HomeMy WebLinkAbout6.4 West Dublin BART Attch #12
Final
DQ'WIl.~o::wnCore Specific Plan I
- 1
Lead Agency
City of Dublin
Prepared By'
City of Dublin Community DevelopmentDepartment
As Adopted by the Dublin City Council
Resolution #229-00
December 19, 2000
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CREDITS
City Council
Guy S. Houston, Mayor
Lisbeth Howard
Janet Lockhart
Claudia McCormick
George Zika
Planning Commission
Ralph D Hughes
Maxine Jennings
Don Johnson
Fred Musser
Tony Oravetz
City Staff
Richard Ambrose, City Manager
Eddie Peabody, Jr., Commumt) Development DIrector
Janet Harbin, Senior Planner
Andy Boyle, Associate Planner
Maria Carrasco, Secretary
Consultants
Jerry Haag, Urban Planner
Economic & Planning Systems (EPS)
Omni-Means Engineers
RRM Design Group
Stevenson, Porto & Pierce
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RESOLUTION NO. 229. 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING THE DOWNTOWN CORE SPECIFIC PLAN (WITHOUT SENIOR HOUSING)
AND REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC PLAN
PA 99-055, CITY OF DUBLIN
WHEREAS, the City of Dublin is desirous of improving the appearance, functionality, economic
vitality of the downtown portion of Dublin in a manner consistent WIth the broad vision expressed in the
Dublin General Plan; and,
WHEREAS, the City has prepared the Downtown Core Specific Plan (Exhibit A) which has been
prepared pursuant to Government Code Sec. 65450 et.seq., and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to aclueve the goals of the Dublin
General Plan, and,
WHEREAS, the City of Dublin adopted a Downtown Specific Plan in 1987 for areas within the
boundaries of the proposed Specific Plan, However, due to changing market and other conditions, this
Specific Plan is no longer relevant to those areas or Development Zones (7 and 8) now mcluded within the
boundaries of the Downtown Core Specific Plan and should be repealed; and
WHEREAS, an Initial Study and draft Negative DeclaratIOn have been prepared for this applicatIon
pursuant to CEQA Guidelines SectlOn 1507], and are on file in the Dublin Planning Department. Based on
the Initial Study, a draft Negative Declaration was prepared for the Specific Plan with the finding that the
nnplementation of the Plan would have no adverse environmental effects as lIIlugation measures are
incorporated into the project. The draft NegatIVe Declaration is recommended for City Council adoptIon;
and,
WHEREAS, the Planning Commission did hold a public hearing on the Downtown Core Specific
Plan on September 26, 2000, October 10, 2000 and October 24, 2000, and recommended adoption to the
City Council on October 24, 2000; and,
WHEREAS, the City Council did hold a public hearing on the Downtown Core Specific Plan on
November 21, 2000 and December 19,2000; and,
WHEREAS, proper notIce of said hearing was given in all respects as required by law; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendatIOns and testimony herein above set forth
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find that
the proposed Downtown Core Specific Plan is consistent with the land use designations, goals, policies and
implementing programs set forth in the Dublin General Plan, as amended.
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NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin City Council does
hereby adopt the Downtown Core Specific Plan, subject to the modifications in Exhibit B, and in
conformance with Exhibit C, Land Use Plan shown as Exhibit 9 in the Downtown Core Specific Plan, as
modified, and repeal of the 1987 Downtown Specific Plan as it relates to those lands within the boundanes
ofthe proposed Specific Plan area.
PASSED, APPROVED and ADOPTED this 19th day of December 2000
AYES: Councilmembers Lockhart, McCormick, Oravetz, and Mayor Houston
NOES: Councilmember Zika
ABSENT: None
Ydr/t~
ABSTAIN: None
K'/G/12-19-00Ireso-dwntn~wo-sr.hsng.doc atem 6.4)
glDowntown Specfic Plans\cc-reso DCSPsps without S.,mor.doc
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EXHIBIT B
DOWNTOWN CORE SPECIFIC PLAN
Table 4. Maximum Economic Development Potential
(Without Senior Housing/Residential)
SP Land Use Category* Acres FAR Existing Dev. Max. Dev.
DUlAC (so.ft.) (SQ. ft.)
Commercial A (Com A) 2549 040 364,484 444,138
Commercial B (Com Bl 545 0.52 69 752 122,390
RetaiVOffice (RIO) 988 079 -- 341, ]20
RetaiVAuto (RIA) 2.55 079 22,420 87,750
Office (0) 1.37 0.50 13 120 29 820
Mixed Use (MU) 0.92 060 -- 181,630+
100DU
Right-of-Way 1.32 -- -- --
Totals 52.4] -- 469,776 1,206,848+
ODU 100 DU
*Note: Includes potential plaza areas
. Change In Add to Section 1.5, PrOJect Goals and Objectives, page 6, new Goal 14
As follows: Enhance the visual quality qfthe planning area by encouraging
appropriate projects with majur public access either visual{v from roadways, large
(YUtdoor areas, or pedestrian traffic to incorporate public art into the design, and in
accordance with the City's Public Art Policy,
. Change 11 ModifY Section 1 5, Objective 4.2 to read. Where economically feasible,
encourage a mix ofland uses on a single or adjoining parcel,jncluding mixing uses
vertically and horb:;ontally ThiS may include, but would not be limited to residential,
office, restaurant, retail and other uses.
. Change 12 Add Objective 5.4' Where economical(vfeasible, consider the utilization
of live/work space within non-residential land uses, where residential uses are
ancillary 10 non-residential uses.
. Change 13 Modify Section 1.5, Objective 7 1 to read: "Encourage restaurant and
food establishments to provide for outdoor seating areas."
KO 1G112-19-00/reso-dwntn-exB. doc
G/DowntownSpecficPlansJDCSPResExb without SenlorHsg.doc
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tND USE PLAN
fOWNTOWN CORE SPECIFIC PLAN
'ND
. - -- SPECIFIC PlAN BOUNDARY
:II::) USEAS NOTED
.. POTENTIAL PI.J.ZA LOCATION
~ OPPORlUNITY SITE
~) RETAlLIOFFICE
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N.T.S,
SEPTEMBER 2000
CITY
OF DUBLIN
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DOWNTOWN CORE SPECIFIC PLAN
Table of Contents
Chapter
Page
Executive Summary
1.0 IntroductIon, Purpose and Project Location
2.0 General Notes
3 0 Existing Conditions
4 0 Economic Projections and Traffic Constraints
5.0 Land Use Concept
6.0 Urban DesIgn GUIdelines
7.0 Infrastructure and Mamtenance
8 0 Administration and Implementation
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8
10
14
17
20
25
27
Appendix
Item A. Parcel Maps for Properties III Specific Plan Area
Item B List of Property Owners
Item C Negative Declaration and Initial Study
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EXHIBITS
Exhibit
DOWNTOWN CORE SPECIFIC PLAN
Title
Exhibit I
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
ExhibIt 7 A
Exhibit 7B
Exhibit 7C
Exhibit 8
Exhibit 9
Regional Context
Local Context
Specific Plan Boundary
Existing Land Uses
EXlstlllg General Plan
Existing Zoning
Existlllg Circulation System
Existing Conditions
Capital Improvements
Proposed Roadway Improvements
Existing Utility Plan
Land Use Plan
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I Fiflures
I Figure ]
I Figure 2
I Figure 3
Figure 4
I FiglITe 5
I Figure 6
Figure 7
I Figure 8
I Figure 9
Figure 10
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DOWNTOWN CORE SPECIFIC PLAN
SECTION 6.0 URBAN DESIGN FIGURES
Title
Buildmg Form, Massing and Materials
Building Form, Massing and Materials
Building Form, Massing and Materials
Building Form, Massing and Materials
Building Form, Massing and Materials
Streetscape Character
Preferred Plant Matrix
Gateway Diagram
Downtown Core Gateway Plaza
Gateway Elements
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DOWNTOWN CORE SPECIFIC PLAN
Executive Summary
The Downtown Core Specific Plan IS one of three specIfic plan documents developed for the
central urbanized area of the City of Dublin which address the future development in the
downtown area of the City Two other specific plan documents, the West Dublin BART Specific
Plan and the Village Parkway Specific Plan, have also been developed to address portions of
other sectiOns in the downtown area. 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. Goals and objectives
are included in the 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 the deSIgn quality of
the area's development. Additionally. sections addressing Administration and Implementation,
and possible Financing mechanisms for Plan implementation are contained in the document. The
Technical Appendices containing the complete background traffic analysis, economic analysis
and design guidelines for the Specitic Plan are contained in a separate document.
With adoption of the Downtown Core Specific Plan by the Dublin City Council in December
2000, a General Plan Amendment was also adopted to change land uses and land use
intensification, modifying the floor-area- ratio (FAR, for certain properties. Additionally,
portions of the previously adopted (1987) Downtown Specific Plan were repealed with adoption
of the plan, modifymg sections of the document relatIVe to Development Zones 7 and 8
Subsequently, amendment of the City's Zoning Ordinance will be necessary for consistency
between the Plan and the General Plan.
The Downtown Core Specific Plan area is generally located between 1-680 to the east and San
Ramon Road to the west, and Amador Valley Boulevard to the north and Dublin Boulevard to
the south, and consists of approximately 51 acres of commercial land uses. The westerly
boundary of the Plan area is the westerly property line of the parcels containing the eXIstIng
Montgomery Wards and Target retail stores.
With the Impetus of the pending ne", Bay Area Rapid Transit District (BART) station m the
West Dublin BART Specific Plan area approximately v. mile from the project area, the City
anticipates increasing development potential for thc downtown core area. The size and location
of the downtown core also offer the opportunity to create community-wide public spaces and
focal points which are presently absent in Dublin. The addition of public plazas and green spaces
as contained in the Plan would allow the development of smaller-scale pedestrian retail and
service establIshments. Given the histonc role of the core area m providing a location to "bIg
box" retail uses, the intent of the Specific Plan is to integrate these large users with newer,
smaller scale development. The Specific Plan calls for a maximum development potential of
approxImately 1,207,930 square feet commercial, office and mixed-use development and
approximately 100 d",e1hngs over the next five to ten years. AdditIonally, the Plan allows for
further intensification of development through an Illcreased FAR up to 79 in this portion of
central Dublin, and permits an increase in the maximum height of buildings up to six stories or
75 feet.
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A Negative Declaration and Initial Study have been prepared for the Downtov/D Core Specific
Plan, and consider the environmental effects of the maximum development potential in this area
of the City. Copies of the environmental documents are contained Jll the Appendix ofthls Plan.
Downtown Core Specific Plan
City of Dubhn
page 2
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1.0
Introduction, Purpose and Project Location
I I Purposes of the Specific Plan
The Downtown Core Specific Plan has been prepared to foster the appropriate development
and redevelopment of properties located in the downtown core area of Dublin over the next
five to seven years. The 51-acre site has been historically developed with a number of older
freestanding retail businesses onented to vehicular access.
Due to the impetus of the pending ne\\, Bay Area Rapid Transit District (BART) station III
west Dublin, the City anticipates incrcasing development potential for the downtown core
area. This new transportation opportunity will significantly impact the downtown area and
the direction ofland use development. The Size and location of the downtown core also offers
the opportunity to create community-wide public spaces and focal points which are presently
absent III Dublin. Construction of public plazas and green spaces also allow the development
of smaller-scale pedestrian retail and service establishments. Given the historic role of the
core area in providing a location to "big box" retail uses, thc intent of the Specific Plan is to
integrate these large users with newer, smaller scale development.
This Specific Plan is the blueprint for the near future of this area. Subsequent evaluation of
future conditions will necessitate revisions of this plan five or more years into the future. The
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 means for eXlstmg uses within the planning area to
transition into higher intensity land uses consistent with the overall vision, goals and
objective and design requirements contained in the Downtown Core Specific Plan.
Land use standards, regulations, definitions and other criteria contained in this document
shall govern all of the properry within as the Downtown Core Specific Plan area.
1.2 Location
The Downtown Core area is sited within the City of Dublin, in southeasterly Alameda
County, California. The Specific Plan area currently includes commercial land uses lying
north of Dublin Boulevard, south of Amador Valley Boulevard, and west of the 1"680
freeway The westerly boundary ofthe Specific Plan is the westerly property line of the
parcels containing the existing Montgomery Wards and Target retail stores
Exhibit I shows the regional context of the planning area and Exhibit 2 shows the location of
the prOJect boundar) m relation to the remainder of the City of Dublin. Exhibit 3 depicts the
Downtown Core Specific Plan boundary
1.3 Local and Regional Context
The Downtown Core planning area is sited within the Livermore-Amador Valley area, a
rapidly growing area in the East Bay of the San Francisco Bay region. The City of Dublin has
a population of approximately 32,500 and a geographic area of approximately 12.2 square
miles.
The planning arca encompasses approximately 5 I acres ofland containing approximately
535,000 square feet of existing building area. Major uses surrounding the specific plan area
include commercial and office uses to the north, the 1-680 freeway to the east, commercial
Downtown Core SpecifiC Plan
City of Dublin
page 3
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DECEMBER 2000
REGIONAL CONTEXT
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EXHIBIT 1
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WEST DUBLIN BA SPECIFIC PLAN AREA
ARKWAY
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N.T,S,
DECEMBER 2000
LOCAL CONTEXTRE SPECIFIC PLAN
DOWNTOWN CO
CITY
OF
DUBLIN
, EXHIBIT 2 -
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LEGEND
- - - -SPECIFIC PLAN BOUNQARY
.
SPECIFIC PLAN BOUNDARY
DOWNTOWN CORE SPECIFIC PLAN
N.TS.
DECEMBER 2000
CITY OF DUBLIN
EXHIBIT 3
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ObjectIVe 7 I Encourage restaurants and food estabhshments to provIde for outdoor
seating areas.
Goal 8: Allow existing uses and buildings to phase out or convert to uses consistent with the
vision and requirements of the Specific Plan.
ObjectIVe 8.1 Encourage a gradual phaslllg out of automobile sales and service land
uses in the specific plan area while providing suitable alternative locations for such
uses in other areas of Dublin.
Traffic, Circulation and Parking
Goal 9' Continue to rely On Dublin Boulevard, Amador Valley Boulevard, RegIOnal Street
and Amador Plaza Road to provide major regional linkages to the area. Improve interior
roads to ensure adequate access Illto the sIte and between uses.
Objective <) I Construct a new vehicular and pedestrian accessway into the interior of
the downtown core to provide enhanced access to existing uses and future land uses.
Objective 9.2. Make necessary improvements to existing roads as may be required to
accommodate anticipated traffic. This may include but is not limited to adding
additional travel lanes, turning lanes, traffic signal upgrades and similar
improvements.
Goal 10: Coordinate planning efforts with WHEELS to ensure that bus service can be
accommodated within the area.
ObJective 10 I' Work with developers of new projects to prOVIde bus turnouts and
shelters, where applicable, to encourage use of multiple transit modes
Goal II Create a more pedestrian friendly environment withlll the Downtown Core plannmg
area.
Objective II I Construct a primary pedestrian and bicycle linkage between the
Downtown Core Specific Plan area and the West Dublin BART area to facilitate
movement between these two key areas.
Objective 11.2. Provide pedestrian and bicycle linkages between the downtown core
area and other portions of Dublin through new bIcycle lanes, SIgns, landscapmg and
other techniques.
Objecbve 11.3 ReqUIre construcl1On of attractive pedestnan walkways within the
planning area between various land uses as properties are redeveloped or uses
expanded.
Objective 11.4 Design guidelines incorporated into the Specific Plan shall require
building facades and entries to be inviting to pedestrians.
Goal 12. Provide adequate parking facilities within the Downtown Core Specific Plan area
where needed.
Downtown Core Specific Plan
City of Dublin
page 5
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Objective 12.1 Review existing City parking standards for land uses and, if feasible,
reduce parking requirements based on the close proximity of public transit
opportuml1es.
Objective 12.2. Encourage use of shared parking among nearby land uses, as allowed
by the DublIn ZOning Ordinance, to satisfy parking demand for mdivldualland uses
and reduce the total amount of land needed for parking.
ObjectIve 12.3' Allow multi-level parkmg decks as a permitted land use, however,
through design standards, ensure that such garages are architecturally integrated
within the context of the area.
Visual Quality and Design
Goal 13 Enhance the visual quality of the Downtown Core area through attracl1ve
entryways, the" Dublin Green" civic plaza, pedestrian pathways, high quality design of
individual buildings and related uses, including signs, lightning and accessory uses.
Objective 13 I The major organizing element of the specific plan should be the
establishment of the Dublin Green civic plaza area.
Objective 13.2. Encourage existing "big box" (large) retail stores to be architecturally
modIfied through the incorporation of more pedestrian-friendly features, including de-
emphasizing the scale and bulk of the buildings, emphasizing entries, and adding
VIsually interesting extenor design features.
Objective 13.3 Individual buildings should reflect an overall high quality of
architectural design, usmg materials, colors and exterior treatments to encourage
pedestrian use. Where feasible, building entries should be located facing either streets
or walkways and enhanced to mvite visitors.
Objective 13 4 Landscaping should enhance the appearance of buildings and should
be inviting to pedestrians.
Objective 13.5 Exterior elevations of parking garages shall be attractively treated to
blend in with surrounding buildings. Where feasible, garages should incorporate
occupiable space on ground floor levels to better integrate with nearby business
establishments.
Objective 13.6 Private parking lots should be attractively landscaped to minimize a
"sea of asphalt" appearance through development review and enhancement program.
Objective 13 7 Standards and guidelines are included in the Specific Plan for signs
and lighting within the Specific Plan area to provide for a unified urban design
appearance.
Goal 14. 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 into the design, and in accordance with the City's Public Art
Polic) .
Downtown Core Spectftc Plan
City of Dublin
page 6
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Implementation and Administration
Goal 15 New land uses, additions to existing land uses and remodeling of eXisting buildings
shall be reviewed b) the City of Dublin to ensure consistency with the Downtown Core
Specific Plan.
Goal J 6. Existing land uses within the specific plan area that do not conform with permltted
uses or development standards contained in the specific plan are allowed to remain as legal
non-conforming uses. Such uses shall be treated as such pursuant to Chapter 8.140 of the
Dublin Zoning Ordinance (Nonconforming Uses and Structures).
Goal 17 The City of Dublin shall work cooperatively with local propert) owners and
businesses to achieve the goals and objectives ofthe Specific Plan.
Objective 17 I. 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 J 7.2. A Traffic Impact Fee should be cstablished for the Downtown Core
area to offset the costs of providing requisite traffic and transportation improvements
to support intensified land uses.
Objective 17.3 A Downtown Core Merchants AssociatIon and/or a Business
Improvement DIstrict should be formed for the purposes of organizing special events
and coordinating other area-wide Improvements.
Objectivc J 7 4 Area property owners and merchants should investigate the feasibility
of forming a parking district or an assessment district to develop common parking lots
within the specific plan area.
Objective 17.5 The City should pursue grants and other sources of financing targeted
to promoting transit oriented development projects.
Objective 17.6' The City of Dublin should consider undertaking a Design Assistance
Program for businesses within the Specific Plan area to help in implementing design
guidelines for building enhancements.
Goal 18. New development within the Specific Plan area shall be coordinated with BART,
the Livermore Amador Valley Transit Authority and other appropriate agencies to ensure that
public transportation service can easily be provided.
J 4 Organization of the Soccific Plan
The Specific Plan provides a framework for development and redevelopment within the
planning arca. Development standards are provided for the various land uses comprising the
planning area as well as for the other components necessary to make a successful retail and
service area. These include transportation and circulation, infrastructure requirements, public
services and facilities, streetscapc, amenities, and implementation and administration ofthe
Specific Plan.
