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Home My WebLink AboutAttachment 3 Project Plans ?{'" ,~ . -f.""} ~ . ~ , t..· " . ~ ", " t ~!'./,. '-\~.. " .ç- ,or' ....., "" 'v, ~"~,, .,,~ J ...,. ~, .:-1~.,... l """.., ;''tfl' ,', ".jf Iy'. '¡J1>j,. .ðn. :~7 Iffl""':", '-' A ¿, ; 1 ~ tr - '1.-,. .' ~,. ~...-' -- >-- '.' /;,...- .'" _J __.... - ..;¡" /" ~ I..:... ~- --- " . - PERMANENTiIOOL -, , ... " t'\ L'~"~,,', ", =,:t. 12 -- "--. -- ! .'-";':'~-;~", , /" !"'~""X~', ,.'. " ---'{;,';' , .,,r _ ./' .... _...~. - ..-"'~--- . '. - - ~... :r,,<_~_ t.' tiff , ¡ 'I I I , , ' . ' ~f' I' It . \.: ~~l d DUBLIN RANCH REGIONAL WATER QUALITY CONTROL BASIN STAGE 2 DEVELOPMENT PLAN / SITE DEVELOPMENT REVIEW RE-SUBMITTAL ATTACHMENT 3 Dublin California, July 2005 Dublin Ranch Area H Water Oualitv Control Basin -Januarv 2005 TABLE OF CONTENTS 1. APPLICATION FORMS Planning Application Form 2. PROJECT REFERENCE Vicinity Map Context Plan 3. STAGE 2 DEVELOPMENT PLAN - PROJECT DESCRIPTION Introduction Background Existing Land Use and Site Conditions Design Concept / Theme Proposed Uses Site Areas/Setbacks Water Quality Treatment Parameters Basin Features Maintenance and Emergency Access Pedestrian Paths Fencing Lighting/Power Service Public Art Component Landscape and Planting Design Irrigation System Ownership and Maintenance Vector Control - Mosquito Abatement Project Phasing 4. STAGE 2 DEVELOPMENT PLAN - FINDINGS STATEMENT 5. SITE DEVELOPMENT REVIEW Project Description Drawing Reductions Water Quality Control Basin - Table of Contents ·Page I of 2 Dublin Ranch Area H Water Qualitv Control Basin -January 2005 SHEET INDEX L 0.01 COVER SHEET L 1.00 ILLUSTRATIVE PLAN L 1.10 SITE PLAN L 1.20 STREETSCAPE CONCEPT PLAN L 2.00 GRADING / DRAINAGE PLAN L 3.00 PLANTING SCHEDULES L 3.10 TREE PLANTING PLAN L 3.20 GROUNCOVER AND SEEDING PLAN L 3.30 IRRIGATION PLAN L 4.00 SITE SECTIONS L 5.00 SITE RENDERING KEY L 5.10 SITE PERSPECTIVE VIEW 1 L 5.20 SITE PERSPECTIVE VIEW 2 L 5.30 SITE PERSPECTIVE VIEW 3 L 5.40 SITE PERSPECTIVE VIEW 4 L 5.50 SITE PERSPECTIVE VIEW 5 L 6.00 SITE DETAILS L 6.]0 SITE FURNITURE AND LANDSCAPE PRECEDENTS L 6.20 STREETSCAPE DETIALS 6. PRELIMINARY TITLE REPORT (previously submitted) 7. PUBLIC NOTICE MATERIALS (previously submitted) Appendix A: Detailed Planting Design Description Appendix B:Email Correspondence from Keith H. Lichten, P.E. , Acting Section Leader San Francisco Bay Regional Water Quality Control Board, regarding general approval of revised basin design. Appendix C: Alameda County Mosquito Abatement District Review Letter. Appendix D: Maintenance and Operations Program Water Quality Control Basin - Table of Contents ·Page 2of2 '--'1- ,-' --' I \ \ >- f- X wO :r;< viO ;::yX 0' a ---~- '\ ~co!280 ~,~ \\,...... \I I \~~ \~o II '\ \\ \ II '\\ '\ ~ CMG .C.oNGE!! Ma~J!!.!!.!.~LAl?D landscape arç,~jfect¡Jre -- ,- .-., -' " , --'--\ '1-:': \'{ --- - .' I" CO\.J~_-- \ "l'S'Î' _' , \ '- C .)- ,. ,,'\'i \ CO~'Î~ - - .~\. Cou\'l ) _ - ,,\~DI J:' _ -' - i\.\.·'\. R" ,~I(/, , f), 1 -OA, , () 'v , DUBuJ RANCH -' \ \ \ \ \ \ I DUBLIN :2::1 ~¿ ~Ò ë~ :r: "... ) 'rç:), . '-, ,,:-"'" PLEASANTON r , DUBLIN RANCH DRIVE ' GLE,';\SC o )N R.lvE CENTR.AL PARKWAY cw > "'"' S DUBLIN ßOULEV..\RD -, ;:.~ i:- ,,,'ì' '0 ..:.. 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""H "'·"1 ['58Ö--"~"" / PROJECT ~, AREA .~ ,-- ~$ !\I\E!\ (-I :; ,:~ j DUBliN RANCH WATER QUAI1TY CONTROL BASIN VlCINITY MAP :<rACE :~ DEVELOPMENT PLA.N/ SITE DEVELOPMENT REVIEW Dublin, Caljfomia JClYllIiJly. 2005 "0 oj o 0:: ~ oj ':;:;> :ñ: ." ~- ----'4~~~~~~~...k.~~-~~~~~~:;~~':;:~~~ -.;.~:~.C:-~~.I"""""r'·· ~=.:)o ~~~ "':'_:::.-.--"1" _...._~.,....,--.-.'"'.:__._ ",.~~_ .. --,- - .- AreaH I AreaC I ;;'-~. ..:."~ '. ~-~-:'" I '.~ .-:'", i ___ ;,,-":' '.:;'. ,~ i ._._'.~, ¿ ~w~er~U~h:::as>!-;X~ -~ ~ CMG DUBliN RAl\CH WATER QUAIli{ CONTROL BASIN CONTEXt MAP STACE '~ DEVELOPMENT PlAN/ SITE DEVELOPMENT r~EVmW CONGER MOSS GUfLLARfJ landscape architecture Dublin, Cdýomia Jamnry 2rXJ5 Dublin Ranch Area H Water Oualitv Control Basin -January 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 required by the California Regional Water Quality Control Board (RWQCB), according to the terms of Transmittal of Order No. R2-2003- 0032, Water Quality Certification and Waste Discharge Requirements, Dublin Ranch Project, dated April 22, 2003. The WQCB is the primary storm water treatment feature identified in the Storm Water Management Plan (SWMP) for the Dublin Ranch Project. Approval of a Stage 2 PD rezone application for the WQCB project is required by Section 8.32.030B of the Dublin Zoning Ordinance. The WQCB is located in Area H of Dublin Ranch between Tassajara Road to the west, Fallon Road to the east, 1-580 to the south, and Dublin Boulevard to the north. The Eastern Dublin General Plan, Specific Plan, and PD designate the proposed site area as "Campus Office," The area directly to the west of the planned development is designated as General Commercial. The Stage 2 Planned Development Rezone covers 11.13 acres. This submittal includes a listing of proposed uses, data on site area, and textual information sufficient to establish consistency with the Eastern Dublin General Plan and Specific Plan. Background Subsequent to the development of the SWMP, schematic plans for the WQCB were developed and reviewed by the RWQCB. The schematic plans serve as the functional basis of the proposed development plan. The location and landscape design of the WQCB have been further refined based upon existing storm water infrastructure, site characteristics, water quality treatment parameters, and compatibility with potential development of adjacent areas. The revised plans were submitted to the RWQCB staff in September 2004, to confirm ongoing compliance with the permit. The WQCB design has been further refined as part of an integrated planning effort for adjacent parts of Area H, to ensure compatibility with access, circulation and site design. Existing Land Use and Site Conditions The Stage 2 PD area is currently vacant land. No residences or other structures exist within the boundaries of the Stage 2 PD area. The existing topography across the site is very flat, sloping from south to north at approximately 0.5%. Elevations range between elevation 343.00 and 340.00, with exception of a low landform at elevation 347.00, created above the recently completed G3 box culvert on the southern edge of the site. The adjacent grades in the development area will be raised to elevation 347.00 as part of the grading of the basin. 1-580 forms the southern edge of the area. A Phase I and 2 Environmental Site Assessment of the Stage 2 PD area and surrounding areas has been conducted by Berlogar Geotechnical Consultants to determine the presence of any hazardous waste and substance sites. The findings of these studies indicated that no problem sites Water Quali(v Control Basin ~ Stage 2 Planned Development Project Description .Page I of 7 Dublin Ranch Area H Water Oualitv Control Basin -January 2005 were found. Geotechnical investigations of the Project Area and surrounding areas have been conducted by Berlogar Geotechnical consultants to determine the soil condition and stability; the studies indicated no areas of concern within the project area. The recommendations and conclusions of the study are referenced in the Geotechnical Report: Dublin Ranch - Pao - Y eh Lin Property dated August 30, 1999, Design Concept/Theme The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting theme. The primary goal of the WQCB design concept is to integrate the basin into the surrounding area as an open space amenity. The design concept is to create a park like environment based upon the picturesque qualities of the regional California landscape, combined with ecological and naturalistic aesthetics. The water quality functions and infrastructure are integrated into a picturesque landscape with rolling, sculptural landforms and distinct groupings of trees, which create a sense of depth and enable distinct views. Site improvements will have a contemporary but rustic quality. The design concept anticipates public access associated with future Area H uses, by including walking paths, overlooks and seating areas in the design. The overlook areas are framed by rustic, dry laid boulder walls, which create a sense of place and contrast with the rolling topography. The north edge of the basin has been developed as a pedestrian promenade with a more urban park character compatible with future adjacent streetscape and uses. The basin is largely screened by low landforms and tree planting on the east, west and south edge, while a frontage landscape has been developed along the 1-580 corridor. The frontage landscape provides visual relief and continues the picturesque theme with low sweeping landforms and rows of trees. By treating the basin as a designed landscape, and considering its location, layout, and visual qualities, the proposed design successfully integrates water quality function, public open space, and ecological value. Proposed Uses The Development Plan covered by this Stage 2 PD proposes 2.34 acres of open space with public access, 7.16 acres of open space for stonn water treatment, and 1.18 acres of open space associated with the 1-580 frontage. The project will provide for maintenance access associated with ongoing landscape maintenance, vector control, and stonn water facilities. The project includes a below grade pump station, accessed by a manhole. Open space/recreational areas are provided in anticipation of the future adjacent development. Open Space areas with public access include designated paths and overlook seating areas along the upper edges of the basin. These areas will enable passive recreational uses such as walking, jogging, picnicking, cycling, and dog walking. A public access easement will not be placed over the property but the public will be allowed to use the perimeter trail system subject to certain restrictions. Public use will be restricted between dusk and dawn. Water Qualitv Control Basin - Stage 2 Planned Development Project Description -Page 2 of 7 Dublin Ranch Area H Water Qualitv Control Basin -Januarv 2005 Site Area Open space - Public Access: Open space - Storm water Area: Open space - 1-580 Frontage landscape Total Site Area: 2.34 Acres 7.16 Acres 1.18 Acres 10.17 Acres Percent Landscaping: 80% Site Area Dia2ram -~:~~~~.. -... OS-PUBLIC ACCESS ---.- -~':'~"~~_L:'!:!~-'2 :':_ , :.';:-"!....\'"."~:-_.- I <.. OS-STORMWA TER ------ . --:-- -_._~----.~ . ~ -, .., _ .".."., 1\ ".~' . .1 .......~ ----~~-_. :;~...;;;. ',,- -n.:.~oiI;-~;; ::-¡;.-, :~....~ \_--- / -L'~ OS-FRONTAGE -- '~~::';¡~7<~,;';oW-------~-~--¿ ~~....:~:-~-~---- ..L.....::_,_ I·~WEST '.... ~,CD Setbacks: The top slope of the basin is set back a minimum of approximately 20' from the proposed parcel boundary. The open space area at the top of the basin creates a buffer zone, which will be planted with trees. Water Quality Control Basin - Stage 2 Planned Development Project Description -Page 3 of 7 Dublin Ranch Area H Water Oualitv Control Basin -Januarv 2005 Water Quality Treatment Parameters Water Quality Treatment Volume: In accordance with the Storm Water Management Plan (SMWP), the proposed design meets the water-quality treatment volume of 19.5 acre-feet, with a target holding time of 48 hours, Required Surface Area: As per the SMWP, the minimum surface area set aside for the water quality treatment portions of the basin will be approximately 4.0 acres at an elevation of 333.00 feet. The proposed development plan provides a water quality surface area of 4.0 acres. Operating Depth: As per the SMWP and schematic plans, the average lowest elevation of the basin floor (outside the permanent pools) will be approximately 328.00 feet. This will give an average water quality depth of 5.0 feet at elevation 333.00. For the large and/or closely spaced storms that completely fill the water quality volume. 