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HomeMy WebLinkAbout99-064 QrryLaneSchl8/8/00AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 8, 2000 SUBJECT: PUBLIC HEARING PA 99-064 Quarry Lane School Planned Dev elopment (PD) Prezone and Annexation (Report Prepared by: Anne Kinney, Associate Planner) Lasu-Fiil,o P~~~.'t ATTACHMENTS: 9 1. Draft Resolution recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program ~~ 2. Draft Resolution recommending City Council approve a Planned Development (PD) Prezone/Development Plan for the Quarry Lane School (with the Prezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibits A-2 and A-3) and Planned Development (PD) Prezone for the Kobold property with the Prezoning Exhibit attached as Exhibit A-1) 16 3. Draft Resolution recommending City Council direct staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) for annexation a 8 4. Vicinity Map a 9 5. Aerial 3 0 6. Annexation Maps (2 pages) ~ ~ 7. Initial Study/MitigatedNegabve Declaration 9 0 8. Mitigation Monitoring Program RECOMMENDATION: 1. Hear Staff Presentation 2. Open Public Hearing 3. Hear Applicant's Presentation 4. Question Staff, Applicant and the Public 5. Close Public Hearing 6. Deliberate 7. Adopt Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program 8. Adopt Resolution (Attachment 2) recommending City Council approve a Planned Development (PD) Prezone/Development Plan for the Quarry Lane School (with the Prezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibits A-2 and A-3) and Planned Development (PD) Prezone for the Kobold property with the Prezoning Exhibit attached as Exhibit A-1), and 9. Adopt Resolution (Attachment 3) recommending City Council direct staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) for annexation COPIES TO: The Applicant The Property Owners PA file ITEM NO. PROJECT DESCRIPTION: The project site is located north of the existing city limits, on the east side of Tassajara Road, approximately 3 miles north of I-580 within unincorporated Alameda County. The site contains two properties, the Quarry Lane School and the Kobold property, located at 6363 and 6237 Tassajara Road respectively. The Kobold property is located adjacent to the city limits, south of the Quarry Lane School site. The total site includes approximately 13.7 acres of land. The Applicant, Dr. Arac of Quarry Lane School is requesting approval to allow the development of Phase 2 of the privately owned school at 6363 Tassajara Road. Phase 2 of Quazry Lane School would include the construction of 66, 685 square feet of classroom and administrative space to house 750 students and 55 staff and recreational play fields. Construction of Phase 2 would increase the need for public services and facilities beyond that available from existing private facilities. Therefore, annexation to the City of Dublin and Dublin San Ramon Services District is requested to obtain the necessary level and range of urban services to facilitate future expansion of the school. The State reorganization act (Knox-Cortese) requires that properties proposed for annexation be contiguous with the boundaries of the jurisdiction to which annexation is proposed. Therefore, the Kobold property is proposed to be included in the annexation action, since it is the intervening property between the city limits and the Quarry Lane School site. However, no development is proposed for the Kobold property at this time. The proposed nroiect includes the followine entitlements: • Planned Development Prezoning and Stage 1 and 2 Development for Phase 2 of the Quarry Lane School • Planned Development Prezoning of the Kobold property to allow future residential and open space uses in accordance with the Eastem Dublin Specific Plan • Annexation to the City of Dublin and Dublin San Ramon Services District. A model of the proposed Quarry Lane School development will be presented at the Planning Commission meeting and is currently available for view in the Council Chambers. Staff also recommends that the Commissioners visit the site. It is a good opportunity to see the development of the School's Phase 1 building which is currently under construction. BACKGROUND: Although, the project site lies within a portion of unincorporated Alameda County, it is within the City of Dublin's sphere of influence and within the Eastern Dublin Specific Plan area. The Specific Plan was adopted by the City of Dublin in January of 1994, for the purpose of guiding future growth in the eastern portions of the City and established land use designations for approximately 3,300 acres of land east of the Camp Parks Military Reserve. Due to the chazacteristics of the project site, under the Specific Plan it was given three separate land use designations of "Medium Density Residential", "Open Space" and "Rural Residential/Agriculture". The Quarry Lane School site was previously known as the "Villa Tassajara", with an existing building and parking lot used primarily for a variety of social gatherings, including weddings, training seminars and similar events. In April 1999, Alameda County approved a rezoning for the property to PD-Planned Development District to allow the Phase 1 development for Quazry Lane School, consisting of 15, 600 square feet of floor area for day care, preschool and elementary grades with a maximum of 200 students. The school would be served by private on-site well and septic facilities. Phase 1 is currently under construction and is anticipated to be open at the end of August for the 2000/01 school year. The County also certified an Environmental Impact Report for Quarry Lane School prior to the approval of the rezoning and development application. The EIR considered the full build-out of Quarry Lane School consisting of 62, 575 square feet of floor area for day care, preschool, elementary, middle and high school grades to accommodate a maximum of 950 students. ANALYSIS: Project Site and Surrounding Land Uses: The project site encompasses two parcels of land, the Quarry Lane School property and the Kobold property located east of Tassajara Road, north of the current City limits within the Eastern Dublin Specific Plan area. The subject site contains the existing Villa Tassajara building which has been incorporated into the Quarry Lane School as the administration building and Phase 1 which is currently under construction. Asingle-family residence, landscape contracting business and plant nursery exists on the Kobold property. The Quarry Lane School site contains moderate to steep topographic features, with natural (pre-graded) elevations ranging from approximately 435 feet above sea level adjacent to Tassajara Road to approximately 564 feet above sea level (the highest point) on the northeast corner of the site. The Villa Tassajara building and parking lot has been constructed on the level portion of the site adjacent to Tassajara Road. At the rear of the parking lot the pre-graded topography rose steeply to form a small hill towards the center of the property at the 500-foot contour. A tributary of Tassajara Creek exists along the southern boundary of the Kobold property. The Specific Plan designation of Rural Residential/Agriculture encompasses the northeastern portion of the Quarry Lane School site generally located above the 500-foot contour line. The southern portion of the Kobold site along the tributary of Tassajara Creek is designated for Open Space uses and the remainder of the west, northwest and central portions of the total site (Quarry Lane School and Kobold) are designated for Medium Density Residential land uses. To the northeast of the site, asingle-family residence has been constructed on a 10-acre lot. The property to the south of the creek is currently being constructed with single-family residences as part of the Dublin Ranch development. To the east, lands designated for a Community Park and Rural Residential Agriculture under the Eastern Dublin Specific Plan are undeveloped. Across Tassajara Road to the west, lie vacant lands designated for future residential uses under the Eastern Dublin Specific Plan. Planned Development Quarry Lane School: The Applicant is requesting a Planned Development Prezone and Stage 1 and 2 Development Plan to establish regulations for the use, development, improvement, and maintenance of the property as required by Chapter 8.32 of the Dublin Zoning Ordinance. The proposed land uses are shown on the Prezoning Exhibit, labeled Exhibit A-1 of Attachment 2 to the staff report. A Stage 1 and 2 Development Plan has been prepared for the Quarry Lane School, depicting development concept and addressing the requirements of the Zoning Ordinance. The proposed Development Plan is attached and consists of: Exhibit A-2, the Planned Development Provisions (including permitted and conditional uses and development regulations) and Exhibit A-3, the applicants proposed site, architectural, landscape and other plans. Development Plan The Development Plan as proposed would allow the operation and constmction of a private school including kindergarten through high school grades for a maximum of 950 students (Phase 1 and 2) and approximately 55 faculty and staff. The second phase of construction would include 66, 685 square Feet of floor area to accommodate new classrooms, a gymnasium, new recreational play fields, driveways and parking areas. The following table summarizes the amount of construction proposed for each phase of development: Table 1. Summary of Quarry Lane School Development Building Sq. Ft. Classrooms No. of Students Phasel(under construction in Alameda I5, 578 13 200 County Phase II (proposed for construction in Dublin) 66, 685 37 750 Total 82,263 50 950 The original site plan prepared by the Applicant for submittal to Alameda County in 1998 proposed the complete grading of the property to provide a flat area to construct the school. The Applicant worked closely with both the City and County to revise the site plan to minimize on-site grading and design structures to more closely fit the natural topography. In 1999, the County approved the Phase 1 school building only, located to the immediate rear of the existing parking lot area. This approval also permitted the creation of a flat play area at the 500-foot contour and prohibited any grading above the 520-foot contour line. In order to accommodate the phase 2 improvements including a second school building and recreational play fields, the applicant proposes to recontour the central portion of the property so that the small hill to the rear of the phase 1 building is cut to accommodate the new school building. The new building has been carefully designed to fit the contours of the existing topography. The three-story structure appears to step up and into the hillside to reduce its mass and scale, thereby appearing as a two-story structure (Refer to Exhibit A-3, Sheet A4.0). To the rear of this structure, a combination of cut and fill is used to create a flat playfield site with a steep downslope to the southerly property line to meet natural grade. The area will be landscaped with appropriate vegetation to promote stability and create a soft landscaped edge. Several retaining walls are required as part of the development. The walls would range in size from less than one foot to a maximum of 14 feet. The northeastern portion of the property between the recontoured 490 and 520 foot contours would be regraded to resemble the existing landform and the area above the 520-foot contour would be left undisturbed. The Phase 2 architecture has been designed to match the Phase I architecture to create a uniform site design. The architecture can be described as industrial rural with craftsman elements to complement the rural setting and future residential land uses in the area. The building is characterized by use of stucco finish, metal roofing, wood brackets, aluminum windows and decorative metal trim. The building has been designed with varying roof elements, which effectively reduces the overall scale of the structure. In addition, the building would not obscure or extend above the ridgeline. The ground level would contain parking spaces and classrooms, with second and third floors accommodating the gymnasium and additional office and classroom areas. The existing (currently under construction) school building is constructed in a similar manner to the proposed Phase 2 building and also utilizes the existing topography to step up the hillside. The general appearance of the overall project would be one of buildings walking up the natural landforms and 4 stepping back from Tassajara Road. The Phase 1 building will partially screen the Phase 2 structure proposed. The applicant is using the natural landform rather than destroying it. Landscaping of the property consists of streetscape landscaping, landscaping around the perimeter of the buildings and playfield. The landscaping shall conform to the City of Dublin Master streetscape Manual and incorporate the use of native plants and shrubs; vegetation shall be chosen to promote slope stabilization. The site has been designed with adequate access and on-site pedestrian and vehicular circulation. Parking has been provided in accordance with the City's Parking Ordinance. Consistency with General Plan and Eastern Dublin Specific Plan: The Eastern Dublin Specific Plan Specific /General Plan designates the property for Medium Density residential and Rural Residential/Agricultural uses. A school use within this designation is appropriate because the Eastern Dublin Specific Plan envisions this area (identified as subarea G: Foothill residential in the Specific Plan) to be developed with predominantly residential and open space uses, as well as uses including public schools and parks. It is appropriate for schools, both public and private to be located in residential neighborhoods in close proximity to the students they serve. The siting and design of on-site improvements has be carefully planned to accommodate the required buildings but also to complement the existing site topography; minimize grading; ensure that the development does not obscure or extend above the ridgeline; and recontour slopes to resemble natural land forms consistent with the policies of the Specific Plan. Kobold Property: A Planned Development (PD) Prezoning has been prepazed for the Kobold property to establish regulations for future use. The proposed land uses are as shown on the Prezoning Exhibit, labeled Exhibit A-1 of Attachment 2 to the staff report. The proposed land uses are consistent with the Eastern Dublin Specific Plan and General Plan land use designations of "Open Space" and "Medium Density Residential". The draft PD District provisions (Attachment 2) specify the intent, intensity of use, permitted and conditional uses of the Residential and Open Space land use designations in accordance with the Specific Plan. Any future residential development on this property shall conform to the policies and intent of the Eastern Dublin Specific Plan including the design guidelines. In accordance with the Specific Plan, the prezoning identifies open space uses along the southern property line to preserve the creek corridor and provide passive recreational areas. No development may occur until a Stage I and Stage 2 Development Plan is adopted by the City identifying regulations for the improvement and maintenance of the property in accordance with Dublin's Zoning Ordinance. The "Interim Agricultural" land use designation (Attachment 2) allows the existing residential and agricultural uses approved under the Alameda County's Zoning Ordinance to remain until such time as the property owner applies for a Development Plan to develop the property. The regulations and standards governing this land use designation shall be the Agricultural Districts (A Districts) provisions of the Alameda County Zoning Ordinance. Also, following annexation, all City of Dublin zoning provisions relating to legal non-conforming uses and buildings shall apply to this property. Annexation The project site is currently within unincorporated portion of Alameda County. In order for the project to come under the jurisdiction of the City of Dublin, annexation of the site to the City must be approved by the Alameda County Local Agency Formation Commission (LAFCo). The LAFCo prefers that a city prezone an azea proposed for annexation, and that prezoning must be consistent with the approved General Plan and Specific Plan uses for the property. The PD Prezoning proposed for adoption would address this requirement, and would establish the appropriate land uses to be effect at the time the project site becomes a part of the city. The current action proposed for the Planning Commission is to consider the drafr resolution (Attachment 3) recommending that the City Council adopt a resolution authorizing staff to initiate an application to LAFCo for a reorganization. The reorganization proposal includes the annexation of 13.7 acres (the Quarry Lane School and Kobold properties) to the City of Dublin and Dublin San Ramon Services District. Public services such as water and sewer for this annexation may not be available immediately upon approval of annexation. Planning and engineering studies for water and sewer infrastructure will be required to address service to the annexation area, and the project proponents will likely need to enter into agreements with the service districts. The proposed annexation is appropriate, as it is contiguous with the Dublin City limits and would provide for the logical and orderly extension of urban services in the Eastern Dublin Specific Plan Area. ENVIRONMENTAL REVIEW The project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastem Dublin Specific Plan Area, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993. The General Plan/Specific Plan EIR is a program EIR, which analyzed the environmental issues related to the land use locations, development plans and policies contained in the Eastern Dublin Specific Plan. The EIR also anticipated several subsequent actions related to future development in Eastern Dublin. The EIR did identify some impacts from implementation of the General Plan/Specific Plan that were not able to be mitigated. Upon certification of the EIR, the City adopted a Statement of Overriding Considerations for several impacts, some of which relate to this project. The City also adopted a mitigation monitoring program, which included measures intended to reduce impacts from the development of Eastern Dublin area. These mitigation measures apply to project approvals and actions at various stages in the development process, and will be applied to this project as applicable. The timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix (City Council Resolution # 53-93). An Environmental Impact Report for Quarry Lane School was certified by Alameda County Board of Supervisors in 1999. The EIR analyzed environmental issues relating to the proposed school in the areas of land use, visual quality, geology, hydrology, traffic and circulation, air quality, noise, public services and utilities. Upon certification of the EIR, the Board of Supervisors adopted a Statement of Overriding Considerations for impacts relating to the provision of public services and adopted a mitigation monitoring program. An Initial Study was prepared for the proposed project, involving an annexation and prezoning request for 6363 and 6237 Tassajara Road. The Initial Study utilized technical information and analysis in both the Eastern Dublin EIR and the County EIR to determine if additional impacts would occur as a result of this proposal. The Initial Study determined that with the implementation of Mitigation Measures previously adopted for the Eastern Dublin EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance and the proposed project will not have a significant effect on the environment. The public review period of the Initial Study/Mitigated Negative Declaration was held from July 19, 2000 through August 7, 2000. To date, one comment letter has been received from the Regional Water Quality Control Board and is attached as part of Attachment 7. Staff is currently preparing a response letter to the Regional Water Control Board. A copy of the Initial Study/Mitigated Negative Declaration is included as Attachment 7. The following is a brief discussion of the pertinent issues: Traffic issues: A traffic study was conducted for the Quarry Lane School by Abrams Associates, Transportation Consultants. Traffic impacts were not analyzed for the Kobold property as no development is proposed at this time. The study concluded that with the construction of a traffic signal at the school entrance, there would be no significant traffic impacts as a result of this project. The program EIR determined that the development of Eastern Dublin would result in several traffic impacts, however these impacts would be mitigated by transportation improvements funded through the payment of traffic fees by new development within the eastern Dublin area. The Applicant will be required to pay traffic fees as part of this development. Aesthetics: The project was evaluated to determine whether the project design complies with the mitigation measures of the Eastern Dublin EIR and the Scenic Corridor policies. A number of these policies have been reflected in the project design to minimize grading, retaining walls and to design the building to fit the existing topography. With the adherence to mitigation measures of the Eastern Dublin EIR, the County EIR and site-specific measures identified in the Initial Study, no significant impacts were identified for the project. Noise: The County EIR for the Quarry lane School analyzed the potential noise impacts of the project and determined that minimal noise impacts of the project would be caused by vehicular traffic or school activities. Noise related to school activities would primarily involve children using the recreational play fields towards the center and rear of the site. Surrounding uses would largely be shielded by the new buildings and topography and noise levels would only occur during the school day. With the adherence to mitigation measures contained in the Eastern Dublin EIR, no significant impacts regarding temporary construction noise would occur as a result of the project. OTHER AGENCY/DEPARTMENT REVIEW The proposed project has been reviewed by the Building Department, the Public Works Department, Police Services and Alameda County Fire Department. The concerns raised are reflected in the design of the project and / or in the mitigation measures identified in the Initial Study/Mitigated Negative Declaration prepazed for the project PRE-ANNEXATION AGREEMENT The goals and policies of the Eastern Dublin Specific Plan require annexation and new development to be revenue neutral. Prior to the submittal of the annexation request to LAFCo, all property owners within the annexation area will be required to enter into apre-annexation agreement with the City. The agreement will assure that the financing goals and policies of the Specific Plan are met. DUBLIN UNIFIED SCHOOL DISTRICT The Dublin General Plan policies state that "schools located within the city should be operated by the Dublin Unified School District". It is the intent of the City that the boundaries of the Dublin School District should be coterminous with the City limits. The project site is currently located within the Livermore Valley Joint Unified School District. The detachment of the project site (Quarry Lane School and Kobold properties) from the Livermore School District and annexation to the Dublin School District is not subject to LAFCo approval. The Planned Development Prezone contains a provision which requires that the applicant cooperate and actively work with other property owners within the City of Dublin's sphere of Influence to initiate and complete the annexation process to the Dublin Unified School District. 