HomeMy WebLinkAbout99-064 QuarryLnSch SDR & CUP AGENDA STATI~MENT
PLANNING COMMISSION MEETING DATE: May 25, 2004
SUBJECT:
PUBLIC HEARING - PA 99-064 Quarry Lane School Site
Development Review and Conditional Use Permit for Minor
Amendments to Approved Planned Development Zoning pistrict
Report prepared by: Pierce Macdonald, Associate Planner (~-'~
ATTACHMENTS:
o
°
Resolution Approving CEQA Addendum, Statement of
Overriding Considerations, Site Development Review, and
Conditional Use Permit for Quarry Lane School Phase II
Expansion at 6363 Tassajara Road
Project Plans
Written Statement
CEQA Addendum with Statement of Overriding
Considerations, as Exhibit A, and Zoning Ordinance Parking
Analysis, as Exhibit B
Quarry Lane School Traffic and Circulation Study, prepared
by Abrams Associates, July 2000
Preliminary Transportation Management Plan
Letter from Michael E. Kyle, Attorney for Robert Nielsen
Agenda Statement and Minutes for City Council Meeting on
December 5, 2000
City Council Ordinance 24-00 for Planned Development
Zoning District 99-064, adopted on December 19, 2000
RECOMMENDATION:
2.
3.
4.
Open Public Hearing and hear Staff presentation;
Take testimony from the Applicant and the Public;
Close Public Hearing and deliberate; and,
Staff recommends that the Planning Commission either:
a. Adopt the Resolution (Attachment 1) Approving the
CEQA Addendum, Statement of Overriding
Considerations, Site Development Review, and
Conditional Use Permit for Quarry Lane School Phase II
Expansion at 6363 Tassajara Road; or
b. Continue consideration of the project to a meeting date
uncertain, and provide direction to Staff and the
Applicant.
PROJECT DESCRIPTION:
The project site encompasses 10 acres of land within the Dublin City limits that is currently used as Phase
I of the Quarry Lane School, including an existing private pre-school and elementary school for 200
students with 20 faculty and staff members. The project site is located on the east side of Tassajara Road
GAPA#X1999\99-064 Quarry Lane\SDR\PC Staff Report052504.doc
COPIES TO:
ITEM NO. '~ t~
Applicant
Property Owner
PA File
approximately 1.75 miles north ofi-580. The adjacent property to the north is a single-family home and
ranch within an Agricultural (A) Zoning District. The adjacent Kobold property to the south is a single-
family home, landscape contracting business, and landscape nursery, within a Planned Development
Zoning District. The property to the west across Tassajara Road is outside of the City limits and the
property to the east is open space, designated for rural residential uses as part of the Dublin Ranch
Planned Development Zoning District. The project area is within the Eastern Dublin Specific Plan area.
Project History
The project site was previously reviewed for annexation and development as part of the Eastern Dublin
General Plan Amendment and Specific Plan and the companion Eastern Dublin EIR (SCH 91103604)
prepared for the project. The EIR was certified by the City Council on May 10, 1993 (Resolution 53-93,
incorporated herein by reference). The property was pre-zoned in the General Plan Amendment and
Specific Plan for Medium Density (6.1 to 14 dwelling units per acre) residential uses and Open Space
uses.
In April 1999, Alameda County approved a rezoning to the PD Planned Development District prior to 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 200 students. A
programmatic Environmental Impact Report was certified by the County for the Quarry Lane School
Master Plan prior to approval of the Phase I project.
On December 19, 2000, the City of Dublin City Council approved Planned Development (PD) District
Prezoning and Annexation application for Phase II of the Quarry Lane School, PA 99-064, which is the
current zoning for the property. The use, student population, building envelope, site layout, extent of
grading, and architectural plans were studied as part of the application. An Initial Study and Mitigated
Negative Declaration were prepared for the project (see below for further discussion of the environmental
review).
The current application consists of the Site Development Review of the Quarry Lane School Phase II
development, including construction of a new 70,289-square-foot middle school and high school building,
recreation areas, landscaping and grading. The project requires Site Development Review by the Planning
Commission, and certain site constraints require amendments to the approved Planned Development
District, PA 99-064. The Applicant requests a Conditional Use Permit for minor amendments to increase
the approved building size from 66,685 to 70,289 square feet, to reduce the number of parking spaces on
the site from 166 spaces to 149 spaces, and to modify the retaining wall design. The total projected
student population of 750 students proposed with the original project will remain the same, for a school
enrollment total of 950 students.
