HomeMy WebLinkAboutReso 134-23 Item 6.2 Amending the General Plan and Downtown Dublin Specific Plan to Further Impl
Reso. No. 134-23, Item 6.2, Adopted 12/19/2023 Page 1 of 9
RESOLUTION NO. 134 - 23
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE GENERAL PLAN AND DOWNTOWN DUBLIN SPECIFIC PLAN TO
FURTHER IMPLEMENT THE DOWNTOWN DUBLIN PREFERRED VISION
PLPA-2023-00001
WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north; and
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental Impact
Report (DDSP) (EIR) (SCH# 2010022005, incorporated herein by reference). The DDSP EIR
evaluated the potential impacts associated with intensifying development in the 284-acre
Downtown Dublin area to accommodate additional residential and non-residential uses; and
WHEREAS, subsequent to adoption, the DDSP has been amended five times, including
the 2020 DDSP Amendments focused on the initial implementation of the Downtown Dublin
Preferred Vision approved by City Council on November 5, 2019, which included three primary
components: 1) Siting of a Town Square; 2) New Street Grid Network; and 3) Downtown
Character; and
WHEREAS, the proposed amendments to the General Plan and DDSP further implement
the Downtown Dublin Preferred Vision by increasing the residential development potential by 465
units and decreasing the non-residential square footage by 300,000 square feet, increasing the
building height and floor area ratio (FAR) in “The Core” area of the Retail District, and amending
the design standards and allowable uses, hereafter referred to as the “2023 DDSP Amendment”
or the “Project;” and
WHEREAS, consistent with Section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City on
the proposed General Plan Amendment. None of the contacted tribes requested a consultation
within the 90-day statutory consultation period and no further action is required under Section
65352.3; and
WHEREAS, the California Environmental Quality Act (CEQA), Public Resources Code
Section 21166, et seq., and the State CEQA Guidelines Section 15162(a) require that when an
EIR or negative declaration has been certified for a project, no subsequent EIR or negative
declaration shall be prepared for that project unless the lead agency determines, on the basis of
substantial evidence in light of the whole record, that one or more of the following exists:
1. Substantial changes are proposed in the project which will require major revisions
of the previous EIR or negative declaration due to the involvement of new significant
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Page 2 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
environmental effects or a substantial increase in the severity of previously identified significant
effects;
2. Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR or Negative Declaration due
to the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was certified
as complete or the Negative Declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
d. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adoption measures
or alternative; and
WHEREAS, pursuant to CEQA and the CEQA Guidelines, the Project was examined to
determine if any of the standards contained in CEQA Guidelines Section 15162(a) requiring
preparation of supplemental environmental review would be met. The analysis, as further detailed
in the Staff Report, dated December 19, 2023, and incorporated herein by reference, concluded
that none of the standards contained in CEQA Guidelines Section 15162(a) requiring preparation
of supplemental environmental review are met; the Project would not result in any new significant
impacts or substantially increase the severity of any significant impacts identified in DDSP EIR
and subsequent Addendums; no other CEQA standards for supplemental review are met and no
further environmental review is required; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed General Plan and Downtown Dublin Specific Plan Amendments,
on September 12, 2023, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on September 12, 2023, the Planning Commission adopted Resolution No.
23-07 recommending that the City Council approve the 2023 DDSP Amendment, which
Resolution is incorporated herein by reference; and
WHEREAS, the City Council held a properly noticed public hearing on the 2023 DDSP
Amendment on October 17, 2023, at which time all interested parties had the opportunity to be
heard and continued to the proposed project to a undetermined date; and
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Page 3 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
WHEREAS, a Staff Report, dated December 19, 2023, and incorporated herein by
reference, described and analyzed the 2023 DDSP Amendment for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the 2023 DDSP
Amendment on December 19, 2023, at which time all interested parties had the opportunity to be
heard; and
WHEREAS, the City Council considered the DDSP EIR and CEQA Addendum, all above-
referenced reports, recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan
amendments, as set forth below, are in the public interest and that the General Plan as amended
will remain internally consistent.
BE IT FURTHER RESOLVED that the City Council finds that the Downtown Dublin Specific
Plan amendments, as set forth below, are in the public interest and will promote general health,
safety and welfare, and that the Downtown Dublin Specific Plan as amended will remain internally
consistent.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the General Plan:
Page 1-9, Section 1.8.1.5 Primary Planning Area shall be revised to increase the FAR for
the Downtown Dublin-Retail District land use classification to a maximum of 2.5 and for
the Downtown Dublin-Transit Oriented District land use classification to a maximum FAR
of 2.5 to be consistent with Table 2.1 as follows:
B. DOWNTOWN DUBLIN SPECIFIC PLAN AREA
Downtown Dublin – Village Parkway District (Maximum FAR: .35; employee density: 200-
450 square feet per employee)
This designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Downtown Dublin – Retail District (Maximum FAR: 2.0 - 2.5; employee density: 200-450
square feet per employee)
This designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Maximum FAR is 2.5 in “The Core.” In “The Core,” the FAR may be spread through all
developable parcels (this does not include the Town Square). Outside “The Core,” the
maximum FAR is 2.0.
