HomeMy WebLinkAbout07-06-1993 Item 8.1 93-018 Tri-City Baptist Church CUP
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: July 6, 1993
PREPARED BY:
Planning Commission
Planning Staff ~C/
Carol R. Cirelli, Associate Planner
TO:
FROM:
SUBJECT:
PA 93-018 Tri-City Baptist Church CUP
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit request to allow the
relocation and operation of a church facility
located within an existing multi-tenant
retail/office complex and the voluntary
contribution of traffic improvement funds in
the amount of $480.00.
APPLICANT:
william S. Bryson, Pastor
P.O. Box 1545
San Ramon, CA 94583
PROPERTY OWNER:
Alcosta Associates
c/o McColm Commercial
Bob Schlarb
5776 Stoneridge Mall Rd., #126
Pleasanton, CA 94588
LOCATION:
6930 C/D Village Parkway
941-210-8
ASSESSOR PARCEL:
BACKGROUND:
On May 25, 1993, a public hearing was held by the Planning
commission for PA 93-018 Tri-city Baptist Church Conditional Use
Permit. At that meeting, the Applicant contested Condition Nos.
9 and 13 of the former Draft Resolution Exhibit B (Attachment 2).
Condition No. 9 required the Applicant/Property Owner to widen
the sidewalk in front of the project parcel to 8 feet. Condition
No. 13 limited the Conditional Use Permit approval period for 2
years with the possibility of extension by the Zoning
Administrator upon the determination that the conditions are
being complied with and remain adequate.
Regarding Condition No. 13, the agent representing the
Property Owner requested that the Planning Commission approve the
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ITEM NO. ~t,
COPIES TO: Applicant
Owner
Address File
PAGE..L OF ~ ';
Conditional Use Permit with a 5 year time limit instead of 2
years. The agent expressed difficulties filling the existing
vacant tenant spaces with retail uses and recouping tenant
improvement costs with a 2 year lease versus a 5 year lease.
The agent continued to explain that the Property Owner could
not incur the cost for the sidewalk widening (Condition No.9)
and that sidewalk improvements may result in the removal of some
existing landscaping that the Property Owner recently installed.
At the meeting, senior civil Engineer, Mehran Sepehri, indicated
that this condition was required in lieu of paying a traffic
impact fee. The agent indicated a preference for completing a
traffic study and paying a traffic impact fee rather than
constructing sidewalk improvements.
After much discussion, the Planning commission decided to
change the Conditional Use Permit approval period from 2 to 5
years, delete Condition No. 9 and direct Public Works Staff to
complete a traffic study and require an appropriate traffic
impact fee if one is necessary for the project. As a result,
this item was continued to the June 7, 1993 Planning commission
meeting.
since the Senior civil Engineer was not able to complete the
traffic study prior to the June 7, 1993 Planning commission
meeting, this item was re-noticed for the July 6, 1993 public
hearing.
ANALYSIS:
According to the traffic study completed by Mehran Sepehri
on June 14, 1993, the Applicant/Property Owner is required to pay
a traffic impact fee of $480.00 (see Attachment 3). This amount
represents the project's proportional share of cost for improving
Dublin Boulevard and Village Parkway north of Amador Valley
Boulevard. The Property Owner agreed to voluntarily contribute
this amount as part of the project (see Attachment 4).
No other changes are recommended to the Staff Report
(Attachment 5) or the former Draft Resolution Exhibit B
(Attachment 2). Staff recommends approval of the Applicant's
request to allow the relocation and operation of a church
facility located within an existing multi-tenant retail/office
complex and the voluntary contribution of traffic improvement
funds in the amount of $480.00, subject to the conditions
specified in the Draft Resolution Exhibit B.
RECOMMENDATIONS:
FORMAT:
1)
2)
3)
4)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
-2-
PAGE20F~
5) Adopt resolution relating to PA 93-018, or give
staff and Applicant direction and continue the
matter.
ACTION:
staff recommends that the Planning Commission adopt the
draft resolution approving the Conditional Use Permit
for PA 93-018 Tri-City Baptist Church.
