HomeMy WebLinkAbout6.3 QuarryLaneSchool PDCITY CLERK FILE # 620-20
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 19, 2000
SUBJECT:
PUBLIC HEARING PA 99-064 Quarry Lane School, Planned
Development (PD) Prezone and Annexation Initiation
(Report Prepared by: Anne Kinney, Associate Planner)
ATTACHMENTS:
5.
6.
7.
8.
9.
City Council Resolution adopting a Mitigated Negative Declaration,
Mitigation Monitoring Program and the Response to Comments
City Council Ordinance adopting 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 )
City Council Resolution authorizing initiation of an application for
reorganization to Alameda County Local Agency Formation
Commission (LAFCo) with annexation description and maps
attached as Exhibits B-l, B-2, B-3 and B-4
Vicinity Map
Aerial
Initial Study/Mitigated Negative Declaration
Response to Comments
Mitigation Monitoring Program
Applicant's letter addressing noise impacts
RECOMMENDATION:
2.
3.
4.
5.
6.
7.
Open Public Hearing
Hear Staff Presentation
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Adopt Attachment 1 City Council Resolution adopting a Mitigated
Negative Declaration, Mitigation Monitoring Program and the
Response to Comments
Waive reading and introduce the Ordinance Attachment 2
amending the Dublin Zoning Ordinance to 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 )
G :\pa99064\ccsrsep 19.doe
COPIES TO: The Applicant/Property Owners
PA File
ITEM NO.
,
10.
Adopt Attachment 3 City Council Resolution authorizing initiation
of an application for reorganization to Alameda County Local
Agency Formation Commission (LAFCo) with annexation
description and maps attached as Exhibits B-l, B-2, B-3 and B-4,
and
Schedule the second reading of the Ordinance for the October 3,
2000 City Council meeting.
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 1-580 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 Quarry 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 project includes the following 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 Eastern 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 City Council meeting
and is currently available for view in the Council Chambers.
BACKGROUND:
Although, the project site lies within a portion ofnnincorporated 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 characteristics 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".
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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 Quarry Lane School, consisting of 15, 600 square feet of
floor area for day care, preschool and elementary grades with a maximam 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 September 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.
A single-fmnily 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 comer 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 Tassaj ara 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, a single-family residence has been constructed on a 1 O-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 construction 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 eu'eas.
The following table summarizes the amount of construction proposed for each phase of development:
Table 1. Summary of Quarry Lane School Development
Phase I (under
construction in
Alameda County
Phase II (proposed
for construction in
Dublin)
Building Sq. Ft. Classrooms No. of Students
15,578 13 200
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.
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The Phase 2 architecture has been designed to match the Phase 1 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 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 prepared 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 1 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 area 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 in 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 draft 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 15.07 acres (the
Quarry Lane School site, Kobold property and a portion of Tassajara Road) 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 k 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 Eastem 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) incorporated herein by reference.
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
6
and utilities. Upon certification of the EIR, the Board of Supervisors adopted a Statement of Overriding
Considerations for impacts relating to high noise levels as a result of construction activity 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. A
copy of the Initial Study/Mitigated Negative Declaration is included as Attachment 6. During the Public
Comment period four comment letters were received from Mr. Kyle, Attomey representing Mr. Nielsen (the
property owner to the immediate north of the project site), local and State agencies, including the Regional
Water Quality Control Board, East Bay Regional Park District and Alameda County Flood Control and
Water Conservation District, Zone 7. Staff has prepared responses to each of these letters. The comment
letters and responses are attached as Attachment 7 to this staff report.
The letter received from Mr. Kyle focused on two issues, the potential grading and noise impacts that could
result from the development of the proposed Phase 2 site plan for Quarry lane School. Mr. Kyle requests
that a new EIR should be prepared to address the environmental impacts of this site plan. The agencies
comments primarily related to issues of stormwater runoff and water quality. In addition, the East Bay
Regional Park District comments related to impacts that may occur as a result of heavy use of the park by
future students of the school. The District requests the opportunity to meet with the School to discuss these
issues. The City's response to each of these comment letters is attached as Attachment 7 to this staff report.
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.
Visual and Grading: The project was evaluated to determine whether the project design complies with the
mitigation measures of the Eastern Dublin EIR and the Eastern Dublin Scenic Corridor policies. A
number of these policies have been reflected in the project design to minimize visual impacts, site
grading, the number and height of retaining walls and to design the building to fit the existing topography.
With the adherence to mitigation measures of the Eastern Dublin 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 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. An updated noise study has
7
been prepared by Wilson Ihrig and Associates (refer to Attachment A of Attachment 7, Response to
Comments) to evaluate potential noise impacts as a result of the revised Phase 2 site plan. The study
analyzed noise that would result from circulation of traffic to the parking lots on-site, noise from students
at play at the recreational area and noise from the Phase 2 building and assessed the noise impact on
adjacent properties. The study concluded that by school activities would not significantly increase noise
levels in the neighborhood since these activities would occur for relatively short periods of time and
primarily during daytime hours. The adjacent residences would be largely shielded from the noise
generated by children at the recreational playfield by both distance and topography of the site.
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 prepared for the project
PRE-ANNEXATION AGREEMENT
The goals and policies of the Eastem 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 a pre-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.
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 City Council open the Public Hearing, deliberate and adopt the following
resolutions:
Adopt Attachment 1 City Council Resolution adopting a Mitigated Negative Declaration,
Mitigation Monitoring Program and the Response to Comments
Waive reading and introduce the Ordinance Attachment 2 amending the Dublin Zoning Ordinance
to 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
8
attached as Exhibit A-1 )
Adopt Attachment 3 City Council Resolution authorizing initiation of an application for
reorganization to Alameda County Local Agency Formation Commission (LAFCo) with
annexation description and maps attached as Exhibits B-1, B-2, B-3 and B-4, and
4. Schedule the second reading of the Ordinance for the October 3, 2000 City Council meeting.
RESOLUTION NO. 00-00
115'
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION,
MITIGATION MONITORING PROGRAM AND RESPONSE TO COMMENTS 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 15 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 CGPA") and Eastem Dublin Specific Plan CEDSP")
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 CAddenda') 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
CProgram 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 Platruing 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
ATTACHMENT1
WHEREAS, a total of four comment letters have been received during the public review period from
the Attorney representing the adjacent property owner and local and State agencies; and
WHEREAS, all pertinent comments have been responded to and have become part of the Response to
Comments attached as Attachment 7 to the staff report for PA 99-064; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application
on August 8, 2000 and on August 22, 2000 did adopt a Resolution recommending that the City Council
adopt a Mitigated negative Declaration, Mitigation Monitoring Program and the Response to Comments for
PA 99-064; and
WHEREAS, a properly noticed public hearing was held by the City Council on September 19, 2000;
and
WHEREAS, a Staff Report was submitted recommending that the City Council adopt a Mitigated
Negative Declaration, Mitigation Monitoring Program and the Response to Comments for PA 99-064; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council 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 Ini-tial 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. All pertinent comments received during the public comment period have been responded to and have
become part of the Response to Comments document.
3. The Mitigated Negative Declaration, Mitigation Monitoring Program, and the Response to Comments
have been prepared in accordance with State and local environmental laws and guidelines.
4. The Mitigated Negative Declaration, Mitigation Monitoring Program, and the Response to Comments
are complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt a
Mitigated Negative Declaration, Mitigation Monitoring Program and Response to Comments for PA 99-
064, the Mitigation Monitoring Program is attached as Attachment 8 to the Staff Report, the Initial
Study/Mitigated Negative Declaration is attached as Attachment 6 to Staff Report and the Responses to
Comments is attached as Attachment 7 to Staff Report are incorporated herein by reference.
BE IT FURTHER RESOLVED THAT THE location and custodian of the documents or other
materials which constitute the record of proceedings upon which the subject decision is based is:
Community Development Director, Dublin City Hall, 100 Civic Plaza, Dublin.
115
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PASSED, APPROVED AND ADOPTED this 19th day of September, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Mayor
City Clerk
g:\pa99-064\CCRESOmnd
ORDINANCE NO. - 00
tl.5
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO PRIgZONE PROPERTY LOCATED ON THE EAST SIDE
OF TASSAJARA ROAD, IN ALAMEDA COUNTY, ADJACENT TO DUBLIN'S NORTHERN
CITY LIMITS (APN 986-0002-006-01,005-01 AND 005-02) TO A PLANNED DEVELOPMENT
ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR THE
QUARRY LANE SCHOOL (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 15 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, the Applicant has submitted a complete application for a Planned Development
Prezone (Exhibit A-1 ), including a Development Plan for the Quarry Lane School (Exhibits A-2 & A-3)
as required by Chapter 8.32 and 8.120 of Title 8 of the Dublin Municipal Code which meets the
requirements of said Chapter; and
WHEREAS, the site will be prezoned to "Planned Development"; 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, a total of four letters commenting on the Mitigated Negative Declaration were
received during the public comment period; and
WHEREAS, all pertinent comments have been responded to and have become part of the
Response to Comments attached as Attachment 7 to the Staff Report for PA 99-064; and
ATTACHMENT 2
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
applications on August 8 and 22, 2000, and did adopt a Resolution recommending that the City Council
approve a Planned Development Prezone and Development Plan for Quarry Lane School and a Planned
Development Prezone for the Kobold Property (PA 99-064); and
WHEREAS, a properly noticed public hearing was held by the City Council on September 19,
2000; and October 3, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
application; and
WHEREAS, on September 19, 2000 the City Council adopted a Mitigated Negative Declaration,
Mitigation Monitoring Program and Response to Comments for PA 99-064; and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings regarding said proposed Planned Development
Prezone/Development Plan for Quarry Lane School:
1. The proposed Plam~ed 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 land and an environment that will be sensitive to surrounding land uses by virtue of the
layout and design of the site plan; and
2. 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 and Development Standards, 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 Area; and
3. The Planned Development Prezone will provide for the development of future phases of
the Quarry Lane School on land designated by the Eastern Dublin Specific Plan for Medium Density
Residential and Rural Residential/Agricultural land uses. The Eastern Dublin Specific Plan envisions 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 general provisions, intent, and
purpose of the Eastern 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
purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by
Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H,
of the Zoning Ordinance; and
5. 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 noaheast comer of the
property; and will be compatible with and enhance the general development of the area; and will create an
attractive, efficient and safe environment and physically suitable for the type and intensity of the zoning
and uses proposed; and
,
The Planned Development Prezone will not have a substantial adverse effect on health or
2
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
7. 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 the Eastern Dublin Specific 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
WI-IEREAS, pursuant to Section 8.32.070 and 8.120.050 and 8.120.110 of the Dublin Municipal
Code, the City Council makes the following findings 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
3
115
115
Final EIR.
The Planned Development Prezone is within the scope of the Eastern Dublin Specific Plan
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to prezone the following property C the Property" ) to a Planned Development Zoning
District:
Approximately 13.7 acres of land generally located on the east side of Tassajara Road, in
Alameda County, adjacent to Dublin's northern city limits at 6363 and 6237 Tassjara Road,
more specifically described as Assessor's Parcel Numbers: 985-0002-006-01,985-0002-005-01
and 005-02.
A map of the rezoning area is shown below:
4
SECTION 2.
Planned Development Prezone and Stage 1 and 2 Development Plan - Quarry Lane School.
The regulations of the use, development, improvement, and maintenance of the Quarry Lane
School Property shall be as depicted on the Prezoning Exhibit (Exhibit A-1, hereto) and as set
forth in the Stage 1 and 2 Development Plan (Exhibits A-2 & A-3, hereto) which are hereby
approve& Any amendments to the Stage 1 and 2 Development Plans shall be in accordance with
section 8.32.080 of the Dublin Municipal Code or its successors.
Planned Development Prezone - Kobold property
The regulations of the use of the Kobold property shall be as depicted on the Prezoning Exhibit
(Exhibit A-l, hereto). 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.
3. Planned Development Prezone - Land Use Designations - Kobold property:
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
c. 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. Large family day care home
5
PD - Open 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.
,
Interim Agricultural Designation
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.
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 a pre-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 - 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 Schoot District.
SECTION 3.
Except as provided in SECTION 2. above, the use, development, improvement and maintenance
of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State
of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this th day of ,
2000, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
g:\PA99-064Xrezord.doc
115
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DEVELOPMENT PLAN - QUARRY LANE SCHOOL (PA 99-064)
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 985-0002-006-01).
This Development Plan meets all of the requirements for Stage I 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. O0 - ), 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.
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:
Private School: 1. Kindergarten through High School Grades
2. After school care
3. Recreational Play fields
b. Similar and related uses as determined by the Director of Community
Development
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.
Temporary Uses: The school shall comply with all temporary use requirements of
Chapter 8.108 of the Dublin Zoning Ordinance.
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.
Site Plan & Architecture: See attached site and elevation plans contained in Exhibit A-
3, Development Plan. This Development Plan applies to the 1 O-acre site shown on this
plan at 6363 Tassajara Road. Any modifications to the project shall be substantially
EXHIBIT A-2
G:\pa99064\devplan 1
o
10.
consistent with these plans and of equal or superior materials and design quality.
