HomeMy WebLinkAboutItem 6.1 Dublin Village Historic Area
CITY CLERK
File # D[!E[][Q]-[3JI5J
'1-20-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 1, 2006
SUBJECT
ATTACHMENTS:
RECOMMENDATION I)
2)
rJI ~~~
5)
6)
COPVTO:
PUBLIC HEARING - PA 02-074 Dublin Village Historic Area
Specific Plan and General Plan Amendment.
Report prepared by Kristi Bascom. Senior Planner
I)
Resolution adopting an Initial Study/Mitigated Negative
Declaration and Mitigation Monitoring Progranl (with the
Initial Study/Mitlgated Negative Declaration attached as
Exhibit A to the Resolution).
Resolution approvmg a General Plan Amendment and
approval of the Dublin Village Historic Area Specific Plan
(with the Dublin Village Historic Area Specific Plan attached
as Exhihlt A to the Resolution).
Vicinity Map.
Planning Commission Resolution 06-18 recommending City
Council adoption of a Draft Initial Study/Mihgated Negahve
DeclaratIOn and MihgallOn Momtoring Program.
Planning Commission Resolution 06-19 rccommending City
Council approval of General Plan Amendments and approval
of the Draft Dublin Village Histonc Area SpecIfic Plan.
Draft Planning Commission meeting minutes from July II,
100b.
2)
3)
4)
5)
6)
Open the public hearing;
ReceIVe Staff presentation;
Receive testimony from the public;
Close the public heanng and deliberate;
Adopt the Resolution adopting an Initial Study/Mitigated
Negative Declarahon and Mihgahon Monitoring Program
(with the Initial Study/Mitigated Negative Declaration and
Mitigation Monitoring Program attached as Exhibit A to the
Resolution); and
Adopt a ResolutlOn approv111g General Plan Amendments
and approval of the Dublin Village Historic Area Specific
Plan (with the Dublin Village Historic Area Specific Plan
attached as Exhibit A to the ResolutIOn).
File
All Property Owners 111 the pnJposed Specific Plan area
b.1
ITEM NO.
Page I of7
G:\PAtt\2002\02.074 IIistorical Stutlv\Spt:t.:ific Phm\CC Staff Repurt GPA.SP.duc
FINANCIAL STATEMENT
The costs associated with Implemcntation of thc Speei fie Plan will
be consIdered by the City Council at a latcr date.
PROJECT DESCRIPTION:
This proJect mcludcs the considerahon of a Spccific Plan and related General Plan Amendmcnts for the
Dublin Village Historic Arca, which conSIsts of approximately 38 acrcs of land generally locatcd
northwcst of San Ramon Road and Interstate 580. The SpeCific Plan arca includes commercial,
residential, public, and business park/industrial properties surrounding the mtersectIon of Donlon Way
and DublIn Boulcvard (AttachmenI3).
For several years, the City Council has been consldenng how to takc a morc proactive approach to
huilding Dublin's eorc historic area mto a cohesivc district to bctter highlight Dubhn's historic resources.
In order to accomplish this goal, the City Council authorized thc crcation of a Specific Plan for the Donlon
Way arca (from this pomt forward rcfcrrcd to as the Dublin Village Histonc Area) in 2001
In January 2004, the City Council adopted a one-year development moratorium in the historic Dubhn
Village settlemcnt area to prevent construction that could negatively impact the ongoing planning work.
City CounCil Ordinance 1-04 outlmed the following six tasks the City Council wanted to accomplish
during the moratonum period.
I Complete Design Guidclincs;
2. Evaluatc the Historical D'strict Designation Potential,
3 Assess the appropriate uses in the SpeCific Plan area;
4 Prepare appropriate developmcnt regulations that address setbacks, views, access, open space, and
architectural conSiderations;
5 Evaluate future infrastructure necds and eXlstlllg economic constraints; and
6 Prepare the SpeCIfic Plan.
While work on the SpeCIfic Plan and Dcsign Guidelines commenced, the City Council also concurrently
moved forward with anothcr goal for Fiscal Vear 2004/2005, which was to commISSIOn a land appraisal
for thc Dublin Square Shopping Ccnter at 11759 Dublin Boulcvard, comprising 4.12 acres in the heart of
the proposcd Specific Plan area. Thc Dublin Square property was one of SIX sites identified as a potential
location for futurc parks in Duhlin III order to correct the City's anticipated 5.3-acre parkland deficit as
detailed in the Parks and Recreation Master Plan. One of thc other Goals and ObJechves for FY
2004/2005 was to undertake a sitc mastcr plan and programming study to determine the ulhmate
boundanes and uscs of the Dublin Histone Park.
Work on all of these goals, ob.lechves, and tasks has proceeded along various hmehnes and, to datc, the
following items have been accomplished.
The Dublin Village Design GUldelincs were completed and adopted by the City Council in January
2005 along with a Historic Overlay Zoning District designed to ensure compliance with the
guidehnes.
2. The area's potential for llistorie District deSIgnatIOn has been evaluatcd, and the U S. Department
of the Interior approved a National Register of Historic Places designatIon for St. Raymond's
Church and Pioneer Cemetery III April 2006
3 A land appraisal was conducted for thc Dublin Squarc Shopping Center at 11759 Dublin
Boulevard.
Page 2 of7
4 A site master plan and programming study was conducted for the futurc Dubllll Histone Park,
which the City Council will also he consIdering at its August 1,2006 meetmg.
5 The Draft Duhhn Village Historic Area Specific Plan has been completed, which addresses
appropriate land uses in thc arca, contains development regulations, and evaluates infrastructure
needs.
The Specific Plan proJect includes two componcnts: adoption of two General Plan Amendments, and the
Specific Plan itsclf.
ANAL YSIS:
Description a/the Specific Plan
California State Govcrnment Code Section 65451 details the required sections that must be ll1cluded in all
SpeCific Plan documents, and most Speeille Plans contain the required sectIOns as well as other sections
that pertain to a particular projcct or geographic area.
The proposed Duhlin Villagc Historic Arca Specific Plan is divided into several sections that discuss thc
general context of the plamling arca, analyze the eXIsting conditions in thc area, propose a land use
concept, recogOlze the area's valuable resources, and include dcsign gUldehnes to steer future
dcvclopment. The document also includes a discussion of the mfrastructure and maintcnance of facilities
in the arca and describes how the SpeCIfic Plan will be administcrcd and implementcd.
There arc three main goals of thc Specific Plan:
Goal I Preserve and protect the valuable historic resources withm the Duhlin Villagc Historic Area.
Goal 2. Guide thc design of future development to reinforce the umque historic qualitics and dcsign
elements that once defincd Dublin Villagc.
Goal 3
Improve thc public realm to create a positivc pedestnan experience, enhance the area's image
as a historic distnct, and create a UOll[Ue sense of place.
With thesc goals in mind, the Specific Plan has becn writtcn and diVided mto the following scctions.
Section 1 Executive SlUllmary
Section 2. Introduction, Purpose, and Proj ect LocatIon
Section 3 General Notes
Section 4 Existing Conditions
Section 5 Land Use Concept
Section 6. Historic, Cultural, and Archeological Resource Preservation
Section 7 Design Guidclines (fornlerly a separate document)
Section 8. Infrastructure and Maintcnance
Section 9' Specific Plan Administration and Implementation
Scctions 1-4 arc thc standard scctions that contain background mformation ahout thc project area and thc
purpose of the Specific Plan. The most notcworthy sections 111 the document relatc to thc land usc
concept, resource preserval10n, deSlgn gLLldehnes, and administration and implementatlOn, whIch are
described in more detail bclow
Page 3 of7
Section 5. Land l."<e Concept
The main element of this section IS the proposed SpecIfic Plan and General Plan land use designahon of
Parks/Puhlic Recreal10n for five (5) parcels in the project arca that currcntly have a Retail/Office land use
designation in the General Plan.
Existing and proposed Gcneral Plan land use designations for properties with proposed changes
11759 Dublin
Blvd.
"""''''''n~__.,.
APN Existing GP
land use
desi2nation
Retail/Office
Proposed Spccific Plan and
Gencral Plan land usc
desi2nation
Parks/Puhlic Recreation
Sitc Common Name Addrcss
(Owncr)
Dubhn Square
Shopping Ctr
.(~c:r.~.e.1ey L.~.d."f~
Grecn Store (Tri
Vallcy Church of
Chn st)
Hawthorne Lanc/
PIOneer Cemetery
,i.~1!Y.o.fpu1:>..1!E-L
Pioneer Ccmctcry
(City of Dublin)
Vacant parcel (Dublin
Histoncal
Preservation Assn.)
941-1560-
007-01
11873 Dublin 941-1550-
Blvd. 004
Parks/Public Recreation
Retail/Office
None
Retail/Office
Parks/Public Recreation
941-1560-
005
None
941-1560-
006
941-1560-
003-03
Parks/Public Rccrcation
Rctail/Office
Retail/Office
Parks/Public Recrcation
None
These five parcels total 7.55 acres of land that are proposed to change from a Retail/Office land use
designation to a Parks/Puhlic Rccreation land use designation for thc purposes of correcting the City's
anticipatcd 5.3-acrc parkland deficit as detailed in the Parks and Recreation Master Plan. Designation of
the five parcels for park purposes would allow the Duhhn Historic Park Draft Master Plan to bc adoptcd
and implemented, which would cnlarge the Hcritagc Centcr onto adjacent propertIes over time.
SectIOn 6. Histonc. Cultural. and Archeological Resource Preservation
ThIS section discusses the status of the historic, cultural, and archeological resources in the area and also
cstablishes Dublin's Local Historic Rcsource Inventory
Section 7. Design Guidclines
'Dlis section takcs the Dublin Village DesIgn GUIdelines, which wcrc adopted by the City Council m
January 2005, and ineorporatcs the guidclines into the Specific Plan for ease of use. The section contains
guidelincs for commcrcial and reSidential construCl1on, guidelines for the preservation and cnhancement
of hIstoric resources, and guidelines for streetscape and public spaces. All ncw construction, remodeling,
or other modi fications to huildings or sites in the Specific Plan area will be suhjcct to the design
guidclincs as required by Chapter 8.62 of thc Zoning Ordinance (Histonc Overlay Zoning District Sitc
Dcvelopment Revicw).
Sections 8 and 9: Specific Plan Administration and Implementation
These scctions describe thc Capitalln1provement Program (CIP) budget that has been approvcd to fund
the pubhc strcetscape Improvements proposed for the project area, and it also describes the Implementmg
acl10ns ofthe SpeCIfic Plan, which include approval of the Park and Recreation Master Plan 2006 Update,
approval and Implementation of the Dublin Historic Park Draft Master Plan, and amendments to the
Zoning Ordinance and Zoning Map in accordance with thc Specific Plan.
Page 4 of?
Description oJthe General Plan Amendments
Adophon of the Dublin Village Histonc Area Specific Plan requires that certain revisions bc made to thc
Dublin General Plan. These rcvisions includc changes to the Gencral Plan Land Use Map to modlfy the
land use designation of the five aforemenhoned parcel~ from Retail/Onlce to Parks/Public Rccrcation.
The other proposed amendment to the General Plan consists of adding text to Section 7.6 (Archcological
and Historic Rcsources) of the Gcneral Plan to state thc City's intcnt as it relates to changmg the land llse
desib'llation of the Green Storc site at 11873 DublIn Boulevard. Although the City is intercstcd in the
cventual expansion of the histonc park onto the Green Store site, the City also dcsircs to providc for
contmued usc of the Green Store structure and site for a church, as it is currcntly utilized. Thc ncw
General Plan language proposed for Scction 7.6 is as follows:
ImplementinQ Policies
C. The Green Store
The Green Store is a recognized historical resource and has been used as a church since 1989. This use
can remain as long as the landowner(s) wish to continue its operation. The Parks/Public Recreation
designation on the General Plan Land Use Map illustrates the long-term potential for expansion of the
heritage park to include this historic structure and the property it is on and is not intended to affect or change
the current church use or its continued operation as a religious land use under a valid Conditional Use
Permit.
General Plan and Parks and Recreation Master Plan Consistency:
Approval oCthe Dublin Village Historic Area Specific Plan is consistcnt with the followmg Dublin
Gcncral Plan policics:
Guidinf! Po/icv 3.3A. 1'.xpand park area throughout the primarY and extended planning areas to
serve new development.
Implementinll Policv 3.3C: Acquire and improve parklandO' in conformance with the priorities and
phasing recommendations of the Citv's Parks and Recreation Master Plan.
Guidinll Policv 7. 6A. Preserve Duhlin 's historic structures.
Additionally, the Dublin Village Historic Arca Spccific Plan furthers several progranls of the Parks and
Rccreation Master Plan, including:
Action Prof!ram 1f Seek to preserve existing and to acquire additional sites of historical interest
or to relocate structures of historical value into an "historic park. "
Action Prollram I;. Pending the completion of the llistorical District Designation Study of the
Donlon Way area, pursue opportunities to expand the City's historic holdings in the area.
Action Program Ik: Designate sites for new parks to alleviate the 5.3 +/- acre deficiencv bv
amending the Parks and Recreation Master Plan to show the location of such future park sites.
ENVIRONMENTAL REVIEW:
An Imtial Study and Mitigated Negative Declaration (lS/MND) has heen prepared in compliance with thc
California Environmental Quality Act (CEQA), State CEQA Guidclines, and the City of Dublin
Environmcntal Guidclines to identify and analyze impacts of the proposed project. A 30-day pubhc
review pcriod bcgan May 31, 2006 and ended June 30, 2006. Thc IS/MND was sent to lhe State
Page 5 of7
Clcallnghouse to bc disscminatcd to all appropnate Statc agenclCs. A Mitigated Negative Declaration has
bcen preparcd because it was dctcrmined, through the rcview process, lhat the project will not havc a
slgmficant effect on the envIronment wIth the mcorporahon ofthc proposed mitigation measures.
Comments received on the Initial Study/Mitigated Negative Declaration:
Comments on thc IS/MND werc rcccivcd from two Statc agcncles, mcluding the Department of
TransportatIon (CaITrans) and thc Department of Toxic Substances Control (DTSC). Thc CaITrans letter
SImply stated that an Encroachment Permit would need to be obtained for any work describcd in the
Spccific Plan area within the State Right of Way
Thc DTSC letter notcd that residual pcsticide and hcrbicides from prevIOUS agncultural uses may remain
in soils on properlles 111 the SpecIfic Plan area due to the fact that the area was previously used for
agricultural purposes and that pesticides could have becn uscd. However due to the amount of hme that
has passed since the properties were uscd for agncultural purposes, it was concluded in thc Initial Study
that the potential for pesticide contamination was not a significant impact. Additionally, all but three of
the properties in thc Specific Plan area are disturbed, developed SItes, covered with huildings, pavcment,
and associated landscapmg. There are only three (3) vacant propertics in the area, two owned by Caltrans,
both of which have an odd configuration adjacent to the 1-580 right of way, which makes thcm unlikely to
be developed. Thc othcr vacant property is owncd by the Dublin Historical PreservatIOn AssociatlOn, and
It IS proposed to he used for the hlstonc park/cemetery expansion.
As a matter of protocol, the City requires a Phase II Environmental Assessment to be completed prior to
devclopment whenevcr a site is to be used for park purposcs, unless the site was already mcluded m
another environmental document. Because the City will conduct any soils testing necessary for cxpansion
of the historic park, no steps need to be taken at this time to detcrminc what levcl of soil contamination
exists on the properties (If at all). Neither the CalTrans nor thc DTSC letter changes the conclusions in
the draft Mitigated Negative Declaration.
OTHER AGENCY REVIEW:
Consistent with Senatc Bill 18, the City obtaincd a contact list of local Native Amencan trihes from the
Native American Hentage CommIssion and notified the tribes on the contact list of the opportunity to
consult with the City on thc proposed Gcneral Plan amendment and proposed Specific Plan. None of the
contactcd tribes requestcd a SB 18 consultation. AdditIOnally, the Specific Plan and related General Plan
Amendments werc rcvlcwcd by other City departments and mterested agencies per Section 65352 of thc
California State Planning and Zoning Law The comment period for outside agcncies was from May 15,
2006 to June 30, 2006. No comments were received.
PLANNING COMMISSION ACTION:
At the July 11, 2006 Planning Commission mccting, the Commission considered the Dublin Village
Historic Arca Spccific Plan and rclated General Plan Amendments. Thc CommIssion had questIOns aboul
Section 7 of thc Specific Plan (Design Guidelines) and qucstioned why three additional parcels along
Dublin Boulevard were not included in the boundary of the Speclfic Plan. The Planning Commission
expressed their interest in including thrce additional propertics in the Specific Plan boundary for thc
purposes of ensuring their compliance with thc Design Guidelines and for the purposes of ensuring
consistency in the public strectseapc. The thrce parcels were Idenhfied as follows:
. 11746 Dublin Boulcvard (APN 941-0113-004) - property is owncd by Kenneth and
Patricia Burgcr and contains two buildings
Page 6 on
. 11700 Dubhn Boulevard (APN 941-0113-005-02) - property is owned by Oleg and
Linda Dubney and contains onc building
. 11684 Dublin Boulevard (APN 941-0113-007-01) - propcrty is owned by the
Bnarhills ofDuhlm Cabana Cluh and contams one building and a swimming pool.
Thc Planning Commission adopted Resolution 06-19 on July 11, 2006, whIch illcluded a recommendation
to thc City Council that the Specific Plan boundary bc rcvised to lllclude the additional parcels. These
thrce parcels werc not included within the original boundary of the Specific Plan because the boundary
waS drawn to be conhguous with the boundary of the moratorium arca the City Council approved on
October 7, 2003 The moratorium area boundary was based on the locatIOn of tlIe area's remalllmg
historic resourccs and drawing as tight a boundary around those resources as possihle.
Should the City Council wish to include the three additional parcels in the Specific Plan boundary as the
Planning CommissIOn has recommcnded, the SpecIfic Plan would need to be amendcd to include an
analysis of those properhes, the Initial Study/Mitigated Negative Declaration would need to be reviscd and
rc-circulated, and all implcmenting actions of thc Specific Plan would bc postponcd until the documcnt
was finalized and adopted by the City Council. Given the public review period required for the Initial
Study re-cireulation and additional public noticc requirements, it would take approximately threc-six
months before the revised Specific Plan with the new bowldary would be In front of the City Council for
reVIew An alternahve option would he to adopt the Specific Plan and rclatcd General Plan Amendments
as they stand and authorizc Staff to initiate an amendment to add the three parcels.
CONCLUSION:
The proposed Dublin Village Historic Arca Specific Plall and related General Plan Amendment furthers
several of the goals the City Council has developed in recent years, and approval of thc documcnt will
allow the City to move forward in thc implementation of preserving historic resources within the
community and climinating the park dcfieit.
RECOMMENDATION:
Staff recommcnds that the City Council. 1) Open the public heanng; 2) Receive Staff presentation; 3)
Take testimony from the public; 4) Close the public hearing and dclibcrate; 5) Adopt thc Resolution
adopting an Initial Study/Mitigatcd Negative Dcclaration and Mitigation Momtonng Program (with the
Initial Study/Mihgated Negahve Declaration attached as Exhihit A to the Rcsolution); and 6) Adopt a
Rcsolution approving General Plan Amcndments and approval of the Dublin Villagc Historic Arca
Specific Plan (with the Dublin Villagc Historic Area Specific Plan attached as Exhihit A to the
Resolution).
Page 7 of7
\Uf) 10(1
RRSOLUTION NO. - 06
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
ADOPTING TIlE MITIGATED NEGATIVR DECLARATION AND A MITIGATION
MONITORING PROGRAM FOR TIlE
DUBLIN VILLAGE HISTORIC AREA SPECInC PLAN PROJECT
PA 02-074
WHEREAS, the City initiated a Specific Plan study and related Gcneral Plan Amendment to plan
for the City's historic core. Implcmentation of this planning would include amendments to the Parks and
Rccrcation Mastcr Plan, adoption of a Historic Park Mastcr Plan and other rclatcd actions. These
planning and Implementmg actIons are collechvely known as the "Historic Area Specific Plan Project" or
the "ProJ ect", and
WIIEREAS, the Project site includes approximately 38 acres gcnerally around the intersection of
Donlon Way and Dublin Boulevard; and
WHEREAS, thc Project sitc includcs the existing City Hcritage Centcr and othcr vacant and
devclopcd sitcs; and
WHEREAS, on thc basIs of an InitIal Study dated May 25, 2006, the City prepared a draft
Mitigatcd Ncgative Declaration which was circulated for public rcvicw from May 31, 2006 to June 30,
1000 and is attached as Exhibit A to this Resolution. The City reccivcd two commcnt lcttcrs, one from
Caltrans advising that prOJects encroachmg mto state right-or-way require an encroachment pcrmit and
the other from the state Departmcnt of Toxic Substanccs Control notmg that resj(lual peshCJ(le and
herhlcldes from prcvious agricultural uses may rcmain in soils. As furthcr explained in the staff report
dated August 1, 2000, thc City would conduct any nccessary soils testing for expansion of thc historic
park. Neithcr of the lettcrs changes the conclusions in thc draft Mitigated Negativc Declaration; and
WHRRRAS, a Planmng CommiSSIOn Staff Report, dated July 11, 2006 and incorporated herein
by reference, descrihed and analyzed the draft Mitigated Negahve Declaral10n and the Project for the
Planning CommlSsion; and
WHEREAS, the Planning Commission reviewed thc Staff Report, thc draft Mitigated Negativc
Declarahon at a noticed public hearing on July II, 2006 at which time all intcrested parties had the
opportunity to be heard; and
WHRRRAS, followmg the public heanng, the Plannmg CommiSSIOn adopted Resolution 06-018
recommending adoption of thc Mitigated Ncgative Declaration and Rcsolution 06~019 recommcndmg
approval ofthe Dublin Village Historic Area Spccific Plan and related General Plan Amcndments, which
resolutions arc incorporated herein by rcfcrcnce; and
WHRRRAS, a City Council Staff Rcport, dated August 1, 2006 and mcorporated herem by
referencc, described and analyzcd the draft Mitigatcd Ncgativc Dcclaration and thc ProJect, including thc
proposed amendments to the General Plan and the proposed Specific Plan; and
WHEREAS, thc City Council reviewcd thc Staff Report, Draft Mitigatcd Negative DeclaratJon
(Attached 10 this Rcsolution as Exhibit A), Draft Dublin Village Historic Arca Spccific Plan, and related
I
'=',1 'i,ltlo(o
Attachment 1
,;) 'tJ \.,;:, ,
General Plan Amendments at a nol1ced public heanng on August I, 2U06, at which timc all interested
partIes had the opportumty to be heard, and
WHEREAS, as rcquired by CEQA, the City prepared a MitIgation Momtoring Program, which is
attached to the Mitigatcd Negative Dcclaration; and
WHEREAS, the draft Mitigated Negative DeclaratIOn reflects the City's independent judgment
and analysis on thc potential for environmental impacts from the Projcct; and
WHEREAS, the location and custodian of the Mitigated Negativc Declaration and othcr
documents that consl1tute the recurd of proceedings for the Project is the City of Dublin Community
Development Department, 100 Civic Plaza, Dublin, CA 94568, (File PA 02-074).
NOW, THEREFORE, BR IT RESOLVED lhat:
A. The foregOlng recItals are true and correct and made a part ofthis resolution.
B Thc Dublin City Council rcviewed and considered the draft Mitigated Negal1ve Declaration prior to
making a recommendation on the Project.
C The Mitigated Negal1ve Declaral10n has been completed in compliance with CEQA, thc CEQA
Guidclincs and thc City of Dublin Environmental Guidelines.
D The Mihgatcd Negativc Declaration is complete and adequate and reflects the City's independcnt
judgment and analysis as to the environmcntal cffccts of the Project as described m the Mihgated
Negative Declaration.
E. On the basis of the wholc rccord bcforc thc City Council, including the MitIgated Negal1ve
Declaration and eommcnts received on it, there is no substantial evidcnce that the project will have a
signi llcant effect Un the enVIronment.
BE IT FURTHER RESOLVED that based on the ahove findings, the City Council adopts thc
attached MitIgatcd Ncgative Declaration and Mitigation Momtonug Program for PA 02-074, hoth of
which are incorporatcd hercin by refcrence.
PASSED, APPROVED AND ADOPTED this I st day of August 2006, by the following vote:
AVES.
NOES
ABSENT
ABSTAIN
Mayor
ATTEST
City Clerk
G;\P^#\2002\02~074 Historicl:Il Study\Specific phm\(:C Refiu IS MNu.DOC
2
:-> ubl.ct i
.
Initial Study and
Mitigated Negative Declaration
for the
Draft Dublin Village Historic Area Specific Plan and
General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update,
Dublin Historic Park Draft Master Plan,
and
Dublin Village Historic Area Rezoning
.
Planning Application File No,
PA 02-074
Lead Agency
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Public Review period: May 31, 2006 - June 30, 2006
.
Exhibit A
.
.
.
~,c,l
TABLE OF CONTENTS
Environmental Checklist Form............ .................... 1
Background and Project Description ......."....... 3
Existing Physical Setting. Uses. and Structures ........................... 5
Exhibit 1 Regional Context ....................... ..................................... 7
Exhibit 2: Project area Boundary ...,......................................................____............ 8
Exhibit 3: Assessor Parcel Number and Address Map ........"................................. 9
Exhibit 4 Building and Resource Site Map ............................ ..__.....................10
Exhibit 5. Proposed Land Use Plan for the Project area (excerpted from the
Draft Dublin Village Historic Area Specific Plan)............ 11
Exhibil6. Proposed Interim Historic Park Improvements.. .........................................12
Exhibit 7 Proposed Ultimate Historic Park Improvements.......................................................................... 13
Environmental Factors Potentially Affected 15
Determination ................."....................... ...,....................... 15
Evaluation of Environmental Impacts ....__............. ..... 16
Aesthetics 18
Ag ricultural Resources............................................................................. ..... __.............................................. 18
Air Quality 19
Biological Resources .23
Cultural Resources .25
Geology and Soils... .... ...... ...... ............. ..... .......... ......__ . ....... .... ............ ...... ...... .......................... .,........__ .....,.28
Hazards and Hazardous Materials...,.......... ______..__...........................,.,..........,........... ________....__....,.....".......30
Hydrology and Water Quality 32
Land Use and Planning 34
Minerai Resources.,.,.".,.,........,.,..............................,...., .................,........,................,....,...... __ __ ..................35
Noise,.....,...... __,........,.,......... __..,.,.,.... __..,.................,.,...............,.,.......,....."...,........ __ __................,...,.,............35
Population and Housing..,............,...............,.,.............,............,.,.....,.....................,....,......,.......,...,......,., .....37
Public Services 37
Recreation .38
Transportation and Traffic..,...,......,.,..........,.,...............,.,.,........,...... __.......................................,.....,........,..... 38
Utility and Services Systems,.,......,.,.,........,......,.................,...................................,.,.,....,............................. 39
Mandatory Findings of Significance ..............,........,.........................,.........,..,........., .........40
Background Information...,..................,...,...,.....,..............".,... ,.............., ....42
Draft Mitigated Negative Declaration
SlrfJ \4\
.
ENVIRONMENTAL CHECKLIST FORM -INITIAL STUDY
This Initial Study has been prepared in accord with the provisions of the California Environmental Quality Act
(CEQA) to assess the potential environmental impact of implementing the proposed project described below The
Initial Study consists of a completed environmental checklist and a brief explanation of the environmental topics
addressed in the checklist.
1. Project Title:
2. Lead Agency Name and Address:
3. Contact Persons and Phone Number:
.
4 Project Location:
5, Project Sponsor's Name and Address:
6. General/Specific Plan Designation:
7. Zoning:
.
Draft Dublin Village Historic Area Specific Plan/General Plan
Amendment, Draft Parks and Recreation Master Plan 2006
Update, Dublin Historic Park Draft Master Plan, and Dublin
Village Historic Area Rezoning
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Kristi Bascom, Senior Planner
Community Development Department
(925) 833-6610
Approximately 38 acres surrounding the intersection of Donlon
Way and Dublin Boulevard. Specifically, Assessor Parcel
Numbers 941-0040-006-10,941-0040-006-16,941-0113-
003-01,941-0113-154,941-1550-001-02,941-1550-001-12,
941-1550-003-02, 941-1550-004, 941-1550-005-02, 941-
1560-001-01,941-1560-001-02,941-1560-002-02,941-
1560-003-03,941-1560-005,941-1560-006,941-1560-007-
01,941-1560.003-04, 941-1560-009-01, 941-1560-010-01,
941-1550-002-02, and 941-1550-001-10.
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Various, including Parks/Public Recreation, Retail/Office,
Business Park/Industrial, Medium Density Residential
Various, including C-1 (Retail Commercial), M-1 (Light
Industrial), A (Agriculture), R-M (Medium Density
Residential), PO (Planned Development), C-O (Commercial
Office), and C-N (Neighborhood Commercial)
Initial Study for Ille Draft Dublin Village Historic Area Specific Pian/General Plan Amendment, Page 1 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25,2006
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8. Surrounding land uses and setting:
North: Residential and Commercial Office
South: Interstate 580
East: San Ramon Road
West: Single-family Residential and Business Park
.
9. Other Public Agencies:
None
10. Actions to which this Initial Study and Mitigated Negative Declaration may be applied (including but
not limited to):
Dublin City Council approval of General Plan Amendments in the project area
Dublin City Council approval of the Draft Dublin Village Historic Area Specific Plan
Dublin City Council approval of the Draft Parks and Recreation Master Plan 2006 Update
Dublin City Council Approval of the Dublin Historic Park Draft Master Plan
Dublin City Council Approval of Amendments to the Zoning Map for the Dublin Village Historic Area
Dublin City Council Rescission of the Dublin Village Design Guidelines
Dublin City Council Approval of an Amendment to Chapter 8.62 of the Dublin Zoning Ordinance (Historic
Overiay Zoning District Site Development Review)
Acquisition by the City of Dublin of any property within the project area that is identified in the Dublin Village
Historic District Specific Plan for park purposes
Building and Grading Permits issued by the City of Dublin
Encroachment Permits or other permits issued for streetscape and roadway improvements by the City of
Dublin
Water Service Permits issued by the Dublin San Ramon Services District (DSRSD)
Permits issued by the State Department of Fish and Game or other regulatory agencies for improvements
made adjacent to Dublin Creek (as needed)
Any action of the Federal Department of the Interior or the California State Office of Historic Preservation
reiating to the formal designation of historic resources
.
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 2 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
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BACKGROUND AND PROJECT DESCRIPTION
Background
In August 2001 the Dublin City Council initiated a specific plan study for the Donlon Way area, which comprises
the City's historic settlement area (Exhibit 2). The City Council desired to mold this core area into a cohesive
historic district to better highlight Dublin's historic and archeological resources, to protect and preserve these
resources, and to further enhance the area with development that is compatible with the historic buildings and
remnants in the area.
In addition to the specific plan study, the City has also been examining various ways to eliminate the 5.3.acre
parkland deficit that was identified in the Park and Recreation Master Plan 2004 Update. The City has considered
several potential park sites, one of which is the Dublin Square Shopping Center site adjacent to the City's Heritage
Center and in the project area.
The two parallel planning processes (the Historic Area Specific Plan study and Parkland Deficit Elimination
assessment) have moved forward concurrently, and it is the intention that this Initial Study be the environmental
document which covers the entirety of these activities and the actions described as follows.
Project Description
In an effort to further the City's efforts stated above, the City of Dublin is proposing the following actions, which
collectively describe the project for the purposes of the Califomia Environmental Quality Act (CEQA):
1. Adoption of an amendment to the City of Dublin General Plan to change the land use designation (and
any related map or text amendments) on the parcels listed as follows (See Exhibit 3 for reference):
----,-,---'-.--.--
Site Common Name Address
APN
Existing GP land
use designation
Retail/Office
Proposed GP land use
designation
Parks/Public Recreation
~'"
Dublin Square
Shopping Ctr
Green Store
Hawthome Lane/
Pioneer Cemetery
Pioneer Cemetery N/a
DHPA parcel N/a
_.__._.___-.-C,.,
11759 Dublin Blvd.
941.1560-007 -01
...~-
11873 Dublin Blvd, 941-1550-004
N/a 941-1560-005
Retail/Office
Retail/Office
Parks/Public Recreation
Parks/Public Recreation
Retail/Office
Retail/Office
Parks/Public Recreation
Parks/Public Recreation
941-1560-006
941,1560-003-03
2. Adoption of the Draft Dublin Village Historic Area Specific Plan. The Specific Plan contains greater detail
on the City's goals for the historic area, an analysis of the existing conditions in the area, design guidelines for
future development in the area, recommendations for streetscape improvements, and designation of the
specific plan land use categories compatible with the General Plan.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 3 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25,2006
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3. Rezoning of sites in the Project area to reflect General Plan Amendment. Rezoning to change the zoning
designation for the following sites to become compatible with the Park/Public Recreation Specific Plan and .
General Plan land use designations:
Site Common Name
Dublin Square
Shopping Ctr
APN
941-1560-007-01
Proposed Zoning
Planned Development
(Dublin Village Historic
Area Specific Plan)
Planned Development
(Dublin Village Historic
Area Specific Plan)
Add ress
11759 Dublin Blvd.
Existing Zoning
C-1 (Retail
Commercial)
Green Store
Planned
Development
11873 Dublin Blvd.
941-1550-004
4 Adoption of an amendment to the Parks and Recreation Master Plan 2004 Update to reflect the
elimination of the park deficit after the General Plan land use change and to note the future Dublin Historic
Park location.
5. Adoption of the Dublin Historic Park Draft Master Plan. The Dublin Historic Park Draft Master Plan
contains the Conceptual Design for the park including both interim and ultimate improvements. (See Exhibits
6 and 7 for a description of the interim and ultimate improvements). Interim improvements inciude streetseape
improvements along Dublin Boulevard and Donlon Way, acquisition and demolition of the existing shopping
center at 11759 Dublin Boulevard, construction of the park parking lot, and installation turf as well as
temporary rotor irrigation. Ultimate improvements include full construction of all park and cemetery faciiities as
shown in Exhibit 7
6. Rescission of the Dublin Village Design Guidelines. The Design Guidelines were adopted in January
2005 with the intention that they would serve until the Dublin Village Historic Area Specific Plan was finalized
and adopted, which would contain the design guidelines inside the specific plan document. Once the Specific
Pian is in place, there is no need for the stand-alone design guidelines document.
7 Amendment to Chapter 8.62 of the Dublin Zoning Ordinance (Historic Overlay Zoning District Site
Development Review). This section of the Zoning Ordinance will be amended to remove reference to
development in the Project area needing to be in compliance with the Dublin Village Design Guidelines and
instead note that development in the Project area will need to be in compliance with the Dublin Village Historic
Area Specific Plan.
8. Acquisition of those sites in the specific pian area designated Parks/Public Recreation that will be needed for
the implementation of the Dublin Historic Park Draft Master Plan.
9. Demolition of the existing structures and pavement on the Dubiin Square Shopping Center site (APN 941-
1560-007-01) to prepare for the implementation of the Daft Dublin Historic Park Draft Master Plan.
10. Construction of the Dublin Historic Park Draft Master Plan interim improvements.
11 Construction of the Dublin Historic Park Draft Master Plan ultimate improvements.
..".~... -
Initial Study for the Draft Dublin Village Historic Area Spacific Plan/Ganeral Pian Amendment, Page 4 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
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EXISTING PHYSICAL SETTING, USES AND STRUCTURES
Project Location
The City of Dublin is a community of approximately 39,610 people located in the Amador Valley of central
Alameda County The precise location of Dublin is identified in Exhibit 1 The Dublin Village Historic Area consisls
of approximately 3B acres of land located northwest of San Ramon Road and Interstate 5BO. The Historic Area
includes commercial, residential, public, and business park/industrial properties near the intersection of Donlon
Way and Dublin Boulevard, as shown in Exhibit 2, From this point forward, the Dublin Village Historic Area will be
referred to as the "Project Area."
Specifically, the project area is made up of the following parcels (as shown in Exhibit 3):
Parcel Numbllr Business/Use Addre.ss
941-0040-006-10 ~oartment comolex 7100 San Ramon Road
941-0040-006-16 ~~il store 11865 Dublin Bouleva.r9_
'---'---'----0.,._.__.,...,.....--<
941-0113-003-01 Davcare Center 11760 Dublin Boulevard
941-0113-154 Office Buildino 11824 Dublin Boulevard
941-1550-001-02 Telecommunications switchino station 11991 Dublin Boulevard
941-1550-001-12 Gas station 11989 Dublin Boulevard
941-1550-003-02 Restaurant 11891 Dublin Boulevard
941-1550-004 Church 11873 Dublin Boulevard
941-1550-005-02 Office Park 11887 Dublin Boulevard
941-1560-001-01 City Of Dublin HeritaQe Center' St Raymond's Church 6506 Donlon Way
City Of Dublin Heritage Center Murray SChoolhouse and
941-1560-001-02 Pioneer Cemetery 6600 Donlon Way
'---'--
941-1560-002-02 Single Family H~me and Dog Kennel 6572 Donlon Wax
Vacant property owned by Dublin Historical Preservation
941-1560-003-03 Association No address
941-1560-005 Citv of DUblin Heritaoe C~~jer' Pioneer Cemetery No address
941-1560-006 City Of Dublin HeritaQe Center Pioneer Cemeterv No address
~4J.:.1560.007 -01, Retail Shoooino Center 11759 Dublin Bouievard
941-1560-003-04 Hexcel Corooration Business Park No address
~.,.,~",,'"'~.
941-1560-009-01 Hexcel Corooration Business Park 11711 Dublin Bouievard
941-1560-010-01 Medical buildino No address
941-1550-002-02 Vacant orooerty owned by C,altrans'- No address
941-1550-001-10 Vacant orooerty owned by Caltrans No address
Physical Setting, Uses, and Structures
The general character of the project area is urbanized postwar suburban, and although today dominated by late
twentieth century commercial, retail and residential uses, the project area also contains seyeral historically
significant buildings, structures, sites, objects and landscape features dating from the latter half of the nineteenth
century and the early part of the twentieth century Most of the buildings in the project area are commercial and
residential structures of one and two stories, built primarily in the 1960's, 70's, and 80's, but there are seyeral
Initial Study for the Draft Dublin Viliage Historic Area Specific Plan/General Plan Amendment, Page 5 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Pian, and Area Rezoning May 25, 2006
IO't>
historic structures as well. Exhibit 4 shows the general location and common names of the buildings and sites in .
the area.
Identified historic resources are concentrated along Donlon Way, centering on the City-owned Dublin Heritage
Center site, which includes the Murray Schoolhouse, Dublin Pioneer Cemetery and SI. Raymond's Church.
Another identified historic resource is Green's Store, a privately owned former general store and tavern located on
the southeast corner of Dublin Boulevard and Donion Way Previously unidentified potential historic resources are
scattered throughoutthe survey area. These include. "Ponderosa," a circa-1929 bungalow at 6570 Donlon Way;
the Bonde House, a circa-1923 bungalow at 11760 Dublin Boulevard; Alamilla Springs and remnants of a walnut
grove at 71 00 San Ramon Road; historic walnut and pepper trees on the Heritage Park Office Center property at
11887 Dublin Boulevard; as well as potential archaeological sites in the vicinity of Dublin Creek and the Heritage
Park Office Center
The other structures in the area are a 176 unit apartment complex on the north side of Dublin Boulevard (The
Springs Apartments), an approximately 41,000 square foot commercial center on the southwest corner of Dublin
Boulevard and Donlon Way (Dublin Square Shopping Center), and an approximately 106,000 square foot office
complex on the southeast comer of Dublin Boulevard and Donlon Way (Heritage Park Office Center). The Hexcel
Corporation owns an approximately 56,000 square foot light industrial office/manufacturing complex on the south
side of Dublin Boulevard, between the street and Interstate 580. Other smaller-scale commercial buildings are
also prevalent in the area and include a gas station, restaurant, bank, and other retail and office establishments.
In addition to the built environment, the project area also contains a valuable natural resource. Dublin Creek runs
through the portion of the project area adjacent to the Dublin Heritage Center and the vacant property proposed .
for the cemetery expansion. Although partially channeled today, this section of Dublin Creek retains its natural
bed as well as some of its riparian woodland corridor
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 6 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
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EXHIBIT 1: REGIONAL CONTEXT
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Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment.
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 7 of 42
May 25, 2006
l?"b
EXHIBIT 2: PROJECT AREA BOUNDARY
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Initial Study lor the Draft Dubiin Village Historic Area Specific Plan/General Plan Amendment.
Draft Parks and Recreation Master Plan 2006 Update, DUblin Historic Park Draft Master Plan, and Area Rezoning
Page 8 of 42
May 25, 2006
.
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EXHIBIT 3: ASSESSOR PARCEL NUMBER AND ADDRESS MAP
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Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 9 of 42
May 25, 2006
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EXHIBIT 4: BUILDING AND RESOURCE SITE MAP
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Par1\s and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
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Page 10 of 42
May 25, 2006
ISOb IClI
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EXHIBIT 5: PROPOSED LAND USE PLAN FOR THE P~OJECT AREA (FROM THE DRAFT
DUBLIN VILLAGE HISTORIC AREA SPECI~IC PLAN)
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Initial Study lor the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Publin Historic Park Draft Master Plan, and Area Rezoning
Page 110142
May 25, 2006
;01 ~
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Phase SS
Streetscape improvements
'I
Demolish existing sidewalk along Dublin Boulevard and north
end of Donlon Way, aspha~ in median on Dublin Boulevard,
asphalt on Donlon Way adjacent to Green Store. (Exclude
from demol rtion areas of sidewal k and driveway needed to
maintain access to Dublin Square shopping center.) Relocate
,torm drains,
2 ,
Construet new sidewalk and median on Dublin Boulevard.
/3)
Install tree, in .idewalk and medion on Dublin Boulevard,
Install tree grate for trees in sidewaik,
, 4 ,
Install un,t paving and special (",,,walk paving on Donlon
Way
,\,
Re,tripe ,treet, add bike lane,.
Demolition
urainage
Paving
Planting & irrigation
Site furnishings & structures
Mobilization, administration & contingency
$ 15,500
$ 3.000
$ 164,000
$ 34,200
$ 17,500
$ 169,700
Phase 5S total
$ 403,900
.
Phase I
Interim Park
I h)
kqLi", Dublin Sq,-"", s"" (rlOt irl::Icded in em estimate - br
ocqUsllion costs, see Section 4.1).
I ! !
Demolish existing Dubl'n Sq,-"", sCoppng cenrer, parking bts
ard bark blJik:lir-g (Hazardous malefiaI remaval ard ar&eoIogicaI
resource monitoring not incll.ded in em estimate.)
, 8 , Recvde building waste, asr:fialtard ~ CI;se. .
:1.J1 Maintdjn earkng drainage inlrastru:ture. Cap, exterd ard add riser;
as necessary
Ilul Obtain ad::JitiorBlllllccally from other paI1<s prqecls. Re-grade s"" to
dr<tin to existing calJ:h basins am dr<tins. Test 10p 6" of subgrade for
herbicide re;idu=.
III] Corstrud: 'NeSt pamng lot 'hith lEmporary paV1ng (10 be paved =
in F't<l<e 31.
112: Imall turf ard lEmporary rotor ,rrigarbn SV>tem on rest of s"".
113; Construct pieces of Sb'ee&ape abidged in Phase 5S to majntdjn
prop;rty evvrer, ao;ess.
Demolition $ 1,162,300
Earthwork $ 167,000
Drainage $ 33.000
Paving $ 179,000
Planting & irrigation $ 329,700
SRe furnishing, & muetures $ 32,000
Mobilization, administration & conting..n<;y $ 1,379500 .
Phue J total
RIHIAIA
EXHIBIT
Ip
FIGURE 3-1
.
HEXCEL
SrrE BQ;JNDA'IY
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NOTES
DROP- OF Pll'Z'
8e.-..:r.es and :ghts f.:y ......aitir.g in ccrlo'--
2
p~.=!K;NG ~.=<.EA::.
ge::.ot.a!~;:'1gso;:.c-es
~pJ\iCHO pi ~YGRC'.jN=
4
STF-.GE
I mrr..a. G).,..c~rt seating accomoca:tes se~'€r dl
r.Jncoed
'/1e\VS frorr DlClir 3c JIe\-a'"C
;5
CE"1cPW E)(P~~S!ON
:oiumba-ril. T 'Nal s
Trc.ditc,=.J pots
FcotDri-:::l~ ::-cn'le:tJOr "-0 EXistirg Pf:::r-reer-
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c.RCWo,R[' G.A.fC.::t',
Rarchc Favgrol.;""Id
La'1oscape Mem::....... .,....ab
Grid :)t knoW.e::::ge
-;~;jJ:p-:..n(arE:a
Pa',' !cr
~.-jfa::'".CJb€s
.....rchar.:I rre:s
Past'-:I!E-Pool
7
E.':{!STI\,G ~IC' ..J~:::F.':E"1E"""ER\
E
1\ ::r:TI-'! LAV\.'N
i :-rforrr.a: gree....1 fer spor:s, pcnidirg
~'1E\VS from DLClir ::\ouleva..-c
9 ?~\I]_:IJN
. :1~sro::rr'S:::a:::e
Fies;:'D8n:. a::.cessible froT :)>J'"5ide
le:-
I-A:.N7HORJ"... ._A,"..JE
Trees recaH h~o--i( lane .arxI er,"J"a'""t::E: t;)
cemetel)'
IJrryir.gfe:atL:'""e e~ p2.!'t
!I:
:::C:UT-l u........VN & 0..... WOOF. Q.ASSF..8'::)'1
':;:L5, reflective spaces under large iJ'"E'e';
Cvtd:)-:x c.assro:xr fa::es tc'.vard iav.'fI
11. E.P,~u.:......'N
13
~T "-E SFR'NGS' ;N:EFAC-I'-/E F()l JI\f"7"AJ-:-...j
~- -gode- bubb-lE.""S a"'l::! jets provide ir:re:rartr..-e
"..mfor;.jt~
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.