ATTACHMENTS:
Exhibit A:
Exhibit B:
site Plan, Floor Plan
Draft Resolution approving Conditional Use Permit
for PA 93-018
Backqround Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Draft Planning Commission Resolution Approving
PA 93-018 (Exhibit B of May 25, 1993 Planning
commission staff Report)
Attachment 3: Traffic Study dated June 14, 1993
Attachment 4: Letter from Bob Schlarb, Agent for Alcosta
Associates, (re: voluntary contribution of
traffic improvement funds)
Attachment 5: May 25, 1993 Planning commission Staff Report for
PA 93-018 (without attachments)
Attachment 6: Applicant's Written statement
-3-
PAGE~OF~;
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RECEIVED
MAR 23 1993
DUBLIN PLANNING
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RESOLUTION NO. 93-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
---------------------------------------------------------------------
APPROVING PA 93-018 TRI-CITY BAPTIST CHURCH CONDITIONAL USE PERMIT
REQUEST TO ALLOW THE OPERATION OF A CHURCH FACILITY
LOCATED AT 6930 C/D VILLAGE PARKWAY
WHEREAS, William S. Bryson, representing Tri-City Baptist Church,
filed an application for a Conditional Use Permit to allow the
relocation and operation of a church facility and the voluntary
contribution of traffic improvement funds in the amount of $480.00
located at 6930 C/D village Parkway; and
WHEREAS, on July 16, 1969, a Variance (V-4854) was approved for
this property, concurrently with the approval of the establishment of
the 6,190I square foot Dublin Branch of the Alameda County Library
Department, reducing the required on-site parking to 65 spaces; and
WHEREAS, on June 1, 1970, a subsequent Variance (V-5087) was
approved for this property further reducing the required on-site
parking to 62 spaces and requiring the recordation of a Joint Parking
and Access Agreement with the adjacent parcel to the north; and
WHEREAS, the Planning commission held a public hearing on said
application on May 25, 1993; and
WHEREAS, in concurrence with the Applicant, the Planning
commission continued the public hearing to June 7, 1993 in order for
the Public Works Department to complete a traffic impact fee study for
the project; and
WHEREAS, the June 7, 1993 public hearing was continued to a date
uncertain because the traffic impact fee study was not completed; and
WHEREAS, the Planning commission held a pubic hearing on said
application on July 6, 1993; 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 was
found to be categorically Exempt under section 15301, Class 1 of the
State CEQA Guidelines. The project consists of the minor alteration
of an existing private structure involving negligible expansion of use
beyond that previously existing; 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.
~IBIT f3
~~~~~
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The proposed church use will serve the public need by providing
increased opportunity for spiritual worship, counseling and
community activities.
B. The proposed church use will be properly related to other land
uses and transportation and service facilities in the vicinity,
as the proposed use will be compatible when compared to the type
and nature of operations typically found in district areas and
the uses currently in operation in the immediate vicinity.
C. The proposed use 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.
D. The proposed use will not be contrary to the specific intent
clauses or performance standards established for the District in
which it is to be located in that conditions have been applied to
ensure conformance with the applicable zoning regulations, and
the use is consistent with the character of the surrounding area
as well as the retail business district.
E. The approval of the Conditional Use Permit will be consistent
with the Dublin General Plan and the Downtown Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 93-018 Conditional Use Permit
application as generally depicted by materials labeled Exhibit A,
stamped approved and on file with the Dublin Planning Department,
subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied
with prior to the issuance of buildinq permits or establishment of
use. and shall be sub;ect to Planninq Department review and approval.
The followinq codes represent those departments/aqencies responsible
for monitorinq compliance of the conditions of approval. rPLl
Planninq, rBl Buildinq, rpOl Police. rpWl Public Works, rADMl
Administration/Citv Attornev. rFINl Finance, rFl Douqhertv Reqional
Fire Authoritv. rDSRl Dublin San Ramon Services District, rCOl Alameda
Countv Department of Environmental Health.