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)
Phasing Plan. The project will be constructed in one phase.
Landscaping Plan. Refer to attached landscaping plan included in Exhibit A-3,
Development Plan, Sheet 7.
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.
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.
General Provisions: The developer shall be required to pay a Public Facilities Fee in the
amounts and at the times set forth in City of Dublin Resolution No. 60-99, adopted by the
City Council on April 6, 1999, or in the amounts and at the times set forth in any
resolution revising the amount of the Public Facilities Fee, as implemented by the
Administrative Guidelines adopted by Resolution 195-99.
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1Of I
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
AUTHORIZING INITIATION OF APPLICATION FOR REORGANIZATION
FOR PA 99-064, ANNEXATION NO. 12
WHEREAS, the applicant, Dr. Sabri Arac of Quarry Lane School has submitted a request for
annexing 15.07+ acres to the City of Dublin and annexing 15.07+ acres to Dublin San Ramon Services
District; and
WHEREAS, pursuant to the Cortese-Knox Government Reorganization Act of 1985 (the "Act")
(Government Code Section 56000 et seq.) an affected city and affected district, as therein defined, may by
resolution adopted by its legislative body make a proposal for a "reorganization", as defined in Section
56073 and request initiation of proceedings thereon;
WHEREAS, the City of Dublin is an affected city, and the Dublin San Ramon Services District
(DSRSD) is an affected district for a reorganization proposal which contains territory proposed to be
annexed to said city and to DSRSD.
WHEREAS, the City of Dublin is an affected local agency for this reorganization proposal.
WHEREAS, the reorganization proposal is made pursuant to the Act. The proposal would annex
15.07+ acres to the City of Dublin and 15.07+ acres to the Dublin San Ramon Services District; and
WHEREAS, the territory described in Exhibit B-1 and B-2 is uninhabited territory within the
meaning of Government Code Section 56046.
WHEREAS, the exterior boundaries of the territory described in Exhibit B-1 and B-2 are shown
on Exhibits B-3 and B-4; and
WHEREAS, this reorganization is proposed at the request of Dr. Arac, the landowner owning
approximately 60% of the land within the territory to be annexed. The reorganization would implement
the City of Dublin's Eastern Dublin Specific Plan; and
WHEREAS, the potential environmental effects of development on the Quarry Lane School
project site has been previously addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064);
and
WHEREAS, an Initial Study has been prepared for the Quarry Lane School project, including a
Planned Development (PD) Prezoning, Annexation to the City and DSRSD and subsequent development
entitlemerits to evaluate site-specific impacts of the project pursuant to CEQA guidelines Section 15168.
ATTACHMENT 3
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, a total of four letters commenting on the Mitigated Negative Declaration were
received during the public comment period; and
WHEREAS, all pertinent comments have been responded to and have become part of the
Response to Comments attached as Attachment 7 to the Staff Report for PA 99-064; and
WHEREAS, the impacts upon and need for services for the territory to be annexed is set forth in
the Eastern Dublin Specific Plan Final EIR, which addresses water and wastewater services; and
WHEREAS, the proposed reorganization would be conditional upon agreement of Dublin San
Ramon Services District for annexation of the territory to Dublin San Ramon Services District, and
WHEREAS, this proposal is consistent with the City of Dublin and DSRSD's sphere of influence,
and
WHEREAS, if determined appropriate by the LAFCo, the City Council consents to act as the
conducting authority for the proposed reorganization, and
WHEREAS, Section 99 of the Revenue and Taxation code provides, among other things, that no
local agency jurisdictional change can be completed without the agencies affected by such change first
having agreed upon an exchange of property tax revenue between and among the affected agencies, and
WHEREAS, the territory is subject to the PA 99-064 Quarry Lane School Reorganization
application is within "Eastern Dublin" as that area is defined in the '91greement Between County of
Alameda, Surplus Property Authority and City of Dublin Regarding Transfer of Property Tax Revenues
Upon Annexation, Provision of Services and Other Matters "("Agreement"), dated May 3, 1993, and
WHEREAS, paragraph 2 of the Agreement sets forth the agreement of the City Council of the
City of Dublin and the Board of Supervisors of the County of Alameda on the method for distributing
property tax revenue for annexation including the PA 99-064 Quarry Lane School Reorganization; and
WHEREAS, a notice of the City Council public hearing to consider initiating a request for
reorganization to the Alameda County Local Agency Formation Commission (LAFCo) was distributed to
all public service providers and interested individuals; and
WHEREAS, the City and the applicant have been cooperatively planning for the provision of
services to the project site and have notified the service providers of the proposed annexation; and
WHEREAS, the City Council held a properly noticed public hearing on the Quarry Lane School
project, Planned Development Prezoning, and Annexation Initiation on September 19, 2000, and
considered all written and oral testimony submitted at or prior to the public hearing; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF DUBLIN DOES
HEREBY RESOLVE AS FOLLOWS:
A. The foregoing recitals are true and correct.
B,
The City Council of the City of Dublin, as the legislative body for an affected local agency, does
hereby adopt the foregoing recitals and makes a proposal for a reorganization, as described herein,
pursuant to Section 56800 of the Cortese-Kn<~x Act, and does hereby request that proceedings be
taken pursuant to said Act.
C. This proposal is consistent with the sphere of influence of the City of Dublin.
The proposed annexation is appropriate because it is contiguous to the existing city limits and
would provide a logical extension of development under the City's jurisdiction to provide a private
school, residential, and open space land uses for the community.
E. This proposal is made subject to the following terms and conditions:
The description and the maps in Exhibits B-l, B-2, B-3 and B-4 are preliminary
and are subject to more detailed description(s) and map(s) to be prepared and
submitted to the LAFCo. Adjustments to the descriptions and maps of the territory
are to be made as deemed necessary by the County Surveyor.
The annexation to the City of Dublin is conditional upon agreement of Dublin San
Ramon Services District (DSRSD) for annexation of the territory to DSRSD. The
Community Development Director is hereby directed to acquire an agreement from
DSRSD to participate in this reorganization.
The City Manager is hereby directed to send a letter to the Alameda County
Administrators office to request certification from the County of its agreement to
the terms of the preexisting tai sharing agreement.
The City Clerk is directed to file a certified copy of this resolution with the Executive Officer of
the LAFCo.
PASSED, APPROVED, AND ADOPTED this __ day of
,2000, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
g:pa99-064 ccreso lafco.doc
Mayor
Date: August 16, 2000
Page 1 of 2
EXHIBIT I,
ANNEXATION NO. 12
TO THE CITY OF DUBLIN
Parcel located in Alameda County, California
Being all of the following:
1 ) Deed to Michael H. Kobold, recorded in Series No. 91-128046, Alameda County Records
2) Deed to Sabri Arac, recorded in Series 99-310014, Alameda County Records
3) Portion of Tassajara Road (County Road 2568, 66 feet wide)
Commencing at a railroad spike at the centerline of Tassajara ROad (County Road No. 2568,
66.00 feet wide) as shown on Tract Map 6925, filed in Book 241 of Maps at Page 39, Alameda
County;
thence S.86°35'44"E., 33.00 feet to the easterly line of said Tassajara Road;
thence along said easterly line S.03°24'16"W., 801.02 feet to the northwesterly corner of said
parcel (99-310014) and the Point of Beginning;
thence along the northerly line of last said parcel (99-310014),
N. 82°07'31 "E., 781.19 feet to the general westerly line of Annexation No. t 0 (Eastern
Dublin), recorded in Series No. 95-214838 and Book 204 of Maps at Page 75, Alameda County
Records;
thence continuing along said general westerly line,
S.01 °18'31 "W., 783.32 feet; thence N.86°35'44"W., 457.40 feet; thence S.55°01'21 "W.,
430.36 feet; thence N,86°35'44"W., 66.00 feet to the westerly line of said Tassajara Road;
thence leaving said general westerly line and continuing along the weste~y line of said Tassajara
Road,
N.03°24'16"E.,. 890.63 feet to the intersection with a line which is perpendicular with the
centerline of said Tassajara Road, said perpendicular line bears N.86°35'44"W. 33.00 feet from
the intersection of the southwesterly prolongation of the northerly line of said parcel (99-310014)
with said centerline,
thence leaving last said westerly line and continuing along said perpendicular line,
EXHIBIT
EXHIBIT I
ANNEXATION NO. !2,
TO THE CITY OF DUBLIN
Date: August 16, 2000
Page 2 of 2
S.86°35'44"E., 33.00 feet to the centerline of Tassajara Road;
thence along said prolongation,
N.82°07'31 "E. 33.65 feet to the Point of Beginning
Containing: 15.07 Acres
References to the existing boundaries of the City of Dublin are primary calls. Any bearings or
distances referred to herein are not as a result of a field survey and should be only considered
secondary.
Boundary line of territory is shown on the map of the
of Dublin by City Council Resolution No. __ on the
ceai~ed by the Deputy/County Surveyor on the day of
Annexation No, __ to the City
day of ,2000. Said map was
,2000.
This description conforms to the requirements of the Alameda County Local Agency Formation
Commission.
Donald J. LaBelle, Director of Public Works
County of Alameda
Ousama.H. Kawar, Coun.ty Surveyor
R.C.E. # 18499, Expires 6/30/01
By:
Russell Reid Penland, Jr.
Deputy County Surveyor
L. ~. #5726, Expires 12/31/03
.Date: August 16, 2000
Page 1 of 2
EXHIBIT I
ANNEXATION NO. ~.
TO DUBLIN SAN RAMON SERVICES DISTRICT
Parcel located in Alameda County, California
Being all of the following:
1) Deed to Michael H: Kobold, recorded in Series No. 91-128046, Alameda County Records
2) Deed to Sabri Arac, recorded in Series 99-310014, Alameda County Records
· 3) Portion of Tassajara Road (County Road 2568, 66 feet wide)
Commencing at a railroad spike at the centerline of Tassajara Road (County Road No. 2568,
66.00 feet wide) as shown on Tract Map 6925, filed in Book 241 of Maps at Page 39, Alameda
County;
thence S.86°35'44"E., 33.00 feet to the easterly line of said Tassajara Road;
thence along said easterly line S.03°24'16"W., 801.02 feet to the. northwesterly comer of said
parcel (99-310014) and the Point of Beginning;
thence along the northerly line of last said parcel (99-310014),
N. 82°07'31 "E., 781.19 feet to the general westerly line of Armexation No. 10 (Eastern
Dublin), recorded in Series No. 95-214838 and Book 204 of Maps at Page 75, Alameda County
Records;
thence continuing along said general westerly line,
S.01 °l 8'31 "W., 783.32 feet; thence N.86°35'44"W., 457.40 feet; thence S.55°01'21 "W.,
430.36 feet; thence N.86°35'44"W., 66.00 feet to the westerly line of said Tassajara Road;
thence leaving said general westerly line and continuing along the westerly line of said Tassajara
Road,
N.03°24'16"E., 890.63 feet to the intersection with a line which is perpendicular with the
centerline of said Tassajara Road, said perpendicular line bears N.86°35'44"W. 33.00 feet from
the intersection of the southwesterly prolongation oft he northerly line of said parcel (99-310014)
with said centerline,
thence leaving last said westerly line and continuing along said perpendicular line,
EXHIBIT s--z
Date: August 16, 2000
~Page 2 of 2
EXHIBIT I
ANNEXATION NO.
TO DUBLIN SAN RAMON SERVICES DISTRICT
S.86°35'44"E., 33.00 feet to the centerline of Tassajara Road;
thence along said prolongation,
N.82°07'31 "E. 33.65 feet to the Point of Beginning
Containing: 15.07 Acres
References to the existing boundaries of the City of Dublin are primary calls. Any bearings or
distances referred to herein are not as a result of a field survey and should be only considered
secondary.
Boundary line of territory is shown on the map of the
of Dublin by City Council Resolution No. on the
certified by the Deputy/County Surveyor on the day of
Annexation No, __ to the City
__ day of ,2000. Said map was
,2000.
This description conforms to the requirements of the Alameda County Local Agency Formation
Commission.
Donald J. LaBelle, Director of Public Workb
County of Alameda
Ousama H. Kawar, Coun.ty Surveyor
R.C.E. # 18499, Expires 6/30/01
By:
Russell Reid Penland, Jr.
Deputy County Surveyor
L. S.. #5726, Expires 12/31/03
EXHIBIT A
CITY Or DUBLIN
MAP DELINEATING 80UNDARY OP ~RY
ANNEXED TO ~E C~Y OF DUBUN, CAU~]A
DUB~N
ANNE~TION NO. ~I
BY ~OL~[ON NO. ...... OF ~E CITY DF DUB~N
0~ ~DN~]L ON
VICINITY MAP ~
,,o, ,o r,-,z ~
', //
L,?o 4o0
LEGEND
EXHIBIT A
DUBLIN SAN RAMON
SERVICE DISTRICT
HAl> DEUNE:AT{NG BOUNDARY OF TERRITORY
ANNEYED T0 THE CITY OF DUBUN. CAMFO~IIA
DUBLIN
ANNEXATION NO ......
