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HomeMy WebLinkAboutItem 6.1 StRaymondsExpansionCUP .-~ e '. ....,; . CITY OF DUBLIN AGENDA STATEMENT SUBJECT: CITY COUNCIL MEETING DATE: July 12, 1993 REPORT PREPARED BY: EXHIBITS ATTACHED: RECOMMENDATION: ~~J 2) 3) 4) 5) FINANCIAL STATEMENT: Appeal of the Planning Commission's June 7, 1993, action approving PA 93-022 st. Raymond's Church Expansion site Development Review/ Conditional Use Permit David K. ChOY~ASSociate Planner Exhibit A: ~ Project Plans Exhibi t B: ./ Draft Resolution approving Negative Declaration Exhibit C: / Draft Resolution approving Conditional Use Permit Exhibit D: ~ Draft Resolution approving site Development Review Attachment 1~Letters from Richard Erb, Mike Woods and Ed Soriano, residents of Shannon Court, dated received June 17, 1993, appealing the Planning Commission action of .r1une 7, 1993 Attachment 2:~June 7, 1993 Planning commission Agenda Statement/Staff Report )without Exhibits) Attachment 3:~Minutes from the June 7, 1993 )?lanning Commission meeting Attachment 4:YLetter from Ruth Verhasselt, dated received July 1, 1993 Attachment'5:~Letter from Laurie Cardella, dated received July 1, 1993 Attachment 6:~Letter from Richard Erb, dated received July 7, 1993 Open public hearing and hear Staff presentation Take testimony from Applicant and pUblic Question Staff, Applicant and pUblic Close pUblic hearing and deliberate Adopt Draft Resolutions upholding Planning Commission's action to approve PA 93-022 st. Raymond's Church Expansion Negative Declaration (Exhibit B), Conditional Use Permit (Exhibit C) and site Development Review (Exhibit D) and deny the appeal request, ~ give Staff and Applicant direction and continue the matter. None CITY CLERK FILE~ ,:,-::.-,- :'- ITEM NO. "./ --------------------------------------------------------------------- COPIES TO: Applicant/Property Owner Project Planner "~ ~.~ . - e DESCRIPTION: On June 7, 1993, the Dublin Planning commission approved a request by st. Raymond's Church for site Development Review approval to allow the construction of a new two-story 120,400 square foot Parish center/Classroom building with related site work and landscaping and Conditional Use Permit approval to allow expansion of the community facility use on the existing approximate 9 acre parcel. The proposed project includes a request to increase the current enrollment from 250 students to 315 students. The Public Works Department has determined that the increase in student enrollment will generate additional traffic to the site. The Applicant is required to pay their fair share toward traffic improvements resulting from the incremental increase in traffic (see Attachment 4 within the June 7, 1993, Planning Commission Staff Report). As part of the project, the Applicant is voluntarily contributing Traffic Improvement Funds in the amount of $1,880.00 (see Attachment 5 within the June 7, 1993, Planning commission Staff Report). Several residents were present at the Planning Commission public hearing on June 7, 1993, and expressed a variety of concerns (see Attachment 1). Concerns expressed include: loss of visual privacy; loss of views from the adjacent single-family homes looking to the east; increased traffic due to the proposed increase in enrollment; and loss of property values. These residents object to the construction of a two story structure located behind their properties. In response to these concerns, the Planning Commission made several modifications to the conditions of approval in an attempt to address the neighbors concerns. These included: 1. Requiring the Applicant to raise the common fence by adding a wood extension, upon property owners' consent, for the eight properties located on the east side of Shannon Court (7913, 7925, 7937, 7949, 7961, 7973, 7985 & 7997), adjacent to the st. Raymond's Church site, and the four properties west of the playground (7800, 7796, 7797 Woodren Court and 7834 st. Raymond Court) for a maximum fence height of 8 feet, as measured from the grade on the uphill, higher, side. The increased fence height will allow for increased privacy within the rear yards of the adjacent residences. 2. Requiring the bottom two panels of all windows located on the second floor of the west building elevation to be fitted with opaque glazing. The opaque glazing will allow the transmission of natural daylight into the classrooms, while restricting visual access for people up to seven feet tall into the rear yards of the adjacent residences. The upper window panel would not be required to be opaqued. 