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HomeMy WebLinkAboutItem 4.02 Quarry Lane School Expansionor 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL June 17, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #410 -30 Christopher L. Foss, City Manager " Quarry Lane School Phase III Expansion - Planned Development Rezoning and related Stage 1/2 Development Plan Amendment, Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: On June 3, 2014, the City Council approved Site Development Review for a new 13,102 square foot, two -story cafeteria and science building at Quarry Lane School and an accompanying CEQA Addendum. The City Council also waived the first reading and introduced an Ordinance to amend the Planned Development Zoning District and related Stage 1/2 Development Plan to incorporate the new building as well as a future expansion area of up to 4,000 square feet in Building 1 on the existing 10 -acre school site. The City Council is considering adopting the ordinance at this meeting. FINANCIAL IMPACT: None at this time. The costs associated with processing the Quarry Lane School Phase III expansion project are borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council waive the reading and adopt an Ordinance Amending the Zoning Map to Rezone the Quarry Lane School Site to a Planned Development Zoning District and Approving the Related Stage 1/2 Development Plan Amendment for the Quarry Lane School Phase III Expansion. Submitted By Community Development Director DESCRIPTION: 'Reviewed By Assistant City Manager Quarry Lane School is a private K -12 college - preparatory school located on approximately 10 acres of land located on the east side of Tassajara Road, south of Silvera Ranch and the Nielsen property. Page 1 of 3 ITEM NO. 4.2 The existing school serves up to 950 students in nearly 93,500 square feet of buildings on the school campus. The proposed project includes the construction of a new 13,102 square foot cafeteria and science building and the allowance for a future expansion of up to 4,000 square feet in Building 1 to accommodate an expanded stage and performance area at some point in the future. The application includes a request for Site Development Review approval for the cafeteria and science building (no Site Development Review request for the future Building 1 expansion area) and a Planned Development Rezoning and related Stage 1/2 Development Plan amendment to increase the overall amount of development allowed on the school site. On June 3, 2014, the City Council approved Resolution 84 -14, adopting a CEQA Addendum for the project, and Resolution 85 -14, approving Site Development Review for the new 13,102 square foot cafeteria and science building. At this meeting, the City Council also waived the reading and introduced an Ordinance adopting amendments to the Stage 1/2 Development Plan for the school site. The June 3, 2014 Staff Report with additional detail on the Site Development Review and Planned Development Rezoning is included (Attachment 1). The City Council is being asked to waive the second reading and adopt the Ordinance (Attachment 2) ENVIRONMENTAL REVIEW Environmental review for the project area was previously conducted and documented in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program Environmental Impact Report (EIR) (SCH No. 91103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City Council approved a Planned Development District Stage 1 and 2 Development Plan for the construction of Phase II of Quarry Lane School, and adopted an Initial Study and Mitigated Negative Declaration (City Council Resolution 204 -00). In 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (Planning Commission Resolution 04 -46. Pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the Page 2 of 3 previous Addendum was adopted. Based on the Initial Study, an Addendum was prepared documenting these facts. NOTICING REQUIREMENT /PUBLIC OUTREACH A copy of the Staff Report has been sent to the applicant. ATTACHMENTS: 1. City Council Staff Report dated June 3, 2014 (without attachments) 2. Ordinance Amending the Zoning Map to Rezone the Quarry Lane School Site to a Planned Development Zoning District and Approving the Related Stage 1/2 Development Plan Amendment for the Quarry Lane School Phase III Expansion Page 3 of 3 or 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL June 3, 2014 Honorable Mayor and City Councilmembers CITY CLERK File #400 - 20/410 -30 Christopher L. Foss, City Manager " Quarry Lane School Phase III Expansion - Site Development Review, Planned Development Rezoning and Related Stage 1 and 2 Development Plan Amendment, and CEQA Addendum Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of Site Development Review, an amendment to the Stage 1 and 2 Planned Development Zoning District, and approval of a CEQA Addendum to accommodate a new 13,102 square foot, two -story cafeteria and science building and a future expansion area of up to 4,000 square feet in Building 1, on the existing 10 -acre school site. FINANCIAL IMPACT: None. All costs incurred in processing this application have been borne by the Applicant. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and adopt a Resolution Adopting an Addendum for the Quarry Lane School Phase III Expansion at 6363 Tassajara Road; waive the first reading and INTRODUCE an Ordinance Amending the Zoning Map to Rezone the Quarry Lane School Site to a Planned Development Zoning District and Approving the Related Stage 1/2 Development Plan Amendment for the Quarry Lane School Phase III Expansion; and adopt a Resolution Approving Site Development Review for a New 13,102 Square Foot Building at Quarry Lane School 6363 Tassajara Road. Submitted By Community Development Director DESCRIPTION: 'Reviewed By Assistant City Manager Quarry Lane School is a private K -12 college - preparatory school located on approximately 10 acres of land located on the east side of Tassajara Road, south of the Silvera Ranch neighborhood and the Nielsen property. Page 1 of 4 ITEM NO. 6.1 The existing school serves up to 950 students in nearly 93,500 square feet of buildings on the school campus. The proposed project includes the construction of a new 13,102 square foot cafeteria and science building and the allowance for a future expansion of up to 4,000 square feet in Building 1 to accommodate an expanded stage and performance area at some point in the future. The application includes a request for Site Development Review approval for the cafeteria and science building (no Site Development Review request for the future Building 1 expansion area) and a Planned Development Rezoning and related Stage 1/2 Development Plan amendment to increase the overall amount of development allowed on the school site. ANALYSIS: The following is a brief discussion of the proposed project. Please refer to the Planning Commission Staff Report dated May 13, 2014 (Attachment 1) for a detailed analysis of the project. The proposed project consists of two parts- 1 . Planned Development Rezoning and related Stage 1 and 2 Development Plan Amendment. The project includes a request to amend the existing Stage 1 and 2 Development Plan to increase the amount of development permitted on site from 85,889 square feet (per the 2004 Stage 2 Development Plan approval) to 110,602 square feet and increase the allowable Floor to Area Ratio (FAR) from .219 to .253. The Total Building Area and FAR are proposed to increase, but all other elements of the Stage 1 and 2 Development Plan related to Quarry Lane School remain the same. The proposed Ordinance is included as Attachment 2 to this Staff Report. 2. Site Development Review. The project also includes the construction of a two -story cafeteria and science building on a portion of the site that is between the two -story Building 1 and an upper parking lot. There will be limited visibility of the new building from Tassajara Road. The area is currently occupied by a storage shed, outdoor eating area for students, and a commercial walk -in refrigerator. These structures will be removed prior to construction. The project plan are included as Exhibit A to Attachment 3 The colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. The last sheet of the Project Plans (Exhibit A to Attachment 3) provides color and material details. The Resolution approving Site Development Review is included as Attachment 3 to this staff report. ENVIRONMENTAL REVIEW Environmental review for the project area was previously conducted and documented in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program Environmental Impact Report (EIR) (SCH No. 91103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City Council approved a Planned Development District Stage 1 and 2 Development Plan for the construction of Phase II of Quarry Lane School, and adopted an Initial Study and Page 2 of 4 Mitigated Negative Declaration (City Council Resolution 204 -00). In 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (Planning Commission Resolution 04 -46). Pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study (Exhibit A to Attachment 4) to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted. Based on the Initial Study, an Addendum was prepared documenting these facts. The Resolution adopting an Addendum for the Quarry Lane School Phase III expansion is included as Attachment 4 to this Staff Report. PLANNING COMMISSION REVIEW On May 13, 2014, the Planning Commission held a public hearing on the Quarry Lane School Phase III expansion project. At the conclusion of the discussion, the Planning Commission voted to add one additional Condition of Approval to the Site Development Review resolution, which became COA No. 84 and recommended that the City Council approve the project. The Planning Commission draft meeting minutes are included as Attachment 5 and Planning Commission Resolutions 14 -21, 14 -22, and 14 -23 (without attachments) are included as Attachment 6. NOTICING REQUIREMENTS /PUBLIC OUTREACH A notice of this public hearing was published in the Tri- Valley Times, mailed to all property owners and tenants within 300 feet of the project area boundaries, and all persons who have expressed an interest in being notified of actions related to this project were notified via email. The Staff Report for this public hearing was also available on the City's website. ATTACHMENTS: 1. Planning Commission Staff Report dated May 13, 2014 (without attachments) 2. Ordinance amending the Zoning Map to rezone the Quarry Lane School site to a Planned Development Zoning District and approving the related Stage 1/2 Development Plan amendments for the Quarry Lane School Phase III expansion 3. Resolution approving Site Development Review for a new 13,102 square foot building at Quarry Lane School, with the Project Plans included as Exhibit A Page 3 of 4 4. Resolution adopting an Addendum for the Quarry Land School Phase III expansion at 6363 Tassajara Road, with the Addendum and Initial Study included as Exhibit A and the Statement of Overriding Considerations included as Exhibit B 5. Planning Commission draft meeting minutes dated May 13, 2014 6. Planning Commission Resolutions 14 -21, 14 -22, and 14 -23 Page 4 of 4 ORDINANCE NO. xx — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** ORDINANCE AMENDING THE ZONING MAP TO REZONE THE QUARRY LANE SCHOOL SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING THE RELATED STAGE 1/2 DEVELOPMENT PLAN AMENDMENTS FOR THE QUARRY LANE SCHOOL PHASE III EXPANSION PLPA- 2014 -00008 (APN 985 - 0002 - 006 -03) The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Quarry Lane School Phase III expansion project ( "the Project ") PD- Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Quarry Lane School Phase III expansion project under the PD- Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will continue to provide a private compulsory education facility to the community in a location where it has existed for many years. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD- Planned Development zoning for the Quarry Lane School Phase III expansion project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed Site Plan has taken into account sensitive adjacencies and will continue to provide a private compulsory education facility to the community in a location where it has existed for many years.. 2. The project site conditions were documented in the previous environmental documents, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the previous EIRs or Mitigated Negative Declaration that will present an impediment to utilization of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of development approved through the PD zoning. 3. The PD- Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD- Planned Development zoning is consistent with and in conformance with the Dublin General Plan, as amended, in that the continued use as a private K -12 school is consistent with the Medium Density Residential land use designation for the site. C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum via Resolution 84 -14 on June 3, 2014, prior to approving the Project. SECTION 2: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 10.0 acres at 6363 Tassajara Road. APN 985 - 0002 - 006 -03. ( "the Property "). A map of the rezoning area is shown below: ,: 2 SECTION 3. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1/2 Development Plan for the Quarry Lane School Phase III expansion project area, which is hereby approved. Any amendments to the Stage 1/2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1/2 Development Plan for the Quarry Lane School Phase III expansion project This is a Stage 1/2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan is adopted as part of the PD- Planned Development rezoning for Quarry Lane School Phase III expansion project, PLPA- 2014 - 00008. The PD- Planned Development District and this Stage 1/2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Zoning. The Zoning for the subject property is PD- Planned Development (PLPA -2014- 00008). 2. Statement of Permitted Uses. Permitted Uses (as defined by the Zoning Ordinance): Private School: 1. Kindergarten through High School Grades 2. After school care 3. Recreational Play fields Similar and related uses as determined by the Director of Community Development Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for the R -1 Residential Zoning District are conditionally allowed uses in this Planned Development Zoning District. Prohibited Uses: All those not specifically listed herein as permitted or conditionally permitted. 3. Stage 1/2 Site Plan. The Stage 1/2 Development Plan is shown below and is also included as Sheet AS1.0 in the Project Plan Set, dated received April 29, 2014, on file at the Community Development Department. 3 4. Site area, proposed densities, and development regulations. Maximum Student Population 950 students (200 Preschool and Kindergarten, 600 Elementary and Middle School, 150 High School) Maximum Faculty and Staff 55 No. of Classrooms 51 Maximum Building Area 110,602 Floor to Area Ratio .253 Parking Spaces 149 spaces (minimum required per parking analysis conducted in 2004) Maximum Building Height_ 59 feet Minimum Lot Size None Maximum lot coverage 25% Parking Stall Dimensions Standards Per Chapter 8.76 Off - Street Parking And Loading Regulations of the Dublin Zoning Ordinance Minimum Setbacks 20' front yard setback 9'8" side yard setback 20' rear yard setback 5. Phasing Plan. The project site will be developed in phases. 6. Preliminary Landscape Plan. As shown in the Site Development Review approvals for the various project phases (PA 99 -064 and PLPA- 2014 - 0008). 7. Architectural Standards. The design of future buildings on the project site shall be architecturally compatible with the existing Building 2 (Preschool and Elementary School) and Building 3 (Middle and High School Building) including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement on future buildings will also be complementary to the other buildings on the school campus. 8. Consistency with General Plan and any applicable Specific Plan. The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan. 9. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate non - residential projects, so therefore this is not applicable. 10.Aerial Photo. An aerial photo is on file with the Community Development Department. 11.Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1/2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the R -1 (Single Family Residential Zoning District) provisions of the Dublin Zoning Ordinance pursuant to Section 8.32.060.C. No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all applicable action programs and mitigation measures of the Eastern Dublin Specific Plan and General Plan Amendment EIR, the Quarry Lane EIR, the Quarry Lane School Phase II expansion Mitigated Negative Declaration, and the Quarry Lane School Phase III CEQA Addendum to the previous environmental documents. SECTION 4 Relation to Ordinance 24 -00. This ordinance replaces Ordinance 00 -24 as to the Quarry Lane School project site, but not as to the Kobold Property. Section 2, numbers 2 through 5 of Ordinance 24 -00 continue to apply to the Kobold Property (6327 Tassajara Road — APN 985- 0072- 002 -00). SECTION 5. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 6. This ordinance shall take effect and be enforced thirty (30) days from and after its passage. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: 5 AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk