HomeMy WebLinkAbout87-103 Murray School District CUP
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: August 17, 1987
SUBJECT:
Planning Commission
Planning Staff ~ J:r-
PA 87-103 Murray School District - Conditional
Use Permit Request for School District
Administrative Office and Corporation Yard uses
of the Fallon School site (amends approval
granted under PA 86-024.2).
TO:
FROM:
GENERAL INFORMATION:
PROJECT:
A Conditional Use Permit request for the
proposed use of a 5,4~ acre portion of the
Fallon School site (covering the area composing
proposed Lots #19 and #20 of Tract 5616) by the
Murray School District for Administrative Office
and Corporation Yard uses. This permit proposes
a modified site plan layout from that approved
for PA 86-024.2. The Conditional Use Permit
request covers the area to be retained by the
School District. The substantive changes
detailed in this new submittal involve changes
to the proposed Mechanic Shop/Carport Structure,
as regards both the size (increasing the area of
the structures by 50%~, or 2,500~ square feet)
and the location (moving and splitting the
proposed facility from a centralized location to
the separate locations adjoining the rear of
surrounding residential lots).
APPLICANT AND
REPRESENTATIVE:
Akol & Yoshii Architects
Attn.: Kayo Yoshii
2059 A Mt. Diablo Boulevard
Walnut Creek, CA
OWNERS AND
REPRESENTATIVE:
Murray School District
Attn.: Stanley Maleski
7416 Brighton Drive
Dublin, CA 94568
GENERAL PLAN
DESIGNATION:
Public/Semi-Public/Open
ZONING:
The site is currently zoned R-l-B-E, Single
Family Residential Combining District (6,500
square foot minimum lot size, 65-foot minimum
average width, 20-foot minimum front setback,
and 6-foot minimum sideyard).
PROPERTY DESCRIPTION
AND LAND USE:
The 5.4~ acre irregularly shaped property con-
tains the existing Fallon School facilities and
has frontage along Larkdale Avenue. The site is
currently covered by six permanent buildings,
The site was created by the recent recordation
of a three-lot subdivision which partially
exercised the approval for Tract 5616. The
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ITEM NO.
<6.,3
COPIES TO: Applicants
Owners
PA File 87-103
three-lot Final Map grouped the 20 lots approved
under Tract 5616 into three lots according to
anticipated land use. The three lots created
included one parcel for the future City Park,
one parcel encompassing the planned future 17
single family residential lots, and a final
parcel encompassing the holding to be retained
by the School District.
ASSESSOR PARCEL NUMBER:
941-181-27-1 (Portion)
SURROUNDING LAND USE:
The site has street frontage along its south
boundary (600'~ along Larkdale Avenue). The
site also has limited street frontage along its
east boundary on Bristol Road (a 20-foot stem
access between #7908 and #7890 Bristol Road). A
total of 10 existing single family residences
back up to the subject property. Land uses in
the immediate vicinity of the site are single
family residential.
ZONING HISTORY:
355th ZU - The subject property was rezoned from A-2, Agricultural
District, to the R-l-B-E, Single Family Residential Combining District, by the
355th Zoning Unit, with an effective date of December 8, 1960, following its
approval by the Alameda County Board of Supervisors.
Tract 2286 - The site consists of Lots 14 and 27 of Tract 2286, which
also created the adjoining 25 single family residential lots, (A total of 186
of the nearby lots were created by Tract 2286.)
C-2308 - A Conditional Use Permit processed by the Alameda County Zoning
Administrator to allow the construction and operation of a neighborhood park
on a portion of the subject property (Kolb Park improvements).
PA 83-040 - The Dublin Planning Commission granted (August 15, 1983) a
Conditional Use Permit request for the operation of a l20-child Christian
Youth Academy and Tri-Valley Church involving the Administration Building, the
Multi-Use Building, "B" Wing and the developed outside area of the Fallon
School.
PA 83-043 The Dublin Planning Commission granted (August 15, 1983) a
Conditional Use Permit request for the establishment of a 50-child educational
program for developmentally disabled youths within the kindergarten portion of
the Fallon School (Kaleidoscope Center).
PA 84-013 - The Dublin Planning Commission granted (April 16, 1984) a
Conditional Use Permit request for the operation of a pre-school, day care and
elementary school operation in Building C-C on the Fallon School site
(Fountainhead Montessori).
PA 84-061 - The Dublin Planning Commission granted (November 19, 1984) a
Conditional Use Permit request for the operation of a l20-child day care
center for children from 8 weeks through 10 years of age (Growing Tree
preschool) in Building C-A of the Fallon School.
PA 85-104 - The Dublin Planning Commission granted (January 6, 1986) a
Conditional Use Permit request for the continued operation of the Kaleidoscope
Center approved under PA 83-043.
PA 86-024.1 and .2 - The Dublin Planning Commission granted (August 18,
1986) a Tentative Map to subdivide the original l4.0~ acre School District
holding into a 20 lot subdivision, and a Conditional Use Permit to allow use
of proposed Lot #20 of Tract 5616 as the Administrative Offices and
Corporation Yard for the Murray School District, and to make continued use of
one of the existing buildings by the Kaleidoscope Center approved under
PA 85-104.
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APPLICABLE REGULATIONS:
Section 8-20.10 of the City's Zoning Ordinance defines a Community
Facility to include storage garage, repair shop or corporation yard.
Section 8-26.3 a) requires approval of a Conditional Use Permit for a
Community Facility in an R-l, Single Family Residential District.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need; 2)
whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or not the
use will materially affect the health or safety of persons residing or working
in the vicinity; and 4) whether or not the use will be contrary to the
specific intent clauses or peformance standards established for the district
in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the
acceptance and observance of specified conditions, including but not limited
to the following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the proposed
use brought into existence, failing which, the approval shall lapse and be
void;
d) guarantees as to compliance with the terms of the approval, including the
posting of bond;
e) compliance with requirements of other departments of the City/County
Government.
ENVIRONMENTAL REVIEW: The City proposes to adopt a Mitigated Negative
Declaration of Environmental Significance which finds the proposed
project will not have a significant impact on the environment (see
Exhibit A - Draft Resolution regarding the Mitigated Negative
Declaration of Environmental Significance and Background Attachments
#3 a - Draft Mitigated Negative Declaration of Environmental
Significance and #4 - Letter calling for Applicant to provide project
redesign or binding commitment that addresses and mitigates each
potential identified environmental impact).
NOTIFICATION: Public Notice of the August 17, 1987, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings,
ANALYSIS:
In December of 1983, the City Council passed a Resolution authorizing
the City Manager to proceed with negotiations with the Murray School District
for acquisition of surplus property at the Fallon School site. The Murray
School District formally advised the City on November 9, 1985, of its intent
to dispose as excess property a 9.6~ acre portion of the 14+ acre site.
The City Council on January 13, 1985, adopted a Resolution advising the
District of its interest to purchase a five-acre portion of the site for use
as a future neighborhood park. The City also indicated interest in securing
the O.4~ parcel containing the Fallon School Multi-Purpose Building.
With its initial noticing of the availability of excess properties, the
School District had put together a preliminary land use plan detailing 17
future residential lots over 4.0~ acres of the site. The City Council's
action included a request to the District that the layout of the future
residential lots be modified to reflect a different lotting pattern, The City
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Staff prepared a schematic alternate subdivision layout which consolidated all
17 lots into one portion of the site. (That proposed layout was ultimately
reflected by the approved Tentative Map for the site.)
Conditions of note established for the approved Tentative Map include
the following:
Condition 18 - Calls for the prov~s~on of a pedestrian/bicycle easement from
the 20-foot stem strip from Bristol Road for access to both the future park
site and the planned future City Senior Recreation Center.
Condition 20 - Calls for the provision of pedestrian/bicycle access from
Larkdale Avenue across the District's Administrative Office/Corporation Yard
to the planned future park site.
Condition 58 - Requires the observance of a tree planting program at the
perimeter of the Administrative Office/Corporation Yard parcel where it abuts
existing or future residential lots and where it abuts the planned future park
site.
These Conditions shall remain in effect with the new Conditional Use
Permit.
The Conditions of Approval established for the previous Conditional Use
Permit were drafted in a manner to allow a variety of information to be
submitted prior to the issuance of building permits. This approach was
implemented in resonse to the schematic nature of the plans submitted by the
School District, Items put off for later review included: review of the land
uses to occur in the Corporation Yard, the type and amount of exterior storage
and vehicle parking in that area, a review of what trees can be retained
within the proposed parking at the northeast corner of the site, the
determination of adequacy and design of proposed drive aisles and parking
areas, the determination of design and location of new project landscaping,
review of project fencing, and review of a project pedestrian system.
The submittals for the new Conditional Use Permit address many of the
above listed concerns by providing more detailed site planning information
than has been previously submitted. Items remaining for subsequent review
include the review of the land uses and types of storage and parking in the
Corporation Yard, and the details of project fencing.
As indicated previously in the Report, the substantive changes detailed
in this new submittal involve changes to the proposed Mechanic Shop/Carport
Structure. Under the current submittal, changes to the size and location of
the structure are proposed. The size is proposed to increase 50%~, or 2,500~
square feet. The location is proposed to be changed from a centralized
location to two separate locations. The Mechanic Shop is proposed to be moved
to the northwest corner of the site backing up to the rear of existing
residential lots along Larkdale Avenue. The Carport Structure (retitled as
the "Equipment Shed") is proposed to be moved to the northeast corner of the
site backing up to the existing residential lots along Bristol Road,
Additional proposed changes include: the provision of gates to separate
the western portion of the parking area from the remainder of the site, the
elimination of the previously proposed new Larkdale Avenue driveway, the
creation of a formalized drop-off/pick-up area for the Kaleidoscope Center,
the provision of a larger, more intensely landscaped parking lot area, and
provision of a more formalized pedestrian pathway system.
The proximity of the Mechanic Shop and the Carport Structure to the rear
of residential units raises some Staff concern. Staff recommends the setbacks
for these structures be increased from 10 feet to 20 feet to provide addi-
tional buffering between the uses. Observing the 20-foot setback may also
allow the structures to be built without special building requirements. (The
Building Official has advised that the walls of the Bus Mechanics Shop which
are less than 20 feet from the property line must be l-hour construction and
have 30" parapet walls. He has also advised that the walls of the Equipment
Shed which are less than 20 feet from the property line must also be I-hour
construction. A final comment from the Building Official is an indication
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that additional information regarding the proposed fertilizer storage in the
Equipment Shed will be needed, and may prompt an even greater setback from the
property line.)