3. Requiring the Applicant to modify the landscape plans by doubling the amount of planting, along the western property boundary, and replacing the proposed Ornamental Pear trees with a tall hedge, such as Raphiolepis indica - India Hawthorn. The hedges represent a more consistent screening material between the st. Raymond's Church site and the adjacent residences. 4. Requiring the removable bollards utilized on the new turn-around bulb to be removed during the morning and afternoon peak hours to 2 ~. e . '., ~ allow vehicular traffic to exit through the east portion of the property. By allowing traffic to circulate through the site, the number of vehicle trips passing by the adjacent residences can be reduced. The Zoning Ordinance requires a m~n~mum 10 foot sideyard setback for the St. Raymond's Church property. The proposed new building exceeds this requirement and is set back approximately 65 feet from the side, west, property line . The second story has been stepped back an additional 10 feet on both sides of the new building in an effort to break up the vertical massing of the building and to help lessen the visual impact on the existing adjacent residences located to the west. The existing residences have rear yard setbacks measuring between 20 and 30 feet. This results in a separation of approximately 85 feet to the lower level, and approximately 95 feet to the second story of the new building. An existing 6 foot high concrete wall, which will be raised by the Church to 8 feet upon property owner's consent, separates the existing residences from the church property. The subject site is located within an existing Alquist priolo Special study Seismic Zone. In December of 1992, additional geological studies were performed and several fault traces were identified throughout the eastern portion of the property. A fault setback zone has been established (see Sheet P2 of Exhibit A) which prohibits construction from occurring on over 50 percent of the property. As a result, the site does not possess an abundance of vacant land suitable for development. The two story Parish Center/Classroom building is proposed to be located on one of the few remaining buildable sites on the property. Planning, design and fund-raising for the proposed Parish Center/Classroom project began over five years ago. At that time, the new building was conceived as a two story structure, which provides more efficient utilization of space than does a single story structure. The construction of a one-story building requires a much larger footprint than does a two-story building with the same square footage. The new two-story building has a maximum height of 37 feet. The Zoning Ordinance permits a maximum building height of 75 feet for schools, churches and other buildings of an institutional character. A resident has also raised the concern regarding a potential conflict of interest associated with Planning Commissioners and City Councilmembers who are members of the parish voting on the project (see Attachment 6). Staff contacted the city Attorney prior to the Planning Commission meeting of June 7, 1993. The city Attorney advised that a Planning Commissioner, or City Councilmember, who was merely a member of the parish could legally participate and vote on an item without a conflict of interest. If, however, the Commissioner, or Councilmember, was a member of the Board of Directors, or equivalent, or stood to financially profit from the decision (such as through a business contract for services), then he/she would need to declare for the public record their position and abstain from the discussion and voting on the item. Staff believes that the Applicants have made a reasonable effort to respond to the adjacent neighbor'S concerns. Staff recommends that the city Council adopt the draft resolutions upholding the Planning Commission's action to approve PA 93-022 st. Raymond's Church Expansion Negative Declaration (Exhibit B), Conditional Use Permit (Exhibit C) and Site Development Review (Exhibit D) and deny the appeal request. 3 ,._e I - R-E C E r v E D" MP.R 311993 t \ S55 5 hOJ\h0'"' ~ ~ ~ E-1 Z ~ u < ~ ~ U) ~ HH~ ~HC: ~~~ ~H~ H~~ CI)~ CI)~~ t"'"'\ ~ ~ Hp-<~ ~I ~ ~ . ~ CI) e ~. it. ~ .. i ;' zit . ~ ' .. ~ H 1 I I : i . I I! d i .. " .. - a I r t i i ; y i - J l~i!i~~! ""~.