HomeMy WebLinkAbout03-05-1996 PC Agenda •
PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Tuesday-7:30 p.m.
100 Civic Plaza, Council Chambers March 5, 1996
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS-February 6, 1996 and February 20, 1996
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address the
Planning Commission on any item(s)of interest to the public;however,no ACTION or
DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda.
The Commission may respond briefly to statements made or questions posed,or may request Staff
to report back at a future meeting concerning the matter. Furthermore,a member of the Planning
Commission may direct Staff to place a matter of business on a future agenda. Any person may
arrange with the Planning Director(no later than 11:00 a.m.,on the Tuesday preceding a regular
meeting)to have an item of concern placed on the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 95-046 St.Philip Lutheran Church Modular Classroom expansion located at 8850 Davona
Drive. 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 building(2
classrooms)at St.Philip Lutheran Church/School.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS(Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: March 5, 1996
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Jeri Ram,Associate Planner
SUBJECT: PA 95-046,St.Philip Lutheran Church CUP/SDR
GENERAL INFORMATION:
PROJECT: St.Philip's Lutheran Church proposes to place a double wide(24'X
60')modular classroom on the site to provide additional classroom space to increase
the enrollment limit from 200 to 225 students. The classroom will expand the facility
to provide for additional students for school year beginning September, 1996. The
modular classroom will be placed on the site in an area that is not currently occupied
by any structures. There will be no water or sewer hookups to the modular unit.
The project includes a Conditional Use Permit to increase the approved
enrollment limit of 200 to 225 and a Site Development Review Approval for
placement of the structure on the site.
APPLICANT
/PROPERTY OWNER: St.Philip Lutheran School
8850 Davona Drive
Dublin,CA 94568
LOCATION: 8850 Davona Drive
ASSESSOR PARCEL: 941-183-103
GENERAL PLAN
DESIGNATION: Public/Semi-Public Facility
EXISTING ZONING
Item No. 8.1 Copies To: St.Philip
Lutheran School
Project Planner
PA File
Senior Planner
PAGE I OF •,
w
EXISTING ZONING
AND LAND USE: R-I-B-E, Single Family Residential Combining District;
Church/School
SURROUNDING GENERAL
PLAN, ZONING, AND
LAND USE: North: Alcosta Boulevard, residential (City of San Ramon)
South: Single family residential; R-1-B-E
East: Single family residential; R-1-B-E
West: Multi-family residential (Coral Gate townhouse
development); PD, Planned Development District
ZONING HISTORY
C-1259: On July 11, 1962,the Alameda County Board of Zoning Adjustment
approved a Conditional use Permit request(Paul E. Jacobs, California and
Nevada District of the Lutheran Church)to construct a church and related
facilities. The permit had no expiration date.
C-1834: On January 15, 1968, the Alamada County Planning Commission
approved a Conditional use Permit request(St. Philip Lutheran Church)
for the expansion of the church wing (30 feet by 60 feet) for use as a
classroom and social hall. The permit had no expiration date.
C-2681: On October 17, 1973,the Alameda county Zoning Administrator approved
a Conditional Use Permit request(St. Philip Lutheran Church)for a day
nursery school for 24 children. This permit was valid until October 17,
1976.
C-3161: On November 17, 1976, the Alameda County Zoning Administrator
approved a Conditional Use Permit(St. Philip Lutheran Church)to allow
the continued operation of a day nursery for a maximum of 24 children per
session. The permit was valid until November 17, 1979.
C-3706: On December 12, 1979,the Alameda County Zoning Administrator
approved a Conditional Use Permit request(St. Philip Lutheran Church)to
continue the operation of a day nursery for 24 children. This permit was
valid until December 12, 1984.
C-4031: On June 3, 1981, the Alameda County Zoning Administrator approved a
Conditional Use Permit request(St. Philip Lutheran Church)to allow the
expansion of the church facility. This permit had no expiration date.
2 PAGE 2 F' �n .
PA 84-010: On April 2, 1984,the Dublin Planning Commission approved a
Conditional Use Permit request(St. Philip Lutheran Church)to operate an
elementary school with a maximum of 75 children within the existing
church facilities. This permit expired July 31, 1986.
PA 84-065: On November 19, 1984,the Dublin Planning Commission approved a
Conditional Use Permit request(St. Philip Lutheran Church)to allow the
continued operation of a preschool for a maximum of 24 children. This
permit expired July 31, 1986.
PA 86-004: On February 18, 1986,the Dublin Planning Commission approved a
Conditional Use Permit request(Valley Lutheran School)to operate an
elementary school and preschool for a maximum of 150 students within
existing facilities. This permit expired July 31, 1989.
PA 89-045: On June 5, 1989,the Dublin Planning Commission approved a
Conditional Use Permit request(Valley Lutheran School)to operate an
elementary school and preschool for a maximum of 175 students within
existing facilities. This permit was valid until July 31, 1992. Under this
permit,the applicant may request from the Planning Director an
administrative extension for an additional two years.
PA 91-094: On February 18, 1992,the Dublin Planning Commission approved a
Conditional Use Permit and Site Development Review for a new
fellowship hall. The new Conditional Use Permit superseded all other
Conditional Use Permits. The Permit allowed the expansion of the church
and school to accommodate 200 students. This permit has no expiration
date.
APPLICABLE REGULATIONS:
Conditional Use Permit
Section 8-94.0, CONDITIONAL USES, of the Zoning Ordinance 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.
Section 8-26-3 Conditional Uses: R-1 Districts states that a community facility
(church and school) are conditional uses in an R-1 District.
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PACE 3 0 �O J
Site Development Review
Section 8-95.0 of the Zoning Ordinance states that Site Development Review is a
discretionary review process intended to promote orderly, attractive and harmonious site
and structural development compatible with surrounding properties and neighborhoods;
to resolve major project related issues including, but not limited to, building location,
architectural and landscape design and theme, vehicular and pedestrian access and on-site
circulation,parking and traffic impacts; to ensure compliance with development
standards and general requirements established for Zoning and Planned Development
Districts, including, but not limited to, setbacks, heights,parking, fences, accessory
structures and signage; to stabilize property values; and to promote the general welfare.
ANALYSIS:
Environmental Review:
A Negative Declaration(Attachment 1) has been prepared pursuant to the
California Environmental Quality Act(CEQA), State CEQA guidelines and the City of
Dublin Environmental Guidelines. The project, as proposed, will not have a significant
effect on the environment.
Conditional Use Permit:
The Applicant is proposing a revision to an existing Conditional Use Permit(PA
91-094). That Conditional Use Permit allowed for the expansion of the existing church
and school facility. This Conditional Use Permit would allow for additional expansion of
the school by 25 students with the placement of a modular classroom on the site. This
Conditional Use Permit will supersede Conditional Use Permit PA 91-094. The relevant
Conditions of Approval of PA 91-094, have been incorporated into the Conditions of
Approval of this new Permit.
The Applicant's written statement notes that the addition of the 25 children would
provide for 7th and 8th grades (Attachment 2). However, in further discussions with the
Applicant and at a community meeting held on the site, it was noted that the previous
Conditional Use Permit already provided the ability for the School to have 7th and 8th
grades. However,the School does not at this time have 8th grade students and is
planning on a small class for the fall. The 25 additional students would be spread
throughout the elementary school grades. It is possible that as these children grow within
the school,there will be a larger eighth grade class. The School wants to ensure that it
would have the ability to provide for this larger class in the future.
4 PAGE kl OF 4 1
Site Development Review:
Location:
The modular classroom is proposed to be located in the grassy area adjacent the
parking lot, facing Davona Drive adjacent the parking lot(Exhibit A). The Applicant
had originally located the modular classroom close to the boundary wall with the
townhouses. They decided to move it after performing a view study from the perspective
of the townhouses. The present location is more than 120' from any property line.
Description:
The modular classroom is double wide, (24' X 60'). The model is standard and is
used in many schools. There is no plumbing or sewer provided to the classroom (Exhibit
A). Students will use the facilities in the adjacent building. The modular would be
painted colors complementary to the existing school and church buildings. Staff is
recommending that a landscape plan be approved by staff prior to building permit which
provides shrubs and trees to buffer the Davona Drive and townhouse view. Additionally,
this will better integrate the structure with the existing buildings on the site.
Community Meeting:
On February 21, 1996,the School held a community meeting at the site to explain
the project to the neighbors (Attachment 3). Several neighbors attended the meeting, as
well as City Planning and Engineering Staff. Concerns were voiced in the following
areas:
1. Excess of trash in the containers on the site.
The school has recently expanded their trash bin from 4 yards to 6 yards. Staff
spoke with Livermore Dublin Disposal and they indicated that the pick up is once a week.
The Disposal company suggested that a lock be placed on the bin to discourage
neighborhood use of the trash bin. Staff has added a condition of approval to the
Resolution implementing this suggestion.
2. Noise from children playing.
The noise level will not sufficiently increase by adding 25 additional students.
The school has staggered recess and play hours. Since the students would be spread
throughout the grades, the increase in noise during each play hour will be less than
significant. Additionally, existing conditions of approval (Attachment 4) restrict outdoor
play prior to 8:00 A.M. and there is another condition which requires that school noise
be controlled to not create a nuisance to the adjoining residential neighborhood.
3. Noise from church social activities.
While this is not directly related to the additional students or modular classroom,
the Church noted at the meeting that they would take care of the noise issues raised by
the townhouse residents.
4. Lack of sufficient parking during church services, activities, weddings, etc.
combined with the concern that the increase of students would cause parking problems
during school activities, open houses, etc.;
The Dublin Zoning Code requires that the largest assembly room in the case of a
church be counted for the purpose of calculating parking requirements. Therefore, the
Church is required to provide 72 on-site parking spaces. They have provided 74 spaces.
There are no specific requirements in the Zoning Ordinance for public or private
elementary schools. Staff performed a quick survey of six cities in California to see what
their parking requirements would be for a school of this size. The largest amount of
parking that would be required would be 35 spaces, see below:
ELEMENTARY SCHOOL PARKING REQUIREMENTS
CITY REQUIREMENT ST.PHILIP LUTHERAN SCHOOL
REQUIREMENT(with modular)*
Petaluma 1 space for each employee on 15 spaces required
the maximum shift
Galt 5 spaces for each teaching unit 35 spaces required
San Diego 1 space for each employee on
the largest shift plus 5 guest 20 spaces required
spaces
San Ramon Determined through
Conditional Use Permit Unknown
Process
Pleasanton 1 space per each employee 15 spaces required
Palo Alto 2 spaces per each teaching unit 14 spaces required
*This amount is a calculation assuming St. Philip's were located in the city indicated in the
corresponding column.
The requirement for the Church is more stringent and the Church and School do
not operate during the same hours (hours of operation of the School per Conditional Use
Permit are 7:00 a.m. to 6:00 p.m. Monday through Friday). It can therefore be
concluded that there is sufficient parking for the additional two classrooms that the
modular unit will provide.
5. Decrease in property values for residents along Davona Drive, who would
have a modular classroom facing their homes.
The Church and School are an existing development on Davona Drive.
The addition of a modular classroom, should be carefully sited and buffered by
6 PAGE 6 of i'
landscaping to reduce the impact on the adjacent residences (a Condition has
been recommended to provide the landscaping, Exhibit D). See discussion under
"Site Development Review" below.
6. Children do not have sufficient space to play.
The children play in the unused parking area on the School site.
Additionally, the day care area has separate play facilities adjacent their
classroom. The recess hours are staggered to reduce noise to the surrounding
neighbors and to provide more space per child.
7. Child safety and insufficient supervision of the play yard.
The Applicant has indicated that they have two supervisors in the yard
area whenever there are children at play.
8. Problems with utilization of joint driveway with Coral Gates Townhouses for pick
up and drop off of students.
The Church originally owned the land that the townhouses were built on. As part
of the sale of the property to the townhouse developer, an easement was granted to the
Church/School over the townhouse driveway. The School has erected a sign at the
driveway to discourage inappropriate use. Additionally, they try to educate parents with
traffic flow maps for drop off and pick up.
9. Concern over the increase of traffic and safety at the key intersections and
interchange of 680 near the site.
The Applicant voluntarily paid a traffic impact fee that will be used for future
circulation improvements in the vicinity. Additionally, staff has learned that CALTRANS
plans to upgrade the Alcosta and 680 interchange. Davona Drive operates at an
acceptable level of service. The proposed increase in students will not change the level
of service.
The City maintains records on all reported accidents (where the police have been
called) in the City. Our records show that the following number of traffic accidents have
occurred since 1992 on Davona Drive:
1992 - one accident
1993 - no accidents
1994 - no accidents
1995 - one accident
PAGE . OF. - -__
Staff contacted the City of San Ramon and their staff reported that at the
intersection ofAlcosta and Davona Drive in the years 1992 and 1993, there were three
accidents each year. The increase of traffic will have a negligible impact on safety.
Alternatives discussed at the Community Meeting:
The School officials discussed several alternatives with the attendees of the
meeting,to try and address some of the problems that were brought up. None of the
alternatives were acceptable to the neighbors. However, the Planning Commission may
wish to review them:
1. Add landscaping around the modular. This is a recommended condition
by staff and is in the Conditions of Approval of the Conditional Use Permit.
2. Change orientation of the modular so that it faces the townhouse
driveway. In that way only a small portion of the building would be visible from Davona
Drive. However, it should be noted that it will be closer to the townhouse boundary wall
(Attachment 5).
3. Ask the School to build on to the existing School rather than place a
modular on the site.
The School indicated that this was a costly alternative that would take many years
to accomplish.
Public Comments:
Staff has received one letter commenting on the project(Attachment 6).
Staff recommends that the Planning Commission adopt Resolutions approving a
Negative Declaration(Exhibit B), Conditional Use Permit(Exhibit C) and Site
Development Review(Exhibit D).
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation
2) Take testimony from the Applicant and the Public.
3) Question Staff,the Applicant and the Public.
4) Close public hearing and deliberate.
5) Adopt Resolutions approving PA 95-046 Negative Declaration
(Exhibit B), Conditional Use Permit(Exhibit C), and Site
Development Review(Exhibit D).
8 PAGE $ of 61
ACTION: To approve the project as presented, a Planning Commissioner may make
a motion such as:
I move to adopt the Resolutions approving the Negative Declaration, Conditional
Use Permit and Site Development Review for PA 95-046, St. Philip Lutheran School.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Resolution approving the Negative Declaration
Exhibit C: Resolution approving Conditional Use Permit
Exhibit D: Resolution approving Site Development Review
Background Attachments:
Attachment 1: Negative Declaration
Attachment 2: Written Statement
Attachment 3: Letter from School regarding Community Meeting
Attachment 4: Resolution 92-010 Approving Conditional Use Permit
Attachment 5: Alternative Site Plan(Modular facing Townhouse driveway)
Attachment 6: Public Comments on Project
Attachment 7: City of Dublin Site Development Review Standard Conditions
Attachment 8: City of Dublin Non Residential Security Requirements
Attachment 9: City of Dublin Planning Department Standard Plant Material,
Irrigation and Maintenance Agreement
G:\PA 95-046\pcstfrpt
PAGE 9 --OF.4
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9
RESOLUTION NO. 96 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTION OF A NEGATIVE DECLARATION OF ENVIRONMENTAL
SIGNIFICANCE FOR PA 95-046 ST. PHILIP LUTHERAN SCHOOL
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
WHEREAS, St. Philip Lutheran School submitted an application requesting approval of a
Canditional Use Permit and Site Development Review to expand the current enrollment limit at the
school from 200 to 225 by placing a Modular Classroom on the site; and
WHEREAS, the California Environmental Quality Act(CEQA), State CEQA guidelines and
City Environmental Guidelines require that certain projects be reviewed for environmental impacts and
that environmental documents be prepared; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA) and a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment; and
WHEREAS, an Initial Study was conducted finding that the project, as proposed, would not
have a significant effect on the environment; and
WHEREAS, a Negative Declaration has been prepared for this application and is on file in the
City of Dublin Planning Department; and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law;
and
WHEREAS, the Planning Commission did review and use their independent judgment to
consider the Negative Declaration at a public hearing on March 5, 1996; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby find:
1. That the project will not have a significant effect on the environment based on
review of the Initial Study and public testimony.
2. That the Negative Declaration has been prepared and processed in accordance
with State and local laws and guideline regulation; and
3. That the Negative Declaration is complete and adequate.
EXHIBIT
PAGE I OF�°(_
KPE J
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission adopt the Negative
Declaration for PA 96-046 St. Philip Lutheran School.
PASSED, APPROVED AND ADOPTED this 5th day of March, 1996.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
G:\96-046\pcndres
2 PAGE L2. Or 61
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING OF PA 95-046 ST. PHILIP
LUTHERAN SCHOOL CONDITIONAL USE PERMIT
WHEREAS, St. Philip Lutheran School submitted an application requesting approval of a
Conditional Use Permit and Site Development Review to expand the current enrollment limit at the
school from 200 to 225 by placing a Modular Classroom on the site; and
WHEREAS, the Planning Commission did hold a public hearing on said application on March
5, 1996; 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 a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment; 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 and used their independent judgment to make a decision.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby find:
1) The expansion of use is required by the public need because it provides alternative
education in a residential neighborhood in the City of Dublin.
