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HomeMy WebLinkAboutPC Minutes 12-05-1994 r* - ! . Lr Regu ar Meeting - December 5, ~94 A regular meeting of the City of Dublin Planning Commission was held on December 5, 1994, in the Dublin Civic Center i2egional Meeting Rooano The meeting was called to order at 7:35 p.m. by Commissioner I~Torthe * * * * * * * * * * ROLL CALL Present: Commissioners Burnham, Geist, North, and Rafanelli; Laurence L. Tong, Planning Director; Dennis Carrington, Senior Planner; and Gaylene Burkett, Recording Secretary. Absent: Commissioner Zika * * * * * * ~ * * * PLEDGE OF ALLEGIANCE TO THE FLAG Cm. North led the Commission, Staff, and those present in the pledge of allegiance to the flag. * * * * * * * * * * ADDITIONS OR REVISIONS TO THE AGENDA The minutes of the November 7, 1994, meeting were approved as submitted. ~ * * * * * * * * * ORAL COMMUNICATIONS ~ None * * * * * * * * * * WRITTEN COMMUNICATIONS None * * * * * * * * * * PUBLIC HEARING SUBJECT: PA 94-031 Valley Christian Center Conditional Use Permit and Site Development Review approval request for an elementarv school in a 49 651 square foot building located in the northwest corner of the site at 10800 Dublin Boulevard. Cm North opened the public hearing and asked for the staff reports Mr. Carrington presented the staff report, indicating that Staff recommended approval of the Conditional Use Permit and Site Regular Meeting PCM-1994-115 December 5 1994 [12-5min] > Development Review for Valley Christian Eleinenta~i School which woulcl accommodate approximately 500 students and 40 teachers and staff, At this point, Santa arrived to wish everyone a Merry Christmas and passed around candy canes to the Commissioners and Staff. After Santa left, Mr. Carrington continued with his presentation of the staff report. Mr. Carrington indicated that there were some changes he wished entered into the record. He apologized for the misspelling of Mr. Mahany's name on pages 18, 20, and 23 of ?4. He also indicated on page 24 of 74 at the bottom of the page, Condition 2, the words "and the City of Dublin Non-Residential Requirements" should be stricken and "Attachment 8" should be changed to "Attachment 9". Cm. North referred to Condition 15 of draft Resolution, Exhibit D and questioned whether Staff believed the letter from Mr.. Jeffery Slavin fulfilled the requirement. Mr. Carrington felt that based on Mr. Slavin's letter, California Pacific Homes had made a commitment to allow access; although final approval would be made by Fire Chief, Karl Deikman. Cm. North questioned whether the interpretation of the letter was to mean that only the Dougherty Regional Fire Authority (DRFA) would be allowed to use the emergency access road. Mr. Carrington responded that Condition 15 required that an emergency access to be available to anyone using the Church facilities, and he felt Mr. Slavin's letter would allow use of the access road. The F'a.re Department and Staff shared a concern that access be provided in the event of a fire along the main access road where up to 1,000 people would require an alternate escape route. Cm. North indicated one could interpret the letter to mean that California Pacific Homes was allowing only emergency access to DRFA and not the public. Mr. Carrington agreed; however, that was not the intent of Condition 15, which was to allow public access in the event of an emergency. Mrs Carrington indicat'ed Staff would communicate with Mr. Slavin regarding the letter. Cm. North asked if the Applicant was present. Robert La Perle, architect for Valley Christian Center, agreed with all the conditions of the staff report and indicated that the letter from Mr. Slavin was the result of a meeting they had with DRFP,. Mro La Perle indicated that in the meeting with the Fire Department, they expressed concern over an emergency access road installed prior to occupancy of the building, and that it would be a little difficult. There is currently planned an approved road that goes through the property that would more than satisfy the requirements of the condition. However, he was not sure when that road would be constructed. The letter was a two-phase letter: 1) to address emergency access through a road that already goes up from Silvergate Drive along the side of the property and goes right into the property Regular Meeting PCM-1994-116 December 5 1994 [12-5min] where there is a ate: This would allow the Fir~De artment to g P utilize the existing fire road. 2) to allow Valley Christian Center a second access which would meet the City of Dublin and Fire Departments requirements based on getting to that stage of the development. The Fire Department wants assurance that an emergency access road would be there prior to occupancy; however, the access would be there some time in the future as part of the neighboring property improvements. Cm. North asked who would build the road access for emergency vehicl~s and other vehicles to get across to the emergency access. Mr. La Perle indicated there were two stages to the processs The first stage was that Valley Christian wants the Fire Department to know that the road is there and they could use it if necessary as it eurrently exists. The second stage was that the Fire Department wants a second access to the site. Their concern was if the property was sold in the future, what would happen to the second access. Mr. La Perle felt the Fire Department was concerned about a second permanent access, but not necessarily having the road developed at this timee Cm. North asked if Mr. La Perle was saying the permanent access road would not be installed prior to occupying the building. Mr. La Perle indicated yes, that was currently the intention; houtever, they did not know. If California Pacific Homes starts construc~Eiori as currently scheduled, then there will not be an issue. A new road has been approved. Cm. North indicted he was extremely reluctant to grant the approval of a building with 500 children that, in the case of a fire or earthquake, can only be reached by a two-lane road. The parents and emergency vehicles would have a hard time reaching the site. Mr. La