ANALYSIS:
Conditional Use Permit
The property is currently zoned Planned Development, under the existing zoning established by PA 99-064.
Pursuant to Section 8.32.080 of the Zoning Ordinance, the Planning Commission may approve minor
amendments to an adopted Development Plan by means of a Conditional Use Permit upon finding that the
amendment(s) substantially comply with and do not materially change the provisions or intent of the adopted
Planned Development Zoning District for the site.
The project would require minor amendments to three (3) development regulations of the existing PD, PA
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99-064: (1) amendment to total building size; (2) a 10% parking reduction in required parking; and (3) a
modification to the approved retaining wall design. A copy of the approved Ordinance and Development
Plan are included as Attachment 9 to this report. A table comparing the original Development Plan to the
current project follows as Table 1, Comparison of Approved and Proposed Development:
Table 1
Comparison of Approved and Proposed Development
Project Component Approved Phase II Proposed Difference
Development Plan Project
2000 2004
Student Population 750 750 same
(school total of 950*) (school total of 950')
Faculty and Staff 35 35 same
(school total of 55) (school total of 55)
Classrooms 52 38 14 fewer classrooms
(school total of 66) (school total of 51) (15 fewer classrooms
for the entire school)
Building Floor Area 66,685 square feet 70,289 square feet Increase of 3,604
square feet, FAR
increase of .009
Parking Spaces 166 spaces 149 spaces Reduction in 17
spaces or 10% of
project
Volume of Grading 63,294 cubic yards 63,927 cubic yards Increase of 632.94
(offset by decrease in
extent of grading of
northeast hillside)
Building Footprint 32,125 square feet 32,125 square feet same
Building Height 59 feet 59 feet same
(base elevation of 456 (base elevation of 456
feet above sea level) feet above sea level)
* Total student enrollment includes 200 pre-school and elementary students in Phase I.
The following sections provide detailed analysis on each of the amended project components.
Amendment to Building Size:
The purpose of the minor amendment to building size is to allow an increase in the floor area of the
building from the 66,685 to 70,289 square feet without increasing the building envelope, the student
population, faculty and staff population, or the number of classrooms. As shown in the table' above, the
number of classrooms will be reduced. Pursuant to the approved Development Plan, Provision 5, Density,
the total floor area size for the site under the PD requirements is as follows:
5. Density. The maximum square footage of the proposed development and total number of proposed
3
students under this Development Plan (as shown on the site plan) is as follows: 15,578 square feet
(currently under construction under the jurisdiction of Alameda County) and 66,685 square feet
(proposed); 950 students total (200 kindergarten students, 600 elementary and middle school
students, and 150 high school students)
The number of classrooms will be reduced from 66 approved as part of the Planned Development to 51
classrooms in the current project for both Phase I and II combined. The 3,604 square feet of new floor
area will be primarily used for additional storage rooms, mechanical rooms, expanded offices, and locker
areas dispersed throughout the building (see the section below, entitled Public Comment, for a detailed
analysis of the floor area increase). This area is within the same building dimensions and footprint
approved as part of the Plalmed Development in 2000, but not included in the floor area calculations at
that time. If approved, the small increase in floor area would increase the allowable FAR found in
Provision 8 of the approved Development Plan from .210 to .219, an increase of .009.
The draft Finding included in the Resolution for the Conditional Use Permit and Site Development
Review (included as Attachment 1) states that the minor amendment substantially complies with and does
not materially change the provisions or intent of the adopted Planned Development Zoning District of the
site because the increase in useable floor area of 3,604 square feet is less than 5% of the total project floor
area. Additionally, the increase consists of previously planned but not useable floor area within the
approved building envelope, and the number of students and staff would not increase beyond the approved
950 students and 55 faculty and staff members for the entire school, as anticipated in 2000.
Parking Reduction:
The purpose of the second minor amendment is to allow a 10% reduction in the parking required under
the Planned Development (PD) District regulations. The following section provides analysis of the
existing PD requirements, the purpose of the proposed reduction, the Traffic and Circulation Study
prepared for the project, previous concerns raised by City Council, and additional measures proposed by
the Applicant to manage the parking demand for regular school days and special events.