7 CONCLUSIONS The proposed Planned Development Prezone and Annexation request for the Quarry Lane School and Kobold properties is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and Dublin Zoning Ordinance. The project will accommodate the logical extension of public services within Eastern Dublin and will provide for future land uses anticipated in the Eastern Dublin Specific Plan. RECOMMENDATION: Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following resolutions: 1. Adopt Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program 2. Adopt Resolution (Attachment 2) recommending City Council approve a Planned Development (PD) Prezone/Development Plan for the Quarry Lane School (with the Prezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibits A-2 and A-3) and Planned Development (PD) Prezone for the Kobold property with the Prezoning Exhibit attached as Exhibit A-1), and 3. Adopt Resolution (Attachment 3) recommending City Council direct staff to file an application with Alameda County Local Agency Formation Commission (LAFCo) For annexation GENERAL INFORMATION: PROPERTY OWNERS: APPLICANT: LOCATION: EXISTING ZONING: EASTERN DUBLIN SPECIFIC PLAN / GENERAL PLAN DESIGNATION: Dr. Sabri Arac President Quarry Lane School 3750 Boulder Street Pleasanton, CA 94566 Mr. Jay Lange agent for Mr. Michael Kobold P.O. Box 2398 Dublin, CA 94568 Dc Sabri Arac President Quarry Lane School 3750 Boulder Street Pleasanton, CA 94566 East side of Tassajara Road, approximately 3 miles north of I-580, Unincorporated Alameda County APN: 985-0002-006-01.985-0002-005-01 and 005-02 Alameda County: PD Planned Development and A Agricultural Rural ResidemiaUAgriculture, Open space, Medium Density Residential PUBLIC NOTIFICATION: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 fee[ of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri- Valley Herald and posted a[ several locations throughout the City. RESOLUTION NO. 00-00 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR PA 99-064 WHEREAS, the applicant, Dr. Sabri Arac of Quarry Lane School has requested approval of a Planned Development (PD) Prezoning and Annexation of an area of approximately 13.7 acres generally located north of the City Limits at 6363 and 6237 Tassajara Road within the Eastern Dublin Specific Plan area (APN: 985-0002-006-01, 985-0002-005-01 and 005-02.); and WHEREAS, the General Plan Amendment ("GPA") and Eastern Dublin Specific Plan ("EDSP") were adopted by the City in 1994; and WHEREAS, the EDSP provides more specific and detailed goals, policies and action programs for approximately 3313 acres within the GPA area nearest to the City on its Eastern side; and WHEREAS, a Program Environmental Impact Report ("Program EIR") was prepared for the EDSP and GPA (SCH No. 91103604) and certified by the City Council on May 10, 1993, by Resolution No. 51-93, and two Addenda dated May 4, 1993, and August 22, 1994 ("Addenda") have been prepared and adopted by the City Council and are hereby incorporated by reference; and WHEREAS, on May 10, 1993, the City Council also adopted Resolution No. 53-93, adopting the GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts and mitigation measures relating to the EDSP and GPA, and adopting a Mitigation Monitoring Program ("Program MMP") for the GPA and EDSP which resolution is hereby incorporated by reference; and WHEREAS, an Initial Study has been prepared for the project to evaluate site-specific impacts of the project, to a greater level of detail than in the Program EIR, pursuant to CEQA guidelines Section 15168. Based on the Initial Study, a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The Program EIR and Initial Study adequately describe the impacts of the project, and there have been no substantial changes or new information which would necessitate supplementing the Program EIR pursuant to Public Resources Code section 21166 and CEQA guidelines Section 15162; and WHEREAS, a complete application for the project is available and on file in the Planning Department; and WHEREAS, a 20 day public review period was held for the Mitigated Negative Declaration, from July 19, 2000 through August 7, 2000; and ATTACHMENTI WHEREAS, no comment letters have been received during the public review period; WHEREAS, the Planning Commission did hold a public heazing on said application on August 8, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program for PA 99-064; and WHEREAS, the Planning Commission did hear and use their independentjudgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby find that: The project is within the scope of the Program Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan (SCH 91103064). Site-specific environmental affects have been analyzed in the Initial Study prepared for the project and circulated for public review. The project will not have a significant effect on the environment with the application of Mitigation Measures identified in the Program EIR and in the Initial Study. 2. The Mitigated Negative Declaration and Mitigation Monitoring Program have been prepared in accordance with State and local environmental laws and guidelines. 3. The Mitigated Negative Declaration and Mitigation Monitoring Program aze complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby recommend City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program PA 99-064, the Mitigation Monitoring Program is attached as Attachment 8 and with the Initial Study/Mitigated Negative Declaration (Attachment 7) are incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 8th day of August, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:~Pe9e-oea~rexESOm~d 2 RESOLUTION NO. 00-00 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) PREZONE AND DEVELOPMENT PLAN FOR QUARRY LANE SCHOOL AND A PLANNED DEVELOPMENT (PD) PREZONE FOR THE KOBOLD PROPERTY (PA 99-064) WHEREAS, the applicant, Dr. Sabri Arac of Quarry Lane School has requested approval of a Planned Development (PD) Prezoning and Annexation of an area of approximately 13.7 acres generally located north of the City Limits at 6363 and 6237 Tassajara Road within the Eastern Dublin Specific Plan area (APN: 985-0002-006-01, 985-0002-005-01 and 005-02.); and WHEREAS, the applicant has requested approval of a Planned Development Prezone and Development Plan for the development of Phase 2 of Quarry Lane School involving 66,600 square feet of floor area to accommodate new classrooms, a gymnasium and new recreational play fields on approximately 10 acres of land located at 6363 Tassajara Road (APN: 985-0002-006-01) and a Planned Development Prezone for the Kobold property to allow future residential and open space uses on approximately 3.7 acres of land located at 6237 Tassajara Road (APN: 985-0002-005-01 and 005-02.) within the Eastern Dublin Specific Plan area; WHEREAS, a complete application for the project is available and on file in the Planning Department; and WHEREAS, a Development Plan for the Quarry Lane School site has been submitted to the City as required by Section 8.32 of the Dublin Zoning Ordinance; and WHEREAS, the potential environmental effects of the proposed project have been previously addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and WHEREAS, an Initial Study has been prepared for the project to evaluate site-specific impacts of the project pursuant to CEQA guidelines Section 15168. Based on the Initial Study, a Mitigated Negative Declaration and Mitigated Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Eastern Dublin Specific Plan EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The Eastern Dublin Specific Plan EIR and Initial Study adequately describe the impacts of the project, and there have been no substantial changes or new information that would be outside the scope of the Eastern Dublin Specific Plan EIR; and WHEREAS, the Planning Commission did hold a public hearing on said application on August 8, 2000; and ATTACHMENT2 WHEREAS, proper notice of said hearing was given in all respects as required by law; and V1'HEREAS, a Staff Report was submitted to the Planing Commission recommendin_ approval of the proposed Planned Development Prezone and Annexation for PA 99-064; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regazding said proposed Planned Development Prezone/Development Plan for Quarry Lane School: 1. The proposed Planned Development Prezone meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of ]and and an environment that will be sensitive to surrounding land uses by virtue of the layout and design of the site plan; and ?. The Planned Development Prezone will be appropriate for the subject propem' in te,-ms of setting forth the purpose. applicable provisions of the Dublin Zoning Ordinance, ran_e of pe.~mitted and conditionally permitted uses and Development Standazds, which will be compatible with existing and proposed residential and open space uses in the immediate vicinity and will enhance the development of the Specific Plan .Brea; and 3. The Planned Development Prezone will provide for the development of future phases of the Quarry Lane School on land designated by the Eastem Dublin Specific Plan for Medium Dersitc Residential and Rural Residential/Agricultural land uses. The Eastem Dublin Specific Plan em'isions this area denoted as subarea G: Foothill Residential in the Specific Plan to be developed with predominantly residential and open space uses as well as uses including public schools and parks; it is therefore appropriate for schools. both public and private to be located in residential neighborhoods in close proximity to the students they serve; the project is consistent with the genera] provisions. intent. and purpose of the Eastem Dublin Specific Plan and will contribute towards implementation of said Plan: and 4. The Planned Development Prezone is consistent with the general provisions. intent. and pu: aose of the PD Zoning District of the Zoning Ordinance in that it contains al] information required 'n} Section 5.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010..E throu«h H. of the Zoning Ordinance: and ~. The Planned Development Prezone will provide efficient use of land and will preserve an area of open space and undisturbed hillside along the north and primarily the northeast corner o:`the property; and will be compatible with and enhance the genera] development of the area: anc '.: vi create ar. attractive, efficient and safe environment; and 6. The Planned Development Prezone will not have a substantial adverse effect on health or saf rv or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and The Planned Development Prezone will not overburden public services or facilities as all agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by the Eastern Dublin Specific Plan policies and Mitigation Measures; and 8. The Planned Development Prezone will be consistent with the policies of the Dublin General Plan; and 9. The Planned Development Prezone will benefit the public necessity, convenience and general welfare; and 10. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the additional site specific mitigation measures identified in the Initial Study (Attachment 6 to Staff Report) will apply to the Project, as the reporting and monitoring program required by Public Resources Code 21081.6 for the Project NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development Prezone for the Kobold property: 1. The Planned Development Prezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses, which will be compatible with existing and proposed residential, private school and open space uses in the immediate vicinity and will enhance the development of the Specific Plan Area; and 2. The Planned Development Prezone is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan because the prezoning will establish land uses and densities allowed by the Specific Plan and will contribute towards implementation of said Plan; and 3. The Planned Development Prezone will provide efficient use of land and will preserve an area designated for open space uses along the southern portion of the property to preserve the creek corridor and provide passive recreational areas; will be compatible with and enhance the general development of the area; and will create an attractive, efficient and safe environment; and 4. The Planned Development Prezone will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and 5. The Planned Development Prezone will not overburden public services or facilities as all agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by the Eastern Dublin Specific Plan policies and Mitigation Measures; and 6. The Planned Development Prezone will be consistent with the policies of the Dublin General Plan; and 7. The Planned Development Prezone will benefit the public necessity, convenience and general welfare; and 8. The Planned Development Prezone is within the scope of the Eastern Dublin Specific Plan Final EIR. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve the Planned Development Prezoning for PA 99-064 subject to the following provisions: Planned Development Prezone and Stage 1 and 2 Development Plan -Quarry Lane School. The Planned Development Prezone and Stage 1 and 2 Development Plan for Quarry Lane School shall be as depicted on Exhibits A-1, A-2 and A-3 attached hereto, which constitute regulations for the use, improvement, and maintenance of the property. Except as specifically identified otherwise in the approved Development Plan, development and operation of land use activities within this PD Prezone District shall be subject to the current City of Dublin Zoning Code. 2. Planned Development Prezone -Kobold property The Planned Development Prezone for the Kobold property shall be as depicted on Exhibit A-1. Regulations for the improvement, and maintenance of the Kobold property shall be established in a Stage 1 and 2 Development Plan which is required to be submitted in accordance with Section 8.32 of the Dublin Zoning Ordinance. No development shall occur on this property until a Stage 1 and 2 Development Plan has been adopted by the City. The Development Plan shall comply with the policies and requirements of the Eastern Dublin Specific Plan. Planned Development Prezone -Land Use Designations -Kobold property: 1. PD -Medium Density Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy and open space for each dwelling unit and c) accommodate single-family and multi-family housing, including a range of detached, zero-lot line, duplex. townhouse and garden apartment development. Intensity: 6.1 - 14.0 dwelling units per acre Permitted Uses: a. One-family dwellings b. Multi-family dwellings c. Combinations of attached or detached dwellings, zero-lot line units, duplexes, or townhouses d. Accessory structures and uses located on the same site as a permitted use. Conditional Uses: a. Bed and Breakfast Inn b. Boarding House a Community facility d. Community Clubhouse e. Plant nursery or greenhouse used for the cultivation of plant materials (wholesale only) f. Community care facility large g. Day Care Center h. Lazge family day care home 2. PD - Onen Space Intent: Open Space land use designations are established to provide for the preservation of natural resources, outdoor recreational activities, and public health and safety. Permitted Uses: a. Public and private Open Space uses: including areas for open space preservation of natural resources; outdoor recreation-passive; stream corridor; trails. 3. Interim Agricultural Desi ng ation Intent: Interim agricultural designations shall be established for this property. This interim land use designation allows the existing residential and agricultural uses approved under Alameda County's Zoning Ordinance to remain until such time the landowner of this property applies for a Stage 1 and 2 Development Plan in accordance with Section 8.32 of the Dublin Zoning Ordinance Regulations and Standards Governing the Interim Agricultural Zoning Designation: a. As specifically provided by the Interim Agricultural Designations, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to this land use designation. b. The Agricultural Districts (A Districts) provisions of the Alameda County Zoning Ordinance shall apply to properties within the Interim Agricultural land use designation. c. All properties with the Interim Agricultural land use designation shall conform to Section 8.140 of the Zoning Ordinance relating to legal non- conforming uses and buildings. Dublin Zoning Ordinance -Applicable Requirements -Kobold property: Except as specifically modified by the provisions of the PD District, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to this PD District. 5. Pre-Annexation Agreement -Quarry Lane School and Kobold properties: The goals and policies of the Eastern Dublin Specific Plan require annexation and new development to be revenue neutral. Prior to the submittal of the annexation request to LAFCo, all property owners within the annexation area will be required to enter into apre-annexation agreement with the City. The agreement will assure that the financing goals and policies of the Specific Plan aze met. 6. Dublin Unified School District -Quarry Lane School and Kobold properties: The General Plan Policy 4.1 states that "schools located within the city should be operated by the Dublin Unified School District". It is the intent of the City that the boundaries of the Dublin School District should be coterminous with the City limits. The property owners within this annexation area shall cooperate and actively work with other property owners within the City of Dublin's Sphere of Influence to initiate and complete the detachment process from the Livermore Valley Joint Unified School District and annexation process to the Dublin Unified School District. PASSED, APPROVED AND ADOPTED this 8th day of August, 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson g:\99-064 \pcres-pd. BBSr6 ii6< ~ ss~'~ns i~iac~~sHixo ~o s 100H05 3Ntll Atltltlfl0 ~NO! wnrom bl ® tllNkiOdIlVO 'AlNnOO VO3WVltl 'NOlNtlStl31d d0 A11O m~~ s d~ _ SajB~JOSSd `4 JYZY( ~. $ uasualy nooH~s 3Nd~ Aaadno ~ H a -pa88na lIBIHX3 ONINOZ-3tld °; a' ~U ~ °' '0f•r w ae Y swavw ivxs n.o FBI ~W V z o I N W a a a H ~a x w 4 -i i ~~~ i ~ ~ ~~~ ~ I ~ r iii 8 f 3 ~ Y ~~ ~ ~ ~ ~~ d ~~ ~ ( y ~ I . ~. l y yq p 1 ~Y S tl0 1 1 ~ ~ G( I a S 99 y .Y S $M`Y I dd f ~ y` ~~~ E kk Y C. i L i i i 1 ~~ J \ ~~ \ ~ ~ ~~ t i~ , ~ \ T I I W' ~ s ~~ \ y L ~ - ; ."~, ,EL ~~ ~ : ~a~ ~ ~ '~' ~ '~ . ~ .~ ~ g s ~ ,~ r.~ °~ ~ ` ~ ~ d i, ~ ~i ~ € .. a m ~ a~ 6 k i~ ~_ t a 1~ ~ i / ~~ ~p i -l' / - i '~- ~+ ~i i~' ~~n~ ~ ~"~ ~ ~ ~' 1 ~ i h .~~ ~ v CC- ~ - ~' ~~ - ~ €` ~~~ ~'' i r $.. ~ _, T ' ~ ~ \• 0 ! - / i; ~ ~° ~ ~ ~- ~, ~ \ ar , ...~~. _.. _ --_ ~ ~' L ~ ~ x ,~ ~~ ^~f` ~ s ~+- ~ ~ -k ~ _ _ ~ _ _ ~ h k "* 4 n ~ ~ v ~ -~ ~ _ ~ i ~- '~ e n - ~ ~ I. (1 ~ I "~° - ~ - ". , o .. -~ .. ,..-. T' - ' `' _. z,~ ~ ~_ _~ { y i._.. _.__. __ _._ _ ~ __ u_ _w wY. T >n ..., ,~. ,. .. _ Y __. _ _ 1 i _ _.~- W~.« I _ - /1 - ,' i ~' j /gyp i _~ ~ - -' / ` ~ ~ ~ J ~ ~.- _~ ~ _ ~ ~\ ~~ \\ i ~ _, __ - ~r ,- __. ~. ~ ~.~ __ _ ~~~ ., .n ~~ f o '/ ,,, ~' ~ _ ~ ~ i - ~ - -~ ~; y ~P, N ~. ,~ g ~ '€ ~ ~ ~ t ~ .,.. r __ ~ ,e, ,b, ,~ - ~_ a - - ~ 1-r Y { _._ __. n DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Quarry Lane School project, located at 6363 Tassajara Road (APN 985-0002-006-O1). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan is also represented by the, Site, Landscape and Architectural Plans, sheets dated June 14, 2000 labeled Exhibit A-3 to the Ordinance approving this Development Plan (City Council Ordinance No. 00 ~, and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Downtown Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of a private school. (General Plan land use designations: Medium Density Residential and Rural Residential/Agriculture) 2. Permitted Uses: The following are uses permitted for this site: a. Private School: 1. Kindergarten through High School Grades 2. Afrer school care 3. Recreational Play fields b. Similar and related uses as determined by the Director of Community Development 2. Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for the R-1 Residential Zoning District are conditional uses in this PD / R-1 District. 3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. 4. Site Plan & Architecture: See attached site and elevation plans contained in Exhibit A- 3, Development Plan. This Development Plan applies to the 10-acre site shown on this plan at 6363 Tassajara Road. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. EXHIBIT A-2 G:\pa99064\devplan 5. Density: The maximum square footage of the proposed development and total number of proposed students under this Development Plan (as shown on the site plan) is as follows: 15, 578 square feet (currently under construction under the jurisdiction of Alameda County) and 66, 685 square feet (proposed); 950 students total (200 kindergarten students, 600 elementary and middle school students and 150 high school students) 6. Phasing Plan. The project will be constructed in one phase. 7. Landscaping Plan. Refer to attached landscaping plan included in Exhibit A-3 , Development Plan, Sheet 7. 8. Development Standards: Lot Size and Dimensions: N/A Front, Rear, and Side Yard Setbacks: Setback standards for this District shall be as shown on the Site Plan in Exhibit A-3, Development Plan. Building Height: 59' maximum, as shown on the elevation plan in Exhibit A-3, Development Plan Floor Area Ratio: The FAR within this district shall not exceed .21 Parking/Garages: Parking shall be provided in accordance with Section 8.76.080 C of the Dublin Zoning Ordinance, as shown on the site plan in Exhibit A-3, Development Plan. In the event that the proposed preliminary road alignment for Tassajara Road is altered, the Applicant shall demonstrate that the site is adequately parked in compliance with the Dublin Zoning Ordinance, prior to the issuance of a Site Development Review permit. 9. Development Agreement: The Applicant/Developer shall enter into a Development Agreement with the City of Dublin, prior to issuance of a building permit, which shall contain, but not be limited to, provisions for financing and timing of on and off-site infrastructure, payment of traffic, noise and public facilities impact fees and other provisions deemed necessary by the City to find the project consistent with, the Eastern Dublin Specific Plan. G:\pa99064\devplan 'S ~~ y ~ a W `~ a V '~ 2 W Z J ~ ~ O z Q a a H ~W I. 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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL DIRECT STAFF TO FILE AN APPLICATION WITH THE ALAMEDA COUNTY LOCAL AGENCY FORMATION COMMISSION (LAFCo) FOR ANNEXING 13.7 ACRES LOCATED WITHIN THE EASTERN DUBLIN PLANNING AREA TO THE CITY OF DUBLIN AND DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) AND INVOLVED IN THE PLANNED DEVELOPMENT (PD) PREZONING REQUEST FILED UNDER PA 99-064 WHEREAS, the applicant, Dr. Sabri Arac of Quarry Lane School has requested approval of a Planned Development (PD) Prezoning and Annexation of an azea of approximately 13.7 acres generally located north of the City Limits at 6363 and 6237 Tassajaza Road within the Eastern Dublin Specific Plan area (APN: 985-0002-006-01, 985-0002-005-01 and 005-02.); and WHEREAS, the Planning Commission held a public hearing to consider the request on August 8, 2000; and WHEREAS, proper public notice of this public hearing was given in all respects as required by; and WHEREAS, the staff report was submitted recommending that the Planning Commission recommend City Council approval of the Planned Development Prezone and Annexation; and WHEREAS, the Planning Commission heard and considered all said reports; recommendations and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find that: The subject property is located within the adopted Sphere of Influence for the City of Dublin. 2. The proposed annexation of 13.7 acres to the City will be a logical extension of the City of Dublin boundaries. The City of Dublin can provide high quality and efficient services to the site. 4. The proposed annexation will be consistent with the Dublin General Plan. ATTACHMENT3 5. The proposed annexation of 13.7 acres to DSRSD is consistent with the Dublin General Plan and Eastern Dublin Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission recommends that the City Council adopt a resolution of application to LAFCo pursuant to Government Code Section 56800 regarding Annexation No. 12 consisting of annexing 13.7 acres to the City of Dublin and to Dublin San Ramon Services District. PASSED, APPROVED AND ADOPTED this 8'h day of August 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson g:pa99-064 pcreso lafco.doc WIC F z G] Z 3 e- ad02I HO'TI~,~ . o2t2IVH0 'I3 'a2I 6, ~ a~oa dxvr svi f~ vixvs A A d 3 a ~.a Z ° ° ~ARta bP O , U ~ ~(a Jb J • • ~ ~ '~ ~ m 'S' ~ G ~ ~ G ~ ~ v O ~ o J V ~ r ~ ~ ~o A ' ! a~ox a ~ ° ~ a2IVAdoH v d O `' avox ~ix~HOnoa o ~ ti-% S~ ~, .~ ~U F z w x U F d 88SS6 YJ 'Ag1hYS H~1E ~ i[ ]lln5 'N'.!0 SNyAO e099 ( "" "~ v tllNklOdl"Itl0 'AlNf100 tl03Wtlltl 'NO1NVStl3ld d0 A110 ~: Sa}p~JOSSF/'Q 18ZY( mms"° uasua`' ~OOHOS 3Nb''1 ~aaeno ~,aa ~uRRn [I lISIHX3 Alkl3dOtld O'1090N 00;, ;' ~ V ~. 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Box 2340, Dublin, California 94568 • City Offices, 100 Civic Plaza, Dublin, California 94568 Initial Study Project Quarry Lane School Annexation and Prezoning File PA 99-064 Lead Agency: City of Dublin 100 Civic Plaza Dublin, CA 94568 July 2000 ATTACHMENT 7 Administration (925) 833-6650 City Council (925) 833-6605 Finance (925) 833-6640 Building Inspection (925) 833-6620 Code Enforcement (925) 833-6620 Engineering (925) 833-6630 Parks & Community Services (925) 833-6645 Economic Development (925) 633-6650 Police (925) 833-6670 Public Works (925) 833-6630 Community Development (925) 833-6610 Fire Prevention Bureau (925) 633-6606 California Regional Water Quality Control Board Winsto~ ckox Secretaryfor Environmental Protection San Francisco Bay Region Internet Address: http://wwwswrcb.ca.gov 1515 Clay Street, Suite 1400, Oakland, California 94612 Phone (510) 622-2300 ^ FAX (510) 622-2460 Gray Davis Governor Date: July 26, 2000 File No. 2198.09 (MYNI) q RFCF~v~~ Mr. Eddie Peabody, Jr. Director of Community Development City of Dublin P.O. Box 2340 Dublin, CA 94568 6 a°e~nrp~~iN R Re: Quarry Lane School, Annexation and Prezone, Mitigated Negative Declaration Dear Mr. Peabody: We have received the above referenced mitigated negative declazation and offer the following comments with which the Regional Boazd is concerned. The purpose of this project is to annex and prezone 13.6 acres of land located within the Eastern Dublin Specific Plan Area. The application also includes a Planned Development Prezone/ Development Plan for Phase 2 development of Quarry Lane School. The project site is located at 6363 and 6237 Tassajaza Road. The proposed project includes construction of 66,600 squaze feet of floor area to accommodate new classrooms, a gymnasium, new recreational play fields, landscaping, and parking for 172 vehicles. The proposed development would disturb more than five acres of land during construction. It must be covered under the State NPDES General Permit for Dischazges of Storm Water Associated with Construction Activity (General Permit). This can be accomplished by filing a Notice of Intent with the State Water Resources Control Boazd, Division of Water Quality. The project sponsor must propose and implement control measures that are consistent with the General Permit and with the recommendations and policies of the local agency and the RWQCB. This project may create runoff water that would exceed the capacity of existing or planned stormwater drainage systems or provided additional sources of polluted rlmoff. In addition, substantial alterations to the drainage pattern of the site may result in substantial erosion or siltation. Therefore, project impacts should be minimized by developing and implementing a Storm Water Pollution Prevention Plan (SWPPP). A SWPPP is required by the General Permit. The SWPPP should be consistent with the terms of the General Permit, the Manual of Standazds for Erosion & Sedimentation Control Measures by the Association of Bay Area Governments (ABAG), policies and recommendations of the local urban runoff program (city and/or county), and the Staff Recommendations of the RWQCB. Preparation of a SWPPP should be a condition of development. Implementation of the SWPPP should be enforced during the construction California Environmental Protection Agency Qa Recycled Paper -2- period via appropriate options such as citations, stop work orders, or withholding occupancy permits. The Regional Boazd has prepazed "Directions for preparing a SWPPP," which is available from the Boazd at (510) 622-2304. The proposed development has the potential to adversely impact wetlands and water quality on the site. Section 404 of the Clean Water Act (covering, dredging, or filling of waters of the United States, including wetlands) sequences the order in which proposals should be approached. First, impacts to wetlands or waters of the State must be avoided to the maximum extent practicable. Second, the remaining impacts must be minimized. Finally, the remaining unavoidable adverse impacts to wetlands or waters of the State must be mitigated. Mitigation will be preferably in-kind and on-site, with no net destruction of habitat value. Impacts to wetlands or waters of the State must be avoided to the maximum extent practicable. If the project will disturb any jurisdictional wetlands or waters of the State, Section 401 Water Quality Certification will be necessary. The Regional Board is unable to offer more specific comment at this time. However, I have attached a copy of our General Comments, which discuss the Regional Board's area of responsibility, and which should help guide in the preparation of further CEQA documentation. Regional Board staff also encourage the lead agency to obtain a copy of"Start at the Source," a design guidance manual for stormwater quality protection from the Bay Area Stormwater Management Agencies Association. This manual maybe obtained at most city planning offices. If you have any questions, please call Emily Guglielmo at (510) 622-2344 or a-mail at stu26@rb2swrcb.ca. gov. Sincerely, ~11~5~ G Martin Musonge Associate W.R.C.E. cc: w/o Attach.: State Cleazinghouse Enclosure California Environmental Protection Agency eel Recycled Paper California Regional Water Quality Control Board San Francisco Bay Region Winston H. Hickox Internet Address: hnp://wwwswrcb.ca.gov Gray Davis Secremry for 1515 Clay Street, Suite 1400, Oakland, Califomia 94612 Governor Environmental Phone (510) 622-2300 • FAX (510) 622-2460 Pro(ectian General Comments The San Francisco Regional Water Quality Control Board (Regional Board or RWQCB) is charged with the protection of the Waters of the State of California in the San Francisco Bay Region, including wetlands and stotmwater quality. The Regional Board is responsible for administering the regulations established by the Federal Clean Water Act. Additionally, the Califomia Water Code establishes broad state authority for regulation of water quality. The San Francisco Bay Basin Water Quality Control Plan (Basin Plan) explains the Regional Board's. strategy for regulating water quality. The Basin Plan also describes the range of responses available to the P.egional Board with regard to actions and proposed actions that degrade or potentially degrade the beneficial uses of the Waters of the State of Califomia. NPDES Water quality degradation is regulated by the Federal National Pollutant Discharge Elimination System (NPDES) Program, established by the Clean Water Act, which controls and reduces pollutants to water bodies from point and nonpoint discharges. In Califomia, the program is administered by the Califomia Regional Water Quality Control Boards. The Regional Board issues NPDES permits for discharges to water bodies in the San Francisco Bay Area, including Municipal (area- or county-v,~ide) Stormwater Discharge Permits. Projects disturbing more than five acres of land dwing construction must be covered under the State NPDES General Permit for Discharges of Storm Water Associated with Construction Activity (General Petmit). This can be accomplished by filing a Notice of Intent with the State Water Resources Control Board, Division of Water Quality. An NOI and the General Permit can be obtained from the Board at (510) 266-2300. The project sponsor must propose and implement control measures that are consistent with the General Permit and with the recommendations and policies of the local agency and the RWQCB. .projects that include facilities with discharges of Storm Water Associated with Industrial Activity must be covered under the State NPDES Genera] Permit for Discharges of Storm Water Associated with Industrial Activity. This may be accomplished by filing a Notice of Intent. -The project sponsor must propose control measures that are consistent with this, and with recommendations and policies of the local agency and the RWQCB. In a few cases, the project sponsor may apply for (or the RWQCB may require) issuance of an individual (industry- or facility-specific) permit. The RWQCB's Urban Runoff Management Program requires Bay Area municipalities to develop and implement storm water management plans (SWMPs). The SWMPs must include a program for implementing new development and construction site storm water quality controls. The objective of this component is to ensure that appropriate measwes to control pollutants from new development are: considered dwing the planning phase, before construction begins; implemented during the construction phase; and maintained after construction, throughout the life of the project. California Environmental Protectiat Agency Qd Rec3,cled Pnper Impacts and Mitigation Measures Wetlands Wetlands enhance water quality. through such natural functions as flood and erosion control, stream bank stabilization, and filtration and purification of contaminants. Wetlands also provide critical habitats for hundreds of species of fish, birds, and other wildlife, offer open space, and provide many recreational opportunities. Water quality impacts occur in wetlands from construction of structures in waterways, dredging, filling, and altering drainage to wetlands. The Regional Board must certify that any permit issued by the U.S. Army Corps of Engineers pursuant to Section 404 of the Clean Water Act (covering, dredging, or filling of Waters of the United States, including wetlands) complies with state water quality standards, or waive such certification. Section 401 Water Quality: Certification is necessary for a11404 Nationwide permits, reporting and non- reporting, as well as 4tsrdividual permits, _ _ ,,, All projects must be evaluated for the presence of jurisdictional wetlands and other Waters of the State. Destruction of or impact to these waters should be avoided. If the proposed project impacts wetlands or other Waters of the State and the project applicant is unable to demonstrate that the project was unable to avoid those adverse impacts, water quality certification will most likely be denied. 401 Certification may also be denied based on significant adverse impacts to wetlands or other Waters of the State. In considering proposals to fill wetlands, the Regional Board has adopted the California Wetlands Conservation Policy (Executive Order W-59-93, signed August 23, 1993). The goals of the Policy include ensuring "no overall net loss and achieving along-term net gain in the quantity, quality, and permanence of wetlands acreage and values." Under this Policy, the Regional Board also considers the potential post-construction impacts to wetlands and Waters of the State and evaluates the measures proposed to mitigate those impacts (see Storm Water Quality Control, below). The Regional Board has adopted U.S. EPA's Clean Water Act Section 404(b)(1) "Guidelines for Specification of Disposal Sites for Dredge or Fill Material," dated December 24, 1980, in the Board's Basin Plan for determining the circumstances under which fill may be permitted. Section 404(b)(I) Guidelines prohibit al] discharges of fill material into regulated waters of the United States, unless a discharge, as proposed, constitutes the least environmentally damaging practicable alternative that will achieve the basic project purpose. For non-water dependent projects, the guidelines assume that there are less damaging alternatives, and the applicant must rebut that assumption. The Section 404(b)(1) Guidelines sequence the order in which proposals should be approached. First, impacts to wetlands or Waters of the State must be avoided to the maximum extent practicable. Second, the remaining impacts must be minimized. Finally, the remaining unavoidable adverse impacts to wetlands or Waters of the State must be mitigated. Mitigation will be preferably in-kind and on-site, with no net destruction of habitat value. A proportionately greater amount of mitigation is required for projects that are out-of--kind and/or off-site. Mitigation will preferably be completed prior to, or at least simultaneous to, the filling or other loss of existing wetlands. Successful mitigation projects are complex tasks and difficult to achieve. This issue will be strongly considered during agency review of any proposed wetland fill. Wetland features or ponds created as mitigation for the loss of existing jurisdictional wetlands or Waters of the United States cannot be used as storm water treatment controls. In general, if a proposed project impacts wetlands or Waters of the State and the project applicant is unable to demonstrate that the project was unable to avoid adverse impacts to wetlands or Waters of the State, water quality certification will be denied. 401 Certification may also be denied based on significant adverse impacts to wetlands or other Waters of the State. Storm Water Quality Control Storm water is the major source of fresh water to creeks and waterways. Storm water quality is affected by a variety of land uses and the pollutants generated by these activities. Development and construction activities cause both site-specific and cumulative water quality impacts. Water quality degradation may occur during construction due to discharges of sediment, chemicals, and wastes to nearby storm drains or creeks. Water quality degradation may occur after construction is complete, due to discharges of petroleum hydrocarbons, oil, grease, and. metals from vehicles, pesticides and fertilizers from landscaping, and bacteria from pets and people.. Runoff may be concentrated and storm water flow increased by newly developed impervious surfaces, which will mobilize and` transport- pollutants deposited on these surfaces to storm drains and creeks. Changes in runoff quantity or velocity may cause erosion or siltation in streams. Cumulatively, these dischazges will increase pollutant loads in creeks and wetlands within the local watershed, and ultimately in San Francisco Bay. To assist municipalities in the Bay Area with complying with an area-wide NPDES Municipal Storm Water Permit or to develop a Baseline Urban Runoff Program (if they are not yet a co-permittee with a Municipal Storm Water Permit), the Regional Board distributed the Staff Recommendations for New and Redevelopment Control for Storrn Water Programs (Recommendations) in April 1994. The Recommendations describe the Regional Board's expectations of municipalities in protecting storm water quality from impacts due to new and redevelopment projects, including establishing policies and requirements to apply to development areas and projects; initiating appropriate planning, review, approval, and inspection procedures; and using best management practices (BMPs) during construction and post-construction. ' Project impacts should be minimized by developing and implementing a Storm Water Pollution Prevention Plan (SWPPP). A SWPPP is required by the State Construction Storm Water Genera] Permit (General Permit). The SWPPP should be consistent with the terms of the General Permit, the Manual of Standards for Erosion & Sedimentation Control Measures by the Association of Bay Area Governments (ABAG), policies and recommendations of the local urban runoff program (city and/or county), and the Recommendations of the RWQCB. SWPPPs should also be required for projects that may have impacts, but which are not required to obtain an NPDES permit. Preparation of a SWPPP should be a condition of development. Implementation of the SWPPP should be enforced during the construction period via appropriate options such as citations, stop work orders, or withholding occupancy permits. Impacts identified should be avoided and minimized by developing and implementing the types of controls listed below. Explanations of the controls are available in the Regional Board's construction Field Manual, available from Friends of the San Francisco Estuary at (510) 286-0924, in BASMAA's Start at the Source, and in the California Storm Water Best Management Practice Handbooks. Site Planning