HomeMy WebLinkAboutItem 9.1 Innovative Park Concept for W. Dublin c ,
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AGENDA STATEMENT
JOINT CITY COUNCIL/PLANNING COMMISSION
wESTERN DUBLIN STUDY SESSION 3
SEPTEMBER 11 , 1991
SUBJECT: Presentation on Visual Issues and
Introduction to an Innovative Park
Concept for western Dublin
REPORT PREPARED BY: (?)(Q Brenda A. Gillarde , Project Coordinator
ATTACHMENTS : \\ 1 . Place Names for Site Features
2 . Draft Specific Plan Text for Hollis
Canyon Linear Park
RECOMMENDATION: i' ar presentation on visual issues and
the park concept . Make comments and
direct Staff accordingly.
FINANCIAL STATEMENT: None
DESCRIPTION:
I . BACKGROUND
During the course of preparing the administrative draft of the
western Dublin Specific Plan , several issues arose that merit
discussion- at this -juncture in the western Dublin studies . The
topics focus on visual effects of development and parks .
II . ISSUES
A. Road Over Skyline Ridge
Skyline Ridge is a key ridgeline extending from Donlan Point
to Divide Ridge and is an important visual resource for
Dublin and the Tri-Valley area (see Attachment 1 ) .
Because of its visual sensitivity, development has been kept
off of Skyline Ridge . However , Milestone Development
(applicants for the Cronin property) is contemplating a
public road over Skyline Ridge . While the current site plan
proposes a trail and emergency access route , Staff was
requested to further study the placement of a full public
street in this location .
Placement of a road over Skyline Ridge raises several
issues : 1 ) visual effects ; 2 ) interruption of the regional
trail corridor ; and 3 ) circulation difficulties . These are
discussed in greater detail below.
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1 > Visual Effects
In order to determine the visual impacts of a road over the
ridge , a visual simulation study was undertaken in August of
this year . This work is being done as part of the EIR and
will eventually be incorporated into that document .
Viewpoints were selected and actual photographs taken .
Computer simulations were then performed for each viewpoint .
These simulations are mathematically correct ; shading is
used to improve the quality of simulation .
The results of the simulation will be presented at the
meeting on September 11 . The goal - of the simulation is not
to provide a photo-realistic image , but to provide a
reasonable representation of how the road would appear from
the selected viewpoints . This information will enable
Staff , the Commission and Council to -make informed decisions
about development in this sensitive area of the western
Dublin Planning Area.
2 . Regional Trail Corridor
The East Bay Regional Park District Master Plan (1989 )
identifies a regional trail that would connect Las Trampas
Regional Wilderness to Pleasanton Ridge Regional Park.
While no specific trail alignment has been mapped for this
regional trail , this planned trail would likely occupy the
corridor along Skyline Ridge .
Staff has been working - closely with the Park district
throughout the planning process to identify a conceptual
alignment for the regional trail . The specific alignment of
the trail as well as buffer areas between the trail and
development will need to be worked out between the City and
the Park District .
Based on conversations with the District land planning
department , it is Staff ' s belief that the District would
have serious concerns with a public road crossing the
regional trail . It is Staff ' s understanding that - a
representative from the District will be attending the
September 11 Study Session to comment further on this issue .
3 . Circulation Concerns
There are two key concerns related to traffic circulation
and a road over Skyline Ridge : _
2
a . Traffic in established neighborhoods
There are no existing collector streets which are
stubbed - out to provide a link to western Dublin.
However , as part of the western Dublin project , Dublin
Boulevard will be extended to the western Dublin site .
The proposed ridge road would provide a street link
which could result in unwarranted traffic on existing
residential streets which were not designed to
accommodate through traffic . This could create safety
and noise concerns for existing residents .
b . Steep grades
Existing terrain makes - a road connection difficult .
Skyline Ridge rises - 500 feet above Martin Canyon in a
distance of about 1 , 200 feet . A street connection
would require a relatively steep grade (stretches of
15% grade ) , tight curves and T-intersections .
B. Development on Cronin Ridge
Development in- Dublin currently stops at the 740 ' e-levation ; in
general , projects above this elevation would be highly visible .
Areas on the Eden Development property above 740 foot elevation
are proposed to remain in open space . However , portions of the
Cronin property above 740 ' elevation are proposed for major
grading and custom residential homesites .
In order - to ascertain the degree of visual impact on the Cronin
property, this area was included in the visual simulation .
