HomeMy WebLinkAboutReso 79-20 Amending the DDSPReso No. 79-20, Item 6.1, Adopted 07/21/20 Page 1 of 11
RESOLUTION NO. 79 - 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 amendments (Resolution No.
49-14, incorporated herein by reference). Pursuant to CEQA and the CEQA Guidelines, the City
adopted an Initial Study/Addendum to the previously certified DDSP EIR for this amendment,
which is incorporated by reference as if fully set forth (Resolution No. 50-14); and
WHEREAS, on December 3, 2019, adopted an amendment to the General Plan and
DDSP to allow an increase in the allowable commercial floor area ratio in the Transit-Oriented
and Retail Districts in the DDSP, combine new residential dwelling unit allocation into one pool
for all three districts, and amend the parking standards in the Village Parkway and Transit-
Oriented Districts (Resolution No 126-19, incorporated herein by reference). Pursuant to CEQA
and the CEQA Guidelines, the City adopted an Initial Study/Addendum to the previously certified
DDSP EIR for this amendment, which is incorporated by reference as if fully set forth (Resolution
No. 126-19); and
WHEREAS, the proposed amendments focus on implementing the Downtown Dublin
Preferred Vision approved by City Council on November 5, 2019, which included three primary
components Siting of a Town Square, New Street Grid Network and Downtown Character. The
proposed amendments include the creation of a new street grid of both public and private streets
in the Retail District, combining the remaining allocation of new non-residential square footage
from Transit-Oriented and Retail Districts into one pool for the two areas, adding lodging as a
Reso No. 79-20, Item 6.1, Adopted 07/21/20 Page 2 of 11
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 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 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. 79-20, Item 6.1, Adopted 07/21/20 Page 3 of 11
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. 79-20, Item 6.1, Adopted 07/21/20 Page 4 of 11
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
Reso No. 79-20, Item 6.1, Adopted 07/21/20 Page 5 of 11
BUILDING
USES1
RETAIL
DISTRICT
TRANSIT -
ORIENTED
DISTRICT
VILLAGE
PARKWAY
DISTRICT
Lodging Allowed
Allowed Prohibited
Town Square Allowed Prohibited Prohibited
Page 45, add new Section 3.4.15 Town Square to read as follows:
3.4.15 Town Square
A one-acre park and plaza that serves as Downtown Dublin’s central public gathering place.
Page 45, Section 3.5 Future Development Assumptions, Past Development Activities shall
be amended to read as follows:
Past Development Activities
Downtown Dublin is largely built-out and there are very few vacant parcels on which new
development could occur. Future development will therefore occur as properties are modified, in
some cases at a higher density. Due to existing FAR and parking requirements, limited net new
additional density opportunities exist, particularly in the Village Parkway District.
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
Reso No. 79-20, Item 6.1, Adopted 07/21/20 Page 6 of 11
of the BART station project is an existing 225,500 square feet one‐story warehouse facility (the
AMB site). This property has been entitled for development of 499 multi‐family residential dwelling
units. Associated with these developments, Saint Patrick Way will be extended, providing a
vehicular and pedestrian connection between Golden Gate Drive and Regional
Street.
Page 48, Table 3-4 shall be amended to read as follows:
Table 3-4: Net New Development
DISTRICT
NON -
RESIDENTIAL
(SF)
RESIDENTIAL
(DU)
MINIMUM
RESIDENTIAL
DENSITY
Retail 2,166,810
(+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.
Reso No. 79-20, Item 6.1, Adopted 07/21/20 Page 7 of 11
Page 51, add new Section 4.1.3 Downtown Dublin Preferred Vision to read as follows and
renumber subsequent Sections:
4.1.3 Downtown Dublin Preferred Vision
The City Council adopted the Downtown Preferred Vision in November 2019, which included three
primary components:
1. Siting of the Town Square
2. New Street Grid Network
3. Downtown Character
The Preferred Vision area includes a portion of the Retail District bound by Regional Street,
Amador Valley Boulevard, Amador Plaza Road and Dublin Boulevard as shown in Figure 4-2.
The introduction of a new street grid network breaks down the large block format into smaller,
walkable-sized blocks. The proposed extension of Golden Gate Drive north from Dublin Boulevard
up to Amador Valley Boulevard will become a new main street within the classic Downtown street
grid network. The Preferred Vision includes three new east/west streets and three new north/south
streets. The northern most east/west street may have an alternate design to be pedestrian only.
Implementation begins with the siting of the town square; a one-acre park and plaza that will serve
as Downtown Dublin’s primary gathering place. The location of the town square is one block north
of Dublin Boulevard along the proposed extension of Golden Gate Drive.
Successful, vibrant downtowns have a diverse economic base that includes a mix of retail,
restaurants, services, entertainment, office space, housing and hotels. Concentrating this mix of
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. 79-20, Item 6.1, Adopted 07/21/20 Page 8 of 11
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. 79-20, Item 6.1, Adopted 07/21/20 Page 9 of 11
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. 79-20, Item 6.1, Adopted 07/21/20 Page 10 of 11
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. 79-20, Item 6.1, Adopted 07/21/20 Page 11 of 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: Councilmembers Goel, Hernandez, Josey, Kumagai and Mayor Haubert
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk