HomeMy WebLinkAboutItem 8.3 PA 92-020 Tri-City Baptist Church CUPTO:
FROM:
PREPARED BY:
SUBJECT:
GENERAL INFORMATION:
PROJECT:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
DOWNTOWN SPECIFIC
PLAN DESIGNATION:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: June 1, 1992
Planning Commission
Planning Staffvi/LDi.
David K. Choy, Associate Planner
PA 92-020 Tri-City Baptist Church Conditional Use
Permit
Conditional Use Permit request to allow the
establishment of a church and ministry located
within an existing multi -tenant retail/office
complex.
William S. Bryson
P. O. Box 1545
San Ramon, CA 94583
Alcosta Associates
5776 Stoneridge Mall #285
Pleasanton, CA 94588
6912 Village Parkway
941-210-8
±1.1 Acres
Retail/Office and Automotive
Development Zone No. 10/
Village Parkway Mixed Uses
EXISTING ZONING
AND LAND USE: C-2-B-40, General Commercial Combining
District/Multi-Tenant Retail/Office Complex
ITEM NO. 3
COPIES TO: Applicant
Owner
Address File
PAGE OF �.
SURROUNDING LAND
USE AND ZONING:
ZONING HISTORY:
C-1889,
V-4489:
S-275X,
C-2040 &
V-4854:
S-312
V-5087:
North: C-2-B-40, General Commercial Combining
District/Multi-Tenant Office Uses
South: C-2-B-40, General Commercial Combining
District/Retail Uses, Automotive Repair
Shop
East: C-2-B-40, General Commercial Combining
District/Retail Uses, Post Office
West: I-680
On September 9, 1968, the Alameda County Board of
Supervisors approved a Conditional Use Permit to allow
construction of a ±6300 square foot building for retail and
office uses. A Variance was concurrently approved to
reduce the required side yard from 20 feet to 10 feet.
On April 5, 1969, the subject parcel and adjacent area were
rezoned from M-1-B-40, Light Industrial Combining District
to C-2-B-40, General Commercial Combining District.
On July 16, 1969, the Alameda County Planning Commission
approved Site Development Review, Conditional Use Permit
and Variance to allow construction of a ±7,000 square foot
addition to the existing ±6300 square foot retail/office
complex. Most of the addition (±6190 square feet) was
utilized by the Alameda County Library Department as the
branch library serving the Dublin area. The Variance was
granted to reduce the number of required off-street parking
spaces (from 68 to 65), to locate nine spaces within the
front yard and to reduce the side yards from the required
20 feet to 10 feet.
On June 1, 1970, the Alameda County Planning Commission
approved Site Development Review and Variance for the
construction of a 17,000 square foot office building and a
detached Casper's restaurant on the adjacent parcel located
at 6966-6994 Village Parkway. The Variance approval
allowed a reduction in the number of parking spaces (from
65 to 62) on the subject property located at 6900-6958
Village Parkway, and required the recordation of a Joint
Parking and Access Agreement between the two parcels.
C-3568: On April 18, 1979, the Alameda County Zoning Administrator
approved a Conditional Use Permit to allow a health club
for men and women.
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PAGE OF \L
APPLICABLE REGULATIONS:
Section 8-49.2(A)(4) of the Dublin Zoning Ordinance states that
a Community Facility, such as a church use, requires approval of a
Conditional Use Permit by the Planning Commission in order to be
located within the C-2, General Commercial District.
Section 8-61.0(d) states that churches are allowed as
Conditional Uses in any District if approved by the Planning
Commission.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land
uses, transportation and service facilities in the vicinity; 3)
whether or not the use will materially affect the health or safety of
persons residing or working in the vicinity; and 4) whether or not
the use will be contrary to the specific intent clauses or
performance standards established for the district in which it is
located.
ENVIRONMENTAL REVIEW: This project has been found to be
Categorically Exempt from CEQA under Section 15301, Class 1 of the
California Environmental Quality Act guidelines. The use consists of
the minor alteration of an existing private structure involving
negligible expansion beyond that previously existing.