BY RESOLUTION NO ........OF THE CITY OF DUBLIN
CITY COUNCIL ON ................
VICINITY MAP
DUEIUN ANNEXAlT{ON
SCAL~.: 1'= 200'
BASIS OF ~ARING~: ~
;'~CX~ UO',UtrNrS ~te~'.'C ~Lr~,.~e~ ~RUGGER~-,I~NSEN-AZAR & ASSOCIAT{~
VICINITY MAP ~
N.T.S.
../
DUBLIN
GLEASON ROAD
- - DUBUN BOULEVARD
~-5~0
~ ~ A ~ANTON X
ATTACHMENT 5: Aerial
Initial Study
Project
Quarry Lane School
Annexation and Prezoning
File
PA 99-064
Lea d Agency:
City of Dublin
100 Civic Plaza
Dublin, CA 94568
ATTACHMENT 6
July 2000
Table of Contents
INTRODUCTION ........................................................................................................................................................................2
APPLICANT ......................... ~ .......................................... ..............................................................................................................2
PROJECT LOCATION AND CONTEXT .................................................................................................................................2
PROJECT HISTORY ....................... ...........................................................................................................................................3
PROJECT DESCRIPTION .........................................................................................................................................................3
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED .......................................................................................... 14
DETERMINATION (TO BE COMPLETED BY LEAD AGENCY): ........... ............................................................................ i4
EVALUATION OF ENVIRONMENTAL IMPACTS ...................................... ~ .....................................................................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
VHI. HYDROLOGY AND WATER QUALITY ......................................................................................................................36
IX. LAND USE AND PLANNING .............................................................................................................................. .............39
X. MINERAL RESOURCES .........................................................................................................................................: .........39
XL 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 prepared 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 Tassajara Road approximately three miles north of 1-580.
The site addresses are 6363 Tassajara Road and 6237 Tassajara Road. Assessor's Parcel 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 Quarry 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 comer of the site. An unnamed tributary of
Tassajara 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 Dubtin and north of the 1-580 freeway. At full build-out, the Eastern Dublix~ planning
area would allow a range of residential, commercial office, employment and open space uses.
City of Dublin Page 2
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 large 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-Plarmed
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 are currently on-going with opening of Phase I planned for
August 2000. An Environmental Impact Report (Quarry Lane School, Envirormiental Impact Report for
the 20601h 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 care, preschool, elementary, middle and high school
grades with a maximum of 950 students. However, the she 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 Kobotd 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
area 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:
City of Dublin Page 3
Initial Study/Quarry Lane School July 2000
PA 99-064 ~
Table 1. Summary of Quarry Lane School Development
' Phase I (under
construction in
Alameda County
Phase II (proposed
for construction in
Dublin)
Building Sq. Ft. Classrooms No. of Students
· 15,578 13 200
· 66,685 37 750
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 rear portion of the site to provide relatively
flat areas for playing fields, parking and drive areas 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 rear 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 playfield
site and a steep dogslope is created along the southerly property line to meet natural grade. Several
retaining walls would be required as part of the grading plan. The wails 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 yards.
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 i 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 ofDublin 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 filmre 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.
City of Dublin
Initial Study/Quarry Lane Sdhool
PA 99-064
Page 4
July 2000
Since both sites lie outside of the City of Dublin corporate boundaries and annexation has been requested,
proposed zoriing 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 K_nox-C0rtese 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.
City of Dublin Page 5
Initial Study/Quarry Lane School July 2000
PA 99-064
Pacific
Ocean
Miles '~~i~ Exhibit 1 :' Regional Context
't /~ Quarry Lane School Project
Mon erey ' city of Dublin i:
· .
· ",I
MAP
8
II
E: ....::. ,'" ......' .Project Site
i .
,. ...... . ....,:...:..::=.:..;..
i-' ..,..."
....
.........................-~Nro E
.......... ..... ........''' ':"""""""""'
· , · ...:,~,: ?
.............. ' ........."' .....' ...............;" "::" ': "":.:...:7~.:': ':'~.':: ." 'Z :"j"".':" ."':':. ".':.' .......
..-~
~.~
. ~ ....
Exhibit 2: Site Location
Quarry Lane School Project
City of Dublin
+ ~
-.)
KOBOLD
.f
Exhibit 3: Prezoning :~hibit
THE GUAt~J~Y LANE - 5C, HOOL
PRO, IECf:
GU. ARR.~' LANE
6~69 T~AJA, RA ROAD
5TASE I t 5TA~E 2
51TE PLAN
AI .~
Exhibit 4: Proposed Site Plan
J
F~ST [l._m/ATlC~l
Wtlll I
.F'T1. ,I'T'I. n
IIIIIII
: .FR n.FFt. I.
--'-I
THE ~U~d~Y LANE
~SHOOL
PR($JEC~.
PHAfI~ II -
t~JILI~IN~ ELEVATI~N~
A4, .O
l~xhibit 5: Proposed B.ildi.g
I I
,/
Exhibit 6: Proposed Grading Plan
PI,,ANT PALISrTE
Exhibit 7: Proposed Landscaping Plan
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 ofi-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 Residential/Agriculture
Open Space
7. Z6ning:
PD-PlarmedDevelopment
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)
City of Dublin
Initial Study/Quarry Lane School
PA 99-064
Page 13
July 2000
q~ 4 115
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
Biological Resources
Hazards and
Hazardous Materials
Mineral Resources
X Public Services
X Utilities/Service
Systems
- Agricultural X Air Quality
Resources
X Cultural Resources X Geology/Soils
Hydrology/Water - Land Use/Planning
X Qualky
X Noise Population/Housing
- Recreation X Transportation/
Circulation
Mandatory Findings
of Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
~ I fmd that the proposed project could not have a significant effect on the environment and a Negative
Declaration will be prepared.
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 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier 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:/f/&L.~
Date: ~t/l-r/oo
Printed Name: d,,o¢g/O,,,~,e~/, ~ars~oc4,ne. tt.,a, aoe. For:
City of Dublin Page 14
Initial Study/Quarry Lane School July 2000
PA 99-064
Evaluation of Environmental Impacts
i)
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 fails 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 a project-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.
City of Dublin
Initial Study/Quarry Lane School
PA 99-064
Page 15
July 2000
Environmental Impacts CNote: Source of determination listed in parenthesis. 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. WouM 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 prepared pursuant to
the Farmland Mapping and Monitoring
Program of the California Resources
Agency, to a non-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 a non-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 standard or contribute
substantially to an existing or projected air
quality violation? (Source: 8)
PotentiallyLess Than Less than No
SignificantSignificant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study/Quarry Lane School
PA 99-064
-Page 16
July 2000
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
federalty 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
X
X
Less than
Significant
Impact -
X
X
X
X
No
impact
X
X
City of Dublin
Initial Study/Quarry Lane School
PA 99~064
Page t 7
July 2000
f) Conflict with the provision Of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan or Other
approved local, regional or state habitat
conservation plan? (Source: 2)
V. Cultural Resources. Ffould the ~vroject
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 archeological 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)
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
X
X
Less than
Significant
Impact
X
X
X
X
X
X
X
X
No
Impact
X
X
City of Dublin
Initial Study/Quarry Lane School
PA 99-064
Page 18
July 2000
e) Have soils capable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where sewers
are not'available for the disposal of waste?
(Source: 2)
VII. Hazards and Hazardous Materials. ~Vould
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 hazard 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 hazardous 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 area? (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 area? (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
City of Dublin
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h) Expose people or structures to a significant
risk of loss, injury or death involving
wildland fires, including where wildlands are
adjacent to urbanized areas or where
residences are intermixed with wildlands?
(Source: 2, 7)
IX. Hydrolog]z and Water Quality. Would the
l~roject:
a) Violate any water quality standards or waste
discharge 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
pattern 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 areas, 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-year 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
X
X
X
Less than
Significant
Impact
X
X
X
X
Impact
X
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h) Place within a 100-year flood hazard area
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. WouM 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 groundborne vibration or
groundborne 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)
City of Dublin
Initial Study/Quarry Lane School
PA 99-064
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant
Impact
X
X
X
X
X
NO
Impact
X
X
X
X
Page 21
July 2000
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
X
X
X
X
X
No
Impact
X
X
X
X
X
X
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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. PVouM 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
X
X
Less than
Significant
ImpaCt
X
X
NO
Impact
X
X
X
X
X
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XVI. Utilities and Service Systems. rFould 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 sufficien~ water supplies available to
serve the project from existing water
entitlemerits and resources, or are new or
expanded entitlements needed? (2)
e) Result in a determination by the wastewater
treatment prorider which serves or may
serve the project that it has adequate
capacity to serve the proj ect's projected
demand in addition to the proriders existing
commitments7 (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 rare or endangered plant or animal or
eliminate important examples of the major
periods of California history or prehistory?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
X
Less than
Significant
Impact
X
X
X
X
X
No
Impact
X
X
City of Dublin
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b) Does the project have impacts that are
individually limited, but cumulatively
considerable? CCumulatively 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 Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
Sources used to determine potential environmental impacts
4
6.
7.
8.
9.
Eastern Dublin Specific Plan/General Plan (1994)
Eastern Dublin Specific Plan/General Plan EIR (1994)
Geotectmical Investigation of the Quarry Lane School Property,, Nicholas Engineering Consultants
(June 1999 & June 2000)
Project Traffic Impact Analysis prepared by Abrams Associates (July 12, 2000)
Site.Visit
Discussion with City of Dublin staff or affected special districts
Quarry Lane School EIR SCH#97122109, (Alameda Co. Planning, 1999)
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.
City of Dublin Page 25
Initial Study/Quarry Lane School July 2000
PA 99-064
~' ~ t15
The certified EIR contains a large number of mitigation measures that will be applied to the
proposed Quarry Lane School development. Specific mitigation measures are noted in the text of
the following Initial Study.
The Initial Study also relies on a previous EIR prepared for the site, the Quarry Lane School EIR,
SCH#97122109, certified by Alameda County in 1999.
Copies of these document are available for public review at the City of Dublin Planning
Department, i 00 Civic Plaza, Dublin CA, during normal business hours.
City of Dublin
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5~ ~ I/5
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 Settin~
The project site contains the initial phase of the Quarry Lane School, currently under construction.
Construction has caused recontouring of the topography adjacent to Tassaj ara 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 are 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 large 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 oft he site and
· construction of permanent buildings, could not be mitigated to a less-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.
Proiect Impacts and Mitigation Measures
a) Have a substantial 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 Tassaj ara Corridor, the City of Dublin prepared Eastern Dublin
Scenic Corridor Policies and Standards in 1996. A portion of the Guidelines focus on the Tassajara
Creek Valley area, which includes the project site. For this area, the Guidelines suggest the
following policies and standards:
City of Dublin
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· Policy 6: Emphasize valley character by creating viewpoints and view corridors to knolls,
foreground hills and to Tassajara Creek.
Standard 6.1: Allow intermittent views from Tassajara Rd. to the hills, knolls and creek.
Standard 6.2: Where Tassaj ara 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 area
Standard 7.1: Streetscapes should reinforce semi-rural ambience
Standard 7.2: Site and articulate buildings to provide interest and reduce perceived density
· Policy 8: Provide transition to Tassaj ara Village
Standard 8.1: North of the creek crossing at Tassajara 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 .dF, Alteration of Visual Character of Flatlands) and it was determined that no
mitigation measures would reduce this impact to a less-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 a less-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 reflectivehess.
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.
City of Dublin
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July 2000
~/E~ i/,..,c
c)
d)
Substantially damage scenic resources, including state scenic highway? LS/M.
The project site is located adjacent to Tassajara 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 a less-than-significant level.
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 farther analysis is required. Adherence to Mitigation
Measures 1 and 2 will also serve to reduce impacts to the existing visual character of the area.
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 play fields. 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-significant.
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 Setting
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 parcel 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. I/D)
would be an insignificant impact should the Eastern Dublin Specific Plan/General Plan be approved and
no mitigation m~i~sures would be needed.
Project Impacts and Mitigation Measures
a-c) Convert Prime Farmland, conflict with agricultural zoning or convertprime farmland to a non-
agricultural use? LS. Although site soils are classed as locally important farmland, neither of the
sites are in active agricultural production. The project site is also adjacent to future urbanized areas
immediately to the east/south-east. Therefore, less-than-significant impacts with regard to
agricultural resources are anticipated.
city of Dublin
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115
Ill.' 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 are met. State of California standards for other airborne pollutants,
including ozone, carbon monoxide and suspended particulate matter (PM-10) are 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, primarily 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
a less-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 similar 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.
Proi ect Impacts and Miti gution 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 mount of non-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-significant 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 a less-than-significant impact and a Statement of
Overriding Considerations was adopted for this impact.
