are required.
b) Are there substantial changes in the conditions which the Project is undertaken
involving new or more severe significant impacts?
There are no substantial changes in the circumstances or conditions involving new
or more severe significant impact than was analyzed in the DDSP EIR or
subsequent Addendums. The project will not change the allocation nor amount of
development as previously analyzed in the EIR and subsequent Addendums.
c) Is there new information of substantial importance, which was not known and could
not have been known at the time of the previous EIR that shows the Project will have
a significant effect not addressed in the previous EIR; or previous effects are more
severe; or, previously infeasible mitigation measures are now feasible but the
applicant declined to adopt them; or mitigation measures considerably different from
those in the previous EIR would substantially reduce significant effects but the
applicant declines to adopt them?
There is no new information showing a new or more severe significant effect beyond
those identified in the prior CEQA documents. All future development projects would
be required to comply with the design standards of the DDSP and applicable
regulatory requirements. No new or different mitigation measures are required for
the project. All previously adopted mitigations continue to apply to the project. The
CEQA documents adequately describe the impacts and mitigations associated with
the proposed development on portions of the Downtown Dublin Specific Plan area.
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d) If no subsequent EIR-level review is required, should a subsequent negative
declaration be prepared?
With adherence to applicable regulatory requirements, there would be no new or
substantially more severe significant impacts beyond what has been analyzed in the
DDSP EIR and subsequent Addendums, and no other CEQA standards for
supplemental review are met. Therefore, no further environmental review or
documentation is required. No subsequent Negative Declaration or Mitigated
Negative Declaration is required because there are no significant impacts of the
project beyond those identified in the DDSP EIR and subsequent Addendums.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was published in the East Bay Times and
posted at several locations throughout the City. A notice of this hearing was also mailed to
all property owners and tenants in the DDSP area, those within 300 feet of the DDSP
boundaries, and all persons who have expressed an interested in being notified of
meetings
ATTACHMENTS:
1. DDSP Amendments - Redlined Pages
2. Resolution Recommending Amendments to the Downtown Dublin Specific Plan
3. Exhibit A to Attachment 1 City Council Resolution amending the DDSP
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RESOLUTION NO. xx - 20
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE DOWNTOWN DUBLIN SPECIFIC PLAN TO CREATE A NEW STREET GRID IN o
THE REAIL DISTRICT, SITE A TOWN SQUARE, COMBINE THE REMAINING ALLOCATION OF N
NEW NON-RESIDENTIAL SQUARE FOOTAGE FROM THE TRANSIT -ORIENTED AND RETAIL
DISTRICT INTO ONE POOL, ALLOW LODGING IN THE RETAIL DISTIRCT, AND AMEND THE
DESIGN GUIDELINES FOR THE CORE AREA OF THE RETAIL DISTRICT
PLPA-2020-00009 a
E
a
WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the a
southwestern portion of the City and is approximately 284 acres in size. The project area is generally o
bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to the west, and
Amador Valley Boulevard to the north; and N
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental Impact
Report ("EIR") (SCH# 2010022005, incorporated herein by reference). The DDSP EIR evaluated the
potential impacts associated with intensifying development in the 284-acre Downtown Dublin area to
accommodate additional residential and non-residential uses; and
WHEREAS, on May 6, 2014, City Council adopted an amendment to the DDSP to increase
the number of residential units permitted in Downtown Dublin by 1,200 and decrease the amount of
commercial square footage permitted by 773,000 square feet, to create minimum density thresholds
for the Transit -Oriented and Retail Districts, to restrict residential development west of San Ramon
Road in the Retail District, and including other minor amendments (Resolution No. 49-14, incorporated
herein by reference). Pursuant to CEQA and the CEQA Guidelines, the City adopted an Initial
Study/Addendum to the previously certified DDSP EIR for this amendment, which is incorporated by
reference as if fully set forth (Resolution No. 50-14); and
WHEREAS, on December 3, 2019 adopted an amendment to the General Plan and DDSP
to allow an increase in the allowable commercial floor area ratio in the Transit -Oriented and Retail
Districts in the DDSP, combine new residential dwelling unit allocation into one pool for all three
districts, and amend the parking standards in the Village Parkway and Transit -Oriented Districts
(Resolution No 126-19, incorporated herein by reference). Pursuant to CEQA and the CEQA
Guidelines, the City adopted an Initial Study/Addendum to the previously certified DDSP EIR for this
amendment, which is incorporated by reference as if fully set forth (Resolution No. 126-19); and
WHEREAS, the proposed amendments focus on implementing the Downtown Dublin
Preferred Vision approved by City Council on November 5, 2019 which included three primary
components Siting of a Town Square, New Street Grid Network and Downtown Character. The
proposed amendments include the creation of a new street grid of both public and private streets in
the Retail District, combining the remaining allocation of new non-residential square footage from
Transit -Oriented and Retail Districts into one pool for the two areas, adding lodging as a permitted
use in the Retail District, and changes to the design guidelines in "The Core" area of the Retail District
to encourage walkable and pedestrian -friendly development, hereafter referred to as the "2020 DDSP
Amendment" or the "Project;" and
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5.1.c
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage Commission
and notified the tribes on the contact list of the opportunity to consult with the City on the proposed
General Plan Amendment. None of the contacted tribes requested a consultation within the 90-day
statutory consultation period and no further action is required under section 65352.3; and
WHEREAS, the California Environmental Quality Act (CEQA), Public Resources Code Section N
21166, et seq., and the State CEQA Guidelines Section 15162(a) require that when an EIR or negative N
declaration has been certified for a project, no subsequent EIR or negative declaration shall be
prepared for that project unless the lead agency determines, on the basis of substantial evidence in
light of the whole record, that one or more of the following exists:
a�
1. Substantial changes are proposed in the project which will require major revisions of a
the previous EIR or negative declaration due to the involvement of new significant environmental N
effects or a substantial increase in the severity of previously identified significant effects; o
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or Negative Declaration
due to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR
or negative declaration;
b. Significant effects previously examined will be substantially more severe than shown in
the previous EIR;
C. Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant effects of the project,
but the project proponents decline to adopt the mitigation measure or alternative; or
d. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects
on the environment, but the project proponents decline to adoption measures or
alternative; and; and
WHEREAS, pursuant to CEQA and the CEQA Guidelines, the Project was examined to
determine if any of the standards contained in CEQA Guidelines Section 15162(a) requiring
preparation of supplemental environmental review would be met. The analysis concluded that none
of the standards contained in CEQA Guidelines Section 15162(a) requiring preparation of
supplemental environmental review are met; the Project would not result in any new significant
impacts or substantially increase the severity of any significant impacts identified in DDSP EIR and
subsequent Addendums; no other CEQA standards for supplemental review are met and no further
environmental review is required; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Project,
including the proposed Downtown Dublin Specific Plan Amendments, on May 26, 2020, at which time
all interested parties had the opportunity to be heard; and
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5.1.c
WHEREAS, on May 26, 2020, the Planning Commission adopted Resolution No. 20-xx
recommending that the City Council approve the 2020 DDSP Amendment, which Resolution is
incorporated herein by reference; and
WHEREAS, a Staff Report, dated and incorporated herein by reference,
described and analyzed the 2020 DDSP Amendment for the City Council; and N
0
N
WHEREAS, the City Council held a properly noticed public hearing on the 2020 DDSP
Amendment on at which time all interested parties had the opportunity to be heard; and E
WHEREAS, the City Council considered all above -referenced reports, recommendations, and
testimony to evaluate the Project. a
a
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and o
made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the Downtown Dublin Specific
Plan amendments, as set forth below, are in the public interest will promote general health, safety and
welfare, and that the Downtown Dublin Specific Plan as amended will remain internally consistent.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the Downtown Dublin Specific Plan:
List of Figures in the Table of Contents shall be amended to add Figure 4-2 Downtown
Preferred Vision Town Square and Street Grid as follows and renumber subsequent Figures.
