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HomeMy WebLinkAboutItem 6.1 Quarry Lane School Ph III Expansionor 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL June 3, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #400 - 20/410 -30 Christopher L. Foss, City Manager " Quarry Lane School Phase III Expansion - Site Development Review, Planned Development Rezoning and Related Stage 1 and 2 Development Plan Amendment, and CEQA Addendum Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of Site Development Review, an amendment to the Stage 1 and 2 Planned Development Zoning District, and approval of a CEQA Addendum to accommodate a new 13,102 square foot, two -story cafeteria and science building and a future expansion area of up to 4,000 square feet in Building 1, on the existing 10 -acre school site. FINANCIAL IMPACT: None. All costs incurred in processing this application have been borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and adopt a Resolution Adopting an Addendum for the Quarry Lane School Phase III Expansion at 6363 Tassajara Road; waive the first reading and INTRODUCE an Ordinance Amending the Zoning Map to Rezone the Quarry Lane School Site to a Planned Development Zoning District and Approving the Related Stage 1/2 Development Plan Amendment for the Quarry Lane School Phase III Expansion; and adopt a Resolution Approving Site Development Review for a New 13,102 Square Foot Building at Quarry Lane School 6363 Tassajara Road. Submitted By Community Development Director DESCRIPTION: 'Reviewed By Assistant City Manager Quarry Lane School is a private K -12 college - preparatory school located on approximately 10 acres of land located on the east side of Tassajara Road, south of the Silvera Ranch neighborhood and the Nielsen property. Page 1 of 4 ITEM NO. 6.1 The existing school serves up to 950 students in nearly 93,500 square feet of buildings on the school campus. The proposed project includes the construction of a new 13,102 square foot cafeteria and science building and the allowance for a future expansion of up to 4,000 square feet in Building 1 to accommodate an expanded stage and performance area at some point in the future. The application includes a request for Site Development Review approval for the cafeteria and science building (no Site Development Review request for the future Building 1 expansion area) and a Planned Development Rezoning and related Stage 1/2 Development Plan amendment to increase the overall amount of development allowed on the school site. ANALYSIS: The following is a brief discussion of the proposed project. Please refer to the Planning Commission Staff Report dated May 13, 2014 (Attachment 1) for a detailed analysis of the project. The proposed project consists of two parts- 1 . Planned Development Rezoning and related Stage 1 and 2 Development Plan Amendment. The project includes a request to amend the existing Stage 1 and 2 Development Plan to increase the amount of development permitted on site from 85,889 square feet (per the 2004 Stage 2 Development Plan approval) to 110,602 square feet and increase the allowable Floor to Area Ratio (FAR) from .219 to .253. The Total Building Area and FAR are proposed to increase, but all other elements of the Stage 1 and 2 Development Plan related to Quarry Lane School remain the same. The proposed Ordinance is included as Attachment 2 to this Staff Report. 2. Site Development Review. The project also includes the construction of a two -story cafeteria and science building on a portion of the site that is between the two -story Building 1 and an upper parking lot. There will be limited visibility of the new building from Tassajara Road. The area is currently occupied by a storage shed, outdoor eating area for students, and a commercial walk -in refrigerator. These structures will be removed prior to construction. The project plan are included as Exhibit A to Attachment 3 The colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. The last sheet of the Project Plans (Exhibit A to Attachment 3) provides color and material details. The Resolution approving Site Development Review is included as Attachment 3 to this staff report. ENVIRONMENTAL REVIEW Environmental review for the project area was previously conducted and documented in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program Environmental Impact Report (EIR) (SCH No. 91103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City Council approved a Planned Development District Stage 1 and 2 Development Plan for the construction of Phase II of Quarry Lane School, and adopted an Initial Study and Page 2 of 4 Mitigated Negative Declaration (City Council Resolution 204 -00). In 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (Planning Commission Resolution 04 -46). Pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study (Exhibit A to Attachment 4) to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted. Based on the Initial Study, an Addendum was prepared documenting these facts. The Resolution adopting an Addendum for the Quarry Lane School Phase III expansion is included as Attachment 4 to this Staff Report. PLANNING COMMISSION REVIEW On May 13, 2014, the Planning Commission held a public hearing on the Quarry Lane School Phase III expansion project. At the conclusion of the discussion, the Planning Commission voted to add one additional Condition of Approval to the Site Development Review resolution, which became COA No. 84 and recommended that the City Council approve the project. The Planning Commission draft meeting minutes are included as Attachment 5 and Planning Commission Resolutions 14 -21, 14 -22, and 14 -23 (without attachments) are included as Attachment 6. NOTICING REQUIREMENTS /PUBLIC OUTREACH A notice of this public hearing was published in the Tri- Valley Times, mailed to all property owners and tenants within 300 feet of the project area boundaries, and all persons who have expressed an interest in being notified of actions related to this project were notified via email. The Staff Report for this public hearing was also available on the City's website. ATTACHMENTS: 1. Planning Commission Staff Report dated May 13, 2014 (without attachments) 2. Ordinance amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan amendments for the Quarry Lane School Phase III expansion 3. Resolution approving Site Development Review for a new 13,102 square foot building at Quarry Lane School, with the Project Plans included as Exhibit A Page 3 of 4 4. Resolution adopting an Addendum for the Quarry Land School Phase III expansion at 6363 Tassajara Road, with the Addendum and Initial Study included as Exhibit A and the Statement of Overriding Considerations included as Exhibit B 5. Planning Commission draft meeting minutes dated May 13, 2014 6. Planning Commission Resolutions 14 -21, 14 -22, and 14 -23 Page 4 of 4 OF STAFF REPORT 4 82 PLANNING COMMISSION DATE: May 13, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA- 2014 - 00008. Quarry Lane School Phase III expansion - Site Development Review, Planned Development Rezoning and related Stage 1/2 Development Plan Amendment, and CEQA Addendum. Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of Site Development Review, an amendment to the Stage 1/2 Planned Development Zoning District, and approval of a CEQA Addendum to accommodate a new 13,102 square foot, two -story cafeteria and science building and a future expansion area of up to 4,000 square feet in Building 1 on the existing 10 acre school site. The Planning Commission will review the proposed project and will make a recommendation to the City Council. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt the following Resolutions: a) Resolution recommending that the City Council adopt a CEQA Addendum for the Quarry, Lane School Phase III expansion at 6363 Tassajara Road; b) Resolution recommending that the City Council adopt an Ordinance amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan Amendment for the Quarry Lane SchooR Phase III expansion; and c) Resolution recommending that the City Council approve Site Development Review for a new 13,102 square foot building at Quarry Lane School. Submitted By: iewed By: VI-n (_A� c — Kristi Bascom Baker Principal Planner Assistant Community Development Director COPY TO: File ITEM NO.: $' Page 1 of 8 G:1PA #120141PLPA- 2014 -00008 Quarry Lane SDR, PD Amendmentk05.13.2014 PC MtgTCSR.docx DESCRIPTION Background The project site is approximately ten acres of land located on the east side of Tassajara Road approximately 1.75 miles north of 1 -580. The project location is shown below: The adjacent property to the north is currently a single - family home and ranch that will soon be demolished and redeveloped with a 36 -unit subdivision approved in 2010. The adjacent property to the south is designated Medium Density Residential (6.1 to 14 units per acre) and is currently occupied by a single - family home, landscape contracting business, and landscape nursery. Figure 1: Project Location On December 19, 2000, the City Council approved the Planned Development (PD) District Pre - zoning and Annexation application for Quarry Lane School Phase II (City Council Ordinance 24- 00 — Attachment 1). The application was for a substantial increase to the amount of development on site to allow an additional 66,685 square feet to construct a middle school and high school building, recreation areas, landscaping and grading. This would allow Quarry Lane to expand from 200 students (daycare, preschool, and elementary school) to a population of 950 students that would include middle school and high school ages as well. The school use, maximum student population, ultimate building envelope, site layout, extent of grading, and architectural plans were approved by the City at this time. On May 25, 2004, the Planning Commission approved Resolution 04 -46 (Attachment 2), which included a minor amendment to the Stage 2 Development Plan and Site Development Review. The application requested Site Development Review to construct Phase II, which included construction of 70,289 square feet of new building area (an increase from the 66,685 square feet approved in 2000) and associated sports fields and playground areas to serve the middle and high school facilities. The project also included other minor site revisions. While the building area increased, the total maximum student population remained at 950 students. 2 of 8 Proposed Project The Phase III expansion of Quarry Lane School includes the construction of a new 13,102 square foot cafeteria and science building and the allowance for a future expansion of up to 4,000 square feet in Building 1 to accommodate an expanded stage and performance area at some point in the future. The application includes a request for Site Development Review approval for the cafeteria and science building (no Site Development Review request for the future Building 1 expansion area) and a Planned Development Rezoning and related Stage 1/2 Development Plan amendment to increase the overall amount of development allowed on the school site. ANALYSIS The analysis below describes the various components of the project and provides a comparison between the existing Planned Development Zoning District and related Stage 1/2 Development Plan and the proposed amendments. PLANNED DEVELOPMENT REZONING AND RELATED STAGE 1/2 DEVELOPMENT PLAN AMENDMENT: The current proposal is to increase the amount of development permitted on site from 85,889 square feet (per the 2004 Stage 2 Development Plan approval) to 110,602 square feet and increase the allowable Floor to Area Ration (FAR) from .219 to .253. Table 1 below describes the factors in the proposed increase. Table 1: Project Description Although the amount of developable building area is proposed to increase, the intensity of use of the site is not proposed to change in that the total maximum student population, the maximum number of faculty and staff members, and the number of classrooms are not proposed to increase. The proposed additional building area (in the form of the new cafeteria /science building and the future expansion to Building 1) is intended to serve the existing student population. 3 of 8 Square Feet Status Description Phase 1 15,600 Existing Allowed per Development Plan 2000 Phase II 70,289 Existing Allowed per amended Development Plan 2004 Subtotal 85,889 Total allowed per Development Plan 2004 Building One 7,611 Existing Existing building purchased by Quarry Lane and added to school campus (but never added to the Stage 2 Development Plan total Subtotal 7,611 Additional development existing on -site 2014 New Cafeteria/ Science Building 13,102 Proposed Proposed Stage 2 Development Plan Amendment and Site Development Review SDR Building 1: future addition 4,000 Proposed Proposed Stage 1/2 Development Plan Amendment I — no SDR Subtotal 17,102 Total Additional Development proposed on site TOTAL 110,602 Proposed Stage 1/2 Development Plan Amendment Although the amount of developable building area is proposed to increase, the intensity of use of the site is not proposed to change in that the total maximum student population, the maximum number of faculty and staff members, and the number of classrooms are not proposed to increase. The proposed additional building area (in the form of the new cafeteria /science building and the future expansion to Building 1) is intended to serve the existing student population. 3 of 8 The existing Stage 2 Development Plan and the proposed (amended) Stage 1/2 Development Plan are compared below in Table 2. Table 2: Existing and Proposed Development Plans Project Approved Proposed Component Development Plan Development Plan Difference (Phase ll: 2004) (Phase III: 2014) Max. Student 950 950 None Population Max. Faculty 55 55 None and Staff Classrooms 51 51 None Total Building Increase of 24,713 SF Area (Square 85,889 SF 110,602 (7,611 SF Existing Bldg. 1 + 13,102 Feet) New Bldg. + 4,000 SF Bldg. 1 future expansion area) Floor to Area Ratio 219 (maximum) .253 Increase of .034 Parking Spaces 149 spaces 149 spaces None Maximum Bldg. Height 59 feet 59 feet None The addition of 7,611 square feet in Building 1 to the Total Building Area is a result of the school's acquisition of the building and site, which existed on a separate parcel and served as a special events center ( "Villa Tassajara ") for many years. In 1997, Quarry Lane School acquired the site and parcel and incorporated the building into the school campus, utilizing the building for administrative purposes, library, and kitchen functions. This is not newly- constructed building area, but it is building area that had not been previously accounted for in the Quarry Lane School Development Plan. The Total Building Area and FAR are proposed to increase, but all other elements of the Stage 1/2 Development Plan remain the same. The Resolution recommending approval of the Planned Development Rezoning and related Stage 1/2 Development Plan amendments is included as Attachment 3 to this staff report and the City Council Ordinance itself is included as Exhibit A to Attachment 3. The Stage 1/2 Development Plan, as amended, is included in its entirety in the Ordinance. SITE DEVELOPMENT REVIEW: The school campus is on a property that has a substantial upwards slope from west to east. The site topography results in several different levels being created and the use of many retaining walls to create flat spaces for parking and recreation areas. The school campus currently has three buildings, as shown in Figure 2: • Building 1 (Office /Library /Kitchen building) is 7,611 square feet and is closest to Tassajara Road and near the main entry. This building was a separate special events facility before the school acquired it in 1997 and made it a part of the campus. • Building 2 (Preschool and Elementary School building) is 15,578 square feet and was the first building constructed specifically for Quarry Lane School. • Building 3 (Middle and High School building) is 70,701 square feet and was the! Phase II expansion of the school that was permitted in 2004. Figure 2: Site Plan The proposed two -story cafeteria and science building would be constructed on a portion of the site that is between the two -story Building 1 and an upper parking lot. There will be limited visibility of the new building from Tassajara Road. The area is currently occupied by a storage shed, outdoor eating area for students, and a commercial walk -in refrigerator. These structures will be removed prior to construction. Sheet AS1.1 of the Project Plans (Exhibit A to Attachment: 4) illustrates the location of the proposed building. The colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. The last sheet of the Project Plans (Exhibit A to Attachment 4) provides color and material details. There are seven trees that are proposed to be removed from the project site, including four eucalyptus, two redwoods (with trunk diameters of 10 inches and 12 inches) and one Mexican 5 of 8 fan palm tree. These trees are located in areas that are to receive significant grading. All other landscaping is to remain on site, and the newly- created slope areas are to be planted with groundcover. The Resolution recommending City Council approval of the Site Development Review application is included as Attachment 4 to this staff report. CONFORMANCE WITH GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN The project is within the Medium Density and Open Space land use designation of the Dublin General Plan and Eastern Dublin Specific Plan. The proposed Quarry Lane Phase II development is consistent with those designations because the school is a type of community facility, and community facilities are an allowed use in all land use categories. The site layout protects the undisturbed hillside in the northeastern portion of the site consistent with the Open Space land use designation. ENVIRONMENTAL REVIEW Environmental review for the project area was previously conducted and documented in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program Environmental Impact Report (EIR) (SCH No. 91103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City Council approved a Planned Development District Stage 1 and 2 Development Plan for the construction of Phase II of Quarry Lane School, and adopted an Initial Study and Mitigated Negative Declaration (City Council Resolution 204 -00). In 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (Planning Commission Resolution 04 -46. Pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study (Exhibit A to Attachment 5) to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted. Based on the Initial Study, an Addendum was prepared documenting these facts. The Resolution recommending that the City Council adopt a CEQA Addendum for the Quarry Lane School Phase III expansion is included as Attachment 5 to this Staff Report. NOTICING REQUIREMENTS /PUBLIC OUTREACH A notice of this public hearing was published in the newspaper, mailed to all property owners and tenants within 300 feet of the project area boundaries, and all persons who have expressed an interest in being notified of actions related to this project were notified via email. The Staff Report for this public hearing was also available on the City's website. ATTACHMENTS: 1) City Council Ordinance 24 -00 2) Planning Commission Resolution 04 -46 3) Resolution recommending that the City Council adopt an Ordinance amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan amendments for the Quarry Lane School Phase III expansion, with the Draft City Council Ordinance included as Exhibit A 4) Resolution recommending that the City Council approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, with the Project Plans included as Exhibit A 5) Resolution recommending that the City Council adopt a CEQA Addendum for the Quarry Land School Phase III expansion at 6363 Tassajara Road, with the Addendum and Initial Study included as Exhibit A 7of8 GENERAL INFORMATION: APPLICANT /PROPERTY OWNER: LOCATION: ZONING: GENERAL PLAN: SURROUNDING USES: Dr. Sabri Arac, President, Quarry Lane School, 6363 Tassajara Road, Dublin, CA 94568 6363 Tassajara Road (Assessor's Parcel Number: 985 - 0002 - 006 -03 Planned Development Medium Density Residential (6.1 -14 units /acre) LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Single Family Home and North PD Single Family Residential Ranch Single Family Home and South PD Medium Density Residential Landscape Contractor East PD Open Space Open Space Semi Public, Parks and Public Open Space, Regional Park West PD Recreaton :. ORDINANCE NO. xx — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** ORDINANCE AMENDING THE ZONING MAP TO REZONE THE QUARRY LANE SCHOOL SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING THE RELATED STAGE 1/2 DEVELOPMENT PLAN AMENDMENTS FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION PLPA- 2014 -00008 (APN 985 - 0002 - 006 -03) The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Quarry Lane School Phase III expansion project ( "the Project ") PD- Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Quarry Lane School Phase III expansion project under the PD- Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will continue to provide a private compulsory education facility to the community in a location where it has existed for many years. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD- Planned Development zoning for the Quarry Lane School Phase III expansion project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed Site Plan has taken into account sensitive adjacencies and will continue to provide a private compulsory education facility to the community in a location where it has existed for many years.. 2. The project site conditions were documented in the previous environmental documents, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the previous EIRs or Mitigated Negative Declaration that will present an impediment to utilization of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of development approved through the PD zoning. 