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Lead Agene;y'
City of Dublin
Prepared By'
City of Dublin €lImIllUnity Development Department
As Adopted' by the: Dublin City Council
Resolution #227-00
December 19.2000
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CREDITS
City Council
Guy S, Houstun, Mayur
Lisbeth Howard
Janet Lockhart
Claudia McCormick
George lika
Plannin~ Commission
Ralph D Hughes
Maxine Jennings
Don Johnson
Fred Musser
Tony Oravetz
City Staff
Richard Ambrose, City Manager
Eddie Peabody, Jr" Community Development Director
Janet Harbin, Senior Planner
Andy Boyle, Associate Planner
Mana Carrasco, Secretary
Consultants
Jerry Haag, Urban Planner
Economic & Planning Systems (EPS)
Omni-Means Engineers
RRM Design Group
Stevenson, Porto & Pierce
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RESOLUTION NO. 227 . 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING THE WEST DUBLIN BART SPECIFIC PLAN AND
REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC PLAN FOR 99-056
WHEREAS, the City of Dublin is desirous ofimproving the appearance, functionality, economic
vitality of the downtown portlon of Dublin in a manner consistent with the broad vision expressed ill the
Dublin General Plan; and,
WHEREAS, the City has prepared the West Dublin BART Specific Plan (Exhibit A) which have
been prepared pursuant to Government Code Sec, 65450 et seq" and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the City of Dublin adopted a Downtown Specific Plan in 1987 for areas within the
boundaries ofthe proposed Specific Plans, However, due to changmg market and other conditions, this
Specific Plan is no longer relevant to those areas or Development Zones (7,8, 10 and 11) now included
within the boundary of the West Dublin BART and should be repealed; and
WHEREAS, an Initial Study and draft Negative Declaration have been prepared for this application
pursuant to CEQA Guidelmes Section 15071, and are on file in the Dublin Planning Department. Based
on the Initial Study, a draft Negative Declaration was prepared for the Specific Plans with the finding that
the implementauun of the Plans would have no adverse environmental effects as mitigation measures are
incorporated mto the project. The draft Negative DeclaratIOn is recommended fOf City Council adoption;
and,
WHEREAS, the Planning Commission did hold a public hearing on the West Dublin BART Plan
on September 26, 2000 and October 10, 2000, and recommended adoption to the City Council on October
10, 2000; and,
WHEREAS, the City Council did hold a public heanng on the West Dublin BART Specific Plan on
November 21,2000 and December 19, 2000; and,
WHEREAS, proper notICe of said hearing was gIVen in all respects as required by law; and
WHEREAS, the City Council did hear and use their independent judgment and conSidered all said
reports, recommendations and testnnony herein above set forth,
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hefeby find
that the proposed West Dublin BART Specific Plan is consistent with the land use designatIOns, goals,
policies and implementmg programs set forth in the Dublin General Plan, as amended,
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hefeby
fecommend the followmg changes to the West Dublin BART Specific Plan as shown in Exhibit B (1)
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NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby
recommend the following changes to the West Dublin BART Specific Plan as shown in Exhibit B' (1)
modify Section 1.5 to add Goall7 related to encouraging the incorporation of public art in certain
developments; (2) modify Table 5 to include the latest development proposal from BART! Jones, Lang,
LaSalle, (3) modify Table 5 to change the maximum FAR for Office (0) from Q-S-1-to 10; (4) modify
Section 5 I to add, Additionally, a vertical mix of uses such as residential over retail uses, and
developments offering a live/work component would be encouraged, (5) .add to SectIOn 5,2, "A high
density range of 30 to 50 units per acre may be acceptable, ", (6) modify Section 5 4d to read "Building
height: Eight stories Sicll storie" or 75 feet Architectural appurtenances may exceed the height limit", and,
(7) modify Objective 9 1 of Section 1.5 to read "Encourage require restaurant and food establishments to
provide for outdoor seating areas,"
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin City Council does
hereby approve adoptIOn of the West Dublin BART Specific Plan, subject to the modifications III Exhibit
B, and repeal of the 1987 Downtown Specific Plan as it relates to those lands within the boundaries of the
proposed Specific Plans,
PASSED, APPROVED and ADOPTED this 19th day of December 2000
AYES:
Councilmembers Lockhart, McCormick, Oravetz, Zika and Mayor Houston
NOES:
None
ABSENT:
None
ABSTAIN: None
)~A-~
KO/G/l2-19"{)O/reso~bart-sp,doc (Item 6,4)
gIDowntown SpecficPlanICC-RES;-p BART, doc
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EXHIBIT B
WEST DUBLIN BART SPECIFIC PLAN MODIFICATIONS
Table 5. Mltximum Economic Development Potential
SP Land Use Category. Acres FAR Existing Dev. Max. Dev.
DUlAC (SQ. ft.)** (so. ft.)
Commercial A (Com A) 10 87 0.25 243,344 118310
Commercial B (Com B) 776 048 17 823 163,090
Lodging (L) 9,31 1.20 103,231 339,533
(246 rooms) /486 rooms)
RetaiVOffice 7RT0) 12,28 083 -- 444,145
Retail! Auto 7R7 AT 476 0_18 38,325 38,325
Residential (R) 3,54 45 DU!ac -- 160DU
Office (0) 6.98 100 242,385 304,049
Mixed Use (MU) 1133 100 -- 493,430+
331 DU
Parking (P) 2.46 -- -- -
Right-of-Wav 2,11 - -- --
Totals 71.40 - 645,108 1,900,882+
ODU 491 DU
*Note. Potential plazas areas included in acreage
** Existing 210,744 Industrial/Warehouse square footage not included
. Change 3 Add to Section 1.5, Project Goals and Objectives, page 6, new Goal 17 As
follows: Enhance the visual quality of the West Dublin BART Specific Plan area by
encouraging appropriate projects with major public access either visually from roadways,
large outdoor areas, or pedestrian traffic to incorporate public art into the design, and
inaccordance with the City's Public Art Policy
. Change 4' Add to Section 5 1, paragraph 2, following sentence 5 (page 18): Additionally, a
vertical mix of uses such as residential over retail uses, and developments offering a
live/work component would be considered
. Change 5 Add to Section 5,2, Residential Land Use Category (page 19): Residential uses
include medium and higher density residential dwellings, A high density range of 30 to 50
units per acre may be acceptable,
. Change 6 ModifY Section 5 4d (page 20): Building height: Eight stories, Architectural
appurtenances may exceed the height limit.
. Change 7' ModifY Objective 9 1 of Section 1.5 to read, "Encourage restaurant and food
establishments to provide for outdoor seating areas;
K"IG/12-19-00/reso-bart-exB ,doc
G:\CC.MTGS\20ooQTR4 \DECEMBER\] 2.] 9-00\res(>.bart-exB,doc
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WEST DUBLIN BART SPECIFIC PLAN
Table of Contents
Chapter
Executive Summary
1 0 Introduction, Purpose and Project Location
2,0 General Notes
3,0 Existing Conditions
4,0 Economic Projections and Traffic Constralllts
50 Land Use Concept
6,0 Design Guidelines
7 0 I nfrastructure and Maintenance
8 0 Administration and Implementation
Appendix
Item A, Parccl Maps for Properties in Specific Plan Area
Item B List of Property Owners
Item C Negative Declaration and Initial Study
Page
4-
5
II
13
17
21
24
28
30
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WEST DUBLIN BART SPECIFIC PLAN
EXHIBIT
Exhihit
Exhibit I
Exhibit 2
Exhihlt 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 7A
Exhibit 7B
Exhibit 8
Exhibit 9
Title
Regional Context
Local Context
Specific Plan Boundary
Existing Land Uses
EXIsting General Plan
Existing Zoning
Existing Circulation System
Proposed & EXIsting Roadway Improvements
Capital Improvements
Existing Utility Plan
Land Use Plan
West Dubhn BART Specific Plan
City of Dublin
page 2
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WEST DUBLIN BART SPECIFIC PLAN
SECTION 6.0 URBAN DESIGN FIGURES
FirlUre
Figure 1
Figure 2
Title
Building Form, Massing and Materials
Parklllg
Building Siting and Orientation I
Building Siting and Orientation 2
Building Siting and OrientatIOn 3
Streetscape Character
Streetscape
Preferred Plant Matrix
Gateway Elements
Gateway Diagram
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
Figure 10
West Dubllll BART Specitte Plan
Cit) ufDublin
page 3
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WEST DUBLIN BART SPECIFIC PLAN
Executive Summary
The West Dublin BART Specific Plan is one of three specific plan documents developed for the
central urbanized area of the City of Dublin which address the future development in the
downtown area of the City_ Two other specific plan documents, the Downtown Core Speclfic
Plan and the Village Parkway Specific Plan, have also been developed to address other sections
m the duwntown area, The Specific Plans are intended to direct the use ofland, the design of
public improvements, and the design and appearance ofpnvate and public develupment,
including buildings, parking areas, signs and landscaping, Goals and objectives are included in
the planmng document to assist in fulfilling the intent of the Plan. Design Guidelines are also
established in the context of the Plan to assist m guiding the design quality ofthe area's
development. Additionally, sections addressing Administration and Implementation, and
possible Financing mechanisms for Plan implementation are contained in the document. The
Technical Appendices contammg the complete background traffic analysis, economIc analYSIS
and design guidelines for the Specific Plan arc contained in a separate document,
With adoption of the West Dublin BART Specific Plan by the Dublin City Council in December
2000, a General Plan Amendment was adopted to change land uses and land use intensification,
modifYmg the fluur.area- ratIo (FAR) for certain propertles_ Additionally, portions of the
previously adopted (1987) Downtown Specific Plan were repealed to modifY the sections of that
document relative to Develupment Zones 1,2,3 and 4_ Subsequently, amendment of the City's
Zoning Ordinance will be necessary for consistency between the Plan and the General Plan,
The West Dublin BART Specific Plan area is generally located between 1-580 to the south and
Dublin Boulevard to the north. San Ramon Road lies to the west of the area, and properties on
the west sidc of Golden Gatc Avenue arc included in the plan area, The area consists of
approximately 70 acres of commercial, office and light industrial land uses. Central to the Plan
area and proVIding a catalyst for the direction offuture development is the new West DublIn Bay
Area Rapid Transit (BART) station planned to be open in 2003, and the associated development
of a hotel, high density housing, and parking structure,
The West Dublin BART area, under the Concept Plan in this Specific Plan, is intended to be a
hIgh-intenSIty mixed-use area, capitahzmg on regional transit linkages provided by both the
BART line and supported by nearby freeways, 1-580 and 1-680, Within the West Dublin BART
area, a mixture of low-rise and mid-rise buildings housing residences, offices, specialty retail,
lodging, restaurant and SImilar uses are planned that are conSIstent with a transit-oriented area,
The West Dublin Bart Specific Plan Area, the Downtown Corc Specific Plan Area (directly
contiguous to the north) and the Village Parkway Specific Plan Area (to the East) represent what
remains of the onginal "Downtown" commercial area ufthe City of Dublin_ The maxImum
amount of development in the West Dublin BART area is anticipated to be 1,900,950 square feet
of non-residential space and 491 residential dwellings, Additionally, the Plan allows for further
mtenslfication of development through an increased FAR of up to I 00 for particular properties,
1,20 closest tu the BART Station III the planned transIt village, and permits a maximum height of
up to eight stories for buildings,
A NegatIve Declaration and Initial Study have been prepared tor the West Dublin BART
SpeCIfic Plan, and consider the envIronmental affects of the maximum development potential in
this area of the City Based on the policies and programs in this plan, no significant impacts will
result from the implementation of this plan,
West Dublin BART Specihc Plan
City of Dublin
page 4
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t.o Introduction, Purpose and Project Location
I I PUTDoses of the Specific Plan
The West Dublin BART Specltic Plan has been prepared to assure the appropriate
development and redevelopment of properties located adjacent to the West Dublin BART
station presently bcing planned near downtown Dublin over the next 5 to 7 years, The West
Dublin BART station represents the first privately financed BART transit station planned on
any Bay Area Rapid Transit District service line. The BART Board of Directors has
approved a long-term joint use agreement wIth the firm of Jones Lang LaSalle under which
Jones Lang LaSalle will construct a new BART station in exchange for development rights
on adjacent properties owned by BART BART will then operate the new station once
complete,
This new transportation opportunity will significantly impact the area surrounding the
proposed West Dublin BART Station and will allow the creation of a transit village oriented
toward the interrelationship of transportation, employment, services and housing provislon_
Based upon the pending development of the new station and significantly improved regional
accessibility (resulting from the construction of new freeway off-ramps and the proposed
BART Station), the City of Dublin antiCipates an increased demand for new office, retail,
entertamment, higher density residential and other land lL~es near the BART station, The
demand for lucal parkmg is also anticipated to increased based on BART ridership,
Additionally, vehicular traffic in the area is also expected to increase once the West Dublin
BART station becomes operational,
This Specific Plan IS the blueprint for the near future of this area, Subsequent evaluation of
future conditions will neceSSItate revisions of this plan beyond the intended 5-year lIme
horizon for this Specific Plan_ ThIS Specific Plan governs the use of land, development
standards, design of public Improvements, and the design and appearance of private
improvements including buildings, parking areas, signs and landscaping, The Specific Plan
provJdes a blueprint for existing uses within the planning area to transition into highcr
mtensIty land uses consistent with the overall Vision, goals and objective and design
requirements contained in the West Dublin BART Specific Plan.
Land use standards, regulations, defimtlOns and other criteria contained in this document
shall govern all of the property within the area known as the West Dublin BART Specific
Plan area.
1.2 Location
The West Dublin BART area is sited Within the City of Dublin, in southeasterly Alameda
County, California, The Specific Plan area currently includes commercial, office and light
industrial land uses lymg between the 1-580 freeway and Dublin Boulevard, west of San
Ramon Road, PropertIes on the west side of Golden Gate Avenue arc also included in the
Specific Plan area,
Exhibit I, Regional Context, shows the regional context of the planning area, and ExhibIt 2,
Local Context, shows the location of the project boundary in relatIOn to the remainder of the
Wcst Dublin BART Specific Plan
City of Dublin
page 5
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REGIONAl. CONTEXT
\VEST DUBLlI\j SART S~c:::;IFIC PLAN
DECEMBER 2000
CITY
OF DUBLIN
EXHIBIT 1
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LEGEND
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DOWNTOWN CORE SPECIFIC PLAN AREA
WEST DUBLIN BART SPECIFIC PLAN AREA
VILLAGE PARKWAY SPECIFIC PLAN AREA
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N,T,S,
DECEMBER 2000
I
LOCAL CONTEXT
WEST DUBLIN BART SPECIFIC PLAN
CITY
OF
DUBLIN
EXHIBIT 2
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City of Dublin, Exhibit 3 dcpicts the West Dublm BART Specific Plan boundary The
planning area contains approximately 70_2 acres of land_
1.3 Local and Regional Context
The West Dublin BART planning area is sited within the LIvermore~Amador Valley area, a
rapIdly growing area in the East Bay of the San FrancISco Bay region_ The City of Dublin has
a population of approximately 32,500 and a geographic area of approximately 12.2 square
miles. The Specific Plan area encompasses approximately 70 acres ofJand on which
approximately I million square feet of develupment currentl;y exist.
Major uses surrounding the specific plan area include commercia] and office uses to the
north, east and west, Properties south of the planning area lie within the Cit;y of Pleasant on
and have bcen developed with office and commercial land uses,
1.5 Proiect Goals and Objectives
Goals and objectives of the West Dublin BART Specific Plan include:
General
Goal 1 Promote the development of a state-of-the-art transit-oriented development on
propertIes adjacent to the West Dublin BART station to create a vital and visually distmctive
dismct, both locally and regionally
Goal 2: Encourage a hIgh level of site use by area employees and visitors attracted by the
pedestrian fee] of the West Dublin BART area and the mix of uses developed in the area,
Goal 3 Ensure that parking demand and vehicular travel demand in the vicinity of the
Specific Plan area can be accommodated,
Goal4 Encourage the stimulus of the new BART station to increase economic vitality and
overall activity within downtown Dublin,
Goal 5 Maintain and enhance tax revenues to the City through high intensity and hIgh value
urban development.
Land Use
Gual6' Encourage an appropriate mix ofland uses consistent with a transit-oriented
envlTonment. This includes offices, restaurants, specialty retail, entertainment, residential and
sImilar uses that are pedestrian, attractive and pedestrian-friendly
Objective 6,} Encourage development of office space that capitalizes on the close
proximity of BART for transit to accommodate employees and visitors,
Objective 6,2: Provide for higher intensity residential dwellings for households
desinng a more urban living environment close to a transit station,
West Dublin BART Specific Plan
City of Dublin
page 6
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EXHIBIT 3
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ObjectIVe 6.3 Promote entertainment, restaurant and speclalt) retail develupment to
create an urban feel and provide places for gathering and recreatIon 10 off-peak bours,
Objective 6,4 Allow for lodging facilities as a support for office development in thc
SpeCIfic Plan area as well as other uses in the region,
Objective 6,5 Where economically feasible, encourage a mix ofland uses on a single
ur adjoining parcel, including mixing uses vertlcall;y and borizontally This may
include but would not be limited to residentIal, oftlce, restaurant, retail and other uses,
Objective 6,6, Discourage additional industrial land uses within the Specific Plan
area,
Objectivc 6,7 Considcr a vertical mix of uses, such as residential over retail use, and
. '
developmcnts offering a live/work component.
Goal 7 Allow for increased land use intensities above eXIsting General Plan and Downtown
Specific Plan development maximums,
Objective 7 I Allow for intensification of non-residential land uses within the
planning area,
Objective 7,2_ Allow for residentIal development up to 50 units per acre due to the
prOXImity of BART
Goal 8 Accommodate vehicle parking needs for employees and visitors in an attractive and
non-intruSIve manner
Objective 8,1 Allow multi-level parking garages as a permitted land use in the
Specific Plan area,
Objective 8,2, Encourage parking garages to mcorporate ground floor retail,
entertainment, restaurant or other uses to provide an attractive streetscape element_
Goal 9' Provide for development of outdoor spaces within the planning area,
Objective 9 I Encourage restaurants and foud establishments to provide for outdoor
seating areas,
Objective 9,2, Provide for public and/or private plazas and outdoor gathering areas at
strategic locations within the planning area,
Goal 10: Allow existing uses and building to phase out or convert to uses consistent with the
vision and requirements of the Specifi~ Plan,
West Dublin SART Specific Plan
Cit) ofDubllO
page 7
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Traffic, Circulation and Parking
Goal II Continue to rely on Dublin Boulevard and San Ramon Road to provide major
regional linkages to the area, Improve interior roads to ensure adequate access into the site
and between uses,
Objective II ] Complete St. Patrick Way as the pnmary east-west collector roadway
through the West Dublin BART planning area,
Objective 11.2: Make necessary improvements to uther roads as may be required to
accommodate expected traffic, This may inelude but IS not lImited to adding
additional travel lanes, turning lanes, traffic signal upgrades and similar
improvements,
Goal 12 Coordinate plannmg efforts with WHEELS to ensure that bus service can be
accummodated within the area,
Objective 12,1 Work with developers of new projects to provide bus tumouts and
shelters, where applicable, to eneourage use of multiple transit modes
Goal 13 Create a more pedestrian friendly environment within the West Dublin BART
planning area to attract businesses and VISItors,
Objective 13 I Construct pedestrian and bicyele linkages between the West Dublin
BART area, Downtown Core area and other portions of Dublin through new bIcycle
lanes, signs, landscaping and other techniques_
Objective 13,2: Require construction of attractive pedestrian walkways within the
planning area between various land uses,
Objective 13,3 Design guidelines incorporated into the Specific Plan shall require
building facades and entries to be inviting to pedestrians,
Goal 14" Provide adequate parking within the West Dublin BART SpeCIfic Plan area, where
needed,
Objective 14 I Ensure that new parking spaces are provided to accommodate
anticipated BART ndership
Objective 14,2, Review existing City parking standards for land uses and, if feasible,
reduce parking requirements based on the cluse prOXImity of public transit
opportunities,
Objective 14.3 Encourage use of shared parking among nearby land uses, as allowed
by the Dublin Zoning Ordinance, to satIsfy parking demand for individual land uses
and reduce the total amount-of land needed for parking,
West Dublin BART Specific Plan
City of Dublin
page 8
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Objective 144 Allow multi-level parking decks as a permitted land uses; however,
through design standards, ensure that such garages are architecturally integrated
within the character of the area,
Gual 15 - Promote bicycle use as a way to reduce vehicle travel.
Objective 15 I Ensure that adequate bicycle storage and facilities are provided at the
transit station and with new development,
Visual Quality and Design
Goal 16 Enhance the visual quality of the West Dublin BART area through enhanced
entryways, pedestnan pathways, high quality design of individual buildings and related uses,
such as signs, lightning and accessory uses_
ObjectIve 16_1 Major organizing elements of the specific plan should be distinctively
landscaped entries, walkways and streets.
