HomeMy WebLinkAbout86-004 Valley Lutheran School/St. Philip Pre-school
TO:
FROM:
SUBJECT:
GENERAL INFORMATION
CITY OF DUBLIN
PLANNING COMMISSION
Meeting Date: February 18, 1986
Agenda Statement/Staff Report
Planning
Commission
Staff yt;U)IH
fr
Planning
PA 86-004 Valley Lutheran School/St. Philip
Lutheran Pre-school and Elementary School
Conditional Use Permit
PROJECT:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL NUMBER:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
EXISTING ZONING AND
LAND USE:
SURROUNDING ZONING AND
LAND USE:
ZONING HISTORY:
ITEM NO.
'7.:2-
A Conditional Use Permit to allow the continued
operation of a Pre-school and to expand the
existing Elementary School to a maximum of 150
children within the existing facilities located
at 8850 Davnona Drive.
Henry J. Aschbrenner
Valley Lutheran Education Association
P.O. Box 5481
Walnut Creek, CA 94596
Sergei S. Koberg, Pastor
St. Philip Lutheran Church
8850 Davona Drive
Dublin, CA 94568
8850 Davona Drive
Dublin, CA 94568
941-183-103
2.47 Acres
Single Family Residential .9-6 units per acre
R-1-B-E, St. Philip Lutheran Church and Valley
Lutheran Pre-school and Elementary School
North: R-7, Single Family Residential (City of
San Ramon)
South: R-1-B-E, Single Family Residential
East: R-1-B-E, Single Family Residential
West: PD, Vacant
July 11, 1962, the Alameda County Board of
Zoning Adjustment approved a Permit (C-1259) to
construct a Church and related facilities on the
parcel, subject to six conditions, including a
provision for off-street parking with no on-
street parking to be utilized by the Church.
December 19, 1962, the Alameda County Board of
Zoning Adjustment approved Adjustment (V-2343)
to extend time of condition #4 of prior Permit,
for installation of a fire hydrant and 6' main,
to be installed prior to second stage
development.
COPIES TO: Property Owner
Applicant
May 20, 1964, the Alameda County Planning
Commission approved Adjustment (V-2885) for a
Little League and substitute parking, subject to
15 conditions to April 14, 1966.
April 14, 1965, the Alameda County Planning
Commission approved Adjustment (V-3223) for
Little League and substitute parking, subject to
15 conditions, to April 14, 1966.
September 19, 1966, the Alameda County Planning
Commission approved Adjustment (V-3849) for
continued use of Little League field and
substitute parking, subject to 21 conditions,
for a three-year period.
July 5, 1967, the Alameda County Planning
Commission approved a Conditional Use Permit for
a private recreation facility (Little League
field), subject to 12 conditions, to July 5,
1970.
January 15, 1968, the Alameda County Planning
Commission approved Conditional Use Permit (C-
1834) for expansion of Church by addition of a
30' x 60' wing for a classroom and social hall,
subject to obtaining a Building Permit within
one year.
March 10, 1971, Conditional Use Permit (C-2262)
was approved for Little League field, for a 4-
year period, subject to 3 conditions.
October 17, 1973, Conditional Use Permit
(C-2681) was approved for a day Nursery School
for 24 children, for a 3-year period.
May 12, 1976, Conditional Use Permit (C-3092)
was approved for Little League field, subject to
7 conditions, for a 2-year period.
November 17, 1976, Conditional Use Permit
(C-3161) was approved for a day Nursery School
for 24 children, for a 3-year period.
December 12, 1979, Conditional Use Permit
(C-3706) to continue a day Nursery School for 24
children was approved, expiration December 12,
1984.
April 2, 1984, Conditional Use Permit
(PA 84-010) approved to operate an Elementary
School with a maximum of 75 children in existing
Church facilities, expiration July, 1986.
November 19, 1984, Conditional Use Permit
(PA 84-065) approved to continue operation of a
Pre-school for a maximum of 24 children,
expiration July, 1986.