Again , - viewpoints -were selected and actual photographs taken . A
prototype building -wire frame diagram was prepared and a
simplified building form developed to represent proposed
structures .
The results of the simulation will - be presented at the September
11 study session . Full size photographs will be available at the
meeting as well as other graphics .
C. Hollis Canyon Linear Park
In addition to the more traditional active recreation parks being
provided in western Dublin , a different kind of recreational
opportunity is proposed along Hollis Canyon. With its wooded
slopes , picturesque pond and rugged rock formations , Hollis
Canyon presents an outstanding setting for a linear park in
3
western Dublin . - This-park would be for passive recreation uses ,
such as walking , bicycling and nature study.
The central spine of this park would be a pedestrian and bicycle
trail which would follow the existing alignment of Holli-s Canyon
Road for much of its current length . The linear park would
extend about - 2 .5 miles from the Neighborhood Center on the west
to the Village Center on the east , connecting residential areas
with the school , neighborhood parks and other destinations . The
park would also link to the regional trail planned along Skyline
Ridge . (Refer to Attachment 2 for further explanation of the
park. )
Since the concept of- a linear park has not been previously
discussed by the City, Staff felt it would be appropriate to
introduce the idea at this time . - -Staff and consultants will ask
for feedback from the Council , Commission and public on whether
the concept should be supported in the specific plan or not .
One issue the park does raise is that of management . The draft
specific plan discusses several -options (refer to page 7-14 in
Attachment 2-) . The Council , Commission and public may wish to
comment on these management options .
III . CONCLUSION
The purpose of the September 11 study session is to receive
information- on visual impacts and the linear park concept . The
public , Commission and Council will then have an opportunity to
comment on these topics .
Presently the western Dublin project does not include a public
road over Sky-line Ridge , although the applicants (Milestone
Development ) have requested consideration of- such a road. The
Commission and Council may wish to direct Staff with respect to
this road and/or- development in the other sensitive locations
studied in the visual simulation .
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PLACE NAMES FOR
SITE FEATURES
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7.8 Hollis Canyon Linear Park
With its wooded slopes,picturesque pond,and rugged rock formations,Hollis Canyon presents
an outstanding setting for a linear park in Western Dublin.Rather than intensive recreation,the
Hollis Canyon Linear Park would be a passive recreation area, primarily used for walking,
bicycling, and nature study. The central spine of this park would be a pedestrian and bicycle
trail,which would follow the existing alignment of Hollis Canyon Road for much of its current
length. The linear park would extend about 2 1/2 miles from the Neighborhood Center on the
west to the Village Center on the east,connecting residential areas with the school,neighborhood
parks, and other destinations. The linear park would also link up with the regional trail.
GOAL: To provide opportunities for recreation and non-motorized circulation in
Western Dublin by establishing a linear park in Hollis Canyon.
Important features of this park would include the following(see Figure 7-6).
• A pedestrian trail and bicycle path, which would follow the current alignment of Hollis
Canyon Road for much of its length.Much of the path alignment along lower Hollis Canyon
is relatively level;bicycle use may be limited by the steep terrain in the upper reaches of the
proposed park,near the Village Center.
• The linear park would begin at Boxcar Flat, in the southwest corner of the Planning Area.
The park in this area would consist of a narrow corridor with a reconstructed Hollis Creek
and a parallel bike path and pedestrian trail. The dense wooded slopes of Phillips Ridge
would rise above the park corridor to the south,while apartments would border the park on
the north.
• Blackbird Pond would be preserved and enhanced as a scenic feature and nature study area.
As noted in Chapter 8,the pond could be dredged to remove silt,with a small island created
as a bird refuge. The park would include overlooks of the pond, and possibly a dock with
controlled nonmotorized boating.
• A walk-in picnic area could be located at the junction of Elderberry Canyon and Hollis
Canyon, at the base of the picturesque Los Novios rock formation. A level meadow in this
area,with scattered trees,would afford the opportunity for informal recreation.
7-13
AN8914-SP\8914-SP7
_`i`TACI-1 1AENT 2
Recreation and Open Space
• East of Elderberry Canyon,the park corridor would be bordered by large fill slopes.Leaving
the canyon floor,the trail would begin climbing toward the school and Village Center.Much
of this section of the park would be located on graded terrain; in time,revegetation would
provide a wooded setting for the trail.
Access.At the west end of the park, a small parking area would be needed for users arriving on
Hollis Canyon Boulevard.Pedestrian access would be needed from the proposed apartments in
this area, as well as the Oak Ridge residential area to the north.To the east, access and parking
would be available at the Kelly Ridge neighborhood park or adjoining school. Also,parking
and pedestrian access would be available at the Village Center.A connection with the regional
trail system would also be provided in this area.
