HomeMy WebLinkAbout6.2 DubRchAreaHWaterQualty
CITY CLERK
File # []{fJ[]~-~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 20, 2005
SUB.IECT:
ATTACHMENTS:
RECOMMENDATION:
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FINANCIAL STATEMENT:
PUBLIC HEARING PA 05-005, Dublin Raneh Area H Stage 2
Development Plan and Site Development Review for Water Quality
Control Detention Basin ¡vp ~
Report Prepared by: Mike Porto, Consulting Planner~
L
2.
3.
4.
Ordinance adopting a Stage 2 Development Plan
Resolution approving Sitc Dcvelopment Review
Project Plans, Spiral Bound Applicant's Submittal Package
Planning Commission Rcsolution 05-47 recommending City
Council approval of an Ordinance adopting a Stage 2 Development
Plan
Planning Commission Resolution 05-46 referring decision-making
authority and recommending City Conncil approval of Site
Development Review, with conditions
Planning Commission Staff Report dated August 9, 2005, without
attachments
Commnnity Developmcnt Director's hearing staff report on
Tcntative Parcel Map 8640 dated August 10, 2005, without
attachments
Planning Commission Meeting Minutes of August 9, 2005
Community Development Director's Resolution 05-09 on Tentative
Parcel Map 8640
5.
6.
7.
8.
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
Dcvelopmcnt Plan for PA 05-005 Water Quality Control Detention
Basin in Dublin Ranch Area H
Adopt Resolution approving Sitc Development Review with
conditions for PA 05-005 (project plans attached as Attachment 3)
for the Water Quality Control Detention Basin in Dublin Ranch Area
H
7.
No financial impact.
__________________________________________________._______________________________________~._______________w_
COPIES TO: Applicant
Property Owner
(p.~
G:\PA#\2005\OS-OOS Wa(et Quality Pond Area II\CC\CCSR 9-20-05 ill comments.doc
ITEM NO.
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PROJECT DESCRIPTION:
Baekl!round
The Dublin Ranch Mastcr Dcvelopmcnt Agrecmcnt, approved in 1999, covers 1,119 acres. The Dublin
Ranch property is owned by members of the Lin Family and is being sold incrementally to developers for
implementation of the Master Plan. Area H, along with Areas F and G, was the subject of a Gcncral Plan
and Eastern Dublin Specific Plan land use amendment approved in March 2000 by Rcsolution No. 35-00.
A Stage 1 Development Plan and Planned Development zoning for Area H (P A 98-070) was approvcd by
Ordinance No. 6-00 in 2000. The Land Use amendments and Stage I Development Plan established three
dcvelopment sitcs 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 fect to 1,244,945
square feet. No residential uses are proposed. The development of Area H would become a component of
thc Tassajara Gatcway as shown in the Eastern Dublin Specific Plan.
Area H generally is located south of the proposed extension of Dublin Boulevard and north of Interstate
Highway 580 (1-580), generally between the proposed extensions of Brannigan and Kccgan Streets, two
north-south collector streets. Arca H, including the WQCB site, currently is vacant grassland formerly
used for hay fanning or grazing livestock. It generally is flat with a gentle slope to the south and
southwest at a grade differential approximately four feet. Thc WQCB site is located in the southerly
central portion of Area H which abuts 1-580. The site area has been extensively filled.
Tentative Parcel Map 8640, approved subject to conditions at a Community Development Director's
hcaring on August 10, 2005, would divide Arca 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 Table I, below,
generally would be combined to form Lot I of Parcel Map 8640. The I 1.1 93-acre WQCB site (Lot 3)
would be carvcd from thc southwest comer of Site B, designated for Campus Office. The remaining
28272 acres would become Lot 2 of Parcel Map 8640 and would wrap the northerly and easterly
boundaries ofthe WQCB site. The properties are separated from 1-580 on thc south side by a box culvert
drainage channel, known as the G3 channel, along the north side of 1-580.
The proposed Water Quality Control Basin (WQCB) or water quality pond is an advanced form of
Dctcntion Basin which allows for an innovative, aesthetic, and ecological approach to addressing storm
water runoff from new development in Dublin Ranch. The site for thc 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 Plan/Specific Plan/Zonin!!:
Thc Amcndments to the General Plan and Eastern Dublin Specific Plan, including the Stage 1
Development Plan, adopted 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 these developmcnt areas as follows:
Lot Area ··Pero ntá e P !Q .åfi:Us$ .. .
Lot 1 26838 ac. 40.5 % General Commercial/Cam IUS Office
Lot 2 28272 ac. 426 % Cam us Office
._~~,~-~-~ ^~.-
Lot 3 11.193 ac. 16.9 % Storm Water Quali Pond/Detention
TOTAL 66.303 ac. 100.0 %
2~"2
The use and development as proposed for a Water Quality Control Basin or detention pond would be
consistent with the Dublin General Plan, the Eastem Dublin Specific Plan, and the approved Stage 1
Developmcnt Plan in that it is a condition of approval, mitigation measure, and a requiren1ent by the
Rcgional Watcr Quality Control Board for dcvelopment on the surrounding and related properties.
Stal!e 2 Development Plan;
The Stage 2 Development Plan essentially is the Planned Development zoning establishcd for thc site.
The Stage 2 Development Plan establishes: I) proposed uses, 2) general design concept, and 3)
developmcnt standards, including landscaping. Thc proposed use of the site as a water quality contro]
pond or stormwater Detention Basin, along with maintenance by a private propcrty owncrs association,
limits its land use designation to private open space or other privatc facility. The facility will include
limited public acccss as an opcn spacc amenity in the form of a pedestrian trail system and public art
space. The proposed development standards call for a minimum sctback of 20 feet from the top slope of
the Basin to thc propcrty lincs. Howcvcr, in most areas the Basin area is substantially widcr to
accommodate trails, access road, and landscaping. The Basin is a passivc opcn space area with the
primary purpose as a privately-managed stormwater treatment facility; therefore no public parking has
bcen provided on site. The Stage 2 Development Plan is an attachment to the draft Ordinancc.
Site Development Review:
The Zoning Ordinance requires the Site Development Rcvicw to address issues related to: a) general
dcsign, b) exterior architccture, c) parking, d) circulation, e) landscaping, and f) signage. The dctails of
this discussion would be used to support or reject the findings that are required to approve a Site
Development Review.
As stated above, the Regional Water Quality Control Board (RWQCB) has established a rcquirement for
the Dublin Ranch project to submit and implement a Storm Water Managemcnt Plan (SWMP) as part of
its approval. This requirement is stated in the "Transmittal o/Order No. R2-2003-0032, Water Quality
Certification and Waster Discharge Requirement, Dublin Ranch Project" dated April 22, 2003. Thc
proposed project would address the storm water treatment issues and comply with these requirements
while functioning as a state~of-thc-art facility and presenting an aesthetic open space element for the
community.
In the case of this project, no buildings are proposed. However, the structural elements proposed to be
installed are intended to channel, filter, and discharge stormwater runoff and drainage in an unobtrusive
and environmentally sensitive manncr supportcd by a system of maintenance roads and paths. Pnmping
equipment near the outfall along the westerly boundary of the site is proposed to be located below grade
with manhole access. The integration of the facility with the surrounding area will be its innovation to
provide visual relief and open space while complying with the water quality requirements and conditions
of the RWQCB. These objectives would be accomplished through specialized landscaping, a limited
pedestrian trail system, and space for public art.
Parking
The project site is currently several hundred fect away uom on-going development in Area G. Pedcstrian
access isn't currently available. Vehicular access for construction and maintenance will be uom
Northside Drive, a ueeway uontage road. The Developer is constructing the project in its entirety which
will include the pedestrian trail/maintenance road. Until such timc as development is constructed adjacent
30(,-$
to the water quality pond, there will be no need for parking. The Developer has providcd an cascmcnt
along the northerly side of the Basin for a potential roadway and landscaping to acccss Campus Officc
uses which surround the Basin on the north and east side. Additionally, proposed development to thc
west, General Commercial or Campus Office uses will provide large expansive parking arcas. Oncc
development occurs adjacent to the Basin, adequate off-street and on-street parking will become available.
At that time there will be ample opportunity for pedestrians to access the pedestrian traillmaintcnance road
from the surrounding businesscs will reduce the nccd for potcntial parking.
Approval ofthe Final Parcel Map and Site Development Review has been conditioned to requirc the
submission of Covenants, Conditions, and Restrictions (CC&Rs) rcgarding maintenance of all common
areas and facilities. Access for passivc public rcercation, maintenance, and emergency vehicles will be
establishcd through conditions of approval and for recordation of the final map.
Proposed Use:
Within the 11.196-acre Detention Basin site, the uses are more specifically dcfined as:
Use
Stormwater Treatment Area
tI1~lntenance Access and Fr.o..n~¡¡9'? Road Access
o en s ace, Pedestrian trails, and recreational use
Total
.--~~,-_.-~
Area!
6.8 ac.
1.2 ac.
3.2 ac.
11.2 ac.
_.~,.,..,""'.",..~--~~~~--~,~~~
Storm water Treatment - In accordance with the Stormwater Quality Managcmcnt 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. Thc Basin features and stormwater treatment parameters are the primary elements
in accomplishing the purpose of this facility. The storm waterrunoffwill be channeled from two
locations: 1) from the north along Grafton Street parallel to Tassajara Creek, and 2) from the east in the
G3 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 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 pumpcd and
discharged back into the G3 channel where it would continue westward.
The shape ofthe Basin landform along with a variety of slopes will be designed to create visual interest
while being efficicnt and maintainable. Thc 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 for vegetation as wcll 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 feet. Bottom width would be
from 4 to 8 feet with the top width varying between 16 and 30 feet. The design is intcnded to allow a
minimum required holding time of 48 hours.
A verage depth within the main Basin, excluding forebays and permanent pool, will be 5 feet; however,
during a 100-year storm event the average depth maybc as high as 16 feet with the forebays and
permanent pool potentially being deeper. From the low-flow channels, the water wonld flow into the
permanent pool through a number of oxidization zones over series of weirs. In addition to adding a visual
4~2
water element to the Basin, the weirs provide continuous movement and aeration helping to prcvcnt the
growth of algae and invasive plant species. The permanent pool, ncar the northwesterly boundary ofthe
site, will have a surface area of approximatcly I 1,000 squarc fcct. It will be separated from the
scdimcntation forcbay ncar the southwcst corncr 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. Thc actual dcpth
and elevation of the penllanent pool will depend upon the groundwatcr Icve\.
Maintenance and Access - In addition to the landscape buffer, a road or pathway with a minimum width
of 15 feet encircles the Water Quality Control Basin. Portions ofthc route are accessible by maintenance
vehicle. Primary access for maintcnancc vchiclcs will be from an existing gated entry at the southwest
corner of the site where the end of a cul-de·sac is located on an existing freeway Irontage 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 0 f the two sedimcntation forcbays on cither side of a pedestrian overlook. A
second IS-foot wide path, with gated access offthe perimeter path, also provides maintenance vehielc
access to two sides of the permancnt pool; a vehiclc turn-around area is located at the end of path. The
Basin floor also is accessible at three points from the maintenance roads. (See page 5 of7 of Applicant's
submittal).
Limited public access to the site will be made available in the form of pedestrian paths, eight fcct in
width, around the full perimetcr of thc sitc. Pcdcstrian acccss points will be located at the northwest and
northeast corners of the site with a stabilized crushed stone surface suitable for walking, jogging, cyeling,
dog-walking, or general use. A 5-foot high security fence will be uscd to idcntify public open space and
limit access to thc 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 and the public would be posted. (See "Parking" discussion above).
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.
Thc dcsign of this "Art Fencc," as it is refcrred 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 clemCllts related to stornl water 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 areas. The 6-foot high chain-link fence adjacent to the {-580
CalTrans right-of-way would be maintained as is. In addition to clean out activities related to
maintenance, mosquito abatement and vector control program have becn 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 bc
on-going in perpetuity. The Applicant has provided a maintenance plan (Appendix D of Attachment 3)
which has been reviewed by RWQCB. To fund the perpctual maintenance, the requirement to maintain
the pond has been placed with an Association which will be formed prior to land sales of property
adjacent to the 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 furthcr condition (Page 8 condition 26) prepared
by the City Attorney which requires the Association CC&Rs to contain financial mechanisms to assure
pcrpetual maintenance.
Landscaninl! .. Thc Basin largcly would bc screened by low land forms and tree plantings along the
easterly, westerly, and southerly edges. The east and west edges are partially screened by oak plantings to
5~1.o
create a park-like enviromnent and to screen potential parking areas from eventual commercial
dcvclopmcnt on either side. The frontagc along 1-580 has been dcsigned to screen the Basin from view
and provide passing vehicles with an attractive but subtle landscape buffer. The intent is to crcatc a
forcground for distant views to thc 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 Storm Water Management Plan, the landscapc and planting design will include a
variety of nativc spccics, grasscs, woody shmbs, 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 bc morc
formal and uniform for compatibility with thc strcetscapc of futurc dcvclopment 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 bc plantcd 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 managemcnt and
maintcnancc will bc by zone aecording to thc 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 surrounding and adjacent properties. The proposed
landscaping has bccn designcd to bc compatiblc and complementary to the type anticipated for the
adjacent properties within Area H. On"site landscaping combined with compliance with strcetscapc
standards would provide continuity of the proposed use with the surrounding sites and create a visitor-
friendly environment.
Planninl! Commission Action
At a public hearing held on August 9, 2005 the Planning Commission heard a request on the Stage 2
Development Plan and Site Development Review. (See Attachment 7). Planning Commission adoptcd
Resolution 05-46 recommending that the City Council adopt a resolution approving a Site Development
Review and adopted a Resolution 05-047 recommending that the City Council adopt an Ordinance
approving a Stage 2 Planned Development. The Planning Commission requested a condition of approval
be added to the Tentative Parcel Map (reviewed and approved by the Community Development Dircctor
on August 10, 2005) requiring that landscaping along the northerly property edge be designed and
installed in conjunction with the adjacent parcel (Parcel 2).
Additionally, the Planning Commission required 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 (Attachment 7), Planning Commission Minutes
(Attachment 8) and Community Development Director Resolution 05-09 (Attachment 9) arc includcd for
revIew.
Environmental Review
An Initial Study was prcparcd 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 Eastcrn
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 datcd May 4, 1993, and a DKS Associates Traffie Study dated December 15,
1992 ("Eastern Dublin EIR"). The City also adopted a mitigation-monitoring program, which ineluded
6 ~'B
numcrous mcasures intended to reduce impacts from the development of thc Eastcrn Dublin area. Thc
timing for implementation of these mitigation measures is summarized in the adopted Mitigation and
Monitoring Program matrix. The Initial Study prepared for PA 98-070, the Program EIR along with all
subsequent Supplements, and adopted Mitigation and Monitoring Program adequately address anticipated
environmcntal impacts resulting from the proposed project for the purpose of compliance with CEQA.
The project: a) is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Planned
Development z.oning; b) will occur within the Dublin City limits OJ] a site that is planned to be surrounded
by urban uses; c) has no existing value as habitat for endangered, rare, or threatened spccics; d) will not
rcsult in any significant negative cfrects relating to tramc, noisc, air quality, or water quality; and e) will
be adequately served by all required utilities and public services.
Development Al!reement
Area H is subject to thc Mastcr 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.
Development Agrccmcnts arc a rcquirement ofthc Eastcrn Dublin Specific Plan and Master Development
Agreement for the Dublin Ranch Project. A Development Agreement specific to PA 04-042 also will be a
requirement. It will be based on the standard Dcvclopment Agreement prepared by the City Attorney and
adopted by the City Council for projects located within the Eastern Dublin Specific 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.
Noticinl!:
1n accordance with Statc law, a public noticc was mailcd to all property owners and occupants within
three hundred feet (300') of the proposed project to advertise the project and the public hearing scheduled
for September 20,2005. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
This application has been reviewed by applicable City departments and agencies and their comments have
been incorporated into the Project and thc recommendcd conditions of Project approval. The proposed
Stage 2 Development Plan is consistent with the General Plan, the Eastern Dublin Specific Plan, and the
Plam1ed Development zoning and development standards approved under PA 98-070 of which the
proposed project is a part. A Detention Basin of this scope and in this vicinity is a necessity for
implementation of the Dublin Ranch Mastcr Plan. Geotechnical investigations and an independent report
concluded that the soils conditions, stability, and topography of the site are suitable for the proposed use.
The proposed Site Development Review is consistent with the Stage 2 Development Plan proposcd with
this application for PA 05-005. By treating the Basin as a landscapcd open space area to the maximum
extent feasible, the proposed design successfully integratcs water quality function, visual and usable open
space, and ecological 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 compatibility
with the surrounding and adjacent uses.
7 ~;¿
swr_=rnd' "'" mo Ci<y Coun,il <) open publi, h~'n, 2) =0'" SmIT p"'w","", 3) ,=,,,
Public testimony; 4) elose Public Hearing; 5) deliberate; 6) waive reading and introduce Ordinance
(Atl~bro'n' <) "proving ",go 2 D,.dnpmw' Ploo, ~",h,d " """bil A, ood 7) ""'P' R~lntinn
("",brow' 2) "pro,in' Sil' D,.d_oil Ro"'~ fll' PA OS,005 fll' )ohlin Rwoh AM H, W,,~
"",lily Cnn""l Dclrnlinn ."in wbmittod hy J=ΠTong un hohm' nf Ci<oog Su", Lin, Hung Y w Lin
ood Hong Lirn Lin In impl=W' !ho ~ditiou' nf ,ppro.m fll' mo d~dnpmoil nf Duhlin """h ood
satisfy tbe requirements of the Regional Water Quality control Board.
RECOMMENDATION:
8~~
lOb \0;
ORDINANCE NO. XX - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
** * * ** ** *** *** ** ***** * '* '* *************
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 YAO 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 thc 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 Ordinancc adopts a Stage 2 Development Plan for a portion of Area H known as thc
Storm Water Quality Control Basin.
Section 2.
FINDINGS AND DETERMINA nONS
Pursuant to Section 8.32.070 ofthc Dublin Municipal Code, the City Council finds as follows:
I. The Project, known as the Storm Water Quality Control Basin within Area H of Dublin
Ranch (Lin Family), Stage 2 Development Plan meets the purposc and intent of Chapter
8.32 in that it provides a comprehensive development plan that is compatible with and
scnsitivc to the surrounding uses by virtue of the layout and design and would creatc an
aesthetic, innovative, and ecologically appropriate use for a facility required as a condition
for implemcntation of the Dublin Ranch Master Plan.
2. Development of the Storm Water Quality 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 thc land uses and site plan
integrate a required storm water treatment facility with passivc rccrcational space, open
spacc, and thc natural environment.
Pursuant to Section 8.l20.050.A and B of the Dublin Municipal Code, the City Council finds as follows:
I. 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 rccreational space, open space, and natural
environment and provides an effective transition to surrounding development.
ATTACHMENT 1
:t'~ ~ 1'2. q ·2.0 -oS'
L- D'b \01
2. The Stage 2 Development Plan for the Storm Watcr 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 tor the development of a storm
water detention basin enhanced with passi ve recreational open space areas and natural
habitat and thercforc physically suitable for the type and intensity of the proposed Stagc 2
Development Plan.
3. 1l1e 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, Eastem Dublin
Specific Plan, and the Stage I Development Plan tor Area H of Dublin Ranch (Ordinance
No. 06-00) as it is in confOl1nance with the land usc dcsignation of Planned Development
Campus Office and General Commercial that allows thc proposed use.
Pursuant to the Califomia Environmental Quality Act, the City Council finds as follows:
I. In 2000 an Initial Study was prepared for P A 98-070, the 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 Eastem Dublin Specific Plan and General Plan Amendment, for
which a Program EIR was certified (SCH #91-103064) in 1993 ineluding 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"). Thc City also adopted a mitigation-monitoring program, which ineludcd
numerous measures intended to rcduce impacts from 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 EIR 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, Titlc 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
11.196 acres comprising Lot 3 of [Vesting] Tcntative Parcel Map 8640 for PA 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 extcnsions 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:
2
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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 of the Dublin Municipal Code or its successors.
Stage 2 Development Plan for a the 1l.196-acre portion of Area H in Dublin Ranch known
as the Storm Water Quality Control Basin
This is a Stagc 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 containcd 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 fÏle PA 05-005. The PD, Planned Development Zoning District and this Stage 2 Development
Plan provide flexibility to encourage innovative developmcnt while ensuring that the goals, policies, and
action programs of thc Gcneral Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32 of the
Zoning Ordinance are satisfied.
J. Statement of Compatibility with 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 Dnblin 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.
3
Ii Dü\Q1
2. Statement of Permitted Uses. Only one use is pennitted 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 uscs for passivc rccrcational and open space (with limited public access), storm watcr
treatment, and landscaping.
3. Stage 2 Site Plan. See "Site Plan" Sheet L 1.10 from the Stage 2 Dcvelopment Plan booklet.
4. Site Area, Proposed Densities. The site area is 10.1 7 acres. Therc arc no proposcd structures
onOsite. The entire sitc will bc maintaincd in open space.
5. Development Regulations. The Applicant's Stage 2 Development Plan and Site Devclopmcnt
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 DevelopmCllt Plan booklet.
6. Architeetural Standards. Architectural Standards are not applicable as no buildings or structures
arc proposcd. Thc sitc will be maintained in open space.
7. Preliminary Landscaping Plans. Sheet L 3.00 and 3.20 comprise the Preliminary Landscape
Plan for this projcct. See Stage 2 Development Plan booklet.
8. Applieable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 2 Development Plan, the use, developmcnt, improvement, and maintenance of the Property
shall be governed by the provisions of the Dublin Zoning Ordinancc pursuant to section
8.32.060.C.
Scction 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in forcc thirty (30) days fiom 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 of California.
PASSED AND ADOPTED BY thc City Council of the City of Dublin, on this _ day of
2005, hy the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2005\OS-ú05 Water Quality Pond Art:B H\CC Ordinance.DOC
4
5'" 6b \01
Stage 2 Development Plan
Stage 2 Planning Development (PA 05-005)
DubHn Ranch Area H, Storm Water Quality Control Basin
Chang Su-O Lin, Hong Yao Lin & Hong Lien Un
(currently a portion of APN 985-0009-015, and ultimately Lot 3 of Parcel Map 8640)
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Duhlin Zoning
Ordinance for Dublin Transit Center Site B-2, located at the southwest corner of Dublin
Boulevard and Iron Horsc Parkway. This Development Plan meets all of the 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 & Guillard,
landscape architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A
to the City Council Staff Report, stampcd approvcd and on file in the Community Development
Departmcnt; and, thc Applicant's written statement. Thc Planned Development District allows
the flexibility necded to encourage innovative development while ensuring that the goals,
.policics and action programs of the General PIan, 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 8.32.040.8 of the Zoning Ordinance and consists of the following:
1. Zoning
2. Permitted Uscs
3. Conditional Uscs
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 Stagc 2 Planned Development Plans
Given the proposed use of the property as a storm water quality control basin, several of thc
following categories typical to a Stage 2 Development Plan are not applicable, as identified
herein.
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
This property is located in portion of a PD, Planned Development Zoning District designated
for Campus Office and General Commercial Uses. The proposed Storm Water Quality
EXHIBIT A
Slage 2 Devdnpment Plan
PA 05-005 Slunn WtJ.t~ Quality Contrul Dasi¡¡
Dublin fumel) Area II
lD. ~ \01
Control Basin is a facility required by the Regional Water Qua1ity Control Board for the
development of Dublin Ranch and implcmcntation of the Dublin Ranch Master Plan.
2. Permitted Uses
Permitted use shall be Stonn Water Quality Control Basin as required by thc Regional Water
Quality Control Board for treatment of storm water runoff related to thc dcvelopment 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 bc eva1uatcd on a case-by-case basis in accordance with the City of
Dublin Zoning Ordinancc.
4. Temporary Uses
Temporary uses shall be evaluated on a case-by-case basis in accordance with the City of
Dublin Zoning Ordinance.
5. Prohibited Uses
Wireless antennae and cellular telephone antennae locations are specifically prohibited.
6. Aceessory Uses
Accessory uses shall be evaluated on a case-by-case basis in accordance with the City of
Dublin Zoning Ordinance.
7. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modificd by the provisions of this Stage 2 Development Plan, all
applicable general requirernents and procedures of the Dublin Zoning Ordinance shall bc
applied to the land uses designated in this PD, Planned Development Zoning District
Development Plan.
8. Density & Affordability - Not Applicable, as residential uses are not permitted.
9. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning district arc subject to the requirements of the Campus Office (CO)
Zoning District.
2
Stage 2 Devdùpme:mt ÞlaTl
PA 05·005 Storm Water Quality Cmltrùl Dasin
DuhliTl Rançh Area H
1 Öb IOl
Development Standard
Storm Water Quality ControlBasin
(ineluding OpenSpaee, Passive RcereåtiolÍål Arèa
with LimitedPlÏþfic UseLl!nd Wildlife Häbität
±I I .196 acres (net) no further subdivision
Lot Area:
~~ ~~", ".,"'''.' '~"..~~.
Lot Dimensions:
.~-'--_._'_..~_._. . ,..