\<con \<=1 I
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "potentially significant impact" as indicated by the checklist on the following pages.
Aesthetics Agricultural Resources Air Quality
Biological Resources Cultural Resources Geology/Soils
Hazards and Hazardous HydrologylWater Quality Land Use/ Planning
Matenals
Mineral Resources . Noise Population/Housing
Public SelVices Recreation Transportation/
Circulation
Utilities/SelVice Systems Mandatory Findings of
Significance
.
Signature:
DETERMINATION:
On the basis of this initial evaluation:
x
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environrrent, there will not be a
significant effect in this case because revisions in the project have been made by or agreed to by the project
proponent. A MITIGATED NEGATiVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment. and an ENVIRONMENTAL
IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless
mitigated" impact on the environment. but at least one effect 1) has been adequately analyzed in an earlier
document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on
the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially
significant effects (a) have been analyzed adequateiy in an earlier EIR or NEGATIVE DECLARA liON pursuantto
applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing
further is required.
\;.b tI-.:; c.-
~
Date: May 25, 2006
.
Printed Name: Kristi Bascom, Senior Planner
For City of Dublin
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 15 of 42
May 25, 2006
\"1L7b \t:1\
EVALUATION OF ENVIRONMENTAL IMPACTS
,--- .
Scope of the Environmental Assessment
This environmental assessment addresses the potential impacts of the proposed General Plan Amendment,
proposed Specific Plan, proposed Parks and Recreation Master Plan Amendment, and proposed implementation
of the Draft Dublin Historic Park Draft Master Plan in accordance with the requirements of the California
Environmental Quality Act (CEQA). The scope of review includes only potential impacts resulting from
development of the facilities described in lhe above documents. Any potential site-specific environmental impacts
not anticipated during this environmental review will need to be addressed as part of an application submittal
consistent with CEQA requirements. Additionally, any development in the project area that is outside the scope of
this document may need further analysis if it can be determined that potential environmental impacts exist.
The method of environmental analysis includes a review to determine whether the impact related to the City's
evaluation criteria would be' potentially significant; less than significant unless mitigation is incorporated; less than
significant; or no impact. The analysis includes a summary of the affected environment and a review of the
threshold for determining significance The evaluation of potential impacts applies the threshold, determines
significance and, if necessary, includes recommended mitigation measures.
Sources used to determine potential environmental impacts:
1 Determination based on Staff review of the project.
2. Determination based on field visit and site inspection.
3. Determination based on communication with appropriate City of Dublin departments and utility service .
providers
4 Determination based on the City of Dublin General Plan (1985, updated to 2002).
5. Determination based on the City of Dublin Zoning Ordinance.
6. Determination based on the Archeological Assessment Report for the Donlon Way Area Specific Plan
(prepared by William Self Associates, Inc.) August 2003
7 Determination based on the Dublin Historic Resources Identification Project (Final) (prepared by Page and
Turnbull, Inc.) January 2004
8 Determination based on the Dublin Village Design Guidelines (prepared by RBF Consulting/Urban Design
Studio) January 2005.
9 Determination based on the National Register of Historic Places Registration Form completed for the
Dublin Heritage Center (prepared by Elizabeth Isles and Amanda Wells, City of Dublin) September 2004
10. Determination based on the Parks and Recreation Master Plan Update (2004) and accompanying Initial
Study/Mitigated Negative Declaration, approved by the Dublin City Council on March 16,2004, Resolution
Numbers 48-04 and 49-04
11 Determination based on the Draft Dublin Draft Dublin Historic Park Draft Master Plan (prepared by
Royston, Hanamoto, Alley, and Abey) May 2006
12. Determination based on the Draft Dublin Village Historic Area Specific Plan (prepared by the City of
Dublin Community Development Department) May 2006
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 16 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
9D 1{) \'-'t I
.
13. Determination based on the Phase I Environmental Site Assessment for 11759 Dublin Boulevard
(prepared by Treadwell & Rollo Environmental and Geotechnical Consultants for the benefit of Meyers
Nave Riback Silver and Wilson) January 2005
Notes:
1)
2)
3)
4)
.
5)
6)
7)
8)
9)
A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the
information sources a lead agency cites in the parentheses following each question. A "No Impact"answer is
adequately supported if the referenced information sources show that the impact simply does not apply to
projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should
be explained where It is based on project-specific factors as well as general standards (e.g., fhe project will not
expose sensitive receptors to pollutants, based on a projec~specific screening analysis).
All answers must take account of the whole action invoived, including of-site as well as on-site, cumulative as
well as project-level, indirect as well as direct, and construction as well as operafional impacts.
Once the lead agency has determined that a particular physical impact may occur, then the checklist answers
must indicate whether the impact is potenlially significant, Less than significant with mitigation, or less than
significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be
significant. If there are one or more 'Potentially Significant Impact" entries when the determination is made, an
EIR is required.
"Negative Declaration: Less than significant with mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect rom "Potentially Significant Impact" to a "Less Than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the
effect to a less than significant level (mitigation measures from Section XVII, "Earier Analyses," may be cross-
referenced).
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a
brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed Identify which effects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than significant with mitigati01 Measures Incorporated,"
describe the mitigation measures that were incorporated or refined from the eariier document and the
extent to which they address site-specific conditions for the project.
Lead agencies are encouraged to incorporate into the checklist references to information sources for potentiai
impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document
should, where appropriate, include a reference to the page or pages where the statement is substantiated.
Supporting Information Sources: A source list should be attached, and other sources used or individualS
contacted should be cited in the discussion.
This is only a suggested form, and lead agencies are free to use different formats; howeva-, lead agencies
should normally address the questions from this checklist that are relevant to a project's environmental effects
in whatever format is selected.
The explanation of each issue should identify'
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact 10 less than significance
On the following page, the source of determination is listed in parenthesis. See listing of sources used to
delermine each potential impact at the end of the checklist. Copies of the documents referenced In this document
are available for public review at the City of Dublin Community Development Deparlment, 100 Civic Plaza, Dublin,
CA 94568.
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
L
Page 17 of 42
May 25, 2006
Aesthetics
Would the project:
(Sources: 1, 2, 11, 12)
a) Have a substantial adverse impact on a scenic vista?
b) Substantially damage scenic resources, including but
not limited to trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantiaily degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare that
would adversely affect day or nighttime views in the
area?
;;;'IOb It'l\
Potentially Less than Less than No Impact
Significant significant Significant
impact wtth Impact
mifjqation
X
X
X
X
.
a-c) Have a significant impact on scenic vista, damage to scenic resource, degrade visual character of
the site?
No impact. The project area is not iocated in an area with any scenic corridor or scenic vista designation, so there
will not be any impacts associated with implementation of the proposed project. The project will not degrade the
existing visual character or quality of the site, but will instead improve and enhance the area with substantial public
improvements, including the expansion of the City's Heritage Center and related streetscape improvements.
d)
Create a new source of substantial light or glare that would adversely affect day or nighttime
views in the area?
.
Less than sianificant impact. The proposed project will involve the installation of new light fixtures in and around
the Dublin Historic Park and related streetscape improvements, but it will not be in excess of the existing lighting
on the current 4.2-acre shopping center site, which will be removed to make way for the future park. Therefore,
the new lighting that is installed will be less than existing with the removal olthe existing shopping center lighting
when the center is demolished, and the new lighting will not adversely affect daytime or nighttime views. It is
standard practice that a photometric study is provided with final construction drawings for any project prior to the
issuance of an electrical permit. Adherence to this practice when construction documents are prepared for any
project will ensure that the impact of new site lighting will be less-than-significant. This requirement will apply to all
future development proposals in the project area.
Agricultural Resources
Would the project:
(Sources: 1, 2, 5)
a) Convert Prime Farmland, Unique Farmland or Farmland
of Statewide Importance, as showing on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources
Agency, to a non-agricultural use?
b) Conftict with existing zoning for agriculture use, or a
Williamson Act contract?
Potentially
Significant
Impact
Less fhan
Significant
Impact
No Impact
Less/han
significant
with
miti .ation
X
X
.
initial Study for the Draft Dublin Village Historic Area SpeCific Plan/General Plan Amendment, Page 18 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
.
Agricultural Resources
Would the project:
(Sources. 1, 2, 5)
c) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of farmland tc a non-agricultural use?
~ ~OV l41
Potentially
Significant
Impact
Lass than
significant
with
l7liti ation
Lass than
Significant
Impact
No Impact
x
No Impact. The project area does not contain any properties that are currently used for agricuiture or farming, nor
does the project area contain any properties with Williamson Act contracts or any farmland that would be
converted to a non-agricultural use. There are six properties in the project area that have an Agricultural zoning
designation, and of those six, five are contained in the proposed Historic Park expansion area (Assessor Parcel
Numbers 941-1560-001-01,941-1560-001-02, 941-1560-003-03, 941-1560-005, and 941-1560-006) and three are
the subject of General Plan land use changes from Retail/Office to ParkslPublic Recreation (APNs 941-1560-003-
03, 941-1560-005, and 941-1560-006) to accommodate the implementation of the Dublin Historic Park Draft
Master Plan.
The park use proposed on the parcels (which fall into the community facility and cemetery use categories for
purposes of zoning classification) are permitted in an Agricultural zoning district. so the proposed project does not
conflict with the zoning and has no detrimental impact to agricultural resources.
.
Air Quality
(Where available, the significance criteria established by the
applicable air quality management district may be relied on
to make the following determinations).
Would fhe project:
(Sources: 1,2, 3, 4, 12)
a) Confiict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerabB net increase of
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions that exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial
. number of people?
Potentially Less than Less than No Impact
Significant significant Significarlt
Impact with Impact
mitigation
X
X
X
X
X
.-
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 19 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
d~/J() \q\
The project site is located within the Tri.Valley area, a sheltered, inland area surrounded by hills to the west, south .
and east. Most of the airflow into the southern portions of the Valley is accomplished through two gaps in the hills:
the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm
conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal
dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a
high potential for regional air quality problems.
However, given the nature of the proposed project and the lack of land use intensification proposed, the overall
impact to the region's air quality from this project will be less than significant.
a-b) Would the project conflict or obstruct implementation of an air quality plan or violate any air
quality standards?
Less than sionifieant with mitiaation and Less than sionificant impact. The proposed project would not conflict with
the local Clean Air Plan adopted by the Bay Area Air Quality Management District, because the land use changes
being proposed will actually result in a de-tensifieation of land uses (from Retail/Office to Parks/Public Recreation)
and there are limited new facilities proposed in the area as part of the proposed Draft Dublin Historic Park Draft
Master Plan.
Air quality impacts result from two main sources: temporary impacts due to project construction and long.term
impacts due to project operation. Generally, air quality impacts from project operation are based on vehicuiar
emission from traffic. Project implementation will first involve the redesignation of five parcels from Retail/Office to
Parks/Public Recreation, acquisition ofthose properties, and then the eventual demolition of approximately 40,000
square feet of commercial space to accommodate the development of the Historic Park. In terms of potential air .
quality impacts due to project operation, the proposed project will actually reduce the square footage of actual and
potential development in the project area, which will reduce the number of vehicle trips generated by and to the
project area, which will reduce the overall vehicle miles traveled and vehicle emissions. See Table 1 below for a
summary of the proposed land use changes and how they will impact the overall development potential in the
project area.
TABLE 1. MAXIMUM DEVELOPMENT POTENTIAL IN THE PROJECT AREA
(Existing development acreage and square footage from lI1e Alameda County Assessor's Office - current as of Marcl1 2006)
SP/GP land use Amount of existing Amount of proposed Floor to Area Ratio or Development Difference
category development acreage in project number of dwelling Potential
area units
~".~,
Retail/Office 182,306 square feet 11 acres .25 to .60 FAR Up to 287,496 SF +105,190 SF
on 18.55 acres
Med/High Density 150,656 sf (176 8.28 acres 14-25 units/acre Up to 207 units +31 units
Res. units\ on 8.28 acres
Business Park! 56,054 square feet 8.95 acres .30 to 40 FAR Up to 154,202 SF +98,148 SF
Industrial on 8.95 aCres
Parks/Public 4,904 square feet on 9.91 acres No development 5,704 SF' +800 SF
Recreation 2.36 aCres intensitv noted
Total 243,264 SF and 446,602,SF +203,338 SF
176 units on -38 and 207 units and +31 units
aCres
.~ "
. Draft Dublin Historic Park Draft Master Plan proposes an 800 square foot pavilion/classroom building.
.
Initial Study for ltle Draft Dublin Village Historic Area Specinc Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Pari< Draft Master Plan, and Area Rezoning
Page 20 of 42
May 25, 2006
2.Ltoo !4(
. Although the development potential of the site is higher than the amount of existing development currently in the
project area, that potential exists now under current general plan and zoning designations, without the proposed
project. The proposed project will actually decrease the development potential in the area and thereby reduce the
potential amount of vehicular trips generated and the air quality impacts of those vehicle miles traveled.
In addition to there being less development potential with the proposed project and therefore fewer vehicle trips
generated in the project area, parks and recreational facilities are typically not large traffic generators, they are not
typically peak-hour trip generators, and vehicle trips are spread throughout lhe day on weekdays as well as
weekends. The proposed Dublin Historic Park Draft Master Plan includes the construction of an outdoor
classroom as well as an outdoor stage, but even with those facilities the amount of traffic generated will be less
than significant when compared to the existing and/or potential development under the existing designations.
In terms of construction-related impacts, it is anticipated that the project would generate temporary increases in
dust and particulate matter caused by minor site excavation and grading activities as buildings and facilities in the
area are constructed. Construction vehicle equipment on unpaved surfaces generates dust as would wind blowing
over exposed earth surfaces, However, City regulations require that a project-specific Stormwater Pollution
Prevention Program (SWPPP) be developed when the construction drawings for the Historic Park are prepared,
which will also address air quality issues. The SWPPP will contain measures relating to the containment of
fugitive dust during grading and construction activities, mandating that construction equipment be kept in proper
running order, mandating that the developer is responsible for watering or other dust-palliative measures to control
dust as conditions warrant or as directed by the City Engineer, and mandating the avoidance of construction waste
. burning to reduce short-term air quality impacts to a less-than-significant level.
Through the required SWPPP, the project shall implement dust control measures to reduce project dust deposition
to acceptable levels. Dust control shall conform to the requirements of the SWPPP, which for the proposed Dublin
Historic Park Draft Master Plan, will be developed by the Parks and Community Services Development Staff in
cooperation with the City's Public Works Staff.
Adherence to the following mitigation measure for all construction projects in the project area will ensure that the
impacts of construction are less than significant:
Mltiqation Measure 1. In accordance with City reoulations, a proiect-specific Storm Water Pollution Prevention
Proqram (SWPPP) shall be prepared in compliance with lhe City's NPDES permit. The SWPPP shall have the
followinq minimum requirements:
1 Active construction areas will be watered daily and more frequently if necessarv.
2. All trucks haulino soil, sand or other loose materials shall be covered.
3. Water shall be applied dailv. or applv non-toxic soil stabilizers on all unpaved access roads, parkino
areas, and exposed stockpiles at construction sites.
4 All access roads and parkino areas at construction sites shall be swept daily with water sweepers.
When any building in the Project area is proposed to be demolished, the Applicant or Contractor will be required to
obtain a demolition permit from the City of Dublin. Part of the City's permit process is to require the Applicant or
Contractor to provide notification of the demolition to the Bay Area Air Quality Management District (BAAQMD)
and provide the BAAQMD with the results of a survey to determine if there is Asbestos Containing Material in the
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Pian Amendment, Page 21 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25,2006
2.6Db l~\
structures to be demolished. If there is ACM in the structure(s), additional BAAQMD regulations apply A job
number is issued by the BAAQMD before a demolition permit can be issued by the City, which will ensure that all .
requirements of the BAAQMD are followed and that the air quality impacts of the demolition will be less than
significant.
c) Would the project result In cumulatively considerable air pollutants?
Less than sionificant imoact. The BAAQMD has estabiished thresholds for determining whether a given project
has the potential for significant air quality impacts. If a project exceeds the thresholds, detailed air quality
analyses are usually required. If the project does not exceed the thresholds, itis typically assumed to have a less
than significant impact on air quality BAAQMD does not usually recommend a detailed air quality analysis for
projects generating less than 2,000 vehicle trips per day
Implementing the proposed project will not generate significant additional amounts of traffic, as described above.
Vehicular emissions are estimated to be less than is currently permitted with the existing land use categories and
the existing buildings, and no cumulatively considerable air pollutants are expected to be generated. Overall,
the air quality impacts associated with the proposed project would be below the standard of air quality significance
as established by the Bay Area Air Quality Management District since no intensification of iand use is proposed.
d, e) Expose sensitive receptors to significant pollutant concentrations or create objectionable
odors?
Less than sionificant impact. The Bay Area Air Quality Management District defines sensitive receptors as .
facilities where sensitive receptor population groups (children, the elderly, the acutely ill and the chronically ill) are
likely to be located. These land uses include residences, schools, playgrounds, child-care centers, hospitals and
medical clinics. This project would involve construction and development of a new park and recreational facility
where people would gather for recreation, among other facilities which could be developed at a later date.
The proposed Historic Park is not located in the vicinity of any significant generators of pollutants such as a factory
or agriculturai operation, but portions of the park are located adjacent to interstate 580, which carries a significant
amount of traffic and produces pollution and odors from vehicle emissions. However, the Historic Park Draft
Master Plan includes the construction of a freeway sound wall incorporated into the project design, which will
serve to shield the future park space from freeway noise, as well as air quality impacts.
The portion of the Historic Park that will be closest to the freeway will be the cemetery expansion area. That is not
an area that children, the eldeny, the acutely ill and the chronically ill will typically gather for long periods of time,
so limited impacts to sensitive receptors in the proposed project area are anticipated. Additionally, the cemetery
expansion area is where the combination columbarium/soundwall is proposed to be constructed, which will serve
to shield cemetery visitors from both the noise and air quality impacts of the adjacent freeway Therefore, the
overall impact of significant pollutant concentrations or objectionable odors is anticipated to be less than
significant.
.
Ini~al Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 22 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
.
Biological Resources
Would the project..
(Sources: 1 2, 3, 4, 11 12)
a) Have a substantial adverse effect, either directly through
habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies or regulations, or by the California
Department of Fish and Game or the U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or
regional plans, policies or regulations or by the California
Department of Fish and Game or the U,S. Fish and Wildlife
Service?
c) Have a substantial adverse impact on fedamlly protected
wetlands as defined by Section 404 of the Clean Water Act
(inciuding but not limited to marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological interruption
or other maans?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
e) Confiict with any local policies or ordinances protecting
biological resources, such as tree protection ordinances?
n Conflict with the provision of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan or other
approved local, regional Or state habitat conservation plan?
.
2.(0 il(/~ \
Potentially Less than Less than No Impact
Significant significant Significant
Impact with Impaot
mitigation
X
X
X
X
X
X
a-b) Have a substantial adverse effect, either directly through habitat modifications, on any riparian
habitat or species identified as a candidate, sensitive, or special status species in local or
regional plans, policies or regulations, or by the California Department of Fish and Game or the
U.S, Fish and Wildlife Service?
Less than siqnificant with mitiqation. A majority of the project area is already urbanized and therefore the potential
for impacts to flora or fauna are very limited, However, Dublin Creek runs through a portion of the project area,
and there is a possibility that a candidate, sensitive, or special status species is in the creek that could be
impacted by the construction of the proposed project.
The California Natural Diversity Database (CNDDB) contains records for nine special-status animal species in the
vicinity of the project area. California tiger saiamander (Ambystoma californiense), California red,legged frog
(Rana aurora draytonil), and Alameda whipsnake (Masticophis lateralis ewyxanthus) are federally listed as
threatened, while San Joaquin kit fox (Vulpes macrotis mutica) is federally listed as endangered. San Joaquin kit
fox and Alameda whipsnake are aiso state-listed as threatened. The five remaining animal species are considered
Species of Special Concern by the CDFG: burrowing owl (Athene eunicularia), Califomia horned lark (Erernophi/a
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 23 of 42
May 25, 2006
-;;n Ub VI. \
alpestris actia), tricolored blackbird (Age/aius tricolor), American badger (Tax/dea taxus), and westem pond turtle .
(Emys marmorata)
Two special-status plant species have been recorded in the greater Dublin area: Diabio helianthella (Helianthelfa
castanea) and Congdon's tarplant (Centramadia parry! ssp. congdonil) (CNDDB 2006). It is unknown whether
either of these species exist in the project area.
However, due to the limited amount of construction proposed for the area immediately adjacent to Dublin Creek;
primarily hardscape improvements, including a walkway and future cemetery plots, there would be a less-than-
significant impact on bioiogical resources with the mitigation measure below as no sensitive or special-status
species or riparian features will be disturbed or destroyed in the project area.
There are several guiding policies ofthe Parks and Recreation Master Plan Update that will ensure that impacts to
biological resources resulting from project implementation are minimized. Guiding Policy 3 1 requires the creation
of continuous visual open spaces, which are valuable for both recreational opportunities as well as habitat
protection. Guiding Policy 3.2 encourages the protection of riparian corridors and oak land areas so that they will
contribute to the ecoiogical health of the open space system. Guiding Policy 3.6 emphasizes the protection of
wildlife habitats and corridors and cooperation with the State Department of Fish and Game to define and preserve
wildlife habitats. Adherence to these policies of the Parks and Recreation Master Plan and the other mitigation
measure identified below will ensure that the park development portion of the project's potential impacts to
Dublin's biological resources are less than significant.
Mitiaation Measure 2: A bioloaical survev shall be conducted by a aualified bioloaist prior to anv disturbance .
within 150 feet of Dublin Creek (i.e aradinG, construction of nearbv pathways, constructipn of the creek foot
bridGe) and on the undeveloped DHPA parcel to verify that no special species are located in the area proposed for
park expansion. ReaulatorY permits shall be obtained as necessary from the Fish and Wildlife Service, California
Department of Fish and Game, Armv Corps of Enaineers, or State Water Resources Control Board as necessarv.
and in coniunction with the recommendations of the bioloaical report.
c) Have a substantial adverse Impact on federally protected wetlands as defined by Section 404
of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption or other means?
Less than siGnificant with mitioation. There are minimal alterations proposed to Dublin Creek in the project area.
The Dublin Historic Park Draft Master Plan shows plans for a footbridge to connect the existing Pioneer Cemetery
with the cemetery expansion area on the south side of Dublin Creek. The Master Plan, which is a conceptual-level
document at this point, envisions using a prefabricated steel structure that is 88 feet in length and 12 feet wide.
The concrete footings will be designed to minimally impact the riparian area, but the specifics won't be known until
the bridge engineering is done at the stage when a construction bid is prepared. At that time, the potential impacts
of the footbridge footings can be more accurately assessed and the City can work with the relevant regulatory
agencies to ensure that the impacts to the riparian corridor are less than significant.
Mitiqation Measure 3: As detailed enGineerino is developed for the desion of the footinas for the pedestrian
footbridae over Dublin Creek as envisioned in the Dublin Historic Park Draft Master Plan, the City shall work with
the appropriate reoulatorY aaencies to ensure that impacts to the creek are minimized and addressed to the .
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satisfaction of the aoencv.
For the most part, the creek is proposed to be left in its natural state without any impacts to water quality through
stormwater runoff or discharge, which will be retained and recharged on site in the Historic Park area.
Because there is no land use intensification being proposed in the project area, because each development
proposal is reviewed by the City Public Works Staff for compliance with the City's NPDES permit, and because
discharge into the City's stormwater system is minimized through site design, it is not anticipated that any
substantial adverse impact wouid occur or that permits from the U.S. Army Corps of Engineers or Regional Water
Quality Control Board would be required.
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife
species or with established native resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
Less than sionificant impact. Because the creek and its associated flora is proposed to be left in its natural slate,
with the exception of the construction of the footbridge footings, no migration corridors should be interrupted.
e.f) Conflict with any local policies or ordinances protecting biological resources, such as tree
protection ordinances or conflict with the provision of an adopted Habitat Conservation Plan,
Natural Community Conservation Plan or other approved local, regional or state habitat
conservation plan?
.
Less than sionificant impact and No impact. At this point, there are no trees proposed to be removed from the
project area. A tree survey will be required as part of the detailed construction drawings for the Dublin Historic
Park Draft Master Pian. The tree survey will plot the location of any tree that is subject to the City's Heritage Tree
Ordinance and a tree removal permit would need to be obtained if a protected tree were proposed to be removed.
Adherence to this requirement will ensure that the project's potential impacts to local policies and ordinances are
negligible.
Additionally, there are no adopted conservation plans in the project area with which the proposed project would be
in conflict.
.
Cultural Resources
Would the project:
(Sources: 1,2,4,5,6,7,9,11,12)
a) Cause a substantial adverse impact in the significance of a
historical resource as defined in CECA Guidelines Sec.
15064.5?
b) Cause a substantial adverse change in the significance of an
archeological resource pursuant to Sec. 15064.57
c) Directly or indirectly destroy a unique paleontological resource
or unique geologic feature?
Potentially Less than Less than No Impact
Significanf significant Significant
Impacf with Impact
mltiaation
x
x
x
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Cultural Resources
Would the project'
(Sources. 1,2,4,5.6.7,9, 11, 12)
Potentially
Significant
Impact
Less than
significant
with
miti ation
X
Less than
Significant
Impact
No impact
.
d) Disturb any human remains, including those interred outside
of a formal cemetery?
a) Cause substantial adverse change to a significant historic resource?
Less than sionificant. In 2003, the City contracted with architectural historians Page & Tumbull,lnc, to identify and
map existing historic resources in the project area and to make recommendations for the continued preservation of
those resources. The Historic Resources Identification Project (Final) was completed in January 2004 and it
identified several resources that should be protected as deveiopment in the Dublin area continues. Some ofthese
resources have special status at either the State or Federal level, and all of them are included in the Dublin
Historic Resources Inventory, which is contained in the Draft Dublin Village Historic Area Specific Plan.
Subsequent to the research conducted for the Historic Resources Identification Project, the Dublin Village Design
Guideiines and the Historic Overlay Zoning District were adopted by the Dublin City Council (January and
February 2005), which set forth the process to review new development in the project area and the guidelines
under which modifications to identified historic resources would be considered
All development in the project area that impacts an identified historic resource, whether it be new construction or
modifications to an existing building, should conform to the design guidelines (proposed to be incorporated as
Section 7 of the Draft Dublin Village Historic Area Specific Plan), which were based on the Secretary of the
Interior's Standards for the Treatment of Historic Buildings. Any historical resource renovation or rehabilitation
project that is done consistent with the Secretary of the Interior's Standards can be classified as a categorical
exemption under CEQA Guidelines Section 15331 At the time of any development application impacting an
identified historic resource, Section 15064.5 (Determining the Significance of Impacts on Historical and Unique
Archeological resources) of the CEQA Guidelines shall be consulted and all requirements of this section are
required by State law to be met in the course of reviewing and implementing the project.
.
Additionally, compliance with Chapter 8 62 of the Dublin Zoning Ordinance (Historic Overlay Zoning District) and
the Design Guidelines (Section 7) of the Draft Dublin Village Historic Area Specific Plan will ensure that impacts to
significant historic resources in the project area are less than significant.
bod) Cause substantial adverse change to significant archeological or paleontological resource or a
unique geologic feature or disturb any human remains (either inside or outside a formal
cemetery) ?
Less than siqnificant with mitioation. In 2003, the City contracted with archeological firm William Self Associates,
Inc. to identify and map archeological resources in the project area and to make recommendations for the
continued preservation of those resources.
The Archeological Assessment Report for the Donlon Way Area Specific Plan was completed in August 2003, and
it summarized the type of and state of the archeological resources in the project area. Pursuant to a records .
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?:D756 1 "ll
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search through the Northwest Information Center (NWIC), there were found to be eight archeological sites within a
quarter mile radius of the area, although no previously recorded prehistoric sites were known within the project
area boundaries itself.
In addition to the records search through the NWIC, William Self Associates also conducted a pedestrian survey of
the project area. The pedestrian survey resulted in the identification of one previousiy unrecorded historic
resource within the area boundary at Alamilla Springs (the exact details of the discovery are kept confidential in
order to ensure that the resource is not disturbed). The pedestrian survey was also successful in identifying
Archeological High Probability areas within the project area boundaries.
Based on the existence of the archeological resources within and adjacent to the project area, the City's
consultants, as well as the NWIC, believe that there is a moderate to high probability of identifying Native
American archeological resources and a high probability of encountering historic-period archeoiogical resources
when the ground within the project area is disturbed, particularly within a 150 meter (493 foot) corridor centered on
Dublin Creek and within the general vicinity of St. Raymond's Church, Pioneer Cemetery, and the Dublin Square
Shopping Center site.
.
Section 151264 of the CEQA Guidelines directs public agencies to avoid damaging effects on an archeological
resource whenever possible. For a project that could impact an archeological resource, Section 15064.5
(Determining the Significance of Impacts on Historical and Unique Archeological resources) of the CEQA
Guidelines will be consulted and all requirements of this section shall be met in the course of reviewing and
implementing the project. In order to mitigate any potential impacts to resources in the project area, further
archival and field study by an archeologist shall be undertaken prior to the construction of any development
projects in the area in accordance with the recommendations of the William Self Associates document (pages 25-
28) and in consultation with the Public Works Director and Community Development Direclor, as detailed below'
Mitiaation Measure 4: In Hiqh Archeolooical Probabilitv Areas (includinq a 150 meter (493 foot) corridor centered
on Dublin Creek and within the qenerai vicinity of St. Raymond's Church, Pioneer Cemetery, and the Dublin
Square Shoppinq Center site), the permittinq of future qround disturbance shall include provisions for further
archival and field study by an archeolooist. archeolooical testinq and, if necessary, areheolooical monitorino durino
construction.
Mitillation Measure 5. Should preconstruction excavation or borinqs be conducted outside of the Hiqh
Archeolooical Probability Areas, but within the proiect area, a qualified archeolooist shall monitor the work to
define the presence or absence of buried resources in order to promote advance planninq for mitiqation purposes.
Mitiaation Measure 6. If a Native American artifact or human remains are identified durinq any demolition or
construction in the proiect area, work on the proiect shall cease immediately until those steps outlined in CEQA
Guidelines Section 15064.5 (e) can be taken to the satisfaction of the Dublin Community Development Director.
Proiect work may be resumed in compliance with the requirements of Section 15064.5 (e). Additionally, the County
Coroner shall be contacted immediately and Section 7050.5(b) of the California Health and Safety Code (relatino
to the discovery of Native American remains) should be implemented.
.
Mitiaation Measure 7. If an archeoioQical. prehistoric, or paleontoloqical resource is discovered durina any
demolition or construction in the proieet area, work on the proiect shall cease immediately until a resource
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protection plan conformino to CEQA Guidelines Section 15064,5(1) is prepared by a aualified archeoloaist and .
approved by the Dublin Communitv Development Director, Proiect work may be resumed in compliance with such
plan,
Mitigation Measure 8: Future roadwork or subsurtace construction and maintenance within the Donlon Way road
rioht of way and the portion of Dublin Boulevard within the proiect area shall include protocol for inadvertent
discoveries made durino construction, inciudina the development of a resource protection plan conformino to
CEQA Guidelines Section 15064,5 (fl, prepared by a ouallfied archeolooist and approved bY the Dublin Public
Works and Community Development Directors. In the event of a discovery, proiect work may be resumed in
compliance with such plan,
The implementation of the above mitigation measures will ensure that the proposed project has a less than
significant impact.
Geology and Soils
Would the project
(Sources: 1, 2, 3, 4, 13)
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Fault Zoning Map issued by the
State Geoiogist or based on other known evidence of a
known fault?
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project and
potentially result in on- and off-site landslide, lateral
spreading, subsidence, liquefaction or similar hazards?
d) Be located on expansive soil, as defined in Table 13-1-8 of
the Uniform Building Code (1994), creating substantial risks
to life or property?
e) Have soils capable of adequately supporting the use of septic
tanks or alternative wastewater disposal systems where
sewers are not available for tile disposal of waste?
Potentially Less than Less than No Impact
Significant significant Significant
Impact with Impact
mitiaation
X
X
X
X
X
X
X
X
.
The project area is located in the central portion of the Coast Ranges geomorphic province, The Coast Ranges
are characterized by a series of parallel, northwesterly trending, folded and faulted mountain chains. Mt. Diablo is
located approximately nine miles north of the City of Dublin,
Expose people or structures to potential substantial adverse effects, including the risk of loss,
injury, or death involving rupture of a known earthquake faul~ as delineated on the most recent
Alquist-Priolo Fault Zoning Map Issued by the State Geologist or based on other known evidence of
a)
.
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May 25, 2006
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a known fault? Expose people to strong seismic ground shaking, seismic-related ground failure
(including liquefaction), or landslides?
Less than siqnifieant impact. Active earthquake faults within the region that influence earthquake susceptibility
include the San Andreas, Hayward, Calaveras and Greenville Faults. The Calaveras Fault runs through Dublin
generally along San Ramon Road, and has been traced to run across five of the properties within the project area,
including APNs 941-0040-06-010 (Springs Apartments), 941-0040-06,016 (PetCo), 941" 1550-01-012 (Shell Gas
Station), 941-0550-05-02 (Heritage Park Office Complex), and 941-0550"01-010 (Vacant CalTrans property).
Eight additional properties in the project area are within an Alquist-Priolo Fault Zone, which is approximately 500
feet on either side of the fault itself The properties within the Fauit Zone are those listed above in addition to the
following:
PjifcEiINuntber
941-1550-001-02
941-1550-003-02
941-1550-004
941-1560-001-01
941-1560-001-02
941" 1560-002"02
941-1560-010-01
941-1550-002-02
Ad(l ress
11991 Dublin Boulevard
11891 Dublin Boulevard
11873 Dublin Boulevard
6506 Donlon Wa
6600 Donlon Wa
6572 Donlon Wa
No address
No address
. Signed into law in 1972, the Alquist-Priolo Earthquake Fault Zoning Act was signed into law with the intent to
mitigate the hazard of surface faulting to structures for human occupancy The Act requires that all residential
construction within a fault zone has a comprehensive geologic investigation completed prior to building that shows
that the fault does not pose a hazard to the proposed structure
Under moderate to severe seismic events, which are probable in the Bay Area, structures and facilities In the
project area would be subject to damage caused by ground shaking. The General Plan contains policies in both
the Conservation and Seismic Safety and Safety Element that will reduce the potential impact of ground failure
and rupture. Adherence to these policies is required for any development in the City
Adherence to all requirements of the Uniform Building Code (UBC), and the Alquist-Priolo Earthquake Fault
Zoning Act requirement that all construction plans in a fault zone incorporate the recommendations of a
geotechnical investigation, will ensure that the project impacts are less than significant. It is a City standard that a
registered Professional Engineer design the grading and foundation plans for any new construction. A Registered
Geotechnicai Engineer is is required to stamp and sign the grading and foundation pians certifying that they
conform to the recommendations contained in the final geotechnical investigation, and this is verified when grading
plans are reviewed and approved by the Building Division and the Public Works Department. Additionally, all
structures proposed to be built within the Alquist-Priolo Fault Zone will be subject to additional near-fault structural
requirements and the plans will be reviewed by the Building Division through the plan check process.
.
b-d) Result in substantial soil erosion or the loss of topsoil, be located on a geologic unit or soil that is
unstable, or be located on expansive soil?
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Less than sianificant with mitiaation. The project area is underlain by stiff to very stiff clay soil to a depth of
approximately 20 feet below ground suriace. At depths greater than 20 feet, soil varies from medium dense to
dense clayey and silty sands. Properties in the project area have been previously disturbed, graded, and paved in
many instances to accommodate buildings, parking areas, roads, and other public and private improvements. For
any construction project that is proposed in the project area, the Applicant will be required to obtain a grading
permit from the City, and approval of the permit will be based on compliance with standard City development
procedures.
.
According to the United States Geologic Survey and the Califomia State Department of Emergency Services,
properties in the project area are ali ciassified as having moderate susceptibility for ground liquefaction, as well as
other seismic hazards. The following mitigation measure will serve to reduce the impacts of the project to less
than significant:
MitiClatlon Measure 9: A site-soecific soils reoortiaeotechincal investiaation shall be required for anv
develooment orooosal in the oroiect area and shali be conducted bv a California-reqlstered oeoloaist or a
California-reaistered enqineerina oeoloaist. The reoort shall address the ootential forexoansive soils and around
liauefaction. Specific measures to reduce seismic hazards. expansive soils. and liquefaction hazards to a less
than siqnificant level shall be included in the reoort and those measures shall be implemented as Dart of the site
development.
e) Have soils capable of adequately supporting the use of septic tanks or alternative wastewater
disposal systems where sewers are not available for the disposal of waste?
No impact. The project area is served by a sewer system.
Hazards and Hazardous Materials
Would the project:
(Sources: 1, 2, 3, 4, 6, 13)
a) Create a significant hazard to the public or the environment
through the routine transport, use or disposal ot hazardous
materials?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous into the
environment?
c) Emit hazardous emissions or handle hazardous materials,
substances, or waste within one-quarter mile of an existing
or proposed school?
d) Be located on a site which is included on a list of hazardous
materials siles complied pursuant to Government Code
Sec. 65962.5 and, as a result, would it create a significant
hazard to the public or the environment?
.
Potentially Less than Less than No Impact
Significant significant Significant
Impact with Impact
mitioation
X
X
X
X
.
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34V6 Iii
. e) For a project located within an airport land use plan or, where X
such plan has not been adopted, would the project result in
a safety hazard for people residing or working in the project
area?
fj For a project within the vicinity of private airstrip, would the X
project result in a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically interfere with the X
adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of loss, injury X
or death involving wildland fires, including where wildlands
are adjacent to urbanized areas or where residences are
intermixed with wildlands?
a.c) Create a significant hazard through transport of hazardous materials or release or emission of
hazardous materials?
Less than sionificant with mitioation. It is not anticipated that any uses would be permitted in the project area that
would entail activities that involve hazardous chemicals in any fashion. However, should that ever be the case,
such materials would need to be used and stored in accordance with permits issued by the Bay Area Air Quality
Management District, County Environmental Health Department and Alameda County Fire Department. so that a
. less-than-significant impact would therefore result.
When demolition occurs in the area to implement the Dublin Historic Park Draft Master Plan, it shall be done In
accordance with a City of Dublin demolition permit. which requires compliance with the Bay Area Air Quality
Management District (BMQMD) regulations. Because the shopping center proposed to be demolished was
constructed in 1963, there is a possibility that either lead paint or asbestos is presentin the building, both of which
are considered hazardous materials. Adherence to the following mitigation measure will ensure that the presence
and removal of those materials in that building, as well as any other building proposed to be demolished in the
project area, has a less than significant impact on the environment.
MltiClation Measure 10: Prior to demolition of any buildinQ in the proiect area, the buildinp shall be sampled to
determine if the buildinQ contains lead paint and/or asbestos. If either of the materials are determined to be
Dresent. they shall be handles and disDosed of as a hazardous material and in compliance with all applicable local.
state, and federal repulations.
The project site is not within one quarter mile of an existing school.
d) Be located on a site which is included on a list of hazardous materials sites complied pursuant
to Government Code Sec. 65962.5 and, as a result, would it create a significant hazard to the
public or the environment?
. Less than sipnifieant impact. A Phase I Environmental Site Assessment was conducted for the Dublin Square
Shopping Center site at 11759 Dublin Boulevard in January 2005, which is one of the properties within the project
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area. The study found that there are several facilities within the City that appear on regulatory agency lists, but
that no facilities appear to be affecting the environmental conditions in the project area itself. Properties in the
project area were used in the past for agricultural purposes, so there is a possibility that pesticide/herbicide
contamination may be present near the surface, but it is not expected to be present in high levels due to the
amount of time that has passed since agricultural operations were underway
ell Is the site located within an airport land use plan of a public airport or private airstrip?
No Impact The project site is not located within an airport land use plan or within the immediate vicinity of a public
airport; therefore no impacts are anticipated regarding airport noise or crash hazards zones,
g,h) Interference with an emergency evacuation plan, expose people and structures to a significant
risk Involving wildland fires, and are nearby residences intermixed with wildlands?
No Impact The project site is not located in an area that is at risk involving wildland fires.
Hydrology and Water Quality
Would the project:
(Sources: 1,2,3,4, 11, 12, 13)
a) Violate any water quality standards or waste discharge
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifBr voiume or a lowering of the
local groundwater tablB level (e,g. the prOduction rate of
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which
permits have been granted?
c) Substantially alter the existing drainage pattem of the site or
area, including through the aeration of the course of a
stream or river, in a manner which would result in
substantial arosion or siltation on or off-site?
d) Substantially alter the eXisting drainage pattem of the site or
areas, including through the alteration of a course or straam
or river, or SUbstantially increase the rate or amount of
surface runoff in a manner that would result in fiooding on-
or off-site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
n Otherwise substantially degrade water quality?
g) PlacB housing within a 100-year flood hazard area as mapped
on a Flood Hazard Boundary or Flood Insurance Rate Map
or other fiood dBlineation map?
Potentially Less than Less than No Impact
Significant significant Significant
Impact with Impact
mitiQation
X
X
X
X
X
X
X
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h) Place within a 1 OO-year flood hazard area structures which
impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss, injury,
and death involving flooding, including flooding as a result
of the failure of a levee or dam?
j) Inundation by seiche, tsunami or mUdflow?
Potentially Less than Less than No Impact
Significant significant Significant
Impact with Impact
mitiqation
X
X
X
.
Hydrology and Water Quality
Would the project:
(Sources: 1,2,3,4, 11, 12, 13)
a-Q Viotate any water quality standards or waste discharge requirements, deplete groundwater
resources, alter drainage patterns, effect surface or subsurface water quality, result in placing
housing in a flood plain?
.
Less than sionificant impact. The City of Dublin is a co-permittee of the Alameda County Clean Water Program,
which is a coordinated effort by local governments in the County to improve water quality in San Francisco Bay In
1994, the San Francisco Bay Regional Water Quality Control Board issued a set of recommendations for New and
Redevelopment Controls for StOIlTl Water Programs. These recommendations include policies that define
watershed protection goals, minimum non-point source pollution controls for site planning and post construction
activities. Watershed protection goals are based on policies identified in the San Francisco Bay Basin Water
Control Plan, which relied on Best Management Practices (BMPs) to limit pollutant contact with stollTlwater runoff
at its source and remove such pollutants prior to being transported into receiving waters. Any development
project in the City of Dublin requires the preparation of a project-specific StollTlwater Pollution Prevention Program
(SWPPP), ensuring that any surface water quality pollution impacts will be less-than-significant.
As the implementation of the Historic Park Draft Master Plan is executed, one of the first phases of the project will
be to demolish the existing Dublin Square Shopping Center site and remove the vast parking fields that surround
the buildings. The removal of the buildings and the conversion of a shopping center site from a commercial use to
a park use will reduce the amount of impervious surface in the project area. Park sites typically have a lot of
pervious surface area, which allows for groundwater recharge and minimizes the potential for wastewater to drain
off the site. Additionally, the City will prepare a project-specific SWPPP which will address the development of the
Historic Park in particular
For other properties in the project area, development proposals will be reviewed by the City's Public Works
Department to ensure that stormwater runoff from the site is kept to a minimum through careful site design and on-
site retention and recharge. The development of any new facilities in the project area will require that the project
conforms to Alameda County Flood Control and Water Quality District, Zone 7 requirements and will meet the
water quality standards of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water
Program. The future developer will be responsible for obtaining all permits necessary from Zone 7 prtor to
construction, and follow all provisions of the City's Stormwater Pollution Prevention Program (SWPPP) and the
Water Quality Control Board requirements, listing Best Management Practices that reduce the potential for water
quality degradation during construction and post-construction activities. Implementation of these required actions
ensures that surface water quality pollution is a less than significant impact.
.
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31'U jPi I
Water to the proposed project would be supplied by the Dublin San Ramon Services District, relying on long-term .
contracts for imported water to the site. There would therefore be no impacts to groundwater supplies.
g-j) Place housing within a 100.year flood hazard area as mapped on a Flood Hazard Boundary or
Flood Insurance Rate Map or other flood delineation map? Place within a 100.year flood hazard
area structures which Impede or redirect flood flows? Expose people or structures to a significant
risk of loss, Injury, and death involving flooding, including flooding as a result of the failure of a
levee or dam? Inundation by seiche, tsunami or mudflow?
Less than sianificant impact and no impact According to the Flood Insurance Rate Map published by FEMA
(Community Panel Number 060705-0001 B), a bulk of the project area is located within a 500-year flood zone
while a few of the parcels closest to Dublin Creek are within the 1 DO-year fiood hazard area. The properties that
are within the 100-year flood hazard area are those that are proposed to be included in the Historic Park. The
Historic Park area currently has two buildings that are in the fiood hazard area, one being a church and the other a
classroom/meeting/exhibit space. Neither of the buildings is used for residential purposes. The only new building
proposed to be constructed in the Historic Park area is one 800 square foot pavilion/ciassroom building, which will
be used intermittently and not for residential purposes. Therefore, the flood impacts to people or structures will be
less than significant
land Use and Planning
Would the project:
(Sources: 1,4,5,7,10,11, 12)
a) Physically divide an established community?
b) Conflict with any applicable land use plan, polley, or regulation
of an agency with jurisdiction over the project (including but
not limited to the general plan, specific plan, or zoning
ordinance) adopted for the purpose of avoiding or mitigating
an environmental effect?
cJ Confiict with any applicable habitat conservation plan or
naturai community conservation plan?
Potentially Less than Less than No Impact
Significant significant Significant
Impact with Impact
milioat/on
X
X
X
.
a) Physically divide an established community?
