HomeMy WebLinkAboutItem 8.2 QuarryLaneSchool (2)
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CITY CLERK
File # DI4l[g][Q]-(5Jrnl
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: October 6,1998
SUBJECT:
EXHIBITS:
ATTACHMENTS:
RECOMMENDA~ION: )
2)
. 3)
FINANCIAL STATEMENT:
Quarry Lane School
(Report Prepared by: Anne Kinney, Assistant Planner)
1.
Letter to Alameda County Planning Commission: Response to Draft
Environmental Impact Report
A.
B.
C.
D.
Site Vicinity Map
Proposed school site plan
Alternative site plan
Letter to Alameda County Planning Department: Response to
Quarry Lane School Initial Study, dated, January 26, 1998
Letter to Alameda County Planning Department, outlining an
alternative site plan, dated April 15, 1998.
E.
Receive staff presentation
Deliberate
Approve Exhibit 1 Response to Draft Environmental Impact Report
and direct staff to send the letter to Alameda County Planning
Commission
None
PROJECT DESCRIPTION:
Quarry Lane School has filed an application with Alameda County to rezone a property just north of the
City boundary on Tassajara Road. The rezoning would allow the construction of a private school with a
total capacity of approximately 1,200 students located in one existing building the Villa Tassajara, and
three new buildings totaling 78,000 square feet. The site is located within and is under the jurisdiction of
unincorporated Alameda County, however, it is within the City's sphere of influence and is included in
the Eastern Dublin Specific Plan Area. The County has prepared a Draft EIR for the project and have
opened the 45-day public review period, which ends on October 15, 1998.
Site Description:
The property is located on the east side of Tassajara Road, approximately three miles north ofInterstate
580 (refer to Attachment A). The 10 acre site is roughly rectangular in shape. The site is characterized by
relatively level area along the site's southern and western boundary. The remainder of the property
(approximately 60%) is comprised of steeper hillside slopes. The grade rises by approximately 150 ft
from the south west comer ofthe site to its highest point (approximately 590 feet) at the north east comer
. of the site. An existing 9,600 square-foot building, the Villa Tassajara, and 90 parking spaces are located
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COPIES TO:
Hlcc.forms/a gdastmt.d oc
ITEM NO.
8.2
along the level portion of the property, fronting on Tassajara Road. The Villa Tassajara building is .
currently used as a venue for receptions and other special events.
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Land Use:
The Eastern Dublin Specific Plan identifies a specific land use designation for the project site, which is
baSed on the site's topography, development potential and adjacent land uses. The EDSP designates the
western and southern level portions of the site (approximately 40%) Medium Density Residential (6.1 -
14.0 dulac) and the steeper northeastern portion of the site (approximately 60%) Rural
Residential/Agriculture (.01 dulac). Rural Residential/Agriculture lands are intended to accommodate
agricultural uses, open space areas and low density residential. Staff is primarily concerned with the
development of the northeastern steeper portion of this site for a school use because substantial
development would eliminate resource/open space areas the Rural Residential designation is designed to
protect.
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Project Description:
It is proposed that the school would be constructed during three phases over a nine-year period. Refer to
Attachment B, proposed site plan.
Phase One: During the first phase (1999-2001), a 13,500 square foot pre-school through elementary
school, a soccer field and a playground would be constructed to serve 200 students and 18 employees.
Initially, the existing Villa Tassajara would continue to be used for reception purposes on the week-ends,
with occasional use of the building for school classes during the week.
Phase Two: The second phase would consist of constructing a 30,000 square foot middle school to
accommodate another 400 students and 35 employees (by the year 2004). The Villa Tassajara building .
would be used entirely by the school for administrative offices and some classrooms. Recreational
facilities constructed would include a 6,000 square foot gyrnnasilUll, play area and two basketball courts
Phase Three: The third phase would consist of constructing a 25,000 square foot high school to
accommodate another 600 students and another 25 employees (by the year 2006). New parking areas and
a driveway would be constructed on the northern portion of the property. A swimming pool would also
be constructed as part of this phase.
The school proposes to operate from September through June with school hours from 9:00 a.m. to 3 :30
p.m., and extended care available from 7:00 a.m. to 6:00 p.m.
PROGRESS TO DATE
In January, City Staff reviewed the Quarry Lane School Initial Study and provided comments to Alameda
County, outlining concerns regarding the project and recommending items to be included in the
Environmental Impact Report. (Refer to Attachment D for a copy of this letter, dated January 26, 1998).
Staffs analysis of the original proposal identified a nlUllber of major areas of concern which include the
project's significant land use,' visual, and environmental impacts. The main issues are as follows:
. consistency with the goals and intent of the Eastern Dublin Specific Plan (EDSP) relating to land
. use, resource management, visual resources and hillside development.
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. environmental and visual impacts of extensive grading of the site.
. .consistency with the Mitigation Monitoring Program established in the EIR for the Eastern Dublin
Specific Plan.
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impact of the project on the visual and aesthetic qualities of the landscape of East Dublin.
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the physical suitability ofthis 10 acre site for a school complex accommodating 1,200 students pre-
school through high school.
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impact on traffic circulation and safety on Tassajara Road.
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payment of all applicable City of Dublin traffic and development impact fees.
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compliance with City of Dublin development standards.
During March and April, City staff worked with the applicant, Quarry Lane School, to redesign the
project so as to minimize grading and maintain the natural topography of the site thereby reducing the
project's visual, environmental and landscape impacts. The intent of this process, was to assist the
Applicant in revising the proposed site plan to address specific requirements referenced in the Eastern
Dublin Specific Plan, reduce impacts and provide Alameda County with an alternative site plan that could
be evaluated as part of the EIR process.
The alternative site plan (Refer to Attachment C) relocates the buildings and parking areas away from the
sensitive north eastern and southern portions of the site. Under this proposal the majority of development
will occur on the flatter section of the property, with the buildings creeping up the lower foothills. In
. accordance with the Eastern Dublin Specific Plan the more sensitive hillside portions of the site will
remain undeveloped for open space and recreational uses. Refer to Attachment E. letter to Alameda
County, dated April 15, 1998
DRAFT EIR
The Draft Environmental Impact Report analyzes environmental impacts that would result from the
rezoning of 6363 Tassajara Road from "Agricultural" to Planned Development zoning to allow the
construction of a private school for 1,200 students.
The County concludes that the school as proposed would have a significant impact on the environment
and recommends that the project be developed in conformance with either a reduced grading alternative
(Attachment C) or a reduced scale alternative. The reduced scale alternative would serve 800 students and
reduce the intensity of site development. The applicant has stated that the reduced scale alternative would
not be feasible, given the school's goals.