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 100-year storm event. The average depth at this point will be 16 feet, with deeper areas associated with the forebays, low flow channel, and permanent pool. Basin Features Inlet Design: Two diversion structures direct gravity flow through 48" pipes to the basin. The design of the diversion structures allows the required treatment volume to enter the basin until the basin fills to the flowline of the main storm drain line. At that point, the majority of runoff flows directly into the G3 channel bypassing the basin. For large and/or closely spaced storms, storm flow will continue to flow into the basin after the water quality volume and elevation are reached, however most of the water will flow directly to the G3 channel. The inlets will be surrounded by concrete headwalls as needed. Basin Side Slopes and Grading: The grading design creates a sinuous landform. A variety of side slopes are created with maximum slopes of 3H: 1 V, with exception to a stabilized 1.5H: 1 V slope adjacent to the permanent pool to allow for the outfall structure. The shape of the basin landforms creates visual interest while being efficient and maintainable. Sedimentation Forebavs: Storm water will enter the basin at two inlet points and discharge into the forebays, The sedimentation forebays will be permanent pools ringed by native plants. The forebays are approximately 150 feet in length and have a bottom width of 50 feet. The forebay water surface is determined by a weir at elevation 324.00. The side slopes ofthe forebay are 2V: 1 H and the depth is set at 5 feet to minimize invasi ve emergent growth and allow for sediment deposition. The forebays are separated from the main basin by a 6 to 8 foot berm which is rimmed by a 3'x3' gabion structures or rip rap to provide long term stability, Water flows to the low flow channel from the forebays over a reinforced 6-foot wide weir. Gravel access roads with a maximum slope of 15% provide direct maintenance access. The access road is edged by a gabion retaining structure to prevent the gravel surface on the inside slope ofthe forebay from eroding. Pem1anent Pool and Channels: The permanent pool and channels promote a variety of oxidation zones shown to enhance pollutant removal. The pool will have a minimum surface area of approximately 11,000 square feet. Water enters the permanent pool from the low-flow channel and flows over a series of low weirs. The weirs will provide continuous movement and aeration Water Quality Control Basin- Stage 2 Planned Development Project Description ·Page 4 of7 Dublin Ranch Area H Water Ouality Control Basin -Januarv 2005 of the pool, helping to prevent algal blooms and invasive emergents. The weir also serves as an economical, low-maintenance, water feature adding visual interest to the basin. The forebays are connected to the permanent pool by low flow channels. The low flow channels have a minimum depth of 4 feet and a maximum of 8 feet. The bottom width of the channels varies between 4 to 8 feet; the top width of the channel varies between 16 and 30 feet. Side slopes will vary. The final elevation and depth of the permanent pool will be adjusted based upon groundwater levels. Pump Controlled Outlet Structure: Outflow from the basin will be controlled by a pump station, which will include more than one pump to provide redundancy as necessary. The outfall structure is set into a stabilized rip-rap slope 1.5V: 1 H on the southern edge of the permanent pool. From the permanent pool, water flows by gravity through the outfall structure to the pump station. Final design details will be updated as the design proceeds and will naturally be subject to review and approval by the City of Dublin and the RWQCB. Main Basin Area: A diversity of elevations is maintained in the main basin area to provide filtration through vegetation as well as biochemical processes. The basin floor is graded to create a series of islands four to eight feet above the minimum pool elevations so that the highest points are inundated at the water quality elevation of 333.00. This will significantly increase the littoral (edge) area, thereby increasing the filtration zone of the basin, A divider ridge, between forebay 1 and the permanent pool, prevents water from flowing directly from the forebay to the outfall structure. The divider ridge and islands are planted with a mix of native trees to create groves and reduce the visual scale of the basin area, so that it does not appear as a single large depression. Maintenance and Emergency Access An existing gated entry at the existing frontage road cuI de sac provides access to the maintenance and emergency access loop around to the basin area. This access point may be moved to the NW corner of the site if the cuI de sac is removed in the future as a result of widening 1-580. The maintenance access loop around the top of the basin is 15 feet wide and will also serve pedestrian circulation. The existing G3 maintenance access road on the south edge of the basin will be retained and resurfaced with stabilized crushed stone paving as part of the loop. The basin floor is accessible from the maintenance roads at three gated locations. Knox box hardware will be installed at all maintenance access gates for emergency access. A 15- foot wide path provides access to two sides of the penn anent pool to provide access for maintenance and vector controL A turn around area is provided for maintenance vehicles at the end of the pool maintenance road. In addition, maintenance access ramps with a maximum slope of 15% are provided for maintenance access to the pennanent pool and forebays. All road/path will have a standard 2% cross slope for drainage. All access roads and pedestrian paths will be designed to carry light truck access for maintenance and emergency purposes. In addition, emergency access to the site will be available from streets on the north, east, and west edges of the basin when the adjacent development is complete and people are using the area. Class 2 base rock will be used for the access roads and paths. The maintenance access roads will not accommodate H-20 loading. Pedestrian Paths Pedestrian access will be provided at the NW and NE comers of the site and integrated with future development of adjacent areas. The pedestrian paths will be paved with an ADA- compliant, stabilized crushed stone surface amenable to walking and jogging. The crushed stone Water Quality Control Basin - Stage 2 Planned Development Project Description -Page 5 of7 Dublin Ranch Area H Water Qualitv Control Basin -Januarv 2005 surface will be placed over the Class 2 aggregate base. The grades on the path vary from 0% to a maximum of 5% to allow for pedestrian use. Several, smaller, 8' wide, stabilized crushed stone pedestrian paths are also provided for general use and access to overlook seating areas. Fencing A 5-foot fence will limit access to the interior of the basin. The intent of the fence is to clearly identify public open space areas and preclude access to the interior of the basin. Signage will be posted to indicate that the basin is "offlimits." Access gates will be provided at each entry point to the interior of the basin. The fence layout is varied in plan and elevation to create an effect similar to stone fann walls or horse fences. The proposed fence layout moves gently up and down the basin side slopes to meet the vehicle access gates where required and stay below sight lines where possible. Because the fence changes elevation it is important to select a fence system that can follow the slopes smoothly without abrupt level changes between panels. The fence also needs to be non-climbable according to city requirements. Based on these considerations as well as initial and long-term costs we are proposing a green vinyl coated chain link fence with I" openings and a top wire to reduce climbing and visibility. The existing 6-foot chain link fence will be maintained on the current Caltrans right of way. The fence layout insures that inundation levels above the fence will not exceed 18 inches, The maximum water surface for the 100-year storm event is elevation 344; therefore the lowest fence elevation is 342.50. The top edge of the basin ranges in elevation from 347,00 to 351.00. The fence is set 5' below path grades where possible to minimize visual impact of the fence from adjacent areas and pathways. Lighting The Water Quality Basin is most similar to natural park areas, greenways, and stream corridors. Good precedents include the stream corridors managed by homeowner's associations at Dublin Ranch and the golf paths managed by the golf club. These areas are accessible but are not illuminated because they are not intended for nighttime use. The basin will be located in an isolated field with no direct public access until adjacent areas are developed. The basin has been designed to allow limited public access around the upper perimeter. However, this access should be deterred until adjacent development is completed and adjacent property owners, the police department, and the public can monitor the area. Lighting the basin area prior to completion of adjacent development will draw unnecessary attention to the basin and could draw unwanted visitors, We propose adding lighting along the north edge of the basin as part of future streetscape improvements associated with Area H. Final selection of fixtures and layout will be developed as part of the planning review process for that area. Refer to the Phasing description and streetscape improvement concept plans. The basin is not a residential area and therefore the I fc level required by the residential security code should not apply. The proposed lighting would meet IESNA standard of 0.5 fc for pedestrian park paths. This lighting would supplement required street lighting and create a pedestrian scale along the edge of the basin. In order to deter night use of the east, west and south edges these areas would not be illuminated. Water Quality Control Basin - Stage 2 Planned Development Project Description ·Page 6 of 7 Dublin Ranch Area H Water Qualitv Control Basin -Januarv 2005 Power Source Final power service connections will depend on construction sequence. Two options are being considered. The fITst option is a connection to existing power service on the Caltrans 1- 580 frontage, the second option is to provide service from Dublin Boulevard. The optimum connection will depend on further coordination with PG&E and sequencing of Area H construction. Public Art Component The applicant will develop a public art component for the project. Artist selection, type, and funding will be further coordinated with the Dublin Fine Arts Foundation. Landscape and Planting Design In keeping with the SMWP, the design will include a variety of native emergent species, grasses/forbs, woody shrubs, and trees, as well as selected non-native species in distinct areas at the top of the basin. The following section provides the rationale behind the plant associations and plant species palettes for the Water Quality Treatment Basin planting zones. The planting design aims to maximize water