Pursuant to the PD District and the approved Development Plan, Provision 8, Development Standards, the
parking requirement for the project is as follows:
Parking/Garages: Parking shall be provided in accordance with Section 8.76.080.C of the Dublin
Zoning Ordinance, as shown on the site plan in Exhibit A-3, Development Plan. In the event that the
proposed preliminary road alignment for Tassajara Road is altered, the Applicant shall demonstrate
that the site is adequately parked in compliance with the Dublin Zoning Ordinance, prior to issuance
of a Site Development Review permit.
The original Development Plan/site plan required and specified the location of 166 parking spaces. The
amendment would reduce required parking by 10% from 166 parking spaces to 149 parking spaces. This
change is partially due to the desire of the Applicant to preserve the existing parking lot and retaining
walls constructed for Phase I of school. Preserving the existing lower parking lot design would remove 11
parking spaces from the approved Development Plan site plan. Approximately, six (6) additional parking
spaces would be removed due to conflicts with the building design and access.
The proposed amendment of 149 parking spaces exceeds the number of spaces required in the conclusions
and recommendations of the Quarry_ Lane School Traffic and Circulation Study prepared by Abrams
Associates, dated July 12, 2000 (included as Attachment 5), which was adopted as part of the Mitigated
Negative Declaration adopted as part of the Planned Development and Annexation project. The Quarry_
4
Lane School Traffic and Circulation Study determined that 145 parking spaces would satisfy the
maximum parking requirement of students, staff and visitors to the Quarry Lane School based on a total
school enrollment of 950 students and 55 staff and faculty members, and based on adoption of a
Transportation Management Plan. In the original Development Plan, additional parking requirements
beyond the conclusions of the Abram's Study were attached to the project based on Zoning Ordinance
requirements, pursuant to Section 8.76.080.C. and parking spaces volunteered by the Applicant.
The sufficiency of parking for the project was an important issue in the City Council's deliberations
before finally adopting the Mitigated Negative Declaration on December 5, 2000 (Council Meeting
Minutes are included as Attachment 8). Parking for special events was specifically identified as a
concern, as well as the site's lack of pedestrian or bicycle access as an alternative to accessing the site by
car. Staff and the City Council concurred that while the parking spaces recommended by the Traffic and
Circulation Study may work on a day-to-day basis, special events would need special arrangements.
As recommended in the Traffic and Circulation Study and incorporated in the Mitigation Measures
adopted for project, the Applicant has submitted a preliminary Transportation Management Plan, included
as Attachment 6. The Transportation Management Plan outlines how the Applicant will control parking
and traffic demand for regular school days and special events, such as graduation and school dances, and
states the measures the Applicant will take to optimize the available parking. Examples of these measures
include:
· staggering of school starting and ending times;
· staggering of special events, such as school dances and graduation;
· some events, such as parent/staff events and school shows, to be held at off-site locations;
· dedicated carpool parking spaces;
· parking passes for high school students earning B+ or better grade point averages; and
· regular bus services to students.
Regular school bus service is a new feature of the school operations that was not in effect when the PD
District was approved for the site and that may reduce parking demand beyond the measures studied in the
Abrams Traffic Study. Currently, the Phase I elementary school operates two buses for approximately 10
to 15 students each. One bus route is in the Dublin~Livermore-Pleasanton area, and the other bus route is
in the Danville area. The Transportation Management Plan will be finalized and implemented as a
Condition of Approval of the project (Condition 49).
Additional characteristics of the project beyond those studied in the Abram's Traffic and Circulation
Study or included in the Transportation Management Plan include the development of a pedestrian and
bicycle lane along Tassajara Road to be completed by the Applicant/Developer, included in the draft
Resolution as Conditions of Approval 21 and 23. In addition, street improvement plans submitted by the
Applicant identify the location of a bus stop adjacent to the school; in anticipation of WHEELS bus
service to the area.
The proposed amendment would be consistent with Zoning Ordinance requirements. Pursuant to Zoning
Ordinance Section 8.76.080.C., Civic Use Types, parking requirements for schools are based on a
combination of number of students and classrooms. The total number of classrooms approved as part of
the Planned Development project was 66. The current project provides 51 classrooms. The parking
required pursuant to City of Dublin Zoning Ordinance would be reduced from 160 spaces to 130 spaces.