No impact The project area is within an urbanized portion of Dublin and implementation of the project will not
serve to physically divide the community in any fashion. The redesignation of parcels in the area from a
Retail/Office General Plan land use category to Parks/Public Recreation will allow for the logical expansion olthe
City's Heritage Center and the development of a cohesive Historic Park. This wili help to unify the City's historic
core by connecting several of the City's historic buildings, archeological resources, and former historic sites into a
single public space.
b) Conflict with any applicable land use plan, policy or regulation?
Less than sianificant impact. The proposed project includes changes to several planning documents, including:
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 34 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area RelOning May 25, 2006
?:>'GU() \ '41
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. Amendment to lhe General Plan land use designation for five properties in the project area;
. Amendment to the Zoning Map for two properties in the project area;
. Adoption of the Draft Dublin Village Historic Area Specific Plan;
. Amendment to the Parks and Recreation Master Plan Update (2004)
. Adoption of the Draft Dublin Historic Park Draft Master Plan
Approvai of these changes ensures consistency between the proposed project and the City plans and
regulations.
c) Conflict with a habitat conservation plan or natural community conservation plan?
No impact. No such plan has been adopted within the project area. There would, therefore, be no impact to a
habitat conservation plan or natural community conservation plan.
Mineral Resources
Would the project
(Sources: 1, 2, 4)
Potentially
Significant
Impact
Less than
significant
with
mitiqation
Less than
Significant
Impact
No Impaot
.
a) Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the
state?
b) Result in the loss of availability of a locally important mineral
resource recovery site delineated on a local general Plan,
specific plan or other land use plan?
x
x
No impact. The Conservation Element of the General Plan does not reference any significant mineral resources in
the City, nor are any properties within the project area designated by the California State Department of
Conservation, Division of Mines and Geology, as having deposits of minerals. Additionally, no mineral resources
are shown on the State of California's maps of such resources, and therefore no impacts are expected as a result
of project implementation.
Noise
Potentially
Significant
Impact
Less than
significant
with
mitigation
Less than
Significant
Impact
No.lmpact
Would the proise! result in:
(Source. 1,2,3,4,5, 7, 11, 12)
.
a) Exposure of persons to or generation of noise levels In excess
of standards established in the general plan or noise
ordinance, or applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or ground borne noise levels?
c) A substantial permanent increase in ambient noise levels in
the project vicinity above existing levels without the project?
d) A substantial temporary or periodic increase in ambient noise
leveis in the project vicinity above levels without the
project?
x
x
x
x
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendrnent,
Draft Parks and Recreation Master Plan 2006 Update, DUblin Historic Park Draft Master Plan, and Area Rezoning
Page 35 of 42
May 25, 2006
-:3/'1'% I Vi \
Noise
Potentially Less then Less than No Impact
Signiffcant signiffcant Signiticant
Impact with Impact
mitioation
X
X
.
Would the project resuff in.
(Source: 1,2,3,4,5,7, 11, 12)
e) For a project located within an airport land use plan or, where
such a plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose
people residing or working n the project area to excessive
noise levels?
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project
area to excessive noise levels?
The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 60 dBA for
neighborhood parks, and up to 65 dBA as conditionally acceptable. Noise measurements are expressed in
decibels ("dBA"), which Is the standard measure of sound pressure. New recreation facilities will need to be
located in areas where the noise exposure level was not higher than 65 dBA in order to be in conformance with
the General Plan.
a-f)
Would the project expose persons to or generate noise levels in excess of standards
established by the General Plan or other applicable standard, expose people to groundborne
vibration, result in permanent inc;reases in ambient noise levels?
.
Less than siqnificant impact. There are two possible noise impacts resulting from the proposed project:
construction noise and operational noise. Construction noise is generated when a new facility is being built.
Operational noise occurs when the facility is completed and is being used for its intended purpose. Operational
noise is not expected to be a significant impact of any new park, residential building, office complex, commercial
building, or business park because such noises generated are compatible with a suburban environment and will
be mitigated at the project level by the conditions of approval for the project consistent with the City's noise
standards. Such conditions typically include prohibitions on amplified sounds outside of the building and the like.
Construction noise would be present at the time any new structure or facility is built, and short-term construction
related noise could be expected. The City has adopted common practices for all construction and grading
operations, and which are included in the construction documents for any construction project, to limit the hours of
construction to 7.30 a.m. to 5 p.m., Monday through Friday, including the idling of equipment, unless the Director
of Public Works approves alternative hours. Additionally, all equipment used on the construction site is to be in
good, well-maintained condition, and mufflers, to minimize noise generation that could affect the residents in the
project area. Therefore, noise-related impacts of the project will be less-than-significant.
While there are limited noise impacts expected to be qenerated by the proposed project, there are existing noise
impacts in the project area due to the proximity of Interstate 580 and the vehicular noise generated from that
facility One of the components of the Draft Dublin Historic Park Draft Master Plan is to install a soundwall along
the freeway in a portion ofthe project area to reduce noise impacts to the existing Heritage Center and the future
Historic Park expansion area. The soundwall will minimize noise impacts to future users of the Historic Park and .
cemetery expansion area and will improve the existing conditions near the Pioneer Cemetery, Murray
Initial Study tor the Draft Dublin Village Historic Area Specific Plan/Generai Plan Amendment, Page 36 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rewning May 25, 2006
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Lffjiru 1"11
Schoolhouse, St. Raymond's Church, and the Dublin Creek Kennel/Hagan residence area. Although the General
Plan does not contain noise exposure standards for an unique recreational/civic facility like the Historic Park, with
the installation of lhe soundwall and the improvement that will provide to current noise impacts in the area, the
impacts of the project will be less than significant, and in fact, will improve the situation.
Additionally, the project area is not located within the vicinity of a private airstrip or within the boundaries of an
airport land use plan area.
Population and Housing
Would the project:
(Sources' 1,4, 12)
a) Induce substantial population growth in an area, either directly
or indirectly (for example, through extension of roads or
other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating the
replacement of housing elsewhere?
Potentially
Significant
Impact
No Impact
Less than
significant
with
mitiqation
Less than
Significant
Impact
x
x
x
No impact. Implementation of the proposed project will not induce additional growth in Dublin, as no new
residential units are proposed that are not currently permitted under the existing project area General Plan land
use designations and Zoning Districts. Therefore, no population growth impacts are anticipated that have not
already been assessed in the General Plan. The implementation of the proposed project will not displace any
existing housing units or people, and therefore the project will have no impact.
Public Services
(Sources' 1, 3,4. 11, 12)
Potentially
Significant
Impact
Less than
significant
with
mitiqation
No Impact
Less than
Significant
Impact
a) Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
Fire protection?
Police protection?
Schools?
Parks?
Diller public facilities?
x
X
X
X
X
No Impact. Implementation of the proposed project will not create additional need for new public services or
facilities, as there is no land use intensification being proposed. Any new facilities constructed in the project area
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 37 of 42
May 25, 2006
L./-1-oo \0 \
will be required to meet the requirements of the Alameda County Fire Department, Dublin Police Department, .
Dublin Unified School District, and other applicable governmental agencies during the plan review phase and any
project-specific concerns could be addressed at that point, including an analysis that adequate response times can
be met as necessary Any future development projects in the area will pay impact fees appropriate to the type of
project.
Recreation
(Sources: 1, 3,4, 10, 11, 12
a) Would the project increase the use of existing neighborhood
or regional facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or require fhe
construction or expansion of recreational facilities that
might have an adverse physical effect on the environment?
Potentially
Significant
Impact
Less than
significant
wffh
miti ation
No Impact
Less than
Significant
Impact
x
x
No Impact. The proposed project does not include residential development that is not already anticipated under
the General Plan, so there would be no increase in the need for or impact on recreational facilities. The project
would add a much-needed recreational facility to the Dublin community, thereby increasing the City's recreational
resources and facilities to serve the community No adverse impact related to recreational facilities will result, but
rather, the park development will provide more recreational activities and facilities for the public's use.
.
This Initial Study is studying the impacts of developing a new park in the project area and the possible effects on
the environment that the park might have, but the proposed project in and of itself will not have a negative impact
on recreational facilities in the project area, and in fact will create additional recreational opportunities.
Transportation and Traffic
Would the project:
(Sources. 1,2,3,4,11,12)
a) Cause an increase in traffic that is substantial in relation to the
existing traffic load and capacity of the street system (i,e.
result in a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads or
congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of service
standard established by the County Congestion
Management Agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an
increase in traffic levels Or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature (e,g,
sharp curves or dangerous intersections) or incompatible
uses, such as farm equipment?
Potentially I Less than Less than No Impact
Significant significant Significant
Impact with Impact
mitiaation
X
X
X
X
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 38 of 42
May 25, 2006
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Transportation and Traffic
Would the project:
(Sources: 1, 2, 3, 4, 11, 12)
e) Result in inadequate emergency access?
D Result in Inadequate parking capacity?
g) Conflict with adopted policies, plans or programs supporting
altemative transportation (such as bus turnouts and bicycle
facilities)?
1~1
L-t2-Db
Potentially
Significant
Impact
No Impact
Less than
significant
with
mit/Qat/on
Less than
Significant
Impact
x
X
X
No impacts. No impacts are anticipated with regard to traffic or parking for the proposed project. Existing and
proposed roadway improvements have been designed and sized to provide adequate transportation facilities and
transit modes with sufficient capacity for the existing and proposed uses.
No land use intensification is proposed for properties in the project area, though there is the capacity for the
overail maximum development potential in the area to increase due to the fact that many of the sites are currently
developed at less than the maximum intensity permitted in the General Plan, as discussed in the previous section
on Air Quality However, ail of this capacity exists today, without the land use changes proposed in the Specific
Plan (which actuaily decreases the development potential because of the shift from Retail/Office to Parks/Public
Recreation), and recreational facilities - even those with classroom and smail outdoor stage facilities - are
typicaily not large traffic generators. They are typicaily not peak-hour trip generators, and are primarily local-
serving. Vehicle trips are spread throughout the day, and in fact the concentration of trips tends to be during non-
peak hour times such as afternoons, evenings, and weekends, which minimizes potential impacts to the city
circulation systems.
Additionaily, both the Draft Dublin Viilage Historic Area Specific Plan and the Draft Dublin Historic Park Draft
Master Plan cail for several public improvements to be made to the streets and sidewalks in the project area,
which will increase pedestrian safety Adequate parking for the proposed Draft Dublin Historic Park Draft Master
Plan is proposed, including the construction of a new parking lot and the addition of on-street parking on Donlon
Way, and therefore, no adverse impacts relative to parking are anticipated.
Utilities and Service Systems
Would the project
(Sources' 1 3,4,11,12)
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of Which could cause significant environmental
effects?
Potentially
Significant
Impact
Less than
Significant
Impact
No Impact
Less than
significant
with
mitiQation
X
X
X
Initial Study for the Draft Dublin Viilage Historic Area Speciflc Plan/General Plan Amendment.
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Pian. and Area Rezoning
Page 39 of 42
May 25, 2006
Utilities and Service Systems
Would the project
(Sources: 1,3,4, 11, 12)
d) Have sufficient water supplies available to serve the project
from existing water entitlements and resources, or are new
or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
n Be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs?
g) Comply with federal, state and local statutes and regulations
related to solid waste?
t.f~~ ,(1\
Potentially Less than Less than Nfi/mpact
Significant significant Significant
Impact with Impact
mffjoation
X
X
X
X
.
No imoact. The following service providers serve the project:
. Electrical and natural gas power' Pacific Gas and Electrical Company
. Water supply and sewage treatment: Dublin San Ramon Services District
. Storm Drainage: City of Dublin
. Solid waste disposal: Amador Valley industries
The proposed project will not result in a demand for new water and wastewater services for potable or irrigation
water, because no land use intensification is proposed for properties in the project area and existing service .
infrastructure can be used. It is not anticipated that utility service beyond that which is already provided to the
area will be required. As is typically the case with new development applications in the City, individual
development proposals will be reviewed on a case-by-case basis by City Staff as well as utility providers to ensure
that services can be provided as needed. It is not anticipated that development in the project area will require the
extension of additional services, and the impacts to utilities and service systems will not be significant. Future
development in the project area will be consistent with General Plan policies, allowing necessary utilities and
services to be provided without significant impact. When construction drawings are submitted for specific future
projects, City Departments and other governmental agencies will review plans in accordance with adopted
regulations to determine feasibility and suitability
Mandatory Findings of
Significance.
al Does the project have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number of or restrict the
range of a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory?
Potentially Less than Less than No impact
Significant significant Significant
Impact with Impact
mitiflation
X
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Pian 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 40 of 42
May 25, 2006
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y.YU[) : "'II
b) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are
considerable when viewed in connection with the effects of
past projects, the effects of other current projects and the
effects of probable future projects).
c) Does the project have environmental effects that will cause
substantial adverse effects on human beings, either directly
or indirectly?
x
x
a) Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below se/f-
sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or
restrict the range of a rare or endangered plant or animal or eliminate important examples ofthe
major periods of California history or prehistory?
Less than siqnificant with mitiaation. The preceding analysis indicates that the proposed project will not have a
significant adverse impact on the environment with the incorporation of all mitigation measures as proposed. The
implementation of all stated mitigation measures wili ensure that any potentiai impacts are reduced to a less than
significant level.
b)
Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current projects
and the effects of probable future projects).
No. Although incremental increases in certain areas can be expected as a result of the implementation of the
proposed project, the implementation of all stated mitigation measures will ensure that any potential impacts are
mitigated to a less than significant level.
c) Does the project have environmental effects that will cause substantial adverse effects on human
beings, either directly or indirectly?
No such impacls have been discovered in the course of preparing this Initial Study
Initial Study for the Draft Dublin Village HistoriC Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning
Page 41 of 42
May 25, 2006
45~ l~"l\
BACKGROUND INFORMATION
.
INITIAL STUDY PREPARER
Kristi Bascom, Senior Planner, City of Dublin Community Development Department
AGENCIES AND ORGANIZATIONS CONSULTED
The following agencies and organizations were contacted in the course of this Initial Study'
City of Dublin, Community Development Department
City of Dublin, Parks and Community Services Department
City of Dublin, Public Works Department
Dublin San Ramon Services District
REFERENCES
Archeological Assessment Report for the Donlon Way Area Specific Plan (prepared by William Self
Associates, Inc.) August 2003.
City of Dublin General Plan (1985, updated to 2002). .
City of Dublin Zoning Ordinance
Draft Dublin Draft Dublin Historic Park Draft Master Plan (prepared by Royston, Hanamoto, Alley, and
Abey) May 2006
Draft Draft Dublin Village Historic Area Specific Plan (prepared by the City of Dublin Community
Development Department) May 2006
Dublin Historic Resources Identification Project (Final) (prepared by Page and Turnbull, Inc.) January
2004
Dublin Village Design Guidelines (prepared by RBF Consulting/Urban Design Studio) January 2005.
National Register of Historic Places Registration Form completed for the Dublin Heritage Center (prepared
by Elizabeth Isles and Amanda Wells, City of Dublin) September 2004
Parks and Recreation Master Plan Update (2004) and accompanying Initial Study/Mitigated Negative
Declaration
Phase I Environmental Site Assessment for 11759 Dublin Boulevard (prepared by Treadwell & Rollo
Environmental and Geotechnical Consultants for the benefit of Meyers Nave Ribaek Silver and Wilson)
January 2005
.
Initial Study for the Draft Dublin Village Historic Area Specific Plan/General Plan Amendment, Page 42 of 42
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft Master Plan, and Area Rezoning May 25, 2006
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4lov:o\~1
CITY OF DUBLIN
100 Civic Plaza, Dublin. California 94568
Website: http://www.cLdublin.ca.us
DRAFT MITIGATED NEGATIV,E DECLARATION
Project Title: PA # 02-074 Draft Dublin Village Historic Area Specific Plan/General Plan Amendment,
Draft Parks and Recreation Master Plan 2006 Update, Dublin Historic Park Draft
Master Plan, and Dublin Village Historic Area Rezoning
Project Description: The City of Dublin has prepared several documents that will guide the planning for future
public and private development in Cily's historic core. These documents include the Draft
Dublin Village Historic Area Specific Plan and related General Plan Amendment, the Draft
Parks and Recreation Master Plan 2006 Update, the Dublin Historic Park Draft Master Plan,
and the Dublin Village Historic Area Rezoning. This Initial Study examines the potential
environmental impacts of implementing these documents, collectively referred to as the
proposed project.
Project Location:
Applicant:
Determination:
Approximately 38 acres surrounding the intersection of Donlon Way and Dublin Boulevard.
Specifically, Assessor Parcel Numbers 941-1560.009-01, 941-1560-007-01,941-0113-003-
01,941-0113-154,941-0040-006-16, 941.1550-004, 941-1550-005-02, 941-1550-003-02,
941-1550-001-12,941-1550-001-02,941-1560-001-01, 941-1560-002-02, 941-0040-006-
10,941-1560-003-04,941-1560-001-02, 941-1560-006, 941-1560-005, 941-1560-003-03,
941-1550-002-02, and 941-1550-001-10
City of Dublin, 100 Civic Plaza, Dublin, CA 94568
I find that although the proposed project could have a significant effect on the environment,
there WILL NOT be a significant effect in this case because revisions in the project have
been made by or agreed to by the project proponent.
\./VA-Sv--.-- ~
Kristi Salam, Senior Planner Date
A copy of the Initial Study documenting the reasons to support the above finding is available at the City of Dublin, 100
Civic Plaza, Dublin, CA 94568, or by calling (925) 833-6610,
Date NOI Mailed:
Date Posted:
Dale Published:
Comment Period:
To be considered by'
On:
N.O.D. filed:
City Council Resolution No.
May 26, 2006
May 26, 2006
May 31, 2006
May 31, 2006 - June 30, 2006
Dublin City Council
August 1,2006 (tentative)
.
.
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Mitigation Monitoring Program Checklist
Draft D u bli n Vi lIage Historic Area S peeific Pia n/General PI an Arne n dment, Draft Pa rks and Recreatio n Master PI a n 2006 Update,
D u bli n Historic Park Draft Master Plan, and Dublin Village H istori c Area Rezo n i n g
Mitigation Measure One time or Responsible for Responsible for Form 01 Initial/Date
Ongoing Implementation Verification verification
Mitigation Measure 1 I n accordance wi th City regu lations, a project- Through the end PW PW SWPPP on file
specmc Storm Water Pollution Prevention Program (SWPPP) shall be 01 construction
prepared In compliance wilh tile City's NPDES permit. The SWPPP shall
have the fo lIowing minim um require me nts.
1 Active construction areas will be watered daily and more frequently if
necessary
2. All trucks hauling soil, sand or other loose materials shall be covered.
13. Water sh all be a ppl ied daily, or app I y non-toxic soil sla b I Iizers on all
unpaved access roads. parki ng areas, and exposed stockp i les at
I construction sites.
;
4 A II access roads and p arki ng areas at construction sites sh all be
swect dailv with water sweeDers.
Mitigation Measu re 2: A biolog ical su rvey shall be cond u cled by a One time prior to PL and PCS PL B io log ical
qu alified biolog isl prior to any distu rbance wi lhin 150 feet of Du blin Creek grad ing or Survey on file
(i.e grading, construction of nearby pathways, construction of the creek construction and regulatory
loot bridge) and 0 n the u ndeve loped D H P A parcel to verify Ihat no special i permits
species are located in the area proposed lor park expansion. Regulatory obtained.
perm its sh all be obta i ned as necessa ry from the F ish and Wi Idlile Service,
California De partmen t of Fish and Game, Arm y Co rps 01 E ng ineers, 0 r
State Waler Resources Control Boa rd as necessary. and in coni un ctio n
with the reccm mendation s of the biolonical re port.
Mitigation Measure 3: As detailed engineering is developed for the Ongoi ng th rou g h PL and PCS PL Agency
des ign of the footings lor th e pedestri an footbridge over Ou bl i n C reek as agen cy approval s
envision ed In the Dub I i n Historic Park Oral! Master P I an, Ihe City sh a II approval.
work with the appro pr! ate reg u I atory agencies to en sure Ih at i m pacls 10
the creek are m in i mized and addressed 10 th e satisfactio n of the agency i
Mitigation Measure 4: In High Archeologicai Probability Areas (including Ongoing throu g h PL and PCS PL Resu Its of fie Id I
a 150 meter (493 foot) corridor centered on Du blin Creek and with i n the grou nd study on fi Ie I
oeneral vicinilv of St. Ravmond's Church, Pioneer Cemetery, and the dislurban ce
.t.
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d1
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Mitigation Measure One time or Res pon sible for Responsible for Form of Initial/Date'
Onaoina Implementation Verification verification
Dublin Sq u are Shoppi ng Center site), the permitli ng of future gro und and/or
d istu rbance shall include provisio ns for fu rther a reh ivai and field stud y by con struction
an archeolog Is!, archeolog ical testing and, if necessary, archeologica I ,
mon itori n!! durin!! construction.
M itigatio n Meas ure 5 Shou Id preconstruction excavation or be rings be Ongoing through PL and PCS PL Contract with
conducted outside ot the Hig h Archeo logical Proba billly Areas, but within ground arch eolog 1st
the project area, a qua I ified areh eolog i st sh all mon itor the work to d efi ne d istu rbance
the presence or absence of bu ried resou rces in order to promote advance and/or
planning for m iti!!ation pu rposes. construction
Mitigation Measure 6: If a Native American artifact or human remains Ongoing through PL and PCS PL
are identified d uri ng any demol ition or constructio n In tM e project a rea, I g rou nd
work on the project shall cease i m med i atel y un ti I those steps ou iii ned in disturbance
C E QA Guidelines Section 15064.5 (e) can be taken to the satisfaction of an d/or !
the Dublin Community Development Director Project work may be construction ,
resu moo in co m p I iance with th e requirements of Section 15064,5 (e).
Addition ally, the Cou nly Corone r shall be contacted im mediate Iy and
Section 7050.5(b) of the California Health and Safely Code (relating to the
d iscoverv of Native Ame rican rem ains) sh 0 uld be i mo lemented.
Miti galion M eas ure 7 If an archeological, preh istoric, or paleontological Ongoing through PL PL
resou ree is discovered during any demo I ilion or con struction in the project ground
area, work on the project sh all cease i mmed i ately u nlil a resource disturbance
p rotecti on pi an conformin g to CE QA Gu idelines Section 15064.5 (I) is and/or
prepared by a qu al ified areheolog ist and ap proved by the Dublin con struction ;
Communily Development Director Project work may be res umed in
compl i ance with such 0 I an.
M iti galion Meas u re 8: F utu re road work or su bsu rface construction and Ongoing through PW PL
m ainte nance wilh i n the Don Ion Way road right of way and the po rlion of ground
Dublin Boulevard within the project area shall include prolocol for d islurb ance
inadvertent discoveries made during construction, incl udin g the and/or
development of a resou rce protection plan conforming 10 CEQA constructio n I
Gu idelin es Section 15064,5 (I), prepared by a qualified archeologisl and ~
approved by th e Dublin Pu blic Works and Comm un ity Development
Directors. in the event of a discovery, project work may be resumed in ; i
, com pliance with such olan. I
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Mitigation Measure One time or Responsible for Res po n sible for Formal Initial/Date
Ongoing Implementation Verification verili cation
Mitigation Measure 9: A site-specific soils repo rtigeotech i ncal One lime for Build i ng PL So i Is report on
investig ation shall be requ i red lor any development proposal in the project each new file
area and s hall be con d ucted by a Californ i a-registered 9 oolog ist or a development I
C a I ilomia-registered e ng ineeri ng goo log i sl. Th e report shall address the pro posa I I
potential lor expansive soils and gro und liq uefaction, Specific me asu res i
to red uce seism i c hazard s, expansive soi Is. and I iquelaction hazard s to a
less than significant level shall be included in the report and those,
I measures shall be implemented as part 01 the site development. I
I M iti gation Meas ure 10: Prior to demolition 01 any bu ild i ng in the project One time lor Build ing, Building, PL Job number l
area, the building shall be sampled to detenTline if the building contains each build ing BAAQMD I issued by
lead paint an dlor asbestos. II either of the materials are dete rmin ed to be proposed to be I BAAQMD prior I
I
present, they sh all be hand les an d disposed 01 as a hazardous material demolished to City
and in compliance with all a pplica ble local, state, and federal reg ulatio ns demolition 1
penTlit
issu a nce
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RESOLUTION NO. - 06
A RESOLUTION OF THE CITV COUNCIL
OF TIlE CITY OF DUBLIN
*********
APPROVING THE DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN AND
RELATED GENERAL PLAN AMENDMENTS
PA 02-074
WHEREAS, the City mitiated a SpecIfic Plan study and related General Plan amendment to plan
for the City's historic core. Implementation of this plaruling would include amendments to thc Parks and
Recrcation Master Plan, adoption of a Historic Park Master Plan and other related actions. Thesc plaruling
and implementing actions arc colleetivcly known as the "Historic Area Spccific Plan Projcct" or the
"Project", and
WHEREAS, the Projcet site includes approxImately 38 acres generally around thc intersection of
Donlon Way and Dublin Boulevard, and
WHEREAS, the ProJect sIte mcludes the existmg City Hentage Center and other vacant and
developed sitcs; and
WHEREAS, thc Project would amend the General Plan land use map to redesignate
approximately 7.55 acres of land within the PrOJect area from Retail/Office to ParksfPublic Recreahon.
The ProJect would also amend Gencral Plan text to providc for continucd use ofthc Green Store structure
and site for a church; and
WHEREAS, the Project would adopt the Dublin Village Historic Area Specific Plan with related
land use deSlgnahons and development gUidelines. The land uses and devclopmcut gUldelincs provldc for
future expansion of thc existing hcritagc park and futurc public and private development in the
approximately 3~-acre planning arca. The Dublin Village Historie Arca Spccific Plan is a separatcly
bound docUlncnt incorporatcd hercin by rcferencc; and
WHEREAS, consistent with Senate Bill 18, the City obtaincd a contact list of local Native
American tribes from the Nativc Amcrican Heritage Commission and notificd thc tribes on the contact list
of thc opportunity to consult with the City on the proposed General Plan amendment and proposed
Specific Plan. None of lhe contacted tribes requested a SB 18 consultatIOn wlthm the 90-day statutory
consu1(ahon period and no further action is required under SB 18, and
WHEREAS, the City prepared and circulatcd a Mitigatcd Negative Dcclaration analyzing thc
potential environmcntal effects of the Project; and
WHEREAS, a Plannmg CommissIOn Staff Report, dated July 11, 2006 and IUcorporated herem
by reference, dcscribed and analyzed the draft Mitigatcd Ncgative Dcclaration and the Projcct, including
thc proposcd amendmcnts to the Gcneral Plan and the proposed Specific Plan; and
WHEREAS, the Planning Commission revicwed thc Staff Report and the draft Mitigatcd
Negative DeclaratIon at a noticcd public hcaring on July II, 200u, at which time all interested parties had
the opportumty to be heard; and
I
Attachment 2
5ICJbI"1J
WHEREAS, followmg [he puhhc heanlJg, the Planmng COmmISSIOn adopted Resolution 06-01 R
re~ommending adophon of the Mitigated NegatIve Declaration and RcsolutlOn 06-019 recommelJding
approval of the Dublin Villagc Historic Area Specific Plan and rclatcd General Plan Amendments, which
rcsolutlOns arc incorporated hcrcin by reference; and
WHEREAS, a Citv Council Staff Report, dated August 1, 2006 and incorporatcd hcrcm by
referencc, described and analyzed the draft Mitigated Ncgative Dcclaration and thc Project, including the
proposed amendmcnts to the General Plan and the proposed Specific Plan; and
WHEREAS, the City Council reviewed the Staff Report, Draft Mitigated Negative Declaration,
Draft Dublin Village His[onc Area SpecIfic Plan (Attached to thIS Resoluhon as Exhihlt A), and related
General Plan Amendments at a nohced publIc hearing on August 1, 2006, at whIch time all mterested
parhes had the opportunity to be hcard, and
WHEREAS, following thc puhlic hearing, the City Council adopted Resolution _, adopting
thc Mitigated Ncgativc Declaration and a Mitigation Monitoring Program for the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing rccitals are true and correct and
madc a part of this resolution.
BE IT FURTHER RESOLVED lhat the Dublin City Council approves the followmg Genenll
Plan Amendments based on findings that thc anlendments arc in the public intcrest and that the Gcneral
Plan as so anlended will remain internally consistent.
A. Amend Section 76, ARCHAET .oGICAL AND HISTORIC RESOURCES to add a new
implementing pohcy as follows.
"Imnlcmenting Policics
C The Grecn Store.
The Grcen Store is a recognized historical rcsourcc and has bccn used as a church since 1989
ThIS use can rcmain as long as the landowner(s) wish to continue its opcration. TIle Parks/Public
Recreation designation on thc General Plan Land Use Map illustrates the long-tenn potential for
expanSIon of the heritage park to include this historic structurc and the property it is on and is not
mtcuded to affcct or changc the current church use or its continued operation as a religious land
use undcr a valid conditional use permit."
B. Amcnd Figure I-la, Land Use Map to change the land use deslgnahon for [he followmg propertIes
from Retail/Office to ParkslPubhc Recreation.
Dublin Square Shopping Center (APN 941-1560-007-001)
Green Store (APN 941-1550-004)
Hawthornc Lane/Pioneer Cemetery (APN 941-1560-005)
Pioneer Cemetery (A,PN 941-15f>O-006)
DHPA Parcel (APN 941-1560-003-03)
BE IT FURTHER RESOI,VED that the Dublm City Council approves the Duhlin Village
Historic Area SpecIfic Plan based on findings that thc Specific Plan is consistcnt with the Dublin Gcneral
Plan.
2
~206111
PASSED, APPROVED AND ADOPTED this 1 st day of August 2006 by the following votc:
AYES.
NOES
ABSENT
ABST AIN
Mayor
ATTEST
City Clerk
(T:\PA.#120()2\(12-fJ74 Historical Stlidy\Specific Plan Ice Resu GPA_SP.DOC
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Dublin Village Historic Area Speclfi~,P,',~n<
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Prepared by:
City of Dublin Community Development Department
100 Civic Plaza
Dublin, CA 94568
9251833.6610
Adopted by the Dublin City Council on )(XXX
Resolution Number xx-xx
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August 1, 2008
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ACKN OWLEDG EM ENTS
CITY COUNCIL
MAYOR JANET LOCKHART
VICE MAYOR TONY ORAVETZ
COUNCILMEMBER CLAUDIA MCCORMICK
COUNCILMEMBER GEORGE ZIKA
COU NC ILMEMBER KAsl E HilDENBRAND
PLANNING COMMISSION
Bill SCHAUB, CHAIR
DOREEN WEHERENBERG, VICE CHAIR
DONALD BIDDLE
MORGAN KING
ROBE RT F ASUlKEY
CITY STAFF
RICHARD AMBROSE, CITY MANAGER
JERI RAM, COMMUNITY DEVELOPMENT DIRECTOR
DIANE LOWART, PARKS AND COMMUNITY SERVlCES DIRECTOR
ELIZABETH ISLES, HERITAGE CENTER DIRECTOR
KRISTI BASCOM, SENIOR PLANNER
This Specific Plan rei ied on many previou sly-written documen Is lor info rm ation abo ut the h islory 01 Dublin and its valu ab Ie resources. Those documents that
were especially usefu I documents were the lollowi ng:
. Archeological Assessmenf Report for the Don/on Wey Area Specific Plan, written by consultants in altheology, William Sell Associates, Inc. (August 2003)
. Dublin Hisloric Park Draft Masler Plan, written by GOOsu Itants in larJdscape alth itectu re, Royston Hanamoto Alley and #Jey (RHAA) (May 2006)
. Dublin Vii/age Design Guidelines, written by planning consultants RBF Consulting, Inc.lUrban Design Studio (January 2005)
. His/oric Resources Identification Project (Final), written by consultants in altMectural history Page & Turnbull, Inc. (January 2004)
1S1
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The City of Dublin a ppreci ates the stud ies, research, a nd recommend ations provided by the above firms and i nd ividu als.
.!V
TABLE OF CONTENTS
Exhibits
Tables
Section 1: Executive Summary................m........m.................................................................................................................................................................. 1
Section 2: Introduction, Purpose, and Project Location .......................................................................................................................................................2
Section 3: General Notes ......................................................................................................................................................................................................... 7
Section 4: Existing Conditions ................................................................................................................................................................................................ 9
Secti on 5: La n d Use Concept................................. ................................................... ............................................................................................................ 21
Section 6: H istori c, Cultu ral, and Archeol og ica I Resource Preservatio n ............. ............................... .................................................. .................. .......... 27
Section 7: Design Guidelines ................................................................................................................................................................................................ 31
Secti on 8: lnfrastruclu re and M ai ntenance ........................................................................................................................................................... ............... 93
Section 9: Specific Plan Administration and Implementation ............................................................................................................................................95
Appendices
Appendix A. List of Current Property Owners and the Accompanying Assessor's Parcel Map
Appendix B: Summary of Mitigation Measures from Initial Study/Mitigated Negative Declaration prepared lor the Specific Plan
Append i xC. Calilo m i a State Departme nt of Pa~s and Recreation Form 523 for Historic Resou rces ("DPR Form") for all properties listed
on the Dubl i n Historic Resou rces Inventory
Append ix D' Tree recom mendalio ns for th e Du blin Vi lIag e Histo ric Area Specific PI an
Append ix E. Secretary 01 the I nterior Standards lor the Treatment 01 Hislo ric Properties - Available on requ est
Appendix F' Dublin Historic Park Draft M aster Plan, prepa red by Royston Han amoto Alley and Abey, May 2006 - A vai I able on req uesl
Appendix G: Du blin Historic Reso urce Identification Project (Final), prepared by Page and Turn bu II, Janu ary 2004 - Available 0 n req uest
Appendix H, Archeological Assessment Report, Donlon Way Specific Plan, prepared by William Sell & Associates, August 2003 - Report
contains confidential archeological information Non-sensitive portions of the report available on request
VI
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EXHIBITS
Exhibl11
Regional Context Map
local Con lexl Map
Exhibil 2:
Exhibil 3:
Specific Plan Boundary
Exisli ng land Uses
Exhibil 4
Exhibil 5
Existing General Plan
Existing Zoning
Circulalion System
Exhibit 6.
Exhibil 7'
Exhibit B:
U tillly PI an
Exhibit 9'
Vision Diag ram for the Du blin Village Historic Area with proposed slreetscape e nn ancemen Is
land Use Pia n (i ncludes General Plan and Specific Plan Land Use Designations)
Exh i bit 10:
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TABLES
Table 1<
Maximum Development Potential in the Specific Plan area
Specific Plan Land Use desig nation 5 and General Plan Land Use Map amendments
Du blin Historic Resou rces Inventory
Facility MaintenarJce Responsibility
Table 2:
Table 3<
Table 4
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SECTION 1
EXECUTIVE SUMMARY
The Du blin Vi lIag e His loric Area Specific Plan is the cu 1m i n alion of five
years of planning efforts in tile City's historic core. It was developed to
guide futu re development in the specific plan a rea 10 be sensitive to lh e
area's historic past and also to formalize the City's commitment to
preserving and enhancing the area's remaining historic, cultural, and
archeological resou rces for th e future.
The area that was tile orig i nal settlement of Du blin Villag e now consists of
several properties that are developed with conte m porary office buildings,
shopping centers, and residential apartments. 0 n Iy a handfu I of tile area's
orig i nal historic structu res remai n, incl ud ing SI. Raymond's Church, the
Murray Schoolhouse, Pioneer Cemetery, Green's Store, and two bungalow
homes. SI. Raymond's Church, Murray Schoolhouse, and Pioneer
Cemetery make up the core 01 Dublin Village. Today, these resources
lunction as th e Dubl i n H erilag e Center, a local history mu seu m and cu Itural
center other prominent historic buildings and resources, including
Amador's Adobe, the Murray House/Green's Mansion, Dougherty Hotel,
Amador Valley Hotel, and the majority of the Alamilla Springs, were lost
due to neg lect, n atu ral disasters, and con te m porary com mercial a nd newer
develop me nl.
In order to ensure thai the rem a in ing resources are preserved an d
hig h I ig hied as the birth place 01 the City 01 Du b I in, the City Counci I
au thorized the Staff to prepare a specific plan lor tile area in 2001 Staff,
in cooperation with several co nsu Itan ts over the course of the past five
years, has developed this document thai will serve as the blueprint lor
luture public and private im p rove me nts in the specific plan area.
The Specific Plan is divided into several sections that discuss the general
co ntexl of the plann i ng area, analyze the existi ng conditio ns in the are a,
propose a I and use concept, recog n ize the area's val uab Ie resou rces, and
suggest design guidelines to steer luture development. The document
closes with a discussion 01 the infrastructure and maintenance 01 facilities
Draft Du blin Village Historic Area Spacific Pia"
in the area and also how the Specific P Ian will be adm i nistered and
implemented.
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SECTION 2
INTRODUCTION, PURPOSE, AND PROJECT LOCATION
SECTION 2.1
PURPOSE OF THE SPECIFIC PLAN
For seve ral years, the City Cou ncil h as boon con sideri n 9 how to take a
more proactive approach to building Dublin's core historic area into a
cohesive district to better highlight Dublin's historic resources. In order to
accom plish th is goal, the City Cou ncil authorized the creation 01 a Specific
Plan for the Donlon Way area (from this point forward referred to as the
Dublin Village Historic Area) in 2001
The Dublin Village Historic Area Specific Plan provides a blueprint for the
eve ntual implementation of the ove rail vis ion lor the area and th e
associated desig n e nha ncements, The Specific Plan also gave ms the use
of I and, developme nt stan d ards, desig n of pu blic improveme nts, and the
design and appearance of private improve me nts inel uding build i ngs, sign s
and landscapi ng Land use standards, regu lations, defin ~ion s, and other
crile ria contai ned in this docu ment sh all govern all pro perties with in the
bou nd ary of the Dublin Village Historic Area Specific Plan.
SECTION 2.2
LOCATION
The 0 ubi i n Village H isto ric Area is sited within the City 01 0 ublin, in
southeastern Alameda Cou nty, Caltfo m i a. The area cons isls of
app roxim ate Iy 38 acres of Ian d gen e rally located northwest 01 San Ramon
Roall and I nlerstate 580. The specific plan area includes commercial,
res identiar, public, and busin ess parkli ndustri al properties su rrou nding Ihe
intersection of Don Ion Way and Du blin Bo ulevard,
SECTION 2.3
LOCAL AND REGIONAL CONTEXT
The Dublin Village Historic Area is s iled within the Livermore-Am ador
Valley area, a rapidly 9 rowi ng area in the East Bay of the San Fran ci sco
Bay region. A:i; of January 1, 2006, the City 01 Dublin was estimated to
have a pop ulation of approxi mately 39,61 0 person s in a 9 eog raph ic area of
app roximalely 14 sq uare miles. Em ibit 1 shows the region al context 01 the
plan ning area.
Major uses su rro undin 9 the Dublin Village Historic Area inel ude low
density, sing!e-fa m if y residential housing to the north, comme rcial office
complexes to the west, I nte rstate H ig hway 580 to the south, a nd San
Ramon Road to the east. Exhibit 2 shows the locatio n of the project
bou nd ary in relation to the rem ainder of the City 01 Du blin and the other
specific plan areas.
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SECTION 2,4
SPECIFIC PLAN GOALS AND OBJECTIVES
The goals of the Ou b I i n ViII ag e Histo ric Area Specific Plan are as follows:
Goal 1: Preserve and protect the valuable h isto rie reso u rees within
the D u bli n Vi lIag e Historic Area,
Objective 1 1 Identify Dublin's historic resources and adopt a
formal Historic Reseu rces Inventory
Objective 1. 2: Iden tify mech an isms to protect properties on the
Historic Resou rces In ve ntory from being
destroyed 0 r a Itered to the poi nt of removi ng their
historic value.
Objective 1.3: Identify Incentives to encourage the preservation
and enhancement of privately-owned historic
resou rces.
Ob jecti ve 1.4
Purs ue form al desig nalion and recog n ilion of
Dublin's historic resources through the California
State Office of Historic Preservation and National
Reg i stry
Work coope ratively with property owners to
reh abilitate Alamilla Springs.
Ensure that Imp rovemenls and fen ovations to
publicly-owned historic resou rces are done
according to the Secretary of the Interior's
Standard s for the Treatment of Historic
Properties.
Objective 1.5
Objective 1.6
Goa I 2: Gu ide tile desi gn 01 futu re deve lopment to rei nforce the
unique Ilistoric qualities and design elements tllat once defined
Dublin Village.
Objective 2.1
Cre ate design
com me rci a I, and
pri vate prope rty
g uid e lines for residential,
mixed use develop ment on
Objective 2.2:
Objective 2.3:
Create design gu idelin es that provide direction for
future streetscape I mproveme nls in the pu blic
rig ht of way
Create gu klelin es thai provide direction 0 n the
preferred preservation and reh a bi! itation
tech n iq ues for properties on the Historic
Rese u rces Inventory
Goal 3: 1m prove tile pu bile rea I m to create a pos ilive pedestrian
experience, enhance the area's image as a historic district, and create
a unique se nse of place,
Objective 3.1
Objective 3.2:
Objective 3.3:
Objective 3.4
Objective 3.5
Desig n gateway sign age for the en trances to the
Specific Plan area th at hig hi ight the area's h isloric
importance to the Livermore! Amado r Valley area.
Improve ped estri an crosswalks In the S pecifi c
Plan area across Dublin Bo ulevard an d across
Donlon Way
Conside r the appropri ate pi acement of public art
in the Specific Plan area (e.g. a mural along the
block wall on Du b Ii n Boulevard or other a rt pieces
in fulu re plaza/park areas)
Con sider the creation of an entry plaza on the
seu thwesl co mer of Du bl i n Bou leva rd and Donlon
Way, as this ls gateway to the City's Heri tage
Center
Consider cap ital improvement expenditu res to
accomplish these goal s
These goals shall be accomp Ilshed th rough the following means:
Policy 1 New land uses, addifions 10 exisfing land uses, and
re model i ng of existing bu i Idin gs sh all be reviewed by th e s-
City of Dublin to en sure consiste ncy with the Dubl i n tv
Village Historic Area Specific Plan. d1
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Draft Dublin Village Historic Area Specilk: PI an
Page 5
Policy 2:
The City of Du blin shall take the lead in fun ding pu blic
Improve ments called for with I n the Specific Plan. assisted
by local property owners and bu sl nesses to the fullest
extent feasible,
SECTION 2.5
ORGANIZATION OF THE SPECIFIC PLAN
The Specific PI a n provid es a framework for development an d
rOOevel opmen t within the p I ann I ng area, The Specific P I an con tain s a
sum mary of the history of the area, an an alysi s 01 existing cond ition s,
c i rcu I ation, utility, zon i ng, a nd gene ra I plan maps, a section on historic
rese urce preservation, des Ign 9 uidelin es, streetscape pia nn i ng,
infrastructure and maintenance, and administration and implementation of
the Specific Pia n,
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Draft Dublin Vi lIage Historic Area Specific Plan
Page 6 J
SECTION 3
GENERAL NOTES
SECTION 3.1
RELATIONSHIP TO THE GENERAL PLAN
I mplemen tation of the Dublin Village H isto ric Area SpeciHc Pia n fu rth ers
the goal s of th e Du blin Gen eral Plan. The Specific Plan also allows the
com mu nity to adopt more detai led gu idance for the Dubl i n Village H isto ric
Area, and to tailor stan d ards and guidelines to the un iq ue needs and
characte ri sfics of the plan n i ng area I t also allows the opportun ity to
establish standards and to implement programs to meet the needs of both
local pro perty owners as well as the larg e r Dublin comm un ity
Th e Specific Plan is co nsisle nt with the Dublin General Plan in that it
furthers the followin g policies of the General PI an.
Guiding Policy 3.3A. Expand park area throughout the
primary and extended planning areas to serve new
development.
Implementing Policy 3.3C. Acquire and improve parklands
in conformance with the priorities and phasing
recommendations of the CitJls Parks and Recreation
Master Plan.
Guiding Policy 7.6A. Preserve Dublin's historic structures.
Additionally, all of the proposed Dublin Village Historic Area Specific Plan
Land Use catego ries are ide n tical to the General Plan I an d use categories,
so they are wholly cons istent between the two documen ts.
The Specific Plan co n tai ns text and diag rams reg arding uses,
improvements, and other matters consistent with Government Code
Section 65851 Any content not contained in this Specific Plan is provided
in the Dublin General Plan.
SECTION 3,2
RELATIONSHIP TO THE PARKS AND RECREATION MASTER
PLAN
The Specific PI an is also se rvi ng to i mplemen t the goals, pol icies, and
action prog rams of the Parks an d Recre alion Maste r P I an U pd ate (2004)
as follows:
Action Program 1 f: Seek to preserve existing and 10
acquire additional sites of hlslorical interest or to relocate
structures of historical value inlo an "historic park"
Action Program 1j: Pending the completion of the
Historical District Designation Study of the Donlon Way
area, pursue opportunities to expand the City's historic
holdings in the area.
A ction Program 1 k: Designate sites for new parks to
aile viate the 5.3 +/- acre deficiency by amending the Parks
and Recreation Master Plan to show the location of such
future park sites.
SEcnON 3.3
RELATIONSHIP TO THE ZONING ORDINANCE AND
MUNICIPAL CODE
c-
Th e City of Ou b I i n Zon i ng Ordin an ce was amended in Fe bru ary 2005 to .{:.
create a speci al Historic Overl ay Zon i ng Di strict to implement the Dub I i n c)l
Pag€ 7 .J)
Draft Dublin Villag€ Historic Area Specific Plan
Villag e Desig n Guidelin es, wh ich we re ad opted by th e City Cou n cil in
Jan uary 2005. This Specific Plan h as been writle n to now contain the
Design Gu idelines within it (i nstead of as a sepa rate docu ment). Following
the adoption of the Specific Plan, Ch apter 8.62 of the Zonin g Ordin an ce
(H istoric Overlay Zo ning District Site Developmen I Review) will be revised
to refer to the Du blin Vi II age Historic Area Specific PI an in stead of the
Du blin Vi II age Des ign Guidelin es.
All developmen I, conslru ction, and imp rovements in the Specific Pia n area
sh all com ply with ap plicab Ie req u i rements of the Du b I i n Zon ing Ord i nance
and other City deve lopme nt standards and policies un less otherwise
provided in lh i s Specific P I an.
SECTION 3.4
DEFINITIONS
For the purpose of carrying ou I the inlen I of this S pecifi c PI an, words,
phrases and terms sh all be deemed to have the mean i ng ascribed to them
as follows, I n con stru i ng the provisions of Ihis text, specific provis ion s shall
su persede gene rei provis ions relating to the same project. All other
definitions s hall be as per the Du blin Zon i ng 0 rd i nance. Terms not defined
in Ihe Du bl i n ZOfIing Ordin ance shall have the mean i ng ascri bed in
Webster's Colleqiate Dictionary
The WQ rd "City" shall refer to the City of Dubl in,
The WQrds "City Council' shall mean the Cily Council of the City of Dublin,
The words "Planning Commission" shall mean the Planning Commission of
Ihe City of Dublin.
The words "Specific Plan' shall refer 10 this document, the Dublin Village
Historic Area Specific PI an, as adopled by the Dubl i n City Cou ncil,
The word 'shall" is mandatory; "may" or 'should' is permissive.
The WQrd 'perm itted" means peffil itted without th e requ iremen I for further
d iscrelion a ry permits, but su bject to all other a ppl icable
reg u lations,
The words "acres" or "acreage' shall mean approximate acres.
Draft Dubli ~ Village H istorie Area Specific Plan
The word "applicanf shall mean a person or entity making application for a
I a nd use ap prova I pu rsu an I to this S pecifi c PI an.
The word "su bdivision" sh all incl ud e tentali ve and fi nal tract maps, tentative
a nd fin al parcel maps, parcel map waivers and lot line
adjustments,
SECTION 3.5
S EVERABI L1TY
I f an y term, provision, condition 0 r requ i remenl 01 th is Specific Plan sh all
be held invalid or u nenforcea ble, the remainder 01 the Specific Plan or Ihe
app I ication of su ch lerm, provisio n, cond ition or req uire me nt to
circu mstances other th an those In which it is held in val id or unenforceable
sh all not be affected thereby; and eacl1 term, provision, condition or
requiremen I of the SpecifIC Plan shall be valid and enforcea ble to the
fu Ilest exlent pe rmitted by law
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SECTION 4
EXISTING CONDITIONS
SECTION 4.1
OVERViEW
Th is secti on of the Specific Plan identifies physical an d other
environ menta I cond ilions on the project site at the ti me th is Specific PI an
was prepared,
SECTION 4.2
TOPOGRAPHY AND NATURAL FEATURES
The project area is approxim ately 38 acres in size a nd is generally fiat with
a grad ual slope to the south. Dublin Creek run s through the area from
west to east on the Hexcel property and between the Heritage
Center/P ion eer Cemetery and the Du b li n Creek Kennel site. AI am i II a
S pri ng s, a fresh wate r s pri ng th al was on ce th e mai n watering ho Ie for
Dublin Village. sits to the northwest of the Dublin Boulevard/San Ramon
Road in te rsection. A majori ty of the properties are developed and the
Specific Plan area I ies in an urban ized portion of Du blin. Exhibit 3 shows
Ihe bound ary of the Specific Plan area.
SECTION 4.3
UNDERSTANDING HISTORIC DUBLIN VILLAGE
Prior to the arrival of European selllers, the Dublin area was in h a bited by
th e Oh lone and Bay M iwok Indian s. The fi rst recorded arri val of
Euro peans in the Am ador Valley took place in April of 1772. Lieu len an I
Ped ro F ages, Fray Juan Crespi, and a doze n Span ish so Idiers ma rched
IIlfough the Valley while traveling from Drake's Bay to the Presidio of
Monterey Fages was impressed with the beauty of Ihe Valley, particularly
the rolling hills, oak wood Ian ds. and am pie ravin es and sire ams. Based on
written accounts in Crespi's diary, i I seems likel y th at the exped iuon
Draft Dublin Village Kistoric Area Specific Plan
stopped to 0 blain water from a s pri ng near p resen I day Dublin Boulevard
a nd Sa n Ramon Road Th i s fresh wale r spring, known as AI am i II a
Sprin 9 s, is where the histo ry of Dublin begins.
In 1833, the Mexican govern me nt passed the Secularization Act. Th is Act
secu larized th e mission system and gave the Mexica n G ove rn men t the
righ I to sell the vasllan d hold ings of the Spanish Miss ions to Spa nish an d
Mexican settlers. I n August of 1835, Govemo r Jose Figueroa 9 ranted over
16.000 acres of land to Jose Amador, a previous civilian administrator, or
Mayordomo, of Mission San Jose, Sh 0 rtl Y after, Amador bu i II a two-story,
Man lerey -style adobe near AI am i II a Sp rings, H is home, known as Rancho
San Ra roo n, became Ihe fi rsl selllemen I of present day Dublin.
Two years later, Amador owned 14,000 callie, 4,000 sheep, and 400
horses, Am ador employed approximately 150 loca I Native Ame rica ns and
Mexican I abo re rs. His em pioyees worked as vaq ueros (cowboys),
shee pherde rs, and makers of hides, tallow, soap, sad dies, blankets, and
farm eq ui pment. Ra ncho San Ramon, which sat at the crossroads of two
I nd ian a nd later S pan ish trails, became a p rinci pal stopping point lor
trave Ie rs in search of water, food, and loog ing,
The Mexican Rancho era of California History ended when American
citizens inCa lifomia revolted against the Mexican govern men\. On Ju ne 6,
1846, Califom i a became an in de pend e nt repu blic wh en Ame ricans raised
the California Bear Flag over Sonoma Plaza. A month later, Commodore
Joh n D Sloat sailed into Mo nterey, th e Capital of Mexican Cal ifom ia, am:!
officially seized the province as a Un iled Stales lerritory The sig n i ng of
the Treaty of G uadalu pe Hid alg 0 in 1848 offici ally e nde<:! the Mexican
American War and ceded the entire northweslern part of Mexico, including
presen HJ ay Arizona, California, New Mexico, Texas, and parts of
Colorado, N evad a and Utah, to the United Slates.
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After the Mexican American War, Amador was forced to prove @e to his
land holdings. This lengthy and expensive legal process forced Amador to
se II parts of h is property to pay fo r h is leg al fees. In 1852, two Irish
immig rants named M i ch ael Mu rray and Jeremiah Fallon pu rch ased 245
acres each fro m Amador Th ey bu i II wooden homes near Am ador's Adobe
and Alamilla Springs. In 1853, James Witt Dougherty arrived in the Valley
and pu rch ased 1 0,000 acres of Rancho San Ramo n. Dou gherty and his
family initially made their home in the old Amador Adobe. By the late
1850s, the tiny settlement known as Amador's or Dougherty's Station had
grown to in cl ud e seve ral dwellin gs and a few com mercial, re I igious, and
civic buildings. A formal cemete ry was also established in 1859 when To m
Don lon, a you ng I rish man, was buried aile r he was acci dentally ki lied while
workin 9 on th e roof of SI. Raymond's Catholic Ch urch. In 1860, the
Amador Hotel was bu ill, wh ich became a stop ping point for the
stagecoaches lh at ran betwee n Oakland and Stockton, an d Martinez and
S an Jose.
By 1878, the settlement had grown to include a school, a church, a
cemetery, a Sunday school, two hate Is, a general slore, a harness shop, a
shoe shop, and blacks mith shop. The settleme nt was named after
Ireland's capitol city, Du bl in, du e to the presen ce of a large n umber of Irish
American immigrants.
Despite its early growth, Dublin's chances of becoming a major commercial
center we re hal ted when the Central Pacific Rail road was bu i II several
miles from th e settlement. The rail ro ad hurt the stagecoach business and
inhibited Dublin's potential to grow into a major commercial and population
center
Dublin's fale changed in the early 1900s due to increased automobile
owners hip and improvements in transportation infrastructu re CA- 21, a
north -south highway from Ben icia to San Jose (now San Ramon Road)
and the east-west Lincoln Highway or Route 50 (now Dublin Boulevard)
both made Dublin an im portan t crossroads for au tomo bile travelers. By
1934, Dublin had grown to incl ud e a schooi, a ch u rcn, two hotels, a
grocery store, a bl acksm ith shop, five gas statio ns, and a I ibrary Both
sides of the Lin coin Highway were lined with businesses.
Draft Dubli n Village Historic Area Specific Pla~
Between Ihe mid-1930s to the end of World War II, Dublin Village did not
ch an ge ve ry much. Aller World War II, subu rban growth beg an to spread
across the Valley I nterslate 680 and Interstate 580 were constructed in
the 1960s and 1970s, which greaijy improved transportation routes to and
from the Bay Area a nd encouraged Bay Area wo rkers to move east. Large
res idential subdivisio ns eventu ally su rrou nded and encroached into Du blin
Village. By the mid-1970s, much of older buildings that made up Dublin
Vi II age h ad bee n destroyed by neglect, fires, or were de mol ish ed for
redevelopment, leavi ng on Iy a h a ndfu I of historic bu i Id i ng s. Local
preservation efforts in the 1970s saved some of these resources lrom
demolition. Resou rces th at were lost we re repl aced with su bu man
shoppin g centers, offtce bu i Idings, and apartment com plexes.
Dublin incorporated as a dty in 1982 with an initial population 0115,000.
By 1990, the population of Dublin reached 23,229 Dublin grew
d ramatiea lIy in the 1990s with residential, co mmerci ai, and offtce
developmen Is. In 1997, th e Du b Ii n-Pleasan ton Bay Area Rapid T fa nsit
(BART) Exten sion was completed, bri ng i ng m ass rail tran sit to residen ts
and workers in Du blin. Accord i ng to the Ca I ilo m i a State De partment 01
Finance, the estimated population of Dublin reached 39,610 persons in
Jan uary 2006.
SECTION 4.4
EXISTING LAND USE AND PROPERTY PARCELlZATION
T od ay, th e origin al settiemen t 01 Du b Ii n Vi lIage consists 01 several
prope rties that are developed with office, com merci ai, res iden ti ai, and civic
land uses. Most 01 the Specific Plan are a is developed with contempora ry
offtce build i ngs, shoppi ng ce nters, and residential apartments. Only a
handful of the area's original historic structures remain, including SI.
Raymond's Church, Murray Schoolhouse, Pioneer Cemetery, Green's
Store, and two bungalow homes. SI. Raymond's Church, Murray
School house, and Pioneer Cemete ry make up the core of Du blin Village.
Today, lhese resources function as the Dublin Heritage Center, a local
history muse urn and cu Ilural cen te r Other promin ent historic bu i Idin gs and
reso urces, includin g Amador's Adobe, the Mu rray House/Green's Mansion,
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Ihe Dougherty H olel. the Amador Valley Hote I. and the majority of the
Alam i lIa Spring s, we re lost due to neg I eel, n atu ral disasle rs, and
co nte m porary com mercial and residential developmen Is.
Exh i bit 4 shows the general d istri butio n of I and uses with i n the projecl area
and the configuration of th e 101 parcel izalion. T yp ically. bu i Idi ngs are
oriented toward either Du blin Sou leva rd or Donlon Way Ve hicu I a r parking
is typically provided behind or adjacent to bu ild i ngs. Wh i Ie no parki ng is
pe rmitted 0 n Du bl i n Sou levard, the re is on-street park ing on Donlon Way
A su mmary of parcels in th e project area, includ in 9 lot sizes and ownersh i p
(as take n lrom the most recen t Co unty Assessor record s) is con ta i ned in
the Appendix A 01 th is document. Overall, there are 21 pa rcel s in the
project area with 15 different owners. The City of 0 ubli n owns lour
parcels, the Dublin Historical Presefllalion Association owns two parcels,
CalTrans owns two, and Hexcel Corporation owns two. All other property
own e rs own one parcel apiece.
Lots sizes vary greatly and ran ge from 3,726 squ are feet (a uti I ity switch i ng
station) to 8. 28 acres (The Springs ap artmen t complex). M osl 01 the
properties have been developed, but there are a lew vacant properties as
well: two parcels belon 9 10 the State of Califo m ia (adjacent to Interstate
580) and one parcel belon gs 10 the Du bl i n Historical Presefllation
Associ ation. wh ich is pi anned lor th e future ce metery expa nsion area.
Much 01 the historic ch a racter and im age of Dubl i n Village h as been
com prom i sed by con lemporary development an d rei atee! roadway
improve ments. Commerci al and office bu i Idin gs in the area a re setback
from th e street and sidewal k and have larg€ su rface parki ng lots. Most
bu i Idings are construcled with modern build ing forms and materials.
The characte r and image 01 Du bl i n Village is also affected by sign ificant
arteri al and Ireeway traffic. Hig hway 580 is located immed i atel y south of
the area. Au tomobile and heavy truck Iraffic 0 n Highway 580 generales
substantial noise Two major a rterial streets. Du blin Sou levard and San
Ramon Road. also cross the area. These streets carry high traffic
volumes, wh ich affects lh e pedestri an en vi ron ment and Ii m its street
crossings between Du b I i n ViII age an d th e rest 01 the D ubi in.
SECTION 4.5
LAND USE REGULATORY FRAMEWORK: CURRENT
GENERAL PLAN LAND USE DESIGNATIONS AND ZONING
Land use reg ulalion lor th e project area is provided by the City 01 Du bl i n
th rou 9 h the General Plan and Zon i ng 0 rd i nance (C hapter 8 of the
Municipal Code).
The General Plan Lan d Use des ign alions for Ihe Du bll n Village Historic
Area are as lollows:
Retail/Office desig nation for a majority of the project area, which
allows sh 0 pp i ng centers, retai I sh ops, eating establ is hmenls, business
and professio nal offices, motels, and service stations. Th ere are
approximately 18.55 acres that are currenlly designated Retail/Office,
of wh ich, 1 65 acres are vaca nt parcels.
Bus i ness Parkll nd u stria I fo r two pa rce Is. wh ich pel111 its n on-reta i I
businesses such as research and developmen I. IIg ht man u factu ri ng,
and adm i nistrative offices. There are approxim ateiy 8.95 acres that
are currently desig nated Business Parkll ndu strial.
Medium-High Density Residential for one parcel, which permits
residential un ~s at a density 0114-25 units pe r acre. There are
approximately 8.28 acres that are currenlly designated MediumlHigh
Density Residential.
ParkslP u bile Reereati on for four parcels, which pel111 i ts pu b I icly-
owned parks and recreation facilities. There are approxi mately 2.52
acres th at are cu rrently design ated Parks/Public Recreation
Exhibit 5 depicts the cu rren t General Plan desig nations with In the project
area.
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The zon i ng districts for the Du blin Village Histo ric Area are as fo 1I0ws:
C-1: Retail Commercial, which permits a range of retail commercial,
office, restauran t, and similar uses
CoO: Commercial Offi ce, which perm its admin istrati ve and
profess ion al offices
M.l: Light Industrial, which permits a range of research, light
m a nufactu ring, and office uses
R-S: Multi-Family Res ide ntial, wh ich perm its resid e ntial uses
PO: Planned Developm ent, wh ich perm its the uses specified in each
i nd ivid ual Plann ed Development Zoning Ord i nance (i n this case, a
com bi nation of 00 m mercial office, resta urant, and ehu rch uses)
A: Agricu Iture, which perm its a variety of ag ricu Itu ral, an i mal
keepi ng, an d resid en tial uses
Exhibit 6 depicts the Current Zoning Districts within the project area.
SECTION 4.6
TRANSPORT AllON AND C IRCULAllON
Major streets servin g the Specific PI an area i nelude Du blin Bou levard, San
Ramon Road, and Don Ion Way These circulation routes are described
more fully below'
Dublin Boulevard is a major east-west ro adway th roug h the m idd Ie ollhe
plan n ing area. Du b I i n Boulevard has six travel I anes and raised med ian s
on the east side of San Ramon Road, four trave I lanes and a raised
median from San Ramon Road west to Donlon Way, and four travel lanes
withou t a IT1€dian west of Don 10 n Way Du bl i n Bou levard is desig nated as
a route of regional s ignifica nee in the Ala med a Cou nty Congestion
Management Agency's Congestion Management Plan.
San Ram on Roo d is oriented in a north -south direction i mmed i ately east
of th e plann i ng area. A m ajar arterial stree!, San Ramon Road has six
Draft Du bl in Village Historic Area Specific PlaIl
travel lanes and raised medians no rth of Interstate 580. A fu II east-west
access i nterch an ge is located at San Ramon Road and 1-580 North of
Amador Valley So ulev ard, San Ramon Road narrows to four trave I I an es.
I n the West Dublin BART plann Ing area, this roadway provides access to
reta i I commercial uses, San Ramon Road Is des ig nated as a Metropolita n
Transportation System (MTS) roadway by the County Congestion
Man agemen t Age ncy
Donlon Way is oriented in a north-so uth d I recUo n in the mid d Ie of the
plan n i ng a re a. The most prom inent street for th ish Isto ric area, Do n 10 n
Way is a short two-lane strB€t that serves the D ubi in Heritag e Center and
was the area's historic stagecoach route before the construction of
Interstate 580 tv rn ed the street into a cu I-de-sac.
Exh i b it 7 depicts the eu rrent C i rcu latlo n System within the project area.
Region al ci rcu I ation lin kage is provid ed by 1-680, a north -south freeway
and 1-580, an east-west freeway The Livermo re Am ador Valley Transit
Authority ('WHEELS") provides bus transit service through the Dublin area.
B us routes serving the vicin ity of the Dublin ViII ag e Historic Area include
bu s line 1 0, wl1 ieh oilers regular service an d h as a stop nea r the corner of
Dublin Boulevard a nd San Ramo n Road, an d bus line 3 V, wh ich oilers
supplemental service and passes thro ug h 111 e plannin g area 0 n Du b I i n
Boulevard.
The futu re West Dublin BART Station, located at th e end of Golden Gate
Drive a nd less th an one mile from the Specific Plan area, is anticipated to
be under construction before the end of the 2006 and shou id be open
with i n two years from th e start of construction.
A bikeway is proposed along Du blin Bou levard whe n the eventu al wid ening
an d Improvement to th is roadway is eo mpleted by the City Th is is pia nned
as a Class II bike lane, wh ich wo uld provide a striped lane for one-way bike
travel on the street. San Ramon Road has an existi ng Class I bi ke path,
wh ieh is a path sep arated from the roadway an d des ignated solely for bike
and pedestri a n travel.
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Pu b I ic sidewalks have been constructed on most portions of all the public
slreets in the Specific Plan a rea, a nd en hancements to the public
si dewalks on Du blin Bou levard and Donlon Way are proposed as part of
the streetscape im prove ments of th e Plan.
SECTION 4.7
PUBLIC SERVICES
Existing service provide rs to the Specific PI an area i nc lu de.
Police Services:
City of Dublin (contracted with Alameda
County Sheriffs Department)
City of Dublin (contracted with Alameda
County Fire Department)
City of Du blin Pub I ic Works De pa rtmen!
AI amed a County Li b rary (Du bl in Branch)
City of Du blin Parks and Com m unity
Se rvices Department
Dublin San Ramon Services District
City of Du b I i n (contracted with Am adol
Valley I nd ustries)
AT&T/SBC/Pacific Bell
Pacific Gas and Electric
Fire and Emergency Se rvices:
Roadway Maintenance
Library .
Parks an d Recreation:
Water and Sewer
Waste Disposal:
Phone
Gas and Electric
SECTION 4.8: UTILITIES
The Specific P I an area is presently served by a wide range of uti I ities and
i nfrastructu re, i nciudin g:
Water and Sewer: Dublin San Ramon Services District (DSRSD) currently
provides retai I water and sewer services to the City of 0 ublin. In cl uding the
Specific Plan area. Currently, 100% of the DSRSD potable water supply is
Draft Dublin Village Kistoric AJ-ea Specific Plan
provid ed by AI amed a Cou nty Flood Control and Water Co nse rvalion
District (Zone 7). Water enters DSRSD's distribution system from Zone 7
C ross Valley Aqued uct throu 9 h fou r tu mou ts. The tu mouts are eq ulpped
with chlorination and fiuoridation facilities which can disinfect and fluoridate
water delivered from Zone 7 prior to entering DSRSO's system.
OS RS 0 cu rren tly has fou r pipeline i nterties, two with East Bay M un ici pal
Utility 0 istric! (E B MUD) and two with the City of Pleas an to n for rapid
emergen cy res pon se. The interties are strictly for emergency condition s,
such as a major pipe line break, su ppl y co ntaminatio n, in terru ptio n of
deliveries du e to an earthquake, fiood, or other dlsaste r These
con nectio ns wou Id allow either age ncy to obta i n water lrom the other
agency du ri ng an emergency
As is typically the case with new development applications in the City,
individual development proposals will be reviewed on a case-by-case basis
by OS RS 0 Staff If i ndivid ual development exceed s water demand or
sewer ca paclty, DSRSD will requ i re either a "looped syste m" or an
increase in water pi pe diameter to su pply th€ project.
DSRS 0 provides wastewater collection and treatment fo r the City ot
Ou bl in. The DSRSD wastewater collection system incl udes san itary sewers
fro m 6 to 42 in ches in diameter, with a range in ag e lrom 5 to 40 ye ars old.
Land use data form the basis lor estim ating wastewater fiows in the
collection system. Land use projections for DSRSO service area are based
on the General Plan I and use des ign alions 01 the se rvice area. Servicing
the existing development with the existin 9 General Plan land use
desig nations is within the u Iti mate ca pacity of the OS RS 0 wastewater
system.
Stormwater drainage: Slormwater d rai nage is provid ed by the City 01
Ou bl i n Pu bile Works De partme nt and all ru noff in the vicin ity is dl reeted to
regional slo rm drain facilities owned and maintained by Zon e 7 of the
Alameda County Flood Control and Water Conservation District. The---l
region~1 d rai nage lacili~ies ~ ltim ately flow to Arroyo de I a ~~ un a: wh ich \J)
flows In a westerly direction tllrough Niles Canyon until It ulllmately ~
d i scharg es to the San F ra ncisco Bay 0'"
Page 18 ~
Servici n g the existing development with the existi ng General P Ian I and use
des ignations is wi th i n the u Iti m ate capacity of the City's storm dra i n
sysle m.
However, il should be noled thai Zone 7's Stream Management Masler
Plan conlains plans to retrofit the culvert thai carries Dublin Creek under
Don 10 n Way 10 increase the cu Ivert capacity and min imize the risk ot
flood i ng in the area. Curre ntly, most of the properties in Ih e Specific Plan
area are with in the FE MA 1 DO-yea r 0 r 500-yea r flood plai n and new
con struction in lhe are a is subject to floodplai n reg ulalio n s. Once th is
culvert is imp roved, the poten ti al for flood ing in the project area wi II be
red uced,
Exh i bit 8 shows th e approxim ale locati 0 n of existi ng utility facilities in th e
project a rea.
Draft Dublin Village Historic Area Specific Plan
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SECTION 5
LAND USE CONCEPT
SECTION 5.1: EXISTING DEVELOPMENT AND PROPOSED
DEVELOPMENT POTENTIAL
area due to the fact th at the sites are currently developed at less than th e
maximum intensity permitted in the General Plan (See Table 1). All of this
capacity exists tod ay The land use chang es in the Histo ric Area Specific
P I an decrease the development paten ti al by sh ifti ng approximately 7 55
acres of land from Retail/Office to Parks1Public Recreation.
No General P I an den sily or i nten s ily increases are proposed for properties
in the Specific Plan area. However, th e re is develo pment potenti al in the
Table 1: Maxim u m Devel opm e nt Pole nlial in the Specific PI a n area
(Existing development acreage and square footage from the Alameda County Assessor's Office - current as of March 2006)
SP/GP land use Amou nt of existing Amount 01 proposed Floor to Area Ratio or nu mber of Development Potential i Difference
category development acreage in Specific Plan dwell ing units under Specific Plan
area
Relai IIOffice 182,306 square feet on 11 acres .25 to ,60 FAR Up to 287,496 SF +105,190 SF
18.55 acres
Med/High Density 150,656 sf (176 units) on 8.28 acres 14-25 units/acre Up to 207 units +31 units
Res. 8.28 acres
Business Park! 56,054 square feet on 8.95 acres .30 to 40 FAR Up to 154,202 SF +98,148 SF
I rid ustrial 8,95 acres
Parks/Pu blic 6,344 square feet on 2.52 1 0.07 acres No specific development intensity 7,144 SF. + 800 SF
Recreation acres noted
Total 243,264 SF and 446,602 ,S F +203,338 SF
176 units on ~ 38 acres and 207 units and +31 units
. Draft Du bl i n Historic Park Draft Master PI an proposes an 800 square foot pavilionlclassroom build i ng,
Draft Dublin Village Historic Area Specific Plan
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Page 21 -
SECTION 5.2: CONCEPT OVERVIEW/VISION FOR THE
DUBLIN VILLAGE HISTORIC AREA
In September of 2004, RBF Consulting's Urban Design Sfudio and City
Staff held a workshop with the City Heritage and Cu Itural Arts Comm iss ion,
Specific PI an a rea property owne rs, and bu siness owners to discuss the
history and potenti al future of th e Du b I i n Village Historic Area. The goals
of the workshop were to
Gain an un de rsta nd i ng of the com mu nity' s values:
U ndersland past trern:ls and cu rren t iss ues affecting Dubl i n Vi lIage:
and,
Discuss the 00 mm un i ty's desired image and ch a racter for futu re
d evelopmen tin Du bl in Village
Based on the discu sSfon at the pu blic wo rkshop, th e followin g conceptual
vision state ment th at describes lh e potential future of Du b Ii n Vi II age was
developed and adopted by the City Council as a part of the Dublin Village
Design Gu idelin es in Janu ary 2005.
Conceptual Vision for the Future of Dublin Village
Dublin Village is a well-defined historic district with a mix of
compatible civic, commercial, and residentiai tand uses.
The area contains severat historic buitdings, all of which
have been property rehabilitated and preserved. The
Dublin Heritage Center and Pioneer Cemetery form the
core of the historic area, and provide opportunities for
residents and guests to explore Dublin's heritage and past.
From the Dublin Heritage Center, visitors can take a self-
guided "Walking Tour of History" This tour guides visitors
to existing historic resources, as weil as other points of
historicai interesl, such as the sites of Amador's Adobe,
the Murray House/Green's Mansion, the Dougherty Hotel,
and the Amador Valley Hotel. The points of historic
interest are marked with monuments that provide pictures
Draft Dublin Village Historic Area Specific Plan
and wriften descriptions of/he area's significanCfJ. The
walking tour also guides visitors fo the recenfiy renovated
Alamilla Springs.
Along the tour, visitors will aiso see gateway signs for the
district, new public spaces, and various streelscape
enhancements and treffic caiming improvements, all of
which have contributed to a more positive pedestrian
experience along Donlon Way and Dublin Boulevard.
Visitors wiil also see recent development projects that
have recaptured Ihe charader of Historic Dublin Village
and contribute to the area's renewed sense of place. The
highlight of the walking tour is a mural along Dublin
Bouievard that illustrales the impad transportation has had
on Dublin Village and its role as an important regional
crossroads.
The City recogn izes th at this vision will not be ach ieved ovem igh t.
Non eth e less, the City bel ieves that Incremental chang es can occu r ~
development is properly planned, desig ned, a nd implemented. The way in
wh ich prope rties within Dublin Vi II ag e are reh abilitated or developed in the
future will greatly i nftuen ce its overall image. Adhe re nce to the Desfgl1
Guidelines in Section 7 will ensure that the area's historic character and
ftavor is retained and enh anced.
After the Des ign Guidelines were ad opted in J anu ary 2005 that con ta i ned
the above vision, the Du b I in Historic Park Draft M aster PI an was drafted,
which in oorporatecl many of the e lemen ts discussed, especially as they
related to the streetscape improvements and the lutu re pa rkIpu bl i c space
expansion.
Exh i bit 9 is agraphic iIIu stration of h ow the 0 ublil1 Village Histone Area
could look after the p ubi ic and private imp rovements are made. (The ----I
diagram is for illustrative purposes only) cJ
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Page 22 -
EXHIBIT 9: VISION DIAGRAM FOR THE DUBLIN VILLAGE HISTORIC AREA
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Draft Dubli" Village Historic Area Specific Plan
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SECTION 5.3: PROPOSED LAND USE CATEGORIES
The followi ng S pecffic Plan I and use categories are created with in the
Dubl i n Vi II age SpecifIC PI an area:
Retail/Office desig natio n (25 to . 60 FAR), which allows shopp i ng
centers, retai I shops. eati ng establ ishments, business an d professional
offices, motels, and se rvice sta~on s.
B us in ess Parkll nd u strial desig nation (,30 to 40 FAR), wh ich perm i ts
non-reta i I businesses such as research and deve lopment, I igh t
m anufactu ring, and ad m In istrative offices,
Medium-High Density Residential designation, which permits
residential units at a density of 14-25 units per acre
Parks and P u bl ic Recreation desig natio n, which permits pub I icly-
owned parks an d recreation facilities.
Th e I a nd use categories and development dens illes are the s a me as those
in the Du blin General Plan, and are applied to the Specific Plan area as
illustrated in Exh i bit 1 0
Th e General Plan I an d use desig nation tI1 e for fa 1I0wing p arce Is wi II
change as approxi mately 7,55 acres are red es ign ated from RetaillOffice to
ParkslPu bllc Recreation, as shown in Table 2.
Table 2: Specific Plan Land Use designations and Genera! Plan Land Use Map amendments
Site Common Name (Owner) Address APN Exi sti ng GP land use Pro posed Specific Plan and General Plan I and
design ation use designation
Du blin Square Shopping Ctr 11759 Dublin Blvd, 941-1560-007-01 RetaillOffice Parks/Public Recreation
(Berkelev Land Co Of
Green Store (T M Valley Ch urch of 11873 Dublin Blvd, 941-1550--004 Relai IIOffice Parks/Public Recreation
Christl
H awthome Lanel NOrle 941-1560--005 Retail/Office Parks/Public Recreation ,
,
Pioneer Cemetery (City of Dublin) .
Pioneer Cemetery (City of Dublin) None 941-1560-006 Retai IIOffice Pailc.s/Public Recreation
Vacant parcel (Dubli n Historical None 941-1560-003-03 RetaillOffice Pailc.slPublic Recreation
Preservation Assn,)
Draft Dublin lIillage Hi storie Area Sped~c Plan
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SECTION 5.4: PERMITTED/CONDITIONAL LAND USES
Permitted. cond ition ai, and temporary uses allowed in the Du blin Village
Specific P Ian a rea are located in the City's Zonin g Ordin ance by zo n ing
d istric!. Uses perm itted (by rig ht, oond iuon ally, and otherwise) in the
Specific Plan a rea shall co nform to Chapter 8, 12 of th e Du b I i n Zon ing
Ordin ance (Zon ing Disfricts a nd Perm itted Uses) as well as Ch a pte r 8 62
(Historic Overlay Zoning District Site Development Review)
SECTION 5.5: DEVELOPMENT STAN DARDS
M in i mu m lot size and d imens ion s, bu i Id i ng heig ht, setbacks, a nd other
deve lop me nt sta nd ards/regu lation s allowed in the D ubi i n Village Specific
Plan area are located in the City's Zoning Ordinance by zoning district,
unless different reg ulatio ns are specifically noted in Section 6 (H isto ric,
C ultu ral, and Archeologica I Resou rce Preservation) and/or Section 7
(Design Guide lines) of th is Specific Plan, All development in the Specific
Plan area shall co nform to Chapter 8.36 of the Dublin Zon i ng Ordin a nce
(Development Regulations) as well as Chapter 8.62 (Historic Overlay
Zoning District Site Development Review), and any other applicable
development stand ards unless otherwise specified in th is S peciUc Plan.
SECTION 5.6: MASTER PLAN FOR PARKS AND PUBLIC
RECREATION OPPORTUNITIES IN THE SPECIFIC PLAN AREA
The Dublin Heritage Center and su rrou nding properties embod y all that
remains of the 0 rig Inal D ubi i n Village settle ment area. I n an effort to re-
establish the City's historic heart, the City has been exploring the
possib i I ity of expan ding the Heritag e Cen ter and creating a Historic Parle
This Specific Plan, and accompan yi ng Gene ral Pia n Land Use Map
amendments, wi II change the land use desig nation on five parcels in the
Specific Plan area from Reta i I/Office to P arkslPu blic Recreation for the
pu rposes of expanding the existing historic parle A M aster Plan lor the
exp anded H isloric Park wou Id imple m ent th e Specific Plan as it refi nes
plans for th e physical develop ment and i mprovemenls in the Historic Park,
The Historic Park will compl emenl and expa nd th e existing Heritage Cen te r
o rail Dublin Village Historic Area Specific Plan
by providing add ition a I facilities for the prog rams that already exist and will
en abl e the City to offer expa nded services.
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SECTION 6
HISTORIC, CULTURAL, AND ARCHEOLOGICAL RESOURCE PRESERVATION
SECTION 6.1: HISTORIC RESOURCE PRESERVATION
6.1.1 Hi storie Res au rees I nvento ry
In 2003, the City contracted with architectural historians Page & T u m bull to
identify and map existng historic resources in the Dublin Village Specific
Plan area and to make recommendations for the continued preservation of
those resou rces.
The His/oric Resources Iden/ification Project (Finalj was completed in
Jan uary 2004 an d it identified severa I resou rces that sho uld be protected
as development in the Dublin area co ntln ues. Some of these resou rces
have sped al status at either the State or Federal level , but all of them are
reccm mended to be formally recog n ized at th e local level as well.
The adoption of this Specific Plan creates Dublin's Historic Resources
In ve ntory (H RI) The creation of the local Historic Resou rces I nvenlory
provid es til e com mu n ity with the means to recog nize lhose few rem ain i ng
resou rces that have a place in Du blin s history, in dudin g those resou rces
til at m ig ht be sign ificant to the im mediate comm un ity but not s ig nifican t at
til estate 0 r fed e ral level. Due to th e Historic Ove rla y Zon i ng District and
D ubi in Villa<Je Desig n Gu idelines th at were adopted in Jan uary 2005,
wI1 ich set forlh the stand ards under wh ich alternations to the structures
I isted be low can be conducted, i ndu sion of the pro perties on a loca I H RI
does not su bstantive Iy ch ange th e status of the property
The Historic Resources I nve ntory is comprised of the properli es listed in
Table 3.
T a bl e 3: 0 u bl i n Historic Resou rces Inventory
Resource Name
St Ra and's Church
Mu rra Schoolhouse
Pioneer Cemetery
Owner
C' of Dublin
C' ofDublin
City of Dublin
Location
6500 Donlon Wa
6600 Donlon Wa
No address
Green Store
Tri Valley Church of Christ
11873 Du blin Blvd.
Alamilla Spri ngs
Dublin 9-10b, LL C
S rin s ts.}
Susan and Steven Hagan
7100 San Ramon Road
Ponderosa House
6572 Don Ion Way
Bond e House
Fang Yuan Development
Cor .
11760 Dublin Blvd.
Dran Du bl in Villaga Historic Area Spedfle Plan
Sial Status
Combined to form the Dublin Heritage Center SI. Raymond's Ch u reh and Pioneer
Ce metery are recognized on the National Reg Isler of Historic Places, the Calilomia
Reg ister of Historic Places, and as Califomia Points of Historical I nteres!. Murray
Schoolhouse is potentially eligi ble for listing on the federal and state registers, and
is r niled as a Califomia Point of Historicallnteres!.
Recognized as a California Point of Historical I nterest, appears to be eligible for
Iistln on both the Cal ifornia and National Re isters.
Portion of the site that contains the rem nant of Alami lIa Spring appea rs to be
eli ible for listin on oolh !he Califom ia and National Re isters.
Signflicant at the local level, not eligible for listitlfl on the California and National
Risler
Significant at the local ievel, nol elig ible for I istitlfl on the California and National
Risler
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Page 27
6,1.2 Cal ilo mia State Department 01 Pa rks and Reereati on Form 523
(Prim ary and Bu i Id i nglStruetureJO bjeet Reeo rd}
Page & T umbu II, I nc, prepared individ ual resou rce docu mentation fa rms
fo r a II of the properties in the Du blin Village S peeific Plan area in 0 rder to
assess their pate n tial s ig n ifican ce as a historical resou rce; The ind ivid u al
forms fa r all prope rties I isted on the Du blin H RI, typicall y referred to as a
"D PR Form 523", are in the su rvey fa rmat of the State Depa rtment of Parks
and ReCfe ali on, an dare included in Ap pe nd Ix C of th is docu menl. On Iy
those DPR Form 523s for properties on Du blin 's Historic Resources
I nventoTy are pa rt of Append ix C Each D P R Form 523 descri bes the
physical characteristics of the site and/or build i ng as weii as its historical
sig nificance, and th e DPR Form 523 functions as the offici al su rvey of the
historic property
The DPR Form 523s of other (non-historic) buildings within the Specffie
Plan area are included in Page & Tumbull's Historic Resources
Identification Project (Final), wh ich can be obtai ned from th e Dublin
Commu nity Developmen t Department upon request.
6.1,3 State and Federal resource recog n ilion
I n add ition to recog nilion on th e local Historic Resou rees Inventory, seve ral
of Dublin's historic resources have also garnered acknowledgement at the
state and federal level.
State Recognition
According to Page & T u m bu II, several historic records tu m ed up du rin g a
historic records search at the Northwest Inform ation Center (NWIC) at
Sonoma State University Th e Specific PI an area contain s one recorded
historic-era site (CA-ALA-521 H), wh ich inclu des SI. Raymo nd' s C hu rch,
Pioneer Cemetery, Donlon Way (the original stagecoach route), Murray
School, the Green Store, and the remains of the Murray-Green homestead
(whose site has since been redeve loped), The NW I C database al so listed
three State Points of Historical Interest: SI. Raymond's Church (SPHI-
ALA-001), Murray School (SPHI-ALA-029), and the Green Store (SPHI-
ALA-032). Califomia Points of Historical Interest are sites, buildings,
features, 0 r events that are of local sign ifican ce and have hi storica I va I ue.
The effects of designation by the State as a Point of Historical interest are
as follows.
. Enviro nmental review is requ ired und e r the Ca I ifom ia
Enviro n mental Qu ality Act (CE QA) if the pro perty Is due to be
impacted by a development project;
. The Cou nty Assessor may en te r in to a con tract with the property
owne r for a property tax reduction (M ills Act),
. The local Building Officia I must grant code a Iternatives provide
under the Slate Historic Building Code; and
. Th e Point of Historical I nlerest des ig n alion is recorded on the
property deed,
Federal Recognition
Th e N alional Reg ister 01 Historic Places is the nation's official list of
b uildin gs, structures, obj eels, and s iles worthy of p rese rvatio n because of
their sig n ificance in Ameri can history, arch itecture, a rcheolog y,
engil1€ering, and/or culture. Authorized under the National Historic
Preservation Acl of 1966, th e N alional Reg isler is part of a program to
coo rd in ate and support publican d private efforts to iden tily, eval uate, an d
protect h isloric and archeolog ica I resources,
In 2005, Heritage Center Director Elizabeth Isles su bmitted a National
Reg ister of Historic Places Registratio n Appl iealion Form to the United
States Department 01 the I nterior and the Ca I ilorn i a State Historic
Preservation Office. The a ppl icalion was approved, and th i s b roug ht
official historic district design alion to SI. Raymond's Ch u rch an d Pioneer
Cemetery
The effects of desig nation on the National Register of Historic PI aces are
as follows:
. Tax incentives a re available (in so me cases) fa r the reh abll Italion
of depreciable structu res;
. A ta x d ed uclion is ava i lab Ie fo r the donatio n
easements;
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of preservation ry
Draft Dublin \I illage I-lisloric Area Specific Plan
Page 28 ~
. Consideration may be 9 ranted for federal fun ding u nde r Section
1 06 of the National Historic Preservation Act;
. Environ me ntal review Is req uired under the Ca iifomia
Environ mental Ou al Ity Act (CE QA) if the pro perty is due to be
im pacted by a development project;
. The property receives automatic listl ng in the C alifom ia Reg ister of
Histo rica I Resou rces
· The County Assessor may enter Into a contract with the properly
owner for a property tax reduction (Mills Act),
. The local Bu I Id I ng Official must g rant code altemati ves provl de
un der the State Historic Bu ild I ng Code; and
. The Nation al Reg Ister design ation Is rece rded on the property
deed
Othe r historic resou rces in the Du blin VI II ag e Specific P I an area wh Ich
merit state or federal listing as individual resources, Including the Green
Store and Alamilla Springs, were not inciuded as a parl of Dublin's National
Reg i ster ap plication since they are not ph ys Ically centigu 0 us to th e
Heritage Center However, on e of the Implementation measu res of th is
SpecifiC Plan is to pu rsue individ ual form al historic resou rce desig nation s
for these tWD resources with the pro perty owner's cooperation.
6.1.4 Recommendations for the preservation and treatment of
h istorie reso u rees
Section 7 4 of the Specific Plan contains gu klelines for the p reservatio n
and en hancement of historic resources in the Du blin Village Specific PI an
area. The guidelines are based 0 n key sections of the Secretary of the
Interior's Standards for the Treatment of Historic Resources, and are
intended to ensu re th at if a property on the Historic Reso urces Inventory is
proposed to be modified in any way, that it is done so with the utmost care
for its historical integ rity
Chapter 8.62 of the Dublin Zoning Ordinance (Historic Overtay Zoning
District), wi II ensure th at the desig n g uidelin es in th is Specific Pia n are
followed to prese rve th e comm unity's historical resources.
SECTION 6.2: CULTURAL AND ARCHEOLOGICAL
RESOURCE PRESERVATION
6.2.1 Cultural and Archeological Resource Inventory
In 2003, the City contracted with archeological firm William Self
Associates, Inc. to identify and map archeological resources in the Dublin
Vi II age Specmc PI an area an d to make recom mendations for the continued
preservation of those resou rces.
The Archeological Assessment Report for the Donlon Way Area Specific
Plan was co m p ieted in Aug ust 2D03, an d it su m marized the type 01 and
state of the archeolog leal resou rces in the Specific Plan area. Pu rsu ant to
a records search th rough the N orthwestlnfo rm alion Cen ter (NW I C), the re
were found to be e igh t archeologica I sites with i n a q uarle r mile rad i us of
the Specific Plan a rea. although no previously recorded preh istoric sites
we re known with in the are a bou nd a ries.
I n ad d ition to the records search, Willia m Self Associates also cond u cled a
pedestrian su rvey of the Specific Plan a rea, where the archeolog ist walks
arou nd the entire project area to 100 k at th i ngs at the gro un d level. The
pedestrian survey resu Ited in the k1entifieation of Olle previo usly
un reco rded historic reso urce in the Specific Plan bound ary The exact
details of the discovery are kept confidential in order to e nsu re that the
resource is not distu rbed The pedestrian survey was al so successfu I in
identifying Archeological High Prob abi I ity areas with i n the Specific Plan
bou ndaries. Based on the existence of the archeo logica I resou rces within,
and adjacent to, the Specific Plan area, the City's consultants, as well as
the NW I C, believe that there is a moderate to high probability of identifyi ng
N alive American archeological resources a nd a high probab iiity of
encou nte ring h istoric-pe riod archeolog ical resou rces within the area.
6.2.2 Native American Heritage Commission Consultation
The Native American Heritage Commission (NAHC) was consulted at two
d ilferent points duri ng Ih e SpecifiC Pia n study process. Once by Page &
T urnbu II in 2003 du ring th e i r research for the Historic Resources
identification Project, an d once by the City in 2006 du rin g the writing of lh is
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Specific Plan, Th e N AH C was co nsu lie<! to obta i n a I ist of interested local
Native American represe ntatives and was also contacted to provide
information on sacred lands within tile Specific Plan area. The NAHC
responde<! to Page & Tumbull's request in 2003 and state<! that "a search
of the sacred lands file has laile<! to indicate tile presence of Native
American cu llu ral resou rces in the immed i ate pro jecl area."
I n add ition to the search conducted in the NAHC database, tile local tribal
rep resen tatives were also contacted in both 2003 and 2006, but no
response was receive<!. At this po i nt, tIlere is notll i ng that alii rms the
presence of Native American resources witll i n tile Specific PI an area.
SECTION 6.3: CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA)
CEQA and tile CEQA Guidelines contain provIsions relative to the
p reservation of hi sto ric, pre historic cu Itura I, and archeolog ical sites,
Section 15126.4 of the CEQA Guidelines directs public agencies to avoid
dam ag ing effects on an archeo log ical resou rce wllenever possible At the
ti me of a ny proposal tIl at cou Id Impact a historic 0 r archeological resource,
Section 15064.5 (Determin Ing tile Sign ificance of Impacts 0 n Historical and
Un iqu e Archeological resou rces) of tile CEQA G uidel i nes shall be
consu Ited and all require ments of Ih is section sh all be met in the cou rse of
reviewing and implementing tile project.
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SECTION 7
DESIGN GUIDELINES
Section 7 of th e Spec ific P I an was origin a lIy created as a stand-alone
document called the Dublin Village Design Guidelines, which was adopted
by th e City Cou nei I in January 2005, Since this SpecifIC Plan has been
comp leted, the Design Guide lines are incorporated into this documen t fo r
ease of use.