NOTIFICATION: Public Notice of the June 1, 1992 hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant, William S. Bryson, representing Tri-City Baptist
Church, is requesting approval of a Conditional Use Permit to allow
the establishment of a church and ministry, at 6912 Village Parkway,
within an existing ±13,576 square foot retail/office complex.
The Tri-City Baptist Church was established in January of 1992,
and is currently operating in San Ramon. The church currently has
approximately 20-25 members in its congregation.
The proposed church use will occupy a 960 square foot tenant
space, which currently includes a 534 square foot general assembly
area and four classrooms. One of the classrooms may be eliminated in
the future to allow for expansion. The general assembly area would
be increased to 624 square feet, which would permit a maximum
occupancy of 89 people. The Applicant does not expect to exceed this
occupancy limit while operating at this location.
-3-
PAGE 3 OF . ���
Operation of the proposed church will occur during non -peak
retail/office hours, minimizing the potential for conflicts with
other uses located in the center. Regular services are scheduled for
Sunday mornings, Sunday evenings and Wednesday evenings. All evening
services will begin after 6:00 p.m.
Two Variances were approved for this property, and are still
valid, which reduced the on -site parking requirement to 62 spaces. A
Joint Parking and Access Agreement with the adjacent property to the
north was required with the approval of the second Variance. There
are a total of 137 parking spaces available between the two
properties.
The proposed church use is not the first Assembly use to be
considered for this site. The second phase of the retail/office
complex was constructed to accommodate the Dublin Branch of the
Alameda County Library Department.
When the Dublin Branch Library moved to its current location,
7606 Amador Valley Boulevard, another Assembly use, a health club
(C-3568), was approved for the ±6,190 square foot tenant space.
The health club no longer exists, and the ±6,190 square foot
tenant space was subsequently divided into three smaller
retail/office spaces.
The proposed church use will occupy a tenant space approximately
fifteen (15) percent of the size of the Dublin Branch Library and
health club uses. The nature and intensity of the proposed church
use is not expected to exceed that of the previously approved
Assembly uses. Staff feels that the site is adequate to accommodate
the proposed church use.
The existing retail/office complex has several vacant tenant
spaces, as do a number of the existing retail centers in Dublin
(Strouds Plaza, Enea Plaza, The Warehouse Record Store Center, etc.).
With this current abundance of available retail space, Staff does not
expect opportunities for retail/office uses to locate within the City
will be compromised by allowing the proposed church to locate within
a commercial center. However, it should be noted that in the long
term, a proliferation of non -retail, non-commercial or non -industrial
uses within the City's commercial or light industrial districts may
adversely effect the City's economic base.
Staff is recommending approval of the Conditional Use Permit
request for a period of two -years. Should the Applicant wish to
continue operation at this location, a written request would need to
be submitted to the Zoning Administrator, prior to the expiration
date, for an indefinite extension (in compliance with Section 8-94.2
of the Zoning Ordinance). At that time, the use would be evaluated
to ensure that the conditions of approval were being complied with
and remained adequate.