~- - :0 ~ : : i i ~ ..' ~ It J ; w , ; , Q , ! '9 i 1 ; · ~ ~ ~ : Ci ~ r: l [ .. . "0 - ~ ~~ I:t~:t:t: . oz'" f- _~ .....:t }- < ; ~ ~ ~o_ ~ _ z...Ju ~ Eo :. oO.;:tJ] _O~ ~ ~ ~o< . j I I II __ I L ; 1 ;;ip w!' I . =-j' :- .\1 Il i i . I I.... : - .; , I'li ill j ,!1rli, r 'r' t'l I"'!' 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It : '1:0 !.' :~ i r{\ 'J:a'i'~l ~" 1 : II' I =~"'I"d ~=.:.~::: "'<;:~"'d <;,CNQ\,..:,.:....~ ':'NI';"<; ~ >. t - ,. :11 >, .", <' --l!.- -I -'61 1 ----T z.. <.. ~~ ",,- e e RESOLUTION NO. - 93 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ------------------------------------------------------------------------ ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 93-022 ST. RAYMOND'S CHURCH EXPANSION SITE DEVELOPMENT REVIEW/ CONDITIONAL USE PERMIT REQUEST AT 11555 SHANNON AVENUE WHEREAS, David GOldin, Architect, and Edy Coleman, representing st. Raymond's Church, have made application to the City of Dublin for site Development Review approval to allow the construction of a new two-story 120,400 square foot Parish Center/Classroom building with related site work and landscaping and Conditional Use Permit approval to allow expansion of the community facility use on the existing approximate 9 acre parcel, located at 11555 Shannon Avenue; and WHEREAS, the City Council did review and consider the Negative Declaration at a public hearing held on July 12, 1993; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the California Environmental Quality Act (CEQA), together with the state CEQA Guidelines and city of Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that environmental documentation 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. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city Council does hereby find that: 1. The Site Development Review/Conditional Use Permit request for PA 93-022 will not have a significant effect on the environment. 2. The Negative Declaration has been prepared and processed in accordance with state and local environmental laws and guideline regulations. 3. The Negative Declara~ion is complete and adequate. PASSED, APPROVED AND ADOPTED this 12th day of July, 1993. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk EXHIBIT B e e RESOLUTION NO. - 93 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ---------------------------------------------------------------------- UPHOLDING THE PLANNING COMMISSION'S ACTION APPROVING PA 93-022 ST. RAYMOND'S CHURCH EXPANSION CONDITIONAL USE PERMIT APPLICATION TO ALLOW EXPANSION OF THE COMMUNITY FACILITY USE ON THE EXISTING APPROXIMATE 9 ACRE PARCEL WHEREAS, David GOldin, Architect, and Edy Coleman, representing st. Raymond's Church, have made application to the city of Dublin for Site Development Review approval to allow the construction of a new two-story 120,400 square foot Parish center/Classroom building with related site work and landscaping and Conditional Use Permit approval to allow expansion of the community facility use on the existing approximate 9 acre parcel, located at 11555 Shannon Avenue; and WHEREAS, the Planning Commission did hold a public hearing on said application on June 7, 1993; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, after hearing and considering all said reports, recommendations and testimony, the Planning commission approved PA 93-022 st. Raymond's Church Site Development Review/Conditional Use Permit application; and WHEREAS, on June 17, 1993, an appeal of the Planning commission's action was filed by Richard Erb, Mike Woods and Ed soriano (residents of shannon Court); and WHEREAS, the city Council did hold a public hearing on said appeal on July 12, 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 a Negative Declaration has been adopted (city council Resolution No. - 93) as the project will not have a significant effect on the environment; and WHEREAS, the staff report was submitted recommending that the city council uphold the Planning commission's action and approve PA 93-022 st. Raymond's Church site Development Review/Conditional Use Permit request and deny th~ appeal request; and , WHEREAS, the city Council heard and considered all said reports, recommendations and testimony as hereinabove set forth. EXHIBIT C e . NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city council does hereby find: A. The addition of the parish center/classroom will serve the public need by providing expanded classroom capacity to serve the community. B. The proposed use will be properly related to other land uses, transportation and service facilities in the immediate vicinity, as the proposed use will be compatible when compared to the type and nature of operations typically found in the neighborhood. C. The proposed use, under all circumstances and conditions of this particular case, will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. 