HomeMy WebLinkAbout05-005 DublnRnch Area H
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: August 9, 2005
SUBJECT:
ATTACHMENTS:
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 y{ /'"
Report Prepared by: Michael Porto, Planning Consultant QI{"
1.
Resolution recommending approval of Stage 2 Development
Plan with the draft Ordinance attached as Exhibit A
Resolution approving Site Development Review
Project Plans
2.
3.
1.
2.
3.
4.
5.
6.
Open Public Hearing.
Receive Staff presentation.
Receive Public Testimony.
Close Public Hearing.
Deliberate.
Adopt Resolution recommending approval of P A 05-005
Stage 2 Development Plan (Attachment 2)
Adopt Resolution recommending approval of P A 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 form of
detention basin which allows for an innovative, aesthetic, and ecological approach to addressing storm
water runoff from new development in Dublin Ranch. The site for the WQCB encompasses 11.193 acres
of the 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 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 General Plan and Eastern Dublin
Specific Plan land use amendment approved in March 2000 by Resolution No. 35-00.
A Stage 1 Development Plan and Planned Development zoning for Area H (P A 98-070) was approved by
Ordinance No. 6-00 in 2000. The Land Use amendments and Stage 1 Development Plan established three
development sites within Area H for General Commercial, Campus Office and a combination of the two
uses with the ultimate (non-residential) building area ranging from 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.
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G:\PA#\2005\05-005 Water Quality Pond Area H\PCSR 8-9-05.doc
Copies to: Applicant
Property Owner 0
ITEM NO. G. J
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 Keegan Streets, two
north-south collector streets. Area H, including the WQCB site, currently is vacant grassland formerly
used for hay farming or grazing livestock. It generally is flat with a gentle slope to the south and
southwest at a grade differential 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 submitted parcel map (Tentative Parcel Map 8640) would divide Area H into three lots. The
two sites (A & C) along the westerly boundary of Area H established by the Stage 1 Development Plan
and shown in Table 1, below, generally would be combined to form Lot 1 of Parcel Map 8640. The
11.193-acre WQCB site (Lot 3) would be carved from the southwest corner of Site B, designated for
Campus Office. The remaining 28.272 acres would become 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 the south
side by a box culvert drainage channel, known as the G3 channel, along the north side of 1-580.
General Plan/Specific Plan/Zonine::
The Amendments 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, as
follows:
Site A 23 % northwest corner General Commercial
Site B 62 % easterly side Cam us Office
Site C 15 % southwest corner General Commercial/Cam us Office
TOTAL 100 %
Tentative Parcel Map 8640 currently proposed would divide Area H as follows:
Lot 1 26.838 ac. 40.5 % General Commercial/Cam us Office
Lot 2 28.272 ac. 42.6 % Cam us Office
Lot 3 11.193 ac. 16.9 % Storm Water Qualit Pond/Detention
TOTAL 66.303 ac. 100.0 %
The use and development as proposed for the WQCB is be consistent with the Dublin General Plan, the
Eastern Dublin Specific Plan, and the approved Stage 1 Development Plan in that it is a condition of
approval, mitigation measure, and especially as a requirement by a regional agency for development on
the surrounding and related properties.
Stae:e 2 Development Plan:
The Stage 2 Development Plan essentially is the Planned Development zoning established for the site.
The Stage 2 Development Plan establishes: 1) proposed uses, 2) general design concept, and 3)
development standards, including landscaping. The proposed use of the site as a water quality control
pond or stormwater 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 public access as an open space amenity in the form of a pedestrian trail system and public art
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space. The proposed development standards call for a minimum setback of 20 feet from the top slope of
the basin to the property lines. 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
stormwater treatment 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 t) signage. The details 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 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 storm water runoff and drainage in an unobtrusive
and environmentally sensitive manner supported by a system of maintenance roads and paths. Pumping
equipment near the outfall along the westerly boundary ofthe 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 (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) regarding 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 11.196-acre detention basin site, the uses are more specifically defined as:
Use Area ±
Stormwater Treatment Area 6.8 ac.
Maintenance Access and Frontage Road Access 1.2 ac.
Open space, Pedestrian trails, and recreational use 3.2 ac.
Total 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 particles and debris. The basin features and stormwater treatment parameters are the primary elements
in accomplishing the purpose of this facility. The storm water runoff will be channeled from two
locations: 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
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the south side of the site and discharged into two sedimentation forebays located near the southeast and
southwest corners of the site.
The forebays will be separated from the main basin by gabion structures (wire boxes filled with rocks to
stabilize banks) and 6 to 8 foot berms stabilized with rock and riprap to prevent erosion. When water
within the forebays reaches a certain level, it will fall into the main basin area and meander through low
flow channels to the permanent pool. The permanent pool is equipped with a gravity flow outfall through
which the water will be pumped and discharged back into the G3 channel where it would continue
westward.