2) The use will be properly related to other land uses, transportation and service facilities in
the vicinity. The use is adjacent AlcostaBvhich is a major arterial which provides good traffic flow.
Additionally, it is located in a residential area which is a good environment for children.
3) The proposed project will not materially affect the health or safety of persons residing or
working in the vicinity because all applicable regulations will be met; and
4) The project will not be contrary to the specific intent clauses or performance standards
established for the district in which it is located because conditions have been applied to ensure
conformance with applicable zoning regulations, and because the use is consistent with the character of
the surrounding area.
EXHIBIT
PAGE I Or: /_
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 95-036, St. Philip Lutheran School Conditional Use Permit application, as
generally depicted by materials labeled Exhibit A, stamped approved and on file with the Dublin
Planning Department and subject to the approval of the related Site Development Review and to the
following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, 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. [PL] Planning, [B] Building, [PO] Police, [PW] Public
Works, [ADM] Administration/City Attorney. [FIN] Finance. [F] Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental
Health.
1. This Conditional Use Permit approval for PA 95-046 is to allow the expansion of the existing St.
Philip Lutheran School by increasing the maximum enrollment to 225, grades preschool through
eighth, and placement of a modular classroom facility (2 classrooms). This approval shall
generally conform to the plans labeled Exhibit A, as modified by the following conditions of
approval, and associated Site Development Review, consisting of a one page Site Plan dated
Received by the Planning Department on January 29, 1996, and two pages of elevations dated
Received by the Planning Department on November 17, 1995 (total of three sheets) [PL, B, PW]
2. All other provisions of Conditional Use Permit PA 91-094 shall remain in full force and effect.
[PL]
3. The expansion of St. Philip Lutheran School shall be limited to uses associated with the School.
[PL]
4. Valley Lutheran Elementary School and Preschool shall be limited to a combined total of 225
children and shall be limited to grades pre-school through eighth.[PL]
5. 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]
6. Approval of the Site Development Review shall be valid for one year, until March 5, 1997. If
construction has not commenced by that time,this approval shall be null and void. The approval
period for the Site Development Review may be extended six(6)additional months (Applicant
2 PAGE 141 OF 6°
must submit a written request for the extension prior to the expiration date of the permit)by the
Planning Director upon the determination that the Conditions of Approval remain adequate to
assure that the above-stated findings of approval will continue to be met. [PL]
PASSED, APPROVED AND ADOPTED this 5th day of March, 1996.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
G:/PA95-046pccupres
3 PAGE 15 of (I
RESOLUTION NO. 96 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING APPROVAL OF PA 95-046 ST. PHILIP
LUTHERAN SCHOOL SITE DEVELOPMENT REVIEW
WHEREAS, St. Philip Lutheran School submitted an application requesting approval of a
Conditional Use Permit and Site Development Review to expand the current enrollment limit at the
school from 200 to 225 by placing a Modular Classroom on the site; and
WHEREAS, the Planning Commission did hold a public hearing on said application on March
5, 1996; 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 a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment; 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 and used their independent judgment to make a decision.
NOW, THEREFORE,BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby find:
A. The approval of this application is consistent with the intent/purpose of Section 8-95.0
Site Development Review.
B. The approval of this application, as conditioned, complies with the General Plan, with
District Regulations and the general requirements established in the Zoning Ordinance.
C. The approval of this application, as conditioned, is in the best interests of the public
health, safety and general welfare.
D. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements have been designed to
provide a desirable environment for the development.
E. As conditioned, architectural considerations, including the character, scale and quality of
the design,the architectural relationship with the site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior lighting and similar
elements have been incorporated into the project in order to insure compatibility of this
development with the development's design concept or theme and the character of
adjacent buildings and uses.
F. As conditioned, landscape considerations, including the locations,type, size, color,
texture and coverage of plant materials,provisions and similar elements have been
considered to insure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 95-036, St. Philip Lutheran School Site Development Review
application, as generally depicted by materials labeled Exhibit A, stamped approved and on file with the
Dublin Planning Department and subject to the approval of the related Conditional Use Permit and to the
following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, 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. [PL] Planning, [B] Building, [PO] Police, [PW] Public
Works, [ADM] Administration/City Attorney, [FIN] Finance, [F] Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental
Health, [Z7] Zone Seven.
GENERAL
1. This Conditional Use Permit approval for PA 95-046 is to allow the expansion of the existing St.
Philip Lutheran School by increasing the maximum enrollment to 225, grades preschool through
eighth, and placement of a modular classroom facility(2 classrooms). This approval shall
generally conform to the plans labeled Exhibit A, as modified by the following conditions of
approval, and associated Conditional Use Permit, consisting of a one page Site Plan dated
Received by the Planning Department on January 29, 1996, and two pages of elevations dated
Received by the Planning Department on November 17, 1995 (total of three sheets) [PL, B, PW]
2. The Applicant shall comply with all applicable city of Dublin Site Development Review
Standard Conditions and the City of Dublin Non-Residential Security Requirements
(Attachments 7 and 8). [PL]
3. All signs shall be subject to the requirements of the Sign Regulations within the Zoning
Ordinance. [PL]
2
FACE )' OFc.
4. Prior to building permit issuance, the Applicant shall submit a landscape and irrigation plan for
approval by the Planning Department. Said Plan shall include a minimum five foot wide planter
area, planted with ground cover, shrubs and trees. The planter shall be located all along the
elevation of the modular classroom facing Davona Drive. The size of the plant material shall be
a minimum of 5 gallons for shrubs and 15 gallons for trees. The intent of the Plan is to provide
an attractive view for the residences along Davona Drive. [PL, PW]
5. The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant
Material, Irrigation and Maintenance Agreement (Attachment 9). [PL]
6. A final detailed Landscape and Irrigation Plan(at 1 inch=20 feet or larger), along with a cost
estimate of the work and materials proposed, shall be submitted for review and approval by the
Planning Director. Landscape and Irrigation Plans shall be signed by a licensed architect. Final
landscape plans shall indicate the common and botanical names, container size, growth rate and
number of each plant. All landscaping, as shown on the Landscape and Irrigation Plan, shall
include drought tolerant vegetation. [PL]
7. Prior to occupancy, remove existing AC berm adjacent the site of the proposed modular and
install sidewalk next to the proposed modular and connect the sidewalk to the existing ramp.
The location, dimensions and plans for the sidewalk shall be approved by the City Engineering
Department.[B, PW]
8. Prior to occupancy, the Applicant shall restripe the parking lot in accordance with plans
approved for PA 91-094. [PW]
9. Handicapped ramps and parking stalls shall be provided and maintained as required by the State
of California Title 24 provisions including the provision of an eight(8) foot wide striped
handicapped ramp for a handicapped van parking space. [PL, B]
FIRE PROTECTION
10. Install a fire alarm system as required. This system shall be interconnected with the existing
system. [F]
11. The roofing materials classification shall be Class `B" or greater. [F, B]
12. Provide one each 2A10BC Fire extinguisher within 75' - 0" of travel from any point within this
structure, one each per classroom. [F]
13. All existing door locks shall comply with the U.B.C., Chapter 33. [F,B]
14. A knox box key lock system shall be required; contact the Fire Authority for details.[F]
15. Comply with all DRFA requirements and regulations.[F]
3
DISPOSAL SERVICE
16. The 6 yard trash container on the site shall be equipped with a locking device to be approved by
Livermore Dublin Disposal. [PL]
BUILDING DEPARTMENT:
17. Applicant shall comply with all U.B.C. and Title 24 requirements. [B]
ZONE 7:
18. Prior to the issuance of a building permit,the Applicant shall provide written confirmation to the
Planning Department that the requirements of Zone 7, including any fees, have been, or will be,
met. [Z7]
DSRSD:
19. Prior to issuance by the City of any Building Permit, all utility connection fees,plan checking,
inspection fees,permit fees and fees associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules established in the DSRSD Code.