Similarly, 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 standards even with mitigation measures, and were included in
the Statement of Overriding Considerations (Eastern Dublin EIR Impacts 3. I i/C and E). Since a
Statement of Overriding Concerns was adopted for the previous EIR, such impacts would be
considered less-than-significant for the purposes of this Initial Study.
City of Dublin
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July 2000
c)
d,e)
Would the project result in cumulatively considerable air potlutants? LS. The Eastern Dublin EIR
identifies Mobile 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.
Expose sensitive receptors to significantpollutant 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 are characterized 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 andnon-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 Tassaj ara 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 Eastern 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 Kobotd 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.
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 weftands 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 Kob'old 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
City of Dublin
initial Study/Quarry Lane School
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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 fiparian habitat would be reduced to lessvthan-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 area:
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.
Interfere with movement of native fish or wildlife species? NI. The project site is substantially
surrounded by a combination of vacant lands to the north and west with recently developed areas to
the .south as part of Dublin Ranch. Future park and rural residential lands lie to immediate east.
There are 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 are anticipated with regard to movement of
fish or wildlife species.
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 are no impacts with
regard to local tree preservation ordinances or policies. The site is not located within the boundaries
of any Habitat Conservation Plans.
V. Cultural Resources
Environmental Setting
The Eastern Dublin area was surveyed in 1988 as part of the Eastern Dublin Specific Plan and associated
EIR. Several potentially significant historic and archeological resources were identified in the eastern
Dublin area.
Project Impacts 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.
City of Dublin Page 32
Initial Study/Quarry Lane School July 2000
PA 99-064
115
b~ c)
d)
Cause a substantial adverse impact or destruction to archeological or paleontologicaI 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 Eastern Dublin Specific Plan EIR establishes
procedures to be activated in the event archeological resources are 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.
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. Geolo~oy and Soils
Environmental Setting
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 Eastern Dublin EIR notes the presence of several nearby significant faults, including the
Calaveras Fault, Greenville Fault, Hayward 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 geotechnicai 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 ofthe*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 area.
Site Soils and Geology'
The site is within the Diablo Range, an elongare 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 of non-marine sedimentary rocks, which often have poor slope stability with
landslides occurring in both soils and rocks on natural and man-made cut slopes.
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Soils on the site consist of moderately expansive clays and silts, The more level western area of the site,
near the Villa Tassajara, contain alluvium and colluvium from nearby hillsides.
The site includes two landslides that are shown on regional landslide maps. Portions of the site have been
previously graded and a cut slope on the northern portion of the site appears to have experiences a small
mud flow.
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 Tassajara Road. The Kobold site is
relatively flat with a gradual slope towards the unnamed tributary of Tassaj ara 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 are
summarized 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 engineel';
· Identification of specific methods to minimize risk of landslides and expansive soils as part of the
geotechnical i:eport.
Project 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 constructed 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 po~tential 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 built on the site will comply
with generally recognized seismic safety standards so that ground shaking impacts would be reduced
to a level of less-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 playHeld, parking areas and landscaping. Grading would also
occur to improve and control site drainage. Mitigation Measures 3.6/I 7.0-26.0 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 of site-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 prepaxed
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b)
e)
preliminary 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 bc prepared to ensure that
all construction details of the school comply with Uniform Building Code requirements and
engineering standards.
Mitigation Measure 5a: 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
standards.
Mitigation Measure 5b: Prior to issuance of grading permit by the City of Dubtin, the
project developer shall submit a Slope Stabilization Program addressing the steep slope on
the southeast comer 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.
ts 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.
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.
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.
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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.
.Project Impacts and Mitigation 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 regard to
use or release of hazardous 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.
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)
fnterference with an emergency evacuation plan? NI. Adequate emergency access will be provided
via proposed driveways onto Tassajara 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.
Expose people and structures to a significant risk of loss, injury or death involving wildland fires or
where residences are intermixed wi'th 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 tong-
term plan for the area is for urbanization. Development of the project site and surrounding area
would include adding new water lines for fire fighting purposes as well as new fire stations and
personnel in the nearby area. Less4han-significant 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 maj or 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 Tassajara Creek, then south to Alameda Creek in
Sunot and finally to San Francisco Bay.
The school property itself contains no wetlands or riparian features, although an unnamed tributary of
Tassajara Creek is located in the southerly portion of the Kobold 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:
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· Reducing the mount of stormwater runoff from the site through appropriate grading techniques;
· Constructing planned improvements during the dry season to minimize water borne erosion;
· Keplanting the site as soon as possible afmr grading and construction;
· Limiting the mount of grading by appropriate staking;
· Preparing 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 near 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 similar features. The mount 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 wmer,
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 a less-than-significant level.
Mitigation Measure 6: The project developer shall prepare a Sto'rmwater 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 SWPPP
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 Department 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 Board 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 recontouring
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 mount 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:
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d)
e)
g)
h, i)
j)
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-significant level.
Substantially alter drainage patterns or result in~ooding, 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 smTace drainage flows would
be slightly altered due to anticipated site grading. Drainage would likely be routed through newly
constructed underground pipes, culverts and similar facilities. It is anticipated that on-site storm
drain improvements would be constructed to connect with existing and planned drainage
improvements within the Eastem Dublin area. This would be considered a less-than-significant
impact. Similarly, the site lies above the 100-year flood elevation.
Create stormwater' runoff that would exceed the capacity of drainage systems or add substantial
amounts ofpolluted 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 a less-than-significant level.
Substantially degrade water quality? LS/M. Refer to the analysis and mitigation measure under "a,"
above.
Place housing within a l O0-year fiOod 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:
Place within a l OO-year fiood hazard boundary structures that impeded or redirect fiood fiow,
including dam failures? LS. The proposed project would not place structures within a 100-year flood
hazard area, since the project includes proposed schooI 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.
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).
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IX. Land Use and Planning
Environmental Settin~
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 m 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? NI. 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.
Conflict with any applicable land use plan, policy or regulation? NI. The proposed project would be
consistent with goals and policies contained in the Eastern 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? N1. 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.
Project 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 1-580, traffic sources on Tassajara Road and from aircraft
fiyovers.
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115
Based on Figure 3. l 0 B contained in the Eastern 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 toward the southeast end of the school site and limit
placement of noisy equipment near residences.
Project Impacts and Mitigation Measures
a) gould 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 prepare 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 project would not result in long-term increases in groundborne vibration, since a private
school use would be constructed. Short-term vibration that may result from construction would be
controlled through adherence to Eastern Dublin Specific Plan Mitigation Measures 3.10/4.0 and 5.0.
Therefore, this impact would be considered tess-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, 0
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 are
therefore anticipated.
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uly 000
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 comparison, the State Department of Finance has determined that Dublin's population was
28,707 as of January 1, 1999.
The adopted Eastern Dublin Specific Plan/General Plan anticipates an ultimate population of 12,458
dwelling units in the Eastern 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.
Proi eel Impacts 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 are 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 ~cilities are the
responsibility of Alameda County Public Works Department.
· Solid Waste Service: Private service.
The Alameda County EIR identified the following mitigation measures with regard to public service
impacts:
· Appointment of on-site safety inspector specifically for flam mable materials;
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Appropriate refueling and maintenance of construction equipment;
Construction' of on-site water facilities, including building sprinklers, fire hydrants and other
measures identified by the Fire Department;
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 a less-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 me,asures and normal City
requirements, including preparation of a Master Security Plan, impacts related to police protection
would be reduced to a less~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 are anticipated with regard to impacts
to local schools.
d)
Maintenance of public 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 are 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.
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XIV. Recreation
Environmental Setting
There are no parks or other recreational facilities on the project ske.
Project Impacts and Mitigation Measures
a) YFould 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 vcould result to neighborhood or regional park facilities.
b)
Does the project include recreational facilities or require 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 project site is served by a number of regional freeways and sub-regional arterial and collector
roadways, including:
Tassajara Road is a two-lane rural road connecting Santa Rita Road at 1-580 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 Tassaj ara Valley, with some through traffic.
The average daily traffic volume on Tassajara Road is approximately 16,800 vehicles south of
Dublin Boulevard, 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 1-
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 ionted by retail and commercial uses west of Dougherty Road. Between Dougherty Road
and Tassajara 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 Tassaj ara 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 ofi-580.
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Existing Intersection Operations
The traffic analysis prepared by Abrams Associates found that existing intersections near the project site
currently operate at acdeptable levels of service, defined by the City of Dublin as Level of Service "C" Or
better. Intersections investigated include:
· Santa Rita Road/t-580 EB Ramps/Pimlico Dr.
· Tassaj ara Rd./I-580 W'B Ramps
· Tassajara Rd./Dublin Blvd.
· Tassajara Rd./Gleason Dr.
· Tassaj ara Rd./Proj ect Driveway
Previous Trip Generation on the School Site
The school site has previously been used for the Villa Tassajara; a 9,500 square foot building used for
weddings, social gatherings, training seminars and similar gatherings. Based on maximum use of the
structure for weddings, the traffic report estimates that up to 600 vehicles per day traveled on Tassajara
Road from this use. The Villa Tassaj ara 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 ofi-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 1-580 freeway intersections, construction of new roads
and improvements to existing roads. The progrmn 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 area. 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
Eastern 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 Tassajara 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 Tassajara Road frontage;
· Construction of a southbound left-turn lane into the site from Tassajara Road if widening of
Tassaj ara 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 Tassajara Road to warn of a school zone;
City of Dublin
Initial Study/Quarry Lane School
PA 99-064
Page 44
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· Construction of a six-foot high fence along Tassaj ara 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 Tassajara Road is not widened to at least four lanes prior to Phase III, the developer shall delay'
opening of Phase III until such improvements are made, or the project developer shall construct
missing improvements
· Preparation of a contingency parking program for special events at the school;
Project Impacts and Mitigation Measures
a) Cause an increase in traffic 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 impac~ with regard to anticipated traffic at project
entrance driveway and Tassajara Road. The proposed project entrance on Tassajara 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 generationrates
from other private schools in the area were used for the analysis. Trips generated from the school
were then distributed to nearby streets and roads.
With the mitigation measure listed below, impacts to local streets and nearby intersections would be
reduced to a less-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 Tassajara 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 Tassaj ara 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~significant.
c)
Change in a change of air 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, vehicular 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 Tassajara Road to drop off or pick up school children. The following mitigation
measure is proposed to reduce this potential impact to a less-than-significant level:
City of Dublin
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PA 99-064
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e)
g)
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
Tassajara Road frontage to preclude parents from dropping off students in other than
approved on-site locations. Appropriate signs shall be installed in front of the school ·
prohibiting parking or stopping in front of the school.
i~esult 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 Tassajara 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 standards, including minimum turning radii and vehicle stacking, are met.
Inadequate lvarking capacity? LS/M. Parking for the proposed school would comply with the
minimum number of on-site parking spaces required by the City' s parking ordinance, Based on the
proposed Phase 1 and 2 program for Quarry Lane School, 165 parking spaces are 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 Tassajara Road. This proposed alignment
enables the property to provide parking in accordance with the ordinance. In the event this
alignment should be altered the following mitigation measure will ensure that any impacts to
parking are reduced to a less-than-significant level.
Mitigation Measure 10: In the event that the proposed road alignment for Tassajara Road
is altered, the applicant shall demonstrate that the site is adequately parked in compliance
with the City' s parking regulations prior to the issuance of a site development review
permit.
Hazards or barriers for ivedesrrians or bicyclists? NI. The proposed school development would
include on-site bicycle parking 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 imi2acts to pedestrian or bicycle access is therefore anticipated.
//5
XVI. Utilities and Service Systems
Environmental Setting
The project site is served by the following service proriders:
· Sewage treatment and local water supply: Private well and septic system.
city of Dublin
Initial Study/Quarry Lane School
PA 99-064
Page 46
July 2000
· 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-significance.
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.
Adequate wastewater capacity to serve the proposedproject? 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-significant 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
City of Dublin Page 47
Initial Study/Quarry Lane School July 2000
PA 99-064
g)
indicates that the solid waste hauler can accommodate this project. Less-than-significant impacts are
therefore anticipated with regard 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 regarding solid
waste disposal.
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.
115
XV. Mandatory Findings of Significance
Does the proje'ct 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 droj~ below self-
sustaining levels, threaten to eliminate a plant or animal community, reduce the number o for
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?
CCumulatively 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). No, although incremental increases in certain areas can be
expected as a result of constructing this project, including additional traffic, air emissions, light and
glare, 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 Ini,ial Study.
City of Dublin
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Page 48
July 2000
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:
City 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 Specific Plan/General Plan Environmental Impact Report, Wallace Roberts
and Todd, 1994.