SECTION 7.1 :
GUIDELINES
PURPOSE AND INTENT OF THE DESIGN
Dublin Vi II age has a unique heritage as a historic cross roads,
Unfortunately, much of the area's history and heritage has been
com prom ised by the loss of historic resou rces an d the con stru ction of
con tern porary commercial, office, a nd res idential develop men t in its place.
For that which remains, the way in which properties within Dublin Village
a re rehabilitated or developed in the future will greatly influence its overall
image, The purpose of this section is to provide desig n gu idelines to
e nsu re that futu re develop ment is properly designed to ach ieve a desired
characte rand i mag e. Property owners, arch itects, landscape architects,
engineers, project plan ners and desig ners are strongly encouraged to
review th e app I ieable g uid el i nes to gain an u nderstan ding of the City's
desired image and character for the area, City Staff, the Heritage and
Cu Itural Arts Comm ission, the P I an nin 9 Commission, and the City Cou neil
will use these g uideli nes to j ud ge the merits of all development pro posa Is
in the project area.
Du rin 9 their review of pro posed development projects, City Staff, the
Plan ning Com mission, a nd the City Cou ncil may use d i screfion in applying
various provi si 0 ns in the design guidelines to specific projects, I t is not
anticipated that each gu idelin e wi II apply eq u a lIy to every proj ect. I n some
cases, one or more of the g uid e lines may be rei axed to facilitate
compl i a nce with a ffi() re im porlant 0 r appropriate g u idel i ne for th at project.
When implementing the guidelines, the overall objective is to ensure that
the intent and spirit of the design guidelines are followed and that the
project respects its s UITOU nd i ngs and honors the heritage and desired
ch aracter of th e area.
The Desig n Gu idel i nes are presen ted in four sections:
Section 7.2 presents design gu idelines fo r all com mercial, retail, and
office development projects.
Sectio n 7.3 P resents design gu i delines for residential projects.
Section 7 4 presents desig n guide lines for the reh a bilitati on,
restoration, and preservation of resou rces with in Du bli n Village
th at are listed on the Dublin Historic Resources Inventory
Section 7.5 presents design guidelines for streetscape improvements
and fulu re publ ie spaces.
Dependin g 0 n the type of deve lop m e nt, project proponen ts s hou Id review
all of the sections that apply to their project. Note that more th an one
section mig ht apply to the proposed project. For exam pie, a proposed
commerci al add ition to a bu i Iding or site on the Histo ric Resources
In ventory wou Id req uire project proponents to cons ult the Comme rcial and
Mixed - Use Gu idelines (Section 7.2) as well as the Historic Resource
Gu idelines (Section 7 4). A residenti al project that requ ires streetscape
improvements wou lei requ ire project proponents to consult the Residen ti al
Guidelines (Section 7.3) as well as the Streetscape Guidelines (Section
7,5) Project proponents shou Id consult with the City of Dublin Plann ing
Staff to determine which sections of the Desig n Guidelines appl y to their
project.
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SECTION 7.2
COMMERCIAL DESIGN GUIDELINES
HFstoriC commercial architeclure an Dubfin 'Bouleva rd
Draft Dublin Village Hi storie Area Specific Plan
This section provides design guidelines for future development
proposals within Dublin Village on properties with a commercial
land use designation. TIris section also applies to existing commercial
buildings that are being remodeled or renovated. Commercial
development proposals may include professional offices, serviee-
orientcd businesses, retail businesses, restaurants and cafes, and
related commercial uses. Mixed-use proposals would integrate
multiplc uses within a single building.
Adherence to the guidelines in this section will help facilitate the
future vision for the area by accomplishing the following overall
objectives:
. Encourage commercial and mixed-use architecture to emulate
the desired historic character and image of Dublin Village.
. Improve the relationship between buildings and the public
reaIm through appropriate site planning.
. Regulate the design and placenlent of signs to reduce sign
c! utter on buildings and along streets.
. Provide adequate landscaping and lighting to reinforce the
desired image and character 0 fthe area.
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7.2.1 Architectural Guidelines
7.2 1 a Archllectural Style and Character
The intent of these guidelines is notto require a certain architectural
stylc within Dllblin Village. Rather, the intent is to encourage
commercial architecture to enlUlate the vernac.ular archItecture that
once exi sted in Dublin Viii age. The term "vernacular" is a I oosel y
defined term, and in the United States, it often is used to describe a
number of different styles of architecture. Gencrally vernacular
buildings were constructed with relatively small budgets and with
local materials and building techniques. Vernacular buildings ""ere
sometimes based on popular styles of the time, but were mu{;h simpler
in form, detail, and function. For these reasons, the vernacular style
within one region can look suhstantially different than the vernacular
style of another region. The verna{;ular architecture of Dublin Village
is characterized by'
. A basic reclangnlar shaped building mass with a gable
roof
. An open-faced porch that extends the length of the front
fa~ade
. A porch 0 verhang (either a shcd roof or second story
balcony) supported by simple round or square columns
. Clapboard wood siding
. Vertically-oriented and rectangular-shaped windows
. Minor elements of Greek re\ival, Carpenter Gothic, and
Stick Victorian architecture
. Basic and simple building details
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. Exam pies of verflacular architecture in Dublin Viliage
Dra~ Dubli n Vlllage Historic Area Specific Plan
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rectangula r
building form 'Mth
full gabl e roof
Preferred
Build r n-g Form
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front porch
(encou raged)
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f encouraged on
carner buildings ~
Tower elemenls
{lim it to comer buildi 1lg5
at major intersections}
Draft Dublin V1l1age Historic Area Specific Plan
Two-story
rectangular
building form wi1ll
full hip roof
Open-faced
front porch
~ encou raged}
~ :' Ib Mass and Scale
Buildings within Dublin Village should have a relatively basic and
simple building mass with a pedestrian-oriented scale. Large, bulky,
expansive, and long profile buildings should be avoided.
72.Ic Building Form
The main body of the building should have a basic two-story
rectangular form with a full gable roof. The use of hip roofs and/or
durmers are also encouraged. A one or lwo story-projecting wing
with a cumpatible rooftorm may alsu extend from the rear or side of
the main budy. Special building forms, such as a tower element, may
be appropriate, but should be limited to comer buildings at major
intersections. Long, one-story buildings with low profiles should be
avoided. Flat roofs, pampet roots, and mansard roofs are discouraged.
72 Id Porches
An open-faced porch that extends the entire length of the front fa~ade
is highly encouraged. The porch should be covered by either a shed
roof or a se~ond story balcony. For buildings on comer lots, a
""Tapping porch that extends along both street-facing facades of the
building is encouraged. Porches are also encouraged along building
facades that face public spaces, such as gardens, courtyards or plazas.
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7.2 Ie Porch Design
The pur<;h floor should be construded with wood planks and shol1ld
be at least five feet in width to accommodate room to walk and space
for outdoor seating. If a disabled-access ramp is provided, the porch
may be slightly elevated (no more than 18 inches) above the sidewalk.
Regularly spaced wooden columns or posts should be used to support
the porch covcr. either a shcd roof or second story balcony Columns
and posts should have a basic and simple design with limitcd details
and ornamentation. If railing is used on the porch or second-story
balcony, it should also have a basic and simple design that is
compatible with the columns and posts of the porch.
'72.1f Building Heighl
Two story buildings are encouraged. A third story may be appropriate
if dormers are used to minimize thc apparent s~ale and height of thc
structure.
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without substanUalty increasing the bui Idi nog
height
Draft Du blin Village Historic Area Specific Plan
Exam pies of well c1esigoed porches and second story balCClnjes with 51 mple and basic
details
7.21g Roof Pitch
flat and extremely steep roofs are discouraged. Roof pitchcs should
generally have a rise to run ratio ranging from 3.8 to 5 8 Porch
roofs may have a pitch that is more flat than main roof ofthe building.
7.2.1h Roo} Overhangs
Roof overhangs of approximately 12 to 24 inchcs are enCDuraged.
Run: 8
Rise: 3 to 5
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overI1angs cil
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HorJzontal wood siding is the preferred exterior buildi ng material and "WOOd or
oompositioo shingles are the preferred roo~ng material
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siding
Other appropriate m.ateIiaJs include:
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Dfa~ Dublin Village Hi storie Area Spedfic Plan
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Stone and brick (Iim ited lo
building bases or co(umn
bases)
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72.li Building Materials
Wood-framed CDnstruction, horiZDntal \'ilood siding ( clapboard ur drop
siding), and wood or CDmposition roof shingles should be the main
building materials used in Dublin Village. Other building materials
that may be appropriate include:
. Vertical wood siding
. Wood shingle siding
. Brick or stone used as a building base or column base
Steel, glass block, metal siding, adobe, tile roofs, stucco, concrete,
CDncrete block, tile, the heavy use of brick and stone, and modern
building materials should be avoided.
Exam pies of m arerials to avoid:
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i.2.l} Building Colors
Buildings should be painted with simple and basic color applications
that were commonly used on vernacular buildings in the I gOO,~ and
early 1900s. In general, white or off-white is the pn,ferred CDlor for
the fayade. However, a soft, natural, or muted CDlor may be used to
pruvide variety within the district. In general, large buildings should
be painted with subtle color applications while more noticeable CDlor
applications may be appropriate for smaller buildings. One or two
cumplementary accent culors should be used for bllilding trim,
molding, window and door frames, and roof eaves. Bright, vibrant,
and fluorescent colors should be avoided.
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Exam pies of simple and baSIC coror appUcaoons that should be
encou raged
Examples of bright and vibranl color application thai should be
discouraged
Draft Du bl in Vitlage Histonc Area Specific Plan
7.2 lk Window Fenestration
Windows should have a basic rectangular shape and should have a
vertical proportion and orientation. On the ground floor, two to three
windows should be placed together to create a larger upening for
sturefrunts.
II II
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Encourage v.indows thaI have a
vertical proportion and orientaUoo
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Avoid windo.....-s that have a horizonlal
proportion and oriental:ion
72.11 Jf'induw Design
Basic and simple wood framed windows with multiple panes are
encouraged. Double hung, casement and fixed windows should be
used.
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ate shutters
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If used, winduw and duor shutters should have a width that would
enclose the entire window and door opening when the shutters are
closed. Panelized wood, louvered wood, or plank woud shutters are
encouraged.
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ShuUers silould enc:lose the effijre
window or door when closed
7.7.1" Doors
Raised panelized wood doors with window openings are enCDuraged.
\Vindow openings on doors should contain multiple panes and should
he CDmpatible with the design of the 'windows on the building. Double
doors may also be used for entrances to the building.
72.10 Building Details and Ornamentation
Building details should be basic and simple. Elaborate and intricate
details and ornaments would create a phony historic image and
character thaI does not re fled Dub I in's true hi stury and heri tage and
should therefore be avoided. All details should be CDmpatible with
character and style of the building.
Draft Du blin Village H isloric Area Specific Plan
72.1p Sfair\1;al's
Staimays should be compatible with the design of the building and
shuuld not look like they were tacked on or added as an after thought.
The use of off-the shelf and ready-made stairs, railings, balustrades
should be avoided. lfused, exterior stairways to the second fluor of
the building should gcnerally be located to the rear or side uf the
building.
Exampres of appropriate dOOffi
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'7 ;> lq Mixed-Use Buildings
Active and pedestrian friendly uses, sueh as retail shops, restaurants,
cafes, and beauty shops should he lo~ated on the ground l100r of
mixed-use buildings. Professional offices vifOuld ideally be loeated
on upper floors and residential units (if appropriate) should be
reserved to upper l1oors. l1pper tloor businesses should have private
and secured entrances.
7.21r Mechanical Equipment
Mechanical equipment, including heating ventilation and air
~onditiuning (HVAC) units and water and cleetrical meters, should
be screened from public view
\fie'NS of mechanical
equ~pment and utili'Ly
boxes should be
appropriately screened
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Screeni ng devices
should be com palible
.....-ith the architectural
character of the
building
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Mixed Use Building
Residential or office
Retai~. restaurant. cafe
or service com mercial
Exampls of approprialefy screened mechanica~
equipment
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Trash enclosures and other accessory structures
should be architecturally com palible ......01 the other
buiklings on the site
Draft 0 ub Ii n Village Kisloric Area Specific Plan
7.2 1 s A cces son' Stmdures
Accessory structures, such as trash endosures and storage buildings,
should be architecturally CDmpatible with the main building and shuuld
use similar forms, materials, and color applicatiuns.
~.11t Gutters and Downspollts
Gutters and dov,nspouts should relate 10 the style and lines of the
building. TIley should be painted tu match either the trim or body
color of the struclllre. Downspouts should be located in the least
conspicuous locations, such as the rear or sides fayade ufthe building.
7;> lu Fla.,king and Vents
Vent pipes, flashing, and stacks that protrude through the roof should
be painted to match the culor of the rool".
Guttel
/
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Locate dOWll5pouts in the
~easl conspiClJous location
(side or rear facades)
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7.2.2 Site Planning
72.2a Building Placement
Buildings should have a strong rdationship with the street and
sidewalk. To maximize this relationship, buildings should.
. Be sited adjacent to or close to the sidewalk and street:
. Have main entry facades that face the sidewalk and street;
and,
. Be oriented parallel tu the street.
,'2.2b Uutdoor Spaces
Development projeets should include small and intimate ontdoor
spa"~s, su~h as outdoor dining spaces, p"r~hes or patios, c:ourtyards,
gardens, or plazas. Buildings should be intentionally sited and
designed to define these ~"pa~es.
:.2.2r: Parking Lol Locations
Parking lots should be located behind buildings wherever possible.
'Views ofparldng lots fTom streets, sidewalks, and public spaces should
be screenoo by buildings, landscaping, and/or wood fences to minimize
the visual impacts of automobiles and expansive surface parking lots.
7.22d Building Faotprin/s
\Vithin large development projeets, the total square footage of the
project should be divided into several relatively small-scale buildings
rather than une large building that dominates the site.
Dra~ Du bl in Village Iii storie Area Specific Plan
S[te buildings to
creale public
spaces
Provide several
smaller building
footpJintsrather
than one large one
Locate drtv6'Nays away
from intersections
Site buildings
adjacent to and
parallel to the
pubtic side'Na1 k
Minim ize the num ber of
driveways to parking lolS
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Screen views of
parl<ioglotv,ilh
buildings and
landscapillg
locate parking
lots to lfle rear of
buildfngs
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7.I2e Drivewav Lo~'alions
Driveways to parking lots shuuld be located as far a\' ay as possible
from street intersections to minimize congestion and potential
interference with the flow of street traffic.
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c.2.21" Parkmg Lol DrivnVGvs
The number of driveways should be minimized to reduce the potential
for conflicts between pedestrians walking along thc sidewalk and
automobiles entering and exiting the parking lot.
~.2.2g Shared Dnveways
In order to minimize curb cuts, adjacent property uwners and
businesses are strongly encouraged to share drivev,ay access to parking
lots.
c 2.2h Shared Parking
Shared parking lots should be used to serve multiple buildings or
uses un the same property. For mixed-use projects, pO" ate parking
lots or restricted parking spaces may be provided for residential units.
,~.2.2i Pedestrian Circulation
Safe and convenient pedestrian paths should be provided between
building entrances, public sidewalks, on-site parking lots, and public
spaces.
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dri....e'JNay access to
adjacent properties
Exam pie of safe and convenient pedeslria n palh between parking lot
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722j Loading Facilities
If required, loading facilities shuuld be located to the rear or side of
buildings and screened from publi~ view by appropriatc building
orientation, landscaping and fencing. Loading facilities should be
located to minimIZe circulation conflicts.
7.l.2k Trash Disposal Areas
To the extent feasihle, trash disposal areas should be located to the
rear or side of buildings and should be screened from public view hy
trash cncl osures and landscapill g.
,
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facilities 10 the rear of
buildings and screen
their~ew
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72.21 Land l'se BujJers
A combination of plant material, trees, and fencing scre~ns may be
necessary to screen views of non-compatible uses on adjacent
properties. \Vhen required, landscaped huffers and set backs should
protect the privacy of adjacent residential uses.
~ 2.2m Heritage Trees and Resources
To the extcnt feasible, development projeets should be d~signed to
preserve heritage trees and other heritage resources, such as the
Alamilla Springs. Courtyards, plazas, gardens, landscaped areas,
and other outduur public spaces are encouraged near heritage trees
and h~ri tage resources.
Preserve heritage trees and incorporate
them into Ihe design of courtyards, plazas,
and other outdoor spaces
Preserve and enhance the Alam ilia Springs
as an important heritage resource
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Provide consistency .ffll/1 the placement and
design of signs
Inconsistem:~es in the plac:em ent and design
of signs should be avoided
Draft Dubltn Village H;storic Area Specific Plan
7.23 Sign Guidelines
".2.3a Sign Considerations
A master sign program should be developed and approved for each
new or remodeled building within Dublin Village. The sign program
should be developed based on the follol'<ing guidelines:
. Consistent sign placement and design should be coordinated
with the overall design of the building falj'ade.
. Signage should be limited to facades that have public entrances
to the building or public entrances to individual storefronts
and businesses.
. Signs should be subordinate to theoveral\ building CDmposition
and should never dominate the fayade of the building.
. Signs should not cover or obscure windows, entrances, and
architectural elements or details.
. Commercial signs should nut dominate or clutter the view of
the streetscape.
Avoid signs that du~er the stree!.:scape and
development sites
o
a
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7.23b Appropriate Sign age
The folluwing types of commercial business signs are appropriate
for Dublin Village and should be encouraged.
.
Wall Sign. A horizontally oriented sign that is attached flat
against the building fayade and is oriented to pedestrians and
vehicles.
Projecting Sign. A double-sided sign that projects
perpendicular to the building fayade and hangs from a mounted
wall brace. Projecting signs are uriented towards pedestrians.
Veranda Sign: A donble-sided sign that hangs within the
veranda of the porch and is perpendicular to the building
fayade. Veranda signs are oriented towards peuestrians.
Hanging Porch Sign A une-sided horizontally oriented
rectangalar si gn that hangs from a porch overhang and is
parallel to the building fayade. Hanging signs are oriented
towards vehicles and pedestrians.
Directory Sign: A vertically oriented rectangular sign that is
attacheu flat against the building fayade and serves as a
diredory for upper floor busmesses and uses. Directory signs
are oriented towards pedestrians.
Monument Signs: A freestanding sign that is located near the
sidewalk because the primary structure or business is setba"k
from the street. Munum~nt signs are oriented towards
pedestrians and automohiles,
.
.
.
.
.
Draft Dublin Village Hjstoric Area Specilk PI an
Projecting
sign
Wall sign
HangLng porch sign
~
Monumenf
signs
I/.
1:1'
~,.
-~
I
~
--
-----
Directory sign
~
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Page 45
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72.3c Inappropriate Signs
The folluwing signs are not appropriate for Dublin Village and should
be avoided.
Exam ples of inappropriate si 9 ns:
Pofe mounted or
lolli pop sign
Pole mounted sign
lNith changeable
letter marquee
~~-;~~
Neon sign with
flashing fights
. Roof signs (SIgnS that are mounted on or above the building
roof)
. Pole mounted or lollipop signs
. Billboards
. Inflatable signs
. Signs with flashing or moving lights
. El ectroni c readerboard signs
. Signs that produce smuke or sound
. Signs WIth animated or moving features
. Signs with windblown features
. Painted window advertisements
. Signs that advertise products or the price 0 f products sold
within the business
. Permanent advertising signs
. Changeable letter marquees (except for gas station signs for
gas prices)
Freestanding sign
Billboards Roof mouoted sign
Inflatable sfgn
Painted window
advertisem ents
c"
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Draft Du bli" VIllage H isloric Area Specific PI an
Page 4li
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7.23d Guide/mcs for ,Vall Signs
Several locations may be appropriate for wall signs, including the
space above the building or storefront entrance, the space between
the porch overhang and second story ...indows, ur the space between
windows and the ruoffasda. When multiple wall signs are used on a
building, their placement should generally be consistent throughout
the fayade. The height of the sign should not exceed two feet and six
inches, the maximum length should be 24 feet, and the maximum size
is 60 square feet. The sign may extend out from the building facade
by a maximum of 12 inches.
7.23c (;uide/ines for Projecting Sir;ns
Projecting signs should generally be mounted on the wall near the
business entrance. They may also be mounted to a porch wlwnn or
post and project over the sidewalk. The sign shuuld nut project more
than four feet frum the building fayade (or the porch column or post).
At least six inches offree space should be provided between the sign
and the building fayade (or the column or post). Eight feet of vertical
clearance should be provided between the fluor of the sidewalk and
the bottom of the projecting sign. The total area of the sign should not
exceed 10 square feet.
72.3f Guide/mes for reranda Signs
Veranda signs should generally hang from the porch overhang near
the business entrance. Eight feet of v erti cal clearancc should be
provided bet\veen floor ofthe purch and the bottom ofthe projecting
sign. At least one foot of free space should be provided bet\veen the
sign and the building fayade and the sign and the porch column or
post. The total height of the sign should not exceed eighteen inches.
The total area of the sign should not exceed 10 square feet.
DraFt Dubli" Village Historic Area Specific Pla~
r:~~,~~lt
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- - Sign
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of 8'
Veraoda
Sign Maxim um
total area = 10
square fee
Minimum
018'
Minimum of
6"
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Maxim um
012'
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Mtnimum
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Page 47
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fi.1aximum
012' 6"
Minim urn
of8'
Maximum af 10'
; I r - -- EtI": Har>;J'ng
: - ===='l' Porch
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Ma):jmum tota I area::: 6
square feet
Maxim um of
three tenanl.s
Maxim um
015'
Ma:ldmum
of10'
Draft Du blin Viii age Historic /lJea Specific Plan
~.2.3g Guidelines for Hanging Signs
Hanging signs should be centered betv...een the columns or posts uf
the porch overhang. At least one foot of free space should he provided
between the sign and porch columns urpusts. Eight feet of vertical
clearance should be provided between the floor of the pur~h and the
bottom of the hanging sign. The maximum length of the sign should
not exceed 10 feet, the maximum height of the sign should not exceed
two feet and six in~hes, and the maximum sign size is 25 square feet.
~ 2.311 Guidelines for Director,' Signs
Directory signs should be placed at eye level on the exkrior fayade
of the building near the ground floor entrance to the upper floor uses.
The address of the building and the names and suite numbers of the
businesses on all tloors should be included on the directory Directory
signs should have a basic rectangle ~hape and vertical orientation.
The total area of the sign should not exceed 6 square feet.
7.2.3i Guidelinesfor Monumelll Signs
The use of monument signs should be limited to buildings \.;th multiple
tenants or large shopping centers or office complexes. The name of
the development (such as Dublin Village Shopping Center) and the
main tenants (such as Village Grocery Store) should be included on
the Monument Signs. A maximum of three tenant signs should be
included on the sign to reduce clutter. The maximum height of
monument signs should be limited to five feet. The maximum length
should be 10 feet. Monuments signs shuuld be aligned perpendicular
to the street and shuuld be placed near driveway entrances. All
monument signs should be highlighted with speeiallandscaping
treatments and should not exceed 50 square teet.
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7.2.3j SignArea
The total area of all wall SIgnS and hanging porch signs on a building
fayade should not exceed a rdtio of une square foot of sign area per
one linear fout of fayade length, For example, if a building ta9ade is
100 feet long, the tutal area of all wall and hanging porch signs on the
fal'<lde should not exceed 100 square feet.
72.3k ,'lumber afSigns
The number of signs on a building should generally he limited to
reduce sign clutter.
?2.31 Sigl1 Design
Signs that show depth and cast shadows are encouraged. Depth and
shadows can be created by mounting individually Cllt letters and
symbols on the sign base or by carving the letters and symbols in to
the wood. Pandized frames around the sign edge are also encouraged.
72.3m Sign Materials
Sign materials should compliment the building fa9ade. Woud and
wrought iron are the preferred material for signs. Modem materials
and highly reflective materials, such as plastic, fiberglass, steel, and
aluminwn shuuld be avoided. Brick. stone, and wood are appropriate
materials formonwnent signs.
72.3n Sign Colors
Sign colors should compliment the building fayade. The color of
letters and symbols should contrast the ba~e or background color uf
the sign to maximize readability. In general. no more than three colors
should be used within a sign. Basic and simple CDlur applications
are eUCDuraged, and vibrant and tluorescent colors should be avoided.
Draft Dublin \oj II age Historic Area Specific Plan
Total sign area on a facade::: one sq. ft.. per
'One I in-ear foot of facade length
Irco:LLd
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100' facade length
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.
Four 20 sq" ft. hang1ng
porch signs and one 20
sq, fl wall sign
1100 sq, ft, oftolal
sign area)
Five 20 sq. ft. wall signs
( 1 00 sq" ft. of total sign
area)
Two 40 sq, ft, wall
signs aM one 20 sq. fL
wall sign
l100 sq, ft. or tolal
sfgn area ~
Two 50 sq. ft. 'lNa11 signs or
1100 sq, ft, oriola! sign area)
Examples of appropriate signs
~
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7.2.3u Sign Symbols
Signs that have symbols, characters, or graphics are encouraged. The
symbol, character, or graphic should relate to the products sold in the
bllsiness or to the name of the business.
7.2.3p Sign Tl-pology
Simple and easy-to-read typefaces should be used on commercial
signs. Hard-to-read and overly intricate typeface styles should be
avuided.
72.3q Sign Lighting
Signs within Dublin VIllage should be externa\lyilluminated by simple
lighting fixtures that are compatible with the design of the building.
Light should be directed and shielded to illuminate the sign frame and
not spill overtu other parts ofthe building or sile. Neon and internally
illuminated box signs are discouraged.
.
Sim pie lighting fixture that are com patible
'lNJUl the deSign of tire building
Encourage signs '.l.oith symbols that reiate to
the business
VA W.1.l 1"0
IT..c:ft}) !.I&/{
Avoid com plex and
hard to read fonts
Easy to
Read Sign
Use sim pie and easy
to read fonts
Draft Du blin Viii age Hisloric Area Specific Pia"
Page 50
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7.2.4 Lighting Guidelines
7.2.4a Site Lighting
Adequate lighting should be pruvided throughuut the site to l-Teate a
safe and non-threatening environment. Parking luts, pedestrian
wal!m'ays, signs, building entrances, ser\ice areas, and trash disposal
area should be lighted for safetypurpos~s. Lighting sho uld he provided
at regular intervals to prevent the creation of light and dark puckets.
Dark pockets can neate uncomfortable areas for pedestrians and
provide opportnnities for criminals to hide in dark shadows.
Overlighting the building and site should also be avuided. Over
lighting can create a "prison-yard" look and Lan ruin desired nighttime
ambience.
Avoid buildi~ and site Ijgtiflg that creale-s dark
pockets along the streetscape
72 4b Light Design
Light posts and fixtures should reflect the historic character and image
of the area. Tn general, a basic metal lIght post and fixture v.ith simple
details and limited ornaments should he used. Light posts should be
appropriatel) scaled to pedestrians. Extremely tall and modem light
posts and fixtures should be avoided.
Draft Du bli n Village Historic Area Specific PI an
7] 4c Glare
~ i
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>iS~>-1iI
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Exampies of appropriale Jfghl:i-ng
~ xtures
Exam pfes of appropnate light posts
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7.2.5 Landscaping Guidelines
72.5a fndif!.enous Drought-Tolerant Plant Material
Commercial, office and mixed-use properties should he landscaped
with indigenous and drought-tolerant plant materials. Land,caping
treatments should include a variety uf trees, grasses, shrubs, and
wildfluwers. A list of recommended landscaping trees is provided
in Appendix A.
'72.5b Flowerpots and Plallter Buxes
Flowerpots and planter boxes are enCDuraged to add color and variety
to the landscape, Flowerpots and planter boxes are encouraged on
building porches, second-story balconies, and below windows.
Flowerpot~ that hang lrum porch overhangs and columns are also
encouraged. Flowerpots and planter boxes should be compatible with
the architecture of the building. In general, wood flowerpots and
planter boxes with a simple and basic design should be used. Clay,
stune, ceramic, and cun~rete flowerpots and planters should be
avoided.
7.2.5c Walkways
Pedestrian walkways shuuld be enhanced with altracti ve landscaping
and trees to improve the pedestrian experience, Vine CDvered trellises
over walkways are also encouraged. Pedestrian walkways shuuld
be designed with a permeable pavement, such as turf block,
decompused granite, or gravel. Brick, natural stone, or concrete unit
pavers with permeable joint matenal (sandl may also be appropriate
fur certain areas.
Page 52
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Exam pies of appropriate ralldscaping treatments
Drat! Du blin Village H islCHic Area Specific Plan
.Sl
Appropriate la rxIscapijng for parking lots
Draft Dublin Village Historic Area Speci~ c PI an
,7.2. 5 d Fen ces and Scree/l.~
Fencing should be used to screen views of parking lots, tra~h disposal
areas, servic~ areas, and loading facilities. Basi~ anti simple wooden
fen~es are enCDuraged and chain-link, con-.Tete block, stucco, brick,
anti stone fences or walls should be avoided. Fences that are used as
a screening device should be fOlrr to six feet in height. The top two
feet of the fence should be at least 50 percent opaque. Vines and
shrubs should be planted in front ufthe fcnce to soften its appearance
and to deter graffiti.
Example of an appropriately
designed screening fence
7.2.5e Parking Lot Landscaping
The perimeter of parking lots should be landscaped with a variety of
trees and 100\,-lying shrubs and plant materials. The landscaping edge
should be alleast five feet wide. Trees should be regularly spaced to
provide a canopy of shade for the parking lot. Planters Vvith trees
should be useu within center parking aisles. In general, trees should
be planted along the edge of the parking lot at a ratio of one tree for
every three to four parking spa~es. Within the interior of the site, one
tree should he provided for every ten parking spaces,
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Exam pies of par1::f-ng surfaces 'Witll porous pavement
Draft Du blin Village Histone Area Specific PI an
"72.5( Parking Lot Pavement
To the extent feasihle, purous surfaces should be inCDrporated into
the design of parking lots to reduce the volume and rate uf stonnwater
runoff. A possible example would be a hybrid parking lot, which is
designed with a combinatiun of pervious and impervious surfaces.
The driveway aisles are typically covered with asphalt, while the
parking stalls are designed with a pervious surface, such as
deeomposed granite, gravel, or turfbloek. Another solution is the
parking grove. Parking grove.s use a grid of trees and bollards to
delineate parking stalls, Parking stalls and driving aisles are
constructed of a permeable surface, such as gravel, decumposed
granite, or turf blocks to reduce the amuunt ofimpervious surface,
thereby reducing the rate and volume of slormwater runoff. Parking
groves not only provide shade for cars, but also present an attmctive
open space when cars are absent. They can also be used f"r community
events, such as festivals and farmers markets.
d3
Page 54
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SECTION 7,3
RESIDENTIAL DESIGN GUIDELINES
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Exam pies of historic: residential homes in
Dublin
Draft Dublin Village Historic Area Specifie Plan
>'
This chapter provides general design guidelines for future residential
development proposals within Dublin Village on properties \'v1th
residential land use designations. This chapter also applies to existing
residential buildings that are being remodeled or renovated.
Adherence to the guidelines in this chapter \'viII help facilitate the
future ~ision for the area by accomplishing the folluwing overall
objectives:
. Encourage residential products that will honor the image and
character of historic Dublin 'Village.
. Design residential buildings with traditional and functional
furms, basic details, and simple urnamentation to honor and
emulate the historic residential architecture ofthe area.
. Incorporate traditional neighborhood design principles into
the planning and design of future residential development
projects.
. Provide adequate landscaping and lighting to reinfurce the
desired image and character of the area.
Page 55
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7.3.1 Types of Residential Development
7.3 fa Appropriate types a/Residential Development
New residential development in Dublin Village should honor the image
and character of historic Duhlin Village by ~mulating the
characteristics of homes that once existed in the area. Residential
development in historic Dublin Village generally consisted of single-
family homes. Must homes were relatively small and modest, and
few, such as Green's Mansiun, were larger and more elaborate.
The types of residential development in Dublin Village should
generally be limited to small to moderate-sized single-family homes
and appropriately designed multiplex homes. Multiplex homes are
multifamily apartments or CDndominiums that are designed to resemble
a single family home. A multiplex home generally has two to eight
units. Multi-plex homes that rcsemble single- family homes can be
placed adjacent to single family lots without compromising the
character and image of the street or the neighborhood.
:-- .~~~:~_ - ."~~~t
Examples of modest single-fa mll~ residential
- -,~-"_.
....._~-~-
Example of well-de:Srgned
multiplex homes
Draft Du blin Village H isloric Area Specific Plan
..{:.
J1
Page 5B
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-Co';;)
Avoid large single-famlly horn es
~ ~-'-~
Avoid large apartmenUcondom inium complexes
DraFt 0 ubli n Village Hi storie Area Specifi c PI an
7.31b inappropnate tvpes afResidential Development
Extremely large single-family homes, mansions, contemporary
apartment' condominium CDmplexes and gated residential communities
would not be compatible with the desired image and charader of
Dublin Village, and ShOldd generally be aV?ided.
Avoid contemporary apartmenYcondominium complexes
~_.~"
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A'lClid contemporary w'Mlhomes
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ry
Page 57
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7.3.2 Architectural Guidelines
~.3 2a Architectural Stvle and Character
Homes m historic Duhlin Village were relatIvely modest ant! had
traditional and functiunal furms. basic details, and simple
ornamentation. New residcntial architecture should have a style and
character that honors and emulates these characteristics. Specific
residential styles that are appropriate include:
. LDCal Vernacular
. Folk Victorian
. Craftsman/California Bungalow
Local Vernacular
The term "vernacular" is a loosely defined term, and in
the United States it often is used to describe a number
of different styles ofarch,tectllre. Generally, vemamlar
buildings were constructed with relatively small budgets
and with local materials and building techniques.
Vernacular bllildings were sometimes hased on popular
styles of the time, but were much simpler in form, detail,
and function. For these reasons, the vernacular style
within one region can look substantially di fferen t than
the vernacular style of another region. Vernacular homes
in histuric Dublin Village were generally defined by
basic function, simple torms, and plain details. Most
vernacular homes were basic wood-framed structures
with gable roofs, open-faced front porches, clapboard
siding, and simple details and ornamentation.
Examples of Vernacular homes
Draft Du blin ,1I!age Historic Area Specific Pia"
Page 58
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Exam pies of Folk Victorian hom es
Folk Victorlall
The classic Victorian styles (Gothic Revival, ltalianate,
Second Empire, Stick Style, Romanesque Revival, and
Shingle Style) were generally deBigned by professional
architects, and were built mostly by the wealthy
However, the lower reaches of the middle class
certainly shared the same urge to have a fashionable
Victorian house at the time. As a result they built
cheaper, smaller, and plainer homes that included some
elements uf style from Victorian architecture. In
essence, they built a Victorian home for plain and
regular "fulks", Folk Victorian homes were very
similar to vernacular homes. The main difIerence "'as
that a Fulk Victurian had Victorian elements, such as
spindle wood porch details of jigsaw cut trim.
Draft Dublin Village Historic Area Specmc Plan
C raftsmaniCalifornla BUllgalow
The philosophy of the Craftsman bungalow is based on principles of
honesty. integrity, amI a return to nature. Natural woods, shingles,
earth colors. brick, stone, river rock, and heavy structural beams
signified compatibility with nature. Exposed structural elements and
rafter~ represented openness, honesty and integrity. The C al i fornia
Bungalow is a smaller, more streamlined version of the Craftsman
Bungalow The California Bungalo\v is a builder's interpretation of
the architect-designed Craftsman Bungalow Mass production allowed
builders to construct California Bungalows quicker and at a more
reasonable CDst to keep up with California's mpid population growth.
Craftsman and California bungalows are generally characterized by
low pitch gable roofs, stone or brick building and column bases,
clapboard or shingle siding, exposed structural elements and rafters,
large front porches, square or tapered columns supporting a gable
porch roof, overhanging eaves, and large front windows.
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Exa mples of Craftsman/California Bungalow homes
Page 59
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73.2b Discouraged Architec/ural Strles and Churac/er
There are many traditional architectural styles that were not present
in historic Dublin Village. If future residential homes are designed in
these styles, a false sense of heritage and historic character could be
created. Therefore, architectural styles that were not prese,nt in the
area shuuld be avoided. Examples ofthese styles include:
. Colonial revival
. Greek revival
. Italianatc
. Modeme
. Montere)
. !I.'iission
. Spanish Culunial
. Prairie
. Sti~k Victorian
. QuecnAnne Victorian
. Tudor
7.3.2c Alass and Scale
Colonial Revival
Greek Re.....ival
- -
o ra~ Dubl;n Ijitl age Historic Area Specific Plan
lta!.ianate
Monterey
~
Prairie
Queen Anne \lictorian
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Mission
Stick Victorian
Tudor
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Page 60
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Desi rable Buildi ng Form s and Elements
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New residential buildings should be constructed \vith pedestrian-
oriented mass and scale. Extremely large homes (or mansIOns) and
large, bulky apartment'condominium buildings should be avoided. If
a multifamily development is proposed, multiplex homes are
encouraged to reduce the apparent mass and scale of the development.
A multiplex hume is a residential prudud that is designed to resemble
a single- family home while providing multiple residem;es under one
roof. l'vlultiplex homes should generally have two to eight units within
one building. Additional units may be appropriate if they are designed
with adequate articulation and are compatible with the scale and
character of the area.
7.3.2d Building Forms and Elements
Building forms and elements should be compatible with the
architeetural design ufthehome. lngeneral, furms and elements that
were commonly used in traditiunal homes should be used lor both
single-family and multiplex development prujects. The main body of
the home should have a basic one tu two story rectangular shape.
Front, side, or rear wings may project from the main body to provide
additional square footage for the home and to provide articulation to
the building. The entir~ home should be covered with a full hip or
gable roof. The pitch of the roof should be compatible with the style
of the structure. Dormers are also em,ouraged, Flat, shed, mansard,
and parapet roofs should be avoided. Open-faced frunt porches,
verandahs, and recessed or projected balconies arc strongly
encouraged.
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Page 61
Draft Du blin Viii age Hi storie Area SPBeific PI an
7 3.2e :-'ide and Rear Facades
The design of side and rear fayades should not be mimmized Just
be~allse it is screened from public ..iev{ Side and rear facadcs should
be stylistically the same as the front fayade and should utilize the
same forms, materials, "olors, and details as tb~ front tal-ad~.
7 3.2( Building Height
One to two story humes are encouraged. A third stury may be
appwpnate for some residential buildings. If proposed, the third
story should utilize donners to reduce the apparent height and scale
of the building.
73.::g Building Malerials
Building materials should reflect the traditional and historic character
of Dublin Village. The following materials are encouraged.
. Horizontal woud siding (Clapbuard, drop, or bevel sidmg)
. Verti"al wood siding
. Shingle siding
. Rock, natural cut stone, or brick used for building bases,
column bases, and chimneys
. Timber ~onstruction used in trellises, overhangs, balconies,
and other appropriate architectural elements
. Wood or composition shmgles as roufs
Steel, glass block, metal siding, adobe, tile roufs, stucco, concrete,
concrete block, tile, tbe heavy use of brick and stune, and modem
matc:rials should be avoided.
Draft Dubl in Vi Ilag e H;slGlic Area Srecific Pia"
Honzonlal wood Siding
0.
Vertical wood siding
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Wood shingle sid ing
Stone and brick building bases. 001 umns and
chim neys
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Page 62
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Examples of ap-proprrate building- coliirs
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Exam pies of
.a ppropriate shutters
Draft Du b!in Village Historic Are a Specific Plan
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Shutters should endose the entire
wi ndow or door whet I dosed
7 3,lh Building Colon
Homes should be painted with simple and basic color applications
that were commonly used in the 1800s and early 1900s, All color
applications shuuld be compatible with the architeetural style of the
home. In gencral, white, off-white, light gray, or a natural, mild or
subdued CDlor should be used for as the base colur. One or twu
CDmplimentary accent CDlors should he used for huilding trim, molding,
window and door frames. and roof eaves. Bright, vibrant, and
fluores~ent colors should be avoided.
7.32i Window Fenestration
The placemenl and orientation of windows should generally be
CDmpatible with the architectural style of the home. in gencral,
windows should have a basic rectangnlar shape and should have a
vertical proportIOn and orientation.
7 3 2j Jl1ndow and Door Design
The design of windows and doors should be CDmpatible with the
style of the home. In general, wood framed fixed, double hung, or
casement windows are encourdgetl, Aluminum or vinyl-framed
windows should he avoided. Wooden doors with raised panels and
appropriately design windows are cnCDuraged.
7,32k Window and Door Shutters
Ifused, windU\\, and door shutters should have a width that would
endose the entire window and door opening when closed. Panelized
wood, louvered wood, or plank wuod shutters are required.
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"732l External Stairways
Stain'i/ays should be compatible with thc dcsign ofthe home and should
not look like they were tacked on or added as an aftcr thought. The
use of "ft~the shelf and read)'-made stairS, railings, balustrades should
be avoided. If used, exterior stainvays to the second tloor 0 r the
home should generall}, be screened from public view and should be
located to the fear or sid~ of the hume.
"73.2m Building Detail., and Ornamelltation
To respect the simple and modest character and image of the area,
building details and ornamentatiun should be relatively basic and
simple. All details shuuld be wmpatibk with character and style of
the building,
7.3 2n Detached Garages. Public Mailboxes, An;essorv ['nits, and
Trash Endasures
Detached garages, accessory units, public mail boxes. trash enclosures
and other small structures should be architecturall)' ~()mpatible with
the main building and should use similar forms, materials, and color
app Ii cations.
Trash enclosures afld other
accessory structure should be
archj!eclural1y compatible witlllh-e
ottJer buildi Il9s on tne site
Drat! Dublin Village Hislaric Area Specific Plan
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Stairways should be
com palible witll the
design of the home
"
D-etadred ga rages, accessory units, a Ild public mailboxes shourd be
oompatible ~vi th the design of the horn e
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equipment a I1d util ity
boxes stlOuld be
appropriately screened
w
''ie'INS of m ech:anical
equipment and utilily
bo.xes should be
appropriateiy screened
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Avoid open views of
med1a nical equipment
and uti lity boxes
Dealt Du blin Vi II age HislOli c ~.r ea SpBcific Plan
7.3 20 Medwnical Equipment and Utilit'" Meters
Mechanical equipment, including heating ventilation and air
conditioning (HVAC) units and water and electrical meters, should
be screened /Tom public view
7.32p Gutters and DmWlspouts
Gutters and Downspouts should relate to the style and lines of the
hume aml shuuld be painted to match the trim or body wlor of the
structure. Downspouts should be located in the least conspicuous
lucations, such as sid e or rear facades \Vhenever possibl e
downspouts should tlrain to a landscaped area, rather than a cement
or a~phalt tlriveway
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7.3.3 Site Planning
7.3 }a TradJ/ionall,'eighborhood Design Principles
To the extent feasible, ne" residential developments within Dublin
\'ilJage should be designed with traditional neighburhood design
principles. Traditional residential neighborhoods have a \, ariet)' of
housing types, sizes, and densities. Most homes are placed relatively
close to thc street and are designed WIth front porches to encouragc
informal interaction along the pubhc strcet. Garages are usually
detached from the home and located to the rear orlhe lot. Either a
narrow side driveway or a rear alleyway provides access to the
detached garage. Many single-family homt:s also havt: an accessory
unit, \vhich provides additiunal rental housing opportunities. Streets
are designed to calm traffic and tu encuurage walking and pedestrian
act i vi ty S treets have s i dew alks, land s~aped plan ter s tri ps with
regu I arl y spaced trees, and relati vel y narrmv street widths. ",fan y
streets have on-street parallel parking on one or both sides of the
street.
73.3h Streets
New strects (public or private) should be designed with sidewalks to
encourage walking, landscaped planter strips with strt:et trees to
provide shade and visual diversit)', and relatively narrO\'i street widths
lcurb to curb) to calm or slO\'iI down vt:hick traffiL Whenever
possible, thru streets {rather than cul-de-sacs) are encouraged to
improve connections and accessibi lity
7.33c Driveway Locatwns
Draft D"b Ii n \till age Hi stori c ".rBa Specii c Pian
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Attache<! garages shall ld
be setback af least five
rElet rTom the froflt
varied lot widlhs provide
opportunities for
d iffereflt siz,ea ham es
10--
Varied Front yard setbacks
j 10 lo 20 reet Frul n the
propert~ Ii Ile t add visual
inter€st to ttle streetscape
The preferred
location of
garages and
pafking areas is
to the rear of
horn es
;;
e
<li
Properi:.' j esigned Multiplex
Ilomes can coexi'Sl 'Nith
single-family hom es
Garages should nol dom i I1ate the view of the hom e
Dra~ Dub Ii n ',,' illage Historic Are a Specific Plan
Driveways should be lu~ated as far away as possible frum street
intersections to minimize congestion and potential interference with
the flow of street traffi~. The number of driveways should be
minimized to reduce the potential for conflicts between pedestrians
and automobiles. Rear alleyways and10r shared driveways should
be considered to minimize curb cuts.
7 3.3d [,ols
A variety oflot widths should be provided to allow for a variety of
di fferent tyPes and sizes of residential development along the
strcctscape, including single- family homes and multiplex homes.
~.3 3e Building Placement
Homes should be sited at variable front yard setbacks to establish
different patterns of visible open spa~ and to add visual interest
along the streetscape. A continuous line of home, with the same
setback shollld be avoided. Homes should generally be sited parallel
to the street and within close proximity ofthe sidewalk (within 10 to
211 feet of the rront property line) to help define the streetscape.
Garages, carports, and parking area should be located behind the
home to mInImize the visual impacts of ~ars and garage doors. lfthe
garage cannot be located behind the home, then it should be setback
at least 5 feet from the rront fa<;ade to mini mi7e its visual appearance.
In all instances, garages should not dominate streetscapc views, and
should be ,isuall)' suburdinate to the home.
~ 3 3f Parking Lois and Carport Localions
Parking lots for multiplex homes should be located to the rear of the
building and should he accessible from either a rear alleyway or side
driveways.