1. This approval is for PA 93-018 to allow the relocation and
operation of a church facility within a 2,528 square foot tenant
space and the voluntary contribution of traffic improvement funds
in the amount of $480.00 as depicted on the plans labeled Exhibit
A (2 sheets), stamped approved and dated received by the Planning
Department March 23 and April 30, 1993. Church activities shall
be limited to the following: main services on Sundays (mornings
and evenings), Wednesdays (evenings) and special Holidays;
- 2 -
~l~1~
meetings on an annual basis (i.e. Missions Conference, Revivals,
Teen Rally and Pastors Meetings); and Sunday school classes.
[PL]
2. This Conditional Use Permit approval shall supersede all previous
Conditional Use Permit approvals for the Tri-City Baptist Church
use. [PL]
3. Prior to establishment of use, the Applicant shall submit to the
Planning Department a copy of the church articles of religious
corporation, or equivalent, subject to review and approval of the
Planning Director. [PL]
4. All weekday evening meetings shall begin after 6:00 p.m. so as
not to conflict with the adjacent retail/office tenant parking
needs. [PL]
5. The maximum occupancy permitted within the existing general
assembly area shall not exceed 126 persons. If the Applicant
chooses to expand the general assembly area by removing two
classrooms and the foyer area, the maximum occupancy permitted
shall not exceed 232 persons. [B, PL]
6. The Applicant shall comply with the city of Dublin Non-
Residential Security Requirements (attached). [PO]
7. The Applicant shall be responsible for ensuring that project
related noise is maintained in a manner which minimizes the
impacts on surrounding businesses. [PL]
8. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
9. Prior to issuance of building permits, the Applicant/Property
Owner shall pay the voluntary contribution of traffic improvement
funds in the amount of $480.00 as identified in the Applicant's
project description. [PL, PW, FIN]
10. The Applicant shall comply with all applicable requirements of
the Dublin San Ramon Services District (i.e. payment of sewer
capacity charge), Dougherty Regional Fire Authority, and Dublin
Building Department. [DSR, F, B]
11. The Applicant/Property Owner shall be responsible for clean-up
and disposal of project related trash to maintain a clean,
litter-free site. [PL]
12. No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
13. This permit shall be valid for five (5) years, expiring on July
16, 1998. The approval for the Conditional Use Permit may be
extended by the Zoning Administrator, in compliance with section
- 3 -
PAGE...!- OF ). ~
8-94.2 of the zoning Ordinance, upon the determination that the
conditions are being complied with and remain adequate to ensure
that the stated findings will continue to be met. The Applicant
must submit a written request for the extension prior to the
expiration of the permit. [PL]
14. On an annual basis, this Conditional Use Permit approval shall be
subject to zoning Investigator review and determination as to the
compliance with the Conditions of Approval. [PL]
15. This approval shall become null and void in the event the
approved use ceases to operate for a continuous one-year period.
[PL]
16. 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]
PASSED, APPROVED AND ADOPTED this 6th day of July, 1993.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 4 -
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PAGE ~ OF ~~
RESOLUTION NO. 93-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
---------------------------------------------------------------------
APPROVING PA 93-018 TRI-CITY BAPTIST CHURCH CONDITIONAL USE PERMIT
REQUEST TO ALLOW THE OPERATION OF A CHURCH FACILITY
LOCATED AT 6930 C/D VILLAGE PARKWAY
WHEREAS, William S. Bryson, representing Tri-City Baptist Church,
filed an application for a Conditional Use Permit to allow the
operation of a church facility at 6930 C/D village Parkway; and
WHEREAS, on July 16, 1969, a Variance (V-4854) was approved for
this property, concurrently with the approval of the establishment of
the 6,190I square foot Dublin Branch of the Alameda County Library
Department, reducing the required on-site parking to 65 spaces; and
WHEREAS, on June 1, 1970, a subsequent Variance (V-5087) was
approved for this property further reducing the required on-site
parking to 62 spaces and requiring the recordation of a Joint Parking
and Access Agreement with the adjacent parcel to the north; and
WHEREAS, the Planning Commission held a public hearing on said
application on May 25, 1993; 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 was
found to be Categorically Exempt under section 15301, Class 1 of the
State CEQA Guidelines. The project consists of the minor alteration
of an existing private structure involving negligible expansion of use
beyond that previously existing; 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 church use will serve the pUblic need by providing
increased opportunity for spiritual worship, counseling and
community activities.
