HomeMy WebLinkAbout6.4 West Dublin BART Attch #11 Update
City of Dublin
MEMORANDUM
FROM:
SUBJECT:
April 10, 2006
City Council
Planning Commission
Rich Ambrose, City Manager
Joni Pattillo, Assistant City Manager
Fawn Holman, City Clerk
Jeri Ram, Community Development Director
Chris Foss, Economic Development director/Acting Planning Manager
Planning Staff
Kristi Bascom, Senior Planner ~
Updated Specific Plans
DATE:
TO:
Please find attached updated copies of three of the City's Specific Plans.
1)"
These documents were first adopted in 2000 and have been amended several times as new development projects
have come forward and as changes have been made in the downtown area. These documents do not contain any
new changes, but are updated versions to include the amendments the City Council has approved over the last six
years.
Please recycle your old versions of the West Dublin BART Specific Plan, Downtown Core Specific Plan, and Village
Parkway Specific Plan and replace them with these revised documents.
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FINAL
WEST DUBLIN BART SPECIFIC PLAN
LEAD AGENCY
CITY OF DUBLIN
PREPARED BY
CITY OF DUBLIN
COMMUNITY DEVELOPMENT DEPARTMENT
As adopted by the Dublin City Council on December 19, 2000
by Resolution Number 227.00
and as amended through January 1, 2006
t:I:rt1'Jt1I-fmUl'r zt;. II
Vf'a ;:pt&'
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CREDITS
City Council
Guy S. Houston, Mayor
Lisbeth Howard
Janet Lockhart
Claudia McCormick
George Zika
Plannine Commission
Ralph D. Hughes
Maxine Jennings
Don Johnson
Fred Musser
Tony Oravetz
City Staff
Richard C. Ambrose, City Manager
Eddie Peahody, Jr., Community Development Director
Janet Harbin, Senior Planner
Andy Byde, Associate Planner
Maria Carr"sco, Secretary
Consultants
Jerry Haag, Urban Planner
EconomIc & Planmng Systems (EPS)
Omm-Means Engineers
RRM Design Group
Stevenson, Porto & Pierce
West Dublin BART Specific Plan
Adopted by the Dublin City Council
Resolution Number 227-00
Dceember 19,2000
This d.2li.\!l!l!!.\\t. uudated to JanuaTV I. 2006. inpill~e foJlowin'l!Ul!<m!m~'
3/1612004: Amendment to the Specific Plan and Planned Development Rezoning for the
West Dublin BART development project, City Council Ordinance 8-04
8120/2003. CDD determin.tiun relating to City Counei] Ordinanee ) ()-()2
4124/2003. Minor Tctlhnical AmcndIru.'1lt to the Specific Phm authorized by the Community Development Director
6/18/2002: Planned Development Rezoning; City Council Ordinance 10-02
10/1612001 Hnea Plaza Amendment to the Specific Plan, City Council Resolution 183-01
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WEST OllBLlN BART SPECIFIC PLAN
1.0
1.1
1.2
1.3
1.5
1.4
2.0
2.1
2.2
2.3
2.4
2.5
3.0
3.1
3.2
3.3
3.4
3.5
3.6
3.7
4.0
4.1
4.2
4.3
5.0
5.1
5.2
5.3
5.4
6.0
Introduction, Purpose and Project Location........................................... 3
Purlloses of the Specific l'lan ................................................................................................. 3
J .ocatioll ................ .................................................................................................................... 3
Local and Rcgional Context ................................................................................................... 7
J'rojcct Goals llnd Objectives .................................................................................................7
Organization of the Specific Plan ........................................................................................ 14
General Notes.......................................................................................... 15
Relationship to General Plan ............................................................................................... 15
Relatiollship to 1987 Downtown Specific Plan ...................................................................16
Relationship to Dublin Zoning Ordinance, Duhlin Municipal Code, Standards and
Policies ................................................................................................................................... 16
Dctinitions ................................................................................... ........................................... 16
Severability.............. ........... ................ ........ ................................................................... ......... 17
Existing Conditions .................................................................................. 17
Overview ................................................................................................................................ 17
Topography and Naturall<'caturcs ......................................................................................17
Existing Land Usc and l'areelization...................................................................................17
Land Use Regulatory Framework ....................................................................................... III
Transportation and Circulation ........................................................................................... III
U tilities.................................................................... ................................................................ 30
Public Services ......................................... .............................................................................. 31
Economic Projections and Traffic Constraints .................................... 33
West Dublin BART Development I'rogram........................................................................ 33
Traffic Improvemcnts and Phasing ..................................................................................... 34
Parking an d I .oadillg............. ................................................................................................ 36
Land Use Concept....................................................................................37
Concept Overview .................................................................................................................37
Land Use Categories .............................................................................................................41
Permitted/Conditional Land Uses........................................................................................ 42
Development Standards ........................................................................................................ 42
Urban Design Guidelines ......................................,................................ 43
6.1
6.2
6.3
6.4
6.5
7.0
7.1
7.2
7.3
7.4
8.0
8.1
8.2
8.3
8.4
8.5
8.6
8.7
8.8
8.9
11.10
8.11
8.12
8.13
11.14
Purpose and Intent ................................................................................................................43
Gencral Dcsign Principles ....................................................................................................43
Building Design, Oricntation and Massing ......................................................................... 46
Streetscape Standards ........................................................................................................... 50
Project Gateways ................................................................................................................... 54
Infrastructure and Maintenance ........................................................... 58
Overvicw ................................................................................................................................58
Water System.........................................................................................................................511
Wastewater Facilities ............................................................................................................ 58
Stormwatcr Drainage............................................................................................................ 58
Administration and Implementation ..........................,.......................... 59
Introduction ........................................................................................................................... 59
West Dublin BART Specific l'lan Zoning District ............................................................. 59
Non-Conforming Uses ........................................................................................................... 60
Review of Building l'lans ...................................................................................................... 60
ConditionallTse Permits and Varianccs.............................................................................. 60
Subdivision of Land............................................................................................................... 60
Environmental Review ..........................................................................................................60
Fees ..................................................................... .................................................................... 60
Sign Permits ........................................................................................................................... 60
Capital Improvement Projects ............................................................................................. 61
Financing of Improvements/Financing Plan ......................................................................62
Specific Plan Phasing ............................................................................................................ 62
West Dublin DART Merchants Association ....................................................................... 63
Specific Plan Amendments and Substantial Conformity .................................................. 63
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APPENDICES
Item A. Parcel Maps lor Properties in Specific Plan Area
item B. List of Property Owners
Item C' Negative Declaration and Initial Study
Item D. List ofRcsolutions and Ordinances adopting Specific Plan Amendments and Rezonings
for the West Dublin BART Specific Plan
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EXIIlBlTS
Exhibit
ExhibIt I
Exhibit 2
ExhibIt 3
ExhibIt 4
Exhib\t 5
Exhibit 6
Exhibit 7
Exhibit 7 A
Exhibit 7B
Exbibit 8
Exhibit 9
Title
RegIonal Context
Local Context
SpeCIfic Plan Boundary
EXIsting Uses
General Plan (At Time of SpecIfic Plan adoption)
Zoning Districts
Existing Circulation System
Proposed & Existing Roadway hnprovements
Capitallmprovements
Existing Utility Plan
Land Use Plan
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WEST DlJBLlN BART SPECIFIC PLAN
Executive Summary
The West Dublin BART SpecIfic Plan IS one of three spccific plan documents developed for the
central urbanized area of the City of Dublin wbicb address the future development in the
downtown area of the City Two other specific plan documents, the Downtown Core Specific
Plan and the Village Parkway Specific Plan, bave also been developed to address other sections
in tbe downtown area. The Specific Plans are mtended to direct the use of land, the design of
public improvements, and the design and appearance of private and public development,
mc1uding buildings, parking areas, signs and landscapmg. Goals and objeetivcs arc ineluded in
tbe planning 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 tbe design quality of the area's
development. Additionally, sections addressing Administration and Implementation, and
possible Financmg mechanisms for Plan implementation are contamed in tbe documcnt. The
Techmcal Appendices containing the complete backgrowld traffic analysis, economic analysis
and deSIgn guidelines Jor the Spccific Plan are contained III a separate document.
With adoption of the West Dublin BART Spccific Plan by the Dublm City Council in Decembcr
2000, a General Plan Amendment was adopted to change land uses and land use intensification,
modlfymg the floor-area-ratio (FAR) for certain properties. AdditJonally, portions of the
previously adopted (19R7) Downtown Specifie Plan wcrc repealed to modify the sections of that
document relative to Development Zones 1,2,3 and 4 Subsequently, amendment of the City's
loning Ordinance will be necessary for consIstency between tbc Plan and the General Plan.
Tbc Wcst Dublin BART Specific Plan area is generally located between 1-580 to the south and
Dubl," Boulevard to thc north. San Ramon Road lies to the west of tbe area, and propertics on
tbe west sidc of Golden Gatc Avenue are ineluded in tbe plan area. The area consists of
approximately 70 acres of commercial, office and light mdustnal land uses. Central to the Plan
area and providing a catalyst for the dIrection of future developmcnt is the new West Dublin Day
Area Rapid Transit (BART) station plaJllled to be open m 2003, and the associated dcvelopment
of a hotel, high density housing, and parking structure.
The West Dublin BART area, under the Concept Plan m thIS Specific Plan, is intended to be a
high-intensity mixed-use area, capitalizing on regIOnal transIt hnkages provided by both the
BART line and supported by nearby freewavs, 1"580 and 1-680 Within the West Dublin BART
area, a mixture of low-rise and mid-rise buildings housmg reSIdences, offices, specialty retail,
lodging, restaurant and similar uses are planned that are conslstent with a transit-oriented area.
The West Dublin Bart Specific Plan Area, tile Downtown Core Specific Plan Area (directly
eontJguous to the north) and the Village Parkway Specific Plan Area (to the East) rcprescnt what
remams of the original "Downtown" commercial area of the City of Dublin. The maximum
amount of development in tbe West Dublin BART area is anticipated to be 1,900,950 square teet
of non-residential space and 491 resldenl1a1 dwellings. Additionally, the Plan allows for further
intensification of development through an mcreased FAR of up to 1 00 for particular properties,
West Dublin BART Specific Ph",
Page 1
West Dublin BART Specific Plan
Page 2
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1.20 closest to the BART Station III the planned transit village, and permits a ffiaxlmwn height of
up to eight storie~ for buildings.
A Negative Declaration and Initial Study have been prepared fOT the West Dublin BART Specific
Plan, and consIder the environmental affects of the maxlmwn development potential in this area
of the City Based on the policies and programs III tins plan, no significant impacts will result
from the implementation of this plan.
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1.0 Introduction, Purpose and Project Location
l.l Purposes of the Specific Plaf\
The West Duhlin BART Specific Plan has bccn prepared to assure the appropnate
development and redevelopment of properties located adjacent to the West Dublin BART
station presently being planned near downtown Dublin over the next 5 to 7 years. The West
Dublin BART station represents the first pnvately financed BART transit station planned on
any Bay Area Rapid Transit Dlstnct servIce Ime. The BART Board of Directors has approved
a long-term joint use agreement with the firnl of Jones Lang LaSalle under which Jones Lang
LaSalle will construct a new BART statIon III exchange for development rights on adjacent
properties owned by BART BART will then operate tbe new station once complete.
This new transportation opportumty 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 provision.
Based upon the pending development of the new statIon and significantly improved regional
accessibility (resulting from the constnlction of new freeway off-ramps and tbe proposed
BART Station), the City of Dublin anticipates an increased demand for new office, retail,
cntcrtailUnent, higher density residential and other land uses near tbe BART station. The
demand for local parking is also anticipated to mcreased based on BART ridersbip.
Additionally, vehicular traffic in the area is also expected to increase once tbe West Dublin
BART station becomes operational.
This Specific Plan is the blueprint for the ncar future of this area. Subsequent evaluatIOn of
future conditions will neeessitatc revisions of this plan beyond the intended 5-year time
borizon lor tbis Spccific Plan. Tbis 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
provides a blueprint for eXIsting uses withm the planning area to transition into higher
mtensity land uses consistcnt with the overall vision, goals and objective and design
requircmcnts contained in the West Dublin BART Specific Plan.
LaJld llse standards, regulations, definitions and other criteria contamed in this document
shall govern all of the property within the arca known as the West Dublin BART SpeCific
Plan area.
