HomeMy WebLinkAboutOrd 26-05 DubRchStormWaterQualt
ORDINANCE NO. 26 - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* *** ****** **** ***... .if.... ft* *ww"le ****
APPROVING A STAGE 2 DEVELOPMENT PLAN FOR THE 11.196-ACRE
PROJECT KNOWN AS THE STORM WATER QUALITY CONTROL BASIN WITHIN
AREA H OF DUBLIN RANCH (JAMES TONG ON BEHALF OF
CHANG SU-O LIN, HONG Y AO LIN AND HONG LIEN LIN)
P A 05-005
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section I. RECITALS
A. By Ordinance No. 06-00 the City Council rezoned the approximately 66.303-acre area
known as Area H of Dublin Ranch to a Planned Development Zoning District for General Commercial
and Campus Office uses and adopted a Stage I Development Plan.
B. This Ordinance adopts a Stage 2 Development Plan, attached as "Exhibit A." for a portion
of Area H known as the Storm Water QuaJity Control Basin.
Section 2.
FINDINGS AND DETERMINATIONS
Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
I. The Project, known as the Storm Water QuaJity Control Basin within Area H of Dublin
Ranch (Lin Family), Stage 2 Development Plan meets the purpose and intent of Chapter
8.32 in that it provides a comprehensive development plan that is compatible with and
sensitive to the surrounding uses by virtue of the layout and design and would create an
aesthetic, innovative, and ecologically appropriate use for a facility required as a condition
for implementation of the Dublin Ranch Master Plan.
2. Development of the Storm Water QuaJity Control Basin within Area H of Dublin Ranch
(Lin Family) under the Stage 2 Development Plan will be harmonious and compatible with
existing and future development in the surrounding area in that the land uses and site plan
integrate a required storm water treatment facility with passive recreationaJ space, open
space, and the natural environment.
Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows:
1. The Stage 2 Development Plan for the Storm Water Quality Control Basin within Area H
of Dublin Ranch will be harmonious and compatible with existing and potential
development in the surrounding area in that the land uses and site plan integrate a required
storm water treatment facility with passive recreational space, open space, and naturaJ
environment and provides an effective transition to surrounding development.
Ont. No. 26-05 Adopted 10/4/05 Item 6.5
Page I of4
2. The Stage 2 Development Plan for the Storm Water Quality Control Basin within Area H
of Dublin Ranch has been designed to accommodate the topography of the Project site
which typically is characterized as vacant, flat land suitable for the development of a storm
water detention basin enhanced with passive recreational open space areas and natural
habitat and therefore physically suitable for the type and intensity of the proposed Stage 2
Development Plan.
3. The Stage 2 Development Plan 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
welfare in that the Project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures.
4. The Stage 2 Development Plan is consistent with the Dublin General Plan, Eastern Dublin
Specific Plan, and the Stage 1 Development Plan for Area H of Dublin Ranch (Ordinance
No. 06-00) as it is in conformance with the land use designation of Planned Development
Campus Office and General Commercial that allows the proposed use.
Pursuant to the California Environmental Quality Act, the City Council finds as follows:
I. In 2000 an Initial Study was prepared for P A 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
I 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 EIR"). The City also adopted a mitigation-monitoring program, which included
numerous measures intended to reduce impacts ftom 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
2. The Initial Study prepared for P A 98-070, the Program ETR along with all subsequent
Supplements, and the adopted Mitigation and Monitoring Program adequately address
anticipated environmental impacts resulting from the proposed project for the purpose of
compliance with CEQA.
Section 3. MAP OF THE PROPERTY.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
II. 196 acres comprising Lot 3 of [Vesting] Tentative Parcel Map 8640 for P A 05-005 (currently a
portion of APN 985-0009-015) of Area H in Dublin Ranch between the proposed extension of
Dublin Boulevard on the north and Interstate Highway 580 on the south and generally between the
proposed extensions of Brannigan and Keegan Streets on the west and east.
