HomeMy WebLinkAbout86-034 Valley Christian Center CUP/SDR
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: July 21, 1986
TO:
Planning
Commission
Staff ~!f
FROM:
Planning
SUBJECT:
PA 86-034 Valley Christian Center Conditional
Use Permit and Site Development Review requests
for the proposed expansion of the existing
sanctuary at the Valley Christian Center
facility.
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit and Site Development
review requests for a proposed 2,850+ square
foot/196 seat expansion of the existing 14,410
square foot/700 seat sanctuary building with the
Valley Christian Center facility.
APPLICANT:
G. Michael Goldsworthy
Architect, A.I.A.
173 Spring Street, Suite C
Pleasanton, CA 94566
PROPERTY OWNERS:
Assemblies of God
Valley Christian Center
Attn.: Roy L. Bryant
11883 Dublin Boulevard, Suite A-140
Dublin, CA 94568
PROPERTY AND
ZONING:
10800 Dublin Boulevard
Zoned A, Agricultural District
(APN 941-022-2-4)
SURROUNDING LAND USE
AND ZONING:
North: Vacant, Alameda County Unincorporated
Lands
South: Interstate 580 and Dublin Boulevard
right-of-ways
East: Vacant, Single Family Residential
Combining District, R-l-B-E (Pulte Homes
26-lot project is pending on this site)
West: Vacant, Alameda County Unincorporated
Lands
ZONING HISTORY:
C-3220 - The master permit for the operation of a school and related
school and support facilities in an "A" (Agriculture) District was approved by
the Alameda County Zoning Administrator on January 25, 1978. An Environmental
Impact Report was prepared and certified for the project. (See Attachments 4
and 5.)
ITEM NO. 8,3
COPIES TO: Applicant
Owner
File PA 86-034
PA 82-001 - Conditional Use Permit request for modification of the
landscaping approved under C-3220 to allow phased installation of landscaping
over a 16-month period.
PA 82-0l1 - Conditional Use Permit request for two temporary
construction trailers. (Approved November 23, 1982.)
PA 82-015 - Conditional Use Permit request for a private wind generator.
(Approved November 30, 1982.)
PA 83-024 - Site Development Review request for approval of Phase 2
Classrooms and related parking areas. (Approved July 18, 1983.)
PA 83-071 - Site Development Review request for approval for: 1) second
parking lot, 2) sports field, and 3) minor modifications to the approved
master plan including: relocation of the Family Center Building, Sports
Field, Administration Building, Maintenance Building, and realignment of
parking areas. (Approved March 5, 1984.)
PA 84-041 - Conditional Use Permit request for approval of minor
modifications to the approved location of the Administration Building, moving
the structure to an area south of the existing pre-school/classroom access
road. (Denied by the City Council November 26, 1984.)
PROPERTY DESCRIPTON AND LAND USE:
The Valley Christian Center facility occupies a 49-acre site at the
westerly terminus of Betlen Drive, adjacent northerly to the Interstate 580
right-of-way. The existing facilities accommodate a wide range of activities,
including: worship, counseling, training, banquets and assemblies, Sunday
School, elementary school (Christian Center School), office space, storage
space, and recreation. The existing buildings are located around a semi-
circular parking area. Access to the site is via a road connection extending
up the south side of the property from Dublin Boulevard.
APPLICABLE REGULATIONS:
Section 8-61.0 of the Zoning Ordinance establishes as a Conditional Use
in any District the development of a church of wood frame or more lasting
construction.
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 peformance standards established for the district
in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
subject to conditions.
Section 8-95.0 of the Zoning Ordinance states that the Site Development
Review is intended to promote orderly, attractive, and harmonious development;
recognize environmental limitations on development; stabilize land values and
investments; and promote the general welfare by preventing establishment of
uses or erection of structures having qualities which would not meet the
specific intent clauses or performance standards of this Chapter or which are
not properly related to their sites, surrounding traffic circulation, or their
environmental setting. Where the use is proposed, the adjacent land uses,
environmental significance or limitations, topography, or traffic circulation
is found to so require, the Planning Director may establish more stringent
regulations than those otherwise specified for the District.
-2-
Section 8-95.5 of the Zoning Ordinance states that at the conclusion of
the Site Development Review investigation, the Planning Director shall
determine from reports and data submitted whether the Use and Structures
proposed will meet the requirements and intent of this Chapter, and upon
making an affirmative finding, shall approve said application. If from the
information submitted, the Planning Director finds that compliance with the
requirements on this Chapter, and the intent set forth herein would not be
secured, he shall disapprove, or approve subject to such conditions, changes
or additions, as will assure compliance.
ENVIRONMENTAL REVIEW:
The City proposes to adopt a Negative
Delcaration of Environmental Significance which
finds the proposed project will not have a
significant effect on the environment.
NOTIFICATION:
Public Notice of the July 21, 1986, hearing was
published in The Herald, mailed to adjacent
property owners, and posted in public buildings
ANALYSIS:
The proposed expansion of the Sanctuary will increase its seating
capacity from 700 to 896 seats and will increase the size of the structure
from 14,410~ sq. ft. to 17,262~ sq. ft.
The expansion is proposed at the south end of the existing Sanctuary
Building. The "foot-print" of the expansion will partially encroach into the
approved future location of the Administration Building. The design and
materials proposed to be utilized for the expansion are compatible to those of
the existing structure.
Construction of the addition to the Sanctuary Building will preclude the
future construction of the Administration Building at its currently approved
location. Construction of the Administration Building at a modified location
either in the general vicinity of this portion of the site, or at an alternate
location elsewhere on the property, will necessitate review and approval of a
subsequent, separate Conditional Use Permit/Site Development Review approval.