treatment functions and aesthetics while maximizing natural wetland, riparian, woodland and grassland habitats. The overall objectives of the planting design are: · to facilitate contaminant filtration of local runoff water · to provide aesthetic value and outdoor open space for adjacent business, office, and residential centers · to minimize maintenance requirements to sustain the vegetation · to promote vector control · to provide wildlife habitat These objectives will be achieved through the establishment of a self-sustaining riparian habitat along the low-flow channel on the basin floor and managed upland plant communities around the area's perimeter. Top of slope areas will be planted with more formal and uniform planting's compatible with future development streetscapes and open space areas in Area H. This will create a cohesive park like environment around the more natural areas that fall within the basin. The side slopes of the basin will be planted with a mixture of native meadow grasses, shrubs and trees, to create an environment similar to the regional hills. The lower parts of the basin will be planted with a variety of native plant communities and will evolve into a naturalistic environment similar to a stream corridor. The level and type of maintenance will be managed by zone accordingly to achieve a combination of picturesque and naturalistic areas. Nine planting zones are proposed based on elevation, hydrology, and aesthetic considerations. PI: Perennial Emergent Wetland, low flow channel and pool edge P2: Willow Riparian, low flow channel P3: Seasonal Wetland, upper channel slopes and pool edges (elevation 320 ~ 324) (elevation 320 - 328) (elevation 324 - 348) Water Quality Control Basin - Stage 2 Planned Development Project Description ·Page 7 of 7 Dublin Ranch Area H Water Oualitv Control Basin -Januarv 2005 P4: Faucultive Wetland, 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 grassland, Top of Basin P9: Upland Slope, side slopes of park landforms (elevation 338 - 330) (elevation 330 - 334) (elevation 330 - 347) (elevation 330 - 347) (elevation 345 - 352) (elevation 345 - 352) Refer to appendix A for a detailed description of each planting zone. Irrigation System A permanent automatic irrigation system will be installed in areas above the typical storm water detention surface elevation of 333.00. In addition, temporary irrigation will provided as needed to establish plant material in areas below elevation 333.00. Refer to the irrigation system notes and the Irrigation exhibit L 3.30 in this submittal for system zones and parameters. Ownership and Maintenance A property owners' association(s) comprised of owners of the Area H General Commercial and Campus Office 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 establish easements and other rights necessary for the association(s) to fulfill their responsibilities. The Declaration will require the association( s) to own and/or maintain the lands in accordance with the maintenance and operations plan required by the Regional Water Quality Control Board order, and the Storm Water Management Plan. The maintenance will be the responsibility ofthe current landowner prior to the creation of the POA. For a detailed outline of monitoring and maintenance activities refer to the attached maintenance summary documents, Vector Control- Mosquito Abatement Storm water detention facilities can become mosquito sources if they are not properly designed and maintained. The basin has been designed to prevent mosquito source development and allow for both maintenance and abatement procedures. In addition the design team has consulted with the Alameda County Mosquito Abatement District to discuss the design and address these concerns. The abatement district addresses vector control issues through source reduction, source prevention, larvaciding, mosquito fish, and monitoring. Mosquito breeding requires still, standing water for more than a few days. Balance Hydrologies Inc. has measured low flows for storm drain pipes flowing to the basin and has estimated that the basin will have a significant low flow through out the year. This low flow is the result of groundwater seepage into the storm drain system as well as irrigation runoff. The low flows will provide a continuous stream of moving water through the permanent pool and pump system. The slope of the low flow channels has been maximized to increase flow velocity and minimize the risk of standing water. The pem1anent pool will also support mosquito fish habitat and a food chain to prevent mosquito breeding. To avoid mosquito breeding associated with detention of water for treatment purposes the basin will be drawn down over a maximum of 72 hours. Water Quality Control Basin - Stage 2 Planned Development Project Description .Page 8 of 7 Dublin Ranch Area H Water Ouality Control Basin -Januarv 2005 In addition the maintenance access roads provide access to all areas of the basin floor to provide for ongoing vegetation maintenance to reduce breeding habitat and allow for larvaciding if required. The Design team met with John Rusmisel of the Alameda County Mosquito Abatement District on 5/1 9/2005 to review the basin plan. See the attached letter outlining his review and approval of the plan. Project Phasing Implementation of the Water Quality Basin will occur in three phases of construction. The phasing plan has been developed to address overall grading operations, regulatory requirements, technical issues, and adjacent development. The first phase is scheduled for completion in summer - fall of 2005. Phase 1 Rough Grading and Infrastructure: The first phase of Basin construction will include rough grading and installation of primary storm drainage infrastructure. The basin side slopes and access roads will be graded to contour. The bottom of the basin will be graded flat with even cross slopes to drain. The site will be hydro seeded with an erosion control seed mix. Construction documents for phase I basin construction will be submitted to the City as part of the Grading Permit application. Outfall pipes will be capped at the diversions structures and the Basin will not be operational at this stage. Phase 2 Finish Grading, Site Improvements and Landscaping: The second phase of construction will include remaining basin drainage infrastructure; site improvements including the basin overlook walls, fencing, site furniture, access roads and paths; as well as, finish grading, soil preparation, irrigation and planting. The sediment forebays, low flow channels, gabion structures, and permanent pool will also be completed in this phase. With completion of this phase the basin will be connected to the storm drain system. The connection of the basin will be coordinated with upstream earthwork operations to avoid heavy sedimentation of the basin and to meet R WQCB permit requirements. Phase 3 North Edge Streets cape Improvements: The third phase of construction will be competed in accordance with future Area H improvements and will include construction of the landscaped pedestrian promenade, overlook grove, additional site furniture, comer plazas, and pedestrian path lighting. The proposed design will be refined in sequence with Area H development plans and submitted to the City for review as part of the planning review process. A streetscape improvement easement has been included on the parcel map to accommodate construction of future improvements, Refer to sheet L 1.20 in this submittal for the concept plan. Water Quality Control Basin - Stage 2 Planned Development Project Description ·Page 9 of 7 Dublin Ranch Area H Water Oualitv Control Basin -Januarv 2005 FINDINGS STATEMENT for DUBLIN RANCH - REGIONAL WATER QUALITY CONTROL BASIN Stage 2 Development Plan/Site Design Review The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for a Stage 2 Development Plan. A. Describe how the proposal will be harmonious and compatible with existing and future development in the surrounding area? The WQCB has been designed to create a park-like environment similar to the larger open space preserves in the Dublin Ranch area. Each edge of the basin has been designed to address current and future development in the surrounding area. To the south, 1-580 frontage has been designed to screen the basin from view and provide passing vehicles with an attractive but subtle frontage landscape, which are intended to create a foreground for distant views to surrounding hillsides. The north edge of the basin has been configured to create a pedestrian promenade fronting future development. The east and west edges are partially screened by low landforms and oak plantings to create a park environment and to screen potential parking areas on either side. The sculpted side slopes within the basin create a graceful transition from the upper area to the more natural area in the bottom of the basin. B. Is the site physically suitable for the type and intensity of the zoning district being proposed? The hydrologic requirements and existing storm water infrastructure dictate the location and size of the proposed WQCB. The existing topography, soils and adjacent uses are physically suitable for the proposed zoning district. Geotechnical investigations of the Project Area and surrounding areas have been conducted by BerIogar Geotechnical consultants to determine the soil condition and stability; the studies indicated no areas of concern within the project area. The recommendations and conclusions of the study are referenced in the Geotechnical Report: Dublin Ranch - Pao - Y eh Lin Property dated August 30, 1999. C. Will the proposal adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? The proposal will not adversely affect the health, safety, or welfare of persons residing or working in the vicinity. Measures have been incorporated in the proposal to address public safety issues associated with visibility, access, nuisance behavior, and mosquito abatement and vector control concerns. The public access area will be clearly delimited and signed to deter nuisance activity in the basin and ensure public safety. Mosquito abatement and vector control issues have been addressed in the proposal and coordinated with appropriate agencies. The proposed project is consistent with the Eastern Dublin Specific Plan and any related municipal ordinances addressing public health, safety and welfare. Additionally, no noxious odors, hazardous materials or excessive noises will be produced by the project. Water Quality Control Basin ~ Stage 2 Planned Development Findings Statement .Page I of2 Dublin Ranch Area H Water Oualitv Control Ba.çin -Januarv 2005 With respect to areas subject to flooding, FEMA has issued a Letter of Map Revision (Number 0607050002B dated August 27,2004), which indicates that no developable areas of the project site are within a 100-year flood hazard area. D. Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? The proposed regional water quality basin is consistent with the policies of the Dublin General Plan and Eastern Dublin Specific Plan with respect to water quality treatment practices as well as location of public infrastructure elements. In particular, it is consistent with Specific Plan Policy 9-9, which requires that the project "plan facilities and select management practices in the Eastern Dublin Specific Plan area that protect and enhance water quality". The proposed facility is intended to provide treatment for surface water runoff for a significant portion of Dublin Ranch. In addition, the proposed facility is consistent with Specific Plan policies pertaining to open space by providing a significant open space area that has both visual and physical access. More specifically, the project complies with Specific Plan Policy 6-3 by providing "convenient access from developed areas to designated open space area and trails"; Policy 6-4 by preserving "views of designated open space areas" and Policy 6-5 by ensuring "adequate access to open space areas for maintenance and management purposes." E. How does this project satisfY the purpose and intent of Chapter 8.32 "Planned Development" of the Municipal Code? The project is required by the California Regional Water Quality Control Board (RWQCB), according to the terms of Transmittal of Order No. R2-2003-0032, Water Quality Certification and Waste Discharge Requirements, Dublin Ranch Project, dated April 22, 2003. This requirement is consistent with the provisions described in the East Dublin General and Specific Plans. The project provides for effective development of facilities and services serving the entire Dublin Ranch project area. The project includes creative and imaginative design, which promotes amenities beyond those expected in conventional developments and utilizes design features to achieve development that is compatible with the surrounding area, F. How does this project satisfY the purpose and intent of Chapter 8.104 ((Site Development Review" of the Municipal Code? The project satisfies the purpose and intent of the Site Development Review by creating an orderly, attractive and harmonious site development compatible with the facility program and individual environmental constraints. The landscape design and theme, pedestrian and maintenance access, and visual impacts have been effectively addressed. As a regional, water quality facility the project promotes the general welfare. Water Quality Control Basin - Stage 2 Planned Development Findings Statement ·Page 2 of2 Dublin Ranch Area H Water Oualitv Control Basin -January 2005 PROJECT DESCRIPTION for DUBLIN RANCH - REGIONAL WATER QUALITY CONTROL BASIN Site Design Review The following findings relate directly to the specific questions listed under the written statement section of the City's application submittal requirements for Site Development Review (SDR). For more information on the area covered here, see SDR drawing reductions in this section. A. What type of business, activity or use are you proposing? The Development Plan covered by this Stage 2 PD proposes 2.34 acres of open space for public access, 7.16 acres of open space for storm water treatment, and 1.18 acres of open space associated with the 1-580 frontage. The project will include storm water infrastructure associated with the water quality function including an underground pump station. B. How many employees will you have or propose to have? Not applicable. C. What are the proposed hours and days of operation? Public access will be allowed by the P.O.A from dawn to dusk. Commercial-type uses will not be permitted within the project area. D. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare? The planned activities and uses will not have a negative effect on the health or safety of persons residing or working in the vicinity, nor are they detrimental to the public health, safety or general welfare. E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking, etc. will provide a desirable environment for the future development? The WQCB has been designed to create a park-like environment similar to the larger open space preserves in the Dublin Ranch area. Each edge of the basin has been designed to address current and future development in the surrounding area. To the south, the 1-580 frontage has been designed to screen the basin from view and provide passing vehicles with an attractive but subtle frontage landscape, which is intended to create a foreground for distant views to surrounding hil1sides. The north edge of the basin has been configured to create a pedestrian promenade fronting future development. The east and west edges have been partially screened by low landforms and oak plantings to create a park environment Water Quality Control Basin - Site Development Review, Project Description· Page I of 3 Dublin Ranch Area H Water QuaUtv Control Basin -January 2005 and screen potential parking areas to either side. The sculpted side slopes create a graceful transition from the upper area to the more natural area in the bottom of the basin. F. Is the site physically suitable for the type and intensity of development proposed? The hydrologic requirements and existing storm water infrastructure dictate the location and size of the proposed WQCB. The existing topography, soils and adjacent uses are physically suitable for the proposed zoning district. G. Describe how the proposed development may impact views? The Project Area does not contain any of the City's designated visually sensitive ridge lands as outlined in the Eastern Dublin Specific Plan. Therefore, development will not be visually obtrusive to those views of the Tassajara Hills. The Project Area is situated in the flat low lying area along 1-580 and is designed to create a landscaped foreground with view corridors to the Tassajara Hills beyond. Views from adjacent edges and 1-580 have been addressed with gentle landforms and tree plantings unique to each edge of the basin. Views into the basin are designed in a controlled manner to create a picturesque effect. H. Describe the physical characteristics of the site including existing slopes and topographic features and any proposed changes to these features? The Project Area is currently vacant land. The existing topography across the site is very flat, sloping from south to north at approximately 0.5%. Elevations range between 343.00 and 340.00, with exception to a low landform at elevation 347.00 created above the recently completed G3 box culvert on the southern edge of the site. The adjacent grades in the development area will be raised to elevation 347.00 as part of the basin grading operations. 1-580 forms the southern edge of the area. The WQCB will be excavated to create sculpted landforms from approximately elevation 347.00 to a low point of elevation 318.5. The final elevation and depth of the permanent pool will be adjusted based upon groundwater levels, Low landforms will also be created above the G3 box culvert from elevation 347.00 - 352.00. L Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses? Not applicable. 1. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the public? The beauty of the existing rolling topography and natural countryside is the basis for the Dublin Ranch landscape concept and planting theme. The primary goal of the WQCB design concept is to integrate the basin into the surrounding area as an open space amenity. The design concept is to create a park like environment based upon the picturesque qualities of the regional California landscape, combined with ecological and naturalistic aesthetics. The water quality functions and infrastructure are integrated into a picturesque Water Quality Control Basin - Site Development Review, Project Description -Page 2 of 3 Dublin Ranch Area H Water Oualitv Control Basin - Januarv 2005 landscape with rolling, sculptural landforms and distinct groupings of trees, which create a sense of depth and enable distinct views. Site improvements will have a contemporary but rustic quality. The design concept anticipates public access associated with future Area H uses, by including walking paths, overlooks and seating areas in the design. The overlook areas are framed by rustic, dry laid boulder walls, which create a sense of place and contrast with the rolling topography. The north edge of the basin has been developed as a pedestrian promenade with a more urban park character compatible with future adjacent streetscape and uses. The' Art fence' proposed for this edge of the project will add a layer of visual interest. The remainder of the fencing will be an open mesh fence system to create a continuous and transparent ribbon, moving through oak woodland groves along the basin slopes. The basin is largely screened by low landforms and tree planting on the east, west and south edge; while a frontage landscape has been developed along the 1-580 corridor. The frontage landscape provides visual relief and continues the picturesque theme with low sweeping landforms and rows of trees. By treating the basin as a designed landscape, and considering its location, layout, and visual qualities, the proposed design successfully integrates water quality function, public open space, and ecological value. Water Quality Control Basin - Site Development Review, Project Description -Page 3 of 3 CMG CONGU MDSS BUJUUD SlflltlW,IIST.ur'UITE, U' FI,.tIlCQ t:'UI/IJ rELE""'''; fJ5/4U-JQ]1I ~At'JlILlE; 4161f1'_J/I'/I Shimp: COflsul"nr: , Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite 100 P!easanlcn, CA 94558 :c Z U = Z II ... 0 ~ œ .. z 0 Co) Z ~ :J c - :) ... (J œ m w i :) Q No: law Date: 1 Fl:W0C8~UoeIh.g ">0.0' 2 STAQE2POJSOfiI """'" No: ReIl~lon Date: L L L L L L Do"""Ik>n: STAGE 2 PD/SDR Job No: DUB 0401.1 o.te: 0112005 - $hHtntlt: COVER SHEET - - Shee, No: L 0.01 " , I' ,:; ,.--;~~'ë~~-=~'~::':-___;..~,.;5;¡;~;~~~;, ',', "j' ", ' '.", . 'i" , '--".n_. t, '''\1<' ~. ..., ; ,,' ,. """,,', J! ii, / '.,',; ~,'!' ",' ; :: (,;,1' J, I,. i, '" 'u " " ,f J j", ,,~ , .~~ " ' "" '". ',. ,"i.J I r, ',' , '''! 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Quality BaslO PRO.JECT TEAM CHANG SU-O UN, HONG YAO UN & HONG LIEN UN JAMES TOHG, AUTHORIZED REPRESENTlTIVE 7707 KOLL CENTER PAAI<mAY SUITE 120 PLEASANTON, CA 9.54566 (925) 485-1060 BAlANCE HYDORLOGtCS INC. 841 Folger Avenue Berkeley, CA 94710 (510) 704-1000 CONTACT: ED BAl.LMAN ECOLOGICAL CONSULTANTS: H.T, HARVEY & ASSOCIATES 3150 AlMADEN EXPRESSWAY, SUITE SAN JOSE,CA 95118 (408) "'ð-9<50 CONTACT: MAX BUSNARDQ 45 CMG LANDSCAPE ARCHITECTURE 589 HOWARD STREET, SUITE 5 SAN FRANCISCO, CA 94105 (415) 495-3070 CONTACT: CHRIS GUllLARD MACKAY & SOMPS 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA, 94588 (925) 225-0090 CONTACT: DAVE CHADBOURNE LANDSCAPE ARCHITECT: OWNER/APPLICANT CIVIL ENGINEER! lAND PLANNER: HYDROLOGY: SHEET INDEX COVER SHEET ILLUSTRATIVE PLAN SITE PLAN STREETSCAPE CONCEPT PLAN GRADING AND DRAINAGE PLAN PLANTING SCHEDULES GROUND PLANTING PLAN TREE PLANTING PLAN IRRIGATION PLAN SITE SECTIONS PERSPECTIVE RENDERINGS SITE DETAILS SITE SPECS AND PRECEDENTS STREETSCAPE DETAILS L 0,01 L 1,00 L 1,10 L 1,20 L 2,00 L 3,00 L 3,10 L 3.20 L 3,30 L 4,00 L 5,00 - 5,50 L 6,00 L 6,10 L 6,20 SYMBOL KEY DRAIN BASI AREA LIGHT NE~ IRRIGATION LINE NEJ.i U6 ELEG TRI(...AL GONDUI T NE~ U6 WATER LINE FENCE .-.--- LIHIT OF I-iORK g¡¡g¡ TRASH AND REGYGLlNG GANS ~ 8' BENCH ~ MATERIAL NOTE ~ ~rg;ATlON '\..... GC'" AREA NOTE @ SITE SECTION 0) KEYNOTE --@ DETAIL D@ DETAil DB @] ., -¡R- -,- -w- RADIUS REINFORCED CONCRETE BOX REINFORCED CONCRETE PIPE ROAD RIM ELEVATION RIGHT RIGHT-OF-WAY RET AlNING WAlL LAYOUT LINE SLOPE OR SOUTH SCHEDULE SACKED CONCRETE SLOPE PROTECTION STORM DRAIN OR SIDE DRAIN STORM DRAIN MANHOLE SHEET SIMIlAR SlAB ON GRADE SPACE OR SPACING SQUARE SANITARY SEWER OR STAINLESS STeEL SANITARY SEWER MANHOLE STAT10N POINT STANDARD STEEL SIDEWAlK SANITARY SEWER CLEANOUT REC. AND PARK DEPARTMENT RAILROAD RAe OR R RCB RCP RD RE REtNF RP R.R. RSC RT RIW OR ROW RWLOl SO SDMH SHT. SlM SOG SP sa SS 5 SCH SCSP SSMH STA STD 5TL srw SSCD PLEASAlvTON HEIGHT OR HORIZONTAL HOSE BIB HORiZONTAL HEADWALL NEW NORTH NEAR FACE NUMBER NUMBERS NOT TO SCALE INlINE DRAIN INVERT INVERT ELEVATION JOINT LENGTH MANHOLE MAINTENANCE MAX1MUM MINIMUM MISCellANEOUS LEFT LAYOUT LINE LIMIT OF WORK 10 INY INV EUIE JT H HB HORIZ HW MH MAINT MAX MIN MISC L LF LT LOL LOW (N) N NF NO'" NOS NTS SYMBOL LEGEND AC AD ADA ASPHAlT CONCRETE AREA DRAIN AMERICANS WITH DISABllITtES ACT APPROXIMATE BEGIN CURVEJ BOTTOM OF CURB BOUNDARY BOTTOM FACE BUILDING BENCH MARK BACK OF WAlK BOTTOM OF WAll CONDUIT CALCULATED CENTER LINE CATCH BASIN CAST IRON CAST IN PLACE CONTROL JOINT CHAIN LINK CLEAR ClEANOUT CONCRETE CONTINUOUS CUBIC FEET APPROX BC BDRY BF BLDG BM BOW BW C CALC CL CB CI CIP CJ CL CLR CO CONC CONT CU FT DB OBL 01 OIA mM 01S OWG TANGENT OR TELEPHONE TO BE DETERMINED TOP OF CURB TOP FACE TEMPORARY TOP OF FOOTING TOP OF RAMP TOP OF SlAB TOT Ai. 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BE ~ FoR REv1B1...,.., H'PRoVN... IðPNUŒ nE5ÐR.9ØtTTM-R'JR ne~HSI'ŒŒ"Æl.Of'!.ti(f. n£ p~ LItES~"ÆD ~ 't1itS ~ AAE ALSO f'RBJHIN.ARt" PH) K4.T' fI: /'tX11AB:;15A5fV HOfiE DETAILED DE5i6N œ TŒ 5~1IiTœ'NE. rp ~ -- ------ -FUn.Æ:CURBLtlE __ -- i': J ~ PNW.La.!'KG. SPAœ TYP fl1Tl..lRETlWTlCCIIõICU: "'-" ....... <D- \, J ./ v/O Ä:~~be~~~'-:.e:..~="~". ~-::~~-=.,~~~~- l_ CMG ~ON6ER "O$S GUIUARD "'HOIU"n'IETI/J/TI' ;U !lAlit/leD CA 9HltJ rtt06011t:4I5/4U·JIlØ 'IC&lMIlII.' 4/Slfll-JUa St.mp: COnsulhmt: , Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite 1( Ple858nlon. CA 94558 Z Z U ¡¡ c Z III "" 0 ~ œ I- Z 0 U Z ~ ::¡ C - = ..I G œ m ~ :) ; Q No: /0.. Dete: , RWQC8 R.eview MeetI"Il ""'" , STAGE 2 PDßDA: """'" 3 SDRFlasubmltral MTI05 No: Revision Iht&: 6 6 6 6 6 6 o..crlptJon: STAGE 2 PD/SDR GRADING NOTES EXlSTIN6 ~ INDICATED ON fJ..!jS F\.AN HAVE BEEN Ha)IFIED fJ'( 63 GLL'ÆRT Wl6mJCTloti EXlsnli6 ðR.ADf5 froR.CUID ÆRJ~ Of' T1-E N-iI'T1:R. GtJALIT"( ß.l..SIN HJLL Be: AAISfD TO B. :541.00 . 3<4&.00. I"RCIf'OSfD &siN 6RAPE5 HIll. ~ TO THIS LE\13.... F"IWPOSED F'ERlMETER ~ HIlL Á.lS() æ (..(}(:)RDINATED TO ~ liTH ADJk.ÐíT AREAS AND R.!'TiÆ DEYB.Œ'MENT IN AREA H LOH-f'lOH QiANNEL MID F'ERMAIafr POOL ELfYATIOtð HAT ee AD.JJ5'IUJ BASED oN 6~TëRI.EYEL5. CIIT¡f'ILL, ll-f: PAA.C.él LI~.JMIT Of f'iCIRK (LQ,H.) 1/VIGAn: M LIMITS ex' cur AND FILL II/...J.. ElEY"-TlON,.o.,&:;yE ./- 340 HILL Sf FilL AU ElEV,o"T1Ct6 6B-a.-¡·/-3040H¡1lB:GIJT. (E')03BQXCULVERT89,OW - :.J COHFOIUoI TO (E) GAADE I "'~~~~~~~~~~~~~~~~---------~~~~~~'~:-~==l,:=~~~~l-~=~, FG~ø.OO X· Fa 351.ºº- ) (E) G3 &ox aJl.vt:RT BELOw n CONFOIW TO\i} GRADE I I II lJI<"""" IINI<mw<œ --""7---£~:-~'~':.~J ~___ _.L____·. t3.S;-~~", FG3o'9 EXISTING CALTRANS R,O,W, & L.OW EXISTING CAl TRAIlS FENCE {E)AlNCTlON '","","",- ! I : \ : , I \ : , I \ , \ j \ ! \1 ~ ª~ ~I' u:1: ~I Cl., i , i , ... ¡ ...... ' '......., ¡ ...... , " """'"" ,...... TO (E}GPADE __ : 0512005 Sheet no.: GRADING PLAN Job No 0.",: N ~ Ia\ 0' T5JQ' ðO'~ -580 WEST ·580 WEST L 2.00 ~::S~~~~30~IMnn:-~~~~aI~:::~ ~=-~~rr:;~III~~~~~o:r--~~~~__ CMG CCNOn IIcss 8UILLA6C 511 1I~r(Jlla tHIllr IUIT!, UN FIU"'IJ~1t C:4 '4105 rlLI'H'NI; "15/U5-J#111 r.l.'I,I/LIt: HS/49S.30ØQ Stamp: Consultant: . Dublin Ranch Holdings L.L.C. 4690 Chabot Drive. Suite 1( Pleasanton. CA 94558 :z: Z U iñ CC Z l1li ... 0 = II:: t- Z 0 (,,) Z ~ ::::¡ CC - ::) .... a II:: m Ilol t- ::» ; Q No: Isau. D.r.: 1 RWQCB Review Mllt!I~ng 7130104 2 STAGE '2 PDlSDR: 0112005 No: Revision Date: 1:::.. 1:::.. 1:::.. 1:::.. 1:::.. 1:::.. DeSCription: STAGE 2 PD/SDR Job No: DUB 0401.1 Oar.: 0112005 Sheet Tltl.: PLANTING SCHEDULE - - Sh.., No: L 3.00 PLANTING SCHEDULES SEED MIXES Two seed mixes tut: described The fucultall\'c wetlund seed mix can be used in PI though P4. The upland seed mix ç!1J1 be used in P4 through P9 Each ot these seed mixes can be u!>Cd at 'I, the lIPplicatíon rate in P4 We recommend that seed be installed \'Ùt hydrosccding or drill seeding We will need to assess the relative feasibility :md cost of these two optj, T ContainerS~s~ lrecband treeband treeband ~ treeband trceband ----==-.==- SPECIES PALETTES ent Wetla_~ Scientific Name AflemQtJsis ca/i(017lica Epi/obium dUatlun _ ScifJ'us aClltus '" ___,---.!'i£~rpuscali(a17/icll~ ~ Scirpus robllsflls - "'~ with Seed Mix Species A: Facultative Wetland Mix ===l I - I ------=:J witb location ) ~-Tvpe ¡ native tree Contllin~rle Trecpot - 24" Box Treepot'-IS ital Trec:pot - 24" Box ~.-36"Bm: Treepol - 24" Box Trec:pot - 36" Box [rcepo! - 24" Box T reepot - 36" Box .-----, T Container Size (vuies witb location S=! S=! S=! S=! S=! se;¡--- S=! ~-- S<ed S=! se;¡--.~ B: Slope and Uplund Mix ,-cali/liS ......Also P4 - Fauculative Wetland & Slo Common Name , annual hainuass IMolate~fescue meadow barley creepina wild rye .__ wwecup clarkia _._ , slenderwheatwass _ : California poppv_ _ PurshinR's lotus arrovolupine _ , coast rMae melic three week fescue "'dominant plant sped, ~ Emer Perennial herb tw.ia! wetJand forb miaJ wetland forb !fìial wetland forb , nnial wetíand forb Mial wetland forb nnial wetland forb Mia! wetland forb nnial wetland forb ;mial wetland ~ e:mial wetland ¡¡;rass ial wetland forb '- nallvc Seed Mix Species A: Common Name I annual hairwass Malate red fescue ; meadow barlev -- I creepinR wild rye "'dominant species. Seed Mix Species B: Slope and UJI!1 Common Name winecup clarida -- slender wheatwass California POppy Purshin¡r's lotus arroyo lupine caut ranll:e mehc three week fescue "'dominW1t species TREE SPECIES PALLET Tree Schedule Common Name -- Tl - Fremont cottonwood T2 - Box Eldcr - T3 - California Sycamore '-- '- H - Valley Oak -- T!'i - California buckeye T6 - Cout live oak 1'7 - Little-Leaf Linden T8 - Chinese Hackbem: PLANT PI Co, mba mansa fr'Ìnll:cdwillo\\ common rule - crennial shrub ~ !Ii!< nau,:! native SclenlincName. ContuInerSize (~Iocatlon) ~ígala'" - .._---====- tree:pot I SalixlasiQ/epis'" 'treepot __ with Seed Mix Species A: Facultative Wetland Mix. with location i Container Size (\-·ane , trecband ~ I trecband I treeband I treeband : trceband I=~:~ Scientific Namf __.Ele(Jch(Jri.rmacrostac/~ Jtl/lCIIS ba/ticu.r '" JlmcuseffuslIS ~ :Jlmclism~_ JllnCIIS xipl1iaides Levmlis lriticoides. Muhlenbel'"J!ia riR/!/1.'; R/lm/!:~ salici(olius seeded wilh S~ Mix Species A: Facultative Wctland Mix ~rian "Also seeded Wetland Ri spec! alkali bulrush "'dominant plant sped P2 - Willow Common Name ~- arroyo willow ·döminant plant -- Typ< ~d annU;¡~ wass --- -- i wetlandperennill.lwass - --_ ! wetland perennial wass - wetland perennial wa.<IS -- ~ I upland annual forb , upland perennial ¡;¡rass i upland perennial forb I upland annual JeRUme upland annual ICRUme i upland perennial lD'ass , up!and annual II:ra~s ",",b T nali ~ ~ depot ~ 36" Box treeband - 24" 80x_ ~-- . deepot Wetland Mix & Seed Mix Spec¡ arian Arttf'mi$io dOIlI(/asia'lo ___!l.!!EE_haris dOllillosi; Rosa cali(017lÌca RubuslIrsim i Sambucus m, _~a d Mix SpecIes B. Slope and Upland Mix Mixed Ri mu¡r.vort marsh bacchans P5 ~ T' ~~ uplnnd perennial ¡;¡rass_ upland perennial forb !!f!!.lÐd annuallcllWTle upland annual lep;um.e upland perennial wass upland annual wass with locatloQ ,·ar:!, ~ize Contain Seed S=! S=! S=! S=! S=! S=! Scientific Name C/arkiaPtl~_ E¡'".ml/S fradrvcaullls ssp, traÔrvcm,lrls Esducholzia ca/i/o""ka LOflls purshianlls Llfpim/$SI/cCI//enIIlS JIe/ica imper(ecfa ~ VII/pia mlcrosfaclrvs '" common snowbem' ...... Also seeded with P6 ' Slope l Upland Grass CommOn Name winecup darkia slender wheallUass California POPPy Purshin¡¡;'S lotus arroyo lupine I coast ranl!e mdic three wcck fescue "'dominant plant spccíCI Oak Woodland P7 erenmalshrub ial shrub !. nati ~ , , De 8acchans dOtlldasl/ Rhamnus cali(of7lica and Upland Mix WIth Seed Mix SpeclCS B: Slop' .. Also seeded 1:; native tree ~ upland ",,·¡tb locatioQ ':!"' Container Size treepot treeband treebMd- P8 - VaUey Oak SavaDnal Native Grasslsnd Common Name Scientific Name Sambucus mexica'la Feshlca robra LeV/nus trilicoide. Slope and Upland Mix ~ u. ial nn¡;¡- ~fescue ~iJdrve ··Also seeded \\1m Seed Mix Species 8 itaOfiginlllgiZII_ ercnníal shrub If \hill d~'1g is not 30"'142', (till" th._dr.wing hII" been ,eviMd from NotllKl s~14ts must m. 8dJusttod Th." hne sh~1d b. .quel to one inch !!J nati Container Size dccpol ~;~í=~~o~~.~~~~~t::n:ps:~~.':t~~~~·JI~~t~~~~~'1 =~~:~,'1r~ItC~M~¡""" Oak Savanna/ Shrub Scientific Name I BacchariJ dOl/Ida. Seed Mix Species B: Slope and ~ P9, VaDe' ~ ~ ~ CMG CON6El1ll0SS (;UILLA'D ¡"ROIfAWO 5rUErJUf7£S UK flAlle/SCIl" 14115 "ELUNDlfE: 4151415-J(110 -Ar;SllIfLlE: ffS/U5-JOU Stamp: Consult.nt: Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite 1( P1easanton, CA 94558 :I: Z U ¡;¡ C III Z ... 0 = II/: .. Z 0 U Z ~ :¡ C - :) ... 0 II/: m w i :» a No: luue Dahl: 1 RWQCB Review ","ling "'''''''' 2 STA.GE 2 PDlSDA 12121104 No: Revision Date: D. D. D. D. D. D. DucrlptJon: STAGE 2 PD/SDR Job No: DUB 0401.1 0...: 12/21/04 Sh..r Title: GROUND PLANTING PLAN - - Sheet No: .~ in SCHEDULE P1 WITH SEED I.!IX P2 WITH SEED MIX PJ WITH SEED ~IX A P4 WITH SEED MIX A & P5 WITH SEED MIX P6 WITH SEED ~IX P7 WITH SEED MIx PB P9 ELEVATION 320-326 320-.328 322-328 328-330 330-334 330-.347 330-347 340 + 34D + ELEV, ELEV, ELEV, ELEV, ELEY. ELEV, ELEV, ELEV, ELEV, LOCATION CHANNEL 80TTO~ I POOL EDGE CHANNEL BOTTOM / SLOPES CHANNEL / POOL SLOPES BASIN FLoOR BASIN MOUND / LOWER SLOPES BASIN SLOPES BASIN COVES PERIMffiR PERIMETER PLANTING ZONES I ASSOCIATIONS PERENNIAL EMERGENT WETlAND WIU.OW RIPARIAN SEASONAL WETLAND FAUCULATIVE WETLAND &: UPLAND GRASSLAND MIXED RIPARIAN SLOPE &: UPLAND GRASS OAK WOODLAND VALlEY OAK SAVANNAH / NATNE UPLAND SLOPE GRASSLAND KEY ® ® ® ® ® ® ® ® ® I I -§ N ~ IEB 0' 15' 30' 80' ----- ---===,,-..,:~,.:-~-,.~<,-,-\- --:--------- - - -- - .. ~ - .- ~ - == _~ C _ -- - -.'_ , ~____-.---.,--- ___'_ "__ ~ '8 ~ C ~ / ,~__,_ ~ __ '_, ", ~ '::, ~~,--..-,-,-- .. _ ~~ ~-----~-=--=--.:.....:-~ \ --:--:-,-,=--_-:::--;;¡/:.'~'_-::.::....~.--'=.-~. -,- - - '. '.. -, - - _.,-,-~-,<'<-~'-..", '---"-..,',:" ~- ~ ,,'p, ------ FUTURE CALTRANSRow 'LlMITOFGRÃÕiÑG- ~'- - - \-) ---"-----,"'"",,, --''""',,-..Õ~~ -'-'--~---'-'-'--="---"_~_:: -S _ _ ,______ ~ ~ .""" """""'7 - - - ,- ~ _ _ _L---_ ISoL,U,iIII, ,saD WEST ~. 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DE SAC , I i CMG CONQU MOSS aU/lLANO '" H,,,.uDfT'EErII1ITEJ lA, FlANCISCD r;A u/øJ TlLlfllOlfE' .U/4U·,,'/1 FIUI.fLll: "'/fU'JØU 8åmp: Con.ult.lnl: r- Dublin R.nch Holdings L.L.C. 4690 Chabot Drive, Suite 1C Pleasanton, CA 94558 :z:: Z U ¡ Z ... = i ... z 0 u Z ~ - ~ ... (J III Iti !C ::» I ca No: '''lIe air.: , RWQCe 1'1_,," MflIÌ'lg ''''''"' 2 STAGe2POiS~ 12121/G1 No: R.vl3/on D.t.: f::,. 6 6 6 6 6 DøcrlpUon: STAGE 2 PD/SDR Job No: DUB 0401,1 o.m: 12/21/04 S,,"' Tltl.: TREE PLANTING PLAN - - Shør No: L 3.20 TREE PLANTING ZONES (SEE SHEET L 3,00 FOR SCHEDULES) ~-'¡ OAK SAVANNA MIX OF T 4 VALLEY OAK & T6 COAST LIVE OAK ~ " i~'~, OAK WOODLAND M IX OF T5 CALFORNlA BUCKEYE & T6 COAST LIVE OAK ,t..!¡'i ..~ 'Ì' , " '~; "X' RIPARIAN WOODLAND MIX OF T1 FREMONT COTTONWOOD, T2 BOX ELDER, T3 CALIFORNIA SYCAMORE, & T4 VALLEY OAK 'r)¡ .... , :v, , PROMENADE T7 LITTLE LEAF LINDEN INSTALL!:DWITH FUTURE STREETSCAPE IMPROV£MENTS OVERLOOK GROVE T8 CHINESE HACKBERRY INSTALLE:D WITH ~UTUAE STFlEETSCAPE IMFROVEMENTS FRONTAGE TREE TS, CA::~~~~:R~o~~~;:E \ __~~.!:~§~~~~:~~-!,e-"::~:~~~~~~____ FUTURE PROMENADE TREE ---, _--ì'----- / ________ \ ---...--- '\ / -------- --------1- / -------!.!!.~~RE PARCEL UN. ¡ L --- \ -_ ,Q,W, e.llO~~ \ ' ____~ þ,\<Ce.l ~-=- fl.}iUltE. f.:.:--- í/-=- '^v'"'" -( I .---.'..