Staffis concerned that the DI:aft EIR does not adequately analyze the following impacts: Land Use and
Planning, Geology and Soils, Traffic and Circulation and Public Services and Utilities. Please Refer to
Exhibit 1.
RECOMMEND A TION
Staff recommends that the City Council review Exhibit 1 and direct staff to forward these comments to
. Alameda County Planning Commission.
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October?, 1998
Alameda County Planning Commission
c/o Ms. Diane Pierce, Planner III
Alameda County Planning Department
399 Elmhurst Street, Room 136
Hayward, CA 94544
RE: Draft Environmental Impact Report for the Quarry Lane School,
6363 Tassajara Road, 2060th Zoning Unit
Dear Ms. Pierce:
Thank you for the opportunity to comment on the Draft Environmental Impact Report for the
proposed Quarry Lane School. The DEIR analyzes environmental impacts that would result from
the zoning reclassification of a ten-acre parcel to allow the construction of a private school for
1,200 students.
The City Council reviewed the DEIR document and project proposal at its meeting of October 6,
1998. The City is concerned that the DEIR does not adequately analyze the following impacts:
Land Use and Planning, Visual Quality, Geology and Soils, Traffic and Circulation, and Public
Services and Utilities.
Geology and Soils
The school as proposed, would require extensive grading of the site's hillside which, ifnot
properly regulated, may result in slope instability and subject the property to landslides.
Mitigation Measure C-1 a of the DEIR states that ''prior to project approval, the applicant
should submit a report by a geotechnical engineer investigating and analyzing the slope stability
of the site, and conduct a stability analysis of slopes proposed for the schoof' and "make
recommendations for the project that mitigate potential landslide hazards". The City requests
that this geotechnical report, its findings, and mitigation measures be analyzed in the Final EIR
prior to certification of the environmental document.
Traffic and Circulation
It is the position of the City that the proposed school will increase traffic and activity on Tassajara
Road and may impact traffic safety and congestion in the area. The purpose of the DEIR is to
discuss the results of the traffic studf prepared by Abrams Associates, including the impact each
Phase of the development will have on traffic and circulation on Tassajara Road and access to and
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access to and from the site. In order to identify the nature and extent of traffic impacts that the .
proposed school would generate, the traffic study needs to analyze current data and all approved
and pending projects that would affect traffic in the area. The traffic study should be revised to
include the following projects in the approved category in the traffic analysis: 1) Dublin Ranch;
2) Emerald Point and 3) General Motors Automall. The following projects should be included in
the accumulative category: 1) Yara Yara; 2) Koll Business Center; 3) People Soft; 4) Tassajara
Meadows and 5) Toll Residential Site.
This revised traffic study shall document the base assumptions used for traffic distribution,
clarify the use and number of trips the existing building is generating per each Phase, and show
the impacts of the increased traffic each Phase of the project will have on the streets in the
project vicinity. It should also include a signal warrant analysis of the intersection on Tassajara
Road with the project's main entrance for Phases 2 and 3, comment on the proposed intersection
geometry, and discuss potential impacts of the signal to the capacity of the road. It should also
address the safety issues of turning movements at the project entrance and the high speeds of
vehicles on Tassajara Road. Due to high speeds of traffic on Tassajara Road, the City
recommends that a traffic signal and a dedication of a deceleration right lane into the site be
installed for protection of vehicles. Timing of the traffic signal and any off-site improvements
shall be reviewed and approved by the City of Dublin's Director of Public Works.
The DEIR should address the combined on-site parking requirements for high school students,
faculty, administrative personnel on the site, and also address pedestrian and bicycle paths used
from neighboring developments. It should comment on the proposed needed street .
improvements along the proposed school frontage per the Eastern Dublin Specific Plan. It
should discuss the mitigation to neighboring southerly residences due to the needed widening of
Tassajara Road street improvements.
The DEIR should address the project's responsibility to contribute its fair share of the cost of
improving the off-ramp at 1-580 and Tassajara Road.
The DEIR should specify the proposed street improvements along the school frontage including
estimated date of completion, street width and number of lanes. The currently planned City of
Dublin improvements on Tassajara Road runs through the project. The Draft EIR does not
discuss potential impacts that may arise due to a reduction in road width from four lanes to two
lanes approximately 400 feet from the proposed school entrance, nor does it discuss possible
road widening that may be necessary across neighboring parcels from the City limit to the project
frontage.
The project site is located within the City's sphere of influence and annexation of the property is
likely to occur in the future. Therefore, the project should be designed and built to current City
standards including parking and circulation.
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The proposed school would contribute to traffic on Tassajara Road and will benefit from planned
City street improvements. The City of Dublin would not be able to support the development of a
school at this site unless, the project pays the City TIF, Interchange TIF and Regional (Tri-
Valley) TIF prior to issuance of any permits for Phase 1. A requirement to pay fees directly to
the City of Dublin should be included as a traffic mitigation measure in the FEIR.
Public Services and Utilities
Water and Sewer Services
It is the opinion of the City of Dublin, that the DEIR does not adequately address the provision of
water and sewer services for the proposed school for either Phases 1,2 or 3 of the development.
The DEIR should include a more detailed discussion of the analysis on the current capacity of
existing wells and septic system the current building is using. The applicant needs to coordinate
with the County Health Department on the possibility of upsizing the existing line. The DEIR
should also address and discuss the current capacity of DSRSD to supply water and sewer
services to the school in Phases 2 and 3 given the agency's Master Plan.
Mitigation Measure H-Ia states that "If the DEH and ACFD determine that an on-site well is
adequate to provide domestic andfireflow needs for Phase 1, then the applicant should get
approval and a binding agreement that DSRSD would serve the project before any building
permits were issuedfor Phase Two. If, however the DEH and ACFD determine that an on-site
well is not adequate to provide domestic andfireflow needs for Phase 1, then the applicant
should get approval by DSRSD to provide water services before any building permits are
issuedfor Phase 1". This is not an adequate mitigation measure for the project. It should be
determined in the FEIR and prior to certification whether the on-site well has sufficient water
flow to meet domestic and fire fighting requirements. Letters should be obtained from Alameda
County Fire Department and the Department of Environmental Health and incorporated into the
Final EIR, stating that the on-site well and septic tank system is sufficient and adequate to serve
Phase 1 of the school development.
The DEIR should address the issue of annexation, including a discussion of project impacts
should annexation not occur prior to Phases 2 and 3. Furthermore, the DEIR should identify
LAFCO and DSRSD's policies and procedures for district annexation in the event City
annexation does not occur in time to provide services to the school.