Consistent with the actions taken in conjunction with the previous
Planning Applications covering this site (PA 86-024.1 and .2), and as
indicated elsewhere in this Report, Staff is recommending that a Mitigated
Negative Declaration of Environmental Significance be adopted for this
project. The Initial Study prepared for this project identified the following
Environmental Components (see Background Attachment #3):
1. General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3. Tree Preservation
4. Emergency Services
5. Traffic Circulation
6. Noise/Nuisances
The Draft Mitigated Negative Declaration of Environmental Significance
has been formatted in a manner that presupposes the Applicant will agree,
through the course of the public hearing process, to project design changes
and/or to enter into binding commitments that address and mitigate each
potential significant environmental impact identified in the Initial Study
prepared for this project. A letter to the Applicants outlining design
changes and/or binding commitments that addresses and mitigates each potential
identified environmental impact has been prepared and is included as part of
Attachment #4.
RECOMMENDATION:
6)
Open public hearing.
Hear Staff presentation.
Hear Applicants and public presentations.
Close public hearing.
Adopt Resolution regarding Mitigated Negative Declaration of
Environmental Significance (Exhibit A).
Adopt Resolution regarding Conditional Use Permit -
PA 87-103 (Exhibit B), or give Staff direction and continue
the item.
FORMAT:
1)
2)
3)
4)
5)
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the attached Resolutions (Exhibit A approving the
Mitigated Negative Declaration of Environmental Significance for
PA 87-103, and Exhibit B approving the Conditional Use Permit
application, PA 87-103).
ATTACHMENTS:
Exhibit A - Draft Resolution regarding the Mitigated Negative
Declaration of Environmental Significance
Exhibit B - Draft Resolution regarding Conditional Use Permit -
PA 87-103
Exhibit C - Conditional Use Permit PA 87-103 Submittals
Background Attachments
1) Applicant's Written Statement
2) Applicant's Environmental Assessment Form
3) Draft Mitigated Negative Declaration of Environmental Significance
4) Letter calling for Applicant to provide project redesign or
binding commitment that addresses and mitigates each potential
identified environmental impact.
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5) Zoning Map
6) Pertinent Agency Comments
7) Site Photographs and Photo Key
8) Staff Study - August, 1987
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RESOLUTION NO. 87 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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ADOPTING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 87-103 FALLON SCHOOL SITE
(AKOL & YOSYHII ARCHITECTSjMURRAY SCHOOL DISTRICT)
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's administrative guidelines for implementation
of the California Environmental Quality Act and City environmental regula-
tions, requires that certain projects be reviewed for environmental impact and
that environmental documents be prepared; and
WHEREAS, pursuant to Public Resources Code Section 21000 et seq"
a Mitigated Negative Declaration of Environmental Significance has been
prepared by the Dublin Planning Department with the project specific
mitigation measures outlined in Staff's Initial Study of Environmental
Significance dated August 12, 1987, regarding:
1. General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3. Tree Preservation
4. Emergency Services
5, Traffic Circulation
6. Noise/Nuisances
WHEREAS, the Planning Commission did review the Mitigated Negative
Declaration of Environmental Significance and considered it at a public
hearing on August 17, 1987; and
WHEREAS, proper notice of said public hearing was given as legally
required; and
WHEREAS, the Planning Commission determined that the project,
PA 87-103, has been changed by the Applicant and/or the Applicant has agreed
to provide mitigation measures resulting in a project that will not result in
the potential creation of any significant environmental impacts identified in
the Initial Study of Environmental Significance;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that the Mitigated Negative Declaration of Environmental Significance
has been prepared and processed in accordance with State and Local
Environmental Law and Guideline Regulations, and that it is adequate and
complete.
PASSED, APPROVED AND ADOPTED this 17th day of August, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
Plm- te"SGL.
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RESOLUTION NO 87 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING CONDITIONAL USE PERMIT CONCERNING PA 87-103 FALLON SCHOOL SITE
(AKOL & YOSHII ARCHITECTS/MURRAY SCHOOL DISTRICT)
WHEREAS, Kayo Yoshii, of Akol & Yoshii Architects, on behalf of
the Murray School District, request approval of a Conditional Use Permit to
allow use of Lot #20 of Tentative Map 5616, covering the Fallon School Site
facility as the Administrative Offices and Corporation Yard for the Murray
School District and to make continued use of one of the existing on-site
buildings by the Kaleidoscope Center; and
WHEREAS, the adopted City of Dublin Zoning Ordinance restricts the
operation of a Community Facility in an R-l-B-E, Single Family Residential
Combining District until a Conditional Use Permit is secured; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on August 17, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, this application has been reviewed in accordance with the
prov1s1ons of the California Environmental Quality Act and a Mitigated
Negative Declaration of Environmental Significance has been previously adopted
for the project (Planning Commission Resolution No. 87 - ); and
WHEREAS, the Planning Commission finds that the Conditional Use
Permit, as mitigated, will not have a significant environmental impact; and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony herein above set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
NOW THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
a) Use of the 5.4~ acre site (covering the area composing Lots #19 and #20
of Tentative Map 5616) for the Murray School District's Administrative
Offices and Corporation Yard and to make continued use of one of the
existing on-site buildings by the Kaleidoscope Center, serves the public
need by providing for the operation of a needed multi-use Community
Facility.
