HomeMy WebLinkAboutPCReso03-18 PA00-017 Valley Christian Ctr CUP/SDR RESOLUTION NO. 03- 18
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 00-017 VALLEY CHRISTIAN CENTER FOR A CONDITIONAL USE
PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO 'CONSTRUCT TWO
TEMPORARY MODULAR UNITS, EXTEND THE USE OF TWO TEMPORARY MODULAR
CLASSROOM UNITS, AND TO PERMIT INSTALLATION OF AN ELECTRONIC
READERBOARD SIGN AT 7500 INSPIRATION DRIVE
WHEREAS, the Applicant, the Valley Christian Center, has requested as part of their
Development Plan (VCC Master Plan) the approval of a Conditional Use Permit for the continued use on
an interim basis of two temporary modular classroom units and a new readerboard sign; and a Conditional
Use Permit and Site Development Review to allow two new temporary modular units for administrative
office use on an interim basis until the permanent construction of buildings is completed; and
WHEREAS, the proposed project area is located within the westerly portion of Dublin and
contains approximately 50 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard
and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the
A Agricultural Zoning District; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project plans and exterior elevations dated
received on April 17, 2003, for a General Plan Amendment, Planned Development Rezoning, Conditional
Use Permit, and Tentative Subdivision Map, Conditional Use Permit and Site Development Review for
the approximately 187,000 square foot expansion and Master Plan (Development Plan) project, and
signage, to fulfill the facilities future needs and for the interim use of modular units until permanent
structures are constructed; and
WHEREAS, with the exception of the chapel, which would be sited on the easterly portion of the
site, and the senior center adjacent to Inspiration Drive, the new and expanded buildings would be
constructed adjacent to existing uses and buildings on the project site. The project would be located on a
site which was previously improved and contains infrastructure to serve the expansion;
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A
Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the
State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and
Section 15132, and all potential significant impacts have been mitigated through design of the project and
the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant
environmental effects to occur as a result of the project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law.
Additionally, notices were sent to all property owners and tenants in the neighboring subdivisions and
other interested parties; and
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WHEREAS, a properly noticed public hearing was held by the Planning Commission on April
22, 2003; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that it
approve the application; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby find that:
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The proposed modular buildings and readerboard sign are is compatible with other land uses (i.e.
residential and open space), and transportation and service facilities in the vicinity because the
proposed Valley Christian Center will accommodate the future growth of the church and the
related school campus, and provide necessary semi-public facilities for use by the community and
residents of Dublin.
The proposed uses will not adversely affect the health or safety of persons residing or working in
the vicinity, and will not be detrimental to the public health, safety and welfare because all
potential environmental impacts associated with the project have been mitigated through design of
the project or through applications of Conditions of Approval in this Resolution.
The uses will not be injurious to property or improvements in the neighborhood because features
have been incorporated into the project and the project is conditioned to comply with all Building
and Fire Department requirements, Planning and Public Works Department requirements
regarding hazardous materials usage and storage, pesticide and herbicide usage, on- and off-site
traffic circulation, street improvements, and on and off-site drainage improvements.
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There are adequate provisions for public access, water, sanitation, and public utilities and services
to the site incorporated into the project to ensure that the proposed use and related structures
would not be detrimental to the public health, safety, and welfare.
The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed because the project is located on land which had been previously
developed, graded and improved within an urbanized area and located adjacent to existing low and
medium density residential uses.
The Valley Christian Center use is not contrary to the specific intent clauses, development
regulations, and performance standards established for the PD Planned Development and Civic
Use types such as Community Facilities as addressed in the City's Zoning Ordinance because the
conditions of approval for the Conditional Use Permit and Site Development Review for PA 00-
017 are required to insure that the facility use, which will be supportive of surrounding residential
uses and residents of the Dublin community through the provision of religious and school services
for adjacent and nearby residents in the surrounding area, will be compatible with those uses.
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The approval of this application, as conditioned, complies with the Dublin General Plan, the PD
Planned Development and Civic Use regulations of the Zoning Ordinance, and the general
requirements established in the Dublin Zoning Ordinance.
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The Valley Christian Center project is consistent with the intent and purpose of Chapter 8.104 Site
Development Review of the Zoning Ordinance.
