HomeMy WebLinkAboutItem 6.1 - 3266 DDSP Amendments (2)
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STAFF REPORT
CITY COUNCIL
DATE: July 21, 2020
TO: Honorable Mayor and City Councilmembers
FROM:
Linda Smith, City Manager
SUBJECT:
Downtown Dublin Specific Plan Amendments 2020
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider amendments to the Downtown Dublin Specific Plan.
Proposed changes begin to implement the Downtown Dublin Preferred Vision approved
by the City Council in 2019. The amendments consist 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.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate and adopt the Resolution Amending the
Downtown Dublin Specific Plan 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 the 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.
FINANCIAL IMPACT:
None.
DESCRIPTION:
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."
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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.
The Transit-Oriented District embraces its
proximity to the West Dublin BART station. 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
The Preferred Vision area includes a portion of the Retail District bound by Regional
Street, Amador Valley Boulevard, Amador Plaza Road and Dublin Boulevard. Th is area
currently includes 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.
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ANALYSIS:
Downtown Dublin Specific Plan Amendments
The proposed DDSP Amendments consist 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.
The proposed amendments to the DDSP are provided in a redline format in Attachment
1. With the exception of the Table of Contents, all pages with proposed amendments
are provided for contextual reference. The City Council Resolution showing all final
amendments included as Attachment 2.
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
The three public streets will consist of one north/south street and two east/west streets.
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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 approximat ely
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.
Town Square
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 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 a weekly farmers' market,
yoga in the park, concerts, play and water features,
and outdoor seating. The Town Square may also be
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 DDSP area. The Downtown Plaza, anticipated to
be 0.5 - 0.75 acres, could include benches and seating, public art, hi storic 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
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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.
Table 1. Allowable New Non-Residential Development in DDSP
District Non-Residential SF
(Existing)
Non-Residential SF
(Proposed)
Retail 543,850 2,166,810 (+150 hotel
rooms)
Transit-Oriented 1,622,960 (+150 hotel
rooms)1
Village Parkway 20,730 No Change
Total 2,262,540 (includes 150
hotel rooms)1
No Change
1The 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 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 w as development of the first four
blocks north of Dublin Boulevard, which includes 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,
and to offer convenience, vibrancy, and a sense of place. The design guidelines in the
Retail District encourage a walkable and pedestrian-friendly development throughout
the District. The proposed amendments strength en the existing requirements by
requiring the following considerations in “The Core” for new commercial development
projects:
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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.
3. Minimum building height of 40 feet.
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 mentioned
above, 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:
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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 implem ent 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.
The DDSP was adopted by the Dublin City Council in February 2011 with the intent of
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 2,262,540 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 bu ilding 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.
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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.
The 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 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 City Council (Resolution No. 126-19).
Amendment #3
The proposed 2020 DDSP Amendments focus on implementing the Downtown Dublin
Preferred Vision approved by City Council on Nov ember 5, 2019, which included three
primary components: 1) Siting of a Town Square; 2) New Street Grid Network; and 3)
Downtown Character. The proposed project requires an amendment to the DDSP and
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 EI R 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 mo re 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
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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 sig nificant impacts, and no
additional or different mitigation measures are required.
b) Are there substantial changes in the conditions which the Project is undertak ing
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 eff ects 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 DDSP area.
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 o r
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.
PLANNING COMMISSION REVIEW:
The Planning Commission considered the proposed project at their regular meeting on
May 26, 2020. There was no public comment provided at the meeting. The Planning
Commission unanimously adopted Resolution No. 20-10 (Attachment 3) recommending
approval of the DDSP Amendments.
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STRATEGIC PLAN INITIATIVE:
Strategy 1: Implement the City's adopted Preferred Vision for Downtown Dublin .
Objective C: Establish the proposed street grid network, including a study of right-of-
way acquisition and the appropriate funding mechanism for construction and
maintenance.
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 interest in being notified of meetings.