Objective 16.2, Individual buildings should reflect an overall high quality of
archItectural deSIgn, using materials, colors and exterior treatments to encourage
pedestrian use, Where feasible, building entries should be located facing either streets
or walkways and enhanced to attract visiturs,
Objective 16.3 Landscaping should enhance the appearance of buildings and should
be inviting to pedestrians,
Objective 164 Exterior elevations of parking garages shall be attractively designed
and landscaped to blend in with surrounding buildings, Where feasible, garagcs
should incorporate occupiable space on ground floor levels to better integrate with
nearby business establishments,
Objective 16,5 Private parking lots should be attractivel) landscaped to minimize a
"sea of asphalt" appearance through development review and enhancement program.
Objective 16.6 Standards and guidelines are included in the Specific Plan for signs
and hghtmg within the Specific Plan area to provide for a unified urban design
appearance_
Implementation and Administration
Goal 17 , Enhance the visual quahty of the planning area by encouraging appropriate projects
with major public access either visually from roadways, large outdoor areas, or pedestrian
traffic to incurporate public art in design, and in accordance with the City's Public Art
PoliC)
Goal IS New land uses, additions to existing land uses and remodeling of existing buildings
shall be reviewed by the City of Dublin to ensure consistency with the West Dublin BART
Specific Plan,
West Dublin BART Specific Plan
City of Dub 1m
page <)
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Goal 19' Existing land uses Wlthm the specific plan area that dunot conform with permitted
uses or development standards contained m the specific plan are alluwed tu remam as legal
non-conforming uses, Such uses shall be treated as such pursuant to Chapter 8 140 of the
Dublin Zoning Ordinance (Non~onforming Uses and Structures),
Gual 20- The City of Dublin shall work cooperatively with local property owners and
husmesses to achieve the goals and objectives of the Specific Plan,
Objective 20 I The City of Dublin shall take the lead in funding pubhc
improvements called for within the Specific Plan assisted by local property ownerS
and businesses to the fullest extent feasible,
Ohjective 20.2, A Traffic Impact Fee should be established for the West Dublin
BART area to offset the costs of providing requisite traffic and transportation
Improvements to support intensified land uses,
Objective 20.3 A West Dublin BART Merchants Association and/or a Business
Improvement District should be formed for the purposes of organizing special events
and coordinating other area-wide improvements,
Objective 20 4 Area property owners and merchants should investigate the feasibility
of forming a parking distnct or an assessment distnct to develop common parking lots
within the specific plan area,
Objective 20.5 The City should pursue grants and other sources of financing targeted
to promoting transit oriented development projects,
Objective 20,6 The City of Dublin should consider undertaking a Design Assistance
Program for businesses within the Specific Plan area to help in implementing design
guidelines for building enhancements,
ObjectIVe 20 7 New development projects and major building renovations within the
Specific Plan area shall pay a proportIOnate share costs of Specific Plan preparation,
Goal 21- New development within the West Dublin BART Specific Plan area shall be
coordinated with BART, the Livermore Amador Valley Transit Authority and other
appropriate agencies to ensure that public transportation service can easily be provided,
1.4 Organization of the Soecific Plan
The Specdic Plan provides a framework for development and redevelopment within the
plannlllg area, Development standards are provided for the various land uses comprising the
planning area as well as for the other components necessary to make a successful retail and
service area, These include transportation and circulation, infrastructure reqUirements, public
services and facilities, streetscape, amenities, and implementation and administratiOn of the
Specific Plan_
West Dublin BART SpecifiC Plan
City of Dublin
page 10
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2.0 General Notes
2,1 RelatlOnshiv to General Plan
The West Dublin BART Specific Plan is consistent with and furthers the goals, policies and
programs ufthe Dublin General Plan in the following manner,
The Specific Plan is consIstent with Goal 2,2.1, Downtown Dublin, Guiding Policy "A,"
which is to intensIfy Downtown Dublin, Guiding Policy "A" directs the City to transition to
current collection of adjoining shopping centers in the center portion of town into a
functional downtown,
Implementing Policies ofthe General Plan include:
B, Designate a Downtown Intensification Area on the General Plan Land Use and
Circulation map,
C Provide a downtown BART statIOn that will serve customers and workers WIth and
without cars, Add offices and apartments withm walking distance and eventual!) over
BART parking,
D Encourage mid-rise office-apartment office buildings and parking structures with
ground floor retail space Create store-lined pedestrian connections between existing
shopping centers,
E, Make downtown more understandable to the first time visitor by installing
standardized identification signs and directories.
The following table compares West Dublin BART SpeCIfic Plan land use categories With
complementary General Plan land use categories.
Table 1. General Plan Land Use Consistency
ategory
P an categories)
The Specific Plan also allows the City of Dublin to adopt more detailed guidance for the
West Dublin BART area, and to tailor regulatory standards to the unique needs and
characteristics of the planning area, It also allows the opportunity to establish standards and
West Dublin BART SpecifiC Plan
City of Dublin
page II
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Implement programs to meet thc needs of both local property UWlleTS and the remainder of
Dublin,
2,2 Relationship to 1987 DOwntuWll Specific Plan
The Wcst Dublin BART Specific Plan updates and modifies the existing Downtown Specific
Plan adopted by the City Council III 1987 for the portion of the downtown area shown in
Exhibit 3, originally Dcvelopmcnt Zones I, 2, 3 and 4 III the 1987 Plan. The portions of the
previously adopted Downtown Specific Plan relativc to development wIthm Development
Zones 1,2,3 and 4 will require repeal with adoption of the new West Dublin BART SpecIfic
Piau, to modify those sections pertaining to the specific geographic areas
2.3 Relationship to Dublin Zoning Ordinance. Dublin Municipal Code, Standards and
Policies
The City of Dublin Zoning Ordinance will be amended as an implementation measure of the
West Dublin BART Specific Planto create a special West Dublin BART Specific Plan
Overlay Zoning District to replace existing zoning standards adopted for the specific plan
area, Land uses, development standards and interim uses will be outlined in the Development
Standards sectIon of the Specific Plan and supporting diagrams outlining spccial
requirements
Any develupment standards or land use requirements not specifically covered bey thIS SpecIfic
Plan are subject to the regulations of the City of Dublin Zoning Ordinance and Standard
SpecificatIons and Drawings of the City of Dublin, Unless otherwise specifically approved III
this Specific Plan, all off-site drawings are subject to City of Dublin policies and standards in
effect at the time of submittal of improvement plans_
All construction within the West Dublin BART Specific Plan area shall be III cumpliance
with the Umform Building Code, Uniform Fire Code and all other ordinances adopted by the
City pertaming to construction and safety issues, All other City standards and policies shall
apply at the tIme of submittal of individual subdivision maps and/or site development plans.
2.4 Definitions
For the purpose of carrying out the intent of this Specific Plan, words, phrases and terms
shall be deemed to have the meaning ascribed to them as follows, In construing the
provisions ofthis text, specific provisions shall supersede general provisions relating to the
same project. All other defimtions shall be as per the Dublin Zoning Ordinance, Terms not
defined in the Dublin Zomug Ordinance shall have the meaning ascribed in Webster's
Colle!:!iate Dictionary,
The word "City" shall refer to the City of Dublin,
The words "City Council" shall mean the City Council of the City of Dublin,
The words "Planning Commission" shall mean the Planning Commission of the City of
Dublin,
The words "Specific Plan" shall refer to this document, the West Dublin BART Specific
Plan, as adupted by the DublIn City Council.
West Dublin BART Specific Plan
City of Dublin
page 12
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The word "shall" is mandatory; "may" or "should" is permissive,
The word "permitted" means permitted without the requirement for further discretionary
permits, but subject to all other applicable regulations_
The word "acres" or "acreage" shall mean approximate acres,
The word "applicant" shall mean a person or entity making application for Site Development
RevIew, subdivision map or other land use approval pursuant to this Specific Plan,
The word "subdivision" shall include tentative and final tract maps, tentative and final parccl
maps, parcel map waivers and lot line adjustments,
2.5 Severabilitv
If any ternl, provisIOn, condition or requirement of this Specific Plan shall bc held invalid or
unenforceahle, the remainder of the Specific Plan or the application of such term, provision,
condltlun or requirement to circumstances other than those in which it is held invalid or
unenI('rceable shall not be affected thereby; and each term, provision, condition or
requirement of the Specific Plan shall be valid and enforceable to the fullest extent permitted
hy law
3.0
Existing Conditions
3 I Overview
This section of the Specific Plan identIfies physIcal and other environmental conditions on
the project site at the time this Specific Plan was prepared.
3,2 Topography and Natural Features
The site is generally flat with a gradual slope to the south, There are no unique or unusual
geographic or topographic conditions present un the site, since the maJunty of propertIes are
developed and the Specific Plan area lies in an urbanized portion of Dublin,
3,3 Existing Land Use and Parcelization
The project sitc has been developed with a range of retail commercial, lodging, restaurant,
office and light industrial buildings providing goods and servIces primarily to local residents,
Regional uses within the area include Crown Chevrolet, a large automobile sales and service
facility located on the south side of Dublin Boulevard west of Golden Gate Drive, A large
storage warehouse has also been built at the terminus of Regional Street (Cor-O-Van),
Exhibit 4 shows the general distribution ofland uses withm the project area, Existing
buildings are oriented to major roadways and generally have been built with auto parking
fronting on adjoinmg thoroughfares, Buildings have been cJnstructed on indivIdual lots or m
small centers with minimal relation to surrounding uses, Landscape and streetscape
improvements vary from lot to lot, although the overall amount oflandscaping is generally
minimal.
West Dublin BART Specilic Plan
City of Dublin
page 13
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EXISTING LAND USES
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EXHIBIT 4
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Exhibit 4 also indicates existing par<;elization within the pruject area, A summary of current
parcelization, including lot sizes and ownership (as taken fi-om the most recent Cuunty
Assessor records) is contained in the Appendix of thIs Plan,
34 Land Use Regulatorv Framcwork
Land use regulation for the project area is provided by the Ciry of Dublin through the General
Plan and Zoning Ordinancc, Rcfcrto Section 2,1 of the Spedfic Plan for a discussH,m of
General Plan goals and policics applicable to the West Dublin BART Specific Plan_
The project site has been zoned a combination ofe-I (Retail Commerciall, C-2 (General
Commercial), M-l (Light Industrial) and PO (Planned Development) by the City of Dubhn_
The two commercial districts allow a rangc of rctail commercial, office, restaurant and
similar land uses, The M-l district pcrmits warchousing and whole sale uses as well as hght
manufacturing and assembly Planned Development PD-1464, generally located at the
termInus of Amador Plaza Road and 1-580, allows for a range of commercial retail and office
uses,
ExhibIt 5 depl<;ts eXIsting General Plan designations within the project area and Exhibit 6
shows current zomng designations,
As preVIOusly mentioned, in 1987 the City of Dublin adopted a Downtown Specific Plan
whICh mdudes properties encompassed by the West Dublin BART Specific Plan as well as
other areas in the downtown area_ With the adoptIOn of the West Dublin BART Specific
Plan, the portions "fthe 1 987 Plan pertaining to this area will be repealed,
3,5 Transportation and Circulation
Major principal streets serving thc Specific Plan site mclude Dublin Boulevard and Amador
Valley Boulevard, These are described more fully below Exhibit 7 depicts the local
circulation system within the Specific Plan area and Exhibit 7A shows the existing and
proposed roadway and dimensions for St. Patrick Way
.
Dub/in Boulevard is a major east-west roadway through the northerly boundary of the
planning area, Dublin Boulevard has six travel lanes and raised medians from San Ramon
Road to just east of Regional Street, As Dublin Boulevard approaches Golden Gatc
Drive, the roadway narrows to four travel lanes and maintains this configuration east to
Dougherty Road, Dublin Boulevard is designated as a route of regional significant in the
Alameda Counry Congestion Management Agency's Congestion Management Plan,
.
San Ramon Road is oriented in a north-south direction immediately west of the West
Dublin BART planning area, A major arterial street, San Ramon Road has six travel lanes
and raised medians north of Interstate 580 A full east-west access interchange is located
at San Ramon Road and 1-580 North of Amador Valley Boulevard, San Ramon Road
narrows to four travel lanes, In the West Dublin BART planning area, this roadway
provides ac"ess to retail commercial uses, San Ramon Road is designated as a
Metropolitan Transportati"n System (MTS) roadway by the County Congesbon
Management Agency
West Dublin BART Specific Plan
City of Dublin
page 14
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EXISTING GENERAL PLAN
WEST DUBLIN BART SPECIFIC PLAN
.
NT,S,
DECEMBER 2000
CITY
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Fcl':,,*ti!l!(\l e-l RETAIL COMMERCIAL ZONING DISTRICT
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EXISTING ZONING
WEST DUBLIN BART SPECIFIC PLAN
N,T,S,
DECEMBER 2000
CITY
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ARTERIAL STREET
COUECTOR STREET
PROPOSED STREET (ST PATRICK'S WAY)
PROPOSED BIKEWAY - CLASS II (LANE)
BIKEWAY. CLASS I (PATH)
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CIRCULATION SYSTEM
WEST DUBLIN BART SPECIFIC PLAN
NT,S,
DECEMBER 2060
CITY
OF
DUBLIN
EXHIBIT 7
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Regional Street extends south from Amador Valley Road through Dublin Boulevard,
South of Dublin Boulevard, Regional Street is a wide, two-lane ruadway providing access
to commercial areas, North of Dublin Boulevard, the roadway has two travel lanes with a
two-way left-turn lane as it provides access to commerCIal areas adjacent to the planning
area,
.
Golden Gate Drive is a short street extcnding south fi-om Dublin Boulevard. A two-lane
roadway, Golden Gate Drive provides access to commercIal and office uses lying
between Dublin Boulevard and the 5110 freeway
.
St, Patrick Way is a newly constructed east-west street extending from an off-ramp from
the 1-680 frecway and extending to Golden Gate Drive, St. Patrick Way IS a two-lane
local roadway providing access to propertics between Dublin Boulevard and the 1-580
freeway
Regional circulation linkage lS provided by 1-680, a north-south freeway and 1-580, an east-
west freeway Caltrans is mrrently completing an off-ramp from the 680 freeway at St.
Patrick's Way The ramp is antIcipated to open in Fall, 2000
The Livermore Amador Valley TranSit Authority ("WHEELS") provides bus transit service
through the Dublin area, Bus routes serving the downtown Dublin area include Routes 3, 4,
10 and 2011202,
Regional transIt to and from thc Dublin area IS prOVided by the Bay Area Rapid Transit
District (BART)_ BART opened a DublinlPleasanton station in the late 1990's, located
approximately one mile east of the project site, A recent proposal has been submitted to
BART to construct a Downtown Dublin station withm the Specific Plan area at the terminus
of Golden Gatc Drive,
A bikeway is propused along Dublin Boulevard with the wIdemng and improvement to this
roadway This is planned as a Class n bike lane, which would provide a striped lane for one-
way bike travel on the street. The City may consider additional bike routes in the West
Dublin BART Specific Plan area tu facilitate use of the transit station,
Public sidewalks have been constructed on the south side of Dublin Boulevard and along the
east side of San Ramon Road Wlthm the Specific Plan area, Sidewalks have also been
constructed along Golden Gate Drive and Regional Street.
3_5 Utilities
The project site is presently served by a wide range of utilities and infrastructure, mcluding'
Water: Dublin San Ramun Services District (DSRSD) currently provides retail water
services to the City of Dublin, including the Downtown Core area_ Currently, 100% of
the DSRSD potable wakr supply is provided by Alameda County Floud Control and
Water Conservation District (Zone 7), Water enters DSRSD's distribution system from
Zune 7 Cross Valley Aqueduct through four turnouts, The turnouts are equipped with
chlorination and fluoridatIOn facilities which can disinfect and fluoridate water deliver
from Zonc 7 prior to entering DSRSD's system,
West Dublin BART Specific Plan
City of Dublin
page 15
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DSRSD currently has four pIpeline interties, two wIth East Bay Municipal Water District
and two with the City of Pleasantun for rapid emergency response, The interties are
strictly for emergency cunditlOns, such as a major pipeline break, supply contamination,
interruption of delivefles due tu an earthquake, flood, Of other disaster, These connections
would allow eIther agency to obtam water from the other agency dUflng an emergency
DSRSD is currentl) revising their Water Supply Master Plan and should be completed
and adopted before the end 01'2000_ Based upon conversatIOn with DSRSD Staff,
adequate water capacIty currently eXlsts within the West Dublin BART area any
deficiencIes in the system will be addressed through the update of the Water Supply
Master Plan, Individual development proposals will be reviewed on a case by case basis
by DSRSD staff, If individual development exceeds water demand, DSRSD will require
either a "looped system" or an increase in water pipe diameter to supply the project,
Exhibit 8, Existing Utihty Plan, shows the primary elements of the existing water system,
Wastewater DSRSD proVIdes wastewater collection and treatment, as well as water
distributiun services for the City of Dublin, The DSRSD wastewater collection system
includes over I 07 miles of sanitary sewers from 6 to 42 inches in diameter, with a range in
agc from 5 to 40 years uld,
Wastewater Capacity
Land use data form the basis for estimating wastewater flows in the CullectlOn system_
Land use projections for DSRSD service area are based on the General Plans of the
service area, However, for the West Dublin BART area it was assumed that sigmilcant
densification would occur, and the existing General Plan land use designation was nut
utilized for wastewater flows calculations in this area, Based upon the Wastewater
CollectIon System Master Plan Update, completed May 4,2000, it was assumed that the
ultimate densdIcatiun that would occur III the Duwntown Core area would be an increase
from approximately 28% net fluor area ratio (F,A,R,I, to 92% net F,A.R, Consequently,
the intensification proposed by this specific plan are well within the ultimate capacity of
DSRSD wastewater system,
Table 2. Existing Dwelling Unit Equivalent (DUE)
Table 3. Proposed Dwelling Unit Equivalent (DUE)
West Dubhn BART SpecifIC Plan
City of Dublin
page 16
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LEGEND
- - - - SP~CIFIC PLAN BOUNDAR'!
(X" S) SEWER MAIN (SIZE K; NOTED)
.....Jl! -~ WATER MAIN (SIZE AS NOTED)
f'i"SD'
. -.... -" - ~ STORM DRAIN MAIN (SIZE AS NOTED)
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EXISTING UTILITY PLAN
WEST DUBLIN BART SPECIFIC PLAN
NT-S_
DECEMBER 2000
CITY
OF
-<' .
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DUBLIN
EXHIBIT 8
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Table 4. Maximum Design Criteria
,0mmercJa
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Equivalent (220
gpd)
Exhibit H shows the approxImate lucatiun of eXIstmg wastewater facilities in the project
area,
Drainage, Stormwater drainage is pruvided by the City of Dublin Public Works
Department and all runoff in the vicinity is directed to regional storm drain facilIties
owned and maintained by Zone 7 of the Alameda County Flood Control and Water
Cunservation District. The regional drainage facilities ultimately flow tu Arroyu de la
Laguna whIch flows in a westerly direction through Niles Canyon until it ultimately
discharges to the San Francisco Bay
Flood Channel improvements to a box culvert, adjacent to 1-580 right-of-way, may be
necessary if additional development places structure eIther directly over the existing
channel arc within close proxImity tu the channel. Exhibit 8 shows the approximate
location of existing storm dram WIthin facilities the project area.
3 6 Public Services
Existmg service providers to the Specific Plan area include:
. Police;
City of Dublin
. Fire and Emergency Services:
City of Dublin
(contracted with Alameda County Fire Department)
. Roadway Mamtenance
City of Dublin
. Library
Alameda County Library (Dublin Branch)
. Recreation and
City of Dublin
. Potable Water and
Sanitary Sewer'
Dublin San Ramon Services District
. SolId Waste Disposal.
City of Dublin
(Livermore Dublin Disposal (LDD))
4.0 Economic Projections and Traffic Constraints
A detailed economic analysis of potential nev. development was completed to IdentIfy the types,
size and maximum potential of various uses during the process of preparing the West Duhlin
BART StatIon Specific Plan, A market assessment to define various development scenarios was
West Dublin BART SpccIfIC Plan
City ufDuhlIn
page 17
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undertaken to evaluate alternative land use scenarios and mtensities of development for the
analysis, The alternative land use scenarIOs reflected different land use policies and differing
levels of public investments, During the evaluation of land use scenarios for the area, an effort
",a~ made to design and evaluate them in light of specific goals and objectives the City hopes to
achieve, Through careful planning, effective collaboration with the private sector, and selected
public investments, the City's goal of creating a murc traditIOnal" downtown" in the central area
of Dublin can be achieved.
Additiunally, in conjunction with development intensificatIOn, significant changes to
transportation facilitIes (new 1-680 ramps and a new West Dublin BART statIOn), the prOXImity
to existing major commercial areas, and future demand for new transit related development will
drive ne", land uses in the Specific Plan area (the following chapter on the Land Use Concept
discusses the overall plan for the area). The most important context for new opportunities in the
West Dublm BART Specific Plan area is the interrelationshIp of traffic constraints and economIc
potentml in the next five to seven years, Detailed evaluations of these findings can be found in
the traffic analysis and economic analysis in the Technical Appendices, a supporting document,
4,1 West Dublin BART Develooment Program
Table 5, below, is a five to seven year projection of the maximum economic development
potential within the West Dublin BART area,
Table 5. Maximum Economic Development Potential
Retail Ice (RIO)
Retal Auto (RIA)
Resl ential (R)
o Ice (0)
F Existing ev. Max. Dev.