The approval of this application, as conditioned, is in the best interest of the public health, safety
and general welfare, and provides a beneficial civic and community service to residents of the
area.
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The proposed site development, including site layout, structures, vehicular access, circulation,
setbacks, height, fencing, public safety and similar elements has been designed to provide a
desirable environment for the development.
The proposed parking lot will provide sufficient parking for the activities and services proposed
for the uses at the facility, in accordance with the Off-Street Parking and Loading regulations of
the Zoning Ordinance, and based on the evidence provided in the Transportation and Circulation
section of the Environmental Impact Report prepared for the projects.
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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; and exterior lighting and similar elements have been
incorporated into the project in order to insure compatibility of this expansion plan with the design
concept or theme and the architectural character of the surrounding buildings and uses.
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The proposed signage for the project is compatible with the design of the facility, surrounding
uses, and other design elements in the project, and does not intrude into the visual environments of
the residential and transportation uses.
Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, the proposed intersection area and similar enhanced landscaping elements have been
considered to ensure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby approved PA
00-017 Conditional Use Permit and Site Development Review for Valley Christian Center's request to
continue use of the existing modular buildings, add two modular buildings and a readerboard sign at 7500
Inspiration Drive as generally depicted by the project plans, labeled Exhibit A, Attachment 5 and Exhibit
A-3 of the Planned Development Stage 1 and 2 Rezoning, consisting of 9 sheets prepared by Loving &
Campos Architects, dated received by the Planning Department on April 16, 2003, subject to compliance
with the following conditions:
CONDITIONS OF APPROVAL:
Valley Christian Center Conditional Use Permit and Site Development Review
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 suhiect to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
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monitoring compliance of the conditions of approval. [PL] Planning, [B] Building, [PO] Police, [PW]
Public Works [ADM] Administration/City Attorney, [FIN} Finance, [F] Alameda County Fire
Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of
Environmental Health.
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
GENERAL CONDITIONS
1. This Site Development Review Approval and Conditional Use PL Effective Date of
Permit Approval shall not become effective until the General SDR/CUP
Plan Amendment and PD Rezone are approved by the City
Council and come into effect.
2. Prior to issuance of a building permit, Site Development PL B
Review will be required for all new structures proposed for the
facility. This Site Development Review will be subject to
approval by the Director of Community Development.
3. The subject Site Development Review includes approval of PL Occupancy
four modular buildings, on a temporary basis, as follows: two
new administrative office buildings adjacent to the Oak
Building, and two existing classroom buildings east of the
Sycamore Building. The new buildings will be painted to
match the existing adjacent building colors, and shall be
removed from the site when the permanent structure is
occupied.
4. This approval shall be as generally depicted on the project PL B
plans labeled Exhibit A-3 of the Planned Development Stage 1
and 2 Rezoning, dated February 5, 2003, and stamped received
April 16, 2003, prepared by Loving and Campos Architects,
consisting of 9 sheets.
5. Prior to the issuance of a building permit, all applicable fees B, PL, ADM B
shall be paid. These fees shall include, but not be limited to,
those fees required by City Ordinances such as Public
Facilities Fees, School Impact fees, Fire Impact fees, TVTC
Regional Transportation Fees, or any other that may be
adopted. In addition, all fees required by DSRSD, ACF, Zone
7, shall be paid in accordance with those Agencies' ordinances
and regulations.
6. The Developer shall comply with applicable Alameda County F, PW, PO, B
Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL
Department, Dublin Police Service, Alameda County Flood
Control District Zone 7, Alameda County Public Health, and
Dublin San Ramon Services District requirements. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall
supply written statements from each such agency or
department to the Planning Department, indicating that all
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
applicable conditions required have been or will be met.
7. Modifications or changes to this Site Development Review PL Ongoing
approval may be approved by the Community Development
Director, if the modifications or changes proposed comply with
Section 8.104.100, of the Zoning Ordinance.
8. The Applicant/Property Owner shall comply with all B B
applicable regulations and requirements of the Uniform
Building Code and the Building Inspection Section.
9. Building Code and Ordinances. All project construction shall B Through completion
conform to all building codes and ordinances in effect at the
time of building permit.