Downtown Core Specific Plan
City of Dublm
page 7
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2.0 General Notes
2.1 Relatkmship to General Plan
Implementation of the Downtown Core Specific Plan furthers the goals of the Dublin General
Plan by intensifying land uses in the key portion of the community The Downtown Core
Specific Plan IS also consistent with the following Dublin General Plan goals and policies:
. Land Use Element' Goal2.! (Housing Availability), Guiding Policy A (encouraging
a variety of housing types), Implementing Policy B (designation of housing sites),
Goal 2.2 (Commercial and Industrial Land Use), Guiding Policy A (intensifY
downtown Dublin), Implementing PoliC) B (designate Downtown intensification
area), Policy C (downtown BART station), D (encourage mId-rise development) and
E (make downtown understandable).
. Circulation and Seeni,. Highways Element' Goal 5 I (Roadways), Guiding Policy A
(Design of non-reSldenbal streets), Design Cnteria Guiding Policy A (nght-of-way
reservation), B (LOS on routes of regional significance), C (routes ofreglOnal
significance), D (maintain LOS on non-Routes of Regional Significance), E (Tri-
Valley Transportation Action Plan), G (design of circulation system), r (provide
multi-modal circulation system), J (contmuity oflocal streets), Policy 5 1.2 (freeway
access), Guiding Policy A (freeway access), B (freeway interchanges), P(lllcy 5 4
(Bikeways), Guiding Policy A (provide bikeways), B (complete bikeway system),
GoalS 7 (financing road improvements), Guiding Policy A (road fee program).
The Specific Plan also allows the City of Dublin to adopt more detailed guidance for the
downtown core area, and to tailor regulatory standards to the unique needs and characteristics
of the planning area. It also allows the opportunity to establish standards and implement
programs tu meet the needs of both local property owners and the remainder of Dublin.
2.2 Relationship to 1987 Downtown Specific Plan
The Downtown Core 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, onginally Development Zones 7 and 8 in the 1987 Plan. The portions of the
previously adopted Downtown Specific Plan relative to development within Development
Zones 7 and 8 will require repeal with adoption of the new Downtown Core Specific Plan, to
modify those sections pertaining to the specific geographic areas.
2.3 Relationshio to Dublin Zoning Ordinance, Dublin Mumcipal Code. Standards and
Policies
The City of Dublin Zonmg Ordinance will be amended as an ImplementatIOn measure of this
Specific Plan to create a special Downtown. Core Specific Plan Overla) Zoning District to
replace existing zoning standards adopted for the specific plan area. Land uses, development
standards and mterim uses will he outlmed 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 the regulations of the City of Dublin Zoning Ordinance and Standard
Downtown Core SpecIfic Plan
City of Dublin
pagc 8
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Specifications and DraWings of the City of Dublin. Unless otherwise specdicall) approved In
this Specific Plan, all off-site drawings are subject to City of Dublin polICIes and standards In
effect at the time of submittal of improvement plans.
All construction within the Downtown Core Specific Plan area shall be in compliance with
the Uniform Building Code, Uniform Fire Code and all other ordinances adopted by the City
pertaining to construction and safety issues. All vther City standards and policies shall apply
at the time of submittal of indiVIdual subdivision maps and/or site development plans.
2.4 Definitions
For the purpose of carrying out the intent of this Specific Plan, words, phrases and terms
shall be deemed to have the meaning ascribed to them as follows. In construIng the
provisions ofthis text, specific prOVIsions shall supersede general prOVISIOns relating tv the
same project. All other definitions shall be as per the Dublin Zoning Ordinance. Terms not
defined in the Dublin Zoning Ordinance shall have the meaning ascribed In Webster's
Collegiate Dictionary
The word "City" shall refer to the City of Dublin.
The words "City Council" shall mean thc City Council of the City of Dublin.
The words "Planning Commission" shall mean the Planning Commission of the City of
Dublin.
The words "Specific Plan." shall refer to this document, the Downtown Core Specific Plan, as
adopted b) the Dublin City Council.
The word "shall" is mandatory; "may" or "should" is permissive.
The word "permitted" means permitted without the requIrement for further discretionary
permits, but subject to all other applicable regulations.
The words "acres" or "acreage" shall mean approximate acres.
The word" applicant" shall mean a person or entity making application for Site Development
Review, subdivision map or other land use approval pursuant to this Specific Plan.
The word" subdivision" shall include tentative and final tract maps, tentative and final parcel
maps, parcel map waivers and lot line adjustments.
2.5 Severability
If any term, provision, condition or requirement ofthis Specific Plan shall be held invalid or
unenforccable, the remaindcr of the Specific Plan or the application of such term, provision,
condition or reqUIrement to circumstances other than those in whIch It IS held Invalid or
unenforceable shall not be affected thereby; and each term, provision, condItion or
requirement of the Specific Plan shall be valid and enforceable to the fullest extent permitted
bylaw
Downtown Core Specific Plan
City of DublIn
page 9
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3.0 Existing Conditions
3 ] 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 Toool!raohv and Natural Features
The site is generally flat with a gradual slope to the south. There are no unique or unusual
geographic or topographic conditions present on the site, since the majority of properties are
developed and the Specific Plan area lies in an urbanized portion of Dublin.
3.3 Existinl! Land Use and Parcelization
The project site has been developed with a range ofretail commercial, restaurants and
automobile sales. and service uses, providing goods and services to local residents and the
larger region.
ExhibIt 4 shows the general distribution ofland uses within the project area. Existing
buildings are oriented to both existing major roadways as well as to a large central parking lot
west of Amador Plaza Road. Buildings have been constructed on mdividuallots or III small
ccnters with minimal relation to surrounding uses. Landscaping within the Specific Plan area
is minimal and designed on a slte-by-slte basis.
Exhibit 4 also indicates existing parcelization within the project area. A summary of current
parcelization, including lot sizes and ownership (as taken from the most recent County
Assessor records) is contained in the Appendix of this document.
34 Land Use Rel!ulatorv Framework
Land use regulation for the project area is provided by the City of Dublin through the General
Plan and Zoning Ordinance. The General Plan land use designation for the Downtown Core
area is Retail/Office, which allows such uses as shopping centers, retail shops, eating
establishments business and professional offices, lodging facilities, auto service stations and
sale of auto parts. The General Plan provides a guide for the physical development decisions
effecting the social, economic and environmental character of the City through general land
use designations and policies.
Zoning districts are the primary mechanism by which General Plan goals and policies are
Implemented. Zoning requirements establish more detailed direction on individual property
development.
The project site has been zoned a combination of C-I (Retail Commercial), C -2 (General
Commercial), and PD (Planned Development) by the City of Dublin. The two commercial
districts allow a range of retail commercial, office, restaurant and similar land uses. The
existing Planncd Development PD89-050, located at the southeasterly comer of Amador
Valley Boulevard and Amador Plaza Road, generally allows retail and commercialuscs with
residentIal land uses allowed with the issuance of a conditional use permit. Exhibit 5 depIcts
Downtown Core Specitic Plan
City of Dublin
page 10
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DOWNTOWN CORE SPECIFIC PLAN
NT.S.
DECEMBER 2000
CITY
OF
DUBLIN
EXHIBIT 4
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DECEMBER 2000
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DOWNTOWN CORE SPECIFIC PLAN
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EXHIBIT 5
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h".i"""" '.il C.1' RETAILCOMMIORCIALZONINGDISTRICT
V!,,"'.","":.1 C-2: GENERAL COMMERCIAL ZONING DISTRICT
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DOWNTOWN CORE SPECIFIC PLAN
N.T.S.
DECEMBER 2000
CITY
OF
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DUBLIN
EXHIBIT 6
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existing General Plan designatIOns within the project area and Exhibit 6 shows current zoning
designations.
As previously mentioned, in I q87 the City of Dublin adopted a Downtown Specific Plan
which includes properties encompassed by the Downtown Core Specific Plan as well as other
areas in the downtown area. With the adoption ofthe Downtown Core Specific Plan, the
portions of the 1987 Plan pertaining to this area will be repealed.
3.5 Transportation and Circulation
Major principal streets serving the immediate Specific Plan site include Dublin Boulevard,
Amador Valley Boulevard and Amador Plaza Road. Regional access to the Specific Plan area
is facilitated by San Ramon Road. These are described more fully below'
. Dublin Boulevard is a major east~west roadway through the northerly boundary of the
planning area. Dublin Boulevard has six travel lanes and raised medians from San Ramon
Road to just east of Regional Street. As Dublin Boulevard approaches Golden Gate
Drive, the roadway nartows to four travel lanes (proposed to be widened to six lanes in
thc future) 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.
. Amador Valley Boulevard extends from Cronin Cirele east to Dougherty Road. A major
east-west arterial street, Amador Valley Boulevard has four travel lanes in the Specific
Plan area and provides access to commercial-retail areas along major roadways.
. Amador Piai'a Road is a north-south street extending from Amador Valley Boulevard
south through Dublin Boulevard. Between Amador Valley Boulevard and Dublin
Boulevard, this road has two travel lanes and a two-way left-turn lane. South of Dublin
Boulevard, the roadway has two travel lanes and provides access to existing ad new
commercial developments. The southerly extension of Amador Valley Road would
connect to the new 1-680 southbound on- and off-ramps. The northbound ramp opened in
early summer, 2000; the southbound ramp is anticipated to open in the fall of20UO
. San Ramon Road is oriented in a north-south direction west of the planning area. A major
arterial street, San Ramon Road has six travel lanes and raised medians north of Interstate
580 A full east-west access interchange is located at San Ramon Road and I-5HO. North
of Amador Valley Boulevard, San Ramon Road nartows to four travel lanes. In the
planning area, this roadway provides access to retail commercial uses. San Ramon Road
is designated as a Metropolitan Transportation System (MTS) roadway by the County
Congestion Management Ageney
Regional circulation linkage is provided by 1-680, a north-south freeway and 1-580, an east-
west freeway. Caltrans is currently completing an off-ramp from the 1-680 freeway at the
proposed St. Patnck's Way The ramp is anticipated to open in Fall, 2000.
Downtown Core Specific Plan
City of Dublin
page II
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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 DublinIPleasanton 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 1/4 mile south of this SpecIfic Plan
area.
Bikeways exist or are proposed on Amador Valley Boulevard and Dublin Boulevard (see
Exhibit 7, Existing Circulation System). 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 on the north side of Dublin Boulevard, both sides of
Amador Plaza Road and the south side of Amador Plaza Road.
Exhibit 7 shows the existing circulation system in the vicinity of the Specific Plan area.
Exhibit 7 A depicts design details of the existing roadway system, including road widths,
number oflanes and SImilar information.
3.5 Utilities
The project site is presently served h) a wide range of utilities and infrastructure, including:
Water Dublin San Ramon ServIces DIstrict (DSRSD) currently provides retail water
services to the City of Dublin, including the Downtown Core area. Currently, all 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
Cross 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 interti(lS, two with East Bay Municipal Water District
and two with the City of Pleasant on for rapid emergency response. The interties are
strictly for emergency conditions, such as a major pipeline break, supply contamination,
interruption of deliveries due to an earthquake, flood, or other disaster. These connections
would allow either agency to obtain water from the other agency during an emergency.
DSRSD is currently revising their Water Supply Master Plan and should be completed
and adopted before the end of2000 Based upon conversation with DSRSD Staff,
adequate water capacity currently exists within the Downtown Core area, any deficiencies
ill the system will be addressed through the update of the Water Supply Master Plan.
Individual development proposals will be reviewed on a case by case basis hy DSRSD
staff. If individual development exceeds water demand, DSRSD will require either a
Downtown Core Specific Plan
City of Dublin
page 12
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ARTERIAL STREET
COLLECTOR STREET
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BIKEWAY - CLASS II (LANE)
.
EXISTING CIRCULATION SYSTEM
DOWNTOWN CORE SPECIFIC PLAN
NT.s.
DECEMBER 2000
CITY
,
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EXHIBIT 7
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"looped system" or an increase in water pipe diameter to supply the project. ExhibIt 8,
Existing VtiEt) Plan, shows the primary elements of the existing water system.
Wastewater: DSRSD provides wastewater collection and treatment, as well as water
distribution services for the Cit) of Dublin. The DSRSD wastewater collection system
includes over! 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 form the basis for estimating wastewater flows in the collection system.
Land use projections for DSRSD service area are based on the General Plans of the
service area. However, for the Downtown Core area it was assumed that significant
densification would occur, and the existing General Plan land use designation was not
utilized for wastewater flows calculations in this area. Based upon the Wastewater
Colle<:tion System Master Plan [Tpdate, completed May 4, 2000, it was assumed that the
ultimate densification that would occur in the Downtown Core area would be an increase
from approximately 24% net floor area ratio (F ARI, to 94% net FAR. Consequently, the
intensificatIOn proposed by this specific plan is well within the ultimate capacity of
DSRSD's wastewater system. IndiVIdual development proposals will be reviewed on a
case by case basis by DSRSD to determine if adequate capacit) exists in sewer laterals
and or sewer mains.
Table 1. Wastewater Capacity Currently Utilized
for Existing Uses
Table 2. Wastewater Capacity Required for Proposed Uses
ExhibIt 8 shows the approximate location of existing wastewater facilities 10 the project
area,
Drainage. Storm Water Drainage is provIded by the City of Dublin Public Works
Department and all runoff in the VICInity is directed to regional storm drain facilities
Downtown Core Specific Plan
City of Dublin
page 13
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- - - - SPECIFIC PLAN BOUNDARY
IX' 8) SEWER MAIN (SIZE AS NOlED)
__JX'- WJ_ WATER MAIN (SIZE AS NOlED)
- _!C:' ~P!.. - - STORM DRAIN MAIN (SIZE AS NOTED)
.
NT.S.
DECEMBER 2000
EXISTING UTILITY PLAN
DOWNTOWN CORE SPECIFIC PLAN
CITY
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owned and mamtained by Zone 7 of the Alameda County Flood Control and Water
ConservatlOn Distnct. The regIOnal drainage facilities ultimately flow to Arroyo de la
Laguna whICh flows in a westerly direction through Niles Canyon until it ultimately
discharges to the San Francisco Bay The storm drain which runs north to south across
the site varies in size from 66" in diameter to 84" in diameter
Flood Channel improvements, adjacent to the 1-680 right-of-way, may be necessary to
accommodate additional development in this area. Specifically, the channel and crossover
Improvements need to be Identified and completed prior to additional impervious
coverage being developed Within this area. Exhibit 8 shows the approximate location of
eXlstmg storm drain within facihtles the prOject area.
3.6 Public Services
Existing service providers include:
. Police:
. Fire and Emergency Services:
. Roadway Maintenance
. Library
. Recreation and
Cultural Services:
. Water and Sewer
. Solid Waste Disposal.
Cit) of Dublin
City of Dublin
(contracted with Alameda County Fire Department)
City of Dublin
Alameda County Library (Dublin Branch I
Cit) of Dublin
Dublin San Ramon Services District
City of Dublin
(Livermore Dublin Disposal (LDDll
4.0 Economic Projections and Traffic Constraints
A detailed economic analYSIS ofpotentiaJ new development was completed to identify the types,
size and maximum potential of various uses during the process ofprepanng the Downtown Core
Specific Plan. A market assessment to define various development scenarios was undertaken to
evaluate alternative land use scenarios and intensities of development for the analYSIS. The
alternative land use scenarios reflected different land use policies and diffenng levels of public
investments. During the evaluation of land use scenariOS for the area, an effort was made to
deSign and evaluate tbem in light of specific goals and objectives the City hopes to achieve.
Through careful planning, effective collaboration with the private sector, and selected public
investments, the City's goal of creating a more traditional" downtown" in the central area of
Dublin can be achieved.
Downtown Core Specific Plan
City of Dublin
page 14
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Additionally, in conJunctIon with development intensification, significant changes to
transportation facilities (new 1-680 ramps and a new West DublIn BART station), the proximity
to existmg 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 oppurtunities in the
Downtown Core Specific Plan area is the interrelationship of traffic constraints and economic
potential in the next five to seven years. Detailed evaluations ofthese findings can be found III
the traffic analysis and economIc analYSIS m the Technical Appendices, a supporting document.
4 I Downtown Core Development Program
Table 4, below, is a five to seven year projection of the maximum economic development
potential within the Downtown Core area. Exhibit 9, Land Use Concept Plan, shows the
location and extent of planned land uses WIthin the Downtown Core area.
Table 4. Maximum Economic Development Potential
SP Land Use Category*
Acres
FAR
DUlAC
Existing Dev.
(sq.ft.)
Maximum Dev.
(sq. ft.)
2549
545
9.88
2.55
1.37
.2
040
0.52
079
079
.5
364,484
69,752
Right-of-Way
Totals
1.32
52.41
469,776
ODU
1,207,930+
100DU
"Note. Includes potential plaza areas
4.2 Traffic Improvements
This section of the Specific Plan describes the range of circulation and parking requirements
for the Downtown Core Specific Plan area. Traffic mitigation measures are shown on
Exhibit 7B.
a) Major Roads. Existing roads currently serving the planning area will be maintained and
improved to meet SpeCIfic Plan standards. These roads are Dublin Boulevard, Amador
Valley Boulevard, and Amador Plaza Road.
With the anticipated Specific Plan traffic added to existing plus approved BART traffic
volumes, two of the intersections within the vicinity of the Downtown Core Specific
Plan area would operate at unacceptable levels of service (LOS) during the AM and PM
peak hour. These mclude the Golden Gate DrivelDublin Boulevard and Amador Plaza
Road/Dubhn Boulevard intersections. In additIOn to roadway improvements currently
underway or planned, the northbound Golden Gate Drive approach should bc widened
Downtown Core Speciftc Plan
City of Dublin
page 15
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and restriped to include an additional left-turn lane to assure acceptable LOS in the plan
area. An additional right-turn pocket will also be needed for Dublin Boulevard in the
eastbound direction. Additionally, the northbound and southbound Amador Plaza Road
approach lanes should be widened and re-stnped to include separate through lanes with
a right-turn lane added. The ultimate northbound and southbound approach lanes
would mclude one left-t111lllane, one through lane, and one right-turn lane. Some
existing landscaped areas adjacent to businesses may be impacted by these
improvements, but buildings should not be affected.
To offset overall development impacts in the downtown area, including the BART
related traffic, Dublin Boulevards IS currently proposed for widening to six travel lanes
between Sierra Court and Doughtery Road. A second eastbound right-turn lane would
be installed on Dublin Boulevard at Doughtery Road.
A new private drive is proposed through the center of the block on the west side of
Amador Plaza Road. The purpose of the ne'-' road is to improve access to the center of
the Specific Plan area for vehicles, bicycles and pedestrians.
Exhibit 7C, Proposed Roadway Improvements, shows the proposed roadway system to
be developed as part of the Specific Plan.
b 1 Intersection controls and improvements. Existing traffic signals will remain at the
intersections of Dublin BoulevardJAmador Plaza Road and Amador Valley
Road/Amador Plaza Road.