Setbacks:
~-----..."-"'.'.._---¿",'
Hei ht Limits:
Re uired Parkin
Lot Covera e:
none
not a licable
no structures
10. 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.
11. Site Plan and Architecture
This Development Plan applies to approximately ± 11.196 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 clements of the storm water quality control basin.
Design Concect:
. Stormwater 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 hôurs 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 trom two locations: 1) from
thc north along Grafton Street parallel to Tassajara Creek, and 2) from the east in the G3
channel. Then it will be diverted by gravity flow into the basin from two inlet structurcs
located along the south side of the site and discharged into two sedimentation forebays
located near the southeast and southwest corners of the site.
3
St.age"2 DcvcJopmcnt Plan
P A U5-005 StOIT11 Water Qualit.y Control Has;n
Dublin Ranch Area H
~~\Ol
The forebays will be separated from the main basin by gabion structurcs and 6 to 8 foot
berms stabilizcd with rock and riprap to prevent erosion. When water within the forebays
rcaches a certain level, it will tàll into the main basin area and meander through low flow
channels to the permanent pool. The permancnt 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 hasin landlorm along with a varicty 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 providc filtration
trough vegetation as well as a biochemical process. The main hasin floor will be gradcd
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 bc from 4 to 8 fect 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, exeluding forebays and permanent pool, will be 5
feet; however, during a 100-year stornl 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 wonld flow into the permanent pool through a number of oxidization
zoncs ovcr serics of wcirs. 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 separatcd
from the sedimcntation forebay near the southwest comer of the site by a landscaped
divider ridge to reduce the visual scale of the basin arca 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 Aceess ". In addition to the landscape buffer, a road or pathway with a
minimum width of 15 fcet encircles the Water Quality Control Basin. Portions of the
route are accessible by maintenance vehicle. Primary access for maintenance vehicles
will be from an existing gated entry at the southwest comer of the site where the end of a
cul-de-sac is located on an existing freeway frontagc road used to service CalTrans right-
of-way for I~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 vehiclc turn-
around area is located at the end of path. The basin floor also is accessible at three points
from 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 of the site. Pedestrian access points will be
located at the northwcst and northeast comers of the site with a stabilized crushed stone
snrface snitable for wa1king, jogging, cycling, dog-walking, or general use. A 4-foot high
security fence will be used to identify public open space and limit access to the basin.
This type of fcncc will be an opcn mesh system between posts with effects similar to
4
Stage 2 Dtvt:lopmt::nt Plan
P A 05-005 Storm Water Qu~1it.y Controll:J.asin
Dublin Ranch Ar~a H
q 0b '01
ranch walls or equestrian corrals leading through oak groves and woodlands.
Appropriate signage limiting use by pedestrians and the public would be posted.
A sccond typc of fcncing would be located along the northerly property line adj açent to a
pcdcstrian promcnadc and would ineludc a design feature along with a second overlook
point. Due to its visibility, this fence presents an cxccllcnt opportunity to incorporate
public art and an interesting pedestrian edge. The design of this "Art Fence," as it is
rcfcrred 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 necd
further coordination, but might feature elements related to storm water managemcnt,
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-link fence adjacent to the 1-580 CalTrans tight-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
appropriatc agcncics.
See attached project plans and exhibits prepared by Conger, Moss & Guillard, landscapc
architects, dated received July 22, 2005 referred to as Project Plans labeled Exhibit A to thc
City Council Staff Report, stamped approved and on file in the Community Development
Department and the Applicant's written statement. Such proj ect plans are incorporated by
reference. Any modifications to the project shall be substantially consistent with these plans
and of cqual or superior matcrials and dcsign quality.
12. Preliminary I.andscape Plan
The basin largely would be screened by low land forms and tree plantings along thc casterly,
westerly, and southerly edges. The east and west edges are partially screened by oak
plantings to create a park-like environment and to screen potential parking arcas from
eventual commercial development on either side. The frontage along 1-580 has bcen
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 pcdestrian 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 inelude a
variety of native species, grasses, woody shrubs, and trees, as we]] as selcctcd non-native species in
distinct areas along the basin top perimeter. The top ofthe slopes and perimetcr plantings would be
more formal and unifonn 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
trccs to crcate an environment similar to the rcgional hills. The lower part ofthe basin would be
planted with a variety of native plants with a naturalistic condition similar to a stream corridor. The
planting dcsign along thc low-flow channel and within the basin floor aims to maximize water
trcatment functions while cstablishing a self-sustaining riparian habitat. The level and type of
vcgetation management and maintenance will bc by zone according to the type ofplantings and the
image to be created.
See attached project plans and exhibits prepared by Congcr, Moss & Guillard, landscape
architects, dated received July 22, 2005 referred to as Project Plans labelcd Exhibit A to the
5
Stage- 2 Development Plan
PA 05-1.105 Stmm Water Quality Control Ha!iin
nublin Ranch Arc:::a H
IOlJQ 101
City Council Staff Report, stamped approved and on file in thc Community Development
Dcpartmcnt.
13. Complinnce with Stnge 2 Development Plnn
The project shall substantially comply with the project plans and exhibits prepared by
Congcr, Moss & Guillard, landscape architects, dated received July 22, 2005 referred to as
Project Plans labeled Exhibit A to thc City Council Staff Report, stamped approved and on
file in the Community Development Departmcnt; 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.
6
\\Gd01
RESOLUTION NO. XX - 05
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
****** * **** *** *** * * * * ***** *** ** ***** **** ***
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 SPECIFIC PLAN AREA NORTH OF INTERSTATE HIGHWAY 580 AND SOUTH OJ<'
THE PROPOSED EXTENSION OF DUBLIN BOULEVARD
P A 05-005
WHEREAS, the Applicant, James Tong (reprcscnting Chang Su-O Lin, Hong Yao Lin & Hong.
Lien Lin), submitted an application for a Site Development Review for an Il.193-acre lot located within
the area known as Area 11 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
Dcvclopment Plan; and
WHEREAS, the Project Site generally is located north ofInterstatc Highway 580 (1-580), south
of thc proposcd cxtcnsion of Dublin Boulevard and between the proposed extensions of Brannigan and
Keegan Streets in an area designatcd as Tassajara Gateway in the Eastern Dublin Specific Plan arca; and
WHEREAS, on August 9, 2005 the Planning Commission adopted Resolution 05-047
recommcnding 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 dctcrmination 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 Associatcs 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 from 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 from the proposed projcct for the purpose of
compliance with CEQA; and
WHEREAS, a staff report, dated September 20,2005 and incorporated herein by reference,
dcscribes and analyzes the Project; and
WHEREAS, the City Council reviewed the staff rcport and previously prepared environmcntal
documentation at a duly noticed public hearing held on September 20, 2005, at which time all interested
partics had thc opportunity to be heard.
ATTACHMENT 2
12. é"bl01
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby make the following findings and determinations rcgarding the Site Development Review (PA 05-
005):
A. Approval of the storm water quality control basin is consistent with the purpose and intent of
Chaptcr 8.104, Sitc Devclopment Review of the Dublin Zoning Ordinance.
B. The storm water quality control hasin, as conditioned, is consistent with the policies of the
General Plan, the Eastern Dublin Specific Plan, the Stagc 2 Development Plan PA 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 developmcnt is consistent with all laws and ordinances
and implements the Eastern Dublin Specific Plan and Dublin General Plan.
D. TIle proposed site development, including site layout, vehicular access, circulation, setbacks,
height, walls, public safety and similar elements, has been designed to provide a desirable
cnvironment for the development. No structures or on-site parking is proposcd.
E. Thc 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 becanse the proposed projcct
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
thc character of adjacent buildings anticipated for Area H..
L 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 for the public.
J. Thc approval of the Site Development Review for a storm water quality control basin is
consistent with the Dublin Gcneral 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.
2
\~ °b'01
will occur within thc Dublin City limits on a site that is planned to be surrounded by urban
uscs~
will not displace habitat for endangered, rarc, or threatened species;
will not result in any significant negative effects rclating to traffic, noise, air quality, or
watcr 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 Stonll Water Quality Control Basin Dublin located within Area H of Dublin
Ranch as generally depicted on the plans prepared by Congcr, Moss & Guillard labeled Attachment 3 to
the September 20, 2005 Staff Report dated received July 22, 2005 stamped approved, and on file with the
Community Dcvelopmcnt Department; and, the Applicant's written statement, subjcct to thc following
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Dcvartment review and
approval. The following codes represent those dcvartments/agcncies responsible for monitoring
compliancc of the conditions of approval. rpL.] Planning. rBl Building. [POl Police, [PW] Public Works
[ADMl AdministrationlCitv Attornev. [FINl Finance, [F] Alameda Countv Fire Department. [DSRl
Dublin San Ramon Services District. [COl Alameda Countv Department of Environmental Health. [Z71
Zonc 7.
CONDITlQN TEXT.
·ItESPON.
AGENCY
:WN}!:N
~~Q'D
PriOI".t ):
SOURCE
2.
RA.L - SITE DEVELOP I VIEW
Site Development Review approval. Approval of SDR I' A
05-005 is subject to the approval ofthe recording of Final
Parcel Map 8640 and a Stage 2 Development P1an Review for
Lot 3 of Parcel Map 8640 (pA 05-005). Thc Applicant shall
comply with all standard site development review conditions,
if applicable, attached hereto as Exhibit A.
Permit Expiration. Construction or uSe shall commence
within one (1) year of Permit approval, or the Permit shall
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
progrcss toward commencing such construction or use. If there
is a dispute as to whether the Permit has expircd, the City may
hold a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation
proceedings in appropriatc circumstances. If a Permit expires,
a new application must be made and processed according to
the re uirements of this Ordinance.
Time Extension. Thc ori nal a rovm decision-maker ma
PL
On-going
Planning
GEN
1.
PL
On-going
DMC
8.96.020.D
3.
I'L
On- oin
DMC
3
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-- RESPON. WHEN SOJJ!RCE
. CONbITION TEXT .
AGENCY REQ'Þ .
.
. ..... . '. ". 1:trior tø;
--'.
upon thc Applicant's wri tten request for an extension of 8.96.020.E
approval prior to expiration, and upon the detennination that
any Conditions of Approval rcmain adequate to assure that
applicable findings of approval will continue to be met, grant a
time extension of approval for a p~Tiod not to cxceed 6
months. All time extension requests shall be noticed and a
public hcaring or public meeting shalt be held as required by
the particular Penni!. n",,~w_~.
4. Revocation of permit. The permit shalt be revocable for PL On-going DMC
cause in accordance with Chapter 8.96 of the Dublin Zoning 8.96.020.1
Ordinance. Any violation of the terms or conditions of this
pennit shall bc subiect to citation.
PROJECTSPECIFIC -.SITE;l)EVELOPM:ENT.RJì,~.Iijjj»' .""""""./;"" .>, .
5. Clcan up. The Applicant/Developer shall be rcsponsiblc for PL On-going
clean up and disposal of projcct related trash and for
maintaining a clean, litter-free site.
6. Controlling Aetlvltles. The Applicant /Developer shalt PL On-going
control all activities on the project site so as not to create a
nuisance to the surrounding businesses and residences.
7. NoiselNulsanees. No loudspeakers or amplifìed music shall PL On-going
be pennitted to proiect or be placed outside of the building. --.
8. Accessory Strnctures. The use of any accessory structures, PL Installation of
such as storage sheds or trailer/container units used for storage Accessory
Or for any other purpose, shall not be allowed on the site at any Structure
time unless a Temporary Use Pennit tS applied for and
approved.
9. Fees. Applicant/Dcvcloper shall pay an applicable fees in PL Construction
effect at the time of building pennit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School
Impact fees, Alameda County Fire Services fees, Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any other fee that
mav be adopted and applicable.
10. Public Art Contribution. Applicant/Developer shall work PL On-going
with the City's public art coordinator towards the installation
of public art.
II. Rcqnirements and Standard Conditions. The PL Issuance of
Applicant/Devclopcr shall comply with applicable Alameda Building
County Fire, Dublin Public Works Department, Dublin Pennits
Building Department, Dublin Police Serviccs, Alameda
County Flood Control District Zone 7, Livennore Amador
Valtey Transit Authority; Alameda County Public and
Environmental Health, Dublin San Ramon Services District
and the Califomia Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or thc installation of any improvements
related to this project, the Developer shall supply written
statements ¡¡-om each such agency or department to the
Planning Department, indicating that all applicable conditions
4
\5" 0VID1
RiEJSPON. WHEN ,'_._~-~
. CONDITION TEXT .SOURCE
·~GI!;I!iCY RECrD
. .... . ...... .. Prior t!l":_..
rcq uircd ha vc bcen or wi 11 be met. ..-
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12. Required Permits. Applicant/Developer shall obtain all PL Construction
necessary permits required by other agencies (c.g., Alameda
County Flood Control Districl Zonc 7, Alameda County
Health Agency (if necessary), State Water Quality Control
Board, etc.) and shall submit copies of the pmmils to the
D<;p!,~~,!.,:!fPublie Works. -
13. Ordinances/General Plan Policics. ApplieantIDcvcloper PL Through Planning
shall comply with the Subdivision Map Act, City of Dublin completion
Subdivision Ordinance, City of Dublin Zoning Ordinance,
Public Works Policies, and thc City of Dublin General Plan
and the Eastern Dublin Sp~.~ific__ Plan. .-
14. Removal of Obstructions. ApplicantlDeveloper shall remove PL Construction Plmming
all trees including major root systems and other obstructions
from building sites that are necessary for public improvements
or for public safety as dircctcd by thc soils engineer and
Director of Public Works.
IS. Geographic Information System. Once the City PL Planning
Engineer/Public Works Director approves the developmcnt
project, a digital vcctorized file on floppy or CD of the
Improvement Plans shall be submitted to the City and DSRSD.
Digital raster copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing format Or
ESRI Shapefile fonnat. Drawing units shall bc decimal with
the precision of 0.00. All objects and entities in layers shall be
colored by layer and named in English, although abbreviations
are acceptable. An submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83 California
State Plane, Zone III, and U.S. foot. Said submittal shall be
acceptable to the City's GTS Coordinator.
16. Gradlng/Sltework Permit and Security. Pursuant to PL Grading Planning
§7.16.620 of the Municipal Code, the Applicant shall obtain a
Grading/Sitework Pennit from thc Public Works Department
that governs the installation of required site improvements.
Said permit will be based on the final set of improvement
plans to be approved once all plan check comments have been
resolved.
As a condition of issuance of said petmit, Improvement
Security shall be posted to guarantee the faithful perfonnance
of the permitted work. Such security shall be in the fonn of
cash, a certified or cashier's check, a letter of credit, or a
permit bond executed by the applicant and a corporate surety
authorized to do business in California. The amount of the
security will be based on the estimated cost of the site work
(excluding the building). The applicant shall provide an
estimate of these costs for City review with the first plan
submittal.
17. Improvement Plans. The Applicant !Developer's Engineer PL Construction Planning
shall prepare final improvemcnt plans for review and approval
by the Director of Public Works. Said Improvement plans
shall be based on the Site Plan and other preliminary plans in
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CONDIrtON TEXT
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18.
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Exhibit A and inc1ude, but are not 1imited to, plan and profile,
storm drainage, utility, striping, nCw pavcment sections per the
approved project soils report, and details for the project to the
satisfaction of the Director of Public Works. The
ApplicantiDcvclopcr's Engineer shaH ohtain the City of
Dub1in's On-Site Check List ¡¡-om the Public Wqrks
Department and shall addrcss any and all items applicable to
the project. Said Check List shaH be part of these conditions
of approvaL
Emergency Vehicle Aecess Easement Dedications.
App1icant/Developer shall dedicate all nccdcd emergency
vehicle access easements from each adjacent public street to
all fire access roads surrounding the site and buildings as
detíned by Alameda County Fire Department and to the
satisfaction of the Director of Public Works.
Construction Noise Management Program/Construction
Impact Reduction Plan, Applicant/Developer shaH conform
to the foHowing Construction Noise Managemcnt
Program/Construction Impact Reduction measures:
a. Off-site truck tranlc shaH be routed as directly as practical
to and ¡¡-om the freeway (1-580) to the job ,Üc. Primary
route shall be from 1-580 to Tassajara Road to Dublin
Boulevard. An Oversized Load Permit shaH be obtained
¡¡-om the City prior to hauling of any ovcrsized loads on
City strects. Truck traffic shall be restricted to outside the
peak traffic hours.
b. The construction site shaH be watered at regular intervals
during all grading activitics. Thc frcquency of watering
should increase if wind speeds exceed 15 miles per hour.
Watering should includc aH cxcavated and graded areas
and material to be transported off-site. Construction
equipment shaH use rccycled or other non-potable water
resources where feasible.
c. Construction equipment shall not be left idling while not
in use.
19.
d. Construction equipment shall be fitted with noise muffling
devices.
e. Mud and dust carried onto street ,urfaces by construction
vehicles shaH be cleaned-up on a daily basis.
f. Excavation haul trucks shall use tarpaulins or other
effective covers.
g. Upon completion of construction, measures shall be taken
to reduce wind erosion. Replanting and repaving should
be completed as soon as possiblc.
h. Aftcr grading is completed, fugitive dust on exposed soil
surfaces shaH be controlled using the following methods:
I) Inacti,:e portions of the construction site shaH be
6
RJ¡:SPON.
AGENCY
PL
PI.
WHEN
REQ'D
.. ... Prior to:
On-going
,ø__
Through
comp1etion
\ l.Q e:v I 01
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SOURCE
Planning
Planning
·-
.
CONDITION TEXT
...
.. ..
sceded and watered until grass growth is evident.
2) All portions of thc silc shall be sufticient1y
watercd to prevent dust.
3) On-silc vchiclc speed shall be limited to 15 mph.
4) Use of petroleum-based paHiatives shaH meet the
road oil requirements of the Air Quality District.
Non-pctrolcum based tackifJers may be required
hy the City Engineer/Public Works Director.
,. The Department of Public Works shall hand1c all dust
complaints. Thc City Engineer/Public Works Director
may require the services of an air quality consultant to
advise the City on thc scvcrity of thc dust problem and
additional ways to mitigate impact on residents, including
tcmpomrily halting project construction. Dust concerns in
adjoining communities as well as the City of Dublin shall
be addrcsscd. Control measures shaH be related to wind
conditions. Air quality monitoring of PM lcvels shall be
providcd as required by the City EngineerlPublic Works
Director.
J. Construction interference with regional non-project traffic
shaH be minimized hy'
I) Scheduling receipt of construction materials to
non-peak travc\ periods.
2) Routing construction tramc through areas ofJeast
impact sensitivity.
3) Routing construction traffic to minimizc
construction inlcrfcrcncc with regional non-
project tramc movement.
4) Limiting lane dosures and detours to off-pcak
travel pcriods.
5) Providing ride-share incentives for contractor and
subcontractor pcrsonneL
k. Emissions contr01 of on-site equipment shall be
minimized through a routine mandatory program of low-
emissions tune-ups.
20. Security During Construction. PL
a. Fencing - The perimeter of the construction site shall be
fenced and locked at all times when workers are not
present. All construction activities shaH he confined to
within the fenced area. Construction materials and/or
equipment shall not be operatcd or stored outside of the
fenced area or within thc public right-of-way unless
approved in advance by the Public Works Director.
b. Address Sign· A temporary address sign of sufficient size
and color cop!rast!o he seen during night time hours with
7
.$PON. .
AQENCY
\"1 0b \01
~~.~-~~
WHEN SOURCE
REQ'D
Prior to: __~__
Through
completion
Planning
It¿ cbl01
.i.1 CONOITfON TEXT RESPON. WHEN SOURCE
,\(;.ENCY BJi)Q'Þ
... ... . .. ..... ... Priort\>.:
existing street lighting is to be posted.
c. Emergency Contact - Prior to any phase of constmction,
Applicant/Developer will file with the Dublin Policc
Department an bnergcncy Contact Busincss Card that wilJ
providc 24·hour phone contact numbers of persons
rcsponsible for the construction site.
d. Matcrials & Tools Good security practices shall be
followed with respect to storage of building materials and
tools at the construction sitc.
e. Security lighting and patrols shall be employed as
neccssary .
21- Construction Hours. Standard construction and grading PI. Through Planning
hours shall be limited to weekdays (Monday through Friday) completion
and non-City holidays between the hours of 7:30 a.m. and
6:00 p.m. The Applicant/Developer may request reasonable
modifications to such dctcnnined days and hours, taking into
account the seasons, impacts on neighboring propcrtics, and
other appropriate factors, by submitting a request fonn to the
City Engineer/Public Works Director. For work on
Saturdays, said request shall bc submitted no later than 5:00
p.m. the prior Wednesday. Overtime inspection rates will
apply for all after~hours, Saturday, and/or holiday work.
22. Construction TrashlDebris. Measures shall be taken to PI. Through Planning
contain all construction related trash, debris, and materials complction
on-site until disposal nf-site can be arranged. The
Applicant/Developer shall keep the adjoining 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 expense to the
City of Dublin.
23. Construction Fencing. The use of any temporary PI. Installation of Planning
constmction fencing shall be subject to the review and fencing
approval of thc Public Works Director and the Building
Official.
24. Addressing. Address will be required for the electric service PI. Planning
to equipment. Provid!: location of equipment and service.
25. Constrnction Drawings. Construction plans shall bc fully PI. Construction Planning
dimensioned (including building elcvations) 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 Engineer. The
site plan, landscape plan and details shall be consistent with
each other.
26. Covenants, Conditions and Restrictions. Prior to PI. Planning
commencing construction of the Stormwater Quality Basin,
Developer shall prepare and record against Developer's
property south of Dublin Boulevard CC&Rs that ensure that
8
IC\ ~ 101
~,~_._,.,,~.~_.. ..... .. ... RESPON. ¡:.W:fïIi1N
.... CONDITION TEXT SOURCE
. ...,,\¡GENCY 1····þ)1;O'1>
. .... .. . ... I ~Ì'ior to:
the Stonnwater Quality Basin and thc associatcd amcnities,
including landscaping, are maintained m perpetuity. The
CC&Rs shall contain financial mcchanisms, such as deed
assessments, enforceable by thc City that are necessary to
cnsure that the property owners are obligated to pay the costs
of maintenance. The CC&Rs shall also includc provisions that
requirc lhc property owners' association to pay the City's
attorneys' fees in the event that it is enforccs thc Property
Owners' Association's obligation to fund maintenance of the
Stonnwater Quality Basin. The CC&Rs shall be reviewed and
approved by the City Engineer and City Attorney to ensure
compliance with this conditi~!:~L~PP~9vaL
27. Clarlfleatlons and Changes to the Conditions. In the event PL Through Public
that there needs to be clarification to these Conditions of completion Works
Approval, the Directors of Community Development and
Public Works have the authority to clarify the intent of these
Conditions of ApprovaJ to the Applicant/Developer by a
written document signed by the Directors of Commurity
Devc10pmcnt and Public Works and placed in the project fiJe.
The Directors also have the authority to make mlllor
modifications to thcse conditions without going to a public
hearing in order for the ApplicantlDeveloper to fulfill necded
improvements or mitigations resulting from impacts of this
projcct. (PW)
28. Maintenance Plan. A Maintcnancc Plan shall be prepared PL Through Planning
and subjcct to approval by thc Director of Public Works and complction
the Regional Water Quality Control Boa~d.
29. Deed of Trust. Immediately upon filing the finaJ map, PL,PW Filing of Planning
Applicant will obtain from City and rccord a partial Final Map
reconveyancc of the City's existing deed of trust recorded
against the proposed project which secureS a $4.5 million loan
sO that the deed of trust will affcct the remainder narce! onlv.
BtJ:tLDlNØ DIVI$ION..> . ... ...... .».... ..... ...... ..
30. Bnilding Permits, Codes and Ordinances. The B Construction Building
ApplicantlDeveloper shall obtain all necessary pennits from
the Dublin BuiJding Department. All project construction
shall confonn to all building codcs and ordinanccs in effect at
the time of building pennits.
31- Building Permit Application. To appJy for building permits, B Issuance of Building
the ApplicantIDeveloper shall submit cight (8) sets of Building
construction plans togcther with final site plan and landscape Permits
plans to the Building Department for plan check Each sct of
plans shall have attached a copy of thcsc conditions of
approval with notations as to how the condition is being
satisfied. The plans shall clearly indicate how all conditions
of approval will be, or have been complicd with. Construction
plans will not be accepted without the annotated conditions
attached to each set of plans. Thc Applicant /Developer will
be responsible lor obtaining the approvals of all participating
non-City agencies prior to the issuancc of building pennits.
9
"ZD Db \01
CONDITION TEX'f"-^'-- '^ RESPON. WfllN SOURCE
AGENCY R]]1Q'U ^^.^...
. ... Prior 'to:
..
FIREPREVENTlON DIVISIQN . .,. ..... . ........
32. Fire Codes and Ordinances. A11 project construction shall F Through Fire
conform to a11 fire codes and ordinances in eITcct at the time of completion
"~uildjng pennits. __^"" . --
33. Access roads. The access roads shall be able to support the F On-going Fire
weight ofthe fire apparatus. - "~,
34. Knox boxcs. Provide Knox boxcs at thc gates. The Knox box F On-going CFC 902.4
shall contain a key that opens the gate. Order fonns for the
Knox box are available at thc firc prcvention ontce. The key
can be placed In thc box during the Fire Departm~'I1t
inspection.
PUBLICWoAKS, .. . ............ .:.... . .... . ." .. . ........ ..... .,
35. Subdivision policies and Ordinances. The PW Through Public
Applicant/Developer shall comply with the Subdivision Map completion Works
Act, the City of Dublin Subdivision, Z.oning, and Grading
Ordinances, the City of Dublin Public Works Standards and
Policies, and all building and fire codes and ordinances in eITect
at the time of building permit. .u,~~.
36. Indemnifieatlon. The Applicant/Developer shall defend, PW On-going Public
indemnify, and hold hannless the City of Dublin and its agents, Works
officers, and employees rrom any claim, action, or proceeding
againstlhc City of Dublin or its agents, officers, or employces to
attack, set aside, void, or annul an approval of the City of Dublin
or its advisory agency, appeal board, Planning Commission, City
Council, Community Development Director, Zoning
Administrator, or any other department, committee, or agency of
the City related to this project to the extent such actions are
brought within the time period required by Government Code
Section 66499.37 or other applicable law; provided, however,
that the Applicant/Developer's duty to so defend, indemnify, and
hold harmless shan be subject to the City's promptly notifying
the Applieant!Developer of any said claim, action, or proceeding
and the City's full cooperation in the defense of such actions or
Pfoceedinlls.
37. Grading Pernúts. Applicant/Developer shall obtain a PW Grading Public
GradingiSitework Pennit rrom the Public Works Department for Works
all private gradiní!: and site improvements.
38. Other permits. Applicant/Developer shall obtain an pennits PW Construction Public
required by oth~T agencies including, but not limited to Alameda Works
County Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Anny Corps of
Engineers, Regional Water Quality Control Board, Caltrans and
provide copies of the permits to the Public Works Department.
39. Plans and maps. An submittals of plans and Final Maps shan 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."
40. Digital vectorized flle. ApplicantfDeve10per shan provide the PW Public
Public Works Department a digital vectorizcd file of the Works
"master" files for the project when the Final Map has been
approved. Digital raster copies are not acceptable. The digital
10
CONDITION nXT
vectorized files shall be in AutoCAD 14 or higher drawing
fonnat. Drawing units shall be decimal with the precision of the
Final Map. All objects and entities in layers shall be colored by
layer and named in English. All submitted drawings shall use
the Global Coordinate System of USA, Califomia, NAD 83
California State Plane, Zone III, and U.S. foot.
DU8L1N:OßCE SERVICES
41. Compliance. The Dcveloper shall comply with all applicable
City of Dublin Non Residential Security Ordinance
re uirements.
,-,~-""",-
42. Emergency rcsponsc. Pathways around the site shall be
dcsigned to support the weight and width of emerg~T1cy response
vehicles to aid in police patrols and emergency response
situations.
43. Locked gates. Lockcd gates will provide for emergency
vehicle access.
44. Restricted areas. Restricted areas will be osted as such.
45. No graffiti. Thc Dcvcloper and/or Property Owner shall kccp
the site clear of graffiti vandalism on a regular and continuous
basis at all times.
2\0"0101
REstON',
AGENCY
WHEÑ
REQ'D
Prior to:
SOURCE
PO On-going Police
PO On-going Police
PO On-going Policc
PO On- oin Police
PO On-going Police
vote:
PASSED, APPROVED, AND ADOPTED this 20th day of September, 2005 by the following
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
G:\rA#\2005\05-o05 Watt=r Quality P'and Arell. H\CC\CC Reso 9·20-05.doc
11
Mayor
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ATTACHMENT
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Dublin California, July 2005
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f)uhli,.¡ Ranr:h Ar~a 11 Water ()/J.alitv Ümlml BtiS'in
TAßLE OF CONTF,NTS
1. APPLICATION PORM.S
Plan"ing Applkatlotl Form
2. PROJF:CT REFERENCF:
Vici,,¡fy Ma[J
Conlexf Plan
3. STAGE 211EVELOPMENT PLAN - PRO.mCT IIESCIUIYrION
Introduction
Background
F,xisl1t1g Latld Use and Site Conditions
Desigtl Concel)t / Theme
Proposed Oses
SHe Areas/Setbacks
Waler QualUy Trea/:metlt Parameters
ßasin Features
Maintenance and Emergency Access
Pedestrian Paths
Fcnc,jng
Lighting/Power Service
Public Art Component
La'Hlscape and Planting Design
irrigation Sysl:em
Ownershil) and Maintenance
Vector Control - MOSllllito Abatemetlt
Project Phasing
4. STAGE 2 DEVELOPMENT PLAN - PINDINGS STATF,MF:NT
5. SITE DEVELOI>MENT IŒVIEW
Projcct Description
Drnwing ltedllctions
z-::' l>2-. \ '
.. .Jl1ntlGrV 2005 -
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Wat{~r Quality Control H(lSin Ttlhle ~~rContenrs -Page ¡ ol)
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nuhlin R(Jnf.'h Area /I Water (Jualirv C'ontrnl Hmin lf1nuayv 200')
SHEET .INDEX
L 0.01 COVER SIIEET
LLOO ILLUSTRATJVE PJ,AN
L 1.10 SITE PLAN
L 1.20 STREETSCAPE CONCEl'T l'LAN
L 2.00 GltADlNG I llRAINAGE PLAN
L 3.00 l'LANTING SCHEDULES
I, 3.10 TREE PLANTING I'LAN
L 3.20 GROUNCOVER AND SEEDING PLAN
L 3.30 nUUGATlON PLAN
L 4.00 SITE SECTIONS
L 5.00 SITE RENDERING KEY
L 5.10 SITE I'ERSl'ECTlVE VJF:W J
L 5.20 SITE PERSPECTIVE VIEW 2
L 5.30 SITE PERSPRCTlVE VIEW 3
L 5.40 SITE I'EltSI'ECTlVR VJF:W 4
L 5.50 SITE PERSPECTIVE Vn:W 5
1_ 6.00 SITE DETAILS
L (dO SITE l"UltNITUlΠAND LANDSCAPE PRECEDENTS
L 6.20 STREF.TSCAPE DETIALS
6. l'IŒLIMINARY TITLF. REPORT (previous(V .mbmi/ted)
7. PüBLIC NOTJCE MATERIALS (previously .mbmitted)
Appendix A: Detailed I'lanting lIesign Description
Appendix B: F.mail CorresJ}ondencc frolll Keith H. Lkhten, P.F.. , Acting Section
Leader San Ii'randsco Bay Regionat Water Quality Control Board, regarding
general approval of revised basin design.
Appendix C: Alameda County Mosquito Abalement District Review Letter.
Appendix II: Maintenance and Operations I'rogralll
Wat({r Q7J(lli~y Control Hasin table a/Contents .,Page 20I2
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DUBLIN RANCH ORIYE'
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DUBLIN RANCH
WATER QUAI11Y CONTROL BASIN
VICINITY MAP
S'rACE :2 DEVELUPMENT PL.\N/ ~m: !I!<:V¡':!.IJ!'MF:NT HEVIEW
Dublin, CalifOmia
.!amUJi 2m5
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Water Quality Basin
DUBI1N RANCH
WATEE QUALITY CO;\lTEOL BASIN
CONTEXT !v[AP
~TAr:E :" DEVEUJPMENT PL\N! slm DEVEUJPMENT m:vww
Duhlin, CalijOmia
CONGER MaSS GYiUAJI/J
landscape a.,cf¡,lectllre
January 2fX)5
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27 Db \Ot
nub/in Ranch Area H Watf':r 01./tlliJv C01!trol ß(J.Çin -. '}i.rh./ianJ 2005
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 requircd by the California Regional W"tcr
Quality Control Board (RWQCB), according to the tcnns 01' Tt'f1n.\'miual of Order No. R2-200j,·
0032, Wat"t' Quality Certification and Waste Di.\'charg" Requirements, Dublin Rr1flch Project,
dated April 22, 2003. The WQCD is the primary ,10m. water treatment feature idcntiGcd in the
Storm Water Managcmcnt Plan (SWMP) lor the Dublin Ranch Projcct.
Approval of a Stage 2 I'D rC;WnC application tor the WQCB projcet is required by Section
fU2.030B ofthc Dubli" Zoning Ordinance. The WQCB is located in Area 1l of Dublin Ranch
betwccn Tassajara Road to the west, Fallon Road to the eaRt, 1-580 to thc south, and Duhlin
Doulevard to the north. The Hastern Dublin r;"neral Plan, Specific Plr1fl, and I'D designate thc
proposed silc area as "Campus Office." lhc arca directly to the west of thc p.lanncd development
is designated as Gcncral Commercial. The Stage 21'lanned Development Rezone covers 1]. I 3
acres.
This submittal includes a listing of propos cd uses, data on site area, ami textual inrormation
suHkient to establish consistcncy with the Fastern Duhlin Gencral Plan and Specific Plan.
Back¡:round
Subscquent to the development of the SWMP, sehcmalic plans for thc WQCB wcre developed
and reviewed by the RWQCB. The s(:hematic plans serve as thc fl"l('tional hasis of the proposed
devclopmcnt plan. The location and landscape dcsign or the WQCB have been further relined
based upon existing storm water infnist.ruct.U.I'e, site characterist.ics, water quality treatment
parameters, and compatibility with potential development of adjacent areas. The revised plans
were 8ubmittcd to the RWQCß staff in September 2004, to confirm ongoing compliancc with the
pcnnit. The WQCB design has been further refincd as part of an integratcd planning elfort tor
"djaccnt p"rts or Are" II, to ensure compatibility wilh access, circulation and site design.
Rxisting Land Use and Site Conditions
The St"ge 2 PD area is currently vacant land. No residences or othc.· Slmemres exist within thc
boundarics oUhe Stage 2 PD area. The existing topography across the site is vcry flat, sloping
from south to north at approximately 0.5%,. Elcvations range between elevation 343.00 and
340.00, with exception ofa low landfonn al clcvation 347.00, crcatcd above the recently
completed 03 hox culvcrt on the sOlllhcm cdge of the site. Thc adj"eent grades in the
development area will be r"ised to clcvation 347.00 as pmt of Ihe grading of the basin. 1-580
fonns the southern edge of the area.
A Phase I <Old 2 Environmental Site Assessment of thc Stage 2 PD area and surrounding arcas
has L1ccn ""ndueted by Uerlogar Ocotcchnical Consultants to determine thc prcsenee of any
hazardous waste and suhstance sites. lhc findings or I.hese smdies indicalcd that nO prohlem sites
Wafl..!r Quality Control BaÚn - SJilg(.: 2 Jl/mtned Development Pmji:'r:( Di;'w.'riplÜm -Page 1 C!j"7
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'-2' c·~ \ 0" -,
,<..J t)- , 't
Dubli~ RarJr.h Arell /l Waler Oua/itl} (òntrnl Bardn - !llntuirV 2005
were found. Geote<,hnical investigations of the Project Are« «nd snrrounding areas h«ve been
conducted by ßerlogar Geotedmi<,al conslIllants to determine th<, ,oil condition and stability; thc
studies indicated no a.rCa.S of concern within the project arC~i. The recomnlendations and
conclusions of the srudy are referen<,ed in the GMt"chnica/ Report: Dublin Ranch - Pao - Y eh Lin
Propel1y d«ted August 30, 1999.
Design Concept/Theme
The beauty ofthc exisÜtlg rolling topography ,md n«tun,1 countryside is thc b«sis for the Duhlin
Ranch landscape concept and pl;'nÜng lheme. The primary goal or the WQCß design con<,ept if;
to integrate the basin int.o t.he :;urrounding area as an open space arnenity.
The dcsign concept is to create a park like environment hased upon lhe pict"resque qualities of
the regional California landscapc, <,ombined with ecological «nd IJ;,mralistic aesthetic,. The
water quality functions and infrastructure are intcgn'ted into a picturesque la",bcape with rolling,
sculpturallandformö alai distinct groupings of trces, which create a sen,c of depth and enable
distinct views. Site improvements will have a contemporary but r",tic quality. The dcsign
concept antieipales public access associ«led with future Area H uses, by including walking paths,
ovcrlnoks and seating areas in dlC design. The overlook areas "rc (ramed by rustic, dry laid
boulder walls, which create a sense of place and COT>lrast with the rolling topography. The north
edge of the basin h«s bcen developed as a pede,trian promenade with a morC urban park character
compatiblc with 1,¡lure adjacent streetscape and uses. The hasin is largely screened by low
landforms and tree planting on the cast, west and south edge, whilc a frontage I¡mdscape has been
developed along the I~580 corridor, The frontagc landscape provides visual rclicf and continues
the picturesque Ihcme with low sweeping land[otlTls and rows of trees.
By treating the baS1n as a. designed landscapc, and COT1sidering its locatiun, layout, and visual
qualities, the proposcd design successtully integrates water quality tunction, public opcn space,
and ceological value.
Proposed Uses
The Development Plan covered by this Stage 2 I'D proposes 234 acres of opcn spacc with puhlic
acecss, 7.16 acres of open spa<.:c [or Slorm water treatment, ¡md 1,18 acres of open space
associated with the 1-580 frontage, The project will providc 1<." maintenance accCss assoeiMed
with ongoing landscape maintenancc, vcclor control, and storm walcr f"cililies. The project
includes a below grade pump 8tMion, accessed by a manholc.
Open spacelrcerealional areas are provided in lmtieipation of the future adjacent development
Open Spa<.:c areas wilh pnblic access ineludc designated paths and ovcrlook scating areas along
the uppcr cdges or the basin. These arcas will cnable passive recre¡¡tional uses such as walking,
jogging, picnicking, cycling, and dog walking. A public (lCceSS e'l~ement will not be placed
ovcr tbe property hut the public will be allowed to use die pcrimcter trail system subjcct to
certain restrictions. rnblic use will be restrictcd bctween dusk and dawn.
Wafer QU(JlÍ~V Control Basin -. Stage 1 p/a¡-med 1)({!}f.'iopmCI1.I Project DeSCrljJ1Ùm -/)agi? 2 C!l7
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LC¡ 0b \1:')]
lJuhlin Ranch Are{lll Water fJmrlitv Contl"tÛ Hmir¡ .fant/an ]()()5
Site Area
Open spacc - Publie Aceess:
Open space - Storm water Area:
Open space - 1-580 Frontage landscape
Total Site Area:
2.34 Acrcs
7.16 Acres
1.18 Acres
10.17 Acres
Pereent Landscaping:
80%
Site Area Oial!ram
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OS·PUBLlC ACCESS
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Setbacks:
The top slope of the basio is set back a minimum of approximately 20' from thc proposed
parcel boundary. The opcn space area at the top of thc basin creates a buffer zone, which
will be plantcd with trees.
Wafer Quality Control ßarin - Stage 2 Plam~l!d Dev,,-~/opmenl Pro;eä Ð({.w:rÎ.plÙm -Page 3 oI7
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.30 l~~
Dublin Ranch Area J-/ Wafer (),jalitv Contral Bfl\'in Janl.i.f1rV 2005
c,'
Wuter Quulity Treatment Parameters
Water Ouatitv Treatmcnt Volume: In accordance with the Storm Water Management l'hlll
(SMWP), the proposed design meet, the watcr-q'lality treatment volumc of 19.5 acre"t;,et, with a
t.~rget holding time of 4R hour,.
Required Surface Area: As per the SMWI', the minimum surface area set aside for the waleI'
quality trcatment portions of the hasin will be approximately 4.0 acres at an elevation of 333.00
teet. The proposed development plan providcs a water quality surfacc arc" or 4.0 acres.
OperatingJ?-"lli!1; As pcr thc SMWP and schematic plans, the avcragc lowest elevation of the
b"sin 1100r (outside the permanent pools) will bc approximately 328.00 feet. î'his will give an
average water quality depth of 5.0 fcct at elcvat.ion 333 .00. For the brgc andlor elosely spaced
storms that completely Jill thc watcr quality volume. Once thc watcr q,lality volume has becn
reached, the dcpth of thc hasin will continue to increase at a rcduced rate to a maximum elcvation
of 344.00, associated with thc 100-year stonn event The average depth at this point. will he 16
fcet, with deeper areas associated with the forcbays, low !low channel, and pemmncnt pool.
Basin Features
Inlet Dcsign: Two diversion structures direct gravity flow through 48" pipes to the basin. The
design of the diversion structures allows thc requi"cd treatment volume to cntcr thc basin until the
basin fi11s to the flowlinc of the main storm drain line. At that point, thc majority of runotfnows
directly into the G3 channel hYI,assing the hasin. For largc "nd/or elosely spaced stom1S, stonn
!low will continue to now into the basin ..fter the waleI' quality volume and elevation are reached,
however most or t.he water will now directly to the G3 channel. The inlets will bc surroUTlded hy
concrete headwalls as needed.
nasin Side..~JgTIes,.i!nd Grading: Thc grading design creates a sinuous la"dle"'nL A variety of
sidc slopes arc created with maximum slopes of3H: IV, with exception to a stabilizcd 1.5H: I V
slope "dj"cent to the permanent pool to allow for the olll/'11l stmcture. Thc shapc of thc basin
landforms creates visual interest while bcing c11íeicnt: and maintainable.
Sedimentation Forcbav:): Storm water will enter the basin a.t two inlct. points. and discharge into
the tOrebays. The sedimentation forebays will be permanent pools ringcd by native plants. The
forebays are approxirru'lCly 150 leet in length and have a bottom width of 50 feet The forcbay
watcr surI,'ee is determined by a weir at elevation 324.00. The side slopes of thc liJrebay are
2V: 11-1 and thc depth is set at5 1eer to minimize invasive emcrgent: growth and allow for sediment.
deposition. The forcbays are separated fì'om the main basin by a 6 to 8 foot bem1 which is
rimmcd by a 3'x3' gahion structures or rip rap t:o provide long term stability. Water flows to the
low flow channel from thc forcbays over ,I rcirdorced 6-foot wide wcir. Gravel access roads with
a maximum slope of 15% pwvidc direct maintenance access. Thc aCCeSS road is edged by a
gabion rcu~ining strucmre to prevent the gravel surfacc on t:hc inside slope ofthc forcbay from
eroding.
Pennancnt Pool and Channels: The permanent pool and t:hannc1:; promote a variety of uxidation
zonCs shown to enhance pollutant removal. Thc pool will have a minimum surfacc ""ea or
approximately II ,oon squarc fccl. Watcr entcrs lhe permanent pool ¡¡-orn the low-flow channcl
and tlaws. over a series ur low weil's, The weirs wî1l provide conLtnUOHS rnovement and a,çnil.ion
Wàter Quality Omtm/ Belstn - Slap..' 2 I'fl1fUud Vevdopmel'lt Pmjt-.'d /)e.w.'riptÙm -Page 4 (!l7
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.31 ÓÒ ¡OJ
Dublin Ranr.h Ar(!(lFf Watl~r ()TJtllilv Conti-vi BCl.."¡rJ .!artuarv 2005
of the pool, helping 10 prevent algal blooms and invasivc emergents. The weir also serves as an
economical, low-maintenance, watcr feature ,HIding visual interest to thc basin. The lorebays are
connected to thc pCITll"nCT1!. pool by low flow channels. The low 1101'1 cbannel< bave a minimum
deptb of 4 feet and a maximum of 8 feet. Thc bottom width of the channels v"ries betwcen 4 to 8
feet; thc top width or lhc channel varies between 16 and 30 fCct. Side slopes will vary. The final
elevation and depth of the pcrmanent pool will be adjusted bascd upon groundwater levels.
Pump Controlled Outlet Structurc: Outflow from the basin will be controlled by a pump station,
which will includc more than one pump to providø rcdundaney as necess31Y. The outfall
structure is sct into" stabilÚcd rip-mp slope I.SV:IH on Ih" southern edge ofthe permanent pooL
From the permanent pool, water Hows by gravity through the outfan structure to thc pump
station. Final dcsif,'fl details will be updated as the design procccds and will naturally be subject
to review and approval by the City of [)ubhn and I:he RWQCB.
Main Basin Area; A diversity of elevations is maintaincd jr, the main basin arca to providc
filtration through vegctation as wcll as biochemical processes. Thc basin 11001' is graded to create
a serics of ish.nds ronr to eightlcet above the minimum pool elevations so that the highest points
are inundated at the wat"r quality clevation or 333.00. This will significantly increase the liltoral
(edge) arca, thereby increasing the IiItration zone of the basin. A divider ridge, between torebay
I and the permanent pool, prcvents water f'rom !lowing directly from thc rorebay to the outfall
stn,dure. Thc divider ridge and islands are planted with a mix or native trees to create groves
and reduce the visual scalc of the basin area, sO that it does not appear as a single large
dcpression.
Maintcnanec and Emergency Access
An cxisting gated ent.ry at the existing frontage road cuI de sac provides access to the
maintenance and ell1urgcncy .î.U';'CCSS loop aronrHt to the basin area. This açccss. po1nt. may he
moved 10 Ihe NW corner of the site if the cui dc sac is removed in the future as a rc",1t o[
widening t-580. The maintenancc a"cess loop around the top of the basin is 15 feet wide and
will a.lso sCrve pedesLrian cj 'culation_ The existing 03 ma.intcni:lI1CC access road on the south
cdgc of the hasin wi1l be retained and rcsur/""cd with stabilized crushed stonc paving as part. of
the loop. Thc basin floor is accessiblc from the maintenance roads at I.hree gated locations.
Knox box hardware wi1l be insta1led at all maintenance access gates for emergency access.
A IS-foot wide path providcs accC" to two sides of the permanent pool to provide açcess for
111aintcnancc ft.n(j vect.or contt'oL A turn around area is provided f'ot' rnaintenance vehicles at the
end of the pool maÎntemmcc road. In addWon, rnaintenance access r,amps. with a maxirnum s.lope
of 15% arc providcd [or ma;r1tcnançe access to the pennanent. pool ar1d forebays. A1l road/path
will have a standard 2% cross slope for drainage. All access roads and pedestrian paths will be
designed to carry light truck accCss [or rnair1tenance and emergency purposes. In addition,
cmcrgcncy access to the site will he available from streets on the north, east, and wcst cdges
of the basin when the adjacent dcvclopment is complete and people are usiog the area. Class
2 basc rock will bc used for the access roads and paths. The maintenance aCcess roads will
not accommodate H-20 loading.
Pcdestrian Paths
Pedestrian access will be providcd allhc NW and NE corners of the site ar1d inlegrated with
futurc dcvelopmenl of adjacent. areas. The pedestrian path, will be paved with an ADA-
compliant, stahilized crushed stone surruce amcnablc to walking and jogging. The crushed stone
Wa{/,'r Qualify Control Basin ... Stage ,? Planned f)/.,·lltdoprhi.'Yll Projl.!.ct Descripti()l1-P(Jjt(:'.5 rJ/7
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3;)" èb \OJ
Dublin Raitch ArNJ H WaÜ~r (')¡la/ilv G:mtrv[ Büsii1. .- lmUJorv 200"j
surface will be placed ovcr the Class 2 aggregate base. The grades on the path vmy from 0% to a
maxinHnn of 5% to allow tor pedestrian use. Scvcral, smaller, W wide, stabilizcd crushed stone
redestrian paths are also provided for general use and access to ovcrlook seating areas.
11encing
A 5-toot fencc willlirnit aecess to the interior of the basin. Thc intcnt of the fence is to elearly
idcnUly puhlic oren space areas and prcdudc acecss to the interior of the basin. Signage will be
postcd to indicate that the hasin is "oil limits." Access gates will he provided at each cntry point
to the interior of the basin. '['he fcnec layout is varied in plan antI elevation to e"care an effect
similar to stone Jilrm walls or horse fences. The proposcd fenec layout moves gently up and
down the has in side slopes to meet the vehicle access gates where rcquired and stay helow sight
lines where possiblc. Because the fence changes elevation it is irnpo ·tant to select a fence systcrn
that ean I,)]low the slopes smoothly without abrupt Icvcl changes hetween panels. Thc fence
also needs to be non-dimbablc according to city requiremenls. Bascd on these considerations as
well as initial and long"term costs we are proposing a green vinyl coated chain link fence with I"
orenings and a top wire to rcduee elimbing and visibility. The existing 6-foot chain link fenee
will be maint.ained on the current cattrans right of way.
The fence laYO\Jt insures that inundation lcvels "bove the fence will not exceed 18 inchcs. The
maximum water surface for rhc I OO-ycar storm event is elevation 344; thcrefore the lowest fencc
elcvation is .142.50. The top edge of the basin rangcs in elevation from'347.00 to 351.00. The
fence is set 5' below path gradc8 whcre possible to minimize visu"l impad ofthe fence from
adjacent areas and pa.thwa.y~.
Lighting
The Water Quality Basin ìs nl0St. $.irnilat' to natura] park areas grccnways, and st.rearn corridors.
