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HomeMy WebLinkAbout8.1 PA 06-031 EBRPD Staging Area/RestroomAGENDA STATEMENT PLANNING COMMISSION MEETING DATE: November 10, 2009 SUBJECT: PUBLIC HEARING: PA 06-031, Site Development Review for East Bay Regional Park District Trailhead and Maintenance Staging Area, including Restroom Facilities on a 1.9-acre site submitted by Discovery Builders Report Prepared by Mike Porto, Consulting Planner ATTACHMENTS: 1) Resolution approving Site Development Review with Conditions of Approval. 2) Applicant's Proposal/Design Package. 3) Resolution No. 98-38 Approving a Vesting Tentative Tract Map. RECOMMENDATION: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt Resolution (Attachment 1) approving Site Development Review with Conditions of Approval for Trailhead Staging Area and Restroom Facilities. PROJECT DESCRIPTION: Discovery Builders, the developer for the Schaefer Ranch project, has submitted plans for Site Design Review of a trailhead and maintenance staging area with restroom facility on a 1.9-acre site. Improvements to the site are designed and intended to provide and control public access to the open space and wilderness trail system operated and maintained by the East Bay Regional Park District (EBRPD). The trail system also provides access to emergency and maintenance vehicles. Location The Schaefer Ranch development is located within a portion of the Western Extended Planning Area. The project area includes approximately 500 acres located at the westerly boundary of the City limits north of the Interstate 580 freeway (I-580) and south of unincorporated area of Alameda County. Background The area has gone through a series of approvals since its annexation in 1996 and the original Planned Development District Overlay zone (PA 94-028) approved by Ordinance No. 15-96. The original approval included a General Plan Amendment which anticipated 474 single family homes, a small amount of commercial space, public/semi-public uses, open space, and infrastructure. Along with the approval, Vesting Tentative Tract Map 6765 for 446 units of detached single family homes was adopted on August 11, 1998 (Planning Commission Resolution 98-38). Subsequently, a lot reconfiguration concept was designed to accommodate 302 lots. COPIES TO: Applicant Property Owner Page 1 of 6 ' ITEM NO. G: IPA#12006106-031 Schaefer Ranch-DiscoveryBnildersTC 11.10.09 EBRPD Staging ArealDub-Schaefer-EBRP-SDR-draftPCSR.doc The residential area was laid out in four neighborhoods along with hillside slope/open space, recreation areas (both active & and passive), wilderness trail system, roadway systems, drainage systems, water tank, and detention basins. In addition to the recreation and open space areas, non-residential properties included a Neighborhood Commercial site and a Semi-Public Site. In 2006, PA 06-031 was approved which included a Stage 2 Development Plan (Ordinance 11-06) for the four residential neighborhoods and Site Development Review establishing architectural design standards along with the 302-unit subdivision reconfiguration (Planning Commission Resolution 06-17). In 2008, PA 08-005 was approved which included City Council approval o£ 1) an EIR Addendum (Resolution 203-08); 2) General Plan land use amendment (Resolution 204-08); 3) Stage 1 Rezoning and Stage 2 Development Plan amendment (Ordinance 37-08); 4) Vesting Tentative Map 8000 (Planning Commission Resolution 08-29); and 5) a Development Agreement with Discovery Builders (Ordinance 38-08). These amendments modified the previous approval in several ways. The commercially zoned parcels essentially were eliminated, as follows: 1) the 5.69-acre commercial parcel at the southwest corner of Dublin Boulevard and Schaefer Ranch Road was rezoned to "PD - Residential Single Family (RSF)"; 2) a 1.1 acre commercial site at the northwest corner of Schaefer Ranch Road and I-580 was rezoned to Open Space (OS); and 3) the two remaining smaller adjacent lots at the southeast corner of Dublin Boulevard and Schaefer Ranch Road, were added to the category of Public/Semi-Public. For the residential areas, PA 08-005 amended Neighborhood A and the portion of Neighborhood C south of Dublin Boulevard by reconfiguring the subdivision and adding a net total of 104 units. The grand total of 406 units within the entirety of Schaefer Ranch was approved on the basis that it is less than both the: a) 476 units approved with the 1996 annexation, and b) 446 units approved with the original configuration of Vesting Tentative Map 6765. All prior approvals have reiterated the requirement that non-residential uses would be subject in the future to a Site Development Review. To date construction has commenced, but is not complete, for homes in neighborhoods B and D. In addition, major infrastructure is in place including: 1) the extension of Dublin Boulevard; 2) the construction of Schaefer Ranch Road, water storage tank, and storm water retention basins; 3) the completion of major water and sewer lines; and 4) the offer of dedication to East Bay Regional Park District for the staging area and trails. A feature of Schaefer Ranch has been the preservation of hillsides and open space. Ownership of the open space will be held by three entities: 1) East Bay Regional Parks District; 2) Preservation and Conservation Easements; and 3) a Geologic Hazard and Abatement District (GHAD). A system of multi- use trails and maintenance roads is being constructed in accordance with the policies and programs of the General Plan and the City's Parks and Recreation Master Plan. Included with the Vesting Tentative Tract Map approval in August of 1998 (Condition 119 Planning Commission Resolution No.98-38 Attachment 3) was the offer for dedication to East Bay Regional Parks District of 102.52 acres of public parkland. The land to be dedicated included the Calaveras Ridge Regional Trail with a spur trail to Donlon Point, a staging area with full restroom facilities, a picnic area, a paved parking lot and a horse trailer parking area. The staging area is the subject of this application. Dedication of these facilities to East Bay Regional Parks District will occur once the improvements are constructed. Page 2 of 6 TO $- RO-A V A ALA ED cc ` Vim/ -1 ? ?tW 4- a Y vrt \ 4 y `y g v?? 4 T \_ TO aun \. F may ? r w -- _ _._ ? t aF„7„ ALA nA CO. _ r?c* '? ? ?q f'LEASAN7 Yk V ?. 1q( S- uo. * d° /? } / ? PI a7r esefs w , To ss ti'A YWApv^ `.V ?\?? a l Vicinity Map The Project Site The 1.69-acre Project Site is identified as Parcel B of Subdivision Map 6765. It is located at the northeast corner of the intersection of Dublin Boulevard and Marshall Canyon Drive near the Dublin Boulevard entrance into the Schaefer Ranch project. Marshall Canyon Drive leads into Neighborhoods B, C and D. The project site will be improved and dedicated to the EBRPD that will be managing the trail systems. The project site will provide a staging area to an access road for emergency and maintenance vehicles and will serve as a trailhead to the wilderness trail system managed by the EBRPD. The trailhead and restroom facility have been located well over 100 feet from the southeast corner of Lot 1 in Neighborhood B. Project Site Map Page 3 of 6 ANALYSIS: Site Development Review A Site Development Review is required to address: 1) proposed uses; 2) site layout; 3) access; 4) compatibility with surrounding and adjacent uses; 5) effects on residents and workers; and 6) insuring an attractive environment. The project site currently is a vacant pad that has been graded level from its natural hillside terrain. Setbacks to the proposed site improvements are planted slopes along Dublin Boulevard, Marshall Canyon Drive, and the easterly boundary. Vehicular access to the site would be provided by a gated entry near the midpoint of the Dublin Boulevard frontage and identified by a low-lying monument sign. The trailhead would be accessed by the gate located along the rear property line of the project site. Maintenance and emergency vehicles would have access from one or more curb cuts along the northerly boundary of the project site leading to the gated trail system. The parking area has been paved. The proposed improvements on site include: • Building - A T-shaped building of approximately 246 square feet for men's and women's restroom facilities and a storage area for small-scale maintenance equipment and supplies covers an area of approximately 20 feet by 20 feet. Both restrooms are handicapped accessible. The restroom facilities would be managed by EBRPD and would be available for public use. The building is setback as far as possible from Dublin Boulevard and as near as possible to the trailhead. This location limits its visibility from the street. East Bay Regional Parks District will be responsible for locking the restrooms overnight. • Parking - The site improvements provide for a paved parking lot of 25 spaces, including handicapped accessible spaces. A gravel turn-around/roundabout area is provided at the easterly end of the project site for horse trailers, maintenance and emergency vehicles which could then utilize a curb-cut from that location at the rear of the site to access the trail system. Currently there are no plans to charge for parking. • Picnic Tables - Four picnic table/bench structures are situated on circular concrete pads and would provide eating places for maintenance workers or the public utilizing the trails system. • Hardscape/Trailhead - Surfaces vary from concrete pads for the picnic tables, restroom landings, and walkways to decomposed gravel and dirt toward the trailhead. Paved areas are separate from planted areas by a concrete curb. • Landscaping - A landscape plan has been submitted showing planted areas and plant materials which are compatible with approved landscape plans for Schaefer Ranch and plant materials typically used by EBRPD for their facilities. Landscaped slopes within the setback area would complement the setback and slope landscaping for Dublin Boulevard and the neighborhood entries. A circular planter would be provided within the vehicle turn-around area at the easterly portion of the project site. Additionally the landscape plan conforms to City of Dublin's Wildfire Management Landscape Materials list. • Fence and Lighting - The project would be encompassed by a combination of fence materials. The fence along the Dublin Boulevard frontage wrapping the corner at Marshall Canyon Drive is the typical two-rail fence shown throughout Schaefer Ranch and is situated behind a banked landscaped setback area and public service easement. The fence along the northerly and easterly boundary above the slope and facing the entry into Schaefer Ranch is the standard East Bay Regional Parks District 5 strand barbed wire fence. The barbed wire fence is an East Bay Regional Parks requirement in addition to the requirement of the various Resource Agencies; The U.S. Page 4 of 6 Department of Fish and Wildlife, the California Department of Fish and Game, and California Regional Water Quality Control Board when separating developed from non-developed areas. The gates to the trail system are located along the EBRPD fence and are tubular steel. One gate is wide enough to allow vehicles to pass through and the other is scaled for pedestrians. Pedestrian access is open during daylight hours. The parking lot, restroom area, and overall site is illuminated for safety and security, but shielded from the streets and neighboring residences. No night time use is anticipated or allowed. The standard EBRPD tubular steel gate is included at the vehicular entrance point from Dublin Boulevard and will be secured during the evening hours. Architecture The proposed T-shaped restroom facility and maintenance structure is situated on a concrete base. It is covered by a gabled roof finished with composition shingles and is approximately 12 feet at its peak. The storage room at the front of the structure is situated between and in front of the two restroom areas. Skylights provide natural illumination above the facilities on both sides. The exterior of the structure is stucco painted in a neutral color above a wainscot of cast stone with a flat stone cap on three sides and wrapping the corners of the rear elevation. Three doors are shown on the front of the structure - one for each of the men's and women's facilities and one for the storage room. The rear of the building facing the trail system has a door for accessing the equipment and utilities. Ventilation is provided by galvanized mesh vents within the gabled ends. As, required, the structure will include a fire alarm and will be sprinklered for fire suppression. The building is understated, low-visibility (but sufficient for surveillance), and compatible with the character of the surrounding area. Please refer to Attachment 2 for the proposed elevations. ENVIRONMENTAL REVIEW: An Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and Planned Development District Overlay zone (SCH #95033070) was certified by the City Council on July 9, 1996 by Resolution 76-96. The City Council also adopted Findings, a Statement of Overriding Considerations, and a Mitigation Monitoring Program with this Resolution. For the most recent version of the plan (PA- 08-005), the City Council approved an Addendum to the EIR (Resolution 203-08) based on the description, determination, and understanding that the total number of units is within the scope of the EIR initially prepared and certified, and that all potentially significant effects have been analyzed adequately in an earlier EIR pursuant to applicable standards or have been avoided or mitigated pursuant to that earlier EIR. CONCLUSION: The proposed Site Development Review represents a project which is compatible with the objectives of the Schaefer Ranch development. The project provides the integration of a recreational area with the purposes of hillside preservation, wilderness accessibility, and joint use of emergency vehicle access roads. Both pedestrian and vehicular circulation, including parking, has been adequately incorporated. The proposed restroom facility is an amenity to the community, enhancing access to open space areas, and is architecturally compatible with the adjacent and surrounding residential areas. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt Resolution (Attachment 1) approving Site Development Review with Conditions of Approval for Trailhead Staging Area and Restroom Facilities. Page 5 of 6 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION: PUBLIC NOTIFICATION: Doug Chen Discovery Builders, Inc. 4061 Port Chicago Highway, Suite H Concord, CA 94520 Northeast corner of side of Dublin Boulevard and Marshall Canyon Drive adjacent to Neighborhood B APN 941-2832-007 Parcel B of Map 6765 PD Planned Development OS Open Space In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was also published in the Valley Times and posted at several locations throughout the City. Page 6 of 6