~.3.3g Community Sp,,<o'es
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l..urge residential developments should include an outdoor community
space tor their residents. Appropriate outdoor spaces ma} include a
public garden, communil)' poul, or small park or lot-lot. These spares
should he visihle from puhlic streel~ aml/urresIdentml umts tu provIde
opportunitics turinfurmalsurveillance, thereby increasing the securit},
and safety of the space. Spaces that are '\,"alled oft" and screened
from public view feel isulated and unsafe, and therefure should be
avoided.
-
Example of a small publi [: space for a residential
development project
73.3h Pedestrian Orculation
Safe and convenient pedestrian waJkv<.'ays should be provided between
all entrances to homes, public sidewalks, on-site parking areas, trash
disposal area, public mailboxes, amI other cummunity spaces. For
multiplex homes, cummon walkv,'ays should not be located
immediately adjacent to the building. A landscaped planting area
should be located between the walkway and the home to provide
some privacy for the residential units.
733i Ii'ash Disposal Areas
To the extent feasible, trash dispusal arcas should bc located to the
rear or side of homes, and should be screened rrom public view by
trash enclosures, landscaping, or fencing.
Attractive and safe pedestrian walkways should be provided
'It1roughoul multiplex housing si tes
,'.3.3j Mail Boxes
Public mailboxes should be located in highly visible and heavy USe
areas for convenience, to allmv casual s()~ml interactiun, and to
promote safety
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Place public mail boxes
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7.3.4 Lighting Guidelines
~ 3 4a Site Lighting
Residential developments shuuld have adequate lighting to create the
perception of a safe, secure, and non-threatening environment. Parking
lots, rear alleyways, pcdestrian walkways, public mailboxcs, all
bliilding entrances, porches and balconies. service areas, community
spaces, and trash disposal area should have appropriate sources of
light. The style and design of all exterior lights should be compatible
with the architectural style and charader of the home.
Direct site lighting so thal only the
intended a rea IS illuminated and lo
control off-site glare
.~ 3 4b Site Lighting
Site lighting should be designed to shine dowll\vard on adjacent
sidewalks. Streetlights should be directed and shielded so that they
do not shine into residential windows. tight posts and fixtures should
refled the historic character and image of the area. In general, a
basic metal light pust and fixture with simple details and ornaments
should be used. Light posts should be scaled tu pedestrians and should
genemlly have a height less than 15 feet. Tall and modem light posts
and fixtures should be avoided.
~.3 4c Glare
All exterior lighting should be designed and loeated so that only the
intended area is iUwninated and off-site glare is controlled.
Site lighting should not shine directly
into- resid entf al 'NindO'WS
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7.3.5 Landscaping Guidelines
~.3 5a lndigen"us Drought-Tolerant Planl Material
Residential properties should bc landscaped with indigenous and
drought-tolerant plant materials. Landscaping treatments should
includc a variety of trees, grasses, shrubs, and wildflowcrs
Landscaping within front yards, CDmmon areas, and areas visible to
the public should be regularly maintained to be free of weeds,
uvergfOvm vegctation, and trash. A listufrewmmended landscaping
trecs is provided in Appendix A.
'.3.5b Jlal!Gmy.~
The edges of pedestrian Vii alkwa ys should be enhanced with altracti ve
landscaping and trees to improve the pedestrian experience, Vine
covered trellises over walkways are also encouraged. Special
materials, such as porous cum_Tete pavers, stone, gravel, and brick,
are encouraged in the design of pedestrian walkways.
73.5c Fences
Front yard fences are encouraged to add to the character and image of
the area. All fencing mat<crial within the front yard setbaCK should be
no mure than three feet high and should be semi-transparent. Taller
fences that are up to six feet tall can be constructed around the side
and rear yard. Wood is the preferred material for fences. Chain link
fences, barbed wire, concertina wire, concrete block, and stucco
materials should be avoided. All fences over 3 feel in height should
be setback from sidewalks and puhlic walkways by approximately
five feet. Vines and shrubs should be planted between the fence and
sidewalk to soften its appearance and to deter graffiti.
Draft Dub Ii n Villagp. Hi storie Area Specifi c PI an
Exam pre of appropriate front yard
randscaping aoo fencing
Exam pie of landscaped pedestrian path
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7 3.5d Hollvwood Drivewavs
Single-width Hollywood driveways should be uscd to reduce the
amount oJ impervious surface on a project site. A Hollywood
driveway has a grass strip down the middle ofthe driving aisle.
Exam pie of Hollywood Drivewa)'
7.3 5e Parking Lot Pavement
To the extent fea~ible, porous surfaces should be incorporated intu
the design of parking areas to reduce the volume and rate of storrmvater
runoff A pus sible example would be a hybrid parking lot, which is
designed with a combination of perviuus and impervious "urfaces.
The drivevifay aisles are typically covered with an impervious
concrete material, while the parking stalls are designed with a pervious
surface, such as crushed aggregate, gravel, or turfblock.
73 5( L<md Use Buffers
A combination of plant material, trees, and fencing screens may be
necessar)' to screen views of adjacent properties with non-cornpatible
land uses. When required, landscaped buffers and setbacks should
protect the privacy of residential units and adjacent uses to the extent
feasible.
Examples of parking surfaces with porous pa vem en!
Draft Dub Ii n \~ II age Histo,i c Area Speciii c Plan
Page 71
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SECTION 7.4
GUIDELINES FOR THE PRESERVATION AND
ENHANCEMENT OF HISTORIC RESOURCES
Sl Raymond '5 Church
Alamilla Spriogs
Pioneer Cemetery
Bonde House
DraFt Dublin \'1tl age Hi5tori~ Area Specir.c Plan
Murray Sctx>:J.lhouse
Green's S~ore -----
Por\derosa House
7.4.1 ApplicabililJ-'
The design gnidelines in this ~hapter apply to all structures and
resources on tile Dublin Histuric Resources Inventory that are listed
ur eligible for listing on the National Register of Historic Placcs or
thc California Register of Historic Resources. These resources
include:
.
St. Raymond's Church;
Old Murray Schoolhouse;
Pioneer Cemetery;
Green Store; and,
Alamilla Springs.
.
.
.
.
Property ovmers ofthose resources on the Dublin Historic Resources
Inventory that are histurically significant at the local level are alsu
strungly encouraged to comply with these guidelines. These resources
incl ude:
. PonderosaHouse; and,
. Bonde House
The design guidelines that follow are general in nature. They identify
the preferred preservation and rehabilitation techniques for existing
structures, and provide additional guidance for additions and infill
development on properties with historic resources.
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7.4.2 Secretary oflnterior's Standards
~ 420 Use ol the Secretarv (Jflnterior:S Standards and Guidelines
Properly uwners arc strongly encouraged to utilizc the Secretarv of
the 111lerior s Standards jor the Treatment ()f Historic Resources
With Grddelilles jor Preserving. Rehabilitating. Restoring. and
Reconstructing Histonc Bwldings when restoring, preserving, or
rehabilitating a historically significant structure or propert). which
wonld include all properties on the Dublin Historic Resource
Inventury Thc standards and guidelines are available at the City of
Dublin Cummunity Development Department and can be reviewed
un line at htto.l/www2.cr.nos. gOv/tos/Standardsiindex.htm.
The United States Se<.-TetaT)' uf Interior is responsible [or prcparing
standards and guidelines to determine the appropriatene.s 0 f work to
be done on properties qualitying for the Federal Historic Preservatiun
Fund grant program, These standards and guidelines are fUUlld in the
Secretarv of the Interior:S Standards jor the Treatment ()f Hist()riL
Resources With Guidelines for Pre,'erving, Rehahilitating.
Restoring. and Reconstructing Historic Buildings (commonly
referred to as the Secretary of Interior's Standards). The Secretary
uflnterior's Standards have also been widely LL~ed filr other purposes.
Federal and state agencies that own ami manage propertics listed on
the National Register uf Historic Places utilize the standards and
guidelines to rehabilitate and preserve their resources. They are
also used tu determine if a rchabilitation effort qualifies as a "Certified
Rehabilitation", which gives property owners certain tax benefits. Tn
addition, state and local officials have adopted and used the standards
and gllidelines for their preservation efforts.
The intent of the Secretary 0 f Interior s Standards is to assist with the
long-term preservation of a property's histori~al significance through
the preservatiun of historic materials and features. The Standards
pertain tu all types of historic buildings, and address both the exterior
and interior of the building. They also address related landscape
features and the building's sitt: and emiromnent. as well as attached,
adjacent, ur related ne\v construction.
The Secretary oflnterior's Standards provide general infonnation to
determine the appropriate treatments of historic propertIes. They are
written in broad terms to apply to all types ofbuilding styles, materials,
and construction techniques. They are designed to assist in the
und<::rstanding of the basic concepts and pnnciples of prt:servation,
rehabilitation, restoration and reconstruction. TIlese categories are
described belo\\'
.
Restoration. the act ur process of accurately depicting the
form. features, and characterofa property as it appeared at a
particular period oftime by means ofthe removal offeatures
from other periuds in its history and reconstruction of the
missing features from the restoration period.
.
Preservation. the act or process of applying measures
necessary to sustain the existing form mtt:grity, and materials
of a hi stori c property.
.
Rehabilitation. the act or process of making pussible a
compatible use fur a property through repair, alteratiuns, and
additions while preserving those portions or features that
CDnvev its historical, cultural, or architectural values.
.
ReconstmctioJl. the act ur process of dcpicting, by means of
new construction. the form, features, and detailing ofa non.
surviving site, landscape, bllilding, structure or object for the
CJ.!
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7.4.3 Ke}' Restoration, Rehabilitation, and Preservation
Guidelines
The gllidelines in this section are based on the key, restoration,
rehabilitation, and preservation guidelines from Secreta", ot the
ll1terior S Standards for the Treatment ot'Historic Resor,rces With
Guidelines for Preserving Rehabilitating Restoring, and
Reconstructing Historic Buildings. Adherence to these guideline~
for resturation unehabilitation of a structure or resource on the Dublin
Historic Rcsource Inventory will permit a categorical exemptiun lor
the purposes ofCalifomia Environmental Quality Act review (CEQA
Guidelines se~tion 15331).
74}u Research
Property owners should consider CDnducting some research before
designs for alterations or rehabiJi tation projects are prepared.
Research shuuld include detcnnining the appearance of the huilding
at the time ofils original construction and a physical examination to
determine if the significant historic fabric has been altered and can
be re~overed, re$tured, ur reconstructed.
;' 4.}h Repair and Repluce First
It is always better to repair than to replace. Original architectural
features on a building should he repaired and restored tu the extent
feasible. When restoration i~ not possible, original materials should
he used if they are available. If the original matenal is not available,
then substitution materials should incorporate the design, texture, colur,
and lorm that conveys the visual appearance ofthe original material,
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Care should be taken to match the original pattern, thickness, wlor,
width, and texttlre as closely as possible,
Enco-uraged
'" 4 3c Character-Defining Feal1fres
The character-defining features of the huilding style need to be
preserved and nut removcd or altered. Rehabilitation etl,)rts should
not add features or details to a building to '-Teate a phuny character or
false image of the building's history Rather, rehabilitation eft"rts
should reuse existing and appropriate featurcs that are genuine to the
actual historic image and character of the structure.
SJair1 ro :sec0lld lYoor
at /en Vlllb!e I.h:fe
Of ,.or 0( J'tc.UHI
Oiigloof f'ronJ poIcn retomed
74.3d Foundations
Materials used to repair or replace foundations should be cunsistent
with the architeetural style of the building. The appli~ation ofmortar
or other structural features should match thc original material, design,
craftsmanship, textures, and colors oflhe inundation.
Example of a proper rehabilitation thal preserves
the character defining reatLlres of the building
OIKoLlfaged
7 4 3 e Exterior J'f'a lis
When repairing or remodeling exterior wall surfaces, the original
exterior building materials should be retained. If original materials
cannot be rep aired or restored, then rep lacemtm t ma Icrials should
match the unginal materials as closely as possible. A mismatch of
materials of different types, sizes, shapes, textures, or finishes should
be avoided. Wood siding should never be repla~ed with stucco ur
aluminum or vinyl siding in an attempt tu "modernizc" the building.
TIlese matenal substitutions destroy the architeetural integrity of the
building.
New mr COI1~~1ng ;LInn J
PQrcl1 iI!lfICj(;I5ed
ftant cftx:If cJ1ang;xJ
Example of an im proper rehabilita~on
Draft 0 U bl in V~llage Historic Are a Specific Plan
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7 4.3f Brick and Masfmrv
If it is necessary to replace a few bricks withm a chimney or wall,
then the repla~ement brides should match the existing size. color, and
texture ofthe existing bricks to the greatest extent possible. Original
brick patterns should be followed when reeonstructing hrick \valls.
The pattern should be compatible with th~ character and image ufthe
huilding. The repair of mortar joints should be performed by an
experienced professional to insure that the joints are consistent within
the wall.
74.3g Paint and Color
Buildings should be painted with original building colors. If th~
original color is not known, then the building should he painted with
a color that is consIstent \.ith the architectnral style of the building.
TIle application ofhcavy layers of paint canoften obscure the integrity
of building materials and details, and ther~fore should he avoided.
Building materials that were historically painted should not be
recovered with stain or varnish.
~ 4.3h Porches
There is often a desire to modernize or change the appearanc~ of a
structure by altering the porch. Many porches have been enclosed to
add additional indour space, Other porches have been moditled with
new overhangs, stairs, rails, balustrades, and support columns.
Alterations to the original desi gn of porches and porch details should
be avoided a~ they jeopardize the historic integrity of the building.
\",hen buildings are restored or rehabilitated, porch enclusures should
be removed and the original design of the porch should be
reCDnstructed. 'Vh en a porch needs to be repaired or reconstructed,
it should follow the original design tu the greatest extent pussible,
and should be CDmpatible with the arclutectural style of the building.
The use of off-the shelf and ready-made stairs, railings, balustrades
should be avoided.
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74 3i Inndows
When altering, replacing, or reconstmctmg wmduws, the fullowing
guidelines should he implemented tu maintain the structurc's historic
integrity and architectural balancc:
. Original window openings should be retained. If the original
windo", opening has becn altcrcd, it should bc restored to its
original location and configuration. Blocking or filling
original windolv upening should be avoided.
. Original window frames and glass shullld be saved and
restored when possibk :Nlissing, rotting, or broken window
sashes, frames, mullions, and muntins should he replaced with
like materials.
. If the repair and restoration of an original window is nut
possihle, the replacement window should match the original
window as closely as possible. This may require custom
designing and cunstmcting the window "Off-the-shelf'
Originat porch designs
should be retained in all
restoration and rel1a bilita-
oon efforts
Draft Dublin Village Historic Area Specifi c PI an
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Avoid the use of ra il ings, stairs, and
rolumns that are not compatible 'Mth
the original design of the slructure
'I
Avoid etldosing the froll t
porch
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Original Window openings
should be relai ned
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window style a nd its
original details
Avoid the alteration of
'Mndow openi 1l'g5
Iieaol
fr.>p r.al:
~,iul1t.l1
Light Parts of a dou ble
~t1f"et :!1.::J r<::1 hung window
Lambs -"",,(Itl01J(.
Stil,,:
5ut:.;.:.'mr.ail
Do not a Iter the shape and
size of the original openillg
and do nol replace OIigilla 1
wi MOWS with a different
window sty! e
Avo~d al umtnum or ....inyl
windows a nd do not
remove origi naf window
lrim and omam enl.:ation
Draft Dubli n V illage Historic Area Specific Plan
'I;"indowR that do not close! ymatch the original window should
be avoided. Aluminum or vinyl frame windows are al~o
inappropnate and should be avoided.
. The original trim arollnd windows should be repaired and
restored if poss ih I e. If the trim is too deteriorated to repair
or is missing, then it shuuld be replaced with like materials
that match the original as closely as possihle.
"7 4 3j Doors
Original door~ should be repaired and restored when possihle. When
replacement is necess.ary, they should be replaced to match the original
door's, des] gn, materials, and details. If th e on ginal door is missing,
an appropriate design should be selected by studying historic
photographs or other similar architectural styles in the area or region.
Some doors may have to be custom designed and constructed. All
replacement doors should be compatible with original architectuml
style of the building.
"743k Omf.lmentalion and Trim
Original trim and ornamentation should not be removed or replaced
when only minor patching or repair is necessary. If replacement is
required, the replaccment material should match the size, placement,
design, shape, texture, and CD lor of the original as closely as possible.
'7 4 3/ Root.'
When altering, r~placing, or reconstructing roofs, the following
guidelines should be implemented to maintain the structure's histuric
integrity-
. Patching a damaged area ofthe rouf with materials or colors
that do not match the rest ,,[the roofis not appropriate.
. New roufing equipment should be placed out of public view
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. Replacement roofing materials should match the original
roofing material as closely as possible ami should be
compatible with the design ufthe structure.
. Eaves. Fascias, amI soffets are integral parts ofthcroof. Care
should he taken tu preserie the detailing and other character-
defining elements of these fe.atures.
74.3m Gutters. Downspouts
Historically significant buildings should have gutters and downspouts
to prevent premature weathering that uccurs when wakr runs down
the sides of the building. Whenever possible, original gutters and
dmvnspuuts should be repaired and preserved. NeVi, gutters and
dov,nspouts should relate to the style and lines ufthe building. They
should be painted to match either the trim or hody co lor of the structure.
Downspouts should be located in the least conspicuuus locations,
such as the rear or sides fayude 0 fthe building.
;' 4.3n Flashing and Vents
Vent pipes, flashing, and stacks that protrude through the roof should
be painted to match the color of the rouf. If these materials are too
deteriorated to repair, then they should be replaced with like materials.
74.30 Mechanical Equipment
Mechanical equipment, including heating ventilation and air
conditioning (HVACj units and water and electrical meters, should
be s~Teened from public vie\\' The installation of HVAC units in
windows openings should be avoided.
74 3p Additions
Additions to historically significant buildings may be necessary to
ensure their continued use. Such addi ti 0 ns are the 111 ost sens iti ve and
Draft Dublin Village Historic Area Specific Plan
Origi na[ doors, trim, and omameotation shood be restored
and preserved
Avoid the use of roofing m alerials thal are not compatibfe
with the styf e and character of the horn e
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equipm ent and utility
boxes should be
appro'prialel~ screened
Draft Dublin Village Historic Area Specific Plan
difficult design issues to manage. The following guidelines should be
utilized when additiuns are contemplated to historically significant
buildings:
. Whenever possible, additiuns should he placed to the side or
rear ofthe property and should nut obstruct the appearance of
the huilding from the street.
. Modifications should fit within the overall scale of the existing
building and should be compatible with its architectural style.
. Preserve the significant historic and architectural features,
details, and materials oflhe existing building.
. Preserve the character and sLale ufthe building by maintaining
existing proportions tor the new addition.
. Additions should not attempt to create an artificial histurical
look that is not compatible with the onginal historic structure.
. Additions to archlte~turally significant buildings should
incorporate the distinctive design features of the original house
such as window and door size, shape, and style; exterior
materials; roof style, pit~h and material, finished floor height;
~ol()r, and trim and decoration.
Do nol place HVAC units
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743<[ lnfill Development and Accessarv Strucl1Ires
New structures that are built on a property with a historic building
should be located to the rear or side of the histori~ structure. The
design of the new structur~ should he compatibk with the historic
structure and shuuld inCDrporate similar building forms, window and
door openings, materials, CDlors, details, and ornamentation.
7 4.3r Landscaping
Property owners are encouraged to identify, retain and preserve
landscaping fe<ltures that contribute to the "vendi histone character
of the property. Landscaping features may include \valkways, paths,
fences, trccs, vegetation, landforms, furnishings, sculptures,
gravestones monuments, fountains, drainage ways, and subsurface
archaeological resuurces. Mature trees, landscaped areas that are
highly visible from public streets, and landscaping features that
wntribute to the historic value of the property should not be removed
or altered. To the extent feasible, historic landscaping treatments that
have been removed from the property should be re<.-'Teated to reinforce
the desired character and Image of the property Important landscapes
that should be restored and preserved include the Dublin Heritage
Center and Piuneer Cemetery property and the remnant of the Alamilla
Springs.
..............~ Avoid additions that are not
oompatibl e '.Vi th the orig inal
style and character of the
building
Draft Dublin Vi Ilag e Historic Area Specific Plan
Second-story additions
shou1d be se~ack from frle
main facade a 00 their
-design should be com pat-
ible ....;lh the original
slructure
Avoid add itions thal do not
have com palible roof form 5,
v/indQ'INS, materials, or
details
Example of appropriately designed addition to an exiSTIng hisloric resource in
Dublin Village
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lnfill d evelopm ent on properties should be compatible
witll the character alld image of the histone build ing
..
Landscaping features thal ('.ontribule to lhe significance- of
historic properties should be rehabi litated and preserved
7.4.4 Preservation Incentives
A widc variety of incentives are available to give property OViIllers
moll\- atiun tu repan and rehabilitate historical resources. TIlese
include federal tax credits for rehabilitation of qualified historical
resources, property tax abatement programs, the use of alternative
building codes, and tax deDuctions fur preservation easements.
Rcmoving or altering exterior or interior features of historically
significant buildings could immediately disqualif}' the property from
tax credits, Thc City enCDurages property owners to consider all
available preservation incentives early on in thc dcsign process.
7.4.5 Relocation of Historic Resources
Occasionally, propert}' owners have the desire to demolish or move
older buildings or resources from their property, and are often willing
to sell or donate the resource to a histuric society or public agency,
The City of Dublin should consider placement of historic buildings
within the Dublin Heritage Center or other properties ;,ithin Dublin
Village to enhance the area's historic value. Relocation proposals
should comply with the follov.'ing guidelines:
. The historic resource should be local to the City of Dublin or
the Tri- Valley area (San Ramon Valle)', Amadur Valley, and
Livermore Valley};
. The historic resource should be similar to other buildings that
once existed in Dublin Village;
. The histuric resource should enhance the historic value ofthe
area, and
. Historic resources should be placed in appropriate locations
that are \,isible and easily ac~essible to the public.
The Alam ilia Springs should be restored as an im portant ~
hisloric resource V
..
Draft Du bl in V,llage Histonc Area Specific Pia n
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SECTION 7.5
STREETSCAPE AND PUBLIC SPACE
DESIGN GUIOELlNES
Thi~ section provIdes general design guidelines for future streetscape
improvements v,ithin Dublin Village. Included are guidelines on traffic
calming, sidewalks and crosswalks, ami stredscap" furniture and
amenities.
7.5.1 Traffic Calming
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Sidewalk bulb outs shorlerl lhe length of - ~
the pedestrian crossing. Bulb outs iI re .t::-
encouraged at pedestrian crossings.
including the Dublin Bou'eva rd and Donlon
Way intefSectian
.-
7.5 la Dublin Boulevard
Traffic calming measures should he explored to reduce vehicle speeds
and to improve the pedestrian experience un Dublin Boulevard. SUlOh
measures may include reducing the speed limit, expanding sidewalks
ant! medians to narrow the v,idth of vehicle lanes thereby reducing
vehicle speeds, installing sidewalk bulbuuts tu narro'" pedestrian
crossings, and allowing on-street parallel parking to provide a buffer
beh,'een the sidewalk and vehicle traffic. Planting canopy street trees
alung the outer edges of sidewalks and within median of Dublin
Boulevard to provide shade over roadway would also improve the
pedestrian experience and help reduce vehicle speeds (studies have
shown that patterns oflight and shadow created by trees tend to reduce
vehicle speed).
.
Exam pi e of an attractive arterial slreet
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~. 5 1 b Paved Cross,val ks
A special pavement material \;,itb a varied tex.tnre and color should
be applied to all crosswalks within Dublin Village. The material,
tex.ture, and color should dearly define the pedestrian LTussing, slow
traffic down at intersectiuns. and improve the uverall visual quality
o [the street.
7.5 lc Pedestrian Safe Zones
Pedeslrian safto zones alL enconraged along pcdestrian crosswalks
across Dnblin Boulevard and "an Ramon Road. Pedestrian safe zones
improve safet}' anti provide a safe stopping point for the elderly and
handicapped. Appropriate locations for pedestrian safe zones include
medians and channelized rigbt-turn islands.
- .
This pedestrian crossing is enhanced v.;lh spedal paving treatments
Pedestrian safe zones increase pea estrian
safety on .....-ide arterial streets
This pedestrian crossing is enhanced wtth special pavrng treatments
and a pedestrjan safe zone within {he median
Drat! 0 u biin ViII agR H isto ri c D i s tri ct S peci lie Plan
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} 5' minim.um ~~ 5' mini~lm,~
Pedestnan Am emty
Zone Zone
Com mercial 5 rd-ewalk
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Discourage a oormai
cemeot pavem erlt texture
Fn sidewa Iks
Encourage a specfal
pavem ent textuture .a I1d
color in sidewalks
Draft D ubi i n ViII age Hi stori c District Sp ecific ptan
Avoid elab0fi3te.
detailed, and COSU~
pavement textures
7.5.2 Sidewalks
7.5.2a SIdewalks
New development projects should improve the public sidewalb that
are lucated adjacmt to thdr project. Improved sidewalks should
generally consist of two zones: the pedestrian zone and the amenity
zone. The pedestrian zone is a clear walking area located on the
inner portion of the sidewalk. It should he at least five feet wide to
provide adequate space liJr walking and wheel chairs. The amenity
zone is thc outer portion of the sidewalk. It is generally paved in
commen:ial areas and landscapt:d in residcntial areas. Strcet trees,
henches, streetlights, trash receptacles, planters, utility poles, signage,
and other streetscape amenities are located within the amenity zone.
The amenity zone should be at least five wide tu accommodate street
trees In general, stredscape amenities should be 10 cated
approximately two teet from the curb face to allow room for car
doors to open.
;'.52h Sidc>mlk Pal'ement
Sidewalk pavement within Dublin Village should have a varied colur
and texture to help define the unique character uf the area. The
pavement design should be relatively basi~ and simple and should be
~ompatihle with desired character and image of the area. Elaborate
and detailed paving should be avoided to minimize installation and
maintenance CDst~.
;' 5.2c lntersection Sight Lines
Streetscap" amenities (benches, trees, trash reeeptacles, planters, dc.)
shollld be located at a sufficient distance from intersectiuns to provide
clear viewing distances for cars.
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7 5.2 d Consistent Street Trees
A list of street trecs should be selected and approved by the City of
Dublin for Dublin Village. Street trees should be selected based on
the following guidelines:
. Trees should be thornless and fruitless tu minimize pedestrian
hazard sand cleaning CD sts.
. Trees should have a singlc trunk.
. Trces should be indigenous to the region.
. Along commen.;ial streets, trees should be seleded tu rrurumize
the ohstrudion of views to storefronts and busincss signs.
. Trees should have a full canopy that provides shade along the
street.
A list ofreeommended street trees is provided in Appendix F
7.5.1e Placement oj Street Trees
Regularly spaced trees should be planted \vithin the amenit)' zone of
sidewalks, TIle spacing of the trees should be based on the need to
allow room for adequate root and branch gruwth while still providing
a continuous canopy Most trees are spaced out by approximately 30
to 45 feet. The spacing should only be adjusted when needed for
driveways and lights.
75.2f J'rees Grates and Guards
Tree grates and guards should be installed to protect growing street
trees.
7.5.2g L'tilitv Lines
Whenever possible, the streetscape should be improved b}, under-
gruunding utilities. All puwer pules should be remuved frnm the
streetscape if overhead utilities are placed undergrollnd.
D ratt Du b I in vi lIag e H isto ri c D istri ct Speci fie PI a"
Tree grates and guards should be used to protect
growing streel trees
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Exam pi es of jnappropria~e
slreetscape fumiture
Dratl Du b I in ViII age H isto ric District Speci fie PI a'
Exa mpl es of appropriate slIeetsca pe
furniture
7.5.3 Streetscape Furniture and Amenities
,'5.3(1 Consistent Streetscape Furniture
A palette of streetscape furnIture and amenities should be selected
and approved hy the City for Dublin Village. At minimum, the
streetscape furniture palette should include streetlights, a bench, trash
receptacle, a drinking fountain, a bike rack, a bo liard, tree grates and
guards, planter boxes, streetligllts, and newspaper racks.
7.5.3b Character ofStreetseape Furniture
Although the City has adopted a city-wide street furnishmgs palette
designed for Duhlin Boulevard and other major thoroughfares, the
stre<::l~cape furni lure in thi s S peeifi c P Ian ar~a sho ul d reinforce the
desired character and image 0 f Dub hn Vi llage. In gen~ral, streetscape
furniture should have a relatively simple and basic design that
reinforces the desired histuric character of tbe area. Slreetscape
materials should be constructed out of quality, durable, and low
main knance materials, such as iron, treated wuod, or syn theti c \vood
(plastic wmposites). Extremely elaborate details and ornamentation
should be avoided, as itisnot CDmpatible with area's history Modem
and contemponary strcetscape furniture should also be avoidcd.
75.3c Street Lights
Streetlights shollld be scaled to pedestrians and should generally not
excccd a height of 15 feet. Streetlights shuuld be compatible with the
desired character ofth~ area and should be designed with a relatively
simple and basic metal base, post, and lantern head. They should be
designed and located tu appropriately light the sidewalk for pedestrian
safety while still maintaining a desirahle nighttime ambience. Over-
lighting the streetscape should be avoided. Over-lighting can create
a "pnson-yan\" luok and ~an damage the potential for nightlife. Tall,
concrete, and mudern streetlights should be avoided. +_
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7.53d Garclmy Signs
Gateway signs should be designed and constructed within Dublin
Villagt: to improve the area's image. The preferrt:d lu~atlOn fur the
primary gateway sign is at the intersection of Dublin Boulevard and
Donlon Wa},. <kcondary gateway signs should be located on Dublin
Boult:vard at the San Ramon Road intersection and the Hansen Drive
intersection. Gateway signs shuuld be ~onstructed with dllrable
materials, such as stone, ""TOUght iron, brass, enamclizcd metal, or
wood. Designs that s ym bu Ii call}' represents aspects 0 f the area's
histOI}' and heritage is encouraged. Appropriate type, 0 f gateway
signs may include monument" overarching signs, and,or 'pecial
landscape treatments.
7.5.3e WaY/1m/inK Signs
\Vaytinding signage should be designed for Dublin Village. Wayfinding
signs should be oriented toward, both pede,trians and automobiles.
TIle signs should have a unique character and feel that is l:ompatible
with the desired image and character of the area. They should be
l:onstructed out of durable materials such as stone, wrought iron, brass,
eIlamehzed metal, orwood. \Vayflllding signage should be strategically
placed along Dublin Boulevard to direct alltumobiles to the Dublin
Heritage Center and Pioneer Cemetery. Signage should also direct
pedestrians to other historic resources and sites in the area, such as
AlamiUa Springs, Green's Store, the Bonde House, and the Ponderosa
House.
7 j 3( Street Sigm
Special street signs and post, shollld be installed \'iithin Dublin Village
to reinforce the desired image and character of the area and to set it
aside as a uniquie place.
Exam pi e of an overarchlng gate.....-ay sign
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Examples of way1indifl9 signage
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Pag e 88
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Dr aft 0 u blin Vi lIage Hi slor ic Distri cl Spe citic PI an
...
Proposed Locations of H fstoric M on ument M arke rs:
1 Amad~r Adube/Dougherty Residence Site
2" Alam ilia Springs
3, Dougherty Slation Hotel Sile
4. Bonde House
5. Green's Store
u. Amador Valley Hotel Srle
7 Murray House/Green's Mansion Site
8" St. Raymond's Church
9. Old Murra)' ScilooltLouse
1 O. Piofleer Cem etel)'
11 Ponderosa House
Existing historic
monument sign in
Dublin Village
Example of new historic monum ent sig n that is rom palible
with e.xisti:ng 5'gns_ but enhanced with landsca ping"
expanded information, and illustr~'\kms
Drat! Dublin ViII age H is tori c D istri cl S peci fie Plan
., 5.3;; Hisroric Afonument Signs
Histuric monument signage should be placed along pedestnan
walkwavs and sidewalks to des~Tibe the ~ontext ofke\' historic sites
" "
in the area, The following historic sites are candidates for historic
monument signs:
.
The Amadur Adobe/Dougherty Residence Site
Alamilla Springs
The Murray House/Green's Mansion Site
Green's Sture
The Bonde House
St. Raymond's Church
The Old Murray Schoolhouse
The Ponderosa House
The Amadur Valley Hotel Site
Dougherty Station Hotel Site
Pioneer Cemetery
.
.
.
.
.
.
.
.
.
.
All historic monument signs should have a consistent design in terms
of their placement, size and shape, and materials. A number ofhistoric
sites are currently marked with monument signs that are constructed
of river TIlck and enamilized metal. New historic monument signs
should incorporate this design to create consistency and to minimize
replacement costs. However, tbe design uf new signs are encouraged
to be slightlv bigger and more nuticable than the existing signs. New
signs should include written text that describes the importance "fthe
site and picturcs to illustrate what the site and buildings used to look
like. SpecIal landscaping treatments and hghtmg should be used to
lughlight the ncw signs.
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'.5.3h [luhlin Boulevard Mural
The City should consider working with the property owners to sponsor
a project to paint a stories of histurically-themed murals along the
block walls on the north side of Dublin Boulcvard, between Donlon
\\Tay and San Ramun Road. The walls are currently a part of the
Springs Apartment Complex. The street-lacing facade of the Shopping
Center at the corner of San Ramon Road and Dubhn Buulevard
( current! yaP clCO I CDuld also be painted as an cx tcnsion of the murals.
The murals should illustrate the impact transportation has had on Dublin
Village and its role as an important regIOnal cro ssroads.
Exam pie of mural in the Cily of Dublin
Drat! Dublin vi lIag e fji sluric Di stricl S pe cifi c PI ao
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The Alamilla Springs should be enhanced as cultural resource and publtc space
Dubl in Creek" should be improved as a biological resourre
ana am enity for tile Dublin Heritage -center
o rail Du b lie Village Hi slorie 0 i slrict Speci fic P I an
7.5.4 Community Gathering Spaces
7 5 4a A lat1H lla Spr iugs
TIle Alamilla Springs is an importaot cultural and biologi~al resuurcc
within the City ofDuhlin. The City should consider working with the
property owner to renovate the remnant of the Springs and tu appro-
priately honor the historical significance of the site. The City should
work in partnership with the property owner to study the feasibility
of restoring the Springs to a more natural state by removing non-
native vegetatiun and planting appropriate wetland plants and trees.
7.54b Dublin Heritage Cellte,. and Pioneer Cemetery
TIle Dublin HentageCenter and Pioneercemetef)' should beprescrved
a~ the CDrc of Dublio Village. The City should consider enhancing
the Center by improving the Dublin Creek Corridor as a natura!
res(}ur~e and park amenity The creek corridor could be improved by
removing non-native vegetatiun and replanting the area with
appropriate riparian plants and trees. Walking trails and henches
could also be placed along the creek corridor if they are appropriately
pla~ed and designed to minimize impacts to sensitivc habitats. The
City should consider expanding the Dublin Heritagc Center Cemetery
to the southwest, across from Duhlin Creek. A pedestrian bridge that
crosses Dublin Creek cDuld be installed to provide a~cess to the
area. If proposed, the bridge should be sited tu avoid the removal of
mature riparian trees. TIle construction of trails, seating areas, and a
pedestrian bridge within the creek CDrridor would require cDordination
with the appropriate regnlatory agencies.
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'.5 4c Dublin Village Plaza
The City should encourage the creation of a small plaza at the
southwest comer ofDunlon \Vay and Dublin Boulevard to highlight
the importance of the area. Thc space c{}uld be highlighted with a
highly visible fountain, monument, or piece of public art that reflects
an aspect of Dublin'" local heritage. The space could be integrated
with the pnmary gateway sign that is recummended for the area. In
addition, a prominent building could be located at tins site to "frame"
the entrance to Donlon Way. The buildin.g could be a relocated historic
building or a mm structure that is designed to emulate the hisluriL
character and image of the area.
"75 4d Future Parks
With the adoptiun ufthis Specific Plan, new parks and public spaces
could be developed within Dublin Village. The Historic Park J\.laster
Plan will be designed tu reinforce the historic character and image of
Dublin Village, which would complement the area quite welL
Drat! 0 ubi in Vi II ag e Historic Distri cl S peciti c PI an
E >:am pies of a public plazas
Appropria!e use of public art tIlat represents a historic even~
Page 92
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SECTION 8
INFRASTRUCTURE AND MAINTENANCE
SECTION 8.1: OVERVIEW
This section of the Specific Plan deals with provl din g adequ ate pu bl Ic
utilities and facilities to support the amount of development anticipated for
th e 0 ubi I n Villag e H I storie Area. M a I nten a nce 01 pu blic and private facilities
is also add ressed.
SECTION 8.2: WATER SYSTEM
Adeq uate waler su pply and pressu Ie exists to serve the amou nt of
develop me n t antici paled wi th i n the Specific Plan area. As part of
development of individual new structures and/or redevelopment of existing
structures, Dublin San Ramon Services District (DSRSD) and the City of
Dublin will review water service and may require u pgrad ing to meet curren t
cod es. The Districl will need 10 evalu ale lhe system when s pecific project
proposals are submitted.
SECTION 8.3: WASTEWATER FACILITIES
Becau se there are no intensift cation of land uses proposed as part of the
Specific PI an, no ca pital improve m e nts projects are req uired to occu r as
identified in the Wastewater Collection System Master Plan.
SECTION 8.4: STORMWATER DRAINAGE
Th e City of Du b I i n Pu blic Works Dep artmen t states th at ad equ ate facilities
ex ist 10 acco mmod ate futu re q uanlities of stormwater ru nolf from lhe
project area, As part of developmenl of individual new struclures,
improvements, and/or redevelopment of exisling structures, the City of
Du b lin wi II review s pedfic d rain age cond ilion s and may req uire upg rad ing
of localized storm drain facilities to meet current City requirements,
SECTION 8.5: MAINTENANCE
F aci lities with in the Dubli n Village H istorie Area will be mai ntai ned lh roug h
a comb i nation of public enlities as shown in T abl e 4
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Dubli n Village Historic Area Specif<c Plan
Page 93 ...3)
Table 4: F aci I ily M a i ntenance Res po nsib it ities
Facility I Maintenance Entity Comment
Pu bl ic and Private Streets and Utili~es
Pu bl ic street facilities City 01 Du blin Includes street oavi nq and strioi ng, traffk sig nals, traffic control sig ns, street signs, street lig his, sIDewalks
Bus be nches and bus City of Du blin
struclu res
T raffic si~nals City of Du blin
U nderg round utilities within Appropriate utilfty Includes water, sewer, drainage, natural gas, electricity, telecommunications
public rights-of-way or provider
dedicated easement
ODen SpaceiLandscapinq
Parkways and medians-pllbl ic C ily of Du blin Includes landscape and hardscape adjacent to streets
streets
Proiect entries C ily of Du blin Includes enlIy si~ns, land scape and harclscape
Pllbl ic DarkJplaza CiN 01 Du blin Includes all properties that are pu bl icly-owned and have a ParksIPu blic Recreation land use desig nation
Du bl in \lillage Historic Area Specific Plan
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SECTION 9
SPECIFIC PLAN ADMINISTRATION AND IMPLEMENTATION
SECTION 9.1: INTRODUCTION
T his section of the SpecifIC PI a n outlines method s for !ran sl ating project
o bjecli ves, the land use co n cept, circulation plans and olher e lemen Is of
lhe Specific Plan in 10 reality Th e primary method for imp lementalio n is
ca pital i mprovemen t prog ram projects undertaken by the City of Dublin, bu t
al so incl ude review of private d evelopmen! plans incl u din 9 th e subd iv is ion
of land,
Also add ressed in this ch apler are melhods to amend !h e Du blin Vi II age
H isloric Area Specific PI an
SECTION 9.2:
CAPITAL IMPROVEMENT PROGRAM (CIP)
1m plementaflon of pu b I ic im provemenls wilhin the Specific P Ian area will
be pti marily be fu nded th roug h the City of Du blin Capi lal I mprovem e nt
P rag ra m (C I P) budget. The City h as curren lly allocated a total of $1 42
mill ion over lhe next th ree fisca I ye ars (FY 200612007, 200712008, and
200812009) in C IP bud get 96011 10 pay for seve ral Improvements th al
have been identified in the Du bl i n Village H isto ric Area Specific Plan, and
the City's Slreelscape Master Plan,
Entilled lt1e "West Dublin BART Stalion Corridor Enhancemenr Projecl in
the Du b I i n Capltallmprovemen t Prog ram, the fu nd i ng is being provid ed lor
by a $1.257 million 9 ran I from lhe Metropolitan Trans portation Commission
and is supplemented by the Cily's General Fund Those improvements in
lh Is C I P lhal affect lhe Specific Pia n a rea i nc I ud e:
Dublin Bou levard streetscape enh a ncemen l, Incl udin g
repl aceme nt of s idewa Ik tree grales, and in stallation of iden tity
Dublin Village H isla ric Area Specinc PI an
2,
markers, med i an and brid ge railing treatment, an d city
entra nce sig n,
Improvements in the vicin i ty of D ubli n Bou levard and Don Ion
Way, including a fa ised landscaped med ian, sidewalk
bu I bouts, an dangle\! parki ng 0 n Don Ion Way
Ins laU and/or replace bus shelters alo ng Dubl i n Sou levard.
Raise catch basin grates along Dublin Boulevard to improve
rideabi I ity and bicycle safety
3
4
Add ili on al pu blic improve me n ts adjacent to lhe existing Du blin He rilage
Center and an y future park expansion area shall be install ed at lhe tlm e
th e pa rk project is im plemented.
SECTION 9.3
IMPLEMENTING ACTIONS FOR THE SPECIFIC PLAN
The re are several implementing aclion s fo r th e Dllblin Village H isloric Area
Specific Plan thai would be laken subsequenl to lt1e City Council's review
and approval of the SpecifIC P I an and relate\! Ge neral Plan amendment
Th ese actions incl ude.
1 App roval of the P ark an d Recreation Masler Plan 2006 Update.
wh ich will reflect and ill uslrale the newl y-design ated parkl and,
2, Approval and im plementation of the Du bl i n H islo Tic Pa rk Draft
M aster Plan, in cl ud i ng a II relaled slreelscape im provements,
3 Amen ding C ha pter 8.62 of the Dublin Zo n ing Ordinance, H isloric
Overlay Zoning District Site Development Review, to ensure that
all develo pmen I in Ihe Historic Overl ay Zonin g District boun d ary \J\
(wllich is contiguous with the Specific Plan area boundary) is I}l
reviewed for su bsta n tia I com plian ce with th e Specific PI an in ste ad cp
Pag e 95
~
of the Du blin Village Design Gu idelines, The Desig n G II idelines
have been i ncorpo raled inlo th i s docu me nt as Section 7 for ease
of use
4 Amend the Zo ning Map to chang e the zoning desig na~on of those
properties newly identified as Pa rkslPubl ic Recre atia n,
5 Amendi ng 111 e S an Ramon Road Specific P Ian to remove tw<J
parcels within Ih e Du blin Vi II ag e H isto ric A rea S pecinc Plan area
from San Ra mon Road Specific Plan (Th e S pri ng s Apartm e n ts al
71 00 San Ramon Road and Pelco at 11865 Du bl i n Bo ulevard)
6 Con side ralion of using a h isloric bu ildin 9 code fa r renovations to
any slru clure I isted on the Du blin Historic Resources I nve ntory
7 In cooperation with the property owners, consider pursuing
i ndivid u al fa rm al historic resou rce design alions for AI am i II a Spring s
and lhe Green Store.
8 Co nd uct a fe asibi I ily study and outreach to th e property owners of
the Spri ng s Ap artme nts to explore the possibility a nd cost
i mplicalion s of renovating and i mprovi ng pu b I ie access to Alamilla
Spring.
9 Ad he re nce to those mitig alion me asu res au tl i ned in lhe I nilial
Stud ylM itigated Negalive Declarati on for the Specific Plan and
re I ated documents.
SECTION 9.4: NON-CONFORMING USES
On I Y perm itled and cond ilion ally permitled land uses, as identified in
S€clion 5 of the Dubli n Village H isloric Area Specific Plan, shall be
allowed. Lan d uses existing as of lhe effective d ate of th is Specific Plan
may conlinue to remain after lhe adoption of the Specific Plan, as allowed
by Ch apter 8 140 of the Du b I i n Zon i ng 0 rd i nance, Non-Conform i ng
Structures and Uses.
Dublin Vi II age Hi stone Area Specific Pian
SECTION 9.5: REVIEW OF BUILDING PLANS
All proposed p I an s for new build ings, expansion of existi ng bu i Id i ng sand
remode Ii n 9 of existi ng build i ngs sh all be su b m i tied to the City of D ubi i n
Community Development Deparlment for review of consistency with the
standards and req u i re me n ts of tl1 e Du bUn Village Historic A rea Specific
PI a n and Chapter 8 62 of the Du blin Zoni ng 0 rd i nance, H isla ric Overl ay
Zoning District Site Development Review
SECTION 9.6:
CONDlTlONAL USE PERMITS AND VARIANCES
Co nd ition a I Use Pe rmits and Variances, as may b€ required p urs uanl to
th is S peeific Plan or the D ubi i n Zo ning Ordina nee, sh a II be su bm i tted and
reviewed in accord with Seclions 8, 1 00 (CD nd i tion al Use Permits) and
Section 8.112 (Variances) of the Dublin Zoning Ordinance Public hearings
sh all be condu cled and find i ng s sh all be made pu rsuant to applica ble
p rovi si 0 n of the Dublin Zon ing Ord in an ce,
SECTION 9.7: SUBDIVISION OF LAND
Division of land into smaller parcels may b€ approved by the City of Dublin,
so long as !at, dimension ai, and olher slandards set forth in the D ubli n
Zo ning Ordinance and 0111 e r development regu I alions are met.