Ownership and management.Several options are available.It is preferred that the City of Dublin
accept this area as part of the city park system, with full ownership and maintenance respon-
sibilities. As alternate approaches,the park could be owned and operated by a special district,
or by a homeowners' association. However, it is desirable for the park to be available to all
Dublin residents, and City ownership is thus preferable.The City could take various measures
to keep linear park maintenance costs within manageable limits,including reliance on low-main-
tenance landscaping.
Security. It is anticipated that most of this park probably would be open during daylight hours
only.Selected areas with convenient access could be open for night use,with appropriate lighting
provided. The bicycle path would be designed with a width of about ten feet for emergency
vehicle access.
Shell Ridge Road crossing. A bridge or large culvert would be needed where Shell Ridge Road
crosses Hollis Canyon. A culvert should be large enough for comfortable accommodation of
bicyclists,pedestrians, and the reconstructed stream.
Relation to Morris property.As noted in Chapter 4, access in the linear park corridor is needed
to the Morris property, a small inholding which is not part of the Eden Development project.
One to four units are anticipated for this property. Chapter 4 establishes standards for joint use
of the bike path in this area for very low-volume vehicle access to the Morris property.
Connection to regional trail. The Hollis Canyon Linear Park would extend to the west side of
Village Center, and the Regional Trail would skirt the Village Center on the east. Various
methods of providing a trail link in this area can be considered, including an alignment which
would skirt the built-up area, and a route directly through the Plaza.
Policy 7-20: Provide a linear park in Hollis Canyon,extending from the Neighborhood Center
to the Village Center, and designed for walking, bicycling, and nature study. Provide a
pedestrian link from the Hollis Canyon trail to the regional trail in the vicinity of the Village
Center.
7-14
A:\8914-S1M914-SP7
Recreation and Open Space
ACTION PROGRAM: Hollis Canyon Linear Park
7.8A The City of Dublin shall determine the preferred concept of park ownership and management for the
park,and shall require the following as conditions of development approval.An interim agreement may be
needed with the Moms property owners to clarify access across this property.
• Provide funds for the City to prepare a detailed park plan,including standards and construction drawings
for trails,fencing,pond modifications,and other necessary alterations.
• Dedicate land. •
•. Construct bicycle path and pedestrian trail.
• Conduct a complete geotechnical investigation of all potential park land,and complete any necessary
landslide repair which could affect trails or other improvements.
• Complete stream channel and pond improvements as described in Chapter 8.
Mg • Provide complete revegetation plans as needed in park corridor.This would include enhancement of
existing vegetation,as well as new plantings in areas to be disturbed by grading.
•
7-15
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Castro ° dp CU East Bay Regional Park District :lay dd3 WESTERN DI. . LI
Jurisdiction Y"' a
so PLANNING A ' EA''. 36
Existing EBRPD Lands m
21 . Garin
Other Agency Lands -le:santon
1;, ) Gain ° Dr`, ;leasa ••n
Existing Regional Trails 7 Soutf
Industrial Q.0� Creek Ridge Metro
Potential Regional Trails Union pioneer Sectit
City 38 it Sunol
38 35
A Potential Sites for Future Acquisition Alameda
Creek
Master Plan Section Boundaries Q3� f arries g
Qmd�e • m
Note:Designation of an area as a e Vargas � y
potential site for EBRPD acquisition .�� 'Qe Frey,' nt Road 17 !Hn; v
does not assure acquisition of the , Plateau °
site. dArdenwood
All existing EBRPD parklands may rno 42
be expanded.The map shows all 13 Newark oe'
EBRPD land and trails acquired
as of January 1989.
RAie n IN
Figure 7-5 WESTERN DUBLIN
REGIONAL TRAIL SYSTEM GPA SP ' EIR
WPM PLANNING TEAM,INC.
AVN
SOURCE: East Bay Regional Park District-Master Plan 1989 o and . .
C ( C
Figure 7-6
HOLLIS CANYON
LINEAR PARK
- -_
,_____:--------\ , /
i \ / \
k c57 y,, � `�ei-\ ,
GOLF COURSE /j/ vow
..,.
_, , NEIGHBORHOOD i �j ..,0 I
/___----.,.. l
7 O� AK RIDGE r, ,. // v b_____, �.5� :NEIGHBORHOOD? / / �1 .•a.:