MISCELLANEOUS
20. Approval of the Site Development Review shall be valid for one year, until March 5, 1997. If
construction has not commenced by that time, this approval shall be null and void. The approval
period for the Site Development Review may be extended six(6) additional months (Applicant
must submit a written request for the extension prior to the expiration date of the permit)by the
Planning Director upon the determination that the Conditions of Approval remain adequate to
assure that the findings of approval will continue to be met. [PL]
21. 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]
22. To apply for building permits,the Applicant shall submit six(6) sets of construction plans to the
Building Department for plan check. Each set of plans shall have attached an annotated copy of
these Conditions of Approval. The notations shall clearly indicate how all Conditions of
Approval will be complied with. Construction plans will not be accepted without the annotated
4
FACE (CI or 6/
conditions attached to each set of plans. The Applicant will be responsible for obtaining the
approvals of all participating non-City agencies prior to the issuance of building permits. [B, PL]
PASSED, APPROVED AND ADOPTED this 5th day of March, 1996.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
G:\PA95-046\PCS DRRES
5 20 (o
fit/ :,' `\i'
-R9' CITY OF DUBLIN
�,._- ,-�':i P0. Box 2340. Dublin, California 94568 • City Offices, 100 Civic Plaza, Dublin, California 94568
:elf`1
NEGATIVE DECLARATION
(Prepared pursuant to City of Dublin
Environmental Guidelines, Section I.7(c),5.5)
Description of Project: St. Philip's Lutheran Church is proposed to place a double wide(24' X 60')modular classroom on
the site to provide additional classroom space to increase the enrollment limit from 200 to 225 students. The classroom will
expand the facility to provide for 7th and 8th grade classes for school year beginning September, 1996. The modular
classroom will be placed on the site in an area that is not currently occupied by any structures. There will be no water or
sewer hookups to the modular unit.
The project includes a Conditional Use Permit to increase the approved enrollment limit of 200 to 225 and a Site
Development Review Approval for placement of the structure on the site.
Project Location: 8850 Davona Drive,Dublin,California
Name of Proponents: St.Philip Lutheran Church
I hereby find that the above project will not have a significant adverse effect on the environment.
Attached is a copy of the Initial Study("Environmental Information Form"and "Environmental Checklist")
documenting the reasons to support the above fmdin y
Signature
Dennis Carrington , Senior Planner
Printed Name,Title
--6--)Q-v-11 q t 19 6
Date
Attachments
Date Published:
Date Posted:
Date Notice Mailed:
Considered by:
on:
Action on Negative Declaration:
Approved Disapproved
Notice of Determination filed:
Resolution No.
ATTACHMENT 1__
G:\PA95-046WD
•r.. _ L-f r (PI--
Administration (510)833-6650 • City Council (510)833-6605 • Finance (510)833-6640 • Building Inspection (510)833-6620
Code Enforcement (510)833-6620 • Engineering (510)833-6630 • Parks&Community Service (510)833-6645
Police (510)833-6670 • Public Works (510)833-6630 • Planning (510)833-6610
INTIAL STUDY
ST.PHILIP LUTHERAN CHURCH/SCHOOL
MODULAR CLASSROOM EXPANSION
Prepared by:
City of Dublin
Planning Department
February,1996
SAGE z�o,61
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed increase of enrollment and modular classroom for St.Philip
Lutheran Church and School. The analysis is intended to satisfy the requirements of the California
Environmental Quality Act(CEQA),and provide the City with adequate information for project
review. This initial study includes a project description,environmental checklist and discussion
focused upon issues identified in the checklist.
In summary,this Initial Study concludes that the project will not pose any significant adverse
environmental impacts.
The Initial Study was prepared based upon the location of the project,staff office review,
field review,comments from City,County and local agencies,use of City Planning Documents,the
CEQA Law and Guidelines,and City of Dublin CEQA Guidelines.
1 l;^._.-z3.._U G(_.
PROJECT DESCRIPTION
St.Philip's Lutheran Church is proposed to place a double wide(24'X 60')modular
classroom on the site to provide additional classroom space to increase the enrollment limit from
200 to 225 students. The classroom will expand the facility to provide for 7th and 8th grade classes
for school year beginning September,1996. The modular classroom will be placed on the site in an
area that is not currently occupied by any structures. There will be no water or sewer hookups to
the modular unit.
The project includes a Conditional Use Permit to increase the approved enrollment limit of
200 to 225 and a Site Development Review Approval for placement of the structure on the site.
2 Mot 24 GE 62(
FIGURES
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St. Philip Lutheran Church and School proposed Modular Classroom
ti
Location #2, West Elevation
ENVIRONMENTAL CHECKLIST FORM
1. Project title: St.Philip Lutheran Church Conditional Use Permit and Site Development
Review
2. Lead agency name and address: City of Dublin,Planning Department,100 Civic Dr.,
Dublin,CA 94568
3. Contact person and phone number: Jeri Ram,Associate Planner
4. Project location: 8850 Davona Drive,Dublin,California
5. Project sponsor's name and address: St.Philip Lutheran Church
6. General plan designation: Public/Semi-Public 7. Zoning: R-1-B-E
8. Surrounding land uses and setting:(Briefly describe the project's surroundings)
The project is adjacent Alcosta Boulevard on the north,single family residential on the south and
east and multiple family residential on the west.
9. Other public agencies whose approval is required(e.g.,permits,financing approval,or
participation agreement.)N/A
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,involving at least
one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages.
❑Land Use and Planning 0 Transportation/Circulation ❑Public Services
❑Population and Housing 0 Biological Resources 0 Utilities and Service Systems
❑Geological Problems 0 Energy and Mineral Resources ❑Aesthetics
❑Water 0 Hazards 0 Cultural Resources
❑Air Quality 0 Noise 0 Recreation
❑Mandatory Findings of Significance
PACE
8 fie/
DETERMINATION:(To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment,and a
NEGATIVE DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment,there will
not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment,and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a significant effect(s)on the environment,but at least one
effect 1)has been adequately analyzed in an earlier document pursuant to applicable legal standards,
and 2)has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets,if the effect is a"potentially significant impact"or"potentially significant unless
mitigated." An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the
effects that remain to be addressed.
O I find that although the proposed project could have a significant effect on the environment,there
WILL NOT be a significant effect in this case because all potentially significant effects(a)have been
analyzed adequately in an earlier EIR pursuant to applicable standards,and(b)have been avoided or
mitigated pursuant to that earlier EIR,including revisions or mitigation measures that are imposed
upon the proposed project
Signature ,....---_ Date:2/7/96
Printed Name: Jeri Ram,Associate Planner
EVALUATION OF ENVIRONMENTAL IMPACTS:
1'. A brief explanation is required for all answers except"No Impact"answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each question.
A"No Impact"answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved(e.g.,the project falls outside a fault
rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors
as well as general standards(e.g.,the project will not expose sensitive receptors to pollutants,based on
a project-specific screening analysis).
9 PACE.1 n /
2) All answers must take account of the whole action involved,including off-site as well as on-site,
cumulative as well as project-level,indirect as well as direct,and construction as well as operational
impacts.
3) "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is
significant. If there are one or more"Potentially Significant Impact"entries when the determination is
made,an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from"Potentially Significant Impact"to a
"Less Significant Impact." The lead agency must describe the mitigation measures,and briefly
explain how they reduce the effect to a less than significant level(mitigation measures from Section
XVII,"Earlier Analyses,"may be cross-referenced).
5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).
Earlier analyses are discussed in Section XVII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts(e.g.,general plans,zoning ordinances). Reference to a previously prepared or
outside document should,where appropriate,include a reference to the page or pages where the
statement is substantiated. See the sample question below. A source list should be attached,and other
sources used or individuals contacted should be cited in the discussion.
10
ENVIRONMENTAL IMPACTS:
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
I. LAND USE AND PLANNING. Would the proposal: Incorporated Impact No Impact
a) Conflict with general plan designation or zoning?(source#: ❑ 0 0 X
1,2,3,4,5 )
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project? ( 0 0 0 X
1,2,3,4 )
c) Be incompatible with existing land use in the vicinity? ( 0 0 0 X
)
d) Affect agricultural resources or operations (e.g., impacts to
soils or farmlands, or impacts from incompatible land 0 0 0 X
uses)?
( 1,3 ) •
e) Disrupt or divide the physical arrangement of an
established community (including a low-income or 0 0 0 X
minority community)?