APPLICABLE REGULATIONS:
Section 8-26.3 of the City's Zoning Ordinance indicates community
facilities including elementary schools and pre-schools are subject to
approval of a Conditional Use Permit.
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
-2-
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 8-94.4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the
acceptance and observance of specified conditions, including but not limited
to the following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the
proposed use brought into existence, failing which, the approval shall lapse
and be void;
d) guarantees as to compliance with the terms of the approval, including
the posting of bond;
e) compliance with requirements of other departments of the City/County
Government.
ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared for this
project pursuant to the provisions of CEQA. The project will not have a
significant effect on the environment.
NOTIFICATION:
in The Herald,
buildings.
Public Notice of the February 18, 1986, hearing was published
mailed to adjacent property owners, and posted in public
ANALYSIS
The current Conditional Use Permit approvals for Valley Lutheran School
(expiration date July 31, 1986) allows a combined maximum total of 99 children
for the Pre-school and Elementary School uses (Pre-school - 24 children at any
one time and Elementary School - 75 children). The applicant is requesting
approval of a new Conditional Use Permit in order to continue operation of the
Schools and to expand the maximum number of students permitted to 150 by
September, 1988. The applicant proposes to use the existing facilities and no
new construction is proposed.
The School presently consists of grades pre-school through fifth with a
daily enrollment of approximately 75 students (54 students grades K-5, 24
pre-schoolers, age 3 years, attend Tuesdays and Thursdays, and 22 pre-
schoolers age four years, attend Mondays, Wednesdays and Fridays).
The applicant intends to add one grade each school year for the next
three years. The applicant anticipates the maximum number of students for the
upcoming years to be as follows:
School Year
Grade
Maximum
Number of Students
1986-1987
1987-1988
1988-1989
Pre-K to 6
Pre-K to 7
Pre-K to 8
117
130
150
The School hours of operation are from 8:30 a.m. to 3:00 p.m. Monday
through Friday. Additionally, extended care is provided Monday through Friday
in the mornings between 7:00 a.m. and 8:30 a.m., and in the afternoons between
3:00 p.m. and 6:00 p.m. The extended care program is designed to provide care
for those students (grades K-5) attending the School whose parents work in the
mornings prior to the beginning of school, and in the afernoon after school is
out.
Both ingress and egress for the School is provided via Davona Drive.
The site presently contains 75 parking spaces. The drop-off and pick-up of
students occurs entirely on-site within the existing parking area.
-3-
The primary issues associated with this application request are traffic
and noise impacting the adjacent single family residential neighborhood. The
City's Traffic Engineers estimate that private elementary schools generate
between 2 and 2.5 vehicular trips per student per day. Given the maximum
number of students proposed for this School (150), the total number of trips
per day generated would be between 300 to 375. This represents 8% of the
total average daily traffic volume for this portion of Davona Drive (average
daily traffic volume for this portion of Davona is 4,300, based upon City of
Dublin 1983 TJKM Traffic Flow Map). Traffic generated by this project is not
anticipated to adversely impact the surrounding neighborhood.
Noise generated by playground activity may exceed noise typical of a
single family residential neighborhood. However, noise levels are not
expected to adversely impact the surrounding neighborhood in that conditions
have been applied which restrict outdoor play to after 8:00 a.m., and which
require playground activity to be controlled so as not to create a nuisance to
the neighborhood.
The City has not received any complaints concerning traffic, parking or
noise associated with the School.
RECOMMENDATION
FORMAT:
1)
2)
3)
4)
5)
Hear Staff presentation.
Open public hearing.
Hear applicant and public presentations.
Close public hearing.
Adopt Resolutions regarding Negative Declaration and the
Condtional Use Permit; or give Staff direction and continue
the item.
ACTION: Staff recommends the Planning Commission adopt the attached
Resolution approving a Negative Declaration for PA 86-004, Valley Lutheran
School, and a Resolution approving the Conditional Use Permit for PA 86-004.