ATTACHMENTS:
1. DDSP Amendments - Redlined Pages
2. Resolution Amending the Downtown Dublin S pecific Plan
3. Planning Commission Resolution No. 20-10 Recommending that the City Council
Amend the Downtown Dublin Specific Plan
3 | L AND U SE AND D EVE L OP MEN T PL AN
40 CITY OF DUBLIN
3.1 Introduction
The Land Use and Development Plan is the primary implementing
component of this Specific Plan. It sets the tone for the overall vision of
desired outcomes and defines the type and general location of allowable
land uses within the Specific Plan Area.
3.2 Land Use Framework
Within the new Specific Plan Area, three districts have been identified to
establish unique development standards and design guidelines that are
unique to each district’s needs (see Figure 3-1: Downtown Dublin Specific
Plan Districts). These districts are:
Retail District – comprised of mostly regional serving large-format retailers
and a mix of uses, including residential, office, and hotel in a downtown
setting bounded by Amador Valley Boulevard, I-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.
3.3.1 Downtown Dublin Guiding Principles
The following guiding principles have been identified for the Downtown Dublin
Specific Plan Area.
◼ Support short-term incentives to promote development in downtown
Dublin such as expedited permitting, and sales tax reimbursement
program (the later of which currently exists).
◼ Consider the development of a community benefit payment in return for
increased density/FAR (i.e. density bonus/incentive program) that could
be used to pay for public improvements in the Planning Area.
◼ Increase the amount of retail sales and related economic activity
throughout downtown Dublin.
◼ Enhance the visual quality of downtown Dublin, including public
streetscape improvements (via the City’s existing Streetscape Master
Plan), entryways, on-si te landscaping and the appearance of individual
buildings.
◼ 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 that minimizes potential conflicts
between vehicles, pedestrians and bicyclists.
◼ Encourage a greater joint usage of parking areas through compatible
mixes of uses and enhanced pedestrian connections.
◼ Accept increased traffic congestion (i.e. reduced level of service) in the
downtown as a result of concentrating development near BART and major
transportation facilities, reducing vehicle miles traveled, and increasing
pedestrian and bicycle connectivity.
◼ Consider more flexible and appropriate parking standards that reflect
verifiable demand and consider the transit-oriented land uses in the area.
◼ Enhance the multi-modal circulation network to better accommodate
alternative transportation choices including BART, bus, bicycle, and
pedestrian transportation.
◼ Encourage development that will create a vibrant and dynamic
downtown that is considered an attractive and distinctive amenity
to the Tri-Valley Region.
3 | L AND U SE AND D EVE L OP MEN T PL AN
42 CITY OF DUBLIN
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 identity for Downtown Dublin.
◼ Encourage and support large- 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 and
enhance large-format regional retail 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.
◼ 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.
3.3.3 Transit-Oriented District Guiding Principles
In addition to the Downtown Dublin Guiding Principles, the following guiding
principles have been identified for the Transit-Oriented District.
◼ Promote transit-oriented development to create a distinctive and active
district.
◼ Retain existing auto dealerships while supporting their eventual
relocation to other easterly locations within the City of Dublin.
◼ Identify opportunity sites for future development that incorporate mixed-
use and provide public and/or private plazas and outdoor gathering areas
at strategic locations.
◼ Encourage underground and/or above ground parking structures.
◼ Encourage housing along Dublin Boulevard only as part of a mixed-use
development with ground floor office or retail uses.
3.3.4 Village Parkway District Guiding Principles
In addition to the Downtown Dublin Guiding Principles, the following guidelines
have been identified for the Village Parkway District.
◼ Continue to support a diverse mix of complementary land uses along
Village Parkway.
◼ Create opportunities for integrating live/work units into the
Village Parkway area.
◼ Consider an appropriate site for High Density Housing.
LAND US E AND D EVE LO P MEN T PL AN | 3
DOWNTOWN DUBLIN SPECIFIC PLAN 43
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 Square within the Retail
District.