With the proposed increase in seating capacity of the Sanctuary, the
proposed parking requirement will increase from 175 spaces to 224. The
current parking areas, at 458 spaces, are more than adequate to meet the needs
after the expansion.
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Hear Staff presentation.
Open public hearing.
Hear Applicant and public presentations.
Close public hearing.
Consider and act on two draft Resolutions:
A) A Resolution regarding the Negative Declaration of
Environmental Significance.
B) A Resolution regarding the Conditional Use Permit/Site
Development Review applications.
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the attached Resolutions (Exhibit A approving the
Negative Declaration of Environmental Significance for PA 86-034.1
and .2, and Exhibit B approving the Conditional Use Permit/Site
Development Review applications for PA 86-034.1 and .2.
-3-
ATTACHMENTS:
Exhibit A
Resolution approving the Negative Declaration of
Environmental Significance for PA 86-034.1 and .2
Exhibit B
Resolution approving Conditional Use Permit/Site
Development Review applications PA 86-034.1 and .2
Exhibit C
Conditional Use Permit/Site Development Review submittals
Exhibit D
Staff Study - Landscape, dated July, 1986
Background Attachments: 1 - Location Map
2 - Applicant's Environmental Assessment Form
(dated received April 14, 1986)
3 - Negative Declaration of Environmental
Significance for PA 86-034.1 and .2
4 - Alameda County Planning Commission
Resolution for Conditional Use Permit
C-3220 for Church/School Facility (Original
Permit)
5 - Summary Statement of EIR prepared for
C-3220
6 - Draft Appealable Action Letter for PA 86-
022 approving Site Development Review
request for construction of the Family
Center Building.
7 - Site Plan, Plan Elevations, Floor Plans and
Written Statement for PA 86-022
-4-
RESOLUTION NO. 86-_
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-034.l AND .2 ASSEMBLIES OF GOD VALLEY CHRISTIAN CENTER -
CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's administrative guidelines for implementation
of the California Environmental Quality Act and City environmental
regulations, requires that certain projects be reviewed for environmental
impact and that environmental documents be prepared; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for PA 86-034.1 and .2 by the Dublin Planning Department; and
WHEREAS, the Planning Commission did review the Negative
Declaration of Environmental Significance and considered it at a public
hearing on July 21, 1986; and
WHEREAS, the City Planning Commission determined that the project,
PA 86-034.1 and .2, will not have any significant environmental impacts;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that the Negative Declaration of Environmental Significance has been
prepared and processed in accordance with State and local environmental law
and guideline regulations, and that it is adequate and complete.
PASSED, APPROVED AND ADOPTED this 21st day of July, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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RESOLUTION NO. 86-_
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 86-034.l AND .2 ASSEMBLIES OF GOD VALLEY CHRISTIAN CENTER -
CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW 6031 SCARLETT COURT
WHEREAS, G. Michael Goldsworthy, on behalf of the Assemblies of
God Valley Christian Center, filed applications for a Conditional Use
Permit/Site Development Review requesting approval of a proposed 2,850+ square
foot/196 seat expansion of the existing 14,410~ square foot/700 seat sanctuary
building within the Valley Christian Center facility at 10800 Dublin
Boulevard; and
WHEREAS, the adopted City of Dublin Zoning Ordinance, which in
part provides for the establishment of churches and ancillary uses as
Conditional Uses in any District; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on July 21, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, this application has been reviewed in accordance with the
provlslons of the California Environmental Quality Act and a Negative
Declaration of Environmental Significance has been adopted (Planning
Commission Resolution No. ) for this project, as it will have no
significant effect on the environment; and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit/Site Development Review applications be conditionally
approved; and
WHEREAS the Planning Commission did hear and consider all said
reports, recommendations and testimony herein above set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
a) Modification and expansion of the existing sanctuary building to provide
the construction of a 2,850~ square foot/196 seat expansion serves the
public need by providing an expanded church facility for the residents
of the City.
b) The uses will be properly related to other land uses, and transportation
and service facilities in the vicinity, as the proposed uses will be
compatible to said land uses, and transportation and services facilities
in the immediate vicinity.
c) The uses 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 uses will not be contrary to the specific intent clauses or
performance standards established for the district in which they are to
be located.
e) All provisions of Section 8-95.0 through 8-95.8 Site Development Review,
of the Zoning Ordinance are complied with.
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f) Consistent with Section 8-95.0, this project will promote orderly,
attractive, and harmonious development, recognize environmental
limitations on development; stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or
erection of structures having qualities which would not meet the specific
intent clauses or performance standards set forth in the Zoning Ordinance
and which are not consistent with their-environmental setting.
g) The approval of the project as conditioned is in the best interest of the
public health, safety and general welfare.
h) General site considerations, including site layout, orientation, and the
location of buildings, vehicular access" circulation and parking,
setbacks, height, public safety and similar elements have been designed
to provide a desirable environment for the development.
i) General architectural considerations as modified by the Conditions of
Approval, 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 its design concept
and the character of adjacent buildings and uses.
j) General project landscaping provisions for irrigation, maintenance and
protection of landscaped areas and similar elements have been considered
to insure visual relief to complement buildings and structures and to
provide an attractive environment to the public.
k) The project is consistent with the policies contained in the City's
General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve Conditional Use Permit/Site Development Review
applications PA 86-034.1 and .2 as shown by materials labeled Exhibit C and
Attachment 2, on file with the Dublin Planning Department, subject to the
following conditions:
1. Development shall generally conform with the plans prepared by G. Michael
Goldsworthy, Architect, A.I.A., consisting of four sheets dated received
by the City Planning Department, April 14, 1986, and the changes called
for by these Conditions of Approval. Approval for the Conditional Use
Permit shall be until August 1, 1989. This approval period may be
extended two additional years (Applicant must submit a written request
for the extension perior to the expiration date of the Conditional Use
Permit) by the Planning Director upon his determination that the
Conditions of Approval remain adequate to assure that items a) - d) and
k) of the above stated Findings will continue to be met. Approval for
the Site Development Review shall be valid until August 1, 1987. If
construction has not commenced by that time, this approval shall be null
and void. This approval period may be extended one additional year
(Applicant must submit a written request for the extension prior to the
expiration date of the permit) by the Planning Director upon his
determination that the Conditions of Approval remain adequate to assure
that items e) - k) of the above stated Findings will continue to be met.