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. E. The project is consistent with the policies contained in the city's General Plan. BE IT FURTHER RESOLVED THAT THE Dublin city Council does hereby uphold the Planning Commission's action to conditionally approve the Conditional Use Permit application PA 93-022 as shown in Exhibit A, stamped approved and on file with the Dublin Planning Department, and subject to the approval of the related site Development Review and to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of 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, rB) Buildinq, [POl 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. PA 93-022 st. Raymond's Church Conditional Use Permit approval is for the expansion of the parish center/classroom use, for a maximum of 315 students, on the site. This approval shall generally conform to the site plans, floor plan, elevations and site sections, dated received March 31, 1993, and the parking lot addition plan, dated received May 17, 1993, prepared by David Goldin & Associates (9 sheets) and the preliminary landscape plan prepared by John Nicol & Associates (1 sheet), dated received March 31, 1993 (Exhibit A) stamped approved. [PL] - 2 - e e 2. Except as specifically modified herein, operation of the elementary school shall generally conform to the requirements established by Planning commission Resolution No. 87-052 for PA87-088 (see Attachment C-1) [PL] 3. The Applicant shall raise the common fence by adding a wood extension, upon property owners' consent, for the eight properties located on the east side of shannon Court (7913, 7925, 7937, 7949, 7961, 7973, 7985 & 7997), adjacent to the st. Raymond's Church site, and the four properties west of the playground (7800, 7796, 7797 Woodren Court and 7834 st. Raymond Court) for a maximum fence height of 8 feet, as measured from the grade on the uphill, higher, side. [PL] 4. The Applicant shall be responsible for clean up and disposal of school and church related trash found on site to maintain a clean and litter-free site. [PL] 5. The Applicant shall be responsible for ensuring that parish center/classroom related activities and noise are maintained in a manner which minimizes the impacts on surrounding residents. [PL, B) 6. No loudspeakers or amplified music shall be permitted outside the enclosed building. [PL] 7. On an annual basis, this use shall be subject to Zoning Investigator review and determination as to compliance with the Conditions of Approval. [PL] 8. This approval shall become null and void in the event the approved use fails to be established or ceases to operate for a continuous one year period. [PL] 9. 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 12th day of July, 1993. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk - 3 - ..:_~!::':...;J,}':':'~'::::~:':"''.;''';''~~4...r;"':'',- :_:}~:.;,~__:;,..~'",~:..;..i.:..."r'o:....~.~_..'i.'_"':':'~,;.F;...-~_I._-~-- e e RESOLUTION NO. 87. 052 A RESOLUTION OF /T:1::: 1'1...umnlG COl-!:'lISSION OF T~ CITY OF PU3LIN ------------------------~~--------------------------------------------- A?PROVI~G PA 87.088 ST. RAYXONP'S SCHOOL CONDITIONAL uS::: P:::~~=: A?PLICATICN TO CO~T!~uE USE OF THE ~~ISTING PORTABLE BUILDI~GS AND P}~~!Srt ~~.- FOP- A~I :;:!..Z~NTA.."''! SCHOOL (GRADES K THROUGH EIGHTH) AT 11555 SHA..~C:j AT:::;::; w~~E~S, ~he Applican~. Ric~ard P. Hatgen, A~~inis~rator, representing t~e ROQan Catholic Bishop of Oakland, filed an application for a Conditional Use Pe~it to continue operation of an elementarJ school (grades kindergarten t~rocgh eighth) for a max~u= of 250 s~udents in existin5 porta::, buildings and t~e parish hall at 11555 Shannon Avenue; and w~~EP~\S, this application has been revie~ed in accordance ~~:n :~e provisions of t~e California Enviro~ental Quality Act, and has been found -- be categorica~ly exempt; and w~~::P~~S, notice of Public Hearing ~as published in The r.era:d. postec ~n pu~lic-buildings. and mailed to property o~~ers .it~in 300 fee: of t~e project in accordance with California State La~; and w-~~p~~s, a Staff analysis ~as subcit~ed reco~e~ci~g co~c:~:o~a: approval of t~e application; and ~~~~P~~S. the Planning Co~ission held a p~~lic r.es:::.