Ouarry Lane School Final Environmental Impact Report for the 20601h Zoning Unit,
Alameda County Planning Department, February 1999
Ouarrv Lane School Geotechnical Investigation, Nicholas Engineering Consultants, June 1,
1999and June 12, 2000
Ouarrv Lane School. Updated Traffic and Circulation Study, Abrams Associates, July 12,
2000
City of Dublin
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PA 99-064 '
Page 49
July 2000
QUARRY LANE SCHOOL
ANNEXATION AND PREZONING
PA 99-064
Response to
Mitigated Negative Declaration
Comments
August 2000
ATTACHMENT 7
Introduction
This report compiles all letters received by the City of Dublin during the twenty-day Mitigated
Negative Declaration public review period and includes responses to each of the comments.
Summary of Comment Letters
Comment letters were!received by the City of Dublin from the following agencies and
organizations.
· Comment Letter 1: California Regional Water Quality Control Board, San
Francisco Bay Region
· Comment Letter 2: East Bay Regional Parks District
· Comment Letter 3: Alameda County Flood Control District Zone 7
· Comment Letter 4: Michael E. Kyle, McNichols Randick O'Dea & Tooliatos, LLP
Letter 1: Regional Water Quality Control Board
Comment 1: Comment 1: Since the project would disturb more than 5 acres of land during
construction, a Notice of Intent must be filed with the State Water Resources Control Board
Response: Page 37 of the Initial Study (second paragraph of Mitigation Measure 6) identifies the
requirement to obtain a Notice of Intent.
Comment 2: The project could creme runoff that could degrade water quality. Preparation of a
Stormwater Pollution ~revention Plan for the project is therefore recommended.
Response: Mitigation 'sMeasure 6 requires the project developer to prepare a Stormwater Pollution
Prevention Plan (SWPPP) for construction and post-construction activities. The mitigation
measure further requires the SWPPP to be prepared to Regional Water Board standards
Comment 3 :The proposed development has the potential to impact wetlands and water quality on
the site.
Response: No wetlands have been identified on the Quarry Lane School site, the portion of the
overall project site for which immediate development is being proposed. It appears wetlands
exist on a portion of the Kobold property. There are existing uses on the site and no further
development is being proposed at this time. A full analysis of wetlands will be completed if and
when development is proposed on the Kobold site.
Letter 2: East Bay Regional Parks District
Comment 1: Under XIV, Recreation (a) , "Would the project increase use of existing
neighborhood or regional parks such that physical deterioration would occur or be accelerated?"
The Initial Study determined that "no impacts" would occur. Cumulative impacts on recreation
facilities in the area are increasing, including the Tassajara Creek Regional Park. The East Bay
Regional Parks District anticipates heavy and increased use of this facility as a result of school
development, including vandalism, increased litter and fire hazard from smoking.
Response: Although some amount of use of the Tassajara Creek Regional Park could occur, the
students using the proposed Quarry Lane School will be provided with extensive open space and
recreation facilities on the school site, including a large play field. Given that nearly all students
attending the school will arrive and depart by private vehicles, and that the school property will
be fenced off to discourage pedestrian traffic, actual use of the Regional Park is anticipated to be
minimal. The school is separated from the Regional Park by Tassajara Road, which is planned as
a major, six-lane, high speed arterial road, which will also form a barrier to Park access. If the
Regional Park is to be used by students during school hours, such visits will be organized by the
school with the Park District in accordance with the regulations of the Park District and
supervised to minimize excessive litter, vandalism and smoking.
Comment 2: There is a risk of increased trespass of Quarry Lane students onto Camp Parks
military facility.
Response: Development of the Quarry Lane School will result in essentially a closed campus,
since there are no services provided in the area for students. Also, students will typically arrive
and depart the site via private vehicles. Since Camp Parks site is located west of a major Road
(Tassajara Road) and Tassajara Creek, the potential incidence of trespass onto Camp Parks
property is considered low.
Comment 3: Although no development is proposed for the Kobold site at this time, additional
runoff and soil erosion may impact Tassajara Creek and Trail. Identify any new storm drain
outfalls into Tassajara Creek tributaries proposed for Phases I or II.
Response: No storm drain outlets are proposed into Tassajara Creek tributaries as part of either
Phase I or Phase II. On-site storm drain facilities constructed as part of the Quarry Lane School
are planned to be connected to the existing storm drain facilities in Tassajara Road. Project
drainage and runoff impacts were addressed in both the Mitigated Negative Declaration and
County EIR. The County EIR contains extensive discussion of the potential impact of future
project rimoff on Tassajara Creek under Impact D-3. The EIR states that there is a possibility
that a future outfall may be needed. If ultimately, a new outfall is required, then the permitting
scheme set forth in the County EIR would be followed. As noted in the District' s letter, no
changes are anticipated regarding storm drain runoff or erosion from the Kobold site, since no
development is proposed at this time. '
Comment 4: The Initial Study states that service providers shall coordinate construction plans
with biological regulatory agencies to reduce potential impacts to Tassajara Creek and associated
tributaries. Extensive development on the Dublin Ranch has occurred south of the site and
cumulative impacts to the tributary need to be assessed. The Comprehensive Stream Restoration
Program was designed to cover this tributary, and requires the City to enhance the Tassaj ara
Creek Corridor and establish and maintain liaisons with appropriate regulatory agencies. This
could provide educational opportunities for students.
Response: Mitigation measure 4 included in the Initial Study requires mitigation for any impacts
associated with extending utilities along the tributary. Further discussions with the project civil
engineer indicate that there will be no impacts to local creeks with utility line extensions. The
proposed water line extension to serve the school would be located adjacent to the existing
alignment of Tassajara Road and would therefore be located above the creek. Extension of a
sewer line would be completed below the creek tributary via a process of boring and jacking.
The school's storm drain system would be connected to the existing storm drain system located
within Tassajara Road. Analysis of cumulative impacts to local creeks would therefore not be
warranted.
Letter 3: Alameda County Flood Control District Zone 7
Comment 1: Stormwater impacts from the site should also be evaluated as to whether it will
adversely impact the flood control facility, Tassajara Creek. The project developer shall make
satisfactory arrangements to the Dublin Director of Public Works and Zone 7 to ensure storm
water flows can be safely accommodated.
Response: Mitigation Measure 7, contained in the Initial Study, requires the project developer's
civil engineer to furnish a letter to the Dublin Public Works Department that stormwater flows
· can be safely accommodated. This Mkigation Measure will ensure that stormwater impacts can
be safely accommodated in local and regional drainage facilities. The project developer will be
required by the City to provide necessary system upgrades.
Comment 2: When the facility is connected to the District's sewer, the existing septic tank
should be removed or decommissioned in such a manner that surface contaminants cannot reach
the groundwater table.
Response: This comment will be made a condition of project approval.
Comment 3: If the on-site well becomes obsolete, the well must be properly sealed or destroyed
per Alameda County Ordinance 73-68.
Response: This comment will be made a condition of project approval.
Letter 4: Michael E. Kyle, McNichols Randick O'Dea & Tooliatos, LLP
Comment 1 :The Commentor believes that an Environmental Impact Report should be prepared
to analyze grading and noise impacts of the Quarry Lane School Phase 2 project, as the site plan
has changed to that originally considered by Alameda County in the Quarry Lane School EIR.
Response: The Quarry Lane School (Phase 1 and 2) project was the subject of an EIR which was
certified by Alameda County Board of Supervisors in 1999. The EIR analyzed all potential
impacts of the development of a private school with up to 1,200 students in 68 classrooms,
located in one existing building (9, 600 square feet) and three new buildings totaling 78, 000
square feet. The EIR analyzed the impacts of the full buildout of the school (Phase 1 and 2).
However, Alameda County only rezoned the property to allow the development of Phase 1.
Because environmental review must be conducted at the earliest stage possible and for the entire
project as contemplated, a conceptual layout for Phase 2 was prepared, but was not approved by
the County.
The original site plan for Quarry Lane School considered in the EIR placed the school buildings
at the center of the site with a series of parking lots along the northern property line. The
recreational facilities were located to the rear of the buildings adjacent to the site' s eastern
4
boundary. The City participated actively in the County's CEQA review. The certified EIR
considered two alternatives to the proposed project, the ~reduced grading alternative' and the
'reduced scale alternative'. The 'reduced grading alternative' is similar to the current project in
that it proposed buildings of a similar size (approximately 86, 000 square feet) and location on
the site. The buildings were located on the western section of the property at the lower to mid
portion of the hillside, the northeastern hillside was left undisturbed. The EIR also addressed
potential impacts of the 'reduced grading alternative' including grading and noise. This EIR
analysis has been supplemented with the Initial Study and Mitigated Negative Declaration
prepared by the City for the current project.
In addition, the project site is within the Dublin General Plan's Eastern Extended Planning Area
and the Eastern 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 subsequent project applications related to future development in Eastern Dublin.
Mitigation measures adopted for the Specific Plan continue to apply to implementing projects
such as the current project.
A Mitigated Negative Declaration has been prepared based on the analysis contained in both the
County EIR and EDSP EIR. The City is satisfied that the EIR supplemented by an Initial Study
and Mitigated Negative Declaration prepared for the project (Kobold property and Quarry Lane
School Phase 2 prezoning and annexation) adequately addresses and mitigates any potential
impacts of the project.
Once an EIR has been prepared for a project, a supplemental or subsequent EIR is only required
to be prepared if 1) substantial changes are proposed in the project that will require major
revisions in the EIR, 2) substantial changes occur with respect to the circumstances under which
the project is being undertaken that will require major revisions in the EIR, or 3) new
information of substantial importance to the project, which was not known and could not have
been known at the time the EIR was certified as complete, becomes available. The certified EIR
considered the 'reduced grading alternative' which is similar to the current site plan regarding
the placement and size of the proposed buildings. No new information or substantial changes
have been identified that would necessitate the preparation of a new EIR.
Comment 2: The Cornmentor references an agreement that was entered into between Mr.
Nielsen and Dr. Arac. The agreement was provided to the City.
Response: The City has received and reviewed this agreement. This is a private agreement
between two adjacent property owners. The City is not a party to this agreement and the
agreement does not preclude the City from approving a different site plan for the Phase 2
development of Quarry Lane School.
Comment 3: The recon~guration of the site plan, results in both the playground and the Phase 2
building being located closer to Mr. Nielsen's house. The site plan proposes a large
cement/asphalt playfield at the 480 to 500-foot contour line
Response: The original Phase 2 site plan presented to Alameda County was conceptual in
nature. This site plan placed the building along the southern property line and recreational play
fields towards the center of the site at the 500-foot contour line. After further refinement of the
site plan, it was realized that to accommodate the original location of the Phase 2 building and
5
g'2
play area, three ten-foot high retaining walls would be required. The retaining wails would have
been located along the entire hillside from the northwestern property line to the southeastern
property line. The highest retaining wall would have been sited at the 520- foot contour. The
construction of three tiers often-foot high retaining walls ranging from the 490-520-foot
contours would have created significant visual impacts. In addition, the visual impacts of a three-
story building located at the southern property line would be significant. The provision of
adequate on-site parking was constrained by the presence of steep inclines and retaining walls.
The site plan for the current project was designed to avoid these impacts.
The proposed Phase 2 site plan locates the building (including classrooms and gymnasium) to the
rear of the Phase 1 building to minimize the use of retaining walls, reduce grading and visual
impacts and provide adequate on-site parking. The relocation of the Phase 2 building and play
field eliminated the need for extensive retaining walls along the northern portion of the site. The
building was designed to more closely fit the natural topography by stepping the building up the
hillside, the northern wall of the building itself acts as a retaining wall. The relocation of the
building from the southern property line and the removal of the three-tier retaining wall system
reduces visual impacts from both Tassajara Road and Mr. Nielsen' s property. The relocation of
the Phase 2 building also allowed for the creation of a flat playfield area at the southeastern
portion of the site. Thereby, allowing the play field to be moved from the 500-foot contour line
at the center of the site (per Phase 1 and 2 site plan) to the 484-foot contour at the southeastern
portion of the site. This in effect moves the playfield area and associated activities further from
Mr. Nielsen' s home. The playfield material will not consist of cement/asphalt but rather grass.
The tennis court located to the immediate east of the playfield would be asphalt.
The siting of the Phase 2 building will be closer to Mr. Nielsen'S home, however the City
believes that this is not an adverse change and will be of benefit to Mr. Nielsen over the previous
Phase 2 concept. Instead of viewing the long face of a building, Mr. Nielsen will be viewing the
noah-end of the building partially buried into the hill and the roof of the new building,
foreshortened. The roof has been designed to break-up the mass of the building and to screen the
HVAC units.
Comment 4: The movement of the Phase 2 building and the playground area would produce
significant off-site noise impacts.
Response: The County EIR for the Quarry Lane School analyzed the potential noise impacts of
the project and concluded that school activities (which includes activities in the classroom and in
the playfield) will not be significant. The EIR determined that surrounding uses would be largely
shielded by the new buildings and topography. The EIR states that the effects of the 'reduced
grading alternative' on noise would generally be the similar to those for the original project.
An updated noise study has been prepared by Wilson Ihrig and Associates to evaluate the
potential noise impacts as a result of the revised Phase 2 site plan. A copy of this noise study is
attached as Attachment A.
