HomeMy WebLinkAboutReso 184-05 DubRchStormWaterQua
RESOLUTION NO. 184 - 05
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING A SITE DEVELOPMENT REVIEW APPLICATION FOR A STORM WATER
QUALITY CONTROL BASIN ON A PORTION OF THE PLANNED DEVELOPMENT
DISTRiCT KNOWN AS DUBLIN RANCH AREA H LOCATED WITHIN THE EASTERN
DUBLIN SPECIF1C PLAN AREA NORTH OF INTERSTATE HIGHWAY 580 AND SOUTH OF
THE PROPOSED EXTENSION OF DUBLIN BOULEVARD
P A 05-005
WHEREAS, the Applicant, James Tong (representing Chang Su-O Lin, Hong Yao Lin & Hong.
Lien Lin), submitted an application for a Site Development Review for an 1 1.193-acre lot located within
the area known as Area H of Dublin Ranch in the Eastern Dublin Specific Plan Area. The project site is
known as the Storm Water Quality Control Basin (WQCB). The application also includes a Stage 2
Development Plan; and
WHEREAS, the Project Site generally is located north of Interstate Highway 580 (1-580), south
of the proposed extension of Dublin Boulevard and between the proposed extensions of Brannigan and
Keegan Streets in an area designated as Tassajara Gateway in the Eastern Dublin Specific Plan area; and
WHEREAS, on August 9, 2005 the Planning Commission adopted Resolution 05-047
recommending City Council approval of a Stage 2 Development Plan; and
WHEREAS, in 2000 an Initial Study was prepared for PA 98-070, the Stage 1 Planned
Development approval for Area H (SCH #99-1120412), and a determination was made that the project is
within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program
EIR was certified (SCH #91-103064) in 1993 including revisions to Part 1 of the Responses to Comments
relating to the Kit Fox, the Addendum to the DEIR dated May 4,1993, and a DKS Associates Traffic
Study dated December 15, 1992 ("Eastern Dublin ElR"). The City also adopted a mitigation-monitoring
program, which included numerous measures intended to reduce impacts ITom the development of the
Eastern Dublin area. The timing for implementation of these mitigation measures is summarized in the
adopted Mitigation and Monitoring Program matrix; and
WHEREAS, the Initial Study prepared for P A 98-070, the Program EIR along with all subsequent
Supplements, and the adopted Mitigation and Monitoring Program have been determined adequately to
address anticipated environmental impacts resulting ITom the proposed project for the purpose of
compliance with CEQA; and
WHEREAS, a staff report, dated September 20,2005 and incornorated herein bv reference,
describes and analyzes the Project; and
WHEREAS, the City Council reviewed the staff report and previously prepared environmental
documentation at a duly noticed public hearing held on September 20, 2005, at which time all interested
parties had the opportunity to be heard.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby make the following findings and determinations regarding the Site Development Review (P A 05-
005):
A. Approval of the storm water quality control basin is consistent with the purpose and intent of
Chapter 8.104, Site Development Review of the Dublin Zoning Ordinance.
B. The storm water quality control basin, as conditioned, is consistent with the policies of the
General Plan, the Eastern Dublin Specific Plan, the Stage 2 Development Plan P A 05-005, and
with all other requirements of the Dublin Zoning Ordinance.
C. The storm water quality control basin, as conditioned, will not adversely affect the health or
safety of persons residing or working in the vicinity, or be detrimental to the public health,
safety, and general welfare because the developmem is consistent with all laws and ordinances
and implements the Eastern Dublin Specific Plan and Dublin General Plan.
D. The proposed site development, including site layout, vehicular access, circulation, setbacks,
height, walls, public safety and similar elements, has been designed to provide a desirable
environment tor the development. No structures or on-site parking is proposed.
E. The subject site is physically suitable for the type and intensity of the proposed storm water
quality control basin because it is a level site with area and dimensions that will accommodate
the proposed use.
F. The storm water quality control basin will not impact views because the proposed project
conforms with the Eastern Dublin Scenic Corridor Policies and Standards.
G. Impacts to existing slopes and topographic features are addressed because the property is flat
and there are no significant topographic features.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, including color and building
materials and colors, screening of exterior appurtenances, exterior lighting, and similar
elements have been incorporated into the project, and as conditions of approval, in order to
insure compatibility of this development with the development's design concept or theme and
the character of adjacent buildings anticipated for Area H..
I. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions, and similar elements have been considered to ensure visual relief
and an.attractive environment tor the public.
1. The approval of the Site Development Review for a storm water quality control basin IS
consistent with the Dublin General Plan and with the Eastern Dublin Specific Plan.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby find that
the proposed Site Development Review:
will be harmonious and compatible with existing and future development in the
surrounding area.
Page 20f11
will occur within the Dublin City limits on a site that is planned to be surrounded by urban
uses;
will not displace habitat for endangered, rare, or threatened species;
will not result in any significant negative effects relating to traffic, noise, air quality, or
water quality; and;
is an improvement that will satisfy the requirements of the Regional Water Quality Control
Board to implement a storm water management plan.
BE IT FURTHER RESOLVED that the City Council approves the Site Development Review
application, PA 05-005 for Storm Water Quality Control Basin Dublin located within Area H of Dublin
Ranch as generally depicted on the plans prepared by Conger, Moss & Guillard labeled Attachment 3 to
the September 20, 2005 StatfReport dated received July 22, 2005 stamped approved, and on file with the
Community Development Department; and, the Applicant's written statement, subject to the following
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise all Conditions of Aooroval shall be comolied with orÍor to the issuance of
building permits or establishment of use. and shall be subiect to Planning Dq>artment review and
aooroval. The following codes reoresent those dq>artmentslalZencies resDonsible for monitoring
comDliance of the conditions of aooroval. fPL.l Planning rBl Building. rpOl Police rpWl Public Works
rADM] AdministrationlCitv Attorney rFINl Finance. rFl Alameda County Fire Dcoartment IDSRl
Dublin San Ramon Services District. [CO) Alameda Countv Dcoartment of Environmental Health. rZ7]
Zone 7.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
. . . Prior to: .
.
GENERAL;c SITE DEVELOPMENT REVIEW . .
1. Site Development Review approval. Approval ofSDR PA PL On~going Planning
05-005 is subjcct to the approval ofthe recording of Final
Parcel Map 8640 and a S1I1ge 2 Developmcnt Plan Review for
Lot 3 of Parcel Map 8640 (PA 05-005). The Applicant shall
comply with all standard site development review conditions,
if applieablc, attached hereto as Exhibit A.
2. Permit Expiration. Construction or use shall commence PL On-going DMC
within one (I) year of Permit approval, or the Pennit shall 8.96.020.D
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the permit approval, or, demonstrating substantial
progress toward conIDlencing such construction or use, If there
is a dispute as to whether the Permit has cxpircd, the City may
hold a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation
proceedings in appropriate circumstances. If a Pennit expires,
a new application must be made and proccsscd according to
the requirements o(~is Ordinance. .
-
Page 3 of 11
r-3 Time Extension. The original approving decision-maker may, PL On-going DMC
upon the Applicant's written requcst for an extension of 8.96.020.E
approval prior to expiration, and upon the det<,rmination that
any Conditions of Approval rcmain adequate to assure that
applicable findings of approval will continuc to be met, grant a
time extension of approval for a period not to cxceed 6
months. All time extension rcquests shall be noticed and a
public hearing or public meeting shall be held as required by
the particular Permit.
4. Revocation or permit. Thc permit shaH be revocablc for PL On-going DMC
cause in accordancc with Chapter 8.96 of the Dublin Zoning 8.96.020.1
Ordinance. Any violation of the terms or conditions of this
oermit shall be subicct to citation.
PROJECT SPECIFiC - SITE DEVELOPMENT REVIEW
5. Clean up. The Applicant/Developer shall be responsible for PL On-going
clean up and disposal of project related trash and for
maintainin¡! a clean, litter-rrec sitc. " ".-
6. Controlling Activities. The Applicant /Developer shal1 PL On-going
control all activities on the project site so as not to create a
nuisancc to the surrounding businesses and residenccs.
7. Noise/Nuisances. No loudspeakers or amplified music shall PL On-going
bc Dennitted to. project or bc placed outside ofthc building.
8. Accessory Structures. The use of any accessory structures, PL Installation of
such as storage shcds or trailer/container units used for storage Accessory
or for any othcr purpose. shall not bc allowed on the sitc at any Structure
time unless a Temporary Use Permit is applied for and
appr~ed.
9. Fees. ApplicanrJDcvcloper shall pay all applicable fees in PL Construction
effcct at the time of building permit issuance, including, but
not limitcd to, Planning fees, Building fees, Traffic hnpact
Fees, TYTC fees, Dublin San Ramon Serviccs District fees,
Public Facilities fees, Dublin Unified School District School
Impact fees, Alamcda County Fire Scrvices fees, Alamcda
County Flood and Water Conscrvation District (Zone 7)
Drainage and Water Connection fees; or any other fee that
may be adonted and aPDlicable" ..
JO. Public Art Contribution. ApplicanrJDeveloper shall work PL On-going
with thc City's public art coordinator towards the installation
of Dublic art.
Requirements ~.'-"'- .,-
II. and Standard Conditions. The PL Issuance of
Applicant/Developer shall comply with applicable Alameda Building
County Firc, Dublin Public Works Department, Dublin Permits
Building Department, Dublin Police Serviccs, Alameda
COlU1ty Flood Control District Zone 7, Livermore Amador
Valley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Scrv;ces District
and thc California Dcpartmen! of Hcalth Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvcments
related to this project, the Developer shall supply written
statements rrom each such agency or departmcnt to the
Planning Dcpartment, indicating that all applicablc conditions
requircd have been or will bc met. ..
Page 4 of 11
12.
Required Permits. ApplicantJDeveloper shall obtain an PL
necessary permits required by other agencies (e.g., Alameda
County Flood Control District Zone 7, Alameda County
Health Agency (if necessary), State Water Quality Control
Board, etc.) and shall submit copies of the permits to the
o cnt of Public Works.
Ordinances/General Plan Policies. Applicant/Developer PL
shall comply with thc Subdivision Map Act, City of DubHn
Subdivision Ordinance, City of Dublin Zoning Ordinance,
Public Works Policics, and the City of Dublin General Plan
and the Eastern Dublin Specific Plan.
Removal of Obstructions. AppHcant/Developer shall rcmove PL
an trees including """jor root systems and other obstructions
£rom building sites that are necessary for public improvements
or for public safety as directed by the soils engineer and
Director of Public Works.
Geographic Information System. Once the City PL
EngineerlPublic Works Dircctor approves the development
project, a digital vcctorized file on floppy or CD of thc
Improvement Plans shall be submitted to thc City and DSRSD.
Digital raster copies are not acceptable. The digital vcctorized
files shan be in AutoCAD 14 or higher drawing format or
ESRl Shapefile format. Drawing units shall be decimal with
the precision of 0.00. All objccts and entities in layers shalt be
colored by laycr and named in English, although abbreviations
are acceptable. All submitted drnwings shall use the Global
Coordinate System of USA, California, NAD K3 California
State Plane, Zone III, and U.S. foot. Said submittal shall be
ble to the City's GIS Coordinator.
GradinglSitework Permit and Security. Pursuant to PL
§7.16.620 of the Municipal Code, thc Applicant shan obtain a
GradinglSitework Permit ftom thc Public Works Department
that governs the installation of required site improvements.
Said permit will be based on the final sct of improvement
plans to be approved once all plan check comments have been
rcsolvcd.
As a condition of issuance of said permit, Improvement
Security shall bc posted to guarantee the faithful performance
of the permitted work. Such security shall be in the form of
cash, a certificd or cashier's check, a letter of credit, or a
permit bond executed by thc applicant and a corporate surety
authorized to do business in CaHfornia. The amount of the
security wilt be based on the estimated cost of thc site work
(excluding thc building). The appHcant shall provide an
estimate of these costs for City rcview with the first plan
submittal.
Improvement Plans. Thc Applicant {Developer's Engineer PL
shaH prepare final improvement plans for rcvicw and approval
by the Director of Public Works. Said Improvement plans
shall be based on thc Site Plan and other preliminary plans in
Exhibit A and include, but are not limited to, plan and profile,
stonn drainage, utility, striping, ncw pavement sections per the
approvcd project soils report, and details for the project to the
satisfaction of the Director of Public Works. The
Page 5 of 11
Construction
13.
Through
completion
14.
Construction
15.
16.
Grading
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17.
Construction
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Planmng
Planning
Plann i ng
Planning
Planning
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Applicant/Devclopcr's Engineer shall obtain thc City of
Dublin's On-Site Check List from thc Public Works
Department and shall address any and all iterns applicable to
thc proj ect. Said Check List shall bc part of these conditions
of aooroval.
Emergency Vehicle Access Easement Dedications. PL
Applicant/Developer shall dcdicate all needed emergency
vehicle access casemcnts from each adjacent public strect to
all firc access roads surrounding thc sitc and buildings as
defined by Alamcda County Fire Department and to the
satisfaction of the Director of Public Works.
Construction Noise Management Program/Construction PL
Impact Reduction Plan. ApplicantJDcvcloper shall confonn
to the following Construction Noise Managcmcnt
ProgramlConstmction Impact Reduction measures:
a. Off-site truck traffic shall be routed as directly as practical
to and from the freeway (1-580) to the job site. Primary
route shall bc from 1~580 to Tassajara Road to Dublin
Boulevard. An Oversized Load Pennit shall be obtained
from the City prior to hauling of any oversized loads on
City streets. Truck trnffic shall be restricted to outside the
peak trnffic hours.
b. The construction site shall be watered at regular intervals
during all grading activities. The frequency of watering
should increase ¡fwind speeds exceed 15 miles pcr hour.
Watering should include all excavated and graded areas
and material to be transported off-site. Construction
equipment shall use rccyclcd or other non-potable water
resources whcrc feasible.
c. Construction equipment shall not be left idling while not
In usc.
18.
19.
d. Construction equipment shall be fitted with noisc muffling
devices.
e. Mud and dust carried onto street sur/àœs by constrnction
vehicles shall be cleaned-up on a daily basis.
f. Excavation haul trucks shall use tarpaulins or othcr
effective covers.
g. Upon completion of construction, measures shall be taken
to rcducc wind crosion. Rep]anting and repaving should
be completed as soon as possible.
h. After grading is completed, fugitivc dust on exposed soil
surfaccs shall bc contro11ed using the following methods:
I) lnactivc portions of the construction site shall be
seeded and watered until grass growth is evident.