3. The PD- Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD- Planned Development zoning is consistent with and in conformance with the Dublin General Plan, as amended, in that the continued use as a private K -12 school is consistent with the Medium Density Residential land use designation for the site. C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum via Resolution -14 on , prior to approving the Project. SECTION 2: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 10.0 acres at 6363 Tassajara Road. APN 985 - 0002 - 006 -03. ( "the Property "). A map of the rezoning area is shown below: 2 SECTION 3. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1/2 Development Plan for the Quarry Lane School Phase III expansion project area, which is hereby approved. Any amendments to the Stage 1/2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1/2 Development Plan for the Quarry Lane School Phase III expansion project This is a Stage 1/2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan is adopted as part of the PD- Planned Development rezoning for Quarry Lane School Phase III expansion project, PLPA- 2014 - 00008. The PD- Planned Development District and this Stage 1/2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Zoning. The Zoning for the subject property is PD- Planned Development (PLPA -2014- 00008). 2. Statement of Permitted Uses. Permitted Uses (as defined by the Zoning Ordinance): Private School: 1. Kindergarten through High School Grades 2. After school care 3. Recreational Play fields 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 conditionally allowed uses in this Planned Development Zoning District. Prohibited Uses: All those not specifically listed herein as permitted or conditionally permitted. 3. Stage 1/2 Site Plan. The Stage 1/2 Development Plan is shown below and is also included as Sheet AS1.0 in the Project Plan Set, dated received April 29, 2014, on file at the Community Development Department. 3 4. Site area, proposed densities, and development regulations. Maximum Student Population 950 students (200 Preschool and Kindergarten, 600 Elementary and Middle School, 150 High School) Maximum Faculty and Staff 55 No. of Classrooms 51 Maximum Building Area 110,602 Floor to Area Ratio .253 Parking Spaces 149 spaces (minimum required per parking analysis conducted in 2004) Maximum Building Height: 59 feet Minimum Lot Size None Maximum lot coverage 25% Parking Stall Dimensions Standards Per Chapter 8.76 Off - Street Parking And Loading Regulations of the Dublin Zoning Ordinance Minimum Setbacks 20' front yard setback 9'8" side yard setback 20' rear yard setback 4 5. Phasing Plan. The project site will be developed in phases. 6. Preliminary Landscape Plan. As shown in the Site Development Review approvals for the various project phases (PA 99 -064 and PLPA- 2014 - 0008). 7. Architectural Standards. The design of future buildings on the project site shall be architecturally compatible with the existing Building 2 (Preschool and Elementary School) and Building 3 (Middle and High School Building) including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement on future buildings will also be complementary to the other buildings on the school campus. 8. Consistency with General Plan and any applicable Specific Plan. The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan. 9. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate non - residential projects, so therefore this is not applicable. 10.Aerial Photo. An aerial photo is on file with the Community Development Department. 11.Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1/2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the R -1 (Single Family Residential Zoning District) provisions of the Dublin Zoning Ordinance pursuant to Section 8.32.060.C. No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all applicable action programs and mitigation measures of the Eastern Dublin Specific Plan and General Plan Amendment EIR, the Quarry Lane EIR, the Quarry Lane School Phase II expansion Mitigated Negative Declaration, and the Quarry Lane School Phase III CEQA Addendum to the previous environmental documents. SECTION 4 Relation to Ordinance 24 -00. This ordinance replaces Ordinance 00 -24 as to the Quarry Lane School project site, but not as to the Kobold Property. Section 2, numbers 2 through 5 of Ordinance 24 -00 continue to apply to the Kobold Property (6327 Tassajara Road — APN 985- 0072- 002 -00). SECTION 5. 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. SECTION 6. This ordinance shall take effect and be enforced thirty (30) days from and after its passage. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: 5 AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk RESOLUTION NO. xx - 14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR A NEW 13,102 SQUARE FOOT BUILDING AT QUARRY LANE SCHOOL 6363 TASSAJARA ROAD PLPA- 2014 -00008 APN 985 - 0002 - 006 -03 WHEREAS, the Applicant, Dr. Sabri Arac, Quarry Lane School, has requested approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24 -00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The added total building area is referred to herein as the "Project "; and WHEREAS, Site Development Review approval is being sought only for the development of a 13,102 square foot cafeteria and science building constructed on a portion of the site that is between a two -story building (Building 1) and an upper parking lot with limited visibility of the new building from Tassajara Road. A complete Site Development Review application for the project is available and on file in the Dublin Planning Department; and WHEREAS, the Project area was previously analyzed in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91- 103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City of Dublin approved a Planned Development District Stage 1 and 2 Development Plan for the project (City Council Ordinance 24 -00), and adopted an Initial Study and Mitigated Negative Declaration (City Council Resolution 204 -00), incorporated herein by reference); and WHEREAS, in 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (PC Resolution 04 -46, incorporated herein by reference); and WHEREAS, pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Site Development Review application and the proposed Planned Development Rezoning /Development Plan amendment, on May 13, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, on May 13, 2014, the Planning Commission adopted Resolution 14 -23 recommending that the City Council approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report, dated June 3, 2014, and incorporated herein by reference, described and analyzed the Quarry Lane School Phase III expansion, including the associated Site Development Review, Planned Development Rezoning, and CEQA Addendum, for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the Quarry Lane School Phase III expansion, including the associated Site Development Review, Planned Development Rezoning, and CEQA Addendum, on June 3, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the Initial Study and CEQA Addendum, all above - referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby find that: A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: the colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. Although the new building has been designed to be consistent with the other school buildings in order to create a unified aesthetic, it will have limited visibility from Tassajara Road due to its placement behind Building 1. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) The architecture and landscape design for the new building are well- suited to the proposed use; 2) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium Density Residential in that a private school is considered a community facility, a use that can be permitted in any 2 zoning district and land use designation; and 4) the proposed project meets the intent of the Dublin General Plan, which discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the surrounding neighborhood that is primarily residential uses. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the project is proposed because: 1) The architecture and landscape design for the new building are well- suited to the proposed use; 2) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium Density Residential in that a private school is considered a community facility, a use that can be permitted in any zoning district and land use designation; 4) the proposed project meets the intent of the Dublin General Plan, which discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the surrounding neighborhood that is primarily residential uses; and the overall intensity of use of the site is not proposed to increase in that the maximum student population and other similar factors are not proposed to increase. D. The subject site is suitable for the type and intensity of the approved development because: 1) the project site has been home to Quarry Lane School since the late 1990's and the use is proposed to continue; and 2) although the amount of developable building area is proposed to increase, the intensity of use of the site is not proposed to change in that the total maximum student population, the maximum number of faculty and staff members, and the number of classrooms are not proposed to increase. The proposed additional building area (in the form of the new cafeteria and science building and the future expansion to Building 1) is intended to serve the existing student population. E. Impacts to existing slopes and topographic features are addressed because: 1) development of the project site will involve a small amount of grading (estimated 750 cubic yards) and the installation of a new 5 foot tall retaining wall to create a flat building pad for the new building; 2) the roadway and utility infrastructure to serve the site already exists, 3) future approval of grading and improvement plans will enable the site to be modified to suit the project, which will be developed for the site in accordance with City policies and regulations; and 4) the project complies with the Planned Development Zoning District established for the site pursuant to provisions and policies of the Eastern Dublin Specific Plan, including the Tassajara Road Scenic Corridor Policy. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: the colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. Although the new building has been designed to be consistent with the other school buildings in order to create a unified aesthetic, it will have limited visibility from Tassajara Road due to its placement behind Building 1 3 G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) site grading and retaining walls have been minimized by the stepped, hillside design of the building so that the site is physically suitable for the type and intensity of the development; and 2) there are seven trees that are proposed to be removed from the project site, including four eucalyptus, two redwoods (with trunk diameters of 10 inches and 12 inches) and one Mexican fan palm tree, which are located in areas that are to receive significant grading. All other landscaping is to remain on site, and the newly- created slope areas are to be planted with groundcover. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) site infrastructure including driveways, pathways, sidewalks, and site lighting is already in place and the new pathways leading to the new building have been reviewed for conformance with City policies, regulations, and best practices. BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, with the Project Plans included as Exhibit A to this Resolution, subject to the conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments /agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P &CS] Parks & Community Services, [ADM] Administration /City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: GENERAL CONDITIONS - SITE DEVELOPMENT REVIEW 1. Approval. This Site Development Review approval PL Ongoing Planning for the Quarry Lane School Phase III expansion project establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review approval shall generally conform to the project plans submitted by Innovate Space dated received April 29, 2014 and on file in the Community Development Department, and other plans, text, and diagrams — including the color and material sheet — relating to this Site Development Review approval, unless modified by the Conditions of Approval contained herein. 2. Permit Expiration. Approval of this Site PL One year After DMC Development Review approval shall be valid for one Effective Date 8.96.020. (1) year from the approval of the project by the D Planning Commission. This approval shall be null CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: and void in the event the approved use fails to be established within the prescribed time. Commencement of the use means the establishment of use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL One Year DMC maker may, upon the Applicant's written request for Following 8.96.020. an extension of approval prior to expiration, upon the Expiration E determination that all Conditions of Approval remain Date adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. Subsequent six month extensions may be granted at the discretion of the Community Development Director. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL On -going DMC operate this use in compliance with the Conditions of 8.96.020. Approval of this Site Development Review, the F approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Effective Date. This approval shall become effective PL Ongoing Planning after the Site Development Review approval appeal period has expired. The approval is contingent on the City Council adopting an Ordinance approving a Planned Development Rezone with a related Stage 2 Development Plan amendment for the project. If this action does not take place, the Site Development Review approval is null and void. 6. Revocation of Permit. The Site Development PL On -going DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 8. Required Permits. Developer shall obtain all permits PW Building Standard required by other agencies including, but not limited Permit to Alameda County Environmental Health, Alameda Issuance County Flood Control and Water Conservation District (Zone 7), California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans, or other regional /state agencies as required by law. Copies of the permits shall be provided to the Public Works Department. 9. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 10. Indemnification. The Developer shall defend, ADM On -going Administra indemnify, and hold harmless the City of Dublin and tion/ its agents, officers, and employees from any claim, City action, or proceeding against the City of Dublin or its Attorney agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 11. Clarification of Conditions. In the event that there PW On -going Public needs to be clarification to the Conditions of Works Approval, the Community Development Director and the City Engineer have the authority to clarify the CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 12. Clean -up. The Applicant/Developer shall be PL On -going Planning responsible for clean -up and disposal of project related trash to maintain a safe, clean, and litter -free site. 13. Modifications. Modifications or changes to this Site PL On -going DMC Development Review approval may be considered by 8.104 the Community Development Director in compliance with Chapter 8.104 of the Zoning Ordinance and in compliance with the Subdivision Ordinance. 14. Archaeology. Should any prehistoric, cultural, or PL During Planning historic artifacts be exposed during excavation and Construction construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Compliance with this condition required throughout construction. PLANNING DIVISION - PROJECT SPECIFIC CONDITIONS 15. Equipment Screening. All electrical equipment, fire PL Building Planning risers, and /or mechanical equipment shall be Permit screened from public view by landscaping and /or Issuance architectural features. Any roof - mounted equipment and shall be completely screened from adjacent street Through view by materials architecturally compatible with the Completion/ building and to the satisfaction of the Community On -going Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Director of Community Development. 16. Quarry Lane School Master Plan, Quarry Lane PL On -going Quarry Environmental Impact Report and Quarry Lane Lane School Phase II Project Mitigated Negative School EIR Declaration. Applicant/Developer shall comply with and Mitigated all applicable conditions of approval, action programs Negative CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: and mitigation measures of the Quarry Lane School Declaration Master Plan and companion Environmental Impact Report and Mitigated Negative Declaration deemed applicable by the Community Development Director. 17. Colors. The exterior paint colors of the buildings PL Occupancy Planning shall be in compliance with the Color and Material Board approved with the Project Plans and shall match the paint color of the other buildings on the school campus. The Applicant shall paint a small portion of the building the approved colors for review and approval by the Director of Community Development prior to painting the entire buildings, whose approval shall not be unreasonably withheld. 18. Construction Trailer. The Applicant/Developer shall PL Establishment Planning obtain a Temporary Use Permit prior to the of the establishment of any construction trailer, storage temporary use shed, or container units on the project site. 19. Final Building and Site Improvement Plans shall be PL Issuance of Planning reviewed and approved by the Community Building Development Department staff prior to the issuance Permits of a building permit. All such plans shall insure: a. That standard non - residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the disabled, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, are architecturally screened from view, and that electrical transformers are either underground, architecturally screened, or screened by landscape of an adequate size. Electrical and gas meters shall be screened to the greatest degree possible. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. BUILDING — GENERAL CONDITIONS 20. Building Codes issues to address in Permit B Issuance of B Submittal: Building 1. Due to the distance of the new building to existing Permit(s) and building #1 and to the south property line a rated approval of exterior wall, parapet and protected openings the Final Map shall be designed. These will be reviewed more closely during the permit application submittal. 2. Provide details and breakdown for the long -term bicycle rack storage. Location should be the most practical and closer to the new building. 3. Note that the solar zones required per Section 110.10 of the 2013 CA Energy Code will be in place as of July 1, 2014. If the construction drawings will be submitted for building permit prior to July 1, 2014, this comment can be waived. Please note that the requirement for the solar zone can affect the roof design. 4. Revise the plumbing calculations and use accurate numbers shown under the current 2013 California Plumbing Code. Use Table A first to determine the total occupant load (this is based on the square footage of the building) and then Table 422.1 to determine the minimum number of fixtures. It appears the calculations are deficient of plumbing fixtures. 21. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 22. HVAC Systems. Air conditioning units and PL, B Occupancy of Building ventilation ducts shall be screened from adjacent any tenant street view with materials compatible to the main space building. Units shall be permanently installed on concrete pads or other non - movable materials to be approved by the Building Official and Director of 10 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Community Development. 23. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non -City agencies prior to the issuance of building permits. 24. Construction Drawings. Construction plans shall be B Issuance of Building fully dimensioned (including building elevations) Building accurately drawn (depicting all existing and proposed Permits conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 25. Addressing. Address will be required on all doors B Occupancy of Building leading to the exterior of the building. Address any building numbers /letters shall be in a contrasting color to the and ongoing surface on which they are applied and be able to be seen from the street, 4 inches in height minimum. 26. Engineer Observation. A Special Inspector shall be B Frame Building retained to provide observation services for all Inspection components of the lateral and vertical design of the building, including nailing, hold- downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 27. Foundation. Geotechnical Engineer for the soils B Issuance of Building report shall review and approve the foundation Building design. A letter shall be submitted to the Building Permits Division on the approval. 28. CAL Green Building Standards Code. The project B Issuance of Building shall incorporate the requirements of the CAL Green Building Building Standards Code. The project shall be Permits provided with: a) short term bicycle parking, b) designated clean air vehicle parking stall, c) conduit installed from the electrical supply panel to the roof for the installation of future PV, d) automatic irrigation controllers for landscaping. The Green Building Plan shall be submitted to the Chief Building Official for review. 