1.2 Location
Tbe West Dublin BART area is sited witbin tbe City of Dublin, in southeasterly Alameda
County, California. The Specilic Plan area currently includes commercial, office and light
industrial land uses lying between the 1-580 freeway and Dublin Boulevard, west of San
Ramon Road. Properties on tbe west side of Golden Gate Avenuc are also included in the
Specific Plan area.
ExhibIt 1, RegIOnal Context, shows the regional context of tbe planning area, and Exhibit 2,
Local Context, shows the location ofthe project boundary m relatIon to tbe remainder of the
West Dublin BART Specific Plan
Page 3
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REGIONAL CONTEXT
\'VEST DUBLlI\j BART SPE:C!FIC PLAN
DECEMBER 2000
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EXHIBIT 1
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Exhibit 2
Downtown
Specific Plans
Local Context
Freeway
Dubll n Lots
D Specific Plan Area
~ Streets
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May 2004
OOTi:: Tl1e internal s-y&e.."'T'I of
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City of Duhlin. ExhibIt 3 depicts tbe West Dublin BART SpecIfic Plan boundary The
planning area contams approxnnately 70.2 acres ofland.
1.3 19.f!!1 and RcZiQ~JaI Context
The West Dubtin BART plmUling area is sited within the Livennore-Amador Vallcy area, a
rapidly growing arca in thc East Bay ortbc San Francisco Bay region. The City of Dublin has
a population of approximately 32,500 and a geographic arca of approximately 12.2 square
milcs. The Specific Plan area cncompasscs approximately 70 acres of land on wbleh
approximately I million squarc fcct of dcve10pmcnt currently cxist.
Major uses surrounding thc spccific plan area include commercial and officc uses to the
north, cast and west. Properties south of thc planning arca lie within the City of Plcasanton
and have been developed with office mld commercial land uses.
1.5 Project Goals and Objectives
Goals mld objectives of the West Duhlin BART SpecIfic Plan Include:
Ge/leral
Goal 1 Promote the development of a state-of-the-art transit-oriented developmenl. Oil
properties adjacent to tbe West Dublin BART stahon to create a vital and visually distmcllve
district, both locally and regIOnally
Goal 2: Encourage a 111gb level of site use by area enlployees and VIsitors attracted hy the
pcdcstrian fecI orthe West Dublin BART area and the mIX of uses developed in tbe area.
Goal 3 Ensurc that parking demand and veblcular travel demand III the viCInity of the
Spccific Plan area Can he accommodated.
Goal 4 Encourage the stimulus of the new BART station to increase economic vitality and
overall achvlly wlthm downtown DublIn.
Goal.~ Maintain and enhance tax rcvcnucs to the City through high intcnsity and high valuc
urban development.
Land Use
Goal u Encourage an appropriate mix (If land uses consistent witb a tranSlt-onented
envirorunent. This includes olfices, restaurants, specIalty retail, entertainment, reSJ(lentlal and
similar uses that arc pedestrian, attrachve and pedestnan~fiiendly.
ObJec(]ve 6 J Encourage development of office space that capitalizes on the close
prOXImIty of BART for transit to accommodate \:lIlpJoyecs and visitors.
Objective u.2. Provide Jor bigber intensIty resldenhal dwellings for households
desinng a more urban liVIng enVIHlIUnent close to a transit statIon.
West Duhlin RARTSpecific Plan Page 7
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Exhibit 3
West Dublin BART
Specific Plan
Boundary
Freeway
Dublin lots
.. Buildings
~ Streets
D Specific Plan Area
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Objective 6.3 Promote entertainment, restaurant and specIalty retail development to
create an urban feel and provide places for gathering and recreal10n in off-peak bours.
Objective 6.4 Allow for lodging facilities as a support for office development in the
Spccifie Plan area as well as other uses in the region.
Objective 6.5 Where economIcally feasible, encourage a mix ofland uses on a single
or adjoining parcel, meluding mixing uses vertically and horizontally This may
mclude but would not be limited to residential, office, restaurant, retail and other uses.
Objective 6.6. Discourage additional industrial land uses wltbm the SpeCIfic Plan
area.
Objective 6 7 ConSIder a vertical mix of uses, such as residential over retail use, and
developments offering a live/work component.
Go!!1 7 Allow for increased land use intensitIes above eXisting Gcncral Plan and Downtown
Specific Plan development maximwns.
Objective 7 I Allow for intenSIficatIOn of non-residential land uses witbin the
planning area.
Objective 7.2. Allow for resldenl1al development up to 50 units per acre due to the
proximity of BART
goal 8 Accommodate vchicle parking nccds for employees and visItors III an attractIve and
non-intrusive manner.
Objective 8.1 Allow multi-level parking garages as a permitted land use m the
SpeCIfic Plan area.
Ohjective 8.2. Encourage parkmg garages to incorporate ground floor retail,
entertamment, restaurant or other uses to provide an attractive streetscape element.
Goal 9' Provide for development of outdoor spaces within the planning area.
ObjectlVe 9 1. Encourage restaurants and food establishments to provide for outdoor
seatmg areas.
Objective 9.2. Provide for public and/or private plazas and outdoor gathering areas at
strategic locations within the planning area.
Goal ](): Allow existing uses and building to phase out or convelt to uses consistent with the
vision and requirements ofthe Specific Plan.
West DubUIt BART Spe~'fic Plait
Page /1
West Dublin EART Specific Plan
Page 12
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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 mterior roads to ensure adequate access into the site
and between uses.
Objechve 11" I: Complete St. Patrick Way as the primary east-west collector roadway
through the West Dublin BART plannmg area.
Objective 11.2. Make necessary Improvements to other roads as may be required to
accommodate expected traffic. Tbls may mclude but IS not limited to adding
additional travel lanes, turnmg lanes, traffic sIgnal upgrades and similar
improvements.
Goal I~. Coordinate planning effOlts with WHEELS to ensure that bus servICe can be
accommodated within the area.
Objective 12.1 Work with dcvclopcrs of new projects to provide bus tumouts and
shelters, where applicable, to encourage use of multiple transit modes
Goal 13 Create a more pedestnan fnendly envIronment withm the West Dublin BART
planning area to attract businesses and visitors.
Objective 13 1 Construct pedestrian and bicycle linkages between thc 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 witbin the
plaruling area between various land uses.
Objective 13.3 Design guidelines incorporated into tbe SpeCIfic Plan shall require
building facades and entries to be inviting to pcdcstrians.
Goal 14 Provide adequate parking within the West Dublin BART Spccific Plan area, where
needed.
Objective 141 Ensure that new parking spaecs arc provided to accOlmnodate
anticipated BART ridership.
Objective 14.2. ReVIew eXlstmg City parking standards for land uses and, If feasible,
reduce parking requirements based on the close proximity of public transit
opportunities.
Objcetive 14.3 Encourage use of sharcd parking among nearby land uses, as allowed
by the Dublin Zoning Ordinancc, to sahsfy parkmg demand for mdividualIand uscs
and reduce the total amount of land needed for parkmg.
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Objective 144: Allow multi-level parkmg decks as a permitted land uses; however,
through design standards, ensure that such garages are architecturally integrated
within the character of the area.
Goal 15- Promote bicycle use as a way to reduce vehIcle travel.
Objective 15_1 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 tbe West Dublin BART area through enhanced
entryways, pedestriall pathways, higb quality design of individual buildings and related uses,
such as signs, lightmng and accessmy uses.
Objective 16 1- Major mganizing e1emcnts of the specific plan should be <hstmctlvely
landscaped entnes, walkways and streets.
Objective 16.2 Individual buildings should reflect all overall higb quality oj'
archItectural design, using materials, colors and exterior treatments tu encourage
pedestrian use. Where feasible, building entries should be located facing either streets
or walkways and enhanced to attract visitors.
Objective 16.3 Landscaping should enhance tbe appearance of buildings and should
be inviting to pedestrians.
Objective 16 4 Exterior elevations of parkmg garagcs shall bc attractively designed
and landscaped to blend in with surroundmg huildings. Whcrc feasible, garages
should incorporate occupiable space on ground floor levels to bcttcr integrate with
nearby business establishments.
Objective 16.5 Private parking lots should be attractIvely landscaped to minimize a
"sea of aspbalt" appearance through development review and enbancement prob'1'am.
Objective 16.6 Standards and guidelines are included in the Specific Plan for signs
and ligbting within the Specific Plan area to provide for a uni fied urban design
appearance.
Implementation and Administration
Goal 17. Enhance the Visual quality of the planning area by encouraging appropriate projects
WIth major public access either visually from roadways, large outdoor areas, or pedestrian
traffic to incorporate public art in design, and in accordance With the City's Public Art Policy
West Dublin BART Specific Plan
Page 13
West Dublin lJARTSpeclfic Pia"
Page 14
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Golt118. New land uses, additions to eXIsting land uses and remodeling of existing buildings
shall be rcviewed by tbe City of Dublin to ensure consistency with the West Dubhn BART
Specific Plan_
Goal 19- Existing land uses within the specific plan area that do not confonll with permitted
uses or development standards contained in the specific plan are allowed to remain as legal
non-conforming uses. Such uses shall be treated as sucb pursuant to Chapter 8.140 of the
Dublin Zoning Ordinance (Nonconforming Uses and Structures).
Goal 20: The City of Dublin shall work cooperatively witb local property owners and
businesses to achieve the goals and objectives of the Specifk Plan.
Objective 20 1. The City of Dublin shall take the lead in funding public
Improvements called for within the Specific Plan assisted by local property owners
and businesses to the fullest extent feasible.
Objective 20.2. A Traffic hnpact Fee should be established for the West Dublin
BART area to offset the costs of providing requisite tratTie and transportation
improvements to support mtensified land uses.
Objective 20.3 A West Dublin BART Merchants Association and/or a Bosiness
Improvement District should be formed for the purposes of orgamzmg specIal events
and coordinating other area-wide improvements.
Objective 20 4 Area property owners and merchants should investigate the feasibility
offoffiling a parking district or an assessment district to develop common parking lots
WI thm the specific plan arca.
Objective 20.5: The City should pursue grants and other sources of financing targeted
to promoting transit oriented development projects.
Objective 20.0. Tbe City of Dublin should consider undertaking a Dcsign Assistance
Program fer businesses within the Specific Plan area to help in implementmg desIgn
guidelines for building enhancements.
Objective 20.7 New development projects and major building renovations Wltlun 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 otber
appropriate agencies to ensure that public transportatlOn service can easily he provided.
1 4 Organization ofthe Specific Plan
The Specific Plan proVIdes a framework for dcvelopmcnt and redevelopment within the
plannmg area. Dcvelopment standards are provided for tbe various land uses comprising the
planning area as well as for the other components necessary to make a successful retail and
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service area. These include transportation and circulation, lllfrastructure requirements, public
services and facilities, streetscape, amenities, and implementation and admlllistration of the
Specillc Plan.
2.0 General Notes
2.1 Relationshw to General Pll\ll
The West Duhlin BART Specific Plan is consIstent wltb and 1I1rthers the goals, policies and
programs of tbe Dublin General Plan in the following manner.
Tbe Specitic Plan is consistent with Goal 2.2.1, Downtown Dublin, Guiding Policy "A,"
wbich is to intensify Downtown Dublin. GUiding PolIcy "A" directs the City to transitIOn to
current collection of adjoining shoppmg centers in the center portion of town ]Illo a
functionat downtown.
Implementing Policies of the General Plan include:
B Designate a Dowulown Intensification Area on the General Plan Laud Use and
Circulation map
C Provide a dovy'ntown BART station that will serve customers and workers wIth and
without cars. Add offices aml apartments within walking distance and eventually over
BART parking.
D Encourage mid-rise office-apartment office buildings and parking structures with
ground t100r retail space. Create store-lined pedestrian connections between existlllg
shopping centers.
R Make downtown more undcrstandable to the first t]ll1e visitor by installing
standardized idcntification signs and directones.
Tbe followmg table compares West Dublin BART Specific Plan land use categorics with
complementary General Plan land use categories.
Table 1. General Plan Land Vse Consistency
SP Land Vse Category Corresonndinl! GP Cate~orv
Conunerelal A Ceneral Commercial
Conuuercial 8 Ceneral Commercial
Lodgine General Conunerelal
Retall/ODke Retail/Office
Retail/Autn Retail/Anto
Residential Medlnm or Hieh Densitv Residential
Office Retail/Omce
Mixed V.e Mixed Vse (orooosed)
Parkine {Included in other General Pluo catel!nrie.l
West Dublin BART Specific Pial!