The project should minimize impacts from project development by incorporating appropriate site planning concepts. This should be accomplished by designing and proposing site planning options as early in the project planning phases as possible. Appropriate site planning concepts to include, but are not limited to the following: • Phase construction to limit areas and periods of impact. • Minimize directly connected impervious areas. • Preserve natural topography, existing drainage courses and existing vegetation. • Locate construction and structures as far as possible from streams, wetlands, drainage areas, etc. • Provide undeveloped, vegetated buffer zones between development and streams, wetlands, drainage areas, etc. • Reduce paved area through cluster development, narrower streets, use of porous pavement and/or retaining natural surfaces. • Minimize the use of gutters and curbs which conerntrate and direct runoff to impermeable surfaces. • Use existing vegetation and create new vegetated areas to promote infiltration. • Design and lay out communities to reduce reliance on cars. • Include green areas for people to walk their pets, thereby reducing build-up of bacteria, worms, viruses, nutrients, etc. in impermeable areas, or institute ordinances requiring owners to collect pets' excrement. • Incorporate low-maintenance landscaping. • Design and lay out streets and storm-drain systems to facilitate easy maintenance and cleaning. • Consider the need for runoff collection and treatment systems. • Labe] storm drains to discourage dumping of pollutants into them Erosion The project should minimize erosion and control sediment during and after construction. This should be done by developing and implementing an erosion control plan, or equivalent plan. This plan should be included in the SWPPP. The plan should specify all control measures that will be used or which.are anticipated to be used, including, but not limited to, the following: • Limit access routes and stabilize access points. • Stabilize denuded areas as soon as possible with'seeding, mulching, or other effective methods. • Protect adjacent properties with vegetative buffer strips, sediment barriers, or other effective methods. • Delineate clearing limits, easemrnts, setbacks, sensitive areas, vegetation and drainage courses by marking them in the field. • Stabilize and prevent erasion from temporary conveyance channels and outlets. • Use sediment controls and filtration to remove sediment from water generated by dewatering or collected on-site during construction. For large sites, stormwater settling basins will often be necessary. Chemical and Waste Management The project should minimize impacts .from chemicals and wastes used or generated during construction. This should be done by developing and implementing a plan or set of control measures. The plan or control measures should be included in the SWPPP. The plan should specify all control measures that will be used or which are anticipated to be used, including, but not limited to, the following: • Designate specific areas of the site, away from streams or storm drain inlets, for storage, preparation, and disposal of building materials, chemical products, and wastes. • Store stockpiled materials and wastes under a roof or plastic sheeting. • Store containers of paint, chemicals, solvents, and other hazardous materials stored in containers .under cover during rainy periods. • Berm around storage areas to prevent contact with runoff • Cover open Dumpsters securely with plastic sheeting, a tarp, or other cover during rainy periods. • Designate specific areas of the site, away from streams or storm drain inlets, for auto and equipment parking and for routine vehicle and equipment maintenance. • Routinely maintain all vehicles and heavy equipment to avoid leaks. • Perform major maintenance, repair, and vehicle and equipment washing off-site, or in designated and controlled areas on-site. • Collect used motor oil, radiator coolant or other fluids with drip pans or drop cloths. • Store and label spent fluids carefully prior to recycling or proper disposal. • Sweep up spilled dry materials (cement, mortar, fertilizers, etc.) immediately--do not use water to wash them away. • Clean, up liquid spills on paved or impermeable surfaces using "dry" cleanup methods (e.g., absorbent materials, cat litter, rags) and dispose of cleanup materials properly. • Clean up spills on dirt areas by digging up and properly disposing of the soil. • Keep paint removal wastes, fresh concrete, cement mortars, cleared vegetation, and demolition wastes out of gutters, streams, and storm drains by using proper containment and disposal. Post-Construction The project should minimize impacts from pollutants that may be generated by the project following construction, when the project is complete and occupied or in operation. These pollutants may include: sediment, bacteria, metals, solvents, oil, grease, and. pesticides, all of which are typically generated during the life of a residential, commercial, or industrial project after construction has ceased. This should be done by developing and implementing a plan and set of control measures. The plan or control measures should be included in the SWPPP. The plan should specify all control measures that will be used or which are anticipated to be used, including, but not limited to, the source controls and treatment controls listed in the Recommendations. Appropriate control measures are discussed in the Recommendations, in: • Table 2: Summary of residential post-construction BMP selection • Table 3: Summary of industrial post-construction BMP selection • Table 4: Summary of commercial post-construction BMP selection Additional sources of information that should be consulted for BMP selection include the Califa~nia Scorn: Water Best Management Practice Handbooks; the- Bay Area Preamble to the California Storm Water Best Management Practice Handbooks and New Development Recommendations; the BASMAA New Development Subcommittee meetings, minutes, and distributed information; and Regional Board staff. Regional Board staff also have fact sheets and other information available for a variety of structural stormwater treatment controls, such as grassy swales, porous pavement and extended detention ponds. Table of Contents INTRODUCTION ....................................... APPLICANT ................................................ PROJECT LOCATION AND CONTEXT PROJECT HISTORY ................................. PROJECT DESCRIPTION ........................ ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ....................................... ...................................................14 DETERMINATION (TO BE COMPLETED BY LEAD AGENCY) :.................................... ...................................................14 EVALUATION OF ENVIRONMENTAL [MPACTS .......................................................... ..................................................15 XVII. EARLIER ANALYSES ................................................................................................. ..................................................25 ATTACHMENT TO INITIAL STUDY ................................................................................. ..................................................27 DISCUSSION OF CHECKLIST ............................................................................................. ..................................................27 I. AESTHETICS .................................................................................................................... ..................................................27 II. AGRICULTURAL RESOURCES ..................................................................................... ..................................................29 III. AIR QUALITY ................................................................................................................ ..................................................30 IV. BIOLOGICAL RESOURCES .......................................................................................... ..................................................31 V. CULTURAL RESOURCES ............................................................................................... ..................................................32 V. GEOLOGY AND SOILS ................................................................................................... .................................................. 33 VII. HAZARDS AND HAZARDOUS MATERIALS .............................................................. ..................................................36 VIII. HYDROLOGY AND WATER QUALITY .................................................................... .................................................. 36 IX. LAND USE AND PLANNING ......................................................................................... .................................................. 39 X. MINERAL RESOURCES ................................................................................................. ..................................................39 XI. NOISE ............................................................................................................................. ..................................................39 XII. POPULATION AND HOUSING .................................................................................... ..................................................41 XIII. PUBLIC SERVICES ..................................................................................................... ..................................................41 XIV. RECREATION ............................................................................................................. .................................................. 43 XV. TRANSPORTATION/TRAFFIC .................................................................................... ..................................................43 XVI. UTILITIES AND SERVICE SYSTEMS ........................................................................ ..................................................46 XV. MANDATORY FINDINGS OF SIGNIFICANCE ........................................................... ..................................................48 INITIAL STUDY PREPARER ............................................................................................... ..................................................49 AGENCIES AND ORGANIZATIONS CONSULTED ......................................................... ..................................................49 REFERENCES ........................................................................................................................................................................... 49 City of Dublin Environmental Checklist/ Initial Study Introduction This Initial Study has been prepazed in accord with the provisions of the California Environmental Quality Act (CEQA) and assesses the potential environmental impacts of implementing the proposed project described below. The Initial Study consists of a completed environmental checklist and a brief explanation of the environmental topics addressed in the checklist. Applicant Dr. Sabri Arac President Quarry Lane School 3750 Boulder Street Pleasanton, CA 94566 925-846-9400 Project Location and Context The project site is located on the east side of Tassajaza Road approximately three miles north of I-580. The site addresses aze 6363 Tassajaza Road and 6237 Tassajaza Road. Assessor's Pazcel Numbers include 985-0002-0006-01,985-0002-005-01 and -02. The site encompasses two parcels of land, the Quarry Lane School property, and the Kobold property immediately south of the school. The total site includes approximately 13.6 acres of land. Existing site uses include the Phase I construction of the private Quarry Lane School and an existing building (Villa Tassajara) that has been incorporated into the Quany Lane School as the administration building. A single family residence, landscape contracting business and plant nursery exists on the Kobold property south of the school site. The project site contains moderate to steep topographic features, with natural (pre-graded) elevations ranging from approximately 400 feet above sea level adjacent to Tassajara Road to approximately 564 feet above sea level on the northeast corner of the site. An unnamed tributary of Tassaj ara Creek forms the southerly boundary of the site. Exhibit 1 depicts the location of the project area in context of the larger City of Dublin and Exhibit 2 shows the detailed site location. Both properties comprising the project site lie within the unincorporated portion of Alameda County, although within the City of Dublin's sphere of influence. Annexation to the City of Dublin and Dublin San Ramon Services District (DSRSD) is proposed as part of the project. The project site is located within the Eastern Dublin Specific Plan/General Plan area. This Specific Plan/General Plan was adopted by the City of Dublin in 1994 for the purpose of directing long-term land use, circulation, infrastructure and environmental protection for 3,302 acres of land located east of the central portion of Dublin and north of the I-580 freeway. At full build-out, the Eastern Dublin planning area would allow a range of residential, commercial office, employment and open space uses. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Property south of the project site has been recently developed with single family residential dwellings as part of Dublin Ranch. A custom single family dwelling on a lazge lot has been constructed northeast of the site. Other properties in the vicinity of the site remain vacant. Project History As noted above, both of the two parcels comprising the project site lie within the unincorporated portion of Alameda County. In April 1999, Alameda County approved a rezoning to the PD-Planned Development District to allow an initial phase of development for the Quarry Lane School, consisting of 15,600 square feet of floor area for day care, preschool and elementary grades with a maximum of 200 students. The school is a private school; water and sewer utilities are also private (on-site well and septic facilities). Construction of these facilities aze currently on-going with opening of Phase I planned for August 2000. An Environmental Impact Report (Quarry Lane School, Environmental Impact Report for the 2060th Zoning Unit, August 1998, SCH # 97122109) was certified by the County prior to approving the rezoning and development application. The EIR included the full buildout of the private school consisting of 62,575 square feet of floor area for day caze, preschool, elementary, middle and high school grades with a maximum of 950 students. However, the site plan for the second phase of development for the Quarry Lane School has since changed as part of the development application to the City of Dublin. The owner of the school now requests approval to construct Phase II of the school which includes additional classrooms, a gymnasium, recreational facilities and other features which will increase the need for public services and facilities beyond that available from private facilities. Annexation to the City of Dublin and DSRSD is therefore required to obtain a higher level and range of services that is currently available. Since the Knox-Cortese Act requires properties proposed for annexation to be contiguous with boundaries of the jurisdiction to which annexation is proposed. In this instance, the Kobold property is proposed to be included in the annexation action, since it is an intervening property between existing City limits and the Quarry Lane School site. Project Description The proposed project includes a number of related land use applications to allow the development of additional phases of the Quarry Lane School, to include the construction of 66, 600 square feet of floor azea to accommodate new classrooms, a gymnasium, new recreational play fields to house a maximum of 750 students. At full build-out, there would be 950 students and 55 faculty and staff on the site. Parking would be provided for 172 vehicles. Landscaping would also be provided on the site. The following table summarizes the amount of construction proposed for each phase of project development: Initial Study/Quarry Lane School July PA 99-064 Table 1. Summary of Quarry Lane School Development Building Sq. Ft. Classrooms No. of Students Phase I (under construction in 15, 578 13 200 Alameda County Phase II (proposed ii for construction in 66, 685 37 750 Dublin) Total 82,263 50 950 Exhibit 3 shows the site plan for the proposed ultimate construction of the Quarry Lane School, including the existing, approved phase (Phase 1) and the proposed second phase. Exhibit 4 shows proposed building elevations. Construction of the second phase would require grading of the reaz portion of the site to provide relatively flat azeas for playing fields, parking and drive azeas and new classroom space. A preliminary plan has been submitted to the City of Dublin showing the proposed grading for the school site. (see Exhibit 5). Briefly, the applicant proposes to recontour the reaz portion of the site so that the existing small hill on the site is cut, a combination of cut and fill is used behind the new classroom building to create a flat playfleld site and a steep downslope is created along the southerly property line to meet natural grade. Several retaining walls would be required as part of the grading plan. The walls would range in size from less than one foot to a maximum height of 14 feet. The estimated amount of material moved as part of the school development project would be 87,401 cubic yazds. Construction of Phase II improvements would begin following approval by the City of Dublin and completion of the annexation process. Preliminarily, the school operator anticipates opening Phase II in September, 2002. At this time, no development is planned for the Kobold property. The following entitlement requests have also been filed by the applicant to allow phase two of the development of the private school to proceed. PD-Planned Development Prezoning and Stage 1 and 2 Development Plans The applicant has also proposed a PD-Planned Development prezoning for the project site. Existing zoning is Alameda PD (Planned Development) for the school site and "A" (agricultural) for the nursery site to the south. Proposed City of Dublin prezoning is PD-Planned Development (School) and would include a Stage 1 and 2 Development Plan. The PD-Planned Development also establishes standards and regulations governing the future use, development, improvement and maintenance of the site, in accord with Chapter 8.32 of the Dublin Zoning Ordinance. Proposed prezoning for the Kobold site is PD-Planned Development (Residential and Open Space); however, no development is proposed at this time on this site. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Since both sites lie outside of the City of Dublin corporate boundaries and annexation has been requested, proposed zoning actions are prezoning actions until the annexation can be finalized. The proposed zoning would become effective at the time the annexation process is complete. Development Agreement Approval of a Development Agreement is also part of the entitlement process for the project as required by the Eastern Dublin Specific Plan. Items typically included in the Development Agreement include, but are not limited to, the financing and timing of infrastructure; payment of traffic, noise and public facilities impact fees; improvement of roads and general provisions. Proposed Reorganization (Annexation) To implement the proposed development project, the property owner of the Quarry Lane school has submitted a request to incorporate the entire site into the City of Dublin. Pursuant to the Knox-Cortese Local Governmental Reorganization Act, a municipal reorganization would be required to annex the site to the City of Dublin and Dublin San Ramon Services District. Although the initial phase of school development has occurred in the unincorporated portion of Alameda County, a higher level of public services, including water and sewer service, is needed than is available from private water wells and on-site septic systems. Annexation to both the City as DSRSD is therefore required. Since the Knox-Cortese Act requires properties proposed for annexation to be contiguous with boundaries of the jurisdiction to which annexation is proposed. In this instance, the Kobold property is proposed to be included in the annexation action, since it is an intervening property between existing City limits and the Quarry Lane School site. The proposed reorganization can be initiated by either the City of Dublin or by the affected property owners and would then be approved by the Alameda County Local Agency Formation Commission (LAFCO). The action would be complete when accepted by the Secretary of State. Site Development Review Approval of a Site Development Review permit is also part of the entitlement process for the project, pursuant to Chapter 8.104 of the Dublin Zoning Ordinance. The purpose of Site Development Review is to promote the orderly, attractive and harmonious development within the City and to ensure compliance with all applicable development regulations of the Zoning Ordinance. ity o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 J xx~uE _3 ~'~ i i ~~,„ ~ ~ ar 8 _ ~ Project Site M~; ae. e iioooauivwr. ~f MILE xaomEr EG n ~ soe yo w. • ~ ~ ' - , , K ~ ~ wur. ~ w~[ n °~[ i 2c $ $ ~ ' v` ""' vx 7 xv. ~ ~ .n' ° /~ : ~ g " u[w xiwe [ iw uin n. I ie"r v/°` . art. ~ uE ruxem on. [uai ^ .v .» EiGNEPI~Gf i_ w .W.p ~M Exhibit 2: Site Location Quarry Lane School Project' City of Dublin - ~,~ uaiea nm uouno am - .». n SdL~.,~. ~"d ~ rwuo.,lmra 'unnoo ramrrir tuuewra'u u uu rl(') a ~nr~v ,~t ` ~ovw~s ~~d~ Ar~avno ~c~ , a w 118 OINDZ-9N Y e 0 i i i ~ B I ~ ~~~' i B ~ ~ I~ ! ~ ~j $~ I i 3 tl 3 .