HomeMy WebLinkAboutAttach 8 CC Mtg of 12/5/00CITY CLERK
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 5, 2.000
SUBJECT:
PUBLIC HEARING PA 99-064 Quarry Lane School, Planned
Development (PD) Prezone and Annexation
(Report Prepared by: Anne Kinney, Associate Planner)
ATTACHMENTS:
1. City Council Staff Report, dated November 21, 2000 with the following
Attachments:
· City Council Resolution adopting a Mitigated Negative Declaration,
- Mitigation Monitoring Program and the Response to Comments
· City Council Ordinance adopting a Planned Development (PD)
Prezone/Development Plan for the Quarry Lane School (with the
Prezoning Exhibit attached as Exhibit A-1 and the Development
Plan attached as Exhibits A-2 and A-3) and Planned Development
(PD) Prezone for the Kobold property with the Prezoning Exhibit
attached as Exhibit A- 1)
· City Council Resolution authorizing an application for
reorganization to Alameda County Local Agency Formation
Commission (LAFCo) with annexation description and maps
attached as Exhibits B-l, B-2, B-3 and B-4 and the Plan for Services
attached as Exhibit B-5
· City Council Resolution regarding Exchange of Property Tax
Revenue
· City Council Resolution approving a Pre-Annexation Agreement
between Quarry Lane School and the City of Dublin with the Pre-
Annexation Agreement attached as Exhibit C
· Vicinity Map
· Aerial
· Initial Study/Mitigated Negative Declaration
· Response to Comments
· Mitigation Monitoring Program
· Applicant's letter addressing noise impacts
· Revised project noise assessment prepared by Wilson Ihrig &
Associates, dated November 7, 2000
· Noise assessment, Alternative 2, prepared by Wilson Ihrig &
Associates, dated November 7, 2000
2. Dublin Schools (Public & Private) Enrollment and Parking Study,
November 2000
3. Traffic Study prepared by Charles Abrams & Associates, July 12, 2000
4. Revised Development Plan (to replace Exhibit A-2 of Attachment 2 of
City Council Staff Report dated November 21, 2000
COPIES TO: ~
ATTACHMENT 8
G:\pa99064\ccsrdecS. doc
RECOMMENDATION:
1.
2.
4.
5.
6.
Hear Staff Presentation
Take testimony from Applicant and the Public
Question Staff, Applicant and the Public
Close Public Hearing and Deliberate '
Adopt the following:
Attachment 1 (of. Staff Report dated 11/21/00) City Council
Resolution adopting a Mitigated Negative Declaration, Mitigation
.Monitoring Program and the Response to Comments
Attachment 3 (of Staff Report dated 11/21/00) City Council.
Resolution authorizing an application for reorganization to Alameda
County Local Agency Formation Commission (LAFCo) with
annexation description and maps attached as Exhibits B-l, B-2, B-3
and B-4 and the Plan for Services attached as Exhibit B-5
Attachment 4 (of Staff Report dated 11/21/00) City Council
Resolution regarding Exchange of Property Tax Revenue
Attachment 5 (of Staff Report dated 11/21/00) City Council
Resolution approving a Pre-Annexation Agreement between Quarry
Lane School and the City of Dublin, and
Waive reading and introduce the Ordinance Attachment 2 (of Staff
Report dated 11/21/00) amending the Dublin Zoning Ordinance to
a Planned Development (PD) Prezone/Development Plan for the
Quarry Lane School (with the Prezoning Exhibit attached as Exhibit
A-1 and the Revised Development Plan attached as Exhibits A-2 and
A-3) and Planned Development (PD) Prezone for the Kobold
property with the Prezoning Exhibit attached as Exhibit A-l)
Schedule the second reading of the Ordinance for the December 19,
2000 City Council meeting.
BACKGROUND:
On November 21, 2000, the City Council opened the Public Hearing on the Quarry Lane School, Planned
Development Prezone and Annexation project and continued the item to the December 5, 2000 meeting at
the request of the Applicant.
PROJECT DESCRIPTION AND ANALYSIS:
Please refer to Attachment 1, City Council staff report, dated November 21,2000 which discusses the
proposed prezoning and annexation request for the Quarry Lane School and Kobold properties.
ENROLLMENT AND PARKING STUDY:
A study of all Dublin schools was conducted to determine the number of students' enrolled and on-site
parking spaces available. Please refer to Attachment 2 Dublin Schools (Private & Public) Enrollment and
Parking. Study, November 2000.
The Dublin Zoning Ordinance requires private schools to provide parking based on the number of
students and classrooms in the school. Elementary, Middle and Junior High requires two parking spaces
per classroom and High schools require one parking space per classroom and one parking space per every
four students.
2
Phase 1 of Quarry Lane School (elementary grades) consists of 14 classrooms and 200 students. Phase 2
proposes the addition of 42 Middle school' classrooms and 600 students and 10 High School classrooms
and 150 students. Based on the Dublin Zoning Ordinance requirements, 160 on site parking spaces are
required. The traffic study prepared by Charles Abrams and Associates for this project, also analyzed
parking requirements and determined that 145 parking spaces would be adequate to accommodate staff,
student and visitor parking demand. The proposed site plan indicates that 166 stalls will be provided on-
site.
Quarry Lane School (Phase 1 and 2) would provide 5.7 parking spaCes per student. Valley Christian is the
only other existing private school in the City that provides elementary through high school grades.
Parking at Valley Christian is provided at a ratio of 2.3 stalls per student. The parking to be provided at
Quarry lane School is comparable to that provided by Dublin High which provides 5.1 stalls per student.
Whereas, the public schools and Valley Christian have on-street parking nearby, no on-street parking is
available in the vicinity of the Quarry Lane School.
DEVELOPMENT PLAN:
A Development Plan has been prepared to establish regulations for the use and development of the Quarry
Lane School site. The Development Plan is attached' as Exhibit A-2 to the City Council Staff Report
dated November 21, 2000.
The Development Plan has been revised to include special events such as 'back to school nights', school
festivals, graduation ceremonies etc. as temporary uses. Prior to conducting any special event, the school
would be required to obtain a temporary use permit from the Community Development Department, so
that the City could assure that adequate parking arrangements would be made for the event. Refer to
Attachment 4 of this Staff Report, the changes are shown in italics.
RECOMMENDATION:
Staff recommends the City Council, deliberate and
1. Adopt the following resolutions:
Attachment I (of Staff RepOrt dated 11/21/00) City Council Resolution adopting a
Mitigated Negative Declaration, Mitigation Monitoring Program and the ResponSe to
Comments
Attachment 3 (of Staff Report dated 11/21/00) City Council Resolution authorizing an
application for reorganization to Alameda County Local Agency Formation Commission
(LAFCo) with annexation description and maps attached as Exhibits B-i, B-2, B-3 and 1~-4
and the Plan for Services attached as Exhibit B-5
Attachment 4 (of Staff Report dated 11/21/00) City Council Resolution regarding
Exchange of Property Tax Revenue
Attachment 5 (of Staff Report dated 11/21/00) City Council Resolution approving a Pre-
Annexation Agreement between Quarry Lane School and the City of Dublin
Waive reading and introduce the Ordinance Attachment 2 (of Staff Report dated 11/21/00)
amending the Dublin Zoning Ordinance to a Planned Development (PD) Prezone/Development
Plan for the Quarry Lane School (with the Prezoning Exhibit attached as Exhibit A-1 and the
Revised Development Plan attached as Exhibits A-2 and A-3) and Planned Development (PD)
Prezone for the Kobold property with the Prezoning Exhibit attached as Exhibit A- 1), and
Schedule the second reading of the Ordinance for the December 19, 2000 City Council meeting.