C) Public transit provision. The City of Dublin will coordinate additional pubhc transit
stops WIth the Livermore Amador Valley Transit Authority Placement of new transit
stops will be based on intensity of new development, location of existmg transit stops
and availability of funding.
d) Bicycle and pedestrian facilities. New commercIal and office development shall be
required to provide bicycle storage facilities for employees and visitors to the site. The
amount of bicycle parking shall be determined based on standards established in the
Dublin Zoning Ordinance and the location of bIcycle parking will be reviewed during
the Site Development Review process for proposed new developments. Dublin
Boulevard is designated with a Class II Bikeway lane.
c) Driveway spacing. Driveways into private lots should generally be limited to one
driveway per parcel ofrecord and shall conform to City of Dublin standards. New
driveways shall be located a minimwn distance of 150 feet from street intersections and
from other existing driveways. Where feasible, driveways should be shared between
two parcels to reduce the number of curb cuts along specific plan roadways.
f) Turning radii and emergency vehicle access. Based on Alameda County Fire
Department standards, a minimum turning radius of 42 feet shall be maintained within
parking lots and dnveways. Fire lanes shall have a minimum width of 20 feet and shall
be marked in accordance WIth Fire Department standards.
Downtown Core Specific Plan
City of Dublin
page 16
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Beyond the five to seven year period, in order to mcrease the intensity of development,
significant changes in the transportation system would be required. Given the limitations of
street locatIOns, off-ramps from 1-680, and potential pedestrian linkages to the BART station,
an entirely different specific plan would need to be developed to accornmodate new growth
and land use changes.
4.3 Parking and Loading
Parking and loading for individual land uses shall be as required per the Dublin ZOllIng
Ordinance, with the following exceptions. It IS antIcIpated that parking within the specific
plan area will include a mix of surface and structured parking.
a) Transportation Demand Programs: Required parking may be reduced for individual
uses or groups of uses when a project developer prepares and implements a
Transportation Demand Management (TDM) Program. TDM programs shall be
approved by the Community Development Director and shall include a range of
activities to be undertaken by occupants of buildings within the Specific Plan area to
ensure that alternative transit modes can replace use of some single-occupant vehicles.
The format 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 passes,
telecommuting and similar features.
h) Shared Parking. Where two or more nearby land uses allow for shared use of parking
facilities, sharing of parking areas may be allowed subject to the preparation of a shared
parkmg study and the approval of this study by the City of Dublin Communit)
Development Director
c) Vehicle Parking District. Where the City or other pubhc entity forms a vehicle parking
district, on-site parking for individual parcels of land within the district may be reduced
based on contributions of the land owner(s) to the District.
d) City Parking Lots. Should the City of Dublin construct parking lots within or adjacent
to the Specific Plan area, the amount of on-site parking that is required for new or
expanded uses may be reduced by the Community Development Director based on the
proximity of City parking lots.
5.0
Land Use Concept
5.1 Concept Overview
The Downtown Core planning area is seen as a focal pomt tor Duhlin, a central gathering
place for civIC celebrations and activitIes, and an inviting place for shoppmg, entertamment
and just vIsitIng. The key element in this area is proposed to be the Dublin Green, a central
landscaped plaza to accommodate public gatherings but which also is used for recreatIon,
picnicking and passive recreation.
Downtown Core Specific Plan
City of Dublin
page 17
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Existmg majOr retailers will remain in their approximate present locations, along the westerly
edge of the core area, although building facades will be modernized to present an attractive
appearance. To the east, a variety of smaller buildings may be constructed accommodating
new restaurants, specialty retail entertainment uses to provide a counter-point to larger uses.
To the extent possible, these smaller, pedestrian-scale uses may be wrapped around the
Dublin Green. Around the periphery of the Specific Plan area, new and renovated offices,
higher intensity residential and retail uses are located. In some instances, land uses have
been mixed to increase visual appeal and functionality. Exhibit 9, Land Use Plan, illustrates
the location of the various land uses projected for the area. Parking is a mix of surface lots
and possibl) ne", structured parking with future intensified development.
A major transportation Improvement mcludes a pedestrianlbicycle corridor linking the
Downtown Core Specific Plan area WIth the West Dublin BART Specific Plan area
immediately to the south. Use of alternative transit modes within the area is encouraged
mcluding BART, bus, bicycle and walking.
Where feasible, restaurant and commercial uses will include outdoor seating and activity
areas to strengthen the pedestrian friendly nature of the Downtown Core. Buildings
themselves, includmg "bIg box" buildings, are modem and well-designed, incorporating
awnings, trellises, attractIVe exterior materials, emiched entrances and other features to add
visual interest. Business signs are sized to a pedestrian-scale for smaller commercial
businesses.
The Dublin Downtown Core is at a point of transition in commercial use and, therefore, this
Specific Plan represents an ideal opportunity to establish design guidehnes that will assist in
enhancing the shopping environment within this important commercial area of Dublin.
Certain sites within the Plan area are designated as "opportunity sites," and notated with an
asterIsk within a circle. These are sites in transition that could be developed in the future into
a use more mtense than the existing land use based on market conditions and changes.
Additionally, these sites proVIde an opportunity for a change in land use as certain uses
vacate and new land uses are estabhshed. Such sItes in the Downtown Core planning area
could playa critical role in the transition of the area into a VItal business/retail and
pedestrian-orIented urban place. A vertical mix of uses such as residential over retail use,
and developments offering a live/work component would be considered.
This Specific Plan recogmzes that the Dublin Downtown Core Specific Plan Area is
significantly built-out and new development within the area will be largely a result of
changes in use or expansion of eXIsting uses. To this end, Guidelines established m the
Specific Plan are intended to be implemented in large part by the private sector and will be
used by the City in their decision making.
Vehicular access IS provided by existing streets and roads through the area--Dublin
Boulevard, Amador Valley Boulevard and Amador Plaza Road. A new vehicular accessway,
possibly through ajoint private/public endeavor, 'Nill be constructed through the center of the
Core area from Dublin Boulevard to open up the center of the large block and provide access
to the Dublin Green or other plaza areas.
Downtown Core SpeCIfIc Plan
Cit) of Dublin
page 18
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LAND USE PLAN
DOWNTOWN CORE SPECIFIC PLAN
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DUBLIN
EXHIBIT 9
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The maximum amount of development potential in the Downtown Core area is anticipated to
be 1,207,930 square feet of commercial area and 100 dwelling units. The Specific Plan vision
is to be achieved through a public/privatc partnership involving the City of Dublin and local
property owners and business owners. Special financing mechanisms, such as funding from
the Capital Improvement Budgct, a business improvement district, or a vehicle parking
district, as described in thc chapter on Administration and Implementation, are established to
aid in the funding improvements and to provide common areas for organizing special events.
Additionally, grants will be pursued to assist in funding public improvements.
5.2 Land Use Categones
Land use categories generally include the following types and orientation of uses:
Commercial A generally includes larger retail centers, general retail and service uses, and
restaurants.
Commercial B uses are smaller-scale uses including specialty retail, restaurants, offices,
entertainment and similar pedestrian-oriented uses.
Retuil/q[fice uses mclude a range of general retail, uses as well as professional, business,
corporate, mcdical and dental buildings
Retail/Auto uses typically include sales and service of new and used vehIcles.
Office land uses include a range of business, professional, corporate and medical/dental
officcs.
The Mixed Use land use category includes medium or high densit) residentIal land use and at
least one non-residential land use type, such as office or retail.
5.3 Permitted, Conditional and Temporary Land Uses
Permitted, conditional and temporary permitted uses allowed within the Downtown Core
Specific Plan area are located in the City's Zoning Ordinance by zoning distnct.
5.3 I Temporary Uses
Temporary uses are allowed in the Specific Plan area with issuance ofa Temporary Usc
Permit hy the Duhlin Zoning Administrator, in accordance with the City's Zoning
Ordinance.
5.3.2 Development Standards
a. MinImum lot sIze
(i) non-residentJallots: 10,000 square feet
(ii) residential lots: 1.5 gross acres
b. Minimum lot dimensions (residential lots only, Planned Developments excluded)
(i) WIdth: 50 feet
(ii) depth: 80 feet
c. Maximum Floor Arca Ratio As listed in Table 4, per land use type.
Downtown Core Specific Plan
City of Dublin
page 19
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d. Building height: Six stories or 75 feet
e. Landscaping. The followmg areas on private lots shaU be landscaped.
(i) All required setbacks
(Ii) Parking lots
6.0 Urban Design Guidelines
6 I Purpose and Intent
The following DeSIgn Guidelines are intentionally general and apply to all zoning
districts within the Specific Plan Area. The Guidelines are not specific to an individual
land use or type of development. Rather, they provide a framework for an overall
character and design consistency throughout the Downtown Core Specific Plan Area.
Their purpose is to create a community design imagc that is appropriate and will promotc
the pedestrian oriented focus of the Downtown Core Specific Plan. The Architectural
Design Guidelines are to be used in conjunction with the City of Dublin Zoning
Ordinance (Title 8 of the Municipal Code) as well as other applicable development codes
(i.e., building, fire, and electrical). More detailed guidelines and design standards can be
found in the Techmcal Appendices for the Specific Plan, Appendix C, Downtown Core
Specific Plan and Urban Design Guidelines.
The purpose ofthis SectIon is to provide design guidehnes that will ensure high qualit)
architecture and site planning throughout the Plan Area. This program will establish an
approach to design that will allow and encourage diverse architectural solutIons while
maintaining a clcarly recogmzable overall deSIgn character and quality The following
section provides general direction on architectural development including building form
and materials, orientation and site planning, accent elements, articulation and scale,
specific architectural styles and themes and recommended/discouraged construction
materials.
6.2 General Design Princioles
There are scveral key principles that will guide the creation of an enhanced pedestrian
oriented environment and the reinvention of the architectural character throughout the
Dublin Downtown Core Specific Plan Area (see Figures I and 2 for overall examples).
These principles reflect the overall goals and objectives ofthis Specific Plan:
1) Enhanced pedestrian orientation.
2) A void typical automobile-oriented strip center planning and architectural design.
3) Articulate individual building fonns and features.
4) Provide architectural design solutions that accommodate a mixture of uses
grouped together (i.e., commercial space adjacent to residential space adjacent to
office space).
5) All phy~ical improvements within the Plan Area should provide strong pedestrian
connections between uses, through parking areas and along street corridors.
6) Physical and visual emphasis of connections to the West Dublin BART Specific
Plan is important.
Downtown Core SpecifiC Plan
City of Dublin
page 20
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Mechanical systems to be screened
from all directions by roofs and parapets
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Service, loading, and
employee parking
Distinctive building massing,
varied roof forms, and vertical elements
encouraged to create visual intertst
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Anchor Tenant
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Strong pedestrian
connections
Pedestrian court area with amenities such
as landscaping, public art, scating, food
area, and transit stop
Pedestrian walkways through paTking lots
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Building located adjacent to
sidewalk and oriented to street
Project monument signs at street entries
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Service and loading
Anchor tenant
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Parking
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Pedestrian areas
and connections
~inortenant space
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Building Farm, Massing and Materials
Downtown Core Urban Design Guidelines
,'ZV,""
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Roof and wall
pl<llles are vaned
and well articu-
lated into smaller
verucal elements
which emphasize
individual units
and create a
pedestnan scale
while de-empha-
sizing the bulk
and scale of the
Parkway or full
width Sldel'clk
One street
On-Street parking
CommercIal at street retail level.
Commercial storefronts with
awnings and full sidel'clk
create a pedestrian oriented
No roof mounted air condition-
Conceal parking either
behind or underneath
Parking areas fully
Building setback IDa)
vary to enhance street
Minimum two story units
against street. Step second
and third stories back from
first floor level to increase
Each unit identifiable ill
Dwelling and entries
Stoops, porches, courtyards,
balconies, and gardens
encouraged along sidewalk.
Note;
On buildings of over three stories in height, upper stones (4-6) should be stepped back
from the facade line to open up light and solar access to street and spaces below.
Building Farm, Massing and Materials
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Downtown Core Urban DeSign GUIdelines
FIGURE ::2..
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6.3 Building Design. Orientation and Massing
This sectIon addresses general character guidelines followed by subsections that address
design issues relating to specific building component/elements and recommended
construction materials.
Overall Design Guidelines. The following overall guidelines shall govern building form
and massing:
I ) Buildings larger in scale than surrounding development should include well-
artIculated architectural elements that reduce building mass and emphasize
pedestrian orientation.
2) The height of a building should be varied to the extent that the building appears
to be divided mto distinct massing elements.
3) Buildings supportmg street level retail uses are encouraged in the Specific Plan
area to promote and enhance a pedestrian atmosphere and should be designed to
accommodate a variety of changing uses.
4) Smaller huildings supporting retail uses are encouraged to promote and enhanee
a pedestnan atmosphere and should be designed to accommodate a variety of
changmg uses.
5) Consistent architectural design and detailing should be provided at all
sides/elevations ofa huilding to eliminate obvious "side-" or "back." of
building appearances--especmlly when vIsible from adjoinmg buildings, spaces
and circulation corridors.
6) Entries to buildings should be individualized, clearly Identifiable, mtegrated WIth
adjacent landscaping or streetscaping (where applicable) and should act as a
principle organizing element in the building's design and massmg.
7) Multi-story buildings should incorporate some two-story elements to soften the
building's overall mass.
8) Columns and walls should reflect permanence by emphasizing thickness and
mass.
9) At street level, building facades should be articulated and proportioned to
provide added visual mterest and human scale" niche" areas for pedestrians.
10) Each building should have a defined base, body, and cap segment. (See Figure 3)
II) Heights between buildings directly adjacent to one another should not vary by
greater than two-stories.
Commercial Design Guidelines. The Dublin Downtown Core has an existing large
commercial center that accommodates larger-scale structures requiring arterial access,
ample parking and service reqUIrements. As discussed earlier in this section, the Dublin
Downtown Core Specific Plan Area should be pedestrian oriented with strong circulation
linkages to and through the Plan Area. Creative architectural designs, landscaping,
pedestrIan amemtles and access to the adjoining cornmercial centers will make this
commercial area an exciting and interesting gathering place. Internalizing and
landscaping can minimize t.I:.e visual impact oflarge parking areas. Large commerci~J
users can be integrated with smaller users to reduce the scale of the large buildings,
building massing and orientation.
Downtown Core Specific Plan
City of Dublin
page 21
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Cap
101
.
-
-
Note:
Each building facade should have a defineable ba~e (wamscoU
bulkhead), hody and roofline or parapet cap detail, and emphasize
the buildmg entry. Buildings located on comers should be "Land-
mark" buildings with tower elements and plaza features adjacent to
entries.
Building Form, Massing and Materials
''''~~''
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1,~~~pJ
'%.Ei~\t~o/
Downtown Core Urban Design GUIdelines
FIGURE .3
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The following Guidelines are intended to encourage this concept:
I) Variable roofforms with vertical elements that articulate massing should be
incorporated into the building design.
2) Store fronts rather than blartk walls should adjoin sidewalks and pedestrian areas
where buildings mterface with these areas. Parking structure design should
consider street level retail/office space when frontmg pedestrian areas.
3) Depending on specific land use type, primary buildmg entrIes should be
accentuated with plaza features to strengthen the connection to the street and
orientation for the pcdestrian.
4) A central court should be considercd in the design of areas where anchor retailcrs
and smaller retailers can locate entries and display windows (see Figure 4)
5) Buildings should be located adjacent to primary circulation corridors and streets
to define the street edge and encourage pedestrian circulation (see Figure 2)
6) Parking arcas should he well landscaped and divided into smaller modules with
pedestrian corridors linkmg parkmg areas to buildings.
Business and Office Design Guidelines, To the extent that professional office and/or
busmess structures may be located within the Downtown Core Specific Plan Area, the
followmg guidelines supplement the Commercial Building Guidelines which also apply
I) Each building should have a definable base, mid-bod) and cap element (see Figure
3).
2) Buildings should be both horizontally and vertically articulated into interesting
forms rather than a simple box.
3) Pitched roof elements are encouraged to accentuate key building features and
elements.
4) All tenant signage should be incorporated into the architectural elements of the
building.
5) Loading and storage areas must be screened from public view
Residential Design Guidelines. The Dublm Downtown Core Specific Plan Area mcludes
the land use category of mixed-use, combining medium to high density residential use
with a retail, commercial or office use within the Specific Plan Area. The residential land
use in the Plan Area will complement commercial land use, and it is essential that
residential design also consider the desire for creatmg a pedestrian environment within
the Plan Area. Special attentlOn should be focused on estabhshing a strong street-friendly
relationship between dwelling structures and the public sidewalk and street while
diminishing thc visual impact of automobiles and their associated parking areas. The
following Guidelines intend to accomplish this:
I) Two- and three-story structures are encouraged.
2) Units should be oriented toward the street with stoops and porches.
3) Both wall and roof planes should be varied and articulated into smaller vertical
modules whIch emphasize each individual unit and reduce the overall massing and
scale of multi-unit buildings.
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Note:
Commercial infill along the Amador Plaza Road should mcorpcrate building articulation, which
creates opportunity for discovery by pedestrians through plazas and unique spaces, Street
furnishings, trees, planters, thematic lighting, vanety in pavmg surface texture and color, will
enhance the retail envirorunenL Commercial mfill of Mixed Use designation shall incOIporate
design guidelines lor hath Commercial and Business and Office Design Guidelines. External
entries tn second floor buildings may be located adjacent to first floor entries, but staIrcases
and elevators should be located internally with entry designs compatihle (but not necessarily
identical) WIth first floor entnes. External staircases and entries to second floor busmesses may
he considered if they enhance the overall arclutectural character of the design and fulfill
required setbacks.
Building Farm, Massing and Materials
I'~~):.
',ii.'7",,~
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q~fu1riio/
Downtown Core Urban DeSIgn Guidelmes
FIGURE 4
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4) The size, scale, proportion color, placement and detailing of architectural features
such as porches, balconies, chimneys, doors, windows, dormers and fencing
should be carefully considered to complement the overall massing and scale of the
building.
5) The visual impact of parking areas should be minimized by locating them behind
buildings and away from the street. Whcre parkmg areas are not completely
hidden behind buildings, low walls/fenccs with landscaping are encouraged along
thc street edge.
Site Planning Design Guidelines. The purpose of the Site Planning Design Guidelines is
to guide the orientation placement and massing of structures on individual sites to ensure
an appropriate interface of structures to public places and parking areas. The guidelines
illustrate ideal prototypical design solutions to providc benchmarks by which to evaluate
future Specific Development Proposals. The Guidelines arc general and apply to all uscs
within the Specific Plan Area. (See Figures I and 5)
I ) Buildings should have detailed elevations along the street with parking, service and
utilities located away from the street whenever possible.
2) Zero setback is encouraged along sidewalks with the following exception. to crcate
pedestrian plazas, create entries, and articulate building mass as long as the overall
effect of the building facade along the sidewalk is not diminished. The intent is the
promotion of pedestrian activity along the sidewalk frontages and commercial areas
throughout the Plan Area while diminishing the visual impact of parking and
service. This can be best established by creating a strong sense of place within the
pedestrian zone. The pedestnan zone IS defined by the "street wall" or edge
created by the buildings or walls along a sidewalk/pedestrian corridor
3) Servicc and loading functions should be located behind the building whenever
possible.
4) Parking areas should be located in parking structures or behind buildings. Parking
areas must be landscaped and lighted. Where parking areas are located or open to a
street corridor or main drive, parking should bc screened by a low wall along the
back edge of sidewalk that will serve to define the street edge.
5) Mid-block pedestrian connections are encouraged between rear parking lots and the
sidewalk. These connections should be paved, lighted and landscaped consistent
with the sidewalk and be no less than 20 feet in width. Enhanced treatment at these
connection locations is encouraged (i.e., plaza design, special paving treatment, and
substantial landscaping).