ATTAHCMENTS:
Exhibit A: Site Plan
Exhibit B: Draft Resolution adopting Negative Declaration PA 86-004
Exhibit C: Draft Resolution approving Conditional Use Permit PA 86-004
Background Attachments:
1. Location Map
2. Applicant's Written Statement
3. Negative Declaration
-4-
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JAN 7 198&
DUBLIN PLANNING
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RESOLUTION NO.
A RESOLUTION OF TIlE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR PA 86-004, VALLEY LUTHERAN SCHOOL
CONDITIONAL USE PERMIT APPLICATION, TO OPERATE A PRE-SCHOOL AND
ELEMENTARY SCHOOL AT 8850 DAVONA DRIVE.
WHEREAS, Henry Aschbrenner, representing Valley Lutheran School,
filed an application for a Conditional Use Permit to operate a Pre-school and
Elementary School (grades pre-K through 8) for a maximum of 150 students
within existing facilities at 8850 Davona Drive; and
WHEREAS, the California Environmental Quality Act (CEQA), together
with the State Guidelines and City environmental regulations, require that
certain projects be reviewed for environmental impact and that environmental
documents be prepared; 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
WHEREAS, public notice of the Negative Declaration was given in
all respects as required by State law; and
WHEREAS, the Planning Commission did review and consider the
Negative Declaration at a Public Hearing on February 18, 1986;
NOW, THEREFORE, BE IT RESOLVED THAT TIlE Dublin Planning Commission
finds as follows:
1. That the project 86-004, Valley Lutheran School Conditional
Use Permit, will not have a significant effect on the environment.
2. That the Negative Declaration has been prepared and
processed in accordance with State and local environmental laws and guideline
regulations.
3. That the Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED that the Dublin Planning Commission hereby
adopts the Negative Declaration for PA 86-004, Valley Lutheran School
Conditional Use Permit application.
PASSED, APPROVED AND ADOPTED this 18th day of February, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
EXHIBITB _
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 86-004, VALLEY LUTHERAN SCHOOL CONDITIONAL USE PERMIT
APPLICATION, TO OPERATE AN ELEMENTARY SCHOOL AND PRE-SCHOOL
WITHIN EXISTING FACILITIES.
WHEREAS, the applicant, Henry Aschbrenner, representing Valley
Lutheran School, filed an application for a Conditional Use Permit to operate
an Elementary School and Pre-school for a maximum of 150 students within
existing facilities at 8850 Davona Drive; and
WHEREAS, this application has been reviewed in accordance with the
prOVlSlons of the California Environmental Quality Act and a Negative
Declaration has been adopted (Planning Commission Resolution No. ) for
this project as it will not have a significant effect on the environment; and
WHEREAS, notice of a Public Hearing was published in The Herald,
posted in public buildings, and mailed to property owners within 300 feet of
the project in accordance with California State Law; and
WHEREAS, a Staff Analysis was submitted recommending conditional
approval of the application; and
WHEREAS, the Planning Commission held a Public Hearing on February
18, 1986, to consider all reports, recommendations, and testimony;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
a) The use is required by the public need for an alternative to
public education; and has served this need since 1973 for the Pre-school and
since 1984 for the Elementary School.
b) The use will be properly related to other land uses and
transportation and service facilities in the vicinity in that the site is
located at the corner of a major roadway and the daytime activities of the
project will be commensurate with the present use of the surrounding
properties within the neighborhood.
c) The use, under all the circumstances and conditions of this
particular case, will not materially affect adversely 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 use will not be contrary to the specific intent clauses
or performance standards established for the district in which it is to be
located, the Pre-school and Elementary School is consistent with the charater
of the residential district.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve PA 86-004 as shown by materials labeled "Exhibit A" on
file with the Dublin Planning Department subject to the following Conditions:
1) Valley Lutheran Elementary School and Pre-school shall be limited to a
combined maximum total of 150 children, and shall be limited to grades
pre-kindergarten through eighth.
