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HomeMy WebLinkAboutPC Minutes 03-05-1996 ~ ~ ~ - - • *Regular Meeting March 5, 1996 A regular meeting of the City of Dublin Planning Commission was held on Tuesday, March 5, 1996, in the Dublin Civic Center City Council Chambers. The meeting was called to order at 7:30 by Commissioner Jennings. * ROLL CALL Present: Commissioners Jennings, Geist, Johnson, Lockhart and Zika; Eddie Peabody, Community Development Director; Jeri Ram, Associate Planner and Gaylene Burkett, Recarding Secretary. * PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Jennings 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 February 6 Study Session were approved as submitted. The minutes of the February 20 meeting were approved as submitted with one correction to the adjournment time. * ORAL COMMUNICATIONS None * WRITTEN COMMUNICATIONS None * PUBLIC HEARING 8.1 PA 95-046 - St. Philip Lutheran Church Modular Classroom Expansion - Application for a Conditional Use Permit and Site Development Review to increase enrollment from 200 to 225 and to allow the placement of a modular classroom at St. Philip Lutheran Church/School located at 8850 Davona Drive. Cm. Jennings explained the format of the Public Hearing to the audience. Cm. Jennings asked for the staff report. Jeri Ram, Associate Planner, presented the staff report. She gave a brief outline of the project. She stated theproject would not have a significant effect on the environment. She indicated there was a correction to the staff report. She stated that this application for a CUP would not replace PA 91-094 CUP. PA 91-094 would remain in full force and effect and those conditions are not incorporated into this Application. She stated that there was a community meeting held on February 21, 1996, where the church invited several neighbors and they voiced various concerns. City Staff Regular Meeting 25 March 5, 1996 [~-Spcmi] t ' • • from the Planning and Engineering Deparhnents were present at the meeting. The concerns that were raised in the meeting were outlined in the staff report. Cm. Zika asked what the response was from the school of moving the modular 90 degrees. Ms. Ram stated that the school was receptive, however the neighbors were not. Cm. Zika asked if there was any alternatives that would make the neighbars happy. Ms. Ram stated she heard none. Cm. Zika asked if anyone suggested moving the classroom to the back of the lot with the back of the classroom towards the condos. Ms. Ram stated that the original plan placed the modular in that location. However, the school moved the modular to the present location upon realizing it would be best to give more space and not block the view or light of the condos. Cm. Zika asked how tall the building and wall was. Ms. Ram replied the wall was eight feet. Cm. Zika suggested turning the building 90 degrees with the back of the building facing the parking lot having the small side of the building facing the condos. John Harri, the Applicant, gave a presentation of the project. He showed overhead pictures of the site and explained why they chose the location for the modular. He handed out a packet showing computer simulations of the project. Cm. Lockhart asked if the modular would be temporary or permanent. Mr. Harri stated that the long range plan was to build the necessary building for expansion, but could not do that for another 10-12 years. Bette Stark, School Principal, 30 Cody Court in San Ramon, gave a project background. She stated that the school had exceeded their enrollment expectations for the school. With the growing enrollment, she stated that there was a need for this service within the community. Their goal was to have individual classrooms far grades K-8th grade. The modular would serve their needs in order to fulfill the needs of the community and that of the school. Cm. Jennings asked what percentage of the school's students were Dublin residents. Ms. Stark stated approximately 25%. She felt the school families brought business into Dublin even though many did not live in Dublin. Kevin Ansbury, 8757 Wicklow Court, indicated he had three children in St. Philip's school. He has been happy with the school, and wanted it to expand into the 8th grade. Joel Kirshan, Executive Director, Lutheran Schools, 456 Wolsey St., San Francisco, was available to answer questions about Lutheran schools in general. Cm. Lockhart asked if there were other Lutheran schools in the area. Mr. Kirtham replied they have schools in Livermore, Concord, Piedmont, Walnut Creek, San Lorenzo, and 80 schools in the area and across the bay. Regular Meeting 26 March 5, 1996 [3-Spcmi] . ' . • Ronald L. Williams, 8783 Davona Drive, lived there 25 years, he spoke in opposition to the project. He felt parking and safety was a concern. He felt that this was a residential area, and should remain so. Cm. Zika asked Mr. Williams that if there were problems at the school, who does he contact. Mr. Williams stated he went directly to the people who were parking in his driveway or in front of his house. He stated his house was 5 houses from the church. Cm. Johnson asked Mr. Williams about parking across from public or private schools, that it was public property, and did he think his problem was unique? Mr. Williams stated that whenever there was a school next to a residential area, there was the potential for parking problems. Cm. Lockhart asked if Mr. Williams was not home during the day, why was he opposed to the school, how did that effect him. Mr. Williams stated that when he was home, he