B. The proposed church use will be properly related to other land
uses and transportation and service facilities in the vicinity,
as the proposed use will be compatible when compared to the type
and nature of operations typically found in distrl~d ~~ t(,q
the uses currently in operation in the immediate ~R ~
C. The proposed use 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
PAGE~OF~ EXHI811 B
property or improvements in the neighborhood, as all applicable
regulations will be met.
D. The proposed use will not be contrary to the specific intent
clauses or performance standards established for the District in
which it is to be located in that conditions have been applied to
ensure conformance with the applicable zoning regulations, and
the use is consistent with the character of the surrounding area
as well as the retail business district.
E. The approval of the Conditional Use Permit will be consistent
with the Dublin General Plan and the Downtown specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning commission does
hereby conditionally approve PA 93-018 Conditional Use Permit
application as generally depicted by materials labeled Exhibit A,
stamped approved and on file with the Dublin Planning Department,
subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of buildinq permits or establishment of
use, and shall be sub4ect to Planninq Department review and approval,
The followinq codes represent those departments/aqencies responsible
for monitorinq compliance of the conditions of approval. rPLl
Planninq, rBl Buildinq, rpOl Police, rpWl Public Works, rADMl
Administration/City Attorney, rFINl Finance, rFl Douqherty Reqional
Fire Authority, rDSRl Dublin San Ramon Services District, rCOl Alameda
County Department of Environmental Health.
1. This approval is for PA 93-018 to allow the operation of a church
facility, located within a 2,528 square foot tenant space, as .~_
depicted on the plans labeled Exhibit A (2 sheets), stampy~t~ '4~_
approved and dated received by the Planning Department Ma~ 23 and
April 30, 1993. Church activities shall be limited to the
following: main services on Sundays (mornings and evenings),
Wednesdays (evenings) and special Holidays; meetings on an annual
basis (i.e. Missions Conference, Revivals, Teen Rally and Pastors
Meetings); and Sunday school classes. [PL]
2. This Conditional Use Permit approval shall supersede all previous
Conditional Use Permit approvals for the Tri-city Baptist Church
use. [PL]
3. Prior to establishment of use, the Applicant shall submit to the
Planning Department: 1) a letter from the parent church
acknowledging the Tri-City Baptist Church affiliation and 2) a
copy of the parent church articles of religious corporation, or
equivalent, subject to review and approval of the Planning
Director. [PL]
4. All weekday evening meetings shall begin after 6:00 p.m. so as
not to conflict with the adjacent retail/office tenant parking
needs. [PL]
- 2 -
AttacIIInt ~l/
PAGE 0- OF ~
5.
6.
7.
8.
\.xG
\l~Rt
The maximum occupancy permitted within the existing general
assembly area shall not exceed 126 persons. If the Applicant
chooses to expand the general assembly area by removing two
classrooms and the foyer area, the maximum occupancy permitted
shall not exceed 232 persons. [B, PL]
The Applicant shall comply with the city of Dublin Non-
Residential Security Requirements (attached). [PO]
The Applicant shall be responsible for ensuring that project
related noise is maintained in a manner which minimizes the
impacts on surrounding businesses. [PL]
All signs shall be subject to the requirements of the sign
Regulations within the zoning Ordinance. [PL]
The Applicant/Property Owner shall widen the sidewalk in front of
the project parcel to 8 feet. [PW]
The Applicant shall comply with all applicable requirements of
the Dublin San Ramon Services District (i.e. payment of sewer
capacity charge), Dougherty Regional Fire Authority, and Dublin
Building Department. [DSR, F, B]
11. The Applicant/Property Owner shall be responsible for clean-up
and disposal of project related trash to maintain a clean,
litter-free site. [PL]
10.
12.
~
~J~
14.