2) Regular hours of operation for the Pre-school and Elementary School
shall be limited to the hours between 7:00 a.m. and 6:00 p.m. Monday
through Friday.
-1-
EXHIBIT _~___
3) Outside play activities shall not occur prior to 8:00 a.m.
4) School noise shall be controlled so as not to create a nuisance to the
adjoining residential neighborhood.
5) The drop-off and pick-up of students shall occur on-site within existing
parking areas.
6) The applicant shall submit evidence to the Planning Director that the
appropriate licenses and permits to operate a Pre-school have been
obtained from the State.
7) At the minimum, on an annual basis the Pre-school operator shall make
arrangements to have the Dublin Police Services Child Abuse Program, or
an equivalent program, presented to the Pre-school staff and children
attending the facility.
8) This Permit shall expire on February 18, 1988, and shall be revocable
for cause in accordance with Section 8-90.3 of the Dublin Zoning
Ordinance.
PASSED, APPROVED AND ADOPTED this 18th day of February, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-2-
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(Ephesians 5: 102 NEB)
.ECEIVED
(jJ__~L JAN 7 ~L.IlIl/
;;r ~eiOlluBLlN PLAllNfi{{tvVf/
P.O. Box 5481
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2317 Buena Vista Avenue
. (415) 93202919
Walnut Creek, California 94596
December 10, 1985
Dublin City Planning Commission
6500 Dublin Blvd.
Dublin, California 94568
Dear Ifp.rr:rers of the Dvblin City Planning COInrr,ission:
St. Philip Luthera.'1 Church, 8850 Davona Drive, :!Jublin, and the Valley Lutheran
Education Association, P.O. Pox 51"81, Vlalnut Creek, California, desires t.o obtain
an extension of their conditional use perrr;it to operate a preschool and eleyp.ntRry
school, grades Pre-k - E;rade 8, in thp. facilities of St. Philip Lutheran Church,
8850 Davona Drive, Dublin. vTe '"ill continue to llse existing fedlitip.s wit.h no new
construction planned in the foreseeable future. During the 1986-1987 school year
we will operate a pTeschool - 'Irade 6 program .rjth a maxirr:urn of 117 children. Dur-
ing the 1987-198$ scheo1 year we will operate a preschool - Grade 7 program with a
n:axirnurn of 130 children. During the 1988-1989 school year we will operate a pre-
school - Orade 8 progral'n lvith an anticipated ll'aximurn capacity of 150 children.
The Ll)theran Church has had a long h-i_st0ry, dating rack to the early 1800's, of
including a. full educational program for i.ts c'1ildren as part of the total church
program. The Lvtheran Church has more than 160e ,~lel1'er.tary schools nationwide, in-
cluding tHenty Lutheran schools in the Greater San Francisco Fay area. Present en-
rollrrent and interest in our school has convinced our people that there continues
to be a Great need for a full Lutheran elen:entary school in this area. We feel
strongly that ,m can continue to be of great ser'lice tc the cOl1'munity of Dublin and
the surrounding cOlT'rr.tmities by continuing to operate a Lutheran elementary school in
the Dublin area.
The accompanying landscape and architectural blueprints show the facilities of
St. Philip Lutheran Church, its parking areas, playground and la~~ areas, and land-
scape design. I have outlined in red, the building areas that will be used as a
school facility. I have also indicated in red the traffic flow pattern that is being
u1'ed by our parents each morning and afternoon as they drop off and pick up their
child~en. According to actual tabulations, the maximum traffic generated by our
schC\ol presently is approximately forty cars, in and out, twice daily. This traffic
is spread ever a one hour period in the morning and a three hour period in the after-
noon. At full capacity in 1988 we would anticipate a traffic flow of no n:ore than
fifty-fifty-five cars twice dailJ', perhaps rruch less depending on how many children
ride public tr&~sportation, walk, or ride their bicycles to and frorr school.