DUlAC (sq. ft.)** (sq. ft.)
,25 243, 4 118,375
0.48 17, 3 163,09
10 ,231 33<),530
1.20 (246 rooms) (486 rooms)
,83 444,14
018 3 ,325 38,325
45 DUlac 160
242,385 3 ,050
1.00
1. 49 ,430+
331 DU
P Land Use Category
Acres
Commercia
Commercia
Lodgmg
MIxed Use (M )
11.33
Par ng (P)
Rl t-of-Wa)
Totals
2.46
2.11
70 799
645,10
ODU
1,9 ,950
491 DU
*Nu/e_ Potential plazas areas included in acreages
** Existing 210,744 IndustriallW are house square foo
/ included,
4.2 Traffic Improvements and Phasmg
To accommodate the level of development discu
improvements would be required in the West Du
ve, traffic and parking
ART Specific Plan area, as follows:
West Dublin BART Spe<;lfic Plan
City of Dublin
page 18
.
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a) Phase I Improvements, These improvcments are required with the antIcIpated initial
development in the BART station area and east to Amador Valley Buulevard, Existing
roads currently serving the planning area should be maintained and Improved to meet
Specific Plan standards, Dublin Boulevard, Golden Gate Dnve and RegIonal Street
will continue to provide regional and local access to the site, 51. Patnck Way will be
extended to proVIde east-west access through the center of the planmng area beyond
Golden Gate Dnve to the edge of the developed area, The right-oj~ Wa) for St Patrick
Way is planned to be 64 to 68 feet wide, and consist of one traveJlane III each direction
and left -turn lanes at selected locations,
With the anticipated Specific Plan traffic added to existing plus approved BART traffic
volumes, two ufthe mtersections within the vicinity of the West Dublin BART Specific
Plan area would operate at unacceptable levels of service (LOS) during the AM and PM
peak hour These include the Gulden Gate DrivelDublin Boulevard and Amador Plaza
Road/Dublin Boulevard intersectIOns, In addition to roadway improvements currently
underway or planned, the northbound Golden Gate Drive approach should be WIdened
and restripcd to include an additionalleft-tum lane to assure acceptable LOS 1ll the plan
area, Additionally, the northbound and southbound Amador Plaza Road approach lanes
should be widened and re-striped to include separate through lanes, The ultimate
northbound and southbound approach lanes would include one left-turn lane, one
through lane, and one nghHum lane.
b) Phase II Improvements, These improvements for development west of Golden Gate
Avenue to Regional Street would be needed t<) serve the area. St, Patrick Way will be
extended to provide east-west access through the remainder of the planning area to
Regional Street. The ultimate right--of-way for St. Patrick Way is planned to be 64 to
68 feet, and consist of one travel lane in each direction and left-turn lanes at selected
locations, IfSt. Patrick Way is extended to Regional Street with future development,
Regional Street should also be widened to four lanes with a two-way left-turn lane
between Dubhn Boulevard and St, Patrick Way Additionally, the eastbound Dublin
Boulevard approach to Regional Street should be widened and restriped to mclude a
separate right-turn lane_
Additional roadway WIdening improvements would be needed with the projected traffic
volumes, Golden Gate Dnve would require widening to four travel lanes with two-way
left-turn lanes between Dublin Boulevard and St, Patrick Way, The eastbound Dublin
Boulevard approach at both Amador Plaza Road and Golden Gate Drive should be
widened and re-striped to include a separate right-turn lane, Amador Plaza Road is
already planned for widening to four travellancs in the City's Capital Improvement
Program budget
To offset overall development impacts in the downtown area, including the BART
related traffic, Dublin Boulevards is currently proposed for widening to six travel lanes
between Sierra Court and Doughtery Road, A second eastbound right-turn lane would
be installed on Dublin Boulevard at Doughtery Road.
West Dublin BART Specific Plan
City of Dublin
page 19
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Exhibit 7 A shows the proposed roadway system and improvements to be implemented
as part of the Specific Plan, and Exhibit 7B illustrates the proposed ultimate widening
ofSt. Patrick Way through the Specific Plan area,
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C) IntersectIon controls and Improvements, Existing traffic signals will remain at the
intersections ofDubhn Boulevard/Golden Gate Drive and Dublin BoulevardlRegional
Street.
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d) Public transIt provislon_ The City of Dublin will coordinate additional public transit
stops WIth the LIvermore Amador Valley Transit Authority Placement of new transit
stops will he based un intensIty of new development, location of existing transit stops
and availability of funding,
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el Bicycle and pedestrian facilities, New commercial and office development shall he
required to provide bicycle storage facilities for employees and visitors to the sIte. The
amuunt of bicycle parking shall be determined based on standards established in the
Dubhn Zoning Ordinance and the location of bicycle parking will be reviewed dunng
the Site Development Review process for proposed new developments,
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Dubhn Boulevard is proposed to be designated as a Class II Bikeway lane and stripmg
of the lane will occur in conjunction with other planned improvements t\l Dublin
Boulevard,
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f)
Driveway spacing, Driveways mto private lots should generally be limited to one
driveway per parcel ofrecord and shall conform to City of Dublin standards, New
driveways shall be located a minimum distance uf 150 feet from street intersections and
frum other eXIstIng dnveways, Where feasible, driveways should be shared between
two parcels to reduce the number of curb cuts along specific plan roadways,
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g) Turning radii and emergency vehicle access, Based on Alameda County Fire
Department standards, a minimum turning radius of 42 feet shall be maintained withm
parking lots and driveways, Fire lanes shall have a minimum width of20 feet and shall
be marked in accord with Fire Department standards,
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Beyond the five to seven year period, in order to increase the intensity of development,
significant changes in the transportation system would be required, Given the limItatIOns of
street locations, off-ramps from 1~680, and potential building connections to the BART
station, an entirely different specific plan would need to be developed to accommodate new
growth_
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4.3 Parking and Loading
Parking and loading for mdividualland uses shall be as required per the Dublin Zoning
Ordinance, with the following exceptions, It is anticipated that parking within the specific
plan area will include a mix of surface and structured parking,
a) Transportation Demand Programs: Required parking may be reduced for individual
uses or groups of uses when a project developer prepares and implements a
Transportation Demand Management (TDM) Program_ TDM programs shall be
West Dublin BART Specific Plan
City of Dublin
page 20
~..~~.~-)
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.' __-.-------------c-BOULEVARD
--- --'-OUBLlN _#
--..---'-
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. .
- - - - SPECIFIC PlAN BOUNDARY
t . USE AS NOTED
. POTENTIAL PlAZA LOCATION
(I)
(P)
(L)
~
ill
a:
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<i
:z
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(COMA)
(COMB)
~ ~ ..~~~-. "-.o~_~__~
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I~~~;:::~~~-~~~~~~=- ~=_:.~~~-:~~:~=~~~;:~~;~-~;;.~;;~=.~~-:=~--:;~~~~!;~~=~:=~~~~~~~~~~~~~~:~~---:~:~~~~:~~~~~~~
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LEGEND
(MU)
(COMB)
(0)
(RIO)
(R)
(RIA)
(COM A)
OPPORTUNllY SITE
PARKING) MIXED USE
HOTEL
LAND USE PLAN
WEST DUBLIN BART SPECIFIC PLAN
MiXED USE
COMMERCIAL B
OFFICE
RETAILJOFFICE
RESIDENTIAL
RETAILJAUTO
COMMERCIAL A
.
N,T.S.
DECEMBER 2000
CITY
OF
DUBLIN
EXHIBIT 9
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5.2 Land Use Categories
Land use categories generally include the following:
Commercial A generally includes "big box" retail uses, general retail and service uses, and
restaurants,
Commercial B uses are smaller-scale uses including specialty retail, restaurants, offices,
entertainment and similar pedestrian-oriented uses,
Retail/Office uses include a range of general retail, uses as well as professional, business,
corpurate, medical and dental buildings.
Retail/Auto uses typIcally Include sales and service of new and used vehicles,
Residential uses Include medium and higher densit;y residential dwellings, A high-dcnsity
range of 30 tu 50 umts per acre may be acceptable,
qfJice land uses Include professional/administratIVe, business, corporate, medical and dental
buildings,
The Mixed Use land use category includes residential and at least one non-residential land
use type, such as office or retail.
5.3 Permitted/Conditional Land Uses
Permitted, conditional and temporary permitted uses allowed within the West Dublin BART
Specific Plan area are located in the City's Zoning Ordinance by zoning district.
5,3 1 Permitted and Conditional Uses
The following land uses are permitted by land use category, subject to complIance with
all development standards and design guidelines,
5,3,2 Temporary Uses
Temporary uses are allowed in the Specific Plan area with the issuance of a Temporary
Use Permit by the Dublin Zoning Administrator, in accordance with the Zoning
Ordinance, Included in the category of typical temporary uses are Christmas Tree sales
lots, carnivals, street fairs, farmer's markets, pumpkin sales, temporary construction
trailers, and similar types of short-term uses.
5 4 Development Standards
a, Minimum lot size
(i) residential lots: 1,5 gross acres,
(ii) non-residential lots: 10,000 square feet
b, Minimum lot dimensions (residential lots only, Planned Developments excluded)
(i) width, 50 feet
(ii) depth, 80 feet
c, Maximum Floor Area Ratio: Per Table 5
West Dublin BART Spe~itic Plan
City of Dublin
page 23
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d, Building height; Eight stories. Architectural appurtenances may exceed the height
limit.
e_ Landscaping_ The following areas on pnvate lots shall be landscaped:
(0 All required setbacks
(ii) Parking lots
6.0
Urban Design Guidelines
6 I PUTDose and Intent
The following Architectural Design Guidelines are intended to be general and apply tu all
land use areas withm the Specific Plan Area_ The GUldelines are not specific to an individual
land use or type of development, Rather, they provide a framework for an overall character
and design consistency throughout the West Dublin BART Speclfk Plan Area_ Their purpose
is to create a community design image that is appropriate and will promote the pedestrian
oriented focus of the West Dublin BART Specific Plan, The Architectural DeSIgn GUldehnes
are to be used in conjunction with the Site Planning Guidelines and the City of Dublin
Zoning Ordinance (Title 8 of the Municipal Code) as well as other applicable development
codes (i,e., building, fire, electrical, etc.). More detailed guidelines and design details can be
found in the Technical Appendices, Appendix C, West Dublin BART Specific Plan and
Urban Deslgn Guidelmes, a supporting document,
This program will establish an approach to design that will allow and encourage diverse
architectural solutions throughout the redevelopment of the area while maintaining a clearly
recognizable overall design character and quality The following section provides general
direction on architectural development including building form, accent elements, articulation
and scale and recommended/discouraged construction materials, The West Dublin BART
Specific Plan Area will have a new urban form, one that is built over time on the existmg
fabric of the Plan Area, The new BART Station Complex will have a significant influence on
the changing form of the Area,
6,2 General Design Princivles
There are several key principles that will guide the architectural design throughout the West
Dublin BART Specific Plan Area in order tu meet the overall Goals and Objectives of the
Specific Plan (see Figures I and 2 for overall examples). These principles include:
1) Pedestrian-oriented design as the Plan Area's main priority
2) Avoid typical automobile-oriented strip center planning and architectural design.
3) Articulate individual building forms and features,
4) Provide architectural design solutions that accommodate a mixture of uses grouped
together (i,e" commercial space adjacent to residential space adjacent to office
space) ,
5) All physical improvements within the Plan Area should provide strong pedestrian
connections between uses, through parking areas and along street corridors,
6) Physical and visual emphasis of connections to the Downtown Core Specific Plan is
important,
West Dublin BART SpecifIc Plan
City of Dublin
page 24
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Roof and wall
planes are varied
and well articu-
lated into smaller
vertical elements
winch emphasize
individual units
and create a
pedestrian scale
while de-empha-
sizing the bulk
and scale of the
overall building
Parkway or full
width sidewalk
with tree wells,
One street tree
every 30'
No roof mounted mr conditIon-
ers or antennas
Conceal parkmg eIther
behind or undemeath
building
Parking areas fully
landscaped and lighted
On-Street parking
Commercial at street retail level.
ReSidentIal and office uses above,
Commercial storefronts with
awrungs and full sidewalk
create a pedestrian oriented
area
Note:
On buildings of over three stories in height, upper stories (4-6) should be stepped back
from the facade lllle to open up light and solar access to street and spaces below,
Building Fonn, Massing and Materials:
West Dublin BART Urban Design Guidelines
Building setback may
vary to enhance street
presentation
1//,
/4"
, Entry above
finished grade
Minimum two story units
against street. Step second
and third stories back from
frrst floor level to increase
articulation
Each urut Identifiable in
overnJl building mass
Dwelling and entries
oriented to street
Stoops, porches, courtyards,
balconies, and gardens
encouraged along sidewalk.
May encroach in setback
&J'C%
/fb:.~!:7.i'''1'
II~ "',,"1
',"'~ '!II
+,~"~.
-"!J.Jf:!..":!!':/
FIGURE
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Pedestrian plaza
Dual frontages and enhanced
entries for pedestrian access
,--- Mid-block parking
/
/
Landscaped parking lot \
_ Street connection
(iIc~~#P"
~';",
--._,
" "~~~'(i;'
-:-.,.~...-, ,
. ~J~; ...
Infill commercial buildings should be
located adjacent to pedestrIan
comdor at street edge
Retail commercial located
on the ground floor of the
parking structure
Tower element at comer
00
fi'.:Tf~i
':i;a,.~"",,"','
.I~*~~
k':'~, :)
I~[,!!JY;.~~~
West Dublin BART Urban DesIgn Guidelines
FIGURE J...
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6.3 Building Design. Orientation and Massing
This section addresses general character gUIdelines for the West Dublin Bart Specific Plan
Area followed by subsectIOns that address design issues relating to specific building
component/elements and recommended construction materials, as well as guidelines specific
to particular uses, Refer to the Design Guidelines for more information,
Overall Design Guidelines The following overall guidelines shall govern building form
and massing:
1) Buildings larger in scale than surrounding development should mclude well-
artIculated archItectural elements that reduce building mass and emphasize
pedestrian orientation,
2) The height of a building should be varied to the extent that the building appears to
be divided into distinct massing elements,
3) Buildings supporting street level retail uses are encouraged in the Dublin West
Dublin BART Specific Plan Area to promote and enhance a pedestrian atmosphere
and should he designed to accommodate a variety of changing uscs,
4) Consistent architectural design and detailing should be provided at all
SIdes/elevatIons ofa building to eliminate obvIOus "side-" or "back-" of building
appearances-especially when visible from adjoining buildings, spaces and
circulation corridors,
5) Entries to buildings should be individualized, clearly identifiable, integrated with
adjacent landscapmg or streetscaping (where apphcable) and should act as a
principle organizing element in the building's deSign and massing,
6) Multi-story buildings should incorporate some two-story elements to soften the
building's overall mass,
7) Columns and walls should reflect permanence by emphasizing thIckness and mass,
8) At street level, building facades should be articulated and proportioned to providc
added visual interest and human scale" niche" areas for pedestrians,
9) Each building should have a defined base, body, and cap segment. (See Figure 3)
I 0) Heights between buildings directly adjacent to one another should not vary by
greater than two-stories,
II ) Corner buildings should be treated as landmarks and should be emphaSized through
height, orientation and articulation (i,e" towers, architectural features, building
entries, etc ), (See Figures 3 and 4)
Cummercial Desi{tn Guidelines, The new BART Station and associated uses will be a
catalyst in making this commercial area an exciting and interesting gathering place and
transit village, Retail uses incorporated at street level in larger buildings and even parking
structures can reduce the scale of the large building and create an exciting street
environment that will draw people to the area,
The following Guidelines are intended to encourage this concept:
1) Variable roof forms with vertical elements that articulate massing should be
incorporated into the building design,
West Dublin BART Specific Plan
City of Dublin
pagc 25
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Minimum 25'
facade height
against street
Vertical elements,
various roofs and
COIIllces, and
articulation of
building mass are
encouraged
Buildings
should have a
base, body,
and cap
Conceal parking, service, and
loading functions Clther behrnd
or underneath building
Parking areas fully landscaped
and lighted
Comers should be emphasized
with vertical el=ents and
enlarged pedestrian areas
Buildings should adjoin the
sidewalk
Mid-block
pedestrian
connection
On-street parking
Street trees uniformly
planted
Storefronts separated with
pilasters/vertical el=ents
- Wide, shady sidewalks
Contmuous storefionL~
along Sidewalks, no blank
walls
Upper floor uses: office,
professIOnal, reSidential
Commercial storefronts should
include awnings, pedestrian scale
signage, and large transparent
display windows
First floor uses: retail,
entertarnInent, service
commercial, and dining
Note:
Cummercial and Mixed Usc buildings along St. Patrick Way and Golden Gate Drive should incorporate huilding
articulation, which creates opportunity for discovery by pedestrians through plazas and unique spaces, Street
furnishings, trees, planters, thematic lighting, variety in pavlllg surface texture and color, will enhance the retail
environment. Commercial infill of Mixed Use designation shall mcorporate design guidelines for both Commercial and
Business and Office Design Guidelines, External entries to secund floor buildings may be located adjacent to first floor
entries, but staircases and elevators should be located internally with entry designs compatible (but not necessarily
Identical) With first flour entnes_ External staircases and entries to second floor businesses may be considered If they
enhance the overall arcllltectural character of the deSign and fulfill required setbacks_
Building, Siting and Orientation
,",iii')'i;;;;;,
"?""''''
''''''''~e''''
II:--~ ,.:~
IA,. m :~I~!
':n;;~~.;~}
West Dublm BART Urban Design GUldelines
FIGURE ~
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101
,
Note;
Buildings located on comers should be "Landmark" buildings with tower element~
and plaza features adjacent to entries_
Building, Siting and Orientation
~$i 2~J:~~.
!(,~. ~~ iil
l,iv.N ..""
.:~.e'V:'01
..r~/Mii>1")
West Dublin BARTUrhan DesIgn GUldelmes
FIGURE 1
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2) Store fronts rather than blank walls should adjoin sidewalks and pedestrian areas
where buildings interface with these areas, Parking structure design should
consider street level retail/office space when fronting pedestrian areas,
3) Primary building entries should be accentuated with plaza features to strengthen
the connection to the street and orientation for the pedestrian,
4) Buildings should be located adjacent to primary circulation corridors and streets
to define the street edge and encourage pedestrian circulation,
5) Parking structure design should utilize forms, materials and details that are
compatible with surrounding buildings,
Business and Office DesiKn Guidelines
I) Buildings should be both horizontally and vertically articulated into interesting
forms rather than a simple box,
2) All tenant signage should be lllcorporated lllto the architectural elements of the
building,
3) Mirrored and tinted window glazing should be limited to cool colors in the blue
and green hues. Black, silver and warm colored windows are discouraged,
4) Loading and storage areas must be screened from public view.
Residential Design Guidelines Residential land use in the Plan Area will complement
commercial land use and it is essential that residential design also consider the desire for
creating a pedestrian environment withm the Plan Area, Special attention should be
focused on establishing a strong street-friendly relationship between dwelling structures
and the public sidewalk and street while diminishing the visual impact of automobiles
and their associated parking areas, While residential uses will likely be constructed as
part of a mixed-use complex, the Guidelines should be given consideration:
I) Units should be oriented toward the street with stoops and porches where feasible,
Overall building orientation should comply with Guidelines contained elsewhere in
this section,
2) Both wall and roof planes should be varied and articulated into smaller vertical
modules which emphaSize each mdividual unit and reduce the overall massing and
scale of multi-unit buildings_
3) The size, scale, proportion color, placement and detailing of architectural features
such as porches, halconies, chimneys, doors, windows, dormers and fencing should
be carefully considered tu complement the overall character, masslllg and scale of
the building,
4) The visual impact of parking areas should be mlllimized by locatlllg them behind
buildings and away from the street. Where parking areas are not completely hidden
hehind buildings, low walls/fences With landscaplllg are encouraged alung the
street.