2) All portions of the site shall be sufficiently
watercd to prevent dust.
3) On-site vehicle speed shall be limitcd to ]5 mph.
4) Use of petroleum-bas cd oalliatives sha11 meet the
Page 6 of 11
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On-going
Through
completion
Planning
Planning
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road oil requirements ofthc Air Quality District.
Non-petroleum based tackifiers may be rcquired
by the City Engineer/Public Works Director.
1. The Department of Public Works shall handle all dust
complaints. The City EnginecrlPubJic Works Director
may require the sCTVices of an air quality consultant to
advise the City on the sevcrity of the dust problem and
additional ways to mitigate impact on residents, including
temporarily halting project construction. Dust concerns in
adjoining communitics as well as the City of Dublin shall
be addressed. Control measureS shall bc related to wind
conditions. Air quality monitoring of PM levels shall bc
provided as required by the City Engineer/Public Works
Director.
J. Construction interference with regional non-project traffic
shall be minimized by:
I) Scheduling receipt of construction materials to
non-peak travel periods.
2) Rounng construction traffic through areas ofleast
impact sensitivity.
3) Ronting construction traffic to minimize
construction interference with regional non-
project traffic movement.
4) Limiting lane closures and detours to off-peak
travel periods.
5) Providing ridc-share incentives for contractor and
subcontractor personnel.
k. Emissions control of on~site equipment shall bc
minimized through a routinc mandatory program of low-
emissions tune~ups.
F~20. S· . C
ecurIty Durmg nnstructinn. PL
a. Fencing - The perimcter of the construction site shall be
fcnccd and locked at all times when workers arc not
present. All construction activities shall be confined to
within thc fenced area. Construction materials and/or
equipment shall not bc operated or stored outside of the
fcnccd area or within the pnblic right-of-way unlcss
approved in advancc by thc PubJic Works Director.
b. Address Sign - A tcmporary address sign of sufficient sizc
and color contrast to be seen during night time hours with
existing strect lighting is to be postcd.
c. Emcrgency Contact - Prior to any phase of construction,
Applicant/Developcr will file with the Dublin Police
Department an Emergency Contact Busincss Card that wi1l
provide 24-bour phonc contact numbers of persons
responsiblc for the construction site.
d. Mak'Tials & Tools - Good security practices shall be
followcd wit ¡ r~pect to storage of buildinj! matcri~!s and
Through
completion
-,-
Page7of11
Planning
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tools at the construction site.
e. Security lighting and patrols shall be employed as
necessary .
Planning .~,.'"
21. Construction Hours. Standard construction and grading PL Through
hours shall be limited to weekdays (Monday through Friday) completion
and non-City holidays between the hours of7:30 a.m. and
6:00 p.m. The Applicant/Dcveloper may request reasonable
modifications to such detennined days and hours, taking into
account the seasons, impacts on ncighboring properties, and
other appropriate factors. by submitting a request form to the
City Engineer/Public Works Director. For work on
Saturdays, said request shall be submitted no later than 5 :00
p.m. the prior Wednesday. Overtime inspcction rates will
apply for all after-hours, Saturday, and/or holiday work.
22. Construction Trash/Debris. Measures shall be taken to PL Through Planning
contain all construction rclated trash, debris, and materials completion
on-site until disposal of -site can bc arranged. The
Applicant/Dcvc1opcr shall keep the aqioining public streets
and properties free and clean of project dirt, mud, and
materials during the construction period. The Developer shall
be responsible for corrective measures at no expcnsc to the
City of Dublin.
23. ConstructionF~ncing. The use of any tcmporary PL Installation of Planning
construction fencing shall be subject to the review and fencing
approval of the Public Works Director and thc Building
Official.
24. Addressing. Address wi1l be ;;;quired for the electric service PL Planning
to eouinment. Providc location of eouioment and service.
25. Construction Drawings. Construction plans shall be fully PL Construction Planning
dimensioned (including building elevations) accurately drawn
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or
Engineer. All structural calculations shall be prepared and
signed by a California licensed Architect or Enginccr. The
sitc plan, landscapc plan and details shall be consistent with
eacb other.
26. Covenants, Conditions and Restrictions. Prior to PL Planning
commencing construction of thc Stonnwater Quality Basin,
Developer shall prepare and record against Dcvc1opcr's
property south of Dublin Boulevard CC&Rs that ensure that
the Stonnwater Quality Basin and the associated amenities,
including landscaping, are maintained in perpetuity. Thc
CC&Rs shall contain financial mechanisms, such as deed
assessments, enforccable by the City that are necessary to
ensure that the property owncrs arc obligated to pay the costs
of maintenance. The CC&Rs shall also include provisions that
require the propCTty owners' association to pay the City's
attorneys' fees in the event that it is cnforces the Property
Owners' Association's obligation to fund maintenance of thc
Stonnwater Quality Basin. The CC&Rs shall be reviewed and
approved by thc City Engineer and City Attorney to ensure
comoliance with this condition of approval.
Page80f11
27. Clarifications and Changes to the Conditions. In thc cvent PL Through Public
that there needs to be clarification to these Conditions of completion Works
Approval, the Directors of Community Development aud
Public Works havc thc authority to clarify the intent of these
Conditions of Approval to thc Applicant/Developer by a
written document signcd by the Directors of Community
Development and Public Works and placed in the projcct file.
Thc Directors also have the authority to make mmor
modifications to these conditions without going to a public
hearing in ordcr for thc Applicant/Developer to fulftll nceded
improvcmcnts or mitigations resulting from impacts of this
project. (PWL~. Thr~gh
28. Maintenance Plan. A Maintenance Plan shall be prepared PL Planning
and subject to approval by the Director of Public Works and completion
the Rel(ÍonaLWater Quality Control Board.
29. Deed of Trust. Immediately upon filing the final map, PL,PW Filing of Planning
Applicant will obtain from City and record a partial Final Map
reconveyauce of the City's cxisting deed of trust recorded
against the proposed projcct which secures a $4.5 million loan
so that thc deed oftrust will affect the remainder oarcel onlv.
BUILDING DIVISION .
30. Building Permits, Codes and Ordinances. The B Construction Building
Applic:mt/Developer shall obtain an necessary permits from
thc Dublin Building Department. All project construction
shall conform to all building codes and ordinances in t:ffcct at
the time of build in I': permits.
3L Building Permit Application. To apply for building permits, B Issuance of Building
the Applicant/Developer shall submit cight (8) sets of Bnilding
construction plans togethcr with [mal site plan and landscape Permits
plans to the Building Department for plan check. Each sct of
plans shall havc anachcd a copy of these conditions of
approval with notations as to how the condition is being
satisfied. The plans shan clearly indicate how all conditions
of approval will be, or havc bccn complicd with. Construction
plans will not be accepted without thc annotated conditions
attachcd to each sct of plans. The Applicant ¡Developer will
bc responsible for obtaining the approvals of all participating
non-City agencies prior tothc issuancc of building permits.
FIRE PREVENTION DIVISION .. .
32. Fire Codes and Ordinances. All project construction shall F Through Fire
conform to all fire codes and ordinanccs in effect at the time of completion
building permits.
33. Access roads. The acccss roads shall be able to support the F On-going Fire
weight of the fire apparatus.
34. Knox boxes. Providc Knox boxes at the gates. The Knox box F On-going CFC 902.4
shall contain a key that opens the gate. Order fonns for thc
Knox box are available atthc firc prevention office. The key
can bc placed in the box during the Fire Department
_ .!!l~pcc~!Ç>n. ..
Pa!le9of11
PUBLIC WORKS . . . . . .
35. Subdivision policies and Ordinances. The PW Through Public
Applica.nt/Dcvclopcr shaH comply with the Subdivision Map completion Works
Act, the City of Dublin Subdivision, Zoning, and Grading
Ordinances, the City of Dublin Public Works Standards and
Policies, and all building and firc codes and ordinances in effect
atthc limc ofbuildinll; permit.
36. Indemnification. Thc Applicant/Developer shall defend, PW On-going Public
indemnifY, and hold harmless the City of Dublin and its agents, Works
officers, and employees from any clalln, action, or proceeding
against thc City of Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the City of Dublin
or its advisOJY agency, appeal board, Planning Conunission, City
Council, Community Dcvelopment Director, ZOlÚOg
Administrator, or any other department, committee, or agency of
thc City relatcd to this project to the extent such actions are
brought within the time period required by Govcmmcnt Code
Section 66499.37 or other applicablc law; provided, however,
that the Applicant/Developer's duty to so defend, indemnifY, and
hold harmless shall bc subjcct to thc City's promptly notifYing
the Applicant/Developer of any said clalln, action, or proceeding
and the City's full cooperation in the defense of such actions or
proceeding~. _ -'-
37. Grading Permits. Applic:urt/Developer shall obtain a PW Grading Public
GradinglSitework Permit from thc Public Works Department for Works
all private gradinl'; and site improvements. ..~
38. Other permits. ApplicanUDeveloper shaH obtain all permits PW Construction Public
required by other agencies including, but not linúted to Alameda Works
County Flood Control and Water Conservation District Zone 7,
California Dcpar1Jru..'I1t of Fish and Garoc, Army Corps of
Engineers, Regional Water Quality Control Board, Caltrans and
provide copies of the permits tothc Public Works D en!.
39. Plans ROd maps. All submittals of plans and Final Maps shaH PW Submittal of Public
comply with the requirements of the "City of Dublin Public plans and Works
Works Department Improvement Plan Submittal Requirements," final maps
and the "City of Dublin Improvement plan Review Check List."
Digital vectorized file. ApplicantIDcvc10pcr shall provide the -.
40. PW Public
Public Works Department a digital vectorized file of the Works
"master" files fur the projcct when thc Final Map has been
approved. Digital rnster copics arc not acceptable. The digital
vectorized files shaH be in AutoCAD 14 or higher drawing
format. Drawing units shall bc decimal with thc prccision ofthe
Final Map. AH objects and entities in layers shall be colored by
layer amI named in English. All submitted drawings shall use
thc Global Coordinate System of USA, C-alifornia, NAO 83
California State Plane, Zone Ill, and U.S. f",~.__.. --
Page 100f11
DUBLIN POLICE SERVICES
41. Compliance. The Developer shaH comply with all applicable PO On-going Police
City of Dublin N<m Rcsid<.'1ltial Secnrity Ordinance
requirements.
42. Emergency response. Pathways around thc site shall be PO On-going Police
designed to support the weight and width of emergency responsc
vehicles to aid 111 policc patrols and emergency rcsponse
situations.
43. Locked gates. Lockcd gates wilrprovide for emergency PO On-going Police
--- vchicle acccss.
44. Restricted areas. Restricted areas will be posted as such. _ PO On:~o,in~ Police
--.
45. No graffiti. The Dcveloper andlor Property OM1Cr shall keep PO On-going Police
the site clear of graffiti vanda1ism <m a regular and continuous
basis at all times.
.....-. .. .,n .,.-- .,.--
PASSED, APPROVED, AND ADOPTED this 20th day of September, 2005:
AYES: Council members Hildenbrand, McCormick, Oravetz and Zika, and Mayor Lockhart
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
:4H}~~
Fawn Holman, City Clerk
G:\CC-MTOS\2005-qt:r3'Sept\09.JO.()~\r~ 'M-05 UR waler butiin.OOc (Item 6.2)
Pa!le 11 of11
CITY CLERK
File # []fJ[lJ~-r2DJ
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 20, 2005
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
.~
FINANCIAL STATEMENT:
PUBLIC HEARING PA 05-005, Dublin lùnc:h ANa H Stage 2
Development Plan and Site Development Review for Wøter Quality
Control Detention Basin /Vi' _____
Report Prepared by: Mike Porto, CQrI.\'uJ/ìng Planner~
1.
2.
3,
4.
Ordinance adupting a Stage 2 Development Plan
Resolution approving Sitc Devclopment Review
Project Plans, Spiral Bound Applicant's Submittal Package
Planning Commission Resolution 05-47 recommending City
Council approval of an Ordinance adopting a Stage 2 Development
Plan .
Planning Commission Resolution ()5-46 referring decision-making
authority and recommending City Council approval of Site
Developm<1!nt Review, with conditions
Plannîng Commission Staff Report dated August 9, 2005, without
attachments
Community Development Director's hearing staff report on
Tentative Pareel Map 8640 dated August to, 2005, without
attachments
Planning Commission Meeting Minutes of August 9, 2005
Community Development Director's Reso1utÎon 05-09 on Tenta.tive
Parcel Map 8640
5.
6.
7.
B.
9,
1.
2.
3.
4.
5,
6.
Open Public Hearing
Receive Staff Presentation
Receive Public Testimony
Close Public Hearing
Deliberate
Waive reading and introduce Ordinance adopting a Stage 2
Developmcnt Plan for PA 05-005 Water Quality Control Detention
Basin in Dublin Ranch Area H
Adopt Resolution approving Site Development Review with
..onditiol1S foc P A 05·005 (project plans attached as Attachment 3)
for th¿ Water Quality Control Detentîon Basin in Dublin Ranch Area
H
7_
No financial impact.
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COPIES TO: Applicant
Property Owner
(p.t
ŒlPAll\200~05.()05 Wat" Qu.it,y P""d Aro.IIICQOCSR 9-211-05 m 'omments.doc
ITEM NO.
lðb'ð
PROJECT DESCRIPTION:
BaeIl.!!round
The Dublin Ranch Master Dcvelopmcnt Agrccment, approved in 1999, covers 1,119 lICI'es. The Dublin
Ranch property is owned by members of the Lin Family and is being sold incrementally to developers for
implementation of the MILStcr Plan. Area H, alODg with Areas F and G, was the subject of a General Plan
and Eastem Dublin Specific Plan land use amendment approved in Mnrch 2000 by Rcsolution No. 35-00.
A Stage 1 Development PIan and l'lanned Development ¡:oning fOT Area H (P A 98-070) was approved by
Ordinance No. 6-00 În 2000. The Land Use amendments and Stage 1 Development Plan established three
development sites within Arca H for General Commercial, Campus Office, and a combination of the two
uses with the ultimate (non-residential) building area ranging from 950,479 squarc fce! to 1,244,945
square feet No residential uses are proposed. The development of Area H would become a componont of
the Tassajara Gateway as shown in the Eastern Dublin Specific Plan.