29. Cool Roofs. Flat roof areas shall have their roofing B Through Building material (including gravel) coated or painted with light Completion colored or reflective material designed for Cool 10 11 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Roofs. 30. Electronic File. The Applicant/Developer shall B Prior to First Building submit all building drawings and specifications for and Final this project in an electronic format to the satisfaction Inspection of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 31. Copies of Approved Plans. Applicant shall provide B 30 days After Building City with 4 reduced (1/2 size) copies of the approved Permit and plan. Each Revision Issuance 32. Temporary Construction Fencing. Temporary B Beginning of Building Construction fencing shall be installed along work onsite perimeter of all work under construction. FIRE — GENERAL CONDITIONS 33. Code compliance. The Applicant/Developer shall F During Fire comply with all applicable Fire and Building Codes in Construction effect at the time of building permit application. 34. New Fire Sprinkler System & Monitoring F Prior to Fire Requirements. In accordance with The Dublin Fire issuance of Code, fire sprinklers shall be installed in the building. Building The system shall be in accordance with the NFPA 13, Permits the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal. 35. Fire Alarm (detection) System Required F Prior to Fire A Fire Alarm- Detection System shall be installed Occupancy throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn /strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall meet requirements of C.F.C. 36. Fire Extinguishers. Extinguishers shall be visible F Prior to Fire and unobstructed. Signage shall be provided to Occupancy indicate fire extinguisher locations. The number and and ongoing location of extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the fire inspector. Fire extinguisher shall meet a 11 12 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: minimum classification of 2A 1013C. Extinguishers weighing 40 pounds or less shall be mounted no higher than 5 feet above the floor measured to the top of the extinguisher. Extinguishers shall be inspected monthly and serviced by a licensed concern annually. 37. FD Building Key Box for Building Access. A Fire F Prior to Fire Department Key Box shall be installed at the main Occupancy entrance to the Building. Note these locations on the plans. The key box should be installed approximately 5 1/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. Key boxes and switches may be ordered directly from the Knox Company at www.knoxbox.com 38. Main Entrance Hardware Exception. F Prior to Fire It is recommended that all doors be provided with exit Occupancy hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A -3, B, F, M, S occupancies and all churches does allow key - locking hardware (no thumb - turns) on the main exit when the main exit consists of a single door or pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating "This door to remain unlocked whenever the building is occupied" shall be provided. The sign shall be in letters not less than 1 inch high on a contrasting background. This use of this exception may be revoked for cause. 39. Exit signs shall be visible and illuminated with F Ongoing Fire emergency lighting when building is occupied. 40. Posting of room capacity is required for any occupant F Ongoing Fire load of 50 or more persons. Submittal of a seating plan on 8.5" x 11" paper is required prior to final occupancy. 41. Air moving systems supplying air in excess of 2,000 F Ongoing Fire cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. Automatic shutoff shall be accomplished by interrupting the power source of the air moving equipment upon detection of smoke in the main supply air duct served by such equipment. Smoke detectors shall be labeled by an approved agency approved and listed by California State Fire Marshal for air duct installation and shall be installed in 12 13 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: accordance with the manufacturer's approved installation instructions. 42. Interior Finishes. Wall and ceiling interior finish F Prior to Fire material shall meet the requirements of Chapter 8 of Occupancy the California Fire Code. Interior finishes will be field and Ongoing verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut - sheets and packaging that show proof of the products flammability and flame- spread ratings. Decorative materials shall be fire retardant. 43. Fire Access. Access roads, turnarounds, pullouts, F During Fire and fire operation areas are Fire Lanes and shall be construction maintained clear and free of obstructions, including and ongoing the parking of vehicles. 44. Entrances. Entrances to job sites shall not be F During Fire blocked, including after hours, other than by construction approved gates /barriers that provide for emergency and ongoing access. 45. Site Utilities. Site utilities that would require the F Prior to Fire access road to be dug up or made impassible shall construction be installed. commencing 46. Fire Access. Fire access is required to be approved F Priot to Fire all- weather access. Show on the plans the location of issuance of the all- weather access and a description of the building construction. Access road must be designed to permits and support the imposed loads of fire apparatus. . ongoing Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges /crossings, gates /key- switch, & within required 150 -ft. distance to Fire Lane 47. FIRE SAFETY DURING CONSTRUCTION AND F During Fire DEMOLITION Demolition/ 1. Clearance to combustibles from temporary heating Construction devices shall be maintained. Devices shall be fixed in and Ongoing place and protected from damage, dislodgement or overturning in accordance with the manufacturer's instructions. 2. Smoking shall be prohibited except in approved areas. Signs shall be posted "NO SMOKING" in a conspicuous location in each structure or location in which smoking is prohibited. 3. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. 4. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. PUBLIC WORKS — PROJECT SPECIFIC 48. Clarifications and Changes to the Conditions. PW Prior to Public In the event that there needs to be clarification to Approval of Works 13 14 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: these Conditions of Approval, the Directors of Grading /Sitew Community Development and Public Works have ork Permit the authority to clarify the intent of these Conditions of Approval to the Applicant (Developer) by a written document signed by the Directors of Community Development and Public Works and placed in the project file. The Directors also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from impacts of this project. 49. Standard Public Works Conditions of Approval. PW Prior to Public Applicant/Developer shall comply with all applicable Approval of Works City of Dublin Public Works Standard Conditions of Improvement Approval. In the event of a conflict between the Plans Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 50. Hold Harmless /Indemnification. PW Through Public The Developer shall defend, indemnify, and hold completion of Works harmless the City of Dublin and its agents, officers, Improvements and employees from any claim, action, or and proceeding against the City of Dublin or its advisory Occupancy of agency, appeal board, Planning Commission, City the Building Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extend such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law: provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 51. Grading /Demolition /Sitework Permit. PW Prior to Public The applicant shall apply for and obtain a Issuance of Works Grading /Sitework Permit from the Public Works Grading /Sitew Department for all site improvement or grading work. ork Permit The Grading /Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. A copy of Grading /Sitework Permit application may be found on the City's website at: https://ca-dublin.civicplus.com/index.aspx?NID=340 The current cost of the permit is $102.00 and is due at the time of permit issuance. The Applicant will also be responsible for any adopted increases to the fee amount or additional fees for inspection of the work. 52. Site Plan. PW Prior to Public On -site improvements shall be designed in Issuance of Works accordance with the approved site plan entitled Grading /Sitew 14 15 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: "Quarry Lane School Dining Hall and Science ork Permit Building, 6363 Tassajara Road" prepared by Innovative Space Architect, dated 3/28/2014 and these Condition of Approval. 53. Vehicle Parking. PW Prior to Public Applicant shall repair all distressed areas of Occupancy Works pavement as identified in the field by the City. The parking spaces striping that is in poor condition shall be re- striped. All parking spaces shall be double striped using 4" white lines set approximately 2 feet apart according to City standards and §8.76.070 (A) 17 of the Dublin Municipal Code. All compact -sized parking spaces shall have the word "COMPACT" stenciled on the pavement within each space. 12" -wide concrete step -out curbs shall be constructed at each parking space where one or both sides abuts a landscaped area or planter. 54. Site Accessibility Requirements. PW Prior to Public All parking spaces for the disabled, and other Occupancy Works physical site improvements shall comply with current California Building Code Title 24 requirements and City of Dublin Standards for accessibility. 55. ADA access: The Applicant/Developer shall upgrade PW Prior to Public facilities to comply with current Title 24 standards. Issuance of Works 1. Install Accessibility signs at Disabled Access Building Permit Parking spaces per CBC Section 1129B.4. 2. Upgrade curb ramps with ramps conforming to current standards for grade and tactile elements (truncated domes). 3. Upgrade accessible path of travel to conform to the current standards for grades — cross slope not exceeding 2% and longitudinal slopes not exceeding 8.33% with hand rails or 5% without hand rails. 4. Install Accessible path from Building 1 and Building 2 to Trash Enclosure. 5. The existing crosswalk across the main drive aisle has a cross slope exceeding 2 %. Existing grades and paving shall be modified to provide cross slope not -to- exceed 2 %. 56. Graffiti. The Applicant/Developer and /or building PL, PW On -going Public tenant(s) shall keep the site clear of graffiti vandalism Works on a regular and continuous basis. Graffiti resistant paint for the structures and film for windows or glass shall be used whenever possible. 57. Occupancy Permit Requirements. Prior to issuance PW Prior to Public of an Occupancy Permit, the physical condition of the Occupancy Works project site shall meet minimum health and safety standards including, but not limited to the following: 1. Lighting for the building and parking lot shall be adequate for safety and security. Exterior lighting 15 16 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: shall be provided for building entrances /exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. 2. All construction equipment, materials, or on -going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means reasonably approved by the City Engineer /Public Works Director. 3. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and fully functional. 58. Stormwater Runoff Calculations. PW Prior to Public Applicant/Developer shall provide the stormwater Issuance of Works runoff, conveyance and treatment details. The Grading /Sitew calculations shall demonstrate adequate capacity in ork Permit the existing or proposed storm drainage system. 59. Stormwater Management. PW Prior to Public The applicant shall submit Stormwater Management Issuance of Works Plan for City Engineer's review and approval prior to Building Permit the issuance of Grading /Sitework Permit. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards established by the San Francisco Bay Regional Water Quality Control Board (RWQCB) National Pollutant Discharge Elimination System ( NPDES) Municipal Regional Permit (MRP). The applicant shall install "No Dumping Drains To Creek" storm drain markers on all existing catch basins on site per City Std Dwg CD- 704. The Applicant shall install "Triton" Storm Drain Filter in all existing and proposed catch basins. 60. Storm Water Treatment Measures Maintenance PW Prior to Public Agreement. Developer shall enter into an Agreement Issuance of Works with the City of Dublin that guarantees the property Building Permit owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2- 2009 -0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 61. Erosion Control During Construction: PW Prior to Public Applicant/Developer shall include an Erosion and Issuance of Works Sediment Control Plan with the Grading and Grading/ Improvement plans for review and approval by the Sitework City Engineer /Public Works Director. Said plan shall Permit and be designed, implemented, and continually during 16 17 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: maintained pursuant to the City's NPDES permit construction. between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer /Public Works Director. 62. Construction Hours. PW During Public Construction and grading operations shall be limited Construction Works to weekdays (Monday through Friday) and non -City holidays between the hours of 7:30 a.m. and 5:00 p.m. The Applicant/Developer may request permission to work on Saturdays and /or holidays between the hours of 8:30 am and 5:00 pm by submitting a request form to the City Engineer no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all Saturday and /or holiday work. 63. Construction Noise Management Plan. PW During Public Developer shall prepare a Construction Noise Construction Works Management Plan, to be approved by the City and Grading Engineer and Community Development Director, that Activities identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 64. Damage /Repairs. PW Prior to Public The Applicant/Developer shall be responsible for the Occupancy Works repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. 65. Lighting. PW Prior to Public Any illumination, including security lighting, shall be Occupancy Works directed away from adjoining properties, businesses or vehicular traffic so as not to cause any glare." 66. Geotechnical Report: The Developer shall submit a PW Prior to Public design level geotechnical investigation report Issuance of Works defining and delineating any seismic hazard. The Grading/ report shall be prepared in accordance with Sitework guidelines published by the State of California. The Permit or report is subject to review and approval by a City Building Permit selected peer review consultant prior to the issuance of Building Permit. The applicant shall pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 67. Geotechnical Engineer Review and Approval. The PW Prior to Public Project Geotechnical Engineer shall be retained to Issuance of Works review all final grading plans and specifications. The Grading/ 17 18 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Project Geotechnical Engineer shall approve all Sitework grading plans prior to City approval and issuance of Permit or grading permits. Building Permit 68. Trash Enclosure. The proposed trash enclosure shall PW Issuance of Public conform to City of Dublin Trash Enclosure Ordinance Building Permit Works 7.98. The concrete apron shall extend a minimum ten feet from the enclosure pad and be the width of the enclosure opening. The enclosure shall have a drain connected to the sanitary sewer. A hose bib shall be available for periodic wash down. The area around and inside the enclosure must be lit with a minimum of one -foot candle. The trash enclosure shall be architecturally designed to be compatible with the building. The doors must be designed with self - closing gates that can be locked closed and can also be held open with pin locks during loading. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. The enclosure shall have accessible route and entrance door DUBLIN SAN RAMON SERVICES DISTRICT ( DSRSD) 69. Prior to issuance of any building permit, complete DSRSD Issuance of DSRSD improvement plans shall be submitted to DSRSD that Building conform to the requirements of the Dublin San Permits Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities ", all applicable DSRSD Master Plans and all DSRSD policies. 70. Above ground backflow prevention devices /double DSRSD Issuance of DSRSD detector check valves shall be installed on fire Improvement protection systems connected to the DSRSD water Plans main. The Applicant shall collaborate with the Fire Department and with DSRSD to size and configure the fire system to serve the new building appropriately. The Applicant shall minimize the number of backflow prevention devices installed on the system. 71. Sewers shall be designed to operate by gravity flow DSRSD Issuance of DSRSD to DSRSD's existing sanitary sewer system. Improvement Pumping of sewage is discouraged and may only be Plans allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 72. Domestic and fire protection waterline systems for DSRSD Issuance of DSRSD 18 19 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Tracts or Commercial Developments shall be Improvement designed to be looped or interconnected to avoid Plans dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. There will be a large number of customers in the project and DSRSD wants to be sure they have a secure water supply. Thus, the water supply must be "looped" with the supply for the project coming from two separate connections to the potable main. 73. DSRSD policy requires public water and sewer lines DSRSD Issuance of DSRSD to be located in public streets rather than in off - street Improvement locations to the fullest extent possible. If Plans unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off - street or private street location to provide access for future maintenance and /or replacement. 74. Prior to approval by the City of a grading permit or a DSRSD Issuance of DSRSD site development permit, the locations and widths of Improvement all proposed easement dedications for water and Plans sewer lines shall be submitted to and approved by DSRSD. 75. All easement dedications for DSRSD facilities shall DSRSD Issuance of DSRSD be by separate instrument irrevocably offered to Improvement DSRSD. Plans 76. Grading for construction shall be done with recycled DSRSD During DSRSD water. construction 77. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all utility Permits connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 78. No sewer line or waterline construction shall be DSRSD Issuance of DSRSD permitted unless the proper utility construction permit Improvement has been issued by DSRSD. A construction permit Plans will only be issued after all of the items in the condition immediately above have been satisfied. 79. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all Permits improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the 19 PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: 20 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: sewer and water systems, a performance bond, a one -year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 80. The applicant shall hold DSRSD, its Board of DSRSD Issuance of DSRSD Directors, commissions, employees, and agents of Building DSRSD harmless and indemnify and defend the Permits same from any litigation, claims, or fines resulting from the construction and completion of the project. 81. Improvement plans shall include recycled water DSRSD Issuance of DSRSD improvements as required by DSRSD. Services for Improvement landscape irrigation shall connect to recycled water Plans mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 82. A utility plan showing routing of improvements and DSRSD Issuance of DSRSD demolition of existing utilities (if any). Zone 7 Turnout Improvement and DSRSD Fluoride Storage Facility shall be shown Plans on final plans. 83. If needed, temporary potable irrigation meters with DSRSD Project DSRSD recycled water service shall only be allowed for completion cross - connection and coverage testing for a maximum of 14 calendar days. Planning Commision'Additions 84. The Applicant shall plant seven 24" box trees on the Planning Building Planning project site to replace those trees removed to Permit Commissi accommodate the new building. The tree species submittal on and location shall be at the discretion of the Applicant. At the time of Building Permit submittal, the Applicant shall submit a plan showing the proposed location and means of irrigation for the new trees. 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ELI 77-717 rte t Ir Iq zw 999176 VINIAO=11'lVO 'Nrisna 'iz 110101 �� ��i GVO)J VUVHVSSVI 69C9 FD z Xrd� R� _100 HQS3NVl Aijuvno HIM BOA ON[Glina 9ONBIOS'g llVH ONINIG MAN za H zw g FD wN Q IL - 7:7 9L U2L j1 LLI CO cc cc n,2 - S"v Can nL V, g II ix-� 9L U2L LLI CO cc cc n,2 - S"v Can nL V, g II ix-� - U o 0� (ax LLI CO cc cc n,2 - S"v Can nL V, I «< * � � 0 �LIJ 2z E� )� !� � � � : k � » �« \ .I LL .