Table 3-1: Land Uses
BUILDING USES 1 RETAIL
DISTRICT
TRANSIT -
ORIENTED
DISTR I CT
VILLAGE
PARKWAY
DISTRIC T
Regional Retail Allowed Prohibited 2 Prohibited
Community Retail Allowed Allowed Allowed
Outdoor Dining Allowed 3 Allowed 3 Allowed 3
Dining and/or
Entertainment Allowed Allowed Allowed
Office Allowed Allowed Allowed
Lodging Allowed
Allowed Prohibited
Live-Work 5 Allowed 6 Allowed CUP/PC 4
Multi-Family Residential 5 Allowed 6 Allowed Allowed
Mixed-Use Non-
Residential Allowed Allowed Allowed
Mixed-Use Residential 5 Allowed 6 Allowed Allowed
Indoor Recreation ZC or MUP/ZA ZC or MUP/ZA ZC or MUP/ZA
Auto Service/Sales CUP/ZA CUP/PC CUP/ZA
Drive-Through and Drive-
In Businesses CUP/PC CUP/PC CUP/PC
Civic, Cultural, and
Institutional CUP/PC CUP/PC CUP/PC
Town Square Allowed Prohibited Prohibited
Temporary Uses TUP TUP TUP
Notes 1 Additional and similar uses may be permitted by the Community Development
Director.
2 Prohibited unless adjacent to Dublin Boulevard.
3 Assuming accessibility (ADA) standards can be met.
4 May be permitted with a CUP/PC in a mixed-use development.
5 Subject to additional development standards if located within 1,000 feet of I-
580 or I-680.
6 Allowed 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
LAND USE AND DEVELOPMENT PLAN | 3 DOWNTOWN DUBLIN SPECIFIC PLAN 45 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. Based on City estimates and as described in the Downtown Dublin Opportunities, Issues & Strategies Report (RBF Consulting, 2009), approximately 258,734 square feet of non‐residential development has occurred since adoption of the West Dublin BART, Downtown Core, and Village Parkway Specific Plans in December 2000. With the exception of a senior residential development (Wicklow Square) and senior center (15,300 square feet), all of this development (243,434 square feet) has been commercial retail development. There has been no hotel, office or residential development constructed in the Downtown since December of 2000 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. Given the current economic downturn, there is approximately 282,000 square feet of vacant retail space available in Downtown Dublin, which effectively negates the development that has occurred since December 2000 from the standpoint of total occupied space. 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 308 499 multi‐family residential dwelling
3 | L AND U SE AND D EVE L OP MEN T PL AN
46 CITY OF DUBLIN
units and a 150,000 square feet office building. Associated with these
developments, Saint Patrick Way will be extended, providing a vehicular
and pedestrian connection between Golden Gate Drive and Regional
Street.
Other various residential, office and mixed-use developments have been
conceptual ly discussed with the City of Dublin, but no formal applications
have been submitted.
Market Forecast
The Downtown Dublin Focused Market Study (Market Study) was prepared
by Keyser Marston Associates (KMA, 2009) as part of the background
analysis for the Specific Plan Area. The purpose of the Market Study was
to provide an overview market analysis, the potential opportunities and
constraints to achieving the mix of land use and future development that
would best meet the City’s vision and goals for the downtown area.
The Market Study focused on six areas, which include Demographics,
Retail, Hotel, Residential, Office, and Mixed-use (specifically in transit
oriented developments [TODs]). Findings related to these areas are
summarized below in Table 3-2: Summary of Project Market Demand
(through 2025). A complete copy of the Market Study is available as a
separate document from the City.
Table 3-2: Summary of Project Market Demand (though 2025)
CATEGORY NOTES
Comparison Retail
and Eating/Drinking
400,000 sf Comparison Retail and 115,000 sf Eating/Drinking; but
demand likely to be mostly absorbed by vacant space and space in
pipeline; opportunities will still exist for some niche and/or one -of-a
kind retailers.
Convenience Retail 115,000 sf
Focused-Service
and Extended
Stay/Suite Hotels
100 rooms (beyond to the 150-room approved hotel at the West
Dublin/Pleasanton BART Station which has conceptual approval);
Dublin is well positioned to capture its share of limited opportunity.
Residential
3,000 units; residential downtown development should emphasize
the concept of an in-town, transit-oriented urban village; greatest
opportunity 2012-2015.
Office Limited demand for new office space except owner or user driven.