Downtown Dublin – Transit-Oriented District (Maximum FAR: 2.5; employee density: 200-
450 square feet per employee)
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Page 4 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
This designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Table 2.1 shall be revised as follows: (Only the section of the table related to the DDSP area
is shown here. All other sections and footnotes of Table 2.1 remain the same):
Table 2.1 Land Use Development Potential: Primary Planning Area
Downtown
Dublin
Specific Plan
Area
Acres Dwelling
Units/acre
Dwelling
Units
Persons/Dwelling
Unit Population
Downtown
Dublin 230.2 6.1-25.1+ 3.3815 2.7 6,750
Downtown
Dublin
Specific Plan
Area
Acres
Maximum
Floor Area
Ratio (Gross)
Maximum
Potential
Square Feet4
Square
Feet/employee Jobs
Village
Parkway
District
32.9 .35 .50 200-450 1,115-2,508
Retail District 113.1 2.0-2.56 9.94,5 200-450 6,139-13,814
Transit-
Oriented
District
84.2 2.5 9.24 200-450 8,492-19,108
Total: 230.2 19.6 15,746-35,430
ACRES DWELLING
UNITS POPULATION SQUARE FEET
(MILLIONS) JOBS
GRAND
TOTAL 2,494.48 6,770-14,333 20,242-42,854 14.16-16.59 28,952-63,175
6 Maximum FAR is 2.5 in “The Core.” In “The Core,” the FAR may be spread through all developable
parcels (this does not include the Town Square). Outside “The Core,” the maximum FAR is 2.0.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the Downtown Dublin Specific Plan:
Page 43, Table 3-1: Land Uses, shall be amended to add “Research and Development” as
an allowed use in the Retail District and Transit-Oriented District and Prohibited in the
Village Parkway Districts as follows:
Table 3-1: Land Uses
BUILDING USES1 RETAIL
DISTRICT
TRANSIT-
ORIENTED
DISTRICT
VILLAGE
PARKWAY
DISTRICT
Research and Development Allowed7
Allowed7 Prohibited
7 Manufacturing uses are limited to less than 10% of the building floor area. A CUP is required for manufacturing
uses greater than 10% up to a maximum of 20% of the building floor area.
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Page 5 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
Page 45, shall be amended to add new Section 3.4.16 Research and Development to read
as follows:
3.4.16 Research and Development
Any establishment which primary use is for research and development purposes including, but
not limited to, science and engineering laboratories (research, development, and testing), quality
assurance work (dimensional analysis), and software development and engineering. Limited
manufacturing uses are allowed as part of the primary use. Such uses may not generate
nuisances related to emissions, noise, odors, and may not include outdoor storage and
operations.
Page 47, Table 3-3 shall be amended to read as follows:
Table 3-3: Base and Maximum FAR Per District
DISTRICT BASE
FAR
MAXIMUM
FAR
Retail 0.35 2.0
The Core 0.50 2.5
Transit-
Oriented 0.50 2.5
Village
Parkway 0.35 0.35
Page 47, Fifth Paragraph shall be amended to read as follows:
This Specific Plan allows for future construction of approximately 2.2 million square feet of non-
residential development and 3,381 residential dwelling units (416 of these units are exempt from
the Community Benefit Program as further described in Section 6.4 Development Pool and
Community Benefit Program).
Page 48, Table 3-4 shall be amended to read as follows:
Table 3-4: Net New Development
DISTRICT
NON-
RESIDENTIAL
(SF)
RESIDENTIAL
(DU)
MINIMUM
RESIDENTIAL
DENSITY
Retail 1,866,810
(+150 hotel rooms)
3,381
22 units/net acre
Transit-
Oriented 30 units/net acres
Village
Parkway 20,730 No minimum
Total
1,962,540
(includes 150 hotel
rooms)
Notes. Includes projects that have been approved, but not yet constructed
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Page 6 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
Page 53, Section 4.1 Retail District Development Standards, 4 Street Setback from Dublin
Boulevard and San Ramon Road shall be amended to read as follows:
LOT SIZE AND BUILDING PLACEMENT
4
Street Setback
from Dublin
Boulevard and
San Ramon
Road
10 ft. min at ground level.
The street setback may be improved as an extension of the public
sidewalk if accessible to the public through an established easement.
Along Dublin Boulevard, upper floors above 20 ft. may reduce setback
to 5 ft.