~g C~ 1937, co co~s:cer all re?or~sJ reco~e~dations, a~d testi~o~y; - -. ~Ow, T~~~?ORE, BE IT ~SOLVED T~\T THE Dublin Pla~~i~g Cc~~iss~:~ cces her~by fi~d t~a=: a) ot;,.e~ C,;::11.o1:.c 2.1:e~a.tive to T~e ~se is required by the public need in that there a:e ~c sc~ools in Dublin, a~d it meets the p~blic ..eed for a~ p~blic education; b) T~e ~se will be properly related to other la~c ~ses anc t:ansportation and se:vice facilities in the vicinity in that the site is located on a ""ajor residential street, across from a public:: ?ar:< a:-.d co:-.::~:-.i::: C8~~e=. a~c t~e cay~~~e ac=ivities 0: t~e project Yill be eo~=e~su=a~e ~~:~ :~~ present ~se of s~rrou~ding properties within the neighborhood; , c) The use, under all the circu=stances and conditions of this ~a::,::::'c'..:lc..= case, ....:.11 no:: mate::ially .a:fec: ac.ve:,sely t::e heal-::" O~ S.E.::::/ ':: persons residi:'",g or '.'orking in the vicinicy or be Clacerial1:; cetri=.,,:-.:-=.:. to u,_ ?u~lic welfare or i~jurio~s to property or i~proveoents ::.n t~e neig~:crhccd ~" all applicable reg~lations will be Clet; d) The use ~i1l not be c::oncrarJ to the specific intent c:a~ses -- ?erfor~ance standards established for the district in which it is to ce loca.ced, in t~a: che ele~entary sc~col is cons~stent with the character 0: :n; =es:ce~:ial c~sc~ic:. EE IT :w~T~E~ RESOLV~D t~a: the Planning Co~ission does hare:: co:'".ditionally appro'.-e ?A 87-088 as sho~'n by J::atarials la~elec. ":::<hi~i: ..... C:-. file wit~ c~e D~~lin Planning De?ar~.e~t and subjec: to t~e followi~; c ~:"~c:.;: io:,.s : 1) T~is ap?roval is for use of the e~isting parish hall anc. existi~; on's~:; portable b~ildings for S~. Ra~or.d Catholic Sc~ool. Said use s~a::. be li~itec. to a J::axi~um total of 250 students and shall be li~ited :0 g:a~;; Kindergarten t~roug~ eighth grace. 2) Hours 0: operation for the school shall be li~ited to 8:00 a.~. :0 3:CG p. r.l. t-!onday th:ough Friday, '.:ith the :(ceCltion of a~ occas ional e':en,-:".; meeting or other school rela:ed activ ty. ATTACHMENT C-' .1- _. L- ,...;..:.~r.:...',."'::"';'& ':'~.-I... ~::{.~d:~U..:..a~::';"':II;~~':....-_":"'_t;,:...~ l....~. ~,;.;..:.;...:.....:.;.;..oio~...... ~nl~..:. ..;.:...-;-.;.....;....~~....~~~...:..I,. ..... ';--;'...:::; ':~ :~.: "~.__':":;III~~+-.,.t...;.~""':.:"/...:_.. .... e e 3) The Applica~~ shall supplement existing landscaping, adjacent to t~e ~o:~~ frontage 0: portable buildings, with small trees or large shrubs (~i~:~~~ l5<gallo~ s1~e). The Applicant shall submit a written description 0: proposed la~dSca?ing identifying plant type, size and spacing subject t~ re'lie-.. a:,.d approval of the Dublin Planning Department. Said landsca? 1:".; shall be i~stalled within 60 days of the e:fective date a: this pe:~it. 4) Outside pla:r act1'rities shall not occur prior to 8;00 a.m. 5) Schaal noise shall be controlled sa as noe to create a nuisance to t~a adjoining rasidential neighborhood. 6) Tne drop<o:: and pick-up of students shall occur on-sita ~ithin tne existing parkin; lot area_ 7) Toe school operator shall make arrangements to have the Dublin Police SerJices Child Abuse Program, or an equivalent progra~, presented to t~e school sea:: and all children attending the school facility, at :nini~~~ en an annual basis. Prior to July 1st of each year, the Applicant shall s~bmit ~=:=~e~ cc~r~~ation .to the Planning De?a~t~e~:, i~c~caci~g :~:s Condition has been complied with. S) r.~e A?plica~t shall co=ply ~ith all applicable DS~SD ?ire De?art~enc requi=e~e~:s)' i~clcdi~g bee not li~i:ed to: A. Eac~ class=~c~ shall have oos:ed a pla~ sho~ing pa~~s 0: t=a~e~ ;~ e",acua:e t::.e ::;-OOlll in case ~: emet-genc:.-. B. A:-:. e::.:;;:'"~e:".c:: ?=a-:tl.=e pla.:1. shall be p:e?a.=ed f~: ~~-t':.e7.t G-r:.c. a;:::::-...a~ t~e D5~5J ?ire Depar~e~t. C. Fi::;-e cri11s shall be conc~cted not less than once a ~on:n anc a -~---~ s~b~it;ec to DSaSD Fire Depart~en~. D. All c.:~?es r e.....:.rcains ~ hangings, and ot:.er such decora::::.-.-e :::.a.:a::.a..;.s s~all := ~c~~fla~~able ~ater:al, 0= shall be ~=ea~ec to cal~:~:~ a fla~e-:e:~=ca~: condition. E. Fire e:-::i:.guis::.ers of a 2A-I0EC classification s~all be loca:::e~ -~_.._.