§ 0 $ 0 3 Cc: �/ Ln | ( § ); \} \ (! \ \§ ] / ( ) ( LO lqt 0 Ir 0 :Z y \ ` :: y : 2 .» C,6 � \ \ . \ I rr : \ rr :\ RESOLUTION NO. xx -14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * ** ADOPTING AN ADDENDUM FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION AT 6363 TASSAJARA ROAD (APN 985 - 0002 - 006 -03) PLPA- 2014 -00008 WHEREAS, the Applicant, Dr. Sabri Arac, Quarry Lane School, has requested approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24 -00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The added total building area is referred to herein as the "Project "; and WHEREAS, a complete application for the Project is available and on file in the Dublin Planning Department; and WHEREAS, environmental review for the Project area was previously conducted and documented in the certified EIR for the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 (SCH No. 91- 103064) and in the certified EIR for the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda (SCH No. 97122109); and WHEREAS, in 2000, the City of Dublin approved a Planned Development District Stage 1/2 Development Plan for the construction of Phase II of Quarry Lane School, and adopted a Mitigated Negative Declaration (City Council Resolution 204 -00, incorporated herein by reference); and WHEREAS, in 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (PC Resolution 04 -46, incorporated herein by reference); and WHEREAS, pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated 1 circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted; and WHEREAS, pursuant to CEQA Guidelines Section 15164 and based on the Initial Study, dated April 28, 2014, the City prepared an Addendum to the prior CEQA documents. The Addendum, with its supporting Initial Study, are attached to this Resolution as Exhibit A, which is incorporated herein by reference and which describes the Quarry Lane School Phase III expansion and its relation to the analysis in the previous environmental documents; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan Amendment, on May 13, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, on May 13, 2014, the Planning Commission adopted Resolution 14 -21 recommending that the City Council adopt a CEQA Addendum for the Quarry Lane School Phase III expansion at 6363 Tassajara Road, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on May 13, 2014, the Planning Commission adopted Resolution 14 -22 recommending that the City Council adopt an Ordinance amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan Amendment for the Quarry Lane School Phase III expansion, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on May 13, 2014, the Planning Commission adopted Resolution 14 -23 recommending that the City Council approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report, dated June 3, 2014, and incorporated herein by reference, described and analyzed the Quarry Lane School Phase III expansion, including the associated Site Development Review, Planned Development Rezoning, and CEQA Addendum, for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the Quarry Lane School Phase III expansion, including the associated Site Development Review, Planned Development Rezoning, and CEQA Addendum, on June 3, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the previous EIRs, Initial Study, and CEQA Addendum, all above - referenced reports, recommendations, and testimony to evaluate the Project; and WHEREAS, pursuant to CEQA Guidelines Section 15093 and the California Court of Appeals decision Communities for a Better Environment v. California Resources Agency (2002) 103 Cal. App. 4t" 98, 125, approval of the Project must be supported by a new Statement of Overriding Considerations. 2 NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the City Council has reviewed and considered the Addendum and Initial Study dated April 28, 2014 (Exhibit A) and the Statement of Overriding Considerations (Exhibit B) prior to taking action on the project. BE IT FURTHER RESOLVED that the City Council does hereby adopt the CEQA Addendum, including the related Initial Study, attached as Exhibit A, pursuant to CEQA Guidelines Sections 15162 and 15164 for the Quarry Lane School Phase I I I expansion project. BE IT FURTHER RESOLVED that the City Council does hereby adopt the Statement of Overriding Considerations attached as Exhibit B. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA #120131PLPA- 2013 -00073 DDSP Amendment Residential IncreaselCC Mtg 04.15.20141Att 4 - CC Reso Addendum. docx 3 Quarry Lane School Phase III expansion (2014) Addendum and Initial Study City of Dublin April 28, 2014 ADDENDUM PROJECT DESCRIPTION: The Quarry Lane School Phase III expansion project consists of the following components: 1. Construction of a new two story, 13,102 square foot cafeteria and science building behind the existing office /library /administration building (Building One); z. Documenting the addition of the existing Building 1 to the Quarry Lane School campus. The building was acquired by the school in 1997 but the square footage was never reflected in the adopted Development Plan; 3. Documenting a potential future expansion area for Building One by 4,000 square feet for the purposes of creating a performing arts stage; and 4. Construction of retaining walls, site grading, and other related site improvements on the school site to accommodate the new building area, including the removal of seven trees (four eucalyptus, two redwood, and one Mexican fan palm). In order to accommodate the total 17,102 square feet of additional building area and associated site improvements, the following approvals are being sought: 1. Site Development Review for site and architectural approval of the 13,102 square foot cafeteria and science building; z. Planned Development Rezoning /Development Plan Amendment to increase the allowable development on the project site from 85,889 square feet (as noted in the existing Development Plan) to 11o,602 square feet. The added square footage is comprised of the following: Table is Project Description Initial Study /Addendum for Quarry Lane School Phase III expansion project Square Feet Status Description Phase 1 15,60o Existing Allowed per Development Plan (2000) Phase 11 70,289 Existing Allowed per amended Development Plan (2004) Subtotal 85,889 Total allowed per Development Plan (2004) Building 1 7,611 Existing JE xis ting building purchased by Quarry Lane and added to school mpus Subtotal 7,611 Additional development existing on -site (2014) New Cafeteria/ Science Building 13,102 Proposed Proposed Development Plan Amendment and Site Development Review (SDR) Building 1: future addition 4,000 Proposed Proposed Development Plan Amendment — no SDR Initial Study /Addendum for Quarry Lane School Phase III expansion project The location of the new cafeteria /science building is shown in Figure 1 (Project Site Plan), which is attached. PRIOR CEQA ANALYSIS: The project site was previously reviewed for annexation and development as part of the Eastern Dublin El R (SCH 91103604) prepared for the Eastern Dublin General Plan Amendment and Specific Plan project. The Quarry Lane School site was not annexed at this time and the property continued to remain in unincorporated Alameda County. The Eastern Dublin EIR was certified by the City Council on May lo, 1993 via Resolution 51 -93, incorporated herein by reference. Numerous mitigation measures were adopted, and continue to apply to the Quarry Lane School project and project site as appropriate. Significant unavoidable impacts were also identified; therefore, the City Council adopted a Statement of Overriding Considerations upon approval of the Eastern Dublin project (Resolution 53-93)• In April 1999, Alameda County approved the first phase of the Quarry Lane School, consisting of a 15,600- square -foot building for day care, preschool and elementary school grades with a maximum of zoo students. An Environmental Impact Report (Quarry Lane School, Environmental Impact Report, the 2o6oth Zoning Unit, August 1998, SCH #97122109, incorporated herein by reference) was certified by the County prior to approving the Phase I project. The EIR included an analysis of the full build out of the 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 and 55 faculty and staff members. On December 19, 2000, the City of Dublin City Council approved a Planned Development District Pre - zoning and Annexation application for Phase 2 of the Quarry Lane School. The use, student population, building envelope, site layout, extent of grading, and construction were studied as part of the application. The total project size increased from the 62,575 square feet studied in the Alameda County Quarry Lane EIR to 82,263 square feet, but the student population did not change. An Initial Study and Mitigated Negative Declaration was prepared for the Phase 2 project that considered the following environmental factors: aesthetics; biological resources; public services; utilities /service systems; cultural resources; hydrology /water quality; noise; air quality; geology /soils; and transportation /circulation. The adopted Mitigated Negative Declaration determined that these impacts were less than significant with the mitigations incorporated into the project via City Council Resolution 204 -00, December 5, 2000, incorporated herein by reference. On May 25, 2004, the Planning Commission approved a Site Development Review application and minor amendments to the approved Stage 2 Development Plan that included a 3,604 square foot increase to the overall project building size (a total of 70,289 square feet), a minor amendment to the number of parking spaces (reduction to 149 total spaces required), and allowances for an additional retaining wall on site. With this amendment to Phase II, an Addendum to the EIRs and Mitigated Negative Declaration was prepared that determined the changes to the Phase II project would not require major revisions to the previous EIRs or Mitigated Negative Declaration. The Addendum was approved by the Planning Commission via Resolution 04 -46, incorporated herein by reference. 2 Initial Study /Addendum for Quarry Lane School Phase III expansion project Square Feet Status Description Subtotal 17,102 Total Additional Development proposed on site TOTAL »o,602 Proposed Development Plan Amendment The location of the new cafeteria /science building is shown in Figure 1 (Project Site Plan), which is attached. PRIOR CEQA ANALYSIS: The project site was previously reviewed for annexation and development as part of the Eastern Dublin El R (SCH 91103604) prepared for the Eastern Dublin General Plan Amendment and Specific Plan project. The Quarry Lane School site was not annexed at this time and the property continued to remain in unincorporated Alameda County. The Eastern Dublin EIR was certified by the City Council on May lo, 1993 via Resolution 51 -93, incorporated herein by reference. Numerous mitigation measures were adopted, and continue to apply to the Quarry Lane School project and project site as appropriate. Significant unavoidable impacts were also identified; therefore, the City Council adopted a Statement of Overriding Considerations upon approval of the Eastern Dublin project (Resolution 53-93)• In April 1999, Alameda County approved the first phase of the Quarry Lane School, consisting of a 15,600- square -foot building for day care, preschool and elementary school grades with a maximum of zoo students. An Environmental Impact Report (Quarry Lane School, Environmental Impact Report, the 2o6oth Zoning Unit, August 1998, SCH #97122109, incorporated herein by reference) was certified by the County prior to approving the Phase I project. The EIR included an analysis of the full build out of the 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 and 55 faculty and staff members. On December 19, 2000, the City of Dublin City Council approved a Planned Development District Pre - zoning and Annexation application for Phase 2 of the Quarry Lane School. The use, student population, building envelope, site layout, extent of grading, and construction were studied as part of the application. The total project size increased from the 62,575 square feet studied in the Alameda County Quarry Lane EIR to 82,263 square feet, but the student population did not change. An Initial Study and Mitigated Negative Declaration was prepared for the Phase 2 project that considered the following environmental factors: aesthetics; biological resources; public services; utilities /service systems; cultural resources; hydrology /water quality; noise; air quality; geology /soils; and transportation /circulation. The adopted Mitigated Negative Declaration determined that these impacts were less than significant with the mitigations incorporated into the project via City Council Resolution 204 -00, December 5, 2000, incorporated herein by reference. On May 25, 2004, the Planning Commission approved a Site Development Review application and minor amendments to the approved Stage 2 Development Plan that included a 3,604 square foot increase to the overall project building size (a total of 70,289 square feet), a minor amendment to the number of parking spaces (reduction to 149 total spaces required), and allowances for an additional retaining wall on site. With this amendment to Phase II, an Addendum to the EIRs and Mitigated Negative Declaration was prepared that determined the changes to the Phase II project would not require major revisions to the previous EIRs or Mitigated Negative Declaration. The Addendum was approved by the Planning Commission via Resolution 04 -46, incorporated herein by reference. 2 Initial Study /Addendum for Quarry Lane School Phase III expansion project CURRENT CEQA ANALYSIS AND DETERMINATION THAT AN ADDENDUM IS APPROPRIATE FOR THIS PROJECT: In order to determine if there were any significant environmental impacts that were present with the Project that were not already addressed (and mitigated if necessary) in the previous environmental documents, an Initial Study was completed. The Initial Study, dated April 28, 2014 and incorporated herein by reference, determined that the potentially significant effects of the Project were adequately addressed in the Eastern Dublin EIR, the Alameda County Quarry Lane EIR, and the 2004 Quarry Lane School Phase II Mitigated Negative Declaration, and that no substantial changes have been proposed with the current Project or the conditions under which the Project will be undertaken which require revisions of the previous environmental documents. Based on the Initial Study, this Addendum has been prepared, which notes the difference in the Quarry Lane School Phase III project and the previous project approvals which CEQA impacts were addressed in the previously- certified El RS and adopted MND. The Proposed Development Plan Amendment (Phase III expansion) compares to the Existing Development Plan (Phase II expansion and previous project approvals) as follows: Table 2: Existing and Proposed Development Plans The addition of 7,611 square feet in Building 1 to the Total Building Area is a result of the school's acquisition of the building and site, which existed on a separate parcel and served as a special events center ( "Villa Tassajara ") for many years. In 1997, Quarry Lane School acquired the site and parcel and incorporated the building into the school campus, utilizing the building for administrative purposes, library, and kitchen functions. This is not newly- constructed building area, but it is building area that had not been previously accounted for in the Quarry Lane School Development Plan, although it was referenced in the 2000 Initial Study and Mitigated Negative Declaration. Initial Study /Addendum for Quarry Lane School Phase III expansion project Approved Proposed Project Component Development Plan Development Plan Difference (Phase II: 2004) (Phase III: 2014) Student Population 950 950 None Faculty and Staff 55 55 None Classrooms 51 51 None Increase of 24,713 SF Total Building Area (7,611 SF Existing Bldg. One added to (Square Feet) 85,889 SF 11o,602 campus + 13,102 New Bldg. + 4,000 SF Bldg. One future expansion area) Floor to Area Ratio .219 (maximum) .253 Increase of .034 Parking Spaces 149 spaces 149 spaces None Max. Bldg. Height 59 feet 59 feet None The addition of 7,611 square feet in Building 1 to the Total Building Area is a result of the school's acquisition of the building and site, which existed on a separate parcel and served as a special events center ( "Villa Tassajara ") for many years. In 1997, Quarry Lane School acquired the site and parcel and incorporated the building into the school campus, utilizing the building for administrative purposes, library, and kitchen functions. This is not newly- constructed building area, but it is building area that had not been previously accounted for in the Quarry Lane School Development Plan, although it was referenced in the 2000 Initial Study and Mitigated Negative Declaration. Initial Study /Addendum for Quarry Lane School Phase III expansion project Although the proposed project allows for a new 13,102 square foot building to be constructed on site and allows for a future expansion to Building One by up to 4,000 square feet to allow for the addition of a performing arts area within the building, those factors which could intensify the use at the site — including the total number of students enrolled at the school and the number of faculty /staff members — is not increasing. Therefore, even with the construction of a facility such as the new cafeteria and science building and the future potential for an addition to Building One, the same maximum number of students are going to be served at the school site by the same maximum number of faculty and staff members, so the overall intensity of activity at the site remains the same as before the Phase III expansion. NO SUBSEQUENT REVIEW IS REQUIRED PER CEQA GUIDELINES SECTION 15162: Pursuant to Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, no subsequent environmental analysis shall be prepared for the Quarry Lane School Phase III expansion project, as no substantial changes have been proposed with the Project or the conditions under which the Project will be undertaken which require revisions to the previous environmental documents. No new significant environmental impacts have been identified and no substantial increase in the severity of previously identified impacts has been discovered. Pursuant to CEQA Guidelines Section 15164, with minor technical amendments and clarifications as outlined in this Addendum, the previous environmental documents will continue to adequately address the significant environmental impacts of the Quarry Lane School Phase III expansion project. CONCLUSION: The City prepared an Initial Study in connection with the Project; based on the Initial Study, the City prepared an Addendum to the previous CEQA documents. As provided in Section 15164, the Addendum need not be circulated for public review, but shall be considered with the previous environmental documents before making a decision on the proposed project. The Initial Study is included below and the previous environmental documents are available for review in the Community Development Department at the City of Dublin, loo Civic Plaza, Dublin, California. 4 1 Initial Study /Addendum for Quarry Lane School Phase III expansion project INITIAL STUDY This Initial Study has been prepared in accord with the provisions of the California Environmental Quality Act (CEQA) and CEQA Guidelines. It assesses the potential environmental impacts of implementing the proposed project described below and whether those impacts are adequately addressed in prior environmental reviews for the site. The Initial Study consists of a completed environmental checklist and a brief explanation of the environmental topics addressed in the checklist. Project Title Quarry Lane School Phase III expansion project Lead Agency Name and Address City of Dublin loo Civic Plaza Dublin, CA 94568 Contact Person and Phone Number Kristi Bascom Principal Planner (925) 833 -6610 Project Location The project site is approximately ten acres of land located on the east side of Tassajara Road approximately 1.75 miles north of I- 580. The project location is shown below in the figure to the right. The adjacent property to the north is currently a single - family home and ranch that will soon be demolished and redeveloped with a 36 -unit subdivision approved in 201o. The adjacent property to the south is a single - family home, landscape contracting business, and landscape nursery. Project Applicant's /Sponsor's Name and Address Dr. Sabri Arac, President, Quarry Lane School 6363 Tassajara Road Dublin, CA 94568 General Plan Designations Medium Density Residential (6.1-14 units /acre) 5 Initial Study /Addendum for Quarry Lane School Phase III expansion project Zoning Current: Planned Development Zoning District (PA 99 -064) Proposed: Planned Development Zoning District (PLPA -2014 -0008) Project Description Background The adjacent property to the north is currently a single - family home and ranch that will soon be demolished and redeveloped with a 36 -unit subdivision approved in 2010. The adjacent property to the south is designated Medium Density Residential (6.1 to 14 units per acre) and is currently occupied by a single - family home, landscape contracting business, and landscape nursery. In April 1999, prior to the site being annexed to the City of Dublin, Alameda County approved a Planned Development District to allow the development of the first phase of the Quarry Lane School, consisting of a 15,600- square -foot building for day care, preschool and elementary school grades with a maximum enrollment of zoo students. A programmatic Environmental Impact Report was certified by the County at that time for the Quarry Lane School Master Plan. On December 19, 2000, the City Council approved the Planned Development (PD) District Pre - zoning and Annexation application for Quarry Lane School Phase I I (City Council Ordinance 24 -00 — Attachment 1). The application was for a substantial increase to the amount of development on site to allow an additional 66,685 square feet to construct a middle school and high school building, recreation areas, landscaping and grading. This would allow Quarry Lane to expand from 200 students (daycare, preschool, and elementary school) to a population of 950 students that would include middle school and high school ages as well. The school use, maximum student population, ultimate building envelope, site layout, extent of grading, and architectural plans were approved by the City at this time. On May 25, 2004, the Planning Commission approved Resolution 04 -46 (Attachment 2), which included a minor amendment to the Stage 2 Development Plan and Site Development Review. The application requested Site Development Review to construct Phase 11, which included construction of 70,289 square feet of new building area (an increase from the 66,685 square feet approved in 2000) and associated sports fields and playground areas to serve the middle and high school facilities. The project also included other minor site revisions. While the building area increased, the total maximum student population remained at 950 students. Proposed Project The Phase III expansion of Quarry Lane School includes Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24 -00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The current proposal is to increase the amount of development permitted on site from 85,889 square feet (per the 2004 Stage 2 Development Plan approval) to 110,602 square feet and to increase the allowable Floor to Area Ratio (FAR) from .209 to .253. Table 1 below describes the factors in the proposed increase. 