Our school will continue to operate between the hours of 8:30 A.H. - 3:00 P.B.
Hith extended care in the mornings frorr 7:00 - 8:30 A.Y. a~d in the afternoon1' from
3:00 F.I . - 6:00 p.M., J'.'onday - Friday. No other programs of St. Philip Lutheran
Church uill take place on grounds during school hours except for the following:
Third Ttlednesday of each I'or.th - \voInen1s Missionary Guild, 12:30 F.P.
(Aprroxirrately 6-7 ladies attend this rreeting.)
'!'hursday of each week - Adult Fible Study Group, 10:00 A.M.
(Approxil1'ately 7 arltlJots attend this Piele class) Aa. _ _ AI
THE.VALLE:"~~.:;:,~~~:,~:.UCATI~N ASSO~':: ATTACHMENT ~
First, Concord
The following progral'1S operate at St. Philip Lutheran Church outside school
hOlirs.
Alcoholics .AnonYl"ous
r~id"Teek church school
Jr. Righ Youth Group
Church Choir
Alc oholics AnonYl"ous
Church Services
Senior Youth Group
1'3Y"'J-?-lartha Guild
- !'<onday eveninGs, 7:30 P.I'. (20-30 people)
- Tuesday afternoons, u:OO - 5:30 p.I'. (55 Children)
_ Every other Tuesday 5:30 - 7:30 p.I;'[. (10-12 Youth)
- Thurf'days, A:oo - 9:30 P.I'. (10 - 15 People)
Fridayeveningfl, 7:30 P.F. (15-25 People)
- Sunday rrornings, 8:00 - 12:30 F.I'.
- S1mdayevenings, 7:001'.1'. (15-18 Youth)
- Second Tuesday, 7:30 1'.11. (El-IO Worren)
In all other areas where Lutherrun Churches operate elerrentaY"'J schools as
part of their total prcGrron, the 1Ochool is weD accepted "by the neightorhood end
C ol'.J1'unity. i-!e fecI that our school h0.8 been well accepted ley our irrJ'lediate neich-
rorhocd and the D"lclin corrllnity. I have not received one negc.tive coc.plaint from
any neighb0r c-rcr the past tHO years that we have been operElting our program. He
pledGe to continue to cooperate in any way He can with the neighborhood and the
Dublin CH~' Plar.ning COITJ";.ssion so that He Fay ol't,ain an extansior. on Oill' condi-
t:i.onaJ use rendt. I have includpri our school brochure which gives l"ore :Lnfor-
rration on our philosophy and rrethod of operation. If you have EC.ny further q'Jestions
or desire additional infon:cation, do not hesitate to co.ll.
S:/l~el~ YOCJcJ,tu~
tt::7. lChcrenner
A0~.inistrptor, Valley Lutheran School
v~~r
~resident, St. Philip Lutheran Church
NEGATIVE DECLARATION FOR: PA 86-004 Valley Lutheran School
Conditional Use Permit
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION AND
PROPONENT:
Sergei S. Koberg, Pastor
St. Philip Lutheran Church
8850 Davona Drive
Dublin, CA 94568
DESCRIPTION: A Conditional Use Permit to continue operation of a Pre-school
and Elementary School, and to expand the total maximum number of students to
150. Located in existing facilities at 8850 Davona Drive. No new
construction is proposed.
FINDINGS:
The project will not have a significant effect on the
environment.
INITIAL STUDY: The Initial Study is attached with a brief discussion of the
following environmental components:
Transportation
Noise
MITIGATION MEASURES:
1. Student drop-off and pick-up will occur on site.
2. Outdoor play activity shall not occur prior to 8:00 a.m.
3. School noise shall be controlled so as not to
create a nuisance.
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning Staff (415) 829-4916).
SIGNATURE: DATE:
Laurence L. Tong, Planning Director
3