Construction of the Administration Building at a modified location either
in the general vicinity of this portion of the site, or at an alternate
location elsewhere on the subject property, shall necessitate a
subsequent, separate Conditional Use Permit/Site Development Review
approval. Development shall be subject to the Conditions listed below.
2. Comply with the City of Dublin Site Development Review Standard
Conditions and the City of Dublin Police Services Standard Commercial
Building Security Recommendations.
ARCHAEOLOGY
3. If, during construction, archaeological remains are encountered,
construction in the vicinity shall be halted, an archaeologist consulted,
and the City Planning Department notified. If, in the opinion of the
archaeologist, the remains are significant, measures, as may be required
by the Planning Director, shall be taken to protect them.
-2-
ARCHITECTURAL
4. Exterior colors and materials for the building addition shall be subject
to final review and approval by the Planning Director and shall be
consistent with those of the existing structure. All ducts, meters, air
conditioning equipment and other mechan~cal equipment on the enlarged
structures shall be effectively screened from view with materials
architecturally compatible with the main structure.
DRAINAGE
5. A grading drainage plan shall be prepared and shall be submitted for
review and approval by the City Engineer. Calculations (hydraulic) shall
be prepared by the developer for review by the City Engineer to determine
the sizing of drainage lines.
6. The area outside the building addition shall drain outward at a 2%
minimum slope for unpaved areas and a l% minimum in paved areas (with a
maximum gradient of 5%).
7. Roof drains shall empty into approved dissipating devices. Roof water,
or other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways.
8. Where storm water flows against a curb, a curb with gutter shall be
used. The flow line of all asphalt paved areas carrying waters shall be
slurry sealed at least three feet on either side of the center of the
swale.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
9. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The developer
shall keep adjoining public streets free and clean of project dirt, mud,
and materials during the construction priod. Developer shall be
responsible for corrective measures at no expense to the City of Dublin.
Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-palliative measures used, to prevent dust, as
conditions warrant. Provision of temporary construction fencing shall be
made subject to review and approval of the City Engineer and the Building
Official.
FIRE PROTECTION
10. Prior to issuance of building permits, the developer shall supply written
confirmation that the requirements of the Dublin San Ramon Services
District Fire Department have been, or will be, met. The Applicant is
referred to the District's Letter of May 27, 1986, regarding special
requirements pertaining to this project.
GRADING
11. Grading shall be completed in compliance with the construction grading
plans and the soil engineering recommendations as established by a Soil
and Foundation Study prepared for this project (subject to review and
approval by the City Engineer). The report shall discuss the compaction
of soil under the proposed building addition.
LANDSCAPING AND IRRIGATION PLANS
12. A 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 landscape architect.
13. Landscaping required in conjunction with the construction of the
expansion and modification of the Sanctuary Building shall include
landscaping and irrigation within the boundaries outlined on the Staff
Study dated July lO, 1986.
14. The developer/owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement.
-3-
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LIGHTING
15. Exterior lighting shall be of a design and placement so as not to cause
glare onto adjoining properties. Lighting shall be provided for the
pedestiran circulation system surrounding and servicing the Sanctuary
Building. Lighting used after daylighfhours shall be minimized to
provide for security needs only. Wall lighting around the entire
perimeter of this new building shall be supplied to provide "wash"
security lighting. Photometrics shall be submitted to the Planning
Department for review and approval.
SIGNAGE
16. Any new project or building signs shall be subject to review and approval
by the Planning Director prior to installation.
STORAGE AND EXTERIOR ACTIVITIES
17. All demonstrations, displays, services, and other activities associated
with the new structure shall be conducted entirely within the structure.
No loudspeakers or amplified music shall be permitted outside the
structure.
MISCELLANEOUS
18. A pedestrian circulation system surrounding and servlclng the Sanctuary
Building shall be provided. The materials used for new pedestrian
walkways shall be of a uniform design and shall be subject to review and
approval of the Planning Director. The pedestrian circulation system
shall include handicapped access.
19. The developer shall be responsible for correcting deficiencies in the
existing frontage improvements, such as offset sidewalk, to the
satisfaction of the City or County Engineer.
20. All improvements shall be installed as per the approved landscaping and
irrigation plans and the drainage and grading plans prior to the release
of occupancy. Additionally, grading of the subject property must conform
with the recommendations of the Soils Engineer to the satisfaction of the
City Engineer.
21. Except as specifically altered by the above conditions of approval,
development shall comply with the conditions established for C-3220.
PASSED, APPROVED AND ADOPTED this 21st day of July, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-4-
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'.'0' SANCTUARY,.