The current project proposal of 149 parking spaces exceeds Zoning Ordinance requirements. An analysis
of the Zoning Ordinance parking requirements for the project is included in the discussion of the Quarry
Lane Traffic and Circulation Study, prepared by Abrams Associates, in the CEQA Addendum included as
Attachment 4.
5
Zoning Ordinance information is provided as background for the parking requirements for comparable
uses. Staff does not recommend reducing the parking requirement based on Zoning Ordinance
requirements alone, as the reduction in the number of classrooms does not mean a reduction in student
enrollment or faculty and staff persons. The Phase II project would have the same school enrollment of
750 students and the same 35 faculty and staff persons.
The draft Finding included in the Resolution for the Conditional Use Permit and Site Development
Review (included as Attachment 1) is that the minor amendment and parking reduction substantially
complies with and does not materially change the provisions or intent of the adopted Planned
Development (PD) Zoning District of the site as the parking reduction of 10% from the parking required
by the PD District allows all of the Conditional Use Permit findings to be made because the project would
provide 149 parking spaces, exceeding Zoning Ordinance parking regulations, and because the Applicant
has submitted a parking study, prepared by Abrams Associates (Attachment 5), that concluded that the
parking demand of students, staff and visitors would require 145 parking spaces. In addition, the
Applicant has submitted a preliminary Transportation Management Program that outlines the measures
and responsibilities that the school will take to reduce the traffic impacts and parking demand of the
project.
Analysis o_f New Retaining Wall:
The third project amendment is a modification to the retaining wall design by adding a second retaining
wall with height tapering up to six feet, located below the slope of the hillside in the northern part of the
project area. A goal of the Planned Development District is to minimize site grading and preserve
undisturbed hillside along the northeast comer of the site. Finding 5 of City Council Ordinance 24-00
(Attachment 9) states the following:
5. The Planned Development Prezone will provide efficient use of the land and will preserve an area
of open space and undisturbed hillside along the north and primarily the northeast comer of the
property; and will be compatible with and enhance the general development of the area; and will
create an attractive, efficient and safe environment and physically suitable for the type and intensity of
the zoning and uses proposed.
The purpose of the wall is to widen the playing field area by one or two feet to provide disabled access
and to flatten the slope of the path along the northern part of the project by one to four feet for disabled
access. The amount of additional grading is estimated to be less than 1% of the project grading. In
addition, the grading required for this wall is offset by the reduction of grading further up the slope. The
previous project approved in the Planned Development District included grading to the 520-foot elevation.
The grading proposed as part of the SDR project is limited to the 500-foot elevation, reducing the overall
cut required.
The draft Finding included in the Resolution for the Site Development Review and Conditional Use
Permit (included as Attachment 1) is that the minor amendment substantially complies with and does not
materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance
of the site, because the change is necessary to allow disabled access to the playing field, the retaining wall
is less than 1% of the project grading, and the grading proposed as part of the SDR project is limited to the
500-foot elevation, reducing the overall cut required, consistent with the intent of the PD District to
minimize site grading.
Site Development Review
City Staff reviewed the proposed building under the requirements of the Stage 2 Development Plan
adopted as part of the Planned Development District, PA 99-064. The current project is consistent with
the building footprint, height, design, landscaping, building colors and materials, and site layout of the
Development Plan. Site access and parking areas were modified in some areas to coordinate drive aisle
slopes, reconfigure parking spaces, provide disabled access and minimize site grading.
The building architecture is characterized by well-integrated building colors and materials and traditional
architectural features, such as a multi-form roof, decorative roof eaves, and tower elements at the north
and at south end of the building, which is within the site lines of persons walking or driving along
Tassajara Road. Consistent with the Planned Development goals of minimizing site grading, the Phase II
building has been designed to fit into the hillside, which is accomplished by a ground floor/garage that is
located below grade. Approximately half of the building will be located behind the existing Phase I
elementary school building. The project architecture, site layout and landscaping have been designed to
ensure visual relief and to create a desirable and attractive environment for users of the site and the public,
because of the following features:
· Impacts to views will be addressed, as trees will be planted on the steep slope below the playing
field to buffer visual impacts of re-contoured slopes to residents to the south and also to control
erosion.
· Retaining walls are screened with fast-growing, climbing vines to enhance and visually buffer their
appearance.