The City of Dublin General Plan identifies a Community Noise Environment Level (CNEL) of
60dB to be considered 'normally acceptable' for residential development The noise study
evaluated the future noise environment compared to a CNEL of 60dB but also estimated.
potential noise levels generated by future activities on the site. The study determined that the
average noise levels produced by approximately 100 children at play would be in the range of
65-70 dBA at approximately 100 feet from the center of the play area. Noise levels would be
increased by approximately 5-6 dBA if 300-400 children were at play. Mr. Nielsen's home is
115'
located approximately 560 feet from the center of the playfield and will be partially shielded by
the topography of the site. The study determined that average noise levels at the Nielsen
residence produced by the playfield are projected to be approximately 57-63 dBA accounting for
distance and ignoring shielding. In the event 300-400 students were located on the playfield at
the same time, maximum noise levels could reach 73 dBA. According to the Applicant, Dr. Arac
due to the segregated recess schedules for the elementary, middle and high school students and
the limited recreational space on the site, it is unlikely that 300-400 students would be on
playfield at any one time. According to Table 2 of the Noise Study there is no projected increase
above the CNEL of 60dB and therefore there is no significant impact. The study concludes that
play area activities are not expected to significantly affect the average noise levels since these
activities will occur for relatively short periods of time and primarily during daytime hours.
The noise study also analyzed potential noise levels produced by activities within the Phase 2
building. The building will contain classrooms and a gymnasium and would be site of various
school assemblies and sporting events. The gymnasium is located within the center of the
building and is separated by a perimeter lobby and additional classrooms to the exterior wall to
the east and noah respectively. The building shell itself provides a barrier to noise travelling to
the outside. Based on the worst case scenario, that is all students and faculty are located within
the gymnasium and the gymnasium doors and exterior windows are open, it is anticipated that
the maximum noise level at the Nielsen residence would be between 48-58 dBA. According to
Table 3 of the Noise Study there is no projected increase above the CNEL of 60dB and therefore
there is no significant impact.
Comment 5: The quantity of earth movement in the current proposal is greater than envisioned
when the project was proposed to the County. The planners at the County of Alameda were
sensitive to the natural configuration of the property and urged the applicant to redraw its plans
to move site development generally westward and southward to avoid disturbing any more of the
natural hillside than necessary.
Response: The EIR prepared for the Quarry Lane School analyzed potential impacts of the
original Phase 2 site plan and the 'reduced grading alternative'. However, the EIR did not
include details regarding the quantity of earth movement required to accommodate the Quarry
Lane School buildings and play fields. After, the applicant' s design team further refined the
Phase 2 site plan, it was realized that to accommodate the original location of the Phase 2
buildings and play fields, grading of the northern hillside and an extensive retaining wall system
would be required. The original Phase 2 site plan contained in the EIR, indicated the placement
of the buildings, but did not show final grading contours. (See also next response)
Comment 6: The proposed site plan would result in a far greater cut and fill operations.
Response: Under the original project plans, the applicant's engineer estimates that in order to
accommodate the Phase 2 buildings along the southern property line and central recreational
fields, approximately 165,000 cubic yards of dirt would have been needed to be cut. The current
Phase 2 site plan before the City proposes a cut of approximately 63,294 cubic yards, a fill of
approximately 24,107 cubic yards. The Initial Study incorrectly stated that 87, 401 cubic yards
of dirt would be moved. The actual amount of earth to be moved is 63,294 cubic yards which is
equal to the amount of material to be cut, not the sum of the cut and fill as indicated by the
87,401 number.
The City is satisfied that the cut and fill operations currently proposed to accommodate the Phase
2 building and play fields will retain a larger portion of the natural hillside without the need for
an extensive retaining wall system.
Comment 7: The Commentor objects to the conclusion that a Mitigated Negative Declaration is
appropriate as the movement of 87, 401 cubic yards of earth on site will be a significant impact.
Response: The grading impacts of the 'reduced grading alternative', a similar site plan in both
the location and size of buildings to the current project was analyzed in the County EIR. To
supplement this analysis, an Initial Study/Mitigated Negative Declaration was prepared to
analyze potential site-specific impacts of the current project. As referenced above the Initial
Study incorrectly stated that 87,401 cubic yards of dirt would be moved. The actual amount of
earth to be moved is 63,294 cubic yards which is equal to the amount of material to be cut.
Therefore, the quantity of cubic yards to be moved as a result of the current Phase 2 site plan is
not considered a significant impact. Refer to Comment 1 and 6 above for additional responses.
115'
California Regional Water Quality Control Board
~.~ San Francisco Bay Region
Winston . Hickox InternetAddress: h~tp://www.swreb.ca.gov
Gray Davis
Secretary for ~515 Clay Street, Suite 1400, Oakland, California 94612 ~) ~ ~ ~ Governor
Environmental Phone (510) 622-2300 - FAX (510) 622-2460
Protection
Mr. Eddie Peabody, Jr.
Director of Community Development
City of Dublin
P.O. Box 2340
Dublin, CA 94568
Letter 1
Date: July 26, 2000
File No. 2198.09 (MYM)
Re: Quarry Lane School, Annexation and Prezone, Mitigated Negative Declaration
Dear Mr. Peabody:
We have received the above referenced mitigated negative declaration and offer the following
comments with which the Regional Board is concemed.
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 Tassajara Road. The proposed project includes construction of 66,600 square
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 Discharges 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 Board, 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 runoff. 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 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 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
~ Recycled Paper
-2-
period via appropriate options such as citations, stop work orders, or withholding occupancy
permits. The Regional Board has prepared "Directions for preparing a SWPPP," which is
available from the Board 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 spec.i~c comment at this time2 However, I have
attached a copy 0four 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 may be obtained at most city planning offices.
If you have any questions, please call Emily Guglielmo at (510) 622-2344 or e-mail at
stu26@rb2. swrcb. ca. gov.
Sincerely,
Martin Musohge
Associate W.R.C.E.
cc: w/o Attach.: State Clearinghouse
Enclosure
California Environmental Protection Agency
,Recycled Paper
California Regional Water Quality Control Board
San Francisco Bay Region
Winston H. Hickox internet Address: http://www.swrcb.ca.gov
Secretary for 1515 Clay SWeet, Suite 1400, Oakland, California 94612 4
Environmental Phone (510) 622-2300. FAX (510)622-2460 ~ I/5
Protection
Gray Davis
Governor
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 stormwater quality. The Regional Board is responsible for administering the
regulations established by the Federal Clean Water Act. Additionally, the California 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 Regional Board with .regard to
actions and proposed actions that degrade or potentially degrade the beneficial uses of the Waters of the
State of California.
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 California, the program is administered by the
California 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-wide)
Stormwater Discharge Permits.
Projects disturbing more than five acres of land during construction must be covered under the
State NPDES General Permit for Discharges 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 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 vfith discharges of Storm Water Associated with' Industrial
Activity must be covered under the State NPDES General 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 measures to control pollutants from new development are:
considered during the planning phase, before construction begins; implemented during the construction
phase; and maintained after construction, throughout the life of the project.
California Environmental Protection Agency
~ Recycled Paper
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:;~ater~'0f~the
State, water quality certification will be denied. 401 Certification may also be denied based on significant
adverse impacts :to:we~ands'or other~Waters~o:f the State.
Storm'Water Quality Control
Storm water is the major source of fresh water toereeks'and waterways. Storm .water quality is
affected by a variety of land uses and the pollutants generamd...,bythese activities;~ Development and
construction activities cause both. site-specific and cumulative water qUality::ir!!paets; Water quality
degradation. may-occur during C/0nslruCtion .due to. discharges of. sediment, chemieals~ and-wastes to
nearby storm drains or creeks., .Water ..,quality degradation may ~ccur a~er conslruction is complete, due
to discharges of petroleum hydrocarbdns, oil, grease, and metals from vehicles, pesticides and fertilizers
from. landscaping, and bacteria from. pets and people. Runoff may be concenlxated. and storm water flow
ili:~aSedl""iS~; newly d~Veiop~d im~rvidUi: su;fa~s, :~hlch Wiii!'mobii~ze ali~(~'tran~rt:. p01iutantS
deposited on .theSe surfaces tO storm drains and creeks. Changes in runoff quantity or velocity may cause
erOSiOn or siitation in slreamS. CumCild~iVelfy,'=iheS~d'~SCharg~S"witi increase poliutan'i loads in creeks and
wetlands within the local watei;shed, and ultimately in San Francisco Bay.
TO assist municipalities in the Bay Area with complying With an area-wide NPDES MuniCipai
Storm Water Perraft or to develop a Baseline Urban Runoff Program (if they are 'not yet a co-perminee
with a Municipal Storm Water Permit), the Regional Board distributed the Staff RecommendatiOnS for
New and Redevelopment Control for Storm Water Programs (RecOmmendationS) in April 1994!: The
Recommendations describe the Regi0ha:l B6ard;'s 'expeeta.tions' Of municipalities m protecting storm water
quality from impacts due to new and fedevel0pment" projects, including es~btishing policies and
requirements to apply to development. areas' and projects; ';:initiating appropriate planning, review.
approval, and inspection procedures; and using best management practices (BMPs) dunng 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 I State COnstruction :Storm "Water General Permit
(General ~Permit). The' SWPPP should: be consistent with the terms.' of the Gener~il Permit, the. ManUal ~of
Standards for 'Erosion & Sedimentation ContrOl Measures by:the!AssoCiation: of Bay Area: Govemrnen(~
(ABAG), policies and recommendations of the local urban runoff'program (city and/or county), and ihe
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 SW'PPP should 'be'.:,enforced during 'the .construction period Via
appropriate option.s such a~s .citations~stop work orders, or withhold!ng occupancy permits;
Impacts identified shouldbe 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 (5.!-0).286-0924; in BASMAA's
Start at the Source, and in the California:Storm WaterBest.Management PraCtice Handbooks.- .....
1l~
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 &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 liner, rags) and dispose of cleanup materials properly.
· Clean up spills on din 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 guners, streams, and storm drams by using proper containment and disposal.
/15
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 m operation. These poltutants may
include: sediment, bacteria, metals, solvents, oil, grease, and pesticides, all of which are typichlly
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 m the Recommendations.
Appropriate control measures are discussed m the Recommendations, m:
· 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 California
Storm Water Best Management Practice Handbooks,' the' Bay Area Preamble 'to the California Storm
AUG-07-2000 H0N 03=24
FAX
NO. 4
O2
115
EAST BAY REGIONAL
PARK DISTR1CT
August 7, 2000
Anne Kinney
Community Development Department
City of Dublin
t00 Civic Plaza
Dublin, CA 94568
via fax (925) 833-6628, original to follow by mail
RE:
Letter 2
Warcf ~
John ~t. ttler
V~co Prcolctenl
Ayn W~u~k~rnp
Wnrd .5
Ted RoC~Re
Watt./7
Beverly Lane
W:ud 6
DOU.C/Sidan
W,lrc/4
Jean St(r
w.~d I
Tassajara Creek Regional Park and Trail - PA 99-064 Quarry Lane School
and Prozone
East Bay Regional Pa~< District ("the District") has received the Initial Study ~d Mitigated
Negative Declaration for the proposed Quarry Lane School annexation and prezoning ,and
would like to make the following comments.
Tl~e District owns and manages the Tassajara Creek Regional Park and segn'nent of Regional
Trail within Tassajara Creek Regional Pa~c (approximately 23 acres) across Tassajara Road
from the Quarry Lane School. In 1998, the District commented on the Draft fIR For Phase 1,
the initial pI~ase of development for the Quan'y Lane School. The fIR planned for 62,575
building sq. ft. as the planned fidl buildout of the private school. The District understands that
this project is seeking approval for the proposed development oftwe additional parcels (13.6
acres) emTently located within unincorporated Alameda County and the annexatiort of these
parcel s to the City of Dublin. This project proposes to increase development of classroom and
admhfistradve space to 66,685 sq. II. for a total of 82,263 sq. ftvs. the original 62, 575 sq. ft
stated in the EIR. The project also proposes to add parking for 172 vehicles, recreational
f!acilitics, m~d landscaping to accommodate 950 studcuts and 55 staff. The 3.6 acre Kob01d
property, located to ~.he south of the school site for future development is proposed to be
included in the annexation action,Since it is the intervening property between existing City
limils and the Quarry lane School Site, A tributary ofl'assajara Creek forms the southern
boundary of the site. A PD Open Space designation for a narrow buffer adjacent to the
tributary on 1.6 acres is indicated wifl~ the remaining 2.0 acres to be zoncxl residential.
Under XIV. Recreation (a), "Would fl~e Project increase the use of existing neighborhood and
regional parks or other re<:reational t~.eili ties such that substantial physical deterioration of the
Facility would occur or be accelerated?" and in the discussion of cheeklist item XIV.