SECTION 9.8: ENVIRONMENTAL REVIEW
An Initial Study and Mitigaled Negative Declaration (IS/MND) was
prepa red for the Dublin Vi II ag e Historic Area Specific PI an as req u i red by
the California Environmenlal Quality Act (CEQA), State CEQA Guidelines,
and the Dublin Environmental Guidelines, By tile Initial Study, il has been
delermined !hat the project will not have a s ignificanl effect on the
envi roll menl wi th the incorporatio n of m itigalion me asu res ouUin ed in lhe
documenl and a M iligated Negative Declaration was prepared. The I nilial \J1
S tu dy was ci rcu I ated as req ui red by I aw fa r a 3 O-d ay pu bl i c re v iew period, -r-
Page % ~
~
and th e City Counci I cons ide red the IS1M N D at th e sam e ti m e the Specific
Plan was reviewed and approved,
Th e mitig ation measu res iden tified in the I SIM N D have been i ncorpo rated
into the project. S ubseque nt projects in the Specific P Ian area will be
reviewed to delerrn i ne if add ilion a I enviro n mental an a lysis is req u ired.
SECTION 9.9: FEES
Proposals 10 r new deve lopmen! are requ ired to pay City of Dublin fees.
These lees may include development impact lees, Other fees, Including
but not limited to lhosa levied by Du blin San Ramon Services District
(DS RS D), Zon e 7 a nd other agencies as a ppropri ale are due at the Ii me
build ing pe rrnits a re issued by the City
SECTION 9.10: SIGN PERMITS
Pe rrn its to i nsta II, construct, mod ify, 0 r chang e sig n ag e within the Specific
Plan are a sh a II be su b ject to iss uance 01 a sig n perm il by the Du b I i n
Co m mu n ity Deve lopmen! Departmenl and wriHe n perm ission lrom th e
property owne r 0 n wh i ch lhe sig n is proposed to be located, Slg n age sha II
be reviewed lor consislency with the standards and requirements of Ihe
Du blin Vi II age Historic Area Specific PI an and Ch apte r 8 62 01 th e Dublin
Zon i ng Ordin ance (Historic Overl ay Zon ing District S ile Developmen t
Review).
Applicable sign regulations shall be lound in Chapter 8.84 01 the Dublin
Zoning Ordin anca (S ign Regulaflons), Chapte r 8 62 of the Dublin Zon i ng
Ordinance (Historic Ove~ay Zoning Districl Site Development Review), and
Section 7,2,3 of !his Specific Plan,
SECTION 9.11
SPECIFIC PLAN PHASING
It is anticipaled th at there wi II be tim ited new co n struction in the Specifi c
Plan area outside 01 the implementation of the Historic Park Masler Plan,
and therefore the need to con sider phased im p rove men ts for lhe overall
area is unnecessary
SECTlON 9.12
SPECIFIC PLAN AMENDMENTS AND SUBSTANTlAL
CONFORMITY
A major ame nd ment 10 lhis Specific PI an requ i res the review and app roval
of lhe City 01 Dublin Plann i ng Co m missio nand lhe City Co un ci I. Majo r
amendments are governed by a ppl i cable p rovi si ons of the Cal[forn i a
Government Code, whlcl1 requ i res an a pplication to be filed, a Ion g wi th
n ecassary fees, stali ng in detai I Ihe reaso ns for Ihe proposed a me nd menl
and any necessa ry su p porting stud ies Major ame ndments may be subject
to addition al en vi ron menial review purs uant to the C a I ifornia En vi ron m en tal
Quality Act (CEQA).
The City 01 Dublin Community Development Director may make
determinations that minor technical changes or minor variations to lhe text
or standard s of lhe Du blin Village Historic Are a Specific Plan are
consiste nt wilh the in te nt of the Specific P I an These typi ca lIy in cl ude
ad min istrative approval of minor ch an ges in the locatio n of infrastructure
faci I ilies and mod ifications of up to 1()% tor any d imen s io n al slandard set
forth in the Specific Plan, Approval of minor changes in substantial
compl i a nce may be appea led to the Dublin Plan ning Com mission in
acco rd anca wiill Chapter 8.136 01 !h e Du blin Zoning Ordin a nce (Appeal s)
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Dublin Viltag8 Historic Area Specific Plar.
Page 97
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Property owners in the Specific Plan area
(per the Alameda County Assessor's Office as of March 31, 2006)
-. -- "-
Assessor Parcel Number
(APN) Owner Names Site Adress
941-1560-009-01 Hexcel Corporation 11711 Dublin Boulevard
.
941-1560-003-04 Hexcel Corporation Not available
941-1560-001-01 City Of Dublin 6506 Donlon Way
City Of Dublin .
941-1560-001-02 6600 Donlon Way
, .-
941-1560-002-02 Hagan, Steven E & Susan E 6572 Donlon Way
941-0040-006-16 Delorenzo, Mario & Dannye A 11865 Dublin Boulevard
'941-0113-003-01 Fang Yuan Development & lnvestmenl Corp 11760 Dublin Boulevard
941-0113-154 Hoffman, Donald N & Mavis W 11824 Dublin Boulevard
941-1550-001-02 P T & T Co 279-1-34-4 111991 Dublin Boulevard
941-1550-001-12 EQuilon Enterprises L1c 11989 Dublin Boulevard --
941-1550-003-02 Dambrosio Brolhers Investment Company 11891 Dublin Boulevard
941-1550-004 Trivalley Church Of Christ 11873 Dublin Boulevard
941-1550-005-02 Cranbrook Really Investmenl Fund Lp 11887 Dublin Boulevard
941-1560-007-01 Berkeley Land Company Inc :11759 Dublin Boulevard
941-1560-006 Cily of Dublin Nol available
941-1560-005 Cilv Of Dublin Not available
941-1560-003-03 DHPA Not available
941-1560-010-01 DHPA Not available
~,-,
941-1550-002-02 CalTrans Not available
941-1550-001-10 CalTrans Not available
941-0040-006-1 0 Dublin 9-10b L1c 7100 San Ramon Road
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Mitigatlon Monitoring Program Checklist
Draft Dublin Village HIstoric Area Spe<:ific Plan/General Plan Amendment, Draft Parks and Recreation Master Plan 2006 Update,
Du bli n H istorie Park D raft Master Plan, and D u bli n Village H istorie Area Rezoning
lOne time or
i Ongoing
MitigatIon Measure 1 In accordance with City regulations, a ~ Through the end
project-specific Storm Waler Pollution Prevention Program I of construction.
(SWP P P) sh all be prep ared I n co m p I i an ce with th e City's N PDES i
permit. The SWPPP shall have the following minimum
req uire me nts:
1 Aclive CDnstruction areas wi II be wate red daily and more
freq uently n necessary
2. All trucks hau ling soil, sa nd or oth eT loose materials s hall be
covered.
3. Water s h a II be applied dai Iy, or app Iy non-loxic soil
stabilize rs on all unpaved access roads, parkin g areas, and
exposed stockpiles al construc\ion sites.
4. All access road s and parking areas at constructio n sites
sh all be swe pt daily with waler sweepe rs.
Mitigation Meas ure 2: A biological su rvey s hall be condu cted by a
qualified bioi ogist prior 10 an y d istu ma nce with i n 150 feel of Du bUn
Creek (Leg rad i ng, con slru ction of nearby pathways, con struction of
th e creek foot bridg e) and on the u nd eveloped DH P A parcel to verify
th al no special species are localed in the a rea proposed for park
expan sio n, Reg ulatory pe rmits sh all be obtai ned as necess ary from
lhe F ish and Wild I ile Se rvice. Calnorn i a Departmen I of Fis hand
Game, Army Corps of E ng ineers, or Stale Water Resources CDntrol
Board as necessary, and in conju nction wilh the recom me nd ations
of the bio 10Q ical repo rt,
I Mitigation Measu re 3: As detai led eng i neeri ng is developed for the
desig n of the footi ngs fo r lhe pedestrian foolbridg e ove r Dublin
Creek as envisioned in Ihe 0 ubi i n Historic Park Draft M aster Plan,
the Cily shall work with the ap propri ate reg ulalory agencies to
I ensure th at im pacts to the creek are m i n 1m ized and addressed to
I the salisfaction of the ag e ncy
Mitigation Measure
Res po ns ible fo r
Implementation
PW
One lime prior 10
grading or
con stru ctio n,
PL and PCS
Ongoing through I PL and PCS
agency
app roval, I
I
,
,
Responsible
for V erificati on
PW
PL
Pl
Form of
ve rificati 0 n
SWPPP on file
I nitiallDate 1
B io log ical
Survey on file
and reg ul atory
permits
obtained
Agency
app rovals
-I
-
~
o
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~
Mitigation Measure One time or Responsible for Responsible Form of In itia IlDate
Ongoing Implementation lor Verilication verification
Mitigation Measure 4: In Hig h Archeological Probability Areas Ongo in g th rough PL afld PCS PL Results 01 field i
(incl udin g a 150 meter (493 foot) corridor centered 0 n Dublin Creek grou nd sludy 0 n file I
and within the general vicinity of Sl. Raymond's Church, Pioneer distu rban ce
Cemetery, and the Du b I i n Squ a re S hop ping Ce nter s ile), lhe and/or i
!
perm i tti ng of future g rou nd distu rbance sh all i nclud e provi sio ns for CDn slruclion i
lurther arc hiva I and field study by an archeologist, archeological
testing and, if neeessa ry, archeo log ieal mon itori ng during
con slru clion,
Mitigation Measure 5: Sh ould precon struction excavation 0 r o ngoi ng Ih roUg h PL and PCS PL Contract with
bori ngs be condu cled outside of lhe Hig h Archeologica I Probability ground archeologist
Areas, bu t wiltJin the projecl area, a qual ified archeologist shall d islurbance
mon itor Ih e work to define the presence or abse nee of buried and/or
resources in order to promote advance plan ning for m iligation constructi 0 n
o urposes.
Mitigation Measure 6 If a Native Ame rican artifact or hum a n Ongoing lhro ug h PL and PCS PL
remains are identified during any demolition or construction in the ground
projecl area, work 0 n th e project sh all cease im medialely u nli I those d istu rbance i i
steps oullined in CEQA Guidelines Seetion 15D64,5 (e) can be and/or !
take n to lhe satisfaction of the Du b I i n Com mu nity Deve lopmenl con slruction ,
Director Projecl wo rk may be resumed in compliance with !h e
require ments of Section 15064.5 (e) Additionally, lhe County
Coroner sh all be CDnlacted i mmedialely and Section 7050.5 (b) of
lhe California Hea Ith and Safety Code (relating 10 the discovery of
Native American remains) should be implemenled.
Mitigation Measure 7' If an archeolog ieal, pre histo ric, or ! Ongoing lhro ug h PL PL
paleonlolog ical resource is discovered during any demolition or grou nd
construclion in the p rojecl a rea, work on th e project sh a II cease distu rbance
i m med i alely unti I a resou rce proteclion pia n conform i ng to C E QA and/or
Gu ide Ii nes Seelion 15064.5 (D is prepared by a qu al ified con slructlon
a rcheolog ist and approved by !he Ou b lin Com mun ity Develop men t
o i reelor Project work may be resumed in CDmpl i ance wilh such
plan.
Mitigatio n Meas ure 8: Future roadwork or su bsurface con slru clion o ng oin 9 !h rough PW PL I
and mainlenanee within the Donlon Way road right of way and the ground
portion of Dublin Sou leva rd with in the project a rea sh all include d islu rbance ,
,
G"
-
d1
~
, Mitigation Measure I One time or Res po ns ible for Responsible Form of In itiallDate
Ongoing Implementation for Verification verificati 0 n
protocol lor i ~adverten t discoveries mad e du rin g co ~ stru cuon, a~dlor
in cl udin g the development of a resource protection plan confo rming con slruction
to C E QA G uld e lines Section 15064.5 (f), pre pared by a qu alified
arch eolog isl and approved by the Dublin Public Works and
Community Developmenl Directors, I n the evenl 01 a discovery,
projecl work may be resu med in com pliance with such pi an
M iti galion Meas u re 9: A site-specific soils reportlgeotech in ca I One lime for Building PL [ Soils report on
in vestig alion s hall be req u ired for an y development proposal in th e each new , L file
projecl area and sh all be conducted by a Califom i a-reg istered development !
g eo log ist or a California-reg iste red eng i neering geologist. The proposa I I I
I
report shall address the potential for expansive soils and ground !
liquefaclion. Specific me asu res to reduce seismic hazards,
expan sive soils, an d I iqu elaction hazards to a less than sig nlUcant ,
, 1
level sh all be i neluded in the repa rt and those measures shall be ,
i mple me nled as pa rt of the si te devela pment.
Mitigation Measure 10: Prior to demol ilion of an y build i ng in the One time lor Building, Buikling, PL Job number
project area, lhe bu ild i ng sh all be samp led 10 determine il the each build ing BAAQMD issued by
build ing contai ns lead pain t a nd/or asbestos. If ei ther of the proposed to be BAAQMD
mate rial s are determined 10 be present, they sh all be hand led and demolished prior to City
d is posed of as a hazardous m ateri al and in CDm pliance wilh all demolilion
i ap plicable local, stale, and led era I leg u lations , permit
i ! Issu a nce
!
-
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ApPENDIX C:
CALIFORNIA STATE DEPARTMENT OF
PARKS AND RECREATION FORM 523
FOR HISTORIC RESOURCES ("DPR
FORM") FOR ALL PROPERTIES LISTED
ON THE DUBLIN HISTORIC RESOURCES
INVENTORY
II;
,Jl
cJl
.3>
I Lo y. I'll
Stateo! Cali!ornia- The ResourceaAgency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Primary'
HRI'_
Trinomial
NRHP Status Code
Olher Lisllngs
Review Code Reviewer
page..J.- of ...l... Rasource name(a) or numberlassigned by recorder)
Pl Other Identifier' None
'P2. Locallon: ONot tor Publieation IIDUnrestricted
'b. USGS 7.5' Quad: Dublin, CA
'c. Address 6600 Donlon Way
'e. Other Locational Dala: Block: 941-1560
Date
Old St. Raymond's Churoh
'a. County Alameda
Date: 1979
City Dublin
Zi P 94568
t.ot
,.,
*P3a. Description: (DeScribe resourCe and its major elements. Includa design, materials. condItion, alterations, size. setting, and boundarias.1
Old St. Raymond's is looatad on the west side of Donlon Way between Dublin Boulevard and 1-580 in Dublin. The parcel borders
Dublin Pioneer Cemetery to the west. Dublin Heritage Center to the soulh and the 1960s'era Dublin Square shopping oenter to the
north, The former churoh sits on a small rectangular lot with trees and landscaping, inoluding a tremendouse Eucalyptus tree on
the south side. Old St. Raymond's is a one.story, wood. frame building with a reotangular plan measuring 37- by 55' clapboard
walls, a steeply pitched gable rool and a square, three-story lower The tower stands at the center of the symmetrical fa<;ade, The
east wall of the tower is articulated by a Gothic pointed arch opening at the first floor level. The opening, accessed by a flight of five
stairs, Is the primary entrance to the building and contains a pair of paneled doors. The doors are surmounted by a transom
window within the pointed aroh. The sacond floor level of the tower fa<;ade is pllnetuated by a narrow arched opening infilled with
louvres. The third floor level consists of the belfry, which is articulated by pairs of unglazed pointed arehed openings on each wall.
The belfry terminates In a scalloped wood cornice and it Is capped by an octagonal steeple. On the fa<;ade, the tower is flanked to
either side by rectangular casement windows conoealed behind wood plank shutters incisad with crosses, The fa<;ade terminates in
simple raking cornice mOldings. The north and south facades are clapboarded and aniculated by three reotangular casement
windows oapped by classically detailed hood moldings. A wheelchair ramp is located on the north wall and an enclosed garden
area Is located south ot the building. The building appears to be In good condition.
'P3b. ReSOllrce Attributes' (list a<<ribute, and code,) HP 16: Religious Building, HP 13: Community Center
'P4. Resources Present: OOBllllding DStrueture DObject OSlte DDistrict DElement of District OOther
:!:
,"
I
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P5b. Photo: (view and datel
September 4, 2003
P5a. Photo
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I:.
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'P6. Date ConstruotecllAge and
Sources: IIDhistorie
1859/Diocese ot Oakland
.~' .
'P7 Owner and Address:
City of Dublin
100 Civio Plaza
Dublin, California 94568
'pe, Recorded by:
Christopher VerPlanck
Page & Turnbull, Inc.
724 Pine Street
San Francisco, CA 94108
f:....
'P9. Data Recorded:
September 12, 2003
'Pl0. Survey Type:
Intensive Survey
'Pll Report Citation: (Cite survey report and other souroas, or entar "non.") Virginia Smith Bennett, Dublin Refleotions, rev ed, 1991
'Allachments: DNone OLocation Map DSketch Map DContinuation Sheet IIDBuilding, Structure, and Objact Record
DArchaeological Raoord DDistrict Racord OLinaar Feature Record oMllling Station Record DRock Art Record
DArti!act Record DPhotograph Reoord D Other (Iistl
DPR 52M (1195)
'"Required Information
1~5 lP,l
State of California - The Reaoorces Ag<Jncy Primary I/'
DEPARTMENT OF !>ARKS AND RECREATION HRIIf
BUILDING, STRUCTURE, AND OBJECT RECORD
Pags L of L "CHA Status Code 3D
"ReSource Name or If Old SI. Ravmond's Church
8' Historic name: Sl. Raymond's Catholic Church
82. Common name: Old St, Raymond's
83. Original Use: Church 84. Present use: Public Assembly Space, Wedding Chapel
'85. Archltsctura! Style: Gothic Revival, aka "Carpsnter Gothic"
'86. Construction History' (Construction dato. olterotions, and dato Of alterations)
Old 51. Raymond's waS buill between 1858 and 1859, The towsr and belfry were added Ca, 1880, The buiiding has been restored
at least twice: once In 1938 and egain In 1970.
"87 Moved? IXINo aVes aUnknown Date:
"88. Related Features: Dublin Pionaer Cemetary
Original Location:
89a, Architact: UnknoW11
b. Builder' Tom Donlon. etc.
'810. Significance: Theme Architecture Exploration/Settlement Area Dublin Villaae
Parlod of Significance 1835-1935 Property Type Reliaious Buildino Applicable Criteria A & C
(DIscuss importance in terms of historical or architectural context .as defined by thame, period, and geographic scope. Also address integrity)
St, Raymond's Church was built in 1959 to serve the growing Irish immigrant population 01 the Amador Valley. SI. Raymond's was
constructed by members 01 several tocal pionaar families, including the Murrays, FellonS and Donions. Irish immigrant Tom Donlon
did much of the construction before he was killed in 1859 when he fell from the roof. St. Raymond's was consecrated in 1860 by
Archbisop Alemany 01 San Franciso and Brother Federa of Mission San Jose. From 1859 through 1864, priests came trom 51.
Mary's in Oakland to officiate at St. Raymond's. From 1964 until 1978, St, Raymond's was a mission of 51. Leander's in San
Leandro, In 187851. Raymond's became pari of the Livermore Parish and remeined so until 1901 when Father Thomas McNaboe,
pastor of MiSSion San Jose, began officiating at St. Raymond's. In 1880 a belfry was adaed to the church and in 1938 tha resldants
of Dublin raised money 10 restore the then eighty'year old church. Work included installing a new foundation, repairing the steeple
and painting. 8y 1950 the Church was only opened for special occasions and by 1961 the structure had deteriorated markedly
fol/owing the canstruerion of a new church on San Ramon. Plans were made to burn Old St, Raymond's as part of a training
exercise in 1964. Local cillzens protested and began to raise money for restoration. On September 9,1967, Old SI. Reymond's
was designated Aiameda County HistOrical Site #001 and on March 30, 1968 the DioceSe of Oakland Iransferred the building to
the Amador.Livermora Valley Historical Society In 1993 the City of Dublin purchased the building. Since then the former chureh
has been rentad it out lor weddings and community events. Old SI. Raymond's is eligible lor listing in the California Reg;ster under
Criteria 1 and 3 and in the Nationa; Register under Criteria A and C. It is slgniticant llnder Criterion A (Events) as the oldest
Cathoiic Church in Alameda and Contra Costa Counties and ona of fhe first buildings constructed in Dublin. It is also significant
under Criterion C (Architecture) as an excellent example ot a very early wood.frame "Carpenter Gothic" chapel in California.
811 Additional Resource Attributes: (Ust anributes and codasJ
"612, References: Alameda County Assessor/Recorder's Office, Dublin
Heritage Center, Dublin Main Library Archives
Sketch Map
.IwI!t;).I...... .....lIe)
(This spaca reserved for ofticial comments.)
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813. RemarKS:
*814, Evaluator: Christopher VerPianoK
*Date af Evaluation: September 23, 2003
C)
,~
OPR 6238 (1/96)
-Required information
11.,Q(; '#'I!
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Primary #
HRI#
Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer
Page...1... of ..1.... Resource neme(a) or number [assigned by r.corder) Old Murray School
P1 Other Identifier' Dublin Heritage Center
"P2. Location: DNot for Publication tlllUnrestricted "a. County Alameda
"b. USGS 7.5' Quad: Dublin, CA Date: 1979
'c, Address 6600 Donlon Way City Dublin
'e. Other Locational Data: Block: 941' 1560 Lot: 1-2
Date
Zip 94568
/rP3a. Description: {Describe reSource and Its major elements. Include design, materials, condition, alterations, size, setting, and boundaries.)
The Old Murray School is located on tha west .ide of Donlon Way between Dublin Boulevard and 1-580 in West Dublin, The parcel
borders the historio Dublin Pioneer Cemetery to the weSI, Old St. Raymond's to the north and Dublin Creek to the south. The Old
Murray School is a one.story, wood-trame building with an L.shaped plan, steeply pitched gable roof, rustic channel siding and a
square, three-story bell tower The bell tower, which was reconstruoted from hisloric photographs in 2003, stands at the center of
the north-facing fa~ade, The bell tower features an open porch at the first floor level that is aooessed by a flight of wood stairs. The
poroh shelters the entranoe. which consists of a pair of paneled doors and an arehed transom window. The second story level of
the bell tower is articulated by a pair ot segmental arch windows Infilled with louvers. The windows are flanked by pialn pilasters
and surmounted by a large bull's eye molding, Simple Gothic brackets teaMing small quatrefoil motifs spring from the top of the
pilasters and visually support a broken entablature. The bell tower is capped by an open lantern articulated by pairs of segmental
arehed openings. The rest of the faQade is quite simple, with two-over-two double-hung windows flanking the porch, Projecting
from the west wall of the main body of the building is a one-story addition constructed circa 1900. The north fa~ade of the addition
is six bays wide. The addition is capped by a side-facing steeply pitched gable roof, Stylistically the Old Murray School is a blend of
Greek Revival and Carpenter Gothic elements. The interior consists of a restored classroom, now accommodating exhibits and
associated offices and meeting rOoms, The Old Murray School appears to be in excellent condition.
"P3b. Resource Attributes: (list attributes and codes) HP' 5. Educational Building, HP 13; Community Center
'P4. Resources Present: tlllBuilding DStructure OObject OSlte DDistrlct DElement of District OOther
P5a. Photo
P5b. PhotO: (viow and dato)
April 7, 2003
'P6. Date Constructed/Age and
Sources: tlllhistorlc
1856: Virginia Smith Bennett, Dublin
Reflections.
'P7 Owner and Address:
City of Dublin
100 Civle Plaza
Dublin, Calitornia 94568
"PO. Recorded by:
Christopher VerPlanck
Page & Turnbull. Inc.
724 Pine Street
San Francisco, CA 94 I 06
"P9. Date Recorded:
September 16, 2003
"Pl0. Survey Type:
Intensive Survey
'Pll. Report Citation: (Cite survey 'eport and other souroes, or .nter "nono") Virginia Smith Bennett, Dublin Rel/ections, rev ed, 199'
'Attachmenta: DNone DLocation Map OSketch Map DContlnuation Sheet tlllBuilding, Structure, and Object Record
OArchaeological Record DDistrict Record DLinear Feature Record OMllling Station Record DRock Art Record
DArtifact Record DPhotograph Record D Other (list)
DP,R 523A (1/95)
1rRequlr8d Information
1(.,1
, /Pi "
, ,
Slate OICalllornia- T!ha Resources Agency Primary #
DEPARtMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page <Lof..2....- "CHR Status Coda 3D
*ResourCEI Name or # Old Murrav School
81 Historic name: Old Murray School
B2, Common name: Dublin Heritage Center
B3. Original Use: School 84. Present use: Museum/Offices
"85. Arohitectural Style: Blend of Greek Revivai and "Carpenter Gothic"
*B6. Construction History' (Construction date, alterations. and data of alteratIons)
The Old Murray School was built in , 856, Around' 900 the one-story wing added, Cirea '940 the original belfry tower was
removed. In , 975, tacing demolition as a result of the widening of 1,580, the Old Murray School was moved to its present site and
restored by Ollblln Historic Preservation Association for use as the Dublin Heritage Center In 2003 the missing bell tower was
reconstructed.
"87 Moved? DNo IllIVes DUnknown Date:
.8llilll
"88. Related Features:
Orlginel Location: Martinez.Missinn San Jose Countv
B9a. Architeet: Unknown
b. Builder' Unknown
"810. Significance: Theme Architecture Exnloration/Settlement Area Dublin Villaoe
Period of Significance '835-'935 Property Type ",duc.tlonal Buildino Applicable Criteria A& (';
(DiscUSS Importance in terms of historical Dr archltar.tural context as dBlined by theme, period, and geographic scope. Also address integrity)
Aceording to local tradition, the Old Murray School was built in '856 on the lands of James Dougherty However, it does not appear
on the' 862 plat of Rancho Santa Rita or Rancho San Ramon. The building first appears on John Green's land on the 1876 tract
map ot the Jeremiah Fallon Estate. The site faced the Martinez-Mission San Jose County Road (now Foothill Boulevard) just south
of what is now 1.580, In 1866 the Murray School District was formed encompassing all of what i5 now Dublin and Pleasanton.
Throughout most of Its history the Old Murray School served as a one-room schoolhouse housing all eight grades, Around' 900 a
wing was added to accommodate stlldents in the first through fourth grades. Untillhe sehool closed in 1952, enrollment remained
fairly constant at forty,five to fifty students. Around 1940 the bell tower was demolished. In1952 the Primitive Baptist Church bought
the property and used it as a chureh until' 975 when the widening of 1-580 threatened the building with destruetion. In November
, 975, the Dublin Historic Preservation Association worked to designate the building a California Point of Historical Interest and
moved the building to Its present site. After almost two years at site Improvements and restoration work, the Old Murray School
was reopened as the Dublin Haritage Center on October '5, '977 In October 1993 the City of Dublin purchased the Old Murray
School and a decade later the City restored the building and reconstructed the missin9 bell tower The Old Murray School appears
to be eligible for listing in the California Register under Critara' and 3 and the National R"gisterunder Criteria A and C. Applying
Criterion Consideration B: Moved Propartles, the Old Murray School still appears to be eligible. The building is of overriding
significance as the oldest surviving school In eastern Alameda County and one of a handful at surviving structures from the pioneer
settlement of Dublin.
81 1 Additional Resource Attributes: IList snributes end codes)
(This space reserved for official comments.)
Sketch Map
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*812. References: Alameda County Assessor/Recorder's Offiee, Dublin
Heritage Center, Dublin Main Library Archives
B' 3. Remarks:
"814. Evaluator: Christopher VerPlanck
"Date of Evaluation: September 16,2003
'~
DPR 523B (1/95)
~Required information
lw8~' I~I
Stata QI California ~ The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Primary, II
HRJII
Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer
Page..L of ...i... Rasource nama(s) or numbar(assignad by recordari Green's Store
P1 Othar Idantifier: Tri-Valley Church of Christ
'P2. Location: DNot for Publlcetion rElUnrestricted 'a. County Alameda
'b. USGS 7.5' Quad: Dublin, CA Data: 1979
'c. Address 11873 Dubiin Boulevard City Dublin
'a. Other Locational Data: Block: 941-1550 Lot 4
Date
zi P 94568
*P3s. Description: (Describe reSource and Its major elements. Include design, matarials, condition, alterations, sizB, setting, and boundaries.)
Green's Store sits on a 26,062 square foot lot on the southeast corner of Dublin Bouiavard and Donlon Way The building Is a two-
story, 1,200 squere,foot plank.frame structure with a rectangular pian and a front.facing gable roof. A 1,900 square-foot, one-story
wood,frame addition is located to the south of the existing buiiding. The first floor of Green's Store is dad in rustic channel siding
and the second floor is clad in clapboard. Green's Slore features a one-story historic addition to the rear The fa,ade faces Donlon
Way and it is three bays wide. The first floor is sheltered beneath a shed-roofed porch which extends around the north wall. Access
to the buiiding interior is provided by a pair of glazed panei doors in the let! bay of the facade, The second floor of the fa,ade is
articulated by three double.hung windows with shallow pedimented hood moldings. A diamond-shaped window Is located in the
gable at the attic story level. The fayade is capped by a broken entablature and a raking cornice molding. The north fa,ade is six
bays wide and faces Dublin Boulevard, The north facade features two pairs of doors and two windows at street level and three
windows on the second tloor level. Built in 1860, Green's Slore underwent several major alterations during the 1930S, namely the
enclosure of the front porch and the replacement of wood siding with stucco. The building was restored to its 1914 appearance in
1981 The 1981 addition to the south was designed to be in keeping with the original strueture. A fence south of the addition
bounds a landscaped parking area, Green's Store appears to be in good condition.
'P3b. Resource Attributes: (list attributes and codas) HP6: '-3 Story Commercial BUilding
'P4. Rasources Presant: Il<lBuilding DStructure DObiect DSlle DDistrict DElement of District DOther
P5b. Photo: (view and date)
September 4, 2003
.1'.
'P6. Date Constructed/Age and
Sources: Il<lhistoric
1860: J,P Munro Fraser' Histmyof
Alameda County, 1883); Thompson
& West: III. Atlas of Alameda Co..
1878.
'P7 Owner and Address:
Tri-Valley Church of Christ
11873 Dublin Boulevard
Dublin, California 94568
'pe. Racorded by:
Christopher VerPlanck
Page & Turnbull, Inc.
724 Pine Street
San Francisco, CA 94108
'P9. Date Recorded:
September 16, 2003
'P10. Survey Type:
Intensive Survey
'P11. Raport Citation: ICita survey report and other sources, or entar "none"l Virginia Smith Bennett, Dublin Reflections, rev ed. 1991
'Attachmants: DNone DLocation Map DSketch Map OContinuation Sheet rElBuilding, Structure, and Object Record
DArchaeological Reeord DDlstriet Record DLinear Feature Record DMilling Station Record DRock Art Record
DArtifact Record DPhotograph Record 0 Other (Iist\
DPR 523A (1I9S)
"'Requited information
1101
It'f f
Stata of California ~ The Resource6Agency Primary II
DEPARTMENT OF PARKS AND RECREATION HRIII
BUILDING, STRUCTURE, AND OBJECT RECORD
Page..1..... of ..1..... *CHR Status Code 3D
"Resource Nama or # Green's Store
61 Historic name: Green's Store
B2. Common name; Tri-Valley Church of Christ
63. Original Use: Store, Post Office and Library B4. Present use; Church
*85. Architeotural Style: Vernacular/Greek Revival
*86. Construction History: (Construction date, alterations, and date of alterations)
Green's Store was built in 1860 by John Green. Considerably aitered in the 1930s, the building was restored and added on to in
1981
*B7 Moved? IlllNo DYes DUnknown Date:
*B8. Related Features:
69a. Architect: Unknown
Orlgln61 Location:
b. Builder John Green?
*810. Significance: Theme Arohitecture Exoloratlon/SeUlement Area Dublin Villaae
Period of Slgnlfioance 1835. 1 935 Property Type Generai Store Applicable Criteria A & C
(DiSCUSS importance in terms of historical or architectural context as defined by theme, period, and geographic scope, Also address integrity)
The recorded history of Green's Store began with the granting of the 16.517 .acre Rancho San Ramon to Jose Maria Amador In
1835 and the 8,885,acre Rancho Santa Rita to Jose Dolores Pacheco in 1839 In 1852 Irish-bom pioneer seUlers Michael Murray
and Jeremiah Fallon purchased 250 and 246 acres respectively trom Amador and Pacheco. Murray became a suceessfui rancher
and locai ieader, becoming county supervisor of the newly established Murray Township in 1860. Between 1860 and 1863, Murray
sold hIS prcperty to John Green and moved to San Franoisco. Green, a feilow Irish immigranl who had come to the Amador Valley
In 1857, had eonstructed Green's Store on its present site in 1860. Avaiiable at the store were all the goodS one could possibiy
need in a rural area such as overalls, tcols, kerosene, sugar, provisions, newspapers, eto, Green operated his general store and
pOSI oHice until 1894 when he sold the business (but not the properly) to George Kclb, In 1906 the post office ceased operation
when rurai free delivery sarvice waS initiated in eastem Aiamede County. In 1912, Wiillam Lawrenoe bought Green's Store and ran
it until his death In 1915. It was during this period that the Dublin Free Library was established in the one.story addilion to the rear
of the building, From 1915 until 1917 Green's Store was operated by Rudolph Nielson and John Cronin and from 1918 until 1923
Arthur Reimers ran it. In 1923 Henry Beveliacqua purohased the store and ran it until 1943. During his tenure he added a lunch
stand that sold hot dogs, sandwiches and beer It was during this tima that the building was stuccoed and the front porch enclosed,
After 1943 Green's Store was lakan over by Frank Donahue, a descendent of John Green. In 1947 the store was converted into a
saloon called The Viii age Saloon. 6y the late 1 970s tha building, whioh now belonged to a specuiator named J. Weightman. had
deteriorated 10 such a point that it was threatened with demolition, In response the Dublin Historic Preservation Association lobbied
to have Green's Store designated a State Historical Point of Interest in 1978, In 1981 new owner Gus Nicandros rehabilitated
Green's Store to its appearance in 1914 and construoted the addition to its south. Green's Store appears to be allgible for listing in
the California Register under Criteria 1, 2 and 3 and in the National Register under Criteria A (Events), B (Persons) and C
(Architecture I. Under Criterion A, the building is significant as one ot the earliest buildings surviving from pionaer days of Dublin.
Under Criterion 6 the building Is significant for its association with important pioneer John Gree, Under Critarion C, it is significant
as a very early and quite rare plank frame structure charaeteristlc cf
early vemacular construction in Calilomia.
611 Additional Resource Attributes: (List attributes and codes)
*B12. Referenoes: Alameda County Assessor/Reoorder's Office, Dublin
Heritage Center, Dublin Main Library Archives
B 1 3. Remarks;
*B14. Evaiuator' Christopher VerPlanck
(This space reserved tor official oomments,)
*Date of Evaluation: September 18, 2003
DPR 5238 (1195)
Sketch Map
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'Required information
"'Required informetion
1'10 It; I
Stale of Califomia ,--' The Resources Agency
DEPARTMENTOF PARKS AND RECREATION
PRIMARY RECORD
Primary I
HRII
Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
page..L of ....L Resource namels) or number(asSlgned by recorder\ 7100 San Ramon Road
P1. Other Identifier: The Springs Apartments, Alamilla Springs
'P2. Locetion: DNot for Publication IXIUnrestricted 'a. County Alameda
'b. USGS 7.5' Quad: Dublin, CA Date: 1979
'c. Address: 7100 San Ramon Road City Dublin Zip 94568
'e. Other Locetional Date: Block: 941.40 Lot: 6.16
.P3a. Description: (DeScribe rasource and its major elements. Include design. materials, condition, alterations, site, setting, and boundaries.)
7100 San Ramon Road is a large eleven.building, 178.unit apartment eomplex located on an 8-acre lot near the northwest corner
of Dublin Boulevard and San Ramon Road. The property is also bounded by Donlon Way on the west, an apartment complex and
skating rink to the north and the Petco site to the south. Each building In the complex houses sixteen units and has a dumbell
shaped plan with open exterior porches, A row of car ports lines the northern and southern property lines. The apartments are
functional in appearance and finished in inexpensive wood siding with aluminum sliding windows and solid.core paneled doors.
Buildings and surface parking occupy the bulk of the property, although a three-quarter acre-size section containing the historic
Alamiila Springs and some walnllt and oak trees buffers the buildings from busy San Ramon Road. Alamllla Springs, a natural
spring fed depression is located near fhe southeast corner of the property The spring channel is approximately 75' long and 12'
wide, The bed trends in an easterly direClion and is panially tilled at its west end with landtill. The rest of the channel Is choked with
cat tails and pond weed. The eastern end of the channel terminates at a concrete retaining wall that supports a bicycle path
running along the east side ot San Ramon Road, A box culvert diverts water from the spring beneath San Ramon Road, The banks
ot the channel are lushly vegetatsd with redwoods, walnuts, oaks and willows. A large mature palm stands near the southwest
eorner of the spring, This tree may have originally been planted adjaeent to the Dougherty House which originally stood on the
property To the north of the spring is what remains of a walnut grove that the Niedt family planted on the property in the 1940s. A
historical marker on the sidewalk marks the location of Alamilla Springs.
'P3b. Resource Attributes: (list anribut.s and code.) HP3; Multiple Family Property: HP30; TreesNegation; HP39: Natural
Springs; AH3: Landscaping/Orchard, HP26, Monument
'P4. Resources Present: IXIBuilding DStructure DObject IBtSite DDistrict DElement of District DOther
P5a. Photo
PSb. Photo: (view and date,
September 4, 2003
'P6. Date Constructed/Age and
Sources: IXIhlstoric
1979: Building Records, Alameda
County Department of Public Works
'P7 Owner and Address,
Dublin Springs, Inc.lNeva Spears
7100 San Ramon Road
Dublin, California 94568
'P8. Recorded by'
Christopher VerPlanck
Page & Turnbull, Inc.
724 Pine Street
San Francisco, CA 94108
:...~
~ ; ~ '~,..,.
'P9. Date Recorded:
September 16, 2003
..;.t;~'OA~~2~!7:~:.";.~:;,;;:.~ :1"
'P10. Survey Type:
Intensive Survey
P11 Report Citation: (Cite survay r.pon and othor sourcos, or .nlor "none") Virginia Smith Bennett, Dublin Relleolions, rev ed, 1991
'Attachments: DNone DLocation Map DSketch Map DContinualion Sheet IBtBuilding, Structure, and Object Record
DArchaaologieal Record DDlstrict Record DUnear Feature Record DMilling Station Reeord DRoek Art Record
DArtifact Record DPhotograph Record 0 Other (lIsl\
DPR S23A (1195)
"'Required information
11\ 1':;1
State of Clllifomia~ The Resources Agency Priinary I!
DEPARTMENT OF PARKS AND RECREATION HRII!
BUILDING, STRUCTURE, AND OBJECT RECORD
Page ...L at L "CHR Status Code 6Z (buildlnas), 38 (sorinas)
"Resource Name or II 7100 San Rsman Road
B 1 Hisloric name; Amador/Dougherty/Niedl Homestead
B2. Common name: The Springs
83. Original Use: Ranch 84 Present use: Apartmenls
'B5. Architectural Style: Conlemporary
""'B6. Construction Hi$tory: (Construction data, alteratIons, and date Of alterations)
The apartment complex at7100 San Ramon Road was construcleel in 1979 by Blackwell Homes at Campbell.
*B7 Moved? I!INo DYes DUnknown Date:
*B8. Related Features:
Original Location:
S9a. Architect: James FRiley
b. Builder' Blackwell Homes
"Bt O. Significence: Theme Architecture Exoloration/Settlement Area Dublin Villaae
Perloel of Slgnllicance 1835-1935 Propeny Type Sorinos Applicable Criteria A
(Discuss importance In tarms of historical or architectural contexl as defined by rheme, period. and geographic scope. Also addtess integrity)
The reeorded hislory of lhe site begins in 1835 when .the .t6,517,acre Rancho San Ramon was granleel to JO$e Maria Amaelar
Amador built a twa,srcry Monterey-style adobe anel outbuildings on the sile around 1830. In 1853 James Witt Dougherty arrived in
what is nOw Dublin and purchaseel10,000 acres of Rancho San Ramon from Amador, including the subjeet property In 1861, a
major earthquake on the Calaveras lault (which runs under the property), destroyed lhe Amador adobe, compelling Dougherty to
build a new trame house for his family Following his dealh in 1879, James' son Charles inherited the property. Following the eleath
of Dougherty's wife Ellzabelh in la91, the 17,000 acres ranch was surveyed anel subdivideel. In 1905, Danish immigrants John and
Amelie Nledl purchaseelthe 10-acre Plot R from Charies Dougherly and moveel into the aiel Dougherty house, By the end of the
First World War, the Nleells had 01.1111 a small refreshment Sland and service station (Dublin Service Station) on lhe northeast corner
01 Dublin Canyon Roael and Dcnlon Way In the 1930s they built an eyecatching lunchroom designed to resemble a lipi on the
northwest corner of Dublin Canyon Road and San Ramon Road. Following lhe death ot John Niedl in 1949. his daughter Mrs.
Bertha Niedt Hillon and her children moved into lhe old Dougherty House, caring for a newly planted walnut grove, In 1955 they
built a raneh style elwelling on the northern part of the property and mova<:l out of the old Dougherty House, The old Dougherly
home remaine<:l on the site until the Fire Department burneel it to th$ ground in 1967 as pal1 of a training exercise. The 1955
resielence remaineel inlacl on the property until 1979 when Blackweil Homes boughllhe parcel and reeleveloped it with apartmenls.
After taclng pressure trom local preservationists, Blackwell Hom$s set aside lhree'quarters of an acre on the eastern side of lhe
parcel to preserve a portion of Alamilla Springs and the Niedt family's walnut grove, The uneleveloped portion of 7100 San Ramon
Road appears to be eligibia for listing in the California Register under Criterion 1 and the National Register under Critarion A as the
location of Alamilla Springs, the historical nexus of Dubiin. The rest of the property is ineligible for IiSling,
B 1 1 Additional Resource Atlributes: (List anributss and cod.s)
"B12. ReferenCes: Alameda County Assessor/Recorder's Office,
Alame<:la County of Public Works, Dublin Heritage Center, Dublin Main
Library Archives
Sketch Map
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B13. Remarks:
,
~
"B14. Evaluator: Christopher VerPlanck
"Date 01 Evatuatlon: Seplember 16, 2003
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(This space reserved for official comments.)
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DPR 5236 <1 /as)
"ReqUired information
Ill.. l&t !
State of Californla- The Resources Agency
DEPARTMENTOF PARKS AND RECREATION
PRIMARY RECORD
Prll11aryll
HRIII
Trinomial~.
NRHP Status Cod..
Other lisllngs
Revl,,,w Code R..vl..w..r Oat..
Pag......L of ...1.. Resource nema(e) or number(.sslgned by recorder) 11760 Dublin Boulevard
P1 Olher Identifier: Bonde House
'P2. Location: ONot for Pllbllcation ll<JUnrestrlcted 'a, Counfy Alameda
'b. USGS 7.5' Quad: Dublin, CA Date: 1979
'c. Address 11760 Dublin Boulevard City Dublin Zip 94568
.... Other Locatlonal Data: Block: 94 H 13 Lot: 3-1
*P3s. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, end boundaries.)
The Bonde House at 11760 Dublin Boulevard is a one-story, 'L" plan Creftsman bungalow with a shallow-pitch cross.gabled roof,
The walls are clad in clapboard siding and the roof in asphalt shingles. The dwelling and its associated outbuildings are situated on
a 94' x 305' lot on the north side of Dublin Boulevard, between Donlon Way and Hansen Drive, The ta~ade faces south onto Dublin
Boulevard. A front-feeing gable' roofed porch, which appears to have baen infilled, is supported by stuocoed pylons. The porch roof,
as well as the soffits of the Side-facing gable roof are supported by angled struts. The typanum features a characteristically
Craftsman-style vent at its apex. The fa9ade is comprised a tripartite window in the easternmosl bay and an entranoe in the west
bay Although the trim is original. the windows have been replaced with modern units with false muntins, The east and west walls
have undergone fewer alterations. The west wall teatures a brick chimney and double.hung windows. The east wall features a
projecting inglenook and an assortment of fenestration types. Behind the bungalow Is a storage shed and a classroom addition
moved to the site in 1979. 11760 Dublin Boulevard appears to be in good condition.
'P3b. Resource Attributes: (list attribute. and codes) HP2: Slngla Family Property; HP6, '-3 Story Commercial Building
'P4. Resources Present: ll<JBullding OStruC!ure DObiect OSite DDistriet DElement of District OOther
P5b. Photo: (view and datel
September 4, 2003
'P6. Date Construcfed/Age and
Sources: ll<Jhistoric
Ca. 1920: County Maps, Historic
Photographs at the Dublin Heritage
Center
'P7 Ownar and Address:
Fang Yuan Development &
Investment Company
11760 Dublin Boulevard
Dublin, California 94568
'P8. Recorded by'
Christopher VerPlanck
Page & Turnbull, Inc.