Area H genernlly is located south ofthe proposed extension of Dublin Boulevard and north of Interstate
Highway 580 (1-580), generally between the propose>d extensions of Brannigan and Kccgan Streets, two
north-south collector streets. Area H, including the WQCB site, currently is vacant grassland fonnerly
used for hay fanning or grazing livestock. It generally is flat with II gentle slope to the south and
southwest at a grade differential approximately four feet. The WQCB site is located in the sO\l.therly
central portion of Area H which abuts 1-580. 'nle site area has been exten:sively fined.
Tentative Par-cel Map 8640, approved subject to conditions at a Community Development Director's
hearing on August 10, 2005, would divide Area. H into three lots. The two sites (A & C) along the
westerly boundary of Area H established by the Stage 1 Development Plan and shown in Ta.ble I, below.
generally would be combined to form Lot I ofPll1"Cel Map 8640. The 11.l93-acre WQCB site (Lot 3)
would be carved from the southwest comer of Site B, designated for Campus Office. The remaining
28.272 acres would become Lot 2 of Parcel Map 8640 IInd would wrap the northerly and easterly
boundaries of the WQCB site. The properties are separated Ii'om 1-580 on the south side by a box culvert
drainage channel, known as tbe G3 chann.el, along the north side of 1-5&0.
The proposed Water Quality Control Basin (WQCB) or water quality pond is an advanced form. of
Detention Basin which allows for an innovative, aesthetic, and ecologica1 approach to addressing storm
water runoff from new development in Dublin Ranch. The site forthc WQCB encompasses 11.193 acres
of the 66.303 acres comprising Area H of Dublin Ranch. (See pages 3 & 4 of the Applicant's submittal
package).
General PlanfSDCClfic PlaD!ZoDinK:
The Amendments to the General Plan and Eastern Dublin Specific Plan, including the Stage I
Development PIIIIl. iIdopted in 2000 generally established three development sites within Area H.
Tentative Parcel Map 8640, subject to approval of the Stage 2 Development Plan, would divide Area H
into 1hese dcvclopment areas as follows:
L.ot Area . :::. . . e" 0'" .....:
Lot 1 26.838 ac. 40.5 % General CommerclsVCam us OfIice
LoU _28.272 ac. 42.6 % Carn us Offiee
Lot 3 11.193 ae. 16.9 % Storm Water Qual' PondlDetention
TOTAL 811.303 Ie, 100.0 %
2~.::a
The use and development as proposed for II Water Quality Control Basin or detention pond would be
consistent with. the Dublin Gtmeral Pbnl, the Eastern Duhlin Specific Plan, and the apPrPved Stage 1
Development Plan in that it Îs a condition of approval, mitigation measure, and a n>:quirement hy the
Rcgional Water Quality Control Board for devclopmcnt on the surrounding and related properties.
Sta~e 2 Development Plan;
The Stage 2 Development Plan essentially is the Planned Development zoning established for the site.
The Stage 2 Development Plan establishes: 1) proposed uses, 2) gençral design concept, and 3)
development standards, including landscaping. The proposed use of the site as 11 water quality control
pond or stonnwatel Detention Basin, along with maintenance by II private property owners associatioIl,
limits. its land use desigr¡ation to private open space OT other private facility. The facility will include
limited pubJic acecss as an open spacc amenity in the form of a pedestrian trail system and public art
space. The proposed development standards call for a minimum setback of 20 feet from the top slope of
the Basin te> the property lines. However, in most areas the Basin area is slIbstantíany wider to
accommodate trails, access road, and lanœcaping. The Basin is a passive open space area with the
prima¡y purpose III; a privately-managed stormwater treatment facility; therefore no public parking hili;
been provided on site. The Stage 2 Development Plan is an attachment to the draft ürdinMIee.
Site Develooment Revle~:
The Zóninß Ordinance ret¡uire~ the Site Development Rcvicw to add~ss issues related to: a) general
dcsign, b) exterior architecture, c) parking, d) circulation, e) landscaping, an.d t) signage. The details of
tills discussion would be used to suppon or ~ect the fu1dinlVJ that are required to approve a Site
Development Review.
As stated above, the Regional Water Quality C,oDtrol Board (RWQCB) has established a requirement for
the Dublin Rmch project to submit and implement a Stonn Water Management Plan (SWlvIP) as pan of
its ;\pprovaL This requirement is stated in the "Trun,vmittaJ o/Order No. R2-2003·0032, Water Quality
Certification and Waster Discharge Requirement, Dublin Ranch Project" dated April 22, 2003. The
proposed project would address the stonn water treatment issues and comply with these requirements
while functioning as a state·of·the·art facility and presenting an aesthetic open space element for the
community.
In the case of this project, no buildings are proposed. However, the strllCtural elements proposed to be
installed are intended to channel, filter, and discharge stormwatcr runoff and drainage in an unobtrusive
and environmentally sensitive manner supportcd by a system of maintenance roads and paths. Pumping
equipment near the outfall along tho;: we$te:rly boundary of the site is proposed to be located below grade
witll manhole access. The integration of the facîlitywith the surrounding area will be its innovation to
provide visulll relief and open space while complying with the water qu<llity requirements and conditions
of the RWQCB. These objectives would be accomplished through speciálized landseaping, a limited
pedestrian trail system, and spa.ce for public I1rt.
Parking
The project site is currently several hundred feet away from on-going development in Area G. Pedestrian
access isn't currently availabl~. Vehicular access for construction and maintenanc~ will be fto¡n
Northsidc Driv~. a freeway ftontago road. The Developer is constructing the project in its entirety which
will include the pedestrian trail/maintel1ance TOad. Until such time 8S development is constructed adjacent
3 Cb'£
to the water quality pond, there will be no need for parking. The Devc:loper has provided an casement
along the northerly side of the Ba:;in for a potentia) roadwilY ¡wd landscaping to aceess Campus Office
uses which surround the Basin on the north and east side. Additionally, proposed development to the
west, General Commercial or Campus Office uses will provide large expansive parking areas. Once
development occurs adjacent to the Basin, adequate off-street and on-street parking will become available.
At thllt time there will be ample opportunity for pedestrians to access the pedestrian trail/maintenance road
from the surrounding businesses will reduce the need for potential parking.
Approval of the Final Parcel Ma.p and Site Development Review has been conditioned to require the
submiasion ofCOllenants, Conditions, and Restrictions (CC&Rs) regarding maintenance of all common
areas and facilities. Access for passive public recreation, maintenance, and emergency vehicles will be
establishcd throu.gh conditions of approval and for recordation of the final map.
Proposed Use:
Within tbe I I. 196-acre Detentiou 1hlSin site, the uses are more specifically dcfined as:
Use ^rca t
Storm water Treatment Area
Maintenance Acces~ and Fronta9'1' Road Access
o n s ace Pedestrian trails and recreational use
Total
6.8 ac.
1.2 ac.
3.2 ae.
11.2 Be.
Stonnwatðr Treatment - III accordance with the Stormwater Quality Managemcnt Plan, the water surface
area wjJI be 4.1 acres with a volume ofl9.5 acre/feet and holding tìme of 48 hours to promote the settlins
of particles and debris. The Basin features and stormwater treatment parameter:; are the primary elements
in accomplishing the purpose ()fthis facility. The storm water runoff will be channeled from two
locations: 1) ftom the north along Grafton Street parallel to Tassl\Íara Creek, and 2) from the east in the
03 channel. Then it will be diverted by gravity flow into the Basin from two inlet structures located along
the south side of the site and discharged into two sedimentation forebays located near the southeast and
southwest comers of the site.
The forebays will be separated from the main Basin by giLbion structures and 6 to 8 foot berms stabilized
with rock and riprap to prevent erosion. When watl'lT within the forebays reaches a certain level, it will
fall into the main Basin area and meander through low flow channels to the peJJI1anent pool. The
permanent pool is equipped with a gravity flow outfall through which the water will be pumped and
discharged back into the G3 channel where it would continue westward.
The shape of the Basin landform along with a variety of slopes wi1l be designed to create visual intcrest
while being cfficient and maintainable. The scdimentation forebays, approximately 150 feet by 50 reet
each, will be permanent pools ringed by native plllIlts. A variety ofaide slopes and elevations within the
main Basin wiJI provide filtration trough for vegetation as well as a biochemical process, The main Basin
floor will be graded to create II series of islands 4 to 8 feet above the minimum pool level. The low-flow
channels would have a minimum depth of 4 feet md a maximum depth 8 feet. Bottom width would be
from 4 to 8 feet with the top width v-.uying bctween 16 and 30 feet. The design is intended to allow II
minimum required holding time of48 hours.
Average depth within the main Basin, excluding fOTebays and pertnanent pool, will be 5 feet; however,
during a 100-year storm event the average depth maybe as high as 16 feet with the forebllYS and
permanent pool potentially being deeper. From the low·flow channels, the water would flow into thc
permanent pool through a number of oxidization 7.ones over series of weirs. In addition to adding a visual
4~2
water element to the Basin, the weirs provide contiv.uous movement and aeration hclping to prevent the
growth of algae and invasive plant species. The pennancnt pool, near the northwesterly boundary ofthe
site, will have a surface area of approximately 11,000 square feet. It will be separated from the
sedimentation forebay near the southwest comer of the sìte by a landscaped divider ridge to reduce the
visual scale of the Basin ILfCB and eliminate the appearance as a large, single d.eptession. The actual depth
and elevation ofthe penn2rtent pool will depend Ilpon the groundwatcr level.
Maintenance and Access ~ h1 addition to the landscape bl,lffer, a road or pathway with a minimum width
Qf' ~ f<:Çt ~çircles the Water Quality Control Basin. Portions ofthc route are accessible by maintenance
vehicle. Primary aceess for maintcnancc vehicles will be from an existing gated entry at the southwest
corner of the site where the end of a cul-de-sac is 10cated on an existing freeway frontage road used to
service CalTrans right-of-way f~)r 1-580 and the 03 flood control channel. Th1s maintenance road forks
into access roads to each of the two sedimentation forcbay¡¡ on citherside of a pedestrian overlook. A
second 15-foot wide path, with gated access offthc perimeter pa.th, also provides maintenance vehic1c
access to two sides of the pennanent pool; a vchÎclc turn-around area is located at the end of path. The
Basin floor also is accessible at three points ITom the maintenance roadS. (See page 5 of7 of AppHcant's
submittal).
Limited public access to the site will be made available in the fòrm of pedestrian psths, cight fect in
width, around the full perimeter ofthe site. Pedestrian access points will be located at the northwest and
northcut comers of the site with a stabilized crushed stone surface suituble for walking, j ogging, cycling,
dog-walking. or ge:nerdI use. A 5-foot high security fence will be used to identify public open space and
limit access to the Basin. This type offence will be an open mesh system between posts with effects
similar to ranch walls or equestrian corrals leading through oak groves and woodlands. Appropriate
signage limiting use by pedestrians IJIld the public would be posted. (See "PlII'king" discussion above).
A second type of fencing would be located along the northerly properly line adjacent to a pedestrian
promev.~ and would include a design feature along with a second overlook point. Due to its visibility,
this fence presents an excellent opportunity to incorporate public art and 8Jl interesting pedestrian edge.
The design of this "Art Fence," as it is referred to may include custom panels or graphics which would he
coordinated with City staff. The specific art applied to the wall panels would need further coordination,
but might fcature clements related to storm. watCf management, wildlife habitat, weather, and seasonal
themes. The pedestrian circulation system also would include lighting along the promenade and "Art
Fence" and within the two overlook srC8S. The 6-[00t h1gh chain-link fence 8(ljacent to the I-S80
CalTrans right-of-way would be maintained as is. In addition to clean Ol,lt activitiell related to
maintenance, mosquito abatement and vector control program have been coordinated with the appropriate
agencies.
This facility was required by the Regional Water Quality Control Board (RWQCB) as a condition of
allowing development to continue. RWQCB wants to be assured that maintenance of the. facility will be
on-going in perpetuity. The Applicant has provided a maintenance plan (Appendix. D of Attaclunent 3)
wh1ch has been reviewed by RWQCB. To fund the perpetual maintenance, the rcq1Úrement to maintain
the pond has been placed with an Association which will be formed prior to land sales of property
a<lja<;ent to thc pond. The Developer! Applicant will be required by RWQCB to maintain the pond until
the proper Association is in place. The City has placed a further condition (Page 8 condition 26) prepared
by the City Attorney which requ.ires the Association CC&Rs to contain financial mechanisms to assure
pcrpetual maintenance.
LandscaDinl! _.. The Basin largcly would be flCreencd by low land forms and tree planting¡ along the
easterly, westerly, and southerly edges. The east ¡¡nd west edges are partially screened by oak plantings to
Sac,f.!¡
create a park-like environment and to screen potential parking areas from eventual commercial
development on either side. The frontage along I-S80 has been dcsigned to screell the Basin ftom view
and provide passing vehicles with an attractive but subtle landscape buffer. The intent is to crc.atc a
foreground for distant views to the surrounding hillsidcs. Thc pcdcstrian promenade along the north edge
of the Basin will provide a transitional buffer for future development on the adjacent property within Area
H.
In keeping with the StOnTI Water Management Plan, the landscape and planting design will include a
varjetyofnativc species, grasses, woody shmbs, and trees, as well as selected non-native species in
distiuct areas along the Basin top perimeter. The top Qf the slopes and perimeter plantings would bc morc
fOnTIal and uniform for compatibility with the strectscapc offuturc dcvelopment anticipated for Area H.
The side slopes of the Basin would be planted with a mixture of native grasses, shrubs, and trees to create
an environment $ímilar to the regional hilk The lower part ofthe Basin would hc planted with a variety
of native plants with a naturalistic condition similar to a stream corridor. The planting design along the
low-flow channel and within the Basin floor aims to maximize water treatment functions while
establishing a self-sustilining riparian habitat. The level and type ofvegetation mana.¡erncnt and
maintenance will be by zone according to the typc of plantings and the image to be created. (See Sheet L
3.00 of Applicant's submittal package).