Page /5
We"t Dublin BART Specific Plan
Page Iii
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The Specific Plan also allows the City of Dublin to adopt more detailed guidanec for the
West Duhlin DART area, and to tailor regulatory standards to the unique needs and
charadenshcs of the planning area. It also allows tbe opportunity to establish standards and
implement programs to meet the needs of botb local property owners and the remainder of
Dublin.
2.2 Relationship to 1987 Downtown Specific Plan
Tbe West Dublin BART Specific Plan updates and modifies the existing Downtown Specific
Plan adopted by the City Council in 1987 for the portion of the downtown area shown in
Exhibit 3, originally Development Zones 1, 2, 3 and 4 in the 1987 Plan. The portIOns of the
previously adopted Downtown SpeCIfic PIau relative to development witbm Development
Zones 1, 2, 3 and 4 will require repeal wltb adoptIOn of the new West Dublin BART Specific
Plan, 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 Plan to creatc a special West Dublin BART Specific Plan
Overlay Zoning District to rcplaec existing ZOnIllg standards adopted for the specific plan
area. Land uses, developmcnt standards and intenm uses will be outlined in the Development
Standards section of the Specific Plan and supporting diagrams outlining special
requirements
Any development standards or land use requirements not specifically covered by this Specific
Plan are subject to tbe regulations of the City of Dublin Zoning Ordinance and Standard
SpeCifications and Drawings oflhe City of Dublin. Unless otherwise specIfically approved in
tbls Specific Plan, all off-SIte drawings are subject to City ofDubliu pohcles and standards III
effect at tile time of submIttal of improvement plans.
All construction within lh.e West Dublin BART Specific Plan area shall be in compliance
with the Unilom1 Building Code, Uniform Fire Code and all otber ordmances adoptcd by tbe
City pertaining to constructIOn and safety issues. All other City standards and policies sball
apply at tile time of submIttal of individual subdivision maps and/or sIte development plans.
2.4 DefinilIons
For the purpose of carrying out the intent oftbls SpeCIfic Plan, words, phrases and terms shall
be deemed to have the meaning ascribed to them as follows. In construing tbe provisions of
this text, speCIfic provisions shall supersede general provisions relating to tbe same project.
All other definitions shall he as per the Dublin Zoning Ordinance. Terms not defined in the
Dublin ZOning Ordinance shall bave the meaning ascribed in Webster's Collegiate
Dietionarv
The word "City" shall refer to the City of Dublin.
The words "City Council" shall mean the City Council of the City of Dublin.
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The words "Planning Commission" shall mean the Plarming Commission of the City of
Dublin.
The words "Specific Plan" shall refer to tbis document, the West Dublin BART Specific
Plan, as adopted by the Dublin City Council.
Thc word "shall" is mandatory; "may" or "should" is permissive.
The word "permitted" means pennitted wltbout the requirement for furtber discretionary
permits, hut subject to all olher apphcable regulations.
Tbe word "acres" or "acreage" shall mean approximate acres.
Tbe word "apphcanl" sball mean a person or entity making application for Site Development
Review, subdivision map or otber land use approval pursuant to this Specific Plan.
Tbe word "subdivision" sball include tentative and final tract maps, tentative and final parcel
maps, parcel map waivl-"1"s and lot line adjustments.
2.5 Severability
If any ternl, provision, condition or requirement of this Specific Plan shall be held invalid or
unenforceable, tbe remamder ortbe Specific Plan or the application of sueh ternl, provision,
condition or requiremenl to circumstances other than those in which it is held invalid or
unenforceable shall not be affecled tbereby; and each term, provision, condition or
requirement of the SpeCIfic Plan shall be valid and enforceable to the fullest extent permitted
by law_
3.0 Existing Conditions
3.1 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 Tooolrraohvand Natural Features
The sIte is generally flat with a gradual slope to the south. There are no umque or unusual
geographic or topographic conditions present on the site, since the majonty of properlles are
developed and the Specific Plan arca lies in an urbanized portion of Dublin.
3.3 !,:xisting Land Use and Parcelization
The project site has been developed witb a range of retail commercial, lodging, restaurant,
office and light mduslnal buildings prOVIding goods and services primarily to local resIdents.
Regional uses wlthm the area include Crown Chevrolet, a large automobile sales and ~ervice
facihty located on the south side of Dublin Boulevard west of Golden Gate Drive. A large
storage warehouse has also been huilt at the terminus of Regional Street (Cor-O-Van).
West Dublin BART Specific Plan
Page 1 7
West Dublin BART Specific Plan
Pa'5e 18
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Exhibit 4 sbows the general distribuhon of land uses witlun the project area. Existing
buildings are onented to major roadways and generally have been built with auto parkmg
fronting on adjoining thoroughfares. Buildings have bccn constructed On indivIdual lots or in
small. centers with minimal relation to surrounding uses. Landscape and streetseapc
improvements vary from lot to lot, although tbe overall amount of landscaping is generally
minimal.
Exhibit 4 also indIcates eXIsting parcelization within the project area. A summary of current
parcelization, including lot sizcs and ownership (as taken from tbe most recent County
Assessor records) is contained in the Appendix of this Plan.
3.4 :Land Use Regulatorv Framework
Land use regulation for the project area is provided by the City of Dublin through the Gcncral
Plan and Zoning Ordinance. Refer to Scction 2.1 of the Sped fic Plan for a discussion of
General Plan goals and policies applicable to the Wcst Dublin BART SpecIfic Plan.
The project site has been zoned a combination of C-l (Retail CommercIal), C-2 (General
CommerCIal), M-I (Light Industrial) and PD (Plalllled Devclopmcnt) by tbe City of Dublin.
The two connnercial districts allow a range of retail commercial, oflice, restaurant and
similar land uses. The M-I district pcmlits warehousing and wholesale uses as well as light
manufacturing and asscmbly Planned Development PD-1464, gener..lly located at the
termmus of Amador Plaza Road and 1-580, allows lor a range ofretail commercial a1ld office
uses.
Exhibit 5 dcpicts cxisting General Plan deSIgnatIOns within the project area and Exbibit 6
shows current zoning designations.
As previously menhoued, 111 1987 the City of Dublin adoptcd a Downtown Specific Plall
which includes propertIes encompassed by the West Dublin BART Specific Plan as well as
other areas in tbe downtown area. With the adoption of thc West Dublin BART Specific
Plall, the portIons ofthe 19R7 Plan pertaining to this area will be repealed.
3.5 Transportahon and Circulation
Major prinCIpal streets serving the Specific Plan site include Dublin Boulevard and Amador
Valley Boulevard. These are described more fully bclow and shown in Exbihlt 7 Exhibit 7B
depicts the local cIrculation system within the Specific Plan area and ExhibIt 7A shows the
existing and proposed roadway and dimensions for St. Patnck Way.
. Dublin Boulevard is a major east-west roadway through the northerly boundary of the
planning area. Dublin Boulevard has SIX travellalleS 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 tbis configuration east to
Dougherty Road. Dublin Boulcvard is designated as a route of regIOnal significant in the
Alameda County Congcstion Management Agency's Congestion Management Plan.
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Exhibit 5
West Dublin BART
Specific Plan
General Plan
at Time of
Specific Plan
Adoption
freeway
Dublin Lots
Buildings
_ Streets
c::I S!>"cific Plan Area
Existing General Plan
M6O:l Public/Semi-Public facility
V///A Retail/Office
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May 2004
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Exhibit 6
West Dublin BART
Specific Plan
Zoning Districts
~Str_s
Freeway
Dublin Lots
Buildings
c::::::I Planned Development SOun dary
Former Zoning Districts
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Exhibit 7
West Dublin BART
Specific Plan
Circulation System
Freeway
Du blln lots
Bu i Idings
.c:::I Specific Plan Area
Street Type
Arterial
Class 1 Collector
i: J Class 2 Resi d ential Collector
r~:~1 Proposed Street
Bicycle Trails
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.
San Ramon Road is onented III a north-soutb direction Immediately west of the West
Dublin BART planning area. A major arterial street, San Ramon Road bas SIX trave1lanes
and raised medians north ofInterstate 580 A full east-west access intercbange IS located
at San Ramon Road and 1-580. North of Amador Valley Boulevard, San Ramon Road
narrows t<il four travel lanes. In tbe West Dublin BART planning area, thIs roadway
provides access to retail commercIal uses. San Ramnn Road IS deSignated as a
Metropolitan Transportation System (MTS) roadway by the County Congestion
Management Agency
.
Regional Street extends south from Amador Valley Road through Dubhn Boulevard.
South of Dublin Boulevard, Regional Strcet is a wide, two-lane roadway providing access
to eonUllcrcial areas. North of Dublin Boulevard, the roadway has two travel lanes witb a
two-way left-turn lane as it provides access to commercial areas adjacent to the planning
area.
.
Golden Gate Drive is a sbort street extending south from Dublin Boulevard. A two-lane
roadway, Golden Gate Dnve prOVIdes access to commercial and office uses IYlllg
between Dublin Boulevard and tbe 580 freeway
.
St. Patrick Way is a newly constructed east-west street extending from an off-ramp from
the 1-680 freeway and extending to Golden Gate Drive. St. Patrick Way is a two-lane
local roadway providing access to properties between Dublin Boulevard and the 1-580
freeway
RegIOnal c1rculatlon linkage is provided by 1-680, a north-south freeway and 1-580, an east-
west freeway Caltrans IS cUITently completing an off-ramp from tile 680 freeway at St.
Patrick's Way. The ramp IS antiCIpated to open in Fall, 2000
TIle Livermore Amador Valley TranSIt Autbority ("WHEELS") proVIdes bus t,..nsit servIce
through the Dublin area. Bus routes serving the downtown Dublin area include Routes i, 4,
10 and 201/202. Regional transit to and from the Dublin area is provided by tbe Bay Area
Rapid Transit District (BART). BART opened a Dublin!Pleasanton statIon III 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 Specific Plan area at the
temllllUS of Golden Gate Drive.
A bike'-'ay IS proposed along Dublin Boulevard with tile Widening and improvement to this
roadway This is planned as a Class 11 bike lane, which would provide a striped lane for one-
way bike travel on tile street. The City may consider additional bike routes in the West
Dublin BART Spceifie Plan area to facilitate use of the transit station.
Public sJdewalks have been constructed on tile south side of Dublin Boulevard and along the
east SIde of San Ramon Road within the Specific Plan area. Sidewalks have also been
constructed along Golden Gate Drive and Regional Street.
We.'! DuhUn HART Specific Plan
Paf!e 29
West Dublin BART Specific Plan
Page 30
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3.6 Utilities
The project sIte IS presently served by a wIde range of utilities and infrastructure, including:
Water: Dublin San Ramon Scrvices District (DSRSD) currently provides retail water
services to the City ofDuhlin, including the Downtown Core area. Currently, 100% of the
DSRSD potable water supply IS provIded by Alameda County Flood Control and Water
Conservation District (Zone 7). Water enters DSRSD's distribution system from Zone 7
Cmss Valley Aqueduct through four turnouts. The turnouts are equipped with
chlorination and fluoridation facilities which can disinfect and fluoridate water deliver
from Zone 7 prior to entering DSRSD's system.
DSRSD currently has four pipeline interties, two with East Bay Municipal Water Distnct
and two with the City of Pleasanton for rapid emcrgency rcsponse. The interties are
strictly for emergency conditions, such as a major pipeline break, supply contamInation,
interruption of deliveries due to an eartbquake, flood, Or other disaster These connections
would allow cither agency to obtain water from tbe otber agency dunng an emergency
DSRSD is currently revising their Water Supply Master Plall and should bc completed
and adopted before the end of 2000 Based upon conversation with DSRSD Staff,
adequate water capacity currently exists 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 revICwed 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 tbe project.
Exbihlt 8, Existing Utility Plan, shows the primary clcm"nts oftbe existmg water system.
Wastewater; DSRSD provides wastewater collection and treatment, as well as water
dIstribution services for the City of Dublin. The DSRSD wastcwater "ollechon system
includes over 1 07 miles of sanitary sewers from 6 to 42 inches in diameter, with a range
in age from 5 to 40 years old.