Page 57, Section 4.1 Retail District Development Standards, 1 Floor Area Ratio (FAR), 2
Residential Units, and 3 Building Height shall be amended to read as follows:
BUILDING DESIGN
1 Floor Area
Ratio (FAR)
0.35 base outside “The Core” and 0.50 in “The Core.”
2.0 max. outside “The Core” and 2.5 max. in “The Core.” In The Core,
the FAR may be spread through all developable parcels (this does not
include the Town Square) (required participation in the development
density pool, an agreement with the City, and provision of a community
benefit in compliance with the Community Benefit Program).1
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Page 7 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
2 Residential
Units
Not permitted west of San Ramon Road.
Allowed at a minimum density of 22 units per net acre.
Permitted within a mixed-use development if designed based on the
following standards:
• The development includes ground floor retail or office space that
equals an FAR of 0.3 min.
• Retail or office space is built along at least 80% of the property’s
total street frontage and set back no more than 10 ft. from the
building setback requirement.
• Common open space for the residential units is provided at a
rate of 15% of the site’s total area.
• The above standards may be modified through an SDR as part
of a mixed-use development in the “The Core” area.
Projects that include residential development within 1,000 ft. of either
Interstate 580 or 680 (or less per Bay Area Air Quality Management
District’s current guidelines) shall incorporate the following standards to
minimize potentially adverse air quality affects:
• Configure the proposed buildings so that the bulk of the building
is located farther from the highway.
• Place heating ventilation and air conditioning (HVAC) system
intakes as far away from highway as feasible.
• Include high efficiency filters in the HVAC system (rated with a
minimum efficiency rating value [MERV] of at least 13). This
would also include a commitment to regular maintenance and
replacement of filters as needed.
• Provide positive pressure with the HVAC system in all occupied
spaces to prevent the incursion of outside air that bypasses the
HVAC filters.
• To reduce the amount of outside unfiltered air indoors, do not
place operable windows in close proximity to the highway. In
addition, signs should be posted to keep exterior doors closed
when not in use.
3 Building Height
Outside “The Core:” 6 floors and 75 ft. max. (tower elements,
architectural and articulated design features, solar panels, and small-
scale wind turbines may extend 10 ft. max. beyond this height)
Inside “The Core:” 8 floors and no more than 75 ft. to the finished floor
of the highest story. Maximum building height is 90 ft. (tower elements,
architectural and articulated design features, solar panels, and small-
scale wind turbines may extend 10 ft. max. beyond this height).
Minimum building height is 40 ft., except for structures within the Town
Square. The maximum and minimum heights may be modified through
an SDR.
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Page 8 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
4 Building
Stepbacks
Encouraged on upper floors, but not required. Building elevations facing
the park are required to stepback upper floors.
Page 58, Section 4.1 Retail District Development Standards, 2 Stoops, 3 Bay Windows
and 6 Storefront Awnings shall be amended to read as follows:
PROJECTIONS AND ENCROACHMENTS INTO SETBACKS
2 Stoops
Permitted for residential use only.
5 ft. min usable walkway must be maintained on private streets and 10
ft. on public streets.
3 Bay Windows
2 ft. max into all setbacks.
4 ft. max along Dublin Boulevard.
12 ft. min. vertical clearance required over sidewalks, walkways, and
private outdoor spaces.
6 Storefront
Awnings
6 ft. max into all setbacks.
8 ft. max along Dublin Boulevard and Golden Gate Drive.
8 ft. min vertical clearance required over sidewalks, walkways, and
private outdoor spaces.
Page 86, Office/Lodging Fronts, first bullet point shall be amended to read as follows:
At least 20% of the façade’s surface area should consist of windows (including glass on
doors). Windows shall be provided on all floors of the building. Exceptions to window
area may be approved for parking structures. See Section 4.4.14 for design guidelines
for Parking Structures.
Page 103, Section 4.4.14 Parking Areas, fourth bullet point shall be amended to be
consistent with graphic on page 104 as follows:
The length of parking spaces may be reduced by up to 2.5 feet if the vehicle will
overhang a landscape planter which has been designed to accommodate the vehicle
overhang plus additional space for planting. The planter shall be protected by a curb or
wheel stop and should include low lying plants where the vehicle will overhang the
planter.
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Page 9 of 9 Reso. No. 134-23, Item 6.2, Adopted 12/19/2023
Page 121, Table 6-1: Development Pool, shall be amended to read as follows:
Table 6-1: Development Pool
DISTRICT
NON-
RESIDENTIAL
SQUARE
FOOTAGE
NUMBER OF
RESIDENTIAL
DWELLINGS
Retail 1,020,220
(+150 hotel
rooms) 2,965
Transit-
Oriented
Village
Parkway 0
PASSED, APPROVED, AND ADOPTED this 19th day of December, 2023 by the
following vote:
AYES: Councilmembers Josey, McCorriston, Qaadri and Mayor Hernandez
NOES: Councilmember Hu
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
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