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ATTACH EtH 1
Loe. ~ r 1011
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CITY OF DUBLIN
'RECEIV...D
[~~'R 1 ~ '1986
I '
fA No. ~Jo:~f
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ENVIRONMENTAL ASSES~~I~RM INTI:R1M
(Pursuant to Public Resources Code Section, 21000 et sec.). '
The State CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timely manner and in
conformance with the State CEQA Guidelines. The form has three
sections: General Data, Exemption, and Initial Study. The
applicant is requested to complete Section 1, General Data. The
Planning Staff will prepare either Section 2, Exemption, or'
section 3, Initial study. Please type or print legibly in ink.
SECTION 1. GENERAL DATA - - - to be completed by the APPLICANT
N (Of ) d 'dd f . . AssEffi1:>lies of God, Valley 2rxlstian Center '
1. orne I any an a ress 0 pralect. IOBOD Dublin Flvd.. f)l1h', n. (')\ ClLSfi8 '
2. Proposed use of praperty:
Church - existinq
'3. Name, address, and telepnone of Applicant: Assemblies of God,Vallev Crxistian
. Center, I080D DulJlin :3lvdo, Dublin, CA 94568
,4. Name, address, and telephone of con~act person 0 in addition to applicant or
fRJ i ns.tead of app I ica n t: G. Hichael Goldsworthy, Archi teet. AIA .
78 Mission Drive, Sulte E, Pleasanton, CA 94568 .
5. Attached plans are em preliminary orDfully developed.'
6. Building area: 2,852 sq. ft. (Addition only)
7. Site area: 49 Dsq.ft. or~acres'. 8. Current zoning:
9. Maximum Building Height' 23, [lgft. or o stories.
10. Describe ~mount of daily traffic generated by number, type and time of day:
No increase fran present.
11. Number of off-street parking spaces provided: 458
12. Number of loading foci! ities provided: None
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,13. Proposed development schedule: beginning: Spring 1986 completion: Spring 1987
14.a. If residential: number' of new 'units ; number of existing units
bedrooms ; unit sizes ;range ofD sale prices or Dren~s
dwelling Dsingle family 0 duplexD multiple.
;number of new
; type of
14.b. If commercial:
soles 'Crea
, .: operation
scope of projectD neighborhood, D city, 0 regio~al
C) sq. ft. or 0 acre; estimated employment per shift'
; hours of
14. c~ If industrial: m~t~'rials involyed
hours of operation'
, ; estimated employment per shift
, sanctuary ,!-ddi,p.ori, to increase approved seating ;fran
14.d. If institutional: major function/700 to 896:!: ; estimoted employment per shift 2
estimated oc~upancy ,896 ;,liours of operarion Sunday 8-12
15. Describe City permits required: Q'9 Site "DevdofMev-:r ~"i<..l.'\I; 0 Va.';:;tL~c.e:,;
o Ac\W\iV\lstY"d-.TI\le (l)Mi+iol\<(.( Use. f.erMit; 0 l<ec.lassif'fA-tlov\ (rezoV\l~ ;
o PICl\l\~ lIe."e..lop~eN\-tj D Cov-.ctitiDv'\OJ USe. ftV)V\rt; 0 S'5Y\ 011\ I~;
o o+he. y-
16. Describe other publ ic approvols required: D unkn~wn; GJ loce! agenciesiD regional
agencies; 0 stat.e agencies; 0 federal agencies; f~r
CERTIFlCA TION
I hereby certi
and belief.
project as . e
tion subm .tted is true and correct to the best of my knowledge
of this Environmental Assessment apply only to the
Date:
4-1/tdo
Mic....mel Goldsworthv, President
G. Michael Goldswort.'1y, Archi teet ALII,.
72 Mission Dii ve, Suite B
Pleasanton, CAi 94566
k~
CITY OF DUBLIN
Planning Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
Development Services
PO, Box 2340
Dublin. CA 94568
NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PA 86-034 Valley Christian Center - Expansion of Existing Sanctuary
Building - Conditional Use Permit/Site Development Review
LOCATION:
PROJECT:
APPLICANT:
PROPERTY
OWNER:
FINDINGS:
INITIAL
STUDY:
MITIGATION
MEASURES:
SIGNATURE:
(Pursuant to Public Resources Code Section 21000, et seq.)
10800 Dublin Boulevard
Dublin, CA 94568
Conditional Use Permit/Site Development Review requests for a
proposed 2,850 square foot/196 seat expansion of the existing
14,410+ square foot/700 seat Sanctuary Buliding within the Valley
Christian Center Complex at 10800 Dublin Boulevard.
G. Michael Goldsworthy
78 Mission Drive, Suite B
Pleasanton, CA 94566
Assemblies of God Valley Christian Center
Attn.: Roy L. Bryant, Ministries Bus. Admin.
11083 Dublin Boulevard, Suite A 140
Dublin, CA 94568
The project will not have a significant adverse impact on the
environment.
The Initial Study dated July 10, 1986, provided a discussion of
the project's potential environmental impacts. No potential
significant impacts have been identified for the project.
No mitigation measures are required for the project.