List of Figures:
4-2 Downtown Preferred Vision Town Square and Street Grid ......51
Page 40, Section 3.2 Land Use Framework shall amend the Retail District to read as follows:
Retail District — comprised of regional serving retailers and a mix of uses, including residential,
office, and hotel in a downtown setting bounded by Amador Valley Boulevard, 1-680, Dublin
Boulevard and San Ramon Road
Page 40, Section 3.3.1 Downtown Dublin Guiding Principles fifth bullet point shall be
amended to read as follows:
Create a pedestrian -friendly downtown where people can live, work and play within a short walkable
distance. Redevelopment should create a memorable sense of place, and minimize potential
conflicts between vehicles, pedestrians and bicyclists.
Page 42, Section 3.3.2 Retail District Guiding Principles shall be amended to read as follows:
3.3.2 Retail District Guiding Principles
In addition to the Downtown Dublin Guiding Principles, the following guiding principles have been
identified for the Retail District.
■ Encourage infill mixed -use development to create a vibrant and varied population throughout
the day and week to help support retail and create a central identity for Downtown Dublin.
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5.1.c
■ Encourage and support a variety of formats for regional retail and a mix of land uses as an
important community and financial asset of the City.
■ Develop design standards and guidelines that support a mixed -use downtown character
such as optimal building configuration and design, signage, more efficient parking, parking
strategies, pedestrian amenities, landscaping, etc.
■ Encourage a diverse mix of complementary land uses including civic uses, eating
establishments, entertainment, housing, hotel and commercial office uses that complement
existing retail land uses.
■ Identify ways to improve/enhance non -vehicular and vehicular circulation and connections
that are pedestrian friendly, particularly in areas that contain large, expansive parking lots.
■ Support relocating the existing storm drain that extends east -west through the district to
allow for greater flexibility in future development efforts.
■ Allow higher density housing and additional units.
■ Work with property owners and business to implement the Downtown Dublin Preferred
Vision as provided in Section 4.1.3.
Page 43, Section 3.4 Land Designations shall be amended to read as follows:
Within each of the Specific Plan districts, there are a variety of land uses that may be permitted
Table 3-1: Land Uses, identifies the uses that are allowed, prohibited, and permitted with a use
permit within each of the districts. Descriptions of each land use are described below, and the
Community Development Director can allow similar uses. In addition, the Downtown Dublin
Preferred Vision sites a Town Square within the Retail District.
Page 43, Table 3-1: Land Uses, shall be amended to add "Lodging" as an allowed use in the
Retail District and "Town Square" as allowed uses in the Retail District and Prohibited in the
Transit -Oriented and Village Parkway Districts as follows:
Table 3-1
Allowed Allowed Prohibited
Allowed Prohibited Prohibited
Page 45, add new Section 3.4.15 Town Square to read as follows:
3.4.15 Town Square
A one -acre park and plaza that serves as Downtown Dublin's central public gathering place
Page 45, Section 3.5 Future Development Assumptions, Past Development Activities shall be
amended to read as follows:
Past Development Activities
Downtown Dublin is largely built -out and there are very few vacant parcels on which new
development could occur. Future development will therefore occur as properties are modified, in
some cases at a higher density. Due to existing FAR and parking requirements, limited net new
additional density opportunities exist, particularly in the Village Parkway District.
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5.1.c
Based on City estimates and as described in the Downtown Dublin Opportunities, Issues &
Strategies Report (RBF Consulting, 2009), approximately 258,734 square feet of non-residential
development has occurred since adoption of the West Dublin BART, Downtown Core, and Village
Parkway Specific Plans in December 2000. With the exception of a senior residential development
(Wicklow Square) and senior center (15,300 square feet), all of this development (243,434 square
feet) has been commercial retail development. There has been no hotel, office or residential
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development constructed in the Downtown December 2000 through 2009, despite the fact that the
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three above mentioned specific plans collectively allowed for nearly 3.2 million square feet of
retail/office/commercial space, 150 hotel rooms, and 740 residential dwelling units.
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Large format retail has also been changing and now competes directly with online shopping. A more
diverse and mixed development pattern is more likely to replace large format retail in due time.Cn
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Page 45-46, Section 3.5 Future Development Assumptions, Proposed New Development shall
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be amended to read as follows:
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Proposed New Development
Several new projects are either under construction or have been entitled in the Specific Plan Area.
The most significant development is the construction of the West Dublin/Pleasanton BART Station.
The station is being constructed within the median of Interstate 580 with pedestrian
access north and south over both sections of the freeway. By the year 2013, the project is projected
to accommodate 8,600 users per day.
Within the City of Dublin, a 713-space parking garage has been constructed at the southern
terminus of Golden Gate Drive for BART commuters. As part of the BART project, a 150-room hotel,
7,500 square feet of retail space have been planned for (Stage I Development Plan), and 309
residential units (Essex) have been entitled west of Golden Gate Drive. Adjacent to and west of the
BART station project is an existing 225,500 square feet one-story warehouse facility (the AMB site).
This property has been entitled for development of 499 multi -family residential dwelling units.
Associated with these developments, Saint Patrick Way will be extended, providing a vehicular and
pedestrian connection between Golden Gate Drive and Regional
Street.
Page 48, Table 3-4 shall be amended to read as follows:
Table 3-4: Net New Development
2,266,810
(+150 hotel rooms)
20,730 2,500
2,262,540
(includes 150 hotel
rooms)
22 units/net acre
30 units/net acres
No minimum
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Notes Includes projects that have been approved, but not yet constructed
Page 50, Section 4.1.2 Vision shall be amended to read as follows:
4.1.2 Vision
The Retail District will continue to serve as a primary regional and community shopping destination
in the City.
New and remodeled buildings will complement the existing uses with designs that are compatible
with adjacent structures and the district as a whole. Buildings shall utilize "green" materials as well
as materials that are of high quality - durable, attractive, long-lasting, and in context with the building
architecture. While compatibility is important, creativity and unique designs are encouraged that can
establish a signature look for the district.