~ ~ '-~ ~ I . ~ , ' ~ . \ ~ ` ..r ~~~ \ \ m O m Y _ ~,e // ~~ ~~ ~ t r i r ~' t a a• d • ~- -~ .~ •~ r• Y w ~_ .C ', YC W rhQ 1.," ~G N L 0., M ..L" W ~ ~ c d ., n a d 0 a 0 s, f G1 0 e ~ ~ ~ ~ ~9~., $ .~ s no= r tat"~ ~J ~~ ~ ~ ! ~ ~ o ~ ~e ou^+s 00 ~ Ep t :ooi ~ tl ~ ~ $ ~ ~ 4 B 'Y S [ 1 3 ~ ~ b 4 p f i '! 9 i ~ a ! ~§ 3 a Z .3 I 0i 43 ~3 ~~~#3 M3a3 ~~l3 ~~ ~3 ~3 ~~t~3 a3 ~ : ~~ ~~ ~3 l~9t~ I~e~ ~q ~~ ~ fit E~i3 lJ~ ~ ~ ~~ f!~~ ~T ~ ~~ o a p3~Y!? a~! ~t~~ 7 ~i~3~3~3~~1i~!!$ ~3 ~ ~ ~ ~~ ~ ~3 ~ ~! ~1 ~~ ®~ ~ ~ ~ ~ ~+~ !~ c a a ^a riM V 'Lf h O CL O it a ~c w ~~o~ .i°°a OY[S'29r RL61 •a O 9{f229Y IS£6) O Ntlld 3dtlJS4Nd I 1tl(11d39N07 -xRV- mri w o..i..oaa w ales o.•r a+~mo ar ~ tlINSOi1ltl0 'A1NQGp tl48WtllY 'Nll®pu d0 A110 ~ sawaJ o «maxlwrv +a•+.PUS IT R s 30Y19 sazvuossr a nanow~ina s 'v IOON~S 3NV'1 dtltltl60 !a ~''<'9 ~R ~^ ~ s t a ~ ~ 1 4 i _ ~ a g Q i ! ~ s S i ~~ ~ ~ 5 y ~ ~~ ~ 8 ~! F d ! a 8 ~ 8 a t a ~{ ~ 1 ~ ~ ~ ~ S 4 ~ • t 1 ~~ ~ ~ ~ ~~ $ ~ j {gy ~~ ~ y i 4 8 !g 5 g F ~ f I' y ] ~J h j s p ~i~ l ~ ~~ ~ p p {$ qt p SC ~~ 2 y C ~ i a ~i ~' ,i; 3. J ~ d {, I It f I ® IR , 9 ~, I ill ~~ .a I ,~ ;. I:, - I. ~ ~ , i i ~, I ' ,~I i3 ~~, '~ ~ ~, ' e 'i: 5 d, .: ~ I~ ~ , I r ' ~ a ~ ~. , .. .. r„ ~~ ' ..k . II ~. ~~ a • ~ 0 ~ e o •~ • ~ ~~ ~ :~ / ap ! ~ ~~ I i 3 ~ Vii' ~ ~ / r / ~~ ! __ 1 l Y~ ~ . J ~ . 1 ~ i d I ' ruoumrnxua Z~~ _- ••~ «, /3' ; 36 . . ~ `I r J ...9 . . ...~.iW U I ~ p ~ ..... . .... ... . .. .. ~ \ .. t; I p sue. ~ 9rm - . ' `"S..f- _. e. _. .. _... ... . C _R bA C .~ C~ V "a 6 C~ F, ^C rn ^^O I~ s W 1. Project description: Proposed development of Phase II of the privately owned Quarry Lane School to include 66, 685 square feet of classroom and administrative space to house 750 students (with a maximum school capacity of 950 students) and 55 staff on 10 acres of land. The school would also include recreational facilities, a parking lot and on-site landscaping. Entitlements would include a prezoning and a Stage 1 and Stage 2 Development Plan for the school. A prezoning of approximately 3.6 acres of land (Kobold property) located to the south of the school site for future residential and open space uses. No development is proposed on the Kobold property at this time. The school site and adjacent Kobold site to the south have been proposed for annexation into the City of Dublin. 2. Lead agency: City of Dublin 100 Civic Plaza Dublin CA 94588 3. Contact person: Anne Kinney, Dublin Planning Department (925) 833 6610 4. Project location: East side of Tassajara Road approximately 3 miles north of I-580 5. Project sponsor: Dr. Sabri Arac President Quarry Lane School 3750 Boulder Street Pleasanton, CA 94566 925-846-9400 6. General Plan designation: Medium Density Residential Rural ResidentiallAgriculture Open Space 7. Zoning: PD-Planned Development 8. Other public agency required approvals: Site Development Review permits (City of Dublin) Grading and Building permits (City of Dublin) Sewer and water connections (DSRSD) Encroachment permits (City of Dublin and/or Alameda County) Notice of Intent (State Water Resources Control Board) Reorganization (Alameda County Local Agency Formation Commission) i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "potentially significant impact" as indicated by the checklist on the following pages. X Aesthetics - Agricultural X Air Quality Resources - Biological Resources X Cultural Resources X Geology/Soils Hazards and Hydrology/Water - Land Use/ Planning - Hazardous Materials X Quality - Mineral Resources X Noise - Population/Housing X P - Transportation/ Circulation X Utilities/Service - Mandatory Findings Systems of Significance Determination (to be completed by Lead Agency): On the basis of this initial evaluation: _ I find that the proposed project could not have a significant effect on the environment and a Negative Declaration will be prepazed. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A Negative Declaration will be prepared. _ I find that although the proposed project may have a significant effect on the environment, but at least one effect l) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on eazlier analysis as described on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain to be addressed. _ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed project. Signature: ~~^'y Date ~//~y/oa Printed Name: AM+E ,ri,~,rey, .Arsocr,rre Ac~r~rcx. For: i o u m age Initial Study/Quarry Lane School July 2000 PA 99-064 Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project-specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on aproject-specific screening analysis). 2) All answers must take account of the whole action, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "potentially significant impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies elsewhere the incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a "less than significant impact." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Environmental Impacts (Note: Source of determination listed in pazenthesis. See listing of sources used to determine each potential impact at the end of the checklist) Note: A full discussion of each item is found following the checklist. I. Aesthetics. Would the project: a) Have a substantial adverse impact on a scenic vista? (Source: 6,7, 9) b) Substantially damage scenic resources, including but not limited'to trees, rock outcroppings, and historic buildings within a state scenic highway? (Source: 6,7, 9) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 6,7, 9) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source: 6,7, 9) II. Agricultural Resources Would the project: a) Convert-Prime Farmland, Unique Farmland or Farmland of Statewide Importance, as showing on the maps prepazed pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to anon-agricultural use? (Source: 2) b) Conflict with existing zoning for agriculture use, or a Williamson Act contract? (Source: 2) c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of farmland to anon-agricultural use? (Source: 2) III. Air Quality (Where available, the significance criteria established by the applicable air quality management district may be relied on to make the following determinations). Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? (Source: 8 ) b) Violate any air quality standazd or contribute substantially to an existing or projected air quality violation? (Source: 8) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X X age Initial Study/Quarry Lane School July 2000 PA 99-064 c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors? (Source:8 ) d) Expose sensitive receptors to substantial pollutant concentrations? (8) e) Create objectionable odors? (Source:8) IV. Biological Resources. Would the project a) Have a substantial adverse effect, either directly through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (Source:2) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or regulations or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (Source: 2) c) Have a substantial adverse impact on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption or other means? (Source:2) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 2) e) Conflict with any local policies or ordinances protecting biological resources, such as tree protection ordinances? (Source: 2) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 f) Conflict with the provision bf an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional or state habitat conservation plan? (Source: 2) V. Cultural Resources. Would the project a) Cause a substantial adverse impact in the significance of a historical resource as defined in Sec. 15064.5? (Source:2) b) Cause a substantial adverse change in the significance of an azcheological resource pursuant to Sec. 15064.5 (Source: 2) c) Directly or indirectly destroy a unique paleontological resource or unique geologic feature? (Source: 2) d) Disturb any human remains, including those interred outside of a formal cemetery? (Source: 2) VI. Geology and Soils. Would the project a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: (Source:2, 3, 6, 8) i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Fault Zoning Map issued by the State Geologist or based on other known evidence of a known fault ii) Strong seismic ground shaking iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? (Source 2,3, 6,8) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in on- and off-site landslide, lateral spreading, subsidence, liquefaction or collapse (Source: 2, 3) d) Be located on expansive soil, as defined in Table 13-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source: 3) PA Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X X X X X Lane Schooi July e) Have soils capable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers aze not available for the disposal of waste? (Source: 2) VII. Hazards and Hazardous Materials. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials (Source: 2, 7) b) Create a significant hazazd to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous into the environment? (Source:2, 7 ) c) Emit hazazdous emissions or handle hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Source: 2, 7) d) Be located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Sec. 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Source: 2, 7) e) For a project located within an airport land use plan or, where such plan has not been adopted, would the project result in a safety hazard for people residing or working in the project azea? (Source: 2, 7) f) For a project within the vicinity of private airstrip, would the project result in a safety hazard for people residing or working in the project azea? (Source: 2, 7) g) Impair implementation of or physically interfere with the adopted emergency response plan or emergency evacuation plan? (Source: 2, 7) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands az adjacent to urbanized azeas or where residences are intermixed with wildlands? (Source: 2, 7) IX. Hydrology and Water Quality. Would the project: a) Violate any water quality standards or waste dischazge requirements? (Source: 2, 8) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? .(Source: 2, 8) c) Substantially alter the existing drainage pattem of the site or area, including through the aeration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? (Source: 6, 8) d) Substantially alter the existing drainage pattern of the site or azeas, including through the alteration of a course or stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 2, 7, 8) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (Source: 2, 7, 8) f) Otherwise substantially degrade water quality? (2) g) Place housing within a 100-yeaz flood hazard area as mapped on a Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? (2) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X e X ity o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 h) Place within a 100-year flood hazard azea structures which impede or redirect flood flows? (2) i) Expose people or structures to a significant risk of loss, injury, and death involving flooding, including flooding as a result of the failure of a levee or dam? (2) j) Inundation by seiche, tsunami or mudflow? IX. Land Use and Planning. Would the project: a) Physically divide an established community? (Source: 1, 2, 6) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal plan, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1, 6) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (1, 2, 7) X. Mineral Resources. Would the project a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 2) b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general Plan, specific plan or other land use plan? (Source: 2) XI. Noise. Would the proposal result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the general plan or noise ordinance, or applicable standards or.other agencies? (Source: 2, 8) b) Exposure of persons or to generation of excessive groundbome vibration or groundbome noise levels? (Source: 2, 8) c) A substantial permanent increase in ambient noise levels in the project vicinity above existing levels without the project? (Source: 2, 8) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X X X X i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? (Source: 2) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working n the project area to excessive noise levels ? (Source: 2, 6) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 2, 6) XII. Population and Housing. Would the project a) Induce substantial population growth in an area, either directly or indirectly (for example, through extension of roads or other infrastructure)? (Source: 2) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (10) c) Displace substantial numbers of people, necessitating the replacement of housing elsewhere? (Source: 10) XIII. Public Services. Would the proposal: a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service rations, response times or other performance objectives for any of the public services? (2, 7) Fire protection? Police protection Schools Parks Other public facilities Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X X X X X i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 XIV. Recreation: a) Would the project increase the use of existing neighborhood or regional facilities such that substantial physical deterioration of the facility would occur or be accelerated (Source: 7) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 7) XV. Transportation and Traffic. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads or congestion at intersections)? (4) b) Exceed, either individually or cumulatively, a level of service standard established by the County Congestion Management Agency for designated roads or highways?(4) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (2, 4) d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses, such as farm equipment?(4) e) Result in inadequate emergency access? (4) f) Result in inadequate parking capacity? (7) g) Conflict with adopted policies, plans or programs supporting alternative transportation (such as bus turnouts and bicycle facilities) (7) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X X i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 XVI. Utilities and Service Systems. Would the project a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (2) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (2, 7) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (7) d) Have sufficient water supplies available to serve the project from existing water entitlements and resources, or aze new or expanded entitlements needed? (2) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the providers existing commitments? (2) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (2) g) Comply with federal, state and local statutes and regulations related to solid waste? (2) XVI. Mandatory Findings of Significance. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a raze or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? PA Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X X X X X X X Lane School July b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact X X 1. Eastern Dublin Specific Plan/General Plan (1994) 2. Eastern Dublin Specific Plan/General Plan EIR (1994) 3 Geotechnical Investigation of the Quarry Lane School Property„ Nicholas Engineering Consultants (June 1999 & June 2000) 4 Project Traffic Impact Analysis prepared by Abrams Associates (July 12, 2000) 6. Site Visit 7. Discussion with City of Dublin staff or affected special districts 8. Quarry Lane School EIR SCH#97122109, (Alameda Co. Planning, 1999) 9. Other source XVII. Earlier Analyses Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Reference Section 15063 (c)(3)(d). a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Portions of the environmental setting, project impacts and mitigation measures for this Initial Study refer to environmental information contained in the 1994 Eastern Dublin Specific Plan/General Plan Environmental Impact Report. (SCH 91103064). This document is referred to in this Initial Study as the "Eastern Dublin EIR." As part of the certification of the EIR, the Dublin City Council adopted a Statement of Overriding Considerations for the following impacts: cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise and visual. a e Initia~Study/Quarry Lane School July 2000 PA 99-064 The certified EIR contains a lazge number of mitigation measures that will be applied to the proposed Quarry Lane School development. Specific mitigation measures aze noted in the text of the following Initial Study. PA The Initial Study also relies on a previous EIR prepazed for the site, the Quarry Lane School EIR, SCH#97122109, certified by Alameda County in 1999. Copies of these document aze available for public review at the City of Dublin Planning Department, 100 Civic Plaza, Dublin CA, during normal business hours. Lane School July Attachment to Initial Study Discussion of Checklist Legend PS: Potentially Significant LS/M: Less Than Significant After Mitigation LS: Less Than Significant Impact NI: No Impact I. Aesthetics Environmental Setting The project site contains the initial phase of the Quarry Lane School, currently under construction. Construction has caused recontouring of the topography adjacent to Tassajaza Road and conversion of the previously vacant site to an urban use. The property to the south contains a single family dwelling, landscaping contracting business, nursery and related outbuildings. Properties surrounding the project site aze generally vacant, however, the City of Dublin has approved urban development on major portions of the Dublin Ranch to the east and south of the school site. A custom single-family dwelling on a lazge lot exists to the northeast of the site. The project site is located within the Tassajara Road scenic corridor, so designated by both the City of Dublin and Alameda County. The previous EIR certified by the County for the project identified a number of mitigation measures to ensure potential visual impacts of project construction are reduced to a level of less-than-significant, however, the overall visual impact of the project, including re-grading of the site and construction of permanent buildings, could not be mitigated to ales-than-significant level. A number of mitigation measures have been included in the County EIR to deal with visual and aesthetic impacts. These are summarized below: • Reduce the amount of site grading; • Incorporation of rounded features as part of exterior building design; • Development of a planting plan using native and adapted plants for the site; • Replanting the site as soon as possible after grading and construction; • Designing buildings and landscaping to be compatible with surrounding uses and rural character of East Dublin; • Developing a fencing and sign plan compatible with the rural character of the area; • On-site lighting to use full cutoff-shielded lights, use low-wattage lights, minimizing amount of illuminated areas and consider a "dark campus" concept. Project Impacts and Mitigation Measures a) Have a sufistantial adverse impact on a scenic vista? LS/M. Approval and construction of the proposed project would convert the rear portion of the site from a natural area to an urban use. The front portion of the site has recently been converted from rural to an urban use. To minimize the visual impacts of development in the Tassajaza Corridor, the City of Dublin prepared Eastern Dublin Scenic Corridor Policies and Standazds in 1996. A portion of the Guidelines focus on the Tassajara Creek Valley area, which includes the project site. For this azea, the Guidelines suggest the following policies and standards: i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 • Policy 6: Emphasize valley chazacter by creating viewpoints and view corridors to knolls, foreground hills and to Tassajaza Creek. Standazd 6.1: Allow intermittent views from Tassajaza Rd. to the hills, knolls and creek. Standazd 6.2: Where Tassajara Creek intermittent branch crosses Tassajara Road, maintain views to the creek and riparian vegetation and to the open space to the east. • Policy 7: Emphasize the semi-rural character of the azea Standard 7.1: Streetscapes should reinforce semi-rural ambience Standazd 7.2: Site and articulate buildings to provide interest and reduce perceived density • Policy 8: Provide transition to Tassajara Village Standazd 8.1: North of the creek crossing at Tassajaza Road, reintroduce more formal village elements. This potential impact was addressed in the Eastern Dublin EIR (Impact 3.8C, Obscuring Natural Features and Impact 3.8F, Alteration of Visual Character of Flatlands) and it was determined that no mitigation measures would reduce this impact to aless-than-significant level. Therefore, the EIR concluded this impact would be a potentially significant irreversible change and a Statement of Overriding Considerations has been approved for this impact. The following measures are recommended to reduce impacts to ales-than-significant level: Mitigation Measure la: The project developer shall adhere to applicable Tassajara Creek Valley Scenic Corridor Policies and Standards for development phases proposed in the City of Dublin. In addition, mitigation measures included in