Fire Protection Services
The DEIR states that ACFD provides fire protection for the site and that "Station No. 16 on
Donohue Street, Dublin is also available to provide back-up fire services to the site, as needed'.
City ordinance requires all new developments to pay a fire impact fee prior to issuance of
permits. This requirement to pay fire impact fees directly to the City of Dublin should be
included as a mitigation measure ofthe project. These fees will be needed to build and equip a
new fire station to serve Eastern Dublin.
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Police Services / City Services
The DEIR states that "The Dublin Police Department would provide back-up for the ACSD and .
would experience a similar increase in Service demands". Mitigation Measure H-6 states "the
applicant should provide a formal guarantee that the Dublin Police Department will provide
back-up services". The City of Dublin would require a pre-annexation agreement to be entered in
to by the applicant prior to providing City police or other City services to the school. A
requirement to enter into a pre-annexation agreement should be included as a mitigation measure
of the project.
Public Facilities Fee
The City requires all new development in Eastern Dublin to pay its proportional share of fees to
fund the construction of parks, community and other municipal facilities in the area. The purpose
of the Public Facilities Fee is to reduce the impacts caused by future developments in the City of
Dublin and in Eastern Dublin. The proposed school has limited outdoor recreational facilities and
would benefit from future parks and other facilities to be constructed in Eastern Dublin. A
requirement to pay the appropriate public facilities fees should be included as a mitigation
measure of the project.
Land Use and Planning
The Land Use and Planning section ofthe DEIR does not adequately address all City of Dublin
policies as outlined in our letter dated January 26, 1998.
Rural ResidentiallAgriculturallands form an integral part of the mitigation measures established in
the Final EIR for the EDSP. The DEIR should review the project in accordance with the
following Mitigation Measures and identify any impacts the proposed project will have on the
implementation of the Mitigation Monitoring Program for the Eastern Dublin Specific Plan.
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Impact and Mitigation Measure 3.l/A Substantial Alteration to Existing Land use, identifies the
impact ofland use changes in the specific plan area as insignificant. However, the EDSP EIR has
addressed this land use concern by designating the eastern portions of the specific plan area for
low density residential and rural residential uses. This designation would "preserve the outer edge
of the project site in a minimally developed and relatively rural state. Implementation of these
land use designations would preserve hillside areas, creek corridors and other areas of significant
resource value" and "would compensate for the conversion to urban uses". The use of Rural
Residential lands for an urban use such as a school could negatively impact resources which are
preserved to mitigate development in the EDSP.
Impact and Mitigation measure 3.8/B Alteration of Rural/Open Space Visual Character,
identifies that development of the specific plan area "will substantially alter the existing rural and
open space qualities that characterize Eastern Dublin". The EIR considers this impact potentially
significant, and provides mitigation through measure 3.8/2.0 "Implement the land use plan for
the project site which emphasizes retention of the prominent natural features, such as ridge lines
and water courses and sense of openness that characterizes eastern Dublin". It is the position of
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the City that further alteration of rural residential/open space character of the northern portion of
the site is potentially significant and should be minimized by the County.
Impact and Mitigation measure 3.8/D Alteration of Visual Quality of Hillsides, states that the
"grading and excavation of building sites in hillside areas will severely compromise the visual
quality" of eastern Dublin. The EIR considers this impact potentially significant and provides
mitigation through measures 3.8/4.0 - 4.5. These measures are intended to minimize hillside
grading, and maintain the natural land forms and topography of the area, thereby reducing visual
impacts.
The Eastern Dublin Scenic Corridor Policy has developed a number of standards to apply to all
development within 700 feet of a scenic route. I-580 and Tassajara are both City and County
designated scenic routes. The DEIR should review the project for conformance with the
standards of the City's Scenic Policy.
The DEIR states on Page 48 that "Although the EDSP designates numerous other sites for public
school use in the EDSP area, it does not designate any areas for private school use. The project
site is within the planning subarea G: Foothill Residential of the EDSP. Uses allowed within
this area include schools". This last sentence is inaccurate. The EDSP designates the property
as "Rural Residential/Agriculture" and "Medium Density Residential". The Dublin Zoning
Ordinance permits school use on residentially zoned property subject to a conditional use pennit.
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The Final EIR should address when the applicant would need to comply with Mitigation Measures
A-I b which states" The applicant should submit a revised project design for approval by the
Planning Director that reduces the extent of grading on site, for example with less intensive or
no development of the upper hillside, and reduced driveway and parking lot area".. Figure A-3
'EDSP Land Use Designates', should be modified to identify the correct location of the project
site, thereby reflecting the EDSP Land Use designations as stated on page 48.
Visual Quality
The City of Dublin is concerned that the project will have a significant visual impact on the
landscape of eastern Dublin. The City would like the opportunity to review and comment on
revised site, architectural, landscape plans during design review and prior to issuance of building
permits if the County approves this project.
Other Issues
Figure II-I should be modified to show the correct City of Dublin limit line, project location
and size of the Tassajara Creek Regional Park property. In addition, the FEIR should provide
clarification on what is meant by "prior to project approval" as stated in Mitigation Measure A-3.
Is this at the time of certification of the EIR document, rezoning approval or at building permit
issuance?
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Conclusion
The City of Dublin cannot support the proposed school as currently designed, because of the
project's significant land use, visual and environmental impacts. The City's preference for the
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development of the property, includes scaling down the entire development and locating the
buildings along the western portion of the site which would leave the majority of the natural
hillside undisturbed.
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The City could support the reduced grading or reduced scale alternatives, as long as the reduced
scale alternative complies with the goals of the Eastern Dublin Specific Plan, to reduce grading,
concentrate development along the western portion of the property and preserve the site's natural
hillside.
In order for the City to be able to support the final development plan for this property all of the
following items must be satisfied:
. the site shall be developed in accordance with the policies of the EDSP, limiting development
to the western portions of the property with no further intrusion into the open hillside to the
north east and south of the property.
. the development should be built in accordance with the City of Dublin standards regardless of
whether annexation occurs.
. the project should be conditioned with mitigation measures to ensure that the visual and
environmental impacts of grading will be significantly reduced.
. dedication and improvement of Tassajara Road according to the City's Master Plan should be .
required and appropriate traffic safety measures applied to the project to minimize congestion
at the entrance and exit to the site and to ensure that the traffic flow on Tassajara Road is not
impeded.
. the applicant should be required to pay all applicable City of Dublin traffic, public facilities,
fire and other development impact fees directly to the City.