Areas adjacent to buildings (including surface parking lots) will be designed to create more inviting
pedestrian -friendly gathering spaces and amenities and will incorporate pathways and additional
landscaping to encourage walking between businesses and improve the visual quality of the area. A
pedestrian -scale, walkable environment will be encouraged by implementation of the Downtown
Dublin Preferred Vision described below and by incorporating amenities, where appropriate, such as
paseos (e.g. walkways, promenades), plazas, courtyards, benches, and informal gathering spaces.
Connectivity within the District and to other areas outside the District will be strongly encouraged.
Businesses in the Retail District are envisioned to include a mix of retail (ranging from small
independent retailers to national regional -serving retailers), service, office, and civic uses
complimented by residential uses.
Page 51, add new Section 4.1.3 Downtown Dublin Preferred Vision to read as follows and
renumber subsequent Sections:
4.1.3 Downtown Dublin Preferred Vision
The City Council adopted the Downtown Preferred Vision in November 2019, which included three
primary components:
1. Siting of the Town Square
2. New Street Grid Network
3. Downtown Character
The Preferred Vision area includes a portion of the Retail District bound by Regional Street, Amador
Valley Boulevard, Amador Plaza Road and Dublin Boulevard as shown in Figure 4-2. The
introduction of a new street grid network breaks down the large block format into smaller, walkable -
sized blocks. The proposed extension of Golden Gate Drive north from Dublin Boulevard up to
Amador Valley Boulevard will become a new main street within the classic Downtown street grid
network. The Preferred Vision includes three new east/west streets and three new north/south
streets. The northern most east/west street may have an alternate design to be pedestrian only.
Implementation begins with the siting of the town square; a one -acre park and plaza that will serve
as Downtown Dublin's primary gathering place. The location of the town square is one block north of
Dublin Boulevard along the proposed extension of Golden Gate Drive.
Successful, vibrant downtowns have a diverse economic base that includes a mix of retail,
restaurants, services, entertainment, office space, housing and hotels. Concentrating this mix of
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5.1.c
uses in a four -block area around the town square referred to as "The Core," creates a downtown
character with a synergy for those uses to thrive.
Page 51, add new Figure 4-2 Downtown Dublin Preferred Vision Town Square and Street Grid
to read as follows and renumber subsequent Figures:
Figure 4-2: Downtown Preferred Vision
Town Square and Street Grid
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Page 53 Section 4.1 Retail District Development Standards shall be amended to read as
follows:
At least 1 public entrance per business with street frontage shall be
provided along a facade facing the street.
Within "The Core" locate entrances in key retail clusters close together and
ideally one every 50 feet maximum.
Direct pedestrian access shall be provided from the sidewalk and parking
areas to building entrances (excluding private service entrances)
Within "The Core", pathways that provide mid -block access are
encouraged to be provided for any block length that exceeds 400 feet.
Driveways may be provided from a street or adjacent property (if a shared
access agreement is established)
Access '094 Shared access to reduce the number of public roadway access points is
strongly encouraged.
15 ft min for 1-way driveways and 24 ft min for 2-way driveways. Fire
access roadways (including driveways) shall have a minimum
unobstructed width of 20 feet.
Within "The Core", loading and service access shall be from the east/west
LService Access streets and away from the Golden Gate Drive Extension. Service access
A must be located a minimum of 15 feet from the storefront entrance.
Page 57 Section 4.1 Retail District Development Standards, 3 Building Height shall be
amended to read as follows:
6 floors and 75 ft max (tower elements, architectural and articulated design
features, solar panels, and small-scale wind turbines may extend 10 ft max
beyond this height)
Minimum building height in "The Core" is 40 feet
Page 57 Section 4.1 Retail District Development Standards, 6 Ground Floor Commercial in
"The Core" is added as follows:
Minimum height of ground floor to second floor is 18 feet
Provide a minimum of 50 feet of depth; 60 feet is preferable
Space structural columns 30 feet apart
Page 84 Section 4.4.5 Frontages "Storefronts" shall be revised to add the following:
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All storefronts in "The Core" of the Downtown Preferred Vision area shall incorporate the
following:
A minimum height of 18 feet.
A depth of 50 feet minimum; a depth of 60 feet is preferred.
Spacing of structural columns 30 feet apart to maximize usable space.
Page 114 Section 5.1 Vehicular Circulation shall be revised to read as follows: N
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aD
As part of this Specific Plan, the City amended the City's General Plan related to acceptable Levels
of Service (LOS) standards within the City to require a LOS of D or better for all intersections except
for intersections within the Downtown Specific Plan Area (including the intersections of Dublin a
Boulevard/San Ramon Road and Village Parkway/Interstate 680 on -ramp). The objective of this
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amendment was to balance vehicular and non -vehicular circulation requirements, and thereby o
create a more pedestrian -friendly downtown.
With implementation of the Downtown Dublin Preferred Vision, a new street grid network is added to
the Retail District. See Figure 4-2: Downtown Dublin Preferred Vision Town Square and Street Grid
for an illustration of the new street grid. The Preferred Vision includes two new east/west streets and
three new north/south streets. The two new east/west street and the extension of Golden Gate Drive
will be public streets. All other streets will be private.
In addition, the City may undertake limited circulation improvements to improve overall citywide
traffic conditions. This could include signal timing, re -striping, additional turning lanes, etc. These
improvements would most likely be constructed as part of the City's Capital Improvement Program
In these circumstances, the Downtown Dublin Streetscape Plan would be used to guide the
enhancement of public streets within the Specific Plan Area.
Page 120 Section 6.2 Public Facilities and Infrastructure Funding Mechanism shall be revised
to add the following:
A Community Financing District should also be considered as another financing tool for the
construction and maintenance of new streets as part of the Downtown Dublin Preferred Vision
Table 6-1 shall be revised as follows:
Table 6-1:Development Pool
1,320,220
(+150 hotel
rooms)
0
2,500
Packet Pg. 44
5.1.c
PASSED, APPROVED, AND ADOPTED this day of , 2020 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
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5.1.a
3 1 LAND USE AND DEVELOPMENT PLAN
3.1 Introduction
The Land Use and Development Plan is the primary implementing
component of this Specific Plan. It sets the tone for the overall vision of
desired outcomes and defines the type and general location of allowable
land uses within the Specific Plan Area.
3.2 Land Use Framework
Within the new Specific Plan Area, three districts have been identified to
establish unique development standards and design guidelines that are
unique to each district's needs (see Figure 3-1: Downtown Dublin Specific
Plan Districts). These districts are:
Retail District — comprised of mestly-regional serving !@Fge feFmat retailers
and a mix of uses, including residential, office, and hotel in a downtown
setting bounded by Amador Valley Boulevard, 1-680, Dublin Boulevard and
San Ramon Road
Transit -Oriented District — comprised of land south of Dublin Boulevard
and within walking distance to the West Dublin BART station
Village Parkway District — comprised of retail and service -oriented
businesses along both sides of Village Parkway.
Permitted land uses, development standards and design guidelines
described in this Specific Plan have been organized according to these
three districts.