Good preecdents inclllde the stream corridom managcd by homeowner's associations at Dublin
Ranch and the golf path, m"n"ged by t.he golf cluh. These areas arC "cccssible but are not
illuminated because thcy arc not intended for nighttime usc. Thc ba,in will be located in an
i,olalcd líeld with no direct puhlic access until adjaccnt «rcas are developed. Thc basin l",s been
designed to allow limited public accCSS around rhe upper perimeter. Howcvcr, this access should
be deterred until adjaceut dcvelopmcnt is completed and adjacent properly owners, the police
departmcnt, and the public can monitor the area. Lighting the basin area prior to completion or
adjacent development will draw unnccessary attention to the basin and could draw unwanted
visitors.
We propose adding lighting along the north edge of the basin as part of f"ture streetscape
improvcmcnts associated with Area H. Final selcclion olríxtnres and layout will be dcvcloped
as part of the planning revicw pro"C8' lor that area. Refer to the Phasing dcscription and
8trcetscape improvement "onœpt p!'lll'. The basin is not a residential arCa and thcrcfore the I fc
level required by the rc,idcnti«¡ sccurity code should not apply. The proposed I ighting would
meet IESN A standard of 0.5 tC tor pedestrian park paths. This lighting would supplcmcnt
reqllired street lighting and ",cate a pedc,trian scale along the edge of tJ]C b"sin. In onler to deter
night use of the cas I, west and south edges these area, would not bc illuminated.
1/(1/(.,>r Qtü.dity Control Basin - Staw~ 2 PlamJ~d Di:'I!.f'JopineM PMject LJesc:ripti()/'I ,·Page 6 {}f?
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33 i)b 10J
Dublin RW1Ch Area f{ Wat~r O/Ja/itv Confrol ßl.1\'jn - Ja,1tJarv )n{)5
Power Souree
Final powcr scrviec connections will depend on construction scquence. Two options are
being considered. The fírst option is a connection to existing power service on thc Caltrans 1-
580 Ii-ontagc, thc sccond option is to provide service Ii-om Dublin Boulevard. The optimum
connection will depend on further coordination with PG&E and sequencing of Area II
construction.
Public Art Component
The applic"nl will develop a pnhlic art component for the project. Artist selection, type, and
funding wHl be Jbrther coordinated with the Dublin Fine Arts Poundation.
Landseapc alld Planting Design
In kccping with the SMWP, the design will include a. v"ricty ornative emergent species,
grasses/forbs, woody shrubs, and trees, as. we]] as selected non-na.t.ive species in distinct areas a.l'
I.he lOp of the ha<in.
The tollowing section providcs thc r"tionale bchind the plant associations "nd plant specie<
palettes for thc Watcr Quality Treatment ßasin planting zones. Thc pbnting de<ign aims to
maximize water treatment functions and aesthclies while maxirnizing natural wctl.a,nd, rjparian,
woodland and grassland habitats.
The overall objectives of the planting desi¡,,'Il arc;
· 10 facilitate contaminant filtration oflocal runof[w"tel'
· to provide aest.hetic value and Olltdoor oren space for ,adjttccnt bn~iness, otÌìce~ and
re<idential centers
· to n1iniulizc nlaint.cnançç rcqui t'cmenlS to sustain the vegetation
· to promot<: vedor control
· to providc wildlilc habitat
These ohjectives will bc achi<:wd through the establishment of a self-sust"ining rip"rian habitat
"long the low-now channel on the basin t100r and managed upland plant communities around the
area's perimeter. Top of slope areas will bc planted with more formal and uniform planting'<
compatiblc with futurc dcvelopment. streetscapes and open spacc areas in Area I L This will
cr<:atc a c:ohesivc park like environment around the more natural a"ea< that fall within the basin.
The side slopes of the basin wil1 be plantcd with a mixmre of native mea<low grasses, <hmbs and
trecs, to ere"te ,Ut environment similar to the regional hil1s. The lower parts of the basin will be
planted with to. varicty or nativc plant communities and wil1 evolvc into a naturalistic environmcnt
sirni ¡'r 10 a stream corridor. The level and type ofmainten"nce will be managed by :wne
accordingly to achieve a combinat.ion ofplcturcsque and naturalistic arC¡is.
Ninc pl"nling wncs are proposed hased on elevation, hydrology, and aesthetic consid<:rations.
PI: Perennial Emergent Wetland, luw !1ow channel and pool edge
P2: Willow Riparian, low !1uw channel
1'3: Seasonal Wetbnd, upper d'''nnel slopc< and pool edges
(clcv"tion 320 - 324)
(clcv:>tion .UO - 328)
(elevation 324· 348)
Water Q1.Ia!i~y Cmz(ro/ Rosin ,.., i·"lage 2 J1fanned 1.>evelop'm~nt Pmjt::d J).p.sl.'ription -Page 7of7
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,3L) 6b J C'J
f}T.Jhlin Ranch Area H Watpr Oualitv Contml ß,Hin Jam/an; 2005
P4: Faucultive Wctland, Basin Floor
P5: Mixed Riparian, Basin Islands
P6: Slope and Upland Grassland, Basin Slopes
P7: Oak Woodland, Selected areas of basin slope
P8: Valley Oak Savanna managed gt'assland, Top of Basin
P9: Upland Slope, side slopes of park landforms
(elevation 338 - 330)
(elevation 330 334)
(elevation 330 ·347)
(elcvali.on 330 - 347)
(elevation 345 352)
(elevation 345 - 352)
Refer to appendix A lor a dctailed description of each planting zone.
lrri¡:ation System
A permanent automatic irrigation system will be installed in at'eas above the typical storm water
detention surface elevation of 333.00. In addition, temporary irrigali.on will provided as nee<lcd
to establisb plant materia] in areas bclow elevation 333.00. Refer to the irrigation systcrn notes
and the Irrigation c,hibit L .'--10 in ¡]Üs submitt"l for system zones and p"r:.melcr,.
Ownership and Maintenanee
A property owners' association(s) comprised of owners of the Area H General Commercial and
C,m1pus Ollice parcels will be created for the Project Area and surrounding areas, and a
Declaration of Covenants, Conditions, and Restrictions (Declaration) will be prepared and
recorded. The Declaration will cstablish easements and othcr rights necess3lY for the
association(s) to fulfilllheir responsibilities. The DCclaration will require thc associat.ion(s) to
own and/or .naintain the lands in accordanec with the maintenancc and operations plan
required by the Rcgional Water Qual.ity Control Board order, and the Storm Water
Management PI¡m. The maintenance will be the responsibility of the current landowncr prior
to the creationofthc POA. For a detailed outlinc ofnlonitoring and maintenance activities
rcfcr to the attached maintemmce summary documents.
Vector Control - Mo>quilo Abal<'menl
Storm water detention facilities can become mosquito sourceS i I' they are not properly designed
and Iru.intained. The basin has been designed 1.0 prevent mosquito source development and allow
for both maintenance and abatemcnt procedures. In addition the design team has consulted Wilh
the Alameda County Mosquito Abatement District 10 discuss the design and address these
concems. The abaleT)tenl. district addresses vcctor control issues through source reduction, sourcC
prevcntion, larvaeiding, mosquito fish, and monitoring.
Mosquito brceding rcq,iires still, standing water for more than a few days. Balance Hydrologics
Jne. has measured low flows for storm dt'ain pipes flowing to the basin and has estimatcd thaI the
basin will have a signilíeartllow ¡low through out the ycar. This low flow is thc result of
groundwater seepage i1110 lhe storm drain system a¡; well as irrigation runoff. The low flows will
providc a continuous stream of moving wntcr through the pemmncnt pool and pump syslcm. The
slopc of the low ¡low channcls has bccn max i mized to incrcasc Ilow velocity ,md minimize the
risk of standing water. Thc pennancnt pool will also support mosquito tìsh habitat and a food
chain to prevent mosquito brceding. To avoid mosquito breeding associated with detention of
water for tn'almcnt p"rposes the basin will bc drawn down over a maximum or 72 hours.
Water Qua¡¡~r Con/rot Basin Stage. 2 PI(JJ' fJl:!d J)¡.,'vdopnu:"nr Project De.<,'{:rip(iol1 -I't.lgl' 8 of?
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32> ()/ / O-¡
Huh/in Ranch Arelllf Water Oualitv Corttrol RmÙ"¡ -- lm"IfJt1rv )()OS
In addition thc maintcnance access roads provide açcess to all areas of the basin floor to provide
(or ongoing vegelmion maintenance to reduce breeding habitat and allow lor larvaciding if
required.
The Uesign team met with John Rusmisel of the Alameda County Mosquito Abatement Di,triet
on 5119/2005 to revicw thc basin plan. See the attached letter outlining his review and approval
of the plan.
Project Phasing
Implementation of the Water Quality Basin will oœur in thl'ee phases of construction. The
phasing plan has bœn dcveluped 10 addrcss overall grading operations, regulatory rcquirerncnts,
technical issues, and adjacent development. Thc fir,t phasc is scheduled for completion in
summer - fall of 2005.
Phase 1 Rough Grading and Infrastructare: The first phase of Basin construction will inelude
rough grading and installation of primary storm drainagc infraslruelUre. The hasin side slopes
and accc", roads will be graded 10 cont.our. The hottom of the basin will be graded flat with even
cross slopes to drain. The site will be hydrŒecdcd with an crosion control seed mix.
Constl1lCtion documents for phase I basin constructiun will bc submitted to the City as part ofthc
Grading l'el1nit application. Outfall pipes will be capped at the diversions structurcs and the
Uasin will not be operational at tlÜs 'tage.
Phase 2 Fini,h GradinR, Site Imprm'ements and Lundscapi/lg: The second phase of
construction will includc rcmaining basin drainage infrastructure; site improvemcnls including
t.h~ baS1n overlook waJIs? fencingj site fumiturc~ access toads and path:); as well as.¡ finish grading,
soil preparation, irrigatior1 arId planting. The sediment torebays, low flow channels, gabion
struCl.ures, and pcrmanent pool will also be complet~d in this phasc. With completion of this
phase the hasin will be connected to thc ,lOnn drain system. The connection of the basin will be
coordinated with upSl.ream earthwork operations to avoid hcavy scdirncrll.al.iOrl of I.hc basin and to
mccl. RWQCß permit requirements.
Phase 3 North Edge Streetscape Impr()vemmt~·: The third phase of constmction will be
cornpcted in accordance with future Area H improvemcnts and wi 11 include construction of the
landscaped pedestrian prorrlcnade, ovcrlook grove, additional site fumiturc, comcr phl:tas, and
pcdestrian path lighting. The proposed design will be refincd ill sequence with Area H
development plans and submitted to thc City for rcvicw as part of the planning revicw proccss. A
streetscape improvemcnl cascmCllt has been included on the parcd map 10 aeeommodatc
construction of future improvements. Refer to sheet L 1.20 in this ,ubmitlal for the concept plan.
Water Quality Om(rof IJIl.'iin Stage 2 Planned Vcvdopmenf Proj(>(.'l [Je~'(.'r¡ptÙm -P(jge Y of!
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3 Lc Lr.) C'-¡
~j
T>uhlin. Ranch Area 11 Wãter OunUtv ronfm! Ba..:rin ··-,la'i11Jal"V 2()n~
l<1NDINGS STATEMENT
for
DUBLIN RANCH - REGIONAL WATER QUALITY CONTltOL BASIN
Stage 2 DevelOl)lnent Plan/Site Design Review
The following findings relate directly to the specific questions listed under thc written statement
secnon of the City's application submiual"equirements for a St".ge 2 Development Plan.
A. Describe how the propo..a/ will be hlfr1llonious and e01llplftible with existUt/? and future
develop1llellt in the surr() tnding area?
The WQCI3 has becn designcd to create a park-like cnvironmcm similar to the larger
opcn space p"eserves in the Dublin Ranch area. Each edge of thc b"sin has heen
designed to addrcss current and I,¡tme development in thc sur"Ollnding area. 1'0 thc
south, 1-580 rrontage has been designed to screen the basin from vicw and provide
passing vehicles with an altracnve but subtle frontagc landscape, which are intcnded to
creatc a foregt'OlInd j,)I' distant views to surrounding hillsides. Thc north edge of the
basin has been configured to creMe" pedestrian promenadc nlH'ting tuture devclopment.
Thc cast and wcst edges are partially scrccned by low landtòrms and oak plantings to
ereatc a park environment and to screCn potential parking areas on cithcr side. The
sculpted sidc slopcs within the basin create a graeclilllransition from the upper at'ca to
the more natural area in thc boltom or the basin.
B. Is the site physically suitable for the type and intensity of the zoning district being
propo..ed?
The hydrologic requiremcnts aIllI existing storm water infrastruclme dictate the location
and size of thc proposed WQCn. The existing topography, soils and adjacent usc, at·c
physically suitable r..1r the proposed zoning district:. Geotedmical investigations of the
Projcct Area "lid surrounding areas have bcen conductcd by ßerlogar Gcotcchnical
consultants to determine t.he soil condition and ,t"bili\y; the studies indicated nO al'eas of
conccrn within the project area. The recommendations and condusions of ¡he study arC
referenced in the Gcotechnieal Report: Duhlin Raneh l'ao" Y ch Lin Property datcd
August 30, 1999.
C. Will the proposal adversely affect the health or slffè(v of pI't.wns residing or working in
the vicinity, or be detrimental to the ImhUe helflth, safety and welfare?
The proposal will not advcrsely alfect the health, sa.fcty, or welfare of persons residing or
working in the vicinity. Measures have becn incorporated in thc proposal to address
public saLdy issues associated with visibility, access, nuisance bchavior, and mosquito
abatement and vector control conecrns. The public access ''''ca will be clearly dclirnilcd
and signed to deter nuisance activity in thc basin and ensure public ,,,rcty. Mosquito
abatemcnl and vector control issucs h".vc been addressed in the pmposal and coordinatcd
with appropriate agencies.
The proposed project: is (oonsistent with the Eastcm [Jubli" Specitìc Plan and any related
municipal ordinances addressing publi" health, safety and wdfarc. Additionally, no
noxinu.:; odors, ha.zardow; ma.tcriab or excessive noises wíll be produced by the projcd_
Woter Q¡H.lWy Conlrol Bash! Stage) Plmmed f)ewdopment Findings Statement -/)age 1 ol2
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..:37() ./0'7
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f)1Jhlir¡ Ranch Area. H Water {)1Jnlitv Cnntrol Ra\'ìn .!anuarV 2005
With respect to arcas subject. to nooding, FEMA has i"ucd a Letter of Map Revision
(Number 0607050002B dated August 27, 2004), whieh indicates that no developahle
areas ofthe projcct sile arc within a IOO-year flood h:",ard area.
D.
I., the proposal consistent wilh all elements of the General Plan and any applicable
Specific Plans of the City of Duhlin?
The proposed regional w:¡tCI' quality hasin is consistent with the policies of the
Dublin Geneml Plan and Eastem Dublin Specific Plan with I'Cspect to water
quality treatment practiccs as well as location of public inlhstmcture elements.
In pal1ieular, it is consistent with Specific Plan Policy 9-9, which requi"es ¡hat
the project "plaD r,'eihties and select management pmctiçes in the Eastem Dublin
Spceilie Plan area that protect and enhance water quality". The proposed facility
is intended to provide trcalmcnt. I<Jr surface water runoff for a significant portion
ofDublio Ranch.
In addition, t.he proposed facility is consistent with Specific Plan policics pcrtaining to
open space hy providing a signi licant open space area that has hoth visual and physical
access. More spœi rically, the project complies with Specific Plan Policy 6-3 by
providing ~"convenicnt accCss from developed areas to JC$.igr!al.ed oren space area and
trails"; Policy 6-4 hy preserving "views of (le&ignated open spaœ "Jcas" and Policy 6-5
by cnsu.I'1ng Hadequate access to open space areas for Ina.int.çIlan~~c and managernent
purposes.~~
E.
How does thi,5 project sati.<Jý the purpose and intent of Chapter 8.32 "Planned
Development" of the Municipal Code?
The project is requircd by the California Regional Water Quality Control Board
(RWQCB), according to the temJS uf Tmnsmittal o/Order No. 82-2003-0032, Water
Qua/ity Certific(1(ioll wuj Waste Discharge Nequirenumts. Dublin Noneh Project, dated
April 22, 2003. This requirement is consistent with thc provisions described in the Easl
Dublin General and Specific Plans. The project provides for effective development or
[acili\ics and services serving thc cnt.ire Duhlin Ranch project arc". The project includes
creative and iuwgina.t.lvc design? which promotc~ ~tTT1cnit.ies beyond those expected in
conventional dcvcloprncTlts and utilizes design fcatures lO achieve developmentth"t is
compatible with the surrounding arca.
F.
How does this project satisfY the purpos" and intent of Chapter 8.104 "Site
f)ev"¡"pment Review" of the M/miâpal Code?
Thc project satisfíes the purposc and intent of the Sitc Dcvelopment Review by
crcating an orderly, attractive and harmonious site devclopmcnt compatible with
the [acilit.y program and individuiil environmcntal const,-¡'¡nls. The landscapc
design and theme, pedestrian and mainteniince <iCCCSS, and visual impacts h<ivc
been cflcctivcly addressed. As a regional, water qUiilily facility thc projcct
promotes the gcncral welfare.
Wale,- Quality Cm¡trol ßt1sÙz·- .)'lilP: 2 J1/amwd Developmml Fìndings S({11erNet/l -Page;: oI2
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",'3B c\)·, /07
, ,)
Dub/in Ranch Ar..,.17 H W(]t~" ()rJllJitv COtiln)/ Hasin ..- Tm11Jarv 200"i
1'lWJBCT IIESCRIPTlON
for
HIlBUN RANCH - REGIONAL WATER QIJALlTY CONTROL BASIN
Site Design Review
The following [¡ndings relate directly to the specific qucstions ];sted under the written statcment
&ctt.ion orlhe City's application submittal rcqui"cmems for Site Oevdopmcnt Rcview (SOR). For
Inore in[onna1.lon on the are..:"t covered here~ see SDR { rawing reductions in this section.
A. What type of business., at:tivity or u..e are you proposing?
The Dcvelopmcnt Plan covered hy this Stage 2 I'D proposes 2.34 acres of open spacc lor
pub];c access, 7.16 acres of open spacc for SlOrm water treatment, ,md 1.18 aCI'CS of open
space associatcd wilh thc '·.')80 frontage. The project will include storm water
infwstructurc associated with the water quality JÜnc!:ion including an undcrground pump
station.
ß. How many employees will you have or propose to haw'?
Not applicablc.
C. What arc the proposed hours and days of operatioll?
Public aœCSS will he allowed by the I' .O.A from dawn to dusk. Commercial-typc uscs will
not be permitted wi thin thc projcct area.
D. Are there allY ways in whit:h your bu.<ille...., activity or use have a negative effect on the
health or safety of per..oll.. re..iding or working ill the vidnÜy, or be detrimental to the
public health, ..afety or general welfare?
The planned activiti.," and usCs will no! have a negative effcct on thc hcalth or safety of
persons residing or working in thc vicinity, nor are they dctrimcntalto the public health,
safety or gcncml welfare.
E. De..cribe how the design of the project including ..ite layoat, Slrlœture.., vehicular acæM,
circulation and parking, etc. will provide a desirable environment for the future
development?
The WQCß has been designcd to creMe a park"like environment similar 10 the larger open
space preserves in tbc Dublin Ranch area. Each edgc of thc basin has heen designcd to
addrcss current and IÙtme development in thc surrounding area. To the south, thc I"';80
Ü'onlage has heen designed to scrCCn thc basin fmm view and providc passing vehicles with
an att:ractive hut sub tic frontagc landscape, which is intendcd to crcat.c a loregmund for
distant vicws 10 SllI'mllnding hillsides. The north cdgc or the hasin has been configurcd 10
el'cate a pedestrian proll1Clll"Jc fronting linure development. Thc C(fst and west edges have
neen partially scrccncd by low land lorms and oak plantings to crcat.e a park environment
rVà1t:r Q/¿(di~}! Gmrro/ Basin-SUe Ðevf:!0l'me,¡t Review, Proje.-:..'t Descf'1i~ti(/n - Page 1 of 3
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..39 c:)J /0 Î
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Duhlin Rl7m'h Area /I Water {}ualitv Control R(Hin -...!alttJarv 2005
and screCn pOlential parking area, to cither side. The sculptc,1 side slopes create a graccful
transition from thc uppcr r,rca to the more natural arca in the bottom of thc basin.
F.
Is the "ite physically suitable jor the type ami intensity of development propo..ed?
The hydrologic: rcquirements and existing storm water infrastructurc dictate the location
and size of the proposcd WQCB. The exi.sting topography, soils and adjaccnt uses are
physically suitablc lor thc proposed zoning district.
G.
Describe /IOW the propo""d development may impact .'iew.5?
The Project Area ,Iocs not coo\ain any of the City's (Iesignated visually sensitive ridge
lands a, outlincd in the ¡¡astern Dublin Specific Plal1. Therefore, development will not bc
visually obtrusive to thosc views of ¡he Tassajara Hills. The Project Area is situa\cd in the
flat low lying area along 1-5RO and is designed to create a landsc"ped foreground with view
corridors t.o the Tassajara Hilb beyond. Views from adjacent edges and 1-580 have been
addressed witl1 gcntle landforms and tree plantings unique to each edge of the basin. Vicws
in\!) the basin are designed in a comrolled manner to crc,,\e" pi.cturesque cffccl.
H.
Describe the physical characteristics of the site including existing ..lope.5 and topographie
featllre.5 and any proposed change.5 to the.5e features?
The Project Area is currcntly vacant land. The existing topography across ilic site is very
flat, sloping from south to north at approxim"\ely 0.5%. Elevatio,," range hetween 343.00
and 340.00, with cxccption to" low landform at elcvation 347.00 created abovc the
rccently completed (Ì3 hox culvert on thc southern edge of thc site. The adjacent gradcs in
the dcvelopmcnt area will he raised to elevation 347.00 as part or the basin grading
operations. 1-5RO forms tllC southern edge of the arCa. The WQCI3 wil1 be cxç,w,Üed to
create sculpled bndforms from approximately elevation 347.00 to " low point of elevatiun
318.5. The final elevation and depth of the permanent poul will he adjusted ba¡;cd upon
groundwater \cvcls. Low bndforms wil1 also be C"c"ted ahove the G3 box culvert from
elevatiuo 347.00 - 352.00.
L
Describe the architf!ctural desigll/theme of the development including character, scale
and quality of the d"sigl1., alld f!xplain how the project will relate to and be compatible
with the existing .5ite and the character of adjacent buildings, nf!ighborhood,. alld uses?
Not applicablc.
J.
De..cribe how the lal1dscape features ha.'e been designed so as to im-ure vi5ual reliefa"d
an attracti.'e environment for the public?
Thc bcauly ufthe existing rolling topography and natural countryside is the basis fur tl1e
Dublin Ranch )"ndscape concept ,md plan ling theme. The primary goal of the WQCB
design concept is to integrate thc basin inlO the surrounding (irea as an open spacc amenity.
The design concept is to create" park like environmcnt based upon the picturesque
qualities or the regional Ca1ifornia landscapc, eomhined with œulogieal and naturalistic
acsthctics. The water quality functions and infrastructure are intcgrared into a picturesque
Water Quality C01'/tm[ l?i.Isin Sire Lkve!(Jpment R({Vlf!W. P"-(~iect Vescriptfo1! -P/~W: 2 (~( 3
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'-10 Ôt /C")
Duhlin Ranch Area R Wf1t~r 01l(]liJv Omtml Ba.'Ìin ,'}(1111JflYV 200'1
land&cape with rolling, ,culpturallandforms and di,tinet. groupings of trees, which create a
sense of depth and enable diMinct views. Site improvements will havc ,¡ cont.emporary but
rustic quality. The design conccpt anticipates public aCcess a&&ociated with future Arca H
U&eS, by including walking paths, overlooks ,md seating areas in the dcsign. The overlook
arCas aTC framed by IllStiC, dry laid boulder walls, which crcatc a sen&e of place and conlraSI
with the rolling topography. The north edge of thc basin has heen developed as "
pedc,trian promenade with a morc urban pat'k character compatible with furure adjacent
streetscape and uscs. The' Art fence' propo,cd for thi& edge of the project will add a layer
of visual interest The remainder of thc fc"ci"g will be an opcn rncsh fence &ystem to crcale
a continuous and tran'parcnt ribbon, moving through oak woodland groves along the ba&in
slopes. Thc bMi" i& largely screened by low landforms and trcc planling on the east, we,t
,md south cdge; while a frontage la"dscape ha& been developcd along the 1-580 corridor.
The frontage bndseape provides visual relief ,;nd continues the picturesque theme with low
sweeping landforms and rows of trees.
By treating the basin as a desigT.cd land&cape, and considering it& location, layout, "od
visual qualities, thc proposed design &uccessfully integrates water quality function, public
open space, and ecological valuc.
Water Quality Control Basin -Site Devdopmf:nt J(pview, jJroject Description -Page 3 olJ
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~c L'O lO~ì
Dublin Ranch Ar~flll Wntp.r Owllitv Control Râ..dn ... .JtlltUflnJ 20{)'i
AI'I'ENUlX A
DETAILFD PLANTING DESIGN DESCRIPTION
for
DlJBUN ItANCH - REGIONAL WATER QIJALITY CONTROL BASIN
Site Dèsign Rcview
PLANTING ZONE P1: Perennial Emergellt Wetlalld Associatioll
The P I planting zone includes lhe bQno'" and slope of the low-flow channel alOllg lhe bottom of
lhe basin. The low-tlow channel is expected to havc perCllnial flow due to "nuisance"
summcrlime runoff from the develupment and duc to groundwater that may bc inlcrccptcd by lhe
channel. Therefore, thc channcl hydrology will support the establishmcnt or wetland and obligak
riparian plant specics known to irnprove the removal effií..~ícm.:y of nutrients. (nitrogen and
phosphorus), heavy mcu,h and pelmleum hydrocarbons associated with slurm waler. In addition,
vcgetatiun planted immediately a,ljaeent lu the channel will enhance the aquatic habi",. value of
t.he channel by providing shade and delritus lor the aquatic foud chain. Thc channel will then be
valw,blc to wildlit.;, species associated with local wetlands and riparian forests. The riparian
wetland vcgCl.itlion will a.ls.o reduce channel bank cro~ion, whllc 'improving channel water quah1.y
(c.g. luwer water i:emperatures, lower turbidity, highcr dissolved oxygen levels). To a""omplish
these goals a mosaic uf ripa"ian, percnnial emergent and seasunal wetland associations will be
planted in designalcd areas based on exposure to light and slwdc tolerance.
The perennial emergenl we,land plants will he interspersed with thc riparian association plants,
along cdges oflhc sonthern channel bends, in ordcr nollo bc over shaded. Planl specic, in the
perennial emergent wctland associarion t.olerate trequent Hooding, provide habitat for riparian
bird species, and tilter contaminants in the channel waler.
PLANTING ZONE P2: Willow Ri]Jariall Association
A woodcd riparian hahitat will be established along cdgcs of ¡he low-tlow channel at thc bO!lom
of the basin, spœiJically along northern bends in the channcl. Plant species in the riparian
association toleratc frequent tlooding, provide shelter for ripa';,,,.} bird species and create aesthctic
stlllcture within thc basin as well as contrihuÜng to watcr quality iTTlprovement and erosion
conlJ'OI.
PLANTING ZONE P3: Seasonal WeUalld Associatinn
Thc scasonal wetland association will be locatcd '.'.1 a slight.ly higher elevation thml the ripa"ian
and perennial emergent wClland associatiuns. Plant species in the seasunal wclland association
tolerate !loading and also survivc whcnlhc water tahle elevation rcccdcs. Planl species in the
seasonal wClbnd association provide habitat for riparian bird species and i.ncrease sediment
depos1tion and contamina.nt. filLnillon ¡is W¡it.cr in the channel rises and recedes.
Watef" Qua.ti~y L'onlr()/ Hasin AppendixA - p(Jg~ I 0(3
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éc /60 IC'")
Dublin Ranch Area 11 Wnt~r nlJalitv COr/lml ßa.\'Ù1. .Io.nl.l.t1rV 200'5
VLAN'fING ZONR P4: Faueultivc Wetland
The P4 planting znne is located along the basin floor, at clcvatioTJ& above planting zones 1'3. This
zone ineludcs higher elevation mounds that wj]l he planted with the woody mixed dparian
association plants. Areas sun'ounding the raised mounds will consist or seasonal wetland
herbaceous and grass species that will be cstablished rrom seed. A seed mixture of faeultati vc
wctland and uph'nd grass and f(>rb species will he sown hetween the wood cd mounds. Thc
wetland and upland herbaceous species will cstablish ".Iong thc environmental gradients in the
basin noor. These species have been selected to control erosion in the area, enhance contam'inant
and nutrient rell1oval, and will provide sca.somil açS1.hC1.ic:; during hloorning tinIes as well as
wildlife hahitat.
PLANTING ZONE P5: Mixed Rip"..ian Assodalion
Thc mosaic orwoodcd and herhaceous areas will create an aesthl'tic fcaturc along the hasin Iloor.
The mixed riparian association will be pl"nted on thc highcr clevation mounds. These mounds
will bc flood cd during wintcr rainfall cvcnts, and will he dryas the water t"ble rccedcs in thc
summer. The species seleetcd for this "ssociation tolcratc flooding. In addition, the Fremont
C<JlIonwood (Po{Julusfremontii) has been selected for this "ssoeiatiOIl hecause it survives when
the water table has rccedcd below ground surf;,cc elcvation (during summer months). The trce
alld shmh speeics within this association provide food and covcr for wildlife species as well as
st¡,bilizing soils along thc b,,,in floor,
PLANTING ZONE 1'6: Upland Grass Association
Planting zonc 1'6 occurs on the hasin slopes. This zone travcrscs the lowcr limit.s ofthe normal
flood zone (0 the uppcr slopes of [lIe basin. Plant associations Ü, zone 1'6 will integrate with
those Ü, 1'7 to form a continuum of wooded and gTlissland arcas. A seed mixture of upland
grasses and forbs will bc plantcd bctwcen thc Oak Woodland association. Thcsc spceics havc
been selected to tolerate infrequent flooding as well as drought conditions between flood events.
Thesc opcn arc"s will provide a secniç vista acr",s the basin incre,,,ing the acsthclic valuc of the
area.
PLANTING ZONE P7: Oal, Woodland Association
The Oak Woodland asso<oiation in 1'7 "oTlsiStS primarily of Valley Oak (Quercus lobata)
intermixed with other native species. Valley Oak ,,'" adaptcd 10 Hooding, and have been seketcd
as a dominant species on the lower slopes of thc b"sin where winter flooding will rcgularly occur.
Othcr !lood tol Cran I shrubs will add In the stmcture of the woodland. Thcsc nativc species
provide food and cover for wildlifG spccics. ^ sced rnixtnrc ofnpland grasses and forbs similar
to the Oak Woodland seed mix will bc planted on slope arcas between the oak groves.
PLANTING ZONE V8: Valley Oak Savanna/Native G..assland Association
Planting zone PH is " continuation of zone 1'7, thc pt'i mary ditrerence being that the planting, in
zone 1'4 will b" on a widcr spacing 10 ercatc a savanna, rather than a woodcd, l"ndseape. Thc
Valley Oak or /,Onc 1'3 will he partially replaced by the less flood tolcrant Coast Live Oak (Q.
agrifolia) species in zone 1'7. The savanna consist, 01' native oak trees planted in small groups, or
Water Quality CO!1fml JJ(lsin Appendix A - Pag/! ? (?l3
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(rZ ó(ì 10')
T>uhli11 Rt1nrh Areflll Wat/-:',. {)ualitv Control Basin ,Januarv lOOt¡
individually, separated by open spaces of native grasses. The oak and associated shrub 'pecics
have been selected to optimize the aesthetic value by providing shade and architectural plant
forms to create an intcrcsting landsl'ape for the people who live and work in the area.
A seed mixture of nati ve gwsses has been sclcl'ted 1.0 11 II areas between the widely spaced trec
pbntings. These grasses have been sclccl.cd Iè." their ability to compete with weedy species and
thereby minimize maintenance requirements. Depl'nding on thc suite of grasses selected,
maintenanl'c will includc cither irrigation or wecd rcmoval within the grassland areas. Additional
8hmbs may be addcd to this association to provide seasonal intcrest.
PLANTING ZONE P9: Upland Grollndl'ovcr
The 1'9 planting zone is ,,,so(;Ìal.cd with stecp side slopes on landfonns in the upper arcas of the
project including the frontage landscape. These slopes will be planted with a continuous mass of
low growing evergreen gt'oundcover 1.0 minirnÓ:e maintenance requin;.n1l.:nts and crcalC tt vÌ::;oal
comrast with surrounding grasslands.
SOILS
Thc soils atthc site will be vilalto meeting thc objectives of the water quality basin. The
infiltration of water into the soil Îs. a. prima.ry ¡nee-hanism ufcont.arninant and nutrient filtration in
alidition to sedimentat.ion. This is inflllenced by both soil permeability and the pcrcenl of clay
and organi" mailer in the soils onto which contaminants ,md nutricnts are absorbed. Suil£lble
topsoil is also critical to thc success of establishing tile proposed plant associations. On-site soils
havc bccn assesscd Iè.lr suitability of water q\)ality improvement and phmt establishmcnl. ^ soil
preparation plan will he prepared as part of the final construction documcntation.
W(l(~r Qwllity Confro' Basin Appendix A - Page 3 c!l3
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éD3 c6Ic/)
!Jublin Rahch A¡'~11 ¡.¡ Water {)1Jl1lifv Control Rmin - !anu{JrV 2005
APPENOTX ß
San Francisco Bay Regional Water Quality Control Board, Preliminary Approval of
revised design, Email Correspondanee
for
OlIßUN RA NCH - REGIONAL W A TlèR QIJALITY CONTROL ßASIN
Marry,
I Iere is an emad regarding the proposed Dublin Ranch Water Quality Pond. Tharlk you ii,r your
patience on it. I undcrstand thc City of Dublin is lookirlg li>r something written--even just
int(>rmal, slIch as this email--to see that we concur with the conceptual dcsignofthc pond. So,
this email is intended toprovideourconceptua1wncurrcrlecwith the pond's conceptual design, as
presemed in CMG Landscape Arehiteerure's submittal of August 10,2004, which indudes a
written nanative ("Dublin Randl, Kcgional Water Q""lily Control Hasin, Schematic Design
Updatc" and sel of 11 x 17 plan sheets.
If you would, please I(,rward this 10 your consuhatots al ¡IT Ilarvey and CMG.
Ovcrall, we remain excited to see this proposal and are very hopeful thaI it will simulu'rIcously
provide a bcnefil 10 w"ler 'l""lily while also providing an aesthetic and open space benefit to Ihe
surrounding land users, and pcrhaps even a visual bcncJíl to those driving by on the adjacent
interstate.
Additionally, wc have the rollowing questions and (:ommenls on the submittal.
(2) Water Quality Treatment Volume
This section indicates thai thc curænt Ircatmenl voluTllc in the I,ond's design, 22.42 ac-ft, will be
decreased to the design water quality volume of 1'1.5 ac-ft as dcsign pr<I(:ee<b, To I.he extent
possible, pleasc seck to açcomplish this by reducing temporary ponding depths, rather than
shrinking the ponding surface area. This will help promote settling ofpollutanls and red lice
transport of non-settled polllllants to the outflow poin!.
(5) Inlet Design
This indicates that flows will divcrl into thc basinllntil tbc trcatmcnt volume has been reached,
and thai. Iherealkr, !lows will go down the G3 channel. I had recalled (probably incorrcctly) that
at SOniC point there was a proposal to also use this basin for flood flow storagc. Can you reassure
me that the submittal's statemcnt (which indical.cs thc basin will not be used to detain flood flows
above I.hc WQV) is cotl'cel?
(7) Sedimentation forcbays
Thank YOll for I.he detail on the design of I.hese 1'OI·ehays. Would it make sense to line the botlorn
of the forebays to help maintenance? Ordinarily, wc would seck 10 maximize the open earth
arca, 10 '.'8si,1. with infíltra!.ion, help vcge\..~!.ioT\ grow, and maximize pollutant removaL However,
some of thc prcscntations we've seen On dctcntion basins in wetter climates (e.g., Seattle) whcrc
I.here is yc,,,-·round rain, have suggesl.ed thaI. maintenance may be helped by a somewhat harder
bottom. In this case~ since we have a. dry summer; during which onC would assurnc rnaint.enance
would typically take place, Ihat m"y not be such a ,igni lícant issue. So, we would hope to sec the
design remain as proposed, but were just curious whether this issuc camC up lor you during the
design process.
Waler Quality COI'Ilf"ol Basin -Appendix A .. Page lof3
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¿PY 6è' I C()
Dublin Ranch Area f/ Water OUlJiUv Control ß(1\'in far/tu.lrv]()()5
(8) Permanent Pool and Channels
Thank you for the description of the proposed permanent pool design. Has thc issue been looked
at as to whether this design will provide sufficient aeration of the pond? Is thcrc pumping
proposed to circulate the water over the watcrfall/weir?
p.9 (last page) states that H.T. 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 email or regular n>ai!) some pictures of Jens Jensen's lagoon in
Columbus Park, on Chicago's Wesl Sidc. While I certainly defer to your lirm's design
capabilities, this recently restored lagoon design is an e,ampic of a native stone design (ofcou,"c
in a dilTerent climate and area) that remains striking and frequently visited more than 100 years
after its origin'" construction. Perhaps it might serve as a point of inspiration for certain aspccts
of the design, if they are not already completed.
Rcg",rds,
-Keith H. Lichten, P.E.
Acting Section Leader
San Francisco Bay Regional Water Q""lily Control Board
ISIS Clay Street, Suite 1400
Oakland, CA 94612
(510) 622-2380 direct
(510) 622-2460 tax
kl ich ten (mw aterboards.ca. gO v
Marly,
I should have noted in my earlier cmail that we are commenting On the submittal as a concept.ual
submittal that we have received as a part of the basin design process. That is, we would still
expect to rcceive a tìnalized submittal, acceptable to the Executive Offker, prior' to thc beginning
of construction, as required in the Dub1in Ranch Order and rclatcd submittals.
Regards,
-Keith H. Lichten, P.E.
Acting Section Leader
San Francisco Hay Regional Water Quality Control Board
1515 Clay Street, Suite 1400
Oakland, CA 94612
(510) 622-2380 dircct
(510) 622-2460 fax
klichten@watcrboards.ca.gov
»> Keith Lichten 12/22/04 03:40PM »>
Water Quality Control Basin - Appen.dix A - Pa¡;({ 2 of 3
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~5'6Ò ;(\7
Vuhhn Ihfl" (":/¡ Ar~o H Wlltel' nllalitv Control Ba:.in Jamult\.l :wo~
Response to Keith H. Lichten's comments (12/22/04)
(2) Water Quality Treatment Volume
The Storm water Management PI"n fInd Schematic Design included a 4.1 acre surface area fInd
19.5 ac-ft of treatment volume, with temporary ponding depths of approximately 5 feel. The
revised design included" 5.6 acre surf"ce area and 22.42 ac-ft of treatment volume with
temporary ponding depths of approximately 5 feeL The difference in volume is related to the
enlarged surf"ce 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 until the basin fiils 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 andlor closely sp"ced 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 flow directly 10 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 OO-year storm event.
(7) Sedimentation fore bays
The Storm water Management Plan and Schematic Design included a 4.1 acre surf"ce are" and
19.5 ac·ft of treatment volume, with temporary pondlng depths of approximately 5 feet. The
revised design included a 5.6 acre surface area and 22.42 ac-ft of treatment volume with
temporary pondlng depths of approximately 5 feet. The difference in volume is related to the
enl"rged 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 "cre 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 forebay 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 permenant pool, this flow will be pumped out of the permanant pooi 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 treatmenl will he included along with detailed
planting plans and specifications in the package submitted to the RWQCB prior to construction.
Walt·,'r (}uali~}! Control Basin - Appendix A - P(1ge 3 0/3
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Ù7U öb IO"'}
APPENDIX C
Junc 14,2005
Mike Porto, Planning Consultant
Planning Departrncnt
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Suhject: Dublin Ranch Water Quality Controlilasin
Dear Mr. Porto:
I met with Ed Hallman of Balanec Hydrologics, Inc. and Chris Guillard of CMU recently to
rcview plans for the Duhlin Ranch Water Quality Control Basin. Overall, I was pleased with the
amount of planning that has gonc into the project. Therc arc a number of adaptivc management
tools available to manipulatc thc water level in the lowcr pcrmanent pool to prcvcnt vegetation
growth that can develop into mosquito sources. Cattails can bccome a real prohlcm in this type
of basin so the vcgctation maintenance called IÙr in the managemcnt plan should be fÖlIowcd.
Our District technicians will need aCccss to the basin to inspcct and treat any mosquitocs that
devclop. Thcrc arc several locked gates to thc access roads; wc will need keys to thc lock or
pern1ission to add our lock to the g¡lle.
Since the twol{)rebays and pcrmancnt pools may havc water throughout thc ycar, we will want
to plant mosquitofish, Gambusia affinis, to provide long tcrm biological control of mosquito
larvae. If thc mŒquitofish do well in thc pools we would harvest fish on occasion to augmcnt
our fish stock which we provide to rcsidcnts throughout thc County. The vector control section
(3.9) or thc draft opcrations ¡l11d maintenancc manual states that thc use of chemical control
methods should bc avoidcd to the extent practical and consistent with public health and salCty.
We would use two naturally occurring bacteriallarvacidcs, Bacillus thuringensis var. israe/ensis
and Bacillus sphaericus ¡IS well as Mcthoprcne, an analog of an insect growth regulator as the
pesticides of choice for mosquito control on thc basin site. It is important to have a nurnbcr of
tools available as part of our integrated prognnn to avoid future prohlems with pesticide
rcsistancc.
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67 Ô?J /01
The vegetated low How channels from the forebilYs to thc pcrmanent pools have the highe~t
potcntial for producing mosquito larvac. Ifthc flows are too slow, watcr may form isolated
pockcts that produce mosquitocs. This problcm could be reduced during low flow periods by
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JAS I (.Y7
w (1/.... ~
L/
mowing the vcgetation to allow water to dry out quicker and providing our technicians with
bettcr access. This is addressed in the adaptive management plan.
We would like to bc supplied with the name and phone number of person (or agency) charged
with managing the basin so that wc can alert them of potcntial problems and request action to
prevent mosquito emergcnce. If the Basin should bccome a continuing source of mosquitoes that
requires numerous inspections and treatments during a ycar, we would seek a servicc contract to
pay for thc treatments or considcr legal abatement if a service contract is not secured. The eost
analysis in Table 2 ofthc draft operations and maintenance manual has funds allotted for
controlling vegetation and rodents, a line for mosquito control should be addcd to this annual
maintenance budget ($1,000 should be sufficient)
Again, we appreciate the opportunity to rcview and commcnt on the plans prior to construction.
The plan dcvelopers have added numerous improvcmcnts to this water quality control basin
compared to others that wc have seen in our County. If' you have any questions regarding my
commcnts, you can contact me at (510) 783-7744 or via email at acmad(äJ.mosquitoes.ori¡(.
Sincerely,
John R. Rusmisel
District Manager
Cc: Ed Ballman
Chris Guillard
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Attachment D:
1.£¡0¡Ö(Ji07
Dublin Ranch Water Quality Basin
WATER QUALITY BASIN MAINTENANCE TASKS
....- -,,- .........---.----
Maintenance Description
--. .-. ..-- --- .-.
I. BASIN HYDROLOGICAL MONITORING & MAINTENANCE'
--
1. Routine Hvdroloqical Monitorinq Tasks
2 Routine Hvdrological Maintenance Tasks
3. Non·Routine Monitoring & Maintena.Il~t!J:~§ks ___._
Subtotal
....---. -- . ---.... ..-.-..n.".'.. -."..- ------
II. PLANTING & IRRIGATION MAINTENANCE
-----... .... --.
A. FRONTAGE LANDSCAPE
1 Mowing (3 per year), Weeding, Irrigation Maintenance
i u.._."."'... ......-..-. --.
Tree Work
.----..-..----.,. ...----...-...-...- ....-.
Subtotal
1--.--.. --=----0.---'='0-.--------..--.. ---.".
B. UPPER AREAS
-...----- , -_.... ,....-
Regular Mowing, Weeding, Irrigation Maintenance, Leaf Collection &
1--.- 1. Removal
..-..."....--.. .. . ......---...... .-.-..-...
2. Tree Work
-..----..-- ---- -..........---.."'.---. .--..".------...-".---..-..-..-.. .-.,.
Subtotal
n..._._.___. .. ..........,._ ._.. .....___.m ...----....--.-..--
C. BASIN SLOPES
----.. ---- .- _........_____o__u ........_.u. ..____._ o.
1. Mowing (3 per year), Weeding, _.'I!ig.ation Maintenance
2. Tree Work
.-..--.. .. .. .- __.________._ n_ " .-
Subtotal
---".---.,.-.
n__..._. _ . .. ..n ---..--
III. PAVEMENT MAINTENANCE'
_..___.u.""'.__._.. .. -.--..-. .n.. .. ..-..-....--.-..--
1. ~ravel~c"'~s Road Resurfacing
.--
2. Crushed Stone Pedestrian Paths - replacelreqradinq of 1/3 of area
CMG Landscape Ilrchiteçturee
1
5/18/2005
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· Water Quality Basin Hydrological Monitoring and Maintenance
· First-Year Routine Monitoring and Maintenance Activities
· Monitorinfl Tasks
· Water level and drawdown time
· Water S~Jrface elevation checks
Drawdown time
· Over.1I pend Integrity
· Side slopes and embankments
Presence of rills, Slide5, piping, etc.
· Inlet structures
E;vidence of erosicn
· Inl€lt stn)çture integrity
· Presence of litter éònd co¡:¡r:?f;! debri~ in PQnd
Pump intake structure
· Intake ~tructure integrity
· PresencG of vagetQtion and debris arQund inlet. trash rack cleaning
Pump station
· Pump and emergency power testing
· Pump house malntenêll'lce
Check valve ;;:Ind f!apgate integrity and operation
· Sediment a.ccumulation in ponds
· History of sediment removal and testing activities
AS::;eas.ment of sedimentation and neccessity ùf r¡;::prhoval
· Vegetation control in pond~
· Assessment of trp.es, shrubs, weeds, and woody plants wIthin pond
Access and fencing
· Açcess road Integrity and repi:l.ir
· Perimeter fencing integrity
Levee Integrity
· Side slopes and embankment::;
· F='resence of rills, slides, pipIng, etc:.
First-year storm eV9nt~
· Storm-event monitoring
· Maintenance Tasks
· Inlet and intaka structures
Cleaning of inlf;!t structures
· RBmoval of litter and eúarsc debris in ponds
· Cleaning of trash r¡::¡ck5
Other routine maintenance
· Vegel'lion contrelln pends
· Removal of trcr:)s, shrubs, weeds, and woody plal'1ts (rcl,ltine trimming)
Levee system
· Routing repair of rills and erosion
· Control of vegetation and rodents (as needed)
·
· Post First-Year Routine Monitoring and Maintenance ActivitieS"
· Monitoring Tasks
·
·
·
·
· 1/ t.lÒ It
·
·
·
·
· Water Quality Basin Hydrological Monitoring and Maintenance
· Maintenance Tasks .
· Estimated Post First-Year Annual Total
·
· Non"routine Monitoring and Maintenance Activities'
· Repair of major structurøs (infrequently, if evert
· Inlet or pump station repairs, pump replacement
· Repair of access roads and fencing
· Estimated Total
· Sedim.nt removal (approximately every 10 years or yreater)
Labor
· Sediment testing
· OU-haul (2000 yd' x $12/yd')
· Estimated Total
· Large-scale vegetation removal (approximately every 5 years. as needed)
Labor
· Off-haul (1000 yd' x $12/yd')
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
'.ì ~l
72~ /07
RESOLUTION NO. 05 - 47
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING TUA T TIlE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
ST AGE 2 DEVELOPMENT PLAN FOR A STORM WATER QUALITY CONTROL BASIN ON
AN 11.196-ACRE SITE WITHIN AREA H OF DUBLIN RANCH LOCATED IN THE EASTERN
DUBLIN SPECIFIC 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 Stage 2 Development Plan for a I I .193-acre site located within
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) (or detention basin). The application also includes a Site
Development Review in accordance with the proposed Stage 2 Developmcnt Plan; and
WHEREAS, the Project Site generally is located north ofInterstate Highway 580 (1-580), south
of the proposed extension of Dublin Boulcvard and between the proposed extensions of Brannigan and
Keegan Streets in an area designated as Tassajara Gateway of the Eastern Dublin Specific Plan area; and
WHEREAS, in 2000 an Initial Study was prepared for PA 98-070, the Stage I Planned
Development approval for Area H (SCH #99-1120412), and a dete011ination 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 certificd (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 EIRU). The City also adopted a mitigation-monitoring
program, which included numerous measures intended to rcdnce impacts from 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 PA 98-070, the Program EIR 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;
and
WHEREAS, a staffreport, dated August 9, 2005 and ineorporat~ herein by reference, describes
and analyzes the Project; and .
WHEREAS, the Planning Commission reviewed the staff report IIIId previously prepared
environmental documentation at a duly noticed public hearing held on August 9, 2ooS, at which time all
interested parties had the opportunity to be heard.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
ATTACHMENT It
73 ÕÖJ01
A. The Planning Commission of the City of Dublin finds that the proposed Stage 2
Development Plan:
Îs consistent with the: a) General Plan and Eastern Dublin Spe<;ific Plan, b) the zoning
district of Planned Development Campus Office ad General Commercial, and c) purpose
and intent of the Stage 1 Development Plan for Arca H of Dublin Ranch PA 00-070.
will be harrnouious and compatible with existing and future developmeut iu the
surrounding area.
will occur within the Dublin City limits on a site that is planncd to be surrounded by urban
uses;
will not displace habitat for cndangered, rare, or threatened species;
will not result in any significant negative effects relating to traffic, noise, air qnality, 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 JT FURTHER RESOLVED that the Planning Commission of the City of Dublin
reçommends that the City Council approve the ordinance attached as Exhibit A and incorporated herein
by reference, which adopts a Stage 2 Development Plan, based on the above-referenced findings.