Wastewater Capacity: Land use data fonn the basis for estimating wastewater flows in
the collection system. Land use projections for DSRSD service area arc based On tbe
General Plans of the service area. However, for the West Dubhn BART area it was
assumed tllat significant dcnsification would occur, and tbe eXIstIng General Plan land
use designation was not utilized for wastewater flows calculations In this area. Bascd
upon the Wastewater Collection System Master Plan Update, completed May 4,2000, it
was assumed that the ultimate denslficabon that would occur in the Downtown Core area
would be an increase from approximately 280/.. net floor area ratio (F.A.R.), to 92% net
F.A.R. Consequently, tile intensification pmposed by thIS specIfic plan are well witllin the
ultimate capacity of DSRSD wa~tewater system.
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I Table 2. Existing Dwelling Unit Equivalent (DUE)
Specific Plan Gallon Per Day (0.1 I:pd Owellinl: Unit Equivalent
Develnpment Intensity per sq. fl. uf enm) (220 gpd)
I (Sq. Ft.)
CUlmnerclal 941,546 94,154 428
Residential 0 0 0
Tutal 428
I Table 3. Proposed Dwelling Unit Equivalent (DUE)
I Specific Plan Gallun Per Day (0.1 gpd Dwelling Unit Equivalent
Development Intensity per sq. fl. of com) (220 I:pd)
(Sq.];'t:)
I Commercial 1,750055 175005 795
Residential 491 108,020 491
-.--, --
Tutal 283,025 1,286
I Table 4. MaximUln Design Criteria
Specific Plan Gallon Per Day (0.1 I:pd Dwelling Unit F.quivalent
I Development Intensity per sq. fl. of cum) (220 gpd)
(Sn.Ft:)
COllllncrcial 3,090,760 309,076 1404
I Exhibit 8 shows the approximate location of cxisting wastewater facilities in the project
arca.
I Drainage: Stoilllwater dr..inage lS prOVIded by the City of Dublin Pubhc Works
Department and all runoff in the vlcimty IS directed to regIOnal storm dram facihhes
I owned and maintained by Zone 7 of the Alameda County Flood Controt and Water
Conservation District. The regional drainage facilities ultimately flow 10 Arroyo de Ia
Laguna whIch flows m a westerly direchon through Niles Canyon until it ultimately
I discbarges to the San FranCISco Bay
Flood Channel Improvements to a box culvert, adjacent to 1-580 right-of-way, may be
I necessary if additIOnal development places structure eIther dJrectly over the eXlstmg
channel or within close proximity to the channel. Exhibit 8 shows the approximate
location of existing storm drain facilitics within the project area.
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37 Public Services
I EXlstmg servIce prOVIders to the Speclfic Plan area Include;
. Police: City of Dublin
I . Fire and Emcrgcncy Services: City of Dublin
(con traded wlth Alameda County Fire Department)
. Roadway Mamtenance City of Dublin
I
Wesl Dublin BART Specific Plan Page 3/
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LEGEND
- - - - SP~CIRC PLAN BOUNDAFrt
(X'S) SEWER MAIN (SIZE AS NOTED)
....Jr' _WL WATER MAiN (SIZE AS NOTED)
""SD'
.-...._,,-~ STORM DRAIN MAIN (SIZE AS NOTED)
.
EXISTING UTILITY PLAN
WEST DUBLIN BART SPECIFIC PLAN
NT-S-
DECEMBER 2000
A OF
~;
~FOR&
CITY
OF
DUBLIN
EXHIBIT 8
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. Library
. Recreation and
. Potable Water and
Sanitary Sewer:
. Solid Waste Disposal.
Alameda County Library (Dublin Branch)
City of Dublin
Dublin San Ramon ServIces District
City of Dublin
(Livermore Dublin Disposal (LDD))
4.0 Economic Projections and Traffic Constraints
A detailed economic analysis of potential new development was completed to identifY the types,
size and maximum polenhal of vanous uses dunng lhe process of prepanng lhe Wesl DublIn
BART Station SpecIfic Plan. A market assessmenl to define various development scenarios was
undertaken to evaluate alternative land use scenanos and mtensltles of development for the
analyslS. The alternative land use scenarios reflected different land use polICIes and diffenng
levels of puhlic ,"veslmenls. Dunng the e~aluabon of land use scenarios for tbe area, an efforl
was made to desIgn and evaluate them 1.Il hght of specific goals and objeclives tbe City bopes to
achIeve Tbrough careful planlllng, effecbve collaborahon WIth the pnvate sector, and selecled
public inveslmenls, the Cily's goal of creatmg a mOre lradihonal "downtown" m lbe central area
of Dublin can be acbleved.
Additionally, m conjunctIOn WIth development mtenslficahon, SIgnificant changes 10
transportation facilities (new 1-680 ramps and a new West Dublin BART station), the proximIty
to eXlstmg major commercial areas, and future demand for new transit related development will
drive new 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 Duhlin BART Specific Plan area is the interrelationship of traffic constraints and economic
potenhal J11 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 supp0l1ing document.
4 I West Dublin BART Development Program
Table 5, below, is a five to seven year projection of the maximum cconomic dcvelopmcnt
potential within the West Dublin BART area.
Table 5. Ma):imum Rconomie Dcvelopmcnt Potential (as amended per City Council
Resolution #183-01, 10/16/01 and City Council Ordinance #8-04,3/16/04)
SP Land Use Category' Acres FAR 'Existing Dev. Max. Dev.
DUlAC (SQ. ft.)" (SQ. ft.)
Commerci.1 A (COlli A) 11.20 0.30 t46,826 146 826
Comlllerci.1 B (COlli D) 26.69 1.00 203,174 1,162,620
Lndging (Ll 9.31 1.20 103,231 182,731
(246 roO illS) (396 roollls)
Rct.i1/0fflce (RIO) 18.40 1.00 38 325 801,500
Residenti.l (R) 3.54 58 DU/.c -- 210 DU
Office (0) 6.98 1.00 242,385 304,050
West Duhlin BART Specific Plan
Page 33
SP Land Use Category' Acres FAR Existing Dev. Max. Dev
DUlAC (sq. ft.)** (sq. ft.)
Mixed Use (MU) 11.33 1.00 -- 493,430+
331 DU
Parkin!! (P) 2.46 -- - -
Rl!!ht-of-Way 2.11 -- - -
Totals '11.99 - 734,481 3,247,956
ODU 541 DU
'Note; Putential ploto' area, included in acreages, land use categ()ries rejer to th()se sh()wn on Exhibit 9
... Existing 2/0, 744 lndustrial!Warehouse squarejaotllge not inc:ludecl.
4.2 Traffic Improvements and Phasing
To accommodate tbe level of development discussed above, traffic and parking
improvements would be required in the West Dublin BART Specific Plan area, as follows:
a) Phase I Improvements. These improvements arc required with thc anticipated imtlal
devclopment in tbe BART station arca and cast to Amador Plaza Road. Existing roads
currently serving thc planning area should be maintained and improved to meet SpeciJ1c
Plan standards. Dublin Boulevard, Golden Gate Drive. and Regional Strcct will
continue to provide rcgional and local access to the site. St. Patrick Way will be
cxtended to provide east -west access tbrough the center of the planning area beyond
Golden Gate Dnve to tbe edge of the developed area. The rigbt-of- way for St. Patrick
Way is planned to be 64 to 68 feet wide, and consist of one travel lane III each direction
and left-turn lanes at selected locatIons_
Witb the antIcIpated SpecIfic Plan traffic added to eXlstmg plus approved BART traffic
volmnes, two o[[he mtersectIons WIth," the VICInity oftbe West Dublin BART Specific
Plan area would operate at unacceptable levels of servIce (LOS) dunng the AM and PM
peak hour These include the Golden Gate Dnve/Dublin Boulevard and Amador Plaza
Road/Dublin Boulevard intersections. In addition to roadway improvements currcntly
underway or planned, the northbound Golden Gate Drive approach should be widened
and restriped to include an additional left-turn lane to assure acceptable LOS in the plan
area. Additionally, the northbound and southbound Amador Plaza Road approach lanes
should be widened and re-striped to include separate through lanes. Thc ultimate
northbound and southbound approach lanes would include one left-turn lane, one
through lane, and one right-turn lane.
b) Phase IT Improvement~. These improvements for development west of Golden Gate
Avenue to RegIonal Street would be needed to 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
10catHms_ If St. Patrick Way is cxtcndcd to Regional Street with future development,
RegIOnal Street should also be widened to four lanes WIth a two-way left-turn lane
betwccn Dublin Boulevard and St. PatI"lck Way AddItionally, tile eastbound Dublin
West [lublin BART Specific Plan
Fage 34
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Boulevard approach to Regional Street should be widened and restriped to include a
separate right-turn lane.
Additional roadway widening improvements would be needed with the projected traffic
volumes. Golden Gate Drive would require widening to four traveJlanes with two-way
left-turn lanes betwecn Dublin Boulevard and St. Patrick Way The casthound Duhlin
Boulevard approach at bnth Amador Plaza Road and Golden Gate DrIve should be
widened and re-striped to mclude a separate right-turn lane. Amador Plaza Road IS
already planned for wldemng to four travel lanes in the City's CapItal Improvement
Program budget.
To -offset overall development impacts in the downtown area, including the BART
related traffic, Dublin Boulevard is currently proposed for widening to six traveJlanes
between Sierra Court and Doughtery Road. A second eastbound right-turn lane would
be installed on Dublin Boulevard at Doughtery Road.
Exhibit 7A shows the proposed roadway system and improvements to be implcmcnted
as part of the Specific Plan, and Exhibit 7B illustrates the proposed ultimate widening
ofSt. Patrick Way through the Specific Plan area.
c) IntersectIon contmls and Improvements. EXIsting traffic signals will remain at the
intersectIons of Dublin Boulevard/Golden Gate Drive and Dublin BoulevardlReglOnal
Street.
d) Public transit provision. Tbe City of Dublin will coordinate additional public trm1slt
stops with the LivcrnlOrc Amador Valley Transit Autbority Placement of new transIt
stops will bc bascd on intensity of new development, location of existmg transIt slops
and availability of funding.
e) Bicycle and pedestrian facilities. New commercial and office dcvclopment shall bc
required to providc bicycle storage facilities for employces and visitors to the site. Thc
amount of bicycle parking shaH be detern1med based on standards established m lhe
Dublin Zoning Ordmance and the locatIon of bicycle parking will be reviewed during
the Site Development ReVIew process for proposed new developments.
Dublin Boulevard is proposed to be deSIgnated as a Class IT Bikeway lane and strIpmg
of the lane will OCCUr in conjunction witb otber planned Improvements to Duhlm
Boulevard.
f) Driveway spacmg. Driveways into private lots should generally be limited to one
driveway per parccl of record and shall conform to City ~)f Dublin standards. New
driveways shall be located a mimmum distance of 150 feet from street mtersectlOns and
from other existing driveways. Where feasible, dnveways should be shared hetween
two parecls to reduce the number of curb cuts along speCIfic plan madways.
West Duhlin BART Specific Plan
Page 35
Wes, Dublin HART Specific Plan
Page 36
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g) Turning radii and emergency vebic1e access. Based On Alameda County Fire
Department standards, a minimum turning radius of 42 (eet shall be maintamed wlthm
parking lots and driveways. Fire lanes shall bave a minimum widtb of 20 feet and shall
be marked m accord wllb Fire Department standards.
Beyond the five to seven year period, in order to increase the intensity of development,
significant changes in the transportation systcm would be required. Given the limilatlOns of
street locations, off-ramps from 1-680, and potential building connections to thc BART
station, an entirely different specific plan would need to be developed to accommodate new
growth.
4.3 Parkmg and Loading
Parking and loading for mdivldual land 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 he 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
approved by the Community Development Dircctor and shall include a range of
activities to be undertaken hy occupants of huildings within the Specific Plan area to
ensure tbat alternative transit modes can replace use of smgle-occupant vehIcles. The
fOffilat and content of TDM programs shall be established by the City of Dublin, but
should, at minimum, contain provision for an on-site transportation coordinator, car
pooling and vanpooling preferential parking, subsidized public transit passcs,
telecommuting and similar features.
b) Shared Parkmg. Where two or more nearby land uses allow for shared use of parking
facilihes, shafing of parkmg areas may be allowed subject to the preparation of a shared
parkmg study and the approval of tllis study by the City of Dublin Community
Development Dircctor
c) Vehicle Parking District. Where the City or othcr public entity forms a vehICle parkmg
district, on-site parking for individual parccls ofland within the district may be reduced
based on contributions of the land owner( s) to thc District.
d) City Parking Lots. Should the City of Dublin construct parking lots within or adjacenl
to the Specific Plan area, the amount of on-site parking tbat is required for new or
expanded uses may be reduced by the Commumty Development DIrector based on the
proximIty of City parking lots.