3.3 Guiding Principles
A set of guiding principles were identified and have been used as part of
the preparation of this Specific Plan. These guiding principles are drawn
from urban design principles, a focused market study, field observations,
interviews with stakeholders and discussions with City Council, Planning
Commission and City Staff. The purpose of these guiding principles is to
define a framework for future land uses, development standards and
design guidelines for the project area and each district. These guiding
principles are organized for the overall Specific Plan Area and each of the
three districts.
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3.3.1 Downtown Dublin Guiding Principles
The following guiding principles have been identified for the Downtown Dublin
Specific Plan Area.
■ Support short-term incentives to promote development in downtown
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Dublin such as expedited permitting, and sales tax reimbursement
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program (the later of which currently exists).
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• Consider the development of a community benefit payment in return for
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increased density/FAR (i.e. density bonus/incentive program) that could
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be used to pay for public improvements in the Planning Area.
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• Increase the amount of retail sales and related economic activity
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throughout downtown Dublin.
• Enhance the visual quality of downtown Dublin, including public
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streetscape improvements (via the City's existing Streetscape Master
Plan), entryways, on -site landscaping and the appearance of individualIL
buildings.
■ Create a pedestrian -friendly downtown where people can live, work and
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play within a short walkable distance. Redevelopment should create a
memorable sense of place, and tl+a-t--minimizes potential conflicts
between vehicles, pedestrians and bicyclists.
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• Encourage a greater joint usage of parking areas through compatible
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mixes of uses and enhanced pedestrian connections.
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■ Accept increased traffic congestion (i.e. reduced level of service) in the
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downtown as a result of concentrating development near BART and major
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transportation facilities, reducing vehicle miles traveled, and increasing
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pedestrian and bicycle connectivity.
■ Consider more flexible and appropriate parking standards that reflect
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verifiable demand and consider the transit -oriented land uses in the area.
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• Enhance the multi -modal circulation network to better accommodate
alternative transportation choices including BART, bus, bicycle, and
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pedestrian transportation.
Encourage development that will create a vibrant and dynamic
downtown that is considered an attractive and distinctive amenity
to the Tri-Valley Region.
Packet Pg. 19
5.1.a
3 1 LAND USE AND DEVELOPMENT PLAN
Encourage the use of local (Tri-Valley) labor when feasible and the
support of local and regional businesses as part of any
development project.
• Encourage businesses that support evening activities for adults
and teenagers, such as restaurants, theaters, and bookstores.
• Work with property owners and business to achieve the goals and
objectives of the Downtown Dublin Specific Plan.
• Seek other funding opportunities to help leverage city and
development dollars.
• Work with local businesses and property owners to establish a
business improvement district that would help to fund downtown
improvements.
• The cost of infrastructure should be paid for by development.
3.3.2 Retail District Guiding Principles
In addition to the Downtown Dublin Guiding Principles, the following
guiding principles have been identified for the Retail District.
Encourage infill mixed -use development to create a vibrant and
varied population throughout the day and week to help support
retail and create a central identitv for Downtown Dublin.
Encourage and support fie- a variety of formats for regional
retail and a mix of land uses as an important community and
financial asset of the City.
Develop design standards and guidelines that support aPA
RhaREe IaFge f8Fngat al Fetail uses a mixed -use downtown
character such as optimal building configuration and design,
signage, more efficient parking, parking strategies, pedestrian
amenities, landscaping, etc.
Encourage a diverse mix of complementary land uses including civic
uses, eating establishments, entertainment, housing, hotel and
commercial office uses and similar uses that complement existing retail
land uses.
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Identify ways to improve/enhance non -vehicular and vehicular circulation
and connections that are pedestrian friendly, particularly in areas that
contain large, expansive parking lots.
Support relocating the existing storm drain that extends east -west N
through the district to allow for greater flexibility in future development
efforts.
• Allow higher density housing and additional units.
• Work with property owners and business to implement the Downtown
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Dublin Preferred Vision as provided in Section 4.1.3.
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3.3.3 Transit -Oriented District Guiding Principles
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In addition to the Downtown Dublin Guiding Principles, the following guiding
principles have been identified for the Transit -Oriented District.
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Promote transit -oriented development to create a distinctive and active
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district.
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Retain existing auto dealerships while supporting their eventual
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relocation to other easterly locations within the City of Dublin.
Identify opportunity sites for future development that incorporate mixed-
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use and provide public and/or private plazas and outdoor gathering areas
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at strategic locations.
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Encourage underground and/or above ground parking structures.
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Encourage housing along Dublin Boulevard only as part of a mixed -use
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development with ground floor office or retail uses.
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In addition to the Downtown Dublin Guiding Principles, the following guidelines
have been identified for the Village Parkway District.
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Continue to support a diverse mix of complementary land uses along
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Village Parkway.
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• Create opportunities for integrating live/work units into the
Village Parkway area.
• Consider an appropriate site for High Density Housing.
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3.4 Land Use Designations
Within each of the Specific Plan districts, there are a variety of land uses
that may be permitted. Table 3-1: Land Uses, identifies the uses that are
allowed, prohibited, and permitted with a use permit within each of the
districts. Descriptions of each land use are described below, and the
Community Development Director can allow similar uses. In addition, the
Downtown Dublin Preferred Vision sites a Town Sauare within the Retail
District.
5.1.a
LAND USE AND DEVELOPMENT PLAN 1 3
Table 3-1: Land Uses
Allowed
Prohibited z
Prohibited
Allowed
Allowed
Allowed
Allowed s
Allowed s
Allowed s
Allowed
Allowed
Allowed
Allowed
Allowed
Allowed
Allowed
Allowed
Prohibited
Allowed e
Allowed
CUP/PC 4
Allowed 6
Allowed
Allowed
Allowed
Allowed
Allowed
Allowed 6
Allowed
Allowed
ZC or MUP/ZA
ZC or MUP/ZA
ZC or MUP/ZA
CUP/ZA
CUP/PC
CUP/ZA
CUP/PC
CUP/PC
CUP/PC
CUP/PC
CUP/PC
CUP/PC
Allowed Prohibited Prohibited
.• TUP TUP TUP
Notes 1 Additional and similar uses may be permitted by the Community Development
Director.
2 Prohibited unless adjacent to Dublin Boulevard.
3 Assuming accessibility (ADA) standards can be met.
4 May be permitted with a CUP/PC in a mixed -use development.
5 Subject to additional development standards if located within 1,000 feet of I-
580 or 1-680.
6 Allowed throughout the Retail District except on those properties west of San
Ramon Road
CUP —Conditional Use Permit PC — Planning Commission
TUP—Temporary Use Permit ZA—Zoning Administrator
ZC—Zoning Clearance MUP — Minor Use Permit
DOWNTOWN DUBLIN SPECIFIC PLAN 43
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5.1.a
3.4.13 Civic, Cultural, and Institutional
Any establishment that is open to the general public or a group of
members that involves gathering for religious, social, cultural, or
educational purposes. Such uses include museums, churches, gathering
halls, community centers, post office, and public parking..
3.4.14 Temporary Uses
Any non -permanent use as defined by Chapter 8.108 (Temporary Use
Permit), in the Zoning Ordinance.
3.4.15 Town Square
A one -acre park and plaza that serves as Downtown Dublin's central public
gathering place.