6 Initial Study /Addendum for Quarry Lane School Phase III expansion project Table 1: Project Description Proposed Planned Development Rezoning and related Stage 1/2 Development Plan Amendments: The proposed changes to the Stage 1/2 Development Plan are to: 1) Increase the amount of development permitted on site from 85,889 square feet (per the 2004 Stage 2 Development Plan approval) to 110,602 square feet; and 2) Increase the allowable Floor to Area Ratio (FAR) from .219 to .253. All other standards of the Stage 1/2 Development Plan remain the same. Site Development Review approval for the new cafeteria /science building is also a part of the requested entitlements. Other public agencies whose approval is required Grading and Building permits (City of Dublin) Sewer and water connections (DSRSD) Encroachment permits (City of Dublin) Notice of Intent (State Water Resources Control Board) Initial Study /Addendum for Quarry Lane School Phase III expansion project Square Feet Status Description Phase 1 15,60o Existing Allowed per Development Plan (2000) Phase 11 70,289 Existing Allowed per amended Development Plan (2004) Subtotal 85,889 Total allowed per Development Plan (2004) Building 1 7,611 Existing Existing building purchased by Quarry Lane and added to school campus (but never added to the Stage 2 Development Plan total) Subtotal 7,611 Additional development existing on -site (2014) New Cafeteria/ Science Building 13,102 Proposed Proposed Stage 2 Development Plan Amendment and Site Development Review (SDR) Building 1: future addition 4,000 Proposed Proposed Development Plan Amendment - no SDR Subtotal 17,102 Total Additional Development proposed on site TOTAL »0,602 Proposed Stage 2 Development Plan Amendment Proposed Planned Development Rezoning and related Stage 1/2 Development Plan Amendments: The proposed changes to the Stage 1/2 Development Plan are to: 1) Increase the amount of development permitted on site from 85,889 square feet (per the 2004 Stage 2 Development Plan approval) to 110,602 square feet; and 2) Increase the allowable Floor to Area Ratio (FAR) from .219 to .253. All other standards of the Stage 1/2 Development Plan remain the same. Site Development Review approval for the new cafeteria /science building is also a part of the requested entitlements. Other public agencies whose approval is required Grading and Building permits (City of Dublin) Sewer and water connections (DSRSD) Encroachment permits (City of Dublin) Notice of Intent (State Water Resources Control Board) Initial Study /Addendum for Quarry Lane School Phase III expansion project III. Environmental Checklist Environmental Factors Potentially Affected by the Project The environmental factors checked below would be potentially affected by this project, involving as indicated by the checklist on the following pages. Instructions 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 parentheses following each question (see Attachment A: Source List). A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project- specific factors as well as general standards (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 involved, 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. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that any effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated: applies where incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" 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. Earlier Analysis may be used where, pursuant to the tiering, Program El R, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15o63(c)(3)(D). In this case, the checklist entry will be "No New Impact" and a discussion should identify the following on attached sheets: Initial Study /Addendum for Quarry Lane School Phase III expansion project Aesthetics Agricultural Resources Air Quality Biological Resources Cultural Resources Geology / Soils Hazards & Hazardous Materials Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services Recreation Transportation / Traffic Utilities / Service Systems Mandatory Findings of Significance Instructions 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 parentheses following each question (see Attachment A: Source List). A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project- specific factors as well as general standards (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 involved, 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. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that any effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated: applies where incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" 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. Earlier Analysis may be used where, pursuant to the tiering, Program El R, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15o63(c)(3)(D). In this case, the checklist entry will be "No New Impact" and a discussion should identify the following on attached sheets: Initial Study /Addendum for Quarry Lane School Phase III expansion project a. Earlier analysis used. Identify earlier analyses and state where they are available for review. b. Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Initial Study /Addendum for Quarry Lane School Phase II I expansion project 10 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): i. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including but not limited to trees, rock outcroppings, and X historic buildings within a state scenic highway? c) Substantially degrade the existing visual character X or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime X views in the area? Discussion The school campus is currently occupied by 93,5oo square feet of educational buildings, parking areas, recreational fields, and other facilities appropriate to a school and therefore the visual character of the site has already been determined. The proposed new two -story building (13,302 square feet) will be located behind an existing two story building and will have limited visibility from Tassajara Road. The future expansion area to Building 1 will be aesthetically complementary to the existing campus and within the development standards already specific in the Stage 1/2 Development Plan. No more substantial light or glare impacts will be created as a result of the new building or the future expansion area. The Quarry Lane MND (2000) contained several mitigation measures that will continue to apply to the project site, including: The Quarry Lane Phase II I expansion project would not have any impacts on aesthetics /visual resources beyond those already analyzed in the previous environmental documents, and therefore no new impacts would result. 2. AGRICULTURE RESOURCES AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as X shown on the maps prepared pursuant to the 10 Initial Study /Addendum for Quarry Lane School Phase III expansion project Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? b) Conflict with existing zoning for agricultural use, or X a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public X Resources Code section 4526) or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in loss of forest land or conversion of forest X land to non - forest uses? e) Involve other changes in the existing environment, which due to their location or nature, could result in X conversion of Farmland to non - agricultural use or conversion of forest land to non - forest use? Discussion The project area has already been developed and there are no agricultural or forestry present, no agricultural zoning or Williamson Act land, and therefore there would be no new impact. 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the X applicable air quality plan? b) Violate any air quality standard or contribute to an X existing or projected air quality violation? 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 X ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant X concentrations? e) Create objectionable odors affecting a substantial X number of people? Initial Study /Addendum for Quarry Lane School Phase III expansion project Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): Discussion The proposed project does not increase the maximum student population able to be accommodated on site nor does it allow for an increase in the number of faculty and staff at the school. Therefore, the vehicular trips to and from the school site will not increase beyond that which was previously assumed and the air quality impacts normally attributed to vehicular emissions would not be increased. Since the maximum student population is not increasing, the number of potentially sensitive receptors is not increasing either. The school campus will not create objectionable odors. The Quarry Lane Phase II I expansion project would not have any impacts on air quality beyond those already analyzed in the previous environmental documents, and therefore no new impacts would result. 4. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special- status X species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, X regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, X marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory X wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree X preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat X Initial Study /Addendum for Quarry Lane School Phase III expansion project 13 Initial Study /Addendum for Quarry Lane School Phase II I expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Discussion The school campus is currently occupied by 93,5oo square feet of educational buildings, parking areas, recreational fields, and other facilities appropriate to a school. The location of the proposed new cafeteria and science building is currently occupied by a storage shed, outdoor eating area for students, and a commercial grade walk -in refrigerator. Therefore, there are no biological resources present on the project site near the proposed expansion areas. There are seven trees that are proposed to be removed from the project site, including four eucalyptus, two redwoods (with trunk diameters of to inches and 12 inches) and one Mexican fan palm tree. These trees are located in areas that are to receive extensive grading. All other landscaping is to remain on site, and the newly- created slope areas are to be planted with groundcover. The Quarry Lane Phase II I expansion project would not have any impacts on biological resources beyond those already analyzed in the previous environmental documents, and therefore no new impacts would result. 5. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in X CEQA Guidelines section 15o64.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant x to section 15o64.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic X feature? d) Disturb any human remains, including those X interred outside of formal cemeteries? Discussion The school campus is currently occupied by 93,5oo square feet of educational buildings, parking areas, recreational fields, and other facilities appropriate to a school. The location of the proposed new cafeteria and science building is currently occupied by a storage shed, outdoor eating area for students, and a commercial grade walk -in refrigerator. No historic resources exist on site. While the likelihood of finding archaeological and /or cultural resources on the project site in the location of the future buildings is low, in the event that such resources are encountered, mitigation Measure 3.9/5•o and 6.o contained in the Eastern Dublin Specific Plan El establishes procedures to 13 Initial Study /Addendum for Quarry Lane School Phase II I expansion project 14 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): be activated in the event archeological resources are encountered during grading. The Quarry Lane Phase II I expansion project would not have any impacts on cultural resources beyond those already analyzed in the previous environmental documents, and therefore no new impacts would result. 6. GEOLOGY AND SOILS. Would the project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: a) Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the X area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42? b) Strong seismic ground shaking? X c) Seismic- related ground failure, including X liquefaction? d) Landslides? X e) Result in substantial soil erosion or the loss of X topsoil? f) 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- or off -site X landslide, lateral spreading, subsidence, liquefaction or collapse? g) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating X substantial risks to life or property? h) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater X disposal systems where sewers are not available for the disposal of wastewater. Discussion Since the site is not located within an Alquist - Priolo Earthquake Safety Zone, the potential for ground rupture is anticipated to be minimal. Adherence to Mitigation Measures MM 3.6 /i.o through 8.o 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. 14 Initial Study /Addendum for Quarry Lane School Phase III expansion project 15 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): The previous environmental documents include a number of mitigation measures to deal with geologic impacts, including the requirement for a soils report prior to issuance of building permits, completion of a geotechnical report for the site, identifying appropriate construction methods and techniques consistent with generally recognized engineering principles; Review of the final grading plan by a geotechnical engineer; and Identification of specific methods to minimize risk of landslides and expansive soils as part of the geotechnical report. Construction of any future buildings on the project site will need to comply with these requirements. The Quarry Lane Phase II I expansion project would not have any impacts on geology and soils beyond those already analyzed in the previous environmental documents, and therefore no new impacts would result. 7. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on X the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions X of greenhouse gases? Discussion Impacts related to Greenhouse Gas Emissions were not analyzed in any of the prior environmental documents. However, the proposed project does not increase the maximum student population able to be accommodated on site nor does it allow for an increase in the number of faculty and staff at the school. Therefore, the vehicular trips to and from the school site will not increase and the vehicular emissions generated will not increase. 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or X disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset X and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste X within % mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to X Government Code Section 65962.5 and, as a result, 15 Initial Study /Addendum for Quarry Lane School Phase III expansion project 16 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): would it create a significant hazard to the public or the environment? (V.13) 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, X would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for X people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or X emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized X areas or where residences are intermixed with wildlands? Discussion The new science building will contain small amounts of chemicals for the purposes of middle and high school level appropriate science experiments. The amount of chemicals allowed to be stored on site is regulated by the Fire Prevention Division of the City of Dublin. There is no potential impact from the limited nature and use of these chemicals. The project area is not located within an airport land use planning area nor near a private airstrip. It will not create a hazard for the public, impair the execution of any emergency response plans, nor will it increase the risk of wildland fires. Therefore, there is no potential impact from the Project. The Quarry Lane Phase II I expansion project would not have any impacts on hazards and hazardous materials. g. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste X discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer X volume or a lowering of the local ground water table level (for example, the production rate of pre- existing nearby wells would drop to a level which 16 Initial Study /Addendum for Quarry Lane School Phase III expansion project 17 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which X would result in substantial erosion or siltation on- or off -site. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially X increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off - site. e) Create or contribute runoff water which would exceed the capacity of existing or planned storm X water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? X g) Place housing within a loo -year flood- hazard area as mapped on a federal Flood Hazard Boundary or X Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a loo -year flood- hazard area structures, X which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including X flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? X Discussion The school campus is currently occupied by 93,5oo square feet of educational buildings, parking areas, recreational fields, and other facilities appropriate to a school and therefore is considered a developed site. All future construction will need to comply with the requirements of the Regional Water Quality Control Board as well as all City of Dublin stormwater treatment and water quality requirements. No new impacts to hydrology and water quality will result from the implementation of the project that have not already been addressed in previous environmental documents. io. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? X 17 Initial Study /Addendum for Quarry Lane School Phase III expansion project 18 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): 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 X plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable Habitat Conservation X Plan or Natural Community Conservation Plan? Discussion The proposed project is in conformance with the General Plan and Eastern Dublin Specific Plan. There is no adopted Habitat Conservation or Natural Community Conservation Plan for the site. No new impacts to land use and planning will result from the implementation of the project that have not already been addressed in previous environmental documents. ii. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and X the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated X on a local general plan, specific plan, or other land use plan? Discussion There are no known mineral resources within the City of Dublin or designated in the General Plan or other land use plan, and therefore there would be no impact. 12. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local X general plan or noise ordinance or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise X levels? c) Substantial permanent increase in ambient noise levels in the project vicinity above levels existing X without the project? d) A substantial temporary or periodic increase in X 18 Initial Study /Addendum for Quarry Lane School Phase III expansion project Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): ambient noise levels in the project vicinity above levels existing without the project? 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, X would the project expose people residing or working in the project area to excessive noise levels? 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 X levels? Discussion The expansion of the school campus will not result in new noise impacts because the maximum student population is remaining the same, and therefore no new noise sources will be created on site. Temporary noise impacts due to construction on site have been analyzed and mitigated in the existing environmental documents and related mitigations will apply to the Project. No new impacts to noise will result from the implementation of the project that have not already been addressed in previous environmental documents. 13. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new X homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement X housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement X housing elsewhere? Discussion The proposed project will not add new population to the area nor will it displace any housing, therefore no new impacts will result. 