The proposed project will not impact views on slllTounding and adjacent properties. The proposed
landscaping has bccn designed to be compatib1c and complementary to the type anticipated fQr the
adjacent properties within Area H. On-site landscaping combined with compliance with strcetscapc
stand:mls would provide continuity of the proposed use with the surrounding sites and create a visitor-
friendly environment.
Plannine Commission Action
At a public hearing held on August 9, 2005 the Planning Conunissioll heard a request on the Stage 2
Development Plan aIId She Development Review. (See Attachment 7). Planning Commission adopted
Resolution 0:5-46 recommending that the City Council adopt a resolution approving It Site Development
Review and adopted a Resolution 05-047 recommCJJ.ding that the City Council adopt an Ordinance
approving a Stage 2 Planned Development. The Plamrlng Commission requested a condition ofapproval
be added to the Tentiltive Parccol MIIp (reviewed and approved by the Community Development Director
on August 10, 2005) requiring that landscaping along the northerly property edge be designed and
installed in coIijunction with the adjacent parcel (parcel 2).
Additionally, the Planning Commission reql.lired that wireless antennae sites be prohibited in the zoning.
Thc Stagc 2 Planned Development was amended accordingly. The Planning Commission Staff Report
(Attachment 6), Tentative Parcel Map staff report (Attathrnent 7), Planning Commission Minutes
(Attachment 8) and Community Development Director Resolution 05-09 (Attachment 9) arc included for
revlew.
Environmental Review
An Initial Study was prepared for PA 98-070, thc Stage I Planned Development approval for Area H
(SCH #99-1120412), and a determination was made that the project is within the scope of the' Eastern
Dublin Specific Plan and General Plan Amendrnel1t, for which a Program ElR was certified (SCH #91-
103064) in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, the
Addendum to the DElR datoo May 4, 1993, and a DKS Associates Traffic Study dated. December 15,
1992 ("Eastern Dublin Em"). The City also adopted a mitigation-monitoring program, which included
6 ~'B
numerous measures intended to reduce impacts fTom the development of the Eastern Dublin area. the
timing for implementation of these mitigation mcasures is summarized in the adopted Mitigation and
Monitoring Program matrix. The Initia] Study prepared for fA 98-070, the Program EIR along with all
subSeK¡U!lnt Supph:mcnts, and adopted Mitigation and Monitoring Program adequately address anticipated
environmental impacts resulting from the proposed project for the purpose of compHanee with CEQA.
The project; a) is consistent with the Dublin Genem] Plan, Eastern Dublin Specific Plan, and Plil11ncd
Development zoning; b) will occur within t!te Dublin City limit$ on a $(te that is planned to be SIlTfOllnd",d
by urban uses; c) has no existing value as habitat for endangered, rare, or threatened species; d) will not
result in any significant negative effects relating to traffic, noisc, air quality, or water quality; and e) will
be ad«¡uately served by all required utilities and public services.
Devel01:lment Al!reement
Area H is subject to tho Master Dcvelopment Agreement for thc Dublin Ranch Project between the City
and the Lin Family. That Agreement recorded in July 1999 was amended recently in June 2005 (pA 05-
023). Area H also is included in a Supplemental Development Agreement adopted in April 2000.
Dcvelopment Agrccmcnts arc a requirement of thc Eastcrn Dublin Specific Plan and Mastcr Development
Agreement for the Dublin Ranch Project. A Development Agreement specific to P'A 04-042 also will be a
requirement. It will be based on thc standard Devclopment Agreement prepared by the City Attorney and
adopted by the City Council for projocts located within the Eastern Dublin Sped/ie: Plan area, and morc
specifically to the Dublin Ranch Project. It will be drafted with input from City Staff, the project
developer, and their respective attorneys.
NotieillR:
In accordance with Statc law, a public notice was mailed to all property owners and occupants within
three hundred feet (300') of the proposed project to adv.,nise the project and the public hearing scheduled
for September 20,2005. The public notice was also published in the Valley Times and posted at 6~eral
locations throughout the City.
CONCLUSION:
This application has been reviewed by applicable City departments and agðllcies and their comments have
been incorporated into the Projeot and thc reoommended conditions of Project approval. The proposed
Stage 2 Deve]opment Plan is consistent with the Gene1"aJ Plan, the Eastern Dublin Specific Plan, and the
PlalU1.ed Development zoning and d~elopmcnt standards approved under PA98-070 of which the
proposed project is a part. A Detention Basin of thi$ scope and in this vicinity is a necessity for
implementation of the Dublin Ranch Master PIan. Geotechnical investigations and an indepcndent report
concluded that the soils conditions, stability, and topography of the site are swtable for the proposed use.
The proposed Site Development Review is consistent with the Stage 2 Development Plan proposed with
this application for PA 05-005. By treating the Basin as a landscaped open space area to thc maximum
extent feasible, the proposed design successfully integratcs water quality function, visual and usable open
space, and ~ological benefit. The project is an example of creative and imaginative design that promotes
amenities beyond those typical for the proposed use and utilizes design features to achieve con'lpatibíIity
with the sunuunding and adjaoent uses.
7 ~t¿
RECOMMENDATION:
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Md H... Liw LiD 10 imp\="'" "'" """,Ii"'" nf ."n.'''' ." ." """"",- .f D.b"" """h ...
satisfy the reqUÌNlne1lts of the Regionlll Water QuAlity Control Board·
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DUBLIN RANCH
REGIONAL WATER QUALITY CONTROL BASIN
STAGE 2 DEVELOPMENT PLAN / SITE DEVELOPMENT RRVæW
RE-SUBMITTAL
Dublin California, July 2005
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f)1Jhlin Rune:;' Area R Wnf'~r OlJaJitv Control Basin - lamJ(lMJ 2()()"j
TABLE OF CONTENTS
t. APPLICATION FORMS
Planning Application Form
2. PROJECT REFERENCE
Vicinity Map
Context Plan
3. STAGE 2 DEVELOPMENT PLAN - PROJECT DESCRIPTION
Introduction
Background
Existing Land Use and Site Conditions
Design Concept / Theme
Proposed Uses
Site Areas/Sethaeks
Water Quality Treatmeut Parameters
Basin Features
Maintenance and Emergency Access
Pedestrian Paths
Fencing
Lighting/Power Service
Public Art Component
Landscape and Planting Design
Irrigation System
Ownership and Maintenance
Vector Control- Mosquito Abatement
Project Phasing
4. STAGE 2 DEVELOl'MENT PLAN - FINDINGS STATEMENT
5. SITE DEVELOPMENT REVIEW
Project Description
Drawing Reductions
Water Quali~jI Control Basin - Table (}I(."on!l:~l1fs -Page 1 afl
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DubliJ1 Ranch Area H W(itP/" 01Jalitv Control BtHin - kmuorv 20()5
SHEET INDEX
L 0.01 COVER SHEET
L 1.00 ILLUSTRATIVE PLAN
L 1.10 SITE PLAN
L 1.20 STREETSCAPE CONCEPT PLAN
L 2.00 GRADING I DRAINAGE PLAN
L 3.00 PLANTING SCHEDULES
L 3.10 TREE PLANTING PLAN
L 3.20 GROUNCOVER AND SEEDING PLAN
L 3.30 IRRIGATION PLAN
L 4.00 SITE SECTIONS
L 5.00 SITE RENDERING KEY
L 5.10 SITE PERSPECTIVE VIEW 1
L 5.20
L 5.30
L 5.40
1.5.50
I" 6.00
L6.1O
L 6.20
SITE PERSPECTIVE VIEW 2
SITE PERSPECTIVE VIEW 3
SITE PERSPECTIVE VIEW 4
SITE PERSPECTIVE VIEW 5
SITE DETAILS
SITE FURNITURE AND LANDSCAPE PRECEDENTS
STREETSCAPE DETIALS
6. PRELIMINARY TITLE REPORT (previously submult'd)
7. PUBLIC NOTICE MATERIALS (previous(y submitit'd)
Appendix A: Detailed Planting Design Description
Appendix B: Email Correspondence from Keith H. Lichten, P.E. , Acting Section
Leader San Francisco Bay Regional Water Qnality Control Board, regarding
general approval of revised basin design.
Appendix C: Alameda County Mosquito Abalement District Review Letter.
Appendix D: Maintenance and Operations Program
Water QUQliry Control R(1....·in - Table ofCont¡..>nts -Page 2of2
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DUBLIN RANCH
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DUBUN RANCH
WATER QUAUTY CONTrWL BASIN
VICINITY MAP
:'TAí:E " DI':VEIDPMENT PLAN/ SITE DEVI<:Ji)J'MENT EEVIEW
CONSER MlJSS GUlLLAfW
iandsçape architectvle
Dublin, Caljfòmia
Jamla)! 2005
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Water Quality Basin
DUBIJN RANCH
WATER QUALITY CONTROL BASIN
CONTEXT MAP
,'mll:¡': " DEVELOPMEJ\T PIAN/ ~[TI, DEVELOPMENT IŒVIEW
Dublin, Colijôrnia
JtlnI<1Iy 2005
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f)"hlin Ran('h Ar(111 H Wafr:r Oualitv Contm} R(Jdn lamwrvl()()5
PROJECT DESCRIPTION
for
DUBLIN RANCH - REGIONAL WATER QUALITY CONTROL BASIN
Stage 2 Development Plan/Site Design Review
Introduction
The Regional Water Quality Control Basin (WQCB) is required hy the California Regional Water
Quality Control Board (RWQCB), according to the terms of Transmillal of Order No. R2-2003-
0032, Water Quality Certification and Waste Discharge Requirements, Dublin Ranch Project,
daled Aprd 22, 2003. The WQCB is Ihe primary storm waler treatment feature identified in the
Storm Water Management Plan (SWMP) for the Dublin Ranch Project
Approval of a Stage 2 I'D rCzone application for the WQCB project is rcquircd by Section
8.32.030B Oflhe Dublin Zoning Ordinancc. The WQCB is localedin Area H of Dublin Ranch
between Tassajara Road to the west, Fallon Road to the east, 1-580 to the SOUlh, and Dublin
Boulevard to the north. The Eastern Dublin General Plan, Specifìc Plan, and PD designate the
proposed site area as "Campus Office." The area directly to the west of the planned dcvelopmcnt
is designatcd as Gcreral Commcrcial. Thc Stage 2 Planncd Development Rezone covers 11.13
acres.
This subminal includes a listing of proposed uses, dam on sÎle area, and textual information
sufllcient to establish consistency with the Eastern Dublin General Plan and Spccific Plan.
Background
Subsequent 10 the development ofthe SWMP, schematic plans for the WQCB were developed
and reviewed by the R WQCB. The schematic plans serve as the functjom,l basis of the proposed
developmenl plan. The location and landscape design oflhe WQCB have been further refined
based upon existing storm water infrastructure, sÎle characteristics, water qualily Ireatment
parameters, and compatibilily with potcntial dcvclopmcnt of adjacent areas. The revised plans
were submitted to the R WQCB staff in September 2004, to confim1 ongoing compliance with Ihe
pcrmit. The WQCB design has been furthcr rcJíned as pari of an integrated planning effort for
adjacenl pariS of Area H, to ensure eompalibilily with access, circulation and sÎle design.
Existing Land Use and Site Conditions
Thc Stage 2 PD area is CUl'rently vaeanlland. No rcsidcnces or other structures exist within the
boundaries of the Stage 2 I'D area. The existing topography across lhc sile is very flat, sloping
from south to norlh al approximately 0.5%. Elevations ral1ge belweel1 elevation 343.00 and
340.00, with exception of a low landform at elevation 347.00, created above lhe recently
compleled G3 box culven on the sOUlhern edge oflhe site. The adjacent grades in the
development area wi11 be raised to elevation 347.00 as part of the grading of the basin. 1-580
forms the southern edge of the area.
A Phase 1 and 2 Environmemal Sil.e Assessmenl of Ihe Stage 2 PD area and surrounding arcas
has been conducted by Bcrlogar Geotechnical Consultants \0 delermine the presence of any
hazardous waste and substancc sites. The findings ofthesc studies indicated that no problem sites
Water Quality Cowro! Basin - Stage 2 Planned Development Projf:'cf De.w:ripIÙ:m -Page 1 of7
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DIlhiÌn Ranr:h Arl~fl H Water Ouaiitv r( 'I1t¡-,.,f Rm'Ü, Januarv 2()()5
wcrc found. Geotechnie;al inve;stigations ofthe Pr(}ject Area and surrounding areas have becn
conducted by Bcrlogar Geotechnical consultants to dctcrmine the soil condition and stability; the
studies indicated no arelliS of concem within the project area. The ree;ommendations and
e;ondusions of the study are referenced in the Geotechnical Report: Dublin Ranch Pao -Yeh Lin
Property datcd August 30, 1999.
Design Concept/Theme
Thc beauty of the existing roJling topography and natural countryside is the basis for the DubliI1
Ranch landscapc concept and planting theme. The primary goal of the WQCB design concept is
to intcgrate the basin into the sUlTounding arca as an open space amcnily.
The design concept is to create a park like environmcnt based upon the picturesque qualities of
the regional California landscape, combined with ecological and naturalistic aesthetics. The
water quality functions andinfrastl1lcture are integrated inlO a picturesque landscape with rolling,
sculptural landforms and distinct groupings of trees, which create a SCI1se of depth and enable
distinct views. Site improvements will have a contemporary but mstic quality. The design
concept anticipates public access associated with future Area H uses, by induding walking paths,
overlooks and seating areas in Ihe design. The overlook areas are framed by rustic, dry laid
bouldcr walls, wbich create a sense of place and contrast with the rolling topography. The north
edge of thc basiI1 has beeI1 developed as a pedestriaI1 promeoade with a more urban park charactcr
compatible with future adjacent streetscape and uses. The basin is largely screened by low
landforms and tree planting on the east, west and south edge, whilc a trontage landscape has been
developed along thc 1-580 corridor. The frontage landscape provides visual rcJicf and continues
the picturesque theme with low sweeping landforllls and rows of trees.
By treating the basin as a designed landscapc, "nd considering its loc"tion, hyout, and visu"l
qualities, the proposed design successfully integratcs water quality function, public open space,
and ecological value.