6.4 Streetscaoe and Landscaoe Standards
The Streetscape Design Guidelines for the Downtown Core Specific Plan Area addresses
the sidewalk, street trees, street furnishings and pedestrian connections throughout the
Specific Plan Area. The Streetscape Design is critical to the pedestrian orientation
desired by the City for this Specific Plan Area. Creating a cohesive circulation system
that makes pedestrian movement along major street curridors a comfortable experience is
at the core of enhancing the pedestrian-oriented design for the area.
Presently streetscape Improvements m the Specific Plan Area are generall} lacking. For
the most part, sidewalks are of inadequate width and lack the street edge definition and
Downtown Core Specific Plan
Cit) of Dublin
page 23
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I Building Form, Massing and Materials:
I Mixed Use and High Density Residential
I
Well defined street "wall" edge
Parking areas located behind
buildings
Loading and mechanical
systems behind structure
\
,
\
Dual frontages and enhanced
entries for pedestrian access
from both parking lot and
street frontage
Building adjoins
sidewalk
Thematic lighting
trees
{I~~~~'i.':,
Ii I'd .~
w,. Si &:'
....%.l[2l:t\,J'
Downtown Core Urban Design Guidelines
FIGURE 5
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framing elements such as street trees that are important to create a comfortable pedestrian
environment. In addition, thc Dublin Downtown Core Specific Plan Area is characterized
by large parking areas that are uninvltmg to the pedestnan. Infill and parking lot
landscaping and improvements will create more of a pedestrian-oriented commercial area.
With sidewalk improvements, the addil10n of outdoor seating areas outside restaurants
and eating places is also encouraged to Improve the pedestrian orientation of the area and
to integrate a higher level of sidewalk and streetscape activity
Streetscape design: See Figure ('j for a streetscape example.
Sidewalks The following guidelines are to be used to locate new sidewalks and
reconstruct existing sidewalks within the SpeciHc Plan area.
I) Sidewalks should be a minimum 10 feet in width from face of curb to back of
walk.
2) Street trees should be located in tree wells at the back of sidewalk at regularly
spaced intervals (typically 30 feet on center).
3) Sidewalk surface should incorporate a pattern through the use of material, color or
texture that will remforce the articulation and rhythmic pattern of adjoining
building facades.
4) A pedestrian corridor should be created along the new mam dove through the heart
of the Dublin Downtown Core Specific Plan Area. This corridor should consIst of
a mmimum 10- foot sidewalk, street trees and landscaping to create a "street"
character. Street furnishings should also be incorporated in the corridor
5) Street furmshings should include, at a minimum. a coordinated selection of
henches, trash receptacles and bicycle racks and bollards.
6) Raised planter areas and/or freestanding planters (i.c., large ornamental pots)
should be utilized to help define the seating areas and should be used at
intersections.
7) Thematic street lighting and directional slgnage should be utilized throughout the
Plan Area to strengthen the street edge and visual unity of the Plan Area.
8) Pedestrian crossings within the Plan Area at all major intersections should be
treated with an enhanced paving matenal such as pavers, bock, or other hardscape
material that will offset and accentuate both the safet) and comfort of the
pedestrian crossing.
9) Pedestrian crossings over major thoroughfares such as Dublin Boulevard should
incorporate the newest technology and lighted crosswalks to enhance pedestrian
safety
Plant palette. The Plant Palette shown on Figure 7 should be used to guide pJantings
within streetscape areas and on private parcels in the Specific Plan area.
6.5 Proiect Gateways
Gateways and Community Identity Features are elements that provide a framework and
sense of orientation for people traveling into and through a community or, as in this case,
the Specific Plan Area. These elements can include structural architectural features,
landscaping, lighting, public art, plazas, ground plane texture and color changes and other
Downtown Core Specific Plan
City of Dublin
page 24
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Street Tree
Accent Paving
Tree Grate
Bike Rack
Curb Ramp
Scored Concrete
Trash Receptacle
Planter
Note:
Streetscape along new roadway through the Downtown Core and along Amador Plaza Road
should reflect a "Downtown Main Street Character" where possible. Streetfurniture such as
benches, trash receptacles, bicycle racks and planters should be incorporated into pedestrian
areas. Enhanced sidewalks, street trees in grates and streetlights should be used throughout the
Specific Plan Area streets. Where possible infill commercial buildings should front onto the new
central drive though the Plan Area.
Streetscape Character
~~"
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Downtown Core Urban Design Guidelines
FIGURE "
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Preferred Plant Matrix
Botanical & Common Na.me
Plant Uses Comments;
TREES
.
.
,::
!
Fra)!:inus. lih,l9$lifoli.- 'R~ywood' R~ywood Ash
Pyrua calleryana 'Arl!l.tocra!' AYis1t}e11ft Pftr
Kowll1ll.lt8"ria bipinnata Chinese Flame rree
L.ager$trOtrniill indica 'Rubrs' CfiJpe Myrtle
Pi$~ei~ ehil'len$is Chjnw>~ PistiJche
Ulml,ls pavlfoli;p, Chirte$~ Elm
Catlnus coggygri.f1 Smob Trft
Ceria canadensis. Eamm R~dbur:i
Robinia ambigua 'ldahCIer'lsi!r.' '~hf;j I..QCW5t
Sapium .sebofarum Chinese Tallow Tret!
Celti$ ~inensis Chinese Hackberry
Shades atrBsts, lacy foliage
.
.
$l'Iol'1de$ $treet. f~1I color
A.ed floweI'!; during $l,Jmmer
Shades street, fall color
Shades streets, fast growing
.
.
.
. .
SHRUBS & GROUNDCOVER
Rhil.phiQlcpis -Rosaceae . I:.verg..een ~h"ub$
Xylosrna . Fi.(;l)urliillcn. Evergreen or deciduous shrub
Rhamnus - RhamlJlJU/J.e . Ev~rgreen or d8ciduous shrub
Phormium tensx DWlJrl New Zes/snd Flit)' . l..ow m~il'ltenance, .sword like lea ViliS
Rl'laphlOli!!lplS $I;iP. . Low maintenance
Arctostaohlos edmundsii Emt!rald C~roet .
CeanothU5 aloriosus 'Anchor Bav' .
Xylosma con~estum XylQsm{J .
Pennisetum setaceum 'Rubrum' Fountain G,.ass .
Rhamnus c.aJifornica 'E;ve Col'Ise' Coffeeberrv .
Dodonaea ~ HODHod Bush .
Rosemainus Officinalis Rosemarv .
Grevillea 'Noelll' GfflVJJJea .
Lavateta - T~ Mallow .
Nerium Oleand9r - O/eantU!,. .
Rosmarinus officina Is ~ Rosemary .
Phonnium tenax: Dwarf New Zealand Flax .
Rhaphiolepis -Rosaceae .
Arctostaohlos eclmundsii Emer~/cI Camet .
Ceanothus clonosus 'Anchor Bav' .
Grevlll@la- ProteaCeae .
Berberis ~ Barberrv .
Nandin,a - S~rect Bamboo .
Artemisia - Pow;s CalitJl!l .
Pittospotl,Jm - Piffosooraceae .
Junrner shore - Conferta .
LeDtosoermum . Tea TI'fKl .
Caroet Rose .
E.iloeton - Fleabane .
TLlJba~nia violac:.ea - Societv Garlic .
Agapanthus - Uly of the Nile .
Dietes ~ FortnJtlhr LJ/y .
Jaslilinum - Jusmine .
Chrisanthemum - Asteraceae .
Lantana montevldensis - VerbeTli;u;:efie .
Taaetes Lemmonii - MarJaold .
On~hera .
Verbena - Verl;"~li'aceae .
Lavandula - Laven~1' .
Figure 7
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elements that begin to define a space or place. Gateways are typically physical, vertical
or overhead elements that frame a point of entry or exit and give a momentary sense of
enclosure. They are very effective in providing a sense of place and OrIentatIOn for both
motorists and pedestrians. Gateways can be prImary or secondary in scale with primM)
gatev.ays emphaSIZing the most significant points of entry or connection to the Specific
Plan Area.
In the case of the Downtown Core Specific Plan Area, primary gateways occur at the
intersection of the proposed drive and Dublin Boulevard and the proposed drive and
Amador Valley Boulevard. The secondary gateways are located at the intersections of
Dublin Boulevard and Amador Plaza Road, Amador Valley Boulevard and Amador Plaza
Road, and the proposed drive and Amador Plaza Road (see Figure 8). Gateways along
Dublin Boulevard into the Downtown Core SpecIfic Plan Area will alsll serve as
connecting features to the Downtown Core SpecIfic Plan Area located to the south.
The following guidelines are to be used to identify the location, size and design of
gateway areas:
I) Pnmar) gatewa) features should be established at the intersection of the proposed
street and Dublin Boulevard, and at the intersectIOn of the proposed street and
Amador Valley Boulevard.
2) Secondary gateways should be established at Amador Plaza Road and Dublin
Boulevard, Amador Plaza Road and Amador Valley Boulevard and the proposed
street and Amador Plaza Road.
3) Primary gateways should be created through the design of significant architectural
features or as elements on adjacent buildings (i.e., tower feature) at the comers of
these intersections that will define a sense of entry
4) Secondary gateways should be of a similar design and character as the primary
gateways but of a lesser scale.
Figures C) and 10 illustrates gateway concepts that may be appropriate for the Downtown
Core Specific Plan Area.
7.0
Infrastructure and Maintenance
7 I Overview
ThIS section of the Specific Plan document deals with providing adequate public utilities and
facilIties to support the amount of development anticipated for the Downtown Core area.
Maintenance of public and private facilities is also addressed.
7.2 Water Facilities
Adequate water supply and pressure exists to serve the amount of development anticipated
within the Specific Plan area. As part of development of individual new structures and/or
redevelopment of eXIsting structures, DSRSD and the City of Dublin will review water
service and may requIre upgrading to meet current codes.
Downtown Core Specific Plan
City of Dublin
page 25
1
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I Gateway Diagram
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Symbol
Description
@
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Primary Gateway/lntersectiM
Secondary Gateway/Intersection
rf~~ii~"
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FIGURE 6
Downtown Core Urban Design GUIdelines
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I Downtown Core Gateway Plaza
I
PlazalWater
Feature
Accent Lighting
Entry Feature
Gateway Tower
Scored
Concrete
Sidewalk
Office
,<:if:"fl~:
i1e!/?~~" ,,(:,
II it ,..~
'L ~ """
\'C~[g~i?
Downtown Core Urban Design Guidelines
FIGURE q
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._ Gate.w..y Elemenu
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Note:
Secondary Gateway features should be of a slmilair design and character
Gatewav Elements
Downtown Core Urban DesIgn Gllldelines
En,ry MonUmilnl Signar;e
Raised Island
TIi;1V61 t.,ane
G.ttllilway Features
Pedestrian Area
iJ~~ffT}~\i,
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(1;j6~%:~
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FIGURE 10
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7.3 Wastewater Facilities
To accommodate the additional intensification ofIand use allotted within the Specific Plan,
certain capital improvements projects are required to occur as identified in the Wastewater
Collection System Master Plan. Specifically the improvements to the wastewater collection
system that are required to be improved are as follows: (I) the Dublin Trunk Relief Sewer,
approximately 69% of the total project cost is allocated to future customers; (2) Dublin
Boulevard West Relief Sewer, approximately 75% ofthe total project costs IS allocated to
future customers (new business or new developments); (3) Dublin Boulevard Relief Sewer,
the entire cost of the relief sewer is allocation to future users, based on the asswnption that
the project will be required when new upstream connections come on line and additional
mfill and densification occur.
Tahle 6. Wastewater System Capital Improvements
7.4 Stormwater Drainage
Based upon discussions with the City of Dublin Public Works Department, it is anticipated
that adequate facilities exist to accommodate future quantities of stormwater runoff from the
site. However, in conjunction with development of individual new structures and/or
redevelopment of existing structures, the City will review specific drainage conditions
relative to the individual site, and may require upgrading of localized storm drain facilities to
meet current City requirements.
7.5 Maintenance
Facilities within the Downtown Core area will be maintained through a combination of
public and private entities, as follows:
Table 7. Maintenance Responsibilities
amtenance
Entity
omment
ew accessway
Downtown Core Specific Plan
City of Dublin
page 26
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nc u es water, sewer, ramage, natura
gas, electricity, telecommunications
8.0 Administration and Implementation
8 I Introduction
This sectIon of the Specific Plan outlines methods for translating project objectives, the land
use concept, cIrculation plans and other elements of the Specific Plan into reality Primary
methods for implementatIon IDclude rezoning the Specific Plan area, review of private
development plans, including subdivision ofland, and capital improvement projects
undertaken by the City of Dublin. Also addressed are methods to amend the Downtown Corc
Specific Plan.
8.2 Downtown Core Soecific Plan Zoning District
One of the first Implementing actions for the Specific Plan is the initiation of a rezoning
action for the Specific Plan area. Proposed zoning for the area would be "Downtown Core
Specific Plan" District. The Downtown Core Specific Plan would constitute thc text ofthe
proposed zonIDg district and all new developments within the Specific Plan area would need
to be consistent with the requirements and standards of the Specific Plan.
8.3 Non-Conforming Uses
Only permitted and conditIonally permitted land uses, as identified in SectIOn 4.2 of the
Downtown Core Specific Plan shall be allowed. Land uses existing as of the adoption date of
this Specific Plan may continue to remain after the adoption of the Specific Plan, as allowed
by Chapter 8.140 of the Dublin Zoning Ordinance, Non-Conforming Structures and Uses.
8.4 Review of Building Plans
All proposed plans for new buildings, expansiOn of existing buildings and remodeling of
existing buildings shall be submitted to the City of Dublin Planning Department for review of
consistency with the standards and requirements of the Downtown Core Specific Plan.
Minor additions and remodeling may be approved on an administrative basis by the
Commllllity Development Director, so long as proposed plans are consIstent with all of the
provisions of this Specific Plan.
Downtown Core Specific Plan
City of Dublin
page 27
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Development proposals involving 1,000 gross square feet of floor area or more shall be
required to adhere to the provisions of Chapter 8 104 of the Dublin Zoning Ordinance, Site
Development Review
8.5 Conditional Use Permits and Variances
Conditional Use Pennits and Variances, as may be required pursuant to this Specific Plan or
the Dublin Zoning Ordinance, shall be submitted and reviewed in accord with Sections 8.100
(Conditional Usc Permits) and Section 8.112 (Variances) of the Dublin Zoning Ordinance.
Public heanngs, notIfications shall be conducted and findings shall be made pursuant to
applicable provision of the Dublin Zoning Ordinance.
8.6 Subdivision of Land
Division of land into smaller parcels may be approved by the City of Dublin if the lot and
other dimensional standards set forth in Section 4 of the Specific Plan are met.
8.7 EnvIronmental Reviev.
Proposals for new construction and subdivision ofland are subject to the requirements of the
California Environmental Quaht) Act. Each development proposal will be reviewed by the
Dublin Plannmg Department for determination of fue appropnate action.
8.8 Fees
Proposals for new development are required to pay City of Dublin fees in effect at fue hme of
project submittal. These fees may include development impact fees. Other fees, including,
but not hmited to, those leVIed by Dublin San Ramon ServIces District (DSRSD), Zone 7 and
other agencies, are due at the time building permits are issued by the Cit)
8 9 Sign Permits
Permits to construct, modifY or change the copy of signs by more than twenty-five (25)
percent within the Specific Plan area shall be subject to the Issuance of a sign permit by the
Dublin Planning Department and 'Nritten permission from the property owner on which the
sign is or is proposed to be located.
8.10 financing oflmProvements/financing Plan
Implementation of the public improvements within the Specific Plan area will be shared
between the City of Dublin and private landowners and businesses. As an implementation
program following the adoption of the Downtown Core Specific Plan, the City shall prepare a
detailed financing Plan for the Downtown Core area, identifYing proposed public and private
improvements, estimated improvement costs and specific methods to pay for improvements.
It is anticipated that some or all of the following tinancing mechanisms will be employed to
carry out the vision of the Downtown Core Specific Plan.
ILl 0 I City of Dublin Capital Improvement Budget
The City's Capital Improvement Budget can be used, at the City Council's discretion, to
design and construct major public improvements WIthin and adjacent to the specific plan
area, including but not limIted to constructing the Dublin Green central plaza, upgrading
existing roadways, constructing project entries, adding landscaping adjacent to existing and
Downtown Core SpecifIC Plan
City of Dublin
page 28
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proposed roads, constructing new pedestrian crosswalks, upgrading infrastructure facilities
and similar items. Either as part of a public/pnvate partnership or actmg alone, the City may
assist in implementing the Downtown Core Specific Plan through undertaking the following
capital Improvements. The City has allocated funds to develop a Downtown Physical
Improvement Plan to determine specific improvements needed and funding sources. It is
anticipated that these and/or other programs would be included III future City of Dublin
Capital Improvements Budgets for forthcoming years (shown in order of priority).
.
Construction of widening and restriping for Golden Gate Dr./Dublin Blvd. and
Amador Plaza Rd./Dublin Blvd. intersections necessary to mitigate any traffic and
circulation impacts associated with the prOJect and approved development (build-out
of Specific Plan area).
.
Construction of the ne" internal accessway/road and associated improvements.
.
Pedestrian corridor along main drive (connection with Golden Gate Drive): SpecIal
paving treatment (consistent pattern) and increased SIdewalk widths (10 leet) thnlUgh
area and connecting to West Dublin BART station area (partial funding from private
development).
.
In association with projects requiring additional impervious coverage as they occur,
undertake drainage improvements to alleviate any identified flood hazards within the
Specific Plan area (majority of funding from private development).
.
Plw.a development in one or two locations (partial funding from private
development).
.
Completion of a streetscape program to add new landscape elements, street
improvements, street furniture, thematic lightlllg and other items identIfied III the
Specific Plan. The elements ofthls program should be included in all new
developments of re-development of properties, as appropnate.
.
Development of a comprehensive sign and directory program for the Downtown Core
Specific Plan area, which may be in conjunction with similar programs for other
Specific Plan areas.
.
Establish a architectural design assistance program for the Downtown Core Specific
Plan area to assist developers and property owners with designing buildings and
facilities that carry out a consistent and comprehensive design theme in the plan area,
whieh may be in conjunctIon with similar programs for other Specific Plan areas.
8.1 0.2 Business Improvement District
Provisions exist to allow a majority of property owners (and merchants) to voluntarily
fOffil a Business Improvement District for the purpose of funding capital improvements
not paid for by other means, and to fund marketing efforts to attract shoppers and visitors.
This may be a possibility for the Downtown Core Specific Plan merchants.
Downtown Core Specific Plan
City of Dublin
page 29
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8.10.3 Vehicle Parking District
A Vehicle Parking District could be used to finance a new parking lot or lots to
accommodate shoppers and visitors to the area, If this IS needed in the future with
intensified development.
8.10.4 Other Financing Methods
Other methods exist to finance identified Improvements, including but not limIted to
benefit assessment districts, community facility districts, and use of other governmental
loans and grants, such as ISTEA funding.
8.11 Specific Plan Phasinl!
No specific phasing strategy is envisioned for developing land uses identified in the
Downtown Core Specific Plan. Construction within the Specific Plan area will be monitored
by the Dublin City staff to ensure that infrastructure and services can be provIded to serve
proposed development.
Key to providing services will be construction of roadway and circulation improvements
linked to intensification of land uscs. The provision of these improvements will occur with
development of projects, and as services are needed.
8.13 Downtown Core Merchants Association
Formation of a formal Downtown Core Merchants Association is anticipated. The
Association would take the lead in organizing and carrying out special events, such as street
fairs and festivals, farmers' markets and seasonal activities, as well as publishing marketing
and promotional material.