Perle stated that he has been working with California Pacific Homes with the understanding that they intend to start their project immediately. The Fire Department did not set a time table for the construction of a new emergency access road. It is not the current intention to build a second access road to the site unless required to do so. He further indicated that if there were a fire, there was plenty of room for the children to go out in the open. Cm. North indicated that there was no other location in the City of I Dublin where there would be 500 children, with only one road accesss I If there were a problem at the school, 500 parents could be trying to I get up that road at one time and cause major problems. He further indicated that he would like to see another road built prior to ' occupancy of the school. Mr. La Perle stated he understands Cm. North's concerns. He indicated they are doing everything they can to meet the necessary requ.irements of the various parties concerned and that Hansen Hills does have plans to build an access road to the property. Cm. North indicated that Hansen Hills has been before the Commission 3 times in the past and he felt it could be possible they do not build for another 3 years or so. Regular Meeting PCM-1994-117 December 5 1994 [12-5min] • .Mr. La Perle indicat~ he hoped not and offered ~ answer any questions about design or other issues the Commission may have. Cm. Burnham partly agreed with Cm. North. He stated if the City and DRFA felt the road was important enough to put in writing, that the road should be in place whether the school was apen one day or one week, anything could happen in that day or week, that wouid need to be addressed. Mr. La Perle indicated that California Pacific Homes plans to start building on April 15, 1995, and based on that information, in the interim, if there is a problem, they will work something out with California Pacific Homes to come up with an alternative and/or do something else. At this stage, he feels that this will not be necessary as there are plans for a road to go in. Cm. North commented that he thought it was major issue at this pointe Cm. North asked Staff if there was a legal State requirement for road ' access to and from a facility with a certain amount of people. Mr. Carrington indicated that is was a requirement of a DRFA Ordinance requiring minimum access for various facilities. The wording in Condition 15 was worked out with Chief Deikman and Fire Staff. Cm. North asked Mr. La Perle if he intended to notify the parents of the 500 children that, in the case of emergency, there was another way to get to the school. Mr. La Perle indicated that the school already has those kinds of eontingencies in their plan. There are earthquake preparedness kits~ and other programs for the children in case of emergency. Cm. North clarified he wanted to know if the parents of the children will be made aware of the access road. Mr. La Perle indicated it was something that could be implemented in their policies and it would be easy to do. However, in the case of an emergency, evacuation would probably be handled in a different way. The children would be instructed and led to a point and that they would not want the parents coming up the hill. Their main concern is for emergency vehicles to obtain access to the property and if Dublin Boulevard was jammed, emergency vehicles could use the secondary access road. If parents were aware of the access road, that road could become jammed and emergency vehicles may not be able to reach the site. Cm. North asked for clarification of the "other access road". Mr, Carrington indicated that there was an existing two lane road up the hill that provided main access; however, Staff would want the availability of emergency access via another route that would be agreed upon by all the parties concerned to the satisfaction of Karl Deikman. This could mean a graded, decomposed granite road with a knock down gate so if someone needed to drive down towards the north, they could knock down the gate with their car and pr.oceed down the hill to evacuate. When Hansen Hills is developed, there will be -----------------------------Y---------------------------------------- Regular Meeting PCM-1994-118 December 5 1994 [12-5min] • `another full ublic •ess road. The "other acc~s road" in Condition P 15 is an interim measure until such time. Mr. La Perle indicated he would be willing to work with all parties concerned in satisfying the requirements of the City and DRFA. Mr. Ward Tanneberg, Senior Pastor at Valley Christian Center addressecl the Commission. He stated he appreciated the concerns that Cm. North expressed. He stated he personally experienced an emergency at the site when an individual with a semi-automatic weapon came up to the property next to the site. There were at least 50-60 Police cars, a helicopter, dogs and other emergency response teams. At that time the emergency procedure practiced by teachers, staff and the children were put into place. The children were contained in the classroom, and State and local police closed off Silvergate and Dublin Boulevard to all traffic other than official traffic. Parents that were coming to pick up their children were detained at the police line. Valley Christian Center staff were directed to bring children down by bus to the police line. In the event of a fire situation, similar steps would be taken to insure the safety of the children. If it were a major fire, Dublin Police would most likely close the roads to non-emergency vehicles and similar steps would be taken to get the children to the parentsa It was Mr. Tanneberg's opinion that in the event of an emergency, that both the access roads would be closed by the officials in order to maintain some order. He felt they have satisfied a valid concerna 3f there were anarchy and the police were unable to handle the emergency situation, the new road is not going to make the difference. Cm. Burnham indicated there could be any number of situations tha't arise, and if there were an emergency and parents questioned why there was not a second access road, he did not want the property