DATE:
Laurence L. Tong, Planning Director
A0?7'~;;- ~ r;:' ~ ~'7 ";'10,., ~ /.-,- ~ fI~-5Dec
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RESOLUTION NO. ~32" OF
THE ZONING ADMINISTRATOR OF ALAMEDA COUNTY
ADOPTED AT THE HEARING OF JANUARY 2',1978, CONCERNING C-3220
..J
WHEREAS Hubert E. Frazier and Valley Chris!Jan Center have filed an application
for a CONDITIONAL USE PERMIT, C-3220, to construct and operate a church and related
school and support facilities in an "A" (Agriculture) District, located on a 53-acre parcel at
the westerly terminus of Betlen Drive and adjacent northerly to the 1-580 right of way,
Dublin, Assessor's No. 941-2-22; and
WHEREAS it satisfactorily appears from affidavits on file that proper notice of said
public hearing was given in all respects as required by law; and
WHEREAS the Zoning Administrator did hold a public hearing at the hour of 1:30 p.m.
on the 7th day of December, 1977, and continued the matter to the 11th day of January,
1978, and continued the matter to the 25th day of January, 1978, in the Alameda County
Public Works Building, 399 Elmhurst Street, Hayward, California; and
WHEREAS this application has been reviewed in accordance with the provisions of the
California Environmental Quality Act and an EIR has been prepared with respect thereto;
and
WHEREAS the Zoning Administrator does certify that the Final EIR has been
completed in compliance with CEQA and State EIR Guidelines and that he has reviewed and
considered the information contained in said EIR; and
WHEREAS said EIR indicates significant environmental impacts could result from the
project, particularly with respect to grading, stormwater runoff, energy consumption and
visual impacts; and
WHEREAS CEQA and State and County Guidelines adopted pursuant thereto requires
specific findings where the EIR identifies one or more significant effects which would or
would likely result from approval of the project; and
WHEREAS the Zoning Administrator does find that under conditions contained in this
Resolution, the above-noted impacts will be substantially mitigated; and
WHEREAS the statements of environmental effects, findings and facts relied upon
are set forth in the attached document, "Environmental Impact Findings,' C-3220, as
required by CEQA and Alameda County Guidelines, January 25, 1978," which is incorporated
by reference in this Resolution; and
WHEREAS a Pre-Hearing Analysis was submitted recommending the application be
conditionally approved; and
WHEREAS the applicant and his representatives appeared at said meetings and
presented testimony in support of the application; and
WHEREAS, neighbors appeared at said meetings and presented concerned testimony
on the application; and '
WHEREAS the Zoning Administrator did hear and consider all said reports,
recommendations and testimony as hereinabove set forth; Now Therefore
AlIi'i""'T ~ C' l!l'Il"E'\IT L1 COJ/ld.
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..<.esolution No. Z-3255 I
Hubert E. Frazier and Valle, ~hristian Center
Page Two
/
./
BE IT RESOLVED that the Zoning Administrator finds that:
(a) The use is required by the public need as the applicant has submitted
data and public testimony supporting the need for a~arge central complex
for Valley Christian Center due to growth of the organization and exten-
sive space and facilities' demands that are currently dispersed throughout
the community in leased spaces and:various buildings.
(b) The use will be properly related to other land uses and transportation
and service facilities in the vicinity as facility would be generally well
located relative to the Dublin community for local and regional access,
and near or adjacent to major inter-county and inter-city thoroughfares
and freeways.
(c) The use, if permitted, 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 potential temporary adverse effects during con-
struction phase can be mitigated by controlled methods of site development
operation. Major changes of landforms as indicated would have an irreversi-
ble permanent visual impact which will be mitigated by extensive landscape
and erosion control as contained in the conditions of this Permit.
(d) As approved, 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.
BE IT FURTHER RESOLVED that the Zoning Administrator does hereby con-
ditionally approve said application as shown by materials labelled Exhibit "A" on file with
the Alameda County Planning Department, subject to the following conditions:
1. Prior to any earthwork or grading, provide detailed technical report,
upon which construction, grading plan (operations), including erosion
and sediment control shall be based, and to be approved by E.lQod Control
and County Geologist to assure minimum negative impact, erosIon, or ,-
other-aaverseaffectto air, water quality, and adjacent residential neigh-
borhoods. No augmented runoff or erosion to be measurably perceptible
along Tracts abutting Betlen Drive. All grading shall be in the dry months;
May through September only. There shall be ~o-E.!~?.!ing as a means of
earth moving.
2. Provide landscaping plan by registered landscape architect and drainage
plan by Registered Civil Engineer for soil stability and effective erosion
control and drainage on all altered (graded) cut and fill slopes including:
1) entire access road, and 2) entire east and north sides of all parking
lots with documented (data) indicating reason for choice, spacing or
depth of all organic planting or (inorganic) surface materials, and/or
calculations. Plan shall utilize native or drought-resistent landscaping
and/or plants self-sufficient (not requiring frequent watering or irriga-
tion) once established. Landscaping shall effectively screen parking
lots (from off-site view), and parking bays shall be visually divided and
softened by landscaping, choice of trees, spacing.
3. All parking lot spaces shall have 4" minimum curbs and/or wheel guards.
No space shall exceed 2% slope to the rear. All other spaces shall be
downhill to the head-in direction, or perpendicular (sideways) to the
length (axis) of the space.
4. Building and site shall include energy and conservation-oriented design
solutions to heating, ventilating, water and landscaping: a) any ~outh
facing windows shall be designed to minimize summer sun and maximize
~ er sun;.. 10 s or ou e- zi~ sh.all be used; c) provide
wind and sun screen reak 1~1}_", creening on south and west side
of major structures (Phase I structure at southwest of facility, and Phase
III sanctuary); d) utilize natural light and ventilation (summer) to capitalize
on moderate climate, temperature, and major wind patterns.
_......,.......'""'-.~:-:~~,.:>i\"_..'-.Yll;'.....:....__"....,-__"..,...-<,, .~~~:~ _ .
"
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/
/
/
Resolution No. Z-3255
Hubert E. Frazier and Valley Christian Center
Page Three
5. Provide documentation from Valley Community Services District verify-
ing their capability (capacity) to provide the necessary public sewer
and water service required by County Health and meet approval of Regional
Water Quality Control Board in accordance with proposed use capacity
for each phase of project. Portions of project completed prior to comple-
tion of sewer connection shall be limited to worship service at a maximum
occupancy as approved by County Health, and office use. No school
meeting State compulsory education requirements shall be established
on site prior to connection of facilities to public sewer. All connections
must be made within 90 days of availability.