No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
This permit shall be valid for two (2) years, exp~r~ng on June 41
1995. The approval for the Conditional Use Permit may be
extended by the Zoning Administratorl in compliance with Section
8-94.2 of the Zoning Ordinance, upon the determination that the
conditions are being complied with and remain adequate to ensure
that the stated findings will continue to be met. The Applicant
must submit a written request for the extension prior to the
expiration of the permit. [PL]
On an annual basis, this Conditional Use Permit approval shall be
subject to Zoning Investigator review and determination as to the
compliance with the Conditions of Approval. [PL]
15. This approval shall become null and void in the event the
approved use ceases to operate for a continuous one-year period.
[PL]
16. 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]
- 3 -
AtIadInEf;t ~l/
PAGE \='> OF ~
PASSED, APPROVED AND ADOPTED this 25th day of May, 1993.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 4 -
AttadIBIt :< {/I/( C/ -
PAGE \~ or ;).3
CITY OF DUBLIN
MEMORANDUM
DATE: June 14, 1993
TO: Carol Cirelli, Associate Planner
t ~ .f'''J~
FROM: Mehran Sepehri, Sr. civil Engineer
SUBJECT: Traffic Impact Fee for Tri-city Baptist Church
Project Located at 6930 C-D village Parkway
(Finance Control No. 333271)
Per applicant's request, I studied the Tri-City Baptist Church project
and calculated the Traffic Impact Fee (TIF) for this project.
The applicant is proposing to move into a new location and use 1,444
square feet of space for church-related business. Based on ITE Trip
Generator Rates, the additional trips will be:
1,444 S.F. x 9.32/1,000 S.F. of floor space =
13 ADT
Total additional trips:
. 13 ADT
The proportion of site traffic growth and TIF on each of the following
projects was calculated based upon the assumed site traffic patterns
and the traffic volumes forecast for the Year 2010 and project
improvement costs based on the city of Dublin Capital Improvement
Program.
ll, site Daily site Total Proposed Project
0
Location Traffic Traffic Growth Growth Cost TIF
Dublin Blvd. 10% 1.3 31,200 0.004 $2,355,632 $ 90
Amador Vly Blvd.:
a) village Pkwy
n/o AVB 50% 6.5 4,900 0.13 $ 300,083 $390
b) AVB 40% No improvement is needed
The total Traffic Impact Fee for the project is $480.
MS/gr
a:jun\14\tricty
AtIadnnt .3
PAGE~Or~
Jun.14' '93 11: 15
ell, OF DUBLIN ~2
FA>< 51D-H3:.:;,-e,62:3
P. 2
RECEIVED
.jUN 1 8 1993
nUBLlN PLANNING
L /6 . ICJ9J
o Datl~
Laurence L. Tong
Planning Director
ci ty of Dublin
100 Civic Plaza
Dublin, CA 94568
RE:
Dear Mr. Tong:
I, Bob ~ <:. h I <4>r b , have ~eviewed the ':traffic Impact Fl: study
dated .JI.I.>\..Q. 1'1 /99J, prepared by fiehn::t/l\ S~e.J...ri 5'r. c.;vll ,il1tuf' I
accept the findings and agree to pay $ Lf 'f 0.00 ) in traffic
improvement funds as outlined in the study""" 6q.h....lf of A/toJ"" IIJJo<.,'o.fe.L
'1 .That is, as part of the 7rr'-C/~ ll.~-h'.r';' ~d, Ct(f pro~ect (PA
C'{ .;r 010 ), I agree to voluntarily con ribute $ . tJ~ l.n traffic
improvement funds to mitigate traffic impacts resulting from this
project. payment shall be made prior to the issuance of a building
permit.
Very truly yours,
dL,~
AJevvf Me Co 4 G^,,,,e, ,,-.J 'K.ee;.,! E,I,.k.
/ Title ./
Q...y 'l..A- -'~ It/Co! -Ie.. A {fo C /'o..,,-fe./ ___
OWI1. JGr <::> f G, <j] 0 v/llo.y '<. fo.r few ~y
/traf-imp
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AttadInInt L
PAGE )b or ~~
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 25, 1993
TO:
Planning Commission
PREPARED BY:
Carol R.
Staff 1:r U
Cirelli~sociate
Planner
FROM:
Planning
SUBJECT:
PA 93-018 Tri-city Baptist Church CUP
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit request to allow the
operation of a church facility located within an
existing multi-tenant retail/office complex.