PASSED, APPROVED, AND ADOPTED this 9'h day of August, 2005 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
¿y'ð!~_'
Planning Commission Chair
ATIEST:
'~
~ ~-
Planmng anager
(:ì:\PAtI\1.00S\O.:5-QOS WII.1e:r Q1.1ality PQT1d Arca H'\PC ~ cl: ¡-ecotnn'ledldalion.DOC
2
'ILl 5b 101
RESOLUTION NO. O~ - 46
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT
REVIEW APPLICATION .'OR 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 SPECIFIC PLAN AREA NORTH OF
INTER..'>TATE HlGHW A Y 580 AND SOUTH OF THE PROPOSED EXTENSION OF DUBLIN
BOULEVARD
PA 05-005
WHEREAS, the Applicant, James Tong (reprcsenting Chang Su-O Lin, Hong Yao Lin & Hong.
Lien Un), submitted an application for a Site Development Review for an 11.193-acre lot located within
the area known as Area H of Dublin Ranch in the Eastern Duhlin Specific Plan Area. Th" proj"cl 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 ofInterstate 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-
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 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 Amendment, for which a Program
EIR was certified (SCH #91-103064) in 1993 induding 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 from 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 PA 98-070, the Program EIR along with all subseqnent
Supplements, and the adopted Mitigation and Monitoring Program have been determined adequately to
address anticipated environmental impacts resulting fi:om the proposed project for the purpose of
compliance with CEQA; and
WHEREAS, a starr report, dated August 9, 2005 and incorporated herein by reference, describes
and analyzes the Project; and
WHEREAS, the Planning Commission reviewed the staff report and previously prepared
enviromncntaJ documentation at a duly noticed public hearing held on August 9, 2005, at which time all
interested parties had the opportunity to be heard.
ATTACHMENT $
755ò 107
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
docs hereby make the following findings and determinations regarding the Site Development Review (P A
OS-ODS):
A. ApprovaJ of the stann water quality controJ basin is consistent with the purpose and intent of
Chapter 8.104, Site Development Review of the Dnblin Zoning OrdiTJance.
B. The storm water quality control basin, as conditioned, is consistent with the policies of thc
General Plan, the Eastern Dublin Specific Plan, the Stage 2 Development Plan PA 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 rcsiding or working in the vicinity, or be detrimental to the public health,
safety, and genera] welfare because the development is consistent with all laws and ordinances
and implcments 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
cnvironment for 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
confomls 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 arc 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 projed, 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, illcluding the location, type, size, color, texture and coverage of
plant materials, provísions, and similar elements have been considered to ensure visual relief
and an attractive envìronment for the public.
J. The approval of the Site Development Review for a storm water quality control basin is
consistent with the Dublin Gencral Plan and with the Eastern Dublin Specific Plan.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby
find that the proposed Site Development Review;
will be harmonious and compatiblc with existing and future development in the
surrounding area.
2
will oecur within the DubIin City limits on a site that is planned to be surrounded by urban
uses;
7~5QJ01
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 QuaJity Control
Board to implement a storm water management plan.
BE IT FURTHER RESOLVED that the Planning Commission hercby rccommends that the City
Council approve 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 & GuiI1ard labeled Attachment 1 to the August 9,2005 Staff Report dated received July 22,
2005 stamped approved, and on file with the Community Development Department; and, thc Applicant's
written statement, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of ADDfoval shall be comvlied with prior to the issuance of
buildinl! vennits or estabIishment of use. and shall be subiect to Planning DeDartment review ant!
!!1m.roval. The fOllowing codes represent those devartmentslaltencies responsible for monitori!1g
comvliance of the conditions of apvrovaL rPL 1 Planninl!. fBl Building, rPO] Police, (PW] Public Works
ADM Administration/Ci Attorne FIN Finance F Alameda Conn Fire D artment. ,D_R
Dublin San Ramon Services District. rCO] Alameda County Deoartment of Environmental Health. rZ7J
Zone 7.
~
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
I. Site Development Review approval. Approval of SDR P A PL On-going Planning
05·005 is subject to the approval of the recording of Final
Parcel Map 8640 and a Stage 2 Development Plan Review for
Lot 3 of Parcel Map 8640 (P A 05-005). The Applicant shall
comply with an standard site devdopment review conditions,
if applicable, 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 Permit 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 commencing such construction or use. If there
is a dispute as to whether the Permit has expired, the City may
hold a noticed public hearing to determine the matter. Sueh a
determination may be processed concummtly with revocation
proceedings in appropriate circumstances. If a Permit expires,
a new application must be made and processed according to
the reQuirements of this Ordinance.
3. T,ime EX~on. The original approving decision-maker may. PL On~2oin!! DMC
3
'. -
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to,
upon the Applicanl's written request for an extension of 8.96.020.E
approval prior to expiration, and upon the detennination that
any Conditions of Approval remain adequate to aSSure that
applicable findings of approval will continue to be met, grant a
time extension of approval for a period nO! to exceed 6
months, All time extension requests shall be noticed and a
public hearing Or public meeting shall be held as required by
the particular Permi!.
4. Revocation of permit. Then p<:nnit shäÜ bc rcvo~äble for PL On-going DMC
cause in accordance with Chapter 8.96 of the Dublin Zoning 8.96.020.1
Ordinance. Any violation of the tenns or conditions of this
permit shall be subjcct to cit~tion. ..
PROJECT SPECIFIC - SITE DEVELOPMENT REVIEW
5. Clean up. The Applicant/Developer ::;hall be responsible for PL On-going
clean up and disposal of project relatcd trash and for
maintaining a clean, litter-frcc site. ....
6. Controlling Activities. The Applicant /Develope"- shan PL On-going
control all activities on the project site so as not to create a
nuisance to the sUITi:!unding businesses and residences.
7. Nolsc/Nuisances. No loudspeakers Or amplified music shall PL On-going
be permitted to project or be placed outside ofthebuildinSl.
8. Aeeessory Structures. The use of any accessory structures, PL htstallation of
such as storage sheds Or trailer/container units used for storage Accessory
Or for any other purpose, shall not be allowed on the site at any Structure
time unless a Temporary Use PeITßit is applied for and
approved. ..
9. Fees. AppIican1lDeveloper shall pay all applicable fees in PL Construction
effect at the time of building peITßit issuance, including. but
not limited to, Planning fees. Building lees. Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School
Impact fees, Alameda County Fire Services fees, Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any other ree that
may be adopted and applicable.
10. Public Art Cuntributlon. ApplicantlDeveloper shall work PL On-going
with the City's public art coordinator towards the installation
.of public art. .-.
II. Requirements and Standard Conditions. The PL Issuance of
ApplicantlDeveloper shall comply with applicable Alameda Building
County Fire, Dublin PubJic Works Department, Dublin Permits
Building Department, Dublin Police Services, Alameda
County Flood Control District Zone 7, Livcnnore Amador
Va1ley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services District
and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building pennits or the insta1lation of any improvements
related to this project, the Developer shall supply written
statements fÌ'om each such agency Or department to thc
Planni¡¡g Department, in£!icating that all applicable conditions
í7 ô{) 101
4
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
. Prior to:
required have been or will be met.
12, Required Permits. ApplicantJDeveloper shall obtain all PL Construction
necessary permits required by other agencies (e.g., Alameda
County FJood Control District Zone 7, Alameda County
Health Agency (if necessary), State Water Quality Control
Board, etc.) and shall submit copies of the pennits to the
Dep.artment of Public Works.
13. Ordinllnees/Genernl Plan Policies. ApplicantlDeveloper PL Through Planning
shall comply with the Subdivision Map Act, City of Dublin completion
Subdivision Ordinance, City of Dublin Zoning Ordinance,
Public Works Policies, and the City of Dublin General Plan
and the Easte".. Dublin Specific Plan.
14. Removal of Obstructions. ApplicantJDeveloper shall ",move PI. Construction Planning
all trees including major root systems and other obstructions
from building sites that are necessary for public improvements
Or for public safety as directed by the soils engineer and
Director of Public Works.
15. Geographic Information System. Once the City PI. Planning
Engineer/Public Works Director approves the development
project, a digital vectorized file On floppy or CD of the
Improvement Plans shall be submitted to the City and DSRSD.
Digital raster copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing format or
ESRI Shapefile format. Drawing units shall be decimal with
the precision of 0.00. All objects and entities in layers shall be
colored by layer and named in English, although abbreviations
are acceptable. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83 California
State Plane, Zone ill, and U.S. foot. Said submittal shall be
acceptable to the Ci!y's GIS Coordinator.
16. GradlnglSitework Pennit and Security. Pursuant to PL Grading Planning
§7.16.620 of the Municipal Code, the Applicant shall obtain a
GradinglSitework Pennit /Torn the Public Works Department
that governs the installation of required site improvements.
Said pennit will be based On the fmal set of improvement
plans to bc approved once all plan check comments have been
,""solved.
As a condi lion of issuance of said permit, Improvement
Security shall be )Qsted to guarantee the faithfull'erfonnance
of the permitted work. Such security shall be in the fonn of
cash, a certified or cashier's check, a letter of credit, or II
permit bond executed by the applicant and a corporate surety
authorized to do business in Califorma. The amount of the
security will be based on the estimated cost of the sile work
(excluding the building). The applicant shall provide an
estimate of these costs for City review with the first plan
submittal.
17. Improvement Plans. The Applicant !Developer's Engineer PL Construction Planning
shall prepare final improvement plans for review and approval
by the Director of Public Works. Said hnprovement plans
shall be b~sed on the Site Plan and other preliminary plans in
,ß (~ ID7
5
CONDITION TEXT
Exhibit A and include, but are not limited to, plan and profile,
storm drainage, utility, striping, new pavement sections per the
approved project soils report, and details for the project to the
satisfaction of the Director of Public Works. '¡he
ApplicantlDeveloper's Enginecr shall obtain the City of
Dublin's On~Site Check List ti-om the Puhlic Works
Department and s]¡al! address any and all items applicable to
the project. Said Check List shall be part of these conditions
of approvaL
18. Emergency Vehicle Aecess Easement Dedic'ltions. PL
ApplicantlDeve\oper $hall dedicate al! needed emergency
vehicle access easements ti-om each adjacent public street to
al! firc access roads surrounding the site and build;ngs as
defined by Alameda County Fire Department and to the
satisfaction of the Director of Public Works.
19. Constrnction Noise Management Program/Construction PL
Impact Reduction Plan. ApPlicant!Deve\oper shall confonn
to the fOllowing Construction Noise Management
Program/Construction Impact Reduction measures:
a. Off-site truck traffic shaH be routed as directly as practical
to and from the freeway (I-580) to the job site. Primary
route shall be from 1·580 to Tassajara Road to Dublin
Boulevard. An Oversized Load Permit shall be obtained
from thc City prior to hauling of any oversized loads on
City streel$. Truck traffic shall be restricted to outside the
peak traffic hours.
b. The construction site shall be watered at regular inleTvals
during all grading activities. The ti-equency of watenng
should incrcase if wind speeds exceed 15 miles per hour.
Watering should include all excavated and graded areas
and matenal to be transported off,site. Construction
equipment shallll.~e recycled or other non-potable water
resources where feasible.
c. Construction equipment shall not be left idling while not
in use,
d. Construction equipment shall be fitted with noise muffiing
devices.
e. Mud and dust carried onto street surfaces by construction
vehicles shall be cleancd-up on a daily basis.
f. Excavation haul trucks shall use tarpaulins or other
effective covers.
g. Upon completion of construchon, measures shall be taken
to reduce wind erosion_ Replanting and repaving should
be completed as soon as possible.
h. After grading is completed, fugitive dust on e"posed soil
surfaces shall be controlled using the following methods:
!L..1nactive portions ofthe construction site shall be
6
RESPON.
AGENCY
7q Db 107
WHEN
REQ'D
Prior to:
On-going
Through
completion
SOURCE
Planning
Planning
CONDmON TEXT
seeded and watered unti] grass growth is evident.
2) AU portions of the site shall be sufficiently
watered to prevent dust.
3) On-site vehicle speed shall be limited to 15 mph.
4) Use of petroleum-based palliatives shal! meet the
road oil requirements of the Air Quality District.
Non-petroleum hascd tackifiers may be required
by the City Engineer/Public Works Director,
L The Department of Public Works shall handle all dust
complaints. The City EngineerIPubHc Works Director
may require the services of 8n air quality consultant to
advise the City on the severity of the dust problem and
additional ways to mitigate impact on residents, including
temporarily halting project construction. Dust concems in
adjoining communities as well as the City of Dublin shaU
be addressed. Control measur"s shall b" related to wind
conditions. Air quality monitoring of PM levels shall be
provided as required by the City Engineer/Public Works
Director.
J. Construction interierence with regional non-project traffic
shal1 be minimized by;
I) ScheduJing receipt of construction materials to
non-peak travel periods.
2) Routing cOnstruction traffic through areas of least
impact sensitivity,
3) Routing construction traffic to minimize
conMruction inlerœrencc with regional non-
project traffic movement.
4) Limiting lane closures and detours to off-peak
travel periods.
5) Providing ride-share incentives for contractor and
subcontractor personnel.
k. Emissions control of on-site equipmcnt shall be
minimized through a routine mandatory program of low.
emissions tune-ups.
20. Security During Construetion. PL
a. Fencing - Tbe perimeter of the construction site shaU be
fenced and locked at aU times when workers are not
present. All construction activities shall be confined to
within the fenced area. Construction materials and/or
equipment shall not be operated or stored outside of the
fenced arca or within the public right-of-way unless
approved in advance by the Public Works Director.
b. Address Sign - A temporary address sign of sufficient size
and color contrast to be seen durin!! ni¡d1t time hours with
7
RESPON.
AGENCY
WHEN
REQ'D
Prio.. to:
iSO ðb } 07
SOURCE
Through Planning
completion
.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
existing street lighting is to be posted.
c. Emergency Contact - Prior to any phase of construction,
ApplicantIDeveloper will file with the Duhlin Police
Department an Emergency Contact Busines.~ Card that will
provide 24·hour phone contact numbers of persons
responsible for the construction site.
d. Materials & Tools - Good sccurity practices shall be
followed with respoot to storage of building materials and
tooIs at the construction site.
e. Security Ii ghting and patrols shall be employed as
necessary.
21- Construction Hours, Standard construction and grading PL 1ñrough Planning
hours shall be limited to weekdays (Monday through Friday) completion
and non-'Cily holidays between the hours of 7:30 a.m. and
6:00 p.m. The Applicant/Developer may request reasonable
modifieations to such determined days and hours, taking into
account the seasons, impacts On neighboring properties, and
other approprialc factors, by submitting a request form to the
City EnginccriPubJic Works Director. For work On
Saturdays, said request shall be submitted no later than 5;00
p.m. the prior Wednesday. Overtime inspection rates will
apply for all after-hours, Saturday, and/or holida.y work.
. ~
22. Construction TrashJDebris. Measures shall be taken to PL Through Planning
contain all construction rclated trash, debris, and materials eompletion
on-site unti] disposal of-site can be arranged. The
ApplioantlDeveloper shall keep the adjoining p\.!blic streets
and properties free and clean of project dirt, mud, and
materials during thc construction period. The Developer shall
he responsiblc for corrective measures at ßQ expense to the
City ofDubliu.
. .
23. Co¡nstructiO¡D Fencing. The use of any temporary PL Installation of Planning
construction fencing shall be subject to the review and fencing
approval oflh", Publio Works Director and the Building
Official.
24. Addressing. Address will be required for the electric servicc PL Planning
to equipment. Provide location of equipment and service.
25. Constnlctlon 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 it California licensed Architect or
Engineer. All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer. The
site plan, landscape plan and details shall be consistent with
each other.
26. Coveaants, Conditions and Restrletlons. Thc CC&Rs shall PL Planning
be reviewed by the City for compliance with the conditions of
approval.
27. Clarificatio¡ns and Cbangesto tbe Conditions. In the event PL Through Public
~IOOJOÎ
8
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to;
that there needs to be clarification to th~se Conditions of completion Works
Approval, the Directors of Community Development and
Public Works have the authority to clarify the intent of these
Conditions of Approval to the Applicant/Developer by a
written document signed by the Directors of Community
Development and Public Works and placed in the project file.
The Directors also have the authority to make minor
modifications to thesc conditions without going to a public
hearing in order for the Applicant/Developer to fulfill needcd
improvem~nts or mitigations resulting from impacts of this
I Proiect. (PW)
28. Mainte..ance Plan. A Ma intenance Plan shall be prepared Through ..-
PL Planning
¡md subject to approval by the Dir;ector of Public Works and completion
the ReJ>:ional Water Quality Control Board.
29. Deed of Trust. Immediately upon filing thc final map, PL,PW Filing of Planning
Applicant will obtain fiom City and record a partial Final Map
reconveyance of the City's existing deed of trust recorded
against the proposed project which secures a $4.5 million loan
so that the deed of trust will affect the remainder oared only.
BUILDING DIVISION .-.-
30. Building Permits, Codes and Ordinances. The B Construction Building
Applicant/Devclop.,,- shalt obtain alt necessary permits from
the Duhlin Building Dcpartment. AU project construction
shall conform to all building codes and ordinances in cffect at
the time of building permits. ..
31. Building Permit Application. To apply for building permits, ß Issuance of Building
the Applicant/Developer shall submit eight (8) sets of Building
constmction plans togethcr with final site plan and landscape Permits
plans to the Building Department for plan check. Each set of
plans shall have attached a copy of these conditions of
approval with notations as to how the condition is being
satisfied. The plans shall clearly indicate how all conditions
of approval wíl1 be, or have been complied with. Construction
plans will not be accepted without the annotated conditions
attached to eaeh set of plans. The Applicant IDeveloper will
be responsible for obtaining the approvals of all participating
non-Citv aJ>:encies prior to the issuance of buildin ! oermits.
FIRE PREVENTION DIVISION
32. Fire Code~ and Ordlnance~. All project construction shall F Through Fire
conform to all fire codcs and ordinances in effect at the time of completion
building permi Is.
33. Aceess roads. The access roads shall be able to support the F On-going Fire
weiahr of the fire am>aratus.
34. Knox boxes. Provide Knox boxes at the gates. The K1>ox box F On-going CFC 902.4
sball contain a key that opens the gatc. Order fonns for the
Knox box are available at the fire prevention office. 'The key
can be placed in the box during the Fire Department
insDection.
PUBLIC WORKS
35. Subdivision poUcles and Ordinances. The PW Through Public
AoolicantlDevelooer shaH comply ~ith the Subdivision Mao completion Works
~2. Db IV1
9
3f5h
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Act, the City of Dublin Subdivision, Zoning, and Grading
Ordinances, the City of Dublin Public Works Standards and
Policies, and all building and fire codes and ordinances in e/Teet
at the time ofbuildinp; permit.
36. Il1demniflcatlon. The Applicant/Developer shall defend, PW On.going Public
indenmit», and hold harmless the City of Dublin and its agents, Works
officers, and employees from any claim, 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 DuhHn
or its advi!<Oty agency, appeal board, Planning Commission, City
Council, C..ommunity Development Director, Zoning
Administrator, or any other department, committee, or ab'.mcy of
the City reiated to this project to the extent such actions are
brought within the time period required by Govemment Code
Section 66499.37 or other applicable law; provided, however,
that the App]icanVDeve]oper's duty to so defend, indemnitY, and
hold harmless shall be subject 10 the City's promptly notifying
the Applica.nt/Developer of any said claim, aelion, Or proceeding
and the City's full cooperation in the defense of such actions or
f-. I proceedil1~___ "Grading
37. Gradll1g Permits. ApplicantlDcvelopcr shall obtain a PW Public
Grading/Sitework Pennit &om the Public Works Depanment for Works
all mivate grading; and site improv~'II1Cnts.
38. Other pemûts. ApplicantIDeveloper shall obtain all permits PW Construction Public
required by other agencies incJ ud;ng, b1,Jt no! limjted 10 Alameda Works
County Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Anny Corps of
Engineers, RegiooaI Water Quality Control Board, Caltrans and
. provide copies of the permil~ to the Public Works Department.
39. Plol1s and maps. AH submittals of plans and Final Maps shall PW Submittal of Publie
comply with the requirements of the "City of Dublin Public plans al1d Works
Works Department Improvement Plan Submittal Requirements," final maps
and the "City of Dublin Improvement P]an Review Check List."
40. DIgital vectorized me. Applicant/Developer shall provide the PW Public
Public Works Department a digital vcctorizeð file of the Works
"master" files for the projc:ct when the Final Map has been
approved. Digital rasler copies arc not acceptable. The digital
vectorized files shall be in AUloCAD ]4 or higher drawing
fonnat. Drawing urnts shall be decimal with the precision of/he
Final Map, Ail ohjects and entities in layers shall be colored by
layer and named in English. All submitted drawings shaH use
the Global Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
DUBLIN POLICE SERVICES
41. Compftance. The Developer shaH comply with all applicable PO On-going Police
City of Dublin Non Residential Security Ordinance
reouirements.
42. E mergeney response, Pathways around the site shall be PO On-going Police
designed to support the weight and width of emergency response
vehicles to aid in police patrols and emergency response
situatiOl1s.
'23 10'ì
10
CONDITION TEXT
£4 101
RESPON. WHEN SOURCE
AGENCY REQ'ß
Prior to:
PO On-going Police
PO On- oin Police
PO On-going Police
43. Locked gates. Locked gates will provide for emergency
vehicle acces~.
44. Restricted areas. Restricted areas will be stoo as such.
45. No graffiti, The Developer and/or Property Owner shall ka:p
the site clear of grnffiti vandalism on a regular and continuous
basis at all times.
PASSED, APPROVED, AND ADOPTED this 9th day of August, 2005 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Þti£~4-/
Planning ommission ChaIr
ATTEST:
PIaru:~gCr
---
G:\PA¡¥\200.5\05-o0~ Wiltcr-Qulllity Pond AJt::s H\PC Rcst) &-~-Q5,doc
11
~/56D'D7
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: August 9, 2005
SUBJECT:
A TT ACHMENTS:
RECOMMENDATION:
PROJECT DESCRIPTION:
PUBLIC HEARING PA 05-005, Dublin Ranch Area H Stage 2
Development Plan and Site Development Review for Water
Quality Control Basin
Reporl Prepared by: Michael Porlo, Planning Consullanl
I.
Rcsolution rccommending approval of Stage 2 Development
Plan with the draft Ordinance attached as Exhibit A
Resolution approving Site Dcvelopmcnt Rcvicw
Projcct Plans
2.
3.
1.
2.
3.
4.
5.
6.
Open Public Hearing.
Receive Staff presentation.
Rcceivc Public Testimony.
Close Public Hearing.
Deliberate.
Adopt Rcsolution recommending approval of PA 05-005
Stagc 2 Dcvelopment Plan (Attachment 2)
Adopt Rcsolution recommending approval of PA 05-005,
Area H Site Development Review for Water Quality Control
Basin.
7.
The proposed Water Quality Control Basin (WQCB) or water quality pond is an advanced fonn of
detention basin which allows for an innovative, aesthetic, and ecological approach to addressing stonn
water runoff from new dcvelopment in Dublin Ranch. The site for the WQCB encompasses 11.193 acres
ofthe 66.303 acres comprising Area H of Dublin Ranch.
The Dublin Ranch Master Plan, approved in 1999, covers 1,119 acres. The property is owned by
members of thc Lin Family and is bcing sold incrementally to developers for implementation of the
Master Plan. Area H, along with Areas F and G, was the subject of a General Plan and Eastern Dublin
Specific Plan land use amendment approved in March 2000 by Resolution No. 35-00.
A Stage I Dcvelopment Plan and Planned Devclopment zoning for Area H (PA 98-070) was approved by
Ordinance No. 6-00 in 2000. The Land Use amendments and Stage 1 Development Plan established three
dcvelopment sites within Area H for General Commercial, Campus Office and a combination of the two
uses with the ultimate (non-residential) building area ranging ITom 950,479 square feet to 1,244,945
square feet. No residential uses are proposed. The development of Area H would become a component of
the Tassajara Gateway as shown in the Eastern Dublin Specific Plan.
--------------~--~-~----~--~---~---~-~~~-~-~-~~---~~-~-~--~~-----------------------------------------_._~~---------------------
Go\PA#\200S\OS-OOS Wate< Q",,¡;ty Pond A",. HIPCSK S-9·M.do<
Copies to:
Applicant ATTACHMENT ~
Property Owner
ITEM NO,
£t.r2 Db I 07
Area H generally is located south of the proposed extension of Dublin Boulevard and north ofInterstate
Highway 580 (1-580), generally between the proposed extensions of Brannigan and Keegan Strccts, two
north-south collector strcets. Area H, including the WQCB site, currently is vacant grassland formerly
used for hay fanning or grazing livestock. Tl generally is flat with a gentle slope to the south and
southwest at a grade dj fferential approximately four feet. The WQCB site is located in the southerly
central portion of Area H which abuts 1-580. The site area has been extensively filled.