AGENDA STATEMENT.
CITY COUNCIL MEETING DATE: November 21, 2000
CITY CLERK
SUBJECT:
PUBLIC HEARING PA 99-064.Quarry Lane School, Planned
DevelOpment (PD) P.mzone md. Annexation
(Report prepared by: Anne Kinney~ Associate Planner)
ATTACHMENTS:
o
7.
8.
9,
11.
12.
13.
City Council Resolution ad0PlSng a Mitigated Negative Declaration,
Mitigation Monitoring prOgram, and the Response to Comments
City' Council Ordinance adopting a PlannedDeVelopmem (PD)
PreZo.iie/Devel0pment Plan £oi~ the Quarry Lane School (with the
prezoning E~bit attached as Exhibit A-1 and the Development
Plai~iattached as Exhibits A,2 and A-3) and Planned Development
(PD) Prezone for the' Kobold property with the Prezoning Extiibit
attached as E~bit A-l)
City CounCil Resolution aUthorizing an application for
reorganization 'to Almeda'C0unty LoCal Agency Formation
Commission (LAFCo) with annexation description and maps
attached as Exhibits 13-1, B-2, B.3 and B4 and the Plan for Services
attached as Exhibit B-5
City CoUncil Resolution regarding EXchailge 0f Pr0Pe~ Tax.'
Revenue
City Council P~eso!~ifion approving a Pre-Annexatior~ Agreement
betWeen ~ Lane School and the City of Dublin with the Pre-
Annexation Agreement athaehed as Exhibit C'
Vicinity Map
Initial. Study/Mitigated Negative DeclaratiOn
ReSponSe m Comments
Mitigation Monito~g Program
Applicant's letter addressing ndise impacts
Revised project noise assessment prepared by Wilson Ihrig &
Assoeiates~ dated November' 7, 2000
Noise assessment; Alternative 2, prepared by Wilson II~g &
Asgociates, dated November 7, 2000
RECOMMENDATION:
2.
4.
5.
6.
open Public Hearing and He~ staff Presentation
Take tes~ony from Applicant and the Public
Question Staff, Applicant and the Public
Close Public Hearing and Deliberate
Adopt the follo~gl
G:\pa99064\ecsrnov21.doc
COPIES TO: The APplicant/ProPerty owners PA File
ATTACItI BIT
Attachment 1 City Council Resolution adopting a Mitigated ~,~
Negative Declaration, Mitigation Monitoring Program and the
Response to Comments
Attachment 3 City COunCil Resolution authorizing an application
for re0rganimti0n to Alameda County Local Agency Formation
Commission (LAFCo) with annexation descriPtion and maps
attached as Exhibits B-l, B-2, B-3 and B-4 and the Plan for Services
attached as Exhibit B,5
Attachment 4 City Council Resolution regarding Exchange of
Property Ta~.Revenue
Attachment 5 City Council Resolution approving a Pre-Annexation
Agreement'be~Veen Quarry Lane School and the CitY of Dubiin, and
Waive reading and introduce the Ordinance Attachment 2
amend/rig the Dublin Zoning Ordinance to a Planned Development
~D) Prezone/DeVelopment Plan for the Quarry Lane School (with
the Prezoning.Exhibit attached as Exhibit' A-1 and the Deve}Opment
Plan attached as Exhibits' A~2 and A,3) and Planned Development
(pD) Prezone .for the Ko,bold-property with the Prezoning Exhibit
aa-ached as Exhibit A-1)
Schedule the second reading of the Ordinance for the December 5,
2000 City CoUncil meeting.
PROJECT DESCRII~TION:
The project site .is located north of the existing city.limits, on the east side of Tassajam Road,
approximately 2 miles north ofi-580 within unincorporated Alameda County. The site contains tWo
properties, the Quarry~ Lane School and the Kobold property, located at 63.63 and 6237 Tassajara Road
respectively., The Kobold property is Iocmed adjacent to the city limits, south of the Quarry Lane ,School
site. The total site includes approximately i3.7 acres of land.
The Applicant, Dr. Arac of Quarry Lane School is requesting approval to allow the development of Phase
2 of the privately owned school at. 6363 Tassajara Road. Phase 2 of Quarry Lane School would inctude
the construction of'66, 685 square feet of classroom and administrative space to house 750 students and
55 staff and recreational play fields. Construction of Phase 2 would increase the need for public services
and facilities beyond that available from existing private facilities.
Therefore, annexation to' the City of Dublin and Dublin San Ramon Services District is requested to
obtain the necessary level and range of urban services to facilitate future expansion of the school. The'
State reorganization act (Knox-Cortese) requires that Properties proposed for annexation be contiguous
with the boundarieS of the jurisdiction to which annexation is proposed. Therefore, the Kobold property
is proposed to be included, in the annexation action, since it is the intervening property between the citY
limits and the Quarry Lane School site. However, no developmem is proposed for the Kobold property at
this time.
The proposed project includes the following entitlements:
· Planned Development Prezoning and Stage.l and 2 Development for Phase 2 of the Quarry Lane
School
· Plied Development Prezoning of'the Kobold property to allow future residential and·open space
uses in accordance With the Eastern Dublin Specific Plan
· g. unexation to the'City of Dublin and Dublin San Ramon. SerVices Dj'strict.-
A model oft he proposed Quar~ Lane SchoOl deye!opment wi. Il be presented, at'the City Council. meeting.
BACKGRO~:
Although, the project site lies within a portion of unincorporated Alameda County, it is within the'City of
Dublin'S sphere of influence and w/thin the Eastern Dublin Specific Plan area. The. Speeifi~ P.l~i,was
adopted by the City of Dublin in January of 1994, for the purpose of guiding future gr0Wth;h the:eastern
portions of :the City .and es~bl.ished land Use designations for: approximately 3,30.0 acreS"Of l~d: east:, of
the: Camp parks Miii~' ReserVe. -Due' to the charaCteriStics of the' project site;,.~der the:Spec:ifi¢?.P, lan it
was given three separate land Use designations of"Medium Density Residentiat~' "'Open S.paee" and
"Rural Residential/AgriCUlture".