Proposed Uses
~',
Thc Development I'la11 covcrcd by this Slage 2 PD propose~4 ~ res of open space with pubhc
acecss, 7.16 acres of open space for SlOt'm water treatment, ~ acres of open spaec
associated with the 1-580 frontage. The project wil1 providc for maintena11ce aCCCSS associated
witb ongoing landscape maintena11ce, vector control, and storm water facilities. Tbe project
inelu.des a below grade pump station, accessed by a manboJc.
Open space/recreational areas are provided in anticipation of the furure adjacent dcvelopment.
Open Space arCaS with public access include designated paths and overlook seating areas along
the uppet· edges of the basin. Thcsc "rcas will enable passive rcereational uses such as walking,
jogging, picnicking, cycling, and dog walking. A pubJic access easement wi]] not be placed
over the property but the public win be ,,]]owed to use the perimetcr trail system subject to
certain restrictions. Public use will be restricted betwecn dusk and d"Wß.
Wat(:'r Qualify Contrul Basin - Srage 2 Planned D~Lle'()pmenr Proj(>(.'t {)i;:.H:ription -Page 2oI7
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f)uhlin Ranch Area H WI)tl~r- ()uf1litv Control Basin .Ianum-v?()01
Site Area
Open space - Public Access;
Open space - Storm water Area;
Open space - 1-580 Frontage landscape
Total Site Area;
2.34 Acres
7.16 Acres
1.18 Acres
10.17 Acres
Percent Landscaping;
80%
Site Area Dia2ram
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Setbacks;
The top slope of the basi1l is set back a minimwn ofapproximatcly 20' from the proposed
parcel boundary. The open space area at the top of the basi1l creates a buffer zone, which
win be planted with trees.
Wafer Quali(v Con/rol Basi.n ... Sfag~~ 2 Planned D~vdopmenf Project Description -Page 3 of 7
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Dublin RCl1'I~h A'Wl IT Watf.'rOwllitv r.ontml Ra.vin. _·-.It.~111.laYV J.(J{)~
Water Quality Treatment Parameters
Water Ouality Treatment Volume: In accordance with thc Storm Water Managcmcnt Plan
(SMWP), the proposed design meets the water-quality treatment volume of 19.5 acre-fcet, with a
target holding time of 4S hours.
Required Surface Arc,,: As per the SMWP, Ihc minimum surfacc area set aside for the watcr
quality treatment portions of the basin will he approximatcly 4.0 acres at an clcvation 01'333.00
fcet. The proposed development plan provides a walcr quality surfaec area of 4.0 acres.
Overating Depth: As per thc SMWP and schematic plans, the average lowest elevation ofthe
hasin floor (outside tJ,c permanent pools) will be approximately 328.00 feet. This will give an
average wat.er quality depth 01'5.0 fecI at elevation 333.00. For the large and/or closely spaced
storms that completely líll the water quality volume. Once the w"tcr quality volume has been
reached, the depth of the basin will continuc to increase at a rcduced rate to a maximum elevation
of 344.00, associated with thc 100-year stonn event. The average depth "tthis point will be 16
feet, with deeper are"s associated with the forebays, low flow channel, and pennanent pool.
Basin Features
Jnlet Dcsign: Two diversion structures direct gravity fl\Jw through 48" pipcs to the b"in. The
design of the diversion structures allows the rcquired treatment volume to enter the basin unlil the
basin fjlls to the tlowhne ofthc lIl"in sto"m drain hne. At that point, the majority of runoff flows
directly into thc G3 channel bypassing thc basin. For large and/or closely spaced storms, stonn
flow will continue to !low into the basinatter the water quality volume and elcvation are reached,
however most of the watcr will t10w directly to thc G3 channel. The inlets will be sUlTolmdcd by
coneretc headwalls as needed.
Basin Side SloPI'-!U!nd Grading: Thc grading design cre,IlCS a sinuous landform. A variety of
side slopes arc cre(itcd with maximum slopes of 3H: I V, with execption to a stabilized 1.5H: IV
slope adjacent to the permanent pool to allow for the outfall Slmernre. The shapc or the basin
landforms creates viSllal interest while being el11eient and maintainable.
Sedimentation Forebavs: Storm water wil1 enter thc basin at two inlcl points and discharge into
the forcbays. The sedimentation forebays will be pennanent pools ringed by Mtivc plants. The
forcbays are approximately 150 fccl in length and have a bottom width of 50 rCCt. The forebay
water surface is detcnni ned by a weir at elevation 324.00. The sidc slopes of the forebay arC
2V: I H and the depth is sct at5 feet to minimize invasive emergent growlh and allow tor sedimcnt
deposition. The lorcbays are separated from the main basin by a 6 to 8 foot berm which is
rimmed by a 3'x3' gabion slruelurcs or rip rap to providc long tenn stability. Water flows to the
low !low channel from the forebays ove,' a reintOrced 6-foot. wide weir. Gravel access roads with
a maximum slope of 1 ';'Yo provide direct maintenance access. The access road is edged by "
gabion retaining stmcturc to prcvcnl the gravel surface onlhe inside slopc oflhe forebay from
eroding.
Pcnnanent Pool and Clumnels: The permanent pool a",1 channels promolc a variety of oxidation
zones shown to enhanec pollutant removal. Thc pool will have a mini mum surface arC-a of
approximately 11,000 squarc lCCI. Water enters the pennanent pool from Ihc low~tlow channel
and flows over" scrics of low weirs. The weirs will provide continuous movement ,md "cration
Water QualUy Control Basin - Staw~ 1 Pla.nned Development Pmji;:{:l Dê~.~aipti )n -Page 4 (1'7
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Duhlin Ranch Aret1 1/ Water Oualitv Control Batdtt Janul1rv 200S
of I.hc pool, helping to prevent algal blooms and invasive emergents. The weir also selVes as an
economical, low·maintcnance, water teature adding visual interest to the basin. The foreb"ys are
conncctcd to the permanent pool by low flow channcls. The low flow channels h"ve a mini mum
depth of 4 feet and a maximum of 8 fcct. The bottom width of thc channels varies between 4 to 8
fcct; thc lOp width of the channel varies between 16 "nd 30 teet. Side slopes will vary. The tinal
elcvation and depth of the permanent pool wi11 be adjusted based upon groundwatcr Icvels.
Pump Controllcd Oulict Strucrure: Outflow from the basin will be controlled by "pump station,
which will include more than one pump to provide redundancy as ncccssary. The outfall
structure is set into" sl"bili}.ed rip-rap slope] .5V:1H on thc southern edge of the penrumcnt pool.
From thc pcm,ancnt pool, water flows by gravity through tI,e outfa11 structure to thc pump
station. Final desib'll details will bc updated as the design procccds and willnatura11y be subjcct
to rcvicw and approval by the City of Dublin and thc RWQCß.
Majn Basin Area: A divcrS11.y 0(' elevations is maintained in the main hasin area to provide
Iiltration through vegetation as we11 as biochcmical processes. The b"sin 0001' is graded to create
a series of is!ands four to cight fect above the minimum pool clcvations so that the highest points
"re inundatcd althe water quality elevation of333.00. This wi1l significantly incrcasc the littoral
(cdgc) area, thereby increasing the filtration zonc of the basin. A dividcr ridgc, between forebay
I and the peml"ncnt pool, prevents water from flowing dirccliy from the torebay to the oul[',1I
strucmre. The divider ridge and islands "rc planred with a mix ofnativc trees to create groves
and reduce the visual sc"lc ofthe basin area, so that it docs not appear as a single large
dcprcssion.
Maintenance and Emer¡:ency Acccss
An existing gated entry at the cxi,ting frontage road cuI de sac provides access to the
maintena.nce anù emergency açcess loop arollnd to the ba.sin area. This access point ß1a.y be
moved to the NW corner of the site if the cuI dc sac is removed in the fillUre as a result of
widening 1.580. The maintenance access loop around the top of the basin is 15 fcct wide and
will also serve pedestrian circulation. The c·xlsting 03 maintenance ¡iCCCSS road on the south
cdgc oflhc basin will be retained and resurfaced with sl"bi!ized crushed stone paving as pan of
the loop. The basin floor is aeccssiblc from the maintenance roads al three gated locations.
Knox box hardware will bc installcd at all maintenance access gates for emergency "ccess.
A 15-1'001 widc p"lh provides access to two sides of the permanent pool to providc access tor
maintcnance and vector control. A hIm around area is provided for maintcnancc vehicles at the
end of the pool maintcnance road_ In addit¡on~ ll1alntenam:ç açcess ra.mps with a m.aximum ::;.Iopc
of 15% are provided tor maintenancc aC<:CSS 10 the permanent pool ,md (Orebays. All road/path
win have a standard 2% cr%s slope tor drainage. All "eccss road, and pedestrian path, will be
designed to carl)' light truck access for maintcnance and emergency purposcs. In addition,
emergency acce,s to the site win be available from streets on the north, east, and west edges
ofthc basin when the adjacent development is complete and people are using thc area. Class
2 base rock will bc used for the acce" roads and paths. The maintenance access roads will
not accommod"le H-20 loading.
Pedcstrian Paths
Pedestrian accCss will bc provided al the NW and NE corncrs of the site and integrated with
future development of adjacent arCas. Thc pcdestrian paths win be paved with an ADA-
compliant, stabilizcd crushed stone surtàce amenable 10 walking and jogging. The crushed stone
Water QU(.l/i~' ! Control Basin Stage 2 Planned De.vd(}pm~nt Project Description ~PaJ{(~ 5of7
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L>1l.blin Rc7n(~h Area II Water OW:Jlitv Contral Rmin Tan-uan; 20()'j
surfacc will be placed over the Class 2 aggregate base. Thc grades on the path vary from 0% to a
maximum of 5% to aUow lor pcdC8trian us~. Several, smaUer, 8' widc, stabilizcd crushed stone
pcdcstrian paths arc also provided for general use and accCSS to ovcl'look seating areas.
Fencing
A 5.foot fence will limit access to the interior ofthc basin. The intent of the fence is to clcarly
identify public open space arCas and prceludc access to the interior of thc basin. Signage will he
poslcd to indicatc that the hasin is "off limits." Access gatcs will be provided at each entry point
to the interior of the hasin. The fence layout is varied in plan and elevation to crcatc an c[[cet
similar to stonc ['1Tm walls or horse fences. The proposed fcncc layouT. moves gently up and
down the hasin side slopes to mcct thc vehicle acecss gates where required and slay bclow sight
lines where possible. Because the fencc changcs clcvation it is important to select a r"'Ilec system
that can foUow the slopcs smoothly withouT. abrupt level changcs bctween panels. The fence
also needs to he non-climbable according to city rcqui'·emellT.s. Based on thesc considerations as
weU as initial and long-tcrm costs wc are proposing a green vinyl eoatcd chain link lence with I"
openings and a T.Op wire to reduce climbing and visibility. The existing 6-foot chain link fcnec
win be maintained on the currenl ('a!trans right of way.
The fence layout insures that inundation levels above the fence will not cxeccd 18 inches. The
m"ximum wa!cr surtace for the IOO-year storm event is elcva!;on 344; T.herefore the lowest fencc
elevation is 342.50. The top cdgc or the b"sin ranges in elevation from 347.00 to 351.00. The
fcnec is set 5' below path grades where possible to minimi/'c visual impact of the fence from
adjacenT. areas and pathways.
Lighting
The Watcr Quality 13asin is most similar to natural park arcas, grecnways, and stream corridors.
Good preœdents includc the strcam corridors managed by homeowner's ,,"sociatioI.\S a( Dublin
Ranch and the golf paths managed by the golf club. Thcse areas are accessible but are nol
illuminated because they are not intcnded for nighuime IIse. The basin will bc loeatcd in an
isolatcd field with 1.\0 direcT. public access unÜI adjacent arCas ,>rc dcveloped. The basin has been
designed to allow limited public aeccss around the upper perimeter. Howcvcr, this aeccss should
bc dctcrrcd until adjacent development is completed "nd adj"cCf1t property owners, the police
department, and the publie "an monitor thc area. I jghting the basin arca prior to completion of
adjacent development will draw unnecessary attention to thc basin and could draw unwanted
visitors.
We propose adding Jighting "long the north cdgc of the basin as part of future strccts"ape
improvcmcnts associated wiT.h Area H. Final selection of lixturcs and layout wi1l be developed
as part of the planning review process for that arca. Refer to the Phasing desniption ,md
streetscape improvemcnt COl.\ccpt plans. The basin is noT. a residential arc,) and thcref,)[e the I fc
level required by the residential security codc should 1.\0t apply. The proposed lighting would
mcctlBSNA standard 01'0.5 Ie lor pedestrian park paths. This Iighl.il.\g would supplement
required srreet lighting and create a pedestrian scale along the edge of the hasin. In order to dctcr
night use of the east, west and south cdges thcse areas would not be illumimilcd.
Water Quality Control ßa~·in - ¡)'1t:zge 2 Planned Development Projed Dff8(.'riplÙ)f¡ -Page (} of 7
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nuhlil1 Ranch An~a H WaMr 01it7litv Crmtml ß(m'n .fantu/TV 2005
Power Source
Final power service connections win depend on constmction sequence. 'rwo options are
being considered. The first option is a connection to existing power service on thc Caltrans J-
580 frontage, the second option is to provide service from Dublin Boulevard. The optimum
connection wi1J depend On further coordination with PG&E and sequencing of Area I J
constmction.
Public Art Component
Thc applicant will develop a public art componClltlor the project. Artist selcction, typc, and
funding will be further coordinated with the DUblin Fine Arts Foun<btion.
Landscape and Planting Oesign
. .
J n keeping with the SMWl', the design will include a variety of nati vC emergcnl species,
grasses/forbs, woody shrubs, and lrees, as well as selectcdnon-native species in dislincl arCa' at
lhe top of thc basin.
Thc following section provides lhe ralionale behind the plant associations and pbnt spccics
palettes for lhe Water Quality Trcalmcnl fiasin planting zonCs. The planting design aims to
maximi~e water treatmenl functions and aesthetics while maximizing natural wclland, riparian,
woodland and grassland habitats.
The overa1J objeclives of thc planting design are:
· lo facilitate contaminant filt.ration of local I'lmolTwaler
· lo provide aesthelic value and oUldoor open space for adjacenl husiness, office, and
rcsidential cenlers
· to minin1izc ma.intcnane-ç requirements. to sustain the vcgctat.10n
· to promotc vector control
· to provide wildlife habitat
These objectives will be achieved through the establishment of a self-sustaining riparian habitat
along thc low-now channel on the basin floor and managcd upland plant communities around thc
area's perimeter. Top of slope areas will bc planted with more formal and uniform planting's
compatible with futurc development streetscapes ,md opcn space areas in Area H. This will
create a whcsive park like environment around the morc T1at<lral areas that fall within the basin.