· Site grading and retaining walls have been minimized by the stepped, hillside design of the
building and campus.
· The building design incorporates non-glare materials and chain-link fencing will be clad in green-
colored vinyl slats.
Architectural plans have been reviewed for conformance with City building and fire codes and for
conformance to mitigation measures adopted as part of the Planned Development project. Conditions of
Approval have been incorporated to ensure that the project will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to public health, safety and general welfare.
Overall the project presents a high level of architectural quality. Architectural considerations have been
incorporated into the project and as Conditions of Approval in order to insure compatibility of the
development with the design concept and setting of the Planned Development District, PA 99-064.
Con_formance with Eastern Dublin Specific Plan and Ci~_ of Dublin General 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. The architectural
design is consistent with the Eastern Dublin Specific Plan Community Guidelines to minimize grading of
slopes over 30% and to minimize visual impacts along Tassajara Road.
Public Comments:
As of the writing of this report, one letter has been received from an adjacent property owner. The letter
sent by Michael E. Kyle, Attorney for Robert Nielsen, dated April 12, 2004 is included as Attachment 7.
Mr. Kyle's letter was sent in response to a Public Notice sent prior to taking administrative action on the
Conditional Use Permit and Site Development Review permits by the Community Development Director,
pursuant to Section 8.100 and 8.104 of the Zoning Ordinance. Mr. Kyle's letter and Staff's response are
summarized below:
The Trqffic and Circulation Study, prepared by Abrams Associates in July 2000, was based on a
total of 175 parking spaces and the Study found that imposing a school zone speed limit of 25
miles per hour on the portion of Tassajara Road in front of the school would be unwise and
unnecessary. Therefore, an updated traffic study/report should be completed to take into
consideration queuing on Tassajara Road and to consider additional measures to control traffic,
such as requiring a right turn lane on Tassajara Road.
Staff' s Response: The Traffic and Circulation Study, prepared by Abrams Associates in July 2000,
concluded and recommended that 145 parking spaces would satisfy the maximum parking requirement of
the Quarry Lane School based on a total school enrollment of 950 students and 55 staff and faculty
members. The school zone speed limit of 25 miles per hour when children are present is an existing
condition on Tassajara Road and is located in a part of the roadway that will receive a traffic signal as a
mitigation measure for the traffic impacts identified by the Study and the project's adopted Mitigated
Negative Declaration. The City Engineer has reviewed the project and determined that the decrease in
parking spaces will not impact the traffic flow on Tassajara Road as the student enrollment and staff and
faculty size has not changed, and detenrtined that the speed limit is necessary for student safety. The
speed limit will not impact traffic flow or queuing on Tassajara Road. The additional measure of a right-
turn lane on Tassajara Road as suggested in Mr. Kyle's letter has already been incorporated into the
project per the conclusions and recommendations of the Traffic and Circulation Study. The project
includes construction of both a right turn lane for northbound traffic and a left turn lane for southbound
traffic (included in the draft Resolution Attachment 1, Conditions 19 and 23).
The increase in building floor area of 3, 604 square feet proposed by the Applicant will allow
additional classrooms in the school. The project will add five (5) to seven (7) new classrooms,
which will increase enrollment at the school and HVAC requirements for the structure. Increased
HVAC facilities will likely result in a potential increased noise impacts to the adjacent property at
6407 Tassajara Road, owned by Mr. Robert Nielsen.
Staff's Response: The Quarry Lane Phase II project does not include an increase in classrooms. The
number of classrooms will be reduced from the Development Plan approved as part of Planned
Development PA 99-064. The original Development Plan proposed 52 classrooms in the Phase II
building, for a total of 66 classrooms in the school as a whole. The current project provides 38 classrooms,
and a total of 51 classrooms in the school. HVAC requirements will not increase. The increase in floor
area is within the existing building envelope and is due to the following changes in useable floor area:
· Extended ground floor mechanical space:
· Enclosed ground floor locker alcove:
· Extended subterranean garage to the south:
· Offices and storage rooms above locker rooms:
· Offices above gym and under roof area:
8
540 square feet
192 square feet
68 square feet
1,548 square feet
312 square feet
· Add width of class/mechanical rooms under roofi 704 square feet
· Add second floor width subterranean lab room: 106 square feet
· Unaccounted, digital vs. original hand calculations: 106 square feet
Total 3,604 square feet
Due to the nature of the changes to floor area and the use of the various spaces, the additional floor area
will not increase the number of students or staff associated with the Phase II project.