APPLICANT:
william S. Bryson, Pastor
P.O. Box 1545
San Ramon, CA 94583
PROPERTY OWNER:
Alcosta Associates
c/o McColm commercial
5776 stoneridge Mall Rd. #126
Pleasanton, CA 94588
LOCATION:
6930 C/D village Parkway
941-210-8
ASSESSOR PARCEL:
PARCEL SIZE:
l.l:!: acres
GENERAL PLAN
DESIGNATION:
Retail/Office and Automotive
DOWNTOWN SPECIFIC
PLAN DESIGNATION:
Development Zone 10: village Parkway Mixed Uses
EXISTING ZONING
AND LAND USE:
C-2-B-40, General Commercial Combining
District/Multi-Tenant Retail/Office Complex
SURROUNDING LAND
USE AND ZONING:
South:
C-2-B-40, General Commercial combining
District/Multi-Tenant Office Uses
C-2-B-40, General Commercial Combining
District/Retail Uses, Automotive Repair
Shop
North:
_____________________________________________________Jl~ ~J'
COPIES TO:
Applicant
Owner
Address File
~ . ,
Pf\GE n or )...3
ITEM NO. &.k
ZONING HISTORY:
C-1889,
V-4489:
S-275X,
C-2040 &
V-4854:
S-312
V-5087:
C-3568:
PA 92-020:
East:
C-2-B-40, General Commercial combining
District/Retail Uses, Post Office
I-680 Freeway
West:
On September 9, 1968, the Alameda County Board of
Supervisors approved a Conditional Use Permit to allow
construction of a 6300~ square foot building for retail
and office uses. A Variance was concurrently approved
to reduce the required side yard from 20 feet to 10
feet.
On April 5, 1969, the subject parcel and adjacent area
were rezoned from M-l-B-40, Light Industrial combining
District to C-2-B-40, General Commercial combining
District.
On July 16, 1969, the Alameda County Planning
commission approved site Development Review,
Conditional Use Permit and Variance to allow
construction of a 7,000~ square foot addition to the
existing 6300~ square foot retail/office complex, Most
of the addition (6190~ square feet) was utilized by the
Alameda county Library Department as the branch library
serving the Dublin area. The Variance was granted to
reduce the number of required off-street parking spaces
(from 68 to 65), to locate nine spaces within the front
yard and to reduce the side yards from the required 20
feet to 10 feet.
On June 1, 1970, the Alameda County Planning Commission
approved site Development Review and Variance for the
construction of a 17,000 square foot office building
and a detached Casper's restaurant on the adjacent
parcel located at 6966-6994 Village Parkway. The
Variance approval allowed a reduction in the number of
parking spaces (from 65 to 62) on the subject property
located at 6900-6958 village Parkway, and required the
recordation of a Joint Parking and Access Agreement
between the two parcels.
On April 18, 1979, the Alameda County zoning
Administrator approved a Conditional Use Permit to
allow a health club for men and women.
On June 1, 1992, the Dublin Planning commission
approved a Conditional Use Permit request to allow the
establishment of a church and ministry (Tri-City
Baptist Church, William Bryson) located in an existing
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multi-tenant retail/office complex at 6912 Village
Parkway. This use permit expires June 11, 1994.
APPLICABLE REGULATIONS:
Section 8-49.2(A) (4) of the Dublin zoning Ordinance states that a
Community Facility, such as a church use, requires approval of a
Conditional Use Permit by the Planning commission in order to be
located within the C-2, General commercial District.
Section 8-61.0(d) states that churches are allowed as conditional
uses in any District if approved by the Planning commission.
Section 8-94.0 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.
ENVIRONMENTAL REVIEW: This project has been found to be Categorically
Exempt from the California Environmental Quality Act (CEQA) under
Section 15301, Class 1 of the State CEQA Guidelines. The use consists
of the minor alteration of an existing private structure involving
negligible expansion beyond that previously existing.
NOTIFICATION: Public Notice of the May 25, 1993 hearing was published
in the local newspaper, mailed to adjacent property owners, and posted
in public buildings.