8.14 Specific Plan Amendments and Substantlal Conformity
A major amendment to this Specific Plan reqUIres the revIew and approval ofthe City of
Dublin Planning Commission and the City Council. Major amendments are governed by
applicable provisions of the California Government Code, which requires an application to be
filed, along with necessary fees, stating in detail the reasons for the proposed amendment.
Major amendments shall be subject to additional environmental review pursuant to the
California Enviromnental Quality Act (CEQA).
The Cit) of Dublin Community Development Director may make determinations that minor
techmcal changes or variations to the text or standards of the Downtown Core Specific Plan
are consistent With the intent of the Specific Plan. These typically include administrative
approval of minor changes in the location of infrastructure facilities and modifications of up
to 10% for any dimensional standard set forth in the Specific Plan. Approval of minor
changes in substantial compliance may be appealed to the Dublin Planning Commission in
accordance with Chapter 8.136 of the Dublin Zonmg Ordinance.
Downtown Core Specific Plan
City of Dublin
page 30
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Appendix
Item A. Parcel Maps for Properties in Specific Plan Area
Item B' List of Property Owners
Item C. Negative Declaration and Initial Study
Item A
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PARCELS/OWNERSHIP
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941 1).mI)IDOO iSfJ~FhnadorF'aufW coo.AIJraMJ8llE oe"'tERSIIt!'S SNm{>l;kf-Dtdl~ ,.", 1'9/4 12,949 m,m D9l11iI-wJ
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9411)30500600 1009h1l.idorRi..!alt4 COO}lJJ10UOBlE nEAiERSI Ur:s l--lafia~t~nnelhC:81~nda S- 26ro. U34 64;m o-vrol'l-m
9~1 000500100 'JOOM1adorPWaRd CO:I.l.5liJ:1'PlNG CBHER OJ<<aill!lE.ffllnE!ff~luclll UniJt1~) 2flOOl 1),120 61,200 ~11m
9~1 000502BOO Tm~rValBrElt,id COM,StKlI'f'ING CENTER P~50uUlne:.r:p 2600; _. 21.'5-.56 113,926 I)5.IWI[I!lJ
9,fiOOOSOO9(1t nco~Vale ..d COM,-StKJI'f'IW:;' CENTm o.bM1.MsOOBIe1 26001 i919 1{12,~OO ~g21-~ 1llI1Jl'L91S
~41 OJOSI)JI (12 T-S/;5.DuhinBlI'd OOM,-StiKlFf'ING CENTEft r,lonl~W..d{)m~nlra~<Ikm 26001 136668 41)1,083 0:51ll11!B~
941 OJOS 002 00 T11;5.M1;dcrPI;ua~d OOM,smRE.OtlE,STOR't 'K81penk!\f.:IOltUlliia-}lsiElaI 26001 j-g.m S!I,921 OUI111991
941000500300 m&,I,m&kfP1MaRd CUt,1,smr:lE,OFFtCE OR WT 2tm SWRY iii!rn!yKenneLhC.fhendaS; 2&001 1903 .. 1{I.~0 190,118 (111'3111991
9~1 00051)3600 AmadolPlalaM COIA,s.mRE,OtlE-SWR't CobIe.r~'\i;hDE:Ii 2&001 - "0..166 41,121 OOI111999
94IOO0500100 '1~,I"mJobP1m:fld c;{It.1.Dls.coUtlTHOU~E r,lebop~l.anLiratn!ul.lllotCc.nlparrf """ Gl,m 1S1.26i (lm~1g00
9'liO"l0500000 ,llIl6lktrPhlaRll Cm,i,s.IOPPlNG CEtHE~ r-r1~nulinCll:p 2000l f---. 1901 2DJ~1 --;~' {I5i24m96
9'4EiDJQSI)J.900 ,l,mjdorPWaJt.d ODrA,SlOOE,0f1E.5TOFLY -NtirJI;IerllGeDIter,I!Ill"b3l3 ~6DOi 0 101,101 11125.11991
941 OJ05 C!41} 00 Mlador PIMa Ril CCf,l,5lHJPPltIGCEtrTER ffr~ DutllinCotp 26001 '900 69,m .1]8.,912 {I5i24.ll'J9~
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~I~B 1
DOWNTOWN CORE SPECIFIC PLAN
54
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Project Title:
Item C
CITY OF DUBLIN
100 Civic Plaza, Dublirl, Califomia 94568
Website' http"/www ci.dublin.::.ca.us
DRAFT NEGATIVE DECLARATION
September 2, 2000
Revised December 14, 2000
Downtown Specific Plans - Downtown Core Specific Plan (PA-99..Q55), West
Dublin BART Specific Plan (PA-99-056), and Village Parkway Specific Plan (PA-99-
054)
Description of Project: The proposed Project consists of three specific plans developed for the downtown area
of Dublin, the Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the
Village Parkway Specific Plan to be considered for adoption by the Dublin City Council.
The Specific Plans are intended to direct the use of land, the design of public
improvements, and the design and appearance of private and public development,
including buildings, parking areas, signs and landscaping. The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West Dublin BART
Specific Plan areas related to land use changes and land use intensification. Additionally,
the portions of the previously adopted (1987) Downtown Specific Plan will require repeal
with adoption of the plans, to modify sections of the document relative to Zones 1, 2, 3, 4,
7, 8, 10 and 11 Following Plan adoption, amendment of the City's Zoning Ordinance will
be necessary
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
Name of Proponent; City of Dublin. Community Development Department, 100 Civic Plaza, Dublin, CA 94568,
(925) 833-6610
Public Hearings:
Detennination:
A Planning CommiSSion Public Hearing on the Draft Negative Declaration and the
associated Project is tentatively scheduled for September 26, 2000 to consider a
recommendation of approval to the City Council. A City Council Public Hearing for
approval is tentatively scheduled for October 17, 2000. November 21.2000 and
December 19. 2000. All hearings will be held in the City Council Chambers, City of
Dublin offices, 100 Civic Plaza, Dublin, CA.
I hereby find that the proposed project could not have a significant effect on the
environment and a Negative Declaration will be adopted. This document and the
accompanvina Environmental Initial Studv 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
insionificant based on the policies and PcoQrams incorporated in the SpeCific Plans.
Because the modifications are minor in nature and result in no new sionificant impacts,
recirculation of the Neaative Declaration is not reauired.
lI"l'ea CQd~ /9.25) City Manager 833.6650 City Council S33.6650 Personnel 833-6605 . Economic Development 832-8650
Finance 833-6640 Public Works/Engineering 833-6630 Parks 8; COniml,lnity Services 833-Sa45 . Police 833-6670
f:Jlannlng/Code Enlorcernenl 83::l-6610 . Building lrl!>pection 833.6620 . Fire Prevention Bureau 833-6606
Pnntf;!d on Ar:c.:V'cleo Paper
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Review Period:
The review and comment period for this document was originally 20 days from the date
of publication on September 2, 2000 That period was extended to September 26,
2000,
/v/;1 c-O
I D te
Copies of the Initial Study documenting the reasons to support the above finding are available at:
City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568, or by calling (925)
833-6610.
Attachments
Date Published: SeDtember 2, 2000. Revised December 14. 2000
Date Posted; Seotember 1. 2000
Date Notice Mailecj: Sember 1 2000
Considered b .
On: v tJt> Council Resolution No, z,U . 00
N.O.D filed: t#cO
g:\DowntownSpecPlans\NegDec.
LOCAL CONTEXT
DOWNTOWN SPECIFIC PLAN C I T Y 0 F DUB L I N
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NTERSTATE 5
LEGEND
~ DOWNTOWN CORE SPECIFIC PLAN AREA
l< x >l WEST DUBUN BART SPECIFIC PLAN AREA
Jnv'--"-'1 VILLAGE PAR'r0NAY SPECIFIC PLAN AREA
.
N.T.S.
SEPTEMBER 2000
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DOWNTOWN CORE SPECIFIC PLAN
WEST DUBLIN BART SPECIFIC PLAN
VILLAGE PARKWAY SPECIFIC PLAN
ENVIRONMENTAL
INITIAL STUDY
PA 99-054
PA 99-055
PA 99-056
Lead Agency' City of Dublin
September 2000
Revised: December 2000
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INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed Specific 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 Neaative Declaration and Initial Studv were circulated in September 2000. The
revisions to the Plans are described in this revised document. and have been evaluated on the basiS
of their related environmental impacts in this revised document. Because the modifications are minor
in nature and result in no sianificant impacts, recirculation of the Neaative Declaration and Initial
Studv is not reauired under CEQA Guidelines section 15073.5. Additions to the oriainal document
are shown with an underline. and deletions from the document are shown with a SIFil(e threblEli:1.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts. With the policies and proarams are included in the Soecific Plans. no
sianificant impacts will result.
The Initial Study was prepared based upon the location of the project, planning staff review,
field review, comments from City, County and local agencies, studies prepared by consultants, use
of City Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines.
PROJECT DESCRIPTION
The proposed project consists of three specific plans developed for the downtown area of Dublin, the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway Specific
Plan to be considered for adoption by the DUblin City Council. The Specific Plans are intended to direct
the use of land, the design of public improvements, and the design and appearance of private and public
development, including buildings, parking areas, signs and landscaping. The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West Dublin BART Specific Plan areas
related to land use changes and land use intensification. Additionally, the portions of the previously
adopted (1987) Downtown Specific Plan will require repeal with adoption of the plans, to modify sections
of the document relative to Zones 1,2,3,4,7,8,10 and 11 Following Plan adoption, amendment of the
City's Zoning Ordinance will be necessary
The Downtown Core Specific Plan area is generally located between 1-680 to the east and San Ramon
Road to the west, and Amador Valley Boulevard to the north and Dublin Boulevard to the south, and
consists of approximately 51 acres of commercial land uses. The westerly boundary of the Plan area is
the westerly property line of the parcels containing the existing Montgomery WardS and Target retail
stores. The Specific Plan calls for a maximum development potential of 1 ,206,8481,100,110 square feet
commercial, office and mixed-use development and approximately 148 dwellings. The oriainal
environmental initial studv evaluated a maximum development potential of 1.100,110 souare feet for the
area. However, since that time, the Citv Council has discussed an alternative plan to remove the Hioh
Densitv Residential land use for senior housina from the Plan, and maintain the retail commercial use on
the Dublin Place shoppino center site with an increase in FAR to .40. This chanoe, if aooroved, would
increase the souare footaoe of Commercial A retail use in the area bv aooroximatelv 40 000 souare feet.
Additionallv, an increased FAR of .79 was recommended to the City Council bv the Plannino
Commission for the property owned bv Dublin Honda on Amador Plaza Road, which could increase the
potential buildout sauare footaoe of the 2.55acres of Retail/Auto use in the Plan area bv 65,330 square
feet to 87,750 souare feet.
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
LJuolln Planning LJepartment
Downtown Specific Plans
Page "
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the south, The 1-680 freeway forms the southwestern boundary of the area and lies adjacent to the rear
property line of commercial uses. The area consists of approximately 31 acres of restaurants, offices,
retail commercial, service commercial and other non-residential uses fronting on this portion of Village
Parkway A maximum development potential of 1,900,743 1,7139,066 square feet of non-residential and
491 residential dwellings are anticipated at full Specific Plan buildout. The oriQinal environmental initial
study evaluated a maximum development potential of 1 ,750,055 square feet. However, since that time,
the FAR for office uses shown on the Land Use Plan (Exhibit 9) of the SpeCific Plan has been increased
from .87 to 1.00, to add approximately 40,000 souare feet to the total amount of s~uare footaoe in the
area, The hotel proposed on the BART-owned property has also increased in s~uare footaoe by
109,864 square feet from the orioinal proposal evaluated in the document. increasinQ the FAR to 1.12
for that portion of the Plan. The impacts of these increases in s~uare footaoe and FAR's are assessed
In this revised study.
The Village Parkway Specific Plan is generally sited along the east and west sides of Village Parkway
between Dublin Boulevard to the south and Amador Valley Boulevard to the north. The Specific Plan
area encompasses approximately 31 acres of land and has been developed with a mix of retail
commercial, restaurant, office, automotive and similar uses, including the main Dublin Post Office.
Existing types of land uses are anticipated to remain, however, a higher Fioor Area Ratio inCluded as
part of the Specific Plan is intended to encourage intensification of uses with a more pedestrian-oriented
design. Exhibit 3 shows the proposed land use concept for the Downtown Core Specific Plan: Exhibit 4
shows the land use concept for the West BART Specific Plan, and Exhibit 5 shows the land use concept
for the Village Parkway Specific Plan. Two potential alternatives to the roadway desi9n for Villaae
Parkway are considered in this initiai study. The Task Force for the Specific Plan reViewed seyeral
possible alianments, and recommended implementation of a roadway desian that would decrease the
number of traffic lanes and add diaaonal parkina within the existina riQht-of-way. Staff recommends
maintainina the roadway with four lanes of traffic and parallel parkino as it currently exists. with
streetscape desian modifications. All alternatives considered are discussed in this document. as are the
Task Force recommended alternatiye and the Staff recommended desion,
Page 3
Dublin Planning Llepartment
Downtown Specific Plans
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.----------.
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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 Assessors Parcel Number(s): Various
6, Project sponsor's name and address: City of Dublin, Community Development Department, 100
Civic Plaza, Dublin, CA 94568
7. General Plan designations.
Downtown Core Specific Plan Area - Retail/Office
West Dublin BART Specific Plan Area - Retail/Office and Public/Semi-Public Facility
Village Parkway Specific Plan Area ~ Retail/Office and Retail/Office and Automotive
8, Zoning:
Downtown Core Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and PD
(Planned District)
West Dublin BART Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and
M-1 (Light Industrial District)
Village Parkway Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), C-N
(Neighborhood Commercial), and PD (Planned District)
9. Specific Plall 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 Department
Downtown Specific Plans
Page 4
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development adjacent to the Village Parkway Specific Plan area. Westerly of the project area is
San Ramon Road and a portion of the Dublin Place Shopping Center containing retail and
commercial service type uses. Northerly of the project area is Amador Valley Boulevard, retail,
commercial service and office type uses, and medium density residential development. Southeriy
of the project area is 1-580, which also lies adjacent to the alignment of the proposed Bay Area
Rapid Transit District (BART) right-of-way spanning the freeway and connecting with the proposed
BART station in Pleasanton, Adjacent to the freeway on the Dublin side is the proposed West
Dublin BART station area.
12. Other Public Agency Approvals Required: None
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "potentially significant impact" as indicated by the checklist on the following pages.
- Land Use/Planning - Transportation/ - 'Public Services
Circulation
- Population/Housing - Biological Resources - Utilities/Service
Systems
- Geotechnical - Energy/Mineral - Aesthetics
Resources
- Water - Hazards - Cuitural Resources
- Air Quality - Noise - Recreation
- Mandatory Findings
of Significance
Determination (to be completed by Lead Agency): On the basis of this initial evaluation:
~ I find that the proposed project could not have a significant effect on the environment and a
Negative Declaration will be prepared.
_ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described on an attachment
have been added to the project. A Negative Declaration will be prepared.
_ I find that although the proposed project may have a significant effect on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described
on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed.
_ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because all potentia!ly significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the
proposed project.
LJublln Planning Department
Downtown Specific Plans
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Date, Auoust 30. 2000: revised December 14, 2000
For' PA 99-054 -055 & -056
Downtown Core, West DUblin BART & Village
Parkway Specific Plans, GPA
Printed
Janet Harbin, Senior Planner
Evaluation of Environmental Impacts
1) A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each
question. A "no impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone) A "no impact" answer should be explained where it is based on
project-specific factors as well as general factors (e.g. the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis)
2) All answers must take account of the whole action, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required.
4) "Negative Declaration: Potentially Significant Uniess 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 CEQA
processes, an effect has been adequately analyzed in an earlier EIR or negative declaration,
Section 15063 (c) (3) (D) Earlier analyses are discussed in Section 17 at the end of the checklist.
6) Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e.g. general 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 forms.
Uublln Planning Department
Downtown Specific Plans
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Environmental Impacts: (Note: Source of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found in
the attachment to the following checklist.
I. Land Use and Planning. Will the project
a) Conflict with general plan designation or
zoning? (Source: 1)
b) Conflict with applicable environmental
plans or policies adopted with jurisdiction
over the project? (Source. 1)
c) Be incompatible with existing land use in
the vicinity? (Source: 1,5)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 1,5)
e) Disrupt the physical arrangement of an
established community (including low
income or a minority community)? (Source.
2,5)
II. Population and Housing. Would the project:
a) Cumulatively exceed official regional or local
population projections? (Source: 1)
b) Induce substantial growth in an area either
directly or indirectly (e.g. through projects in
an undeveloped area or extension of major
infrastructure)? (Source' 1)
c) Displace existing housing, especially
affordable housing? (Source. 1,2,5)
III. Soils and Geology. Would the proposal result
in or expose people to potential impacts
involving:
a) Fault rupture? (Source. 1,6 )
b) Seismic ground shaking? (Source. 1,6)
c) Seismic ground failure? (Source. 1,6)
d) Seiche, tsunami, including liquefaction?
(Source. 1, 6)
e) Landslides or mudflows? (Source: 1, 6)
f) Erosion, changes in topography or unstable
soil conditions from excavation, grading or
flll? (Source: 1,5,6)
g) Subsidence of land? (Source. 1,6)
h) Expansive soils? (Source: 1,6)
i) Unique geologic or physical features?
(Source. 1,5, 6)
Dublin Planning LJepartment
Downtown Specific Plans
Potentially Potantially Less than No
Significant Significant Significant Imp.ct
Un/ass Imp.ct
Mit/g.red
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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IV. Water Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surtace
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 surtace water in
any water body? (Source: 1,5,6)
e) Changes in currents or the course or
direction of water movements? (Source:
1,6)
f) Changes in the quantity of ground waters,
either through direct additions or
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) Hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or
incompatible uses (e,g. farm equipment)?
(Source: 3)
c) Inadequate emergency access or access to
nearby uses? (Source: 3,4,5)
d) Insufficient parking capacity onsite or offsite?
(Source 1, 3)
Uublrn Planning uepartment
Downtown Specific Plans
x
X
X
X
X
X
X ;>';
X
X
X
X
X
X
X
C; ;>';
X
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e) Hazards or barriers for pedestrians or X
bicyclists? (Source: 1,3)
f) Conflicts with adopted policies supporting X
alternative transportation (e g. bus turnouts,
bicycle racks)? (Source' 1,3,5)
g) Rail, waterborne or air traffic impacts? X
(Source, 1,3)
VII. Biological Resources. Would the proposal
result in impacts to'
a) Endangered, threatened or rare species or
their habitats (including but not limited to X
plants, fish, insects, animals and birds)?