14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities or need for new or physical altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or Initial Study /Addendum for Quarry Lane School Phase III expansion project 20 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): other performance objectives for any of the public services: a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Other public facilities? X Discussion New construction projects are required to comply with applicable building, safety, and fire codes, fund on- and off -site improvements, and contribute to the City's public facilities fees commensurate with the type, size and scope of the project. There will be no new impacts resulting from the proposed project that are different than those analyzed in the previous environmental documents. 15. RECREATION. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such X that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities X which might have an adverse physical effect on the environment? Discussion The proposed project will not result in the increased use of existing public recreation facilities, nor cause the need for new facilities, therefore no new impacts will result. 16. TRANSPORTATION /TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non - motorized travel and relevant X components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management X program, including, but not limited to level of 20 Initial Study /Addendum for Quarry Lane School Phase III expansion project z� Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in X location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (for example, sharp curves or dangerous X intersections) or incompatible uses (for example, farm equipment)? e) Result in inadequate emergency access? X f) Conflict with adopted policies, plans, or programs supporting regarding public transit, bicycle, or X pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Discussion The proposed project does not change the emergency access routes to the site, change any circulation features of the project site, or impact any transportation facilities serving the area. The proposed project does not increase the maximum student population able to be accommodated on site nor does it allow for an increase in the number of faculty and staff at the school. Therefore, the vehicular trips to and from the school site will not increase beyond that which was previously assumed and therefore no new impacts to transportation would result. 16. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of X existing facilities, the construction or which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing X facilities, the construction of which could cause significant environmental effects d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or X are new or expanded entitlements needed? z� Initial Study /Addendum for Quarry Lane School Phase III expansion project 22 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the X project projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste X disposal needs? g) Comply with federal, state, and local statutes and X regulations related to solid waste? Discussion No new or expanded utility systems would be required and there would be adequate capacity with existing infrastructure. Additionally, new construction is required to contribute to the City's impact fees to fund public service infrastructure commensurate with the type, size, and scope of the new construction. The Dublin San Ramon Services District (water and sewer provider) has provided its standard conditions of approval for the proposed project. No new impacts to utilities and service systems will result from implementation of the proposed project. 17. MANDATORY FINDINGS OF SIGNIFICANCE. Does the project: a) 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, X reduce the number 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? b) Have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in X connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects.) c) Have environmental effects, which will cause substantial adverse effects on human beings, either X directly or indirectly? Discussion 22 Initial Study /Addendum for Quarry Lane School Phase III expansion project Potentially Significant Potentially Unless Less Than No Impact Significant Mitigation Significant / No New ENVIRONMENTAL IMPACTS Issues Incorpor. Impact Impacts Issues (and Supporting Information Sources): (a -b) The project area is a developed site. The project area contains buildings, parking lots, and recreational facilities, and there is no natural habitat for fish or wildlife species. Because the site is already developed, there would be no new impacts to sensitive plant and animal species, riparian habitat, and federally protected wetlands, and /or archaeological resources. Future development within the project area will not have the potential to degrade the quality of the environment, substantially reduce habitat or eliminate habitat for fish and wildlife species below self - sustaining levels, and /or eliminate important examples of California history or pre - history. (c) As described throughout this environmental checklist, the proposed project would not result in substantial environmental effects on human beings either directly or indirectly and therefore there would be no new impacts. 23 1 Initial Study /Addendum for Quarry Lane School Phase III expansion project Figure 1: Project Site Plan SLO 2% MAX == ♦. I��jV44��:*♦b!1!1�4A4 ♦ ?1.A.♦ r ♦ ♦.�3LV 9' -' -1- i,�'4'� °1 « « ♦. ♦.� a.. .a. �.�.� �►1 II .:.. :. .. � '�j 140. �.... i�i� .�O.�.�i�..i..4.9.i..ODO.�a�i Z���������♦ �♦_ �♦ �♦ �♦ � ♦� «� ♦�♦. ♦� ♦� ♦� ♦� ♦� ♦� ♦� ♦� ♦� ♦.�I ►AEI lip i ►i li; •• � '� -, —i► ►i' Iii Idy ° e H ANN °e iii' J ®L J� - -, . NCSTAIRS I %�- �` 1I(III / u I (III.II���(''IIIII I . EXHIBIT B: STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin adopted a Statement of Overriding Considerations for those impacts identified in the Eastern Dublin EIR as significant and unavoidable (Resolution 53 -93, May 10, 1993). The City Council balanced the benefits of the original Quarry Lane project and carefully considered each impact in its decision to approve urbanization of Eastern Dublin through approval of the Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report (EIR). The City Council is currently considering approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24 -00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The impacts of the Phase III expansion, including the construction of the 13,102 square foot building, were studied in the certified EIR for the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 (SCH No. 91- 103064), in the certified EIR for the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda (SCH No. 97122109), and in the Quarry Lane Phase II expansion project Mitigated Negative Declaration (approved by the Planning Commission on May 25, 2004). An Addendum document has been prepared that documents the negligible impacts resulting from the proposed project. The City Council has carefully considered each impact in reaching its decision to approve the Project. Even with mitigation, the City Council recognizes that implementation of the Project carries with it unavoidable adverse environmental effects as identified in the EIR. The City Council specifically finds that to the extent the identified significant adverse impacts for the Project have not been reduced to acceptable levels through feasible mitigation or alternatives, there are specific economic, social, land use and other considerations that support approval of the project. 1 2. Unavoidable Significant Adverse Impacts. The City Council finds that many of the unavoidable environmental effects identified in the Eastern Dublin EIR that are applicable to Quarry Lane School site will be substantially lessened by mitigation measures adopted with the original approvals by the City and County, by the environmental protection measures adopted through the Quarry Lane School Planned Development and Annexation approvals, and by the environmental protection measures adopted through the Quarry Lane School project amendments, and the related Conditions of Approval, to be implemented with the development of the Phase III expansion project. Even with mitigation, the City Council recognizes that the implementation of the project carries with it 1 "...public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources Agency 103 Cal.App. 4th 98, (2002). unavoidable adverse environmental effects as identified in the Eastern Dublin EIR and the Quarry Lane School EIR. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the Quarry Lane School project amendments have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, and other considerations that support approval of the Project. The following unavoidable significant environmental impacts identified in the Eastern Dublin EIR for future development of Eastern Dublin and in the Quarry Lane School EIR apply to the Quarry Lane School project amendments: Eastern Dublin EIR Land Use Impact 3.1/F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts 3.8/13; and, Alteration of Rural /Open Space Character. Although considerable development has occurred south of the Quarry Lane School area, the site was agricultural grazing land prior to construction of the current school, and the site has some remaining open space character. Future development of the Quarry Lane School site will contribute to the cumulative loss of open space land. Traffic and Circulation Impacts 3.318, 3.3/F. 1 -580 Freeway, Cumulative Freeway Impacts: The Traffic Study prepared for the Quarry Lane School project and the Dublin Transit Center EIR update cumulative impacts to the 1 -580 and 1 -680 freeways from development in Eastern Dublin. While city street and interchange impacts can be mitigated through planned improvements, transportation demand management, the 1 -580 Smart Corridor program, and the extension of Fallon Road to Tassajara Road and other similar measures, mainline freeway impacts continue to be identified as unavoidable, as anticipated in the Eastern Dublin EIR. Future development on the Quarry Lane School site will incrementally contribute to the unavoidable freeway impacts. Community Services and Facilities Impact 3.41S Consumption of Non - Renewable Natural Resources and Sewer, Water, and Storm Drainage Impact 3.51F, H, U. Increases in Energy Usage Through Increased Water Treatment, Disposal and Operation of Water Distribution System: Future development of the Quarry Lane School project will contribute to increased energy consumption. Soils, Geology, and Seismicity Impact 3.618. Earthquake Ground Shaking, Primary Effects: Even with seismic design, future development of the Quarry Lane School project could be subject to damage from large earthquakes, much like the rest of the Eastern Dublin planning area. Air Quality Impacts 3.11/A, 8, C, and E: Construction of the Quarry Lane School project will contribute to cumulative dust deposition, construction equipment emissions, mobile and stationary source emissions. Quarry Lane School EIR Noise Impacts, Chapter IV. G: Using the Model Noise Ordinance allowable level of 75 dBA, the Quarry Lane School construction operations could potentially produce an adverse response by adjacent resident within 300 feet. Despite the temporary nature of the effect, this would constitute a significant noise impact. Application of mitigation measures would not fully reduce these impacts to a level of insignificance. 2 3. Overriding Considerations. The City Council previously balanced the benefits of the Eastern Dublin project approvals against the significant and potentially significant adverse impacts identified in the Eastern Dublin EIR and the Quarry Lane School EIR. The City Council now balances those unavoidable impacts that apply to future development on the Quarry Lane School site against its benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Quarry Lane School project as further set forth below. A. The Quarry Lane School has a history of high academic achievement. High - quality schools are a complement to existing and planned residential land uses in the vicinity. An educated future workforce is an asset to the community and the proposed expansion of the new cafeteria and science building will allow the school to continue implementing their mission of providing excellent educational opportunities to the broader community. B. The School site contains a large area of open space and undeveloped hillside. The open area will contribute to the aesthetics of the community and offer a rural component to the area. C. The School site is easily accessible as it is located 1.75 miles north of 1 -580 on an arterial street. D. The School offers after - school care for students. Therefore, the Quarry Lane School project, as amended by the Phase III expansion, provides important benefits to the City of Dublin, Alameda County and the Bay Area, and the benefits of the project outweigh any remaining adverse impacts that may remain after the implementation of Mitigation Measures and other project components. 3 DRAFT DRAFT 4ggj l�r,'q Planning Commission Minutes Tuesday, May 13, 2014 CALL TO ORDER /ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, May 13, 2014, in the City Council Chambers located at 100 Civic Plaza. Chair Bhuthimethee called the meeting to order at 7:00:59 PM Present: Chair Bhuthimethee; Vice Chair Goel; Commissioners Do, O'Keefe, and Kohli; Jeff Baker, Assistant Community Development Director; Kit Faubion, City Attorney; Kristi Bascom, Principal Planner; Marnie Delgado, Senior Planner; and Debra LeClair, Recording Secretary. Absent: None ADDITIONS OR REVISIONS TO THE AGENDA — NONE MINUTES OF PREVIOUS MEETINGS — On a motion by Cm. Kohli and seconded by Cm. Do, on a vote of 4 -0 -1, with Cm. O'Keefe abstaining since he was absent from that meeting, the Planning Commission approved the minutes of the April 29, 2014 Special meeting, with modifications. ORAL COMMUNICATIONS — NONE CONSENT CALENDAR.— NONE WRITTEN COMMUNICATIONS — NONE PUBLIC HEARINGS — 8.1 PLPA- 2014 -00008 - Quarry Lane School Phase III expansion - Site Development Review, Planned Development Rezoning and related Stage 2 Development Plan Amendment, and CEQA Addendum. Kristi Bascom, Principal Planner, presented the project as outlined in the Staff Report. Chair Bhuthimethee opened the public hearing. Dr. Sabri Arac, Quarry Lane School, spoke in favor of the project. He gave a description of the school and spoke regarding its history and accomplishments. Cm. Kohli asked what percentage of Dublin residents are students at the school. Dr. Arac responded that their students are mostly from the Tri- Valley area, with a large percentage from Dublin. He stated that they also have students from Livermore, San Ramon, Fremont and Walnut Creek. Cm. Do asked where the cafeteria is currently located. 41tanning Commission Ahy /3, 2014 (kgjukaw `JOAleeliwaif " as g e DRAFT DRAFT Dr. Arac stated that there is a tent that provides a covered eating area for the students, between the parking lot and Building 1. Cm. Do asked if the cafeteria will be available to all students. Dr. Arac answered yes. Cm. Do asked if the kitchen will be moved from Building 1 to the new building. Dr. Arac answered that the kitchen will not be moved. Chair Bhuthimethee asked if he will be replacing the seven trees that will be removed with this project. Dr. Arac stated that there are a lot of trees on the project and on the hills behind the project. Chair Bhuthimethee asked if he would agree to replace the trees somewhere on the site. Dr. Arac answered yes. He stated that every year the students plant trees and felt that the trees will be replaced. Chair Bhuthimethee closed the public hearing. Cm. Do stated that she is in support of the project and felt it will add more opportunities at the school for studying science and engineering and preparing the students for the future. Cm. O'Keefe agreed with Cm. Do and was in support of the project. Cm. Kohli agreed and was in favor of the project and investing in education and ways to improve the education environment for students. He asked Chair Bhuthimethee about the seven trees that are being removed and if she wanted the Applicant to replant the trees in another location or replace them with more mature trees. Chair Bhuthimethee answered that, when trees are planted, a 24 inch box size tree is typically used. She felt that there is a lot of slope in the area and that trees would help absorb some of the water as well as stabilize the slope. She felt that any opportunity to shade an impervious surface would also be a good addition. Cm. Kohli agreed with Chair Bhuthimethee regarding the seven trees needing to be replaced and felt that replacing those trees with more mature trees would be favorable. He stated that, if Chair Bhuthimethee wanted to add a Condition of Approval to replace the trees, he would be in favor of discussing the issue, but had no further comment regarding the project. Cm. Goel stated that he is in favor of the project as proposed and felt it was good to have a school like Quarry Lane in Dublin. He stated that he is in support of removing the tent structure for a permanent structure and that he is also in support of the theater. He suggested the school could provide opportunities for children to learn about different plant habitats, and if they planted a tree while in elementary school, they could grow up with the tree. He stated that he is in support of biking and walking to school and would like to see more support for that, but was not proposing a Condition of Approval. 41tanning Commission Ahy /3, 2014 DRAFT DRAFT Chair Bhuthimethee also concurred with the Planning Commissioners and was in support of the project. She stated that she was impressed with the achievements of the students, particularly the girls in science and engineering. She asked that the Applicant replace the seven trees that are to be removed and proposed to add a Condition of Approval to replace the trees with 24 inch box trees somewhere on the site. On a motion by Chair Bhuthimethee and seconded by Cm. Kohli, on a vote of 4 -0 -1, Cm. Goel abstained, the Planning Commission adopted the following resolutions, with the addition of a Condition of Approval which states that: the seven trees shall be replaced with seven 24 inch box trees, somewhere on the site: RESOLUTION NO. 14 - 21 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A CEQA ADDENDUM FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION AT 6363 TASSAJARA ROAD RESOLUTION NO. 14 -22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE ZONING MAP TO REZONE 6363 TASSAJARA ROAD TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING THE RELATED STAGE 1/2 DEVELOPMENT PLAN AMENDMENTS FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION RESOLUTION NO. 14 -23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT REVIEW FOR A NEW 13,102 SQUARE FOOT BUILDING AT QUARRY LANE SCHOOL 6363 TASSAJARA ROAD NEW OR UNFINISHED BUSINESS — 9.1 PLPA- 2013 -00031 - Update to the Housing Element of the General Plan Marnie Delgado, Senior Planner, presented the project as outlined in the Staff Report. 