( 1,3 )
II. POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local population 0 0 0 X
projections? ( 7 )
b) Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area or 0 0 0 X
extension of major infrastructure)? ( 7 )
c) Displace existing housing, especially affordable housing? 0 0 0 X
( 7 )
III.GEOLOGIC PROBLEMS. Would the proposal result in
or expose people to potential impacts involving:
a) Fault rupture? ( 1,2,4 ) 0 0 0 X
b) Seismic ground shaking? ( 1,2,4 ) 0 0 0 X
c) Seismic ground failure, including liquefaction? ( 1,2,4 ) 0 0 0 X
d) Seismic, tsunami, or volcanic hazard? ( 1,2,4 ) 0 0 0 X
e) Landslides or mudflows? ( 1,2,4 ) ❑ 0 ❑ X
11 33 �e
Potentially
Potentially Significant
Significant Unless Less than
/mpacr MYigarinn Significmn
Incorporated Impact No Impact
f) Erosion,changes in topography or unstable soil conditions
from excavation,grading,or fill?(1,2,4) 0 0 0 X
g) Subsidence of land?(1,2,4) 0 0 0 X
h) Expansive soils?(1,2,4) 0 0 0 X
i) Unique geologic or physical features?(1,2,4) 0 0 0 X
IV.WATER. Would the proposal result in:
a) Changes in absorption rates,drainage patterns,or the rate
and amount of surface runoff?(1,3) 0 ❑ X ❑
b) Exposure of people or property to water related hazards
such as flooding?(7) 0 0 0 X
c) Discharge into surface waters or other alteration of surface
water quality(e.g.,temperature,dissolved oxygen or ❑ ❑ X ❑
turbidity?(1,3)
d) Changes in the amount of surface water in any water 0 0 ❑ X
body?(1,3)
e) Changes in currents,or the course or direction of water
movements? (7) 0 ❑ ❑ X
f) Change in the quantity of ground waters,either through
direct additions or withdrawals,or through interception of
an aquifer by cuts or excavations or through substantial 0 ❑ ❑ X
loss of groundwater recharge capability?(1,3)
g) Altered direction or rate of flow of groundwater?(7) 0 0 0 X
h) Impacts to groundwater quality?(7) 0 0 0 X
i) Substantial reduction in the amount of groundwater
otherwise available for public water supplies?(7) 0 0 0 X
V. AIR QUALITY.Would the proposal:
a) Violate any air quality standard or contribute to an
existing or projected air quality violation?( 1,2,4) 0 0 0 X
b) Expose sensitive receptors to pollutants?(1,2,4) 0 0 0 X
c) Alter air movement,moisture,or temperature,or cause
any change in climate?(7) 0 0 0 X
d) Create objectionable odors?(7) 0 0 0 X
12 PAGE 3 OF( A
Potentially
Potentially Significant I
VI.TRANSPORTATION/CIRCULATION. Signfeant utdes Less than
Impact Mitigation Significant
Would the proposal result in: Incopoeoted Impact No Impact
a) Increased vehicle trips or traffic congestion?(1,2,8) 0 0 X 0
b) Hazards to safety from design features(e.g.,sharp curves
or dangerous intersections)or incompatible uses(e.g., 0 0 0 X
farm equipment)?(7)
c) Inadequate emergency access or access to nearby uses? ❑ ❑ ❑ X
(1,3)
d) Insufficient parking capacity onsite or offsite?(1,2,3,5) ❑ ❑ ❑ X
e) Hazards or barriers for pedestrians or bicyclists?(1,2,3) ❑ ❑ ❑ X
I) Conflicts with adopted policies supporting alternative
transportation(e.g.,but turnouts,bicycle racks)?(1,2,3,5) ❑ ❑ ❑ X
g) Rail,waterborne or air traffic impacts?(7) ❑ ❑ ❑ X
VII.BIOLOGICAL RESOURCES.
Would the proposal result in impacts to:
a) Endangered,threatened or rare species or their habitats ❑ 0 0 X
(including but not limited to plants,fish,insects,animals,
and birds?(1,2,3,4)
b) Locally designated species(e.g.,heritage trees)?(1,2,3,4) 0 0 0 X
c) Locally designated natural communities(e.g.,oak forest,
coastal habitat,etc.)?(1,2,3,4) 0 ❑ 0 X
d) Wetland habitat(e.g.,marsh,riparian,and vernal pool)?( ❑ ❑ 0 X
1,2,3,4)
e) Wildlife dispersal or migration corridors?(1,2,3,4) ❑ 0 0 X
VIII.ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation plans?(1,2,3) ❑ ❑ 0 X
b) Use nonrenewable resources in a wasteful and inefficient
manner? 0 0 0 X
(1,2,3)
c) Result in the loss of availability of a known mineral
resource that would be of future value to the region and 0 0 ❑ X
the residents of the State?
(1,2,3)
13 PACE OD_C".W.
Pmentially
IX.HAZARDS.Would the proposal involve: Potentially Sigmficanl
Sig,,/kson unless Less than
Impact Mitigation Significant
Incorporaied Impact No lingua
a) A risk of accidental explosion or release of hazardous
substances(including,but not limited to,oil,pesticides, ❑ ❑ ❑ X
chemicals,or radiation)?
(1,2,3,4)
b) Possible interference with an emergency response plan or
emergency evacuation plan?(1,2,3,4) 0 0 0 X
c) The creation of any health hazard or potential health
hazards? 0 0 0 X
(1,2,3,4)
d) Exposure of people to existing sources of potential health
hazards? 0 0 0 X
(1,2,3,4)
e) Increased fire hazard in areas with flammable brush,grass,
or trees? 0 0 0 X
(1,2,3,4)
X. NOISE.Would the proposal result in:
a) Increases in existing noise levels?(2) ❑ ❑ X 0
b) Exposure of people to severe noise levels?(2) ❑ ❑ 0 X
XI.PUBLIC SERVICES.Would the proposal result in a
need for new or altered government services in any of the
following areas:
a) Fire protection?(1,2,4) ❑ ❑ 0 X
b) Police protection?(1,2,4) 0 ❑ 0 X
c) Schools?(1,2,4) ❑ 0 0 X
d) Maintenance of public facilities,including roads?(1,2,4) ❑ ❑ 0 X
e) Other government services(1,2,4) ❑ ❑ 0 X
14 3(°._(;���
Potentially
Potentially Significant
XII.UTILITIES AND SERVICE SYSTEMS.Would the Significant unless Less than
Impact Magrton Signifier„
proposal result in a need for new systems or supplies,or Incorpmred Impact No Impact
substantial alterations to the following utilities:
a) Power or natural gas?(2) 0 0 0 X
b) Communications systems?(2) 0 0 0 X
c) Local or regional water treatment or distribution facilities? 0 0 0 X
(2)
d) sewer or septic tanks?(2) 0 0 ❑ X
e) Storm water drainage?(2) 0 ❑ ❑ X
f) Solid waste disposal?(2) 0 ❑ ❑ X
g) Local or regional water supplies?(2) ❑ 0 ❑ X
XIII.AESTHETICS.Would the proposal:
a) Affect a scenic vista or highway?(1,3,4) ❑ ❑ ❑ X
b) Have a demonstrable negative aesthetics effect?(1,3,4) ❑ ❑ ❑ X
c) Create light or glare?(1,3) ❑ ❑ ❑ X
XIV.CULTURAL RESOURCES.Would the proposal:
a) Disturb paleontological resources?(1,2,3,4) 0 ❑ ❑ X
b) Disturb archaeological resources?(1,2,3,4) ❑ ❑ ❑ X
c) Have the potential to cause a physical change which
would affect unique ethnic cultural values?(1,2,3,4) ❑ ❑ ❑ X
d) Restrict existing religious or sacred uses within the
potential impact area?(1,2,3,4) ❑ ❑ ❑ X
XV.RECREATION.Would the proposal:
a) Increase the demand for neighborhood or regional parks or
other recreational facilities?(1,2,3,4) ❑ ❑ 0 X
b) Affect existing recreational opportunities?(1,2,3,4) 0 ❑ ❑ X
SOURCES:
I. Determination based on location of project.
2. Determination based on staff office review.
3. Determination based on field review.
4. Determination based on the City of Dublin General Plan.
5. Determination based on the City of Dublin Zoning Ordinance.
6. Determination based on Specific Plan.
7. Not Applicable.
8. Traffic Impact Fee Study for St.Philip Lutheran Church dated August 21,1995.
15 ;..5 37 "fie/
•
•
Potentially
Potentially Significant
Significant Unless Less than •
Impact Mitigation Significant
Incorporated Impact No Impact
•
•
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
•
a) Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self •
-
sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal or eliminate important examples of the major
periods of California history or prehistory? 0 0 0 X
b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, •
environmental goals?
0 0 0 X
c) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects, and the
effects of probable
future projects) 0 0 0 X
d) Does the project have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly? 0 0 0 X
XVII. EARLIER ANALYSES.
Earlier analyses may be used where,pursuant to the tiering, program EIR, or other CEQA process,
one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and
state whether such effects were addressed by mitigation measures based on the earlier analysis.
16 /
J� �l
c) Mitigation measures. For effects that are"Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which are incorporated or refined from the earlier document and
the extent to which they address site-specific conditions for the project.
ISSUES FOUND NOT TO BE SIGNIFICANT
1. Land Use and Planning. There are no impacts to Items lA through 1E. This determination is
based on the record as well as the references listed below. This project is consistent with the City of
Dublin General Plan and Zoning Ordinance. The proposed location of the modular classroom is
sensitive to the residential neighbors to the east and west of the project as has been sited more than 120'
from either property line. The project is on an existing site of a church/school and therefore does not
impact agricultural resources or operations nor does it divide or disrupt a community.
2. Population and Housing. There are no impacts to Items 2A through 2C. This determination is
based on the record as well as the references listed below. This project relates to increasing the existing
school's enrollment by placement of a modular classroom. It therefore does not impact population in the
area.