A recently submittcd parcel map (Tcntativc Parcel Map 8640) would divide Arca H into three lots. The
two sites (A & C) along the westerly boundary of Area H established by the Stage I Development Plan
and shown in Table I, below, generally would bc combined to form Lot I or Parcel Map 8640. Thc
11.193-acrc WQCB site (Lot 3) would be carved from the southwest comer of Site B, designated for
Campus Office. The remaining 28.272 acres would becomc Lot 2 of Parcel Map 8640 and wrap the
northerly and easterly boundaries of the WQCB site. The properties are separated from 1-580 on thc south
side by a box culvert drainage channcl, known as the G3 channel, along the north side ofI-580.
General Plan/Suecific Plan/Zoninl!:
Thc Amendments to the General Plan and Eastern Dublin Specific Plan, including the Stage I
Development Plan, adopted in 2000 generally established three development sites within Area H, as
follows:
D!lY'éIClpment
Site
Site A
Site B
SiteC
TOTAL
At!'la,
1.°',
P(()PÄ~d¡"ÐI'I~U~e
23 %
62 %
15 %
__.100 %
northwest comer
easterly side
southwest corner
General Commercial
Cam us Office
General Commercial/Cam us Office
Tentative Parcel Map 8640 currently proposed would divide Area H as follows:
Lot \¡¡¡¡:;::; Pro osedÚ$'
Lot 1 26.838 ac. % General Commercial/Cam us Office
Lot 2 28.272 ac. % Cam us Office
Lot 3 11.193 ac. % Storm Water Qualit Pond/Detention
TOTAL 66.303 ae. %
The use and development as proposed for the WQCB is be consistent with the Dnblin General Plan, the
Eastern Dublin Specific Plan, and the approved Stage I Development Plan in that it is a condition of
approval, mitigatjon measure, and especially as a requirement by a regional agency for development on
the surrounding and related properties.
Sta2e 2 Develoument Plan:
The Stage 2 Development Plan essentially is the Planned Development zoning established for the site.
The Stage 2 Development Plan establishes: I) proposed uses, 2) general design concept, and 3)
development standards, including landscaping. The proposed use of the site as a water quality control
pond or stormwatcr detention basin, along with maintenance by a private property owners association,
limits its land use designation to private open space or other private facility. The facility will include
limited pnblic access as an open space amenity in the form of a pedcstrian'trail system and public art
2
2>1 ~ 101
spacc. Thc proposed development standards call for a minimum sctback of 20 feet from the top 'štope of
thc basin to thc propcrty lincs. However, in most areas it is substantially wider to accommodate trails,
access road and landscaping. As a passive open space area and primary purpose as a privately-managed
stormwatcr trcatmcnt facility, no public parking has been provided on site. As a Stage 2 Development
Plan, City Council adoption of a PD zoning ordinance would be required. The Stage 2 Development Plan
is an attachment to the draft Ordinance.
Site Development Review:
The Zoning Ordinance requires the Site Development Review to address issues related to: a) general
design, b) exterior architecture, c) parking, d) circulation, e) landscaping, and f) signagc. The dctails of
this discussion would be used to support or reject the findings that are required to approve a SHe
Development Review.
As stated above, the WQCB has established a requirement for the Dublin Ranch project to submit and
implement a Storm Water Management Plan (SWMP) as part of its approval. This requirement is stated
in the "Transmittal of 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
storm 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 structural elements proposed to be
installed are intended to channel, filter, and discharge stormwater runoff and drainage in an unobtrnsivc
and environmentally sensitive manner supported by a system ofmaintenancc roads and paths. Pumping
equipment near the outfall along thc westcrly boundary of the site is proposed to be located below grade
with manhole access. Thc intcgration of the facility with the surrounding area will be its innovation to
provide visual relief and open space while complying with the water quality requirements and conditions
ofthe RWQCB. These objectives would be accomplished through specialized landscaping, a limitcd
pedestrian trail system, and space for public art (Condition 10 of SDR Resolution).
Approval of the Final Parcel Map will be conditioned to require the submission of Covenants, Conditions,
and Restrictions (CC&Rs) rcgarding maintenance of all common areas and facilities. Access for passive
public recreation, maintenance, and emergency vehicles would be established through conditions of
approval for access easements and rights of entry.
Proposed Use:
Within the 11. I 96-acrc dctcntion basin site, the uses arc more sp
ecifically defined as:
Use
Stonnwater Treatment Area
Maintenance Access and Franta e Road Access
Open space, Pedestrian trails, and recreational use
Total
Area ±
6.8 ac.
1.2 ac.
3.2 ac.
11.2 ac.
Stormwater 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 partieles 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: 1) from the north along Grafton Street parallel to Tassajara Creek, and 2) from the east in the
G3 channel. Then it will be diverted by gravity flow into the basin from two inlet structures located along
3
the south side of the site and discharged into two sedimentation forebays locatcd near th~~t~t ~
southwest corncrs of the sitc.
The forebays will be scparated from the main basin by gabion structures (wire boxes filled with rocks to
stabilize banks) and 6 to 8 foot benns stabilized with rock and riprap to prevent crosion. Whcn watcr
within the forcbays rcaches a certain Icvel, it will fall into thc 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.
The 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 fcct by 50 fcct
each, will be permanent pools ringed by native plants. A variety of sidc slopes and elevations within the
main basin will provide filtration trough vegetation as well as a biochemical process. The main hasin
floor will be graded to create a series of islands 4 to 8 feet above the minimnm pool level. The low-flow
channels would havc a minimum dcpth of 4 fect and a maximum depth 8 feet. Bottom width would be
from 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 within the main basin, excluding forebays and permanent pool, will be 5 feet; however,
during a 100-ycar storm cvcnt thc averagc dcpth maybe as high as 16 feet with the forebays and
pennanent pool potentially being deeper. From the low-flow channels, the water would flow into thc
permancnt pool through a nnmber of oxidization zones over serics 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 from the
sedimentation forebay near the southwest comer of the site by a landscaped divider ridge to reduce the
visual scale of thc basin area and eliminatc thc appcarance as a large, single depression. The actual depth
and elevation of the permanent pool will depend upon the groundwater level.
Maintenance and Acccss ",. In addition to thc landscape buffcr, a road or pathway with a minimum width
of 15 feet encircles the Water Quality Control Basin. Portions of the route are accessible by maintenance
vehicle. Primary access for maintenance vehicles will be from an existing gated entry at the southwest
comer of the site where the end of a cul-de-sac is located on an existing freeway frontage 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 cach 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 threc points from the maintenance roads.
Limited public access to the site will be made available in the form of pedcstrian paths, eight feet in
width, around the full perimeter of the site. For safety reasons and for assurance that the biotic plant
habitat is maintained, access to the basin needs to be restricted. However, views over and into thc basin
will be maintained creating a visual open space heretofore not associated with Area H. Pedestrian access
points will be located at the northwest and northeast comers of the site with a stabilized crushed stone
surfacc suitable for walking, jogging, cycling, dog-walking, or general use. A 5-foot high security fence
will be used to identify public open space and limit access to the basin. This type of fencc will bc 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 and the public would be posted.
4
A second type of fencing would be located along the northerly property line adjacent t~ ~ p~st~~nï
promcnadc and would includc a design fcature along with a second overlook point. Due to its visibility,
this fence presents an excellent opportunity to incorporate public art and an intcresting pedestrian edge.
The design of this" Art Fence," as it is referred to may ineludc custom panels or graphics which would be
coordinated with through the Dublin Fine Arts Foundation (Condition 10). The specific art app1ied to the
wall panels would need further coordination, but might feature elements related to storm water
managcmcnt, 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-link fence adjacent to the 1-580 CalTrans right-of-way would be maintained as is. In
addition to clean out activities rclatcd to maintcnance, mosquito abatement and vector control program
have been coordinated with the appropriate agencies.
Landscaping··· Thc basin largely would be screened by low land forms and tree plantings along thc
casterly, westerly, and southerly edges. The east and west edges are partially screened by oak plantings to
create a park-like environment and to screen potential parking areas ITom eventual connnercial
development on either sidc. The frontage along 1-580 has been designed to screen the basin from view
and provide passing vehicles with an attractive but subtle landscape bnffer. 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, tbe landscape and planting design will include a
variety of native species, grasses, woody shrubs, and trces, as well as selected non-native species in
distinct arcas a10ng the basin top pcrimeter. The top of the slopes and perimeter plantings would be morc
formal and uniform for compatibility with the streetscape of future developmCl1t anticipated for Area H.
The side slopes of the basin would be planted with a mixtnre of nativc 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 ofplantings and the image to be created.
The proposed project will not impact views on surrounding and adjacent properties. The proposed
landscaping has been designed to bc compatible and complementary to the type anticipated for thc
adjacent properties within Area H. On-site landscaping combined with compliance with streetscape
standards would provide continuity of the proposed use with the surrounding sites and create a visitor-
friendly environment.
Effective Date of Approval:
The Site Development Review Application for the project would not be effective until the City Council
approves thc PD Stage 2 Rezone and the Parcel Map is approved for the project.
ENVIRONMENTAL REVIEW:
An lnitial Study was prepared for PA 98-070, the Stage 1 Planned Dcvelopment 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 EIR"). The City also adopted a mitigation-monitoring program, which included
5
numerous measurcs intendcd to rcduce impacts from the development of the Eastern D~b~n ~a\. 9:!
timing for impleroentation of these mitigation measures is summarized in thc adoptcd Mitigation and
Monitoring Program matrix. Thc Initial Study prepared for P A 98-070, the Program EIR along with all
subsequent Supplements, and adopted Mitigation and Monitoring Program adequately address anticipated
environmcntal impacts resulting from the proposcd projcct for thc purpose of compliance with CEQA.
The project: a) is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Planned
Development zoning; b) will occur within the Dublin City limits on a site that is planned to be surrounded
by urban uses; c) has no exiting value as habitat for endangered, rare, or threatened species; d) will not
result in any significant negative effects relating to traíÌÌc, noisc, air quality, or water quality; and e) will
be adequately served by all required utilities and public services.
CONCLUSION:
Thc proposcd Stagc 2 Developmcnt Plan is consistent with the General Plan, the Eastern Dublin Specific
Plan, and the Planned Development zoning and development standards approved under P A 98-070 of
which the proposed project is a part. A detention basin of this scope and in this vicinity is a necessity for
implementation of the Dublin Ranch Master Plan. Geotechnical invcstigations and an independent report
concluded that the soils conditions, stability, and topography of the site are suitable for the proposed llSe.
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 the maximum
extent feasible, the proposed design successfully integrates watcr quality function, visual and usable open
space, and ecological benefit. 'The project is an example of creative and imaginative design that promotes
anlenities beyond those typical for the proposed use and utilizes design features to achieve compatibility
with the surrounding and adjacent uses.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) open Public Hearing, 2) receive Staff presentation;
3) receive Public testimony; 4) close Public Hearing; 5) deliberate; and 6) Adopt a Resolution
(Attachment I) recommending City Council approval ofPA 05-005 Stage 2 Development Plan, 7) adopt a
Resolntion (Attachment 2) recommending City Council approval ofPA 05-005 Site Development Review
for Area H Water Quality Control Basin submitted by James Tong on behalf of Chang Su-O Lin, Hong
Yao Lin, and Hong Licn Lin to implement the conditions of approval for the development of Dublin
Ranch and satisfy the requirements ofthe Regional Water Quality Control Board.
6
GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIF1C PLAN/LAND USE
DESIGNATION:
C)h'Ö/D7
Chang Su-O, Un, Hong Yao Lin, and Hong Lien Lin
7707 Koll Drive, Suite 120
Pleasanton, CA 94566
J ames Tong on behalf of
The Lin Family
7707 Koll Center Parkway, Suite 120
Pleasanton, CA 94566
South of the proposed extension of Dublin Boulevard and north of
I~580 between the proposed extensions of BralliÙgan Street and
Keegan Street (Currently part of APN #985-0009-15)
Lot 3 pending approval of Tentative Parcel Map 8640
(PD) Planned Development - Campus Officc
Campus Office
Eastern Dublin Specific Plan - Campus Office
7
crz.ÓblD1
AGENDA STATEMENT
COMMUNITY DEVELOPMENT DIRECTOR August 10, 2005
SUBJECT:
ATTACHMENTS: 1.
RECOMMENDATION: 1.
2.
3.
4.
5.
6.
PROJECT DESCRIPTION:
PUBLIC HEARING: PA 05-005 Tentative Parcel Map 8640 for Jamcs
Tong on behalf of Chang Su-O Lin, Hong Yao Lin, and Hong Licn Lin,
Area H of Dublin Ranch
Report Prepared by Mike Porto, Consulting Planner
Resolution approving PA 05-005 Tentative PaTceJ Map 8640 (Map
attached as Exhibit A to the Resolution).
Opcn Public Hearing.
Receive Staff Presentation,
Receive Public Testimony.
Closc Public Hearing.
Deliberate.
Adopt Resolution (Attachment I) approving PA 05-005 Tentative
Parccl Map 8640.
.
The proposed Tentative Parcel Map 8640, located within the Eastern Dublin Specific Plan area, is
comprised of Area H, which is a portion of thc I, I 19-acre Dublin Ranch Master Plan, approved in 1999.
The area within the boundaries of the proposed Tentative Parcel Map was initially subdivided as Parcel 9
of Tract No. 7148, recorded in February 14, 2001.
Tentativc Parcel Map 8640 is locatcd south of the proposed extension of Dublin Boulevard and north of
Interstate Highway 580 (1-580), generally between the proposed extensions of Brannigan and Keegan
Streets, two north-south collector streets. The subject site generally is flat, gently sloping to the south and
southwest with a gradc diffcfCntial of approximately four feet. The property is currently vacant grassland,
formerly used for hay farming or grazing livestock. The site has been significantly filled.
Area H, along with Areas F and G, was the subject of a General Plan and Eastern Dublin Specific Plan
land use an1endment approved in MaTch 2000 by City Council Resolution No. 35-00. A Stage 1
Dcvclopmcnt Plan and Planncd Development zoning for Area H (P A 98-070) was approved by Ordinance
No. 6~00. The Stage 1 Development Plan provided for three devclopment sites to be used as General
Commercial and Campus Office with the ultimatc (non-residential) building area ranging from 950,479
squarc fcct to 1,244,945 squarc fcct.
Surrounding uses include; 1) To the north, Area G is currently being developed with High Density
residential developments (Neighborhoods H·l and H-2) and a future neighborhood commercial center
currently vacant hut being marketed for development as "The Promanade"; 2) To the east, Dublin Ranch
Area C - currcntly vacant, planned for Campus Office and General Commercial uscs; 3) To the south -
Interstate Highway 580 and the city boundary with the City of Plcasanton; and 4) To the west - vacant
COPIES TO:
Applicant
Property Owner
G:\PA#\2005\05~OO:S Waler Quality Pond Area II\CDD lIearing\CDD SR Tentative Map,doc
ÀmeR~
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land plall11ed for General Commercial uses. The proposed Tentative Parcel Map 8640 would subdiv'ráe
66.303 (gross) acres into three parcels consistent with the approved Stagc I Development Plan but in a
slightly modified configuration than initially approved.
The Regional Water Quality Control Board (RWQCB) has applied certain standards and regulations to the
development of the whole Dublin Ranch project, addressing the treatment of storm watCT runoff To
satisfy these requircmcnts, Parccl 3 of Tcntative Parcel Map 8640 would serve as a catch basin, but would
bc developed as an aesthetic, state-of-the-art water quality pond. An application for a Stage 2 Planned
Development/Site Development Review for Parcel 3 has been submitted for presentation to the Planning
Commission. The intent is 10 provide visual relief and open space while satisfying the water quality
requirements and conditions of the RWQCB.
ANALYSIS:
The Stage 1 Development Plan approved in 2000 genCTally established the development three sites with
the following land uses:
Deverø··· Ht'Slte
Site 1
Site 2
Site 3
TOTAL
Pró_li!d. LIÍ/ÍcfU$!I
General Commercial
General Commercial/Cam us Office
Cam us Office
Area
16.4 ac.
10.5 ac.
43.9 ac.
70.8 ac.
Due to the installation of somc infrastructurc and more precise plans for road alignments, the resulting
acreage of Area H is somewhat less than identified in the Stage 1 Development Plan. Thc thrce parcels
created by the proposed Tentative Parcel Map 8640 would be developed and used as follows:
PARCEL
PARCEL 1
PARCEL 2
PARCEL 3
TOTAL
Þj'JA
26.838 ac.
28.272 ac.
11.193 ac.
66.303 ac.
í:!IJi!Ö$~r.'¡¡I.r:fJe
Based on a Maximum Floor to Area Ratio (FAR) of .25:1 for General Commercial and .45:1 for Campus
Office, the approved Stage 1 Development Plan potentially would allow the area to be developed with the
following range of alternatives:
Use AlternatlV:e1 AI/Í Alternative 3
General Commercial 390,951 sf 292,941 sf 178,596 sf
Campus Office 559,528 sf 860,528 sf 1,066,349 sf
TOTAL 950,479 sf 1,153,469 sf 1,244,945 sf
No residential uses are proposed. Approval of the Final Parcel Map will be conditioned to require the
submission of Covenants, Conditions, and Restrictions (CC&Rs) regarding maintenance of all common
areas and facilities. Easement dedications, also included as conditions of approval, would be established
for maintenance and emCTgency vehicle acccss. Some public access to the water quality pond site as an
open space amenity is anticipated.
2
COn.\·i.\'tenLY with the General Plan and Zoning Ordinance:
Tentative Parcel Map 8640 is consistent with the City of Dublin General Plan, Eastern Dublin Specific
Plan, and thc Dublin Zoning Ordinance as it would meet the minimum lot sizes establishcd by the Stage 1
Development Plan, and will allow for development in accordance with the designated land uses. For each
of the three parcels, a Stage 2 Planned Development/Site Development Review will subsequently be
subnlitled for review and approval.
qt/ Gð ID7
Agency Review:
This project has been reviewed by other City departments, and tlleir requirements have been incorporated
as Conditions of Approval in the attached Resolution (Attachment 1 ).
CONCLUSION:
Tentative Parcel Map 8640 will allow for the creation of three parcels. Parcels 1 and 2 would allow for
the future development of General Commercial and Campus Office Uses as envisioned in the Eastern
Dublin Specific Plan and Gcncral Plan. Parccl 3 is proposcd to bc developed as a storm water catch
basin/water quality pond in accordance with conditions of approval and current Regional Water Quality
Control Board (RWQCB) requirements and regulations for the Dublin Ranch project. Tentativc Parcel
Map is consistent with the City of Dublin General Plan and the Eastern Dublin Specific Plan (as amended
by Resolution No. 35-00), and the approved Stage 1 Development Plan (PA 98-070) as approved by
Ordinance No. 6-00.
ENVIRONMENTAL REVIEW:
An Initial Study was prepared for the 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
Spccific 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 includcd numcrous
measures intcndcd to reduce impacts from the development of thc Eastern Dnblin area. The timing for
implementation of these mitigation measures is snmmarized in the adopted Mitigation and Monitoring
Program matrix. The Initial Study prepared for P A 98-070, the Program EIR along with all subsequent
Supplements, and adopted Mitigation and Monitoring Program adequately address anticipated
environmental impacts resulting rrom the proposed project for the purpose of compliance with CEQA.
RECOMMENDATION:
Staff recommends that the Community Development Director, 1) Open the Public Hearing, 2) Receive
Staff presentation; 3) Receive Public testimony; 4) Close Public Hearing; 5) Deliberate; and 6) Adopt a
Resolution (Attachment 1) approving PA 05-005 Tentative Parcel Map 8640 for Area H of Dublin Ranch
submitted by Jamcs Tong on behalf of Chang Su-O Lin, Hong Yao Lin, and Hong Lien Lin.
3
GENERAL INFORMATION:
960 lOi
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL
NUMBER (APN):
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
SPECIFIC PLAN
DESIGNATION:
James Tong on behalf of
Chang Su-O, Lin, Hong Yao Lin, and Hong Lien Lin
7707 Koll Drive, Suite 120
Pleasanlon, CA 94566
Chang Su-O, Lin, Hong Yao Lin, and Hong Lien Lin
7707 Koll Drive, Suite 120
Pleasanton, CA 94566
South of the proposed extension of Dublin Boulevard and north of T-580
between the proposed extensions of Brannigan Street and Keegan Street
985-0009-15
(PD) Planned Development - General Commercial and Campus Office
General Commercial and Campus Office
Eastern Dublin Specific Plan - Genera] Commercial and Campus Office
4
----.,
q{¡; I5D 10 7
Planning COlnmissiollMinutes
CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, August 9, 2005, in
the Council Chambers located at 100 Civic Plaza. Chair s<:haub called the meeting to order at 7:00pm.
Present: Chair Schaub, Commissioners Biddle, Fasulkey, King, and Wchrenberg; Jeri Ram, Planning
Manager; Michael I'orto, Planning Consultant; and Renuka Dhadwal, Recording Secretary.
ADDITIONS OR REVISIONS TO THE AGENDA - None
MINYTES OF PREVIOUS MEI\::r;:INGS - The July 26, 2005 minutes were approved as submitted.
ORAL COMMUNICATION
At this time, members of the audience are permitted to addres..~ the Planning Commission on any
Hem(s) of interest to the public; however, no ACTION or DISCUSSION shall take place on any
item whkh is NOT On the Planning Commission Agenda. The Commission may respond briefly
to statements made Or questions posed, or may request Staff to report back at a future meeting
concerning the matter. Furthermorc, a member of the Planning Commission may direct Staff to
place a matter of business on a future agenda. Any person may arrange with the Planning
Manager (no later than 11:00am, on the Tuesday preceding a regular meeting) to have an item of
concern placed on the agenda for the next regular meeting.
CONSf:NT CALENDAR - None
WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS
8.1 PA 05-005 Dublin Raneh Regional Water Quality Control Basin - The proposed
development consists of an 11.13 acre area with a Water Quality Pond, open space and
landscaping to comply with the requirements of the Regional Water Quality Control
Board for storm water treatment for Dublin Ranch. This projeçt includes a Stage 2
Planned Development Plan and Site Development Review.
Chair Schaub asked for the staif report.
Michael Porto, Planning Consultant, presented the specifics of the project as outlined in the staff report.
He stated that Chris Guillard, the Landscape Architect for the Developer, would be presenting a detailed
report on the landscaping and specifics for the Basin.
Cm. Wehrenberg asked if there are plans for any more of such Basins in the future planned along this
corridor. Mr. Porto responded that none that Staff is aware of, Mr. Porto indicated the areas on a map
which would funnel the water into this basin and carry the water through the G3 ehannel under the
freeway and would ultimately drain into the ocean.
Chair S<:haub opened the public hearing.
ATTACHMENT 8
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Martin Inderbit.æn, represeatative of the Applicant and Developer, spoke about the variou?¡fl1v~pÎ
processes that the Applicant went through. One of the approvals needed by the Applicant was by the
Regional Water Quality Control Board (RWQC'B) as it relates to the Porter-Cologne Act which governs
clcan water in California and the Federal Clean Water Act. Heindicated that the Board (RWQCB)
required the Applicant to provide a basin to collect the storm water for that area (Area F, Area ß, Area C
and Area H) and then release it in the G3 channel. He stated that there are a variety of ways to deal with
the treatment of storm water aaù they vary according to the jurisdiction and project and also by
individual personnel in the RWQCB. Based on the size of the project, the Applicant felt that the
proposed project was an ideal way to capture the storm water. The proposed project gives an
opportunity to create opea space irt an area where it would not have been a possibility.
ChrÍ5 Guillard, Landscape Architect for the project, gave a detailed presentation and talked about the
landscaping for the project, the treatment and maintenance of the Basin. Some of the key issues kept in
mind while creating the dcsign for this basirt were, how the water would be treated, what types of
vegetation is suitable for such basins. maintenance issues, is there an opportunity to provide public
access and whilc addrcssing these issues provide an opportunity to create a cohesive open space plan
based on the location of the basin, provide ecological value and habitat. He pointed out some of the key
constraint/;; hydrology, soils, land use efficiency, treatment parameters, visual, vector control and
mairttenance monitoring and safety concerns, Keeping irt mind all these constraints CMG came up with
a landscape design which integrates the ecological and thc utilitarian requirements of the basin.
Mr. Guillard presented the different features of the project:
a. Landscape form along the 1-580 corridor providing a screen betweea the freeway and the basin.
b. An access road on top of the basÌI:I for maintenance trucks and a limited pedestrian use. The road
would be made of stabilized crushed stone paving surface ideal for jogging and walking and
which is ADA compliant.
c. A 5-foot fence which wraps around the Basin placed below the site line but above the maximum
water height.
d, Series of access roads that take the maintenance vehides down into the basin to maintain the
various parts of the basin that require maintenance, primarily outfall areas such as the forebay
structures and the permanent pool area and access from this area to the bottom of the basin for
vegetation mailltenance and vector coatrol issues.
e. Series of overlooks, one on the south side of the basin and one on the north side of the basin.
These would serve as paSBive areas for people to gather in a park like environment as the area
develops around the basin in the future.
£. G3 culvert, which is a large box culvert which carries water through pipes aad connects to the
ocean. Mr. Guillard explain..d in detail the gravity flow of the water, the depth of the forebay
areas, the water quality volume and the pump that would drain the water into the G3 channel.