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5.0 Land Use Concept
5 1 Concept Overvie",
Tbe West Dublin BART plannIng area IS seen as a regional landmark--the first transit-
(mented development on the BART Dublin-Pleasanton line. The West Dublin BART area is
mtended as a high-intensity mixed-use area, capitalizing on regional transit linkages provided
by both the BART line and supported by nearby freeways, 1-580 and 1-680.Within the Wcst
Dublin BART area, a mixture oflow-rise and mid-rise buildings housing residences, onices,
specialty retail, lodging, restaurant and similar uses that arc consistent with a transit oriented
area. In some instances, smgle land uses are located on a single site; however, there are many
mixed use developments. Mixed land use types mclude honzontal miX of uses (two or more
uses side by side on a slllgle SIte), or vertical (different uses stacked over each otber).
Additionally, a vertical mix of uses such as resIdentIal over retail uses, and developments
offering a live/work component would be encouraged. The proposed Land Use Plan IS shown
in Exbiblt 9 Additionally, a vertIcal nux of uses such as resldenllal over retail use, and
developments offering a live/work component would be considered. On-site parking would
be provIded primarily through multi-level parking garages, although surface parking is
allowed.
Certain sites witbin tbc Plan area are desIgnated as "opportunity sites," and notated witb an
asterisk within a circle. These are sites in transition tbat could be developed in the future into
a use more intense than tbe existlllg land use based on market conditions and changes. Such
sites in the West Dublin BARTplarrning area could playa cntical role m the transitIOn of the
area mto a vital, transit-oriented urban place.
A major transportation improvement includes a pcdcstrianfbieycle corridor linking the West
Dublin BART SpeCIfic Plan area with the Downtown Dublin core area inmlediately north of
the West Dublin BART area. Use of altemative transit modes within the area is encouraged,
including BART, bus, bicycle and walking.
Entrances to tile West Dublin BART area are to be enhanced with customized signs within
attracllve planter areas. The West Dublin BART area is characterized by low and mid-rise
buildings oriented closc to adjacent streets. Where Ilmsible, restaurant and commercial uses
include outdoor seating and activity areas. Major activity areas anticipatcd are attractive
publIc and private plazas to encourage pcdcstrian use. Public art is encouraged to be located
in VIsually prominent locations in dcvclopmcnts.
The West Dublin BART Specific Plan Area is cbaracterized by a variety of arcbitectural
stylcs from concrete tilt-up, low-nse warehouse structures to mulll-story hotel structures. In
addition, tbe area IS lackmg appropriate streetscape improvements. With the mtroduction of
the new BART Station and the associated uses, thc intent of the City is to cmphasizc a high
quality and consistent architectural character tbroughout the Specilic Plan Area as it is
revitalized.
W"sl Dublill BART Specific Plan
Page 37
West Dublin BART Spec(fk Plall
Page 38
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< cr fu;;,
&' ~'Yi
:J~ <S~€> 01
0-fj' ."W
)f9!1>-'
Exhibit 9
West Dublin BART
Specific Plan
Land Use Plan
Freeway
Dublin Lots
,,,;~ Streets
1::::1 Specific Plan Area
Specific Plan Land Use
V///,1 ComA
t,><,><i Com B
~ Lodging
1m ""..1 Mixed Use
KX?',?)(j Office
!HH!!!I Parking
I / /1 Residential
f~:.f:$.-1 RetallfOffice
'*
~
Op~ rtu n ity Stte
Potentia I PI aza Locatio n
~
May 2004
NOTE: T~e i~ system of
b::a1~Sl1CM'f1'"thisfigur~
is iIlususw.eontt.
o 100 200
600
, Feet
400
- -
o
0.05
0.1
, Miles
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West Dublin BART also offers an opportunity to cfCate a "window" into the City of Dublin.
"lbc West Bart Specific Plan An;a, the Downtown Core Specific Plan Area (directly
contiguous to the north) and the Village Parkway SpecIfic Plan Area (to the East) represent
what remains of the origmal "Downtown" conmlcrcial area of the City of Dublin. The Impact
and scale ofa new BART Station and Its associated uses along the 1-580 Corridor, combined
with the introduction of a new access from 1-680 into the Spcci11c Plan Area, make this Area
the perfect wmdow into this "Downtown" commercial district of Dublin. For tbis reason, the
Urban Design Concept for the West Dublin BART Specific Plan Area acknowledges the
interrelationship With tile other two adjoining Specific Plan Areas, and attempts to create
linkages and connectIOns to them.
Vehicular access is provided by existing strects and roads tbrougb the area: Dublin
Boulevard, Golden Gate Drive, Regional Street and St. Patrick Way. St. Patrick Way is
extended to the west to mterseet with Golden Gate Drive to provide a major east-west
thorougbfare south of and parallel witb Dublin Boulevard.
The maximum amount of development In the West Dublin BART area IS anticipated to be
3,247,956 square feet of non-residential space and 541 residential dwellIngs (As shown in
Table 5). Exhibit 9 shows the build-out land use concept plan for thc SpeCific Plan area.
The Spccific Plan vision lS to be achIeved tln.ough a public/private partnership involvmg the
City of Dublin and local property owncrs and business owners. Special financing
mechamsms, such as the Capital Improvement Budget, a business Improvement dIStriCt, or a
vehicle parking distnct, as described in the chapter on AdministratIon and Implementation,
would be established to aid in 1imding improvements and the provlslon of commOn areas for
organiZIng special events. Grants will be pursued to assist in funding public improvements.
5.2 LallQ Use Categorics
Land use catcgones generally mclude the following:
Commercial A generally mcludes ''hIg box" retail uses, general retail and service lL~es, and
restaurants.
Commercial B uses arc smaller.scale uses mcluding specialty retail, restaurants, offices,
entertairuncnt and similar pedestrian-oriented uses.
Retail/Office uses include a range of general retail, uses as well as professional, business,
corporate, medical and dental buildmgs.
Retail/Auto uses typically include sales and service of new and used vehIcles.
Residential uses mcludc medium and hIgher density reSl{lential dwellings. A high~denslty
range of 30 to 58 units per acre may he acceptable.
Office land uses include professional/administrative, business, corporate, medical and dental
buildings.
West Dublin BART Specific Plan
Page 41
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c. Maximum Floor Area Ratio; Per Table 5
d. Building height; Eight stories. Architectur..l appurtenances may cxcced the height
limit.
e. Landscaping. The following areas on private lots shall he landscaped;
(i) All required setbacks
(II) Parking lots
6.0 Urban Design Guidelines
6.1 Purpose and Intent
The following Architectural Design Guidelines are intended to be general and apply to all
land use areas witbm the Specific Plan Area. The Guidelines are not specific to an mdividual
land use or type of development. Rather, they provIde a framework for an overall character
and design consistency throughout the West Dublin BART Specific Plan Area. Their purpose
IS to create a cOllUnunity design image that is appropriate and will promote the pedestrian
oriented focus of the West Dublin BART Specific Plan. The Architectural Design Guidelines
are to be used in conjunction wIth the Site Planning Guidelines and thc 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 detai Is can be
found in the Technical Appendices, Appendix C, West Dublin BART Specific Plan and
Urban DesIgn Guidelines, a supporting document
ThiS program will establish an approach to design that will allow and encourage diverse
architectural solutions tbroughout the redevelopment of the area while mamtaining a clearly
recognizable overall design character and quality The following section provides general
direction on arcbltectural development including building fornI, accent elements, articulation
and scale and recommendedl<hscouraged construction materials. The West Dublin BART
SpeCIfic Plan Area will have a new urban fonn, one that IS huilt over time on the existing
fabric of the Plan Area. The new BART Station Complex will have a significant influence on
tbe changing form of the Area.
6.2 General Design Principles
There are several key principles that will guide the architectural design throughout the West
Dublin BART SpeCIfic Plan Area in order to meet the overall Goals and Objectives of the
Specific Plan (see Figures I and 2 for overall examples). Tbese pnnciples include;
1) Pedestrian-oriented design as the Plan Area's mam priority
2) A vOId typical automobile-onented strip center plaJUling and architectural design.
3) Articulate individual building forms and fcatures.
4) Provide architectural design solutions that accOlllinodatc a mIxture of uses grouped
together (i.e., commercial space adjacent to residential space adjacent to office
space) .
5) All physkallmprovcments wltllin tbe Plan Area should provide strong pedestrian
connecl1ons between uses, througb parkmg areas and along street comdors.
West Dublin BART Specific Plan
Page 43
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I Pedestrian plaza
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I Thi->= J l~o /~ .
Illlfill commercial buildings should he j/
I located adjacent to pedestrian
corridor at street edge
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West Dublin BART Urhan Design Guidelmes
I
Dual frontages and enhanced
entries for pedestrJan access
~ Mid-block parking
,
Landscaped parking lot
Street connectIon
&. ""~~/
t>>t, ~~rr " :,
. ....:?
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~~J' ,
'"",.
.~~,-
...,
,~......
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~..'-",.
Retail commercial located
on the ground floor of thc
parking structure
Tower element at comer
DO
_b~~
,I.'" $:J \\1t,
,'UN"",,,
\tt:~"31
.,4j:!~..
FIGURE :2....
I
I Mimmum25'
facade height
I against street
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Vertical elements,
various roofs and
cornices, and
articulatIOn of
building mass are
encouraged
Buildings
should have a
base, body,
and cap
Conceal parking, service, and
loading functions either behind
or underneath building
Parking area~ tully landscaped
and lighted
Comers should be empha~ized
with ver1lcal elements and
enlarged pedestrian areas
Buildings should adjoin the
sidewalk
I Plaza element
I Mid-block
pedestrian
I connection
On-street parking
I Storefronts separated with
pilasters/vertical elements
I Continuous storefronts
along sidewalks, no blank
lwalls
I
Street trees uniformly
planted
Wide, sbady sidewalks
Upper floor uses: office,
professional, reSIdential
Commercial storefronts should
include awmngs, pedestrian scale
signage, and large transparent
display wmdows
First floor uses: retail,
entertainment, service
commercial, and dining
I Building, S_~ting and _S>rientation
West Dublin BART Urban Design GUldel1nes
I
I Note:
Commercial and Mixed Use buildings along St. Patrick Way and Golden Gate Drive should incorporate huilding
I artIculation, which crcates opportunity for discovery by pedestrians through plazas and unique spaces. Street
furnishings, trees, planters, thematic lighting, variety in paving surface texture and color, will enhance the retail
envIronment. CommercIal infill of Mixed Use designation shall incorporate design guidelines for both CommeTCIal and
I Business and Office Design Guidelines. External entries to second 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 floor entries. External staircases and entries to second floor huslllesses may be considered if they
I enhance the overall archItectural charader of the design and fulfill reqwred setbacks.
~~~~
'hi}- $-
~~t;!!..
FIGURE __2___
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101
,
Note:
I Buildings located on comers should be "Landmark" buildings with (ower elements
and plaza features adjacent to entries.
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I Building, Sjti~g and O~~entation
West Dublin BART Urban Design Guidehnes
I
ii~,,::.
i:0.'l;'M'
~~~~~,
:.Cilfdi:f~)
FIGURE .-.1..-.
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I Building, Siting and C?rientatiol~
West DublIn BART Urban Design Guidelines
I
Mid~block parking
,
Significant buildings should
be located at comers
Screened mechanical
and refuse facilitie.,
.'
., ~
.~~I ~...
'f~;.:'
~~..; :".:."
",/./
~~~ /
r;J:; ./1
~:-:/
".
~~:;';;''''''
'", ..~ ~~~~,
(~. .~"
'", "toJ
" '...
":'::~;~'" ~
~~"
.~'"~
'",-
-',;..,.
Building setbacks to
create additional
pedestrian space
Buildings located adjacent
to the sidewalk
Building enUy doors, wmdows, and
storefr(jnt~ adjoin sidewalk
Parking located behind or
underneath buildings
<fi;%"'"
':f,Jf~......"""%,\
~;m l:>>>i
~w~}i~'
-
FIGURE5~
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Commercial
RetaiV AUlo
St. Patrick Way
RetaiVOtlice
Mixed Use
Street Trees
I Streetscape_(Golden Gate Drive an_d Saint Patrickyvay)
West Dublin BART Urban Design GUIdelines
I
..-~--'--.
/1-%,
'"}dE''''
in ~ . ;I'_~
\~ ~""
Y;~~~~;f'
FIGURE
"7
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I West Dublin BART Preferred Plant M<W:ix
I
Botanical & Common Name
Plant Uses Comments:
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il' a
'" =
= 1:: '" C
. "" C ~
~~ .