6. There shall be no vehicle access from Betlen Drive.
7. No "Tower" is hereby approved. The intent of this condition is to render
this structure subject to subsequent application when a specific proposal
is repared for review.
Said Permit shall remain revocable for cause in accordance with Section 8-90.3 of the
Alameda County Zoning Ordinance.
RICHARD P. FLYNN - ZONING ADMINISTRATOR
ALAMEDA COUNTY PLANNING DEPARTMENT
:~';...,
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SUMMARY
An application has been filed with the Alameda County Zoning Administrator for a Con-
ditional Use Permit (C-3220) to permit construction and operation of a church and related
educational, recreational, and support facilities in an "A" (Agriculture) District, located
on a 49-acre parcel at the westerly terminus of BetJen Drive and adjacent northerly
to the Interstate 580 right of way, Dublin, California. Applicants are Hubert E. Frazier
(Land Owner) and Valley Christian Center (Option Holder).
Significant impacts identified in this Draft EIR, and mitigation measures which could
reduce the impacts to acceptable levels, include: '
Creating an artificial-appearing landform by grading a natural hill to create a
large, relatively level area to accommodate the project. Partial, but not complete
mitigation can be achieved by following the natural hill contour more closely in
the grading scheme. Impact of site transformation on a visually prominent site
adjacent to a scenic route w~uld remain. '
.
..
Increasing on-site energy consumption. Most of the increase cannot be mitigated,
but some measures are available to reduce this impact, such as utilizing building
designs and techniques with energy conservation in mind. Specific measures are
suggested in this report.
Creation of downstream sedimentation problems through erosion of on-site soils
during construction. Satisfactory mitigation can be achieved by requiring approval
of a grading, erosion, and sediment control program by Alameda County Flood
Control and Water Conservation District and Alameda County Engineering Geolo-
gist prior to granting a Building Permit.
Damage to nearby structures and noise and alarm to nearby residents could occur
due to blasting which may be necessary to reach design grades. Best mitigation
would be prohibition of excavation below such grades, after the grades are esta-
blished by a detailed geotechnical examination.
Dust and noise from construction operations may impact area residents. Mitigation
can be achieved by watering for dust control and limiting hours of construction
operations. '
Possible growth-inducing impact if project is not built after annexation to Valley
Community Services District.
The project is relatively lacking in major impacts; most can be mitigated through
application of measures listed in this report, with the exception of energy and visual
impacts described. An alternative of building the project in another location in
Dublin (a flat land location) would best reduce impacts and eliminate those caused
by the hill location: visual, energy, and erosion/ grading problems.
This EIR is also intended for consideration by the Local Agency Formation Commission,
which must approve annexation of the site to the Valley Community Services District
if sewer, water, fire protection, and refuse collection services are to be provided.
"-
ATTACHMENT S
l
54 w.W\~v-L 5cl11-t:
of' E~ f) y.{) t(rl".~d
-S-OV- C_-3'~~ (9
DRAFT
Development Services
P,O, Box 2340
Dublin. CA 94568
CITY OF DUBLIN
Date:
July 18,
Planning/Zoning
Building & Safety
Engineering/Public Works
1986
829-4916
829-0822
829-4927
RE: APPEALABLE ACTION LETTER
CERTIFIED MAIL
PA 86-022 Valley Christian Center - Family Center Building
Site Development Review
Project/Site Address:
10800 Dublin Boulevard
Dublin, CA 94568
Assessor Parcel Number(s):
941-22-24
A,pplicant:
G. Michael Goldsworthy
78 Mission Drive, Suite B
Pleasanton, CA 94566
Property Owner:
Assemblies of God Valley Christian Center
Attn.: Roy L. Bryant, Ministries Bus. Admin.
11083 Dublin Blvd., Suite A140
Dublin, CA 94568
Dear Applicant:
The above referenced project was acted upon on July l8, 1986, by the:
Zoning Administrator
XXX Planning Director
Planning Commission
XXX
Approved
Approved subject to conditions
Denied
and was:
Findings and Conditions of Approval are attached.
This action becomes final and effective at 5:00 p.m. on July 28, 1986,
unless appealed before that time in accordance with the Zoning Ordinance.
If you have any questions regarding this matter, please contact this office.
Sincerely,
Laurence L. Tong,
Planning Director
LLT/KJG/ao
cc: File PA 86-022
A TT ACHMEtlT II
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PA 86-022
Valley Christian Center - Family Center Building
Site Development Review
Findings and Conditions of Approval
FINDINGS OF APPROVAL
1. The proposed expansion of the Church-School facility serves the public need.
2. The proposed use will be properly related to other land uses, and
transportation and service facilities in the vicinity.
3. The 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.
4. The use will not be contrary to the specific intent clauses for
performance standards established for the District in which it is to be
located.
5. All provisions of Section 8-95.0 through 8-95.8 Site Development Review,
of the Zoning Ordinance are complied with.
6. Consistent with Section 8-95.0, this project will promote orderly,
attractive, and harmonious development, recognize environmental
limitations on development; stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or
erection of structures having qualities which would not meet the specific
intent clauses or performance standards set forth in the Zoning Ordinance
and which are not consistent with their environmental setting.
7. The approval of the project as conditioned is in the best interest of the
public health, safety and general welfare.
8. General site considerations, including site layout, orientation, and the
location of buildings, vehicular access, circulation and parking,
setbacks, height, public safety and similar elements have been designed
to provide a desirable environment for the development.