3.5 Future Development Assumptions
Development activities under this Specific Plan are anticipated to occur
over the next 15 to 20 years. During that time, it is assumed that only a
portion of the existing land uses will include new development and that
many of the existing structures will remain essentially the same in their
size and configuration but perhaps remodeled.
A brief assessment of development conditions since 2000 is described
below, followed by a summary of future market demand. Based on this
information, future development assumptions for each district are
identified, which will be used as the basis for infrastructure improvements
and potential environmental impacts as described in the Downtown Dublin
Specific Plan Environmental Impact Report.
Past Development Activities
Downtown Dublin is largely built -out and there are very few vacant parcels
on which new development could occur. Future development will
therefore occur as properties are modified, in some cases at a higher
density. Due to existing FAR and parking requirements, limited net new
additional density opportunities exist, particularly in the Village Parkway
District.
LAND USE AND DEVELOPMENT PLAN 1 3
Based on City estimates and as described in the Downtown Dublin
Opportunities, Issues & Strategies Report (RBF Consulting, 2009),
approximately 258,734 square feet of non-residential development has
occurred since adoption of the West Dublin BART, Downtown Core, and
Village Parkway Specific Plans in December 2000. With the exception of a
senior residential development (Wicklow Square) and senior center
(15,300 square feet), all of this development (243,434 square feet) has
been commercial retail development. There has been no hotel, office or
residential development constructed in the Downtown since December- f
2000 through 2009, despite the fact that the three above mentioned
specific plans collectively allowed for nearly 3.2 million square feet of
retail/office/commercial space, 150 hotel rooms, and 740 residential
dwelling units.
effeetayely negates the development that has a ed se n,,,.,,....be
;nnn frn.. th standp ;Rt eft tal ed . Large format retail has
also been changing and now competes directly with online shopping. A
more diverse and mixed development pattern is more likely to replace
large format retail in due time.
Proposed New Development
Several new projects are either under construction or have been entitled in
the Specific Plan Area. The most significant development is the
construction of the West Dublin/Pleasanton BART Station. The station is
being constructed within the median of Interstate 580 with pedestrian
access north and south over both sections of the freeway. By the year
2013, the project is projected to accommodate 8,600 users per day.
Within the City of Dublin, a 713-space parking garage has been constructed
at the southern terminus of Golden Gate Drive for BART commuters. As
part of the BART project, a 150-room hotel, 7,500 square feet of retail
space have been planned for (Stage I Development Plan), and 309
residential units (Essex) have been entitled west of Golden Gate Drive.
Adjacent to and west of the BART station project is an existing 225,500
square feet one-story warehouse facility (the AMB site). This property has
been entitled for development of 399 499 multi -family residential dwelling
DOWNTOWN DUBLIN SPECIFIC PLAN 45
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5.1.a
3 1 LAND USE AND DEVELOPMENT PLAN
units and a 150,000 squalce feet f .ee buildiR Associated with these
developments, Saint Patrick Way will be extended, providing a vehicular
and pedestrian connection between Golden Gate Drive and Regional
Street.
Market Forecast
The Downtown Dublin Focused Market Study (Market Study) was prepared
by Keyser Marston Associates (KMA, 2009) as part of the background
analysis for the Specific Plan Area. The purpose of the Market Study was
to provide an overview market analysis, the potential opportunities and
constraints to achieving the mix of land use and future development that
would best meet the City's vision and goals for the downtown area.
The Market Study focused on six areas, which include Demographics,
Retail, Hotel, Residential, Office, and Mixed -use (specifically in transit
oriented developments [TODs]). Findings related to these areas are
summarized below in Table 3-2: Summary of Project Market Demand
(through 2025). A complete copy of the Market Study is available as a
separate document from the City.
Table 3-2: Summary of Project Market Demand (though 2025)
6
400,000 sf Comparison Retail and 115,000 sf Eating/Drinking; but NG
demand likely to be mostly absorbed by vacant space and space in N
pipeline; opportunities will still exist for some niche and/or one -of -a
kind retailers.
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115,000 sf
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100 rooms (beyond to the 150-room approved hotel at the West
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Dublin/Pleasanton BART Station which has conceptual approval); Q
Dublin is well positioned to capture its share of limited opportunity. d
3,000 units; residential downtown development should emphasize
the concept of an in -town, transit -oriented urban village; greatest
opportunity 2012-2015.
ZM
Limited demand for new office space except owner or user driven. W
d
44,000 (2007) and 63,100 (2015)
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16,400 (2007) and 21,100 (2015) -a
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Potential constraint to the City's near term future growth is of
course the impact of the economic recession on the housing market to
and local economy. C
Mixed uses in TOD projects appear to be successful in enhancing the
image of the city/ downtown, achieving a high occupancy and/or
lease rate, creating a major activity node or destination, and
sparking nearby public and private investments. However, these
projects tend to be complex and thus more difficult to finance and
implement and often require increased City involvement and a well -
established and experienced developer.
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3 1 LAND USE AND DEVELOPMENT PLAN
Table 3-4: Net New Development
22 units/net acre
2,266,810
(+150 hotel rooms) 30 units/net acres
2,500
20,730 No minimum
2,262,540
(includes 150 2,500
hotel rooms)
Notes Includes projects that have been approved, but not yet constructed
While this represents the theoretical buildout of net new development in
Downtown Dublin, the ultimate amount of future development will likely
be less due to non -tangibles such as market demand, ownership patterns,
tenant lease terms, other available vacant land (e.g. East Dublin), etc.
Additionally, Downtown Dublin is largely developed, resulting in significant
physical limitations such as parcel configurations, parking, and circulation.
When a project applicant proposes to develop using a portion of the
density development pool allocation, they will be required to enter into an
agreement with the City and provide a community benefit in accordance
with the Community Benefit Program. The life of the agreement will be
limited to a specific time period so that if a project is not constructed, the
square footage can be returned to the density development pool and
available for use by another development project in the same District. See
Section 6.4 for further discussion on the density development pool and
Community Benefit Program.
When a project applicant proposes to develop using a portion of the
density development pool allocation, they will be required to enter into an
agreement with the City and provide a community benefit in accordance
with the Community Benefit Program. The life of the agreement will be
limited to a specific time period so that if a project is not constructed, the
square footage can be returned to the density development pool and
available for use by another development project in the same District. See
Section 6.4 for further discussion on the density development pool and
Community Benefit Program.
48 CITY OF DUBLIN
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4 1 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
4.1 Retail District Development Standards
4.1 1 ' .ocation
The location of the Retail District is illustrated on Figure 3-1: Downtown
Dublin Specific Plan Districts and on the map to the right. This map is also
used throughout this Section for reference.
Vision
The Retail District will continue to serve as a primary regional and
community shopping destination in the City.
New and remodeled buildings will complement the existing uses with
designs that are compatible with adjacent structures and the district as a
whole. Buildings shall utilize "green" materials as well as materials that are
of high quality - durable, attractive, long-lasting, and in context with the
building architecture. While compatibility is important, creativity and
unique designs are encouraged that can establish a signature look for the
district.
