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HomeMy WebLinkAbout4.4 Quarry Lane Performing Arts Center (PLPA-2021-00041)IP DUBLIN CALIFORNIA STAFF REPORT City Council Agenda Item 4.4 DATE: October 17, 2023 TO: Honorable Mayor and City Councilmembers FROM: Linda Smith, City Manager SU B.ECT : Quarry Lane Performing Arts Center (PLPA-2021-00041) Prepared by: Jeff Baker, Community Development Director EXECUTIVE SUMMARY: On October 3, 2023, the City Council held a public hearing to consider the Quarry Lane School Performing Arts Center project located at 6237 and 6363 Tassajara Road. The project includes the construction of a 13,800-square-foot performing art center and related site, landscape, and parking improvements. The requested approvals include an amendment to the Planned Development Zoning Stage 1 and 2 Development Plans, Conditional Use Permit and Site Development Review Permit. The City Council adopted a Supplemental Mitigated Negative Declaration, approved a Conditional Use Permit and Site Development Review Permit, and introduced an Ordinance approving amendment to the Planned Development Zoning. The City Council is now being asked to waive the second reading and adopt the Ordinance approving the Planned Development Zoning Amendments. STAFF RECOMMENDATION: Waive the reading and adopt the Ordinance Amending the Zoning Map and Approving an Amended Planned Development Zoning District and Related Stage 1 and Stage 2 Development Plans for the Quarry Lane School. FINANCIAL IMPACT: All costs associated with the processing of this application are paid for by the applicant. DESCRIPTION: Background The Quarry Lane School is located on approximately 12.6 acres on the east side of Tassajara Road at 6237 and 6363 Tassajara Road (Figure 1 below). Page 1 of 3 1 Figure 1: Project Site Wallis. Ranch i Community Pork y a V LANE Sa1WL it p %ADM HILL DR 1`mg. r f i • • • _ itt Y E21�.� 1 yIy LEyy� �'Li Rid■ i� s+a liel3 The applicant proposes to construct a 13,800-square-foot performing arts center, a 126-space parking lot, and related site and landscape improvements. The proposed building will include a performance hall with seating for up to 350 people, along with drama, music, dance classes, and rehearsal studios for Quarry Lane School students. The new facility will provide a dedicated space to host the school's existing performance art shows and events, as well as an improved space for high school commencement ceremonies. Currently, the school hosts approximately eight events annually, including the high school graduation ceremony. These events occur in the evenings and on weekends and are held in existing buildings on the campus. Implementation of the proposed project will not increase student enrollment capacity or change the frequency or capacity of such events but will provide a new modernized and dedicated facility to host these events. Attachment 2 includes a complete description of the project. On October 3, 2023, the City Council held a public hearing and adopted Resolutions adopting a Supplemental Mitigated Negative Declaration and approving a Conditional Use Permit and Site Development Review Permit for the proposed performing arts center. The City Council also introduced an Ordinance adopting companion amendments to the Planned Development Zoning for the project. The City Council is being asked to waive the second reading and adopt the Ordinance approving amendments to the Planned Development Zoning (Attachment 1). Page 2 of 3 2 NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City Council Agenda was posted. STRATEGIC PLAN INITIATIVE: None. ATTACHMENTS: 1) Ordinance Amending the Zoning Map and Approving an Amended Planned Development Zoning District and Related Stage 1 and Stage 2 Development Plans for the Quarry Lane School 2) City Council Staff Report dated October 3, 2023, without attachments Page 3 of 3 3 Attachment 1 ORDINANCE NO. xx — 23 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE ZONING MAP AND APPROVING AN AMENDED PLANNED DEVELOPMENT ZONING DISTRICT AND RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE QUARRY LANE SCHOOL PLPA-2021-00041 (APNS 985-0072-002-00 AND 985-0002-006-03) The Dublin City Council does ordain as follows: SECTION 1: RECITALS A. The Applicant, Dr. Sabri Arac, is requesting an amendment to the Planned Development Zoning and related Stage 1 and Stage 2 Development Plans for the property located at 6237 and 6363 Tassajara Road. The proposed Project would expand the campus to include a new performing arts center on the Quarry Lane School. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan. These planning and implementing actions are collectively known as the "Quarry Lane Performing Arts Center Project" or the "Project." B. The 12.63-acre Project site (APN 985-0072-002-00 and 985-0002-006-03) is located in eastern Dublin, at 6237 and 6363 Tassajara Road. C. The existing General Plan and Eastern Dublin Specific Plan land use designations are Medium -Density Residential. D. On December 19, 2000, the City Council approved the Planned Development (PD) District Pre -zoning and Annexation application (PA-99-064) and adopted a Mitigated Negative Declaration (Resolution No. 204-00) for Phase II of the Quarry Lane School and a PD Pre -zone for the Kobold Property (Ordinance No. 24-00). E. On June 17, 2014, the City Council adopted an Ordinance (No. 12-14) to amend the Zoning Map for PD Zoning District rezone and related Stage 1 and 2 Development Plan Amendments for the Quarry Lane School Phase III expansion and adopted an Initial Study and a CEQA Addendum (Resolution No. 18-14). Ordinance No. 12-14 replaced Ordinance No. 24-00 except as it pertained to the Kobold Property (APN 985-0072-002-00). F. The Project area was previously analyzed in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91-103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). G. The City prepared a Supplemental Mitigated Negative Declaration for the Project, which reflected the City's independent judgment and analysis of the potential environmental impacts of the Project. Prior CEQA analysis for the Project area 4 includes: the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91-103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109) H. Upon completion of the Initial Study, it was determined that there were new potentially significant impacts associated with the project related to noise and air quality and therefore a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify mitigation measures to reduce the impacts to less than significant. I. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from July 5, 2023-August 4, 2023. J. The City received one comment letter during the public review period. K. The Planning Commission held a properly noticed public hearing on the Project, on September 12, 2023, at which time all interested parties had the opportunity to be heard. L. On September 12, 2023, the Planning Commission adopted Resolution No. 23-08 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and approve amendments to the Planned Development Zoning and related Stage 1 and Stage 2 Development Plans, a Conditional Use Permit and Site Development Review Permit, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. M. On October 3, 2023, the City Council held a properly noticed public hearing on the project and the Supplemental Mitigated Negative Declaration at which time all interested parties had the opportunity to be heard. N. A Staff Report dated October 3, 2023, and incorporated herein by reference, described and analyzed the project, including the amendment to the Planned Development Zoning District, Site Development Review Permit, and Supplemental Mitigated Negative Declaration for the City Council. O. The City Council considered the Supplemental Mitigated Negative Declaration and all above -referenced reports, recommendations, and testimony before taking any action on the Project. P. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. Q. Following a public hearing on October 3, 2023, the City Council adopted Resolution No. 105-23, approving the Supplemental Mitigated Negative Declaration for the Quarry Lane Performing Arts Center Project. R. The City Council considered the Supplemental Mitigated Negative Declaration, and all above referenced reports, recommendations, and testimony prior to taking action Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 2 of 8 5 on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 the Dublin Municipal Code, the City Council finds as follows: 1. The Quarry Lane Performing Arts Center Project ("the Project") Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that is consistent with the General Plan and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed development will blend with the natural features unique to the site through the use of design and planning. 2. Development of the Project under the Planned Development zoning will be harmonious and compatible with existing residential and semi-public development in the surrounding area in that the site will provide a dedicated performing arts space on an existing school campus. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development zoning for the 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 existing site development and uses and will provide a new performing arts center. 2. The Project site conditions were documented in the Eastern Dublin General Plan Amendment and Specific Plan EIR (1993), Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91-103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109) and the Supplemental Mitigated Negative Declaration that was prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. 3. The Planned Development zoning is consistent with the General Plan policies and the City's Zoning Ordinance enacted for the public health, safety and welfare. The Project will not adversely affect the health or safety of persons residing or working in the vicinity nor will it be detrimental to public health, safety or welfare. The Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. Additionally, no noxious odors, hazardous materials, or excessive noises will be produced. Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 3 of 8 6 4. The Planned Development zoning is consistent with and in conformance with the Dublin General Plan land use designation of Medium Density which allows for private school uses. SECTION 3. ZONING MAP AMENDMENT 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 and supersedes and replaces the previously adopted Planned Development Zoning Ordinance No. 12-14 and Ordinance 24-00: 12.63 acres at 6327 and 6363 Tassajara Road. APN 985-0072-002-00 and 985-0002-006-03 ("The Property"). A map of the rezoning area is shown below: SECTION 4. APPROVAL OF STAGE 1 AND STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the 12.63 acre property, which is hereby approved. Any amendments to the Stage 1 and Stage 2 Development Plan shall be in accordance with Section 8.32.080 of the Dublin Municipal Code (DMC) or its successors. Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 4 of 8 7 Stage 1 and Stage 2 Development Plan This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the Planned Development Rezone for the Quarry Lane Performing Arts Center Project (PLPA-2021-00041). The Planned Development zoning district and this Stage 1 and Stage 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 DMC Chapter 8.32 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 4. Similar and related uses as determined by the Director of Community Development Conditional Uses: 1. A performing arts center for school programs 2. 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: 1. All those not specifically listed herein as permitted or conditionally permitted. Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 5 of 8 8 3. Stage 1 and Stage 2 Site Plan. Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 6 of 8 9 4. Site Area, Proposed Densities, and Development Regulations. Maximum Student 950 students (200 Preschool and Kindergarten, 600 Elementary Population and Middle School, 150 High School) Maximum Faculty and 55 Staff No. of Classrooms 51 Maximum Building Area 124,402 square feet Floor to Area Ratio .226 Parking Spaces 149 spaces (minimum required per parking analysis conducted in 2004) + 117 for the performing arts center Maximum Building Height: 59 feet Minimum Lot Size None Maximum lot coverage 25% Parking Stall Dimensions Per Chapter 8.76 Off -Street Parking And Loading Regulations of Standards 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 one phase. 6. Preliminary Landscape Plan. As shown in the Site Development Review approvals for the various project phases and the Performing Arts Center (PLPA 99-064, PLPA-2014-0008, PLPA-2021-00041). 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. Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 7 of 8 10 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, the Quarry Lane School Phase III CEQA Addendum, and the Supplemental Mitigated Negative Declaration prepared for the Performing Arts Center Project. SECTION 5. SEVERABILITY The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances. SECTION 6. POSTING OF ORDINANCE 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 7. EFFECTIVE DATE This ordinance shall take effect and be enforced thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 17th day of October 2023, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Ord. No. XX-23, Item X.X, Adopted XX/XX/2023 Page 8 of 8 11 Attachment 2 IP DUBLIN CALIFORNIA STAFF REPORT City Council DATE: October 3, 2023 TO: Honorable Mayor and City Councilmembers FROM: Linda Smith, City Manager SU B.ECT: Quarry Lane Performing Arts Center (PLPA-2021-00041) Prepared by: Jeff Baker, Community Development Director EXECUTIVE SUMMARY: Agenda Item 6.1 The applicant, Dr. Sabri Arac of Quarry Lane School, proposes to construct a 13,800-square-foot performing arts center and related site, landscape, and parking improvements for the Quarry Lane School located at 6237 and 6363 Tassajara Road. The requested approvals include an amendment to the Planned Development Zoning Stage 1 and 2 Development Plans, a Conditional Use Permit, and a Site Development Review Permit. A Supplemental Mitigated Negative Declaration has been prepared for consideration as part of the project. The Planning Commission reviewed the project and unanimously recommended approval. STAFF RECOMMENDATION: Conduct the public hearing, deliberate and take the following actions: 1) adopt the Resolution Adopting a Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for a New Performing Arts Center at the Quarry Lane School; 2) waive the reading and INTRODUCE the Ordinance Amending the Zoning Map and Approving an Amended Planned Development Zoning District and Related Stage 1 and Stage 2 Development Plans for the Quarry Lane School; and 3) adopt the Resolution Approving a Conditional Use Permit and Site Development Review Permit for a New Performing Arts Center at the Quarry Lane School. FINANCIAL IMPACT: All costs associated with the processing of this application are paid for by the applicant. Page 1 of 10 12 DESCRIPTION: Background The Quarry Lane School is located on approximately 12.6 acres on the east side of Tassajara Road at 6237 and 6363 Tassajara Road. The school is located within the Eastern Dublin Specific Plan area and has Planned Development Zoning (Ordinance 12-14 and Ordinance 24-00). The project site has a General Plan and Eastern Dublin Specific Plan land use designation of Medium Density Residential. The site is surrounded by open space, parkland, and residential uses as described