If you have any questions, please do not hesitate to contact Eddie Peabody, Jr., Community
Development Director or Anne Kinney, Assistant Planner at 925-833-6610, for traffic/circulation
or public works' comments, Kevin Van Katwyk, Senior Civil Engineer, at 833-6630 and for
ACFD comments, Jim Ferdinand, Fire Marshal, at 833-6609.
Sincerely,
Guy S. Houston, Mayor
City of Dublin
cc: Dr. Sabri Arac, Applicant
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6163 TASSAJAR.A ROAD
DUBUN. CA
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QUARRY LA.II/[ SCHOOL
6363 TASSAJARA ROAD
DUBLIN. CA
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i;!17@7~\~~ CITY OF DUBLIN
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r~:-- P.O, Box 2340, Dublin, California 94568
~1[ffO~":-v
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City Offices, 100 Civic Plaza. Dublin, California 94.
January 26, 1998
Ms. Diane S. Pierce
Planner III
Alameda County Community Development Agency
399 Elmhurst Street
Hayward, CA 94544
RE: Initial Study Report for the proposed Quarry Lane School, 2060th Zoning Unit,
6363 Tassajara Road, Dublin, CA
Dear Ms. Pierce:
Thank you for giving us the opportunity to comment on the Initial Study Report for the proposed
Quarry Lane School at 6363 Tassajara Road. Although, the project site is located within and is
under the jurisdiction of unincorporated Alameda County, it is also included in the Eastern .
Dublin Specific Plan Area.
Our major areas of concern include, the project's significant land use, visual, and environmental
impacts, the physical suitability of the site for a school complex accommodating up to 1,200
students, and the differing policy between the East County Area Plan and the Eastern Dublin
Specific Plan.
Site Description:
The project site is located on the east side of Tassajara Road, approximately three miles north of
Interstate 580. The 10 acre site is rougWy rectangular in shape. The site is characterized by
relatively level area along the site's southern and western boundary. The remainder of the
property (approximately 60%) is comprised of steeper hillside slopes. The grade rises by
approximately 150 ft from the south west comer of the site to its highest point (approximately
590 feet) at the north east comer of the site. An existing 9,600 ~quare-foot building, the Villa
Tassajara, and 90 parking spaces are located along the level portion of the property, fronting on
Tassajara Road. The Villa Tassajara building is currently used as a venue for receptions and
other special events.
Project Description:
The applicant, Quarry Lane School, is proposing to develop a private school facility at this
location for pre-school through high school. The school when complete would accommodate .
1,200 students and 78 employees and would be constructed during three phases over a nine-year
Administration (510) 833-6650 . City Council (510) 833-6605 . Finance (510) 833.6640 . Building Inspection (510) 833-6620
Code Enforcement (510) 833-6620 . Engineering (510) 833.6630 . Parks & Community Services (510) 833-6645
Economic Development (510) 833.6650 . Police (510) 833-6670 . Public WorkS (510) 833.6630
Community Development (510) 833-6510 . Fire Prevention Bureau (510) 833-6606 ATTACHMENT D
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period. At build out, the development would consist of three new buildings, totaling 68,500
square feet, a 6,000 square foot gymnasilUll, swimming pool and recreational areas. The school
proposes to operate from September through June with school hours from 9:00 a.m. to 3 :30 p.m.,
and extended care available from 7:00 a.m. to 6:00p.m.
Eastern Dublin Specific Plan (EDSP):
Land Use (Section 4.0, pages 33, 40-41):
The Eastern Dublin Specific Plan (adopted January, 1994), designates the"project site Rural
ResidentialJAgriculture (.01 dwelling units per acre) and Medium Density Residential (6.1 - 14.0
dwelling units per acre). Rural Residential/Agriculture lands are intended to accommodate
agricultural uses and open space areas with one dwelling unit per 100 acres. The project site is
located within planning subarea G: Foothill Residential. The Plan states that uses in this
planning subarea will be predominantly low density residential, with other uses to include
schools and parks. The Eastern Dublin Specific Plan identifies three sites for school use within
the subarea. The foothill subarea consists primarily of hilly topography ranging from relatively
gentle slopes to steep hillsides. In general, higher residential densities are permitted on the
flatter, l~ss constrained topography while, the steeper portions of the subarea are designated for
lower densities such as rural residential or open space. In accordance with the Eastern Dublin
Specific Plan, the southern level portion of the site (approximately 40%) is designated Medium
Density Residential and the steeper northern portion of the site (approximately 60%) Rural
Residential/Agriculture. The development of the northern steeper portion of this site for a school
use may not be consistent with the Eastern Dublin Specific Plan because substantial development
would eliminate resource/open space areas the Rural Residential designation is designed to
protect.
Resource Manag-ement (Section 6.0, pages 63-64):
The Eastern Dublin Specific Plan defmes open space as "land which is either designated as Open
Space with the intention that it remains undeveloped or is designated as Rural
Residential! Agriculture with the intention that it maintain itS potential for agriculture with very
limited development". Section 6.2.3, Open Space Access states in part that "Rural Residential
/ Agriculture areas that remain in private ownership will also serve primarily as vis~ open
space". Policy 6-7 states, " all Rural Residential/Agriculture (RR/A) areas shall be kept
primarily undeveloped. If possible, allowable development in these areas should be transferred
to other residential development areas and the future use of the land restricted to open space
uses. If development does occur within RR designated areas, it should be located in the least
visible portion of the development site and situated to preserve the area's value as open space
and wildlife habitat". The use of Rural Residential lands for a school use would negatively
impact resources which are intended to remain primarily undeveloped for agricultural and open
space uses.
Visual Resources (Section 6.3.4, pages 71-73):
The foothills, grasslands and riparian corridors of eastern Dublin convey a very distinctive image
for the City. Section 6.3.4 Visual Resources states "the hillsides of eastern Dublin afford an
excellent opportunity to establish a strong visual identity for the new community and define an
eastern and northern boundary for Dublin. For this reason, retaining the natural character of the
2
foothill landforms and preserving the sense of openness that currently characterizes the area are .
important objectives of the Plan". The intent of the Eastern Dublin Specific Plan is "to establish
a visually distinctive community which preserves the character of the natural landscape by
protecting key visual elements and maintaining views from major travel corridors and public
spaces".
Ridfelines and Rid'felands:
Figure 6.3 Environmental Constraints (EDSP), identifies the area's most prominent ridgeline
which actually lies outside the specific plan area within Alameda County. This ridgeline
provides a significant visual backdrop for the lower foothills located within the planning area.
The project site which is characterized by lower foothills (approximately 500-600 feet) forms a
part of a larger ridgeland spur.