The Quarry :L-mae SChool site was previoUsly, knoma as the '~villa:Tassajara,~ ~th an existing building-
and parking lot.'used P~ly fora Variety of.SoCial gatherings, including weddings, tmlning:seminars
and similar events.'
ha April 1:999, Alameda County approved a rezoning for'the property to P.D;Ptarmed..De~relopment
District to allow the Phase 1 deVelopment for Quarry Lane SchoOl, consisting of 15, 600 square feet of
floor area for day care, preschool and elementary grades with a maximum of 200 students... The school
would be served by private on, site-well .and 'septic facilities.. Phase t of the' school opened, in mid-
September for the .20'010/01 sch601'year.
The County also certified an.,Environmental Impact Report for. Quarr~ Lane School priorto the approval
of the rezoning and ~leveloPment application. The EIR considered the full build-om of Quarry Lane
School consisting of 62, 575 square feet of floor area for day care,, preschool, elementary, middle and high
school grades.to-~commodate, a maximum of-95'0 students, ' '
ANALYSIS:
Project Site and Surrounding Land Uses:
The project si~e-eneompasscs' two Parcels of land, the Quarry Lane SehoO! property and the Kobold
property located east of Tassajara Road, north of the em'rent City limi'ts wlth~ the Eastern Dublin Specific
Plan area. The subject site contains the existing Villa Tassajam building-Which has been incorporated into
the Quarry Lane School. as the administration building and the Phase 1 schOol buiiding~.. A single;fami.ly
residence, landscape contracting bUSiness and plant nursery exists on the Kobold property..
The Quarry Lane SChOOl Site contains moderate to steep topographic features, With natural (pre-graded)
elevations ranging ~rom approximately 435 'feet above sea level adjacent to Tassajara Road to
approximately 564 fee~ abOVe sea level (the highest Point) on the. northeast corner of the Site. The Villa
Tassaj,~.building and p~g lot has been eon~eted on the level portion of the site adj~em to
TaSsajam Road. At the rear of .th.~.parking lot the pre-graded topography mSe steep!y'm form asma!l ~hill
towards the center' of the property at the 5'00-foot contour. A ~ributar7.'. of Taslsajam Creek:exigts along the
southern botm~ of the Kobold properly. The. Specific l~lan des.ignafion of ~uml
Res_identia!~Agfic~e encompasses the northeastern portion of the Q~ LaneSchOol site generally
located above the 500~foot contour line. The southern.portior! of the Kobold site along the tributary ot~
Tassajara Creek is designated for Open Space uses and the remainder of the west, northwest and central
portions of the total site (Quarry Lane School mad Kobold) are de.signated for Medium Density Residential
land uses. .
To the northeast of the site, a ~.ingle;fami'ly residence has been constructed on a 10~acre tot; The property.'
to the south of the creek is currently being constructed with single,family residences as part of the Dublin
Ranch-development.: To the east, lands' designated.for a community Park' and R~al Residential
Agriculture Under the Eastern Dublin Specific Plan are undeveloped. AcroSs TaSsajara Road to the west,
lie vacant lands designated for future residential uses under the Eastern Dublin Specific' Pian2 -
PlannedDev.elOpment
Quarry Lane School:
The ApPlicant is requesting a' Planned. Development Prezone and. Stage 1 .and 2 Development Plan to
establi~h ~egulafi0ns .for ~e use,. development~.improvement, and maintenance: of the property as xeqUired
by ChaPter 8.'32 of the. DUblin Zoning Ordinance.
The proposed land uses are shown on the P.rezoning Exhibit, labeled Exhibit A-I of Attachment 2 to the
staff report. A Stage .1 and 2 Development. Plan. has been prepared for the :Quarry Lane.School; .depicting
develoPment' coneept and'addressing the requirements of the' Zoning Ord'mance.. The proposed
Development Plan is attached and consists of: Exhibit A-2, the Planned Development ProviSionS
(including permitted and conditional uses and development regulations) and Exhibit A-3, the applicants
proposed site, archite~al, landscape and' other plans.
Development Plan
The Development:Plan as proposed would atlowthe operation and conSmaCtion 'ora private .school
including kindergarten through high school grades for a maximum of.950 gtuderits (Phase t .and 2) and
approximately 55 faculty and staff. The second phase of construction would include 6'6, .685 square feet
of floor area to accommodate new classrooms, a gymnasium, new recreational play fields, driveways and
parking areas.. '
The following table summarizes the amount of. construction proposed for each phase of:development:
Table 1. Summary of Quarry Lane School Development
"' "' 'Building.Sq. Ft. Classroom~ ' No. ofStUdent~::'- ']
Phase:I (aPproved ·
by Alameda'COun~ 15,578 . 13' 20.0
phaSe-iH ~.i~0pOseii
for cOnstrUction'in · 66; 685 37 750
Dublin)
5o 980
Total ..... : .... . , . . .. ...:. :...~ .... ...
The orig~al site Plan prepared by the. Applicant for sub~ tO' Al~eda County.in i998 proposed the
comple,e grading .oft he' pfO~'.to provide a flat area to consmct ~e seho61. ~e APPli¢~t' Worked
ClOselY With both the Ci~ ~d 'Co~ t6'revise the'site: plan tO mi~ize 0n~'site gra~ng ~d :defli~ ·
structures to more closely :fit the ,.hatural topography. In 1999, the County appr6ved the'Ph~ i school
building' 0~y, located tO' the i~ediate rear .of'the e~.q~g parking lot area. This appi0val alS0 pemifted
the creation' Of a flat play' area at:the 5'00.fora cOntoUr and prohibited any gra~g above the 520,foot
cont0~ line.
In order to accommodate the phase 2 improvements including a second schOol building and recreational
play fields-, the applicant proposes to recontour the central portion of the property so that the small hill to
4
the rearnfthe phase.1 b~Iding is cut to accommodate the new school bUilding~:'The new- building has
been caref~ly designed to fit the' COntours of the existing topography. The.~aree,~to'ry structure, appears to
step up and into' ~e h/llside to reduce its. mass and scal.e~ thereby: appearing, as a :t~o~story structure. (Refer
to:Exhibit A~3,;..Sheet A4:.O~ To the rearOf this structure., a combination Of cut and: ~l:is used to create a
fiat P!ayfield Site, with a steep downstope to the southerly .proPe,~ line: to meet: natural grade~ The area
will be landscaped with appropriate vegetation to promote stabilitY' and create a soft landscaped edge.
Several.. retaining walls are required as part of.the development. The walls would range.in size .fr°m less
than one foot to a maximum Of 14 feet. The northeastern portion of thc.property between the reeonte'ured
490 and 520 foot contours would be regraded to resemble the exiSting landform and. the area above the
520-foot contour would be left undisturbed.
The Phase'2 architecture has been designed to match the Phase 1 architecture to create aunif0rm site
design. The architecture can be described as industrial rural with craftsman etemerits to complement.the
rural set!ing and,future residential land uses'in the area.. The building is characteriZed by use.of, stUCco
finish, metal roofing, wood brackets, aluminum window~ and decorative metal'trim.' The building has
been designed with. Varying ~roOf elements, Which effectively reduces the overall scale of the ~m;r.'~.e. In
addition~ the building would not obscure or-extend abOVe the ridgeline. The.ground. level would contain
parking spaces and classrooms, with second and third floors accommodating the gymnasium and
additional office and classrOom areas.