Areas adjacent to buildings (including surface parking lots) will be designed
to create more inviting pedestrian -friendly gathering spaces and amenities
and will incorporate pathways and additional landscaping to encourage
walking between businesses and improve the visual quality of the area. A
pedestrian -scale, walkable environment will be encouraged by
implementation of the Downtown Dublin Preferred Vision described below
and by incorporating amenities, where appropriate, such as paseos (e.g.
walkways, promenades), plazas, courtyards, benches, and informal
gathering spaces. Connectivity within the District and to other areas
outside the District will be strongly encouraged.
Businesses in the Retail District are envisioned to include a mix of retail
(ranging from small independent retailers to national regional -serving
retailers), service, office, and civic uses complimented by residential uses.
Figure 4-1: Retail District Location
qa
Retail District`-
50 CITY OF DUBLIN
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5.1.a
4.1.3 Downtown Dublin Preferred Vision
The City Council adopted the Downtown Preferred Vision in November
2019. which included three Drimary components:
1. Siting of the Town Square
2. New Street Grid Network
3. Downtown Character
The Preferred Vision area includes a portion of the Retail District bound by
Regional Street, Amador Valley Boulevard, Amador Plaza Road and Dublin
Boulevard as shown in Figure 4-2. The introduction of a new street grid
network breaks down the large block format into smaller, walkable -sized
blocks. The proposed extension of Golden Gate Drive north from Dublin
Boulevard up to Amador Valley Boulevard will become a new main street
within the classic Downtown street grid network. The Preferred Vision
includes three new east/west streets and three new north/south streets.
The northern most east/west street may have an alternate design to be
pedestrian only.
Implementation begins with the siting of the town square; a one -acre park
and plaza that will serve as Downtown Dublin's primary gathering place.
The location of the town square is one block north of Dublin Boulevard
along the proposed extension of Golden Gate Drive.
Successful, vibrant downtowns have a diverse economic base that includes
a mix of retail, restaurants, services, entertainment, office space, housing
and hotels. Concentrating this mix of uses in a four -block area around the
town square referred to as "The Core," creates a downtown character with
a synergy for those uses to thrive.
I.A.4 Development Standards
The development standards on the following pages shall be used for all
projects that require Site Development Review (where applicable).
Design guidelines that apply to the entire Specific Plan Area or that are
specific to the Retail District should be considered with these standards
(see Section 4.4: Design Guidelines).
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES 1 4
Figure 4-2: Downtown Preferred Vision
Town Square and Street Grid
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5.1.a
At least 1 public entrance per business with street
frontage shall be provided along a facade facing the
street.
Within "The Core" locate entrances in key retail clusters
close together and ideally one every 50 feet maximum.
Direct pedestrian access shall be provided from the
sidewalk and parking areas to building entrances
(excluding private service entrances)
Within "The Core", pathways that provide mid -block
access are encouraged to be provided for any block length
that exceeds 400 feet.
Driveways may be provided from a street or adjacent
property (if a shared access agreement is established)
Shared access to reduce the number of public roadway
access points is strongly encouraged.
15 ft min for 1-way driveways and 24 ft min for 2-way
driveways. Fire access roadways (including driveways)
shall have a minimum unobstructed width of 20 feet.
Within 'The Core", loading and service access shall be
from the east/west streets and away from the Golden
Gate Drive Extension. Service access must be located a
minimum of 15 feet from the storefront entrance.
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES 1 4
Figure 4-4: Examples of Site Access in the Retail District
Street
F-1 Parking 1-1 Driveway Access
Pedestrian Access F -1
Building
— — Property Line
DOWNTOWN DUBLIN SPECIFIC PLAN
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5.1.a
0.35 base
2.0 max (required participation in the development
density pool, an agreement with the City, and provision of
a community benefit in compliance with the Community
Benefit Program)'
Not permitted west of San Ramon Road.
Allowed at a minimum density of 22 units per net acre.
Permitted within a mixed -use development if designed
based on the following standards:
■ The development includes ground floor retail or
office space that equals an FAR of 0.3 min
■ Retail or office space is built along at least 80% of
the property's total street frontage and set back no
more than 10 ft from the building setback
requirement
■ Common open space for the residential units are
provided at a rate of 15% of the site's total area
Projects that include residential development within 1,000
ft. of either Interstate 580 or 680 (or less per Bay Area Air
Quality Management District's current guidelines) shall
incorporate the following standards to minimize
potentially adverse air quality affects:
■ Configure the proposed buildings so that the bulk of
the building is located farther from the highway.
■ Place heating ventilation and air conditioning
(HVAC) system intakes as far away from highway as
feasible.
■ Include high efficiency filters in the HVAC system
(rated with a minimum efficiency rating value
[MERV] of at least 13). This would also include a
commitment to regular maintenance and
replacement of filters as needed.
■ Provide positive pressure with the HVAC system in
all occupied spaces to prevent the incursion of
outside air that bypasses the HVAC filters.
■ To reduce the amount of outside unfiltered air
indoors, do not place operable windows in close
proximity to the highway. In addition, signs should
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES 1 4
be posted to keep exterior doors closed when not in
use.
6 floors and 75 ft max (tower elements, architectural and
articulated design features, solar panels, and small-scale
wind turbines may extend 10 ft max beyond this height)
Minimum building height in "The Core" is 40 feet.
Encouraged on upper floors, but not required
At least one of the following frontages (based on the
ground floor use) shall be provided on all facades that
front a street:
■ Anchor Storefronts
■ Storefronts
■ Office/Lodging Fronts
■ Auto Service Fronts
■ Public Fronts
Minimum height of ground floor to second floor is 18 feet.
Provide a minimum of 50 feet of depth; 60 feet is preferable
Space structural columns 30 feet apart
Notes 1 Refer to Section 3.5: Future Development Assumptions
2 For frontage standards/guidelines, see Section 4.4: Design Standards and
Guidelines
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5.1.a
4 1 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
Storefronts
The following guidelines apply to facades that are designed with
storefronts:
• On the ground floor, at least 50% of the facade's surface area
should consist of windows (including glass on doors).
• On upper floors, at least 20% of the facade's surface area should
consist of windows (including glass on doors). Windows shall be
provided on all upper floors of the building.
• Storefronts should be designed with display windows, recessed
entrances, kick -plates, and transom windows.
• Storefronts should be recessed at least six (6) inches into the
facade and may be recessed further to create outdoor dining
areas.
• Awnings, marquees, window shades and trellises, and second
floor balconies are encouraged above storefronts to provide
shade.
• To maintain visual access between pedestrians and interior
activity within storefronts, mirrored, reflective, frosted, and/or
tinted glass is strongly discouraged on storefronts.
• If the building is set back from the sidewalk, private outdoor
spaces (such as forecourts, plazas, patios, and outdoor dining
areas) are encouraged adjacent to buildings for use as outdoor
dining and gathering.
■ All storefront windows (including replacement windows) shall
match on each elevation.
■ All storefronts in "The Core" of the Downtown Preferred Vision
area shall incorporate the following:
• A minimum height of 18 feet.