Site Planning Guidelines, The purpose of the Site Planning Design Guideline, is to guide the
orientation, placement and massing of buildings on individual sites to ensure an appropriate
interface of structures to public places and parking areas, The guidelines illustrate ideal
prototypical deSign solutions to provide benchmarks by which to evaluate future Specific
West Dublin BART Specihc Plan
City of Dublin
pagc 26
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Development Proposals, The Guidelines are general and apply to all uses within the Specific
Plan Area_
1) Buildings should have detailed elevations along the street with parking, servIce and
utilities located away from the street whenever possible_
2) lero setback IS encouraged along SIdewalks WIth the followmg exception: to create
pedestrian plazas, create entries, artIculate building mass as long as the overall
etlect of the building facade along the sidewalk is not diminished, The intent IS the
promotion of pedestrian activity along the SIdewalk frontages throughout the Plan
Area while diminishing the visual impact of parking and service, This can be best
estahlished by creatmg a strong sense of place within the pedestrian zone, The
pedestnan zOne is defined hy the" street wall" or edge represented by the" Street
Wall" Or edge represented by the buildings along the sidewalk {see Figure 5)_
3) Parking areas should be located in parkmg structures or behmd buildings, Parkmg
areas must be landscaped and lighted, Where parking areas are located or open to a
street comdor, parkmg should be screened by a lo\,\, wall along the back edge of
sidewalk that will serve to define the street edge,
4) Mid-block pedestrian connections are encouraged between rear parking lots and the
sidewalk, These connections should be paved, lighted and landscaped consistent
with the sidewalk and be no less than 20 feet in width_ Enhanced treatment at these
connection locations is encouraged {i,e" plaza design, special paving treatment, and
substantial landscaping),
6.4 Streetscaoe Standards
This section of the Specific Plan regulates the location and conceptual design of streetscape
and landscape standards, The streetscape design guidelines for the West Dublin BART
Specific Plan Area address the sidewalk, street trees, street fumishings and pedestrian
connections throughout the West Dublin BART Specific Plan Area. The streetscape design is
critical to the pedestrian orientation desired by the City for thIS Specific Plan Area. Creating a
cohesive circulation system that makes pedestrian movement along major street corridors a
comfortable experience is at the core of enhancing the pedestrian-oriented design for the area,
Presently, streetscape improvements in the Specific Plan Area are generally lacking in
pedestnan on entatIOn and scale. For the most part, SIdewalks are ofinadequate width and
lack the street edge defimtion and framing elements such as street trees that are important to
create a cumfortable pedestrian environment.
S/ree/scape Design: See Figures 6 and 7 for examples of streetscape,
Sidewalks, The following guidelines govern the placement and design of sidewalks in the
Specific Plan area,
1) Sidewalks should be a minimum 10 feet in width from face of curb to back of walk,
2) Street trees should be located in tree wells at the back of sidewalk at regularly
spaced intervals (typically 30 feet on center).
3) Sidewalk surface should incorporate a pattern through the use of material, color or
texture that will reinforce the articulation and rhythmic pattern of adjoining building
facades,
West Dublin BART Specific Plan
City of Dublin
page 27
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Significant buildings should
he located at comers
Screened mechamcaJ
and refuse facilities
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Building setbacks to
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Buildings located adjacent
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Building entry doors, windows, and
storefronts adjoin sidewalk
Parking located behind or
underneath buildings
Building, Siting and Orientation
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FIGURE 5"
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Street Tree
Accent Pavlllg
[
Tree Grate
Bike Rack
Curb Ramp
Streetlight
Scored Concrete
Trash Receptacle
Planter
Note:
Street furniture such as benches, trash receptacles, bicycle racks and planters will be incorporated into pedestnan areas_
Enhanced SIdewalks, street trees III grates and streetlights will be used throughout tile Specific Plan Area streets,
Streetscape Character
West Dub] in BART Urban Design GUidelines
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Commercial
RetaiVAuto
Retail/Office
Mixed Use
Street Trees
Streetscape (Golden Gate Drive and Saint Patrick Way)
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FIGURE _ I
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4) Street furnishings should include, at a mmimum, a coordinated selection of benches,
trash receptacles and bicycle racks and bollards,
5) Raised planter areas and/or freestanding planters (i,e" large ornamental pots) should
be utihzed to help define the seating areas and should be used at intersections,
6) Themallc street lightmg and directional signage should be utilized throughout the
Plan. Area to strengthen the street edge and visual unity of the Plan Area,
7) Pedestnan crossings wlthm the Plan Area at all major intersections should be
treated With an enhanced pavmg matenal such as pavers, brick, or other hardscape
material that will offset and accentuate both the safety and comfort of the pedestrian
crossmg.
8) Pedestnan crossmgs over major thoroughfares such as Dublin Boulevard should
mcorpurate the newest technology and lighted crosswalks to enhance pedestrian
safety
Planl palelle The Plant Palette shown on Figure 8 should be used to guide plantings within
streetscape areas and on privatc parcels in the Specific Plan area,
6,5 Proiect Gateways
Gateways are elements that provide a framework and sense of orientation for people traveling
mto and through thc Downtown area, Thesc elements can include structural architectural
features, landscaping, lighting, public art, plazas, ground plane texture and color changes and
other elements that begin to define a space or place, Gateways are tYPically physical, vertical
or overhead elements that frame a point of entry or exit and give a momentary sense of
enclosure, The primal) gateways occur at the intersection of Golden Gate Drive and Dublin
Boulevard and just west of Amador Plaza Road on the new alignment of St, Patrick Way
The secondary gateways are located at the intersections of Regional Street and Dublin
Boulevard and Amador Plaza Road and Dublin Boulevard tSee Figures 9 and 10),
I ) Pnmary gateway features should be established at the intersections of Golden Gate
Drive and Dublin Boulevard, and at Amador Plaza Road and St. Patnck Way,
2) Secondary gateways should be established at Regional Street and Dublin Boulevard
and Amador Plaza Road and Dublin Boulevard,
7.0
Infrastructure and Maintenance
7 1 Overview
This section of the Specific Plan document deals with providing adequate public utilities and
facilities to support the amount of development anticipated for the West Dublin BART area,
Maintenance of public and private facilities is also addressed,
7,2 Water Svstem
Adequate water supply and pressure exists to serve the amount of development anticipated
within the Specific Plan area, As part of development of indiVidual new structures and/or
redevelopment of existing structures, DSRSD and the City of Dublin will review water
service and may require upgrading to meet current codes, An upgrade to a 12"loop waterline
from Regional Street to Amador Plaza Ruad may be required with new development, but the
District will need to evaluate the system when specific projects are submitted,
West Dublin BART Specific Plan
City of Dublin
page 28
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West Dublin BART Preferred Plant Matrix
Botanical & Common Name
Plant Uses Comments;
TREES
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Fraxinus 8ugstifolia 'Raywood' RSjllNoj)d A.sh
Pyrus ~1I~f)'ana 'Aristocrat' Aristocrst Pear
Kaelreu1efla bipil'lJ'l~to\ Chinv$" Flilfmv r,.".
Lagerstroemia indica 'Rl.lbr" CntPt Myt1/~
Pistacia chinensis ChInese PJ.s~t:h~
Ulmus pavifolia ChInese Elm
Cotinu.s roggygria SmDke Tree
Ceri$ ~n~den$is Eilstem Redbud
Robil'lia ;ambigl,J~ 'ldillhoensis' Ithh~ l.()~u.st
Sapium sebote(um Chinfl.$v n"(Iw Tne
Celti!l. sinensIs Cr,itte$e H.eltbl:f'rY
Shades streets, lacy foliage
.
.
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Shade!!. Slreet, tall colOr
Red flowers during summer
Shades street, fall color
Shedss :stnl~lIlt:s. fast rowin
.
.
.
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SHRUBS & GROUNDCOVER
Rhapl'llolef=ll.9; .R(l~i1l;!lhrv . I$.ver9reen shrub!!.
Xylosma - Flacounlst:ese . Evergreen or deciduous shrLIb
Rhamnus - RhiJmnscsa9 E\ll:Ira~n Qr deciduous shrub
PhQr'mil,Jr'J'I tenoi!l:x Ow~rf New Zealand Flax . LQw m;ll:inten;i!lnee, $WQr'd like le,,,e!.
Rhanhio,en;s ss;:;-: . Low maintenance
Arct:o:s.taphlol;; edrrll,mdsii Emerald cliiiiet .
Ceanothus gloriosus 'Anc;M~ BaV' .
Xylosrna connestum XII/osma .
Pennlsetum sela~eum 'Rl.lbrurn' Fount~;n GraSs .
Rhamnus califomlca 'Eve Case' Coffeeberry .
Oodon.aea - Hooseed Bush .
Rosemainus officinali:;; RO$emfiiV .
Grevillea 'Noelli' Grevillca .
Lavatera - iUJ@Mallow .
Nerium Oleander ~ O/sandsr .
Rosm~rinu5 officinals . Roseman; .
F='hormlum tenax DW;;Jrl New Zealand Fli;lx .
Rhanhiolenis .Rosacsae .
Arctostaphlos edmundsii Emerald Camet .
Ceanothus QIMOl;;Ul;i 'AnchOr 6;;1v' .
Grevitlea " Protaac&ae .
Berberis - BefiiiiiV .
Nandina - Sacred 8Rmboo .
Artemisia. Powls Castle .
Pitt(ll;.ncrum - PiffO!lnoraCelle .
Juniper shore ~ Confe,.u, .
Lentosr:;P.""rmum. Tea Tres .
Carpel Rose .
E.rigeron - rJetlbane .
Tulbanhia violaCl!la - Society Ga"'ic .
Anananthus - Li/II of thft N/J8 .
Dietes - Fortninht Lilli .
JS$l'rJil'lI,Jn'l - JfJsmine .
Chfi$.an~her'nur'n - Astenrceee .
Lantana monti:!vidensi5 - VE!'roeneceae .
Tanetes Lemmonii - Marigold .
Onetner:a .
Ve~bena - \tE!1'benfJC~E! .
lavandula . Lavendtl1' .
Figure 8
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I Gateway Diagram
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Secondary Gatewayllntersectlon
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7.3 Wastewater Facilities
To accommodate the additional intensification anticipated as part of the Specific Plan, certain
capital improvements projects are required to occur as ldenllfied III the Wastewater
Collection System Master Plan, Specifically, the improvements to the wastewater collection
system that are required to be improved are as follows: (I) the Dublin Trunk Relief Sewer,
approximately 69% ofthe total project cost is allocated to future customers (new businesses
or residents of new development); (2) Dublm Boulevard West RehefSewer, approximately
75% of the total project costs is allocated to future customers; (3) Dublin Boulevard Rehef
Sewer, the entire cost of the relief sewer is allocation to future users, based on the assumption
that the project will be required when new upstream connections come on line and additional
infill and densification occur. The District may need to replace the 8" sewer main line With a
12" line in Dublin Boulevard if development occurs at the mtensit;y propused with the
Specific Plan, This will also require further evaluation when specific projects are submitted,
Table 8. Wastewater System Capital Improvements
Begin Planning Design
2000
2000
Complete Construction
2003
2001
20
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7.4 Stormwater Drainage
Based upon discussions with the City of Dublin Public Works Department, adequate facilities
exist to accommodate future quantities of stormwater runoff from the site. As part of
development of indi vidual new structures and/or redevelopment of existing structures, the
City of Dublin will review specific drainage conditions and may require upgrading of
localized storm drain facilities to meet current City requirements,
7.5 Maintenance
Facilities within the West Dublin BART area will be maintained through a combination of
public and private entities, as follows:
Table 9. Maintenance Responsibilities
ae Ity
amtenanee
Entity
omlllent
nc u es street pavlllg an stnplllg, tra IC
signals, traffic control signs, street signs,
street lights, sidewalks
West Dublin BART Specific Plan
City of Dublin
page 29
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ppropnate UtI Ity
provider
nc u es water, sewer, amage, natur
gas, electricity, telecommunications
8.0
Administration and Implementation
8 I Introduction
This section of the Specific Plan outlines methods for translating project objectives, the land
use concept, circulation plans and other elements of the Specific Plan into reality Primary
methods for implementation include rezoning the Specific Plan area, review of private
development plans, including subdivision ofland, and capital improvement projects
undertaken by the City of Dublin, Also addressed are methods to amend the West Dublin
BART Specific Plan,
8,2 West Dublin BART Soecific Plan Zoning District
One of the first Implementing actions for the Specific Plan is the initiation of a rezoning
action for the Specific Plan area_ Proposed zoning for the area would be "West Dublin BART
Specific Plan" Distri~t. The West Dublin BART Specifi~ Plan would constitute the text of the
proposed zoning district and all new developments within the Specific Plan area would need
to be consistent with the requirements and standards of the Specific Plan,
IU Non-Conforming Uses
Only permitted and conditionally permitted land uses, as identified in Section 4,2 of the West
Dublin BART Specific Plan shall be allowed, Land uses existing as of the adoption date of
this Specific Plan may continue to remain after the adoption of the Specific Plan, as allowed
by Chapter 8.140 ofthe Dublin Zoning Ordinance, Non-Conforming Structures and Uses,
8 4 Review of Building Plans
All proposed plans for new buildings, expansion of existing buildings and remodeling of
existing buildings shall be submitted to the City of Dublin Planning Department for review of
consistency with the standards and requirements of the West Dublin BART Specific Plan,
Minor additions and remodeling may be approved on an administrative basis by the
Community Development Director, so long as proposed plans are consistent with all of the
provisions ofthis Specific Plan,
Development proposals involving 1,000 gross square feet of floor area or more shall be
required to adhere to the provisions of Chapter 8,104 of the Dublin Zoning Ordinance, Site
Development RevIew
West Dublin BART Specific Plan
City of Dublin
page 30
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8,5 Conditional Use Permits and Variances
Conditional Use Permits and Variances, as may be required pursuant to this Specific Plan or
the Dublin loning Ordinance, shall be submitted and reviewed in accord with Sections 8 lOll
(Conditional Use Permits) and Section 8,112 (Variances) of the Dublin Zoning Ordinance_
Public hearings, notifications shall be conducted and findings shall be made pursuant tu
applicable provision of the Dublin Zoning Ordinance,
8_6 Subdivision of Land
DlVlsion of land into smaller parcels may be approved hy the City ofDubhn so long as lot
and other dimensional standards set forth in Section 4 of the Specific Plan are met.
8,7 Environmental Review
Proposals for new construction and subdivision ofland are subject to the requlrements of the
Cahfornia Environmental Qualit;y Act Each development proposal will be reviewed by thc
Dublin Planning Department for determmatlOn of the apprupriate action,
8,8 Fees
Proposals for new development are reqUITed to pay City of Dublin fees in effect at the time of
project submittal. These fees may include development impact fees, Other fees, including but
not limited to those levIed by Dublin San Ramon Services District (DSRSD), Zone 7 and
other agencies, are due at the time building permits are issued by the City
8,9 Sign Permits
Permits to construct, modifY or change the copy of signs by more than twent)-five (25)
percent within the Specific Plan area shall be subject to the issuance of a sign permit by the
Dublin Planning Department and written permission from the property owner on WhlCb the
sign is or is proposed to be located,
8.1 0 Capital Improvement Proiects
The City of Dublin, either as part of a public/private partnership or acting alone, may assist m
implementing the West Dublin BART SpecIfic Plan through undertaking the following
capital improvements, It is antIcipated that these and/or other programs would be included in
future City of Dublin Capital Improvements Budgets and implementation would be phased
for forthcoming years (shown in order of priority),
Phase I:
. ConstructIOn of extenSIOn of St. Patnck Way from Amador Plaza Road to Regional
Street. This would be phased with development, WIth the first segment built from
Golden Gate Drive to the edge of initial development, and the second phase built
from Golden Gate Drive to Regional Street.
. Construction of widening and restriping for Golden Gate Drive/Dublin Boulevard and
Amador Plaza Road/Dublin Boulevard necessary to mitIgate any traffic and
circulation impacts associated with the project (build-out of SpecIfic Plan area)_
West Dublin BART SpecifIc Plan
City of Dublin
page31
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. Undertakc any drainage improvements in conjunction WIth development to alleviate
identified drainage problems In channel areas adjacent to 1-580 wIthin the Specific
Plan area,
Phase II
. Construdion of widening and restriping for Regional Street to four lanes with the
second phase of dcvelopment, and extensIOn of SL Patrick Way from Golden Gate
Drive to Regional Street.
.
Plaza developmcnt in one or rwo locations (partial funding from private
development),
.
Pedestrian corridor along Golden Gate Drive to the Downtown Core: Special paving
treatment (consistent pattern) and increased SIdewalk widths (10-15 feet) through area
connecting West Dublin BART station to Downtown Core (partial funding from
private development),
.
Pedestrian corridor along SL Patnck Way. Special paving treatment (consistent
pattern) and increased sidewalk widths (10 fect) through area and connecting
reSIdentIal and retail, office to West Dublin BART station (partial funding from
private development),
.
Completion of a streetscape program to add new landscape elements, street
improvements, street furniturc, thematic lighting, and other items identified in the
Specific Plan, The elements of this program should be included in all new
developments of re-development of properties as appropriate,
.
Development of a comprehensive sign and directory program for the West Dublin
BART area, whIch may be in conjunction with similar programs for other Specific
Plan areas,
8,11 Financing ofImprovements!Financing Plan
Implcmcntation of the public improvements wlthm the Specific Plan area will be shared
berween the City of Dublin and private landowners and businesses, As an implementation
program following the adoption of the West Dublin BART Specific Plan, the City shall
prepare a detailed financing Plan for the West Dublin BART area, identifYing proposed
public and private improvements, estimated Improvement costs and specific methods to pay
for improvcments, It is anticipated that sume or all of the following financing mechanisms
will be employed to carry out the visiun of the West Dublin BART Specific Plan,
8,1 Ll City of Dublin CapItal Improvement Budget
The City's CapItal Improvement Budget can be used to design and construct majur pubhc
improvements WIthin and adjacent to the West Dublin BART area, including but not
limited to upgrading existing roadways, constructing the extenslun ofSt. Patnck Way,
constructmg prOject entnes, adding landscaping adjacent to eXIsting and proposed roads,
constructing nev. pedestrian crosswalks, upgrading infrastructure facilities and similar
items,
West Dublin BART Specific Plan
City of Dublin
page 32
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8,11,2 Business Improvement District
Provisions exist to allow a majority of property owners (and merchants) to voluntarily
form a Business Improvement District for the purpose of funding capital improvements
not paid for and to fund marketmg efforts tu attract shoppers and visitors,
8 11.3 Vehiclc Parking District
A Vehicle Parking District could be used to finance a new parking lot or lots to
accommodate shoppers and visitors to the area, if this is needed in the future with
intensified development,
8_11 4 Other Financing Methods
Other methods exist to finance identified improvements, including but not limited to
benefit assessment districts, community facility districts, and use of other governmental
loans and grants, such as ISTEA funding,
8,12 SpeCIfic Plan Phasing
No speCIfic phasmg strategy is envisioned for developing land uses identified in the West
Dublin BART Specific Plan, Construction of new uses adjacent to the West Dublin BART
station is anticipated, although development on other properties may occur first, Individual
projects may be developed in phases_ Construction within the Specific Plan area will be
monitorcd by the Dublin City staff to ensure that infrastructure and services can be proVIded
to serve proposed development.
Key to providing services will be construction of roadway and circulation improvements
linked to intensification of land uses, The provision of these improvements will occur with
development of projects, and as services are needed,
8,13 West Dublin BART Merchants Association
FormatIOn of a formal West Dublin BART Merchants Association by business owners in the
SpeCIfIC Plan area is anticipated, The Association would take the lead in organizing and
carrymg uut special events, such as street fairs and festivals, farmers' markets and seasonal
activities, as well as publishing marketing and promotional material.
8,14 Soecific Plan Amendments and Substantial ConformIty
A major amendment to this Specific Plan requires the review and approval of the City uf
Dublin Planning CommIssion and the Cit) Council. Major amendments are governed bey
applicable provisions of the California Guvernment Code, which requires an application to be
filed, along with necessary fees, statmg in detail the reasons for the proposed amendment and
any necessary supporting studies, Major amendments shall be subject to additional
environmental review pursuant to the California Environmental Quality Act (CEQA),
The City of Dublin Community Development Director may make determinations that minor
technical changes or variations to the text or standards of the West Dublin BART Specific
Plan are consistent with the intent of the Specific Plan, These typically include administrative
approval of minor changes in the location of infrastructure facilities and modifications of up
to 10% for any dimensional standard set forth in the Specific Plan, Approval of minor
changes in substantial compliance may be appealed to the Dublin Planning Commission in
accordance with Chapter 8,130 ufthe Dublin Zoning Ordinance_
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Appendix
Item A Parcel Maps for Properties in Specific Plan Area
Item B List of Property Owners
Item C' Negative Declaration and Initial Study
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I Project Title:
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I Project Location: Central downtown area of Dublin, generally west of Maple Drive and Portage Road,
south of Amador Valley Boulevard, north of Interstate 580, and east of Regional Street.
I Name of Proponent: City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568
II (925)833-6610
Public Hearings:
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Item C
CITY OF DUBLIN
10n l-Jivic Plaza, Dublirl, Galiforni8 9i~Sf18
Website: http://wwwci.dublinca.us
DRAFT NEGATIVE DECLARATION
September 2, 2000
Revised December 14,2000
Downtown Specific Plans - Downtown Core Specific Plan (PA-99-055), West
DUblin BART Specific Plan (PA-99-056). and Village Parkway Specific Plan (PA.99-
054)
Description of Project: The proposed Project consists of three specific plans developed for the downtown area
of Dublin, the Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the
Village Parkway Specific Plan to be considered for adoption by the Dublin City Council.
The Specific Plans are intended to direct the use of land, the design of public
improvements, and the design and appearance of private and public development,
including buildings, parking areas, signs and landscaping, The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West Dublin BART
Specific Plan areas related to land use changes and land use intensification, Additionally,
the portions of the previously adopted (1987) Downtown Specific Plan will require repeal
with adoption of the plans, to modify sections of the document relative to Zones 1, 2, 3, 4,
7,8,10 and 11 Following Plan adoption, amendment of the City's Zoning Ordinance will
be necessary
Determination:
A Planning Commission Public Hearing on the Draft Negative Declaration and the
associated Project is tentatively scheduled for September 26, 2000 to consider a
recommendation of approval to the City Council. A City Council Public Hearing for
approval is tentatively scheduled for October 17, 2000 November 21, 2000 and
December 19, 2000 All hearings will be held in the City Council Chambers, City of
Dublin offices, 100 Civic Plaza, Dublin, CA.
I hereby find that the proposed project could not have a significant effect on the
environment and a Negative Declaration will be adopted, This document and the
accompanvinq Environmental Initial Stud v have been revised to incorporate and
evaluate modifications in the Specific Plans that occurred durinc the project review
process, All impacts of these chances have been assessed and determined to be
insiqnificant based on the policies and P~qcrams incorporated in the Specific Plans,
Because the modifications are minor in nature and result in no new siqnificant impacts,
recircuiation of the Necative Declaration is not required,
Area Code {925i . City Manager 833.6650 City Council 833-6650 Personnel 833-6605 . Ec-onomic Development 833.6650
Finance 833-6640 Public Works/Engineering 833-f16~O Parks & Community Services 833-6645 . l='olice 833-6670
Plar'ning/Code Enforcemenl 833-fl610 Building Inspection 833-6620 Fire Prevention BUfeau 833-6606
Prlr1t~d Oil RecycleQ Pspt;r
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I Review Period:
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The review and comment period for this document was originally 20 days from the date
of publication on September 2, 2000 That period was extended to September 26,
2000
}v//'t! t70
I D te
Copies of the Initial Study documenting the reasons to support the above finding are available at:
City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568, or by calling (925)
833-681 0,
Attachments
Date Published: September 2,2000, Revised December 14,2000
Date Posted: Seatember 1, 2000
Date Notice Mailed: Se:.tember 1 , 2000
Considered by' or C/;" c.i/
On: IVIti/OfJ Council Resolution No, Ht> -00
N_O_D filed:~
g:\DowntownSpecPlans\NegDec,
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LEGEND
~ DOWNTOWN CORE SPECIFIC PLAN AREA
K x >1 WEST DUBLIN BART SPECIFIC PU\.N AREA
hi'- (y-,~ VILLAGE PARKWAY SPECIFIC PLAN AREA
.
N,T,S.
SEPTEM8E11 2000
LOCAL CONTEXT
DOWNTOWN SPECIFIC PLAN C I T Y 0 F 0 U 8 L I N
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DOWNTOWN CORE SPECIFIC PLAN
WEST DUBLIN BART SPECIFIC PLAN
VILLAGE PARKWAY SPECIFIC PLAN
ENVIRONMENTAL
INITIAL STUDY
PA 99-054
PA 99-055
PA 99-056
Lead Agency' City of Dublin
September 2000
Revised_ December 2000
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INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed Specific Pians and General Plan Amendments for the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway
Specific Plan areas_ The analysis is intended to satisfy the requirements of the Califomia
Environmental Quality Act (CEQA), and provide the City with adequate information for project review
This initiai study includes a project description, environmental checklist and discussion focused upon
issues identified in the checklist. Modifications in the Specific Plans have been made since the
oriqinal draft Neoative Declaration and Initial Stud v were circulated in September 2000, The
revisions to the Plans are described in this revised document. and have been evaluated on the basis
of their related environmental impacts in this revised document. Because the modifications are minor
in nature and result in no sionificant impacts recirculation of the Neqative Declaration and Initial
Stud v is not reQuired under CEQA Guidelines section 15073,5, Additions to the oriqinal document
are shown with an underline, and deletions from the document are shown with a otril\o throuah,
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts With the pOlicies and proqrams are inciuded in the Specific Plans, no
siqnificant impacts will result
The Initial Study was prepared based upon the location of the project, planning staff review,
field review, comments from City, County and local agencies, studies prepared by consultants, use
of City Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines,
PROJECT DESCRIPTION
The proposed project consists of three specific plans developed for the downtown area of Dublin, the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway Specific
Plan to be considered for adoption by the Dublin City Council. The Specific Plans are intended to direct
the use of land, the design of public improvements, and the design and appearance of private and public
development, including buildings, parking areas, signs and landscaping, The adoptions of the Pians will
require General Plan Amendments for the Downtown Core and West Dublin BART Specific Plan areas
related to land use changes and land use intensification_ Additionally, the portions of the previously
adopted (1987) Downtown Specific Plan will require repeal with adoption of the plans, to modify sections
of the document relative to Zones 1,2,3,4,7,8,10 and 11 Following Plan adoption, amendment of the
City's Zoning Ordinance will be necessary
The Downtown Core Specific Plan area is generally located between 1-680 to the east and San Ramon
Road to the west, and Amador Valley Boulevard to the north and Dublin Boulevard to the south, and
consists of approximately 51 acres of commercial land uses. The westerly boundary of the Plan area is
the westerly property line of the parcels containing the existing Montgomery Wards and Target retail
stores_ The Specific Pian calls for a maximum deveiopment potential of 1,206,8481,199,119 square feet
commercial, office and mixed-use development and approximately 148 dwellings, The oriqinal
environmental initial study evaluated a maximum development potential of 1,100,110 SQuare feet for the
area, However, since that time, the City Council has discussed an alternative plan to remove the Hioh
Densitv Residential land use for senior housino from the Plan, and maintain the retail commercial use on
the Dublin Place shoppino center site with an increase in FAR to .40, This chanqe, if approved, would
increase the square footaqe of Commercial A retail use in the area bv apDroximatelv 40,000 square feet.
Additionallv, an increased FAR of ,79 was recommended to the City Council bv the Plannino
Commission for the propertv owned bv Dublin Honda on Amador Plaza Road, which could increase the
potential buiidout square footaqe of the 2_55acres of Retail/Auto use in the Plan area bv 65,330 square
feet to 87,750 sQuare feel;.
The West Dublin BART Specific Plan area is generally located between 1-580 to the south and Dublin
Boulevard to the north, San Ramon Road lies to the west of the area, and properties on the west side of
Golden Gate Avenue are included in the plan area. The area consists of approximately 70 acres of
commercial, office and light industrial land uses The Village Parkway Specific Plan area is generally
located between the north and south sides of Amador Valley Road to the north and Dublin Boulevard to
Dublin Plannmg [)epartment
Downtown Specific Plans
Page 2
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the south, The 1-680 freeway forms the southwestern boundary of the area and lies adjacent to the rear
property line of commercial uses, The area consists of approximately 31 acres of restaurants, offices,
retail commercial, service commercial and other non-residential uses fronting on this portion of Village
Parkway A maximum development potential of 1,900,7431,760,065 square feet of non-residential and
491 residential dwellings are anticipated at full Specific Plan buildout. The oriqinal environmental initial
study evaluated a maximum development potential of 1,750,055 square feet. However, since that time,
the FAR for office uses shown on the Land Use Plan (Exhibit 9) of the Specific Plan has been increased
from ,87 to 1,00, to add approximately 40,000 SqUare feet to the total amount of square footaqe in the
area, The hotel proposed on the BART-owned prooerty has also increased in square footaoe by
109,864 square feet from the oriqinal proposal evaluated in the document. increasinq the FAR to 1_12
for that portion of the Pian, The impacts of these increases in square footaoe and FAR's are assessed
In this revised study,
The Village Parkway Specific Plan is generally sited along the east and west sides of Village Parkway
between Dublin Boulevard to the south and Amador Valley Boulevard to the north, The Specific Plan
area encompasses approximately 31 acres of land and has been developed with a mix of retail
commercial, restaurant, office, automotive and similar uses, including the main Dublin Post Office,
Existing types of land uses are anticipated to remain, however, a higher Floor Area Ratio included as
part of the Specific Plan is intended to encourage intensification of uses with a more pedestrian-oriented
design, Exhibit 3 shows the proposed land use concept for the Downtown Core Specific Plan, Exhibit 4
shows the land use concept for the West BART Specific Plan, and Exhibit 5 shows the land use concept
for the Village Parkway Specific Plan. Two potential alternatives to the roadwav desion for Villaoe
Parkway are considered in this initial studv_ The Task Force for the Specific Plan reviewed several
possible alionments, and recommended implementation of a roadwav desiqn that would decrease the
number of traffic lanes and add diaoonal parkinq within the existino rioht-of-wav, Staff recommends
maintainino the roadway with four lanes of traffic and parallel parkinq as it currentlv exists, with
streetscape desion modifications. All alternatives considered are discussed in this document. as are the
Task Force recommended alternative and the Staff recommended desion,
LJublin Planning LJepartment
Downtown Specific Plans
I-'age 3
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--~----=:----....
. <\1.5!F D!::'&i~
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" C;{~-------- ~~'0:
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--~----
CITY OF DUBLIN
Environmental Checklist
Initial Study
1 Project title, Downtown Specific Pians - Downtown Core Specific Plan (PA-99-055), West Dubiin
BART Specific Plan (PA-99-056), and Village Parkway Specific Plan (PA-99-054)
2_ Lead agency name and address' City of Dublin, Community Development Department, 100 Civic
Plaza, Dublin, CA, 94568
3 Contact person and phone number' Janet Harbin, Senior Planner (925) 833-6610
4 Project location_ Central downtown area of Dublin, generally west of Maple Drive and Portage
Road, south of Amador Valley Boulevard, north of Interstate 580, and east of Regional Street. See
Exhibit 1 for a regional location map and Exhibit 2 for the location of the three proposed Specific
Plans,
5 Assessors Parcel Number(s): Various
6 Project sponsor's name and address: City of Dublin, Community Development Department, 100
Civic Plaza, Dublin, CA 94568
7. General Plan designations,
Downtown Core Specific Plan Area - Retail/Office
West Dublin BART Specific Plan Area - Retail/Office and Public/Semi-Public Facility
Village Parkway Specific Plan Area - Retail/Office and Retail/Office and Automotive
8. Zoning:
Downtown Core Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and PD
(Planned District)
West Dublin BART Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and
M-1 (Light Industrial District)
Village Parkway Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), C-N
(Neighborhood Commercial), and PD (Planned District)
9. Specific Plan designation, Previously adopted (1987) Downtown Specific Plan, Zones 1,2,3,4,7,
8,10 and 11
10. Description of project: See previous page_
11. Surrounding land uses and setting: The project area is located in the commercial core of the
City of Dublin and generally consists of retail, commercial service, office and some light industrial
type uses_ Easterly of the project area is Portage Road and Maple Drive, and the residential
LJubiln Planning LJepartment
Downtown Specific Plans
Page 4
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development adjacent to the Village Parkway Specific Plan area, Westerly of the project area is
San Ramon Road and a portion of the Dublin Place Shopping Center containing retail and
commercial service type uses, Northerly of the project area is Amador Valley Bouievard, retail,
commercial service and office type uses, and medium density residential development. Southerly
of the project area is 1-580, which also lies adjacent to the alignment of the proposed Bay Area
Rapid Transit District (BART) right-of-way spanning the freeway and connecting with the proposed
BART station in Pleasanton, Adjacent to the freeway on the Dublin side is the proposed West
Dublin BART station area,
12. Other Public Agency Approvals Required; None
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_
- Land Use/Planning - Transportation/ - Public Services
Circulation
- Population/Housing - Biological Resources - UtilitieslService
Systems
- Geotechnical - Energy/Mineral - Aesthetics
Resources
- Water - Hazards - Cultural Resources
- Air Quality - Noise - Recreation
- Mandatory Findings
of Significance
Determination (to be completed by Lead Agency): On the basis of this initial evaluation:
~ 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 environment, there
will not be a significant effect in this case because the mitigation measures described on an attachment
have been added to the project. A Negative Declaration will be prepared,
_ I find that although the proposed project may have a significant effect 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 earlier analysis as described
on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated" An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed,
_ 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 all potentially significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the
proposed project,
Uublln Planning Department
Downtown Specific Plans
Page 5
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Date' Auoust 30, 2000: revised December 14, 2000
For' PA 99-054, 055 & -056
Downtown Core, West Dublin BART & Village
Parkway Specific Plans, GPA
Printed
Janet Harbin, Senior Planner
Evaluation of Environmental Impacts
1) 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 parenthesis 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 factors (e,g, the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action, including off-site as well as on~site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required,
4) "Negative Declaration, Potentially Significant Unless Mitigation Incorporated" implies elsewhere the
incorporation of mitigation measures has reduced an effect from "potentially significant effect" 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.
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CECA
processes, an effect has been adequately analyzed in an earlier EIR or negative declaration,
Section 15063 (c) (3) (D) Earlier analyses are discussed in Section 17 at the end of the checklist
6) Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e_g, general pians, zoning ordinances) References to a previously prepared or
outside document shouid, where appropriate, include a reference to the page or pages where the
document in substantiated, A source list should be attached and other sources used or individuals
contacted should be cited in the discussion,
7) This is only a suggested form and lead agencies are free to use different forms,
LJublln Planning Department
Downtown Specific Plans
Page 6
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Environmental Impacts: (Note: Source of determination listed in parenthesis See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found in
the attachment to the following checklist.
I. Land Use and Planning, Will the project
a) Conflict with general plan designation or
zoning? (Source 1)
b) Conflict with applicable environmental
plans or policies adopted with jurisdiction
over the project? (Source, 1)
c) Be incompatible with existing land use in
the vicinity? (Source: 1,5)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 1,5)
e) Disrupt the physical arrangement of an
established community (including low
income or a minority community)? (Source
2,5)
II. Population and Housing, Would the project:
a) Cumulatively exceed official regional or local
population projections? (Source, 1)
b) Induce substantial growth in an area either
directly or indirectly (e,g, through projects in
an undeveloped area or extension of major
infrastructure)? (Source 1)
c) Displace existing housing, especially
affordable housing? (Source: 1,2,5)
III. Soils and Geology. Would the proposal result
In or expose people to potential impacts
Involving:
a) Fault rupture? (Source 1,6)
b) Seismic ground shaking? (Source, 1,6)
c) Seismic ground failure? (Source, 1,6)
d) Seiche, tsunami, including liquefaction?
(Source: 1, 6)
e) Landslides or mudflows? (Source' 1,6)
f) Erosion, changes in topography or unstabie
soil conditions from excavation, grading or
fill? (Source' 1,5,6)
g) Subsidence of land? (Source, 1,6)
h) Expansive soils? (Source: 1,6)
i) Unique geologic or physical features?
(Source, 1,5, 6)
lJublln Planning LJepartment
Downtown Specific Plans
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Page 7
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IV. Water Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surface
run-off? (Source, 1)
b) Exposure of people or property to water
related hazards such as flooding? (Source,
FEMA map, 1)
c) Discharge into surface waters or other
alteration of surface water quality (e g_
temperature, dissolved oxygen or turbidity)?
(Source: 1,5,6)
d) Changes in the amount of surface water in
any water body? (Source' 1 5,6)
e) Changes in currents or the course or
direction of water movements? (Source
1,6)
f) Changes in the quantity of ground waters,
either through direct additions or
withdrawais, or through substantial loss of
groundwater recharge capability? (Source:
1 6)
g) Altered direction of rate of flow of
groundwater? (Source' 1,6)
h) Impacts to groundwater quality? (Source,
1,6)
V. Air Quality Would the proposal'
a) Violate any air quality standard or contribute
to an existing or projected air quality
violation? (Source, 3,4)
b) Expose sensitive receptors to pollutants?
(Source, 1,3,4)
c) Alter air movement, moisture, temperature,
or cause any change in climate? (Source, 1)
d) Create objectionable odOrs? (Source 1)
VI, Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source: 3)
b) Hazards to safety from design features (e,g,
sharp curves or dangerous intersections) or
incompatible uses (e,g, farm equipment)?
(Source, 3)
c) Inadequate emergency access or access to
nearby uses? (Source' 3,4,5)
d) Insufficient parking capacity onsite or offsite?
(Source, 1, 3)
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e) Hazards or barriers for pedestrians or X
bicyclists? (Source 1,3)
f) Conflicts with adopted policies supporting X
alternative transportation (e,g, bus turnouts,
bicycle racks)? (Source, 1,3,5)
g) Rail, waterborne or air traffic impacts? X
(Source: 1,3)
VII. Biological Resources. Would the proposal
result in impacts to'
a I Endangered, threatened or rare species or
their habitats (including but not limited to X
plants, fish, insects, animals and birds)?
(Source. 1,5,6)
b) Locally designated species (e,g, heritage X
trees)? (Source: 1,5,6)
c) Locally designated natural communities (e,g, X
oak forest, coastal habitat)? (Source 1,5,6)
d) Wetland habitat (e,g. marsh, riparian and X
vernal pool)? (Source: 1,5,6)
e) Wildlife dispersal or migration corridors? X
(Source: 1,5,6)
VIII. Energy and Mineral Resources, Would the
proposal:
a) Conflict with adopted energy conservation X
plans? (Source' 1)
b) Use nonrenewable resources in a wasteful X
and inefficient manner? (Source: 1)
c) Result in the loss of availability of a known
mineral resource that would be of future X
value to the region and residents of the
State? (Source 1,6)
IX, Hazards, Would the proposal involve'
a) A risk of accidental explosion or release of X
hazardous substances including, but not
limited to oil, pesticides, chemicals, or
radiation? (Source: 1,4)
b) Possible interference with an emergency X
response plan or emergency evacuation
plan? (Source: 4, 5)
c) The creation of any health hazard or X
potential health hazards? (Source: 4,5) ,
d) Exposure of people to existing sources of X
potential health hazards? (Source, 1,5,6)
e) Increased fire hazard in areas with
flammable brush, grass or trees? (Source X
4,5)
X. Noise, Would the proposal result in:
UUOlln t-'Iannmg uepartment
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a) Increases in existing noise levels? (Source:
1,5)
b) Exposure of people to severe noise levels?
(Source, 1,5)
XI. Public Services, Would the proposal result in
a need for new or altered governmental
services in any of the following areas?
a) Fire protection? (Source, 1,4)
b) Police protection? (Source, 1,4)
c) Schools? (Source: 1,4)
d) Maintenance of public facilities, including
roads? (Source: 1,4,5)
e) Other governmental services? (Source,
1,4,5)
XII. Utilities and Service Systems Would the
proposal result in a need for new systems
or supplies, or substantial alterations in the
following utilities?
a) Power or natural gas? (Source: 4)
b) Communication systems? (Source 4)
c) Local or regional water treatment or
distribution systems? (Source' 4)
d) Sewer or septic systems? (Source 4)
e) Storm water drainage? (Source, 1,4,5)
f) Solid waste disposal? (Source: 1,4,5)
g) Local or regional water supplies? (Source:
1,4)
XIII. Aesthetics_ Would the proposal:
a) Affect a scenic vista or view? (Source: 1, 5)
b) Have a demonstrable negative aesthetic
effect? (Source, 1, 5)
c) Create light or glare? (Source,S)
XIV. Cultural Resources. Would the proposal:
a) Disturb paleontological resources? (Source:
1,5)
b) Disturb archeological resources? (Source'
1,5)
c) Have the potential to cause a physical
change which would affect unique ethnic
cultural values? (Source, 1,5)
d) Restrict existing religious or sacred uses
within potential impact area? (Source: 1,5,6)
XV. Recreation, Would the proposal:
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a) Increase the demand for neighborhood or
regional parks or other recreational
facilities? (Source, 1,4,5)
b) Affect existing recreational opportunities?
Source, 1,4,5)
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Downtown Specific Plans
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XVI. Mandatory Findings of Significance.
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 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?
b) Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals?
c) 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)
d) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
Sources used to determine potential environmental impacts
1 Dublin General Plan and/or Zoning Ordinance
2, Evaluation of Development Scenarios, Downtown Dublin, prepared by Economic and Planning
Systems (EPS) (July 25, 2000)
3 Traffic analysis prepared by Omni-Means (August 4, 2000); secondarv revisions to the Omni-
Means traffic analvsis (September 22, 2000: memo from Georqe Nickelson of Omni-Means dated
November 13, 2000: and, letters from Peter Galloway of Omni-Means dated December 8,2000,
4 Communication with appropriate City of Dublin Department(s) and service providers
5 Site visit
6, Other source (geotechnical reports, biological surveys and other studies)
Dublin Planning LJepartment
Downtown SpeCific Plans
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Attachment to Downtown Specific Plans Initial Study
Negative Declaration
PA 99-054
PA 99-055
PA 99-056
Discussion of Checklist
legend
PS Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS, Less Than Significant Impact
NI: No Impact
I. land Use and Planning
Environmental Settinq
The project site area is the existing downtown commercial area of Dublin, The project site is the location
of approximately 150 acres of retail shops, restaurants, commercial businesses, offices and light
industrial uses with associated roadways and parking areas_ Various small parcels remain undeveloped,
No residential development has occurred within the project area,
The City's existing General Plan and Zoning Ordinance envision a mix of retail, lodging, auto service,
restaurant, office and similar uses within the project area_
Project Impacts
a) Conflict with general plan designation and zoning? LS The Dublin General Plan designates the
downtown specific plan areas as Retail/Office, Retail/Office and Automotive, and PubliclSemi-Public
Facility, which allow retail uses, commercial service uses, and civic type uses, The City's Zoning
Ordinance establishes C-1, Retail Commercial; C-2, General Commercial; C-N, Neighborhood
Commercial; M-1, Light Industrial; and PO, Planned District zoning districts in the project area, Some
land use designations in the Downtown Core and the West Dublin BART Specific Plan areas would
be modified through the general plan amendment process in conjunction with adoption of the land
use plans for these areas; however, the modifications would generally be minor and establish
another commercial type land use compatible with the existing and surrounding land uses_ In the
West Dublin BART area, some high density residential use designations are proposed to replace
Public/Semi-Public Facility and Retail/Office designations in close proximity to the BART station
location, This change would be consistent with the intent of the existing General Plan to create a
more transit-oriented area near the proposed BART station, The residential use would support the
surrounding commercial development proposed, and also provide riders for the transit facility The
designation of Public/Semi-Public Facility was placed on a portion of the property in the area with the
anticipation that the BART station would be developed in the general area,
In the Downtown Core Specific Plan area, the intent of the Specific Plan is to retain existing major
retailers (Target, Montgomery Ward and similar users), and, at the same time, add complementary
smaller scale retail uses, restaurants, entertainment uses and offices to attract a more pedestrian-
oriented clientele The Specific Plan also calls for the eventual development of a number of plazas
and civiC uses as additional attractors of people to the area_ Senior residential housing is proposed
adjacent to the new senior center in the northwest portion of Specific Plan area. This would also be a
complimentary land use which shouid support the senior center and the surrounding retail
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e) Disruption of physical arrangement of an established community? NI. The project consists of three
plans intended to direct the land use and future development in the City's central downtown area,
The plan is proposed to be implemented over a five to teff seven year period, and will occur as a
gradual replacement of uses with new uses, This method of adaptive reuse of the areas will serve to
integrate land uses, transportation and public improvements within the three Specific Plan areas not
significantly disrupt the physical arrangement of the downtown, There will therefore be no impacts
regarding disruption of established communities
II. Population and Housing
Environmental Settinq
The city population as of January 1, 1999 was estimated by the State Department of Finance to be
28,707 Significant population growth is anticipated for the community based on planned residential
growth in east Dublin, where the City has approved a specific plan calling for residential growth,
According to the Association of Bay Area Governments (ABAG), the total population of Dublin is
expected to increase to 35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year
2010 Under the proposed Specific Plans, a maximum of approximately 491 residential dwelling units
would be introduced in the West Dublin BART area, and a maximum of approximately 150 residential
dwelling units would be introduced in the Downtown Core area, This is not considered a significant
increase for the region, and would actually establish housing closer to existing services and
transportation than much of the residential development in the City
Proiect Impacts
a) Cumulatively exceed official regional or local population projections? NI. The project involves
primarily retail, office, iodging and similar uses_ Although future residential and mixed uses are
envisioned in the West Dublin BART Specific Plan and Downtown Core Specific Plan areas, such
residential uses are intended to support transit-oriented development programs, Although the overall
amount of residential development for the community is anticipated to increase, such increases
would be less-than-significant.
b) Induce substantial growth in an area, either directly or indirectly? NI The majority of the development
that would occur under the Specific Plans would be commercial, office and other non-residential type
land uses, Some new residential housing is proposed in the Downtown Core and West Dublin BART
Specific Plan areas, but it would not result in a substantial amount of new dwellings, nor would it
induce substantial growth in the area as land available for development is limited in this part of the
City Under the proposed Specific Plans, approximately 490 residential dwelling units would be
introduced in the West Dublin BART area, and approximately 150 residential dwelling units would be
introduced in the Downtown Core area, This is not considered a significant increase for the region,
and would establish housing closer to existing services and transportation than much of the
residential development in the City, thereby reducing some impacts associated with growth such as
increased traffic generation,
According to the City's General Plan, the Downtown Core and West Dublin BART Specific Plan
areas are considered a Downtown Intensification Area which would allow up to 200 dwelling units, It
is also stated that the number may be increased if mid-rise, mixed-Use buildings, such as that
proposed in portions of the specific plan areas, achieve market acceptance. Additionally, the plan
areas are currently serviced with water, sewer, and roads, and therefore, the specific plans are not
considered growth inducing projects,
[Jub!ln Planning Llepartment
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c) Displacement of existing housing, especially affordable housing? NI. The project site has been
developed as a retail commercial and office downtown area. It presently contains no housing.
Therefore, there would be no displacement of housing units on the site.
III. Solis and Geology
Environmental SettinCl
The site lies within the Tri-Valley area, in the commercial core of Dublin. According to historic geologic
studies in the area, the site is underlain by poorly consolidated, non-marine deposit sedimentary rocks of
the Tassajara Formation. The geotechnical investigation report prepared for the project indicates that the
site is not within an Alquist-Priolo Fault Zone (1982) There are no mapped faults which are known to
traverse the site, the closest Alquist~Priolo Fault Zone is the Calaveras Fault located along San Ramon
Road approximately one-quarter mile to the west. The next nearest active seismic faults include the
Hayward and the San Andreas Faults which are located approximately g miles southwest, and 27 miles
west-southwest, respectively The closest potentially active faults include the (1) Verona, which is
located approximately 3 miles to the south, and (2) the Las Positas, which is located approximately 9
miles to the southeast.
The soil conditions in the downtown area are summarized from previously prepared geotechnical studies
as follows. Medium stiff to stiff lean clays to the maximum depth of about 41.5 feet below site grade
(SSG). The upper 2 to 5 feet SSG consist of dark brown lean clays with varied gravel and sand content.
The upper 6 to 12 inches of the clays were intermixed with wood debris suggesting that the upper 6
inches was engineered fill. The near surface clays exhibit low to moderate plasticity, a low to moderate
expansion potential, and moderate shear strength. The consolidation tests indicate that the clays are
over-consolidated and exhibit low compressibility under the anticipated foundation loads. Groundwater
was encountered in most of the test borings drilled below 10 feet SSG at depths ranging from 12 to 13
feet SSG From a geotechnical standpoint, the area is suitable for proposed retail commercial and
residential development with regard to support of shallow spread foundations and concrete slabs-on-
grade As this is a currently built and urbanized area, when excavation activities are proposed with
individual projects on specific sites, geotechnical studies specific to that property may be required at that
time
Proiect Impacts
a) Is the site subject to fault rupture? NI The risk of fault rupture on the site is anticipated to be low,
since the nearest known active or potentially active faults lie a minimum of one quarter mile away
No impacts would therefore result.
b) Is the site subject to ground shaking? LS The site as well as the encompassing region is anticipated
to be subject to moderate to severe ground shaking from a number of active and potentially active
faults in the greater Say Area, including the Hayward fault, San Andreas fault and Calaveras fault.
The ground shaking issue is less than significant for properties in the Specific Plan areas because
new development constructed will be required to adhere to the requirements of the Uniform Building
Code and other seismic safety standards as they are developed over the life of the Specific Plans.
c) Is the site subject to seismic ground failure? Ni Based on previous geotechnical reports and
information for this area of the City, the risk of ground failure would be low Routine enforcement of
provisions of the 1997 Uniform Building Code and recommendations contained in geotechnical
reports prepared for specific development projects will serve to reduce potential impacts of seismiC
ground failure to a less than significant level.
Uublln Plannln9 lJepartment
Downtown Specific Plans
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d) Is the site .subject to seiche, tsunami hazards, including liquefaction? NI. Geotechnical investigation
reports for past projects in the downtown conclude that the risk of liquefaction in the downtown is
low. This is based on the presence of clay soils on the site which are not prone to liquefaction. There
are no major bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudflows? NI. The downtown project area is essentially flat with
little change in slope; therefore, no impacts are anticipated with regard to landslides or mudflows.
f) Is the site subject to erosion, changes in topography or unstable soil conditions? LS. The area is
essentially flat and contains no unstable soil conditions. No significant changes in topography are
proposed because the area has been previously graded the past to accommodate existing
development. However, future development and construction within the area under the auspices of
the three Specific Plans would result in grading and excavation for additional building foundations,
underground utilities and similar purposes. There would be a possibility of erosion of graded material
and construction debris off of construction sites. The City of Dublin requires preparation and approval
of erosion control plans for all new construction where grading plans are requested. For development
projects involving five acres of land are greater, preparation of Stormwater Pollution Prevention
Plans are also required by the State Water Resources Control Board Adherence to standard erosion
control plans and Stormwater Pollution Prevention Plans will ensure that any impacts related to
erosion will be reduced to less-than-significant levels.
g) Subsidence of land? NI. Minimal subsidence would occur in the area, according to geotechnical
reports prepared for past projects in the downtown. No impacts would therefore result.
h) Expansive soils? LS. The soils have a low to moderate expansion potential and moderate shear
strength. Foundations of future buildings and other structures proposed under the auspices of the
Specific Plans will be reviewed by the City of Dublin pursuant to the Uniform Building Code to ensure
that adequate foundations are provided. Less-than-significant impacts related to expansive soils are
therefore anticipated.
i) Unique geologic or physical features? NI. No unique geologic or physical features have been
identified on any of the Specific Plan sites, based upon a review of a topographic survey and a field
visit. No impacts are anticipated and no mitigation measures are required.
IV. Water
Environmental Settinq
Surface water exists on perimeters of the West Dublin BART and Downtown Core Specific Plan areas in
the form of open storm drainage channels owned by Alameda County Flood Control and Water
Conservation District (ACFCWCD) Zone 7 site. Stormwater runoff within Specific Plan areas is directed
to regional storm drain facilities owned and maintained by ACFCWCD, which underlie the Specific Plan
areas. There are no creeks, wetlands or other bodies of water near the Specific Plan areas
The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth
between 15 and 500 feet but is no longer used as the primary source of domestic water in the area.
Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months,
which will be pumped out and used for landscape irrigation during dry, summer months.
Proiect Impacts
a) Changes to absorption rates? LS. The Specific Plan areas have been largely developed over the
past thirty to forty years and covered with impervious surfaces, including buildings, parking areas,
walkways and other paved areas. Small portions of the areas are either vacant or landscaped to
Dublm Planning Department Page 17
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allow for drainage and irrigation. Construction of new buildings within the areas, under the auspices
of the Specific Plans, would add new impervious surfaces, but would also add additional pervious
surfaces in terms of plazas and more landscaping as required by the Specific Plans. Less-than-
significant impacts to absorption patterns are therefore anticipated.
b) Exposure of people or property to flood hazard? LS Portions of the Village Parkway and Downtown
Core Specific Plan are subject to flooding during 1 aD-year fiood events and are generally inundated
with water during periods of intense andlor long-term rain fall. Representatives of the City of Dublin
Public Works Department have indicated that sub-regional drainage improvements will be
undertaken in the future as part of the City's Capital Improvement budget to alleviate flooding
hazards. Programs to deal with flood hazards are included in the Village Parkway and Downtown
Core Specific Pians. Less-than-significant impacts are therefore anticipated with regard to flood
hazards.
c) Discharge into surface waters or changes to surface water quality? NI Existing storm drainage
facilities are planned to be used to accommodate stormwater runoff from the Specific Plan areas,
Since the amount of stormwater runoff is not anticipated to increase above existing voiumes (see
comment a, above), no impacts are anticipated with regard to discharge into surface water Future
development projects undertaken under the auspices of the Specific Pians will be required to meet
the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water Program.
d) Changes in amount of surface water? NI. Adoption of the proposed Specific Plan would have no
impacts to surface waters as all drainage shall be directed to the existing storm drainage system. No
impacts to surface bodies of water are therefore anticipated.
e) Changes in currents or direction of water movement? NI. The project would not alter currents or
direction of water movement in nearby water bodies since no substantial changes are anticipated to
the volume of stormwater runoff.
f) Changes in quantity of groundwater? NI. Approval and implementation of the three Specific Plans
would not significantly alter existing ground water resources on or near the project site because all
drainage is directed to the storm drainage system operated by Zone 7 Similarly, significant amounts
of groundwater use are not anticipated, since representatives of the Dublin-San Ramon Services
District have indicated that adequate water supplies have been identified to serve the maximum
amount of development envisioned in the proposed Specific Plans.
g) Altered direction of groundwater? LS N+. The project would not affect groundwater direction, since no
significant subsurface construction is anticipated. In the event that subsurface excavation is
oroposed, adopted Citv standards require that specific develooment proiects. such as those reauirino
underqround parkina structures. prepare a site-specific hvdrolooical analysiS with oeotechnical and
soils analvsis to determine qroundwater levels. No siqnificant impacts are anticipated related to
altered direction of aroundwater.
h) Impacts to groundwater quality? NI The scope of the project is such that groundwater resources will
not be affected, as discussed above.
i) Substantial reduction of groundwater resources? LS The project involves approval of three Specific
Plans to upgrade the appearance and land uses in downtown Dublin. Since more intensive land uses
are anticipated in the Plans above that allowed in the current General Plan, some increase in the use
of water is anticipated. Representatives of the Dublin-San Ramon Services District have indicated
that adequate water supplies have been identified and addressed in future District plans to serve the
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maximum amount of development envisioned in the proposed Specific Plans. Therefore, the
projected level of water use is expected to be less-than-significant.
V. Air Quality
Environmental Settinq
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 passages in the surrounding hills the Hayward and Niles canyons. Local wind data show the
frequent occurrence of iow 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.
Proiect Impacts
a) Violation of air quality standard? LS Potential air quality impacts can be divided into short-term,
construction related impacts and long-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that construction of new buildings under the
auspices of the Specific Plans would generate temporary increases in dust and particulate matter
caused by excavation and grading activities. Construction vehicle equipment on unpaved surfaces
also generates dust, as would wind blowing over exposed earth surfaces. Generalized estimates of
construction air emissions include approximately 1.2 tons of dust per acre per month of construction
activity About 45 percent of construction-related dust is composed of large particles which settle
rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of
dust consists of small particles (also known as PM10) The City of Dublin requires the approval and
implementation of a Construction Impact Reduction Plan as a standard condition of approval for new
construction projects which will reduce short-term air quality impacts to a level of insignificance.
Buildout of the maximum development of the three Specific Plans would add additional vehicular
traffic to this portion of Dublin. These additional vehicles would generate quantities of carbon
monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10)
However, the location of the Specific Plans near major regional transportation corridors (1-680 and
Dublin Boulevard), and the fact that the intent of the West Dublin BART and Downtown Core Specific
Plans is to promote transit-friendly development results in conformity with the Say Area Air Quality
Management District's Clean Air Plan. The short-term and long-term impacts to air quality of
approving and implementing the three Specific Plans would, therefore, be less-than-significant.
b) Expose sensitive receptors to pollutants? LS As stated in V-a above, the impacts to air quality of the
project will be less-than-significant both on the long- and short-term. The project, if approved and
constructed, would add some vehicular trips to the project area, but the development of the new
West Dublin BART Station would also reduce a portion of the vehicular trips in the area. This
increase in vehicular trips is minor considering the fact that many of the trips are multi-purpose trips.
It is unlikely that the project would expose additional sensitive receptors, future visitors, and
residents to significantly higher concentrations of vehicle related poliutants. Any impacts related to
this issue would be less-than-significant.
c) Alter air movement, moisture, temperature or climate? NI. The Specific Plans are intended to
encourage the same general type of development as currently exists on each of the project sites.
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Although building heights may be somewhat higher than currently found on the site, no substantial
interference regarding prevailing wind patterns or climatic conditions is anticipated.
d) Create objectionable odors? NI. Permitted uses allowed by the Specific Plans include primarily retail,
office, entertainment, lodging and residential land uses, none of which are associated with the
release of significant amounts of objectionabie odors. Therefore, no impacts are anticipated.
VI. Transportation/Circulation
[Note The following section is based on an analysis of the traffic and transportation performed by Omni-
Means, Transportation Consultants in Auaust 2000, with updates in September, November and
December 2000.J
Environmental Settino
Major roadways serving the site include:
. Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local communities
such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. In the
vicinity of the proposed project, 1-580 carries between 160,000 and 187,000 vehicles per day
Nearby interchanges include 580/680; Dougherty Rd.lHopyard Rd. and Hacienda Dr
. Interstate 680 is a six-lane north-south freeway connecting Dublin with local communities in the
Tri-Valley area and regional destinations north and south of Dublin. This freeway accommodates
between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive.
. Dougherty Road extends in a north-south direction east of the Specific Plan areas. A major
arterial roadway, Dougherty Road has four travel lanes north of Dublin Boulevard. South of
Dublin Boulevard, the roadway widens to six travel lanes as it crosses over 1-680, a full-access
interchange for eastboundlwestbound traffic is located at Dougherty/l-580 In the Dublin
Boulevard area, Dougherty Road provides access primarily to commercial and retail areas North
of Dublin Boulevard, the road provides access to residential areas as it approaches Amador
Valley Boulevard.
. Amador Plaza Road. is a north-south street extending from Amador Valley Boulevard south
through DUblin Boulevard. Between Amador Valley Boulevard and Dublin Boulevard, Amador
Plaza Road has two travel lanes and a two-way left-turn lane. South of Dublin Boulevard, the
roadway has two travel lanes and provides access to existing and new retail-commercial land
uses Amador Plaza Road is planed to connect to the new 1-680 southbound onloff ramps
currently under construction.
.
Dublin Boulevard is a major east-west roadway through the south part of the Village Parkway
planning area. Dublin Boulevard has six travel lanes and raised medians from San Ramon Road
to just east of Regional Street. As Dublin Boulevard approaches Golden Gate Drive, the roadway
narrows to four travel lanes and maintains this configuration east to Dougherty Road. Dublin
Boulevard is designated as a route of regional significant in the Alameda County Congestion
Management Agency's Congestion Management Plan.
Golden Gate Drive is a short, two-lane roadway that extends south from Dublin Boulevard.
Providing access to commercial areas, Golden Gate Drive is designed with two travel lanes.
Regional Street extends south from Amador Valley Road through Dublin Boulevard. South of
Dublin Boulevard, Regional Street is a wide, two-lane road provides access to retail and
commercial areas. North of Dublin Boulevard, the road has two travel lanes with a two-way left-
turn lane.
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· Amador Valley Boulevard is located north of the project site and extends in an east-west
direction. East of San Ramon Road, Amador Valley Boulevard has four travel lanes with raised
landscaped medians and is a major arterial street. West of San Ramon Road, the roadway
narrows to two travel lanes.
· Village Parkway extends from Dublin Boulevard north to Alcosta Boulevard. A major arterial
roadway, Village Parkway has four travel lanes with raised center landscaped and hardscaped
medians. Between Dublin Boulevard and Amador Valley Boulevard, Village Parkway provides
access to commercial land uses. Continuing northward, this roadway provides primary access to
residential areas off of Tamarack Drive, Brighton Drive and Davona Drive. A new northbound on-
ramp to 1-680 from Village Parkway recently opened.
San Ramon Road is oriented in a north-south direction west of the three Specific Plan areas. A
major arterial roadway, San Ramon Road has six travel lanes and raised medians north of 1-580.
North of Amador Valley Boulevard, San Ramon Road narrows to four travel lanes. In the Specific
Plan areas, the roadway provided access to commercial and retail businesses. San Ramon Road
is designated on System (MTS) roadway by the Alameda County Congestion Management
Agency.
Starward Drive extends from Amador Valley Boulevard north and has two travel lanes. It provides
access to residential areas north of the Specific Plan areas.
Donohue Drive is oriented in a north-south direction and provides access to residential areas
north of Amador Valley Road. A two-lane residential street, Donohue Drive extends north from
Amador Valley Boulevard.
Clark Avenue extends between Village Parkway north across Dublin Boulevard to Maple Drive. A
two-lane roadway, Clark Avenue provides access to commercial areas south of Dublin Boulevard
and residential areas north of Dublin Boulevard.
Civic Plaza/Sierra Court. Civic Plaza is a wide, two-lane street extending south from Dublin
Boulevard providing access to Dublin City Hall and Police Department headquarters. Civic Plaza
is not a through street. Sierra Court extends northward from Dublin Boulevard (opposite Civic
Plaza) and is a two-lane road, The roadway provides access to light industrial and residential
areas.
· Dublin Court extends southeast from Dublin Boulevard and is located east of the Specific Plan
areas. A wide, two-lane road, Dublin Court provides access to retail and commercial areas.
Lewis Avenue is a short, two-lane street extending east-west between Village Parkway and
Portage Road. Lewis Avenue provides access to commercial and office areas off of Village
Parkway before accessing residential areas east of Village Parkway.
Tamarack Drive extends in an east-west direction on both sides of Village Parkway. A wide, two-
lane road, Tamarack Drive provides access to residential areas north of Amador Valley Road.
Brighton Drive extends in an east-west direction on both sides of Village Parkway. A wide, "iwo-
lane road, Brighton Drive provides access to residential areas north of Tamarack Drive.
Davona Drive extends between Village Parkway and Alcosta Boulevard. A two-lane residential
street, Davona Drive also provides through vehicle access from Village Parkway areas to 1-680
via Alcosta Boulevard.
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The Livermore Amador Valley Transit Authority ("WHEELS") provides bus transit service through the
Dublin area. Bus routes serving the downtown Dublin area include Routes 3, 4, 10 and 201/202.
Regional transit to and from the Dublin area is provided by the Bay Area Rapid Transit District (BART).
BART opened a Dublin/Pleasanton station in the late 1990's, located approximately one mile east of the
project site. A recent proposal has been submitted to BART to construct a Downtown Dublin station
within the West Dublin BART Specific Plan area at the terminus of Golden Gate Drive, approximately 1/2
mile south of this Specific Plan area.
Bikeways exist or are proposed on Amador Valley Boulevard and Dublin Boulevard . Amador Valley
Boulevard is presently designated for a Class II bikeway lane, which is designed with a one-way striped
lane for bicycle travel on the roadway. Dublin Boulevard is proposed for a Class II bikeway lane, to be
opened with the. completion of the roadway improvements. Public sidewalks have been constructed
adjacent to many of the streets within and adjacent to the Specific Plan areas.
The City commissioned a traffic consultant (Omni-Means, transportation consultants) to prepare a traffic
analysis regarding transportation and circulation impacts of approving and implementing the three
Specific Plans.
General Plan Transportation Policy Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection by comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to &IF,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development
and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91
or greater) (General Plan Guiding Policies 5.1.1 B and C).
Siqnificance Criteria
Based upon General Plan policies, an intersection impact is considered significant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D.
Project Impacts
a) Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips
and traffic congestion on the local roadway network, which could deteriorate existing levels of service
on some affected roadways. Table 1, summarizes existing traffic conditions in and around the
Specific Plan sites, which also includes anticipated traffic from approved but not yet constructed
projects. The table also shows anticipated traffic impacts for the same intersections at full build out of
maximum Specific Plan densities. For two of the intersections, Golden Gate/Dublin Boulevard and
Amador Plaza/Dublin Boulevard, projected traffic would exceed City thresholds of significance. For
these two intersections, the Specific Plans require the installation of traffic improvements as part of
Specific Plan development to raise the future Level of Service to comply with City standards.
Additional roadway widening improvements would be needed with the projected traffic volumes.
Golden Gate Drive would require widening to four travel lanes with two-way left-turn lanes between
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Downtown Specific Plans
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DUblin Boulevard and St. Patrick Way To accommodate the proiected development in the Plan area.
the eastbound Dublin Boulevard approach at Amador Plaza Road should be widened and restriped
to include a separate rioht-turn lane. Amador Plaza Road is already planned for widening to four
travel lanes in the City's Capital Improvement Program budget. If St. Patrick Way is extended to
Regional Street with future development, Regional Street should also be widened to four lanes with a
two-way left-tum lane between Dublin Boulevard and St. Patrick Way
To offset overall development impacts in the downtown area, including the BART related traffic,
Dublin Boulevard is currently proposed for widening to six travel lanes between Sierra Court and
Doughtery Road. A second eastbound right-turn lane would be installed on Dublin Boulevard at
Doughtery Road, and the eastbound Dublin Boulevard approach at Golden Gate Drive would be
widened and restriped to include a seoarate rioht-turn lane. The eastbound approach to Reoional
Street would also be widened and re-striped to include a separate rioht-turn lane. Ultimate
eastbound approach oeometrics would include one left-turn lane, three throuoh-Ianes and one rioht-
turn lane. The traffic analysis also assumes the installation of certain traffic improvements within and
near the Specific Plan areas that have already been approved by the City or which are programmed
in the City's Capital Improvement Budget.
These improvements would be completed in stages associated with the development of properties in
the area. For instance, the extension of St. Patrick Way to Regional Street would be implemented
with the development of the hotel and residential project proposed adjacent to the BART station and
the redevelopment of adjacent industrial sites, such as the Cor-o-Van's site Some additional
property may be reouired in order to complete the roadway improvements. however. the extent of
that reouired is unknown at this time.
Since the oriqinal environmental analysis was prepared in September 2000. an increase in the FAR
and souare footaoe for the development of the site adiacent to the West Dublin BART Station has
been proposed. Jones, Lana, LaSalle. the proiect sponsor, has submitted a development oroposal
which shows an increase in square footaoe of 109.864 square feet for the hotel portion of the project
from the orioinal conceptual plan reviewed by staff. Accordinq to Omni-Means. the traffic consultant
for the Specific Plan, even thouoh there will be an increase in souare footaoe, increasino the FAR on
the propertv to 1.12. no increase in traffic or deoradation of the LOS in the area is anticipated as
traffic oeneration rates are based on the number of rooms in the hotel. This number (240 rooms)
has remained unchanoed from the orioinal conceptual olan submitted bv the proiect sponsor.
Under consideration bv the City Council. also, is a re~uest from Morrison and Foerster. representinq
AMB. a potential purchaser of the Cor-o-Van warehouse site reauestinq an increase in the FAR
from .87 to 1.00 for the portion of that propertv shown as Office on the West Dublin BART Specific
Plan Land Use Plan (Exhibit 9 of the Specific Plan). All areas shown in the Plan as Office total
approximately 6.9B acres. It was determined that all of the properties shown in the Office land use
cateoorv of the Specific Plan should be allowed to benefit from the increased FAR Therefore,
because traffic aeneration rates are dependent on FAR's. a FAR of 1.00 was applied to 6.98 acres
and tested by the traffic consultant. This FAR would create approximatelv 40,000 square feet more
of office space than a FAR of .B7. AlthoUQh this increased square footaoe would Qenerate more
traffic over that oriQinallv shown in the table. the traffic consultant has indicated that the increase
would not Qenerate a sionificant amount of additional traffic and the policies and proarams related to
traffic in the Specific Plan are adequate for this increase (refer to Attachment 15. December B, 2000
letter from Omni-Means).
In the Downtown Specific Plan area, the Citv Council is considerino removal of the Hioh Density
Residential or senior housino element of the Plan in the northwest corner of the Plan area adiacent
to Amador Valley Boulevard. If the use of the property remains as Retail/Office (shown as
Commercial A on the Land Use Plan. Exhibit 9. of the Specific Plan) an increase in the FAR for the
site to .40 would occur under the Plan reflectino that proposed for the other portion of the shoppinq
center. This would increase the potential square footaqe for the site bv approximatelv 40.000 square
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Downtown Specific Plans
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feet. Accordino to the City's traffic consultant. this would result in more traffic trips oer dav than the
residential use at the same location. Because of this. intersections in the vicinitv mav operate at
LOS "D" rather than LOS "C". LOS "0" is qenerallv considered an acceptable level of service. so
althouGh trips would increase. it would not be a siqnificant increase and will be adeauatelv addressed
by the pOlicies and proqrams in the Soecific Plans.
At their meetinq on October 24. 2000. the Planninq Commission suaaested revisions to be included
in the Downtown Core Specific Plan, and also in the General Plan Amendments for the project. The
Commission sUGqested a chanqe in the FAR for a 2.55 acre Retail/Auto use propertv to reflect a
reGuest bv Kenneth and Marc Harvev of Dublin Honda for property on Amador Plaza Road. The
chanGe modifies the FAR from 0.20 (or 22,420 square feet with the existina development on the sitel
to 0.79. resultinG in a develooment potential of 87.750 square feet. This chanqe would orovide for
consistencv between the FAR of the Honda dealershio oroperty and that of the adjacent prooertv,
former site of Shamrock Ford. at the corner of Dublin Boulevard and Amador Plaza Road. It is not
anticioated that traffic in the area would increase with this FAR increase as the existinQ use would
remain the same, and the additional sauare footaae would be utilized for storaQe and office soace
associated with that use. The policies and proarams in the SpeCific Plans should be adequate for the
proposed land use. Any land use chanQe application for this prooertv in the future would reauire a
land use and traffic analysis to evaluate the impacts on the Specific Plan area.
For the Village Parkway Specific Plan area, the City Council appointed a Task Force which met over
a six-month period to discuss and direct the revitalization of the business community along the
segment of Village Parkway between Amador Valley Boulevard to the north and Dublin Boulevard to
the south. To accomplish this revitalization effort, it was decided by the Task Force that slowing
traffic and providing better parking opportunities close to businesses would create a more pedestrian
and shopper friendly environment, thereby stimulating the economic growth of businesses and
increasing the activity level in the area. Four different options for roadway improvements along
Village Parkway were evaluated during the specific plan development process, along with the
existing roadway configuration as shown in Exhibit 7A of the Specific Plan. The following is a brief
description of each of the Village Parkway roadway alternatives considered. Exhibits illustrating the
alignment and cross section of Village Parkway for each alternative are contained in Appendix AS of
the Village Parkway Specific Plan.
Alternative 1. The Village Parkway Specific Pian Task Force reviewed the various options for the
roadway, all of which contained diagonal parking to bring people closer to business storefronts
and to change the streetscape in the area. Alternative 1, as shown in Exhibit 10A of Appendix
AS of the Specific Plan, would provide four lanes of traffic on Village Parkway (two lanes in each
direction) combined with diagonal parking along the street frontage in selected locations. There
are approximately 60 existing parallel parking spaces along Village Parkway at this time, and 121
parking spaces could be provided with this alternative.
A four-foot class III bicycle lane would be located between the diagonal parking and the right
traffic lane. The sidewalk would be widened from five feet (existing right-of-way is eight feet) to
10 feet to provide enough space for increased pedestrian use. Two new crosswalks for
pedestrians would be provided in mid-block locations with caution signals. Each traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width.
In the Consultant's Report of the Transportation Impacts for the Proposed Village Parkway,
Downtown Core, and West BART Station Specific Plans prepared by Omni-Means for the
Downtown specific plans, the consultant determined that this alternative would create the least
potential roadway impacts of the four alternatives and recommended it for implementation. This
determination was based on the following: 1) four travel lanes would be maintained; 2) diagonal
parking would provide additional spaces close to business frontages; and, 3) bicycle traffic would
be provided on the street (however, this could create some conflicts between motorists backing
out of spaces and bicyclists) Some conflicts may occur between through vehicles and those
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Downtown Specific Plans
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backing out of spaces, but the bike lane should provide a buffer zone, thereby reducing the
potential for conflict.
The total right-of-way (ROW) required for this option would be 115 feet. As the roadway ROW is
currently 100 feet. an additional seven feet six inches of ROW on each side of the street would
need to be Obtained from property owners. Implementation of this alternative would require a
public/private partnership, or joint partnership between private property owners and the City to
balance the cost of improvements. This alternative requires a high degree of cooperation and
commitment by both the City and the property owners on Village Parkway to be successful. The
preliminary cost estimate for improvements related to this alternative is $2,005,000
Alternative 2 - Alternative 2, as shown in Exhibit 78 of the Specific Plan (see attached disgram)
and Exhibit 10B of the appendix, would provide four lanes of traffic on Village Parkway (two lanes
in each direction) combined with diagonal parking along the street frontage in selected locations,
and the bicycle lane would share the sidewalk with pedestrian traffic. The sidewalk would be
widened t012 feet to provide enough space for the shared use Two new crosswalks for
pedestrians would be provided in mid-blOCk locations with caution signals. Each traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width. The
total right-of-way (ROW) required for this option would be 118 feet. As the roadway ROW is
currentiy 100 feet, an additional nine feet of ROWan each side of the street would need to be
Obtained from property owners.
The consultant's report determined that this alternative was adequate for roadway circulation;
however, maintaining the bike lane on the sidewalk could be problematic in the downtown retail
district due to pedestrian/bicycle conflicts on the adjacent sidewalks. Additionally, the alternative
does not provide a buffer area between the outside lanes and vehicles backing out of the
diagonal parking spaces. This could be disruptive to traffic flows during peak hours of traffic.
Implementation of this alternative would require a publiclprivate partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for improvements related to this alternative is $2,170,000
Alternative 3 ~ The alternative preferred by the Task Force was Alternative 3, as shown in Exhibit
10C, which would provide two lanes of traffic on Village Parkway (one lane in each direction)
combined with diagonal parking along the street frontage in selected locations. A total of 81
parking spaces could be provided with this alternative. A six-foot Class III bicycle lane would be
located on the roadway between the diagonal parking and the through traffic lane. Two new
crosswalks for pedestrians would be provided in mid-block locations with caution signals. Each
traffic lane would be 12 feet and the center median would be reduced from 16 feet to 14 feet in
width. The Task Force also suggested that the median be reduced in height for better visibility
for pedestrians crossing the street.
The total right-of-way (ROW) required for this option would be 100 feet. As the roadway ROW is
currently 100 feet, no additional ROW would need to be obtained from property owners. The
amount of ROW needed for this alternative is less than that required for the other options
considered, but it would reduce the number of through traffic lanes from four to two, thereby
slowing traffic considerably In slowing traffic on the roadway, Alternative 3 would also create
additional congestion on Village Parkway during peak hour periods, and traffic may be diverted to
Amador Plaza Road and streets with less capacity in the vicinity With the existing level of traffic
plus approved projects' and BART's estimated traffic volume, the traffic consultant's estimate is
that the level-of-service (LOS) on Village Parkway would operate at LOS F (unacceptable ievel),
decreasing from LOS C (acceptable level) with this alternative Additionally, the LOS at the
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Downtown Specific Plans
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intersections of Amador Valley BoulevardNillage Parkway and Dublin BoulevardNillage Parkway
would operate at LOS D during the AM peak hour, and LOS F during the PM peak hour
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements, but to a
lesser degree than Alternative 1 and 2. This alternative requires cooperation and commitment by
both the City and the property owners on Village Parkway to be successful. The preliminary cost
estimate for this alternative is $1,050,000, and is the lowest cost alternative when compared to
the other three alternatives.
Alternative 4 - Alternative 4, as shown in Exhibit 10D, would provide four lanes of traffic on
Village Parkway (two lanes in each direction) and a four-foot bicycle lane. Diagonal parking
would be provided along the frontage of businesses in selected locations, but it would be
separated from street traffic by narrow medians. A total of approximately 106 parking spaces
would be provided with this alternative along Village Parkway. Drive aisle entrances would
provide access to these separated parking areas. Two new crosswalks for pedestrians would be
provided in mid-block locations with caution signals. Each traffic lane would be 12 feet and the
center median would be reduced from 16 feet to 14 feet in width. The total right-of-way (ROW)
required for this option would be 128 feet. As the roadway ROW is currently 100 feet, an
additional 14 feet of ROW on each side of the street would need to be obtained from property
owners.
This alternative would increase the distance between roadway traffic and the businesses on
Village Parkway, and may not meet the objective of slowing traffic and providing a more
pedestrian oriented streetscape, as the width of the ROW would be substantially increased.
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for this alternative is the highest of the four alternatives at $3,130,000.
Therefore, as the cost is extremely high and it would not meet the basic objective of providing
parking close to the street and businesses with better pedestrian access, it is not recommended
as a viable alternative.
Staff has several concerns reoardino narrowino Villaoe Parkway to two lanes of traffic and addino
diaoonal parkino, as preferred by the Task Force. Vehicle trip diversion may occur, as discussed in the
previous section. and adversely affect the adiacent neiohborhood to the east. This could affect the
quality of . life for that portion of the City residential area by creatinq safety hazards for residents and
children attendino the neiohborhood school. Noise levels could also increase in the area with the
additional cut-throuoh traffic. Additionally, the Alameda County Fire Department and Dublin Police
Department have expressed concerns related to community safety, response time, and the creation of
roadway hazards in the event that Villaoe Parkway is reduced to two lanes of traffic with diaoonal
parkino within the existino rioht-of-way. Another option for the alignment of Village Parkway, which is the
staff recommended option (see attached diaoram), is to maintain the existing roadway without
expansion, and continue the use of parallel parking on both sides of the street. Improvements in the
streetscape and sidewalk could be provided as described in the section of this document on design to
encourage increased pedestrian use in the area. Additionally, joint/shared parking should be
encouraged between properties, with fences removed which impede pedestrian access. This option
would require less capital funds for implementation and would create less roadway impacts.
A letter has been received from the Alameda County Conoestion Manaoement Aoency (ACCMA)
commentino on the transportation and circulation analysis prepared for the Specific Plans. The City's
traffic consultant has responded to these comments in a letter dated December 8. 2000. The ACCMA
stated that the Dublin Specific Plans qualified for analysis usinq the CountyWide Transporation Demand
Dublin Plannmg Department
Downtown Specific Plans
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Model. if another model is used in a traffic analvsis. the model outouts must be compared to those of
the Countvwide model. The traffic consultant used a manual distribution model (TRAFFIX) outputs as a
baseline for qeneratinq future traffic volumes and has comoared their forecasted volumes to those of the
Countywide model in their letter of explanation to the ACCMA. In comparinq the two models the traffic
consultants findinqs for the Specific Plan area volumes for the vear 2005 qenerally exceed those under
the Countywide model. The only location where the models differ is at the intersection of Dublin
Boulevard and Villaqe Parkway, with a larqe amount of trips actually attributable to undeveloped
northeastern Dublin properties. However, the policies and proorams in the Specific Plan would address
these future traffic volumes throuoh the implementation of wideninQ Dublin Boulevard in this area to
three throuQh lanes from two throuqh lanes. Additionallv. the improvements provided at the
intersections of Reqional Street, Golden Gate Drive and Amador Plaza Road as discussed above,
would fullv address these traffic imoacts. All roadwavs within the Specific Plan studv area would be
ooeratino at acceptable levels of service i"D" or better) with the proposed mitioation measures in the
Plans. Adherence to traffic and roadway improvements included in the Specific Plans will ensure that
traffic and transportation impacts related to approval and implementation of the Specific Plans would be
less-than-significant. These improvements are included in the Capital Improvement Program for the
Specific Plans.
b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)? LS Proposed development and redevelopment of
properties in the three Specific Plan areas will be reviewed by the City of Dublin Public Works, Police
and Fire Departments at the time of site development review to ensure that City design standards
are met. Less-than-significant impacts are therefore anticipated with regard to safety impacts.
c) Inadequate emergency access or access to nearby uses? LS NJ. The proposed Specific Plan makes
provision for new roadways through the project areas. New development proposed pursuant to he
Specific Plans will be reviewed by the City of Dublin Public Works, Planning, Police and Fire
Departments to ensure that adequate access and roadway widths would be provided. Therefore,
adequate access would be provided to all building areas and no impacts would result regarding
access. Althouoh not a potentiallv sionificant impact. for more efficient and routine operations. Police
and Fire have recommended that Villaoe Parkway remain as a four-lane roadway, as recommended
bv staff.
Table 1 Existing and Future Traffic Conditions
Intersections
LOS
LOS
S
A 0 37
C072
A 0 34
B 0.65
D084
AO.38
A 0.32
B 0 64
A 0.35
A 0.57
C076
A 0.38
LJublin Planning LJepartment
Downtown Specific Plans
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DO 85 C 078 D087 D 0.89
A 0 36 A 0 54 A048 C079
AO.28 A 048 B 0.68 EO 91
B 0.62 C080
A 0.44 C076 AO.58 F 102
A 0 50 0083
A047 AO 60 AO 47 B 0.66
A 0.40 AO.51 A 0.42 A053
AD 35 A 0.51 A036 A054
A 0 37 B 0 66 A 0.39 C071
C074 DO gO C075 D088
B 0.62 AO.58 B 0 62 AO 56
C073 D 0.85 C072 D D 85
A A
AD 56 B 0.61
AD 41 A 0.45
Note: Italics text indicates volume to capacity ratio and Level of Service after implementation of Specific
Plan traffic improvements
d) Insufficient parking capacity onsite or offsite? LS Approval of the three Specific Plans and
construction of improvements based on the Specific Plans would increase the demand. for on-site
parking within each of the three areas. Parking demand would also be increased due to the planned
presence of the proposed West Dublin BART station, the development of which is not part of the
Specific Plan project. Requirements included in each of the Specific Plans require that all new land
uses proposed pursuant to a Specific Plan include on-site parking to meet current City of Dublin
parking requirements Existinq uses are assumed to provide sufficient parkinQ with apolicable City
standards on-site at the time of oriqinal construction and development. The Specific Plans provide
that ~xceptions to parkinq requlations may be allowed for shared use of parking facilities, or in
instances where the Planninq Commission or City Council find evidence based on a oarkinq analvsis
that a reduced parkinQ ratio is appropriate due to the proximitv of the use to public transit service.
The Specific Plans also provide that rro\lioion of additional parking facilities mavbe reviewed and
required will be reviewed as individual Site Development Review applications are submitted to the
City of Dublin for new construction projects. This review process will ensure that adequate parking is
provided and any parking impacts would be less-than-significant.
e) Hazards or barriers for pedestrians or bicyclists? NI. The proposed Specific Plans wouid require
construction of new bicycle and pedestrian facilities to encourage non-auto travel modes. No impacts
are therefore anticipated.
f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle
racks)? NI. Each of the Specific Plans require the installation of some new facilities to support
enhanced bus service to each of the three sites. However, the additional facilities would be within
areas presently served by transportation services. The new facilities would be consistent with
adopted policies supporting alternative transportation as they would provide more opportunities to
use varying modes of transportation. Therefore, no impacts are foreseer:.
g) Rail, waterborne or air traffic impacts? NI. The proposed project is not sited near operating railroad
facilities, near a navigable waterway or near an airport. Although the West Dublin BART Specific
Plan is located near the proposed West Dublin BART station, the intent of the Specific Plan is to
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promote complementary land uses adjacent to the planned BART station. Therefore, no Impacts are
anticipated.