Recreation (a), "Would the project increase the use of existing neighborhood or regional
parks?" The City has detcnnined No Impact to ncigl~borhood or regional park facilities. The
cumulative impact.~ on recreation demand in the area, including Tassajara Creek Regional
Park, are increasing and will be extremely high in consideration o f'lho development of
thousands o ['homes proposed m~d under construction in the area. Cun'ently, li~e Park's user
proill e conslits of a small percentage of hikers and equestrians engaging in low impact
2950 Peralia Oaks Court
P,O, Box 5381 Oakland, CA 94605-0381
RUG-U'/-2UUU MeN U3:24 V~ FaX NO,
P, 03
activities such as nature study and recreational exercise. The District anticipates heavy and
increased use by students which may utilize the facility during and after school hours for
associated uses which have the potential for increased litter, vandalism, m~d fire hazard fi'om
smoking. In addition, them is increased militm~y use at Camp Parks adjacent to Tassajara
Creek Park, which may result in trespass onto military propcOy from students. The District
would like the opportunity to meet with the Project Applicant m~d discuss these issues so that
managemoist approaches can be put in place in advance of the school's commencement.
Concurrently, the District would like to discuss opportunities for enhancing the School's
cu,'riculum by utilizing the Park For natm-e study by the students.
Although there is no development proposed at this time on the Kobold property, the provision
o [' utility lines to the site m~d drainage improvements, as identified in tlae Initial Study, may
result in h~pacts to the Tassaj ara Creek tributary during the construction phase of utility
extensions or drainage. Due to the downstream confluence with Tassajara Creek at the
District's Tassajara Creek Trail and Bridge, additional runoff and erosion may impact the
Park and Trail. Please identify if'any stom~ drain outPall into tl~e tributary of Tassajara Creek
is proposed for Ph,m~e 1I. If not, please indicate ffconstruction of an outfall was approved for
Phase I. The Initial Study states that the service providers shall coordinate construction plans
with appmprlate biological regulatory agencies and that requirements of each, shall be
Followed to reduce impacts to the unnamed tributary an~d Tassajara Creek. Extensive
development m Dublin Ranch has occurred on the southern s/de of the creek, d~crcrore
cumulative development impeels to the tributary need to be tossessod. The Eastern Dublin
General Plan Amendment anti Specific Plan's Comprehensive Stream Restoration Program
was designed to cover tim tributary and mainstem Tassajara Creek. A comprehensive
document, the Program calls for the City to enhance the corridor and establish m~d maintain a
liaison with the regulatory agencies (CDFG and USFWS) for the purpose of monitoring
compliance with specific plan policies (Program 6k). Opportunities for enl~ancing the creek
corridor adjacent to the site could provide for additional wildlife value and education
opportur~ities for students as well.
The District appreciates the opportunity to comment and requests copies of future referrals,
starf reports and p~xblic hearing notices on the Kobold property. lfyou have any questions,
please contact me at (510) 544-2602 or Jamie Perkins at (510) 544-2611.
Sincerely,
Trails Specialist
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT
5997 PARKSIDE DRIVE
PLEASANTON,' CALIFORNIA 94588-5127
August 4,' 2000
PHONE (925) 484-2600 FAX (925) 462-3914
RECEIVED
Ms. Anne Kinney
City of Dublin
Planning Department
100 Civic Plaza
Dublin, CA 94588
Letter 3
AUG 7 ZOO0.
DUBLIN PLANNING
Re: Quarry Lane School, Mit. igated Negative Declaration
Dear Ms. Kinney:
Zone 7 has reviewed the above-referenced CEQA document submitted to
our office., Zone 7 is hereby submitting. comments to the mitigated
negative declaration in the areas of Water'Resources and Flood Control
as follows.
Flood Control:
Under Project Impacts and Mitigation Measures, Mitigation Measure 7a,
'stormwater runoff from the site should also be evaluated as to whether
it will adversely impact the flood control facility, Tassajara Creek,
southwest of the proposed project site. The project developer shall
make arrangements satisfactory to the Dublin Director of Public Works
and Zone 7 that storm water flows can be safely accommodated.
Water Resources:
When the facility is connected.to the'DiStrict's sewer, the existing
septic tank should be removed or d'ecommissioned in such a way that it
is nolonger a potential conduit for surface contaminants to reach the
groundwater table.
If the on-site well becomes obsolete subsequent to a municipal water
3. connection, then the well must be properly sealed or destroyed per
Alameda County Ordinance 73-68, which has ~lso been adopted by the
"City of Dublin.
Ms. Anne Kinney
City of Dublin
Page 2 of 2
Thank-you for the opportunity to comment on your environmental
document. If you have any questions regarding our response, please
call me at ext. 231.
Sincerely,
Water Supply Advance Planning
SS:ss
cc:
John Koltz, Zone 7
Diana Gaines
Matt Katen
MCNICHOLS RANDICK
O'DEA & TOOLIATOS LLP
August 7, 2000
City of Dublin
Attn: Planning Department
Mr. Eddie Peabody, Jr.
Director of Community Development
100 Civic Plaza
Dublin, CA 94568
Letter 4
Re:
Initial Study Project: Quarry Lane School Annexation and Prezoning
File No. PA99'064
Nielsen Land Use/NO1 79. 001
Dear Mr. Peabody:
I am writing on behalf of my client, Mr. Robert Nielsen. Mr. Nielsen lives at 6407 Tassajara Road,
Pleasanton, CA 94588. His property shares a common boundary with the project's northern
boundary line. His home is situated on the hillside closely adjacent to the shared property line.
Unfortunately, I have had the opportunity to read through the Initial Study dated July, 2000, only
once. However, I am advised that today, August 7, 2000, is the deadline for public comment. To
avoid missing that deadline, I therefore take up the pen without the opportunity to fully review the
Study and to cross reference it with the earlier studies produced in conjunction with the applicant' s
processing through the CoUnty of Alameda for Phase I of the project.
In general, my comments fall in two areas: (i) grading impacts, and (ii) noise impacts. Let me say
generally that due to the changes in the project as it was originally proposed to my client, I believe
that a full EIR should be done. The County' s certification of the original EIR was based upon a much
different project configuration than what is currently proposed. At that time, an agreement was
entered into and recorded against the project parcel. The agreement addressed various use, aesthetic,
and noise concerns raised by the Nielsens. It is my understanding that Mr. Nielsen has provided the
Dublin Planning Department with a copy of this agreement.
The very first configuration of the property upon which the original noise evaluation was based had
the playground area at the southern edge of the parcel down below the school buildings. Then, at
the urging of the County, the plan was reconfigured to put the Phase II building on the southern edge
and to elevate' the play field area more toward the center of the parcel. The agreement reached
between my client and the applicant provided that when Phase II was implemented, the play field
apparatus and cement/asphalt playground material would be removed. Unfortunately, the plan now
before the City of Dublin leaves a rather large cement/asphalt playground at the 480 to 500 ft.
· elevation and moves the classroom building from the southern edge of the parcel to a more central
location. In short, as opposed to the plan approved by the County of Alameda, the Appl .....
client, he now has BOTH the playground and the Phase II building nearer to his ho~!'? ',~ .....................~:.:i .~.,,;!,:
~;i 5000 Hopyard Road, Suite 400
:i Pteasanton, California 94588-3348
p:~tO179.001\70OO.doc :2! Telephone 925-460-3700
:'? . Fax 925-460-0969
'ii www. rncnicholslaw.com
City of Dublin
Attn: Planning Department
Mr. Eddie Peabody, Jr.
Director of Community Development
August 7, 2000
Page 2
The original - and so far as I am aware only noise study ever conducted in conjunction with this
project - was based on the original configuration first submitted to the County. This is referenced
in the Draft EIK August 1998. The movement of the classroom building as well as the playground
area to the locations proposed to the City of Dublin will inevitably produce off-site noise impacts that
must be considered significant.
Further, it appears upon quick analysis that the quantity of earth movement in the current proposal
is greater than envisioned when the project was proposed to the County. The planners at the County
of Alameda were sensitive to the natural configuration of the property and urged the applicant to re-
draw its plans to move site development generally westward and southward to avoid disturbing any
mo~e::ofthe natural hillsides than necessary. This concern was heeded by the applicant at the County
and was incorporated into the plan which was finally approved.
For reference, the County approved the EIR for the full project, but only approved Phase I of the
project for build out. Phase I involved remodeling the existing structure and construction of a new,
approximately 15,000 square foot classroom building. Both buildings border Tassajara Road and are
situated on the western end of the parcel.
'My quick review suggests that with the relocation of the Phase II classroom building from the
6. southem edge of the parcel to the center of the parcel will of necessity result in a far greater mount
of cut and ~II operations. On behalf of my client, let me state that we strenuously object to the Initial
Study conclusion that a Mitigated Negative Declaration is appropriate. The mere quantity of dirt
7. proposed to be moved (87,401 cubic yards) makes the conclusion that the site will be significantly
impacted inescapable.
Thank you for your time and consideration. My clients have attempted to be "good neighbors" to
the Quarry Lane School. However, with the project's scope and layout being so significantly
changed, my client feels compelled to comment as the proposal to adopt a mitigated negative
declaration is simply not justifiable in his eyes. Thank you for your consideration of our comments.
If you have any questions, please feel flee to contact the undersigned.
Very truly yours,
RANDIC~.~TOS, LLP
CO:
Guy Houston, Mayor
Anne Kinney
Robert Nielsen
~Recelved: 8/14/2000 5:30PM; ->City of DUblin PW/Flre; #121;
08/14/00 MON 16:44 FAX 510 652 4441 Wllson,Ihrlg & Assoc-
WILSON,
IHRIG & ASSOCIATES, INC.
ACOUSTICALCONSULTANTS
Page
/~/ ~ I/5'
5776 BROADWAY '
OAKLAND, CA
U.S.A. 94618-1531
-r~l: (51 O) 658-6719
Fa~ (510) 6.52-4441
E-maih info@wiai.cc~m
w~b; www. wiai.com
002
August14,2000
Dr. Sabd Arac, Prcsidcn~
The QumT~y Lane School
3750 Boulder Street
· Pleasanton, CA 94566
Subject: Quarry Lane School - Phase II Re-Assessment
Dear Dr- Arac:
This letter addresses noise issues for operation of the revised cotffiguration of The Quarry Lane
School at its hture site on Tassajara Road in Dublin, California. This assessment provides
additional information with regard to the Phase II construction; the site plan has been revised and
the jurisdiction now fails with the City of Dublin. (Ref..Letters dated 9 December 1997 and 3 April
1998 [ntis-dated 3 April 1.997]) This letter addresses thi'ee operational noise issues: the noise from.
the circulation of traffic to the parking lots, the noise froin students at play at the
baseball/softball/soccer field or the tennis court, and the noise from the Phase .1'I building.
Existing Conditions
The Quarry Lane School (QLS) site is located on Tassajara Road, and the school buildings will be
located at a distance of approximately 140 to 300 ft from the road. To the north of the site, a single
family residence (Nielson) lies approximately 90 ft from the property line. The Nielson residence
is situated on a hill overlooking Tassajara Road and has a direct line of sight with the roadway to the
south. On the south side of the site is the Kobold Nursery, and residence located in close proximity
to Tassajara Road. The Nursery utilizes several heavy trucks and equipment in their operations
during the day. The Kobold residence is shielded from the parking lot by the Villa Tassajara
structure and is located approximately 40 ft from southern property lithe. Undeveloped privately
owned land exists to the east of the school site. The terrain is hilly and some facilities of the school
will be at a bigher elevation than the land. to the south., and at a lower elevation than the Nielson
residence.
As indicated in our 9 December 1997 letter, sources of noise include heavy trucks, flyovers by
aircraft utilizing the nearby Livenmore Municipal Airport, and. heavy vehicle operation at the Kobol d
ATTACHMENT A:
8/1412000 5:31PM; ->C~ty of Dublin PW/F~Pe; #121; Page 3
~Received:
08/14/00 MON 16:44 FAX 510 652 4441 Wllson, IhrlS & Assoc,
WILSON, IHRIG & ASSOCIATES, INC.
2
Quarry Lane School Noise Assessment
OO3
Nttrsery. The dominant noise source iu the vicinity of the QLS site is the traffic on Tassaj ara Road.
h1997, the average daily traffic volume was 6400 vehicles with peak hour volumes of
approximately 550 vehicles.
Assessment of Future Conditions
W e understand that the City of Dublin has approved plans for additional residential and commercial
developments along Tassajara Road, some of which will extend to the vicinity of the QLS. In
addition, widening of Tassajara Road to six lanes is currently underway south of the QLS site.
Traffic Noise
Traffic on Tassaj ara Road will be the primary contributor to the future noise environment at the QLS
and adjacent areas. The estimated ADT on Tassajara Road in the vieinky of the QLS is 23,000
vehicles with 1432 vehicles during the peak hour (year 2005), which will result iu an estimated noise
level increase of 5 to 6 dBA (CNEL) over the 1997 noise levels. The traffic noise increase will
primarily affect the Nielson and Kobold residences which are directly exposed to the roadway. This
increase is considered to be a significant impact independent of the operation of the QLS. Based on
the traffic projections provided by Abrams Associates, Phase II of the QLS will require 2577 daily
trips, with 675 trips (in/out) occurring during the AM peak 'hour. it is estimated that traffic associated
with the QLS will cause, at most, a noise level increase of 1 dBA in the local area which is not
considered significant. Furthermore, u-affic flow in and out of the school will be concentrated only
during the morning peak hour (7:30 to 8:30 AM). Table 1 presents a summary of the projected
traffic noise levels during the morning peak hour.