The Plan designates the site's foothill area as 'visually sensitive ridgelands - restricted
development'. The intent of this designation is to preserve the character and views of East
Dublin and the views of the major ridgelines wi~ Alameda County. TIlls designation allows
limited development subject to the following restrictions (EDSP page 72):
1. the development must be consistent with the specific plan land use designation.
2.
development must not obscure or appear to extend above the major ridgelands outside the
planning area to the north.
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3. the development must not be silhouetted against the horizon when viewed from the City
and County designated scenic routes (1-580 and Tassajara Road).
4. grading for such development must not visually scar sensitive ridgelands or
hillfaces.
We are concerned that the development of the steeper northern portion of the site will have a
significant impact on the visual and aesthetic qualities of the area and in particular the
eradication of the site's distinctive hills. The City of Dublin requests that the EIR address each of
the issues listed above.
Hillside DeveloTJment:
Section 6.3.4 Hillside Development states "hillside development and grading, if not properly
regulated, will severely compromise the visual quality of the planning area, as well as contribute
to slope stability and safety concerns". In order to mitigate these impacts, "the plan designates
the majority of the development for the flatter portions of the area and in areas with limited
visibility from other developed areas and major travel corridors". The City is concerned that the
proposed project may not be suitable for development because of the site's physical
characteristics and its visibility from Tassajara Road and 1-580, both designated scenic corridors.
.
Any development of the site should comply with the policy statements identified in the EDSP,
pages 72-73. These measures are intended to mitigate the significant visual impacts of hillside
3
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grading and reduce slope instability and safety concerns. The City requests that any new slopes
do not exceed 3:1. The project's EIR should analyze any impacts that may arise due to grading
steeper slopes than the City would allow. In addition, the EIR should include a soils analysis to
determine the stability of the soil, potential for landslides and the number and height of retaining
walls required. The type and height of retaining walls also impact the visual quality of hill area.
As stated in the Initial Study, the EIR will discuss measures to mitigate potential impacts caused
by landslides and expansive soils, as well as erosion control measures to mitigate excavation,
grading or 'fill associated with the project .
In stunmary, the City is concerned with the development of the steeper northern portion of the
site. Significant buildings and other facilities on this part of the site and the extensive grading
involved, would not be consistent with the goals and intent of the EDSP relating to land use,
resource management and visual resources.
Eastern Dublin Scenic Corridor Policy:
The project site is visible from I-580 and Tassajara Road, both City and County designated
scenic routes. The scenic character of eastern Dublin is defined by the sweeping panorama of
foothills and the rural landscape. The EDSP states in part that "if the area's visual quality is to
be preserved, it is critical that views of major ridge1ands be maintained from the scenic corridor.
Any proposed development of this site should comply with the Eastern Dublin Scenic Corridor,
Policies' and Standards (April, 1996).
The eastern Dublin scenic corridor policy has developed a nlUllber of standards to apply to all
development within 700 feet of a scenic route. In particular, the scenic corridor policy requires
that:
I. d~velopment along the scenic corridors is well planned and sensitively sited to respect the
natural topography.
2. Achieve high quality design and visual character for all development visible from
designated scenic corridors.
In addition, the scenic corridor policy identifies specific requirements for each segment or zone
of a scenic corridor in this case, Tassajara Road. Please find enclosed a copy of the 'Overall
Implementing Policies for the Eastern Dublin Scenic Corridors' and the policies and standards
for scenic corridor zone 3: Tassajara Creek Valley.
The EIR should include in its scope of review, a detailed analysis of the visual impact that this
development will have upon the landscape. The analysis should include a photomontage or
computer generated image of the site (before and after development) from all view points,
including views of distant hills and ridgelines to the north and northeast of the project site. Please
refer to the Eastern Dublin Scenic Corridor, Implementation Chapter, page 49, sections 3.3 -3.3.3
for detailed submittal requirements.
4
Environmental Impact Report for the Eastern Dublin Specific Plan:
Rural Residential /Agriculture lands form an integral part of the mitigation measures established
by the Environmental Impact Report for the Eastern Dublin Specific Plan. Impact and
Mitigation Measure 3.lIA Substantial Alteration to Existing Land use, identifies the impact of
land use changes in the specific plan area as insignificant. However, the EIR has addressed this
land use concern by designating the eastern portions of the specific plan area for low density
residential and rural residential uses. This designation would "preserve the outer edge of the
project site in a minimally developed and relatively rural state. Implementation of these land use
designations would preserve hillside areas, creek corridors and other areas of significant resource
value" and "would compensate for the conversion to urban uses". The use of Rural Residential
lands for an urban use such as a school would negatively impact resources which are preserved to
mitigate development in the EDSP. Any school use at this location should be examined in detail
because of this designation. The Eastern Dublin Specific Plan identifies other specific sites for
school use, all of which are located outside of Rural Residential/Agriculture areas.
Impact and Mitigation measure 3.8IE Alteration of Rural/Open Space Visual Character,
identifies that development of the specific plan area "will substantially alter the existing rural and
open space qualities that characterize Eastern Dublin". The EIR considers this impact
potentially significant, and provides mitigation through measure 3.8/2.0 "Implement the land use
planfor the project site which emphasizes retention of the prominent naturalfeatures, such as
ridgelines and water courses and sense of openness that characterizes eastern Dublin ". It is the
position of the City that further alteration of rural residential/open space character of the northern
portion of the site is potentially significant and should be minimized by the County.
Impact and Mitigation measure 3.8/D Alteration ofVisuaI Quality of Hillsides, states that the
"grading and excavation of building sites in hillside areas 'Will sever~ly compromise the visual
quality" of eastern Dublin. The EIR considers this impact potentially significant and provides
mitigation through measures 3.8/4.0 - 4.5. These measures are intended to minimize hillside
grading; and maintain the natural land forms and topography of the area, thereby reducing visual
impacts.
The Initial Study states that "the project would not affect agricultural resources or operations, as
the site is not used for agricultural purposes and its 10-acre size and steep slopes are not
conducive to agricultural uses". The City is concerned with the extent of grading and physical
alteration of the site that will be necessary to accommodate a school complex at this location.
The project's EIR should evaluate the adequacy of the 10 acre project site to accommodate a
pre-school through high school taking into account the physical characteristics of the site and the
number of potential students.
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The City is concerned that the development of this site may not be consistent with the mitigation
measures established in the Environmental Impact Report for the Eastern Dublin Specific Plan.
Although, the project is within the jurisdiction of the Alameda County, the City requests that the
project's EIR consider the impacts the development will have on the implementation of the .
EDSP and associated Mitigation Monitoring Program.