• A minimum depth of 50 feet; a depth of 60 feet is preferred.
• Spacing of structural columns 30 feet apart to maximize
usable space.
Examples of Storefronts
84 CITY OF DUBLIN
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5 1 MOBILITY AND INFRASTRUCTURE PLAN
5.1 Vehicular Circulation
As part of this Specific Plan, the City amended the City's General Plan
related to acceptable Levels of Service (LOS) standards within the City to
require a LOS of D or better for all intersections except for intersections
within the Downtown Specific Plan Area (including the intersections of
Dublin Boulevard/San Ramon Road and Village Parkway/Interstate 680 on -
ramp). The objective of this amendment was to balance vehicular and
non -vehicular circulation requirements, and thereby create a more
pedestrian -friendly downtown.
With implementation of the Downtown Dublin Preferred Vision, a new
street grid network is added to the Retail District. See Figure 4-2:
Downtown Dublin Preferred Vision Town Square and Street Grid for an
illustration of the new street grid. The Preferred Vision includes two new
east/west streets and three new north/south streets. The two new
street and the extension of Golden Gate Drive will be public
streets. All other streets will be private.
In addition, the City may undertake limited circulation improvements to
improve overall citywide traffic conditions. This could include signal
timing, re -striping, additional turning lanes, etc. These improvements
would most likely be constructed as part of the City's Capital Improvement
Program. In these circumstances, the Downtown Dublin Streetscape Plan
would be used to guide the enhancement of public streets within the
Specific Plan Area.
Saint Patrick Way Extension
As part of future development, Saint Patrick Way will be extended from
Golden Gate Drive to Regional Street. This extension will be necessary to
move vehicular traffic through the Transit -Oriented District upon
completion of the West Dublin/Pleasanton BART Station and new
development projects on adjacent properties.
Construction of the Saint Patrick Way extension would occur concurrent
with (adjacent) development of the Essex and AMB parcels. The roadway
would be constructed as a two-lane roadway with parking and sidewalks.
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See Figure 5-1: Saint Patrick Way, for an illustration of the proposed street
configuration.
5.2 Pedestrian and Bicycle Circulation
5.2.1 Pedestrian Pathways
East -west pedestrian pathways on the properties extending from Regional
Street to Amador Plaza Road should be improved consistent with the
Dublin Bicycle and Pedestrian Master Plan to provide a better connection
for pedestrians. Access to this pathway should be provided from sidewalks
and across the rear service alley behind the retail establishments which is
the planned future extension of Saint Patrick Way. The pathway may be
improved as private outdoor space (such as a paseo) and follow the
appropriate standards and guidelines. Landscaping, benches, building -
mounted and string lighting, small product vendors, entrances to retail
establishments, projecting shade elements, and other similar elements
may be provided to enhance the pedestrian realm.
5.2.2 Bikeways and Bicycle Connections
The City of Dublin Bicycle and Pedestrian Master Plan identifies and
proposed bikeways throughout the City (see Section 2.2.4 Circulation and
Parking). As an implementation measure, this Specific Plan recommends
exploring opportunities to expand the network throughout Downtown
Dublin and creating improved connections to the West Dublin/Pleasanton
BART Station. Bicycle support facilities, such as bike lockers, bike racks, and
shower facilities are encourage in or near the Station. Direct access to
bicycle parking should be provided throughout Downtown Dublin
consistent with the Dublin Bicycle and Pedestrian Master Plan and turning
movements at intersections and into/out of major developments should
be explored.
5.2.3 Golden Gate Drive Bicycle Improvements
The Specific Plan recommended improving Golden Gate Drive with Class II
bike lanes between Dublin Boulevard and the West Dublin/Pleasanton
BART Station. The Downtown Transit District Streetscape Project was
completed in June 2013 and enhanced pedestrian and bicycle access on
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5.1.a
6 1 IMPLEMENTATION AND ADMINISTRATION
6.1 Purpose and Intent
The City of Dublin shall administer the provisions of this Specific Plan in
accordance with the Specific Plan and Subdivision Map Act requirements in
the State of California Government Code, the City of Dublin General Plan
and applicable City Municipal Codes.
The Specific Plan elements, procedures, regulations, standards and
specifications shall supersede the relevant provisions of the City's
Municipal Code. The Specific Plan may be amended in the future. Certain
sections of the Specific Plan shall serve as the zoning standards for
Downtown Dublin, and a new Downtown Dublin Zoning District shall be
created as an implementation measure of this plan. Where there is a
conflict between this Specific Plan and the Municipal Code, the Specific
Plan shall prevail. Where the Specific Plan is silent on a requirement, the
Municipal Code shall apply as long as the regulation is consistent with the
Specific Plan.
6.2 Public Facilities and Infrastructure Funding
Mechanism
The project is expected to be fiscally self-sufficient. Each proposed
development project will be required to fund its own on -site and off -site
improvements consistent with existing City and special district regulations
and requirements. Development impact fees will be required to be paid by
each project to help off -set capital improvements that are required in the
area as a result of development. These fees include, but are not limited to,
traffic community facilities, fire, school, water, and sewer impact fees.
A Downtown Traffic Impact Fee was adopted by the City Council to help
fund roadway improvements in the downtown area and includes a variety
of improvements aimed at improving traffic efficiency and pedestrian
safety in Downtown.
A Community Financing District should also be considered as another
financing tool for the construction and maintenance of new streets as part
of the Downtown Dublin Preferred Vision.
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Public facility improvements for water and sanitary sewer service are
managed and maintained by the Dublin San Ramon Services District. In the
District's Capital Improvement Plan, the costs of capital improvement
projects are assigned to Local Sewer Replacement and/or Local Sewer
Expansion. The Replacement fund represents costs that are allocated to
existing users (generally through sewer rates), and the Expansion fund
represents the costs allocated to future users (generally through
connection fees).
6.3 Development Review Process
All development project applications will be subject to the review
requirements as described in this Specific Plan and/or as otherwise
required by the City Dublin Zoning Ordinance and Subdivision Ordinances.
All proposed plans for new buildings, expansion of existing buildings and
exterior modifications will be required to comply with applicable
provisions of this Specific Plan and Chapter 8.104 (Site Development
Review).
6.4 Development Pool and Community Benefit
Program
Development Pool
As discussed in Section 3.5: Future Development Assumptions, a base and
maximum floor area ratio (FAR) is provided for each district in the Specific
Plan Area (please refer to Table 3-3: Base and Maximum FAR per District).
Property owners are allowed to intensify their site up to the Base FAR by
right (non-residential square footage only). If a property owner would like
to intensify their site beyond the Base FAR established for their District or
construct residential dwellings, they may build up to the maximum FAR for
their District by entering into the Community Benefit Program and
obtaining the additional development potential from the Development
Pool.
The following Table illustrates the additional development potential
(beyond the Base FAR) for each District.