the Alameda County Environmental Impact Report to reduce visual impacts, including but not limited to limiting site grading, replanting graded slopes and similar elements shall be complied with. Mitigation Measure lb: The project developer shall adhere to the following methods, as approved by the City of Dublin Planning Department: a) On-site retaining walls shall be landscaped with fast-growing evergreen vines. b) The chain-link fencing around sports field and on top of retaining walls shall be of green vinyl cladding to reduce visibility and reflectiveness. c) Landscaping along the project frontage shall comply with the City of Dublin Streetscape Master Plans. Mitigation Measure 2: The appearance of the steep slope on the southeast comer of the site (approximately 2:1 slope) shall be reduced through the following methods, as approved by the City of Dublin Planning and Public Works Departments: a) The landscape plan for the project shall designate vegetation suitable for slope areas to ensure slope stability. b) The base of this slope shall be landscaped with dense, fast growing appropriately spaced vertical trees. Tree wells shall be provided to protect trees and encourage healthy growth. age Initial St dy/Quarry Lane School July 2000 PA 99-064 b) Substantially damage scenic resources, including state scenic highway? LS/M. The project site is located adjacent to Tassajaza Road, which is designated as a scenic corridor in the Eastern Dublin Specific Plan/General Plan Adherence to Mitigation Measures 1 and 2, above, will reduce potential impacts to ales-than-signifcant level. c) Substantially degrade existing visual character or the quality of the site? LS. This impact was addressed in a Statement of Overriding Considerations in the 1994 Eastern Dublin EIR. Therefore, this impact is less-than-significant and no further analysis is required. Adherence to Mitigation Measures 1 and 2 will also serve to reduce impacts to the existing visual chazacter of the area. d) Create light or glare? LS/M. Construction of the proposed project would increase the amount of light and glare due to new street lighting, parking lot lighting, building security lighting and potentially lighting of the playfields. Although some level of new light sources have already been added to the site as part of Phase I construction, new lighting would result in negative aesthetic impacts through the "spill over" of unwanted lighting onto adjacent properties, streets and other areas that are not intended to be lighted. Implementation of the mitigation measures contained in the Alameda County EIR for Phase I of the project is recommended to reduce spillover of lighting impacts for Phase II to a level of less-than-signifcant. Mitigation Measure 3: The following measures shall be incorporated into plans and school operations: a. Pole-mounted lights shall be equipped with cut-off lenses and oriented down toward interior streets to minimize unwanted light and glare spill over. b. Building security lighting and other lights shall be directed downward. c. Exterior lighting shall be dimmed or turned off during off-hours. d. All exterior glass panels shall be of non-glare manufacture. e. The project developer shall also work with the City of Dublin Police Services Department to investigate the concept of the "dark campus" concept, if such a concept is consistent with adopted City security ordinances. II. Agricultural Resources Environmental Settinn The Eastern Dublin EIR notes that the school site is located on soils that are classed as "locally important farmland." Although the school site may have been under agricultural production at one time, Phase I of the Quarry Lane School is now under construction. The pazcel to the south has been developed as a nursery. The Eastern Dublin Specific Plan has determined that loss of farmland of local importance (Impact 3.1/D) would be an insignificant impact should the Eastern Dublin Specific Plan/General Plan be approved and no mitigation measures would be needed. Proiect Impacts and Mitigation Measures a-c) Convert Prime Farmland, conj/lict with agricultural zoning or convert prime farmland to a non- agricultural use? LS. Although site soils aze classed as locally important farmland, neither of the sites are in active agricultural production. The project site is also adjacent to future urbanized azeas immediately to the easUsouth-east. Therefore, less-than-significant impacts with regard to agricultural resources are anticipated. i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 III. Air Quality Environmental Setting Dublin is located in the Tri-Valley Air Basin. Within the Basin, state and federal standards for nitrogen dioxide, sulfur dioxide and lead aze met. State of California standards for other airborne pollutants, including ozone, carbon monoxide and suspended particulate matter (PM-10) aze not met in at least a portion of the Basin. The Quarry Lane School EIR, prepared by Alameda County Planning Department contains an air quality analysis for the full-build out of the school. The air quality section was prepared by Donald Ballanti, meteorologist and consulting air quality analyst. The air quality section concludes that development of the school would not result in any significant long-term operational air quality impact. There would be short- term air quality impacts associated with the project, primazily caused by grading of the site and release of airborne fugitive dust. Mitigation Measures included in the EIR to reduce short term air quality impacts to aless-than-significant level include frequent watering of the site during grading, use of dust palliative in place of water trucks where necessary, covering graded areas with buildings, landscaping or similaz items. Mitigation measures have been included in the County EIR to deal with air quality impacts. These measures are summarized below: • Frequent watering of graded portions of the site, at least twice daily; • Use of dust palliative chemicals to stabilize graded areas; • Planting or paving of graded areas as soon as possible. Proiect Impacts and Mitigation Measures a) Would the project conflict or obstruct implementation of an air quality plan? LS. The proposed project would not conflict with the local Clean Air Plan adopted by the Bay Area Air Quality Management District, since the proposed amount ofnon-residential development have been included in Dublin's planned growth as part of Eastern Dublin Specific Plan/General Plan. Therefore, such impacts would be less-than-significant. b) Would the project violate any air quality standards? LS. Short-term construction impacts related to implementation of the project, including grading and excavation, could result in exceedances of air quality standards established by the Bay Area Air Quality Management District (Eastern Dublin EIR, Impacts 3.11/A and B). Adherence to Mitigation Measure 3.11/1.0 and Mitigation Measure 3.11/2.0 contained in the Eastern Dublin EIR will reduce short-term air quality impacts to a less- than-signifcant level. These mitigation measures minimize the creation of fugitive dust during grading and construction activities and also mandate that construction equipment be kept in proper running order. The Eastern Dublin EIR concludes that potential air quality impacts related to construction equipment could not be mitigated to ales-than-significant impact and a Statement of Overriding Considerations was adopted for this impact. Similazly, potential air quality impacts related to mobile source emissions of Reactive Organic Gasses and Nitrogen Oxide, both precursor indicators of smog, and stationary source emissions were found to exceed regional air quality standazds even with mitigation measures, and were included in the Statement of Overriding Considerations (Eastern Dublin EIR Impacts 3.11/C and E). Since a Statement of Overriding Concerns was adopted for the previous EIR, such impacts would be considered less-than-signif cant for the purposes of this Initial Study. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 c) Would the project result in cumulatively considerable air pollutants? LS. The Eastern Dublin EIR identifies Mobi]e Source Emissions and Stationary Source Emissions as significant irreversible impacts. Generally such impacts are based on vehicular emission from future traffic within the sub- region as well as stationary sources. A Statement of Overriding Considerations was adopted for long-term impacts, therefore, no additional discussion or analysis is necessary. d,e) Expose sensitive receptors to significant pollutant concentrations or create objectionable odors? LS. Proposed land uses would include a private school with outside play and recreation areas. Although children are considered as sensitive receptors, existing air quality in the area meets state and local emission standards and implementation of mitigation measures for short term construction impacts would ensure that students would not be exposed to significant pollutants. Since the project site is proposed as a private school, there would be no release of objectionable odors, which are not considered as sensitive receptors. Therefore, less-than-significant impacts are anticipated with regard to potential impacts to sensitive receptors. IV. Biological Resources Environmental Setting The Eastern Dublin EIR indicates the biological character of the project site is "developed" and "non- native grasslands." Non-native grasslands aze chazacterized as introduced annual weedy species which have replaced native grasses and herbs in a grassland habitat. Introduced grass species include slender wild oat, ripgut grass, soft chess, foxtail and rattail fescue. Native and non-native grasslands on the west side of the school property have been disturbed by grading and building activities associated with Phase One construction of the Quarry Lane School. The Kobold site is developed with a single family dwelling and outbuildings associated with the landscape contracting business on the property. A tributary of Tassajara Creek forms the southern boundary of the site. The Eastern Dublin EIR identifies no known wetlands on the site nor the presence of rare, threatened or endangered animal plant or animal species (Figures 3.7B and C). However, a Red tailed hawk or other raptor nest is identified in the Eastern Dublin EIR as being located adjacent to the eastern boundary of the site. Project Impacts and Mitigation Measures a) Have a substantial adverse impact on a candidate, sensitive, or special-status species? LS. Based on information contained in the Eastem Dublin EIR, no candidate, sensitive or special-status species exist on the school site. However, based on information contained in the Eastern Dublin EIR, a raptor next may exist to the east of the Kobold site to the south. Although no development is proposed on the Kobold site at this time, prior to future development on this property a preconstruction survey for raptor nests is required by Mitigation Measure 3.7/20.0 to 22.0 of the Eastern Dublin EIR prior to grading activities, with appropriate actions taken at time to ensure that any raptors would be protected. b, c) Have a substantial adverse impact on riparian habitat or federally protected wetlands? LS/M. Based on information contained in the Eastern Dublin EIR, there are no wetlands or riparian features on the school site. There would therefore be no impacts to wetlands or riparian habitats on the school site. However, the southerly boundary of Kobold property is an unnamed tributary creek to Tassajara Creek to the west. A portion of the tributary creek is located on the Kobold site. Since i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 no development is being proposed at this time on the Kobold property, there would be no impacts to this watercourse or biological resources. Proposals for future development on the Kobold property will be analyzed for impacts to the creek and mitigation measures would be imposed at that time to ensure that any impacts to ripazian habitat would be reduced to less-than-significant levels. The provision of utility lines to the site (including but not limited to water, sewer, natural gas and others) may result in impacts to the unnamed Tassajara Creek tributary during the construction phase of utility extensions. The following mitigation shall apply to the extension of utilities to the Quarry Lane School property: Mitigation Measure 4: The following measures shall be incorporated into construction plans and operations related to service line extensions to the Quarry Lane School azea: a. Service providers shall coordinate construction plans with appropriate biological regulatory agencies (including but not limited to Army Corps of Engineers, Fish and Wildlife Service, California Department of Fish and Game, Regional Water Quality Control Board) b. Requirements of each of the regulatory agencies shall be followed to reduce impacts to the unnamed creek and Tassajara Creek. d) Interfere with movement of native fsh or wildlife species? NI. The project site is substantially surrounded by a combination of vacant lands to the north and west with recently developed azeas to the south as part of Dublin Ranch. Future park and rural residential lands lie to immediate east. There aze no stream courses on the school site that could be used as a wildlife migration corridor. Although an unnamed tributary bisects the southerly portion of the Kobold property that could function as a wildlife corridor, no development is proposed for the Kobold site at this time. Future biological analyses will be conducted regarding potential wildlife corridors at the time development is proposed on the Kobold site. Therefore, no impacts aze anticipated with regazd to movement of fish or wildlife species. e, ~ Conflict with local policies or ordinances protecting biological resources or any adopted Habitat Conservation Plans or Natural Community Conservation Plans? NI. No trees are present on the school site. Although trees and a portion of an unnamed creek exist on the Kobold site to the south, no development is proposed for this site at the present time. Therefore, there aze no impacts with regard to local tree preservation ordinances or policies. The site is not located within the boundazie: of any Habitat Conservation Plans. V. Cultural Resources Environmental Settin¢ The Eastern Dublin area was surveyed in 1988 as part of the Eastern Dublin Specific Plan and associated EIR. Several potentially significant historic and azcheological resources were identified in the eastern Dublin azea. Project Imnacts and Mitigation Measures a) Cause substantial adverse change to significant historic resources? NI. The site contains Phase I of the school (currently under construction), the Villa Tassajara and an older single family residence and outbuildings on the Kobold site. No known historically significant resources exist on the subject site. There would therefore be no impacts to historical resources. i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 b, c) Cause a substantial adverse impact or destruction to archeological or paleontological resources? LS. The site is located near the former Santa Rita Rehabilitation Center site and the Chang Su-O-Lin properties on which archeological artifacts were found n the mid-1980's. Development of the school project could have an impact on subsurface archeological and/or palenotological resources. This would be a potentially significant impact. In the event that such resources are encountered. Mitigation Measure 3.9/5.0 and 6.0 contained in the Eastem Dublin Specific Plan EIR establishes procedures to be activated in the event archeological resources aze encountered during grading for Phase Two of the school and future development on the project to the south. With adherence to these mitigation measures impacts to archeological or paleontological resources would be less-than- significant, should any be found. d) Disturb any human resources? LS. A remote possibility exists that human resources could be uncovered on the site during construction activities. With adherence to Mitigation Measures 3.9/5.0 and 6.0 any impacts would be less-than-significant. V. Geology and Soils Environmental Settine This section of the Initial Study addresses seismic safety issues, topography and landform, drainage and erosion and potential impacts to localized soil types. Seismic The project site is a part of the San Francisco Bay area, one of the most seismically active regions in nation. The Eastem Dublin EIR notes the presence of several nearby significant faults, including the Calaveras Fault, Greenville Fault, Haywazd Fault, and San Andreas Fault. The likelihood of a major seismic event on one or more of these faults within the near future is believed to be high. The geotechnical report indicates that the project site is not part of a Special Studies Zone for faults as identified by the State of California, however, previous geotechnical investigations of the area show inferred faults north of the site (identified as the "Mocho Fault"). The Mocho Fault was mapped by the California Division of Mines and Geology in 1974 and was later evaluated as part of the Alquist-Priolo Special Studies Zone. As part of this evaluation it was concluded that the existence of the Mocho Fault was questionable and geomorphic features could be caused by differential erosion. A second thrust fault system has been inferred in the Coast Ranges of the Bay Area that may be seisimically active. A belt of faults and folds has been mapped in sedimentary rocks south of Mount Diablo, including one identified as the "leading edge-blind thrust, Mount Diablo Domain." Further investigation of this inferred fault by Berlogar Geologic Consultants has concluded that the risk of ground rupture from this inferred fault is low within the project azea. Site Soils and Geology The site is within the Diablo Range, an elongate system of northwest trending mountains, hills, ridges and narrow intervening valleys formed within the Coast Ranges of Central California. The site is underlain by underlain by undifferentiated rocks belonging to the Contra Costa Group, Orinda Formation. The Contra Costa Group consists ofnon-marine sedimentary rocks, which often have poor slope stability with landslides occurring in both soils and rocks on natural and man-made cut slopes. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Soils on the site consist of moderately expansive clays and silts, The more level western azea of the site, neaz the Villa Tassajaza, contain alluvium and colluvium from neazby hillsides. The site includes two landslides that aze shown on regional landslide maps. Portions of the site have been previously graded and a cut slope on the northern portion of the site appeazs to have experiences a small mudflow. Landform and Topography The Quarry Lane School site consists of a southwest facing hillside with a relatively flat topped hill in the center and a relatively level area along the western border, adjacent to Tassajaza Road. The Kobold site is relatively flat with a gradual slope towards the unnamed tributary of Tassajara Creek to the south. Site elevations range from approximately 440 to 590 feet above mean sea level. Natural topographic conditions have recently been altered on the school property caused by construction of Phase 1 of the Quarry Lane School. Drainage Existing drainage on the site is generally sheet flow in a north to south direction. The County EIR includes a number of mitigation measures to deal with geologic impacts. These aze summazized below: • Completion of a geotechnical report for the site, identifying appropriate construction methods and techniques consistent with generally recognized engineering principles; • Reduction in the amount of proposed site grading; • Review of the final grading plan by a geotechnical engineer; • Identification of specific methods to minimize risk of landslides and expansive soils as part of the geotechnical report. Proiect Impacts and Mitigation Measures a) Expose people or structures to potential substantial adverse impacts, including loss, injury or death related to ground rupture, seismic ground shaking, ground failure, or landslides? LS/M. The site is subject to ground shaking caused by a number of regional faults identified above. Under moderate to severe seismic events which are probable in the Bay Area over the next 30 years, buildings, utilities and other improvements constmcted on the site would be subject to damage caused by ground shaking. Since the site is not located within an Alquist-Priolo Earthquake Safety Zone, the potential for ground rupture is anticipated to be minimal. Adherence to Mitigation Measures MM 3.6/1.0 through 8.0 contained in the Eastern Dublin EIR will ensure that new structures bttilt on the site will comply with generally recognized seismic safety standards so that ground shaking impacts would be reduced to a level ofless-than-significant. As part of the project, the site is proposed to be graded to recontour the site, allowing for the development of future buildings, the playfield, pazking areas and landscaping. Grading would also occur to improve and control site drainage. Mitigation Measures 3.6/17.0-26.0 have been adopted as part of the Eastern Dublin Specific Plan EIR to reduce potential impacts to slopes to a level of less- than-significant. These mitigation measures require the preparation ofsite-specific soils and geotechnical reports, minimizing grading on steep slopes and adherence to Uniform Building Code and other City requirements for grading. Nicholas Engineering Consultants have prepared i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 preliminazy