The Phase,1 school building is constructed in a similar manner to the proposed Phase 2 building and also
utilizes the.~existing topography to step up the hillside. The general appearance Of the overall project~
would be one of buildings walking up the natural landforms and stepping back from Tassajara Road. The
Phase 1 building will partially screen the Phase 2 structure proposed. The applicant is using the natural
landform rather than destroying it~
Landscaping of the property consists of streetscape landscaping,' landsCaping around the perimeter of the
buildings' ~d.playfieldi. The landscaping: shall-conform to the. city of Dublin Master' Streetseape Manua/
and incorporate the use of native Plants and shrubs; vegetation shall, be chosen to. promote slope
stabilization.
The site has been designed with. adequate access and on-site pedestrian and vehiCUlar circulation, Parking
has been provided in accordance with the City's Parking Or--ce.
Proposal to Revise, Development'Plan:
In response to comments from Mr. Nielsen, the property owner tO the' immediate north of{he Quarry Lane
School site, the applicant, Dr. Amc proposed to revise the rear portion of the school. The revision -
involved tov/ering:the elevation, of the play field and moving, the play field approximately'twenty feet to
the south (KObOld property). It was anticipated that moving:the playfield would ~e'duee the'n0ise levels
generated by' outdoor, School activities at:theNielsen residence.
RelO~g.the play field requi~ed the .addition :of new retaining.walls .alOng the :~o~ si.fie 'of the piay field
and the redesign of the access betWeen the Phase'2 buil~g and the play field. The ehangesto the site
plan reduced, and in some cases eliminated, the 'nm-off' area between the edge of the play field and the
retaining wall, thereby creating a hazard for sports players. The revised site'plan presents an awkward
transition from the-third floor of the building to the' Play field fOr-sm'dent access. Relocating the play
field closer to Kobotd's property may result in additional noise and other impacts tothat propertY..-Also,
the revised site. plan would require additional cutting: 0fthe hillside and'the removal of more' earth off-site.
5
Wilson, Ihrig and AssoCiates, noise Consultants reViewed the revised site plan to determine :if.there would
be any mbsmntial change innoise levels as a result of lOWering the elevation and moving.the lodation..of
the play field, Refer;-to Attachment 13, noise assessment,alternative 2 letter, dated November' 7~ 2000,
The noise assessment determined that the revised site plan prow. ides no additional' noise -r-eduction from the
play field at the Nielsen residence and slightly increases the Play field noise at the KobOld residence.
After careful consideration of safety issues, noise, grading and visual impacts, it is staffs opinion that the.
original site plan provides the best design solution for the project. Therefore, staff is not recommending
approval.of the revised site plan.
Consistency with General Plan and Eastern Dublin Specific Plan:
The Eastern DUblin Specific Plan Specific / General Plan designates the property for Medium Density
residential and Rural I~esi.dential/Agrieultural Uses..A-School use within this designation, is appropriate
becaUSe the E~tern DublinSpeeific ptan envisions this area 0denfffied as subarea G: Foothill residential
in the Specific Plan) to be developed with predominantly, residential and open space uses, as well as uses
includi'ng public schools and parks. It is appropriate for sehoOts~ both public and private m be located in
residential neighborhoods in.cl0Se prOximity', to the students .they serve.
The siting and design of on-site improvements has be carefully planned to accommodate the required
buildings but also to complement the existing site topography; minimize grading; ensure that the
development does not-obScure or extend abo.v:e the ric!geline; and reeontour slopes to resemble natural
land forms consistent, with the. policies of abe Specific Elan..-
Kobold Proper~2
A Planned Development (PD) PreZoning has been prepared for the Kobold property to. establish:regulations
for fUture use. The proposed land uses are as shown on the Prezoning Exhibit, labeled Exhibit A-'I of
Attachment~2 to the staff r, epor~..The PropoSed .land uses are eonsisten~ with the Eastern Dublin Specific
Plan and General Plan tand use designations of'~Open Space". and ~MediUm DensitY Residential". The
draft PD Distri,ct provisions (Attachment 2) specify the intent, intensity of use~ permitted.and conditional
uses of the Residential and Open Space land use designations in accordance with the SpeCific Plan. Any
fUture residential dev'elopment on this property shall conform to the policies and intent of the Eastern
Dublin Specific. Plan haeluding the design' guidelines. In. accordance with the Specific Plan, the prezoning
identifies open space uses along the southern property line to preserve the creek corridor and provide
passive recreational areas. No development may occur until a Stage 1 and Stage 2 Development Plan is
adopted by the City identifying regulations for the improvement and maintenance of,~e.property in
accordance wi~h Dublin's Zoning Ordinance.
The "Inte',rim Agricultural~ !and Use designation (Attachment 2) allows the eX/sting reSidential and
agr4'cultural uses approved under the Alameda County's Zoning Ordinance to remain until such.time as
the property owner applies for a Development Plan to develop the property. The regulations and
standards governing this land use designation shall be the Agricultural Districts (A Districts) provisions of
theAlameda County Zoning Ordinance, Also, fOllowing annexation, all 'City ofDublin zoning~provisions
relating to' legal non-Confomg uses and buildings shall apply to this property.
AnneXation
The prOjeCt site is currently within unincorporated pOrtion of Alameda County. In order.for the project tO
come under the jurisdiction of the City of Dublin, annexation of the site tO. the City must. be approved by
the Alameda County LoCal Agency Formation Commission (LAFCo). The LAFCo prefers that, a City
· prezone an area proposed for annexation, and that prezoning must be consistent with the approved
General Plan and Specific Plan uses for the property. The PD Prezoning proposed for adoption would
6
address ~S requirement,,and would establish .the appropriate land uses to be in effect at-the time the ~ ~/
project site becomes a part of the city.
The current action proposed for the City Council is to' consider the draft resolution (AttaChment 3)
authoriZing staff to file an apP!ication, m LA, FCo:for a:reorganizati0n,.. The reorganization proPOsal
haclUdes the annexation of 15.07 acres (the Quarry Lane School site, Kobold property and a portion of
Tassajara Road) to the City of Dublin and DUblin San Ramon services District
LAFC.o and State law. also req.ui.'res an agreement between, the' City and the other, affected taxing.entities
reg~ding file e~ehan,ge of ProPertY tax revenUes fOllowing annexations: The: City. and.. Alameda county are
parties to: an agreement which, provides that the: City will receive 25,4% of the property tax. re~cenues, from
the area'prOposed to be annexed. The City has received a letter.from .Alameda CountY.c0nf'~ing that the
proposed annexation is subject to the terms of this agreement inclu.ding the transfer ofpro, per~ taxes to
the City foll0~g annexation~ .Staff recommends :the City .Council. adopt ResOlution Attachment 4
agreeing fo~iy to the transfer of these property taxes .following annexation:
The provision of public services is oUtlined,in the "Ptan,':for. IdOni¢ipal Serviees~? (EXhibit B~5-of
AttaChment 3) document that describes the timing and availability of services .fOr;the proposed annexation
area. Dublin San Ramon Services District will provide potable water and wastewater collection, treatment
and disposal services. As stated in th.e Plan for.Services, DSRSD-has adequate water supPLies, and sewer
capacitY to provide, service to the annexation area. However; water and server for-this annexation may not
be a,~ailabte immediately upon approval.of annexation, Detailed engineering, and ~e0nstmetionplan.q for
water and sewer, in~astmcture will be required to address serdce_:to the annexation area; and~the.project
proponent will likely need to enter into an agreement with the District. Following armexatiOn Fire and
Police protection services will be.provided by. the City of Dublin. Utilities .such as electricity and
telephones'~wili continue to be provided by P G & E.