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5.1.a
Table 6-1: Development Pool
1,320,220
(+150 hotel rooms)
2,500
The above Development Pool for the Transit -Oriented District includes the
AMB project (150,000 square feet of office and 308 residential dwellings),
the Essex project (309 residential dwellings) and the BART hotel (150 hotel
rooms and 7,500 square feet of commercial). In the event that these
projects are constructed, the corresponding development potential will be
removed from the Development Pool. As these projects were approved
prior to the adoption of this Specific Plan, the developers are not required
to enter into the Community Benefit Program. If these projects are not
constructed, the associated development potential will be made available
to developers in the Transit -Oriented District. If only a portion of one of
these projects is constructed, the remaining development potential will be
returned to the Development Pool for the Transit -Oriented District.
For all three districts, the density obtained from the Development Pool will
be available to the property owner for the period of time specified in a
binding agreement between the City and the developer. At the expiration
of that period, the density will be returned to the Development Pool if the
project has not been constructed.
The City will manage the Development Pool and maintain an inventory of
all projects that are developed above the base FAR to ensure that
development does not exceed the density cap in each district.
Community Benefit Program
A Community Benefit Program will be established to ensure that
developers provide a benefit to the Specific Plan Area in exchange for
receiving a higher density on their property.
IMPLEMENTATION AND ADMINISTRATION 1 6
A developer who is taking part in the Community Benefit Program will be
required to enter into a binding agreement with the City that specifies the
community benefit that will be provided in exchange for use of density
from the pool. The City will negotiate the terms of the Agreement c
including the period during which the density will be available to the o
developer and community benefits that will be provided by the developer. 4
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in relation to the density they are obtaining from the Pool. Improvements
or fees which are required by the Municipal Code are not considered to be E
a community benefit and are regardless of the project status. Examples of Q
appropriate community benefits that might be provided by the developer N
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vehicles, preferred parking for carpool vehicles, site specific
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• Public Safety enhancements including substation, vehicles,
defibulators, fire extinguishers, etc.;
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dedications and pathway improvements). Note: This does not
include pedestrian connections within the project site, which are
required by good site planning principles;
Transit improvements (e.g., enhance or construct bus shelters);
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and
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5.1.b
RESOLUTION NO. 20-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL AMEND THE DOWNTOWN DUBLIN
SPECIFIC PLAN TO CREATE A NEW STREET GRID IN THE REAIL DISTRICT, SITE A
TOWN SQUARE, COMBINE THE REMAINING ALLOCATION OF NEW NON-RESIDENTIAL
SQUARE FOOTAGE FROM THE TRANSIT -ORIENTED AND RETAIL DISTRICT INTO ONE
POOL, ALLOW LODGING IN THE RETAIL DISTIRCT, AND AMEND THE DESIGN
GUIDELINES FOR THE CORE AREA OF THE RETAIL DISTRICT
PLPA-2020-00009
WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north; and
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental
Impact Report ("EIR") (SCH# 2010022005, incorporated herein by reference). The DDSP EIR
evaluated the potential impacts associated with intensifying development in the 284-acre
Downtown Dublin area to accommodate additional residential and non-residential uses; and
WHEREAS, on May 6, 2014, City Council adopted an amendment to the DDSP to
increase the number of residential units permitted in Downtown Dublin by 1,200 units and
decrease the amount of commercial square footage permitted by 773,000 square feet, to create
minimum density thresholds for the Transit -Oriented and Retail Districts in the DDSP, to restrict
residential development west of San Ramon Road in the Retail District, and including other
minor amendments (Resolution No. 49-14, incorporated herein by reference). Pursuant to
CEQA and the CEQA Guidelines, the City adopted an Initial Study/Addendum to the previously
certified DDSP EIR for this amendment, which is incorporated by reference as if fully set forth
(Resolution No. 50-14); and
WHEREAS, on December 3, 2019 adopted an amendment to the General Plan and
DDSP to allow an increase in the allowable commercial floor area ratio in the Transit -Oriented
and Retail Districts, combine new residential dwelling unit allocation into one pool for all three
districts in the DDSP, and amend the parking standards in the Village Parkway and Transit -
Oriented Districts (Resolution No 126-19, incorporated herein by reference). Pursuant to CEQA
and the CEQA Guidelines, the City adopted an Initial Study/Addendum to the previously
certified DDSP EIR for this amendment, which is incorporated by reference as if fully set forth
(Resolution No. 126-19); and
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WHEREAS, the proposed amendments focus on implementing the Downtown Dublin a
Preferred Vision approved by City Council on November 5, 2019, which included three primary
components: Siting of a Town Square, New Street Grid Network and Downtown Character. The
proposed amendments include the creation of a new street grid of both public and private
streets in the Retail District, combining the remaining allocation of new non-residential square
footage from Transit -Oriented and Retail Districts into one total allocation for the two areas,
Packet Pg. 33
5.1.b
adding lodging as a permitted use in the Retail District, and changes to the design guidelines in
"The Core" area of the Retail District to encourage walkable and pedestrian -friendly
development, hereafter referred to as the "2020 DDSP Amendment" or the "Project;" and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the City N
obtained a contact list of local Native American tribes from the Native American Heritage N
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed Specific Plan Amendment; and E
WHEREAS, the California Environmental Quality Act (CEQA), Public Resources Code
Section 21166, et seq., and the State CEQA Guidelines Section 15162(a) require that when an a
EIR or negative declaration has been certified for a project, no subsequent EIR or negativea.
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declaration shall be prepared for that project unless the lead agency determines, on the basis of o
substantial evidence in light of the whole record, that one or more of the following exists:
1. Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant
effects;
2. Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or Negative
Declaration due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
d. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects
on the environment, but the project proponents decline to adoption measures or
alternative; and
WHEREAS, pursuant to CEQA and the CEQA Guidelines, the Project was examined to
determine if any of the standards contained in CEQA Guidelines Section 15162(a) requiring
preparation of supplemental environmental review would be met. The analysis, as further
detailed the Staff Report, dated May 26, 2020, and incorporated herein by reference, concluded
that none of the standards contained in CEQA Guidelines Section 15162(a) requiring
2
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5.1.b
preparation of supplemental environmental review are met; the Project would not result in any
new significant impacts or substantially increase the severity of any significant impacts identified
in DDSP EIR and subsequent Addendums; no other CEQA standards for supplemental review
are met and no further environmental review is required; and
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WHEREAS, a Staff Report, dated May 26, 2020, and incorporated herein by reference, cm
described and analyzed the 2020 DDSP Amendment, for the Planning Commission; and
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WHEREAS, the Planning Commission held a properly noticed public hearing on the 2020
DDSP Amendment on May 26, 2020, at which time all interested parties had the opportunity to
be heard; and a
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WHEREAS, the Planning Commission considered all above -referenced reports, o
recommendations, and testimony to evaluate the 2020 DDSP Amendment.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the amendments to the Downtown Dublin Specific Plan, as described in Exhibit
A, based on findings, as set forth in Exhibit A, that the amendments are in the public interest,
promotes general health, safety and welfare, and that the General Plan and Downtown Specific
Specific Plan, as so amended, will remain internally consistent.
PASSED, APPROVED AND ADOPTED this 26t" day of May 2020 by the following vote
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Assistant Community Development Director
3
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