b) The uses will be properly related to other land uses, and transportation
and service facilities in the vicinity, as the proposed use will be a
relatively low intensity land use, with exterior activities adequately
screened and/or set back from adjoining residences to minimize any
adverse visual or acoustical impacts.
c) The uses will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially
detrimental to the public welfare or injurious to property or
improvements in the neighborhood, as all applicable regulations will be
met,
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d) The uses will not be contrary to the specific intent clauses or
performance standards established for the Distrct in which it is to be
located, as the proposed uses will be compatible with adjoining existing
and planned single family residential uses and the proposed neighborhood
park uses.
e) The approval of the Conditional Use Permit will be consistent with the
Dublin General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve said application as shown by materials labeled Exhibit C
and Background Attachments #1 and #2 from the August 17, 1987, Planning
Commission Staff Report on file with the Dublin Planning Department, subject
to the following conditions:
Unless otherwise stated, all Conditions of Approval shall be complied with
prior to issuance of building or grading permits and shall be sub;ect to
Planning Department review and approval.
1. Development and operation of the Administrative Offices and Corporation
Yard for the Murray School District on the 5.4~ acre site (covering the
area composing proposed Lots #19 and #20 of Tract 5616) shall be
substantially as shown on the Site Plan and the Floor Plans, Roof Plans
and Exterior Elevations prepared by Akol & Yoshii, consisting of two
sheets and dated received by the Dublin Planning Department on July 7,
1987, Development shall be subject to final review and approval by the
Planning Director prior to the issuance of building permits for remodeling
of any of the existing facilities or building permits for the two proposed
new structures, or prior to the relocation of any of the Corporation Yard
activities or storage. Development shall be subject to the conditions
listed below. The setbacks for the proposed Mechanic Shop and Equipment
shed shall be increased from 10 feet to a minimum of 20 feet.
2. The current Conditional Use Permit for the Kaleidoscope Center (PA 85-104)
shall remain valid and shall continue to be subject .to the Conditions of
Approval established under Planning Commission Resolution No. 86-002.
3. The permit for the Administrative Office/Corporation Yard facility shall
be valid for a period of five (5) years, at which time it shall be
necessary to apply for renewal. Failure to establish the uses within one
year of the effective date of the permit will cause the permit to become
null and void.
4. The hours of operation of the District's Corporation Yard use shall be
restricted to the hours between 7:00 a.m. and 7:00 p.m., Monday through
Friday.
5. No loudspeakers or amplified music shall be permitted outside the enclosed
building.
6. Prior to the relocation of any of the Corporation Yard activities or
related exterior storage, the School District shall supply the following
information for review and approval by the City Planning Department:
A. A generalized summary of items proposed for exterior storage and
an indication of the proposed general location of said storage.
B. Details of the number and types of School District maintenance
vehicles proposed to be parked on site with a generalized
indication of the location where said vehicles are proposed to be
parked or stored.
The list of activities, and their general location within the site, may be
supplemented and/or modified upon 30-day written notice from the School
District, with the Planning Director maintaining review and approval
authority over any new or modified activities to determine whether said
uses are consistent with the intent of this approval and with the Findings
of Approval established for this permit.
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7, All signs directly visible from Larkdale Avenue developed for the proposed
Murray School District Administrative Offices/Corporation Yard facilities
shall be subject to review and approval by the Planning Director as
regards size, location, copy and construction materials and design prior
to installation.
8. The parking plan proposed at the northeast quadrant of the site shall be
modified to drop two parking spaces in the central parking area, as
generally shown on the Staff Study dated August, 1987. An additional
modification shall be made to accommodate the increased setback for the
Equipment Shed called for in Condition #1, above to retain as many of the
major existing trees in this area as reasonably feasible.
9. There shall be no evening classes, meetings or other evening uses on the
premises above and beyond those typically associated with a school and as
provided through the Civic Center Act of the Education Code without prior
review and approval secured from the Planning Director, Approval of said
activities shall be based on the Planning Director's determination that
said functions are consistent with the Findings and General Provisions of
this Conditional Use Permit.
10, All activities shall be controlled so as not to create a nuisance to the
adjoining single family residences (existing or proposed) or the future,
adjoining neighborhood park.
11, Prior to the issuance of a building permit the developer shall submit a
letter documenting that the requirements of the DSRSD - Fire Department
have been satisfied.
12. Development shall comply with the City of Dublin Standard Site Development
Review Requirements and the City of Dublin Police Services Standard
Commercial Building Security Requirements.
13. Any change to the exterior architectural appearance of the existing Fallon
School Site structures shall be subject to consultative review by the
Planning Department prior to the changes being made.
14. In conjunction with the proposed tenant occupancy changes, the exterior of
the existing buildings shall be upgraded to an acceptable "first-class"
status as regards any upgrades or repair to provide a clean and safe
working environment.