The proposed annexation is appropriate,' as it is contiguous with.the DUblin City'limits and would provide
for the logical and orderly extension of urban services within the Eastern Dublin Specific Plan Area.
ENVIROhrMENTAL REVIEW
The project is within the Dublin General Plan's EaStern E~ended Planning Area and the Eastern Dublin
Specific Plan Area, which Was the subject of an Environmenttd Impaet. Repo~ certified by the:City of
Dublin in 1993. The Oeneral Plan/Specific Plan.EtR is a program ELK,. which analYzed the .environmental
issues related, to the land ase loeafi0ns, development, plans and policies contained in the Eastern Dublin
SpeoifiC:Plau. The EIR also anticipated several subsequent actions related-to future deve}opment in
Eastern Dublin.
Thc EIR did identify .some' impacts from implementation of the General Plan/Specific. Plan that. were-not
able to be mitigated, Upon certification_ Of the EIK, the City adopted a Statement o:t~ Overriding
Considerat/.ons for se~eraI.impaets, some of which, relate to.this project,. The City-also adopted a
mi,U.'gation menitofing..program~ Which.included measures intended to..reduceimpacts from the
development.of Eastern Dublin area. These.m.'.~tigation measures apply to p~Oject approvals and actions at
various stages in the development process, and will be applied.to this project as'applicable. The timing of
these mitigation measures is indicated in the City's EIR mitigation monitoring matrix (City Council
Resolution # 53-93) incorporated herein by reference.
'An Environmental Impact .Report' for Quarry Lane School was certified by Alameda-CoUnty Board of
Supervisors in 1999. Thc. EIR analyzed envirOnmental issues relating to the proposed school in the areas
of land use, visual quality, geology, hydrology, traffic and circulation,, air quality, noise, public services
7
and utilities, Upon certification of the EIR, the' Board of Supervisors adopted a.Statement of'Overriding
Considerations for impacts relating to high noise levels as a result of Construction activity and adopted a
mitigation' monitoring program.
An Initial Study was prepared for the proposed project, involVing an annexation and preZOning request for
6363 and 623? Tassajara Road. The Initial Study utilized technical information and analysis in both the
Eastern Dublin EIR and the COunty EIR to determine if additional impacts would occur as a result, of this
proposal. The Initial Study determined that with the implementation of Mitigation Measures previously
.adopted for the Eastern Dublin EIR and.with site specific: Mitigati-on MeaSures contained, in-the.Initial
Study~. the potential site,specific impacts of the prOject would be reduced toga level of insig'nificance and
the propo;sed project Will not have a significant effect on the envhtonment, The PUblic review period, af
the Inltial.Study/MitigatedNegative Declaration was held from July 19, 2000 through August 7, 2000-. A
copy of the Initial Study/MStigated Negative' DeClaration is included as Attachment-6. During-the .Public
Comment period four. comment letters were.received from Mr. Kyle, Attorney representing Mr, Nielsen (the
property owner to the immediate north of the project site), local and State agencies, including, the' RegiOnal
Water Quality Control Board, East Bay Regional Park District and Alameda County Flood Control and
Water ConServation District, Zone 7. Staffhas prepared responses to each of these letters. The comment
letters and responses are attached as Attachment-7 to this staff report.
The letter received from Mr'~ Kyle -focused on two issues, the potential grading .and noise impacts that eoiald
result./~om the development of the proposed. PhaSe 2 site plan for Quarry lane School, Mr. KYte requests
thm:a new EII~ Should beprepared to address the envii:onmental impacts ofthis site plan, The agencies
comments primarily'relatedto issues of stormWater runoff and.water qualitY: In. addition, the East Bay
Regional park District comments related to' impacts that may occur as a result: of heavy use- of the park by
future students of the school. The'District requests the.oppommity, tO meet with the School to 'discUSs these
issues. The CitY's response to each of these comment letters is' attached as AttaChment 7 to this staff rePort.
The following, is a brief discUSsion of'the pertinent issues:
Traffic issues: A traffic study was conducted for the Quarry Lane School by Abrams Associates,
Transportation Consultants. Traffic impacts were not analyzed for the Kobold prOpertY as no
development is proposed at. this time. The study concluded that with the construction of a traffic signal at
the school entrance, .there would be no significant ~e impacts as a result of this project. The'program
EIKdetermined that the development of Eastern DuBlin would result in several traffic impacts, however
these impacts woUld be milSgated by transportation'improvements funded through the payment, of'traffic
fees by new development within the eastern Dublin area, The ApPlicant .will be required to pay traffic
fees as part of this. development.
Visual.and.Grading: The project waS evaluated to determine whether, the project, design complies with.the
mitigation measures of the Eastern Dublin: EtR and the EaStern Dublin Scenic Coffidor policies. A
number of these policies have been reflected in the project design.to 'minimize visual impacts; site
gradings the number and height of retaining watls and to design the bui}ding, to ,.fit.the exi.s~g mpogr~hy.
· With the' adherence to mitigation.measures ofthe Eastern Dublin EIR and site-specific measures identified
in the Initial StudY, no significant impacts were identified for the Project:
Noise: The County EIR for the Quarry Lane School analyzed the potential noise impacts of the project
and determined that mi~mal noise impacts would be caused by vehicular traffic or school activities.
Noise related to school activities would primarily involve children using the recreational, play fields
towards the center and rear of the site,: Surrounding Uses would largely be shielded bY the new'buildings
and topograPhy and noise levels would onlY Occur-during the school day, An updated noise study has
8
been prepared by Wilson Ihrig and Associates (refer to Attachment A of Attachment 9~ Response to
Comments) to evaluate potential noise impacts ~: a result of the revised Phase 2 site plari. The nOise
stUdy was further revised in response to comments frOm the City's Acoustical Consultant,. refer to
Attachments 12 and 13. The study analyzed noise that would result from circulation oftr.~c to the
parking lots on-site, noise from students at play at the recreational area and noise from the Phase 2
building and assessed the noise impact on adjacent properties. The study conclud0d that noise produced
by the Quarry Lane School would not sig!fificant, ly impact noise levels at adjacent residences. The Quarry
Lane School traffic and play area. activities wOuld only occur for relatively sh.oft, periods of time and
primarily during d~ytime hours, when sch.ogI is in session. The adjacent resi~d~nce~.~vou!d be largely
shielded from ~e noise generated by children at the recreational playfie.ld by both distance and
topography of the Site.