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PAGE � OF
The proposed church use is in compliance with all applicable
regulations of the Zoning Ordinance and the General Plan. This
project has been reviewed by other City departments and affected
agencies and their comments have been incorporated into the draft
resolution. The City Attorney had no comment concerning this
project. Staff recommends approval of the Applicant's request for a
Conditional Use Permit, subject to the conditions listed in the draft
resolution, Exhibit B.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt resolution relating to PA 92-020, or give Staff
and Applicant direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt the
draft resolution approving the Conditional Use Permit for
PA 92-020 Tri-City Baptist Church.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Project Plans
Draft Resolution Approving Conditional Use Permit
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Written Statement
-5-
PAGE F- OF ��I
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EXHIBIT A
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RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-020 TRI-CITY BAPTIST CHURCH CONDITIONAL USE PERMIT
APPLICATION FOR THE ESTABLISHMENT OF A CHURCH AND MINISTRY
AT 6912 VILLAGE PARKWAY
WHEREAS, William S. Bryson, representing Tri-City Baptist Church,
filed an application for a Conditional Use Permit to allow the
establishment of a church and its ministry at 6912 Village Parkway; and
WHEREAS, on July 16, 1969, a Variance (V-4854) was approved for
this property, concurrently with the approval of the establishment of
the ±6,190 square foot Dublin Branch of the Alameda County Library
Department, reducing the required on -site parking to 65 spaces; and
WHEREAS, on June 1, 1970, a subsequent Variance (V-5087) was
approved for this property further reducing the required on -site
parking to 62 spaces and requiring the recordation of a Joint Parking
and Access Agreement with the adjacent parcel to the north; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on June 1, 1992; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was
found to be categorically exempt under Section 15301, Class 1. The use
consists of the minor alteration of an existing private structure
involving negligible expansion of use beyond that previously existing;
and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
A. The proposed church use will serve the public need by providing
increased opportunity for spiritual worship, counseling and
community activities.
B. The proposed church use will be properly related to other land
uses and transportation and service facilities in the vicinity, as
the proposed chuch use will be compatible when compared to the
type and nature of operations typically found in district areas
and the uses currently in operation in the immediate vicinity.
EXHIBIT 13
PAGE q OF 114
C. The proposed church use will not materially adversely affect the
health or safety of persons residing or working in the vicinity,
or be materially detrimental to the public welfare or injurious to
property or improvements in the neighborhood, as all applicable
regulations will be met.
D. The proposed church use will not be contrary to the specific
intent clauses or performance standards established for the
District in which it is to be located in that conditions have been
applied to ensure conformance with the applicable zoning
regulations, and the use is consistent with the character of the
surrounding area as well as the retail business district.
E. The project is consistent with the policies contained in the
City's General Plan and Downtown Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-020 as generally depicted by
materials labeled Exhibit A, on file with the Dublin Planning
Department, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with within 21 days of the effective date of this Conditional Use
Permit approval, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval.
[PL1 Planning, [B] Building, [P01 Police, [PW1 Public Works, [ADM] City_
Attorney/Administration, [F1 Dougherty Regional Fire Authority, [DSR1
Dublin San Ramon Services District, [CO1 Alameda County Department of
Environmental Health.
1. This approval is for the establishment of a church and its
ministry, located within a ±960 square foot tenant space, as
depicted on the plans dated received March 27, 1992 (Exhibit A)
stamped approved. Activities shall be limited to the following:
services on Sunday (morning and evening), Wednesday (evening) and
special Holidays; Sunday School; and occasional annual meetings
(i.e. Mission Conference, Revivals, Teen Rally, Pastor Meetings,
etc.). [PL]
2. Prior to establishment of use the Applicant shall submit to the
Planning Department a copy of the articles of religious
corporation certified by the Secretary of State.
3. All weekday evening meetings shall begin after 6:00 p.m. [PL, PO]
4. The maximum occupancy permitted within the General Meeting Area
shall not exceed 89 people. [B, PL]
5. The Applicant shall comply with the City of Dublin Non -Residential
Security Requirements (attached). [PO]
- 2 -
PAGE ' OF
6. The Applicant shall be responsible for ensuring that project
related noise is maintained in a manner which minimizes the
impacts on surrounding businesses. [PL, B]
7. All signs for this business shall be subject to the provisions of
the Sign Ordinance. [PL]
8. The Applicant shall comply with all applicable requirements of the
Dublin San Ramon Services District, Dougherty Regional Fire
Authority, and Dublin Building Department. [DSR, F, B]
9. The Applicant shall be responsible for clean up and disposal of
project related trash to maintain a clean and litter -free site.