3. The Planning Commission should review the proposed project.
Staff's Response: After further review of the record, City Staff scheduled this item for a public hearing
before the Planning Commission.
4. The CEQA Addendum to the prior Environmental Impacts Report and Mitigated Negative
Declaration (see Attachment 4) does not provide adequate CEQA analysis and reporting.
Staff's Response: The City Attorney has reviewed the CEQA Addendum (see Attachment 4) and
determined that it satisfies the analysis and reporting requirements of the project under the California
Environmental Quality Act (CEQA), as amended for July 22, 2003. Proposed modifications to the
approved Planned Development were determined to be within the scope of the Environmental Impact
Reports and Mitigated Negative Declaration certified and adopted for the project, respectively. A detailed
analysis of the project's environmental impacts is included in the following section.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA), together with the State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared.
As stated previously in this staff report, the Quarry Lane Phase II project site was reviewed for annexation
and development as part of the Eastern Dublin General Plan Amendment and Specific Plan and the
companion Eastern Dublin EIR (SCH 91103604) prepared for the project. 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 in the EIR; therefore, the City Council adopted a
Statement of Overriding Considerations upon approval of the Eastern Dublin Specific Plan project.
In April 1999, Alameda County approved a rezoning to the PD Planned Development District to approve
the Quarry Lane School Master Plan and allow construction 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 of 200 students. A companion Environmental Impact Report (Quarry Lane School,
Environmental Impact Report, the 2060th Zoning Unit, August 1998, S CH #97122109, incorporated
herein by reference) was certified by the County. The EIR included 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.
Most recently, the City of Dublin City Council approved a Planned Development District Prezoning and
Annexation application for Phase 2 of the Quarry Lane School on December 19, 2000. 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 in the County's EIR to 82,263
square feet, but the student population did not change. An Initial Study and Mitigated Negative
Declaration was prepared for the 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. (Resolution 204-00, December 5, 2000, incorporated herein by reference.)
CEQA Addendum
As part of the Quarry Lane Phase II project, City Staff prepared a CEQA Addendum to the previously
adopted environmental documents. The following section of this Agenda Statement presents the analysis
of the CEQA Addendum. The CEQA Addendum is included as Attachment 4.
City Staff reviewed the current project under the provisions found in Section 15162 of the CEQA
Guidelines, Subsequent EIRs and Negative Declarations. The intent of this section is to identify the
circumstances under which further environmental review would be required. It states that agencies are
prohibited from requiring further Environmental Impact Reports unless "substantial changes" would
require major revisions to the EIR. This section provides certainty to applicants once in-depth review has
already occurred, the time for challenging the EIR has expired, and the issue is whether or not
circumstances have changed to the point that the EIR process must be repeated.
Pursuant to Section 15162, when an EIR has been certified or a negative declaration adopted for a project,
no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of
substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous
EIR or negative declaration due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken
which will require major revisions of the previous EIR or Negative Declaration due to the involvement
of new significant environmental effects or a substantial increase in the severity of previously
identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known
with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the
Negative Declaration was adopted, shows certain specific characteristics.
City Staff determined that the changes to the project, consisting of a small increase in useable floor area,
reduction in parking, and addition of a small retaining wall, would not require major revisions to the
previous EIRs or Mitigated Negative Declaration because the changes would not have new significant
environmental effects or a substantial increase in the severity of previously identified significant effects.
City Staff reviewed the environmental factors that were considered in the prior reviews and determined
that because the building size, building location, extent of grading and student population were
unchanged, the impacts and appropriate mitigations were the same; no new mitigations were required.
Furthermore, City Staff determined that no change in circumstances would result in new significant
environmental effects or a substantial increase in the severity of previously identified significant effects
because no new circumstances have developed since the EIRs were certified and the Mitigated Negative
Declaration was adopted.
l0
Section 15164, Addendum to an EIR or Negative Declaration:
Based on the determination that no new circumstances had developed since the EIRs were certified and
the Mitigated Negative Declaration was adopted, City Staff reviewed the project under the provisions
found in Section 15164 of the CEQA Guidelines, Addendum to an EIR or Negative Declaration. This
section provides clear direction for preparation and approval of an addendum as a way of making minor
corrections in EIRs and negative declarations without requiring the recirculation of the EIR or negative
declaration.