owner or the City to be liable for any such incident, however small. If a new access road is so important to have, then the road should be put up there. Mr. Tanneberg indicated that in the last two evenings there were over 1,000 people up on the hill and asked what the difference would bee The property owners are dealing with these issues every day up on the hill. Cm. North asked how many children were attending school now on a daily basis. Mr. Tanneberg indicated approximately 400. Cm. North asked if there was going to be an additional 500, totaling 900. Mr. Tanneberg indicated they were building an additional facility to include 500 additional children. j Cm. North commented that of the 1,000 people usually up on the hill on the weekend, there should be a sufficient number of adults or adults with their children, that could help in an emergency situatione With this project, there would be 500 additional children. Regular Meeting PCM-1994-119 December 5 1994 [12-5min] . ~ ~ Mr. Carrington indicated that Staff and DRFA have been working to assure by means of Condition 15, that there would be adequate access prior to occupancy. Cm. North indicated he understood staff to say that.despite the letter . from Mr. Slavin and Condition 15 that the road may not be available when the school opens. Mr. Carrington stated that he wanted to be very clear in Condition 15 which states "The Developer shall provide assurance that emergency access easement shall be provided to the Valley Christian Center through the Hansen Hills Ranch Development by a means acceptable to DRFA prior to occupancy of the elementary schaol". Cm. North asked for a definition of "acceptable to the DRFA" Mr. Carrington indicated that Karl Deikman shared Cm. North's concern for the safety of the people at the site, and that he would only' accept an agreement the provides adequate and safe alternate access prior to occupancy. Mr. Tong clarified that he felt when the phrase is used "by means acceptable to the DRFA", it refers to the particular type of treatment to the ground, i.e. decomposed granite etc., so that there was an all- weather surface roadway that can handle the weight of the emergency vehicles. Cm. North asked staff if the emergency access road would be in place prior to occupancy of the school. Mre Carrington answered yes and to the satisfaction of DRFA or the City will not grant occupancy. Mr. La Perle expressed that they were willing to work with the Fire Department to provide whatever was necessary and that DRFA had the same concerns as the Commission and staff. He stated they were unable to provide a"million dollar road" to the property, but were willing to work with staff to address any issues that arose. Cme North indicated that from previous conversations, he got the impression Mr. La Perle stated that the road did not have to be there prior to occupancy. Mr. La Perle clarified that the public street did not have to be in place prior to occupancy; however, there is currently an emergency' access road that has been used by emergency vehicles in the past ancl can be used now which currently exists. Cm. North asked staff if the current road could handle the heavy trucks of the emergency vehicles. ~ I~Ir. Tong answered that the intent of the Condition is that prior ~o occupancy there will be suitable access to the site for emergency purposes. Regular Meeting PCM-1994-120 December 5 1994 [12-5min] + Cm. North indicated he would accept Staff's assu~nce that there will be an acceptable emergency access road prior to occupancy being granted. Cm. North closed the public hearing. On motion by Cm. Rafanelli, seconde~ by Cm. Geist, and with a vote of 3-1, the Planning Commission approved the request to Valley Christian Center for a Conditional Use Permit and a Site Development Review for an elementary school in a 49,651 square foot building located in the northwest corner of the site at 10800 Dublin Boulevard with exhibits B, C and D as revised by staff. * * * * * * * * * * NEW OR UNFINISHED BUSINESS Mr. Tong informed the Commissions that on Monday, December 12, 1994s City Council will be considering its Public Hearing regarding the Eastern Dublin reorganization. They were appointed the conducting authority by LAFCO. Mr. Tong asked the Commissions their availability for the upcoming Planning Commission meetings in December and January. The specific meetings would be December 19, January 3 and January 17. Cammissioner Zika had previously indicated he will available for those three meetings. Cms. North, Burnham and Geist indicated they too will be available for all three meetings. Cm. Rafanelli stated he may not be available for all three. OTHER BUSINESS (Commission/Staff Information Only Reports~ Cm. North commented that the Site Development Review Standards do not include DRFA in the review process. Mr. Tong indicated that typically DRFA and police review an item prior to being brought to the Planning Commission, as well as doing follow up. Cm. North asked if there was a State law requiring a certain amount of egress for "a certain amount of people". Mr. Tong indicated that it was typically handled at the local level and in the City of Dublin, it is the DRFA Standards that have been adopted that controls the number and width of access lanes to a development. Cm. North asked if DRFA had a Standard. Mr. Tong indicated that DRFA has adopted Standards by Ordinance, and that exceptions could be made at the discretion of the Fire Chief, and on appeal, by the DRFA Board. Cm. North again expressed his concern on the number of people (children) up on the hill with only one two-lane road used for accesse Regular Meeting PCM-1994-121 December 5 1994 [12-5min] . , Mr. Tong expressed that as part of the preliminar'y review of the application, there was considerable discussion with both police and fire, and both had input into the writing of the Condition. * * * * * * * * * * ADJOURNMENT The meeting was adjourned at 8:25 p.m. * * * * * * * * ~ * Respectfully submitted, s~ .m~.. ~ ~~y Planni Commission Chairperson ATT ST: ' ,~1'~~~x--~ ~ . . Laurence L. Tong, an ing Director Regular Meeting PCM-1994-122 December 5 1994 [12-5min]