15, Handicapped parking spaces located on the property (a m1n1mum of three
spaces) shall be established with the required identification, width and
ramp access, to meet minimum State requirements.
16. The Applicant shall develop an on-site striping plan to indicate the
portions of the on-site parking/driveway areas to be marked as "No-Parking
- Fire Lane" areas. The plan shall be submitted for review and approval
by the DSRSD-Fire Department and the City Engineer.
17. Raised end aisle concrete or asphalt curbing or raised landscape planters,
shall be provided across the site as generally depicted by the Site Plan
represented in Condition #1 in conjunction with the adjustments to the
site for the introduction of new driveway and parking areas. Installation
of the planters may be phased if approved by the Planning Director.
18, If a gas pump facility is proposed in conjunction with the development of
the new Corporation Yard, the location and layout of the gas pump facility
shall be subject to review and approval by the Planning Department prior
to its installation.
19. No exterior storage shall occur within 10 feet of the rear boundaries of
proposed Lots 14 through 17 of Tract 5616 and Lots 9 through 13 and 18 and
19 of Tract 2286.
20. The design, location, height and building materials of any new fencing or
gating established in conjunction with the proposed Administrative Office/
Corporation Yard complex shall be subject to review and approval by the
Planning Department, City Police Services and DSRSD-Fire Department prior
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to installation. Special attention shall be given to fencing around the
proposed Equipment Shed and for fencing supplied to control access to the
central quadrant of the Administrative Offices Complex,
21. Prior to the issuance of any building permits for new construction or for
remodeling of existing structures, the Larkdale Avenue driveway located
adjacent to the southeast side of Lot 13 of Tract 2286 shall either be
removed and replaced by standard curb, gutter and sidewalk or blocked off
by a raised concrete curb at the back edge of the sidewalk.
22, The project architect or engineer shall provide documentation of the
adequacy of driveway widths and turning radii for truck access into and
through the Administrative Office/Corporation Yard facility. Adjustments
to the driveway locations and widths shall be made as determined necessary
by the City Engineer to provide safe, smooth truck access, If determined
necessary, said adjustments shall include the installation of a driveaisle
connection around the northeast side of proposed Lot 19 of Tract 5616 (the
planned future Senior Recreational Center).
23. The structural design of the on-site parking and driveway areas shall be
subject to consultative review by the City Engineer. If repair or
resurfacing of part or all of these areas is deemed necessary, the nature
and extent of the proposed improvements shall be subject to consultative
review by the City Engineer.
24. Prior to the issuance of any building permits for new construction or for
remodeling of existing structures, the Subdivider shall prepare and submit
a detailed pedestrian circulation plan for pedestrian circulation from the
proposed City Senior Recreation Center to the future neighborhood park,
and to provide for pedestrian circulation reflective of the easements
called for in Conditions 18, 20 and 21 for Tentative Map 5616. Walkways
shall be constructed prior to occupancy of the Mechanic/Carport Building,
25, A Site Lighting Plan shall be submitted for review and approval by the
Planning Director and the City Police Services Department, Light Standard
details, prepared by a Civil Engineer or a qualified lighting designer,
including photometrics that indicate footcandle distribution, shall be
submitted for review and approval by the Planning Director. Exterior
lighting shall be of a design and placement so as not to cause glare onto
adjoining properties or on Larkdale Avenue. Lighting used after business
hours shall be adequate to provide for security needs.
26. The design and placement of service areas, trash enclosures, and utility
boxes shall be compatible with the site's overall design and landscaping,
and shall be subject to review and approval by the Planning Director as
part of the Project Working Landscape Plans. The size, number and
location of trash enclosures shall be subject to review and approval by
the Planning Director. The enclosures shall have a minimum inside
dimension of 8' and be designed with a concrete base and extended concrete
apron.
27. A masonry or prefabricated concrete wall (six foot m~n~mum height) shall
be installed along that portion of the project's boundary which directly
abuts existing or planned residential uses, or which abuts the planned
future neighborhood park site. The timing of the installation of the wall
shall be generally consistent with the timing of installation of perimeter
landscaping called for in Condition #58 for Tentative Map 5616 (Planning
Commission Resolution No. 86-053). The wall to be established at the rear
of Lots #18 and #19 of Tract 2286 shall be of a design and location
determined acceptable by the City's Police Services Department. The wall
to be established adjoining the proposed future park site may be
constructed of an alternate type of material if deemed acceptable by the
Planning Department and the City Park Designer (if applicable). The exact
location of this wall may vary according to the arrangements made between
the Subdivider and the respective adjoining residential property owners.
Design specifications for the wall (six foot minimum height above rearyard
pads of adjoining residential lots with an architectural pattern on both
sides of the wall) shall be submitted for review and approval at the time
building elevations are submitted. Where located at the property line and
adjoining an area with a higher grade, the wall shall be designed to
retain a minimum of two feet of back-fill material. The necessary back-
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fill material to level the grade behind the wall shall be supplied by the
Subdivider at the request of the respective impacted adjoining residential
property owners.