Cm. Schaub asked if the City would maintain the pump. Mr. Porto responded that the City
would not be maintaining the pump.
g. Fence layout
h. Water surface
Cm. Biddle expressed concerns regardinB th.. amount of water that the basin would retain. He felt that
based on land irrigation and the number of car washes, the basin may be holding a large amount of
waler. Mr. Guillard responded that the current gauge readings indicate that there will be continuous
water flow ÌI:I the basin. Based on the weather conditions there may be times when there is a low water
flow in the basin. I Ie explained that the water that the basin will retain would be not only from storms
but ground water as well.
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ern. Schaub asked what if the water begins to dry aod in that sceoario what are We left willi. Mr.
GuilJard responded that it would be a cooventional detention basm which would be dry at all limes
except when it is detaining water. In that situatioo what oeeds to be er1sured is that there is positive
drainage from one end to the other so that all the water drains out of the bas:iI1 and can be pumped out.
an. Schaub asked if there is an in-between stage where it can't pump all of it out and there is water
standing for a month. Mr. Guillard responded no and added that the system is designed to allow the
basin to be pumped down all the way by stopping the water at the outfalls, pumping it dry for
maintenance purposes or mosquito abatement m the future.
Cm. Fasulkey asked who would be operating the pump. Mr. GuiIlard responded that the property
owner's association will take care of th... maintenance of the basin and the pump.
Cm. Wehrenberg expressed concerns about the vector control maintenance and wondered if the
measures taken were adequate enough. Mr. Guillard r...sponded that with the facilities such as the one
proposed the bif,gest concern is vector control. However, the proposed project anticipates a luw fluw
creating ao ecosystem that will keep the mosquitoes naturally in check by allowing other in&ects that
would naturally prey on the mosquitoes to inhabit that envir011ment. Furthermore the level of
maintenance access anticipatcd for the project will allow the Mosquito Abatemeot District plenty of
room to address any vegetatiun issues. All the slopes have been designed to make sure there is ample
flow and velocity through these low flow channels to the permaneot pool to make sure there is no
standing water in those areas.
Mr. Porto stated that the Mosquito Abatement District sent a letlerin support of this type of solution and
they are encouraged that it will put them m a positioo where their involvement would be very minimal
since the system will tale care of itself.
Crn. King asked if it is typical to have mosquito fish in the permanent water areas. Mr. Guillard stated
that it is and the Developer will be stocking the permanent pool area with mosquito fish.
Cm. King further asked if the water m the perrnaneot basin built up any toxicity due to the fact that it is
accumulating run off water. Mr. Gaillard responded that with water moving through the system at a
constant rate, that water will be moving through the low flow area and being filtered which will prevent
any kind of toxicity water buildup.
Cm. Fasulkey asked is it correct that the main intent of this basin is to collect iterns that flow down the
storm drains such as tennis balls, base balls etc. Mr. Guillard responded that the types of pollutants that
are being addressed are less debris oriented and more sediment. There is a lot of dust that collects on
streets and when it rains that dust has large amount of particuJate sediment that i5 in the stonn drain
flow. Additionally, there are oils and other petroleum products that are draining out of cars that are a
factor, chemicals, fertilizers, nitrogen and phosphorous that can cause water quality problems. A basin
like this is set up to effectively treat all those as well as debris.
Mr. Porto further addect that the mission of RWQCB is to provide dean and dear water into the bay,
therefore they look upon cities and other agencies to find a way to dear up that water and take out all
the pollutants mentioned by Mr. Guillard so that the water that gets to the bay is better water.
Mr. Guillard then walked through the landscape and design for the water basin. These are some of the
fea hires:
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1. The top edge of the basm ha.~ been formally landscaped and gives a California Grass2~ ~.I Dì
2. The bottom of the basin has a mixl:ure of different types of planting wlùch will be very
naturalistic. It has been designed to have a very riparian wetland environment. The key is that
each of those planting types is zoned to the different levels of inundation and proxinùty to
ground water so that they will survive the different water conditions.
3. The tree planting for the site has been designed to act as a screen along 1-580. This is a key
feature of the water basin because over time these trees wil18hade the pools and also prevents
invasive plant material from getting into the pool areas.
4. On the north edge of the basin a pedestrian promenade has been designed. There will trees to the
sides of the basin providing screenirlg for the basin.
Cm. Schaub asked if the trees were going to be irrigated. Mr. Guillard explained that the
basin would be irrigated in two ways. The areas above the elevation of the winter storm
water level (339) will be permanently irrigated. The areas below that will have a temporary
irrigation system for establishment of the plant material.
5. Thc key feature is a divider ridge and is meant to direct water coming out of the outfall through
the system so it get¡; filtered before it gets pump cd off into the channel. It is a large landform in
the middle of the basin.
6. A stone crushed pathway.
7. The existing fence along 1-580 will be retained and a new fence along the future right-of-way will
be constructed. Preliminary graphic presentation of the str~tscape was presented.
8. Streetscape along the north edge and on the sides will be created. The str~t¡;cape On the north
edge will be completed at a later date concurrent with furore development in Area H and not as a
part of the initial basin construction. There will be a 5·ft fence not visible from street which
would primarily be vinyl coated chain linked with a one-inch mesh.
Cm. Fasulkey asked if the oak trees were regional species or from the east coast. Mr. Guillard responded
that they will all be California species.
Cm. Fasulkey expressed concerns regarding the conditions of approvaJ for landscaping and if Staff
would keep track to ensure they were implemented.
Ms. Ram responded that the spiral bound book circulated with the staff report has a list of all the plant
species. Mr. Porto further added that the Oty's Landscape Architect has been working with Mr.
Guillard and has reviewed all the species mentioned and has included them in the conditions of
approval.
Cm. Wehrenberg wanted to know the size of the trees and their containers. Mr. GuilJard responded that
the way the plan has been developed is that they are saplings up to 36" boxed trees. The idea there is to
get value by having initial irultalliltion at the bottom of the basin with quicker growing trees and then
have larger trees on the top edge of the basin. The 36" boxed lree is going to vary by species, but
typically in the range of about 15 - t 8 ft tall and about 2-3 inches of diameter at the base.
There was a discussion and concern among the Commissioners in relation to plant species and if the
Developer would adhere to the approved landscaping plan. Mr. Porto explained that during plan check
the Developer is required to submit landscaping plans based on the approval and Staff at that time
would ensure that the Developer follows the conditions of approval.
em. Wehrenberg asked if the seeds for the riparian plantation would be collected or if the Developer
proposes to use a nursery, Mr. Guillard responded that there are a variety of native plant nurseries that
propagate that type of plant material. Cm. Wehrenberg further asked if the water department is
requiring the Developer to have this type of vegetation. Mr, Gl1i11ard answered that it is a combination
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of the understanding of the need to have a type of landscape that would survive this envirorunent and
also the requirement by the RWQCB.
Cm. Schaub had concerns regarding the maintenance of the pond and the possible dominance of species
that may cause pollutants. Mr. Guillard explained the maintenance proCeS5 for the basin. During the
initial establishment period the basin will require weeding to prevent the invasive from out competing
the planted material and mowing at the proper time of year. On the design side, CMG has worked with
Horticulturists and Ecologists on the project to select specie!! that are native but will have a high rate of
success in terms of establishing themselves and competing with the invasive species. The pallet
designed is based on their recommendations.
Cm. Wehrenberg asked what type of maintenance contract will be put in place. Mr. Guillard responded
that for the first year maintenance would be covered through the construction maintenance and after
that the Property Owncr's Association would be responsible for the maintenance through the CC&Rs.
But, if the Property Owner's Association is not established by that time, then the current Owner will be
responsible for its maintenance under the maintenance plan developed and reviewed by the RWQCB.
Mr. Porto added that the RWQCB is involved in the functional part of the basin and the Oty's
responsibility is to ensure that the maintenanct' iss\l€s are addressed.
em. Schaub asked what were the types of fences that were considered by CMG prior to deciding on the
chain link. Mr. Guillard responded iliat CMG considered open mesh fence and tubular steel fences but
they were not choscn because of their design as well as cost. A chain link fence will blend more with the
environment.
Cm. Biddle stated that the project has been designed to give a park like look by restricting public access
to the top edge of the basin but, would a 5--.ft fence keep the public out. Mr. Guillard responded that
adequate signag" would address the liability and safety issues. Mr, Porto further added that the Police
Department has reviewed the Developer's proposal and are comfortable with the proposed security
measures.
Cm. King stated that th" public promenade d"signed on the north edge of the basin is vague. He would
like to know what the trigger point would be to develop that area.
Mr. Indebitzen responded that the design for the north edge of the basin has not been finalized pending
the development of its adjacent property. The Developer would like this edge to integrate well with the
future developmenl and h"nc" Ih" reason to delay th" improvements for this edge. The infrastructur" to
aCcess Ihis site needs to be completed first. Cm. King stat"d thal he was concerned that the public may
lose out on an attractive feature of the basin due to the delay in the development of the surroundmg
parcels.
There was a dis<.wsion regarding this concern and a condition of approval was requested by the
Commission to be included in th" Tentative Parc"l Map addressing Ihis concern.
Cm. Fasaulkey wanted to ensure that the concerns expressed by the Commission regarding the north
edge improvements would be included in the staff report to the Council. Ms, Ram indiCó\ted that Staff
will ensure the concerns are incorporated in the staff report.
Mr. Guillard then explaíned the art fence concept to the Commission. He stated that as part of the
project a public art fence was proposed to be included, although currently it is stilt undefín"d.
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Mr. Inderbitzen stated that a member of the audience had to leave but had a few concerns re~£~~~ 0 7
project. Jim Johnson, resident of 3765 Pirolico Drive, Pleasanton, had concerns relating to mosquito
abatement, ground water contamination and odors from pond during pond maintenance. Mr.
Inderbitzen stated that he was able to address two of Mr. Johnson's concerns relating to mosquito
abatement and ground water contamination. Mr. Inderbitzen assured Mr. Johnson that he would call
him back and answer his question.
Cm. Schaub asked for more information related to the maintenance plan. Mr. Inderbitzen talked about
the requirements by the RWQCB's Revised Storm Water Management Plan.
Chair. Schaub dosed the public hearing.
Cm. Fasulkey stated that he had one additional question.
Chair Schaub reopened the public hearing.
Cm. Fasulk<~y stated that there is no restriction listed in the conditions of approval for wireless antenna.
Mr. Porto stated that the current zoning for the property is Planned Development (PD) and a wireless
antenna is not a permitted use for that zoning. Mr. Porto indicated that Exhibit B to Attachment 2 Page
2 of the staff report listed the uses permitted under the current zoning. He further added that Staff could
add a language in the Stage 2 PD 'prohibiting wireless antennae or cell sites' .
Cm. Schaub stated that he would like the minutes to reflect that the Commission made its findings for
approving or disapproving a project in the motion section.
Ms. Ram pointed out to Cm. Schaub that he could ask the Comrrûssioners to take a look at the findings
stated in the resolution (Attachment 2) and see if they agree with them or if they would like to change
!hem.
Chair Schaub dosed the public hearing.
Cm. Wehrenberg commended Mr. Guillard on the report. She commented that she liked the vinyl
coated chain linked fence.
Cm. Biddle stated that he understood that the construction would start next year but would like to know
when it would be completed. Mr. Inderbitzen stated that the Developer anticipates completing most of
it n~'Xt year.
em. King commented that it is a great project, but would like the motion to include the conçem
regarding the trigger point for the improvements on the north edge of the basin. Mr. Porto stated that
Staff would review the conditions for the Tentative Parcel Map and add a çondition addressing this
issue. Additionally, Staff will also review the Stage 2 PD to reflect the request by em. Fasulkey.
Cm. Biddle asked what it would take to turn this into a park. Mr. Porto stated that it had been an
internal point of discussion and it was not proposed as a park,
On motion by Cm. Fasulkey and modifications so noted, seconded by Cm. Schaub, the Commission
made the findings as noted in the Resolution (Attachment 2) and by a vote of 5-0, the Planning
Commission unanimously approved:
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RESOLUTION NO. 05 - 46
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE 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 SPECIFIC PLAN AREA NORTH OF INTERST ATE HIGHWAY
580 AND SOUTH OF THE PROPOSED EXTENSION OF DUBLIN BOULEVARD
P A 05-005
Ür1 motion by Cm. fasulkey, seconded by Cm. Schaub, by a vote of 5'(), the Planning COlJurussion
unanimously approved
RESOLUTION NO. 05 ~ 47
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
STAGE 2 DEVELOPMENT PLAN FOR A STORM WATER QUALITY CONTROL BASIN ON
AN lL196~ACRE SITE WITHIN AREA II OF DUBLIN RANCH LOCATED IN THE EASTERN
DUBLIN SPECIFIC PLAN AREA NORTH OF INTERSTATE HIGHWAY 580 AND SOUTH OF
TIlE PROPOSED EXTENSION OF DUBLIN BOULEVARD
P A 05-005
NEW OR UNFINISHED. Non..
OTHER BUSINESS
Commission congratulated Ms. Ram on her promotion.
Mr. Porto explained that the Commission would be a receiving package on August 12, 2005 for Area F
SDR, Stage 2 PD and Tentative Tract Map to be heard before the Commission on August 23r( He
indicated that the developer has been instructed to prepare the documeOΠfor easy reading.
Cm. Fasulkcy said that he had some concerllB regarding wireless antennae. He showed a copy of an
appealable letter. Ms. Ram stated that if he is thinking about appealing then he cannot discuss it before
the other Commissioners. She asked him to call her if he has any questions.
ADTOURNMENT - The meeting was adjourned at 9:14 pm.
Respectfully S~mird,
~#f-/----
Planning Commission Chairperson
ArrEST:
PlanninC£:ger
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RESOLUTION NO. 05 - 09
A RESOLUTION OF THE COMMUNITY DEVELOPMENT DIRECTOR
OF THE CITY OF DUBLIN
APPROVING TENT A TIVE PARCEL MAP 8640
DUBLIN RANCH AREA H PA05-005
ASSESSOR PARCEL NUMBER 985-0009-15
WHEREAS, James Tong on behalf of Chang Su-O Lin, Hong Yaa Lin, and Hong Lien Lin (<OLin
Family") has requested approval of Tentative Pareel Map 8640 to subdivide a 66.303-acTe parcel into
three parcels located south of the proposed extension of Dublin Boulevard and north of Interstate
Highway 580 (1-580) in the Eastcrn Dublin Specific Plan area known as Area H of the Dublin Ranch
projcct; and
WHEREAS, an Amendmcnt to the General Plan and the Eastern Dublin Specifíc Plan was
approved by the City Council on March 7, 2000 by Resolution No_ 35"00 designating the land uses for
development as General Commercial and Campus Office; and
WHEREAS, a Stage I Development Plan (PA 00-070) allowing three sites for the development of
General Commercial and Campus Office uses was approvcd by Ordinance No. 6-00 on March 21, 2000;
and
WHEREAS, conditions of approval by thc Regional Water Quality Control Board (RWQCB)
require a stonn water runoff basin for the Dublin Raneh project in its entirety as a means of satisfying
established RWQCB regulations; and
WHEREAS, one of the three parcels created by Tentative Parcel Map 8640 will be dedicated
exclusively for that use; and
WHEREAS, the State of Cali fomi a Subdivision Map Act and the Snbdivision Regulations adopted
by City of Dublin require that no real property may be divided into two or more parcels for purpose of
sale, lease or financing, unless a tentative map is acted upon, and a final map is approved consistent with
thc Subdivision Map Act and City of Dublin Subdivision Regulations; and
WHEREAS, a eomplete application for the proposed subdivision is available and on file in the
Community Development Department; and
WHEREAS, an Initial Study was prepared for the Stage I Planned Development approval for AIea
H (SCH #99-1120412), and a detennination 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). The City also adopted a mitigation-monitoring program, which included numerous measures
intended to reduce impacts from the development of the Eastern Dublin area. For the purpose of
compliance with CEQA, the Initial Study prepared for PA 98-070, the Program EIR along with all
subsequent Supplements, and adopted Mitigation and Monitoring Program adequately address anticipated
environmental impacts resulting trom the proposed project; and
WHEREAS, Tentative Parcel Map 8640 has been submitted to the City as required by Chapter 9.08
of the Dublin Municipal Code, and
T\TTT\CHMENT
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WHEREAS, the Community Development Director did hold a public hearing on said application on
August I 0, 2005; and
WHEREAS, proper notice of said publie hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending the Community Development Director
approve Tentativc Parcel Map 8640 subjcct to conditions prcparcd by Staff; and
WHEREAS, the Community Development Director did hear and usc indcpcndcnt judgmcnt and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the City of Dublin Community Development
Director does hereby find that:
A. Tentative Parcel Map 8640 is consistent with thO! intent of applicable subdivision regulations
and related ordinances.
B. The design and improvements of Tentative Parcel Map 8640 are consistent with the General
Plan and Eastern Dublin Specific Plan objectives, polices, general land uses, and programs as
they relate to the subject property in that it is a subdivision for the development of General
Commercial and Campus Office uses provided by the Plans, as well as measures addressing
public infrastructnre and environmental issues.
C. Tentative Parcel Map 8640 is consistent with the General Provisions and Development
Standards for the Planned Development Zoning District for the Dublin Ranch project of which
the site is a part, and therefore is consistent with the City of Dublin Zoning Ordinance.
D. The project site is located adjacent to major roads, including 1-580 and Dublin Boulevard, on
approximately 66.303± gross acres of land with relatively flat topography and is therefore
physically suitable for the tyPe and intensity of development proposed.
E. With the incorporation of environmental mitigation measures from the Eastern Dublin Specific
Plan EIR prepared for the Eastern Dublin Specific Plan Area, which includes the Dublin Ranch
project Areas A through H, the design of the proposed parcel map will not cause
environmental damage or substantially injure fish or wildlife of their habitat or cause public
health concerns.
F. The design of the proposed Tentative Parcel Map 8640 will not conflict with easements,
acquired by the public at large, or access through or use of property within the proposed
subdivision. The City Engineer has reviewed the map and title report and has not found any
conflicting easements of this nature.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City of Dublin Community
Development Director hereby conditionally approves Tentative Parcel Map 8640, PA 05-005, to subdivide
66.303± gross acres of land as follows: Parcell - 26.838± acres, Parcel 2 - 28.272± acres, and Parcel 3 -
11.193± acres. Tentative Parcel Map, prepared by MacKay & Somps dated received on August 4, 2005 is
labeled Exhibit A to this resolution, stamped approved and on file in the Community Development
Department, except as specifically modified by the Conditions of Approval contained below.
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CONDITIONS OF APPROVAL
/05 ób 107
Unles~ otherwise stated. all Conditions of Approval shall be complied with prior to the approval of the
Pinal Map and shall be subiect to Planning Department review and approval. The following codes
represent those departments/agencies res-oonsible for monitoring compliance with the Conditions of
ArJ11roval: fPLl Plannin¡¡. fBl Buildina. fPOl Police. fPWl Public Works. IADMI Administration,lFINl
Finance. fPCSl Parks an'tQQ.mmunitv S~ices. fFl Alameda County Fire Department, fDSRl Dublin San
Ramon Services District, rcO] Alameda County Flood Control and Water Conservation District Zone 7.
GENERAL CONDITIONS
I. Code complianee. The projcct shall comply with UfÙform Building and Fire Codes as adopted hy the
City of Dublin through completion. (Fire)
2. Site Development Review approval. Approval of Final Parcel Map 8640 is subject to a Stage 2
Development Plan Review for Parcel 3 (pA 05-005). The application currently is pending Planning
Commission review and City Council review.
3. Deed of Trust. Immediately upon filing the final map, Applicant will obtain from City and record a
partial rcconvcyance of the City's existing deed of trust recorded against the proposed project which
secures a $4.5 million loan so that the deed of trust will affect the remainder parcel only.
4. Building Codes and City Ordinances. All project construction shall conform to all applicable
building codes and City Ordinances in effect at the time of issuance of a building permit. (B)
5. Covenants, Conditions and Restrictions. The CC&Rs shall be reviewed by the City for compliance
with the conditions of approval prior to recording of the Final Parcel Map.
6. Ordinances/General Plan Policies. ApplicantlDeveloper shall comply with the Subdivision Map
Act, City of Dublin Subdivision Ordinance, City of Dublin Zoning Ordinance, Public Works Policies,
and the City of Dublin General Plan and the Eastern Dublin Specific Plan prior to the approval of the
Final Parcel Map. (PW) (see 1, below)
7. Clarifications and Changes to the Conditions. In the event that there needs to be clarification to
these Conditions of Approval. the Directors of Community Development and Public Works have the
authority to clarify the intent of these Conditions of Approval to the Applicant/Developer by a written
document signed by the Directors of Community Development and Public Works and placed in the
project file. TIle Directors also have the authority to make minor modifications to these conditions
without going to a publie hearing in order for the ApplicantlDeyeloper to fulfill needed improvements
or mitigations resulting from impacts of this project. (PW)
8. Substantial Conformance. Final Parcel Map 8640 shall be substantially in conformance with
Tentative Parcel Map 8640 unless otherwise modified by the conditions contained herein. (PW) (see
7, bclow)
9. Tentative Parcel Map Expiration. Tentative Parcel Map 8640 shall have that life determined by !he
Snbdivision Map Act, inclnding but not limited to Section 66452.6. (PW)
10. Title Report. A current preliminary title report together with copies of all recorded easements and
other encumbrances and copies of Final Maps for adjoining properties and off-site easements shall be
submitted for reference as deemed necessary by the City EngineerlDirector of Public Works prior to
the approval of the Final Parcel Map. (PW)
1 I. Development of Landsc:ape Easement: The landscape easement along the northerly portion of Parcel
3 shall be designed in conjunction with the development directly adjacent (to the north) on Parcel 2.
Landscaping improvements shall be installed on the Parcel 3 landscape easement by the developer of
Parcel 2 at the time of development of Parcel 2. The Applicant shall grant the right through this Parcel
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Map (Final Map) to allow the Developer of Parcel 2 to develop aDd install landscape improvements on
the Landscape Easement for Parcel 3. Landscape conceptual drawings contained in the SDR approval
(P A 05-005) shall guide the design development for the landscape easement but may be adapted to
reflect the development scheme and interface with the design on Parcel 2.
PtJOI.If WORK..I;J STANDARD CONDITIONS OF AfPROVAL APPLICABLE TO TENTATIVE
PARCEl, MAP 8640
1. The ApplicantlDeveloper shall comply with the Subdivision Map Act, the City of Dublin Subdi vision,
Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, amI a\l
building and fire codes and ordinances in cfIect at the time of building permit.
2. The ApplicantJDcveloper shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or proceeding against the 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
advisory agency, appcal board, Planning Commission, City Council, Community Dcvc1opme.nt
Director, Zoning Administrator, or any other department, committee, or agency of the City related to
this project to the extcnt such actions are brought within the time pl'riod required by Governml'nt
Codl' Section 66499.37 or other applicable law; provided, howcvcr, that the ApplicantIDevelop"r's
duty to so dcfcnd, indl'mnify, and hold harmless shall be subject to the City's promptly notifying the
ApplicantlDcvc!oper of any said claim, action, or proceeding and the City's full cooperation in the
defense of such actions or proceedings.
3. Applicant/Ðeveloper shall obtain a GradinglSitework Permit from the Public Works Department for
all private grading and sitc improvements.
4. ApplicantJDeveloper shall obtain all permits required by other agencies including, but not limited to
Alameda County Flood Control and Water Conservation District Zone 7, California Department of
Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and
provide copies of the permits to the Public Works Department.
5. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin
Public Works Department Improvement Plan Snbmittal Requirements," and the "City of Dublin
Improvement Plan Review Check List."
6. ApplicantlDeveloper shall provide the Public Works Department a digital vectorized file of the
"master" files for the project when the Final Map has been approved, Digital raster copies are not
acceptable. The digital vectorized files shall bc in AutoCAD 14 or higher drawing format. Drawing
units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be
colored by layer and naIned in English. All submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State Plane, Zone m, and U.S. foot.
7. The Final Map shaH be substantiaHy in accordlUlce with the Tentative Map approved with this
application, unless otherwise modified by these conditions.
POLICE STANDARD CONDITIONS
8. The Developer shall comply with all applicable City of Dublin Non Residential Security Ordinance
requirements.
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9. Pathways around the site shall be designed to support the weight and width of emergency reSponse
vehicles to aid in police patrols and emergency response situations.
to. Locked gates will provide for emcrgency vehicle access.
11. Restricted areas will he posted as such.
12. The Developcr and/or Property Owner shall keep the site clear of graffiti vandalism on a regular and
continuous basis at all times.
FIRE STANDARD CONDITIONS
13. The access roads shall be able to support the weight ofthe fire apparatus.
14. Provide Knox boxes at the gates. Ine Knox box shall contain a key that opens the gate.
PASSED, APPROVED and ADOPTED this 10Ih day of August, 2005.
Æ
c &Jdio rt:f. dy, k AI P
Community Development Director
A TrEST:
~u/1?~
Mic aet Porto
Project Planner
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G;\PAtI\200S\OS-005 Water Quality Pond Area HICDD H...-ingICDD Reso 8·1 O-OS.doc
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