41tanning Commission Ahy /3, 2014 (kgjukaw `JOAleeliwaif air as g e I 85 DRAFT DRAFT Chair Bhuthimethee asked if the Planning Commission will review the draft Housing Element after it has been reviewed by the City Council and the State has indicated it is certifiable. Ms. Delgado answered that the complete Draft Housing Element is part of the current Staff Report which will be submitted to the State for review. Mr. Jeff Baker, Assistant Community Development Director, stated that once the Draft Housing Element is assembled, it is sent to the State to confirm that they would certify it. He stated that the document would then go forward for adoption. Cm. Goel asked if the Street Design Criteria shown in Appendix C -53, Table C -31, are minimum requirements or are they the City's existing guidelines and was the document reviewed by City's Traffic Engineer. Ms. Delgado answered that they are the existing criteria and there is no proposal to modify them as part of this process. Cm. Goel asked why it would not be modified. Mr. Baker responded that they are the existing City standards and are noted here for reference, and there has not been a need for modification. Cm. Goel stated that there is a 24 foot excess from the right -of -way lines, in addition to the curb - to -curb, and asked if that was accurate. Mr. Baker answered yes. Cm. Goel stated that his continued concern is, as the City continues to expand, there is no future capacity for right -of -way dedication. He asked if the City is not attempting to review or analyze this information or is the future build out conditions fully accommodated within these right -of -way setbacks. Mr. Baker answered that the future build out conditions are accommodated with the right -of- ways. Cm. Goel asked what traffic calculation that was based on. Mr. Baker answered that, in Eastern Dublin, the traffic calculation is based on the Eastern Dublin Specific Plan and the anticipated development that would occur with that plan. Cm. Goel stated that he will continue to push for an evaluation of those criteria because the calculation numbers are based on older information and felt that the situation would not change within the eight years the Housing Element would be certified. He asked if the Planning Commission moves forward with the table, does it preclude future changes to right -of -way standards. He felt that this information is tying the City to the 2014 information. Mr. Baker responded that the information is pulled from existing City standards that anticipates build out of the City and the right -of -way requirements based on traffic studies, also taking into 41tanning Commission Ahy /3, 2014 DRAFT DRAFT consideration pedestrian and bicycle needs. The Housing Element would not be the document to make that change, but it doesn't mean the standard cannot be amended in the future. Cm. Goel asked if the City would have to restart the process with the State if there was a change to the City Standards. Mr. Baker answered no. Chair Bhuthimethee stated that the population projection mentioned in the document was 54,200 in 2020. She felt that the City population has already exceeded that number. Ms. Delgado stated that ABAG projected the population would be 54,200 in 2020, but the current population is approximately 53,000. On a motion by Cm. Do and seconded by Cm. Goel, on a vote of 5 -0, the Planning Commission unanimously adopted: RESOLUTION NO. 14 -24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL DIRECT STAFF TO SUBMIT THE DRAFT 2015 -2023 HOUSING ELEMENT TO THE STATE OF CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT FOR REVIEW CITY -WIDE OTHER BUSINESS - NONE 10.1 Brief INFORMATION ONLY reports from the Planning Commission and /or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). ADJOURNMENT — The meeting was adjourned at 7:52:38 PM Respectfully submitted, Planning Commission Chair ATTEST: Jeff Baker Assistant Community Development Director G:IMINUTESI20141PLANNING COMMISSIONI05.13.14 DRAFT PC MINUTES. docx 41 tanning inn Coaaaaaaissio n �4/hy ./ 3, 2014 (kqj ka �Aleelialif 41 as g e 18 RESOLUTION NO. 14 - 21 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A CEQA ADDENDUM FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION AT 6363 TASSAJARA ROAD (APN 985-0002-006-03) PLPA-2014-00008 WHEREAS, the Applicant, Dr. Sabri Arac, Quarry Lane School, has requested approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24-00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The added total building area is referred to herein as the “Project”; and WHEREAS, a complete application for the Project is available and on file in the Dublin Planning Department; and WHEREAS, environmental review forthe Project area was previously conducted and documented in the certified EIR for the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 (SCH No. 91-103064) and in the certified EIR for the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda (SCH No. 97122109); and WHEREAS, in 2000, the City of Dublin approved a Planned Development District Stage 1/2 Development Plan for the construction of Phase II of Quarry Lane School, and adopted a Mitigated Negative Declaration (City Council Resolution 204-00, incorporated herein by reference); and WHEREAS, in 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (PC Resolution 04-46, incorporated herein by reference); and WHEREAS,pursuant to CEQA Guidelines Section 15162,the City of Dublin prepared an Initial Study to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated 2 circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted; and WHEREAS, pursuant to CEQA Guidelines Section 15164 and based on the Initial Study, dated April 28, 2014, the City prepared an Addendum to the prior CEQA documents. The Addendum with its supporting Initial Study are attached to this Resolution as Exhibit A, which is incorporated herein by reference and which describes the Quarry Lane School Phase III expansion and its relation to the analysis in the previous environmental documents; and WHEREAS,a Staff Report, dated May 13, 2014 and incorporated herein by reference, described and analyzed the Quarry Lane School Phase III expansion, including the Site Development Review application and the proposed Planned Development Rezoning/Development Plan amendment, for the Planning Commission; and WHEREAS,the Planning Commission held a properly noticed public hearing on the Project, including the proposed Site Development Review application and the proposed Planned Development Rezoning/Development Plan amendment, on May 13, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS,the Planning Commission considered the CEQA Addendum, all above- referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the Planning Commission has reviewed and considered the Addendum dated April 28, 2014 (Exhibit A) prior to making a recommendation on the Project. BE IT FURTHER RESOLVED THAT the Planning Commission recommends that the City Council adopt a Resolution adopting the attached Addendum to the previous environmental documents for the Quarry Lane School Phase III expansion project. PASSED, APPROVED AND ADOPTED this 13th day of May 2014 by the following vote: AYES: Bhuthimethee, Do, O’Keefe, Kohli NOES: ABSENT: ABSTAIN: Goel ________________________________ Planning Commission Chairperson ATTEST: 3 _____________________________ Assistant Community Development Director G:\PA#\2014\PLPA-2014-00008 Quarry Lane SDR, PD Amendment\05.13.2014 PC Mtg\Att 5 - PC CEQA Reso.doc RESOLUTION NO. 14-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE ZONING MAP TO REZONE 6363 TASSAJARA ROAD TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING THE RELATED STAGE 1/2 DEVELOPMENT PLAN AMENDMENTS FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION PLPA-2014-00008 (APN 985-0002-006-03) WHEREAS, the Applicant, Dr. Sabri Arac, Quarry Lane School, has requested approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24-00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The added total building area is referred to herein as the “Project”; and WHEREAS, Dublin Zoning Ordinance Sections 8.32 Planned Development Regulations allows the City Council to consider amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development; and WHEREAS, in order to permit the construction of a new cafeteria and science building, in order to document the addition of Building 1 to the Quarry Lane School campus in 1997, and in order to plan for the future expansion of Building 1 by up to 4,000 square feet, amendments were required to the Stage 1/2 Development Plan; and WHEREAS, in accordance with the California Environmental Quality Act, certain projects are required to be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, environmental review forthe Project area was previously conducted and documented in the certified EIR for the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 (SCH No. 91-103064) and in the certified EIR for the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda (SCH No. 97122109); and WHEREAS, pursuant to CEQA Guidelines Section 15164 and based on the Initial Study, dated April 28, 2014, the City prepared an Addendum to the prior CEQA documents. The Addendum with its supporting Initial Study, which describes the Quarry Lane School Phase III expansion and its relation to the analysis in the previous environmental documents, are incorporated herein by reference; and WHEREAS, the Planning Commission held a properly noticed public hearing on the proposed Site Development Review application and Planned Development Rezone with related Stage 1/2 Development Plan amendments on May 13, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission adopt a resolution recommending that the City Council adopt an Ordinance amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan amendments for the Quarry Lane School Phase III expansion; and WHEREAS, on May 13, 2014, the Planning Commission adopted Resolution 14-21 recommending that the City Council adopt a CEQA Addendum for the project, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the Planning Commission did review the Initial Study and CEQA Addendum, all said reports, recommendations and testimony herein above set forth and used its independent judgment prior to making a recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby adopt a Resolution recommending that the City Council adopt an Ordinance (Attached as Exhibit A) amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan amendments for the Quarry Lane School Phase III expansion, based on findings, including but not limited to, that the Planned Development Zoning and project as a whole is consistent and in conformance with the General Plan as proposed, is consistent with the purpose and intent of the Planned Development zoning district, and that development of the proposed project will be harmonious and compatible with existing and future development in the surrounding area. PASSED, APPROVED, AND ADOPTED this 13th day of May 2014 by the following vote: AYES: Bhuthimethee, Do, O’Keefe, Kohli NOES: ABSENT: ABSTAIN: Goel ______________________________ Planning Commission Chair ATTEST: ______________________________ Assistant Community Development Director G:\PA#\2014\PLPA-2014-00008 Quarry Lane SDR, PD Amendment\05.13.2014 PC Mtg\Att 3 - PC Reso PD Ord.doc RESOLUTION NO. 14-23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT REVIEW FOR A NEW 13,102 SQUARE FOOT BUILDING AT QUARRY LANE SCHOOL 6363 TASSAJARA ROAD PLPA-2014-00008 APN 985-0002-006-03 WHEREAS, the Applicant, Dr. Sabri Arac, Quarry Lane School, has requested approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24-00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The added total building area is referred to herein as the “Project”; and WHEREAS, Site Development Review approval is being sought only for the development of a 13,102 square foot cafeteria and science building constructed on a portion of the site that is between a two-story building (Building 1) and an upper parking lot with limited visibility of the new building from Tassajara Road. A complete Site Development Review application for the project is available and on file in the Dublin Planning Department; and WHEREAS,the Project area was previously analyzed in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91-103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City of Dublin approved a Planned Development District Stage 1 and 2 Development Plan for the project (City Council Ordinance 24-00), and adopted an Initial Study and Mitigated Negative Declaration (City Council Resolution 204-00), incorporated herein by reference); and WHEREAS, in 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (PC Resolution 04-46, incorporated herein by reference); and WHEREAS,pursuant to CEQA Guidelines Section 15162,the City of Dublin prepared an Initial Study to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated 2 circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted; and WHEREAS,a Staff Report, dated May 13, 2014 and incorporated herein by reference, described and analyzed the Quarry Lane School Phase III expansion, including the Site Development Review application and the proposed Planned Development Rezoning/Development Plan amendment, for the Planning Commission; and WHEREAS,the Planning Commission held a properly noticed public hearing on the Project, including the proposed Site Development Review application and the proposed Planned Development Rezoning/Development Plan amendment, on May 13, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS,the Planning Commission considered the Initial Study and CEQA Addendum, all above-referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does hereby find that: A.The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: the colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. Although the new building has been designed to be consistent with the other school buildings in order to create a unified aesthetic, it will have limited visibility from Tassajara Road due to its placement behind Building 1. B.The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) The architecture and landscape design for the new building are well-suited to the proposed use; 2) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium Density Residential in that a private school is considered a community facility, a use that can be permitted in any zoning district and land use designation; and 4) the proposed project meets the intent of the Dublin General Plan, which discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the surrounding neighborhood that is primarily residential uses. C.The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the project is proposed because: 1) The architecture and landscape design for the new building are well-suited to the proposed use; 2) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium Density Residential in that a private school is considered a community facility, a use that can be permitted in any zoning district and land 3 use designation; 4) the proposed project meets the intent of the Dublin General Plan, which discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the surrounding neighborhood that is primarily residential uses; and the overall intensity of use of the site is not proposed to increase in that the maximum student population and other similar factors are not proposed to increase. D.The subject site is suitable for the type and intensity of the approved development because: 1) the project site has been home to Quarry Lane School since the late 1990’s and the use is proposed to continue; and 2) although the amount of developable building area is proposed to increase, the intensity of use of the site is not proposed to change in that the total maximum student population, the maximum number of faculty and staff members, and the number of classrooms are not proposed to increase. The proposed additional building area (in the form of the new cafeteria and science building and the future expansion to Building 1) is intended to serve the existing student population. E.Impacts to existing slopes and topographic features are addressed because: 1) development of the project site will involve a small amount of grading (estimated 750 cubic yards) and the installation of a new 5 foot tall retaining wall to create a flat building pad for the new building; 2) the roadway and utility infrastructure to serve the site already exists, 3) future approval of grading and improvement plans will enable the site to be modified to suit the project, which will be developed for the site in accordance with City policies and regulations; and 4) the project complies with the Planned Development Zoning District established for the site pursuant to provisions and policies of the Eastern Dublin Specific Plan, including the Tassajara Road Scenic Corridor Policy. F.Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: the colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. Although the new building has been designed to be consistent with the other school buildings in order to create a unified aesthetic, it will have limited visibility from Tassajara Road due to its placement behind Building 1 G.Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) site grading and retaining walls have been minimized by the stepped, hillside design of the building so that the site is physically suitable for the type and intensity of the development; and 2) there are seven trees that are proposed to be removed from the project site, including four eucalyptus, two redwoods (with trunk diameters of 10 inches and 12 inches) and one Mexican fan palm tree, which are located in areas that are to receive significant grading. All other landscaping is to remain on site, and the newly-created slope areas are to be planted with groundcover. H.The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) site infrastructure including driveways, pathways, sidewalks, and site lighting is already in place and the new pathways leading to the new 4 building have been reviewed for conformance with City policies, regulations, and best practices. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby recommend that the City Council approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, with the Project Plans included as Exhibit A to this Resolution, subject to the conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE GENERAL CONDITIONS - SITE DEVELOPMENT REVIEW 1.Approval.This Site Development Review approval for the Quarry Lane School Phase III expansion project establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review approval shall generally conform to the project plans submitted by Innovate Space dated received April 29, 2014 and on file in the Community Development Department, and other plans, text, and diagrams – including the color and material sheet – relating to this Site Development Review approval, unless modified by the Conditions of Approval contained herein. PL Ongoing Planning 2.Permit Expiration. Approval of this Site Development Review approval shall be valid for one (1) year from the approval of the project by the Planning Commission. This approval shall be null and void in the event the approved use fails to be established within the prescribed time. Commencement of the use means the establishment of use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. PL One year After Effective Date DMC 8.96.020. D 3.Time Extension. The original approving decision- maker may, upon the Applicant’s written request for an extension of approval prior to expiration, upon the PL One Year Following Expiration DMC 8.96.020. E 5 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. Subsequent six month extensions may be granted at the discretion of the Community Development Director. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. Date 4.Compliance.The Applicant/Property Owner shall operate this use in compliance with the Conditions of Approval of this Site Development Review, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. PL On-going DMC 8.96.020.F 5.Effective Date. This approval shall become effective after the Site Development Review approval appeal period has expired. The approval is contingent on the City Council adopting an Ordinance approving a Planned Development Rezone with a related Stage 2 Development Plan amendment for the project. If this action does not take place, the Site Development Review approval is null and void. PL Ongoing Planning 6.Revocation of Permit. The Site Development Review approval shall be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. PL On-going DMC 8.96.020.I 7.Requirements and Standard Conditions. The Applicant/ Developer shall comply with applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. Various Building Permit Issuance Standard 8.Required Permits. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Environmental Health, Alameda County Flood Control and Water Conservation District (Zone 7), California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans, or other regional/state agencies as required by law. Copies of the permits shall be provided to the Public Works Department. PW Building Permit Issuance Standard 6 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE 9.Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. Various Building Permit Issuance Various 10.Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. ADM On-going Administra tion/ City Attorney 11.Clarification of Conditions. In the event that there needs to be clarification to the Conditions of Approval, the Community Development Director and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. PW On-going Public Works 12.Clean-up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash to maintain a safe, clean, and litter-free site. PL On-going Planning 13.Modifications. Modifications or changes to this Site Development Review approval may be considered by the Community Development Director in compliance with Chapter 8.104 of the Zoning Ordinance and in compliance with the Subdivision Ordinance. PL On-going DMC 8.104 14.Archaeology. Should any prehistoric, cultural, or historic artifacts be exposed during excavation and construction operations, the Department of Community Development shall be notified and work PL During Construction Planning 7 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Compliance with this condition required throughout construction. PLANNING DIVISION - PROJECT SPECIFIC CONDITIONS 15.Equipment Screening. All electrical equipment, fire risers, and/or mechanical equipment shall be screened from public view by landscaping and/or architectural features. Any roof-mounted equipment shall be completely screened from adjacent street view by materials architecturally compatible with the building and to the satisfaction of the Community Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Director of Community Development. PL Building Permit Issuance and Through Completion/ On-going Planning 16.Quarry Lane School Master Plan, Quarry Lane Environmental Impact Report and Quarry Lane School Phase II Project Mitigated Negative Declaration.Applicant/Developer shall comply with all applicable conditions of approval, action programs and mitigation measures of the Quarry Lane School Master Plan and companion Environmental Impact Report and Mitigated Negative Declaration deemed applicable by the Community Development Director. PL On-going Quarry Lane School EIR and Mitigated Negative Declaration 17.Colors. The exterior paint colors of the buildings shall be in compliance with the Color and Material Board approved with the Project Plans and shall match the paint color of the other buildings on the school campus. The Applicant shall paint a small portion of the building the approved colors for review and approval by the Director of Community Development prior to painting the entire buildings, whose approval shall not be unreasonably withheld. PL Occupancy Planning 18.Construction Trailer. The Applicant/Developer shall obtain a Temporary Use Permit prior to the establishment of any construction trailer, storage shed, or container units on the project site. PL Establishment of the temporary use Planning 19.Final Building and Site Improvement Plans shall be reviewed and approved by the Community Development Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard non-residential security PL Issuance of Building Permits Planning 8 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the disabled, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, are architecturally screened from view, and that electrical transformers are either underground, architecturally screened, or screened by landscape of an adequate size. Electrical and gas meters shall be screened to the greatest degree possible. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. BUILDING – GENERAL CONDITIONS 20.Building Codes issues to address in Permit Submittal: 1. Due to the distance of the new building to existing building #1 and to the south property line a rated exterior wall, parapet and protected openings shall be designed. These will be reviewed more closely during the permit application submittal. 2. Provide details and breakdown for the long-term B Issuance of Building Permit(s) and approval of the Final Map B 9 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE bicycle rack storage. Location should be the most practical and closer to the new building. 3. Note that the solar zones required per Section 110.10 of the 2013 CA Energy Code will be in place as of July 1, 2014. If the construction drawings will be submitted for building permit prior to July 1, 2014, this comment can be waived. Please note that the requirement for the solar zone can affect the roof design. 4.Revise the plumbing calculations and use accurate numbers shown under the current 2013 California Plumbing Code. Use Table A first to determine the total occupant load (this is based on the square footage of the building) and then Table 422.1 to determine the minimum number of fixtures. It appears the calculations are deficient of plumbing fixtures. 21.Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. B Through Completion Building 22.HVAC Systems. Air conditioning units and ventilation ducts shall be screened from adjacent street view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. PL, B Occupancy of any tenant space Building 23.Building Permits. To apply for building permits, Applicant/Developer shall submit five (5) sets of construction plans to the Building & Safety Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. B Issuance of Building Permits Building 24.Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. B Issuance of Building Permits Building 25.Addressing. Address will be required on all doors leading to the exterior of the building. Address numbers/letters shall be in a contrasting color to the surface on which they are applied and be able to be seen from the street, 4 inches in height minimum. B Occupancy of any building and ongoing Building 26.Engineer Observation. A Special Inspector shall be B Frame Building 10 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. Inspection 27.Foundation.Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. B Issuance of Building Permits Building 28.CAL Green Building Standards Code. The project shall incorporate the requirements of the CAL Green Building Standards Code. The project shall be provided with: a) short term bicycle parking, b) designated clean air vehicle parking stall, c) conduit installed from the electrical supply panel to the roof for the installation of future PV, d) automatic irrigation controllers for landscaping. The Green Building Plan shall be submitted to the Chief Building Official for review. B Issuance of Building Permits Building 29.Cool Roofs. Flat roof areas shall have their roofing material (including gravel) coated or painted with light colored or reflective material designed for Cool Roofs. B Through Completion Building 30.Electronic File. The Applicant/Developer shall submit all building drawings and specifications for this project in an electronic format to the satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an “As Built” electronic file and submitted prior to the issuance of the final occupancy. B Prior to First and Final Inspection Building 31.Copies of Approved Plans. Applicant shall provide City with 4 reduced (1/2 size) copies of the approved plan. B 30 days After Permit and Each Revision Issuance Building 32.Temporary Construction Fencing. Temporary Construction fencing shall be installed along perimeter of all work under construction. B Beginning of work onsite Building FIRE – GENERAL CONDITIONS 33.Code compliance. The Applicant/Developer shall comply with all applicable Fire and Building Codes in effect at the time of building permit application. F During Construction Fire 34.New Fire Sprinkler System & Monitoring Requirements. In accordance with The Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance with the NFPA 13, the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal. F Prior to issuance of Building Permits Fire 35.Fire Alarm (detection) System Required F Prior to Fire 11 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE A Fire Alarm-Detection System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall meet requirements of C.F.C. Occupancy 36.Fire Extinguishers. Extinguishers shall be visible and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the fire inspector. Fire extinguisher shall meet a minimum classification of 2A 10BC. Extinguishers weighing 40 pounds or less shall be mounted no higher than 5 feet above the floor measured to the top of the extinguisher. Extinguishers shall be inspected monthly and serviced by a licensed concern annually. F Prior to Occupancy and ongoing Fire 37.FD Building Key Box for Building Access. A Fire Department Key Box shall be installed at the main entrance to the Building. Note these locations on the plans. The key box should be installed approximately 5 1/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. Key boxes and switches may be ordered directly from the Knox Company at www.knoxbox.com F Prior to Occupancy Fire 38.Main Entrance Hardware Exception. It is recommended that all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key-locking hardware (no thumb-turns) on the main exit when the main exit consists of a single door or pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating “This door to remain unlocked whenever the building is occupied”shall be provided. The sign shall be in letters not less than 1 inch high on a contrasting background. This use of this exception may be revoked for cause. F Prior to Occupancy Fire 39.Exit signs shall be visible and illuminated with F Ongoing Fire 12 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE emergency lighting when building is occupied. 40.Posting of room capacity is required for any occupant load of 50 or more persons. Submittal of a seating plan on 8.5” x 11” paper is required prior to final occupancy. F Ongoing Fire 41.Air moving systems supplying air in excess of 2,000 cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. Automatic shutoff shall be accomplished by interrupting the power source of the air moving equipment upon detection of smoke in the main supply air duct served by such equipment. Smoke detectors shall be labeled by an approved agency approved and listed by California State Fire Marshal for air duct installation and shall be installed in accordance with the manufacturer’s approved installation instructions. F Ongoing Fire 42.Interior Finishes. Wall and ceiling interior finish material shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant. F Prior to Occupancy and Ongoing Fire 43.Fire Access. Access roads, turnarounds, pullouts, and fire operation areas are Fire Lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. F During construction and ongoing Fire 44.Entrances.Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. F During construction and ongoing Fire 45.Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed. F Prior to construction commencing Fire 46.Fire Access. Fire access is required to be approved all-weather access. Show on the plans the location of the all-weather access and a description of the construction. Access road must be designed to support the imposed loads of fire apparatus.. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, & within required 150-ft. distance to Fire Lane F Priot to issuance of building permits and ongoing Fire 47.FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION 1. Clearance to combustibles from temporary heating devices shall be maintained. Devices shall be fixed in place and protected from damage, dislodgement or overturning in accordance with the manufacturer’s instructions. 2. Smoking shall be prohibited except in approved F During Demolition/ Construction and Ongoing Fire 13 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE areas. Signs shall be posted “NO SMOKING” in a conspicuous location in each structure or location in which smoking is prohibited. 3. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. 4. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. PUBLIC WORKS – PROJECT SPECIFIC 48.Clarifications and Changes to the Conditions. In the event that there needs to be clarification to these Conditions of Approval, the Directors of Community Development and Public Works have the authority to clarify the intent of these Conditions of Approval to the Applicant (Developer) by a written document signed by the Directors of Community Development and Public Works and placed in the project file. The Directors also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from impacts of this project. PW Prior to Approval of Grading/Sitew ork Permit Public Works 49.Standard Public Works Conditions of Approval. Applicant/Developer shall comply with all applicable City of Dublin Public Works Standard Conditions of Approval. In the event of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. PW Prior to Approval of Improvement Plans Public Works 50.Hold Harmless/Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extend such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law: provided, however, that the Developer’s duty to so defend, indemnify, and hold harmless shall be subject to the City’s promptly notifying the Developer of any said claim, action, or proceeding and the City’s full cooperation in the defense of such actions or proceedings. PW Through completion of Improvements and Occupancy of the Building Public Works 51.Grading/Demolition/Sitework Permit. The applicant shall apply for and obtain a Grading/Sitework Permit from the Public Works Department for all site improvement or grading work. The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. PW Prior to Issuance of Grading/Sitew ork Permit Public Works 14 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE A copy of Grading/Sitework Permit application may be found on the City’s website at: https://ca-dublin.civicplus.com/index.aspx?NID=340 The current cost of the permit is $102.00 and is due at the time of permit issuance. The Applicant will also be responsible for any adopted increases to the fee amount or additional fees for inspection of the work. 52.Site Plan. On-site improvements shall be designed in accordance with the approved site plan entitled “Quarry Lane School Dining Hall and Science Building, 6363 Tassajara Road” prepared by Innovative Space Architect, dated 3/28/2014 and these Condition of Approval. PW Prior to Issuance of Grading/Sitew ork Permit Public Works 53.Vehicle Parking. Applicant shall repair all distressed areas of pavement as identified in the field by the City. The parking spaces striping that is in poor condition shall be re-striped. All parking spaces shall be double striped using 4” white lines set approximately 2 feet apart according to City standards and §8.76.070 (A) 17 of the Dublin Municipal Code. All compact-sized parking spaces shall have the word “COMPACT” stenciled on the pavement within each space. 12”- wide concrete step-out curbs shall be constructed at each parking space where one or both sides abuts a landscaped area or planter. PW Prior to Occupancy Public Works 54.Site Accessibility Requirements. All parking spaces for the disabled, and other physical site improvements shall comply with current California Building Code Title 24 requirements and City of Dublin Standards for accessibility. PW Prior to Occupancy Public Works 55.ADA access: The Applicant/Developer shall upgrade facilities to comply with current Title 24 standards. 1. Install Accessibility signs at Disabled Access Parking spaces per CBC Section 1129B.4. 2. Upgrade curb ramps with ramps conforming to current standards for grade and tactile elements (truncated domes). 3. Upgrade accessible path of travel to conform to the current standards for grades – cross slope not exceeding 2% and longitudinal slopes not exceeding 8.33% with hand rails or 5% without hand rails. 4. Install Accessible path from Building 1 and Building 2 to Trash Enclosure. 5. The existing crosswalk across the main drive aisle has a cross slope exceeding 2%. Existing grades and paving shall be modified to provide cross slope not-to-exceed 2%. PW Prior to Issuance of Building Permit Public Works 56.Graffiti. The Applicant/Developer and/or building tenant(s) shall keep the site clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant PL, PW On-going Public Works 15 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE paint for the structures and film for windows or glass shall be used whenever possible. 57.Occupancy Permit Requirements. Prior to issuance of an Occupancy Permit, the physical condition of the project site shall meet minimum health and safety standards including, but not limited to the following: 1. Lighting for the building and parking lot shall be adequate for safety and security. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. 2. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means reasonably approved by the City Engineer/Public Works Director. 3. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and fully functional. PW Prior to Occupancy Public Works 58.Stormwater Runoff Calculations. Applicant/Developer shall provide the stormwater runoff, conveyance and treatment details. The calculations shall demonstrate adequate capacity in the existing or proposed storm drainage system. PW Prior to Issuance of Grading/Sitew ork Permit Public Works 59.Stormwater Management. The applicant shall submit Stormwater Management Plan for City Engineer’s review and approval prior to the issuance of Grading/Sitework Permit. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards established by the San Francisco Bay Regional Water Quality Control Board (RWQCB) National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). The applicant shall install “No Dumping Drains To Creek” storm drain markers on all existing catch basins on site per City Std Dwg CD- 704. The Applicant shall install “Triton” Storm Drain Filter in all existing and proposed catch basins. PW Prior to Issuance of Building Permit Public Works 60.Storm Water Treatment Measures Maintenance Agreement. Developer shall enter into an Agreement with the City of Dublin that guarantees the property owner’s perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the PW Prior to Issuance of Building Permit Public Works 16 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE land. 61.Erosion Control During Construction: Applicant/Developer shall include an Erosion and Sediment Control Plan with the Grading and Improvement plans for review and approval by the City Engineer/Public Works Director. Said plan shall be designed, implemented, and continually maintained pursuant to the City’s NPDES permit between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. PW Prior to Issuance of Grading/ Sitework Permit and during construction. Public Works 62.Construction Hours. Construction and grading operations shall be limited to weekdays (Monday through Friday) and non-City holidays between the hours of 7:30 a.m. and 5:00 p.m. The Applicant/Developer may request permission to work on Saturdays and/or holidays between the hours of 8:30 am and 5:00 pm by submitting a request form to the City Engineer no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all Saturday and/or holiday work. PW During Construction Public Works 63.Construction Noise Management Plan. Developer shall prepare a Construction Noise Management Plan, to be approved by the City Engineer and Community Development Director, that identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. PW During Construction and Grading Activities Public Works 64.Damage/Repairs. The Applicant/Developer shall be responsible for the repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. PW Prior to Occupancy Public Works 65.Lighting. Any illumination, including security lighting, shall be directed away from adjoining properties, businesses or vehicular traffic so as not to cause any glare.” PW Prior to Occupancy Public Works 66.Geotechnical Report: The Developer shall submit a design level geotechnical investigation report defining and delineating any seismic hazard. The report shall be prepared in accordance with guidelines published by the State of California. The report is subject to review and approval by a City selected peer review consultant prior to the issuance of Building Permit. The applicant shall pay all costs related to the required peer review. The recommendations of those PW Prior to Issuance of Grading/ Sitework Permit or Building Permit Public Works 17 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 67.Geotechnical Engineer Review and Approval. The Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. PW Prior to Issuance of Grading/ Sitework Permit or Building Permit Public Works 68.Trash Enclosure. The proposed trash enclosure shall conform to City of Dublin Trash Enclosure Ordinance 7.98. The concrete apron shall extend a minimum ten feet from the enclosure pad and be the width of the enclosure opening. The enclosure shall have a drain connected to the sanitary sewer. A hose bib shall be available for periodic wash down. The area around and inside the enclosure must be lit with a minimum of one-foot candle. The trash enclosure shall be architecturally designed to be compatible with the building. The doors must be designed with self- closing gates that can be locked closed and can also be held open with pin locks during loading. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. The enclosure shall have accessible route and entrance door PW Issuance of Building Permit Public Works DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 69.Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD “Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities”, all applicable DSRSD Master Plans and all DSRSD policies. DSRSD Issuance of Building Permits DSRSD 70.Above ground backflow prevention devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The Applicant shall collaborate with the Fire Department and with DSRSD to size and configure the fire system to serve the new building appropriately. The Applicant shall minimize the number of backflow prevention devices installed on the system. DSRSD Issuance of Improvement Plans DSRSD 71.Sewers shall be designed to operate by gravity flow to DSRSD’s existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within DSRSD Issuance of Improvement Plans DSRSD 18 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE a separate agreement with the applicant for any project that requires a pumping station. 72.Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. There will be a large number of customers in the project and DSRSD wants to be sure they have a secure water supply. Thus, the water supply must be “looped” with the supply for the project coming from two separate connections to the potable main. DSRSD Issuance of Improvement Plans DSRSD 73.DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. DSRSD Issuance of Improvement Plans DSRSD 74.Prior to approval by the City of a grading permit or a site development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. DSRSD Issuance of Improvement Plans DSRSD 75.All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD. DSRSD Issuance of Improvement Plans DSRSD 76.Grading for construction shall be done with recycled water. DSRSD During construction DSRSD 77.Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San Ramon Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. DSRSD Issuance of Building Permits DSRSD 78.No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in the condition immediately above have been satisfied. DSRSD Issuance of Improvement Plans DSRSD 79.Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall DSRSD Issuance of Building Permits DSRSD 19 CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: SOURCE pay all required DSRSD fees, and provide an engineer’s estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 80.The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. DSRSD Issuance of Building Permits DSRSD 81.Improvement plans shall include recycled water improvements as required by DSRSD. Services for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. DSRSD Issuance of Improvement Plans DSRSD 82.A utility plan showing routing of improvements and demolition of existing utilities (if any). Zone 7 Turnout and DSRSD Fluoride Storage Facility shall be shown on final plans. DSRSD Issuance of Improvement Plans DSRSD 83.If needed, temporary potable irrigation meters with recycled water service shall only be allowed for cross- connection and coverage testing for a maximum of 14 calendar days. DSRSD Project completion DSRSD Planning Commission Additions 84.The Applicant shall plant seven 24” box trees on the project site to replace those trees removed to accommodate the new building. The tree species and location shall be at the discretion of the Applicant. At the time of Building Permit submittal, the Applicant shall submit a plan showing the proposed location and means of irrigation for the new trees. Planning Building Permit submittal Planning Commissi on PASSED, APPROVED AND ADOPTED this 13th day of May, 2014. AYES: Bhuthimethee, Do, O’Keefe, Kohli NOES: ABSTAIN: Goel ABSENT: Planning Commission Chairperson ATTEST: 20 ____________________________ Assistant Community Development Director G:\PA#\1999\99-064 Quarry Lane\SDR\RESO.DOC