OTHER AGENCY/DEPARTMENT REVIEW
The proPOsed project has been reviewed by the' Building Department, the Public. Works Department,
Police Services and Alameda County Fire Department. The concerns raised are reflected in the design of
the project and / or in ~e' mitiga~i.on, measures identified ia the. Initial Study/Mitigated Negative
DeclaratiOn prepared for the project
PRE-~E~TION AGREEMENT
The goals and policies of the Eastern Dublin Specific Plan require annexation a~t~d new development to be
revenue neutral. It is estimated that the cost of providing public services to the Eastern Dublin Area
(including~he arm. cxation area) could exceed revenues oder the n~xt several years. If new development
occurs within Eastern Dublin as anticipated, it is eXpected to generate revenues to the City which will
exceed costs over the long-term as predicted in the Eastern Dublin Specific Plan. The City will require
the developer of the Quarry Lane School to enter into an agreement (Refer to Exhibit C to Attachment 5)
to pay,.the school's proportionate share of the public services deficit and certain major road
improvements. The agreement will assure that the financing goals and policies of the Specific Plan are
met.
DUBLIN UNIFIED SCHOOL DISTRICT
The Dublin General Plan policies state that "schools located within the city should be operated by the
Dublin Unified School District". It is the intent &the City that the boundaries of the Dublin School.
District should be coterminous with the City limits. The project site is currently located within the
Livermore Valley Joint Unified School District. The detachment of the project site (Quarry Lane School
and Kobold properties) from the Livermore School District and annexation to the Dublin School District
is not subject to LAFCo approval. The Planned Development Prezone contains a provision which
requires that the applicant cooperate and actively work with other property owners with/n the City of
Dublin's sphere of Influence to initiate and Complete the annexation process to the Dublin Unified School.
District.
CONCLUSIONS
The proposed Planned Development Prezone and Annexation request for the Quarry Lane School and
Kobold properties is consistent with the Dublin General Plan~ Eastern Dublin Specific Plan and Dublin
Zoning Ordinance. The project will accommodate the logical extension of public services within Eastern
Dublin and will provide for future, land uses anticipated in the Eastern Dublin Specific Plan.
9
RECOMMENDATION:
Staff recommendS the City COuncil open the PUblic Hearing, deliberhte and
1. AdOpt the folloWing resolutions:
Attachment 1 City Council Resolution adopting a Mitigated Negative' Declaration,
Mitigation Monitoring Program and the Response to Comments
Attachment 3 City Council ReSOlution authorizing an' application for reorganization to
Alameda County Local AgenCy Formation CommissiOn (LAFCo) with annexation
description and mapS attached as Exhibits B- 1, B~2,. B-3 and B-4 and the Plan roi' Services
attached as Exhibit B-5
Attachment 4 City Council Resolution regarding Exchange of Property Tax ReVenue
Attachment 5 City Council Resolution approving a pre,Annexation Agreement between
Quarry Lane School aad the City of Dublin
Waive reading and introduce the' Ordinance Attachment 2 .men~g the Dublin Zo~g
Ordinance to a Planned Development (PD) Prezone/Development PIan fOr the Q~' Lane' School
(with the Prezoning Exhibit attached as Exhibit A-1 and the DeveloPment Plan attached as
Exhibits A-2 and A-3) and Planned Development (PD) Prezone for the Kobold property, with the
Prezoning Exhibit attached as Exhibit A-l), and
3. Schedule the second readifig of the Ordinance for the December 5, 2000 City Council meeting.
10
RESOLUTION NO.
A RESOLUTION OF THE CITY coUNCIL OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION,
MITIGATION MONITORING PROGRAM AND RESPONSE TO COMMENTS FOR PA 99-064
WHEREAS, the applicant, Dr. Sabri Arac of Quarry Lane School has requested approval of a
Planned Development (PD) Prezoning and Annexation of an area of approximately 15 acres generally
located north of the CitY Limits at 6363 and 6237 Tassajara Road within the Eastern Dublin Specific Plan
area (APN: 985-0002-006-0i, 985-0002-005-01 and 005-02.); and
WHEREAS, the General Plan Amendment ("GPA") and Eastern Dublin specific Plan ("EDSP")
were adopted by the City in 1994; and
WltEREAS, the EDSP. provides more specific and detailed goals; policies and action programs for
approximately 3313 acres within the GPA area nearest to the City on it,s Eastern side; and
WHEREAS, a Program Environmental Impact Report ("Program EIR") wa~ prepared for the EDSP
'and. GPA (SCHNo, 91103604) and certified by the City Council on May 10, 1993, by Resolution No. 51-93,
and two Addenda dated May 4, 1993, and August 22, 1994 ("Addenda") have been prepared and adopted by
the City Councit and are hereby incorporated by reference; and
WHEREAS, on May 10, 1993, the City Council also adopted Resolution No. 53-93, adopting the
GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts
and mitigation measures relating to the EDSP and GPA, and adopting a Mitigation, Monitoring Program
("Program MMP") for the GPA and EDSP which resolution is hereby incorporated by reference; and
WHEREAS, an Initial Study has been prepared' for the project to evaluate site-specific impacts of the
project, to a greater level of detail than in the Program EIR, pursuant to CEQA guidelines Section 15168.
Based on. the Initial Study, a Mitigated Negative Declaration and Mitigation Monitoring prOgram has been
prepared for the project with the finding that with the implementation of Mitigation Measures previously
adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the
potential site-specific impacts of the project would be reduced to a level of insignificance. The Program EIR
and Initial Study adequately describe the impacU of the project, and there have been no substantial changes
or new information which would necessitate supplementing-the Program EIR pursuant to Public Resources
Code section 21166 and CEQA guidelines Section 15162; and
WHEREAS, a complete application for the project is available and on file in the Planning Department;
and
WHEREAS, a 20 day public review period was held for the Mitigated Negative Declaration, from July
19, 2000 through August 7, 2000; and
ATTACHMENT 1
PUBLIC HEARING
REPEALING 120' OF TWO-HOUR PARKING ZONE & ESTABLISHING
LOADING ZONE ON SCARLETr COURT IN FRONT OF DUBLIN AUTO CENTER
7:30 p.m. 6.1 (570-20)
Mayor Houston opened the public hearing.
Public Works Director Lee Thompson presented the Staff Report and advised that this
action would replace 120' of two-hour parking along the Dublin Auto Center on Scarlett
Court with a loading zone, primarily for vehicle transport off loading.
Cm. Oravetz asked how this problem was brought to his attention.
Mr. Thompson stated it was the Police Department that brought it up.
Vice Mayor Lockhart asked how this will affect the temporary arrangements that have
been made on Scarlett Court related to handicap access to BART.