[PL]
10. No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
11. This permit shall be valid for two (2) years, expiring on June 11,
1994. The approval for the Conditional Use Permit may be extended
by the Zoning Administrator, in compliance with Section 8-94.2 of
the Zoning Ordinance, upon the determination that the conditions
are being complied with and remain adequate to ensure that the
stated findings will continue to be met. The Applicant must
submit a written request for the extension prior to the expiration
date of the permit. [PL]
12. This approval shall become null and void, in the event the
approved use ceases to operate for a continuous period of one
year. [PL]
13. This permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this permit shall be subject to
citation. [PL]
PASSED, APPROVED AND ADOPTED this 1st day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
3
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TRI-CITY BAPTIST CI-1 rJRCH
Ministering to Pleasanton, Dublin, and San Ramon
INDEPENDENT • BIBLE BELIEVING (KJV) • SOUL WINNING • FUNDAMENTAL
PO BOX 1545 • San Ramon, CA 94583 • Bill Bryson Pastor • (510)803-nR"Q
March 24, 1992
The following is a written statement supporting the request for a
conditional use permit for the property located at 6912 Village
Parkway, Dublin, to be used as the meeting place for the Tri-City
Baptist Church. This statement is intended to meet the
requirements of the City of Dublin Check List of Submittal
Requirements For Conditional Use Permit.
GENERAL: IT is requested that a conditional use permit be issued
to the Tri-City Baptist Church to permit the occupation
and continuous use of the property at 6912 Village
Parkway for the meeting and operation of the church and
its ministries.
4a The public need is established by the fact that as the
Dublin area continues to increase in population,the need
for an increases in Spiritual resources will also be
felt. Families do and will need counseling, youth need
instruction and wholesome activities, and all need
Spiritual help in special times of crisis and
bereavement. Tri-City Baptist will be actively involved
in the meeting of these needs.
4b The use of the said property in the manner described will
conveniently and properly relate to the other land use in
the same area. This property is in a shopping complex
comprising of business who are either closed on Sundays
and evening (the times of most of the volume of the
church) or have limited numbers or clients on the
property at one time. Since it is in a shopping center,
no residential problems should arise for our operation.
Also, easy and proper access is for auto transportation
is already established.
4c No safety or health hazards will be produced as a result
of the operation of the church.
4d After conversation with planners of the City of Dublin
and persons representing the owners of said property, it
has been verified that the operation of a church in this
location will not be contrary to the intent or standards
of the property or district.
Calling America Back To God - One SOUL At a Time,
ATTACNMENT L
A new work sponsored by the Saratoga Bible Baptist Church of N.Y.
PAGE OF ILI
Page 2
SPECIFICS:
The operation of the Tri-City Baptist Church will
be in accordance with standard Baptist practices
and manner. The main scheduled services will be
conducted on Sunday mornings, Sunday evenings, and
Wednesday evenings. Other special meetings may be
conducted or an irregular basis, most of which will
also be in the evenings (after 6). Day use (other
than Sunday) will vary but should not involve many
people. There are no persons presently employed by
the church and can only foresee a maximum of two in
the near future. The church will not adversely
affect the surrounding area, either by land use or
operation for the reasons addressed earlier in the
statement. The project is NOT located on a
hazardous waste site.
POSSIBLE:
I. Additional meetings on Annual basis
1. Missions Conference: 1 week each evening Monday
through Friday at 7:00 p.m. (30 people)
2. Revivals: 1 week each evening Monday through
Friday at 7:00 p.m. (30 people)
3. Teen Rally: 2 Fridays and/or 2 Saturdays at 6:00
25 attendance.
4. Pastors Meetings: 1 day Tuesday 15 people.
II. Class Room Use: Sunday School for various age children - six
per room and 1 teacher each Sunday a.m. at 10:00 a.m. One for
nursery Sun p.m. and Wed p.m.- six children and one adult.
III. General Seating Calculation using city code of 7.1 ft2 per
person for non -fixed seating est. 45 persons.
PAGE tf Or