wanted his parking spaces and his privacy, and the children were very loud, and he was opposed to the project. John Branch, 7848 Gate Way, stated he picked his house location because there was a school there. His kids did attend the school for 6 years, and he was in favor of the project. He stated all schools seem to have modulars added to their site. Mr. Branch felt the school was an asset to the community. Jock Vargo, 7872 Gate Way, was opposed to the project. He felt traffic was a problem, and parking was a problem, not only during the day, but during the evening at special events. He felt the modular was visually non-appealing. He felt it would affect his quality of life. Cm. Jennings asked Staff if the modular would be similar to the other modulars located at other schools. Ms. Ram stated yes. Cm. Zika asked Mr. Vargo how many week-nights was the facility used. Mr. Vargo stated 3 to 5 nights a week, which last until 10:00 - 11:00 p.m. Cm. Zika asked Mr. Vargo if he spoke with the school people. Mr. Vargo stated yes he had through the Homeowners Association. Cm. Lockhart stated it seemed that Mr. Vargo was not concerned about the school, as much as the problems of the church. Mr. Vargo stated he moved there 5 years ago, before the expansion. He stated with the expansion and the probable future expansions, his quality of life had suffered and he may have to move out of the area. Cm. Jennings asked Ms. Stark to clairify the activities that would be generated by the addition of 25. more students. Ms. Stark addressed the activities that would increase with the addition of 25 more students. She stated there were 3-4 evening functions per year that the school sponsored, and 25 more students would not make that much difference. Cm. Geist asked if the school was filled to its maximum capacity. Regular Meeting 2~ Mazch 5, 1996 [3-Spcmi] ~ • ~ • Ms. Stark stated they had 206 students, but they were not all there at the same time. She stated that approximatley 90 of the 206 students are preschooler's and they were licensed to have 24 preschoolers on site at a time. She explained that they had 117 upper division students plus the 24 preschool students at one time. Cm. Jennings asked if there were activities that required large amounts of parents at one time. Ms. Stark stated yes, 2 times per year, that they had parent/teacher conferences, held throughout the day, every 20 minutes, and it did not generate excessive traffic. They have monthly PTL meetings with attendance of about 20 parents. She stated the 25 new students would be at various grade levels, not just one grade. Cm. Zika asked if the school would have a problem if there was a Condition placed that the modular could only be used for a classroom during school hours. Mr. Stark stated that they have cut back on classroom meetings due to the care and maintenance of the rooms and computers. Outside groups that rent space are limited to meeting rooms only within the church. The only school meeting was the PTL meeting once a month. Cm. Lockhart asked Mr. Vargo what types of problems he was having getting to this property. Mr. Vargo stated parents park in front of his private driveway throughout the day and that congestion was a problem. It was mainly in the starting of school hours and when school lets out in the afternoon. Stephanie Halsey, 4002 Payne Road, Pleasanton, a St. Philip's student, stated she really liked the school, and wanted the modular to be built. She was excited about being able to attend St. Philip's school through the 8th grade. Luis Cruz, 7880 Gate Way, stated he was opposed to the expansion. He did not oppose the school or church, his concern was the continual expansion of buildings and students to the school and church. He was concerned that the requests for expansion were not going to stop. Marta Boerger, 8695 Wicklow Drive, was in favor of the project. She stated she had to go out of the community to meet her school needs, but with the request to go to the 8th grade, she could come back into this community. Carol Eller, 7820 Gate Way, manager of the Coral Gate property, felt that the school children playing in the open parking lot was not safe. Ms. Eller stated that several pieces of school equipment had ended up over the fence on to Coral Gate's property. She felt there was not enough supervision within or around the dumpster or parking lot area. She felt 25 more students would add to an already unsafe environment and the site would not accommodate the future expansion. She asked that if the 25 extra students were granted, would they make arrangements to pick up their garbage, and not have Coral Gate employees have to pick it up. Cm. Jennings asked if the homeowners association had a list of residents home during the day. Ms. Eller responded no. Cm. Johnson asked how many residents Coral Gate had. Mr. Eller stated Coral Gate had 26 units with average of 2 people per unit. Cm. Zika asked if the homeowners association had asked the school to move the basketball and hop scotch away from the back fence area or if the children even used them. Ms. Eller stated yes, the children do use them. Ms. Eller stated Mrs. Stark was given a key to the pedestrian area to alleviate the children climbing the fence to retrieve their equipment. Cm. Zika asked Ms. Eller what type of items did they fmd coming over the wall. Regular Meeting 28 March 5, 1996 [3-Spcmi] . ~ ~ Ms. Eller responded that the items found are balls, sneakers, jackets Major John E. Baumann, United States Reserves, 7531 Burnham Way, was in favor of the project. He felt that the