VII. Biological Resources
Environmental Settina
The Specific Plan project sites are located in highly urbanized areas. With the exceptions of County
drainage channels on the periphery of two of the Specific Plan areas, no wetlands or other bodies of
water exist in or near the site. Existing vegetation includes introduced ornamental landscaping within
planter areas.
Proiect Impacts
a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish,
insects. animals and birds) NI. The Specific Plan Areas are existing, urbanized downtown areas.
The majority of the properties within the plan areas are fully developed. No such species have been
observed in the project areas based on field observations conducted in July 2000
b) Locally designated species (e g. heritage trees) NI No heritage trees are located on the site.
c) Locally designated natural communities (e.g. oak forest, coastal habitat) NI. Only introduced.
ornamental vegetation associated with urban development is found on the site.
d) Wetland habitat (e.g. marsh, riparian and vemal pool)? NI. No wetlands exist on the project site.
e) Wildlife dispersal or migration corridors? NI. The Specific Plans represent in-fill development within
an existing urbanized downtown area. There are no wildlife or migration corridors on the site:
therefore, no impacts would occur to such resources
VIII. Energy and Mineral Resources
Environmental Settina
Based on the previous geotechnical surveys of specific properties in the Specific Plan area, no known
deposits of minerals exist on the project site. The Conservation Element of the General Plan does not
reference any significant mineral resources on the project site or in the general area.
Proiect Impacts
a) Conflict with adopted energy conservation plans? NI The proposed project will not conflict with
goals, policies or programs established in the Dublin General Plan regarding energy or energy
conservation.
b) Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project is not
anticipated to use resources in a wasteful manner The project will be constructed in accordance with
the Uniform Building Code and Title 24 of the California Administrative Code, both of Which require
stringent energy efficient construction methods, such as insulation, thermal pane windows and
installation of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section
8.88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand
methods of irrigation. Finally, the City is mandated by AS 939 to reduce the solid waste stream
Page 29
Dublin Planning LJepal1ment
Downtown SpeCific Plans
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generated by residences, business and industrial establishments by promoting recycling and similar
programs.
c) Result in the loss of availability of a known mineral resource that would be of future value to the
region and residents of the State? NL The project site is not located in an area designated by the
California State Department of Conservation, Division of Mines and Geology, as having sufficient
mineral resources that are suitable as marketabie commodities. No impacts are therefore expected.
IX. Hazards
Environmental Settinq
The Specific Plan areas are located in previously developed commercial. office and similar non-
residential areas. Existing uses within the West Dublin BART and Downtown Core Specific Plan areas
include automobile sales and service uses. Operation of these facilities use oil, grease, solvents and
other potentially hazardous materials. It is anticipated that some or all of these uses would remain in
business after adoption of the two Specific Plans; however, storage and handling of potentially
hazardous materials is controlled by the' Alameda County Fire Department, Alameda County Health
Department, Regional Water Quality Control Board and other regulatory agencies.
Proiect Imoacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to oil,
pesticides, chemicals, or radiation? NI With the exception of auto-oriented uses, none of the land
uses permitted by the proposed Specific Plans would store, use or transport significant quantities of
hazardous substances. No impacts are therefore anticipated with regard to hazardous substances.
b) Possible interference with an emergency response plan or emergency evacuation plan? NI. Future
site development plans proposed within the three Specific Plans will be reviewed by the Dublin
Police Department, Dublin Planning Department and Alameda County Fire Department to ensure
that adequate emergency evacuation is provided per City requirements. No impacts are therefore
anticipated.
c) The creation of any health hazerd or potential health hazards? NI Development of land uses and
other facilities pursuant to the three Specific Plans are not anticipated to generate significant health
hazards, since permitted uses would generally include commercial, office, entertainment, restaurant
and residential uses. No industrial or manufacturing land uses are proposed. No impacts are
therefore anticipated.
d) Exposure of people to existing sources of potential health hazards? LS Generally, new land uses in
the Specific Plan areas would include commercial, office, lodging, entertainment and similar uses,
none of which would involve creation of a health hazard. New development that may be located near
automobile serving uses could have the potential to expose employees and visitors to health
hazards; however, the potential for exposure of people to health hazards from existing uses will be
reviewed during the Site Development Plan process to ensure compliance with all applicable health
and safety regulations. Less-than-significant impacts are therefore expected.
e) Increased fire hazard in areas with flammable brush, grass or trees? LS The proposed Specific Plan
areas are located in urbanized areas and existing uses have been constructed in compliance with
Uniform Fire and Building Code requirements. Existing and future landscaped areas will be
permanently irrigated and maintained so that the potential for fire is reduced to a less-than-significant
level.
Oubl,n Planning oepartment
Downtown SpeCific Plans
Page 30
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X. Noise
Environmental SellinQ
The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 70 dBA for
commercial areas, while interior areas have a maximum noise level of 45 dBA
The primary existing source of noise in the vicinity of the three Specific Plans is vehicle traffic, autos and
trucks, traveling on adjacent freeways and surface streets. It is anticipated that significant portions of all
three Specific Plan areas are subject to exterior noise in excess of 70 dBA.
Proiect Imoacts
a) Increases in existing noise levels? LS Approval of the three Specific Plan and construction of
improvements pursuant to the Plans is expected to incrementally increase noise levels in and
adjacent to the three planning areas Noise increases would include temporary noise increases,
associated with construction activities and long-term permanent noise levels, associated with
additional vehicular trips and operational noise (mechanical noise, unloading of goods and similar
activities) Given the high levelS of noise already on the site caused by nearby freeways, increases in
noise levels are anticipated to be less-than-significant.
b) Exposure of people to severe noise levels? LS The West Dublin BART and Downtown Core Specific
Plans both allow residential dwellings as permitted uses. Site specific review will be performed during
Site Development Review for residential projects to ensure compliance with City interior and exterior
noise standards. Noise studies may be required for individual projects. With adherence to City
noise standards, less-than-significant impacts would occur with regard to exposure of people to
noise impacts.
XI. Public Services.
Environmental Settinq
The project site is served by the following service providers:
. Fire Protection. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous
materials control and public education services.
. Police Protection. Police protection is provided by the City of Dublin Police Department which is
headquartered in the Civic Center The Department, which maintains a swom staff of 31 officers,
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
. Schools. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high schooi services within the community Schools which would serve the
project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades
K-5 couid be served by one of three elementary schools within the District.
. Maintenance. The City of Dublin provides public facility maintenance, including roads, parks,
street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Dublin Planning lJepartment Page ~1
Downtown Specific Plans
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. Other Qovernmental services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services.
Library service is provided by the Alameda County Library with supplementaL funding by the City
of Dublin.
The City of Dublin has adopted a Public Facilities Fee for all new residential development in the
community for the purpose of financing new municipal public facilities needed by such development.
Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center
Complex, construction of a new library, expansion of the existing senior center, acquisition and
development of new community and neighborhood parks and similar municipal buildings and facilities.
Future applicants for development pursuant to the Specific Plans would be required to pay this fee
Environmental Impacts
a) Fire protection? LS Approval of the three Specific Plans and future construction in compliance with
the Specific Plans would incrementally increase the demand for fire and emergency calls for service
since additional building square footage would be added to each site As part of the site development
review process for individual buildings, specific fire protection requirements will be imposed to ensure
compliance with applicable provisions of the Uniform Fire Code. Such measures would include but
not limited to installation of new fire hydrants, fire extinguishers and similar features. Based on
standard City fire protection requirements, fire protection impacts would be less-than-significant.
b) Police protection? LS Approval of the three Specific Plans and future construction in compliance
with the Specific Plans would incrementally increase the demand for police calls for service since
additional building square footage would be added to each site. As part of the site development
review process for individual buildings, specific security requirements will be imposed to ensure
compliance with applicable provisions of the City's building security ordinance. Such measures would
include, but not be limited to, installation of appropriate locking devices, installation of security
iighting and similar features. Based on standard City security requirements, police protection impacts
would be less-than-significant
c) Schools? LS The West DUblin BART and Downtown Core Specific Plans each call for a residential
component. Although the size, type and orientation of dwellings that would be proposed for
development would likely generate a minimal amount of students to be served by the Dublin Unified
School District, there could be an incremental increase in the number of school-aged children. As
part of subdivision and site development review of future residential projects, coordination will occur
with school district officials to ensure that less~than-significant impacts would result,
d) Maintenance of public facilities, including roads? LS Approval of the Specific Plans and construction
of individual development projects pursuant to the Plans would incrementally increase the need for
maintenance of public facilities. Payment of public facility fees to the City of Dublin by individual
projects would ensure that future maintenance impacts would be reduced to less-than-significant
levels.
e) Other governmental seNices? LS. Approval of the Specific Plans would represent incremental
increases in the demand for generai governmental services. Paymsnt of the City's PUblic Facility Fee
by individual project developers would offset any impacts caused by such projects, reducing any
impacts to a less-than-significant impact.
Uublln Planning Uepartment
Downtown Specific Plans
Page 32
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XII. Utilities and Service Systems.
Environmental Settina
The project site is served by the following service providers:
Electrical and natural gas power' Pacific Gas and Electric Co.
. Communications: Pacific Bell and AT&T Cable.
Water supply and sewage treatment: Dublin San Ramon Services District.
Storm drainage. City of Dublin and Zone 7
. Solid waste disposal: Dublin-Livermore Disposal Company
Environmentallmoacts
a) Power or natural gas? NI According to representatives from Pacific Gas and Electric Company,
adequate facilities exist in the vicinity of the project to provide power and natural gas service.
b) Communication systems? NI Pacific Bell and AT&T Cable, communication facilities presently exist in
the near each of the three Specific Plan sites.
c) Local or regional water treatment or distribution systems? NI. Water services are provided to the
area by the Dublin San Ramon Services District (DSRSD). According to representatives of the
District, adequate long-term water resources exist to serve future development envisioned in each of
the Specific Plans. However, an upgrade to a 12"loop waterline from Regional Street to Amador
Plaza Road may be required with new development, but the District will need to evaluate the system
when specific projects are submitted.
d) Sewer or septic systems? LS Sewer services are provided by DSRSD Untreated effluent would
be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being
discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San
Francisco Bay DSRSD officials indicate that adequate capacity exists within the regional treatment
facility to accommodate the proposed Specific Plans. However, the District may need to replace the
8" sewer main line with a 12" line in Dublin Boulevard if development occurs at the intensity proposed
with the Specific Plan. This will also require further evaluation when specific projects are submitted,
Less-than-significant impacts would therefore result regarding sewer treatment facilities.
e) Stonn water drainage? LS This topic was previously addressed in Section IV, Water
f) Solid waste disposal? LS The City of Dublin contracts with Livermore-Dublin Disposal Company to
collect solid waste from households and businesses and transport it to the Altamont Landfill, located
in eastern Alameda County The Landfill currently has an anticipated capacity until the year 2005
and plans are underway to extend landfill capacity for an additionai 50 years.
Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the
City's waste stream complies with state requirements for reduction of solid waste. The most current
information available indicates that Dublin exceeds state requirements for reducing solid waste.
Uublln Planning Uepartment
Downtown Specific Plans
Page 33
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Although approval of the proposed Specific Plans will incrementally increase the amount of solid
waste, any such increases will be insignificant because the existing facility would be able to be
accommodated given the existing solid waste facilities and resources As stated in VIlI-b above, the
City is mandated by AB 939 to reduce the solid waste stream generated by residences, businesses
and industrial establishment by promoting recycling and similar programs.
g) Local or regional water supplies? NI DSRSD staff indicate that adequate long-term water supplies
are available from Zone 7 and other sources to serve the proposed project.
XIII. Aesthetics.
Environmental Settina
The Specific Plan areas are located within existing urbanized areas and are not located adjacent to
scenic highways.
Environmental Impacts
a) Affect a scenic vista or view? NI. The proposed Specific Plan includes development programs to
intensify existing land use patterns. Each Specific Plan contains height and bulk requirements to
ensure that scenic vistas from surrounding areas would not be blocked. The Specific Plans establish
a heiaht limit of six stories for the Downtown Core and Villaae Parkway areas. The Plannina
Commission has recommended a heiaht limit of ten stories for the West Dublin BART Soecific Plan
area to the City Council which is common with development in most urban downtowns and
development near freeways. The City Council may determine that ten stories is appropriate for this
area due to its location near the BART Station. a maior transit facilitv. and the 1-580 and 1-680
freeways. Review of individual proiects in accordance with the desian auidelines related to
reduction in bulk and Quality of desiqn as detailed in the Specific Plan will result in less-than-
siqnificant impacts on views.
b) Have a demonstrable negative aesthetic effect? NI Each Specific Plan contains design guidelines to
ensure that new development projects occurring pursuant to an approved Specific Plan would result
in an aesthetically pieasing manner and would include additional landscaping. As part of the Specific
Plan programs, new public plazas, streetscape elements and other improvements would be
completed to improve aesthetic conditions. Therefore, no negative aesthetic impacts would be
created.
c) Create light or glare? LS Proposed new uses constructed pursuant to the Specific Plans could
incrementally increase light levels in each of the Plan areas. New sources of light would include
street lighting, plaza lighting and building security lighting with new development projects and,
possible, extended hours of business. However, a significant amount of exterior lighting has already
been installed within each of the Specific Plan areas. Standard conditions of approval for individual
deveiopment projects will require that pole-mounted lights shall be equipped with cut-off luminaires.
Wall-mounted lights must also be equipped with cut-off lenses. Any additional light or glare created
would be therefore be minimalless-than-significant.
XIV. Cultural Resources
Environmentai Settina
The project site has been developed for a range of commercial and similar non-residential areas. No
cultural resources remain on the graded surface of the site. Since surface improvements are less than
fifty years old or newer, no historic resources exist on the site.
Dublin Planning Uepartment Page 34
Downtown Specific Plans
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Proiect Impacts
a-d) Disturb paleontological, archeological, religious or cultural resources? LS. No cultural resources
remain on the graded surface of the site. Any cultural resources buried beneath the ground surface
would be re-buried by individual development projects proposed to implement a Specific Plan. The
possibility exists that cultural resources including paleontological, cultural, historic or archaeological
could be buried on the site and discovered during excavation. Each individual project proposed
pursuant to a Specific Plan will be conditioned to protect buried archeological and paleontological
resources. With adherence to this condition, less-than-significant impacts would result to cultural
resources:
XV. Recreation.
Environmental Settina
Each of the Specific Plan areas have been developed with commercial, office entertainment, lodging
and similar uses. No parks or recreational facilities exist on any of the Specific Plan sites.
Project Imoacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS
Construction of new residential dwellings pursuant to the West Dublin BART and Downtown Core
Specific Plans would incrementally increase the demand for local and regional parks and recreational
facilities. However, it is anticipated that the majority of new dwellings would either be oriented to
senior citizens or non-family households, typical of higher density, multi-family housing. Therefore,
expected park and recreational demand would be less-than-significant. Future builders of residential
dwellings would be also be required to pay a Public Facility fee to the City of Dublin, which includes a
contribution toward construction of new parks in the city Additionally, the plans call for some plaza
areas to be created In the three specific plan areas which could provide opportunities for outdoor
recreational activities.
b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site that would
be affected by the project.
XVI. Mandatory Findings of Significance
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 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? NI. The preceding analysis indicates that adoption and
implementation of the Village Parkway Specific Plan, the West Dublin BART Specific Plan and the
Downtown Core Specific Plan would not have a significant adverse impact on overall environmental
quality, including biological resources or cultural resources.
b) Does the project have the potential to achieve short-term, to the disadvantage of long~term,
environmental goals? NI The project represents an example of in.fill development near a proposed
major transit station which will be sited in an area surrounded by major regional transportation
corridors. No long-term environmental impacts will occur
Page :j5
Dublin Planning uepartment
Downtown Specific Plans
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c) 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) lS Although incremental increases in certain areas can be
expected as a result of constructing this project, including additional traffic, short-term air emissions
and need for public services and utilities, the project site lies within an already urbanized area and
sufficient capacity exists within service systems to support the anticipated amount of development
planned as part of the three Specific Plans.
d) Does the project have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly? NI Due to project design and site characteristics, approval and
implementation of the three Specific Plans involve no impacts that would adversely effect human
beings, either directly or indirectly
Initial Study Preparer
Janet Harbin, Senior Planner
Jerry Haag, Consulting Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study'
City of Dublin
Eddie Peabody Jr , AICP, Community Development Director
Lee Thompson, Public Works Director
Kevin van Katwyk, Senior Engineer
T Philipps, Alameda County Sheriffs Department
James Ferdinand, Alameda County Fire Department
Dublin-San Ramon Services District
Bruce Webb, Senior Engineering Planner
References
Dublin General Plan, Revised September 1992
Dublin General Plan Housinq Element. June, 1990
Dublin Zonino Ordinance, Adopted September 1997
Draft Downtown Core Specific Plan, City of Dublin, September AU!ju[;t, 2000
Draft Villaoe Parkway Specific Plan, Citv of Dublin, September AUlluct, 2000
Draft West Dublin BART Specific Plan, City of Dublin Seotember August, 2000
Consultant's Report on the Transportation Impacts for the Proposed Village Parkway, Downtown
Core and West BART Station Specific Plans, prepared by Omni-Means, LTD., August 28, 2000;
secondarv revisions to the Omni Means traffic analvsis [September 22 2000: memo from
Georqe Nickelson of Omni-Means dated November 13, 2000: and. December 8, 2000 letters
from Peter Galloway of Omni-Means.
Uublln Plannmg Department
Downtown Specific Plans
Page 36
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RESOLUTION NO. 226 - 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * ~ ~ * K * *
ADOPTING A NEGATIVE DECLARATION
FOR THE WEST DUBLIN BART SPECIFIC PLAN, DOWNTOWN CORE SPECIFlC PLAN,
AND THE VILLAGE PARKWAY SPECIFIC PLAN FA 99-054, PA 99-055, AND PA 99-056
WHEREAS, the City has prepared and approved for adoptIOn the West Dublin BART Specific Plan,
the Downtown Core Specific Plan, and the Village Parkway Specific Plan, which have been prepared
pursuant to Government Code Sec. 65450; and,
WHEREAS, the Specific Plans include permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals ofthe Dublin
General Plan; and,
WHEREAS, the City prepared an Imnal Study to evaluate the impacts of the Specific Plans, the
repeal of portions of the 1987 Downtown Specific Plan, and the General Plan Amendments for consistency
with the General Plan. Based on the Initial Study, the City prepared a draft Negative Declaration for the
project with the finding that the project would not have a significant effect on the environment, because all
mItigatIOn is incorporated in the context of the Specific Plans; and,
WHEREAS, the Specific Plan documents and a complete record of the project is available and on
file in the Plannmg Department; and,
WHEREAS, a 24-day public review period was held for the Negative Declaration, from
September 2, 2000 to September 26, 2000; and,
WHEREAS, letters of comment on the Negative Declaration were received during the public
review period and fully responded to in wnting and in the record; and,
WHEREAS, the Negative Declaration was revised on December 14,2000 to reflect and address
the miller modifications in the Specific Plans as recommended by the Planning Commission and City
Council, and,
WHEREAS, the Planning Commission did hold a properly noticed public hearing on the project on
September 26, 2000 and October 10, 2000, at wlnch time they reviewed and considered the Negative
Declaration and all reports, recommendations and testImony before them, and recommended approval to
the City Council, and,
WHEREAS, the City Council did hold a properly noticed public heanng on the project on
November 21, 2000 and December 19, 2000 and at which time they reviewed and considered the Negative
Declaration and all reports, recommendations and testimony before them, and,
NOW, THEREFORE, BE IT RESOLVED that the above recitals are incorporated in this
resolution.
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BE IT FURTHER RESOLVED that the Dublin City Council does hereby find that:
A. The Specific Plans and associated actions would not have a significant effect on the environment,
because mitigation is incorporated into the Plans as part of Plan Implementation.
B The Negative Declaratlon has been prepared in accordance with State and local environmental
laws and guidelines.
C. The Negative Declaratlon is complete and adequate and reflects the City's independent judgment
and analysis as to the environmental effects of the proposed Specific Plans, General Plan Amendments and
repeal of portions of the 1987 Downtown Specific Plan.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby adopt the Negative
Declaration for P A 99-054, Village Parkway Specific Plan; P A 99-055, Downtown Core Specific Plan;
and, PA 99-056, West Dublin BART Specific Plan, including the Initial Study incorporated herein by
reference.
PASSED, APPROVED and ADOPTED this 19th day of December, 2000
AYES:
Councilmembers Lockhart; McCormick, Oravetl:, Zikaand Mayor Houston
NOES;
None
ABSENT:
None
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ABSTAIN: None
KZ/G/12-19-00lreso-SP-negdec.doo (Item 6 4)
G\Downtown Specfic PlansICCNDRES.doc
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