The side slopes of the basin will be planted with a mixture of native meadow grasses, sluubs ¡md
trees, to create an environment simibr to ¡he regional hil1s. lhe lowcr parts of the hasin will be
p1anted with a variety ofnativc plant communities and will evolve into a naturalistic environment
similar t.o a Slream corridor. The level and type of maintenance will be managed by Wne
accordingly to achieve a. cornb1nation of picturesque and nat:uralls1:ic areas.
Nine planting zones are proposed based On clcvation, hydrology, and acsthclic considerations.
PI: Perennial Emergent Wetland, low now channel and pool edge
P2: Willow Riparian, low flow channel
P3: Seasonal Wetland, upper channel slopcs and pool edges
(clcvation 320 - 324)
(elevation 320 328)
(elevation 324 - 348)
WaJer Qualify C"()ntrol.8l1sirl - Stage 2 Planned TJi;!vt;lopment Project Description ~Page 7 of 7
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f)uhlin R(Jm~h Area H Wnf(~r (Ìu(Jlitv Control ßmi'l1 lmt1Jarv 2(0)
1'4: Faucultive WetJand, Basin Floor
1'5: Mixed Riparian, Basin Islands
1'6: Slope and Upland Grassland, Basin Slopes
1'7: Oak Woodland, Selected areas of basin slopc
1'8: Valley Oak Savanna managcd grassland, Top of Basin
1'9: Upland Slope, side slopes of park landforms
(elevation 33H - 330)
(elevation 330 334)
(elevation 330 - 347)
(elevation 330 -- 347)
(elevation 345 - 352)
(clevation 345 - 352)
Rcfer to appendix A for a dctailed description 0 I' each planting zone.
Irrigation System
A pemlancnt automatic irrigation system will bc installed in areas abovc the typical storm water
detention surface elevation of 333.00. In addition, temporary irrigation will providcd as needed
to establish plant matcr;al in areas below elevation 333.00. Refer to thc irrigation system notes
and thc Irrigation exhibit L 3.30 in this subminal tor system zones ~ind parameters.
Ownership and Maintenance
A property owners' association( s) comprIsed of owners of the Area .1 i General Cornrnere;al and
Campus Office parcels will be created tor tbe Project Arca and surrounding arcas, and a
Dccbration or Covenants, Conditions, and Restrictions (DeclamtioTl) w;ll he prepared and
recorded. The Declaration will establish easements and other rights necessary I,,, the
associ,,¡ioTl(s) to 1hHm their responsibilities. The Declamtion will require the association(s) to
own and/or maintain the lands in accordance with the maintenance and operat.ions plan
requircd by the Regional Water Quality Control Hoard order, and the StOIm Water
Management Plan. The maintcnance win be the responsibility of the current landowner prior
to the creation ofthe POA. For a detailed outline of monitoring and maintenance activitics
refer to the attached maintenance summary docwnents.
Vector COlltrol - Mosquito Ahatement
Storm water ddention lacilities can hecome mosquito sources if they arc not properly designed
aJ1d maintained. The basin ha~ bCCD designed to prevent mosquito source devdopmclll and allow
f,)r hoth maintenance and abatcmcDt procedures. In ad,iition the design team has consuJted wlth
the Alamcda County Mosquito Abatement Distr;ct to discuss thc dcsign and address these
concerns. The abatement district addresses vector control is&\ies through sourcC rcduction, source
prevention, larvaC1ding, mosquito fish, and :rnOr'lÜoring.
Mosquito brccding rcquires stin, standing watcr !<" more than a few d"ys. ßalance Hydrologics
Inc. has measurcd low nows 10r storm drain pipes nowing to the basin and has estimated that the
basin will have a significant low now through out the year. This low How is the rcsult of
groundwater seepage into thc storm drain system as well as irrigation nmoff. Thc low llows will
provide a continuous strcam of moving water t.hrough t.he permanent pool and pump system. The
slope of thc low Ilow chatmels has been maximi/'e<l to increase flow velocity and minimize the
risk of standing water. Thc pcnnanent pool will also support mosquito fish h"bitat and a food
ch"in to prevent mosquito breeding. To avoid mosquito brecding associated with detention or
water for treatment purposes the basin win be drawn down over a maximum of 72 hours.
Wllfe,. ()t.lali~y Control Basin - Stage 2 !'lilnned Devdopm~lJ( Pmj~.~d Dé~scrjption -Page 8 of 7
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Du.blin Rm1t:h Arl~11 R WflÜ~r (Ìualitv Con/ml ß(J.dn .!amwrv 2005
In addition the maintenance access roads provide access to all arca, of the basin floor to provide
for ongoing vegetation maintenance to reducc brced;ng habHat and allow for larvaciding if
required.
The Design team met with John Rusmiscl or thc Alameda County Mosquito Abatcmcnt District
on 5/19/2005 to review thc basin phm. Scc thc attached letter outlining his review ,md approval
of the plan.
Project Phasing
Implementation of the Water Quality Basin will occur in thrcc phases of construction. The
phasing plan has been developed to address overall grading operations, regulatory requirements,
tcchnieal issues, and adjacent development. The tìrst phase is schcdulcd for completion in
summer - fall of 2005.
Pha8e I ROllgh Grading and Infra8trllctllre: The first phasc ofBas;n constmction wi1l include
rough grading and installation of primary storm drainage infrastmcture. lhe basin side slopcs
and access roads will be graded to contour. 10e bottom of thc basin will be graded flat with even
cross slopes to drain. The site will be hydroscedcd with an erosion control secd mix.
Constmction documents for phase I basin construction will be submitted to the City as part of thc
Grading Pcrmit appheation_ Outfall pipes win be capped at the divcrsions st.ructures and the
Basin will not bc opcr"'-ional at this stage.
Phase 2 Finish Grading, Site Improvements and Land8caping: The second phasc of
construction w'illinclude remaining basin drainage infrast.rucLlHc; sÜe 1rnprovements including
the basin overlook wa.ll::.:, fçn(.:ing, site furnltllre, acces.s. roads and paths; as well as, .fini~h gradlTlg,
soil preparation, irrigation and planting. The sedimcnt l'orebays, low !low chmmels, gabion
structures, and pennanent pool will also bc complcted in this phase. With completion of this
phasc thc basin will be connected to the storm drain system. The conncct.ion of the basin will be
coordinated with upstream earthwork operations to avoid heavy sedimentation of the basin ami to
meet RWQCB permit requircmcnt,.
Phase 3 North Edge Streelseape Improvement<: The third phasc of const.n¡ction will be
competed in accordance with future Area If improvements and will include constTIlction of the
landscaped pcdcstrian pl'Omenade., overlook grove, additional sitc furniture, comer plazas, and
pedestrian path lighting. Thc proposed design will be retìned in sequence with Arc" H
dcvc10pmcnt plans and submitted to the City tor review as part of thc planning review pl'Ocess. A
streetscape improvement easement has been included On the parcel map to accommodate
constmction offuture improvements. Rcfcr 10 sheet. L 1.20 in this submittal for thc concept plan,
Wmer Q¡wJily (..~onlml Basin .\"tage 2 Planned Devdopml;!rJl Pm)~d D~:.W~ripf¡()n -Page 9 of 7
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Duhlin H(m~h Arf!a H Water ()1/aWll COfl1rol Hmi~1 }(murwv 2nn'5
PINDlNGS STATEMENT
for
DUBLIN RANCH -REGIONAL WATF.R QUALITY CONTROL BASIN
Stage 2 Development Plan/Site Design Review
The following findings rclale directly to the specific qUŒtions lisled under the written statement
scction of the City's application submittal rcqui 'ements for a Stage 2 Development Plan.
A. Describe how the proposal wü/ be harmonious alld compatible with existing Q1ld future
development in the ..urrounding area?
The WQCB has heen designed to create a park-like environment similar 10 the largcr
open space preserves in thc Dub1in Ranch area. Each edgc or lhe basin has been
designed 10 address current and future development in the surrounding area. To lhc
south, 1-5HO frontage has been dcsigned to screen the basin from vicw and provide
passing vehicles with an attractive but subtle frontage landscape, which are intendcd to
create a foreground for dist,ml vicws 1.0 surrounding hillsides. Thc north edge of the
basin has becn contigllred to create a pedestrian promcnade fronting future development.
The east and west edges are partially scrcencd by low landforms and o¡.]{ p]¡'nlings to
create a park environmenl and 10 screen potential parking afeas on either side. The
sculpled side slopes within the basin create a gracef\ll transition from the uppcr arca 10
the more natural arca in lhc bonom of the basin.
B. Is the ..ite phy..ically suitable for the type and intellsity of the zoning dÎ.5/rÎ<'t beinf(
proposed?
Thc hydrologic requirements and existing slonn water infrastructure dictatc thc localion
and size orthe proposed WQCB. The cxisting topography, soils and adjaccnl uscs are
physically suitable for the proposed zoning diSlrict. Gcotcchnical investigations of ¡he
Projcct Arca and surrounding afeas havc been conducted by Berloga! GCOlcchnical
consultants to determine the soil condition and stability; the studics indicated no areas of
concern wit.hin lhe project area. The recommendalions and conclusions of the study arc
referenced in the Geotechnical Reporl: Duhlin Ranch· Pao -Yeh T.in Property dated
August JO,1999.
C. Will the propo.<al adver..e(v affect the health or 8afety ofper..ons residing or workillg ill
the vicillity, or be detrimental to the publir: health, .<ajèty and welfare?
The proposal will nol advcrsely al1ccllhe health, safety, of welfare of persons residing or
working in the vicinity. Measures have bccn incorporated in thc proposal 1.0 address
public safety issues associatcd with visibility, access, nuisance bChavior, and mosquito
abalemcnl and vector control concerns. 111e public access area will be clearly dclimitcd
and signed to detcr nuisan<'C aelivilyin the basin and Cnsurc puhlic safety. Mosquito
abalemcnt and vector control issues have bcen addressed in the proposal and coordinalcd
with appropriate agencies.
Thc proposcd pl'Oject is consistent with the Eastem Dublin Speci!ìc Plan and any rclalcd
municipal ordinances addressing public health, safety and welfare. Addilionally, no
noxious odors, hazardous materials or excessive noises will be produced by thc projcct.
W(Jler QtllÛily (,'ontru/lJasin - Stage 2 Planru:d f)i-:ve!vpment Pindin~s Statement ~Page. 1 0/2
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DuMin Rand'/ Arl't1 ¡:¡ Wal(!r 01J(J/itv C'ontrul Basin Jarmarv 200î
Wilh respcct t.o areas subject to flooding, FEMA has issued a Letter of Map Rcvision
(Number 0607050002B datcd Augusl27, 20(4), which indicalcs lhat. no developable
areas ofthe projccl silc arc wilhin a IOO-year flood hazard arca.
D.
/.. the proposal consistent with all dement.. of the General Plan and any applicahle
Specific Plan.. of the City of Dublin?
The proposed regional water qualily basin is consistent with the policics of lhe
Dublin GencmJ Plan and Eastern Dublin Specific Plan with respect to water
quality treatment practices as wcl1 as location of public infraslTUclurc elements.
In particular, it is consislcnl wilh Specific Plan Policy 9-9, which requires that
lhc projccl "plan facilities and select management. practices in the Eastcrn Dublin
Specific Plan area thaI proleel and enhance water qualily". The proposed facility
is intcndcd to provide lreatment for surface water runofTfor a significant portion
of Dublin Ranch.
In addition, the proposed facility is consiSlcnl. with Specific Plan policics pcrtaining to
open space by providing a significant open space area lhal. has both visual and physical
access. Morc spccilícally, lhe project complies wilh Spccilíc Plan Policy 6-3 by
providing "convenient access from devc10pcd areas to designated opcn space arca and
trails"; Policy 6-4 by prcscrving "views of designated opcn space areas" and Policy 6-5
by cn~urjng "adequate access to open space ,a.reaS for maintenance and lnanagement
"
purposes.
E.
How does this project..atí'if.v the purpose and intent of Chapter 8.32 "Planned
Development" of the Municipal Code?
The project is required by the California Rcgional Water Quality Conlrol Board
(RWQCB), according to lhe ICDns of Transmittal of Order No. fl2·2()(}3-()()32, Water
Quality CertificatiQn ,md Waste Discharge Requirements, Dahlin Ranch Project, datcd
April 22, 2003. This requircmenl i, consistent with the provisiorlg described in the East
Dublin General and Spccilíc Plans. The project providcs lor effective development of
facilities and services serving the cntirc Dublin Ranch project area. The p"oject includes
crcative and imaginative design, which promolcs amenil.ies beyond those cxpcclcd irl
convcnlional developments and utilizes dcsign fcal\lres to achieve development lh¡il is
compatible with thc surrounding area.
F.
How doe.5thí. project satisfy the purpose and intent afChapter 8./04 "Site
Development Review" of the Municipal Code?
The project. sal.Îsfies the purpose and intent of the Site Development Review by
creat.ing an orderly, attractive and hannonio\ls site development compat.ible with
the facility program and individual environmental constraints. The landscape
design aJld theme, pedestrian and maintenance access, and visual impa~1:s have
been effectively addressed. As a regional, water quality facility the project
promotes the general welfare.
Welter Qy(l/ity Omln)/ Basin Stage 2 Planned D¡;.vdopmenl Fin.dings Statement rPage 2of2
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T>uh/in Ranch Art'Q H Wa1~r OUl1litv COr/lml Ra\'in - JIJf17Jarv 2()()5
PROJ1I,CT DESCRIPTION
for
DlJBLlN RANCH - REGIONAL WATER QIJALITY CONTROL BASIN
Site Dcsign Review
Thc following findings relate directly to the "peeifie qucstions listed under the written statement
section of the City's application "ubmiuaJ rcquirements for Site Development Rcvicw (SDR). ror
more information on the area covered here, see SDR drawing reductions in this section.