(Source. 1,5,6)
b) Locally designated species (e,g. heritage X
trees)? (Source' 1,5,6)
c) Locally designated natural communities (e,g, X
oak forest, coastal habitat)? (Source, 1,5,6)
d) Wetland habitat (e.9. marsh, riparian and X
vernal pool)? (Source, 1,5,6)
e) Wildlife dispersal or migration corridors? X
(Source' 1,5,6)
VIII. Energy and Mineral Resources, Would the
proposal:
a) Conflict with adopted energy conservation X
plans? (Source' 1)
b) Use nonrenewabie resources in a wasteful X
and inefficient manner? (Source: 1)
c) Result in the loss of availability of a known
mineral resource that would be of future X
value to the region and residents of the
State? (Source: 1,6)
IX. Hazards, Would the proposal involve'
a) A risk of accidental explosion or release of X
hazardous substances including, but not
limited to oil, pesticides, chemicals, or
radiation? (Source: 1,4)
b) Possible interference with an emergency X
response plan or emergency evacuation
plan? (Source: 4, 5)
c) The creation of any health hazard or X
potential health hazards? (Source, 4,5) ,
d) Exposure of people to existing sources of X
potential health hazards? (Source: 1,5,6)
e) Increased fire hazard in areas with
flammable brush, grass or trees? (Source: X
4,5)
X. Noise, Would the proposal result in:
UUOlln i"lannlng LJepartment
Downtown Specific Plans
i"age 9
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a) Increases in existing noise levels? (Source,
1,5)
b) Exposure of people to severe noise levels?
(Source: 1,5)
XI. Public Services Would the proposal result in
a need for new or altered governmental
services in any of the following areas?
a) Fire protection? (Source' 1,4)
b) Police protection? (Source' 1,4)
c) Schools? (Source 1,4)
d) Maintenance of public facilities, including
roads? (Source 1,4,5)
e) Other governmental services? (Source:
1,4,5)
XII. Utilities and Service Systems. Would the
proposal result in a need for new systems
or supplies, or substantial alterations in the
following utilities?
a) Power or natural gas? (Source. 4)
b) Communication systems? (Source: 4)
c) Local or regional water treatment or
distribution systems? (Source: 4)
d) Sewer or septic systems? (Source: 4)
e) Storm water drainage? (Source. 1,4,5)
f) Solid waste disposal? (Source 1,4,5)
g) Local or regional water supplies? (Source.
1,4)
XIII. Aesthetics, Would the proposal:
a) Affect a scenic vista or view? (Source 1, 5)
b) Have a demonstrable negative aesthetic
effect? (Source, 1, 5)
c) Create light or glare? (Source: 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:
Uublin Plannmg Department
Downtown Specific Plans
x
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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I a) Increase the demand for neighborhood or
regional parks or other recreational X
facilities? (Source. 1 A,5)
b) Affect existing recreational opportunities? X
I Source: 1 A,5)
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I Dublin Planning Department Page 11
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 probabie future projects)
d) Does the project have environmental effects
Which will cause substantial adverse effects
on human beings, either directly or
indirectly?
Potentially Potentially Less than No
Signiticant Significant Significant Impact
Unless Impact
Mitiaated
X
X
X
X
Sources used to determine potential environmental imoacts
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 (Seotember 22. 2000: memo from Georqe 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)
Dublin Planning LJepartment
Downtown SpecifiC Plans
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Attachment to Downtown Specific Plans Initial Study
Negative Declaration
PA 99-054
PA 99-055
PA 99-056
Discussion of Checklist
Legend
PS. Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS: Less Than Significant Impact
NI: No Impact
I. Land Use and Planning
Environmental SettinQ
The project site area is the existing downtown commercial area of Dublin. The project site is the location
of approximately 150 acres of retail shops, restaurants, commercial businesses, offices and light
industrial uses with associated roadways and parking areas. Various small parcels remain undeveloped.
No residential development has occurred within the project area.
The City's existing General Plan and Zoning Ordinance envision a mix of retail, lodging, auto service,
restaurant, office and similar uses within the project area.
Proiect Impacts
a) Conflict with genera/ pian designation and zoning? LS The Dublin General Plan designates the
downtown specific plan areas as Retail/Office, Retail/Office and Automotive, and Public/Semi-Public
Facility, which allow retail uses, commercial service uses, and civic type uses. The City's Zoning
Ordinance establishes C-1, Retail Commercial; C-2, General Commercial; C-N, Neighborhood
Commercial; M-1, Light Industrial; and PD, Planned District zoning districts in the project area. Some
land use designations in the Downtown Core and the West Dublin BART Specific Plan areas would
be modified through the general plan amendment process in conjunction with adoption of the land
use plans for these areas; however, the modifications would generally be minor and establish
another commercial type land use compatible with the existing and surrounding land uses. In the
West Dublin BART area, some high density residential use designations are proposed to replace
Public/Semi-Public Facility and Retail/Office designations in close proximity to the BART station
location. This change would be consistent with the intent of the existing General Plan to create a
more transit-oriented area near the proposed BART station. The residential use would support the
surrounding commercial development proposed, and also provide riders for the transit facility The
designation of Public/Semi-Public Facility was placed on a portion of the property in the area with the
anticipation that the BART station would be developed in the general area,
In the Downtown Core Specific Plan area, the intent of the Specific Plan is to retain existing major
retailers (Target, Montgomery Ward and Similar users), and, at the same time, add complementary
smaller scale retail uses, restaurants, entertainment uses and offices to attract a more pedestrian-
oriented clientele. The Specific Plan also calls for the eventual development of a number of plazas
and civiC uses as additional attractors of people to the area. Senior residential housing is proposed
adjacent to the new senior center in the northwest portion of Specific Plan area. This would also be a
complimentary land use which should support the senior center and the surrounding retail
LJublln Planning LJepartment Page 13
Downtown Specific Plans
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commercial establishments. The mixed-use area (high density residential and commercial
combination) shown at the southeast corner of Amador Valley Boulevard/Amador 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+ 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 approval bv the City Council on 6.98 acres within this Plan area has been
evaluated in this assessment. Additionallv an increased FAR of 1.12 for the property adiacent to the
West Dublin BART StatiOn is beinq considered in coni unction 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 villaqesas prooosed with the West Dublin BART Station
development. This is not considered a siqnificant increase nor would it create a siqnificant imoact.
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 chanoes in trio qeneration rates and levels of service related to the land use chanqes from
the orioinal Plans are addressed in the TransportationlCirculation section of this document. These
improvements have been programmed into the Specific Plans. Should FAR's exceedinq these
amounts be proposed with future land use applications, a specific traffic analvsis and land use
analvsis would be required prior to approval to determine the imoacts 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? NL 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 compatibie with and support the surrounding retail commercial uses
in the three areas (refer to Comment a, above), Non-conforminq uses in the Specific Plan area
would be reviewed in accordance with the City's established zoninq requlations. 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 .
Dublin Planning lJepartment
Downtown Specific Plans
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e) Disruption of physical arrangement of an established community? NL The project consists of three
plans intended to direct the land use and future development in the City's central downtown area.
The plan is proposed to be implemented over a five to tef\ seven year period, and will occur as a
gradual replacement of uses with new uses. This method of adaptive reuse of the areas will serve to
integrate land uses, transportation and public improvements within the three Specific Plan areas not
significantiy disrupt the physical arrangement of the downtown. There will therefore be no impacts
regarding disruption of established communities
II. Population and Housing
Environmental Settino
The city population as of January 1, 1999 was estimated by the State Department of Finance to be
28,707 Significant popuiation growth is anticipated for the community based on planned residential
growth in east Dublin, where the City has approved a specific plan calling for residential growth.
According to the Association of Bay Area Governments (ABAG), the total population 0.1 Dublin is
expected to increase to 35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year
2010 Under the proposed Specific Plans, a maximum of approximately 491 residential dwelling units
would be introduced in the West Dublin BART area, and a maximum of approximately 150 residential
dwelling units would be introduced in the Downtown Core area. This is not considered a significant
increase for the region, and would actually establish housing closer to existing services and
transportation than much 0.1 the reSidential development in the City
Proiect Impacts
a) Cumulatively exceed official regional or local population projections? NL The project involves
primariiy retail, office, lodging and similar uses. Although future residential and mixed uses are
envisioned in the West Dublin BART Specific Plan and Downtown Core Specific Plan areas, such
residential uses are intended to support transit-oriented development programs. Although the overall
amount of residential development for the community is anticipated to increase, such increases
would be less-than-significant.
b) Induce substantial growth in an area, either directly or indirectly? NL The majority of the development
that would occur under the Specific Plans wouid be commercial, office and other non-residential type
land uses. Some new residential housing is proposed in the Downtown Core and West Dublin BART
Specific Plan areas, but it would not result in a substantial amount of new dwellings, nor would it
induce substantial growth in the area as iand available for development is limited in this part of the
City Under the proposed Specific Plans, approximately 490 residential dwelling units would be
introduced in the West Dublin BART area, and approximately 150 residential dwelling units would be
introduced in the Downtown Core area. This is not considered a significant increase for the region,
and would establish housing closer to existing services and transportation than much of the
residential development in the City, thereby reducing some impacts associated with growth such as
increased traffic generation.
According to the City's General Plan, the Downtown Core and West Dublin BART Specific Plan
areas are considered a Downtown Intensification Area which would allow up to 200 dwelling units. It
is also stated that the number may be increased if mid-rise, mixed-use buildings, such as that
proposed in portions of the specific plan areas, achieve market acceptance, Additionally, the plan
areas are currently serviced with water, sewer, and roads, and therefore, the specific plans are not
considered growth inducing projects.
Uublln Planning uepartment
Downtown Specific Plans
Page 1~
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c) Displacement of existing housing, especially affordable housing? NI. The project site has been
developed as a retail commercial and office downtown area. It presently contains no housing.
Therefore, there would be no displacement of housing units on the site.
III. SoilS and Geology
Environmental Settino
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 geotechnicai 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 miie to the west The next nearest active seismic faults include the
Hayward and the San Andreas Faults which are located approximately 9 miles southwest, and 27 miles
west-southwest, respectively The ciosest potentially active faults include the (1) Verona, which is
located approximately 3 miles to the south, and (2) the Las Positas, which is located approximately 9
miles to the southeast.
The soil conditions in the downtown area are summarized from previously prepared geotechnical studies
as follows: Medium stiff to stiff lean clays to the maximum depth of about 41.5 feet below site grade
(SSG). The upper 2 to 5 feet SSG consist of dark brown lean clays with varied gravel and sand content
The upper 6 to 12 inches of the ciays 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 BSG at depths ranging from 12 to 13
feet BSG From a geotechnical standpoint, the area is suitable for proposed retail commerciai and
residential development with regard to support of shallow spread foundations and concrete slabs-on-
grade. As this is a currently built and urbanized area, when excavation activities are proposed with
individual projects on specific sites, geotechnical studies specific to that property may be required at that
time.
Proiect Impacts
a) Is the site subject to fault rupture? NI. The risk of fault rupture on the site is anticipated to be low,
since the nearest known active or potentially active faults lie a minimum of one quarter mile away
No impacts would therefore result.
b) Is the site subject to ground shaking? LS. The site as well as the encompassing region is anticipated
to be subject to moderate to severe ground shaking from a number of active and potentially active
faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault
The ground shaking issue is less than significant for properties in the Specific Plan areas because
new deveiopment constructed will be required to adhere to the requirements of the Uniform Building
Code and other seismic safety standards as they are developed over the life of the Specific Plans.
c) Is the site subject to seismic ground failure? NI. Based on previous geotechnic~1 reports and
information for this area of the City, the risk of ground failure would be low Routine enforcement of
provisions of the 1997 Uniform Building Code and recommendations contained in geotechnicai
reports prepared for specific development projects will serve to reduce potential impacts of seismic
ground failure to a less than significant level.
Dublin Planning Department
Downtown Specific Plans
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d) Is the site.subject to seiche, tsunami hazards, including liquefaction? NI Geotechnical investigation
reports for past projects in the downtown conclude that the risk of liquefaction in the downtown is
low This is based on the presence of clay soils on the site which are not prone to liquefaction. There
are no major bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudflows? NL The downtown project area is essentially flat with
little change in slope, therefore, no impacts are anticipated with regard to landslides or mudflows
f) Is the site subject to erosion, changes in topography or unstable soil conditions? LS. The area is
essentially flat and contains no unstable soil conditions. No significant changes in topography are
proposed because the area has been previously graded the past to accommodate existing
development However, future development and construction within the area under the auspices of
the three Specific Plans would result in grading and excavation for additional building foundations,
underground utilities and similar purposes. There would be a possibility of erosion of graded material
and construction debris off of construction sites. The City of Dublin requires preparation and approval
of erosion control plans for all new construction where grading plans are requested. For development
projects involving five acres of land are greater, preparation of Stormwater Pollution Prevention
Plans are also required by the State Water Resources Control Board Adherence to standard erosion
control plans and Stormwater Pollution Prevention Plans will ensure that any impacts related to
erosion will be reduced to less-than-significant levels.
g) Subsidence of land? Ni Minimal subsidence would occur in the area, according to geotechnical
reports prepared for past projects in the downtown. No impacts would therefore result
h) Expansive sails? LS The soils have a low to moderate expansioo potential and moderate shear
strength. Foundations of future buildings and other structures proposed under the auspices of the
Specific Plans wili be reviewed by the City of Dublin pursuant to the Uniform Building Code to ensure
that adequate foundations are provided. Less-than-significant impacts related to expansive soils are
therefore anticipated.
i) Unique geologic or physical features? NL No unique geologic or physical features have been
identified on any of the Specific Plan sites, based upon a review of a topographic survey and a field
visit No impacts are anticipated and no mitigation measures are required.
IV. Water
Environmental Settinq
Surface water exists on perimeters of the West Dublin BART and Downtown Core Specific Plan areas in
the form of open storm drainage channels owned by Alameda County Flood Control and Water
Conservation District (ACFCWCD) Zone 7 site. Stormwater runoff within Specific Plan areas is directed
to regional storm drain facilities owned and maintained by ACFCWCD, which underlie the Specific Plan
areas There are no creeks, wetlands or other bodies of water near the Specific Plan areas
The entire Tri-Valley area is underlain by an extensive underground aquifer The aquifer ranges in depth
between 15 and 500 feet but is no longer used as the primary source of domestic water in the area,
Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months,
which will be pumped out and used for landscape irrigation during dry, summer months.
Project Imoacts
a) Changes to absorption rates? LS The Specific Plan areas have been largely developed over the
past thirty to forty years and covered with Impervious surfaces, including buildings, parking areas,
walkways and other paved areas. Small portions of the areas are either vacant or landscaped to
LJublln Planmng LJepartment
Downtown Specific Plans
Page 11
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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 impelVious surfaces, but would also add additional pelVious
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 OO-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 fiood hazards are included in the Village Parkway and Downtown
Core Specific Plans. Less-than-significant impacts are therefore anticipated with regard to fiood
hazards.
c) Discharge into surface waters or changes to suttece water quality? NI Existing storm drainage
facilities are planned to be used to accommodate stormwater runoff from the Specific Plan areas.
Since the amount of stormwater runoff is not anticipated to increase above existing 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 surtace water? Nt. Adoption of the proposed Specific Plan would have no
impacts to surface waters as ali drainage shall be directed to the existing storm drainage system. No
impacts to surface bodies of water are therefore anticipated,
e) Changes in currents or direction of water movement? Nt. The project would not alter currents or
direction of water movement in nearby water bodies since no substantial changes are anticipated to
the volume of storm water 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 SelVices
District have indicated that adequate water supplies have been identified to selVe the maximum
amount of development envisioned in the proposed Specific Plans.
g) Altered direction of groundwater? LS Nt. The project would not affect groundwater direction, since no
significant subsurface construction is anticipated. In the event that subsurface excavation is
proposed, adooted Citv standards re~uire that specific development proiects, such as those requirino
underoround parkino structures. prepare a site-specific hvdrolooical analvsis with qeotechnical and
soils analysis to determine oroundwater levels. No siQnificant impacts are anticipated related to
altered direction of oroundwater.
h) Impacts to groundwater quality? Nt. 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 SelVices District have indicated
that adequate water supplies have been identified and addressed in future District plans to selVe the
LJublln Planning LJepartment Page 1l:l
Downtown Specific Plans
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maximum amount of development envisioned in the proposed Specific Plans. Therefore, the
projected level of water use is expected to be less-than-significant.
V. Air Quality
Environmental Settina
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the
west, south and east. Most of the airflow into the southern portions of the Valley is accomplished through
two passages in the surrounding hills: the Hayward and Niles canyons. Local wind data show the
frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the
time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the
regional characteristic of restricted vertical dispersion give the area a high potential for regional air
quality probiems.
Proiect Impacts
a) Violation of air quality standard? LS Potential air quality impacts can be divided into short-tem,
construction related impacts and long-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that construction of new buildings under the
auspices of the Specific Plans would generate temporary increases in dust and particulate matter
caused by excavation and grading activities. Construction vehicle equipment on unpaved surfaces
also generates dust, as would wind blowing over exposed earth surfaces. Generalized estimates of
construction air emissions include approximately 1.2 tons of dust per acre per month of construction
activity About 45 percent of construction-related dust is composed of large particles which settle
rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of
dust consists of small particles (also known as PM10). The City of Dublin requires the approval and
implementation of a Construction Impact Reduction Plan as a standard condition of approval for new
construction projects which will reduce short-term air quality impacts to a level of insignificance,
Buildout of the maximum development of the three Specific Plans would add additional vehicular
traffic to this portion of Dublin. These additional vehicles would generate quantities of carbon
monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10).
However, the location of the Specific Plans near major regional transportation corridors (1-680 and
Dublin Boulevard), and the fact that the intent of the West Dublin BART and Downtown Core Specific
Plans is to promote transit-friendly development results in conformity with the Bay Area Air Quality
Management District's Clean Air Plan. The short-tem and long-term impacts to air quality of
approving and implementing the three Specific Plans would, therefore, be less-than-significant.
b) Expose sensitive receptors to pollutants? LS. As stated in V-a above, the impacts to air quality of the
project will be less-than-significant both on the long- and short-term. The project, if approved and
constructed, would add some vehicular trips to the project area, but the development of the new
West Dublin BART Station would also reduce a portion of the vehicular trips in the area. This
increase in vehicular trips is minor considering the fact that many of the trips are multi-purpose trips.
It is unlikely that the project would expose additional sensitive receptors, future visitors, and
residents to significantly higher concentrations of vehicle related pollutants. Any impacts related to
this issue would be iess-than-significant.
c) Alter air movement, moisture, temperature or climate? NI The Specific Plans are intended to
encourage the same general type of development as currently exists on each of the project sites,
Dublin Planmng LJepartment
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 climatic conditions Is anticipated.
d) Create objectionable odors? NL Permitted uses allowed by the Specific Plans include primarily retail,
office, entertainment, lodging and residential land uses none of which are associated with the
release of significant amounts of 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 Seotember. November and
December 2000 ]
Environmental Settinq
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 RdJHopyard Rd. and Hacienda Dr
. Interstate 680 is a six~lane north-south freeway connecting Dublin with local communities in the
Tri-Valley area and regional destinations north and south of Dublin, This freeway accommodates
between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive
. Dougherty Road extends in a north-south direction east of the Specific Plan areas. A major
arterial roadway, Dougherty Road has four travel lanes north of Dublin Boulevard. South of
Dublin Boulevard, the roadway widens to six travel lanes as it crosses over 1-680, a full~access
interchange for eastbound/westbound traffic is located at Doughertyll-580 In the Dublin
Boulevard area, Dougherty Road provides access primarily to commercial and retail areas North
of Dublin Boulevard, the road provides access to residential areas as it approaches Amador
Valley Boulevard.
. Amador Plaza Road. is a north-south street extending from Amador Valley Boulevard south
through Dublin Boulevard. Between Amador Valley Boulevard and Dublin Boulevard, Amador
Plaza Road has two travel lanes and a two-way left-turn lane. South of Dublin Boulevard, the
roadway has two travel lanes and provides access to existing and new retail~commercial land
uses Amador Plaza Road is planed to connect to the new 1-680 southbound onloff ramps
currently under construction.