28, The front page of the Building Plans shall identify site development data,
including: zoning district, address, assessor parcel number, lot size.
gross and net floor areas by story, parking calculations, amount of
landscaping, floor area ratio, and additional pertinent development data,
29. The uses established under this permit shall be reviewed at the one-year
anniversary of initial occupancy of the Administrative Offices and/or
Corporation Yard to determine compliance with the above conditions or what
additional requirements may be needed. The Planning Director may refer
the matter back to the Planning Commission for disposition.
30. At any time during the effectiveness of this approval, the approval shall
be revocable for cause in accordance with Section 8-90.3 of the Dublin
Zoning Ordinance.
PASSED, APPROVED ADOPTED this 17th day of August, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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MURRAY SCHOOL DISTRICT
RECEIV.ED
" :j L 1 7 1987
Written Statement Describinq the Project
DUBUN PLANNING
This project is the remodeling of a portion of Fallon School for use as district
offices by the Murray School District. A conditional use permit for this
project has already been granted. This resubmittal is for the specific purpose
of obta i ni ng approval to move the 1 ocati on of the proposed grounds equi pment
garage, and mechanic's garage to a location that is different than was shown
on the original plans,
'a7 - 1 03
ATTACHMENT .i>,
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MURRAY SCHOOL DISTRtICT
ADMINISTRATIVE 'CElNTER
DUDU!\. CALIl'ORNIA
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10.
CITY OF DVBLlt-!
R .E ;C E I V E 'D.
, 'JUL 1 7 1987 (
DUBLIN PlANNING
p~ N'al:. 1 03
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- - '._"-~---'~"'" .....,
,
ENVJ~ONMENTAL ASSESSMENT FORM, hlTeRlM
(Pursuant to Public Resources Code Section, 21 000 et sec.)
...---... .-.----
The State CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timely manner and in
conformance with the State CEQA Guidelines. The form has three
sections: General Data, Exemption, and Initial Study. The
applicant is requested to complete Section 1, General Data. The
Planning Staff will prepare either Section 2, Exemption, or
Section 3, Initial Study. Please type or print legibly in ink.
SECTION 1. GENERAL DATA - - - to be completed by the APPLICANT
1.
Name (if any) and address of project: 7425 larkdale Ave" Dublin, CA.
2.
Proposed use of property: School district offices and maintenance' yard
. 3.
Nome, address, and telephone of Applicant:' Murraf School Oi stri ct '
, 7416 Brighton Drive, Dublin, CA 94568 415) 828-2956
'4.
Name, address, and telephone of con~act person [XJ in addition to applicant or
o instead of applicant: Akol & Yoshii, Architects, 2059A Mt. Diablo Blvd.
Walnut Creek, CA 94596 (415) 934-5522
5.
6.
Attached plans are~preliminary orDfully developed.' 6
' - bus maintenance: 177 sq. it. .
'8. 'ld' ' 'ft equipment shed ,enclosed:, 400 sq. f'h.
UI 109 area: sq. . ' covered: 2350 sq. ft.
, open: 500 sq. ft.
Site area: 13 0 sq. ft. ~r og acres'. 8. Current-zoning: public school
7.
9. Maximum Building Height '17
I:iI ft. or m stories.
Describe ~mount of daily tra~Fic generaJed ~h numbe~ txBe ~p time of day:
~-4:30 . 30 ; 30 occasslonal; ~u~~st~n~iv~ 1?~-9:00 am; 2:00 _ 3.30 pm.
11. Number of oFF-street parking spaces provided: 84 plUl;; 30 spaces at front of site.
12. Number of loading facilities provided: none
...'.... :...~., "..~~..':'.~~,~"':,....~:-':".:..'. ,'..r':-"''',,,:,,,,~.-at''-''''r.''''':____
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,/
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,13. Proposed developmen~ schedule: beginning: 10/1987
completion: 8/1988
14.a. If residential: number' of new 'units i number of existing units
bedrooms i unit sizes ;range of 0 sole prices or Dren~s
dwelling Dsingle familyD duplexD multiple.
inumber of new
i type of
14.b. IF commercial:
sales area
operation
scope of projectD neighborhood, 0 city, 0 regional
CJ SCJ. ft. or D acrei estimated employment per shift
i hours of
14.c. If industrial: materials involyed
hours of operation'
i estimated employment per shift
school administrative o~~ices & maintenance ~aci1iti
14.d. If institutional: major function ' i estimated employment per shift '3~+
, estima~ed oc<;=upancy '10apprmr ihours of operation 7:'30 to 4:10: occassiona1 meetings
2/lQ.onth approx.
15. Describe City permits required: d SHe 'DevilOfMe.4" Rev-.c."V; 0 Va.ria..~c.~,,; . 7-1Opm,
o AelW\iV\istr~ti"e. CoMi-tio~ Use. f.err.\rr; 0 ~cto.ssifi~t\oyo,. (rezot'\i~ j
o PlaV\V'\€.J. De.\Je..lopmewtj Gl CoMitioV1oJ USe. R:V1'y\lTj D Sl~"'" O'^'!1,;
o lJi{..e'r
16. Describe other publ ic approvols required: D unknown; UQ locel egenciesiD regional
agencies; D state agencies; D Federal agencies; for
CERTIFICATION
I he'reby certify that the information submitred is true and correct to the best of my knowledge
and belief. I unders~ond that the findings of this Environmental Assessment apply only to the
project as described above.