3. Geologic Problems. There are no impacts to Items 3A through 3I. This determination is based
on the record as well as the references listed below. The topography of the site is relatively flat with
minor surface variation; only minor grading will be necessary to place the structure on the site. No
geologic hazards are known or suspected to exist on the site or in the surrounding areas.
4. Water. There are no significant impacts to Items 4A through 4I. This determination is based on
the record as well as the references listed below. The project site does not cross over any water ways.
Presently the area proposed to locate the site is planted with grass,both for decorative and play use. The
placement of the structure will not impact groundwater. Zone 7 has in place Special Drainage Area 7-1.
The District charges fees to finance flood control improvements within Drainage Area 7-1. The fees are
collected at the time of issuance of building permit.
5. Air Quality.There are no impacts to Items 5A through 5D. This determination is based on the
record as well as the references listed below. The placement of a modular classroom which will increase
the maximum enrollment to 225 students below the 9th grade will not impact air quality,effect climate
changes nor will it create objectionable odors. Although it is anticipated that it will slightly increase
automobile traffic,this is not considered considerable because it is likely that many of the students have
siblings already attending the school.
6. Transportation/Circulation. There are no significant impacts to Items 6A through 6G. This
determination is based on the record as well as the references listed below. The placement of a modular
classroom which will increase the maximum enrollment to 225 students below the 9th grade will not
significantly increase vehicle trips. Additionally,the applicant has paid a traffic impact fee that assists
in improving local roads that would otherwise be cumulatively impacted by development. The proposed
project is on the existing school site and is accessible to emergency vehicles. Details relating to safety
17 31 w
have been considered in the placement of the structure on the site and the project is consistent with City
policies relating to alternative transportation.
At the time the Fellowship Hall was built in 1991,the applicant provided four additional parking
spaces on the site. That improvement provided two spaces above the required 72 spaces under the City's
Zoning Ordinance. The addition of the modular classroom does not warrant additional parking spaces
under the Zoning Ordinance.
7.,8.&14. Biological,Energy and Mineral,and Cultural Resources. There are no impacts to
Items 7A through 7E;8A through 8C;or,14A through 14D. This determination is based on the record
as well as the references listed below. The project will be located on an already existing school site. It
is presently developed with grass area that is used for decorative and play purposes. Therefore,no
biological,mineral,energy or cultural resources will be impacted by this project.
9. Hazards. There are no impacts to Items 9A through 9E. This determination is based on the
record as well as the references listed below. The placement of a modular classroom on an already
existing school site will not create hazards to either the students nor the neighbors of the project.
10. Noise. There are no significant impacts to Items 10A and l OB. This determination is based on
the record as well as the references listed below. The project is adjacent to a townhouse project on the
west and single family homes on the east. Consideration was taken by the applicant in siting the
modular classroom to these neighbors. The classroom is 150 feet from the townhouse on the west and
more than 170 feet from the single family residences on the east. Noise associated with children
entering and leaving the classroom will therefore be minimal. The increase in enrollment from 200 to
225 will increase the number of children playing in the yard, however,this amount is not significant.
Additionally,the children are supervised by adults at all times. Provisions in the original Conditional
Use Permit restrict noisy activities. For example,no outdoor play is permitted prior to 8:00 A.M.and
school noise is not to create a nuisance to surrounding residences.
11. Public Services. There are no impacts to Items 11A through 11E. This determination is based
on the record as well as the references listed below. The additional enrollment is not considered
significant in relation to provision of public services. The modular classroom will be placed on the site
of an existing church/school.
12. Utilities and Services Systems. There are no impacts to Items 12A through 12G. This
determination is based on the record as well as the references listed below. Utility providers have
reviewed the project and find that there will not be an impact to existing systems. The classroom will be
placed on the site of an existing church/school. Standard impact fees will be charged for the increased
drainage that may be a result from the covering of a permeable surface with a structure by Zone 7 at the
time of building permit.
13. Aesthetics. There are no impacts to Items 13A through 13C. This determination is based on the
record as well as the references listed below. The applicant has considered the aesthetic impact of a
modular structure in the placement of the unit. In particular,they have placed the unit so that the
residential neighbors to the west will not have their light or air blocked by the unit. The unit will be in
18 f,^,,. t.�O r.- C['z.
the front of the school,facing the parking area. The residents to the east will view the unit through a
filter of landscaping and parking lot. Therefore,this is not considered a significant impact.
14. See No.7,Cultural Resources,above.
15. Recreation. There are no impacts to Items 15A or 15B. This determination is based on the
record as well as the references listed below. The school provides areas for recreation for the student
body. The placement of the modular classroom is not in an area that is currently reserved for group
recreation purposes. The increase enrollment is not significant and will not,therefore,significantly
reduce play opportunities.
G\PA95-46/lnitial
19 r;, bl__.
ST. PHILIP LUTHERAN SCHOOL
MODULAR CLASSROOM ADDITION
St. Philip Lutheran School requests a Conditional Use Permit for the
purpose of expanding our educational facility to include 7th and 8th
grade by September 1996. To provide the additional classroom space, a
double modular unit (24'x60') will be installed on the site to
accommodate the Middle School grades.
Since 1984 St. Philip Lutheran School has served the Dublin area with
quality Christian education for preschool through grade 4 initially,
and later through grade 6. Due to high academic standards, small
structured classes, and credentialed, dedicated Christian teachers,
St. Philip has grown steadily over the years. Our long range vision
for St. Philip Lutheran School and the community is to expand our
facility and services to include single grade classrooms through 8th
grade. The public interest and demand for better education in
reaction to recent newspaper reports about public school standings is
evidenced by the phone inquiries we receive and our increased
enrollment over the past year. Parents are looking for high standards
in academics, smaller classes, and a place for those with special
needs who do not score low enough for special resources in the public
system. They are concerned as well for the safety and values of their
pre-adolescents.
Our long range vision of single grade classrooms preschool though
eighth grade will not be realized until the next building project at
St. Philip. The first step at present to meet the interim needs for
classroom space to house preschool through eighth grade with at least
one combination grade is to bring in one double modular unit. This
would increase our enrollment limit from the currently approved 200 up
to 225 students at any given time. Only after the next building
project, which is at least ten to fifteen years off at this point,
would we require clearance for 250 daily students.
This use request represents no substantial change in how St. Philip
relates to surrounding land uses, transportation, or service
facilities. Likewise, the additional use will not change the affect
on the health or safety of persons residing or working in the
vicinity. However, this use request would extend our enrollment
potential from 200 to a limit of 225 students per day.
The increased enrollment limit does not necessarily mean a substantial
increase in traffic because in many cases St. Philip Lutheran School
includes multiple sibling families. Nor would this increase alter the
Sunday morning use and traffic during worship services.
•RCtit eu
ATTACIIENT
14.4' (i
St. Philip Lutheran School
Train a child in the way r Mailing Address
he should go,and when 8850 Davona Drive • Dublin,CA 94568
he old he will not turn
411,
from it.
(Proverbs 22:6)
February 15,1996
Dear Neighbor of St.Philip,
Recently you received notification from the City of Dublin that the Planning Commission
will be holding a public hearing on Tuesday,March 5,1996 at 7:30 p.m.in the City
Council Chambers to consider our request to add a modular classroom to our school.
In an effort to maintain good relations with our neighbors we would like to invite you to
meet with us prior to the public hearing to ask for your input to help us make this project
the best it can be.
Please meet us at the St.Philip school office on Wednesday.February 21.1996 at 6:00
p.m., and we will review the project outside at the actual site of the modular unit. If the
weather does not permit us being outdoors,we will meet informally in room number 1,our
first grade classroom. City staff from the planning commission will also be joining us.
Thank you for your helpfulness in this matter. We look forward to meeting with you.
Sincerely,
Bette Stark
Principal
?: C�Ivt�
Z p 1996
ATTACHMENT 5lN PLANNING
43 , j0/
ST.PHILIP LUTHERAN SCHOOL • 8850 Davona Drive • Dublin,CA 94568 • (510)829-3857 • Grades Preschool-8
RESOLUTION NO. 92 - 010
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 91-094 ST. PHILIP LUTHERAN CHURCH CONDITIONAL USE PERMIT
TO ALLOW THE EXPANSION OF THE EXISTING CHURCH, PRESCHOOL AND
ELEMENTARY SCHOOL FACILITY FOR A MAXIMUM OF 200 STUDENTS, GRADES
PRESCHOOL THROUGH EIGHTH, BY CONSTRUCTING A NEW FELLOWSHIP HALL
LOCATED AT 8850 DAVONA DRIVE
WHEREAS, Jeffrey Adams, on behalf of St. Philip Lutheran Church,
filed a Conditional Use Permit and Site Development Review application
to allow the expansion of the existing church and elementary school
facility by constructing an 8,949 square foot fellowship hall that
will accommodate two new classrooms, two meeting rooms and a 4,316
square foot multi-purpose room and increasing the maximum number of
students to 200; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on February 18, 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 a
Negative Declaration has been adopted (Planning Commission Resolution
No. 92-009) for this project as it will have no significant effect on
the environment; 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 project will serve a public need by providing
church and educational services (preschool and elementary
school) in the City_of Dublin.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as
the proposed use will be compatible to the type and nature
of operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this
particular case, 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.