ANALYSIS:
The Applicant is requesting Conditional Use Permit approval to
allow the operation of the Tri-city Baptist Church within an existing
l3,576I square foot multi-tenant retail/office complex located at 6930
C/D Village Parkway.
Tri-City Baptist Church is currently located on the same parcel
but within a different tenant space (6912 Village Parkway). The
church use is operating with an approved Conditional Use Permit, which
is valid until June 11, 1994. This space is approximately 960 square
feet and accommodates a general assembly area and four classrooms.
The Applicant proposed to increase the general assembly area from 534
square feet to 624 square feet, permitting a maximum occupancy of 89
people.
The Applicant desires to locate into a larger tenant space for an
increased general assembly, classroom and meeting room area. The
proposed church use will occupy a 2,528 square foot tenant space,
which includes an 884 square foot general assembly area and four
classrooms. Two of the classrooms and the foyer area may be
eliminated in the future to allow a larger assembly area (1,444 square
feet), which would permit a maximum occupancy of 232 people. The
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Applicant does not expect to exceed this occupancy limit while
operating at this location.
operation of the proposed church will occur mostly during non-
peak retail/office hours, minimizing the potential for conflicts with
other uses located in the center. Regular services are scheduled for
Sunday mornings, Sunday evenings and Wednesday evenings. All evening
services will begin after 6:00 p.m. Additional church meetings will
be conducted on an irregular basis in the evenings after 6:00 p.m.
The frequency of day usage (other than Sunday) will vary with few
people expected to use the facility. Pastor meetings will be held for
one day (Tuesdays) with approximately 15 individuals. The maximum
number of employees anticipated to work at the site everyday is two.
Two Variances were approved for this property, both of which are
still valid, which reduced the on-site parking requirement to 62
spaces. A Joint Parking and Access Agreement with the adjacent
property to the north was required with the approval of the second
Variance. There are a total of 137 parking spaces available between
the two properties.
The proposed church use is not the first assembly use to be
considered for this site. The second phase of the retail/office
complex was constructed to accommodate the Dublin Branch of the
Alameda County Library Department. When the Dublin Branch Library
moved to its current location (7606 Amador Valley Boulevard), another
assembly use, a health club (C-3568), was approved for the 6,190~
square foot tenant space. The health club no longer exists, and the
6,190~ square foot tenant space was subsequently divided into three
smaller retail/office spaces.
The proposed church use will occupy a tenant space approximately
forty percent (40%) of the size of the Dublin Branch Library and
health club uses. The nature and intensity of the proposed church use
is not expected to exceed that of the previously approved assembly
uses. Staff feels that the site is adequate to accommodate the
proposed church use.
The existing retail/office complex has a few vacant tenant
spaces, as do a number of other existing retail and light industrial
centers in the vicinity. with this current abundance of available
retail space, Staff does not expect opportunities for retail/office
uses to locate within the City will be compromised by allowing the
proposed church to locate within a commercial center. However, it
should be noted that in the long term, a proliferation of non-retail,
non-commercial or non-industrial uses within the City's commercial or
light industrial districts may adversely effect the City's economic
base.
In response to this concern, Staff is recommending approval of
the Conditional Use Permit for a period of two years. Should the
Applicant wish to continue operation at this location, a written
request would need to be submitted to the zoning Administrator, prior
to the permit's expiration date, for an indefinite extension (in
compliance with Section 8-94.2 of the Zoning Ordinance). At that
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time, the use would be evaluated to ensure that the conditions of
approval were being complied with and remain adequate.
The proposed church use is in compliance with all applicable
regulations of the Zoning Ordinance, General Plan and the Downtown
Specific Plan. This project has been reviewed by other city
departments and affected agencies and their comments have been
incorporated into the Draft Resolution Exhibit B as conditions of
approval. Since the project will result in increased tenant space
capacity, the Applicant and/or Property Owner will be required to,
according to the Public Works Department and Dublin San Ramon Services
District, widen the sidewalk in front of the project parcel to 8 feet
and pay a sewer capacity fee. The requirement to widen the sidewalk
is in lieu of paying a traffic impact fee.