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 feet by 50 feet
each, will be permanent pools ringed by native plants. A variety of side slopes and elevations within the
main basin will provide filtration trough vegetation as well as a biochemical process. The main basin
floor will be graded to create a series of islands 4 to 8 feet above the minimum pool level. The low-flow
channels would have a minimum depth of 4 feet and a maximum depth 8 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-year storm event the average depth maybe as high as 16 feet with the forebays and
permanent pool potentially being deeper. From the low-flow channels, the water would flow into the
permanent pool through a number of oxidization zones over series of weirs. In addition to adding a visual
water element to the basin, the weirs provide continuous movement and aeration helping to prevent the
growth of algae and invasive plant species. The permanent pool, near the northwesterly boundary of the
site, will have a surface area of approximately 11,000 square feet. It will be separated from the
sedimentation forebay near the southwest corner of the site by a landscaped divider ridge to reduce the
visual scale of the basin area and eliminate the appearance as a large, single depression. The actual depth
and elevation ofthe permanent pool will depend upon the groundwater level.
Maintenance and Access - In addition to the landscape buffer, a road or pathway with a minimum width
of 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
corner 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 each of the two sedimentation forebays on either side of a pedestrian overlook. A
second 15-foot wide path, with gated access off the perimeter path, also provides maintenance vehicle
access to two sides of the permanent pool; a vehicle turn-around area is located at the end of path. The
basin floor also is accessible at three points 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. 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 the 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 corners of the site with a stabilized crushed stone
surface 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 fence 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.
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A second type of fencing would be located along the northerly property line adjacent to a pedestrian
promenade and would include a design feature along with a second overlook point. Due to its visibility,
this fence presents an excellent opportunity to incorporate public art and an interesting pedestrian edge.
The design of this "Art Fence," as it is referred to may include custom panels or graphics which would be
coordinated with through the Dublin Fine Arts Foundation (Condition 10). The specific art applied to the
wall panels would need further coordination, but might feature elements related to storm 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 1-580 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 been coordinated with the appropriate agencies.
Landscaping - The basin largely would be 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
create a park-like environment and to screen potential parking areas from eventual commercial
development on either side. The frontage along 1-580 has been designed to screen the basin from view
and provide passing vehicles with an attractive but subtle landscape buffer. The intent is to create a
foreground for distant views to the surrounding hillsides. The pedestrian promenade along the north edge
of the basin will provide a transitional buffer for future development on the adjacent property within Area
H.
In keeping with the Storm Water Management Plan, the landscape and planting design will include a
variety of native species, grasses, woody shrubs, and trees, as well as selected non-native species in
distinct areas along the basin top perimeter. The top of the slopes and perimeter plantings would be more
formal and uniform for compatibility with the streetscape of future development anticipated for Area H.
The side slopes of the basin would be planted with a mixture of native grasses, shrubs, and trees to create
an environment similar to the regional hills. The lower part of the basin would be planted with a variety
of native plants with a naturalistic condition similar to a stream corridor. The planting design along the
low-flow channel and within the basin floor aims to maximize water treatment functions while
establishing a self-sustaining riparian habitat. The level and type of vegetation management and
maintenance will be by zone according to the type of plantings and the image to be created.
The proposed project will not impact views on surrounding and adjacent properties. The proposed
landscaping has been designed to be compatible and complementary to the type anticipated for the
adjacent properties within Area H. On-site landscaping combined with compliance with streets cape
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 the PD Stage 2 Rezone and the Parcel Map is approved for the project.
ENVIRONMENTAL REVIEW:
An Initial Study was prepared for P A 98-070, the Stage 1 Planned Development approval for Area H
(SCH #99-1120412), and a determination was made that the project is within the scope of the Eastern
Dublin Specific Plan and General Plan Amendment, for which a Program EIR was certified (SCH #91-
103064) in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, the
Addendum to the DEIR dated May 4, 1993, and a DKS Associates Traffic Study dated December 15,
1992 ("Eastern Dublin EIR"). The City also adopted a mitigation-monitoring program, which included
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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. 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 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 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 traffic, noise, air quality, or water quality; and e) will
be adequately served by all required utilities and public services.
CONCLUSION:
The proposed Stage 2 Development 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 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 proposed with
this application for P A 05-005. By treating the basin as a landscaped open space area to the maximum
extent feasible, the proposed design successfully integrates 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.
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 1) recommending City Council approval ofPA 05-005 Stage 2 Development Plan, 7) adopt a
Resolution (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 Lien Lin to implement the conditions of approval for the development of Dublin
Ranch and satisfy the requirements of the Regional Water Quality Control Board.
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GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN/LAND USE
DESIGNATION:
Chang Su-O, Lin, Hong Yao Lin, and Hong Lien Lin
7707 Koll Drive, Suite 120
Pleasanton, CA 94566
James 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
1-580 between the proposed extensions of Brannigan Street and
Keegan Street (Currently part of APN #985-0009-15)
Lot 3 pending approval of Tentative Parcel Map 8640
(PD) Planned Development - Campus Office
Campus Office
Eastern Dublin Specific Plan - Campus Office
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