Mr. Thompson stated it should have no affect. It's two hour parking. The barricades will
come down soon. This is actually down the street a little.
Mayor Houston closed the public hearing.
On motion of Cm. Zika, seconded by Cm. Oravetz, and by unanimous vote, the Council
waived the reading and on an urgency basis, adopted
ORDINANCE NO. 23 -00
REPEALING LIMITED PARKING ZONE (TWO HOURS) AND
ESTABLISHING LOADING ZONE ON NORTH SIDE OF SCARLETT COURT
PUBLIC HEARING - PA 99-064
QUARRY LANE SCHOOL PLANNED DEVELOPMENT PREZONE AND ANNEXATION
7:32 p.m. 6.2 (620-20)
Mayor Houston opened the public hearing.
Associate Planner Anne Kinney presented the Staff Report and advised that Quarry Lane
School is requesting City Council approval to initiate annexation proceedings and
approve a Planned Development Prezone/Development Plan for the development of
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 490
Phase 2 of Quarry Lane School at 6363 Tassajara Road. The application also requests
approval of a Planned Development Prezone ~for the Kobold property at 6237 Tassajara
Road, the intervening property between the school site and the northern City of Dublin
Limits.
A letter was distributed from Charles Abrams opposing the extra parking requirements.
Cm. Zika stated page 114 talks about phase 3 and he questioned what this is.
Ms. Kinney explained that originally when this was reviewed by Alameda County, this
was proposed in 3 phases. Since coming to the City, they've changed their plan and it is
2 phases. Phase 3 requirements will automatically run with Phase 2.
Wynn Newton, Architect, 4200 East Avenue, Livermore, thanked the Mayor,
Councilmembers and Staff for taking the time to review this project. They've spent quite
a bit of time working out all the issues and the site plan and he thanked Anne Kinney for
her time invested in this project. Phase 1 is complete and the school is operating. She
briefly described the project as they see it. They are providing a second phase building of
66,000 square feet which will house approximately 750 students. Parking on the site
was a critical issue on the site plan and the first level of building actually houses a
parking garage or about 44 spaces under the phase 2 building. She showed on the slide
and the model, the layout they propose. The first phase is 15,600 square feet. They are
very enthused about the project.
Cm. Zika asked about their school in Pleasanton.
The response was it is Kindergarten through 5th grade. This one will be K through 12th
grade.
Cm. Zika stated he had two concerns. There is no back-up parking any place around
there. The traffic study indicated a load of 600 students coming in at 8:00 a.m. He was
concerned about potential backup in the morning of people coming from the north and
making a left turn into the school. He asked what data they have that supports only 10%
of the students coming from Contra Costa County? Tassajara Valley may or may not
develop. If this is a main arterial and if we don't have a long enough queuing lane, we
will have a mess there.
Fatricia Curtain stated she is an Attorney assisting the school to obtain their approvals.
They agree with all conditions except for most recent requiring a use permit when they
have special events. She advised that Mr. Abrams could not be here tonight as he is being
sworn in as Mayor of Walnut Creek. Events can be staggered as they did for their back to
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 491
school nights recently. There was no parking problems. Musical events, which will be
held throughout the year, will also be staggered. In the event that events would be held
exceeding the parking, they would go off campus. Graduations are held off campus as
well. They don't want to raise any unnecessary issues. This would create a great
hardship. They promise and commit that special events will not create a parking
problem. They make this commitment as they stand before the City Council this evening.
Cm. Zika asked what recourse the City has if they violate this.
Ms. Curtain stated it could come back before the City Council if they violate.
Ms. Silver stated they have a rezoning before them tonight. If a temporary permit is
provided, it could be revoked. The application tonight is not a use permit.
Cm. Zika stated getting a use permit is an administrative process. He doesn't understand
how this is disruptive.
Ms. Curtain stated they are discretionary and could be denied.
Cm. Zika stated they get them from Staff.
Mayor Houston stated he felt there must be some kind of threshold for activities, and
rationale for what they are proposing.
Ms. Kinney stated we have worded special events and it mentions school festival, back to
school night, graduation or a large event where 3 or 4 grades where every parent comes
down and we know we're not going to have enough parking. We're concerned with a
potential large festival such as other schools in the area hold that would exceed the
parking.
Mr. Ambrose stated we tried to look at the worse case. We only have g00 grade school
students, but 600 middle school. If we have an 8th grade graduation, assuming 200
students, they've exceeded the parking.
Vice Mayor Lockhart suggested maybe saying something like anything in excess of x
number of students.
Ms. Curtain felt we could say if an event generates more than blank number of people, a
special use permit may be required.
CITY COUNCIL MINUTES"
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 492
Cm. Oravetz asked if we have put these conditions on any other school in Dublin. Also,
he asked if we have received any complaints from Quarry School.
Mr. Ambrose stated we have no similar situation.
Cm. Oravetz suggested leaving it open until we get there and if we receive complaints,
we can relook at it.
Ms. Curtain stated untiI they have a problem, there is no need to correct it.
Mayor Houston stated one advantage they do have is that they can't ooze out into the
neighborhood. Their situation, there is no opportunity for spill over once or twice a year.
It simply is not possible. They will have to be careful to not have unhappy parents.
Cm. Zika stated his problem is if the school changes hands, once the genie is out of the
bottle, we can't put it back. We've had other problems in the City. He would be willing
to work out some traffic mitigation and would like some provision put in. With regard
to the traffic problem, he needs more data on why they think only 10% will come from
the north. His concern is in the a.m. commute time. We could have a potential traffic
nightmare.
Ms. Curtain stated the I0% is based on what the school knows and what they have at the
Pleasanton campus.
Cm. Zika pointed out the fact that the Tassajara Valley is not yet built out. These will be
very expensive homes and people there like to send their children to excellent schools.
Ms. Curtain stated the school only has a certain capacity.
Cm. Zika stated morning traffic coming from the north is a problem. How long will the
left turn traffic back up?
Ms. Curtain responded there is before school care and other situations, so they won't be
all coming at the same time.
Mr. Thompson stated if they do get a lot more traffic coming from the north, this may be
more beneficial. We can make an overly long left turn lane if need be. There won't be
much northbound traffic. He did not think it had been designed yet.
Mayor Houston asked if we know how many spaces Dougherty School has in relation to
students.
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December $, 2000
PAGE 493
Mr. Thompson stated it is not full yet.
Vice Mayor Lockhart asked if there is a mechanism in place if there is an issue with
parking to bring it back before the Council? Is there a catchall use permit?
Ms. Silver stated no, not specifically. They are not approving a use permit tonight. They
are approving zoning tonight. In the traffic report, page 183 indicates the school does
not plan any special events that exceed parking of the site. A Transportation
Management Program is something that could be required. There are different ways to
address the concerns. We could have some sort of provision for temporary use permit if
in fact there were events planned that would exceed the capacity.
Mayor Houston stated he felt Cm. Zika's concerns were legitimate and valid, getting in
and out of the property. If we have a parking problem, who is going to complain?