- 1 - ATTACHMENT �+
^. r 4"/ or.bJ
D. The use will not be contrary to the specific intent clauses
or performance standards established for the district in
which it is to be located.
E. The approval of this Conditional Use Permit is consistent
with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 91-094 St. Philip Lutheran Church
Conditional Use Permit as generally depicted on the plans labeled
Exhibit A, stamped approved and on file with the Dublin Planning
Department, subject to approval of the related Site Development Review
and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of building permits or establishment of
use, 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.. [PL]
Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM]
Administration, [FIN] Finance, [Fl Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health.
1. This Conditional Use Permit approval for PA 91-094 is to allow
the expansion of the existing St. Philip Lutheran Church and
Valley Lutheran Elementary School and Preschool for a maximum of
200 students, grades preschool through eighth, by constructing a
new fellowship hall. This approval shall generally conform to
the plans labeled Exhibit A, as modified by the following
conditions of approval, and associated Site Development Review,
consisting of a Site Plan, Floor Plans, Building Elevations and
Landscape Plan, prepared by Designers Collective Incorporated (8
sheets) dated received by the Planning Department January 7,
1992. [PL, B, PW]
2. This Conditional Use Permit approval for PA 91-094 shall
supersede all previous Conditional Use Permit approvals for St.
Philip Lutheran Church, Valley Lutheran Elementary School and
Preschool located at 885Q Davona Drive. [PL]
3. The expansion of the St. Philip Lutheran Church shall be limited
to uses associated with the church (i.e. Bible studies, church
youth group meetings, community meetings, wedding receptions,
etc.). [PL]
4. Valley Lutheran Elementary School and Preschool shall be limited
to a combined total of 200 children and shall be limited to
grades pre-kindergarten through eighth. [PL]
Y5 (el
- 2 -
5. Regular hours of operation for the preschool and elementary
school shall be limited to the hours between 7:00 a.m. and 6:00
p.m., Monday through Friday. [PL]
6. Outside play activities shall not occur prior to 8:00 a.m. [PL]
7. School noise shall be controlled so as not to create a nuisance
to the adjoining residential neighborhood. [PL]
8. The drop-off and pick-up of students shall occur on-site within
existing parking areas. [PL]
9. Prior to the issuance of building permits for the fellowship hall
(refer to associated Site Development Review approval), the
Applicant shall submit evidence to the Planning Director that the
appropriate licenses and permits to operate a preschool have been
obtained from the State of California. [PL]
10. At a minimum on an annual basis, the school operator shall make
arrangements to have the Dublin Police Services Child Abuse
Program, or an equivalent program approved by the Dublin Police
Services, presented to the school staff and all children
attending the Valley Lutheran Elementary School and Preschool
facility. A certification of the presentation of such a program
shall be presented to the Planning Department on a yearly basis.
[PO, PL]
11. No loudspeakers or amplified music shall be permitted outside the
enclosed buildings. [PL]
12. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority. [F, PL]
13. The Applicant shall comply with all applicable City of Dublin
Non-Residential Security Requirements (attached). [P0, PL, B]
14. All existing and new landscaped areas shall be enhanced and
properly maintained at all times. [PL]
15. The Applicant shall provide and maintain at all times a total of
72 on-site parking spaces, 2 of which must be handicapped parking
spaces. [PL]
16. The maximum combined occupancy of the site (fellowship hall,
church and school) shall not exceed 296 individuals at any one
time. [PL]
17. The Applicant shall provide at least one trash receptacle at the
site and be responsible for cleaning up and disposing of school
generated trash and litter on-site and off-site within the
neighborhood, and shall maintain the site in a litter free
condition at all times. [PL]
18. On an annual basis, this use shall be subject to Zoning
Investigator review and determination as to the compliance with
the Conditions of Approval. [PL]
PAGE _G LQI
- 3 -
19. This approval shall become null and void, in the event the
approved use ceases to operate for a continuous one year period.
[PL]
20. At any time during the effectiveness of this approval, the
approval 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 18th day of February, 1992.
AYES: Commissioners Barnes, Rafanelli and Zika
NOES: Commissioners Burnham and North
ABSENT: None
"Planning Commissi�n Chairperson
ATTEST:
Planning Directb•
- 4 - jfi (QI
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7! �� :"�....7'� �z; • I to east side of lawn area
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,°D DAVONA DRIVE Wow Vain Frelc•.. -dy Ion Dr.W, . St. Philip Lutheran Church
Sr*Fait Haw v Evt sal' •dyrat o a•b*lade d..aer dock Spared wer..e.e. I Site and Landscaping Plan
All landscaping is existing
St. Philip Lutheran Church
page 1 of 2
February 22,!996
City of Dublin
Planning Commission
Dublin Ca.94568
Dear Planning Commission,
I am responding to a variance request by the St.Philp Lutheran School,8850 Davona
Drive,Dublin Ca.94568.The"Church?"has requested a variance to add a modular
classroom to their property.This is the second request for expansion on the"Church"
property in the last few years.
The original request was for the addition of a gymnasium and additional classrooms,
adding 50 to 75 children to their enrollment and expanding the grade level by several
years.The expansion specifically included the 7th and 8th grades.I did not agree with the
approved original expansion for several reasons,and now the"Church"wants to add
additional classrooms for the 7th and 8th grades.I believe this was addressed in the 1992
variance.
First,I would be interested to know if any of the Commission members know where the
"Church"location is regarding Alcosta,Interstate 680 and Davona Drive?Besides the
downtown business section,I would suggest this intersection is one of the busiest in the
City of Dublin.Traffic is very heavy throughout the day and especially during the hours
most children are going to or from school.Do we need added congestion? One child
was almost hit due to the traffic.
I live in the complex just behind the"Church".The driveway into our complex is so
congested with the current enrollment at times we can not enter or leave without a hassle
from parent traffic blocking our entrance.Many near accidents have occurred due to the
"Church"parents using Coral Gate driveway to pickup or deliver children to the"Church"
school.
At the last hearing for the added building,one of the major concerns of the Commission
was the inadequate parking at the"Church".The"Church"had to resize each parking slot
and restripe the parking lot to meet the minimum number of parking slots.I do not see
any additional parking being added to account for the new addition.Parking for the
Sunday services and other events at the"Church"have also caused many situations
inconvenient to me and other residents of Coral Gate.
ATTACHMENT C.,
ace 3 1g96
3 SQ8
(0' DUBLIN PLANNIN3
page 2 of 2
Additionally the extra noise generated by added children will also impose on my family
trying to use the back deck of our townhouse. The time children will be on recess or lunch
breaks starts at 9:50 a.m. and is not concluded until 2:10 p.m. This represents almost half
the time school is in session. I am located directly behind the school. It is bad enough we
have to put up with the maintenance of the "Church" property on Saturdays or Sundays,
the increase in the time and added noise is not acceptable.
If the commission is really concerned about the welfare of the "Tax" paying property
owners, you will reject this request immediately. Thank you for your attention and
concern for the property owners effected by this request.
Jock and Gay Vargo
7872 Gate Way
Dublin, Ca. 94568
510-829-4209
City of Dublin 9 1c!r2�
Planning Commission DUBUNIIAM4,43
100 Civic Plaza
Dublin, California 94568
RE: St. Phillips Church/Valley Luthern Elementary School
In January of 1992 the above mentioned Church/School requested
a Conditional Use Permit/Site Development Review. This would
allow them to build an 8,949 square foot fellowship hall,Reference
PA-91-094 dated January 10,1992.
The initial study page 1 indicated that this building would
house 4,316 square feet of multi-purpose room/ gymnasium,2
class rooms and 2 meeting rooms.
The 2 new class rooms would be used to house the expansion of
students requested by the school. At this time the enrollment
was 150 students, preschool through 6th grade, the expansion
would add 50 students and grades 7th and 8th.
At this time we voiced our concerns about the building itself,
as far as the height and size. The expansion of the school
student body, as far as places for the kids to play and play
safely. Our concerns about the children climbing fences between
Church/School property and Coral Gate to retreive play equipment
and the manner in which they are supervised during activity time
and lunch time. Also, we voiced a concern about adults dropping
off and picking up kids and the manner in which that is done.