Population Growth 44,000 (2007) and 63,100 (2015)
Workforce 16,400 (2007) and 21,100 (2015)
Demographics
Potential constraint to the City’s near term future growth is of
course the impact of the economic recession on the housing market
and local economy.
Mixed-Use
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, thes e
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.
3 | L AND U SE AND D EVE L OP MEN T PL AN
48 CITY OF DUBLIN
Table 3-4: Net New Development
DISTRICT NON -RESIDENTIAL
(SF)
RESIDENTIAL
(DU)
MINIMUM
RESIDENTIAL
DENSITY
Retail
2,266,810
(+150 hotel rooms)
2,500
22 units/net acre
Transit-
Oriented
30 units/net acres
Village
Parkway 20,730 No minimum
Total
2,262,540
(includes 150
hotel rooms)
2,500
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.
4 | D EVEL OP MEN T S TAND ARDS A ND DES I GN GU IDE L I NES
50 CITY OF DUBLIN
4.1 Retail District Development Standards
4.1.1 Location
The location of the Retail District is illustrated on Figure 3-1: Downtown
Dublin Specific Plan Districts and on the map to the right. This map is also
used throughout this Section for reference.
4.1.2 Vision
The Retail District will continue to serve as a primary regional and
community shopping destination in the City.
New and remodeled buildings will complement the existing uses with
designs that are compatible with adjacent structures and the district as a
whole. Buildings shall utilize “green” materials as well as materials that are
of high quality - durable, attractive, long-lasting, and in context with the
building architecture. While compatibility is important, creativity and
unique designs are encouraged that can establish a signature look for the
district.
Areas adjacent to buildings (including surface parking lots) will be designed
to create more inviting pedestrian-friendly gathering spaces and amenities
and will incorporate pathways and additional landscaping to encourage
walking between businesses and improve the visual quality of the area. A
pedestrian-scale, walkable environment will be encouraged by
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
Retail District
DEVE LOP MEN T S TAN DARDS AN D D ESIGN GUID ELIN ES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 51
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 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.
4.1.4 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).
Figure 4-2: Downtown Preferred Vision
Town Square and Street Grid
The Core
DEVE LOP MEN T S TAN DARDS AN D D ESIGN GUID ELIN ES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 53
Street Street Pedestrian Access
Driveway Access
Property Line
Parking
Parking
Parking
Building
1 1
2
2
2 2 2
2
2
3
3
3
3
3
Building
Building
4
Parking
Parking Building 2 1
ACCESS
1 Building Entrance
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.
2 Pedestrian Access
Direct pedestrian access shall be provided from the
sidewalk and parking areas to building entra nces
(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 f eet.
3 Vehicular Access
Driveways may be provided from a street or adjacent
property (if a shared access agreemen t is established)
Shared access to reduce the number of public roadway
access points is strongly encouraged.
4 Driveway Width
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.
5. Service Access
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.
Figure 4-4: Examples of Site Access in the Retail District
DEVE LOP MEN T S TAN DARDS AN D D ESIGN GUID ELIN ES | 4
DOWNTOWN DUBLIN SPECIFIC PLAN 57
3
4
4
BUILDING DESIGN
1 Floor Area Ratio (FAR)
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)1
2 Residential Units
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 t hat the bulk of
the building is located farther from the hig hway.
◼ 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 unfilt ered air
indoors, do not place operable windows in close
proximity to the highway. In addition, signs should
be posted to keep exterior doors closed when not in
use.
3 Building Height
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.
4 Building Stepbacks Encouraged on upper floors, but not required
5 Allowed Frontages2
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
6.
Ground Floor
Commercial in “The
Core”
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
4 | D EVEL OP M EN T S TAND ARDS A ND D ES IGN GU IDE LI NES
84 CITY OF DUBLIN
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
5 | M OBILI T Y AN D I NF R ASTRUC TUR E P LAN
114 CITY OF DUBLIN
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
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.
5.1.1 Saint Patrick Way Extension
As part of future development, Saint Patrick Way will be extended from
Golden Gate Drive to Regional Street. This extension will be necessary to
move vehicular traffic through the Transit-Oriented District upon
completion of the West Dublin/Pleasanton BART Station and new
development projects on adjacent properties.
