HomeMy WebLinkAboutPC Minutes 12-05-1994 r* - !
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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
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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
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PLEDGE OF ALLEGIANCE TO THE FLAG
Cm. North led the Commission, Staff, and those present in the pledge
of allegiance to the flag.
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ADDITIONS OR REVISIONS TO THE AGENDA
The minutes of the November 7, 1994, meeting were approved as
submitted.
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ORAL COMMUNICATIONS ~
None
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WRITTEN COMMUNICATIONS
None
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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
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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
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• .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
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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
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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.
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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
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. ,
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.
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ADJOURNMENT
The meeting was adjourned at 8:25 p.m.
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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
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