Dublin Boulevard is a major east-west roadway through the south part of the Village Parkway
planning area. Dublin Boulevard has six travel lanes and raised medians from San Ramon Road
to just east of Regional Street. As Dublin Boulevard approaches Golden Gate Drive, the roadway
narrows to four travel lanes and maintains this configuration east to Dougherty Road. Dublin
Boulevard is designated as a route of regional significant in the Alameda County Congestion
Management Agency's Congestion Management Plan.
. Golden Gate Drive ie 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.
Dublin Planning Department
Downtown Specific Plans
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. Amador Valley Boulevard is located north of the project site and extends in an east-west
direction. East of San Ramon Road, Amador Valley Boulevard has four travel lanes with raised
landscaped medians and is a major arteriai street. West of San Ramon Road, the roadway
narrows to two travel lanes.
. Village Parkway extends from Dublin Boulevard north to Alcosta Boulevard. A major arterial
roadway, Village Parkway has four travel lanes with raised center landscaped and hardscaped
medians. Between Dublin Boulevard and Amador Valley Boulevard, Village Parkway provides
access to commercial land uses. Continuing northward, this roadway provides primary access to
residential areas off of Tamarack Drive, Brighton Drive and Davona Drive. A new northbound on-
ramp to 1-680 from Village Parkway recently opened.
. San Ramon Road is oriented in a north-south direction west of the three Specific Plan areas. A
major arterial roadway, San Ramon Road has six travel lanes and raised medians north of 1-580
North of Amador Valley Boulevard, San Ramon Road narrows to four travel lanes. In the Specific
Plan areas, the roadway provided access to commercial and retail businesses. San Ramon Road
is designated on System (MTS) roadway by the Aiameda County Congestion Management
Agency
. Starward Drive extends from Amador Valley Boulevard north and has two travel lanes, It provides
access to residential areas north of the Specific Plan areas,
. Donohue Drive is oriented in a north-south direction and provides access to residential areas
north of Amador Valley Road. A two-lane residential street, Donohue Drive extends north from
Amador Valley Boulevard.
. Clark Avenue extends between Village Parkway north across Dublin Boulevard to Maple Drive. A
two-lane roadway, Clark Avenue provides access to commercial areas south of Dublin Boulevard
and residential areas north of Dublin Boulevard.
. Civic Plaza/Sierra Court. Civic Plaza is a wide, two-lane street extending south from Dublin
Boulevard providing access to Dublin City Hall and Police Department headquarters. Civic Plaza
is not a through street. Sierra Court extends northward from Dublin Boulevard (opposite Civic
Plaza) and is a two-lane road, The roadway provides access to light industrial and residential
areas.
. Dublin Court extends southeast from Dublin Boulevard and is located east of the Specific Plan
areas. A wide, two-lane road, Dublin Court provides access to retail and commercial areas.
. Lewis Avenue is a short, two-lane street extending east-west between Village Parkway and
Portage Road. Lewis Avenue provides access to commercial and office areas off of Village
Partway before accessing residential areas east of Village Parkway
. Tamarack Drive extends in an east-west direction on both sides of Village Parkway A wide, two-
lane road, Tamarack Drive provides access to residential areas north of Amador Valley Road.
. Brighton Drive extends in an east-west direction on both sides of Village Parkway A wide, "lWO-
lane road, Brighton Drive provides access to residential areas north of Tamarack Drive.
. Davona Drive extends between Village Parkway and Alcosta Boulevard. A two-lane residential
street, Davona Drive also provides through vehicle access from Village Parkway areas to 1-680
via Alcosta Boulevard.
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The Livermore Amador Valley Transit Authority ("WHEELS") provides bus transit service through the
Dublin area. Bus routes serving the downtown Dublin area include Routes 3,4, 10 and 2011202.
Regional transit to and from the Dublin area is provided by the Bay Area Rapid Transit District (BART).
BART opened a DublinlPleasanton station in the late 1990's, located approximately one mile east of the
project site. A recent proposal has been s'-Jbmitted 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 11 bikeway lane, to be
opened with the completion of the roadway improvements. Public sidewalks have been constructed
adjacent to many of the streets within and adjacent to the Specific Plan areas.
The City commissioned a traffic consultant (Omni-Means, transportation consultants) to prepare a traffic
analysis regarding transportation and circulation impacts of approving and implementing the three
Specific Plans.
General Plan Transportation Policy Framework
The Generai Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection by comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to "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 (V/C .91
or greater) (General Plan Guiding Policies 5.1 1 B and C).
Sicmificance 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 Impacts
a) Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips
and traffic congestion on the local roadway network, which could deteriorate existing levels of service
on some affected roadways. Table 1, summarizes existing traffic conditions in and around the
Specific Plan sites, which also includes anticipated traffic from approved but not yet constructed
projects. The table also shows anticipated traffic impacts for the same intersections at full build out of
maximum Specific Plan densities. For two of the intersections, Golden GatelDublin Boulevard and
Amador PlazalDublin Boulevard, projected traffic would exceed City thresholds of significance For
these two intersections, the Specific Plans require the installation of traffic improvements as part of
Specific Plan development to raise the future Level of Service to comply with City standards.
Additional roadway widening improvements would be needed with the projected traffic volumes.
Golden Gate Drive would require widening to four travel lanes with two-way left-turn lanes between
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Dublin Boulevard and St. Patrick Way To accommodate the projected development in the Plan area,
the eastbound Dublin Boulevard approach at Amador Plaza Road should be widened and restriped
to include a separate riqht-turn lane. Amador Plaza Road is already planned for widening to four
travel lanes in the City s Capital Improvement Program budget If St. Patrick Way is extended to
Regional Street with future development, Regional Street should also be widened to four lanes with a
two-way left-turn lane between Dublin Boulevard and St Patrick Way
To offset overall development impacts in the downtown area, including the BART related traffic,
Dublin Boulevard is currently proposed for widening to six travel lanes between Sierra Court and
Doughtery Road. A second eastbound right-turn lane would be installed on Dublin Boulevard at
Doughtery Road, and the eastbound Dublin Boulevard approach at Golden Gate Drive would be
widened and restriped to include a separate riqht-turn lane. The eastbound approach to Reqional
Street would also be widened and re-striped to include a separate riqht-turn lane. Ultimate
eastbound approach qeometrics would include one left-tum lane, three throuqh-Ianes and one riqht-
turn lane, The traffic analysis also assumes the installation of certain traffic improvements within and
near the Specific Pian areas that have already been approved by the City or which are programmed
in the City's Capital Improvement Budget.
These improvements would be completed in stages associated with the development of properties in
the area. For instance, the extension of St Patrick Way to Regional Street would be implemented
with the development of the hotel and residential project proposed adjacent to the BART station and
the redevelopment of adjacent industrial sites, such as the Cor-o-Van's site. Some additional
propertv mav be required in order to complete the roadway improvements: however. the extent of
that required is unknown at this time.
Since the oriqinal environmental analvsis was prepared in September 2000, an increase in the FAR
and square footaqe for the development of the site adiacent to the West Dublin BART Station has
been proposed. Jones, Lanq, LaSalle, the proiect sponsor, has submitted a development proposal
which shows an increase in square footaoe of 109,864 square feet for the hotel portion of the prolect
from the oriqinal conceptual plan reviewed by staff, Accordinq to Omni-Means, the traffic consultant
for the Specific Plan, even thouoh there will be an increase in square footaoe, increasinq the FAR on
the propertv to 1,12, no increase in traffic or deqradation of the LOS in the area is anticipated as
traffic aeneration rates are based on the number of rooms in the hotel. This number (240 rooms)
has remained unchanaed from the oriqinal conceptual plan submitted by the project sPonsor.
Under consideration bv the Citv Council, also, is a request from Morrison and Foerster, reoresentinq
AMB, a potential purchaser of the Cor-o-Van warehouse site, requestinq an increase in the FAR
from ,87 to 1,00 for the portion of that property shown as Office on the West Dublin BART Specific
Plan Land Use Plan (Exhibit 9 of the Specific Plan). All areas shown in the Plan as Office total
approximatelY 6.98 acres. It was determined that all of the properties shown in the Office land use
cateqorv of the SpeCific Plan should be allowed to benefit from the increased FAR. Therefore,
because traffic oeneration rates are dependent on FAR's, a FAR of 1.00 was applied to 6.98 acres
and tested by the traffic consultant This FAR would create aooroximatelv 40,000 square feet more
of office space than a FAR of .87. Althouah this increased square footaae would qenerate more
traffic over that orioinallv shown in the table, the traffic consultant has indicated that the increase
would not qenerate a siqnificantamount of additional traffic and the policies and proqrams related to
traffic in the SpeCific Plan are adequate for this increase (refer to Attachrnent 15, December 8, 2000
letter from Omni-Means)
In the DowntOWn Specific Plan area, the City Council is considerino removal of the Hioh Density
Residential or senior housinq eiement of the Plan in the northwest corner of the Plan area adiacent
to Amador Vallev Boulevard. If the use of the property remains as Retail/Office (shown as
Commercial A on the Land Use Plan, Exhibit 9, of the Specific Plan), an increase in the FAR for the
site to .40 would occur under the Plan, reflectinq that proposed for the other portion of the shoppinq
center. This would increase the potential square footaoe for the site by approXimatelY 40,000 square
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feet AccordinQ to the City'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 mav operate at
LOS "D" rather than LOS "C". LOS "0" is qenerallv considered an acceptable level of service, so
althouQh trips would increase, it would not be a siQnificant increase and will be adequately addressed
bv the pOlicies and prOQrams in the Soecific Plans.
At their meetinQ on October 24, 2000, the PianninQ Commission sUQQested revisions to be included
in the Downtown Core Specific Plan, and also in the General Plan Amendments for the oroiect. The
Commission sUQQested a chanQe in the FAR for a 2.55 acre RetaillAuto use properly to reflect a
request by Kenneth and Marc Harvev of Dublin Honda for property on Amador Plaza Road. The
~hanQe modifies the FAR from 0.20 (or 22.420 square feet with the existinQ development on the site)
to 0.79, resultinQ in a development potential of 87,750 square feet This chanqe would provide for
consistencv between the FAR of the Honda dealership propertv and that of the adiacent property,
former site of Shamrock Ford, at the corner of Dublin Boulevard and Amador Plaza Road. It is not
anticipated that traffic in the area would increase with this FAR increase as the existinq use would
remain the same, and the additional square footaQe would be utilized for storaQe and office soace
associated with that use. The policies and proqrams in the Specific Plans should be adequate for the
proposed land use Any land use change application for this profterty in the future would require a
land use and traffic analysis to evaluate the irnpacts on the Speci ic 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 closer to business storefronts
and to change the streetscape in the area. Alternative 1, as shown in Exhibit 10A of Appendix
AS of the Specific Plan, would provide four lanes of traffic on Village Parkway (two lanes in each
direction) combined with diagonal parking along the street frontage in selected locations. There
are approximately 60 existing parallel parking spaces along Village Parkway at this time, and 121
parking spaces could be provided with this alternative.
A four-foot class III bicycle lane would be located between the diagonal parking and the right
traffic lane, The sidewalk would be widened from five feet (existing right-of.way is eight feet) to
10 feet to provide enough space for increased pedestrian use. Two new crosswalks for
pedestrians would be provided in mid-block locations with caution signals, Each traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width.
In the Consultant's Report of the Transportation Impacts for the Proposed Village Parkway,
Downtown Core, and West BART Station Specific Plans prepared by Omni-Means for the
Downtown specific plans, the consultant determined that this alternative would create the least
potential roadway impacts of the four alternatives and recommended it for implementation. This
determination was based on the following: 1) four travel lanes would be maintained; 2) diagonal
parking would provide additional spaces close to business frontages; and, 3) bicycle traffic would
be provided on the street (however, this could create some conflicts between motorists backing
out of spaces and bicyclists). Some confiicts may occur between through vehicles and those
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backing out of spaces, but the bike lane should provide a buffer zone, thereby reducing the
potential for conflict.
The total right-of~way (ROW) required for this option would be 115 feet. As the roadway ROW is
currently 100 feet, an additional seven feet six inches of ROW on each side of the street would
need to be obtained from property owners, Implementation of this alternative would require a
publiclprivate partnership, or joint partnership between private property owners and the City to
balance the cost of improvements This alternative requires a high degree of cooperation and
commitment by both the City and the property owners on Village Parkway to be successful. The
preliminary cost estimate for improvements related to this alternative is $2,005,000
Alternative 2 - Alternative 2, as shown in Exhibit 7B of the Specific Plan (see attached disgram)
and Exhibit 10B of the appendix, would provide four lanes of traffic on Viliage Parkway (two lanes
in each direction) combined with diagonal parking along the street frontage in selected locations,
and the bicycle lane would share the sidewalk with pedestrian traffic. The sidewalk would be
widened t012 feet to provide enough space for the shared use Two new crosswalks for
pedestrians would be provided in mid-block locations with caution signals. Each traffic lane
wouid be 12 feet and the center median would be reduced from 16 feet to 14 feet in width. The
total right-of-way (ROW) required for this option would be 118 feet. As the roadway ROW is
currently 100 feet, an additional nine feet of ROW on each side of the street would need to be
obtained from property owners.
The consultant's report determined that this alternative was adequate for roadway circulation;
however, maintaining the bike lane on the sidewalk could be problematic in the downtown retail
district due to pedestrianlbicycle conflicts on the adjacent sidewalks. Additionally, the alternative
does not provide a buffer area between the outside lanes and vehicles backing out of the
diagonal parking spaces. This could be disruptive to traffic flows during peak hours of traffic.
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for improvements related to this alternative is $2,170,000.
Alternative 3 - The alternative preferred by the Task Force was Alternative 3, as shown in Exhibit
10C, which would provide two lanes of traffic on Village Parkway (one lane in each direction)
combined with diagonal parking along the street frontage in selected locations. A total of 81
parking spaces could be provided with this alternative. A six-foot Class III bicycle lane would be
located on the roadway between the diagonal parking and the through traffic lane. Two new
crosswalks for pedestrians would be provided in mid-block locations with caution signals. Each
traffic lane would be 12 feet and the center median would be reduced from 16 feet to 14 feet in
width. The Task Force also suggested that the median be reduced in height for better visibility
for pedestrians crossing the street.
The total right-of-way (ROW) required for this option would be 100 feet. As the roadway ROW is
currently 100 feet, no additional ROW would need to be obtained from property owners. The
amount of ROW needed for this alternative is less than that required for the other options
considered, but it would reduce the number of through traffic lanes from four to two, thereby
slowing traffic considerably In slowing traffic on the roadway, Alternative 3 would also create
additional congestion on Village Parkway during peak hour periods, and traffic may be diverted to
Amador Plaza Road and streets with less capacity in the vicinity With the existing level of traffic
plus approved projects' and BART's estimated traffic volume, the traffic consultant's estimate is
that the level-of-service (LOS) on Village Parkway would operate at LOS F (unacceptable level),
decreasing from LOS C (acceptable level) with this alternative Additionally, the LOS at the
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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 publiclprivate partnership, or joint partnership
between private property owners and the City to balance the cost of improvements, but to a
lesser degree than Alternative 1 and 2. This alternative requires cooperation and commitment by
both the City and the property owners on Village Parkway to be successful. The preliminary cost
estimate for this alternative is $1,050,000, and is the lowest cost alternative when compared to
the other three alternatives,
Alternative 4 - Alternative 4, as shown in Exhibit 10D, would provide four lanes of traffic on
Village Parkway (two lanes in each direction) and a four-foot bicycle lane. Diagonal parking
would be provided along the frontage of businesses in selected locations, but it would be
separated from street traffic by narrow medians. A total of approximately 106 parking spaces
would be provided with this alternative along Village Parkway Drive aisle entrances would
provide access to these separated parking areas. Two new crosswalks for pedestrians would be
provided in mid-block locations with caution signals, Each traffic lane would be 12 feet and the
center median would be reduced from 16 feet to 14 feet in width. The total right-of-way (ROW)
required for this option would be 128 feet. As the roadway ROW is currentiy 100 feet, an
additional 14 feet of ROW on each side of the street would need to be obtained from property
owners.
This altemative 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 wouid 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 altemative
Staff has several concerns reoardino narrowino Villaoe Parkwav to two lanes of traffic and addino
diaoonal parkino. as preferred bv the Task Force. Vehicle trip diversion may occur, as discussed in the
previous section, and adversely affect the adiacent neiohborhood to the east. This could affect the
aualitv of life for that portion of the City residential area bv creatine safety hazards for residents and
children attendino the neiohborhood school. Noise levels could also increase in the area with the
additional cuHhrouoh traffic. Additionallv, the Alameda County Fire Department and Dublin Police
Department have expressed concerns related to community safety, response time, and the creation of
roadwav hazards in the event that Villaae Parkwav is reduced to two lanes of traffic with diaoonal
parkina within the existino rioht~of-waY. Another option for the alignment of Village Parkway, which is the
staff recommended option (see attached diaaram), is to maintain the existing roadway without
expansion, and continue the use of parallel parking on both sides of the street. Improvements in the
streetscape and sidewalk could be provided as described in the section of this document on design to
encourage increased pedestrian use in the area. Additionally, joint/shared parking shOUld be
encouraged between properties, with fences removed which impede pedestrian access. This option
would require less capital funds for implementation and would create less roadway impacts.
A letter has been received from the Alameda Countv Conoestion Manaoement Aaeney (ACCMA)
commentina on the transoortation and circulation analysis prepared for the Specific Plans. The City's
traffic consultant has responded to these comments in a letter dated December 8, 2000. The ACCMA
stated that the Dublin SpecifiC Plans oualified for analysis usina the Countvwide Transporation Demand
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Model. If another modei is used in a traffic analysis, the model outputs must be compared to those of
the Countywide model. The traffic consultant used a manual distribution model (TRAFFIXl outouts as a
baseline for oeneratino future traffic volumes and has compared their forecasted volumes to those of the
Countywide model in their letter of eXPlanation to the ACCMA. In comparino the two models, the traffic
consultants findinos for the Specific Plan area volumes for the vear 2005 oenerallv exceed those under
the Countywide model. The only location where the models differ is at the intersection of DUblin
Boulevard and Villaoe Parkwav, with a laroe amount of trips actually attributable to undeveloped
northeastern Dublin properties. However, the policies and proorams in the Specific Plan would address
these future traffic volumes throuoh the implementation of widenino Dublin Boulevard in this area to
three throuoh lanes from two throuoh lanes. Additionally. the improvements provided at the
intersections of Reoional Street. Golden Gate Drive, and Amador Plaza Road, as discussed above,
wouid fullv address these traffic impacts, All roadways within the Specific Plan studv area would be
operatino at acceptable levels of service ("D" or better) with the proposed mitioation measures in the
Plans. Adherence to traffic and roadway improvements included in the Specific Plans will ensure that
traffic and transportation impacts related to approval and implementation of the Specific Plans would be
less-than-significant. These improvements are included in the Capital Improvement Program for the
Specific Plans.
b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or
incompatible uses (e g. farm equipment)? LS Proposed development and redevelopment of
properties in the three Specific Plan areas will be reviewed by the City of Dublin Public Works, Police
and Fire Departments at 'the time of site development review to ensure that City design standards
are met. Less-than-significant impacts are therefore anticipated with regard to safety impacts.
c) Inadequate emergency access or access to nearby uses? LS M. The proposed Specific Plan makes
provision for new roadways through the project areas. New development proposed pursuant to he
Specific Plans will be reviewed by the City of Dublin Public Works, Planning, Police and Fire
Departments to ensure that adequate access and roadway widths would be provided. Therefore,
adequate access would be provided to all building areas and no impacts would result regarding
access. Althouoh not a potentially sionificant irnpact. for more efficient and routine operations, Police
and Fire have recommended that Villaoe Parkway remain as a four-lane roadway, as recommended
by staff.