Staff recommends approval of the Applicant's request for a
Conditional Use Permit, subject to the conditions specified in the
Draft Resolution Exhibit B.
RECOMMENDATIONS:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt resolution relating to PA 93-018, or give staff
and Applicant direction and continue the matter.
Staff recommends that the Planning Commission adopt the
draft resolution approving the Conditional Use Permit for
PA 93-018 Tri-city Baptist Church.
ATTACHMENTS:
ACTION:
Exhibit A:
Exhibit B:
Project Plans
Draft Resolution approving Conditional Use Permit
Backqround Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Written statement
AItadIn8It ~f If~..(
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TRI-CITY BAPTIST CHURCH
P.O. BOX 15015
!Ian Ron-on, C.A ~
(510)~
INDEPENDENT. BIBLE BELIEVING (KJV) . SOUL WINNING . FUNDAMENTAL
March 21. 1991
The following is a written statement supporting the request for a
conditional use permit for the property located at 6930 C;D Village
Parkway, Dublin, to be used as the meeting place for the Tri-City
Baptist Church, This statement is intended to meet the
requirements of the City of Dublin Check List of Submittal
Requirements For Conditional Use Permit,
GENERAL:
IT is requested
to the Tri-City
and continuous
Parkway for the
its ministries,
that a conditional use permit be issued
Baptist Church to permit the occupation
use of the property at 6912 Village
meeting and operation of the church and
4a The public need is established by the fact that as the
Dublin area continues to increase in population,the need
for an increases in Spiritual resources will also be
felt. Families do and will need counseling, youth need
instruction and wholesome activities, and all need
Spiri tual help in special times of crisis and
bereavement. Tri-City Baptist will be actively involved
in the meeting of these needs,
4b The use of the said property in the manner described ,,-ill
conveniently and properly relate to the ather land use in
the same area, Thi s property is in a shopping complex
comprising of business who are either closed on Sundays
and evening (the times of most of the volume of the
church) ar have limited numbers or clients on the
property at one time, Since it is in a shopping center,
no residential problems should arise for our operation,
Also, easy and proper access is for auto transportation
is already established,
4c No safety or health hazards will be produced as a result
of the operation of the church,
4d After conversation with plann~rs of the City of Dublin
and persons representing the owners of~aid property, it
has been verified that the operation of a church in this
location will not be contrary to the intent or standards
of the property or district,
R EEl V E D Callinq America Back To God - One Soul At A Time
MA 2 3 19~new work sponsored by the Saratoga Bible Baptist Church of New York
q~CJ e(o \H llc..<)^- fkl>1 ~ '++I'lchll'ttftnt 6
DUBLIN PLANNING PAGE ")..'1- OF ~ I1l14 1l1iI1l,.
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SPECIFICS:
The operation of the Tri-City Baptist Church will
be in accordance with standard Baptist practices
and manner, The main scheduled services will be
conducted on Sunday mornings, Sunday evenings, and
Wednesday evenings. Other special meetings may be
conducted or an irregular basis, most of which will
also be in the evenings (after 6). Day use (other
than Sunday) will vary but should not involve many
people, There are no persons presently employed by
the church and can only foresee a maximum of two in
the near future, The church will not adversely
affect the surrounding area, either by land use or
operation for the reasons addressed earlier in the
statement, The project is NOT located on a
hazardous waste site.
POSSIBLE:
I, Additional meetings on Annual basis
1, Missions Conference: 1 week each evening Monday
through Friday at 7:00 p.m. (30 people)
2,
Revivals: 1 week
Friday at 7:00 p,m,
each evening
(60 people)
Honday
through
3, Teen Rally: 2 Fridays and/or 2 Saturdays at 6: 00
25 attendance,
4,
Pastors Meetings:
1 day Tuesday 15 people,
II, Class Room Use: Sunday School for various age children - six
per room and 1 teacher each Sunday a,m, at 10:00 a,m, One for
nursery Sun p,m, and Wed p,m,- six children and one adult.
III. General Seating Calculation using city code of
person for non-fixed seating est, 172 persons,
2
7.1 ft per
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