'. S;gnah"e, ~Ml ~ u . . . Date, Juq ~,1987
Name (print or type): Kazuo Yoshn, Architect; AKOL & YOSHII
'. ,.,......1.'.. '-",'~" '<., ',., '~,_...... .,.._.._..._,....._...__...,_ .....___ _..... '......_._ ,_ '_, ..
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PA 87-103
Fallon School Site (Akol & Yoshii Architects/Murray School District)
Conditional Use Permit
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION:
Fallon School Site
Dublin, CA 94568
PROJECT:
A Conditional Use Permit request for the proposed use of a 5,4~
portion of the Fallon School site (covering the area composing
proposed Lots #19 and #20 of Tract 5616) by the Murray School
District for Administrative Office and Corporation Yard uses.
permit proposes a modified Site Plan Layout from that approved
PA 86-024.2)
acre
(This
under
APPLICANTS AND
REPRESENTATIVES:
Akol & Yoshii Architects
Attn.: Kayo Yoshii
2059 A Mt. Diablo Boulevard
Walnut Creek, CA 94568
PROPERTY
OWNERS AND
REPRESENTATIVES:
Murray School District
Attn.: Stanley Maleski
7416 Brighton Drive
Dublin, CA 94568
FINDINGS:
The project will not have a significant adverse impact on the
environment. The mitigation measures outlined in the Initial Study
of Environmental Significance dated August 12, 1987, document the
steps necessary to assure that the subject property will not have a
significant adverse effect on the environment,
INITIAL STUDY:
The Initial Study of Environmental Significance dated August 12,
1987, provides a discussion of the environmental components listed
below. Each identified environmental component has been mitigated
through project redesign or through binding commitment by the
Applicant, as outlined in the Mitigation Measures Sections of the
Initial Study of Environmental Signifiance.
ENVIRONMENTAL COMPONENTS:
1. General Plan Policies and Zoning
2. Soils, Geology and Seismicity
3. Tree Preservation
4. Emergency Services
5. Traffic Circulation
6. Noise/Nuisances
SIGNATURE: DATE:
Laurence L, Tong, Planning Director
4;~'t'w"'l"~Aj'. '~\4.H'''' iil E..' ,1' ' .,
..,..~.,.,f'. ~. '.. " ,~/ ~.. ':l2 ... ~i~~ ~,' ~
'~ ~, 'i.," ~
i"~ I I;; 1I ,~, '. n I =,==,,~'M~='~"
~ Afr: ,In;. M.tJF I!'1-h),.r/~/F';
Development Services
P,O, Box 2340
Dublin. CA 94568
CITY OF DUBLIN
Planning/Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
August 12, 1987
Kayo Yoshii
Akol & Yoshii Architects
2059A Mt. Diablo Boulevard
Walnut Creek, CA 945
RE: 87-103 (Conditional Use Permit Request)
Dear Mr. Yoshii:
The application and environmental materials submitted for your application,
City File PA 87-103, have been reviewed concerning the potential environmental
impacts of the proposed School District Administrative Office and Corporation
Yard uses of the Fallon School Site.
This data, and the department's review of it, indicated that your project may
have the potential of creating significant environmental impacts if specific
mitigation measures are not incorporated into the project's design and
ultimate development.
By this letter be advised that, in light of the information submitted to date,
this office cannot prepare a Negative Declaration of Environmental
Significance for this project. However, it is the position of this office
that a Mitigated Negative Declaration may be possible and consistent with the
State of California Enviromental Quality Guidelines, Section l5080(d) 2 of
the Guidelines allows a Mitigated Negative Declaration to be prepared instead
of an Environmental Impact Report where the significant effects of a project,
as identified in an Initial Study, are clearly mitigated to the point where it
is reasonable to find that the significance is no longer in effect.
In order for this office to prepare a Mitigated Negative Declaration, the
project plans must first be revised to reflect changes that eliminate the
potential for the significant impact, and/or an enforceable commitment from
the Applicant must be made that shows the specific mitigation measures that
will occur. The following changes to your project have been determined to be
necessary to permit this office to prepare a Mitigated Negative Declaration of
Environmental Significance.
'.''''.~..'.-':~ ..,..:j".". ~"'''''''''~. ~',.'>.'.. ;.':'... 41.'. ,.<11...." .'''... '~~'.1,.' , If
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~TD
Mr. Kayo Yoshii
August 12, 1987
Page 2
There are
having the
by CEQA:
six (6) areas of your project proposal which have been identified as
potential of creating significant environmental impacts, as defined
1.
2.
3.
4.
5.
6.
General Plan Policies and Zoning
Soils, Geology, Seismicity
Tree Preservation
Emergency Services
Traffic Circulation
Noise/Nuisances
If the project plans are revised to incorporate the following features, and/or
if the Murray School District provides binding agreement to provide the design
components as indicated below (or that achieve the same effect of the items
listed below), this office will be in a position to issue a Mitigated Negative
Declaration of Environmental Significance.