~ ;:-_0
-0-
2 a...
.. ~ ~
-:; =~ . .
. 1l ~ ~k!l
TREES ~
f:"f:llitinLl$ .;IIuQstifolia 'RaywO(ld' Rilfywood Ash Shad~$ :.treets, lacy foliage
Pyru:!l. callel'yanill 'Aristocrat' Ai'i$tQt;!fiJt Pear I.
Koelreutena bipinnilta Chinese Flame Tree . Shade!! !l.treet. f~U I;olor
Lagtlf'Stroemia lr"rdieiJI 'Rubra' CflJpe MYrlIf: . R4'd flowers during ,g;lJmmll:r
P~taciil chinenais Chi~1I Pistaehe . $h;eldc-$ ~trcot, fall calof
LHmU$ ~lfifQliil Chinese Elm . Shades W~t$, fast growing
Cotinu!l. ~Qy!iilria Smoke Trel!' .
Ceris canadel"1$i$ ~em Redbud
Robinia ambigua ']dolrihocnsis' Idaho u.c4f.$t .
$;1Ipil,lm seboferum ChinQII T~lIow Tree .
Celll~ ~illCll:;is Chlns'!li!! Ha<:kborry . 1.1
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SHRUBS & GROUNDCOVER
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Rhilphiolapis ...ROUI;N8 . Everoretln shrubs
Xylosma - PIaCOUI1.iI/tI;ii'if9 . c'Yel"!ill'ecn or deciduous shrub
Rhaml'1l,js - Rhilmnatie;tr Evergreel'll)f d~duolJ8 shrub
PhormluM ~r'I.;l1x Owarf New ZN/amt Riilx Low maintan::mce. :!I;wcrd like 1&ave8
Rh'!Pnioh:!pis. ~5:p, . Low m~lnt~nan~
ArctostaDhtos. 8CI1'111,mdsii Emerald CalJ:'et .
Ceanottll,ls Qloriosus. "Aric:;;hor 6ay' .
Xylosma cong,estufTl Xylosma .
Penni~tum setaC@um 'Rubrum' Fountain Gnl~ .
Rhamnus calit'olllica 'Eve Cast:!" GoffeebolTY .
DOdQl].aea . Hoptieed Sush .
Ros@mainus officinalis RO!jemarv .
Grevlllea 'Noelli' Grov/llea .
Lavatera ~ T~ MfJlfow .
Neril,lm Oleander - Oleander .
Rosmanrius officinals ~ Rosemarv .
Ph(lrmium tenax Dwarf New Zealand Flax .
RhaphiOlepis .Rosac@ae .
ArctoSl,aPhl05 edmundsli emerald Carper .
Ceanothus gk)riosus 'Ancho~ Bay' .
Grevillea . Prob!(Jcelle .
Bel'belisw .
Nandi"", ~ SKtwd 8amboo .
Artemisia - Pow/s Castle .
Pittospol'UlT1 . Pitfosporaceae .
Junjper shore - Conforti! .
LeDtoSDennUm - T~ Tree .
Carpet RQl;>e .
Erigeron ~ Fleabane .
Tulbaghia violace~ - Soc~ry Gattic .
AQapanthus - Lily of the Nile .
Dlelt:!b - Fortnlghr Lily .
Jasmi"l,Im - J~smihe .
Chrls..anlhemum ~ AsrE!/pCe,pe .
Lantana l'I1ontevidonsis - Ve1benaceaa .
Tagetes l.emmoriii - Nlariaold .
Onethera . .
Vernet'lCi - Vemenate,:,e .
L8vandula - Lavender .
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Figure 8
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19ateway I?iagram
West Dublin BART Urban Design GUIdelines
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INTERSTATE 580
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Symbol
Desoriptlon
@
[!]
Primary Gateway/lnters.otion
Secondary Gateway/Intersection
'&'~~h
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FIGURE 19
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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 eombmahon of
publIc and private entities, as follows:
Table 9. Maintenance Responsibilities
. . II .I:
Public and Private Streets
and Utilities
Publie street fadl;ties City of Dublin
"""'1
Ineludes street paving and striping, traffic
signals, traffic control ,signs, street signs~ street
Ii hts, sidewalks
Bus benches .nd bus City of Dublin
structures
Trafficsi nals
Underground utilities within
public right.-of-way or
dedicated casen.ent
o en S .ilce/Landsca in
Parkways and medians- City of Dublin
ublic streets
Pro' ect entries
Pnblic .rk! laza
Cit of Dublin
Appropriate
provider
utility
Includes water, sewer, drainage, natural gas,
electricity, teleconununlcations
Cit of Dublin or BID
Cit of Dublin or BID
8.0 Administration and Implementation
8.1 Introduction
ThiS section of the Specific Plall outlincs methods for translating project obJecttves, the land
use concept, cITculation plans and other elements of tile Spccific Plan mto reality Primary
methods for Implementation include rezoning the Specific Plan area, review of privatc
devclopment plans, including subdivision of land, and capItal improvement projects
undertaken by thc City of Dublin. Also addressed are methods to amend the West Dublin
BART Specific Plan.
8.2 West Dublin BART Specific Plan ZOlllng Distrit\
One of the first implemcnting actIons for the Specific Plan is the Imtiation of a rezoning
action for tile Specific Plan area. Proposed zoning for the area would be "West Duhlin BART
Specific Plan" Distllcl. The West Dublin BART Spccific Plan would constitute tbe text ,,[the
proposed zoning district and all new developments within the Spceif1c Plan area would need
to be consistent WIth the requirements and standards of the Specific Plan.
West Dublin BART Specific Plan
Page 59
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Department and wntten permission from tbe property owner on which the sign is proposed to
be located.
Applicable sign regulations I'lr existmg buildings shall reference former zoning district (M-I,
C-\, or C-2) and shall conform to Section 8.84 of the Dnblin ZOning Ordinance "Sign
Regulations." Refer to Exhibit 6B to determine former zoning district (M-I, C -I, or ("-2) lor
tbe subj ect property
8.10 Camtal Imorovement Projects
The City of Dublin, either as part of a public/private partnership or acting alone, may assist in
implementing the West Dublin BART Specific Plan through undertakmg the following
capItal improvements. It is anticipated that these and/or other programs would be included in
future City of Dublin Capital Improvement Progranl budgcts, and implementation would be
phased for forthcoming years (shown in order of priority).
Phase L
. Construction of extension of St. Patrick Way from Amador Plaza Road to RegIonal
Street. This would be phased with development, With the first segment buill from
Golden Gate Dove to the edge of initial development, and the second phase bUllt
from Golden Gate Drive to Regional Street.
.
ConstructIOn of widening and rcstriping for Golden Gate Drivc/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).
.
Undertake any drainage improvements III conjunction with dcvdopment to alleVIate
identified dr..mage problems in cbannel areas adjacent to 1-580 wlthm the Specific
Plan area.
Phase II.
Constmction of widening and restriping lor Regional Street to four lanes with the
second phase of development, and extension of St. Patrick Way from Golden Gate
Drive to Regional Street.
.
Plaza development m one or two locations (partial funding Irom povale
development)
.
Pedestrian comdor along Golden Gate Drive to the Downtown Core: Special pavmg
treatment (consIstent pattern) and increased SIdewalk widths (10-15 feet) through area
connecting West Duhlin BART station to Downtown Core (partial lunding fi-om
private development).
.
Pedestrian corridor along St. Patrick Way SpeCIal pavmg treatment (consistent
pattern) and increased sidewalk widths (10 feet) through area and connecting
resHlentJal and retail, offiec to West Dublin BART station (palilal funding fi'om
pnvate development).
West Dublin lJAlI.TSpecific Plan
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projects may be developed in phases. Construction within the Specific Plan area will be
monitored by tbe 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 scrvlces are needed.
8.13 West Dublin BART Mercbants Association
Fonnation of a fonnal West Dublin BART Merchants Association by business owners in the
Specific Plan area is anticipated. The AssociatIon would take tbe lead in organizing and
carrying out special events, such as street fairs and festivals, farmers' markets and seasonal
actiVities, as well a~ publishing marketing and promotional material.
8.14 Svecific Plan Amendments and Substantial Conformitv
A major amendment to thiS Specific Plan requires the review and approval of the City of
Dublin Planning CommISsIOn and the City Council. Major amendments are governed hy
applicable proViSlOnS of the California Government Code, which requires an application to be
/lied, along witb necessary fees, statIng m detail the reasons for the prop<)sed anlendment and
any necessary supporting studies. Major amendments shall be subject to addlhonal
envIronmental revIew pursuant to the California Environmental Quality Act (CEQA).
The City of Dublin Comlllunity Development Director may make detemlinations that minor
technical changes or variations to the text or standards of the West Dublin BART Specific
Plan are consIstent with tbe mtent of the Specific Plan. Tbese typically include administrative
approval of minor changes in the locatIOn of infrastructure facilities and modifications of up
to 10% for any dimensional standard set finth m the Specific Plan. Approval of mmor
changes in substantial compliance may be appealed to tbe Dublin Plluming CommIssion in
accordance WIth Chapter 8.136 of the Dublm Zoning Ordinance;
West Dublin BAR1'Spectjic Plan
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Item A .
Item B:
ltem C.
Item D.