school would be a benefit to the community. He felt the only noise was that of children laughing and playing. He had not seen parking as a problem when he droped his kids off 3 times a week. Ms. Stark addressed supervision, items being thrown over the fence, and litter from lunch. She stated that the parking lot was not used as a parking lot during school hours, it was used for the purpose of playground area. The most number of children at any one time in the playground, was approximately 40 children with 2 adults supervising. She felt as items over the fence were made known to her, she had tried to address the problems. During PE, a ball may go over the fence, however, the children are told once the balls are gone over the fence, there would be no more balls for the school year. The children have been kept from the wall area behind the buildings for safety. The children eat their lunches in their classroom, however, they have a snack recess, but there was a garbage receptacle available to the children. She stated that there are others who walk through the school parking lot that are not related to the school, who may throw litter. Cm. Zika asked Ms. Eller if an extension was added to the fence would it help eliminate some of the items thrown over in to Coral Gate. Ms. Eller felt the homeowners would not be receptive to the extension of the fence. Ms. Eller stated that Mr. Harri had discussed with the school the option of planting some trees along the fence as a barrier, but nothing had been done. Mr. Vargo and Mr. Cruz indicated they did not want an extension to the fence. Ms. Stark indicated that the vision of the future was to serve the needs of K-8th grade with single grade classrooms. Cm. Lockhart asked what happened if there was a request that would cause them to increase enrollment to add 2 classes per grade. Ms. Stark stated they would start a waiting list. Realistically, they did not have the land available to afford more than one class per grade. Cm. Lockhart asked Mr. Harri if there was a stop sign on the corner. Mr. Harri stated there wasn't a stop sign going into the gated area. He stated he did not have a problem with adding more trees to the site or warking with the City in placing the modular in the best space. Mehran Sepehri, Sr. Civil Engineer, stated that the area can handle the traffic. Like the other schools in the area, for about 10-15 minutes in the morning there was a lot of cars, but throughout the day, the area can handle the traffic. Cm. Zika asked if Mr. Sepehri had expertise in acoustical analysis, in particular about sound traveling and bouncing off the modular in to Coral Gate. Mr. Sepehri stated no. Cm. Lockhart asked if it would help to put a stop sign on the corner. Mr. Sepehri stated it was private property and it would be up to the Applicant to install a stop sign. Commissioner Jennings asked the residents opposed to the project if there was anything that could be done to make the project suitable to them. The residents were worried the school would expand again in the future and that noise was an issue. Regular Meeting 29 March 5, 1996 [3-Spcmi] I - ~ ~ Ms. Stark responded it wnuld be 10 - 12 years before the school considered any more expansions. Cm. Zika asked Mr. Sepehri if a stop sign was placed there, would the police enforce it or wouldn't a speed bump be more effective. Mr. Sepehri stated it was private street, either one may be effective. Commissioner Jennings closed the public hearing. On motion by Cm. Lockhart, seconded by Cm. Johnson the Planning Commission voted to adopt the Resolutions approving PA 95-046 with Cm. Zika amending the motion by adding two conditions. The first amendment was to add a condition that the Applicant add a speed bump on private property between the school driveway and Coral Gate's driveway. This condition was approved by consensus 5-0. The second amendment to the motion was to add a condition that the Applicant reposition the modular building with the narrow sides facing Davona and the adjoining multi-family residential units, leaving some flexibility to Staff in positioning the building in the most aesthetically pleasing location. The Commission split the vote 3 in favor of the second condition, 2 against. The Planning Commission then voted on the original motion to adopt the Resolution. The motion carried with a unanimous vote of 5-0 to adopt: Resolution No. 96-07 APPROVING PA 95-046 ADOPTION OF A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR ST. PHILIP LUTHERAN SCHOOL CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW Resolution No. 96-08 APPROVING OF PA 95-046 ST. PHILIP LUTHERAN SCHOOL CONDITIONAL USE PERMIT Resolution No. 96-09 APPROVING OF PA 95-046 ST. PHILIP LUTHERAN SCHOOL SITE DEVELOPMENT REVIEW NEW OR UNFINISHED BUSINESS Cm. Zika stated there were still many semi-trucks in the old Lucky parking lot again. Cm. Geist indicated that there was still oak furniture in front of the furniture store. Cm. Zika asked about the role of the Community Development Directar. Eddie Peabody indicated he would manage the Planning and Building Inspection Deparhnents and handle finance issues that will come with the new development and major projects in the upcoming years. He stated he would give a presentation at the next Planning Commission meeting with Commissions' approval. ADJOURNMENT The meeting was adjourned at 9:30 p.m. Regular Meeting 30 March 5, 1996 [3-Spcmi] , ' ~ ~ Respectfully submitted, ! . ~ ~ ~ anning Commission C irperson ATTEST: c ~ Community evelopment irecto • Regular Meeting 31 March 5, 1996 [3-Spcmi]