soils reports dated June 1, 1999 and June 12, 2000, that contains specific recommendations regarding grading, soil compaction and construction methods to ensure that future buildings and improvements adhere to applicable safety standards. Based on discussions with the Dublin Public Works and Building Departments, a final soils report must be prepared to ensure that all construction details of the school comply with Uniform Building Code requirements and engineering standazds. Mitigation Measure Sa: Prior to issuance of a grading permit by the City of Dublin, the project developer shall submit a final soils report for review and approval by the City of Dublin Public Works and Building Departments. The final report shall include specific construction techniques to ensure consistency with generally recognized engineering standazds. Mitigation Measure Sb: Prior to issuance of grading permit by the City of Dublin, the project developer shall submit a Slope Stabilization Program addressing the steep slope on the southeast corner of the site (approximately 1.5:1 slope). The Slope Stabilization Program shall include but not be limited to planning plans, compaction plans and appropriate measures to ensure stability of this slope The Dublin Building and Public Works Departments will use the soils report to review detailed construction plans for the project. Adherence to this mitigation measure will reduce potential landslide and ground failure impacts to less-than-significant levels. b) Is the site subject to substantial erosion and/or the loss of topsoil? LS. The Eastern Dublin EIR notes that an impact of constructing all of the land uses identified in the Eastern Dublin Specific Plan/General Plan would be an increase of erosion and sedimentation caused by grading activities. Mitigation Measures 3.6/27.0 and 3.6/28.0 requires that specific project developers prepare and implement interim erosion plans as part of grading impacts. With adherence to these mitigation measures, potential erosion impacts will be less-than-significant. c-d) Is the site located on soil that is unstable or expansive or result in potential lateral spreading, liquefaction, landslide or collapse? LS. Based on the Nichols Engineering Consultants Report (June 12, 2000), the site can support the type of project envisioned by the applicant. The report also contains several specific soils-related and construction techniques that must be followed to assure compliance with the Uniform Building Code and other safety requirements Adherence to Mitigation Measures 3.6/14.0 through 16.0 contained in the Eastern Dublin EIR will also serve to reduce potential lateral spreading and related soil hazards impacts to proposed structures. e) Have soils incapable of supporting on-site septic tanks if sewers are not available? NI. The project developer has indicated that school facilities constructed on the site would be connected to a sanitary sewer provided by Dublin San Ramon Services District. Therefore, no impact is anticipated with regard to septic tanks. i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 VII. Hazards and Hazardous Materials Environmental Setting The site is partially vacant and contains Phase One of the Quarry Lane School (currently under construction) and a single family residence and several nursery buildings on the Kobold property south of the school. The previous use of the site was likely for farming and/or grazing. Proiect Impacts and Mitil?ation Measures a-c) Create a significant hazard through transport of hazardous materials or release or emission of hazardous materials? NI. The proposed use of the site would include additional phases of the Quarry Lane School and continued use of the landscape contracting business to the south. Neither site would include use or transport of hazardous material so there would be no impact with regazd to use or release of hazazdous materials. d) Is the site listed as a hazardous materials site? NI. The project site is not listed as a hazardous materials site, so there would be no impacts in this regard. e,f) Is the site located within an airport land use plan of a public airport or private airstrip? NI. The site is located northwesterly of the Livermore Municipal Airport but outside of any safety or referral zone for this airport. No impacts are therefore anticipated regarding airport safety issues. g) Interference with an emergency evacuation plan? NI. Adequate emergency access will be provided via proposed driveways onto Tassajaza Road. On-site access will be reviewed during the Site Development Review process. Due to the provision of existing and planned adequate access, there would be no impact with regard to emergency evacuation plans. h) Expose people and structures to a significant risk of loss, injury or death involving wildland fires or where residences are intermixed with wildlands? LS. The project site lies adjacent to existing vacant grasslands which is subject to grassland fires during the dry portions of the year. However, the long- term plan for the area is for urbanization. Development of the project site and surrounding azea would include adding new water lines for firefighting purposes as well as new fire stations and personnel in the nearby area. Less-than-signif cant impacts are therefore anticipated VIII. Hydrology and Water Quality Environmental Setting The project site is within the Alameda Creek watershed. Tassajara Creek, to which the project site and the uplands of the Amador Valley drains, is one of the major tributaries of Alameda Creek, draining approximately 27 square miles. Stormwater runoff for the project site drains directly into a small unnamed natural defined drainage, which then drains west into Tassajaza Creek, then south to Alameda Creek in Sunol and finally to San Francisco Bay. The school property itself contains no wetlands or riparian features, although an unnamed tributary of Tassajaza Creek is located in the southerly portion of the Kobo]d property immediately to the south of the school. No major storm drain lines serve the site and it is not located within a 100-year flood hazard area as defined by the Federal Emergency Management Agency. A number of mitigation measures have been included in the County EIR to deal hydrology and drainage impacts. These are summarized below: City of Dublin rage ab Initial StudylQuarry Lane School July 2000 PA 99-064 • Reducing the amount of stormwater runoff from the site through appropriate grading techniques; • Constructing planned improvements during the dry season to minimize water borne erosion; • Replanting the site as soon as possible after grading and construction; • Limiting the amount of grading by appropriate staking; • Prepazing a Stormwater Pollution Prevention Plan; • Verifying the size and location of existing storm drain features; • Property owner participation in County-funded programs to improve local drainage neaz the site. Project Impacts and Mitigation Measures a) Violate any water quality standards or waste discharge requirements? LS/M. Construction of improvements anticipated as part of the school project would necessitate additional grading and overcovering of the soil in order to construct building pads, recreational play fields, parking lots and driveways and similaz features. The amount of grading is not known at this time, however, proposed grading is anticipated to increase the possibility of soil erosion into creeks and other bodies of water, on and off the project site. This could be a potentially significant impact. Mitigation Measure 6 will ensure that potential water quality impacts are reduced to ales-than-significant level. Mitigation Measure 6: The project developer shall prepaze a Stormwater Pollution Prevention Plan (SWPPP), listing Best Management Practices to reduce construction and post-construction activities to a less than significant level. Measures may include, but shall not be limited to revegetation of graded areas, silt fencing and other measures. The S WPPP shall conform to standards adopted by the Regional Water Quality Control Board and City of Dublin and shall be approved by the City of Dublin Public Works Departrnent prior to issuance of grading permits. Specific development projects containing five acres or more are also required to obtain a Notice of Intent from the State Water Resources Control Boazd prior to commencement of grading. b) Substantially deplete groundwater recharge areas or lowering of water table? LS. Although the currently vacant site would be converted to an urban use, this impact has been addressed in the Eastern Dublin EIR (Impact 3.5/Z) and Mitigation Measures 3.5/49.0 and 50.0 adopted as part of the EIR, so groundwater impacts would be reduced to a less -than-significant level and no further analysis is required. c) Substantially alter drainage patterns, including streambed courses such that substantial siltation or erosion would occur? LS/M. The Eastern Dublin Specific Plan EIR acknowledges that implementation of the Eastern Dublin Specific Plan would change existing natural drainage patterns on individual sites. In this instance, proposed changes would include grading and re-contouring much of the site and filling surface drainage swales with underground pipes and culverts to accommodate storm water runoff. The overall direction of stormwater flow in a southwesterly direction and the direction is not anticipated to significantly change. The amount of increased stormwater runoff from the site is not known. To ensure that additional quantities and peak flows from the site would be consistent with storm drain master plans for East Dublin and that surrounding properties would not be affected by stormwater runoff from the site, the following mitigation measure shall be adhered to: i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Mitigation Measure 7: Prior to issuance of a grading permit by the City of Dublin, the project developer's civil engineer shall submit written documentation to the Dublin Public Works Department that (a) anticipated stormwater runoff from the site will be consistent with master storm drain plans. If, in fact, anticipated stormwater flows exceed any master plan assumptions, the project developer shall make arrangements satisfactory to the Dublin Director of Public Works that storm water flows can be safely accommodated. (b) Stormwater runoff from the site will not adversely impact the property to the south. Adherence to Mitigation Measure 7 would reduce potential erosion and drainage impacts to a less- than-signif:cantlevel. d) Substantially alter drainage patterns or result in flooding, either on or off the project site? LS. Approval of the proposed project and construction of additional phases of the school would not significantly change drainage patterns within the site area. Existing surface drainage flows would be slightly altered due to anticipated site grading. Drainage would likely be routed through newly constructed underground pipes, culverts and similaz facilities. It is anticipated that on-site storm drain improvements would be constructed to connect with existing and planned drainage improvements within the Eastern Dublin area. This would be considered ales-than-significant impact. Similarly, the site lies above the 100-year flood elevation. e) Create stormwater runoff that would exceed the capacity of drainage systems or add substantial amounts of polluted runoff? LS. Construction of on-site improvements is anticipated to lead to greater quantities of storm water runoff. Adherence to Mitigation Measure 7 would reduce this impact to ales-than-significant level. f) Substantially degrade water quality? LS/M. Refer to the analysis and mitigation measure under "a," above. g) Place housing within a 100 year flood hazard area as mapped by a Flood Insurance Rate Map? NI. The proposed project does not include a housing component, so there would be no impacts with regard to placing housing within a 100-year flood plain: h, i) Place within a 100 year flood hazard boundary structures that impeded or redirect flood flow, including dam failures? LS. The proposed project would not place structures within a 100-year flood hazard area, since the project includes proposed school construction. Since the project would be consistent with the Eastern Dublin Master Drainage Plan, there would be less-than-significant impacts regarding redirection of flood flows. j) Result in inundation by seiche, tsunami or mudflows? NI. The site is not located near a major body of water that could result in a seiche. The risk of potential mudflow is considered low since no historic landslides or mudflows have been identified on the site (see Figure 3.6-c of the Eastern Dublin EIR). ity o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 IX. Land Use and Planning Environmental Setting The project site is site is currently within the unincorporated portion of Alameda County and construction of Phase I improvements for the school are proceeding under County jurisdiction. No development is currently proposed for the Kobold property, although this property is proposed for annexation to the City of Dublin and DSRSD. The site also lies within the City of Dublin sphere of influence and is also within Eastern Dublin Specific Plan/General Plan area. The property owner of the school site has requested annexation to the City of Dublin and Dublin San Ramon Services District to receive a higher range and level of urban services than is presently available in the unincorporated County area. Refer to the Project Description for a discussion of both the project site setting, existing uses on the site and requested land use entitlements by the project proponent. Project Impacts and Mitigation Measures a) Physically divide an established community? NL The project is located within the Eastern Dublin Specific Plan area and has been planned for urban uses since the original adoption of the Eastern Dublin Specific Plan/General Plan in 1994. Therefore there would be no disruption of any established community. b) Conflict with any applicable land use plan, policy or regulation? NI. The proposed project would be consistent with goals and policies contained in the Eastem Dublin Specific Plan/ General Plan. No changes are being proposed to the Specific Plan or General Plan. Eastern Dublin Scenic Corridor Goals and Standards, which serve to implement the Eastern Dublin Specific Plan, would also be complied with. c) Conflict with a habitat conservation plan or natural community conservation plan? NI. No such plan has been adopted within the Eastern Dublin Specific Plan/General Plan area. There would therefore be no impact to a habitat conservation plan or natural community conservation plan for the proposed project. X. Mineral Resources Environmental Setting The site contains no known mineral resources. Proiect Impacts and Mitigation Measures a, b) Result in the loss of availability of regionally or locally significant mineral resources? NI. The Eastern Dublin EIR does not indicate that significant deposits of minerals exist on the site, so no impacts would occur. XI. Noise Environmental Setting Major sources of noise on and adjacent to the project site include distant noise generated by vehicles passing Eastern Dublin planning area on I-580, traffic sources on Tassajaza Road and from aircraft flyovers. ra a sa Initia~Study/Quarry Lane School July 2000 PA 99-064 Based on Figure 3.10 B contained in the Eastem Dublin EIR, the western portion of the project site would be subject to significant long-term noise exposure, defined as 60 decibels CNEL for exterior noise for residential land uses. A number of mitigation measures have been included in the County EIR to deal with noise impacts during construction. These include: • Include noise generation requirements and limitations in contractor specifications; • Placement of high noise generating equipment towazd the southeast end of the school site and limit placement of noisy equipment neaz residences. Proiect Impacts and Mitigation Measures a) Would the project expose persons or generation of noise levels in excess of standards established by the General Plan or other applicable standard: LS. Construction of the proposed development project would result in incremental increases in long-term noise related to additional vehicular traffic related to the project, noise associated with playing children and short-term related to project construction. The Alameda County EIR has determined minimal and less-than significant impacts caused by vehicular traffic or school activities. Noise related to exterior school operations would primarily involve children using the recreational play fields towards the center and rear of the school site. Surrounded uses would be largely shielded by new buildings and noise levels would only occur during the middle of day, when school is in session. Mitigation Measures 3.10/4.0 and 5.0 contained in the Eastern Dublin EIR will control short-term construction noise. These measures require the project developer to prepaze a Construction Noise Mitigation Plan and to comply with the City's Noise Management Ordinance. b) Exposure of people to excessive groundborne vibration or groundborne noise levels? LS. Approval of the prof ect would not result in long-term increases in groundbome vibration, since a private school use would be constructed. Short-term vibration that may result from construction would be controlled through adherence to Eastem Dublin Specific Plan Mitigation Measures 3.10/4.0 and 5.0. Therefore, this impact would be considered less-than-significant. c) Substantial increases in permanent in ambient noise levels? LS. Refer to item "a," above. d) Substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? LS. Refer to item "a," above. e, f) For a project located within an airport land use plan, would the project expose people to excessive noise levels? NI. The project site would not be affected by Livermore Municipal Airport due to the fact that the airport is located approximately two miles southeasterly of the project. No impacts aze therefore anticipated. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 XII. Population and Housing Environmental Setting Recent information regarding population and housing in Dublin has been published in Projections '98, published by the Association of Bay Area Governments (ABAG). According to ABAG, Dublin's population (including the sphere of influence) was 26,300 in 1995 and is projected to be 33,300 in 2000. By way of compazison, the State Department of Finance has determined that Dublin's population was 28,707 as of January 1, 1999. The adopted Eastem Dublin Specific Plan/General Plan anticipates an ultimate population of 12,458 dwelling units in the Eastem Dublin planning area at full buildout of all land uses within the planning area. The Specific Plan/General Plan also calls for a maximum of 9,737,000 square feet of commercial, office and industrial uses at full buildout of the Plan. Project Imnacts and Mitigation Measures a) Induce substantial population growth in an area, either directly or indirectly? NI. Approval of the proposed project is consistent with the existing, approved Eastern Dublin Specific Plan/General Plan. Potential impacts related to growth inducement have been addressed in the Eastern Dublin Specific Plan EIR There would therefore be no impact associated with growth inducement. b,c) Would the project displace substantial numbers of existing housing units or people? NI. The site is occupied by Phase I of the Quarry Lane School, presently under construction. A single family has been constructed on the Kobold property immediately to the south, however, there is no plan to remove this house as part of the project. Implementation of the proposed project would therefore displace neither housing units or people. No impacts are therefore anticipated in regard to population displacement. XIII. Public Services Environmental Setting • Fire Protection. Fire protection services aze handled by the Alameda County Fire Department. • Police Protection: Police and security protection is provided by Alameda County Sheriff Department. • Schools. The Dublin Unified School District (DUSD) provides educational services to the City of Dublin. • Maintenance. Maintenance of streets, roads and other governmental facilities are the responsibility of Alameda County Public Works Department. • Solid Waste Service: Private service. The Alameda County EIR identified the following mitigation measures with regazd to public service impacts: • Appointment of on-site safety inspector specifically for flammable materials; i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 • Appropriate refueling and maintenance of constmction equipment; • Construction of on-site water facilities, including building sprinklers, fire hydrants and other measures identified by the Fire Departrnent; Environmental Impacts and Mitigation Measures a) Fire protection? LS. Construction of the proposed project would increase demand for fire and emergency services by increasing the amount of permanent daytime population on the site. This impact was previously addressed in the Eastern Dublin EIR. Features which would be incorporated into the project as part of existing City ordinances and development requirements and to assist in reducing impacts would include installation of on-site fire protection measures such as fire sprinklers, installation of new fire hydrants and meeting minimum fire flow requirements contained in the Uniform Building Code and Uniform Fire Code. The project developer must also adhere to Mitigation Measures 3.4/6.0-13.0 contained in the Eastern Dublin EIR. These mitigation measures relate to funding new fire