A. What type ofbuÛness, activity or use are you proposing?
The Development Plan covered by this Stage 2 PD proposes 2.34 acres of open "pace for
public access, 7. J 6 acres of opcn space for storm water treatmcnt, and I. J 8 acres of open
spacc associated with the 1-580 frontage. The projcct. will include storm water
infrastructure associated with thc watcr quality timction including an underground pump
station.
ll. How many employee.s will you have or propo..e to have?
Not applicable.
C. What are the proposed hours and days of operation?
Public access wiJI bc allowed by the P.O.A from dawn to dusk. Commcrcial-typc uses will
not be permitted within the project area.
D. Are there any way.. ill which your bu..ine...., activity or u.se have a lIegative effect 011 the
health or .5afety of per..on.5 re,5idillg or working in the vidllity., or be detrimelltalto the
public health, ..afety or general welfare?
Thc planncd activities and uses wi]] not have a ncgativc clTcct on the health or safety of
pcrsons residing or working in the vicinity, nOr arc they detrimental to the public health,
safcty or gencral welfare.
E. ne.scrihe how the de..igll of the project i""ludillg sùelayout, .5tructure.., vehicular access,
drculation alld parking, etc. will provide a de..irable envirollment for the futur<'
development?
Thc WQCB has heen designed to create a park-like cnvironment similar to the larger open
space preserves in Ihc Dublin Ranch area. Each edge of Ihe basin has been designed to
addrcss current and tuture development in the surrounding area. To the south, the 1-580
frontage has been dc,igned LO serccn the hasin tì-om view and providc passing vehicles with
an attractive bill subtle frontage landscape, which is imended to create a foreground for
distant views 10 surrounding hillsides. The north edge of the basin has bccn eonlígured to
crealC a pedcstrian promenade fronting future deve1opmcnt. The east and west edges have
been partially screened by low landforms and oak plantings 1.0 create a park environment
Water Quality Control Basin -., ,\'ile DI)ve!op.,nent Review. Projed D~s(.·ription - Ptige lof3
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Dublin Remelt A ·~a ¡.¡ W(1t'~r D1.la/itv Ü:m!ro! Ha<dn - lmmnrv 20(}')
and scrccn pOlcntial parking areas to eithcr sidc. The sculpted side slopcs crcate a graceful
transition from the upper area to the more nanlral area in the bottom oft.he hasin.
F.
Is the site phy,.ically suitable for the type and inten..ity of development propo..ed?
Thc hydrologic requirements and existing storm water infrastructure dictatc thc location
and size of the proposed WQCB. The existing topography, soils and adjacent uses arc
physically suitable lor the proposed zoning district.
G.
De,.cribe how the proposed development may impact view,'?
The Project Area does not conurin any ofthe City's designatcd viSllally sensitive ridge
lands as outlined in thc ¡¡astern Duhlin Specific Plan. Therefore, development will not be
visually obtrusive to those views ofthc Tassajara HiI1s. The Projcet Area is situated in the
flat low lying arca along 1-580 and is designed to ercate a landscaped foreground wit.h view
corridors to the Tassajara Hills beyond. Views from adjacent edges and 1-580 have been
addressed with gentle landforms and tree plantings uniquc to each edge of the basin. Vicws
intu thc b"sin "re designed in a controlled manncr to create a picturesquc cJIcct.
II.
Describe the physical characteristiLw of the site induding exi.ting dope.. and topographic
features and any propo..ed changes to these feature..?
The Project Area is currently vacant land. The existing topof,'faphy across the site is very
flat, sloping from suuth to north al approximately 0.5%. Elcvalions range between 343.00
and 340.00, with exception tu a low landlorm at elevation 347.00 created ahove the
reccntly completed (13 hox culvert on the suuthern edge of the site. Thc adjaCCnl grades in
the development area wilt be raiscd to clcvation 347.00 as P'jf! ofthc basin grading
operations. 1-580 forms thc southern edge of the area. Thc WQCB will be excavated to
create sculpted ¡"ndf() '01s from approximately elevatioo 347.00 to a low point of elcvation
318.5. The linal elevation and depth of tbc permanent pool will be adjusted based upon
f,'foundwater Icvcls. l.ow landforms will also bc erc"tcd above the 03 box cl.llvcrt from
elevation 347.00- 352.00.
I.
De..eribe the architectural design/theme of the developmellt including character, scale
and quality of the design, and explain how the prQject will relate to and be compatible
with the exi.tinK site and the character of adjacent building", neighborhood.. and uses?
Not applicable.
J.
De..crihe hmv the landscape features have been designed so as to insure vi.ual relief and
an attractive environment for the public?
The bcal.lty uf Ù1C existing rolling topography and 'natural countryside is thc basis for the
Dublin Ranch landscape concept and planting lheme. The primary goal or the WQCB
design conc~'Pt is to integrate the basin into the surrounding area as an open spaec amenity.
Thc dcsign concept is to create a park likc environment based upon thc pict1u'esque
qualities of the rcgiomll California landscape, combincd with ecological and mrtl.lmlistie
aesthetics. Thc water quality functions and infrastruclllre are integrated into i' piehlresqne
W(lt~r Quality Corrt,.ol Basin - Site Development Review. Project Description -Pagif 2 of 3
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f)ubtÙ1 RI1H{~h A~'(~{] H Watf:'r Oz¡älitv (''-mtr()l Rmin - !anuarv 2()05
landscape with rol1ìng, sculptural landforms and distinct groupings of trees, which create a
sense of depth and enable dist.inct views. Site improvcmcnts will have a contemporary but
rustic qu"Jity. The design concept anticip"tcs public access associated with I,¡ture Area H
uses, by induding walking paths, over1ooks and seating areas in thc dcsign. The overlook
areas are framed by rustic, dry laid boulder wans, which create a sense of place and contrast
with the ro1ling topogmphy. The north edge of thc basin has heen developcd as "
pcdcstrian promenade with" morC urb"n park character compal.ibJe with future adjacent
streetscape and usCs. Thc 'Art Jence' proposed for I.his edge of the project will add a layer
of visual intcrcsL The remainder of the fcncing will be an open mcsh lence system to create
a continuous and transparcnt ribbon, moving through oak woodland groves along thc basin
slopes. The basin is largely screened by low Ia:ndforms and tree planting on the east, west
and south edge; while a frontage hmdscapc has been developcd along ¡he 1-5HO corridor.
The frontage landscapc pmvides visual relief and continues the picturesque thcmc with low
swccping I"ndlorms and rows of trecs.
By treating the hasin as a designed landscapc, and considering its location, layout, and
visual qualities, the proposed design successfully integmtes watcr qllality Junction, pllblic
open space, ~mù çcological value_
Wat~~r ("Jualiry ContrQI Basin - Site Development Re.view. Pro}i;:d J)i;:sci-iptio"fl -Page 3 of 3
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f)1Jhlin RarJ('h A t'c'Y] H W(]/(~r ()lItl/itv nJJ1fr{)! RtHin kmurwv J.OO 5
APPENDIX A
DETAILED PLANTING DESIGN DESCRIPTION
for
DIJBLIN RANCH - REGIONAL WATER QIJALITY CONTROL BASIN
Site Design Review
PLANTING ZONE PI: Perennial Emergent Wetland Association
Thc PI planting zone includcs the bottom and slopc of thc low-flow channel along the bOllom of
the basin. The low-flow channel is expected to have perennial flow due to "nuisance"
summcrtime runoff from thc development and duc to groundwatcr that may be intercepted by thc
channel. Therefore, the channel hydrology wi11 support the establishment of wetland and obligate
riparian plant species known to improve the removal efficicncy of nutrients (nitrogen and
phosphorus), heavy metals and petroleum hydrocarbons associated with storm water. In addition,
vegetar.ioo planr.ed immediately adjacent to the channel will enhance the aquatic habitar. value of
the channel by providing shade and detritus for the aquatic food chai". The chan"el will the" be
valuable to wildlife species associated with local wetlands and riparian forests. The riparian
wetland vegetation will also reduce channel bank erosion, while impl'Oving chanoel water quality
(e.g. lower water temperatures, lower turbidity, higher dissolved oxygen levels). To accomplish
these goals a mosaic of riparian, percnoial emergent and seasonal wetland associations will be
planted in designated areas based on exposure to light and shade tolerance.
The perennial emergent wetland plants wi11 be interspersed with the riparian association plants,
along cdgcs of thc southcm channel bcnds, in order not to bc ovcr shaded. Plant spccics in the
perennial emergent wetland association tolerate frequent nooding, provide habitat for riparian
bird species, and filter contaminants in the channel water.
PLANTING ZONE P2: Willow Riparian Association
A wooded riparian habitat will be esr.ablished along edges of the low-tlow channel at the bottom
of the basin, specifically along northero bends in the channel. Plant species in the liparian
association tolerate frequent t1ooding, provide shelter for riparian bird species and create aesthetic
structure within the basin as well as contributing to water quality improvement and erosion
control.
PLANTING ZONE P3: Seasonal Wetland Association
The seasonal wetland association will be located at a slightly higher elevation than the riparian
and perennial emergent wetland associations. Plant species in the seasonal wetland association
tolerate nooding and also survive when the water table elevation recedes. Plant species in the
seasonal wetland association provide habitat r-,,, riparian bil'd species and increase sediment
deposition and contaminant filtration as water in the channel rises and recedes.
Water Quality Control Basin -Appendix A ~ Page I 0/3
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Dublin Ranch Area H Wäf/:!'r ()1J(1/itv Gmtl'nl Bm:in - fl1n1Jorv 2()() 5
PLANTING ZONE P4: FaucuUive Wetland
The P4 planting zone is located along the bas;', floor, at. elevat.ions above planting zones P3. This
zone includes higher elevation mounds that. will be planted with the woody mixed riparian
association plants. Arcas surrounding thc raiscd mounds will consist of seasonal wetland
herbaceous and grass species that win be established from seed. A seed mixture of facultative
wctland and upland grass and forb species will be sown between the wooded mounds. The
wetland and upland herbaceou.~ species will establish along thc environmental gradients in the
basin floor. These species have been selected to control erosion in the area, enhance contaminant
and nutrient removal, and will pl'Ovide seasonal aest.hetics during blooming times as well as
wildli[c habitat.
PLANTING ZONE PS; Mixed Ripurian Association
Thc mosaic of wooded and herbaceous areas will create an aesthetic feature along thc basin 1100r.
The mixed riparian association will bc plantcd On the higher elevation mounds. These mounds
win be flooded during winter rainfall events, and will be dryas thc water table recedes in the
summer. The specics selcct:ed for this "ssociation tolemte flooding. In addition, the Fremont
cottonwood (.Populus fremontii) has been selected for this association because it survives when
the watcr t"blc h"s receded below ground surface elevation (during summer months). The tree
and shmb species within this association provide food and cover ('or wildlife spccies as well ,"
stabilizing soils along the basin floor.
PLANTING ZONE P6: lIpland Grass Association
Planting zone P6 occurs on tlle basin slopes. This zone traverses the lower limits ofthe normal
flood zone to the upper slopes of the basin. Plant associations in zOne P6 will integrate with
those in P7 to ('om, a continuum of wooded and grassland areas. A seed mixture of upland
grasses and f'orbs will be planted between thc Oak Woodland association. These species have
been selected to tolerate infrequent flooding as well as drought conditions between flood events.
These open areas will provide a scenic vista across thc basin increasing the aesthetic value of the
area.
PLANTING ZONE P7; Oak Woodland Association
The Oak Woodland association in 1'7 consists primarily of Valley Oak (Quercus [()ha/a)
intermÎxed with other native species. Valley Oak are adapted t.o flooding, and have bccn selected
as a dominant species on the lower slopes of the basin where winter tlooding will regularly OCCUI'.
Other flood tolerant shl1!bs will add \0 thc structure of the woodland. These native species
providc food and cover for wildlife species. A seed mixture of upland grasses aod f'orbs similar
to the Oak Woodland seed mix will be planted on slope areas between the oak groves.
PLANTING ZONE P8: Valley Oak Savanna/Native Grassland Association
Planting zone PH is" continuation of zone P7, the prirnary difl'crcnce being tlmt the plantings in
zonc P4 will be on a wider spacing to create a savanna, rather than a wooded, landscape. The
Valley Oak ofzonc P3 will be p"nially replaced by the less flood tolerant Coast Live Oak (Q.
agrifolia) species in zone P7. The savanna consists of native oak !rces planted in ,mall groups, or
Waf!!,- Quality Control Ba~'in - Appendix A - Page 2 0/3
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Duhlin R¡:,H('h Arl~a H WafI''' OIJi~iitv Cuntrol BtJ\"l'n .!anuarv 20()')
individually, scparated by open spaces of native grasses. The oak and associated shrub specics
have been selected to optimize the aesthetic value by providing shade and architectural plant
lonus to create an interesting landscape for the people who livc and work in the area.
A seed mixture of native grasses has been selected to !ill arcas between the widely spaced tree
plantings. These grasses have been selected for thcir ability to compete with weedy species and
thereby minimize maintenance requirements. Depending on the suitc of grasses selected,
maintenance will inch¡de either irrigation or weed removal within the grassland areas. Additional
shrubs may bc added to this association to provide seasonal interest.
PLANTING ZONE P9: Upland Groundcover
The P9 planting zone is associated with steep side slopes On landforms in the upper areas of the
project including the frontage landscape. These slopes will be plantcd with a continuous mass of
low growing evergreen groundcover to rninirnizc maintenance requirements and create a visual
contrast with surrounding grasslands.
SOILS
The soils at the site will be vital to mccting the objectives of the water quality basin. Thc
inti1tration of water into the soil is a primary mechanism of contaminant and nutrient filtration in
addition to sedimentation. This is influcnecd by both soil penneabil ity and the percent of clay
and organic matter in the soils onto which contaminants and nutrients are absorbed. Suitable
topsoil is also critical to the success of establishing the proposed plant associations. On-site soils
have been assessed for suitability of water quality improvement and plant establishment. A soil
prepamtio" plan will be prepared as part of the final construction documcntation.