in Figure 1 and Table 1 below. This includes an existing riparian area that borders the project site to the south. In 2020, the Quarry Lane School acquired the 2.6-acre property immediately to the south of the existing school site with the intent to expand their campus. The site, historically known as the Kobold Property, has a single-family home and associated outbuildings, which most recently was used as a landscape supply business. The Kobold Property is highlighted in orange with the existing school facilities shown immediately to the north on Figure 1. Figure 1: Project Site Page 2 of 10 13 Table 1: Surrounding Land Uses Location Zoning North PD Medium Density - Residential (6.1 -14 du/ac) South PD Open Space and Medium Density - Residential (6.1 -14 du/ac) East PD Open Space West PD Open Space General Plan Land Use Current Use Single -Family Homes Open Space and Single - Family Homes Open Space Open Space In April 1999, prior to the site being annexed to the City of Dublin, Alameda County approved a Planned Development Zoning District to allow the development of the first phase of the Quarry Lane School. At the time, the proposed project included a 15,600-square-foot building for a day care, preschool, and elementary school with a maximum enrollment of 200 students. A programmatic Environmental Impact Report was certified by Alameda County for the Quarry Lane School Master Plan. On December 19, 2000, the City Council adopted a Planned Development District pre -zoning and annexation application for the Quarry Lane School (Ordinance 24-00). This pre -zoning and annexation included both the Quarry Lane School and the Kobold Property. The approval included Phase II of the Quarry Lane School which allowed construction of an additional 66,685-square- foot middle and high school building, recreation areas, landscaping, and grading. This allowed the school to increase enrollment to 950 students including middle and high school students. The pre - zoning for the Kobold Property allowed for interim agricultural uses on the property until such time the property was redeveloped. On May 25, 2004, the Planning Commission approved minor amendments to the Planned Development Zoning and a Site Development Review Permit to allow construction of Phase II of the Quarry Lane School (Resolution 04-46). These approvals allowed Phase II to be increased to 70,289 square feet of new building area (an increase from the 66,685 square feet approved in 2000). While the building area increased, the total maximum student population remained at 950 students. On June 17, 2014, the City Council approved a Planned Development Rezone with a Stage 1 and 2 Development Plan (Ordinance 12-14) and a Site Development Review Permit for Phase III of the Quarry Lane School. These approvals allowed a maximum of 110,602 square feet of development and construction of the cafeteria and science buildings. The total maximum student population remained at 950 students. In 2020, the Quarry Lane School purchased the Kobold Property to expand the campus. A lot merger was recorded on March 31, 2022 (Application No. M-2022-001, 2022065678), which merged the existing Quarry Lane School parcel and the Kobold Property to create one 12.6-acre parcel. Page 3 of 10 14 The applicant is currently requesting approval to construct a 13,800-square-foot performing arts center, a 126-space parking lot, and related site and landscape improvements on the former Kobold property. The requested entitlements include an amendment to the Planned Development Zoning, a Conditional Use Permit, and a Site Development Review Permit. Analysis The proposed building will include a performance hall with seating for up to 350 people, along with drama, music, dance classes, and rehearsal studios for Quarry Lane School students. The new facility will provide a dedicated space to host the school's existing performance art shows and events, as well as an improved space for high school commencement ceremonies. Currently, the school hosts approximately eight events annually, including the high school graduation ceremony. These events occur in the evenings and on weekends and are held in existing buildings on the campus. Implementation of the proposed project will not increase student enrollment capacity or change the frequency or capacity of such events but will provide a new, modernized, and dedicated facility to host these events. Planned Development Zoning The application includes an amendment to the Planned Development Zoning Stage 1 and Stage 2 Development Plans. The proposed amendment will apply the existing Planned Development Zoning for the Quarry Lane School to the expanded school site which includes the former Kobold Property, and amends the Stage 1 and Stage 2 Development Plan to allow for development of the Performing Arts Center and related improvements. Page 4 of 10 15 The Planned Development Zoning is proposed to be amended and restated as shown in Attachment 4. However, the proposed amendments to the Planned Development Zoning are limited to the following, which enable development of the performing arts center but do not increase the student enrollment capacity: • Incorporate in the Planned Development Zoning District the recently