10. Temporary Fencing. Temporary construction fencing shall be B Through completion
installed along the perimeter of all work under construction.
All fencing shall comply with the building code.
11. Building permits for the new temporary modular PL, B Ongoing
administrative office buildings shall be secured and
construction commenced within one (I) year after the effective
date of this approval or said approval shall be void. This one
(1) year period may be extended an additional six months after
the expiration date of this approval (a written request for the
extension must be submitted prior to the expiration date) by the
Community Development 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.
12. To apply for building permits, the Applicant shall submit PL, B B
construction plans to the Building Department for plan check.
Each set of plans shall have attached a copy of these
Conditions of Approval with Responses to Conditions filled in
(see this chart) indicating where (on the plans) or how the
condition is satisfied. The notations shall clearly indicate how
all Conditions of Approval will be complied with.
Construction plans will not be accepted without the annotated
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.
13. Construction plans shall be fully dimensioned (including B B
building elevations) accurately drawn (depicting all existing
and proposed conditions on site), and prepared and signed by a
licensed civil engineer, architect or landscape architect. The
site plan, landscape plan and details shall be consistent with
each other.
14. The Applicant/Property Owner shall develop this project and B, PL Ongoing
operate all uses in compliance with the Conditions of Approval
of this Site Development Review and the regulations
established in the Zoning Ordinance. Any violation of the
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
terms or conditions specified may be subject to enforcement
action.
15. Thc permit shall be revocable for cause in accordance with PL Ongoing
Section 8.132 of the Dublin Zoning Ordinance.
16. Thc Conditional Use Permit and Site Development Review for PL Ongoing
the modular buildings shall be valid for five (5) years from the
effective date of the PD rezoning. At the end of the 5 year
period, the buildings must be removed and all utilities removed
to the satisfaction of the City of Dublin Building Department.
To extend this approval beyond five (5) years, an application
must be reviewed and approved by the Planning Commission
permitting the continuation of the use of this modular space.
17. All exterior light fixtures shall be equipped with cut-off lenses, PL SDR
directed downward, and limited in height to the maximum
necessary for adequate illumination to minimize excess light
and glare. (EIR Mitigation)
PUBLIC SAFETY
17. The Applicant shall comply with all applicable regulations and F Occupancy
requirements of the City of Dublin Fire Department (ACFD),
including payment of all appropriate fees.
18. Fire extinguishers and alarms arc required in all buildings and F Occupancy
in accordance with the regulations and requirements of the
Alameda County Fire Department (ACFD), including payment
of all appropriate fees.
19. All fire hydrants shall be shown on final plans. F B
20. The Applicant shall provide rating information for the modular F B
units indicating compliance with applicable fire code
regulations for educational facilities.
21. Exit path signs shall be posted in all classrooms. F Occupancy
22. Exit paths shall remain clear and passable at all times. All F, B Occupancy
pathways must conform to UBC exit width and paving material
requirements.
23. All security for the use must comply with the City of Dublin PO Occupancy
Non-Residential Security Requirements.
24. Lighting used after daylight hours shall be adequate to provide PO, PW Occupancy
for security needs (1.0 foot candles). Exterior lighting shall be
provided around the entire perimeter of the building and in the
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
parking areas.
25. The property owner shall keep the site clear of graffiti PO Ongoing
vandalism on a regular and continuous basis at all times.
Graffiti resistant paints for the structures and film for windows
or glass should be used.
26. The proposed parking shall not impede required exit paths or PW, B B
encroach into pedestrian pathways.
27. This Conditional Use Permit approval will permit the PL, B B
installation of an approximately 30 square foot electronic
reader board to be installed on the south wall of the school
administration building. This approval is subject to Site
Development Review of the actual signage design, color
scheme, installation method, and materials by the Director of
Community Development. Application for and approval of a
building permit for the sign will be required prior to
installation.
PUBLIC WORKS
28. Construction-related traffic shall be prohibited on Bay Laurel PW On-going
Street and other local streets, and shall instead use Inspiration
Drive between the VCC property and Dublin Boulevard
exclusively during all work associated with the various phases
of the proposed expansion project.