City Staff determined that the Site Development Review, changes to the building floor area, reduction in
the number of parking spaces, and addition of a retaining wall did not necessitate the preparation of a
subsequent Environmental Impact Report, Mitigated Negative Declaration or Negative Declaration for the
reasons outlined in the section above. This Addendum to the adopted EIRs and Mitigated Negative
Declaration has been prepared to support the determination that the changes to the project subject to this
review by the Planning Commission would not have new significant environmental effects or a substantial
increase in the severity of previously identified significant effects. The Addendum evaluates the changes
to the project in light of the environmental factors considered in the prior environmental reviews and any
possible new or unanticipated environmental factors. Therefore, no further significant environmental
effects will occur with implementation of the Site Development Review and Conditional Use Permit
project.
Statement o_f Overriding Considerations
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). The Eastern
Dublin EIR identified significant unavoidable impacts from development of the Eastern Dublin area, some
of which could apply to the Project. Pursuant to the Communities for a Better Environment legal
decision, approval of the proposed Project must be supported by a new Statement of Overriding
Considerations (included as Exhibit A to Attachment 4).
Staff recommends 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 City and County approvals, 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
approval, and the related Conditions of Approval, to be implemented with the development of the project.
Even with mitigation, the project carries with it unavoidable adverse environmental effects as identified in
the Eastern Dublin EIR and the Quarry Lane School EIR. 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:
· Development of the Quarry Lane School site (10 acres) will contribute to the cumulative loss of
open space land.
· Development on the Quarry Lane School site will incrementally contribute to the unavoidable
freeway impacts.
· Development of the Quarry Lane School project will contribute to increased energy consumption.
· Even with seismic design, 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.
· Construction of the Quarry Lane School project will contribute to cumulative dust deposition,
construction equipment emissions, mobile and stationary source emissions.
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.
City Staff recommends 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,
as further set forth in the Statement of Overriding Considerations, included as Attachment 4, Exhibit A.
CONCLUSION:
The Quarry Lane Phase II expansion project consists of the construction of a new 70,289-square-foot
middle school and high school building, recreation areas, landscaping and grading. The project site is
subject to the Planned Development (PD) Zoning District PA 99-064 and the Stage 1 & 2 Development
Plan approved by City Council on December 19, 2000. As part of the Site Development Review process,
certain site constraints require amendments to the Planned Development District, and the Applicant is
requesting a Conditional Use Permit for minor amendments to increase the approved building size of
66,685 to 70,289 square feet, a new retaining wall and a reduction in the number of parking spaces on the
site from 166 spaces to 149 spaces. The total student enrollment of 750 students for Phase II and 950
students for the total school population will remain the same as previously approved.
The amendments substantially comply with intent and provisions of PD District PA 99-064. Proposed
changes and Site Development Review are within the scope of the Mitigated Negative Declaration and
EIRs adopted for the project and an Addendum and Statement of Overriding Considerations have been
prepared. As conditioned, the required Findings for the Conditional Use Permit and Site Development
Review found in the attached Resolution (Attachment 1) may be made.
If the Planning Commission determines that the Findings for approval cannot be made, Staff has provided
an additional recommendation that the Planning Commission continue the item to a meeting date
uncertain and provide direction to Staff and the Applicant (found below).
RECOMMENDATION:
Staff recommends that the Planning Commission: (1) open Public Heating and hear the Staff presentation;
(2) take testimony from the Applicant and the Public; (3) close the Public Hearing and deliberate; and,
either, (a) adopt the Resolution (Attachment 1) Approving the CEQA Addendum, Statement of
Overriding Considerations, Site Development Review, and Conditional Use Permit for Quarry Lane
School Phase II Expansion at 6363 Tassajara Road; or (b) continue consideration of the project to a
meeting date uncertain and provide direction to Staff and the Applicant.
12
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL
NUMBER:
GENERAL PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
GENERAL INFORMATION
Dr. Sabri Arac/Quarry Lane School
6363 Tassajara Road
Dublin, CA 94568
Dr. Sabri Arac
6363 Tassajara Road
Dublin, CA 94568
6363 Tassajara Road, Dublin, CA 94568
985-0002-006-01
Medium Density Residential and Open Space
Planned Development (PD) PA 99-064