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
Ord. No. 26-05 Adopted 10/4/05 Item 6.5
PaRe 2 of 4
----,
·----=-:~=-i'
/"ç
\ ,
VICINI'T'Y MAP
__W,"·~
"L",¡I.:'~)." "--"
\\L.....I..'!-~ -'::;0~-;
'-~-~¡-~~\\\)'"'
---
r.
,~~
~-":
~S
å-
:"1
lJf.fßUN
L
(*'
""""''''''''''''b-. . '~~~'~'\~Ol I
J' )..,,~
"~ ,f~~"- ')
11,1,'~Kit.+-· ì-
,..
I)d~"" , " I" ....,;:¡ "
,.,,,,,,,,,0;' 1"- _.._I~~,-"
",~"~"",,,,;,,;,,-
p/ ",':i.~r ¡Ii,
,0(""" "'I'
---
..-""
--."
.. \ ,
\. .\. \-£~---,--\..-.::. ,'.,,","'\..~",,~~- .,,~
~~.. . .,
.\ \ '"(,/
\"h ;', .,..jF
t~ ~~ ~I
\. f'LE.1S;fN7VN
.~~..,'-
Section 4 . APPROVAL
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 2 Development Plan for the Property, which is hereby approved. Any amendments to
the Stage 2 Planned Development Zoning Development Plan shall be in accordance with Section 8.32.080
and/or Section 8,120 ofthe Dublin Municipal Code or its successors,
Stage 2 Development Plan for a the 11.196-acre portion of Area H in Dnblin Rancb known
as the Storm Water Quality Control Basin
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a zoning
amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2 Development
Plan consists of the items and plans identified below, many of which are contained in the Stage 2
Development Plan, dated July 22, 2005 ("Stage 2 Development Plan"), which are incorporated herein by
reference. The Stage 2 Development Plan booklet is on file in the Dublin Planning Department under
project file PA 05-005, The PD, Planned Development Zoning District and this Stage 2 Development
Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and
action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the
Zoning Ordinance are satisfied.
1. Statement of Compatibility witb Stage 1 Development Plan. The Stage 2 Development Plan for
the Storm Water Quality Control Basin which occupies a portion of Area H in Dublin Ranch is
compatible with the Dublin Ranch Master Plan in that it is a requirement of the Regional Water
Quality Control Board to continue with implementation of the Dublin Ranch Master Plan, The
proposed Project conforms with the development regulations established under the Stage 1
Development Plan,
Ont. No. 26-05 Adopted 10/4/05 Item 6.5
Page3 of 4
2. Statement of Permitted Uses. Only one use is permitted under the Stage 2 Development Plan and
that is for a Storm Water Quality Control Basin, This use has been designed to include three
component uses for passive recreational and open space (with limited public access), storm water
treatment, and landscaping,
3. Stage 2 Site Plan. See "Site Plan" Sheet L 1,10 ftom the Stage 2 Development Plan booklet,
4. Site Area, Proposed Densities. The site area is 10.17 acres. There are no proposed structures
onOsite. The entire site will be maintained in open space.
5. Development Regulations. The Applicant's Stage 2 Development Plan and Site Development
Review booklet contains the defining details of this project. As the site is primarily open space,
Landscaping Development Regulations are not applicable, See Stage 2 Development Plan booklet,
6. Architectural Standards. Architectural Standards are not applicable as no buildings or structures
are proposed. The site will be maintained in open space,
7. Preliminary Landscaping Plans, Sheet L 3,00 and 3.20 comprise the Preliminary Landscape
Plan for this project. See Stage 2 Development Plan booklet,
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 2 Development Plan, the use, development, improvement, and maintenance of the Property
shall be governed by the provisions of the Dublin Zoning Ordinance pursuant to section
8,32,060,C.
Section 5, EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days ftom and after the date of its
passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State ofCalifomia.