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East County Area Plan (ECAP):
The City's interpretation of the East County Area Plan (adopted May, 1994) is that it designates
the southern portion of the site MedilUll High Density Residential, 8.1 to 12 dwelling units per
acre and the northern portion of the property Resource Management Resource Management is
equivalent to the Rural Residential/Agriculture designation in the EDSP. The County's
residential designation also allows for public and quasi-public uses and neighborhood support
facilities, such as day care facilities. As stated in the Initial Study Report, a "private school with
its before and after-school child care services, would be considered a neighborhood support
facility". Where this policy ~ay apply to the southern portion of the site, the City is concerned
that it is being applied to the steep resource management portion of the site as well. The
Resource Management portion of the site should be left for Resource Management uses as
defined in the ECAP.
Other Comments:
Traffic/Circulation:
The Quarry Lane School Traffic and Circulation Study prepared by Abrams Associates, 1997
concludes that the project would generate a maximlUll3,380 daily vehicle trips and that "the
project would not result in any significant traffic impacts at any of the five project study
intersections or on other local streets in the area". The Initial Study Report states "clUllulative
impacts asslUlle the City of Dublin has completed its planned traffic improvements". It is the
position of the City that this newly proposed school will increase traffic and activity on Tassajara
Road and may impact traffic safety and congestion in the area. The City requests that the County
apply the following mitigation measures to the project.
1. A Traffic Impact Fee will be required to be paid for the increased traffic generated by the
project. The fee will be equal to that charged in the Eastern Dublin Specific Plan. Prior
to issuance of building permit for the project, all traffic impact fees in effect at the time
s.hall be paid by the applicant to the City of Dublin.
2. The applicant shall dedicate public right-of-way along Tassajara Road to the ultimate
right-of-way widening as shown on the City of Dublin Preliminary Alignment Studies
and to the satisfaction of the Director of Public Works. Dedication within the Traffic
Impact Fee (TIP) area of Tassajarra Road (if any) will be credited against the TIF.
.
3. The applicant shall construct street improvements along Tassajara Road to the
satisfaction of the Director of Public Works. The improvements shall include a minimum
road widening to 20' and construction ofa 12' parkv.'ay to include sidewalk and
landscape median.
4. All appropriate Community Facilities Fees, noise mitigation and other established City of
Dublin Fees will be required to be paid prior to issuance of any building permits.
Please send us a copy of the Traffic Study (Abrams Associates, 1997) for our review and
comment.
6
Water:
In addition to the scope of the EIR identified in the Initial Study, the EIR should analyze the .
potential impacts of grading and soil erosion during construction on Tassajara Creek and
downstream water quality. Mitigation measures should be implemented prior to project
commencement with continual monitoring.
Air Quality and Utility Systems:
We are in agre.ement with the description of the i.nl;pacts of the project on air quality and utility
systems and in the scope of the EIR.
Specific Comments:
Please find enclosed a list of specific Public Works and ACFD comments relating to the current
proposed site plan.
Summary:
It is the position of the City, that the proposed use of this site for a school accommodating up to
1,200 students may not be consistent with the land use designation of the property and the intent
of the resource management goals of the EDSP. The complete development of the site and the
ex'1ensive grading on portions of the site would have a negative impact on the visual quality of
eastern Dublin, by eradicating foothill areas set aside for preservation, reducing views and
removing resource management areas. The City is concerned that this project will have a
significant negative impact on the implementation of the EDSP and the associated Mitigation .
Monitoring Program set out in the EIR. Given the project's visual, grading and land use
impacts, the development should be scaled down or redesigned from what is being proposed. In
discussions with the applicant, the City identified our willingness to assist the applicant to
redesign the project so as to minimize grading and maintain the natural topography of the site,
thereby reducing the project's visual, environmental and landscape impacts.
In addition., to the scope of the EIR outlined in the Initial Study, the City requests that the County
consider all of the following concerns/issues in the environmental review of the project.
. consistency with the implementation policies of the Eastern Dublin Specific Plan relating to
land use, resource management and visual resources.
. consistency with the Mitigation Monitoring Program established in the EIR for the Eastern
Dublin Specific Plan.
. the environmental and visual impacts of grading, including a discussion of mitigation
measures.
. discuss how the project will meet all the requirements for development on 'visually sensitive
ridgelands. - restricted development' (refer to page 4 of this document).
. address the project's impact on the visual and aesthetic qualities of the landscape of Eastern
Dublin.
. discuss the adequacy of the 10 acre site to accommodate a school use taking into account the .
physical characteristics of the site and the nlUllber of potential students.
7
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. discuss the results of the traffic study, including the iInpact each phase of the development
""ill have on traffic and circulation on Tassajara Road and access to and from the site.
Recommend mitigation measures.
. address any differences in policy between the Eastern Dublin Specific Plan and East County
Area Plan.
Again, thank you for giving us the opportunity to comment on the Initial Study Report for the
proposed Quarry Lane School. If you have any questions regarding our comments, please do not
hesitate to call either Anne Kinney, Assistant Planner at 833-6610, for traffic/circulation or .
public works' comments, Mehran Sepehri or Kevin Van Katwyk, Senior Civil Engineers, at 833-
6630 and for ACFD comments, James R. Ferdinand, Fire Marshal at 833-6609.
sin{l1Y I -
t ~!lIfA I
..h~~e Peabod , Jr.
Community Development Director
(1;-
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cc: Anne Kinney, Assistant Planner
Mehran Sepehri, Senior Civil Engineer
Kevin Van Katwyk, Senior Civil Engineer
Jim Ferdinand, Fire Marshal
. Dr. Sabri Arac, Applicant
Enclosures
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Specific Comments relating to the current site plan proposed for Quarry Lane
School at 6363 Tassajara Road.
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City of Dublin Public Works' Comments:
I. A site phasing plan would show how the new parking area of the preschool will
differ from the middle school and high school parking. This plan should also
show how traffic will circulate during this first phase of the project.
2. Per City Grading Ordinance, all new slopes cannot exceed the 2: l, and per UBC
every 30' of vertical drop shall have a minimlUll 7' wide bench. The City prefers
to see 3: 1 slopes where possible.
3. MaximUlll slope of the drive into the proposed project site should be 6%. This
drive should be designed with crest and sag vertical curves at design speed of 25
mph and be lighted at a minimum 1.5 foot candle at the driveway surface.
4. Fire access is required to all buildings and open slopes unless otherwise approved
by the Alameda County Fire Department Fire Marshall.
5.
The bulb turnaround at the end of the main drive aisle shall be a minimum radius
of 42 feet for fire trucks.
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6. Profiles of all retaining walls on the site including wall type and typical retaining
cross section should be submitted to show how the retaining walls will look from
Tassajarra Road.
7. The driveway entrance to the site needs to be widened to an ultimate minimlUll
width of 38' to provide for an 18' lane entrance lane and 18' exit lane. This is to
provide a future 14' entrance lane, 12' left-turn exit lane and 12' foot right-turn
exit lane.
8. Depending on the volUllle of traffic at the center the driveway entrance, a traffic
signal may be required with the left-turn pocket at some future point of
development of the site. This should be addressed in the traffic study for the
project.
9.
The direction of travel of the drop-off needs to change so vehicles drop off
passengers on the passenger side of the vehicle. The drop-off area needs to be
adequately signed, delineated" and marked, including one-way signs to make it
user friendly for people to know where to drop off their children. The drive area at
the drop-off should be expanded to at least 26' wide by 50' long so that cars or
buses can pull in next to the curb and cars or buses behind can still get past
stopped vehicles. Also, parking stalls should be provided in the drop-off area
because some parents will come early and wait for their kids to get to the drop-off
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t(.
. point.
10. The school site shall comply with current ADA requirements. The necessary
sidewalks and handicap ramps from the drop-off area or from a handicap parking
space to the various school buildings should be shown on the site plan.
II. The service area and trash containers should be sho\\'l1 on the site plan, indicating
how truck deliveries are to be made to the service area and school cafeteria.
12. Show where the school buses will be parked permanently or temporarily.
13. The project soils report should be prepared in the early stages of the site review to
determine the stability of the soils, keyways and retaining walls that need to be
installed.
14. The site plan should indicate the dimensions of typical parking stalls, widths of
drive aisles, sidewalks, overall building dimensions, parking counts, handicap
spaces and ramps, pedestrian crossings, driveways, radii of major curb returns,
length of retaining walls etc.
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15.
An engineer needs to field survey and study the existing storm drain system and
determine ifit can handle the additional flows from the proposed school project.
16. Please show how this site is going to be serviced with domestic water and sewer
lines. Is there a water line in Tassajarra Road, or is there a well on the site? Is
there a sewer line in Tassajarra Road, or is there a site leach field that will be
increased to handle the additional buildings? On the preliminary utility plan,
show where these locations are, and show critical distances between the services
to comply with the County Health Codes.
17. Please show Tassajarra Road on the site plan or survey showing the driveway of
this site in relation to other driveways in the immediate area of the site.
18. Provide a minimlUll of two parking spaces per classroom for elementary through
junior high and a minimum of on-site parking spaces per classroom, plus one for
every four students for the high school. Also provide adequate drop-off space as
previously mentioned.
Alameda County Fire Department Comments:
1.
The buildings shall be protected by the installation of an automatic fire sprinkler
system designed, installed, tested and maintained to NFP A 13 and 25 standards.
Pennits, plans and calculations shall be submitted for review and approval prior to
installation. All permit fees shall be paid in full prior to approval of plans or
inspection of system.
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Ie.
2.
Water supply shall be provided to the site for both fire flow and fire protection.
Fire flow shall be determined following a plan review but shall be no less than
3000 gallons per minute. Fire sprinkler demand shall be calculated and included
in the water supply requirements.
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3. Fire hydrants shall be installed to provide the necessary fire flow. Location and
spacing of hydrants shall be reviewed and approved by the Fire Department prior
to installation. Hydrants shall be located a maximum of350 feet apart on the site.
4. The buildings shall also have a complete fire alarm system installed. The fire
alarm shall be designed, installed and tested to NFP A 72 requirements and any
State or Local amendments. Permits, plans and calculations shall be submitted for
review and approval prior to installation. All permit fees shall be paid in full prior
to approval of plans or inspection of system.
5. In addition to the fire sprinkler protection, portable fire extinguishers shall be
installed. A minimum of 2A-1 OBC rated extinguisher shall be located as per the
fire code.
6.
To maintain access to all buildings "Fire Lanes" shall be required and so marked.
Indicate the locations of "Fire Lanes" on the site plan as per requirements of the
ACFD.
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7. To assure access to the structures a KNOX key box shall be required.
8. A defensible space shall be created around the property to assure fire safety from
wildland fires.
9. Water supply and approved access shall be installed prior to the commencement
of any combustible construction.
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C1lffO~'-"\'
CITY OF DLTBLIN
20. Box 2340. Dublin, California 94568
.
City Offices. 100 Civic Plaza, Dublin, California 94568
April 15, 1998
Ms. Diane S. Pierce
PI~er In
Alameda County Community Development Agency
399 Elmhurst Street
Hayward, CA 94544
RE: Proposed Quarry Lane School,
6363 Tassajara Road, Dublin, CA
Dear Ms. Pierce:
.
Since March, the City of Dublin has been working with the applicant, Dr. Sabri Arac of Quarry Lane
School, regarding the development of 6363 Tassajara Road for a school use. The intent ofthis process,
was to assist the applicant in revising the proposed site plan to address specific requirements referenced
in the Eastern Dublin Specific Plan (EDSP) and the Environmental Impact Report prepared for the
Specific Plan, reduce environmental, land use and visual impacts and provide Alameda County with an
alternative site plan that could be evaluated as part of the EIR process.
Our major areas of concern as outlined in the response to the Initial Study Report, dated January 26,
1998 include the following: .
. consistency with the goals and intent oftlfe Eastern Dublin Specific Plan relating to land use;
resource management, .visual resources and hillside development.
. environmental and visual impacts of e),.'tensive grading on portions of the site.
. consistency with the Mitigation Monitoring Program established in the EIR for the Eastern Dublin
Specific Plan.
. impact of the project on the visual and aesthetic qualities of the landscape of East Dublin.
. impact on traffic circulation and safety on Tassajara Road.
. intensity of development proposed for this site considering the property's physical constraints.
. compliance with City of Dublin development standards.
.
The City's preference for the development of this site, includes scaling down the entire development and
locating the buildings along the west portion of the property which would leave the majority of the
natural hillside undisturbed. The applicant accepted the issues raised regarding the development of the
site and was 'willing to redesign the project taking into account the stated concerns and the schools needs
which are:
1.
2.
3.