Construction of the Saint Patrick Way extension would occur concurrent
with (adjacent) development of the Essex and AMB parcels. The roadway
would be constructed as a two-lane roadway with parking and sidewalks.
See Figure 5-1: Saint Patrick Way, for an illustration of the proposed street
configuration.
5.2 Pedestrian and Bicycle Circulation
5.2.1 Pedestrian Pathways
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
6 | IMP LE MEN TA TI ON AND AD MINIS T R ATI ON
120 CITY OF DUBLIN
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 Infrast ructure 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.
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.
IMPLE MEN T AT IO N AND A DMIN ISTR AT I O N | 6
DOWNTOWN DUBLIN SPECIFIC PLAN 121
Table 6-1: Development Pool
DISTRIC T NON -RESIDENTI AL
SQUARE FOOTAGE
NUMBER OF
RESIDENTIAL
DWELLINGS
Retail 1,320,220
(+150 hotel rooms)
2,500 Transit-Oriented
Village Parkway 0
The above Development Pool for the Transit-Oriented District includes the
AMB project (150,000 square feet of office and 308 residential dwellings),
the Essex project (309 residential dwellings) and the BART hotel (150 hotel
rooms and 7,500 square feet of commercial). In the event that these
projects are constructed, the corresponding development potential will be
removed from the Development Pool. As these projects were approved
prior to the adoption of this Specific Plan, the developers are not required
to enter into the Community Benefit Program. If these projects are not
constructed, the associated development potential will be made available
to developers in the Transit-Oriented District. If only a portion of one of
these projects is constructed, the remaining development potential will be
returned to the Development Pool for the Transit-Oriented District.
For all three districts, the density obtained from the Development Pool will
be available to the property owner for the period of time specified in a
binding agreement between the City and the developer. At the expiration
of that period, the density will be returned to the Development Pool if the
project has not been constructed.
The City will manage the Development Pool and maintain an inventory of
all projects that are developed above the base FAR to ensure that
development does not exceed the density cap in each district.
Community Benefit Program
A Community Benefit Program will be established to ensure that
developers provide a benefit to the Specific Plan Area in exchange for
receiving a higher density on their property.
A developer who is taking part in the Community Benefit Program will be
required to enter into a binding agreement with the City that specifies the
community benefit that will be provided in exchange for use of density
from the pool. The City will negotiate the terms of the Agreement
including the period during which the density will be available to the
developer and community benefits that will be provided by the developer.
A developer may be required to provide one or a combination of benefits
in relation to the density they are obtaining from the Pool. Improvements
or fees which are required by the Municipal Code are not considered to be
a community benefit and are regardless of the project status. Examples of
appropriate community benefits that might be provided by the developer
include the following.
◼ Public Plaza or gathering space;
◼ Public Parks or Outdoor Play Areas;
◼ Measures aimed at reducing Greenhouses Gases and
Transportation trips including charging stations for electric
vehicles, preferred parking for carpool vehicles, site specific
transportation demand management programs, etc.;
◼ Sponsorship of a downtown special event (event to be approved
by the City);
◼ Public Safety enhancements including substation, vehicles,
defibulators, fire extinguishers, etc.;
◼ Enhanced streetscape improvements (e.g. sidewalks, landscaping,
fountains, etc.);
◼ Pedestrian connections to other sites or facilities (e.g. easement
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);
◼ Payment into a Downtown Fund for future public improvements;
and
Reso No. XX-20, Item X.X, Adopted 7/21/20 1
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 THE RETAIL DISTRICT, SITE A TOWN SQUARE, COMBINE THE REMAINING
ALLOCATION OF NEW NON-RESIDENTIAL SQUARE FOOTAGE FROM THE TRANSIT-
ORIENTED AND RETAIL DISTRICTS 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 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 amendment s (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 an d 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
Reso No. XX-20, Item X.X, Adopted 7/21/20 2
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 California Government Code Section 65352.3, 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; and
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
EIR or negative 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 ba sis of
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 severit y 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; 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
Reso No. XX-20, Item X.X, Adopted 7/21/20 3
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
WHEREAS, on May 26, 2020, the Planning Commission adopted Resolution No. 20-10
recommending that the City Council approve the 2020 DDSP Amendment, which Resolution is
incorporated herein by reference; and
WHEREAS, a Staff Report, dated July 21, 2020, and incorporated herein by reference,
described and analyzed the 2020 DDSP Amendment for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the 2020 DDSP
Amendment on July 21, 2020, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the City Council considered all above-referenced reports, recommendations,
and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the 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, I -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:
Reso No. XX-20, Item X.X, Adopted 7/21/20 4
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.