PASSED AND ADOPTED BY the City Council ofthe City of Dublin, on this 4th day of October
2005, by the following votes:
AYES: Councilmembers Hildenbrand, McCormick and Oravetz, and Mayor Lockhart
NOES: None
ABSENT: Vice Mayor Zika
ABSTAIN: None
ATTEST: á¡j\' ~!..... ~~. Q ....-
City erk
Ont. No, 26-05 Adopted 1014105 Item 6,5
PaRe 4 of 4
Stage 2 Development Plan
Stage 2 Planning Development (P A 05-005)
Dublin Ranch Area D, Storm Water Quality Control Basin
Chang Su-O Lin, Hong Yao Lin & Hong Lien Lln
(currently a portion of APN 985-0009--015, and ultimately Lot 3 oCPareel Map 8640)
This is a Stage 2 Development Plan punuant to Chapter 8.32 of the Dublin Zoning
Ordinance for Dublin Transit Center Site B-2, located at the southwest comer of Dublin
Boulevard and Iron Hone Parkway. This Development Plan meets all ofthe requirements
for Stage 2 Planned Development review of the project.
This Development Plan includes plans for the Site, Circulation, Landscaping, Grading &
Drainage, Open Space Plan , and other elements prepared by Conger, Moss & GuiUard,
landscape architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A
to the City Council Staff Report, stamped approved and on file in the Community Development
Department; and, the Applicant's written statement. The Planned Development District allows
the flexibility needed to encourage innovative development while ensuring tbat the goals,
policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions
of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning district Development Plan meets the requirements of
Section 8,32,040.B of the Zoning Ordinance and consists oftbe following:
1. Zoning
2. Permitted Uses
3. Conditional Uses
4. Temporary Uses
5. Accessory Uses
6, Dublin Zoning Ordinance ~ Applicable Requirements
7. Density & Affordability
8. Development Regulations
9. Parking & Security
10. Site Plan and Architecture (Design Concept)
11. Preliminary Landscape Plan
12. Compliance with Stage 2 Plarmed Development Plans
Given the proposed use of the property as a storm water quality control basin, several of the
following categories typical to a Stage 2 Development Plan are not applicable, as identified
herein,
Stalle 2 Planned Development Zoning District DevelODment Plan
1. Zoning
This property is located in portion of a PD, Plarmed Development Zoning District designated
for Campus Office and General Commercial Uses. The proposed Storm Water Quality
EXHIBIT A TO ORD. NO. 26·05
St\!sc:: 2 Devc10pmcnt PlIUi
P A 01-001 51..... WIS.", Quality Control Basin
Dublin IW><:h Ar.oa H
Control Basin is a facility required by the Regional Water Quality Control Board for the
development of Dublin Ranch and implementation of the Dublin Ranch Master Plan.
2. Permitted Uses
Permitted use shall be Storm Water Quality Control Basin as required by the Regional Water
Quality Control Board for treatment of storm water runoff related to the development of
Dublin Ranch. The property shall also include: a) open space and passive recreational use
(including a pedestrian trail system), maintenance facilities, landscaping, wildlife habitat, and
space for public art in accordance with the approved development plans.
3. Conditional Uses
Conditional uses shall be evaluated on a case-by-case basis in accordance with the City of
Dublin Zoning Ordinance.
4. Temporary Uses
Temporary uses shall be evaluated on a case-by-ca.se basis in accordance with the City of
Dublin Zoning Ordinance.
5. Aceessory Uses
Accessory uses shall be evaluated on a case-by-ca.se basis in accordance with the City of
Dublin Zoning Ordinance.
6. Dublin Zoning Ordinance ~ Applicable Requirements
Except as specifically modified by the provisions of this Stage 2 Development Plan, all
applicable general requirements and procedures of the Dublin Zoning Ordinance shall be
applied to the land uses designated in this PD, Planned Development Zoning District
Development Plan.
7. Density & Affordability ~ Not Applicable, as residential uses are not permitted.
8. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning district are subject to the requirements of the Campus Office (CO)
Zoning District.