Appendices
Parcel Maps for PropertIes III West Dublm BART SpecIfic Plan
Area
LISt of Property Owners
Negative Declaration and Initlal Study
LIst of Resolutions, Ordinances adoptlng amendments and
rezonmgs
Item A
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List of Property Owners
DUBLIN FEASI 81 LI n STIIOY
PARCELS/OWNERSHIP
itf~~ ,:i:,~!~ir:)i(Alj~,~,~!ll*t"l1i!i .~t;~i,r~ "~~~;;l~~~: ~_~;~~;'~J :tU lqj t~'yA.l,~~ :YEAR~UILf ,'":',,'t",!eXEl.U\lIO!lS~:""};;'Ii j~!A_ _"''I''
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1i; WIO (114 1 T IMU1 P.l..1;9,PI..itILiC AGEtlCIE.S,EXEr,lpr NatUedlCoulltl'FIooo:ICon~ol leOOD " unw.tJ1i'In I} U,lI~ .-
9.11:500(11:5-01 Ts-I40ubin-B1rd Cc:f~.MJf{lMOBle tJE/lLERSlllPS 'fICI<<~BtJ1yJTr "'" '''' Jg,~~ 213,651 lV03ilW1
ml.sDU'DisI9 nl)lDubinUlrd CCf,I.SliJllE.OtlE.G-ICJI'lV -';SEl/,I!lptim """ "" - 28,00$ r-.:""'- lm2J1'5111
9l115DOOlS24 160011uhlnDhl'lf Cl'f,I,Um:.:ts.OUEFOflVE:J.fOllIES Glei'llWe5b:!ml3ri "'" ,... 66.'5'P~ 135.m ~ 01/fBJl9M
g~IUOO ~j~jJ Uoml1agW-SL ruU,I~J/1l1C ,I'1,G(NClfS,EXU'f' I f\I~l"(!datolllll"rFIOOd~cl >l<OO '-'I1~.now;l ~ J5,'[121 (I2.'l6Jl9n
gfll~mr ROOfiiJiIiiI~ t:(''f,f,Sl{lRE.QtlE.~I'llllY _ Sebm.:: Niall ^8elell~ M E.1.Jl ,..,. 19B~ IB&D JJ,m . 'DWlrl99B
gn Hno(lrono ;Re'na!lSI rUG,F\JDlIC AGEOOES.,EXEU.~ r /lJatJ!daO:ulIfRoodCO!llQl ,,.,, '.rl.IY.I'Nll . 1~6,[I[Il 02.!;!ISr19TJ
9411!OO(lell}Q G8!.OR~i!IISL Ca..\CHICES,Ot-rE TO mE STOtlIES llE5'b5l.lIlanCllrDld-tlTliIl!ll '''''' .91~ ~1,m JO,IJOO I}lJl6119096
9~1 l.SIJO(lMoDO iimneRion~St t:O'J,i.f1SCEtW-/BJUS..IJf'll(w~1J- 9b<lactFrartJ;Llffi"aL 1111!1ets:Sb~30 ,.'" 1902 1~I)JI} SI.m - I)rrL6Jlm
9ii Isoii~~I~ i022~.1I1'l1 av.i.~ESIN..iilMjT GilO)' Ih~;rnl OJolllc 10m" 190u 19.200 6.M~1} - GMI2Jl'MJj1
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9411!OO-D)100 Regbnr;llSL W.c:,r.H r,CCfM.iElttW. UINO CliAr-ut?L:MllillaTls 260[[1 uri':nOJln 0 2U~1 (I!o'I1i.I1m
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9" 1!<<JoD3JOO 6511Go~Ga.IlDr W~U.lffiIC1IJ..[IEHIM. OOlIlIt&alf1.t:sollte::SCtdptlollheInCiRI """ 1982 3l,4.M. BaSI
9411&Kt1J]tOO 6401 Gol6enl3alatll HI',WmEIIOUSE: ~',1i;:haeLlrues'JIIen1sBJI 161H11l '900 ""'" D2.JM 11,w1991
'" I~O~OO 650 I Gokleno GAs Dr rUBj'UBUC M3EHCIES,El:EMPJ SaIIFrBrdsro3tlpm!R2pld'lan~HU$ "1HIIl UII\noIl'lIl 0 101.,Jl9 - (1),11911991
9~1 lWQ-o)!iOl lQ01-San.Rano:.Rlf OOMJIISTAl.IRJJ"H GetNllIJOsephfTfEllII "1HIIl ".. 5;065 JV12 16'.](I(f998
~~l HOOmOO 1900IJ:lAtllEi.ld,ll11l om.tOr-FICES,CNE TO FNE S rOOlES COIli3S1dne't1J lIHIIlO ,,'" 18.516 '62,mi 1.D-IBII900
9tll:SOO[\l.I!c.2 6921lMm~d Cm.ljlESfAl.RPJ.tH I'/t:!iIE!ln"""eslmarJlFlealE!iWeTI'rlS1 lIHIIlO "" 2,m 29,9U1 ~I-gg~
9tl1.sooD~02 lBBt~ilEi.ld C{ltUiIICf'F100 CErllfR We:sLeln"'mJmcnlRealESli!llITI""l$L l6OIlO 19,/I 1~3,B1J9 ~:5UB2 09.'Il3rlm
'" 15001)1;I500 6600 GoIdM GIte Dr IM).WM!.efl[::USE w.esl:aH1-lroeslmen1~l;sInt!-TrusL _0 19;!.1 0.,.20 ~~,m , 0!W!i1990
" 15ro0"fiOO 6600-GoldealGrmDr PIJ8.'ruou:; AGENCIE.S.EW.!f'T Sanfla.rJo:lsooBar"aan;tfdTI<f1sil.Di:s - UII~-"f)II,T1o , !11.3D8 - I 0~11M99r
'" f5W1}41(1~ &100GcldenGmDr IIID,YI,i,REHOUSE - DWin P1~~~n IlIe """ 1'511:5- ~la,m J~"1]-19 I o-lJI~I995
'" i500iJ'o111J! ~RcgWSL Cl,....M.II(HEUj. [Jo.t.ID1101el~'rmllleL'ti ,.", 1914- 1W;Ji --1g.~~2 ~ , ~!o"!Y.I~
." 15000:5102 iS6MJma:IorF'iwaRd CW,OmCl:s,mu: lO FIVE BIOIllES 'fIallll'l!stmmlC:1 ,,.,, 19I.} "",,, 5W' _ I 1J61[I).'IGG9
M~ ISOOI)5200 E4W hnldar PWB n., cCfA:DFla8.otlE KI FIlJE SIORlES 6uijQIIAlrk1J1:~IIlMinerl5.Joanna ",.. 19B? ",,'" '1'" i I)U21/lggr
"9-1LISD00;5-3-DO MII)~orF'kl:altd CCt,I,OFn::tS,.otlE1Or-I'JESI{IRlE.S Ihlrn~$.TI:!IItSupptJ({I ''''''' 19B~ """ I{ls.,nq. I W11Il996
TOTAL:
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TOr At AREA (ACnES):
11
Rownrr",SII~.'iOtc1Gloup,h::
1r2S.'lJO
WEST DUBLIN BART SPECIFIC PLAN
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Project Title:
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CITY OF DUBLIN
100 Civic Plaza. Oublin. California 94568
Website: http://vJww.ci.dublin..ca.lJs
DRAFT NEGATIVE DECLARATION
September 2, 2000
Revised December 14, 2000
Downtowh Specific Plans - Downtown Core Specific Plan (PA-99-o55), West
Dublin BART Specific Plan (PA-99-05G), and Village Parkway Specific Plan (PA-99-
054)
I Description of Project: The proposed p. roject 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 ofthe 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 ofthe 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
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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,
(925) 833-6610
I Public Hearings:
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I Determination:
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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 propos'fd project could not have a significant effect on the
environment and a Negative Declaration will be adopted_ This document and the
accompanvino Environmental Initial Study have been revised to incorporate and
evaluate modifications in the Specific Plans that occurred durino the proiect review
process. All impacts of these chanaes have been assessed and determined to be
insianificant based on the policies and pr?arams incorporated In the Soecific Plans,
Because the-modifications are minor in nature and result in no new sionificant impacts,
recirculation of the Neaative Declaration is not reouired.
Area Code (9:25) City Manager 833~665Q 4 CJty Council 833-6650 . Personnel 833-6605 ~ Economic Development a33~6S50
Finance 833-.6640 . Publiq Works/Engineering 833-6630 . Parks & Community Services 833-6645 . Police 833.6670
Planning/Code Enforcement 833~6610 ~ Building In:sp@ction833-6620 . Fire Prevention 6IJreal,l 83:3-6606
Printed an Recycled Paper
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NTERSTATE 6
LOCAL CONT~ECIFIC PLAN
DOWNTOWN
CITY OF
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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 Plans 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 California
Environmental Quality Act (CEQA), and provide the City with adequate information for project review
This initial 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
orioinal draft NeQative Declaration and Initial Studv were circulated in Seotember 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 Neoative Declaration and Ihitial
Studv is not reauired under CEQA Guidelines section 15073.5. Additions to the orioinal document
are shown with an underline. and deletions from the document are shown with a' otrills throuah.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts. With the policies and proorams are included in the Specific Plans. no
sionificant 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 iandscaping. The adoptions pf 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 ofthe 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 Gore 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 Plan calls for a maximum development potential of 1,206,848 1,199,110 square feet
commercial, office and mixed-use development .and approximately 148 dwellings. The orioinal
environmental initial studvevaluated a maximum develooment potential of 1.100.110 souare feet for the
area. However. since that time. the Citv Council has distussEld an alternative pian to remove the Hioh
Densitv Residential land use for senior housinQ from the Pla~ and maintain the retail commercial use on
the Dublin Place shoppina center site with an increase in FA. to .40. This chanoe. if approved, would
increase the souare footaae of Commercial A retail use in the area bv aoOroximatelv 40.000 square feel.
Additionallv, an increased FAR of .79 was recommended to the Citv Council bv the'Plannino . .
Commission for the propertv owned bv Dublin Honda on Amador Plaza Road. which could increase the
potential buildout square footaaeof the 2.55acres of Retail/Auto use in the Plan area bv 65.330 s~uare
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 Planning Llepanment
Downtown Specific Plans
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CITY OF DUBLIN
Environmental Checklist
Initial Study
1 Project title: 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)
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. Assesl;ors Parcel Number(s): Various
6. Project spom~or'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 PO
(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), Cc2 (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
Dublin Planning uepartment
Downtown Specific Plans
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Signature:
Date. Auqust 30.2000: revised December 14. 2000
Printed
Janet Harbin. Senior Planner
For' PA 99-054. -055 & -056
Downtown Core, West Dublin BART & Village
Parkway Specific Plans, GPA
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 weil 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 deteITTlination
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 CEOA
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 infoITTlation sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside document should, 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 fOITTls.
Uublln Planning Department
Downtown Specific Plans
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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)
t) Changes in the quantity of ground waters,
either through direct additions or
withdrawals, 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) Hm:ards 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)
Dublin PlannlOg Department
Downtown Specific Plans
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a) Increases in existing noise levels? (Source.
1,5)
b) Exposure of people to severe noise levels?
(Source: 1,5)
Xl. Public Services. Would the proposal result in
a need for new or altered governmental
seNices 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)
Xlll. 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. 5)
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:
UuOlin r'lanmng Department
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 Lass than No
Significant Significant Significant Impact
Unless Impact
Mltlflated
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Sources used to determin.e 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 Georae Nickelson of Omni-Means dated
November 13. 2000: and. letters from Peter Gallowav 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)
Llublln ptannmg Department
Downtown Specific Plans
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commercial establishments. The mixed-use area (high density residential and commercial
combination) shown at the southeast comer of Amador Valley BoulevardlAmador Plaza Road would
be compatible with the residential development across Amador Valley Boulevard and the existing
retail commercial uses on Amador Plaza Road.
In both the Downtown Core and the West Dublin BART Specific Plan areas, intensification of
development through increased floor area ratios (FAR) is anticipated. The City's General Plan
presently allows a up to a maximum FAR of 50 in each area for retail and office type uses. The
Downtown Core Specific Plan suggests a maximum FAR of .79 for retail and office uses, and the
West Dublin BART Specific Plan suggests a maximum FAR of 83 for retail and office uses, ,S:7. 1.00
for strictly office use, and 1 00 for mixed-use development. An increased FAR of 1.00 for office use.
as considered for aooroval bv the Citv Council. on 6.98 acres within this Plan area has been
evaluated in this assessment Additionallv. an increased FAR of 1.12 for the propertv adiacent to the
West Dublin BART Station is beino considered in coniunction with the development of a 240 room
hotel. Although these proposed FAR's under the specific plans are greater than those presently
provided for in the existing General Plan, they are consistent with FAR's in traditional, thriving
downtown areas. and in transit vlllaaesas proposed with the West Dublin BART Station
development. This is not considered a sionificant increase nor would it create a sionificant impact.
General plan amendments will be necessary to amend the allowed FAR for the downtown plan areas
and modify the land uses. The proposed FAR's for the plan areas have been analyzed in regard to
traffic generation rates, and only minor traffic imprOVements are necessary to support the
intensification of the proposed development under the plans (refer to Section VI. Transportation).
Possible chanaes in trip aeneration rates and levelS of service related to the land use chanoes from
the oriainal Plans are addressed in the TransportationlCirculation section of this document. These
improvements have been programmed into the Specific Plans. Should FAR's exceedina these
amounts be proposed with future land use applications. a specific traffic analvsis and land use
analvsis would be reauired prior to approval to determine the impacts of the related intensified land
use on the roadwav svstem.
Additionally, adoption of the Downtown Core and West Dublin BART Specific Plans will require that
portions of the previously adopted (1987) Downtown Specific Plan be repealed to modify sections of
the document relative to Development Zones 1,2,3,4.7,8.10 and 11, which are within these specific
areas. Following Plan adoption, amendment of the City's Zoning Ordinance will be necessary
There are no proposed land use changes or modifications for the Village Parkway Specific Plan area.
The present General Plan allows up to a maximum FAR of .50 for the Village Parkway area, and the
average FAR in that area is currently .26. Therefore. further intensification in this plan area up to a
FAR of .50 would be within the range permitted under the present General Plan. No general plan
amendment will be necessary in conjunction with adoption of this Specific Plan.
b) Conflict with applicable environmental plans or policies? NI. The City of Dublin has adopted no other
city-wide or specific environmental plans or policies which would affect this project. No impacts would
therefore result
c) Incompatibilities with existing land use in the vicinity? NI. The proposed land uses to be established
with the SpeCific Plans would be compatible with and support the surrounding retail commerCial uses
in the three areas (refer to Comment a, above). Non-confprmino uses in the Specific .Plan area
would be reviewed in accordance with the Citv's established zonina reaulations. There will,
therefore, be no impacts related to land use compatibility
d) Effect on agricultural operations or soils? NI. The site has been used for commercial uses since the
early 1960's. No agricultural operations exist in the subject areas or the surrounding areas of the
City No impacts would therefore result. .
Uublln Planning uepartment
Downtown Specific Plans
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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
Ill. Soils and Geology
Environmental Settinq
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 9 miles southwest, ",nd 27 miles
west-southwest. respectively The closest potentially active faults inciude 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
(6SG). The upper 2 to 5 feet 6SG 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 6SG at depths ranging from 12 to 13
feet BSG. 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) /s 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 sile 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 Bay Area, including the Hayward fault, San Andreas fault and Caiaveras 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? NL Based on previous geotechnicQI reports and
information for this area of the City, the risk of ground failure would be iow 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.