We even met with Mr. John Harri, January 20, 1992 with these
concerns. Representatives from Coral Gate HOA also attended
the public hearing on February 18th, 1992.
Approval on PA-91-094 the Conditional Use Permit for St. Phillips
Luthern Church/Valley Luthern Elementary School was done February
18, 1992 with Conditions outlined in Resolutions 92-010 and 92-011.
Now again in February of 1996 St. Phillips Luthern Church/Valley
Luthern Elementary School is requesting another change to their
Conditional Use Permit by requesting the addition of a 24'X60'
Modular Classroom to be placed on site to house another 25 students
providing room for 7th and 8th grades. We thought their expansion
in 1992 provided for that.
OF.LOI
City of Dublin
Planning Commission
RE: St.Phillips Luthern Church/Valley Luthern School
Page 2
Again we will voice the same concerns. First, we were assured that
the original landscape would be maintained, which we were relieved
to hear as there were two Willow trees between our common slumpstone
fence and the back of the new fellowship hall which created a nice
buffer for units 7872, 7876, 7880, and 7884 Gate Way. One tree was
very large and softened the appearance of the two story fellowship
hall that they now had to look out on. On Saturday April 2, 1994,
unbeknownst to Coral Gate HOA or the Planning Commission the Church
School made arrangements to have the willow trees removed. On
that saturday representatives from Coral Gate attempted to find out
why these trees were being removed. The gentleman cutting the trees
down said the smaller willow had somekind of a bug and that the
Church/School had contracted him to cut both trees down. This was
reported to Carol Cirelli on Monday April 4, 1994, it was of her
opinion at the time that the Church/School had not notified anyone
of the trees removal. She was asked by Coral Gate HOA to see what
the intentions were by the Church/School to replace the trees with
others. Coral Gate HOA was contacted by Mr. John Harri from the
Church on more than one occassion to discuss their plans to plant
another buffer zone, to date February 1996, nothing has ever been
done. Those units still look out onto that building.
Second, we will again voice our concerns about a place for the
children to have play activity. The current student body as we
see it still does not have a save place to play nor do they seem
to have enough supervision for the amount of students at recess.
According to the school, classes from Kindergarten to the 7th
recess from 9:50 AM to approximately 2-2:30PM with anywhere from
30 to 45 children out playing to up to 50 children, with 2 Adult
supervisors. Play areas at this time are the parking lot and or
the lawn area next to the fenced pre-school yard.
After many complaints from residents living at Coral Gate
who share the common wall with the School we received correspondence
from the Principal Betty Stark, that was in 1993 (copy enclosed).
The letter outlines the areas the children were suppose to play,
were the supervisiors were suppose to be and how we can work to-
gether to stop the complaints. The complaints are about broken
windows, broken patio items, rock throwing, items being thrown
over the fences ie: balls, clothes etc. Also, concerns over the
children climbing fences and rolling under the automatic security
gate to retreive these items became an issue. Coral Gate HOA gave
Mrs. Stark the code to the security gate and a key to the side
gate in hopes of at least keeping the children from injury due
to climbing fences. That seems to have helped but the complaints
still come to both Mrs. Stark and Coral Gate Management about items
being thrown at units and into yards of units by the students who
are supposedly not even suppose to play on or near the shared wall
area.
5 Z (e I_
City of Dublin
Planning Commission
RE: St.Phillips Church/Valley Luthern School
Page 3
We still feel it is very hard to supervise 30 to 45 children in
an open parking lot, grassy area with 2 adults who most of the
time do not appear to be in the same areas the children play at
free play but stand or sit across the areas close to the classrooms.
If organized group play is in progress then an adult is usually
with the children.
It is our concern as to what they are going to do with 25 more
students during play. Also,since the approved Conditional Use
Permit of February 1992 was approved for grades up to 7th and
8th, why should another permit be granted for an additional
25 students. Granting expansions for the same purpose plus
where does the growth end???
We feel the school is at a near max situation as it is and no
one seems to want to answer the questions about future plans.
Like expand where over the next few years....and what do they
feel is a maximum limit on study body.
In refering to your Resolution NO. 92-011 of February 1992, page
1 Section B.
The project was to promote orderly, attractive, harmonious
developement. Recognize envioronmental limitations on develop-
ment, stabilize land values etc.
Placing a 24'x60' Box Modular Classroom on a well developed, well
landscaped area within a neighborhood that also tries to keep a
well maintained look and a well balanced landscaped scheme does
not seem to be attractive or harmonious to any development. Also,
it does not seem to stay within the guide lines set forth on page
2 E and F. This structure and the view it will give the neighbor-
hood is unsightly.
Finally, the concern over traffic entering and leaving this property
is still a CONCERN. Even though the Church/School posted signs
routing traffic for drop off and pick up of students and general
flow of traffice entering their site, the flow still continues
across the private drive way of Gate Way to access a split drive
way between the two sites, vehicles then do not have to go the
extra yards to enter the Church/School drive ways as deemed to
be correct and safest entry for all concerned. Coral Gate residents
as well as oncoming traffic into this cross over path have a blind
until you are on each other. Why create more of this by adding more
parents dropping off and picking up more students??? And again,
how may more are we really looking at in the future beyond 1996.
City of Dublin
Planning Commission
RE: St.Phillips Church/Valley Luthern School
Page 4
A harmonious neighborhood is what we have all worked towards,
and what we continue to work for. Adding more development
to an already well utilized development, especially with an
obviously unattractive modular unit does not seem to follow
the original guide lines set forth in 1992 by the Planning
Commission.
Therefore; we ask that this request be denied and that the look
of the entire neighborhood be taken into consideration. Would
any of you want to buy a home or a unit that looks our onto
that modular722???
Thank you for your consideraton.
Coral Gate Homeowners Association
c/o 7820 Gate Way
Dublin, California 94568
February 27, 1996
5 (vl
St. Philip Lutheran School-
As Gods dear children,
-�� (Formerly'Valley Lutheran School)
try to be like Him,and Mailing Address
live in love as Christ 410
8850 Davona Drive • Dublin,CA 94568
loved you.
(Ephosiana 5:1.2 NEB)
March 5, 1993
Carol Eller
Manager
Coral Gate
Dublin, CA 94568
Dear Ms. Eller:
I wanted you to know that I have spoken individually with each of the
boys involved in the incident with Mrs. Skidmore. Their teacher, Mrs.
Aschbrenner, had already disciplined them, but I wanted to hear what
each one had to say and impress upon them the high standards of
behavior we uphold here at St. Philip Lutheran School.
I have also requested that the teachers on yard duty make sure one
teacher is stationed at the corner of the building closest to the wall
at each recess. The student body has been reminded that the area
along the wall is off limits to them. This also applies during
extended care hours from 7:00 - 8:30 AM and 3:00 - 6:00 PM.
Faculty and staff have been told that the students are not to retrieve
any balls in the driveway entrance to your complex. Teachers have
been given the gate code to use for this purpose. I have not received
the key that you offered to drop by the office.
The children have been very careful this week to keep clear of the
area along the wall. Hopefully, they have learned a good lesson, and
these problems will not recur. We want to teach them to be good
neighbors.
It should be noted that both the church grounds and facilities are
used by groups and individuals not associated with the school or
church on some evenings and on the weekends. It is our hope that St.
Philip Lutheran School would only be held accountable for the times we
are in session.
I appreciate the fact that you have been handling the complaints and
keeping me informed. I look forward to continued cooperation.
Sincerely,
Bette Stark
Principal
55
BS/mc �I
ST.PHILIP LUTHERAN CHURCH • 8850 Davona Drive • Dublin,CA 94568 • (510)829-3857 • Grades Preschool-6
ATThC%IMENT7
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final buildine and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a buildins
permit. All such vlars shall insure:
a. Thatcommercial
established byeDblin Policedential Departmenturity requirements as
are provided.
b. That ramps., special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downspouts, fleshings, etc., are painted
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin.
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character
be
• resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
ect
k. That all other opagencies
the final require
buildingreview
site the
plans oand
be supplied withh copies
that compliance be obtained with at least their minimum We �(
requirements.
•
2. Final landscape plans, irrigation system plans, tree preservation
technioues, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size.
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual
• circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved
plans and the conditions reouired by the City.
57 ,, �l
/\ram.
CITY OF DUBLIN
• /�. P.O.Box 2340,Dublin,California 94568 • MTAdMiblinCalL6Bpe0.0,) Ai
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration(415)833.6650•City Council(415)833-6605•Finance(415)833-6640•Building Inspection(415)833-6620
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it$44
? material and engavthe metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building or premise used for business purposes shall be secured by
covering the same with eitherof the following:
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
6o (/
THE CITY OF DUBLIN
P.O.Box 2340
Dublin,CA 94568 (415)829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
' ATTACHMENT (( S
Form 83-05 1/83