Pap;e 2 of 6
Stage 2 Developme1ll PI""
PAO$-OO$ Storm W_QuoJityComwI &mn
Dublin Ranch Area H
Development Standard
Storm Water Quality Control Basin
(including Open Spaee. Passive R.eereational Arell.
with Limited Public Use, and Wildlife Rlbitat
±t 1.196 acres (net) no further subdivision
eneral I rectan ular
20 feet
not a licable
none
not a licable
Lot Area:
Lot Dimensions:
Setbacks:
Hei ht Limits:
Re uired Parkin
Lot Covera e:
no structures
9. Parking
· On site parking is not required. Maintenance and emergency vehicles will have
access to maintenance and emergency access roads.
Security
· Maintenance and emergency access roads will be gated and accessible via locked
gate.
· Areas with limited public access will be clearly designated and posted to show
permitted hours of use.
· Police and Fire Department will have 24-hour access.
10. Site Plan and Architecture
This Development Plan applies to approximately ± t 1.196 acres comprising Lot 3 of Parcel
Map 8640 located north of 1-580, south of the proposed extension of Dublin Boulevard, and
in general between the proposed extensions of Brannigan Street on the west and Keegan
Street on the east. Since no structures are proposed for the site, architecture is limited to the
structural elements of the storm water quality control basin.
Design Conc~:
. Stonnwater Treatment· In accordance with the Stormwater Quality Management Plan,
the water surface area will be 4.1 acres with a volume of 19.5 acre/feet and holding time
of 48 hours to promote the settling of particles and debris. The basin features and
stormwater treatment parameters are the primary elements in accomplishing the purpose
of this facility. The storm water runoff will be channeled from two locations: I) ftom
the north along Grafton Street parallel to Tassajara Creek, and 2) ftom the east in the G3
channel. Then it will be diverted by gravity flow into the basin ftom two inlet structures
located along the south side of the site and discharged into two sedimentation forebays
located near the southettst and southwest comers of the site.
Pap;e 3 of6
Sto¡¡o 2 !>av.,,,,,,,,",,, Plan
PAO'-OO' Storm W..", Qu<lityÇonfroI BMin
Dublin lùnoh Aroa H
The forebays will be separated fi-om the main basin by gabion structures and 6 to 8 foot
berms stabilized with rock and riprap to prevent erosion. When water within the forebays
reaches a certain level, it will fall into the main basin area and meander through low flow
channels to the permanent 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.
Tbe shape of the basin landform along with a variety of slopes will be designed to create
visual interest while being efficient and maintainable, The sedimentation forebays,
approximately 150 feet by 50 feet each, will be permanent pools ringed by native plants,
A variety of side slopes and elevations within the main basin will provide filtration
trough vegetation as well as a biochemical process, The main basin floor will be graded
to create a series of islands 4 to 8 feet above the minimum pool level. The low-flow
channels would have a minimum depth of 4 feet and a maximum depth 8. Bottom width
would be fi-om 4 to 8 feet with the top width varying between 16 and 30 feet, The design
is intended to allow a minimum required holding time of 48 hours.
Average depth with in the main basin, excluding forebays and permanent pool, will be 5
feet; however, during a 100-year storm event the average depth maybe as high as 16 feet
with the forebays and permanent pool potentially being deeper. From the low-flow
channels, the water would flow into the permanent pool through a number of oxidization
zones over series of weirs. In addition to adding a visual water element to the basin, the
weirs provide continuous movement and aeration helping to prevent the growth of algae
and invasive plant species. The permanent pool, near the northwesterly boundary of the
site, will have a surface area of approximately 11,000 square feet. It will be separated
ftom the sedimentation forebay near the southwest comer of the site by a landscaped
divider ridge to reduce the visual scale of the basin area and eliminate the appearance as a
large, single depression. The actual depth and elevation of the permanent pool will
depend upon the groundwater level.