acquired 2.6-acre site immediately to the south of the school, formerly known as the Kobold property (Attachment 4, Section 3); • Add a school performing arts center as a conditionally permitted use (Attachment 4, Section 4.2); • Increase the Maximum Building Area from 110,602 square feet to 124,402 square feet (Attachment 4, Section 4.4); • Decrease the Floor -to -Area Ratio from 0.253 to 0.226 (Attachment 4, Section 4.4); and • Adjust the Parking Spaces requirement to include the 117 parking spaces required for the performing arts center (Attachment 4, Section 4.4). The Ordinance approving the proposed amendments to the Planned Development Zoning is included as Attachment 4. Page 5 of 10 16 Conditional Use Permit The Planned Development Zoning, as amended, allows a performing arts center at the school as a conditionally permitted use. A Conditional Use Permit enables the City to place conditions of approval on a project to ensure that the operating characteristics are compatible with surrounding uses. The proposed project has been reviewed for issues related to operating characteristics, access and parking. Conditions of approval have been placed on the project, where appropriate, to ensure compatibility with the surrounding uses. The proposed performing arts center will provide a dedicated space to host the school's existing performance art shows and events, as well as an improved space for high school commencement ceremonies. The new building will be used to support only the existing arts programs at the school, thus there will be no increase in school enrollment capacity or change in day-to-day operations. A new, right -in -only driveway is proposed on Tassajara Road. Vehicles will continue to exit the school using the existing signalized intersection that provides access to the school. Conditions of approval have been included to ensure the driveway is designed and operated as a right -in -only (Attachment 5, Conditions 28 and 29). Parking requirements are regulated by the Zoning Ordinance (Section 8.76.080.D), which requires one space per three fixed seats, or 117 spaces for the proposed facility. The proposed project is not anticipated to increase the existing demand for parking because it will host functions that already occur at the school. However, the proposed project does include an additional 126 parking spaces, which exceeds the requirement. The Resolution approving the Conditional Use Permit is included as Attachment 5. Site Development Review Permit Site Layout, Circulation & Parking The proposed 13,800-square-foot performing arts center will be located to the south of the existing school buildings and the 126 additional parking spaces would be located east and south of the proposed performing arts center. Access to the site is proposed from Tassajara Road via a new right -in -only driveway at the southern end of the project site. An internal drive aisle will connect to the existing school parking lot to the north. Vehicles will continue to exit the site from the existing signalized entry and exit on Tassajara Road. Figure 3 below shows the proposed project in context with the existing school. A new auxiliary lane will be provided to facilitate access to this new driveway. The applicant will construct this auxiliary lane unless the City's Tassajara Road gap closure project is completed first. The gap closure project is in the planning phase to build Tassajara Road to its ultimate width in the area of the school. Paved pedestrian walkways will be provided to connect the parking area with the proposed performing arts center, as well as to provide pedestrian connections to proposed sidewalks along Tassajara Road. Safety and security lighting will be provided along pedestrian pathways, around the new building and in the parking area. Drive aisle and parking area lighting will consist of 15- foot-high, pole -mounted LED lights. Lighting for pedestrian pathways will consist of three -foot - high bollards. Page 6of10 17 The parking requirement for the school is based on the Off -Street Parking and Loading Regulations in the Zoning Ordinance (Section 8.76.080.D). The requirement is to provide one space per three fixed seats. The 350-seat performing arts center has a requirement to provide 117 parking spaces. The applicant proposes to provide 126 new parking spaces to accommodate this requirement. Figure 3: Proposed Site Plan Architecture The architecture for the new building is characterized as modern with simple lines and will be integrated into the overall campus design (see Figure 4 below). The side and front facades, most visible from Tassajara Road, consistent of a prominent roofline and large canopy providing cover for vehicle pickup and drop off. The materials of the new building will match the existing campus buildings. The stucco siding will be painted to match the existing campus buildings and the standing seam metal roof color will complement the roof of the other school buildings. The window design and placement will also compliment the other buildings on the school campus to create a unified aesthetic. Page 7 of 10 18 Figure 4: Proposed West Elevation Landscaping The proposed landscape design includes a landscape buffer along Tassajara Road with