- OAK SAVANNA , I , I I I 1 I 0' OM SAVANNA -- -- ------ ---l- ------- --.:"'-':"':--- --_n --- - -__ __ __ _ ___~~=~ __ - "-- EXISTING (;ALI KAN¡,j K,U,,y, ~ Lu,vv, \- -- N ,580 WEST ~EB r--I-.I SCAlE: 1",.30'-0" . ,. '" AU draw11"o1U 11M ""1111" materlallCOOll11"Q IIo!'e!n CONlltullt OIiQlnaJ 1Ir'd u/'lpubllshed w()r1( 01 \t1s 11th), drawlnq I' nol 3Q"~T, In.n Ilia dtawlr'O:l nu !)oon fOVlsod 110"' Ilt Of~j'" .uD Q,fJ( SÀV~N,i, r o . \\ \ OA/( OAK WOOD~D - OAK SAV~~ ------- ------- FRONTAGE ROAO I:UI.DeSAC EXISTING CAL TRANS R.OW, & L,OW, -580 WEST ut.IT OF PIJoNTIHG CMG CONSeR MDSS ¡U1LUßD SIt lfØlfAJI nllEr sum, 8U ''''tIICD CJ UfO' rfLE1RUI; 4IS/4U·J010 <leI/JIll/I: 411/41"3110 Stamp: Con~ullllnt: r Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite i( Pleasanlon. CA 94558 :I: Z CJ ! z ... 0 = III: ... Z 0 U Z ~ ::::¡ C - :;) ... (J III: ID III :) i Q , No: In.. Dale: 3DR RøvbmIQl ,""""-' No: R.,,sJon Dare: 6 6 6 6 6 6 Dqcrlption: STAGE 2 PD/SDR Job No: DUB 0401.1 0.,.: 0512005 ShfttTltle: ZONE PLAN PLANTING PLAN - - ShøINo: L 3.30 12- PCP-UP SPR9iKl.ER ~ A VAAET't' Of NOZZLE OO/fl:uAATIONS ~ REG'.RD 10 SPAA'1' p~ RADIUS AND TAAJ£troRY. SPRAy /(IZZD.S 'Mu. fJÁVE co\¡pAlØ£ PftECPITA"I'IOtf PAm. AT SPRitKl£R lDC.\lK)IS.... zoNE _ PRESSIA£ CI!EA1IS N01ZLE \IS11NG, PR£SSIJRE-œL/PENSArot«: t«Jm.E AMPTERS OR PIÐSU~ ~ VÞLVfS SHALl BE INSTALLED. TO BE IIiSPti.ED AT 5IRJB At{D GROliÐ COYER L.DCATKiIS IN ORDER ro PROVIDE Df!ECTID IRIOOATION oon.m AT SHRUB OR GROOt«> CXM:R ROOT ZOI£ WJ.. SPRAY HEADS AT SHRUB oS GROUND COVER AREAS SHRUB & G,C DRIP BUBBLERS TREE BUBBLERS IRRIGATION NOTES rHE WjDSC'JÆ lRRX:A,ootI smÐ, SHi.U.. lIE FUllY .wTr:ij~:rm ""Ð DESK;NED TO ~Pl'r WITH All ÞPPlCABl.EcoœsN«l~ OfTHECnYOF~ I./Àrm. rrWti IlEA IIIATER £FF1C1ENT S"r'STÐ.I ~T C:OtftIRi.ts TO mE STATE \L.ijþ,m WA~ coNsEJM.1ION POlJC'r. T1iElRRIG,i.,noIiDESlGNSHALitf:;tl.Œ8IJTNcTBEUUlTEoTOniEFOIloWlNcI '"",",TIC IRRIGATION CONTROtiER.$ GENERAL SYSTEM DESCRIPTION PERMANOO ..imOMAnc SYSTEM 'NrrH FUlL COVERAGE. Cl1T Off AT PATHS, AND auB!URS AT 1RE5. tJEDlUI. WATER USE AAEA. P£RIoIANENT AUTOIjATlC smEll wm< "'" ŒMRAGE, LOW WATER USE ARfA TEMPORAKY smEll FOR ESTABUSIIENT NEEDS, SYSTE~ CO~PONoo; m BE RE\I<wED, EL 347 AND ABOVE IRRIGATION ZONES BASIN EDGE AREAS TOP OF SLOPE AREAS, UPPER BASIN SLOPE EL .335 - EL 351 SLOPE EL 32B - EL 335 SLOPE EL 328 l 333 IRRIGA~ TOrnE ROOT ZeNt: Of' EoICH SI-WlBEPRCMiED IJI'I.IULl1PlEoonn DRIP Ðirn£R THAT ~~~~~~~~:~~~s::1 G~ ""'" ZOl(S, :x-'~:: ID. ~=~~m~~~~~==-1rU- 81 ~~T~~~~=rf)Sf~ CtÐHOOPLIfG IRRIGA1!Ct1CON'1RCx.lERSStW.l.B(HOlJS[I)~Asa:lRiYÐIf;t.OSI..Æ THE~SlW.LHAVE I.Itl.m.E PROOR.AM REPE4TCYCUÞ$ F1.£XII..E~ CAPA8I.JT1ES"MTH THE REQUIRED tWUBER Of S1'A~ 10 oPEPJ.1E AU. CONTRa. WiVES '/I'm1t1 A H ~ IRIOOATIOli nUt FJI..I.\¡E 1\t!1I.£ ~OT EXCEEDt«i HYDRAl.l.K: OR El..EC1RICALCAPAanES orT1£lJESIGI.m ~1'KIH S"I'STElL SCHEDUlE !!O f"IC 'lHREADED ~ RISER WI\l BE INstItim I~ cotWC11OH 'fImi T1ftÀDfD F11X81: :S'D~:m~=~9E~~~_O~~~ 1<1''''''''' m _ UHE """"'" FRaU LDII EU.VA~ ounm 6" POfI-tlP Sl'UK!R~A\lAA£lYOFNOZZl.£ cotfl(;ijRAT!ONS WTTM REGAADTO SPRAY PATTERN. R'aus ..I.'Ð TPJ.£C1'ORY. SPRAY ~ZZElS WIU ~VE COUPÅt1BlE PRECFlTAmN RATES. AT SPRtIKl£R I.OCÁ~ WHERE zol£ OPERATING m:ssuRE CRfATES I«IZZL! ~. PR£SSUR£--coI.IPÐ&notfG Irom.E ~ OR PRE5SUR£ REOtX:ItiG vN.'ÆS SWL.l æ 1~Ufi). SPRAYSPRmKL, RISERS NO IRRlGA.TlON. THIS ARtA WIll BE FREQUEHl1.Y FLOODED AND CLOSE TO GROUti:JWAITR. PLANT YAltRW. I~STAlLAllON WILl. BE TIMED WITH PLANTlNG SEASONS FUR W,T1VE PI..NfT ESTABUSH~ENT. PERl.l\NENT AUTOIjATlC smEll \\'JTH fUll GOVERAGE, CUT OFF AT PATHS, ANa BUBBLERS AT ìREES. tJEDIUM WATER USE MEA. PERMANOO AUTDYAOC S'r'STS.I WITH BOX COVERAGE, LOW WATER USE AREA. LOWER BASIN FRONTAGE LANDSCAPE ROW L...A.NDSCAPE KEY ([) ® ® ® ® <D METERING & aACKFLOW PREVENTION OOCUMENTATION SPRAv/£ADS TURF AREAS ctlUPI.m CONS1RUCTION DOCUWENTS 'MLL BE PREPARED FOR: AlL PI.JHTm NÐs. P~ WILL tcwœ WATER USE CAlctlA110tiS Nf) I OR ~1ERHG S01EIXl.ES AS REQlII!ED BY 11iE em 00: SAVANNA. OAK SAVANNA ;:: o .J UJ z :::¡ -' UJ U ~ 0) o \ \ \ \ \ ;:-, o .J UJ Z :::¡ -' w u CC if: I I, .~ ~ '\ I, :1 I, : \ I, : I I ' : I \ ' : \ \ ' ¡ \ \ \ ~ '\ "k, ~ \ \ \ / ~ ¡: == ~ --~/! ) co - I II ø : WOSCJKiÞ<>I1ÐW<CEfJSSoÐfT_ :: _____ ® I ¡Í---------------'L-- ------------------______________ : EXISTING CALTRANS Raw. & LO,W, -----------, - ----- _________________1 N -580 WEST lEB ~ SCAlE,1·.3O'.()" . ",' '" ~~~~~~~~=::Ji:d..~~=e:::a~u,;~ Itlhll ~ng I' r.oI JO'x-4r, LMrIIhe drwwInghu bMn twIUd frunilS 0IIginaJ 15i:z. NOU!d lei," 1I1USI!:If ad~. n.- line shoUd be equ-' Þ one InctI ---.:.. ®: --'----- FUTURE CAL TRANS ROW, , LIMIT OF GRADING <D '-- EXISTING GAL TRANS ROW, & LOW, I -580 WEST EX1S11NG FRONTAGERQ.ID Cll. CE SAC No; (ssue Dato. f.IV.r.r..;~ "'t.. ,.... I....~-':I.J :,,~~ ~"'J.(".:, ~r.::.;:If-; Ooscr/ptlon: STAGE 2 PD/SDR ShO"! Tit/a: SITE SECTIONS - - ShCC'fNo. L 4.00 D,u(\' Dublin Ranch Holdings L.L.C. @ :0 ;>;') CMG COMGER MOSS tiUll.LAffD , ·1G90 CI'1.a.bc1 D.'1\ro. 51.: PI/:'''l~nn:OI'1, t:" 94~ÒIì z ¡¡¡ C III ... o II: I- Z o U >- I- ::; C ::) CJ II: III I- ; RcvlsJon ~ U Z = Z - ... m ::» a sr<Jmp: Job No: OJ-Ie; No: 6 6 6 6 6 6 FUTURE PARCElllNEJL.O.W. rr"':~__t..... FUTURE PARCH ,~~;:.~ '?;.~:.""!T.:'~~~:':"'¡ """"T;.::_~~:.~'~',.~;;::.~~ :~':' SECTION I f J<-.-J 1'-,1' PEDESTR!AN ~ATH ~ ART FENCE ART FENCE .0 l' ~ MAIN'JENANCE ACCESS ROAD / ,--)' MAINTENANCE ACCESS ROAD P6: SLOPE/uP'LAND GRASS / / ?::t;;;;P~1·.:::'..~~,~T-~~·~~\!.~::-;~~~::~;;r~=~:;'~~;~.~..~'r~ ..,.... FENCE -/ h MAINTENANCE ACCESS ROAD ., /--/ --/ CHANNEL ;, LOWER P'ERMANENT POOL / EL '~-J4 PJ. OAK WOODLAND .3 .3 ~ / / / U:t RIPRAP SLOP I ~l /-/ :RGENT WETLAND D' p, -/ -r~/ FENCE / / PEOESTRLAN PATH f'OREBAY DIVIDER RIDGE . - - , .'. "., '~ .' . I . / ~/ LOW·FLOW CHANNEL - -- WMER QUALITY BASIN ACCESS ROAD FI:NCE I I I I I I I I I ---1.L, ",.,':\;¡...,~, :;' - .-&~. CL¡ è " ~:J.&7¡OO r ". '" ! í" I , / / DRAINAGE EASEMENT FRONTAGE LANDSCAPE CULVERT E ULT. CAL TRAN S R.O.W. El'," EL 346.50 3-42.00 I I (E) GJ CULVER / / I· 510 DRAINAGE EASEMENT weST BOUND FRONTAGE LANDSCAPE SITE SECTION 2 . - - SCAlE: 1" = 30'.0" C:AL TRANS R.O_W. El 3.41.00 /~ '/ 1-580 WEST BOUND - - . - SITE SECTION SCALE 1" = 30',0" UL I CMG ClJNGE!l ,V(JSS GU!aHO H~ ~:rI't;.~~ H'IU 5~i'l ~ )A It .'.u ¥¡;r ~.:, c.~ ~'.:n r¡:I"~o~i ~J~'/O~ J,-;" }A,)'''..:lr tU¡H~·JC~~ Darer: U1.·'co~ D.1fr.: Dublin Ranch Holdings L.L.C. ·1(¡~J C~a:Jcl D·I'It.> Sl.l:e ':) ¡J¡:~.l~.::I"~M, C1\ (J.:.!,::~ :;:;S ....'.;~:_"\ ~.'~ ..... I. ",-:.r."; -r;:'",;-)r. ::Cz U~ ØI Zs =i > Z5 cr: -;:) ..I~ all!! ::)~ Q Rp.v/!'ò/on Sramp. No.' 6 6 6 6 6 6 No, / v _.'-..-------..-'.---- 5" ----. .._- ,_-. _..--.-.- ____- .__._-.-- -.. --- _h _ '_____.___. __.____ __-... -----~- - ....-- V'-- .-.--.---.--.---, ~. -" -;';-,~ 1 -- --~- - -- -. - -- - ---------·-V-· ", ~ . --;.-~ '! / , " \:"fI:..: ,I .,:.,-~ - " - -- -- -- .~~........' : . ".~,,; '<, ' . ',,'.' -.... - 4 I (' 3 ~'y, ',,','i' , ."'" : \ ' ',> '.' ';;~,..: ,....-.... ~ """ ! . J _, ~_., - -- - ,-" - - ,ìÎ!" '~' ;.' ... i .~\/ / / . /,:::-~:-:'~'~'_ :-.::::=~~ - - -, - ,',~ - ' .' 'I: ,/ '., . " -' " ' ~,. 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"'/05 rEL£'H'N{: 4JSIH~-JØ1Ø fJ..'ltflUF; frs/US-JOffO /" ,4." f } Stamp: Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite 100 Pleasanton, CA 94558 /~ / Date: m_ 01/2005 Date: :l:z U~ Z5 =i Z~ -:;) ...~ all!! ::); Q Issue RWQCB Re~;8W MMOt STAGE 2 POISOR RevIsIon No: No: ð. ð. ð. ð. ð. ð. /"'~ / ,/ , / / / / / I / ¡" II /1 ~ ~ Description: STAGE 2 PD/SDR Job No: DUB 0401.1 D.18: 0112005 ¡ J i I' f Ii ¡I '~ ,\ \\~ '\ \ f' ..:-." \ l /,., , ,/ ,. . /) // I r 'I I( I· f I i \ :,\ ',t\ \ I .i· ;..;l...'t_~..-. .:-:~ I :Vi. ;~ !' i- t .r' " ..' /i ./r ¡ II \ , " --:.......r·\ .~~-:-.~.~.;:'-~-:;.:'";:;==::~~~.~~ . -'. .. '. \ '\ '; .;::0.: .¡, \ \ í ... J,. \ I J ',~, ì', '~. ' ~\ :". ,.,~, . ! \ '. .' ! ' 'I"i,;.,;/", .. ." ;-,:.. '~':, ,-, ,,,..:' ' ~, ""'."" "',.:r, ""L~',"" . , ,. ~- . . ..', ~ ',,:, - ,I I <,-,! /. , ~._.,-....-......."""',.."._...._~.~-""--,--.~-:..._-,."'" " " .l I' \, ~< l' '-.....,..:; ¡I , ~'i.I...~. --=-- __ ___. 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Description: STAGE 2 PD/SDR I 1/ / i Ii ) if, l/ Ÿ!~ Job No: Date: 'tie: PERSPECTIVE RENDERING V3 ook and Overl Poo Basin Permanent View 3 L 5.30 'tsOf1gloalsize ""'" '"'" If this Of'lwlnog il r'\O! 3O"x'-2", l!'Ien the (lf1wlng he, been rwvl'.d Noted scale, must be lIdulled This line Ihould be (!qUI¡ to one ~~~~~~~~n~t~rb:~J\=~~~co~~I:~~Ø~~~f :~~:~·.t=c~~lnll<lr. 1- CMG eaN'-Et ""55 .IJIl.L(6IJ 5et ¡¡.,.".IWD .rltw UlTë 5 '.i' ¡J.&UIU~ U N105 r¡Ul'uHl. 4U/4ff-~It7# tU'IIIHIF. ,rYH5·JO'O Stamp: Consultant: ( Dublin Ranch Holdings L.L.C. 4690 Chebot Drive, Suite 1 ( Pleasanlon. CA 94558 ::c Z U iii c Z CD ... 0 = III: ... Z 0 CJ Z ~ :¡ - :§ ... a III: m III !ë ::) ~ a No: 15sue Date: 1 RWQCB RlI\IIew M8..Uflg 7/30/04 2 STAGE 2 PDISOR 01/2005 No: Rev/s/on Date: ð. ð. ð. ð. ð. ð. DescriptIon: STAGE 2 PD/SDR Job No.' DUB 0401.1 Oal&: 0112005 Sheet Title: PERSPECTIVE RENDERING V4 - L 5.40 ý .~ (11 - ò-. ". ~ 'I ~ ~,. 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":.: i} ~,,~ ,1')' ~-{~- A "'1'" ,....~ ~ ,. -(:;J. ~J1f. \~~ r . 11 <,,' ,l .-¡' f'::) ,< .. _. ... ..........,..1. ,"' __-,...fLu" .' ì(''''' ,4:) - View 4: Promenade and Basin View If IMI, dntwing is not JO"x<42", then !he dlllwing has been ~vhJ~ from its original size Noted &CIt1e. mllll tie adJu.ted. Thll line Ihould oe equal 10 one inch '------' ~:~"l~g~~:e~~nm~~t~~rb:pru';~~~~:~'J~~~;3~r~'1 :'~~¡t~~~~~i"ee~ CMG CO'NG.EI ""S5 8UIWlfØ ~'" II."'}."D .r"ar fUlTl , 8At ¡',nc.IU~ U NJD5 rrun.Nt: 415lft5·3Ø1Ø l'u"tlILIF; .rSI49S·JOØO Stamp: Consultant: ~ Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite 1 ( Pleasanton, CA 94558 :z: Z U ;¡ c Z l1li .... 0 = III: ... Z 0 CJ Z ~ :¡ C - :) ... (J III: aI w ... ::) ; ca No: Issue Date: 1 RWQCB Review Meelif1g 7130.Q4 2 STAGE 2 POISDR 01/2005 No: R8vl.Jon D.te: .6. .6. .6. .6. .6. .6. DescrIption: STAGE 2 PD/SDR Job No: DUB 0401.1 D.te: 01/2005 Sheet Titfe: PERSPECTIVE RENDERING V5 - L 5.50 .- ~ -. ,.... ..., ....r - . .... $ ( ~. - - ' ;I .' '" #. " --- ./ -... \ þ~ 7, _ I' ,- #'" I ~.;--......,..,...., ........-:......._._..l ",. ,. ,. ~ .... .,..,. ."¡.-;..., I .- ?' . I, . - ' - . ".I ~ -, . , f d' - . ,. , r -' View 5 Overlook Grove I ì ì II lt1í. dlllWlng ¡I nOI 30"1142" them the drawing NlS been Iltvised fmm ~ orIgIl'I'! size Notedscalelmu.lbeildu.~_ TIn.lon..hoUld oeeq1.lallOonlllnch ~ ~~rr8~~~,~~.~=n~~t:rb:~~~.~'~~~~~SJr.u=~~~~~fe~teciJE~ineer. CMG (;OllGER IIOSS SUILLARD JIIHO"JrJ'1'UTIUIrE5 SAil FI,lItllta CA U/U rELEÞllallf:H5IUI·J0711 'ACS!IIIUE: 415/U/J·JUO !4 Stamp: ~=-=---',c ,:iiL,'\1:;\1;;:1 ;":--"...,,,"'" -,..~~~~~;)D 'J.'.1); #-~tK::_Jt;,"~;:"~;L>_'L.A.,O""' -.", c.u.!II$.2"1!.Iæ Cð/'PM.T!I)~ 1 7 T MAINTENANCE ACCESS ROAD Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suite 100 Pleasanlon, CA 94558 IHIM Dete: RWaC!RevlewMee!1n9 7f30J0.4 STAGE 2 ~ßDR 011'2OO.S Zz U= z~ =ï z~ - :) ...: all!! ::»; Q - ¡-5TAðllIZEDCIa!St£D I _ 5rotE P^vrHf; r-- CiIl'!RNð ~ I F,lrrGItt; ~ r¡: L " TYP!C)L POST Sp.-.ctlG 6' ~ SËëTiÕN.-.--I 210VERLOOK WALL PHASE 1 Ta'WlJ!E-----r f1tm COATED UESH fENC9iG-.-cl.., ¿:: .J..! BOTTOI.! ~I ;;¡ , r--" - .b-l 5 I TYPICAL FENCE DETAIL -f ~CDMaI!TI!~AVN 6TMAINTENANCE ACCESS ROAD/PEDESTRIAN PATH No: 1 2 SCAJ.E:~·::?: ",",. , ,,<,,' -----I. --<.I~ ~ ~ i I 6'-' 'I EO 8'-0· EO -. . " m Sl}~T:Vr:J~ "''''''''''' ~ PANel. ,l,TTACHUOO STLBAAOf~ 'IIIRE \,IESH PANEL F~~~EX~:~~~ EQ"~l",:-Q \ -". ·1 I, : I "I " ' , 1...~) ,~==tJ . j +---,.l .. 1'-6 I , , .. ; ELEVATION 4 ìVEHICLE GATE D.to: Dacrlptlon: STAGE 2 PD/SDR Job No: i 0401.1 D.re: 0112005 R.vlslon No: 6- 6- 6- 6- 6- 6- 10"" STÞðUZlD c::R.et£) 5Tc:M! PAW16 ~ EOGEOF GRAYEl è 16'-.