ACr.linis:ratio~ (510) 833-5650 . City Council (510) 833-6605 . Finance (510) 833-65~0 . Building Inspection (510) 533-6620
Code =nforcement (510) 833~6520 . engineering (510) 833-6630 . Parks & Community Services (510) 833-6645
::conomic Development (510) 833-6650 . Police (510) 833-6670 . Public Works (510) 833-~I';"In
~-"",,,,,,,,,.,iTv Go>v"la:)ment (510) 833.6610 . Fire Prevention Bureau (510) 833-6606 A 'T'T A rUl\,fJ;'N'T' V
accommodate the entire school campus on site (as originally proposed),
student safety (set back buildings from Tassajara Road) and
comply with Alameda County parking and other development standards.
The alternative site plan proposed is as shown on the attached Exhibit "A".
. The [oIlowing is a brie~ discussion of the stated concerns regarding the development of the property and .
how these impacts may be' reduced byirriplementing the ':3.iternative plan.
Eastern D~blin Specific Plan
The EDSP is a comprehensive planning document which is intended to guide the future development of
east Dublin including areas within the City's jurisdiction and areas within the City's sphere of influence.
Land use:
The EDSP identifies a specific land use designation for the project site, which is based on the site's
topography, development potential, adjacent land uses and the overall planning of the region. The EDSP
designates the western and southern level portions of the site (approximately 40%) MedilUll Density
Residential (6.1 - 14.0 dulac) and the steeper northeastern portion of the site (approximately 60%) Rural
Residential/Agriculture (.01 dulac). Rural Residential/Agriculture lands are intended to accommodate
agricultural uses, open space areas and low density residential. The City is primarily concerned with the
development of the northeastern steeper portion of this site for a school use because substantial
development would eliminate resource/open space areas the Rural Residential designation is designed to
protect.
The alternative site plan (as shown on Exhibit "A") has relocated the buildings and parking areas away
from the north eastern and southern portions of the site, thereby leaving the majority of the natural
hillside open and undisturbed. A school use at this location could be acceptable if development is in .
accordance with Exhibit "A", minimizes grading of the hillside, reduces environmental and visual
impacts, complies with City of Dublin development standards and ultimately, if the site can
accommodate this level of development. The Dublin Zoning Ordinance permits school use on
residentially zoned property subject to a conditio~al use pennit.
Resource Management:
Lands designated for Rural Residential use are intended to remain primarily undeveloped for agricultural
and open space uses. The alternative site plan indicates that the majority of development will occur on
the flatter portions of the site, with the buildings creeping up the lower foothills. In accordance with the
EDSP, the majority of the Rural Residential designated portion of the site remains undeveloped for open
space and recreational uses.
Visual Resources:
The intent of the EDSP is to preserve the character of the natural landscape by protecting key visual
elements and maintaining views from major travel corridors and public spaces. This is achieved through
the EDSP Scenic Corridor Policy, designation of sensitive ridgelands for protection, and policies for
minimizing grading. The cross-sections of the proposed alternative site plan (refer to Exhibit "A")
indicate that the buildings will be sited and designed to creep up the hillside, the buildings will fit the
landscape rather that redesigning the landscape to fit the buildings. Further visual analysis is required to
ensure that the project will conform with the EDSP Scenic Corridor Policy and that the views of distant
hills and open space areas will be unobstructed.
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Ridgelines and Ridgelands:
The plan designates the site's foothills as 'visually sensitive ridgelands - restricted development'. This
designation permits limited development subject !o ~ :n~ber c;>f restrictions (refer to response to Initial
Study Report, dated January 26, 1998, page 3). Review of the alternative 'site 'plm, indicates that the
grading of the site's sensitive hill side will be minimized. As stated above, further visual analysis is
required to ensure that the development will not be silhouetted against the horizon when viewed from
designated scenic routes and that the development will not extend above the major ridgelands to the
north and east.
Hillside Development:
The EDSP states that "hillside development and grading, if not properly regulated, will severely
compromise the visual quality of the planning are~ as well as contribute to slope stability and safety
concerns". In order to mitigate these impacts, the plan designates the majority of the development for
the flatter portions of the area and identifies a number of policies to minimize grading, thereby reducing
the significant visual and environmental impacts of hillside development. The project should be
conditioned with mitigation measures to ensure that the visual and environmental impacts of grading
will be significantly reduced.
Environmental Impact Report for the Eastern Dublin Specific Plan:
The Rural Residential /Agriculture lands form an integral part of the mitigation measures established by
the Environmental Impact Report for the Eastern Dublin Specific Plan. Whereas, the alternative does
limit development of the site to the west portion of the property and away from the site's sensitive
ridgeland, further analysis is required in order to determine whether the alternative will be consistent
\\-1th the Mitigation Monitoring Program established for the EDSP.
TraffidCirculation:
It is the position of the City that this newly propo.~ed school will increase traffic and activity on -
Tassajara Road and may impact traffic safety aDd congestion in the area. The purpose of the project EIR
is to discuss the results of the completed traffic study, including the impact each phase of the
development will have on traffic and circulation on Tassajara Road and access to and from the site. The
City maintains its position in requesting that the County apply all of the mitigation measures outlined on
page 6 of our letter dated, January 26, 1998 to the project including the payment of all applicable City of
Dublin development impact fees. In addition, the City would like the project to be conditioned to
include the provision of a deceleration lane to provide safe access to and from the site.
Summary:
The alternative site plan addresses some concerns regarding the proposed development. . The site plan
does reduce grading of the hillside, thereby preserving the natural and openness of the ridgelands and for
this reason the City recommends its inclusion in the EIR process.
However, the City is still concerned that the level of development is too intense considering the physical
constraints of the property. If this school was built within the City of Dublin, the inclusion of a high
school at this site and associated square footage would increase the number of parking spaces required
for this structure alone by over 150 stalls. The alternative site plan needs to show how the site can
accommodate the total square footage proposed and the number of parking spaces required by the
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Dublin Zoning Ordinance. In order for the City of Dublin to be able to support the final development
plan for this property all of the following items must be satisfied:
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. the site shall be developed in accordance with Exhibit "A" with no further intrusion into the open
hillside to the north east and south of the property.
. the development should be built in accordance with the City of Dublin standards regardless of
whether annexation occurs.
. the project should be conditioned with mitigation measures to ensure that the visual and
environmental impacts of grading will be significantly reduced.
. dedication and improvement of Tassajara Road according to the City's Master Plan should be
required and appropriate traffic safety measures applied to the project to minimize congestion at the
entrance and exit to the site and to ensure that the traffic flow on Tassajara Road is not impeded.
. the applicant shall be required to pay all applicable City of Dublin traffic, parks and other
development impact fees directly to the City.
If you have any questions regarding these comments, please do not hesitate to call me at 833-6610.
Sincerely,
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Anne Kinney
Project Planner
cc: Dr. Sabri Arac, President, Quarry Lane School
Enclosures:
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