trees and shrubs, including coast live oak, glossy abelia, Point Reyes creeper, and desert carpet. Existing street trees on the Tassajara Road frontage would be retained and the landscaping enhanced. Landscape plantings, including a variety of trees, shrubs, flowering perennials, and grasses would be provided around the building and in the parking lot. In addition, the proposed project includes several landscaped stormwater basins totaling approximately 3,460 square feet. Stormwater basins would include Berkeley sedge, blue rush, and blue wild rye. A three-inch layer of wood mulch would be provided adjacent to the existing riparian area associated with an unnamed tributary that borders the project site to the south. A rail fence would be provided along the edge of a City -required creek setback to prevent intrusion into the riparian area. The Resolution approving the Site Development Review Permit is included as Attachment 5 with the project plans included at Attachment 6. PLANNING COMMISSION REVIEW: The Planning Commission held a public hearing on September 12, 2023 to consider the proposed project. Four community members spoke in support of the project. The Planning Commission voted unanimously to recommend that the City Council approve the project (Attachment 7). ENVIRONMENTAL DETERMINATION: Development of the project site was previously addressed in the Eastern Dublin General Plan Amendment (EDGPA) and the Eastern Dublin Specific Plan Environmental Impact Report (EDSP EIR) for which the City Council certified an Environmental Impact Report (EIR) and an addendum on August 22, 1994. Pursuant to Resolution No. 53-93, the City Council adopted a Mitigation Measures and Monitoring Program, which continue to apply to development in Eastern Dublin. The City Council also adopted a Statement of Overriding Considerations in connection with certification of the 1993 EDGPA/EDSP Environmental Impact Report. Page 8of10 19 Consistent with the requirements of the California Environmental Quality Act (CEQA) including Section 21166 and related CEQA Guidelines Sections 15162 and 15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed Quarry Lane School Performing Arts Center Project. Pursuant to CEQA Guidelines Section 15163, the City determined that the environmental impacts associated with the proposed project would be the same as or similar to those identified in the EDSP EIR and mitigated to less - than -significant levels with implementation of the mitigation measures identified in the EDSP EIR. New impacts were identified in the following environmental areas: air quality and noise. None of these impacts would result in significant effects that cannot be mitigated to less -than -significant levels with implementation of project -specific mitigation measures, the Initial Study/Supplemental Mitigated Negative Declaration. Therefore, the City has determined that the proposed project requires a Supplemental Mitigated Negative Declaration, in compliance with Public Resource Code Section 21166 and CEQA Guidelines Section 15163. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a public review period from July 5, 2023, to August 4, 2023. One comment letter was received from Zone 7. The resolution adopting a supplemental mitigated negative declaration and mitigation monitoring and reporting program for the performing arts center is attached as Attachment 1, with the Supplemental Mitigated Negative Declaration included as Attachment 2 and the Mitigation and Monitoring Program included as Attachment 3. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A Planning Application sign was posted on the project site and the project was also included on the City's development projects webpage. Two City -led Community Meetings were held on August 8 and August 9, 2023, to provide Dublin residents with information about the proposed project. Four residents attended the meeting on August 8 and three residents attended the meeting on August 9. Staff provided a presentation that included an overview of the proposed project. In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and this public hearing. A public notice was also published in the East Bay Times and posted at several locations throughout the City. This Staff Report was made available on the City's website and a copy provided to the Applicant. The City Council Agenda was posted. STRATEGIC PLAN INITIATIVE: None. ATTACHMENTS: 1) Resolution Adopting a Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for a New Performing Arts Center at the Quarry Lane School 2) Exhibit A to the Resolution - Supplemental Mitigated Negative Declaration Page 9of10 20 3) Exhibit B to the Resolution - Mitigation Monitoring and Reporting Program 4) Ordinance Amending the Zoning Map and Approving an Amended Planned Development Zoning District and Related Stage 1 and Stage 2 Development Plans for the Quarry Lane School 5) Resolution Approving a Conditional Use Permit and Site Development Review Permit for a New Performing Arts Center at the Quarry Lane School 6) Exhibit A to the Resolution - Plans Prepared by BKBC Architects Inc. 7) Planning Commission Resolution Recommending the City Council Approve Performing Arts Center at Quarry Lane School Page 10 of 10 21