29. The following construction practices, based on BAAQMD PW On-going
standards, shall be required during all phases of construction
on the project site:
· Water all active construction areas as needed;
· Watering or covering of stockpiles of debris, soil, sand
or other materials that can be blown by the wind;
· Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least two
feet of freeboard;
· Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads,
parking areas and staging areas at construction sites;
· Sweep daily (preferably with water sweepers) all
paved access road, parking areas and staging areas at
construction sites;
· Sweep streets daily (preferably with water sweepers) if
visible soil material is carried onto adjacent public
streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas
· Enclose, cover, water twice daily or apply non-toxic
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CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
soil binders to exposed stockpiles (dirt, sand, etc.);
· Limit traffic speeds on unpaved roads to 15 mph;
· Install sandbags or other erosion control measures to
prevent silt runoff to public roadways;
· Replant vegetation in disturbed areas as quickly as
possible. (EIR Mitigation)
30. If an archeological or Native American artifact is identified PL On-going
during Sitework and preparation, grading, or construction,
work on the project shall cease immediately until a resource
protection plan conforming to CEQA Guideline Section
15064.5 (e) is prepared by a qualified archeologist and
approved by the Dublin Community Development Director.
Project work may be resumed in compliance with such plan. If
human remains are encountered, a native American descendant
and the County Coroner shall be contacted immediately. (EIR
Mitigation)
31. The following construction noise reduction measures shall be PW Ongoing
implemented as part of all construction.
a) Limit construction time to 8:00 a.m. to 6:00 p.m.
Monday-Saturday, except state and federal holidays.
Exceptions may be granted in writing by the City
Building Official for emergency or extenuating
circumstances
b) Noisy stationary equipment should be located away
from the homes.
c) All construction equipment should be in good working
condition, and the mufflers should be inspected for
proper functioning.
d) Designate a construction noise coordinator. This
coordinator shall be available to respond to complaints
from neighbors and take appropriate measures to
reduce noise.
(EIR Mitigation)
32. The applicant shall obtain all necessary permits, pay all PW Ongoing
applicable fees and post bonds as required.
33. The applicant shall use the Public Works Checklist to comply PW On-going
with other Public Works Conditions for this project. (EIR
Mitigation)
WATER/SEWER
34. Complete improvement plans shall be submitted to DSRSD DSR B
that conform to the requirements of the DSRSD Code, the
DSRSD "Standard Procedures, Specifications and Drawings
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CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
for Design and Installation of Water and Wastewater
Facilities", ali applicable DSRSD Master Plans and policies
and all Recycled Water Design and Construction Standards.
35. Should water lines be extended to serve the project, domestic DSR Occupancy
and fire protection waterline systems for Tracts or Commercial
Developments shall be designed to be looped or interconnected
to avoid dead end sections in accordance with requirements of
the DSRSD Standard Specifications and sound engineering
practice.
36. Should water/sewer lines be extended to serve the project, DSR Occupancy
DSRSD policy requires public water and sewer lines to be
located in public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer or
water easements must be established over the alignment of
each public sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement.
37. Should water/sewer lines need to be extended to serve the DSR Occupancy
project, the locations and widths of ali proposed easement
dedications for water and sewer lines shall be submitted to
DSRSD.
38. No sewerline or water line construction shall be permitted DSR On-going
unless the proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued after all of
DSRSD requirements have been satisfied.
39. All improvement plans for DSRSD facilities shall be signed by DSR B
the District Engineer. Each drawing of improvement plans
shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities
shown. Prior to approval by the District Engineer, the
Applicant shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in
the amounts and forms that are acceptable to DSRSD. The
Applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by
the District Engineer.
40. Should water or sewer facilities be extended for the project, DSR B
no sewerline or water line construction shall be permitted
unless the proper utility construction permit has been issued
by DSRSD. A construction permit will only be issued after all
of fees and permits have been obtained.
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CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
41. The Applicant shall hold DSRSD, its Board of Directors, DSR On-going
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines
resulting from completion of the project.
PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on
this 22nd day of April 2003, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Cm. Jennings, Nassar, King and Machtmes
Cm. Fasulkey
Planning Commissio~Chairpersong
Planning'~!Vlanager
G\:pa\2000\00-017\CUP SDR Rcso-pc2
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