9. General architectural considerations as modified by the Conditions of
Approval, 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 signing and similar elements have been incorporated into the
project in order to insure compatibility of this development with its
design concept and the character of adjacent buildings and uses.
10. General project landscaping including the locations, type, size, color,
texture and coverage of plant materials, provisions for irrigation,
maintenance and protection of landscaped areas and similar elements have
been considered to insure visual relief to complement buildings and
structures and to provide an attractive environment to the public.
11. The project is consistent with the policies contained in the City's
General Plan.
-1-
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions shall-be complied with prior to
issuance of building or grading permits and shall be subiect to Planning
Department review and approval.
GENERAL REQUIREMENTS
1. Development shall generally conform with the plans prepared by G. Michael
Goldsworthy, Architect, A.I.A., consisting of seven sheets dated received
by the City Planning Department, March 24, 1986, modified to reflect the
supplemental plans consisting of three sheets received by the City
Planning Department on May 20, 1986, and the changes called for by these
Conditions of Approval. Use of the proposed Family Center Building shall
be as generally described in the Revised Written Statement dated May 5,
1986. Collectively, these materials shall serve as Exhibit "A" for this
project and shall be maintained on file with the Planning Department.
This approval shall be valid until July 24, 1987. If construction has
not commenced by that time, this approval shall be null and void. This
approval period may be extended one additional year (Applicant must
submit a written request for the extension prior to the expiration date
of the permit) by the Planning Director upon his determination that the
Conditions of Approval remain adequate to assure that the above stated
findings will be met. Development shall be subject to the conditions
listed below.
2. Comply with the City of Dublin Site Development Review Standard
Conditions and the City of Dublin Police Services Standard Commercial
Building Security Recommendations (Attachment A and Attachment B).
ARCHAEOLOGY
3. If, during construction, archaeological remains are encountered,
construction in the vicinity shall be halted, an archaeologist consulted,
and the City Planning Department notified. If, in the opinion of the
archaeologist, the remains are significant, measures, as may be required
by the Planning Director, shall be taken to protect them.
ARCHITECTURAL
4. Elevations and examples of exterior colors and materials for buildings
and structures shall be subject to final review and approval by the
Planning Director. All ducts, meters, air conditioning equipment and
other mechanical equipment on the new structures shall be effectively
screened from view with materials architecturally compatible with the
main structure.
DRAINAGE
5. A grading drainage plan shall be prepared and shall be submitted for
review and approval by the City Engineer. Calculations (hydraulic) shall
be prepared by the developer for review by the City Engineer to determine
the sizing of drainage lines.
6. The area outside the buildings shall drain outward at a 2% minimum slope
for unpaved areas and a 1% minimum in paved areas (with a maximum
gradient of 5%).
-2-
7. Roof drains shall empty into approved dissipating devices. Roof water,
or other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways.
8. Where storm water flows against a curb, a curb with gutter shall be
used. The flow line of all asphalt paved areas carrying waters shall be
slurry sealed at least three feet. on either side of the center of the
swale.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
9. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The developer
shall keep adjoining public streets free and clean of project dirt, mud,
and materials during the construction priod. Developer shall be
responsible for corrective measures at no expense to the City of Dublin.
Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-palliative measures used, to prevent dust, as
conditions warrant. Provision of temporary construction fencing shall be
made subject to review and approval of the City Engineer and the Building
Official.
FIRE PROTECTION
10. Prior to issuance of building permits, the developer shall supply written
confirmation that the requirements of the Dublin San Ramon Services
District Fire Department have been, or will be, met. The Applicant is
referred to the District's Letter of May 27, 1986, regarding special
requirements pertaining to this project (see Attachment C).
GRADING
11. Grading shall be completed in compliance with the construction grading
plans and the soil engineering recommendations as established by a Soil
and Foundation Study prepared for this project (subject to review and
approval by the City Engineer). The report shall discuss the compaction
of soil under the proposed building.
LANDSCAPING AND IRRIGATION PLANS
12. A 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 landscape architect.
13. Landscaping required in conjunction with the construction of the Family
Center Building shall include landscaping and irrigation within the
boundaries outlined on the Staff Study dated July 9, 1986 (see Attachment
D).
14. The developer/owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement (see Attachment E).
-3-
LIGHTING
15. Exterior lighting shall be of a design and placement so as not to cause
glare onto adjoining properties. Lighting shall be provided for the
pedestiran circulation system surrounding and servicing the proposed
Family Center Building. Lighting used after daylight hours shall be
minimized to provide for security needs only. Wall lighting around the
entire perimeter of this new building shall be supplied to provide "wash"
security lighting. Photometrics shall be submitted to the Planning
Department for review and approval.
SIGNAGE
16. Any new project or building signs shall be subject to review and approval
by the Planning Director prior to installation.
STORAGE AND EXTERIOR ACTIVITIES
17. All demonstrations, displays, services, and other activities associated
with the new structure shall be conducted entirely within the structure.
No loudspeakers or amplified music shall be permitted outside the new
structure.
MISCELLANEOUS
18. A pedestrian circulation system surrounding and servlclng the Famliy
Center Building shall be provided. The materials used for new pedestrian
walkways shall be of a uniform design and shall be subject to review and
approval of the Planning Director. The pedestrian circulation system
shall include handicapped access.
19. The developer shall be responsible for correcting deficiencies in the
existing frontage improvements, such as offset sidewalk, to the
satisfaction of the City or County Engineer.
/'
20. All improvements shall be installed as per the approved landscaping and
irrigation plans and the drainage and grading plans prior to the release
of occupancy. Additionally, grading of the subject property must conform
with the recommendations of the Soils Engineer to the satisfaction of the
City Engineer.