An unidentified audience member stated the neighborhood will complain about noise
and other things.
Mayor Houston felt the school will be the one impacted. There is no other avenue for
parking.
Ms. Curtain stated the original building, the Villa Tassajara held weddings with 300
people and it was never an issue. There will be another opportunity to revisit this issue
when they come forward with their Development Agreement. There are police powers in
place to deal with this.
Cm. McCormick asked about the sports field. Does it have lights?
The response was no, they do not.
Cm. McCormick asked how many students live in Dublin that attend their school now.
Dr. Sabri Mac stated most of the students come from Dublin and Pleasanton and some
from the Danville area.
Cm. McCormick stated they obviously market to Blackhawk and this is where more of
the traffic would come from.
Dr. ^fac stated again, the site had weddings before. They had 250 to :300 guests. He
does not remember any complains. They will stagger the classes. They have before and
after school care. The Pleasanton campus has been run successfully and they have had
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 494
no complaints. They are well aware of potential problems, and they've been able to deal
with them. They will work with Public Works to design the entrance.
Michael Kyle, Attorney, stated he was present to speak on behalf of his client, Mr. Robert
Nielsen, who lives on the property immediately adjacent. He wanted to point out that it
is their opinion that the scope of the use is too intense for the piece of property. They are
trying to fit too many people in too small a space. There is a unique topography. There
is about 10 acres, but limited by topography as to what can be done. He stated he came
to this realization somewhat belatedly. Staff has been very helpful and accommodating.
Nine hundred fifty students are proposed. This has been under consideration since 1997.
Phase I was processed and approved under the County. There was a lot of input from the
City of Dublin. Originally, the project was slated for 1,Z00. With the environmental
review done by the County, two approaches were considered; reduced scope, and
reduced grading. In March 1999, the City commented they were concerned about the
density. He quoted other sections through the review process. Were this a public school,
given the mix of students proposed, it would require $0 acres. Reducing it to 800 would
still require 20 acres. They request the City Council consider revising the plan and
reduce it to 800 students. They're trying to put ten pounds of potatoes into a five pound
sack. Negotiations with Mr. Kobold unfortunately did not materialize. The City should
be putting some kind of a figure and putting this in the hands of the applicants, then
there should be some type of permission sought from the City.
Ms. Curtain stated the EIR did look at Z alternatives. The original project was for 1,200
students. The letter from the City was commenting on 1,200 students. It was revised to
say the County would require 14.5 acres.
Ms. Curtain distributed two letters for inclusion in the record. One letter, dated
December 17, 1998, was signed by David R. Jackson, Executive Director of Fairmont
Private Schools, 100 South Anaheim Boulevard, Suite 125, Anaheim, CA 92805. A
second letter, dated December 17, 1998, was signed by William Barton, Jr., President of
NIPSA (National Independent Private Schools Association), 6210 17th Avenue West,
Bradenton, Florida 34209.
Mayor Houston closed the public hearing.
Cm. McCormick asked about the Kobold property zoning.
Ms. Kinney stated it will be prezoned for medium density residential and open space, but
we are allowing existing agricultural uses to continue under the prezoning designation.
All of City Staffs information from he or his representatives was that he had no plans to
develop.
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 495
Cm. McCormick stated she had a lot of concerns. One is we are putting too many
students, 950 students and 50 teachers. This project has no pedestrian access, no one can
bicycle to it, and it will require more than 2,500 car trips a day to service the school,
resulting in pollution and traffic problems. This is aside from parking problems. It is too
ambitious a program. She stated she was having a hard time justifying this. They have a
wonderful operation and it is a great quality school. If it were scaled back, she could
support it. She doesn't feel it is good for Dublin.
Cm. Zika stated his concerns have not been mitigated at this time, and he cannot support
it. He would love to take their word on the problems, unfortunately, from his
experience, verbal commitments aren't worth much. He felt his concerns could be
mitigated.
Vice Mayor Lockhart stated she initially wasn't supportive of this project. She didn't
understand that City Staff had been providing comments. Since that time, she tried to
familiarize herself with the setting and how the school operates and stated she spent a lot
of time asking why things were designed the way they were and why they were changed.
After touring the school, she feels it will be an amenity for Dublin. We have a number of
residents who make a considerable investment in their children's education. She did
have concerns about traffic and getting in and out of the school. She went out and
looked at the issues carefully. She is of the opinion that it will work and felt the
mitigations are in place. She stated she will support the project.
Cm. Oravetz stated he heard all these same debates and arguments while on the Planning
Commission. He stated he felt the left turn lane could be fixed. Parking will be a
problem at some point and they will have to address this. The number of students will be
interesting. This is kind of the nature of a private school. Sometimes this is okay. He
highly advised not parking on the soccer field. Field maintenance is very expensive. He
welcomes them to the City, and feels many residents will take advantage of this private
school. He stated he feels some day they will have a lot more than 10% attending from
the north.
Mayor Houston stated he felt Blackhawk is about built out, but Tassajara Valley is not.
Having a world class school is an attraction for our community. Initially, he wanted to
make sure even though they went through the County that our standards were met. Fees
are no small thing. They are paying the fees to make this all happen. Public and private
schools can learn from each other. They are all our kids. Both sides can learn in a very
positive way and be creative, benefiting all the kids. He stated he is happy Staff has been
thorough and worked very hard, like the other high profile projects coming into the city.
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 496
On motion of Vice Mayor Lockhart, seconded by Cm. Oravetz, and by majority vote, the
Council adopted
RESOLUTION NO. 204 - 00
ADOPTING A MITIGATED NEGATIVE DECLARATION,
MITIGATION MONITORING PROGRAM AND
RESPONSE TO COMMENTS FOR PA 99-064 QUARRY LANE SCHOOL
and
RESOLUTION NO. 205 - 00
AUTHORIZING INITIATION OF APPLICATION FOR REORGANIZATION
FOR PA 99-064, QUARRY LANE SCHOOL, ANNEXATION NO. 12
and
RESOLUTION NO. 206--00
RELATING TO EXCHANGE OF PROPERTY TAX REVENUE FOR
PA 99-064 QUARRY LANE SCHOOL REORGANIZATION
and
RESOLUTION NO. 207- 00
APPROVING THE ANNEXATION AGREEMENT BETWEEN
DR. SABRI ARAC AND THE CITY OF DUBLIN FOR
PA 99-064 QUARRY LANE SCHOOL REORGANIZATION
and waived the reading and INTRODUCED the Ordinance amending the Zoning Map to
Prezone property located on the east side of Tassajara Road, in Alameda County, adjacent
to Dublin's northern city limits (APN 986-0002~00¢~01, 005-01, and 005-02) to a
Planned Development Zoning District and adopting a Development Plan for the Quarry
Lane School (PA 99~064).
Cm. McCormick and Cm. Zika voted in opposition to the motion.
CITY COUNCIL MINUTES
VOLUME 19
REGULAR MEETING
December 5, 2000
PAGE 497