LJublln PlannIng LJepartmenl
Downtown Specific Plans
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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 DO-year flood 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 Plans. Less-than-significantimpacts 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 pianned 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 volumes (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 Plans 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 movemenr? NI. The project would not alter currents or
difection 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 Pians,
g) Altered direction of groundwater? LS AA. The project would not affect groundwater direction. since no
significant subsurface construction is anticipated. In the event that subsurface excavation is
prooosed. adopted Citv standards require that specific development proiects, such as those reauirino
underQround oarkino structures. prepare a site-specific hvdrolooical analvsis with oeotechnical and
soils analvsis to determine qroundwater levels. No sionificant impacts are anticipated related to
altered direction of oroundwater.
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
LJublm I'lanntng Uepartment Page 18
Downtown Specific Plans
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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 ciimatic conditions is anticipated.
d) Create objectionable odors? NL Permitted uses allowed by the Specific Plans inciude primarily retail,
office, entertainment, iodging and residential land uses, none of which are associated with the
release of significant amounts of objectionable 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 Auoust 2000. with updates in September. November and
December 2000 ]
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 vehicies per day with interchanges at Alcosta Blvd., Interstate 580
and Stone ridge 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 eastbound/westbound traffic is located at Dougherty/I-S80 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 lefMurn 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 on/off 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.
Uubltn ~Ia.unlng Department
Downtown Specific Plans
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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
anaiysis regarding transportation and circulation impacts of approving and implementing the three
Specific Plans.
General Plan Transoortation 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 efficien.cy 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 'F,"
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 (VIe 91
or greater) (General Plan Guiding Policies 5.1.1 B and C).
Sionificance 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
Proiect Imoacts
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, Goiden GatelDublin Boulevard and
Amador Plaza/Dublin Boulevard, projected traffic would exceed City threSholds of significance. For
these two intersections, the Elpecific 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 lefHurn lanes between
Uublln Planning Uepartment
Downtown Specific Plans
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feet Accordino to the Citv's traffic consultant. this would result in more traffic trips per day than the
residential use at the same location. Because of this. intersections in the vicinity may operate at
LOS"D" rather than LOS "C". LOS "D" is Generallv considered an acceptabie level of service. so
althOUGh trips would increase. it would not be a siGnificant increase and will be adeQuatelv addressed
bv the policies and proQrams in the Specific Plans.
At their meetinQ on October 24, 2000. the Planninq Commission suqqested revisions to be Included
in the Downtown Core Specific Plan, and also in the General Plan Amendments for the project The
Commission sUGGested a chanQe in the FAR for a 2.55 acre Retail/Auto use property to reflect a
request bv Kenneth and Marc Harvev of Dublin Honda for propertv on Amador Plaza Road. The
chanQe modifies the FAR from 0.20 (or 22.420 SGuare feet with the existinG development on the site)
to 0.79, resultinG in a development potential of 87.750 square feet This chanqe would prOVide for
consistencv between the FAR of the Honda dealership property and that of the adiacent propertY.
former site of Shamrock Ford, at the comer of Dublin Boulevard and Amador Plaza Road. It is not
anticipated that traffic in the area would increase with this FAR increase as the existinG use would
remain the same. and the additional souare footaqe would be utilized for storace and office space
associated with that use. The policies and oroorams in the Specific Plans should be adequate for the
proposed land use. Anv land use chan!:le application for this pro~ertv in the future would recuire a
land use and traffic analvsis to evaluate the impacts on the Speci Ie 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 A5 of
the Village Parkway Specific Plan.
Alternative 1. The Village Parkway Specific Plan Task Force reviewed the various options for the
roadway, all of whiCh contained diagonal parking to bring people cioser 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 ianes 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
DUblm Planning I..lepartment
Downtown Specific Plans
Page 24
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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) ljnd 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 narrowinQ Villaoe Parkway to two lanes of traffic and addino
diaoonal parkino, as preferred bv the Task Force. Vehicle trip diversion mav occur, as discussed in the
previous section. and adversely affect the adiacent neiohborhood to the east. This could affect the
Qualitv of life for that portion of the Citv residential area bv creatine safetv hazards for residents and
children attendinQ the neiQhborhood school. Noise levels could also increase in the area with the
additional cut-throuQh traffic. Additionallv. the Alameda County Fire Deoartment and Dublin Police
Department have expressed concerns related to communitv safetv. response time. and the creation of
roadwav hazards in the event that Vlllaqe Parkwav is reduced to two lanes of traffic with diaQonal
parkino within the existinQ riQht-of-wav. Another option for the alignment of Village Parkway, which is the
staff recommended option (see attached diaqram). 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 receiyed from the Alameda County ConQestion Manaoement Aoencv (ACCMA)
commentinQ on the transportation and circulation analvsis prepared for the Soecific Plans. The Citv's
traffic consultant has responded to these comments in a letter dated December 8, 2000. The ACCMA
stated that the Dublin Soecific Plans qualified for analvsis usine the Countywide Transooration Demand
Uubhn Planning uepartment
Downtown Specific Plans
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D 0.85 C078 D 0.87 0089
AO.36 AD_54 A 0.48 CO.79
A 0.28 A 0.48 8068 E091
B 0.62 CO 80
A044 C 0.76 AO.58 F 1.02
A 0_50 D 0.83
A047 AO.60 A 0.47 B 0.66
AO 40 AO_51 A042 A 0.53
AO.35 AO.51 A 0.36 A 0_54
AO 37 BO_66 AO.39 CO.71
CO 74 00.90 C 0_75 00.88
80.62 AD.58 BO 62 A 0.56
C073 00.85 co.n 00.85
A A
AO 56 80.61
AO 41 A045
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 Dubiin
parking requirements. Existino uses are assumed to provide sufficient oarkinq with apPlicable Citv
standards on-site at the time of oriqinal construction and development. The Soecific Plans orovide
that ~xceptions to oarkino reoulatlons may be allowed for shared use of parking facilities, or in
instances where the Plannino Commission or Citv Council find evidence based ona oarkino analvsis
that a reduced parkino ratio is approoriate due to the proximity of the use to pUblic transit service_
The Specific Plans also provide that rrs':islsR sf additional parking facilities mavbe reviewed and
reouired will be reviowod as individual Site Development Review applications are submitted to the
City of Dublin for new construction projects. This review process will ensure that adequate parkirig is
provided and any parking impacts would be less.than-significant.
e) Hazards or barriars for pedestrians or bicyclists? NI. The proposed Specific Plans would 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
Uublm Planmng UeparIment
Downtown Specific Plans
Page 28
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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? NI 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 marketable 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 011, 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 materiais is controlled by the Alameda County Fire Department, Alameda County Health
Department, Regional Water Quality Control Board and other regulatory agencies.
Project I moacts
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 hazard 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.
Dublin Planmng Department
Downtown Specific Plans
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. Other Governmental 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 Fac;ilities 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
lighting 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
deveiopment 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 wfll occur
with school district officials to ensure that less-than~significant impacts would result,
d) Maintenance of public (aGilities, 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 pablic 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 govf!mmental services? LS. Approval of the Specific PIr.lnS would represent incremental
increases in the demand for general govemmental services. Payment 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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Although approval of the proposed Specific Plans will incrementally increase the amount of solid
waste, any sueh 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 Imoacts
a) Affect a scenic vista or view? NI. The proposed Specific Plan includes development programs to
intensify existing iand use pattems. Each Specific Plan contains height and bulk requirements to
ensure. that scenic vistas from surrounding areas would not be blocked. The Soecific Plans establish
a heiGht limit of six stories for the Downtown Core and VillaGe parkwav areas. The Plannina
Commission has recommended a heioht limit of ten stories for the West Dublin BART Specific Plan
area to the Citv Council. which is common with develooment in most urban downtowns and
development near freewavs. The Citv Council mav determine that ten stories is aoorooriate for this
area due to its location near the BART Station. a maior transit facilitv. and the 1-580 and 1-680
freewavs. Review of individual oroiects in accordance with the desiGn Guidelines related to
reduction in bulk and aualitv of desiGn as detailed in the Soecific Plan will result in less-than-
siGnificant 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 pleasing 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
development 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
Environmental Seltino
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.
Uublln I-'Iannlng uepartment I-'age 34
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? NL 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 Housino Element. June, 1990
Dublin Zonina Ordinance, Adopted September 1997
Draft Downtown Core Specific Plan. Citv of Dublin. September ^".I~l1&t, 2000
Draft Villaqe Parkwav Specific Plan. Citv of Dublin. September ^l1~l1ct, 2000
Draft West Dublin BART Specific Plan. Citv of Dublin, Seotember .^<<ISf"'st, 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, L TD , August 28, 2000;
secondarv revisions to the Omni-Means traffic analvsis (September 22, 2000: memo from
Georoe Nickelson of Omni.Means dated November 13, 2000: and. December 8, 2000 letters
from Peter Gallowav of Omni-Means.
UubUn Planning Department
Downtown Specific Plans
Page 30
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Item D:
List of Resolution)' and Ordi"a"ces adopti"g Specific PIa" Ame"dmmts a"d
Rezoni"gs for the West!!ublin BART Specific Plan
I 3/16/2004 Amendment to the Spccific Plan and Planned Development Rezoning fOT (be
West Dublin BART development prOJect, City Council Ordinance 8-04
2, 8/20/2003 CDD determination relating to City Council Ordinance 10-02
3. 4/24/2003 Minor Tecbnical Amendment to the Specific Plan authorized by the
Community Development Director
4 6/18/2002. Planned Development Rezoning, City Council Ordinance 10-02
5 10/16/2001 Enea Plaza Amendment to the Specific Plan, City Council Resolution 183-0
6. 12/19/2000: Adopting the Negative Declaration for the Downtown Specific Plans, City
Council Resolution 226-00
7 12/19/2000: Adopting the West Dubhn BART SpecIfic Plan, City Council ResolutIOn
227-00
8. 12/19/2000' Adopting Amendments to the General Plan for a Mixed Use land use
designation and modifying land uses within tbe West Dublin BART Spccilk Plan area,
City Council Resolution 228-00
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ORDINANCE NO.8 - 04
AN ORDINANCE OF THE CITY OF DUBlIN
~
AMENDING THE WEST DUBLIN BART SPECIFIC PLAN, AMENDING THE ZONING MAP
TO REZONE A PARCEL AT 6600 GOLDEN GATE DRIVE (APN 941.1500-046)
TO A PLANNED DEVELOPMENT ZONING DISTRICT, AND APPROVING
THE RELATED STAGE 1 DEVELOPMENT PLAN PA 03..033
The Dublin City Council does ordain as follows:
SEcrION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
I. The Planned Development Zoning District meets the purpose and intent of CIlapter 8.32 in that it
provides a comprehensive development plan that is sensitive to surrounding land usea by virtue of
the layout and design of the site plan, and uses creative design and a mix of complemental:y uses to
establish the project as a focal point for the area surrounding the future West DublinlPleasanton
BART Station.
2. The Planned Development Zoning District will be batmonious and compatible with existing and
future developIllent in the surrounding area in that the residential, hotel, and commercial use of the
site will be complimentllly uses to the future transit West DublinlPleasa.nton BART Station) The
land uses and site plan provide an efficient use of the property and are compatible with the OOsting
retail, office, and light industrial uses Surro1lllrlinE the property as well as to the more intensive
land uses that will likely develop in the future.
B. Pursuant to Sections 8.120.050.A andB of the Dublin Municipal Code, the City Council finds as
follows.
1. The Site is a relatively t1at, in:fill site, with existing infrastructure (including roads, sewer, storm
drain, potable and recycled water,.natural gas, and electricity) located immediately adjacent to the
site and no major or unusual physical or topographic constraints and thus. is physically suitable for
the residential, hotel, and commercial project proposed for the Planned Development Zoning
District.
2. The Planned Development Zoning District will not adversely affect the health or safety of persons
residing or working in the viciniiy, or be detrimental to the public health, safety and welfare in that
the project will comply with all applicable development regulations and standards and will
implement all adopted mitigation measures.
3. The Planned Development Zoning District is consistent with the General Plan and West Dublin
BART SpeCific Plan in that the project includes companion amendments to the West Dublin
BART$pecificPlan werellPproved by the City Council in this OrdirIanceoo ~!t Hi, 1004,. and
which aii1eridriieritSproposeifiheliiiid-uses-anaaeveIopmenfplans reflected in the proposed-----
Planned Development Zoning District.