Water Quality Control B£lSi11 .- Appendix A - Page 3 q( 3
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[)uhl¡" R(]I1('h Area H Wall'r 01Jnlitv r.(Jntr()! BtHin JaJtui1rv 20()";
APPENDIX B
San Francisco Bay Regional Water Quality Control Board, Preliminary Approval of
revised design, Emait Corrcspondanec
for
DIJBLlN RANCH - REGIONAL WATER QUALITY CONTROL BASIN
Marty,
Hcrc is an cmail rcgarding the proposcd Dublin Ranch Water Quality Pond. Thank you for your
patience on it. I understand the City ofDuhlin is looking tor something wrinennevenjust
informal, such as this email--tosce that wC cOncur with the conceptual design of the pond. So,
this email is intended to provide our conceptual concurrence with the pond's conceptual design, as
presented in CMG Landscape Architecture's submittal of August 10, 2004, which includes a
written narrative ("Dublin Ranch, Regional Watcr Quality Control Basin, Schematic Design
Update" and set of II x 17 plan sheets.
If you would, please forward this to your consultants at HT Harvey and CMU.
Overall, we remain excited to see this proposal and are very hopeful that it will simultaneously
provide a henelít to water quality while also providing an aesthelÌc and open space benefit to the
surroundiog laod users, and perhaps eveo a visual beoel"ítlO thosc driving by On thc adjacent
interstate.
Additiooally, we havc the following questions aod commeots On the submittal.
(2) Watcr Quality Trealroeot Volume
This section indicates that the current treatment volume in the pond's design, 22.42 ac-ft, will be
decreased lO thc design water quality volume of 19.5 ac-n as dcsign proceeds. Tu thc cxlcnt
possible, please seek to accomplish this by reducing temporary ponding depths, rather than
shrioking the ponding surfaec arca. This will help promote settling of pollutants and reduec
transport of non-settled pollutants to the outflow point.
(5) Inlet Design
This indicates that tlows will divert into the basin until the treatment volume has been reached,
ami that thcrcaftcr, flows will go down the G3 ehanncl. I had rccalled (probably ineorrcelly) that
at some point there was a proposal to also use this basin for flood flow storage. Can you reassure
me thalthc submittal's statement (which indieatcs lhc basin will not be uscd to dClain flood tlows
ahove the WQV) is correct?
(7) Sedimentation forebays
Thank you for the detail on the design of these forebays. Would it make sense to line the bottom
of thc forebays to help maintenance? Ordinarily, we would seek to maximize the open earth
area, to assist with iol"11tration, help vegetation grow, and maximize pollutant rcmoval. However,
some of the presentations we've seen on detention hasins in wetter climates (e.g., Seattle) where
thcrc is ycar-round rain, havc suggested that maintenance may be helped by a somewhat hardcr
bottom. In this case, since we have a dry summer, during which one would assume maintenance
would typically take place, that may not be such a significant issue. So, we would hope to see the
design remain as proposed, but werc just curious whether this issuc eamC up for you during the
design process.
Water Qualtty Control Ba~'in -Appendix A - Pog~ lof3
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Dublin Ranch Area 11 Wat~r Qua/Ut! r(mlrn! Rmin - ranum'\.! 20(H
(8) Pcrmancnt Poul and Channels
Thank you for the description of the proposed permanent pool design. Has the issuc been looked
at as to whether this design will provide sufficient aeration of the pond'! Is there pumping
proposed to circulate the water over the waterfall/weir?
p.9 (iast page) states that flT. Harvey is developing a soil plan and is taking a look at on-site
soils. Can you let us know if this work has been completed?
Finally, just fyi, I'll forward (via em"il or regular mail) some pictures of .lens Jensen's lagoon in
Columbus Park, 00 Chicago's West Sidc. While [ecnainly dcfcr tu your firm's design
capabiliti<:s, this reœntly restuæd lagoon design is an example of a native stone design (of course
in a different climate and area) that remains striking and frequet1tly visited morc than 100 years
after its original construction. Perhaps it might serve as a point of inspiration for certain aspects
of the design, if they are not already completed.
Regards,
-Keith [.1. Lichten, P.E.
Actiog Scction Lcader
San Francisco Bay Regional Water Quality Control Board
1515 Clay Stæet, Suite 1400
Oakland, CA 946 12
(510) 622-2380 direct
(510) 622-2460 tax
ldiehtcnÍQiwaterboards.ca.!!.Ov
Marty,
I should have noted in my carlicr email that we arc commenting on the submittal as a conceptual
submittal that we have received as a part of the basin design process. That is, we wuuld still
cxpcct to receive a finaliz<:d submittal, acceptable to the Executive Onicer, prior to the beginning
of constl1lction, as required in the Dublin Ranch Ordcr and related submittals.
Reg«rds,
-Keith H. Lichten, P.E.
Acting Section Leader
San Francisco Bay Regional Water Quality Cont.rol Board
1515 Clay Strcct, Suite 1400
Oakland, CA 94612
(510) 622-2380 direct
(510) 622-2460 fax
k] i chtcn@waterboards.ca.guv
»> Keith Lichten 12/22/04 03:40PM »>
Water Quality Control Basin - Appendix A ~ Page 2 (1'3
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TJuhlin Rnnr.h At'I'~('j H Wafl) " ()llaliN G:m{ru{ Ba:";n -.!amwrv ]()()5
Response to Keith H. Lichten's comments (12/22104)
(2) Water Quality Treatment Volume
The Storm water Management Plan and Schematic Design included a 4.1 acre surface area and
19.5 ac-It of treatment volume, with temporary pondin9 depths of approximately 5 feet. The
revised design included a 5.6 acre surface area and 22.42 ac-It of treatment volume with
temporary ponding depths of approximately 5 feet. The difference in volume is related to the
enlarged surface area. The only practical and efficient way of reducing the volume and fitting the
basin within the designated land area is to reduce the surface area to the 4.1 acre minimum
designated in the Storm water Management Plan and schematic plans.
(5) Inlet Design
Your understanding is in fact correct. The design of the diversion structures allows the required
treatment volume to enter the basin untii the basin fills to the flowline of the main storm drain
lines. At that point, the majority of runoff flows directly into the G3 channel bypassing the basin.
For large and/or closely spaced storms. storm flows will continue to flow into the basin after the
water quality volume and elevation are reached, however most of the water will now directly to the
G3 channel. Once the water quality volume has been reached, the depth of the basin will
continue to increase at a reduced rate to a maximum elevation of 344.00, associated with the
1 DO-year storm event.
(7) Sedimentation fore bays
The Storm water Management Plan and Schematic Design included a 4.1 acre surface area and
19.5 ac-It of treatment volume, with temporary ponding depths of approximately 5 feet. The
revised design included a 5.6 acre surface area and 22.42 ac-It of treatment volume with
temporary ponding depths of approximately 5 feet. The difference in volume is related to the
enlarged surface area. The only practical and efficient way of reducing the volume and fit the
basin within the designated land area is to reduce the surface area to the 4.1 acre minimum
designated in the Storm water Management Plan and schematic plans.
(8) Permanent Pool and Channels
We anticpate a constant low flow through the system from fore bay to permanent pool. The low
flow volume and rate anticipated from irrigation runoff, and groundwater seepage into the storm
drain system is estimated to be adequate to provide constant movement and aeration over the
weirs in the perm en ant pool, this flow will be pumped out of the permanant pool through the
outfall, providing constant circulation.
The soils work has been completed and incorporated in the soils and planting design. The results
of the soils analysis and recommended soils treatment will be included along with detailed
planting plans and specifications in the package submitted to the RWQCB prior to construction.
Wafer Quality Crmlml Basin - Appendix A - Pug':! 3 0/3
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APPENDIX C
Junc 14,2005
Mike Porto, Plal1nil1g Consultant
Planning Department
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject: Dublin Ranch Watcr Quality Control Basin
Dear Me Porto:
1 met with Ed Ballman of Balance Hydrologics, Inc_ and Chris Guillard of CMG recently to
rcvicw plans for the Dublin Ranch Water Quality Control Basin. Overal1, I was pleas cd with the
amount of planning that has gone into the project. There are a number of adaptive managcment
tools availablc to manipulate the water level in the lower permanent pool to prevent vegctation
growth that can develop into mosquito sources. Cattails can become a real problem in this typc
of basin so the vegetation maintenancc cal1ed for in the management plan should be fol1owed_
Our District technicians will need access to the basil1 to inspect al1d treat any mosquitoes that
dcvclop. Thcre arc sevcrallocked gates to the access roads; we wil111eed keys to the lock or
permission to add our lock to the gate.
Since the two forebays and permanent pools may have water throughout the year, we wil1 want
to plant mosquitofish, Gambusia ajjìni~, to provide long term biological control of mosquito
larvae. If the mosquito fish do well il1 the pools we would harvest fish on occasion to augmel1t
our fish stock which wc provide to residents throughout the County. The vector control section
(3.9) of the draft operations and maintcnance manual states that the use of chemical control
methods should be avoided to thc cxtcnt practical and consistent with public health and safety.
We would use two naturally occurring bactcriallarvacidcs, Bacillus lhuringensis var. ¡srae/ensis
and Bacillus sphaericus as well as Methoprene, an analog 0 f an insect growth regulator as the
pesticides of choice for mosquito control on the basin site. It is important to have a number of
tools available as part of our integrated program to avoid futurc problems with pesticide
resistance.
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The vegetated low flow çhannel~ from thc forcbays to the permanent pools have the high,,~t
potential for producing mosquito larvae. If the flows are too slow, water may form isolated
pockets that produce mosquitoes. This problem could b" reduced during low flow periods by
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mowing the vegetation to allow water to dry out quicker and providing our technicians with
better access. This is addressed in the adaptive management plan.
We would like to be supplicd with thc name and phone number of person (or agency) charged
with managing the basin so that we can alert them of potential problems and request action to
prevent mosquito cmergcncc. Ifthc Basin should become a continuing source of mosquitoes that
requires numerous inspections and treatments during a year, we would seek a service contract to
pay for the trealments or considcr legal abatement if a service contract is not secured. The cost.
analysis in Table 2 of the draft opcrations and maintenancc manual has funds allottcd for
controlling vegetation and rodents, a line for mosquito control should be added to this annual
maintenance budget. ($1,000 should be sufficient)
Again, we appreciate the opportunity to review and comment on the plans prior to construction.
The plan developers have addcd numcrous improvements to this watcr quality control basin
compared to others that we have seen in our County. If you have any questions regarding my
comments, you can contact me at (510) 783,7744 or via email at acmadM.mosouitoes.on!.
Sincerely,
John R. Rusmisel
District Manager
Cc: Ed Ballman
Chris Guillard
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Attachment D: Dublin Ranch Water Quality Basin
WATER QUALITY BASIN MAINTENANCE TASKS
. .."'..- .-
n. _ ---
Maintenance Description
..---..-.. --
.__.._.. L.__.... ..
I. BASIN HYDROLOGICAL MONITORING & MAINTENANCE'
1. Routine Hydrological Monitoring Tas.~~_ n...
2. Routine Hydr<?I.()gl~al ~aintel1anceI~~ks
3. Non-Routine Monitoring & Maintenance Tasks
Subtotal . - "..___..n
. --..--
___ono_
II. PLANTING & IRRIGATION MAINTENANCE
.-------..---...
A. FRONTAGE LANDSCAPE
1 Mowing{3¡:Ïer yeär), Weeding, Irrigation Maintenance_ .
2. -
Tree Work
- .. ..- '" .--...
Subtotal
1-.-.-..-.- .....--..".- -..... .....--.--..
-.-..
B. UPPER AREAS -...
-.- -.. . ......
Regular Mowing, Weeding, Irrigation Maintenance, Leaf Collection &
1. Removal
. .. -
2. Tree Work
Subtotal ...-
-.,.-.,. -......-.. -.
C. BASIN SLOPES
--
1. Mowing (3 per year), Weeding, Irrigation Maintenance
2. Tree Work - _m....___..
_m..... ,_______
Subtotal
---...- m__
III. PAVEMENT MAINTENANCE'
__.___ _..._ ..u -
1 . Gravel Access Road Resurfacinq . -
---.--...-..-..
2. Crushed Stone Pedestrian Paths - replace/regrading of 1/3 of area
GMG Landscape Architecturee
1
5/18/2005
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· Water Quality Basin Hydrological Monitoring and Maintenan
· First-Year Routine Monitoring and Maintenance Activities
· Monitoring Tasks
· Water leve. and drawdown time
Water surface el~vatÎùn checks
· OrawdOWn time
· Overall pond integrity
Sido slopes and embankments
· Presence of rills, slides, piping, etc.
· Inlet strucwres
Evldenc::.e of erosion
· Inlet structure integrity
· Presence of lItr.ér and r:()a~e debri5 in pond
Pump intake structure
· Intake structure Integrity
· pressnca 01 VB9P.b:.tion tmd debris around inlet. trash rack cleaning
Pump station
· Pump and cmcrgcnGY power testlrlg
· Pump house maintenance
Çheck valve and flapgatc Integrity and operation
· Sediment accumulation În ponds
· History of sediment removal and testing activities
Ass-ossman! of sedimentation and necce5::;ity of removal
· Vegetation control in ponds
· Assessment of trees. shrubs, weeds, and woody plants withIn pond
Access and fencing
· Acces.s road integrity ami repair
· Perimeter fencing integrity
Levee Integrity
· Side slope!;> and embankments
Presence of rills, slides. piping, etc.
· First-year storm event3
· Storm-event monitoring
· Maintenance Tasks
· Inlet and Întall:ø structures
Cleaning of inlet structures
· Removal of litter and coarse debris Ih ponds
· CleCl.nin~ öf tr¡::¡sh rar::ks
Other routine maintenance
· Vegetation control in ponds
· Removal of trees. shrubs, weeds. and woody plants (routine trimming)
Levee sySIæn
· Routing repair of rills and erosion
· Control of vegetation and rodents (as needed)
·
· Post First-Year Routine Monitoring and Maintenance Activities'
· Monitoring Tasks
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Water Quality Basin Hydrological Monitoring and Maintenance
Maintenançe Tasks
Estimated Post First-Year Annual Total
Non-routine Monitoring and Maintenance Activities'
Repair of major structu"'s (infrequently, if ever)'
Inlet or pump station rep.:iirs, pump rf.!plaçement
Repair of access raads and fencinÇ,l
Estimated Total
Sedimenl ",n1Ovat (approximately every 10 years or greater)
Labor
Sûdiment résting
Off"haul (2000 yd' , $12Iyd')
Estimated Total
Large-scala vegetation removal (approximately every 5 years, as needed)
L¡::¡bor
Off-haul (1000 yd' x $12Iyd')