21. Except as specifically altered by the above conditions of approval,
development shall comply with the conditions established for C-3220
(Attachment F).
-4-
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To:
Keven J. Gailey, Senior Planner
RECEIVED
MAYl 201986
Date:
May 5, 1986
From:
Valley Christian Center, Duolin
... -"
DUBLIN PLANNING
Re:
PA 86-022 Valley Christian Center
Site Development Review
The following is a response to your request for additional
information detailing more fully th~ range of anticipated uses of
the Family Center Building.
The primary useage of this structure will have to do with
direct church-related activities/ministries. Some years ago,
when first going through zoning and use permit procedures with
the County of Alameda Planning Department, it was determined that
Valley Christian Center met the test for functioning on property
zoned "A." That useage for which permits were given has not
changed.
The Family Center will be primarily used for youth and
recreational activities (i.e., the gymnasium facility). It will
provide our community with a high-quality facility in which to
meet the growing needs of families and youth in our area. A
variety of games, fellowship, and other related functions will be
carried on in this facility.
Christian education programs will be carried out in the
various classrooms and meeting areas provided in the facility.
It will diminish a current space need presently experienced in
our church and will enable us to more adequately serve the
families of our area. Groups of all ages, from children to
seniors will be provided space for meetings, fellowship,
recreational activities and learning areas in the Family Center.
The facility will also be used by our Valley Christian
Center Schools, one of the departments of Valley Christian
Center, Inc. It will, however, be a secondary use. For e>:ample,
the facility (not including worker "prep-time") will be used
approximately 7 hours per day for 176 days each year, or 1,232
total hours in, which all or part of the facility would be
available for use by this educational department of our church.
The facility use by all other church ministry departments
(not including worker "prep-time") wil'l be approximately 11 hours
per day for 307 days each year, or 3,377 total hours in which all
or part of the facility would be available for use by all other
church ministry departments.
Some
may, on
f aci 1 it y.
general gatherings (non-recreational/athletic)
occasion, occur in some part of this Family
Regular worship services are not planned
events
Center
for the
1
~',:-:'~~';,:;~- -,-,~-"ii~i>-
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Ji~fw~;W~i..t:_",,Y,,, ~~e?,~J}J\t~o:t~_. ,"'~^_,,;,n: ~h i 1 e our." Wor sh i p
Cem~e.~:,:,<].~,')',be~F:1gf,lt?:~p,~nd,e,~l~,~m,~c:Jl.~,d,~;~2;:)i:~C!:'r]. sti an educat ion
act]. Vl t 1 es" wlll ,;.' be :,a ~regul ar.,;;par,t"of'f;,the :,Sunday useage.
~ ~S-': ::~~~~._-" - ~'-\-':,:f,~S'!f:-I~~~:,:-rf.fr1~i~ii~~~~f~t~~}f~i~~~~1~\~r~~~:~~~~~l!it~1{r~J;~;~~.':
;,~c.o,'\.,:The~~church;;;;;,;'TI.i ni str,y':depar,tments ,"1:~'excl usi ve of the Valley
'-'c-,.'" .i..~ ., '''_' ,..... ...':.......,_,. ~._ ..~_.....,~ ~:<,'~.. ..".,w:~,....,.; ...,~-:;-.''''''~ u' ';:'.:[;.~y~ -,..' ,."1 .-c.--:...." ,._ .'
Chri sti anCenter:;,:;School sfDepartmen~ ,.,.wll,l"use:,~the faci 1 i ty for a
signifi cantl y'~;;g'r:'eater)'n'u'mber~:o(;,:total1J:ours';per annum than wi 11
t~~, ,,~ay Sj.j~~~~;2".:~:,~,:::~"~ ~;Jf$(~;., ~~:/.~~iWY~~~~~; "'1i~Il~~~.>,
, '>~Y'<It 'can:'be":fi.:i"rth'er:,'noted 'fth"ae::the,:Lfaci 1 i ty' woul d be the same
,'.,' - ",". .J _", , r.,.,. -;. ~.. __._".~.;............ '_' .. "'-""-""'~'." ,.>'" . "'---"~'+-'- <-~""-- ..'
that ,;, we would ~find;necessary /if;the.schooleuseage were not in
" - . _ ...., ,,' ,",Co -, . ~.....;,..r__ . .. _ . -, "_ , ~. ~_"._' . ~ .';>0 .' . ,.-.-- ."""'" . .. _'
e>:i stence.>:'''fAl L:,,'faci 1 i ti es'constructed ;'ori"our church campus are
projected >'to;'::b~'at'~leastdLial:,'p'Lirpbse}~nd .in '., many cases more
mul tip 1 e U~j~"tDj{7}~f~;:;:~;,:;~,j:::fi~~~;~J::,~,S,[~r}~~~'t~~~:~f1r
The Famil~Center~is the~amefacilit~~inpurpose and useage
as was origin'ally',"appr,ovedin :~theMaster Plan of our church
campus. ::\~:~;. ,,'"';'L*~~::',:"\
Each classroomareacoLlld, andle"appro>:imately 30-45 persons
dependi ng on ages; the':speci fic~"purpose /,chair size and/or desk-
chair configl:lration:"'X~The;:'seating 'pr,oposed for the gymnasium
bleachers "is ,5Q.S:~'It,'goes' without :sayingthat the numbers of
people being 'se~~ed at 'any one;~imewillcvary.'
Thank 'you for",.yoLtr assi stance. If further
i nformati on, is needed ;'pl ease contact our office.
date
or
Roy Bryant,
Ministries Business
Administrator,