724 Pine Street
San Francisco, CA 94108
'P9. Date Recorded:
September 16, 2003
'Pl0. Survey Type:
Intensive Survey
*P11. Report Citation: (Cite survey report and other SDurces, or enter "none") None
'Attachments: ONone OLocation Mep OSketch Map DContlnuation Sheet ll<JBuilding, Structure, and Object Record
DArchaeologlcal Racord DDistrict Record DUnear Feature Record DMilling Station Record ORock Art Record
DArtitact Record OPhotograph Record 0 Other (list)
DPR ,23A (119~)
*Required informatIon
11~
It'll
Stata of 'California ~ The Rasources Agency Primary,jf
DEPARTMENT OF PARKS AND RECREATION HRljf
BUILDING, STRUCTURE, AND OBJECT RECORD
Page --'- of --'- 'CHR Status Code 552
'Rasource Nama or 41 11 760 Dublin Boulevard
B1 Historic name: Bonde House
B2. Common name: lillie Kid's Learning Center
B3. Original Use: Residence B4 Present use: Day Care Center
'B5. Architectural Style: Craftsman Bungalow
'*B6. Construction History. (Construction date, alterations, and date of alterationsl
11760 Dublin Boulevard was built Ca. 1920, It was remodeled for uSe as a day care center in 1979,
'B7 Moved7 IllINo DYes DUnknown Data:
'B8. Related Features:
Original Location:
B9a, Arehitect: Unknown
b. Builder' Unknown
'810. Significance: Thame Architecture ExoloratiorVSettlement Area Dublin Villaae
Pariod of Significance 1835-1935 Property Type Residence Applicable Criteria
(Discuss impartance In terms of historical or architectural context as defined by theme, period. and geographic scops. Also address integrity)
The recorded history of the Bonde House began in 1835 when Governor Jose Figueroa granted the 16,517 -acre Rancho San
Ramon to Jose Maria Amador In 1853 James Witt Dougherty and his family came to the Amador Valley and purchased 10,000
acres from Amador for $22,000. Dougherty ran cattle on his vast holdings throughout much of the nineteenth century, In 1879
Dougherty died, leaving his holdings to his son Charles and wife Elizabeth, In 1891, tollowlng Elizabeth's death the ranch was
subdivided and gradually sold off to small landholders, many of whom were recent Danish Immigrants. In 1907 John Bonde
purchased the southwest corner of Plot Q of the Dougherty Ranch. The lot measured 94' x 303' Bonde, a Danish immigrant, had
come to Dublin in 1895 where he got a job running the inn, Dougherty'S Station, Bonde eventually purchased the adjoining property
comprising four acres, including the old inn tram the Dougherty family, Around 1920 he built the existing bungalow on the
southwestern corner of his property and the Amador Garage on the eastern part of the lot. During the 1950s the property was
purchased by George and Gladys Lydiksen, The Lydlksens, also Danish-Americans, converted the former garage and service
station into a manufacturing faeility They continued to live In the Bonde House untii 1977 when they sold It to John E. and Barbara
J, Olsen and J. E, and Elaine L. Reavis. Barbara Olsen and Elaine Reavis converted the house inlO a day care center in t 979 and
it has served this function until today The Bonde House does not appear to be eligible for listing in the California or the National
Register, elthough it does have value as perhaps the oldest extanl dwelling in Dublin. It merits protection and the local level.
811 Additional Resource Aftributes: (Listattributo. and codos)
'812. References: Alameda County Assessor/Recorder's Office, Dublin Heritage Cenler, Dublin Main Library Archives
B 13. Remarks:
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'814. Evaluator' Christopher VerPlanck
'Date of Evaluation: September 16, 2003
"
OPR 523B (1/95)
'"Required information
State ot Cellfornia - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
prlmaryN
HRII
Trlnomi(ll
NRHP Status Code
Other listings
Review Code Reviewer
Resource name(s) or number(asslgnad by recorder)
liLt \<=1/
Date
Dublin Historical Preservation Association Properly
Pege...1... of ...!...
P1. Other Identifier:
'P2. Location: ONot fo' Publication
'b. USGS 7.5' Quad: Dublin, CA
'c. Address NIA
'e. Other Locational Data:
IIDUnrest,icted
'a. County Alameda
Date: 1979
City Dublin
Lot: 3.3
Sloek: 941-1560
Zi P 94568
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size. setting, and boundaries.)
This site is a landlocked parcel located between Dublin Cemetery and 1.580. The 41,277 square.foot parcel is bounded on the east
by the historic Murray property "Ponderosa," located at 6572 Donlon Way and the Hexcel Corporation property to the west. The
irregularly shaped percel is bisected by the steeply banked channel ot Dublin Creek whieh trends in an southeasterly direction from
Dublin Canyon into the Amador Valley The parcel is thickly wooded wifh blue and fan oaks, walnuts, willows, locusts and
California bay trees,
'P3b. Resource Attributes: (list anributes ann codos) HP 30: TreesNegetation
'P4. Resources Present: OBuilding DStructure DObiect IIDSite ODistrict OElement at District OOther
PSb. Photo: (view and datel
September 4, 2003
'P6. Date Constructed/Age and
Sources: IIDhistoric NJA
'P7 Owner and Address:
Dublin Historical Preservation
Association
PO. Sox 2245
Dublin, California 94568
'PO. Reoorded by'
Christopher VerPlanck
Page & Turnbull, Inc.
724 Pine Street
San Francisco, CA 94108
'P9. Date Recorded:
September 16, 2003
P10. Survey Type:
Intensive Survey
'P11 Report Citation: (Cite survey r.port and othar sourceS, or anter "none") Virginia Smith Sennetl, Dublin Reflections, reV ed. 1991
'Attachmertts: ONone OLocation Map OSketch Map OContinuation Sheet IIDBuilding, Structure, and Object Record
OArchaeological Record ODistrict Record OLinear Feature Record OMllling Station Record DRock Art Record
OArtlfact Record OPhotograph Record 0 Other (list)
DPR 523/\ (1195)
~Required information
\10 ( jP!!
Slale ofCalilornla - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page L of L 'CHR Status Code 3D
'"Resource Name or # None
B1 His.torlC name: None
B2. Common name:
B3, Original Use: Unknown B4. Present use: Vacant
*65. Architectural Style:
*86. Construction History' (Construction date. alterations, a.nd data of alterations)
'87 Moved? ll!INo DYes DUnknown Date:
'88. Related Features:
Original Location:
B9a, Architect: Unknown
b, Builder'
'610. Signillcanca: Theme N/A Area Dublin Villaae
Period of Significance N/A Property Type N/A Applicable Criteria
(Discuss Importance in terms of historical or archItectural context as defined by theme, period, and geographic scope. Also address integrity)
The reearded history at this property begins in 1839 with the granting of the 8,885-acre Rancho Santa Rita to Jose Dolores
Pacheco. In 1975 the Dublin Historic PreservetionFoundetlon, which had just been formed to save the Old Murray School, sought
to move the deteriorated Fellon Homestead from south of 1-580 on Foothill Road to this site behind the newly formed Dublin
Heritege Center While tunds were being raised and permits acquired vandals looted and partially destroyed the Fallon Homestead
in October 1975, Despite the setbeck, Dublin Historic Preservation Association, hoping to create a "Little Williamsburg" along
Donlon Way, continued to move iorward with the aoqulsition of the house. In May 1976 the Fallon Homestead was inadvertently
burned to the ground by tirsflghters In a treining exercise. In June 1976 Dublin Histone Preservation Association purehased this lot
from Hexcel Corporation in hopes of eventually reconstructing the house. In 1994 DHPA leased the property to the Joaquin
Murrieta Chapter of E. Clampus Vitus, While this property does not appear to be eligible for listing in the California Register or the
National Register, the property deserves some consideration as an undeveloped parcelloceted adjacent to the Dublin Heritege
Center It serves as a wooded buffer between 1-580 and Dublin Pioneer Cemetery As a riparian environment in an area known to
have held Dhlone settlements, this property mey potentially have archeeological remains,
B 11 Additional Resource Attributes: (List attributes and codes)
'812. References: Alameda County Assessor/Recorder's Office. Dublin Heritage Center, Dublin Main Library Archives
B 13. Remarks:
'S14. Evaluator: Christopher VerPlanck
'Date of Evaluetion: September 16, 2003
Sketch Map
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llPR 5238 (1/95)
*Requlred Information
\10 oQ 1'1,
State ofCallfornle - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Prlmery#_
HRI,#
Trinomiel
NRHP StalUsCode
Other listings
Review Code Reviewer
Page...1... ot ...l... Resource neme(s) or number(asslgned by recorde" 6572 Donlon Way
pt Other Identifier' "Ponderosa"
'P2. Location: DNot for Publication 0Unrestricted 'a. County Alameda
'b. USGS 7.5' Quad: Dublin, CA Date: 1979
'c. Address 6572 Donlon Way City Dublin
"e. Other Locationel Data: Block: 941-1560 Lot 2-2
Date
Zip 94568
*P3s. Description: (Describe resource and its major elements. lnclude design, materials, condition, alterations, size. settlng. and boundaries.)
6572 Donlon Way is a complex of buildings until recently consisting of a house and kennels and until recently, a tank house, It is
located on the west side of Donlon Way where it dead.ends into 1.580. The property, which is approximately lwo,thlrds of an acre,
was originally part of a larger agricultural property that extended south of what is nOW 1-580. The property is currently bounded by
Dublin Creek to the north, the site of the former Fallon Homestead to the west, Donlon Way to the east and 1-580 to the south, The
house on the site taces east onlO Donlon Way. It is a one-story, rectanguiar,plan Craftsman bungaloW clad in weathered brown
shingles with a side-facing gable roof, The fagade is three bays wide with an Integral entry bay in the left bay The enlry is
sheltered beneath a gabled canopy roof supported by wood struts. The other bays are Indicated by olustered bands of double-hung
windows with original sash and casings, The rooi is clad in modern composition materials, The other walls are similar, with fixed
and double.hung windows articulating the shingled walls. Located approximately 25' north of the house waS a shingled tankhouse.
The tankhouse was recently demolished. To the west ot the house and tankhouse are several modern kennel buildings constructed
in 1979. The house at 6572 Donlon Way appears to be in good condition.
'P3b. Resource Attributes: lIist anribut.s and cod.SI HP 2: Single Family Property: HP6: 1.3 Story Commercial Building
'P4. Resources Present: (liJBuilding DStrucfure DObject DSlte DDistrict o Element of District ClOther
PSb. Photo: (vi.w and dat.)
September 4, 2003
'pe. Date Constructed/Age and
SOllrces: (liJhislOric
Ca. 1929: Aerial photos, information
from owner
'P7 Owner and Address:
Steven E, & Susan E. Hagan
6572 Donlon Way
Dublin, Calltornia 94568
'pe. Recorded by'
Christopher VerPlanck
Page & Turnbull, Ino,
724 Pine Street
San Francisco, CA 94108
'P9. Date Recorded:
September' 6, 2003
Pl0. Survey Type:
Intensive Survey
-P11 Report Citation: (Cite survey report and other sources, or enter 'Inane") None
'Attachments: DNone ClLocation Map DSketch Map DContinuation Sheet (liJBlliidlng, Structure. and Objeet Record
DArchaeological Record DDistriot Reeord DLlnear Feature Record DMllling Station Record DRock Art Record
DArti/act Record DPhotograph Record D Other (Iisl)
OPR 523A (11951
~R8qulred information
III I-'I(
State ofCal,ltornia- The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRIII
BUILDING, STRUCTURE, AND OBJECT RECORD
Page L of L 'CHR Status Code 3D
'Resource Name or # 6572 Donlon Wav
81 Historic name: j'Poliderosajj
82. Common name: Dublin Creek Kennels
83. Original Use: Ranch B4. Present use: Business and Residence
'85. Architectural Style: Craftsman (house)
'1"86. Construction History: (Construction date, aItBratlon~, and date of alterations)
The precise construction history of 6572 Donlon Way is uncertain as building permits for the house and tankhouse do not survive.
Based on the stylistic evidence that has been corroborated by the current occupents the constructiotl date appears to be Ca, 1929.
The office atld kenneis behind the house were built itl 1979,
'B7 Moved? IllINo DYes DUnknown Date:
'BB. Relllted Features: Tankhouse (demolished)
Original Location:
89a, Arehitect: Unknown
b. Builder' Ed Murray
'Bl0. Significance: Theme Architecture Exoloration/Settlement Are. Dublin Vlilaae
Period of Significance 1835" 1935 Propeny Type Residence Applicable Criteria
(Discuss Importance in term!; of historical or architectural context as defined by theme, pBriod, and geographic scope. Also ~ddra$s integrity)
The property at 6572 Donlofl Way was origiflslly part of a much larger estate cailed Rancho Santa Rita. The 8,885-acre rancho
was grantad to Jose Dolores Pacheco in 1839. in 1852, Irish immigrants Miehael Murray and his brother-in-law Jeremiah Fallon
came to the Amador Valley afld purchasad 250 afld 246 acres respectively from Pacheco and Jose Maria Amador Murray became
a sheep rancher and farmer and later an Alameda County Supervisor In 1862 Irish Immigrant John Greefl purchased most of
Murray's property with the exception of a small, approximately nineteen,acre parcei located south ot St. Raymond's Churoh. A
subdivision map of the Green Estate dallng from' 900 indicetes that this property belonged to Michael Murray's nephew Mike
Murray. Mike's son Ed Murray built the existing residence oirca 1929. The property, known as "Ponderosa" shows up on aarial
photos as a small, nineteen.aere ranch with pasture land and groves well imo the first quarter of the twemieth century Ifl 1938
Highway 50, or the "Lincoln Highway," was constructed through Dublin Canyon, bisecting the small ranch into two pieces. Aerial
photographs taken in the mid.19S0s and 1960s shOW the house, Ihe tankhouse afld several outbuildiflgs on the property north ot
the highway and a large barn on the south side of the highway. Ed's Sister, Margaret inherited the property afld livad there until her
death In the 1970s, In 1979, then,owner Glenn Grupe applied for a variance to chMge the zOfllng trom agricultural to commercial
afld ifl 1981 he hired architeot Flit2 Wu of Concord to design an olfiee and kennel structure for his business Glenroe Kennels. The
property is still operated asa keflnel by the current owners. The house has a high ievel 01 integrity and until it was demolished, the
tankhouse retaifled a moderate degree of integrity The property does not appear to be eligible for listing in the California or the
National Aegis/er although as a rarll remnant of an agricultural property type in Dublin, 6572 Donlon Way has a high level 01
slgnificaflce at th.. local I..vel afld it would be a contributor to a National Regis/,.r district.
Bll. Additional Resource Attributes: (list attributes and codes)
=-
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'B12. References: Alameda County Assassor/Recorder's Office,
Alameda COUflt~ Department of Pubiic Works, Dublin Heritage Center,
Dubiin Main library Archives
B13. Remarks:
'814. Evaluetor: Christopher VerPlanck
'Date of Evaluation: September 16, 2003
(This space reserved for official comments.)
OPR S238 (1/95)
lo'Required Information
li'b
) Ill'
State of ,California - The ResoorcesAgency
DEPARTMENT OF PARKS AND RECREATION
PRIMARY RECORD
Prlmaryll
HRI#
Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
Page..L of ..l... Resource name(s) or number(.sslgned by recorder) Dublin Pioneer Cemetery
Pl. Other Identifier: Pioneer Cemetery
'P2. Location: ONot for Publication IllJUnrestricted 'a. County Alameda
'b. USGS 7,5' Quad: Dublin, CA Oate: 1979
'c. Address 6600 Donlon Way City Dublin Zip 94568
"e. Other Locat;onal Data: Block: 941-1560 Lots: 5 & 6
"'P3a. Description: (Describe rssourca and its major elements. Include design, materIals. condition, alterations, size, setting. and boundaries,)
Dublin Pioneer Cemetery is a one and a half acre cemetery on the west side of Donlon Way between Dublin Boulevard and 1-580.
The cemetery is bordered by Dublin Square Shopping Center to the north, Hexcel Corporation to the west, Dublin Creek to the
south and Dublin Heritage Center to the east. Dublin Cemetery now consists of twc lots;, Lot 6, the old Catholic Cemetery
assoelated with SI. Raymond's and Lot 5, the pioneer Protestant Cemetery Lot 5 also includes a narrow right-ot.way named
Hawthorne Lane which connects the Protestant Cemetery with Dublin Boulevard. Despite their separate origins, the two
cemeteries are typically peroeived as a single entity and will be treated accordingly Dublin Pioneer Cemetery is lushly vegetated
with a variety of native and introduced plantings, including a double row of hawthorns trees lining the main path in tha Catholic
portion of the cemetery and a number of black and English walnut trees, white and valley oaks, sycamores and locusts clustered
along the paths and the rear fenceline of the Protestant section. Many of the headstones are very old, marking the location of many
of Dublin's pioneer families, including the Fallons. Murrays, Doughertys and Donlons. The oldest headstone belongs to Tom
Donlon who died during the construction of St. Raymond's in 1859, There wera originally many wood burial markers located on
what is now the Heritage Center parking lot but most of these were destroyed by tire in 1917, leaving the loeatlon of many burials
uncertain. Damaged and neglected marble and granite headstones and retaining walls were cleaned and repaired in time for the
1976 Bicentennial, as well as again in 1993 after vandals smashed several headstones. Today Dublin Pioneer Cemetery Is in
excellent condition,
'P3b. Resource Attributes: (list attribute. and codes) HP 40: Cemetery; HP30: TreesNegetatlon
'P4. Resources Present: OBullding OStructure OObject Ill]Site o District o Element of District OOther
P5b. Photo: Iview and date)
September 4, 2003
,
jolit.
...,.
, ~
'P6. Date Constructed/Age and
Sources: Ill]historic
1859: Oakland Diocese Records
"
'P7 Owner and Address:
City of Dublin
100 Civic Plaza
Dublin, California 94566
'P8. Recorded by:
Christopher VerPlanck
Page & Turnbull, Inc.
724 Pine Street
San Francisco, CA 94108
'P9. Date Recorded:
Saptember 18, 2003
-"
.~
'Pl0. Survey Type:
Intensive Survey
'Pll Report Citation: (Cite survey report and other sourca., or entar "non.") Virginia Smith Bennett, Dublin Reflections, rev ed. 1991
'Attachments: ONone OLocation Map OSketch Map OContinuation Sheet IllJBuildlng, Structure. and Object Record
OArchaeological Record ODistrict Record OLin.ar Feature Record oMilling Station Record ORock Art Record
OArtlfaCI Record 0 Photograph Record 0 Other (Iisll
DPR S23A (lI9S)
~Required information
State of California ~ The Resources Agency Primary #
DEPARTMENT OF PARKS ANO RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page L of L "CHR Status Code 3D
""Resource Name or # Dublin Pioneer Cemetery
B1 Historic name: St. Raymond's Cemetery, Pioneer Cemetery
B2. Common name; Dublin Pioneer Cemetery
B3. Original Use: Cemetery B4. Present use: Same
"65. Architectural Style:
*86. Construction History. (Construction date, alterations. and date ot alteratlons)
Dublin Pioneer Cemetery came into existence along with St. Raymond's Church in 1859, In 1867 James Dougherty donated four
acres to the west of Catholic cemetery for the use of protestant Dubliners. It is unknown when the paths and retaining walls were
built but they are concrete and appear to date from the 1920s or 1930s,
1'1 ,
"67. Moved? IllINo DYes DUnknown Date:
"68. Related Features:
Original Location:
B9a. Architect: Unknown
b. Builde.. Unknown
"BtO. Significance: Theme Architecture Exnloration/Settiement Area Dublin Villaae
Period of Significance 1835.1935 Propeny Type Cemeterv Applicable Criteria A B & 0
(Discuss importance in terms of historical or archilecturaf context as defined by theme, period, and geographic scope. Also address Intagrity)
Dublin Pioneer Cemetery is rumored to have been used as a burial ground, first by Ohlone and then by Jose Maria Amador for
burying his Indian and Mexican laborers, The existing Catholic cemetery was consecrated in 1859 in conjunction with the
construction 01 St. Raymond's Church, The earliest European burial is that of Tom Donlon who teli to his death from the roof of St.
Raymond's during its eonstruction, In 1867 James W Dougherty donated four acres immediately west of the Catholic cemetery for
non,Catholic burials, The two cemeteries do not appear to have been marked otf from one another by fences or walls and for most
of Dublin's history the two cemeteries served as Dublin's only cemetery In 1917 a fire in the cemetery destroyed several dozen
wood headstones located where the parking lot of Dublin Heritage Center is now located. In the 1960s local residents began
working to protect the increasingiy neglected cemetery. In 1968 the Diocese of Oakland sold the Catholic Cemetery to Dublin
Pioneer Cemetery, Inc, a private noHor.profit group iormed in 1964 to care for the cemetery Dublin Cemetery Inc. acquired the
adjoining Protestant Cemetery the preceding year Prior to the 1976 Bicentennial local residents of Dubiin maintained Dublin
Pioneer Cemetery, repairing broken headstones, clearing brush and fixing walkways, In 1993 vandals struck the cemetery,
damaging dozens ot headstones. Many were repaired by Ron Beggs, a machinist employed by Hexcel Corp, In 1993 the City of
Dublin accepted Dublin Pioneer Cemetery as a gift from Dublin Cemetery Inc. Dublin Pioneer Cemetery appears to be eligible for
listing in the California Register under Criteria 1, 2 and 4 and In the National Register under Criteria A (Events), B (Persons) and 0
(Intormation Potential), Applying "Criteria Consideration D: Cemeteries," Dublin Cemetery still appears to be eligible for listing due
to the fact that it contains the headstones of most of Dublin's earliesl pioneer settlers.
B 11 Additional Resource Attributes: (List attributes and codes)
"8t2. References: Diocese of Oakland, Aiameda County Recorder's
Office, Dublin Main Library Archives, Dublin Heritage Center
Si<etch Map
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B13. Remarks:
"814. Evaluator' Christopher VerPlanck
"Date of Evaluation: September 16, 2003
,
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(This space reserved for o1ticiai comments.)
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Tree Recommendations for Dublin Village Historic Area
Street Trees
Appropriate for planting in tree wells or parkways and capable of
thinning and pruning of canopy. All are low water or drought tolerant.
A1bizia julibrissin - Silk Tree
Semi deciduous with wide canopy
Max 40' ht wilh 40' spread
Arbutus menziesii - Madrone
Evergreen Iree 20' ht with 40' spread (native)
Celtis sinesis - Chinese Hackberry
Deciduous with 30'-40' canopy
(has 1/4" red berry-like fruit)
Crataegus laevigata - English Hawthorn
Deciduous medium sized tree
25' ht with 20' spread
Laurus nobilis - Sweet Bay
Evergreen small 10 medium size tree
20' ht with 20' spread
Pistacia chinensis - Chinese Plstache
Semievergreen to 40' ht with 40' spread
Win require thinning for storefronl visibility
Public Space Trees
Appropriate for larger spaces with pfenty of room for roots and
canopies. All are low water or drought toterant.
Juglans nigra - Black Walnut
Deciduous tree with high croWl1
70-100' hi arld require plenty of room (has fruit - walnut)
Koelreuteria spp. - Chinese Flame or Goldenrain Tree
Large canopy 40' ht wilt140' spread
Liquldambar styraciflua - Sweet Gum
Deciduous Iree uprighl in youth becoming round with age
50' hi with 20-30' spread
Quercus agrifolia - California Live Oak
Evergreen slow growing large tree requires plenty of room
(rlalive)
Schinus molle - California Pepper
Large evergreen with fast growth
40' ht with 40' spread - (can be messy)
UmbeHularia californica - California Bay
Evergreen witl1 dense canopy
40' hi wilh 40' s prea d (nalive)
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Attachment 3
1'6'~ Ob i"l \
RESOLUTION NO. 06-18
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE
DECLARATION FOR THE DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN PROJECT
PA 02-074
WHEREAS, the Clty initiated a Specilic Plan study and related General Plan Amendment to plan
for the City's historic core. Implementabon OfthlS plan111ng would includc amendments to the Parks and
Rccrcation Master Plan, adoption of a Hist0l1c Park Master Plan and othcr rclated actions. These
planning and implementing actions are collectively known as the "Historic Area Specific Plan Project" or
thc "Project", and
WHEREAS, tllC Project site includes approximately 38 acres generally around thc intcrscction of
Donlon Way and Dublin Boulevard; and
WHEREAS, the PruJect site includes the existing City Heritage Center and other ,acant and
developed sites; and
WHEREAS, on the basis of an Initial Study dated May 25, 2006, thc City prepared a draft
Mitigatcd Ncgativc Dcclaration which was circulated for public reVIew from May 31, 2006 to June 30,
2006 and is incorporated herein by reference. The City rcccivcd two cormnent letters, one from Ca]trans
advismg that projects encroachmg mto state right-of-way requirc an encroachment penmt and tbe other
from the state Department of T OXtC Substances Contru I noting that residual pesticide and herbicides from
prcvious agriculttualuscs may remain in soils. As further explained in the staff report dated July II,
2006, the City would conduct any necessary soils tcsting for expansion of the 11lStonc park. Neither ofthc
letters changes the conclus1(lns in the draft Mitigated Ncgativc Declaration; and
WHEREAS, a staff report, dated July 11, 2006 and incorporated herein by reference, described
and analyzed the draft Mibgated Negabve Declaration and the Projcct for the Planning CommISSIOn; and
WHEREAS, the Planning Commission reVIewed the staff report, thc draft Mitigated Negabve
Declaration at a noticed public hearing on July II, 2006 at which timc all interested parties had tile
opportunity to be heard; and
WHEREAS, the draft Mitigated Ncgative Declaration reflects the City's independent judgment
and analysis on the potential for cnvironmental impacts from the Project; and
WHEREAS, the location and custodian of the draft Mitigated Negative Declaration and other
documents that constitutc the record of proceedings for the Project lS the City of Dublin Community
Development Department, 100 Civic Plaza, Dublin, CA 9456S, file PA 02-074
NOW, THEREFORE, BE IT RESOLVED that:
A. Thc foregoing recitals are true and correct and madc a part of this resolutIOn.
I
Attachment 4
IgY.Vb lOfI
B. Thc Dublin Planning Commission reviewed and considered thc draft Mitigated Negalive Declaralion
prior tu making a recommendation un the Project.
C The Mil1gated Negal1ve Deelaral10n has been completed in compliance with CEQA, the CEQA
GUldelmes and the City of Dub 1m Environmental GUldehnes.
D The Mitigated Negative Declaration is complete and adequatc and reflects the City's independent
Judgment and analysIs as to the environmental effects of the Project as dcscribed in the Mitigated
Negallve DeclaratIOn.
BE IT FURTHER RESOLVED that based on tile above findings, the Planmng Commlss](m
hereby recommends that the City Council adopt tile Mitigated Negative Declaration for PA 02-074 and
makc all rcquircd findings.
PASSED, APPROVED AND ADOPTED thIs 11th day of July 2006 by thc following vote:
AYES: Chair Sehallh, Vice ChaIr Wehrenberg, CommISSIoners Biddle, Fasulkey, King
NOES: None
ABSENT: None
ABSTAIN: None
Planning COlllllllSSlOn Chair
ATTEST
Planning Manager
G:\PA#\20u2\02-u74 Historical SludylSp!:cific Plan\PC Ke!io IS MND.D()('
2
\~5 an 1&11
RESOLUTION NO. 06-19
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CIT\' COIJNClL APPROVE THE DUBLIN VU,LAGE mSTORIC
AREA SI'ECIFIC PLAN AND RELATED GENERAL PLAN AMENDMENTS
PA 02-074
WHEREAS, the City initiated a Specific Plan study and related General Plan amendment to plan for the
City's historic core. Implementation of this planning wUllld include amendments to the Parks and Recreation
Master Plan, adoption of a Historic Park Master Plan and other related actions. Thesc planning and implementing
actions are collectively known as the "His tune Area Specific Plan Project" or the "Project". and
WHEREAS, the Project site incllldes approximately 38 acres generally around the intersection of Donlon
Way and Dublin Boulevard; and
WHEREAS, the Project site includes the existing City Heritage Center and othcr vacant and developed
sites; and
WHEREAS, the Project would amend the Gen~'Tal Plan land use map to redesignate approximately 7.55
acres ofland within the Project area from Retail/Office to Parks/Public Recreation. The Project would also amend
General Plan text to provide for continued use of the Green Sturc structure and site for a church; and
WHEREAS, the Project would adopt the Duhlin Village Historic Area Spccific Plan with rclated land use
designations and development guidelines. The land uses and development gllldclincs provide for fiJture expansion
of the existing heritage park and future Pllblic and pri,atc devclopment in the approximately 3g-acre planning area.
The Dublin Village Historic Area Specific Plan is a separately hound document incorporated hcrcin by reference;
and
WHEREAS, consistent wi!b SB I g, the City obtained a contact list of local Native American tribes from
the Native American Heritage Commission and notilled the tribes on the contact list of thc opportunity to consult
with the City on the proposed General Plan amendment and proposed Spccific Plan; and
WHEREAS, the City prepared and circulated a Mitigated Negative Declaration analyzing the potential
environmental effects ofthe Project; and
WHEREAS, a Staff Report, dated July 11, 2006 and incorporated herein hy reference, described and
analy~ed the draft Mitigated Negative Declaration and the Project, including the proposcd am~'1ldmcnts to the
Gencral Plan and thc propused Spcclfic Plan; and
WHEREAS, the Planmng CommISSIOn rcviewed !be staff report and the draft Mitigated Negal1vc
Dcclaration at a noticcd pllblic hcaring on July 11,2006, at which time aU interested parties had !be opportunity to
he heard; and
WHEREAS, following the pllblic hearing, the Planning Commission adopted Rcsolution 06-018
recommending adoption of the Mitigated Negative Declaration, which resolution is incorporated herein by
referencc; and
WHEREAS, at the public hearing, the Planning Commission expressed their interest in including three (3)
additional properties in the Specific Plan boundary for the purposes of ensuring their compliancc WI!b the Design
Guidelines and for the purposes of ensuring consistency in the public streetscape.
I
Attachment 5
l'6~ DO 1<1! I
NOW, THl!:RE:FORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a
part oflhis resulution.
RJe IT FIJRTHRR RRSOLVED that the Dublin Planning Commission rceommends that the City Council
approve the fOllowing General Plan Amendment based un findings that the amendment is in the public interest and
that the General Plan as so amended will remain internally consistent.
A. Amend Sectiun 7.6, ARCHAELOGICAL AND HISTORIC RESOURCES to add a new implcmentIng policy as
follows.
"!U1l!lenwu!ing Policies
C The Green Store.
'Ibe Green Store is a recugnized historical rcsource and has been used as a church since 1989 This usc can
remain as long as the landowner(s) wish to continue its operation. The ParkslPublic Recreation designation
on the General Plan Land Use Map illllstratcs the long-term potentia] for expansion of the heritage park to
include this historic structure and the property it is on and is not intendcd to atTect or change the current
church use or its continlled operation as a religiolls land llse under a val id conditional use permit. "
B Amend Figure ]-]a, Land Use Map to change the land llSC dcsib'llation tor the following properties from
RctailJOffiee to ParksIPublie Recreation.
Dublin S'lllarC Shopping Center (APN 941-1560-007-001)
Green Store (ApN 94]-1550-004)
Hawthomc LanclPioncer Cemetery (APN 941-1560-005)
Pioneer Cemetery (APN 941-1560-006)
DHPA Parcel (APN 94 1-1 56ll-ll03-03)
BE IT FURTHER RESOLVED that thc Dllblin Planning Commission recommends that thc City Council
approve the Dublin Village Historic Area Specific Plan based on findings that the amendment is consistent with the
Dllblin General Plan, with one modification as follows. The Planning Commission recommends that the Specific
Plan boundary be revised to include the following additional parcels:
11746 Dublin Boulevard (Al'N 941-0113-004) - (property contains two huildings)
1170ll Dublin BOlllevard (APN 941-01 I 3-ll05-02)
11684 Dublin Boulevard (APN 941-0113-ll07-01)
PASSED, APPROVED AND ADOPTED this II th day of July 2lllltJ by the following vote:
A YRS: Chair Schauh, Vice Chair Wehrenberg, Commissioners Biddle, Fasulkey, King
NORS: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST
Planning Manager
(j:\P'<\#\2{)[)2\02-0741-1istorical Sl:I.Idy\.Spccit'ic Plan\PC RcsfI c;.P4_SP.lX){'
2
DRAFT
\'3"7 iI1l~\
DRAFT .0
P ltlnning C011lfllissionMinutes
CALL TO ORDERlROLL CALL
A regular meeting ot the City of Dublin Planning Corrunission was held on Tuesday, July 11,
2006 in the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting to
order at 7:00 p.m.
Present: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, Fasulkey, and King;
Mary To Wilson, Planning Manager; Kristi Bascom, Senior Planner; Juhn Bakker, Assistant City
Attorney, Diane Lowart, Parks & Corrununity Services Director; and Rhonda Franklin,
Recording Secretary
ADDITIONS OR REVISIONS TO THE AGENDA - NONE
MINUTES OF PREVIOUS MEETINGS
The June 27, 2006 minutes were approved as submitted. Cm. Biddle abstained from the vote
due to his absence during the June 27, 2006 meeting.
ORAL COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS
8.1 Public Art Program - Amendment to the Dublin Municipal Code - Resolution
recommending that the City Council adopt an Ordinance adding Chapter 8.58
and Amending Chapter 8.104.070 of the Dublin Municipal Code (Zoning
Ordinance) relating to the Public Art Program. The Ordinance requires a Public
Art Contribution for all new non-residential development and all new
residential development projects in excess of 20 residential units. This item is
continued to a future Planning Commission meeting.
Chair Schaub acknowledged that the item has been continued to a future Planning COrrurUssion
meeting.
8.2 P A 02-074 Dublin Village Historic Area Specific Plan and General Plan
Amendment - The proposed project consists of the following components: 1)
Adoption of a Resolution recommending City Council adoption of the Draft
Initial StudyJMitigated Negative Declaration and Mitigation Monitoring
Program; and 2) Adoption of a Resolution recommending City Council approval
of a General Plan Amendment and the Draft Dublin Village Historic Area
Specific Plan.
IP!dtl't1i;r1d I.,Otn!ri1-SS10n
':R~q'J.!..r 'Medinq
66
lul)'.f.l H)()tl
Attachment 6
DRAFT
Chair Schaub asked for the Staff Report.
l'i>'D:U. 'I~ \
DRAFT ~U '
Ms. Kristi Bascom, Senior Planner, presented the specitics of the project as outlined in the Staff
Report.
Chair Schaub asked why the boundaries of the Specific Plan did not indude thl' properties
located at 11684, 11700, 11740, and 11750 Dublin Boulevard ("the four buildings"). Ms. Bascom
explained that a consulting firm was hired tu assess the boundaries based on the identificatiun
of the remaining histuric resources in the area.
Cm. Fasulkey asked it the Conditional Use Permit (CUP) for the Green Store to operate as a
church had an expiration date, and Ms. Bascom said no. Ms. Bascom stated that the CUP could
expire it the church was inactive for 12 months. Cm. Fasulkey asked it the CUP was
transferable to another church. Ms. Bascom said yes and further stated that the CUP runs with
the land. Cm. Biddle asked if the CUP only applies to church usage, and Ms. Bascom said yes.
Chair Schaub opened the public hearing.
Mr Friedrich Weiss, resident in the area, inquired about the proposed redevelopment of the
Springs Apartments and about additional visitor parking for the Park expansion. Ms. Bascom
explained that there is no proposal to make any changes to the Springs Apartments. She stated
that there is a proposal for additional parking along Donlon Way, as well as a new parking lot
to serve a potential future Park.
Cm. King asked if Alamilla Springs would be restored. Ms. Bascom stated that it is not a part of
the lIistoric P,lrk Master Plan, however, one of the implementation measures in the Specific
Plan is to work with the property owner ot Alamilla Springs.
Chair Schaub suggested induding the four buildings in the Specific Plan to enhance the historic
ambience along Dublin Boulevard.
Cm. Biddle asked if properties within the Specific Plan would have to cunform to the Design
Guidelines should the properties undergu exteriur alteration, and Ms. Bascom said yes. Ms.
Bascom added that the Design Guidtdines were adopted by the City Council in January 2llllS
Chair Schaub pointed out that the Petco store was recently painted and docs not comply with
the Design Guidelines. Ms. Mary To Wilsun, Planning Manager, stated that Staff would look
into this.
Chair Schaub asked about the term "Dublin lots." Ms. Bascom stated that "Dublin lots" is a
Geographical Information Systems (GIS) term used to evaluate how lots in Dublin relate to
other lots in the Tri-VaIley an:a.
Chair Schaub stated that he would like to see unfamiliar or infrequently used terms, including
acronyms, defined in the Specific Plan to eliminate cunfusion and facilitate better understanding
of the Specific Plan.
WUJmnnfl (,Omt)l!s.sI(~'n:
1?f(1ut..t" ",'I1I.~lJr'1718
lJ7
//(1.)'.1,1 .,1000
DRAFT
Chair Schaub sugg~st~d that the Design Guidelines should b~ cl~ar~r on the appropriate style of
a tower dement and on the meanings ot "pedestrian-orient~d scale" and "traditional
neighborhood design" as discussed on pages 34 and 55 of the Specific Plan.
DRI1:+ 1JfJ I" \
Chair Schaub pointed out that the last sentence of the discussion on multiplex homes on page
56, should read" Jfa multiplex home's design is to resemble a single family horne, it can be placed
adjacent. "instead of "Becaus~ its design resembles a single-family home. "
Chair Schaub suggested that guidelines on the use of synthetic materials should be included in
the discussion of building materials on page 62 of the Specific Plan, and Cm. Fasulkey agreed.
Vice Chair Wehrenberg interjected that the language used in the Specific Plan would probably
b~ easily understood by those in the architectural/ design field. She stated that the discussion
on building materials does not eliminate the use of any material.
Vice Chair Wehrenberg asked what would happen to the Kennc1. Ms. Bascom stated that
nothing is proposed for the Kennel. Vic~ Chair Wehrenberg confirmed that 1) only five parcels
would change Land-Use Designation, and 2) the remaining parcels would have to conform to
the Design Guidelines upon exterior alteration, and Ms. Bascom said yes.
Cm. Fasulkey suggested that guidelines on the use ot recycled materials should be included in
the Design Guidelines. Chair Schaub asked if the Guidelin~s are open to using synthetic or
recycled building materials. Ms. Wilson stated that the Guidelines could be open to alternative
materials as long as the design criterion is met. Ms. Bascom point~d out that the intent of the
Design Guidelines is to guide each project towards conforming to the desired look and feel of
the area.
Cm. Biddle stated that he appreciates the detiliJ and specificity of the Design Guidelines, as w~l1
as an attempt to\-\; ards recreating an era that no longer exists.
Cm. Pilsulkey noted that the middle picture on page 33 is inconsistent with th~ sign guidelines
on page 44 ot the Specific Plan. Ms. Bascom stated thilt pag~ 33 is rderring to the architectural
style and character Cm. Pasulkey suggested that it be corr~cted to avoid any
misunderstanding.
Cm. Pasulkey noted that the last sentence un page 4Y of the Specific Plan implies that
" .fluorescent colors ml/st be avuided" instead ot" .should be avoided." Ms. Bascom stated
that the word "must" is not used because the document serves as a guideline. Cm. King
suggested that the document should use th~ word "must" if fluorescent signs are unwanted in
th~ area. Mr John Bakhr, Assistant City Attorney, explained that the guidelines arc designed
to allow flexibility
Cm. King reiterated that he would like to see descriptive terms and phrases better defined.
Cm. Biddle asked about the fimcframe tor the Historic Area streetscape improvements. Ms.
Diane Lowart, Parks & Community Services Director, stakd that streetscape improvements
would tilke plilce over the next three years. Cm. Biddle asked about the timeframe for the
Historic Park improvements. Ms. Lowart stated that the City Council has to take action on the
iFfa'f1.m11!J t,'lmmiS~.1I1~
'l.ff/71t::ij. ',ltCtllr~11
6R
J1dv 11 ?o06
DRAFT DR~~.1lb ,,,, \
Chair Schaub suggested that the Design Guidelines should be clearer on the appropriate style of
a tower element and on the meanings of "pedestrian~oriented scale" and "traditional
neighborhood design" as discussed on pages 34 and 55 of the Specific Plan.
Chair Schaub pointed out that the last sentence of the discussion on multiplex homes on page
56, should read" If a multiplex home's design is to resemble II single family home, it can be placed
adjacent "instead of "Because its design resembles a single-family home. "
Chair Schaub suggested that guidelines on the use of synthetic materials should be included in
the discussion of building materials on page 62 of the Specific Plan, and Cm. Fasulkey agreed.
Vice Chair Wehrenberg interjected that the language used in the Specific Plan would probably
be easily understood by those in the architectural/ design field. She stated that the discussion
on building materials does not eliminate the use of any material.
Vice Chair Wehrenberg asked what would happen to the Kennel. Ms. Bascom stated that
nothing is proposed for the Kennel. Vice Chair Wehrenberg confirmed that 1) only five parcels
would change Land-Use Designation, and 2) the remaining parcels would have to conform to
the Design Guidelines upon exterior alteration, and Ms. Bascom said yes.
Cm. Fasulkey suggested that guidelines on the use of recycled materials should be included in
the Design Guidelines. Chair Schaub asked if the Guidelines arc open to using synthetic or
recycled building materials. Ms. Wilson stated that the Guidelines could be open to alternative
materials as long as the design criterion is met. Ms. Bascom pointed out that the intent of the
Design Guidelines is to guide each project towards conforming to the desired look and feel of
the area.
Cm. Biddle stated that he appreciates the detail and specificity of the Design Guidelines, as well
as an attempt towards recreating an era that no longer exists.
Cm. Fasulkey not~,d that the middle picture on page 33 is inconsistent with the sign guidelines
on page 44 at the Specific Plan. Ms. Bascom stated that page 33 is referring to the architectural
style and character em. Fasulkey suggested that it be corrected to avoid any
misunderstanding
Cm. Fasulkey noted that the last sentence on page 49 of the Specific Plan implies that
" .fluorescent colors must be avoided" instead of" .should be avoided." Ms. Bascom stated
that the word "musl" is not used because the document serves as a guideline. Cm. King
suggested that the document should use the word "must" if fluorescent signs are unwanted in
the area. Mr John Bakker, Assistant City Attorney, explained that the guidelines are designed
to allow flexibility
Cm. King reiterated that he would like to see descriptive terms and phrases better defined.
Cm. Biddle asked about the timeframe for the Historic Area streetscape improvements. Ms.
Diane Lowart, Parks & Community Services Director, stated that streetscape improvements
would take place over the next three years. Cm. Biddle asked about the timeframe for the
Historic Park improvements. Ms. Lowart stated that the City Council has to take action on the
1.'itlrmUl/j u)mtll~ssl(m
(i{Pf}11.&u' r,Hi.lfh"llq
68
'Iut:..; /1, 1006
DRAFT DRA~iO Vb li1\
Specific Plan and General Plan Amendments, and the Mitigated Negative Declaration before it
can consider the Historic Park Master Plan.
Cm. King stated that he likes the objective ot creating of an entry plaza as discussed on page 5 of
the Specific Plan. Ms. Bascom stated that it will be implemented it the Draft Historic Park
Master Plan is approved by the City Council.
Cm. King asked tor clarification un the five parcels included in the proposed land-use
designation changes, and Ms. Bascom pointed them out on the diagram.
Chair Schaub stated that he wuuld like to see the four buildings included in the buundary at the
Specitic Plan.
Vice Chair Wehrenberg asked abuut the respunse to the Initial Study/Mitigated Negative
Declaration public review period. Ms. Bascom stated she received comments trom two State
agencies and questions from property owners in the area.
Cm. Biddle asked if the Initial Study/Mitigated Negative Declaration would have to be revised
if the Specific Plan boundary was amended to include the four buildings, and Ms. Bascom said
yes. Cm. Biddle asked if this Initial Study/Mitigated Negative Declaratiun wuuld have to be
amended if zoning was amended within the boundaries of the Specific Plan, and Ms. Bascom
said no.
Cm. King asked if the Draft Historic Park Master Plan would come before the Planning
Commission, and Ms. Bascom said no.
Chair Schaub questioned the Planning Commission on whether it would like to recommend to
City Council inclusion of the fuur buildings into the Specific Plan boundary, and the Planning
Commission unanimously answered in the affirmative.
Chair Schaub noted that for future documents, he wou Id like to see descriptive terms and
phrases better defined. Ms. Wilson stated that Staff would be able to appropriately interpret the
Specific Plan as it is currently written.
The Planning Commission complemented Staff on the level of detail and the amount ot guiding
intormation contained in the Specific Plan.
Hearing nu further comments, Chair Schaub closed the public hearing.
Cm. Biddle asked for examples ot what is not covered by the Specific Plan. Ms. Bascom
eXplained that interior modifications are not covered by the Specific Plan.
On a motion by Vice Chair Wehrenberg, seconded by Cm. Biddle, and by a vote of 5-0-0, the
Planning Commission unanimously adopted.
RESOLUTION NO. 06-18
I,PL1rl1liug (,MftmM'J'W't'/,
'Rrff1.ffiV 'Met:ling
69
ltlt...,.1.l,10th',
DRAFT
DR}~- t 0lJ 1?11
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE
DECLARATION FOR THE DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN PROJECT
PA 02-074
-~~
On a motion by Vice Chair Wehrenberg; seconded by Cm. Biddle; with a suggestion tu
"recommend to the Cihj Council the inclusion of the properties located lit 11684, 11700, 11740, and
11750 Dublin Boulevllrd into the boundllnj of the Dublin Village Historic Area Specific Plan", and by a
vote of 5-0-0; the Planning Cummission unanimously adopted.
RESOLUTION NO. 06-19
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE DUBLIN VILLAGE
HISTORIC AREA SPECIFIC PLAN AND RELATED GENERAL PLAN AMENDMENTS
PA 02-074
-~~
NEW OR UNFINISHED BUSINESS
Chair Schaub commented that Staff should consider using a professional editor to proofread
significant documents. The Planning Commissioners commented that they liked the idea.
OTHER BUSINESS
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or
Staff, including Committee Reports and Reports by the Planning Commission
related to meetings attended at City Expense (AB 1234).
The Planning Conunission did not have any items to report.
ADJOURNMENT - The meeting was adjourned at 8:04 p.m.
Respectfully submitted,
Planning Commission Chair
ATTEST
Planning Manager
,P{annms l,OT.l'lI1H.\,Sj()n
:Rfifl/Ult' 'M(~l!lml-l
70
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