. Maintenance and Access - In addition to the landscape buffer, a road or pathway with a
minimum width of IS feet encircles the Water Quality Control Basin. Portions of the
route are accessible by maintenance vehicle. Primary access for maintenance vehicles
will be fÌ'om an existing gated entry at the southwest comer of the site where the end of a
cul·de-sac is located on an existing fteeway ftontage road used to service CalTrans right-
of-way for 1-580 and the G3 flood control channel. This maintenance road forks into
access roads to each of the two sedimentation forebays on either side of a pedestrian
overlook. A second IS-foot wide path, with gated access off the perimeter path, also
provides maintenance vehicle access to two sides of the permanent pool; a vehicle turn-
around area is located at the end of path. The basin floor also is accessible at three points
trom the maintenance roads.
Limited public access to the site will be made available in the form of pedestrian paths,
eight feet in width, around the full perimeter ofthe site. Pedestrian access points will be
located at the northwest and northeast corners of the site with a stabilized crushed stone
surfàce suitable for walking, jogging, cycling, dog-walking, or general use. A 4-foot high
security fence will be used to identity public open space and limit access to the basin.
This type of fence will be an open mesh system between posts with effects similar to
PaRe 4 of 6
Slage 2 t>oV<OJop"""" Pion
P A OS-OOHtorm W8Ier Quality Control Basin
Dublin Rancb At<> /I
ranch walls or equestrian corrals leading through oak groves and woodlands.
Appropriate signage limiting use by pedestrians and the public would be posted,
A second type of fencing would be located along the northerly property line adjacent to a
pedestrian promenade 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 an interesting pedestrian edge. The design of this "Art Fence," as it is
referred to, may include custom panels or graphics which would be coordinated through
the Dublin Fine Arts Foundation, The specific art applied to the wall panels would need
further coordination, but might feature elements related to storm water IIlIIIlIlgement,
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 areas. The 6-foot high chain-Unk fence adjacent to the 1-580 CalTrans right-of-
way would be maintained as is. In addition to clean out activities related to maintenance,
mosquito abatement and a vector control program have been coordinated with the
appropriate agencies.
See attached project plans and exhibits prepared by Conger, Moss & Guillard, landscape
architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A to the
City Council Staff Report, stamped approved and on file in the Community Development
Department and the Applicant's written statement. Such project plans are incorporated by
reference. Any modifications to the project shall be substantially consistent with these plans
and of equal or superior materials and design quality.
11. Preliminary Landscape Plan
The basin largely would be screened by low land fonns and tree plantings along the easterly,
westerly, and southerly edges. The east and west edges are partially screened by oak
plantings to create a park-Uke environment and to screen potential parking areas tTom
eventual commercial development on either side. The tTontage along 1-580 has been
designed to screen the basin from view and provide passing vehicles with an attractive but
subtle landscape buffer. The intent is to create a foreground for distant views to the
surrounding hillsides. The pedestrian 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 Storm Water Management Plan, the landscape and planting design will include a
variety of native species, grasses, woody shrubs, and trees, as well as selected non-native species in
distinct areas along the basin top perimeter. The top of the slopes and perimeter plantings would be
more formal and uniform for compatibility with the streetscape of future development 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 similar to the regional hills. The lower part of the basin would be
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-sustaining riparian habitat. The level and type of
vegetation management and maintenance will be by zone according to the type of plantings and the
image to be created.
See attached project plans and exhibits prepared by Conger, Moss & Guillard, landscape
architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A to the
Pal!e 5 of6
Stage 2 Dovol_ Plan
PAO$.Q05 st""" W_QualityControl BoW.
DublinRanoh Area H
City Council Staff Report, stamped approved and on file in the Community Development
Department.
12. Compliance with Stage 2 Development Plan
The project shall substantially comply with the project plans and exhibits prepared by
Conger, Moss & Guillard, landscape architects, dated received July 22, 2005 referred to as
Project Plans labeled Exhibit A to the City Council Staff Report, stamped approved and on
file in the Community Development Department; and, the Applicant's written statement.
Such project plans are incorporated by reference. Any modifications to the project shall be
substantially consistent with these plans and of equal or superior materials and design
quality.
Pap;e 6 of 6