◼ 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
BUILDING
USES 1
RETAIL
DISTRICT
TRANSIT -
ORIENTED
DISTRICT
VILLAGE
PARKWAY
DISTRICT
Lodging Allowed
Allowed Prohibited
Town Square Allowed Prohibited Prohibited
Reso No. XX-20, Item X.X, Adopted 7/21/20 5
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 requirem ents, limited net new
additional density opportunities exist, particularly in the Village Parkway District.
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 December 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.
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.
Page 45-46, Section 3.5 Future Development Assumptions, Proposed New Development
shall be amended to read as follows:
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.
Reso No. XX-20, Item X.X, Adopted 7/21/20 6
Page 48, Table 3-4 shall be amended to read as follows:
Table 3-4: Net New Development
DISTRICT
NON -
RESIDENTIAL
(SF)
RESIDENTIAL
(DU)
MINIMUM
RESIDENTIAL
DENSITY
Retail 2,266,810
(+150 hotel rooms)
2,500
22 units/net acre
Transit-
Oriented 30 units/net acres
Village
Parkway 20,730 No minimum
Total
2,262,540
(includes 150 hotel
rooms)
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
Reso No. XX-20, Item X.X, Adopted 7/21/20 7
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 show n 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.
Reso No. XX-20, Item X.X, Adopted 7/21/20 8
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
The Core
Reso No. XX-20, Item X.X, Adopted 7/21/20 9
Page 53 Section 4.1 Retail District Development Standards shall be amended to read as
follows:
ACCESS
1 Building
Entrance
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.
2 Pedestrian
Access
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.
3 Vehicular
Access
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.
4 Driveway Width
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.
5 Service Access
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.
Page 57 Section 4.1 Retail District Development Standards, 3 Building Height shall be
amended to read as follows:
BUILDING DESIGN
3 Building Height
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:
BUILDING DESIGN
6
Ground Floor
Commercial in
“The Core”
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
Reso No. XX-20, Item X.X, Adopted 7/21/20 10
Page 84 Section 4.4.5 Frontages “Storefronts” shall be revised to add the following:
◼ 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:
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 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.
Reso No. XX-20, Item X.X, Adopted 7/21/20 11
Table 6-1 shall be revised as follows:
Table 6-1: Development Pool
DISTRICT
NON -
RESIDENTIAL
SQUARE
FOOTAGE
NUMBER OF
RESIDENTIAL
DWELLINGS
Retail 1,320,220
(+150 hotel
rooms) 2,500
Transit-
Oriented
Village
Parkway 0
PASSED, APPROVED, AND ADOPTED this 21st day of July, 2020 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
RESOLUTION NO. 20-10
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 RETAIL 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 th e 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
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 total alloc ation for the two areas,
2
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
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 Specific Plan Amendment; and
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
EIR or negative 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:
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 b e feasible would in
fact be feasible and would substantially reduce one or more sig nificant 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
3
preparation of supplemental environmental review are met; the Project would not result in any
new significant impacts or substantially increase the severity of any sign ificant 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, a Staff Report, dated May 26, 2020, and incorporated herein by reference,
described and analyzed the 2020 DDSP Amendment, for the Planning Commission; and
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
WHEREAS, the Planning Commission considered all above-referenced reports,
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 26th day of May 2020 by the following vote:
AYES: Benson, Kothari, Mittan, Thalblum, Wright
NOES:
ABSENT:
ABSTAIN:
________________________________
Planning Commission Chairperson
ATTEST:
_____________________________
Assistant Community Development Director