Table 1 Existing and Future Traffic Conditions
Intersections
LOS
S
LOS
A 0.32
B 064
AO 35
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D 0.85 C078 D087 DO.89
A 0 36 A 0.54 A 0.48 C079
A 028 A 0.48 B 0.68 E091
B 0.62 CO.80
A 044 C076 AO 58 F 102
A 0.50 0083
A047 AO 60 A 0 47 B 0 66
A040 A 0.51 A 0.42 AO 53
AO 35 A 0.51 AO.36 AO 54
A 0,37 B 0.66 AO.39 C071
C 0,74 DO.90 CO 75 D 0.88
B 0.62 A 0 58 B 0 62 A 0.56
CO 73 DO.85 C072 D 0.85
A A
AO 56 B 0.61
A 0 41 A 0.45
Note: Itaiics text indicates volume to capacity ratio and Level of Service after implementation of Specific
Plan traffic improvements
d) Insufficient parking capacity onsite or off site? LS. Approval of the three Specific Plans and
construction of improvements based on the Specific Plans would increase the demand for on-site
parking within each of the three areas. Parking demand would also be increased due to the planned
presence of the proposed West Dublin BART station, the development of which is not part of the
Specific Plan project Requirements included in each of the Specific Plans require that all new land
uses proposed pursuant to a Specific Plan include on-site parking to meet current City of Dublin
parking requirements. Existino uses are assumed to provide sufficient parkino with applicable Citv
standards on-site at the time of orioinal construction and development. The Specific Plans orovide
that ~xceptions to oarkino reoulations may be allowed for shared use of parking facilities, or in
instances where the Plannino Commission or Citv Council find evidence based on a oarkina analvsis
that a reduced parkino ratio is appropriate due to the oroximitv of the use to oublic transit service.
The Specific Plans also provide that Provil:ign sf additional parking facilities maybe reviewed and
reouired will Be F8'/io'Ned as individual Site Development Review applications are submitted to the
City of Dublin for new construction projects. This review process will ensure that adequate parking is
provided and any parking impacts wouid be less-than-significant.
e) Hazards or barriers for pedestrians or bicyclists? Nt. 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)? Nt. 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? Nt. The proposed project is not sited near operating railroad
facilities, near a navigable waterway or near an airport, Although the West Dublin BART Specific
Plan is located near the proposed West Dublin BART station, the intent of the Specific Plan is to
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promote compiementary land uses adjacent to the planned BART station. Therefore, no impacts are
anticipated.
VII. Biological Resources
Environmental Settino
The Specific Plan project sites are located in highly urbanized areas. With the exceptions of County
drainage channels on the periphery of two of the Specific Plan areas, no wetlands or other bodies of
water exist in or near the site. Existing vegetation includes introduced ornamental landscaping within
planter areas.
Proiect Impacts
a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish,
insects, animals and birds) Nt. The Specific Plan Areas are existing, urbanized downtown areas
The majority of the properties within the plan areas are fully developed. No such species have been
observed in the project areas based on field observations conducted in July 2000.
b) Locally designated species (e,g. heritage trees) Nt. No heritage trees are located on the site,
c) Locally designated natural communities (e.g. oak forest, coastal habitat) Nt. Only introduced,
ornamental vegetation associated with urban development is found on the site.
d) Wetland habitat (e.g. marsh, riparian and vernal pool)? Nt. No wetlands exist on the project site.
e) Wildlife dispersal or migration corridors? NI The Specific Plans represent in-fill development within
an existing urbanized downtown area. There are no wildlife or migration corridors on the site;
therefore, no impacts wouid occur to such resources
VIII. Energy and Mineral Resources
Environmental Settinq
Based on the previous geotechnical surveys of specific properties in the Specific Plan area, no known
deposits of minerals exist on the project site. The Conservation Element of the General Plan does not
reference any significant mineral resources on the project site or in the general area.
Proiect ImDacts
a) Conflict with adopted energy conservation plans? Nt. The proposed project will not conflict with
goals, policies or programs established in the Dublin General Plan regarding energy or energy
conservation,
b) Use nonrenewable resources in a wasteful and Inefficient manner? NI The proposed project is not
anticipated to use resources in a wasteful manner. The project will be constructed in accordance with
the Uniform Building Code and Title 24 of the California Administrative Code, both Qf which require
stringent energy efficient construction methods, such as insulation, thermal pane windows and
installation of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section
8.88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand
methods of irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream
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generated by residences, business and industrial establishments by promoting recycling and similar
programs.
c) Result in the loss of availability of a known mineral resource that would be of future value to the
region and residents of the State? NL The project site is not located in an area designated by the
California State Department of Conservation, Division of Mines and Geology, as having sufficient
mineral resources that are suitable as marketable commodities. No impacts are therefore expected.
IX. Ha:l:ards
Environmental Settinq
The Specific Plan areas are located in previously developed commercial. office and similar non-
residential areas. Existing uses within the West Dublin BART and Downtown Core Specific Plan areas
inClude automobile sales and service uses. Operation of these facilities use oil, grease, soivents and
other potentially hazardous materials. It is anticipated that some or all of these uses would remain in
business after adoption of the two Specific Plans; however, storage and handling of potentially
hazardous materials is controlled by the Alameda County Fire Department, Alameda County Health
Department, Regional Water Quality Control Board and other regulatory agencies..
Proiecl I m pacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to 011,
pesticides, chemicals, or radiation? Nt. 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? NL 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 ? NL 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.
()ublin Planning lJepartmenl
Downtown Specific Plans
Page 3D
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X. Noise
Environmental Settina
The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 70 dBA for
commercial areas, while interior areas have a maximum noise level of 45 dBA
The primary existing source of noise in the vicinity of the three Specific Plans is vehicle traffic, autos and
trucks, traveling on adjacent freeways and surface streets. It is anticipated that significant portions of all
three Specific Plan areas are subject to exterior noise in excess of 70 dBA.
Proiect Impacts
a) Increases In existing noise levels? LS Approval of the three Specific Plan and construction of
improvements pursuant to the Plans is expected to incrementally increase noise levels in and
adjacent to the three planning areas. Noise increases would include temporary noise increases,
associated with construction activities and long-term permanent noise levels, associated with
additional vehicular trips and operational noise (mechanical noise, unloading of goods and similar
activities) Given the high levels of noise already on the site caused by nearby freeways, increases in
.noise levels are anticipated to be less-than-significant.
b) Exposure of people to severe noise levels? LS The West Dublin BART and Downtown Core Specific
Plans both allow residential dwellings as permitted uses. Site specific review will be performed during
Site Development Review for residential projects to ensure compliance with City interior and exterior
noise standards. Noise studies may be required for individual projects. With adherence to City
noise standards, less-than-significant impacts would occur with regard to exposure of people to
noise impacts.
XI. Public Services.
Environmental Settinq
The project site is served by the following service providers:
. Fire Protection. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous
materials control and public education services.
Police Protection. Police protection is provided by the City of Dublin Poiice Department which is
headquartered in the Civic Center The Department, which maintains a swom staff of 31 officers,
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
Schools. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high school services within the community SchoolS which would serve the
project include Dublin High School (grades 9-12) and Welis Middle School (graded 6-8). Grades
K-5 could be served by one of three elementary schools within the District.
. Maintenance. The City of Dublin provides public facility maintenance, including roads, parks,
street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Dublin Planning ()epartment Page ;;1
Downtown SpeCific Plans
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Other Qovernmental services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services.
Library service is provided by the Alameda County Library with supplemental funding by the City
of Dublin
The City of Dublin has adopted a Public Facilities Fee for all new residential development in the
community for the purpose of financing new municipal public facilities needed by such development.
Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center
Complex, construction of a new library, expansion of the existing senior center, acquisition and
development of new community and neighborhood parks and similar municipal buildings and facilities
Future applicants for development pursuant to the Specific Plans would be required to pay this fee
Environmental Impacts
a) Fire protection? LS, Approval of the three Specific Plans and future construction in compliance with
the Specific Plans would incrementally increase the demand for fire and emergency calls for service
since additional building square footage would be added to each site As part of the site development
review process for individual buildings, specific fire protection requirements will be imposed to ensure
compliance with appiicable 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, instaliation 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
development would likely generate a minimal amount of students to be served by the Dublin Unified
School District, there couid be an incremental increase in the number of school-aged children, As
part of subdivision and site development review of future residential projects, coordination will occur
with school district officials to ensure that less-than-significant impacts would result,
d) Maintenance of public facilities, including roads? LS Approval of the Specific Plans and construction
of individual development projects pursuant to the Plans would incrementally increase the need for
maintenance of public facilities. Payment of public facility fees to the City of Dublin by individual
projects would ensure that future maintenance impacts would be reduced to less-than-significant
levels
e) Other governmental services? LS Approval of the Specific PI"lns would represent incremental
increases in the demand for general governmental 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.
()ublln Planning LJepartment
Downtown Specific Plans
Page :;2
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XII. Utilities and Service Systems.
Environmental SettinQ
The project site is served by the following service providers'
.
Electrical and natural gas power' Pacific Gas and Electric Co.
Communications: Pacific Bell and AT&T Cable.
. Water supply and sewage treatment: Dublin San Ramon Services District
. Storm drainage. City of Dublin and Zone 7
Solid waste disposal: Dublin-Livermore Disposal Company
Environmental Impacts
a) Power or natural gas? Nt. According to representatives from Pacific Gas and Electric Company,
adequate facilities exist in the vicinity of the project to provide power and natural gas service.
b) Communication systems? NI Pacific Bell and AT&T Cable, communication facilities presently exist in
the near each of the three Specific Plan sites.
c) Local or regional water treatment or distribution systems? Nt. Water services are provided to the
area by the Dublin San Ramon Services District (DSRSD) According to representatives of the
District, adequate long-term water resources exist to serve future development envisioned in each of
the Specific Plans. However, an upgrade to a 12"loop waterline from Regional Street to Amador
Plaza Road may be required with new development, but the District will need to evaluate the system
when specific projects are submitted.
d) Sewer or septic systems? LS Sewer services are provided by DSRSD Untreated effluent would
be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being
discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San
Francisco Bay DSRSD officials indicate that adequate capacity exists within the regional treatment
facility to accommodate the proposed Specific Plans. However, the District may need to replace the
8" sewer main line with a 12" line in Dublin Boulevard if development occurs at the intensity proposed
with the Specific Plan. This will also require further evaluation when specific projects are submitted.
Less-than-significant impacts would therefore result regarding sewer treatment facilities.
e) Storm water drainage? LS This topic was previously addressed in Section IV, Water
f) Solid waste disposal? LS The City of Dublin contracts with Livermore-Dublin Disposal Company to
collect solid waste from households and businesses and transport it to the Altamont Landfill, located
in eastern Alameda County The Landfill currently has an anticipated capacity until the year 2005
and plans are underway to extend landfill capacity for an additional 50 years.
Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the
City's waste stream complies with state requirements for reduction of solid waste. The most current
information available indicates that Dublin exceeds state requirements for reducing solid waste.
lJublln Planning ()epartment
Downtown Specific Plans
Page 33
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Although approval of the proposed Specific Plans will incrementally increase the amount of solid
waste, any such increases will be insignificant because the existing facility would be able to be
accommodated given the existing solid waste facilities and resources. As stated in VIlI-b above, the
City is mandated by AS 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 Settino
The Specific Plan areas are located within existing urbanized areas and are not located adjacent to
scenic highways.
Environmental Impacts
a) Affect a soenic vista or vievv? NI. The proposed Specific Plan includes development programs to
intensify existing land use patterns. Each Specific Plan contains height and bulk requirements to
ensure that scenic vistas from surrounding areas would not be blocked. The Specific Plans establish
a heiQht limit of six stories for the Downtown Core and Villaoe Parkwav areas. The Plannino
Commission has recommended a heiQht limit of ten stories for the West Dublin BART Specific Plan
area to the Citv Council. which is common with development in most urban downtowns and
development near freeways. The City Council mav determine that ten stories is aopropriate for this
area due to its location near the BART Station. a maior transit facility. and the 1-580 and 1-680
freeways Review of individual proiects in accordance with the desiQn ouidelines related to
reduction in bulk and Quality of desion as detailed in the Specific Plan will result in less-than-
sionificant 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 Settino
The project site has been developed for a range of commercial and similar non-residential areas. No
cultural resources remain on the graded surface of the site. Since surface improvements are less than
fifty years old or newer, no historic resources exist on the site.
Dublin Planning Department Page :34
Downtown Specific Plans
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Proiectlmpacts
a-d) Disturb paleontological, archeological, religious or cultural resources? LS No cultural resources
remain on the graded surface of the site. Any cultural resources buried beneath the ground surface
would be re~buried by individual deyelopment projects proposed to implement a Specific Plan. The
possibility exists that cultural resources including paleontologicai, cultural, historic or archaeological
could be buried on the site and discovered during excavation. Each individual project proposed
pursuant to a Specific Plan will be conditioned to protect buried archeological and paleontological
resources. With adherence to this condition, less-than-significant impacts would result to cultural
resources.
XV. Recreation.
Enyironmental Settino
Each of the Specific Plan areas have been developed with commercial, office, entertainment, lodging
and similar uses. No parks or recreational facilities exist on any of the Specific Plan sites.
Proiect Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS
Construction of new residential dwellings pursuant to the West Dublin BART and Downtown Core
Specific Plans would incrementally increase the demand for local and regional parks and recreational
facilities. However, it is anticipated that the majority of new dwellings would either be oriented to
senior citizens or non-family households, typical of higher density, multi-family housing. Therefore,
expected park and recreational demand would be less-than-significant. Future builders of residential
dwellings would be also be required to pay a Public Facility fee to the City of Dublin, which includes a
contribution toward construction of new parks in the city Additionally, the plans call for some plaza
areas to be created in the three specific plan areas which could provide opportunities for outdoor
recreational activities.
b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site that would
be affected by the project.
XVI. Mandatory Findings of Significance
a) Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self~
sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict
the range of a rare or endangered piant or animal or eliminate Important examples of the major
periods of Cailfomla history or prehistory? NI The preceding anaiysis indicates that adoption and
implementation of the Village Parkway Specific Plan, the West Dublin BART Specific Plan and the
Downtown Core Specific Plan would not have a significant adverse impact on overall environmental
quality, including biological resources or cultural resources.
b) Does the project have the potential to achieve short-term, to the disadvantage of long-term,
environmental goals? NI The project represents an example of in-fill development near a proposed
major transit station which will be sited in an area surrounded by major regional transportation
corridors. No long-term environmental impacts will occur
Uublm Planning uepartment
Downtown Specific Plans
Page 35
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c) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the
effects of probable future projects). LS Although incremental increases in certain areas can be
expected as a result of constructing this project, including additional traffic, short-term air emissions
and need for public services and utilities, the project site lies within an already urbanized area and
sufficient capacity exists within service systems to support the anticipated amount of development
planned as part of the three Specific Plans.
d) Does the project have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly? NI. Due to project design and site characteristics, approval and
implementation of the three Specific Plans involve no impacts that would adversely effect human
beings, either directly or indirectly
Initial Study Preparer
Janet Harbin, Senior Planner
Jerry Haag, Consulting Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study'
City of Dublin
Eddie Peabody Jr., AICP, Community Deyelopment Director
Lee Thompson, Public Works Director
Keyin 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, 1 g90
Dubiin Zonino Ordinance, Adopted September 1997
Draft Downtown Core Specific Plan, City of Dublin, September AU!j~!:I, 2000
Draft Villaoe Parkway Specific Plan. Citv of Dublin, September !\!l!jlOsl, 2000
Draft West Dublin BART Specific Plan, City of Dublin September August, 2000
Consultant's Report on the Transportation Impacts for the Proposed Village Parkway, Downtown
Core and West BART Station Specific Plans, prepared by Omnl-Means, L TO , August 28, 2000;
secondarv revisions to the Omni-Means traffic analysis (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.
lJublln I-'Iannlng lJepartment
Downtown Specific Plans
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EXHIBIT 7A
Staff Recommendation
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RESOLUTION NO. 226 - 00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* ~ * *.* * * ~ *
ADOPTING A NEGATIVE DECLARATION
FOR THE WEST DUBLIN BART SPECIFIC PLAN, DOWNTOWN CORE SPECIFIC PLAN,
AND THE VILLAGE PARKWAY SPECIFIC PLAN PA 99-054, PA 99-055, AND PA 99-056
WHEREAS, the City has prepared and approved for adoption the West Dublin BART Specific Plan,
the Downtown Core Specific Plan, and the Village Parkway Specific Plan, which have been prepared
pursuant to Govenunent Code Sec. 65450; and,
WHEREAS, the Specific Plans include permitted land uses, development standards, urban design
gwdelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the City prepared an Initial Study to evaluate the impacts ofthe Specific Plans, the
repeal of portions of the 1987 Downtown Specific Plan, and the General Plan Amendments for consistency
with the General Plan. Based on the Initial Study, the City prepared a draft Negative Declaration for the
project with the finding that the project would not have a significant effect on the envirorunent, because all
mitigation is incorporated in the context of the Specific Plans; and,
WHEREAS, the Specific Plan documents and a complete record of the project is available and on
file in the Planning Department; and,
WHEREAS, a 24-day public reView period was held for the Negative Declaration, from
September 2, 2000 to September 26, 2000; and,
WHEREAS, letters of comment on the Negative Declaration were received during the public
review period and fully responded to in writmg and in the record; and,
WHEREAS, the Negative Declaration was revised on December 14, 2000 to reflect and address
the minor modifications in the Specific Plans as recommended by the Planning Commission and City
Council, and,
WHEREAS, the Planning Commission did hold a properly noticed public hearing on the project on
September 26, 2000 and October 10, 2000, at which time they reviewed and considered the NegatIve
Declaration and all reports, recommendations and testImony before them, and recommended approval to
the City Council; and,
WHEREAS, the City Council did hold a properly noticed public hearing on the project on
November 21,2000 and December 19,2000 and at which time they reviewed and considered the Negative
Declaration and all reports, recommendations and testimony before them; and,
NOW, THEREFORE, BE IT RESOLVED that the above recitals are incorporated in this
resolutIon.
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BE IT FURTHER RESOLVED that the Dublin City Council does hereby find that
A. The Specific Plans and associated actions would not have a significant effect on the environment,
because mitigation is mcorporated into the Plans as part of Plan implementation.
B The Negative Declaration has been prepared in accordance with State and local environmental
laws and guidelines.
C The Negative Declaration is complete and adequate and reflects the City's independent judgment
and analysis as to the environmental effects of the proposed Specific Plans, General Plan Amendments and
repeal of portions of the 1987 Downtown Specific Plan.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby adopt the Negative
Declaration for P A 99-054, Village Parkway Specific Plan; P A 99-055, Downtown Core Specific Plan;
and, PA 99-056, West Dublin BART Specific Plan, including the Initial Study incorporated herein by
reference.
PASSED, APPROVED and ADOPTED this 19th day of December, 2000
AYES: Councilmembers Lockhart, McCormick, Oravetz, Zika and Mayor Houston
NOES: None
ABSENT: None
Qy:~
ABSTAIN: None
K'/GI12-19-00/reso-SP-negdec.doc (Item 6 4)
GIDowntown Specfic Plon.ICCNDRES.doc
2