TABLE I SUMMARY OF PROJECTED PEAK HOUR (AM) TRAFFIC NOISE
LEVELS (L~q, dBA)
Location
N Property Line
S Property Line
Nielson Residence (N)
Kobold Residence (S)
Tassajara Road
1997 Noise Levels 2005 Noise Levels QLS Parking
52 to 63 56 to 67 50
52 to 63 56 to 67 48 .
52 to 56 56 to 60 45
63 to 67 67 to 71 49
Sports and Play Area
In addition to traffic, noise a3soci.ated with play areas will be produced by operation of the QLS. The
QLS will ultimately enroll approxin~ately 950 students although .not all students will be at play in.
~Rece~ved: 8/14/2OOO 5:31PM;
08/14/00 MON 16:44 FAX 510 652 4441
WILSON, IHFJG & ASSOCIATES, INC.
of
Dub'l~,n PW/F:Lr'-e; #121
Wilson,Ihrlg & Assoc,
Page
Quarry Lane School Noise Assessment
004
the exterior areas simultaneously. The site plan for the school indicates that play activities of the
students will be concentrated in on the play field (soccer, tennis, possibly softball/baseball)at the east
end of the site. Ambient noise levels at this location will be lower than other areas since the terrain
and school buildings will provide shielding from Tassajara Road. Based on noise measurements
WIA has taken at playgrounds, average noise levels produced by approximately 1t30 children at play
may be in the range of 65 to 70 dBA at approximately 100 fi from the center of the play area. Note
that this range applies to the equivalent noise level CL,,x) averaged over the measurement period (e.g.,
15 minutes), and that the noise level flucmates over time and may vary by approximately +/- 10
dBA. Maximum noise levels occuning for short time durations (i.e., less than 1 second) within the
measurement period may therefore exceed the L. by approximately 10 elBA.
As a worst case, the QLS play area may contain up to 300 to 400 students at any specified recess
period Which will result in 5 to 6 dBA higher noise levels relative to the 100 student level.
Maximum noise levels may approach g0 to 85 dBA at the east property line due to activities on the
play field, however no recept0rS exist at that location.
At the north property line, the average noise level from the play field (approximately 430 ft from the
center of. the field) is projected to be approximately 57 to 63 dBA (L~) accounting for distance and
ignoring shielding, and maximum levels may reach.73 dBA. The Nielson residence is approximately
560 ft away from the play field and will be partially shielded by the topo~aphy of the Project site,
The average noise levels at the Nielson residence produced at the play field are projected to 'be
approximately 57 to 63 dBA (L,.) accounting for distance and ignoring shielding, and maximum
levels may reach 73 dBA.
At the south property line, the average noise level from the play field (130 ft from the con{or of the
field) is projected to be approximately 68 to 74 dBA CL~q) accounting for distance and ignoring
shielding, and maximum levels may reach 84 dBA. The Kobold residence is approximately 520 ft
away from the play field and will be partially shielded by the topopaphy of the Project site. The
average noise levels at the Kobold residence produced at the play field are projected to be
approximately 56 to 62 dBA (L~q) accounting for distance and ignoring shielding, and maximum
levels may reach 72 dBA.
To estimate the average noise levels for atypical school day, we have assumed that there will be four
recess periods (15 minutes duration, 2 for elementary®400 students at play and 2 for high
school@ 100 students in animated discussion), 2 lunch periods (45 minutes duration, 1 for
elementary@400 students and I for hi~dx school@ i00 students), 5 gym class periods (50 minute
duration, 100 students each), and 1 after-school team sport (90 minutes duration, 50 students). Table
2 summarizes the projected range of noise levels for each of these events and the estimated increase
in the CNEL is indicated.
With these projected levels, the playground noise will be audible to a person located outdoors at the
north and south property lines and at the Kobold and Niel son residences, however the ambient CNEL
will not be significantly increased since the projected levels are not high enough to affect the daily
average, and the playground activities w~l occur for relatively short periods of time during the
daytime hours.
~Reoeived: 8/14/2000 5:32PM; ->City of DUbiin PW/F~Pe; #121; Page 5
08/14/00 M0N 16:45 FAX 510 652 4441 Wllson, Ihrlg & Assoc.
WILSON, IHRIG & ASSOCIATES, INC.
¥
Quarry Lane School Noise Assessment
005
TABLE 2
Location
N Propet~y Line
S Property Line 130
Nielson Residence (N') 560
Kobold Residence (S) 520
SU1V~Y OF PROJECTED NOISE LEVELS FROM PLAY AREA
Maximum Projected
Distancex Average Noise Level Noise Level Increase in
(it) (dBA L,q) (dBA) CNEL2
430 49 to 63 59 to 73 0
60 to 74 70 to 84 2
49 to 62 59 to 72 0
48 to 62 58 to 72 0
1: Approximate distance from the center of the play field
2: Assm'ning 60 CNI~L existing condition (From 1992 Eastern Dublin EIR)
Gymnasium
The Phase II building will house the gymnasium, which will be the sjle of various school assemblies
and sporting events. At worst case, a capacity event in the gymnasium would contain the entire
student population and school faculty. While the Phase II building does have windows on the east
and west facades, the gymnasium is separated from the exterior walls by a perimeter lobby- At worst
case, the gymnasium doors would be open into the hallway and the windows would be open,
allowing cheering and other noises from the gymnasium m travel to the exterior of the btdlding. We
have assumed that all such events would occur before 7 PM, with a duration ,'tp to 90 minutes, and
that the shielding provided by the building shell provides 10 to 20 dB noise reduction as compared
to an assembly outdoors. Table 3 summarizes the projected and average noise levels from
gymnasium events.
TABLE 3
SUMMARY OF PROJECTED NOISE LEVELS FROM GYMNASIUM
Maximum Projected
Distances Average Noise Level Noise Level Increase in
Location (ft) (dBA L~q) (dBA) CNEL2
,/: -,,
N Property Line ~ 260 ~ 42 to 52 52 to 62 0
I6
S Property Line "'0 46 to 56 56 to 66 0
Nielson Residence (N) 400
38 to 48 48 to 58 0
K.obold Residence (S) 280 41 to 51 51 to 61
1: Approximate distance f~om Phase H facade nearest gymnasium
2: Assuming 60 CNEL existing condition (From 1992 Eastern Dublin EIR)
8/14/2000 5:32PM; ->City of Dublin PW/Fire; #121; Page
~ ~,Reoeived:
08/14/00 MON 18:45 FAX 510 652 4441 ~llson, IhriS & Assoc.
WILSON, IHRIG & ASSOCIATES, INC.
/D S qf
Quarry Lane School Noise Assessment
~ 006
//5
Conclusion
Based on this discussion, our analysis still indicates that the noise produced at the Quarry Lane
School is not expected to have an adverse effect on the existing or f~uture noise environment at the
nearest receptors, and the traffic volume increase on Tassajara Road wiI.| be a considerably greater
contributor to the enviromncnt. Traffic and play area activities arc not expected to affect the ambient
noise levels significantly, particularly since these activities will occur for relatively short periods of
time and primarily during the daytime hours.
Please let me know if you have any questions on this information.
Very truly yours,
WILSON, IHRIG & ASSOCIATES, INC-
Senior Consul.tm~t
Ii:\WPDATA~WKI~.:E~qunn'y 1,~ne ~chool.wpd
Quarry Lane School (PA 99-064)
Mitigation Monitoring and Reporting Program
August 2000
Mitigation Measure
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.
Implementing
Responsibility
Project Developer
Project Developer
Monitoring
Responsibility
Dublin Planning
Department
Dublin Planning
Department
Monitoring
Schedule
As part of SDR
submittal
Verification
As part of SDR
submittal
ATTACHMENT 8
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
Mitigation Measure 2: The appearance of
the steep slope on the southeast corner of the
site (approximately 2:1 slope) shall be
reduced through some or all of 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.
Project Developer
Dublin Planning
Department
As part of SDR
submittal
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 2
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
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.
Project Developer
Dublin Planning
Department
As part of final
building plans
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 3
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
Mitigation Measure 4: The following
measures shall be incorporated into
construction plans and operations related to
service line extensions to the Quarry School
Lane area:
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.
Project
developer
Dublin Planning
Department;
Dublin Public
Works
Department
Prior to approval
of street
improvement
plans
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 4
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
Mitigation Measure 5a: Prior to issuance of
a grading permit by the City of Dublin for,
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 standards.
Mitigation Measure 5b: 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
Project
Developer
Project
developer
Dublin Public
Works
Department
Dublin Public
Works
Department
Prior to issuance
of grading permits
Prior to issuance
of grading permits
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 5
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
Mitigation Measure 6: The project
developer shall prepare 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 SWPPP 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 Department prior to issuance of
grading permits.
Project developer
Dublin Public
Works
Department
Prior to occupancy
of grading permit
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 6
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
Mitigation Measure 7: Prior to issuance of a
grading permit by the City of Dublin, the
projedt 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.
Mitigation Measure 8: The project developer
shall install a traffic signal at the intersection
of the project driveway and Tassaj ara Road.
The traffic signal shall be in place at the time
Phase 2 of the school opens for operation.
Project developer
Project developer
Dublin Public
Works and
Planning
Departments
Dublin Public
Works
Department
Prior to issuance
of a grading
permit
Prior to issuance
of a Certificate of
Occupancy
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 7
Mitigation Measure
Implementing
Responsibility
Monitoring
Responsibility
Monitoring
Schedule
Verification
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
at2:30p.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
Tassajara Road frontage to preclude parents
from dropping off students in other than
approved on-site locations. Appropriate signs
shall be installed in front of the school
prohibiting parking or stopping in front of the
school.
Project developer
Project developer
Dublin Planning
Department
Dublin Planning
Department
Ongoing
As part of SDR
submittal
Quarry Lane School
Mitigation Monitoring and Reporting Program
City of Dublin
Page 8
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Sent Via Facsimile: 925/833-6628
Anne Kinney, Assistant Planner
City of Dublin
100 Civic Plaza
Dublin, CA 94563
Re: The Quarry L_ane School
Dent Ms. Kinney:
My client and I have had the fiather opportunity to discuss additional ways to address
the noise that may be generated by Phase II of The Quarry Lane School. The updated noise
study prepared by Wilson, Ihrig & Associates, inc. (dated August 14, 2000), City Staff
through the Staff Report and the Planning Commission by way of its recommendation to the
City Council, have already concluded that the School will not create significant noise
impacts. However, in response to the concern raised by Mr. Nielsen (the neighbor who lives
to the north of the School) regarding the potential for noise, we would like to offer the
following additional measures.
I. The Phase II plans locate the play field further away from Mr. Nielsen' s
residence then the plans for Phase I. According to the noise study, the play field is now
located approximately 560 if. away from Mr. Nielsen's residence. The field has been
designed smaller then a standard school play field. This substandard siz~ precludes the use
of this field for most organized athletic events and activities.
2. The School ca minimize the use of the play field by coordinating as many
athiotio cvcnta lind Other 3chool activities as po~ible in tile indoor gym. The nuise g~!t~tatud
by the activities that occur in the gym will not be heard by Mr. Nielsen nor other individuals
near the School.
3. The arrival and departure of the students will be staggered in order to minimize
the noise levels that may occur. In addition, the S~.hool will stagger the recess periods. As
ATTACHMENT
~O'cl 6"I;O'oN ~:P'I: O0,C]; cl3S q86qS';'SS~;6:GI :abl NOHblI,,',IDI,4 AODDN N39b19
NiqBRO HO ~llDCOI
SSGSS£8886(q~I
Anne Kinn~
Assistant Planner
September 12, 2000
Page 2
such, the School does not expect more than 250 students to be on the play field at any one
time during a recess period. It is expected that only a small percentage of these students will
utilize the play field during recess.
4. The School will provide an eating area behind the existing Villa Tassajara
building which is located on the sottth portion of the site (furthest away from the Nielsen
property). The students will be encouraged to eat in this area which will minimize their time
on the play field,
5. Most of the school activities that will occur on the play field will bc conducted
during the week days when most people ate at work.
6. The landscape plans that will be prepared for Phase II will include landscaping
that can provide additional noise buffering for Mr, Nielsen. These specific plans will be
prepared in cooperation with the City during design review of this portion of the School,
We hope these suggestions ar~ satisfactory. We would be happy to discuss any other
measures that may be appropriate. If you have any questions, please do not hesitate to call.
Very truly youn,
Patricia E. Curtin
PEC/ng
co: Dr. Arac Sabri, President of The Quarry Lane School, via fax
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