facilities in eastern Dublin, ensuring adequate water supplies and pressure for fire suppression, and minimizing wildland fire hazards. With adherence to previously adopted mitigation measures and normal City requirements, impacts related to fire protection would be reduced to ales-than-significant level. b) Police protection? LS. Incremental increases in the demand for police service could be expected should the project be approved and future developments constructed. Impacts would generally include increases in calls for service. This increase in calls for service would be offset through adherence to City of Dublin safety requirements from the Police Department, including the non- residential security ordinance. The project developer would also be required to adhere to Mitigation Measures 3.4/1.0-5.0 set forth in Eastern Dublin EIR. These measures deal with establishing funding mechanisms for additional police personnel and facilities and require the inclusion of security provisions into individual development projects. With adherence to previously adopted mitigation measures and normal City requirements, including prepazation of a Master Security Plan, impacts related to police protection would be reduced to ales-than-significant level. c) Schools? NI. The proposed project involves the development of a private school. Since this is a non-residential land use and would provide for classroom space in addition to educational facilities maintained by the Dublin Unified School District, no impacts aze anticipated with regard to impacts to local schools. d) Maintenance ofpublic facilities, including roads? LS. Approval of the project and construction of additional phases of the private school would incrementally increase the long-term maintenance demand for roads and other public facilities. However, such additional maintenance demands will be offset by additional City fees and property tax revenues accruing to the City of Dublin. Less-than- significant impacts aze anticipated and no mitigation measures are needed. e) Solid waste generation? LS. Approval of the project and construction of additional phases of the Quarry Lane School would incrementally increase generation of solid waste. The Eastern Dublin EIR requires adherence to Mitigation Measures 3.4/37.0-40.0. These measures require the preparation of a solid waste management plan and assurances that adequate solid waste landfill capacity exists prior to approval of individual development projects. Initial St dy/Quarry Lane School July 2000 PA 99-064 XIV. Recreation Environmental Setting There are no paks or other recreational facilities on the project site. Project Impacts and Mitisation Measures a) Would the project increase the use of existing neighborhood or regional parks? NI. The proposed project would not result in new residences being constructed within the Eastern Dublin area Therefore, no impact would result to neighborhood or regional pazk facilities. b) Does the project include recreational facilities or reguire the construction of recreational facilities? NI. The proposed project does not include residential development, so there would be no impact on recreational facilities or require the construction of new recreational facilities. XV. Transportation/Traffic [This section is based on a traffic analysis for Quarry Lane School prepared by Abrams Associates, Transportation Consultants, July, 2000. The full text of the traffic analysis is on file in the City of Dublin Public Works Department.] Environmental Setting Existing Transportation Network The protect site is served by a number of regional freeways and sub-regional arterial and collector roadways, including: Tassajara Road is atwo-lane rural road connecting Santa Rita Road at I-580 to the south and continues north to the Town of Danville. North of Contra Costa County line, it is named Cameo Tassajara and is used primarily for local traffic in the Tassajara Valley, with some through traffic. The average daily traffic volume on Tassajara Road is approximately 16,800 vehicles south of Dublin Boulevazd, 9,900 vehicles per day between Dublin Boulevard and Gleason Drive and 7,500 vehicles per day north of Gleason Drive. This road is currently being widened to four lanes from I- 580 to North Dublin Ranch Boulevard. Dublin Boulevard is a major east-west arterial roadway in the City of Dublin. It contains four lanes largely fronted by retail and commercial uses west of Dougherty Road. Between Dougherty Road and Tassajaza Road, Dublin Boulevard is a two-lane road with an exception between Hacienda Drive and Tassajara Creek, where it is a four-lane road. Average Daily Traffic varies from approximately 29,300 vehicles east of San Ramon Road to 5,300 vehicles west of Tassajara Road. Gleason Drive is an east-west two-lane road parallel to and north of Dublin Boulevard. It serves the Santa Rita Rehabilitation Center, Federal Correctional Institute and existing developments along Gleason Drive. Gleason Drive connects Tassajara Road with Arnold Road and carries between 5,100 vehicles per day (west of Tassajara Road) to approximately 1,000 vehicles per day (west of Hacienda Drive). Portions of Gleason Drive are being widened to four lanes. Pimlico Drive is a two-way, two-lane roadway providing access to commercial and residential areas east of Santa Rita Road and south of I-580. i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 Existing Intersection Operations The traffic analysis prepazed by Abrams Associates found that existing intersections near the project site currently operate at acceptable levels of service, defined by the City of Dublin as Level of Service "C" or better. Intersections investigated include: • Santa Rita Road/I-580 EB Ramps/Pimlico Dr. • Tassajaza Rd./I-580 WB Ramps • Tassajaza Rd./Dublin Blvd. • Tassajaza Rd./Gleason Dr. • Tassajaza Rd./Project Driveway Previous Trip Generation on the School Site The school site has previously been used for the Villa Tassajaza; a 9,500 squaze foot building used for weddings, social gatherings, training seminars and similaz gatherings. Based on maximum use of the structure for weddings, the traffic report estimates that up to 600 vehicles per day traveled on Tassajaza Road from this use. The Villa Tassajaza building has since ceased being used for social functions and has been incorporated into the Quarry Lane School as an administration building. Public Transit WHEELS operates Route 5 along Santa Rita Road and Pimlico Drive south of I-580. Future Baseline Conditions To implement the transportation and circulation aspects of the Eastern Dublin Specific Plan/General Plan, the City of Dublin has undertaken a comprehensive program of transportation improvements in the community. The purpose of this program is to accommodate anticipated traffic from the Eastern Dublin area. Overall, the program includes upgrades to I-580 freeway intersections, construction of new roads and improvements to existing roads. The program is primarily funded by fees levied on new development in Eastern Dublin and it is anticipated that the project sponsor will pay their required fees to the City as well. Future Baseline Intersection Operations The traffic impact analysis for this proposed project also analyzed the future baseline intersection operations with existing traffic, traffic from approved but not yet built or occupied development and traffic from other pending developments in the azea. The traffic analysis included various mitigation measures which would be the responsibility of these other developments and which would be consistent with the City's Traffic Improvement Program, described above. With this future development in the Eastem Dublin area and appropriate traffic improvements, the traffic analysis found that the operation of the majority of study intersections could be maintained at LOS "D" or better. The Tassajaza Road/Project Driveway intersection would operate at Level of Service F during the peak hour morning conditions. A number of mitigation measures have been included in the County EIR to deal with traffic and circulation impacts. These are summarized below: • Dedication of right-of--way along the Tassajaza Road frontage; • Construction of a southbound left-turn lane into the site from Tassajaza Road if widening of Tassajaza Road is not completed prior to opening of Phase II of the school; • Payment of fees to fund traffic signals; • Participation in placing traffic safety signs along Tassajaza Road to warn of a school zone; i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 • Construction of a six-foot high fence along Tassajaza Road to preclude site access except at approved locations • Adoption of a Transportation Demand Management Program (TDM) to reduce number of single occupant vehicle trips generated by the school; • If Tassajaza Road is not widened to at least four lanes prior to Phase III, the developer shall delay opening of Phase III until such improvements aze made, or the project developer shall construct missing improvements • Preparation of a contingency parking program for special events at the school; Proiect Impacts and Mitigation Measures a) Cause an increase in traff c which is substantial to existing traffic load and street capacity? LS/M. The traffic analysis, which analyzed the impacts of full construction of the Quarry Lane School but not any future development on the Kobold site, concludes that implementation of the proposed project would have a potentially significant impact with regard to anticipated traffic at project entrance driveway and Tassajaza Road. The proposed project entrance on Tassajaza Road will require signalization to allow for safe left turn movements to and from the site. The traffic analysis included consideration of existing traffic on nearby roadways, traffic from projects that have been approved but not yet constructed and traffic from the proposed project. School trip generation rates from other private schools in the azea were used for the analysis. Trips generated from the school were then distributed to neazby streets and roads. With the mitigation measure listed below, impacts to local streets and nearby intersections would be reduced to aless-than-significant level with regard to traffic and transportation. With the traffic improvements being installed in the Eastern Dublin area and mitigation measures associated with future approved and pending developments, all study intersections near the site, with the exception of Tassajaza Road and the project driveway, would operate at satisfactory LOS "D" or better conditions. Mitigation Measure 8: The project developer shall install a traffic signal at the intersection of the project driveway and Tassajara Road. The traffic signal shall be in place at the time Phase 2 of the school opens for operation. b) Exceed, either individually or cumulatively, a LOS standard established by the County CMA for designated roads)? NI. Based on the information contained in the traffic analysis, all nearby intersections can be mitigated to Level of Service D or better, which exceeds the minimum Level of Service E established by the Alameda County Congestion Management Agency. Impacts to CMA- designated facilities would therefore be less-than-signif cant. c) Change in a change ofair traffic patterns? NI. The proposed project would have no impact on air traffic patterns, since it involves a private school development. d) Substantially increase hazards due to a design feature or incompatible use? LS/M. The project traffic report notes that school project on the site could be expected to cause potentially significant traffic safety impacts, specifically, vehiculaz movements on site from parents dropping off children at the start of the morning classes and the possibility that parents could stop their vehicle in front of the school on Tassajaza Road to drop off or pick up school children. The following mitigation measure is proposed to reduce this potential impact to aless-than-significant level: i y o u in age Initial StudylQuarry Lane School July 2000 PA 99-064 Mitigation Measure 9a: The Quarry Lane School shall stagger the opening and closing times of the school day for the various parts of the school. The proposed hours are: • Elementary School: Open at 8:30 a.m.; close at 3:30 p.m. ' • Middle School: Open at 8:00 a.m.; close at 3:00 p.m. • High School: Open at 7:30 a.m.; close at 2:30 p.m. These hours may be adjusted to optimize school traffic circulation. Mitigation Measure 9b: The Quarry Lane School project shall include a fence along the Tassajaza Road frontage to preclude pazents from dropping off students in other than approved on-site locations. Appropriate signs shall be installed in front of the school prohibiting pazking or stopping in front of the school. e) Result in inadequate emergency access? LS. The current need for emergency access is low, since phase one of the school is under construction. Completion of phase one and construction of additional phases of the school would increase the need for emergency vehicle access to the site. Since the proposed site development plan indicates that the driveway on Tassajaza Road currently meets or will meet minimum City design requirements potential impacts relating to inadequate emergency access would be less-than-significant .The site plan for the project is also being reviewed by the Alameda County Fire Department and Dublin Police Services to ensure that on-site circulation standazds, including minimum turning radii and vehicle stacking, are met. f) Inadequate parking capacity? LS/M. Parking for the proposed school would comply with the minimum number of on-site pazking spaces required by the City's parking ordinance. Based on the proposed Phase 1 and 2 program for Quarry Lane School, 165 pazking spaces aze required. The proposed site plan indicates that 166 parking spaces would be provided to serve the school. The site plan as proposed assumes a new road alignment for Tassajaza Road. This proposed alignment enables the property to provide pazking in accordance with the ordinance. In the event this alignment should be altered the following mitigation measure will ensure that any impacts to parking aze reduced to ales-than-significant level. Mitigation Measure 10: In the event that the proposed road alignment for Tassajaza Road is altered, the applicant shall demonstrate that the site is adequately pazked in compliance with the City's parking regulations prior to the issuance of a site development review permit. g) Hazards or barriers for pedestrians or bicyclists? NI. The proposed school development would include on-site bicycle pazking to accommodate students and staff who choose to ride. The widening and improvement of Tassajara Road will provide for sidewalks on one or both sides of the road where none currently exist. No impacts to pedestrian or bicycle access is therefore anticipated. XVI. Utilities and Service Systems Environmental Setting The project site is served by the following service providers: PA Sewage treatment and local water supply: Private well and septic system. Lane School July Regional water supply and distribution: Alameda County Flood Control and Water Conservation District, Zone 7 Storm drainage: Sheet flow Environmental Impacts and Mitigation Measures a) Exceed wastewater treatment requirements of the RWQCB? LS. The regional wastewater treatment plant is currently operating in compliance with local, state and federal water quality standards. Approval of the project and annexation to the City of Dublin and DSRSD would increase wastewater flows to the plant, but would not cause the plant to exceed such standards. Mitigation Measures 3.5/1.0 through 22.0 contained in the Eastern Dublin EIR deal with wastewater treatment collection, treatment and disposal. Adherence to these mitigation measures will ensure that potential wastewater impacts of the project would be less-than-signif cance. b) Require new water or wastewater treatment facilities or expansion of existing facilities? LS. Approval of the project and annexation to the City of Dublin and DSRSD would require the extension of waster and sewer lines to serve the school site. Such extensions have been planned as part of the East Dublin Specific Plan/General Plan and have been analyzed in the Eastern Dublin EIR. Less-than-significant impacts would therefore result. The project developer will also be required to conform with Mitigation Measures 2.5/24.0 through 43.0 contained in the Eastern Dublin EIR regarding water service c) Require new storm drainage facilities? LS/M. Approval of the project and annexation to the City of Dublin would require additional on-site drainage facilities. The project developer has indicated that new on-site drainage facilities would be built as part of project construction. Since the amount of increased stormwater runoff is not known at this time, which could be significant, adherence to Mitigation Measure 7 would ensure that less-than-significant impacts would result. The project developer will also be required to adhere to Mitigation Measures 3.5/44.0 through 52.0 contained in the Eastern Dublin EIR regarding drainage. Also refer to Mitigation Measure 6 of this document. d) Are sufficient water supplies available? LS. Approval of the proposed project under the auspices of the Specific Plan/General Plan Amendment would result in an increased demand for water for domestic and irrigation purposes. This amount of increased water demand could be accommodated by DSRSD and Zone 7 facilities and long-term supplies. The project developer would be required to provide any local extensions and connections to nearby facilities. This conclusion is based on information contained in the Eastern Dublin EIR. Less-than-significant impacts would therefore result. e) Adequate wastewater capacity to serve the proposed project? LS. Approval of the proposed and annexation to the City of Dublin and DSRSD would increase the demand for wastewater treatment over present conditions. Presently, the site is served by a private septic system and there is no demand for wastewater treatment service. Based on information contained in the Eastern Dublin EIR, DSRSD has indicated that the local wastewater treatment plant has adequate capacity to serve the proposed project. Less-than-signif cant impacts are therefore anticipated with regard to wastewater treatment. e, f) Solid waste disposal? LS. Construction of proposed school under the auspices of the Eastern Dublin Specific Plan and General Plan would incrementally increase generation of solid waste. Over the long term, the amount of solid waste reaching landfill would decrease as statewide regulations mandating increased recycling take effect. Information contained in the Eastern Dublin EIR i o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 indicates that the solid waste hauler can accommodate this project. Less-than-significant impacts are therefore anticipated with regazd to solid waste disposal. The project developer must also adhere to Mitigation Measures 3.4/37.0 through 40.0 contained in the Eastern Dublin EIR regazding solid waste disposal. g) Comply with federal, state and local statutes and regulations related to solid waste? NI. The City of Dublin and the solid waste hauler would ensure that construction occurring on the project site would adhere to federal, state and local solid waste regulations. XV. Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? No. The preceding analysis indicates that the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources with the implementation of mitigation measures recommended in the Initial Study. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project aze considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). No, although incremental increases in certain areas can be expected as a result of constructing this project, including additional traffic, air emissions, light and glaze, short term noise emissions, the project site lies within an approved specific plan whose cumulative effects were previously reviewed in the Eastern Dublin EIR. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? No. No such impacts have been discovered in the course of preparing this Initial Study. u in a e 9 Initial Study/Quarry Lane School July 2000 PA 99-064 Initial Study Preparer Jerry Haag, Urban Planner Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: Ciry of Dublin Eddie Peabody Jr., AICP, Community Development Director Anne Kinney, Associate Planner Kevin Van Katwyk, Senior Civil Engineer Ray Kuzbari, Traffic Engineer Rose Macias, Dublin Police Department Ed Laudini. Alameda County Fire Department References Eastern Dublin Snecific Plan/General Plan Environmental Impact Report, Wallace Roberts and Todd, 1994. Quarry Lane School Final Environmental Impact Report for the 2060th Zoning Unit, Alameda County Planning Department, February 1999 Ouarrv Lane School Geotechnical Investigation, Nicholas Engineering Consultants, June 1, 1999 and June 12, 2000 Quarry Lane School, Updated Traffic and Circulation Studv, Abrams Associates, July 12, 2000 i y o u in age Initial Study/Quarry Lane School July 2000 PA 99-064 ~ ~ o ~ o 0 c ~ °' a a~ ~ ~~ O O O I11 I^` iv N J •~ ~+ o R ~ 0 ~~ ~", O •.r C~~^ ~IIJ • ^y . ^I Y .~ o. Q .b O ~ .~, y m .- ~ ~ 8 aUi ~ o ~ ~~ U~'y ~ > ~'v, °' ~ b C cNa ~ p, ~ c^~C p W F•= o•° o ~ oc ca o ~, ~ ~ ~ . a „ ~Ua~QOOa~a~ Ov. ~ b Y p ~ ~ a. N U O~ ~~ ~ A CO O .L' V1 a~ 'b ~ C • ~ a> 'b A ~ 0.-- Q w p~ Y_ a ~~ ^_^~ 1~1 c~ ~ °' QQ a 0 Ca U N O s. P. ~.' ~ .-. N ~o -o > °" ~ ~ ~ ^~ U .~ ~ by 'C 3 "" V Q y ~ a. ~ a ~ on ~ ~; ' °-; p ~~'~ ~o o.c~~a~c ~ ~ ~ ~ on Drop ~:~ b > ,~ aUi p~~, H p W .3 ~ U 4. 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