1. General Plan Policies and ZoningjVisual Resources
Consistent with the Guiding Policies of Section 2.1.3 - Residential
Compatibility of the General Plan, steps shall be taken to assure that.
privacy and scale of existing residential development is respected, To
that end, buffer landscape planting shall be provided between the
Administrative Office/Corporation Yard facilities and new and existing
residential uses (see Condition #58 of the Planning Commission Resolution
No. 86-053 for Tentative Map 5616); hours and days of activity at the
Administrative Office/Corporation Yard facilities shall be controlled (see
Conditions #4 and #9 of the Draft Resolution for the subject Conditional
Use Permit); setback standards for the location of exterior storage shall
be observed (see Conditon #19 of the Draft Resolution for the subject
Conditional Use Permit); and a masonry or prefabricated wall shall be
installed along the project's boundary which abuts existing or planned
future neighborhood park site (see Conditon #27 of the Draft Resolution
for the subject Conditional Use Permit).
2. Soils, Geology, and Seismicity
The recommendations of the Preliminary Geotechnical Reconnaissance Report
prepared by Purcell, Rhoades & Associates, dated January 2, 1986, shall be
observed as regards site grading, drainage, foundation design, etc. A
project specific Soil and Foundation Study shall be performed to further
address the concerns outlined in the report, to determine in detail the
sub-surface conditions at the site in order to provide soil parameters for
foundation design, recommendations for earth work and site drainage, and
suggestions for site maintenance (see Condition #27 of the Planning
Commission Resolution No. 86-053 for Tentative Map 5616).
Mr. Kayo Yoshii
August 12, 1987
Page 3
3. Tree Preservation
A concerted effort by the Subdivider shall be made to retain as many of
the on-site trees as reasonably feasible (see Condition #8 of the Draft
Resolution for subject Conditional Use Permit request).
4. Emergency Services
A. The Subdivider shall work with the DSRSD - Fire Department and the
City Engineer to develop a plan for on-site striping to indicate
portions of the Administrative Office/Corporation yard facility to be
marked as "No Parking - Fire Lane" (see Condition #16 of the Draft
Resolution for the subject Conditional Use Permit request).
B. The design, location, height and building materials used for project
fencing and project lighting shall be determined following review and
input from the City of Dublin Police Services (see Conditions #20 and
#25 of the Draft Resolution for the subject Conditional Use Permit
request).
5. Traffic Circulation
The project engineer shall supply documentation that the lane widths and
turning radii proposed for the Administrative Office/Corporation Yard
facility are adequate to provide easy access by emergency service vehicles
(see Condition #22 of the Draft Resolution for the subject Conditional Use
Permit request).
6. Noise/Nuisances
All activities at the Administrative Office/Corporation Yard facility
shall be controlled so as not to create a nuisance to adjoining
residential uses (see Condition #10 of the Draft Resolution for subject
Conditional Use Permit).
These recommendations are made for environmental purposes only.
engineering and land use aspects of the project will be prepared
incorporated into a Staff Report to be presented to the Planning
along with the environmental determination.
The design,
and
Commission
Mr. Kayo Yoshii
August 12, 1987
Page 4
Please provide us with plans and information that give us the assurance that
the potentially significant environmental aspects of the project have been
mitigated.
Questions concerning this matter may be directed to Kevin J. Gailey of this
office at (415) 829-4916 at your convenience.
Yours very truly,
f(~~
~ LaurenceCJ Tong ---
Planning Director
LLT/KJG/slh
cc: File PA 87-103
Murray School District
Attn: Stanley Moleski
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ALAMEDA COUNTY SHERIFF'S DEPARTMENT
AUG 6 I\jB7J
. From: Det/Sgt. D. A. DiFRANCO 11534
Date:
8/6/87
T~: Lt. SEVERINI
Subject':
Relocation of Murray School District Offices.
The submitted plans call for the relocation of the Murray
School District Offices from their present location on
Brighton Dr. to the old Fallon School. This move is
needed because the city has bought the land at the
current location for the expantion of Kolb Park. The
new site will call for the remodeling of an abandon
school in depressed condition. Two new building
will be built; a bus maintainance shop and a large
equipment shed. A new masonry wall is called for on the
West end of the complex. The area to the east near the
equipment shed is open to public access, and there is a
bike path proposed to run through the complex from
Larkdale Ave to the expanded Kolb Park. The business
office and part of the senior rec. area would be unfenced.
This c~ld be a problem, particularly in the area of the
shed. IThere is a breezeway that runs by the southeast
corner. This should be closed with fencing or routed
to the rear of the building with fencing that would
extend over the top of the pat~ The shed area should
have a security fence around it to prevent burglar~
pbe fencing in the area of the business office should
extend to the parking lots and be secured with gates
to pervent burglary and vandalis~ Overhead lighing
should be placed in the bus parking area in the southwest
corner of the complex.
Door security'hardware should be brought up to current
code requirements. Any louver windows should be replaced
during the remodeling process.
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TO:
FROM:
Kevin Gailey
Victor L. Taugher
SUBJECT: FALLON SCHOOL SITE
DATE :
August 13, 1987
1. The wall of the Bus Mechanics shop which are
less than 20' from the property lines must be
1 hour and have 30" high parapet walls.
2. The walls of the equipment shed which are less
than 20' from the property line must be 1 hour.
3. Additional information regarding the fertilizer
storage is necessary. Depending on quantities
and types of materials the fertilizer storage may
have to be in a separate building 60' from property
lines.
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