· INSIOI 51tH1 nu.: SITE DETAILS OUTSIDI f---- EDGE Of GRAVEL @ EO L-EO-41 8'-0- 3ìvEHICLEGATE- L 6.00 SlIMt No: -- ~=~~::'be30.i~~Ihe~~~~:.~r:~=~ 11TEMPORARY ACCESS ROAD AT NORTH EDGE ~~='i:"=~~r:~~IwInIi~~~~~~~ PUN CMG Sf8mp: Dublin Ranch Holdings L.L.C. D.te: "'0" 011200S 5IJ112OO5 o.st:;rlptlon: STAGE 2 PD/SDR 0512005 Sh..,11I,.: SITE SPECS AND PRECEDENTS 8ltHr No: L 6.10 Dere: I..... RW0C9RIIV~Meeör\g STAGE 2 PDISDR SORR....ÞI'M:aI z ~ . ... o III: ... Z o U ~ ::¡ C ~ (1 III: i Revision :I: U Z = Z - ..I m ::) Q Job No: 0...: No, No: /:::,. /:::,. /:::,. /:::,. /:::,. /:::,. ! TRASH RECEPTACLE ª CRUSHED STONE PATH (DG) ®~ ~w '~I .,. W LB'~ ~~~a&a.. =i . r:.=-. ~ 0 ... "' .' JaIo"II.I.I\AI¡III.~='!=:"""'.~"UdHtm'*._. !t:~~. æ'":,\,= :t,=' ~:.. B .I:II'PII ..... 11.:11,._ .. _Ir. _. 0'" l.*A'\"-'. ",,_roo. (In$l311ed as pan of Area H streetscape Improvements) 6 I TRASH RECEPTACLE SPECIFICATION f--! M...k;_'<¡,.,~,'>E."~. .." r, . ',-'~ '-, " ' -...,<' - <, '-- 5 I BENCH STANDARD f--- ~ " ~.. t;~~ ~ .. .. '.J .. II : :=:. . ;..:: ,. <> .... .., . . =._...-..,~.....,...._.. ga:lt=-"I"'aI"~~= ::-.:' .==-.:utM&rII_. :.':' ..~_II;..._.... (Installed 8S part of Area H streetscape Improvements) 4 1 BENCH STANDARD SPECIFICATION f---.1 ~=-';':'~~~r~~~,.~~c:o;':::c::Y==::::~~~~ =~~:,:cbe30~;èd~~Æ~~~~~~O::=~ .. - I' .' , - - :i;~rf\ 1'1;., ' :¡ ~'., ," . '. ~)I. 'j ,'\1..., .. I -,;"" , - .'.:-' ; 15 I BOULDER SLOPE AND WALL PRECEDENT (Inltalled as part of Area H alr8alSlcape Improvements) 141 OVERLOOK GROVE PRECEDENT 13 1 GABION STRUCTURE PRECEDENT 121 LOWER BASIN PRECEDENT CMG CONGER IID$$ QUILLA11 '19 NIIWAlII rr'lET SUITE' SU flAMC/$CD ta,4'U TtLUlIllllt:4I5/4U-JÐ1Q FUII»ItII: lJi/UI-JUII Sr.mp: COn$ult.nt: , Dublin Ranch Holdings L.L.C. 4690 Chabot Drive, Suile 1( Pleassnton, CA 94558 ::I: Z U = Z III .... = i ... z 0 u Z f: ::¡ c - = ..I Q ar: m w :) i Q No: /Due Date: 1 SORRftubrMlJ,l 5I271œ No: Revision Oate: 6- 6- 6- 6- 6- 6- Dut;rlpUon: STAGE 2 PD/SDR Job No: DUB 0401.1 ~fe: 0512005 Shee' nile: STREETSCAPE CONCEPT DETAILS - - Shøt Na: L6.20 ,.,-f< 6'-0' 15'-O'~~ "'""""'''''''' ~ ,~' 2 I STREETSCAPE IMPROVEMENT CÕNCEPT - - - - I"\.JIT (jH' STOtE GAL.1AAt6 CU66 II"AGIH6!CU.DER OrA -tt'AAl., STœ.. POST I'ITH I'COD ¡;¡.p, ~!fT"ÞGfIoIe,,'Tt;Jt£, W~~..t:IIKT'S ~~.I'WJ.. 1 I OVERLOOK WALL· PHASE 2 STREETSCAPE IMPROVEMENTS - - ~~=~'=\:sr::c.~~~~~II~~~ =~~~l\OIbe~~~Òd~ft,~;~:'~a~==~ 5 7 6 4 3 Dublin Ranch Area H Water Ouality Control Basin - Januarv 2005 APPENDIX A DETAILED PLANTING DESIGN DESCRIPTION for DUBLIN RANCH - REGIONAL WATER QUALITY CONTROL BASIN Site Design Review PLANTING ZONE PI: Perennial Emergent Wetland Association The PI planting zone includes the bottom and slope of the low-flow channel along the bottom of the basin. The low-flow channel is expected to have perennial flow due to "nuisance" summertime runoff from the development and due to groundwater that may be intercepted by the channel. Therefore, the channel hydrology will support the establishment of wetland and obligate riparian plant species known to improve the removal efficiency of nutrients (nitrogen and phosphorus), heavy metals and petroleum hydrocarbons associated with storm water. In addition, vegetation planted immediately adjacent to the channel will enhance the aquatic habitat value of the channel by providing shade and detritus for the aquatic food chain. The channel will then be valuable to wildlife species associated with local wetlands and riparian forests. The riparian wetland vegetation will also reduce channel bank erosion, while improving channel water quality (e.g. lower water temperatures, lower turbidity, higher dissolved oxygen levels). To accomplish these goals a mosaic of riparian, perennial emergent and seasonal wetland associations will be planted in designated areas based on exposure to light and shade tolerance. The perennial emergent wetland plants will be interspersed with the riparian association plants, along edges of the southern channel bends, in order not to be over shaded. Plant species in the perennial emergent wetland association tolerate frequent flooding, provide habitat for riparian bird species, and filter contaminants in the channel water. PLANTING ZONE P2: Willow Riparian Association A wooded riparian habitat will be established along edges of the low-flow channel at the bottom of the basin, specifically along northern bends in the channel. Plant species in the riparian association tolerate frequent flooding, provide shelter for riparian bird species and create aesthetic structure within the basin as well as contributing to water quality improvement and erosion control. PLANTING ZONE P3: Seasonal Wetland Association The seasonal wetland association will be located at a slightly higher elevation than the riparian and perennial emergent wetland associations. Plant species in the seasonal wetland association tolerate flooding and also survive when the water table elevation recedes. Plant species in the seasonal wetland association provide habitat for riparian bird species and increase sediment deposition and contaminant filtration as water in the channel rises and recedes. IV ater Quality Control Basin - Appendix A - Page I of 3 Dublin Ranch Area H Water Ouality Control Basin -Januarv 2005 PLANTING ZONE P4: Faucultive Wetland The P4 planting zone is located along the basin floor, at elevations above planting zones P3. This zone includes higher elevation mounds that will be planted with the woody mixed riparian association plants. Areas surrounding the raised mounds will consist of seasonal wetland herbaceous and grass species that will be established from seed. A seed mixture of facultative wetland and upland grass and forb species will be sown between the wooded mounds. The wetland and upland herbaceous species will establish along the environmental gradients in the basin floor. These species have been selected to control erosion in the area, enhance contaminant and nutrient removal, and will provide seasonal aesthetics during blooming times as well as wildlife habitat. PLANTING ZONE P5: Mixed Riparian Association The mosaic of wooded and herbaceous areas will create an aesthetic feature along the basin floor. The mixed riparian association will be planted on the higher elevation mounds. These mounds will be flooded during winter rainfall events, and will be dry as the water table recedes in the summer. The species selected for this association tolerate flooding. In addition, the Fremont cottonwood (Populus fremontii) has been selected for this association because it survives when the water table has receded below ground surface elevation (during summer months). The tree and shrub species within this association provide food and cover for wildlife species as well as stabilizing soils along the basin floor. PLANTING ZONE P6: Upland Grass Association Planting zone P6 occurs on the basin slopes. This zone traverses the lower limits of the normal flood zone to the upper slopes of the basin. Plant associations in zone P6 will integrate with those in P7 to form a continuum of wooded and grassland areas, A seed mixture of upland grasses and forbs will be planted between the Oak Woodland association, These species have been selected to tolerate infrequent flooding as well as drought conditions between flood events. These open areas will provide a scenic vista across the basin increasing the aesthetic value of the area. PLANTING ZONE P7: Oak Woodland Association The Oak Woodland association in P7 consists primarily of Valley Oak (Quercus lobata) intermixed with other native species. Valley Oak are adapted to flooding, and have been selected as a dominant species on the lower slopes of the basin where winter flooding will regularly occur. Other flood tolerant shrubs will add to the structure of the woodland. These native species provide food and cover for wildlife species. A seed mixture of upland grasses and forbs similar to the Oak Woodland seed mix will be planted on slope areas between the oak groves. PLANTING ZONE P8: Valley Oak Savanna/Native Grassland Association Planting zone P8 is a continuation of zone P7, the primary difference being that the plantings in zone P4 will be on a wider spacing to create a savanna, rather than a wooded, landscape. The Valley Oak of zone P3 will be partially replaced by the less flood tolerant Coast Live Oak (Q. agrifolia) species in zone P7, The savanna consists of native oak trees planted in small groups, or Water Quality Control Basin - Appendix A ,Page 20f3 Dublin Ranch Area H Water Ouality Control Basin -January 2005 individually, separated by open spaces of native grasses. The oak and associated shrub species have been selected to optimize the aesthetic value by providing shade and architectural plant forms to create an interesting landscape for the people who live and work in the area, A seed mixture of native grasses has been selected to fill areas between the widely spaced tree plantings. These grasses have been selected for their ability to compete with weedy species and thereby mininúze maintenance requirements. Depending on the suite of grasses selected, maintenance will include either irrigation or weed removal within the grassland areas. Additional shrubs may be added to this association to provide seasonal interest. PLANTING ZONE P9: Upland Groundcover The P9 planting zone is associated with steep side slopes on landforms in the upper areas of the project including the frontage landscape. These slopes will be planted with a continuous mass of low growing evergreen groundcover to minimize maintenance requirements and create a visual contrast with surrounding grasslands, SOILS The soils at the site will be vital to meeting the objectives of the water quality basin. The infiltration of water into the soil is a primary mechanism of contaminant and nutrient filtration in addition to sedimentation. This is influenced by both soil permeability and the percent of clay and organic matter in the soils onto which contaminants and nutrients are absorbed. Suitable topsoil is also critical to the success of establishing the proposed plant associations. On-site soils have been assessed for suitability of water quality improvement and plant establishment. A soil preparation plan will be prepared as part of the final construction documentation. Water Quality Control Basin - Appendix A - Page 3 of3 Dublin Ranch Area H Water Oualitv Control Basin -January 2005 APPENDIX B San Francisco Bay Regional Water Quality Control Board, Preliminary Approval of revised design, Email Correspondance for DUBLIN RANCH - REGIONAL WATER QUALITY CONTROL BASIN Marty, Here is an email regarding the proposed Dublin Ranch Water Quality Pond. Thank you for your patience on it. I understand the City of Dublin is looking for something written--even just informal, such as this email--toseethatweconcurwiththeconceptualdesignofthepond.So. this email is intended to provide our conceptual concurrence with the pond's conceptual design, as presented in CMG Landscape Architecture's submittal of August 10, 2004, which includes a written narrative ("Dublin Ranch, Regional Water Quality Control Basin, Schematic Design Update" and set of 11 x 17 plan sheets. If you would, please forward this to your consultants at HT Harvey and CMG. Overall, we remain excited to see this proposal and are very hopeful that it will simultaneously provide a benefit to water quality while also providing an aesthetic and open space benefit to the surrounding land users, and perhaps even a visual benefit to those driving by on the adjacent interstate, Additionally, we have the following questions and comments on the submittal. (2) Water Quality Treatment Volume This section indicates that the current treatment volume in the pond's design, 22.42 ac-ft, will be decreased to the design water quality volume of 19.5 ac-ft as design proceeds. To the extent possible, please seek to accomplish this by reducing temporary ponding depths, rather than shrinking the ponding surface area. This will help promote settling of pollutants and reduce transport of non-settled pollutants to the outflow point. (5) Inlet Design This indicates that flows will divert into the basin until the treatment volume has been reached, and that thereafter, flows will go down the G3 channel. I had recalled (probably incorrectly) that at some point there was a proposal to also use this basin for flood flow storage. Can you reassure me that the submittal's statement (which indicates the basin will not be used to detain flood flows above the WQV) is correct? (7) Sedimentation forebays Thank you for the detail on the design of these forebays, Would it make sense to line the bottom of the forebays to help maintenance? Ordinarily, we would seek to maximize the open earth area, to assist with infiltration, help vegetation grow, and maximize pollutant removal. However, some of the presentations we've seen on detention basins in wetter climates ( e.g., Seattle) where there is year-round rain, have suggested that maintenance may be helped by a somewhat harder bottom. In this case, since we have a dry summer, during which one would assume maintenance would typically take place, that may not be such a significant issue. So, we would hope to see the design remain as proposed, but were just curious whether this issue came up for you during the design process, Water Quality Control Basin - Appendix A . Page I of 3 Dublin Ranch Area H Water Oualitv Control Basin -Januarv 2005 (8) Permanent Pool and Channels Thank you for the description of the proposed permanent pool design. Has the issue been looked at as to whether this design will provide sufficient aeration of the pond? Is there pumping proposed to circulate the water over the waterfall/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 mail) some pictures of Jens Jensen's lagoon in Columbus Park, on Chicago's West Side. While I certainly defer to your firm's design capabilities, this recently restored lagoon design is an example of a native stone design (of course in a different climate and area) that remains striking and frequently visited more than 100 years after its original construction. Perhaps it might serve as a point of inspiration for certain aspects of the design, if they are not already completed. Regards, -Keith H. Lichten, P.E. Acting Section Leader San Francisco Bay Regional Water Quality Control Board 1515 Clay Street, Suite 1400 Oakland, CA 94612 (510) 622-2380 direct (510) 622-2460 fax kl ich ten(cl)waterboards.ca. go v Marty, I should have noted in my earlier email that we are commenting on the submittal as a conceptual submittal that we have received as a part of the basin design process. That is, we would still expect to receive a finalized submittal, acceptable to the Executive Officer, prior to the beginning of construction, as required in the Dublin Ranch Order and related submittals. Regards, -Keith H. Lichten, r.E. Acting Section Leader San Francisco Bay Regional Water Quality Control Board 1515 Clay Street, Suite 1400 Oakland, CA 94612 (510) 622-2380 direct (510) 622-2460 fax klichten@waterboards.ca.gov »> Keith Lichten 12/22/04 03:40PM »> Water Quality Control Basin - Appendix A - Page 2 of3 Dublin Ranch Area H Water Oualitv Control Basin -Januarv 2005 Response to Keith H. Lichten's comments (12/22/04) (2) Water Quality Treatment Volume The Storm water Management Plan and Schematic Design included a 4,1 acre surface area and 19.5 ac-ft of treatment volume, with temporary ponding 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 ponding depths of approximately 5 feet. The difference in volume is related to the enlarged surface 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 fills 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 and/or closely spaced 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 to 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 DO-year storm event. (7) Sedimentation forebays The Storm water Management Plan and Schematic Design included a 4,1 acre surface area and 19.5 ac-ft of treatment volume, with temporary ponding 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 ponding depths of approximately 5 feet. The difference in volume is related to the enlarged 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 acre 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 fore bay 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 pool 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 treatment will be included along with detailed planting plans and specifications in the package submitted to the RWQCB prior to construction, Water Quality Control Basin - Appendix A - Page 3 of 3 APPENDIX C June 14, 2005 Mike Porto, Planning Consultant Planning Department City of Dublin 100 Civic Plaza Dublin, CA 94568 Subject: Dublin Ranch Water Quality Control Basin Dear Mr. Porto: I met with Ed Ballman of Balance Hydrologics, Inc. and Chris Guillard of CMG recently to review plans for the Dublin Ranch Water Quality Control Basin. Overall, I was pleased with the amount of planning that has gone into the project. There are a number of adaptive management tools available to manipulate the water level in the lower permanent pool to prevent vegetation growth that can develop into mosquito sources. Cattails can become a real problem in this type of basin so the vegetation maintenance called for in the management plan should be followed. Our District technicians will need access to the basin to inspect and treat any mosquitoes that develop. There are several locked gates to the access roads; we will need keys to the lock or permission to add our lock to the gate. Since the two forebays and permanent pools may have water throughout the year, we will want to plant mosquitofish, Gambusia afjinis, to provide long term biological control of mosquito larvae. If the mosquitofish do well in the pools we would harvest fish on occasion to augment our fish stock which we provide to residents throughout the County. The vector control section (3.9) of the draft operations and maintenance manual states that the use of chemical control methods should be avoided to the extent practical and consistent with public health and safety. We would use two naturally occurring bacteriallarvacides, Bacillus thuringensis var. israelensis and Bacillus sphaericus as well as Methoprene, an analog of an insect growth regulator as the pesticides of choice for mosquito control on the basin site, It is important to have a number of tools available as part of our integrated program to avoid future problems with pesticide resistance. The vegetated low flow channels from the forebays to the pennanent pools have the highest potential for producing mosquito larvae, If the flows are too slow, water may form isolated pockets that produce mosquitoes. This problem could be reduced during low flow periods by mowing the vegetation to allow water to dry out quicker and providing our technicians with better access. This is addressed in the adaptive management plan. We would like to be supplied with the name and phone number of person (or agency) charged with managing the basin so that we can alert them of potential problems and request action to prevent mosquito emergence. If the Basin should become a continuing source of mosquitoes that requires numerous inspections and treatments during a year, we would seek a service contract to pay for the treatments or consider legal abatement if a service contract is not secured. The cost analysis in Table 2 of the draft operations and maintenance manual has funds allotted for controlling vegetation and rodents, a line for mosquito control should be added to this annual maintenance budget ($1,000 should be sufficient) Again, we appreciate the opportunity to review and comment on the plans prior to construction. The plan developers have added numerous improvements to this water quality control basin compared to others that we have seen in our County. If you have any questions regarding my comments, you can contact me at (510) 783-7744 or via email at acmad@mosquitoes.org, Sincerely, John R Rusmisel District Manager Cc: Ed Ballman Chris Guillard Attachment D: Dublin Ranch Water Quality Basin WATER QUALITY BASIN MAINTENANCE TASKS Maintenance Description I. BASIN HYDROLOGICAL MONITORING & MAINTENANCE'I 1. Routine Hydrological Monitoring Tasks 2. Routine Hydrological Maintenance Tasks 3, Non-Routine Monitoring & Maintenance Tasks Subtotal II. PLANTING & IRRIGATION MAINTENANCE A. FRONTAGE LANDSCAPE 1 Mowing (3 per year), Weeding, Irrigation Maintenance 2. Tree Work Subtotal B. UPPER AREAS --, Regular Mowing, Weeding, Irrigation Maintenance, Leaf Collection & 1. Removal 2. Tree Work Subtotal C. BASIN SLOPES ~ ___M___~" _.__ 1, Mowing (3 per year), Weeding, Irrigation Maintenance 2. Tree Work Subtotal III. PAVEMENT MAINTENANCP 1. Gravel Access Road Resurfacing 2. Crushed Stone Pedestrian Paths - replace/regrading of 1/3 of area CMG Landscape Architecturee 1 5/18/2005 Water Quality Basin Hydrological Monitoring and Maintenance First-Year Routine Monitoring and Maintenance Activities Monitorina Tasks Water level and drawdown time Water surface elevation checks Drawdown time Overall pond integrity Side slopes and embankments Presence of rills, slides, piping, etc, Inlet structures Evidence of erosion Inlet structure integrity Presence of litter and coarse debris in pond Pump intake structure Intake structure integrity Presence of vegetation and debris around inlet. trash rack cleaning Pump station Pump and emergency power testing Pump house maintenance Check valve and flapgate integrity and operation Sediment accumulation in ponds History of sediment removal and testing activities Assessment of sedimentation and neccessity of removal Vegetation control in ponds Assessment of trees, shrubs, weeds, and woody plants within pond Access and fencing Access road integrity and repair Perimeter fencing integrity Levee integrity Side slopes and embankments Presence of rills, slides, piping, etc, First-year storm evene Storm-event monitoring Maintenance Tasks Inlet and intake structures Cleaning of inlet structures Removal of litter and coarse debris in ponds Cleaning of trash racks Other routine maintenance Vegetation control in ponds Removal of trees, shrubs, weeds, and woody plants (routine trimming) Levee system Routing repair of rills and erosion Control of vegetation and rodents (as needed) Post First-Year Routine Monitoring and Maintenance Activities4 Monitoring Tasks ',- Water Quality Basin Hydrological Monitoring and Maintenance Maintenance Tasks Estimated Post First-Year Annual Total Non-routine Monitoring and Maintenance ActivitiesS Repair of major structures (infrequently, if ever)6 Inlet or pump station repairs, pump replacement Repair of access roads and fencing Estimated Total Sediment removal (approximately every 10 years or greater) Labor Sediment testing Off-haul (2000 yd3 x $12/yd3) Estimated Total Large-scale vegetation removal (approximately every 5 years, as needed) Labor Off-haul (1000 yd3 x $12/yd3)