- is' c: :::a:;el. \i-C""en a fi:-e e:<:.:.nguis;-;,er is loc.e.:ec. ca;.:.:.:-:.d Ie:::.:..:::' c~o:sJ S~=~ as i~ locked class:oocs, t~e exci~gu.:.she= s~a~l b~ ~~c~:~~ w:. tn:.:'. eac:~ area to insure accessibili ty to the ex;i:"b'~is::.er- F. E.:e~y s~~col b~ildingf regard~ess of occ~?ancy c!ass~::ca:ic~, s~a~_ ~- p=ov~~e~ ~~:~ a.ceoa~c~bl~ ne:hod of scu~cing a~ ala~. 9) T;1is pet::'_i: s::.a11 e;,:?i::a en July 1, 1990, a::.c s::.all be re':cc.-;.b1e ;:: ca'~-,e i:: acco=~G.::.ce ~i:h Section 8-90.3 0: the D~~lin Zoning O:~ina:'.ce. 10) The a?pr::-:a:.. l=erioc for t::e Go~ditional Use pe:::ie =:ay be ~:-:te;,.cec ,"y ac~i~:c~al :e~~S (A?plica~: c~s: s~b~ic a ~rit~e~ ~e;~asC :~~ ~~e e~:;~E::~ p~io= t~ :~e ex?i=a~ion date o~ t~a Conrli:!onal Use Pa:~~:) by :~~ ?:a~~~~g Di=ec~o: ~~C~ h:s cete=~i~at~on t~a: the Co~dicio~s 0: A??:~~al -~-=.- ac;q~a=e ~~ ~ss~=~ c~a~ the above s:ated Findings ~ill con::~ce ;~ :e -~-. :_'.55:;:J, A???QV::D AND ADOrE:J this 6th cay 0: Ju1:.-, 1937. .':,':::5 : CO;::"":1i.s,;io~e:'s Bar~es" 3u:':".haHl, ~.a.C:':1 a~c ?.a.le:: ~;C~E : None .~~3 5 ~X7 : None f&L~/ iJ/ld Planning Cor.nission G~alr~:n A::rsiT: 1./17 .. I ~I ~ ",/v~-YU~' U. Planning DirectOr e e RESOLUTION NO. - 93 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ---------------------------------------------------------------------- UPHOLDING THE PLANNING COHHISSION'S ACTION APPROVING PA 93-022 ST. RAYMOND'S CHURCH EXPANSION SITE DEVELOPMENT REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW TWO STORY I20,400 SQUARE FOOT PARISH CENTER/CLASSROOM BUILDING WITH RELATED SITE WORK AND LANDSCAPING AT 11555 SHANNON AVENUE WHEREAS, David GOldin, Architect, and Edy Coleman representing st. Raymond's Church have made application to the City of DUblin for Site Development Review approval to allow the construction of a new two-story 120,400 square foot Parish Center/Classroom building with related site work and landscaping and Conditional Use Permit approval to allow expansion of the community facility use on the existing approximate 9 acre parcel, located at 11555 Shannon Avenue; and WHEREAS, the Planning Commission did hold a pUblic hearing on said application on June 7, 1993; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, after hearing and considering all said reports, recommendations and testimony, the Planning commission approved PA 93-022 st. Raymond's Church site Development Review/Conditional Use Permit application; and WHEREAS, on June 17, 1993, an appeal of the Planning commission's action was filed by Richard Erb, Mike Woods and Ed soriano (residents of Shannon Court); and WHEREAS, the city Council did hold a public hearing on said appeal on July 12, 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 a Negative Declaration has been adopted (City Council Resolution No. - 93) as the project will not have a significant effect on the environment; and WHEREAS, the staff report was submitted recommending that the city Council uphold the Planning commission's action and approve PA 93-022 st. Raymond's Church site Development Review/Conditional Use Permit request and deny the appeal request; and , WHEREAS, the city Council heard and considered all said reports, recommendations and testimony as hereinabove set forth. EXH I BIT D e e , NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city Council does hereby find: A. The approval of the application is consistent with the intent/purpose of section 8-95.0 site Development Review. B. The approval of the application, as conditioned, complies with the General Plan and with the R-1, single Family Residential District Regulations and the General Requirements established by the Zoning Ordinance. C. The approval of the application, as conditioned, is in the best interests of the public health, safety and general welfare. D. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements has been designed to provide a desirable environment for the development. E. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings and uses. F. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. G. The approval of this site Development Review will be consistent with the policies set forth within the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin city Council does hereby uphold the Planning commission's action to conditionally approve PA 93-022 site Development Review as shown on Exhibit A, stamped approved and on file with the Dublin Planning Department and subject to the approval of the related Conditional Use Permit and to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with orior to the issuance of buildinq permits or establishment of use, and shall be subiect to Planninq Deoartment review and aoproval. The followinq codes represent those deoartments/aqencies resoonsible for monitorinq compliance of the conditions of approval. rPLl Planninq, rBl Buildinq, rpo) police, rpWl Public Works, rADMl Administration/city Attorney, rFINJ Finance, rFl Douqherty Reqional Fire Authority, rDSR) Dublin San Ramon Services District. rCOl Alameda Countv Department of Environmental Health. 2 e e . 1. Except as specifically modified elsewhere, PA 93-022 site Development Review is approved for the construction of a new two story 120,400 square foot Parish Center/Classroom building with related site work and landscaping at 11555 Shannon Avenue. This approval shall generally conform to the site plans, floor plan, elevations and site sections, dated received March 31, 1993, and the parking lot addition plan, dated received May 17, 1993, prepared by David Goldin & Associates (9 sheets) and the preliminary landscape plan prepared by John Nicol & Associates (1 sheet), dated received March 31, 1993 (Exhibit A) stamped approved. [PL] 2. This site Development Review approval supplements all previous Site Development Review approvals for the project. [PL] 3. Prior to issuance of building permits, the Applicant shall pay their voluntary contribution of traffic improvement funds in the amount of $1,880.00. [PL, PW, FIN] 4. The removable bollards utilized on the new turn-around bulb shall be removed during the morning and afternoon peak hours to allow vehicular traffic to exit through the east portion of the property. [PL, F, PO] 5. The Applicant shall comply with the city of Dublin site Development Review standard conditions and the city of Dublin Non-Residential Security Requirements (see Attachment) . [PL, PO] Architectural 6. Exterior colors and materials for the new building shall be sUbject to final review and approval by the Planning Director. All ducts, meters, air conditioning equipment and other mechanical equipment on the structure shall be effectively screened from view with materials architecturally compatible with the materials of the existing structure. A colors and materials sample board shall be submitted prior to issuance of building permits. [PL] 7. The bottom two panels of all the windows utilized on the west elevation of the second story of the new Parish Center/School shall be of an opaque material, subject to review and approval of the Planning Director. [PL, B] 8. The windows utilized on the west elevation of the second story of the new Parish center/School shall be designed so that, when opened, the visual access to the adjacent properties to the west is restricted, subject to review and approval of the Planning Director. [PL, B] Debris/Dust/Construction Activitv 9. All construction activity shall be limited to take place between the hours of 7:30 a.m. and 5:30 p.m., Monday through Friday, except as may be approved in advance in writing by the Public Works Director. [PW, B] 3 e e 10. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The Applicant shall keep adjoining public streets free and clean of project dirt, mud, and materials during the construction period. The Applicant 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. [PW, B, PL] Disposal service 11. A trash enclosure shall be installed on-site which reflects the dimensional criteria deemed acceptable by the Livermore Dublin Disposal Service, and shall incorporate use of a 10' x 10' concrete apron in front to facilitate the District's mechanical pick-up service. If wooden doors are utilized, the doors shall be trimmed with a heavy metal lip. Raised concrete curbing shall be provided inside the trash enclosure area to serve as wheel stops for metal trash bins to protect the interior walls of the enclosure. Colors and materials of the trash enclosure shall be architecturally compatible with the main structure. [PL, LDO] Fire Protection 12. The Applicant shall comply with all applicable requirements of the Dougherty Regional Fire Authority (DRFA), including painting appropriate curbs red and posting "No Parking" signs. [F, PL] 13. The new building must be equipped with an automatic fire suppression system, sUbject to review and approval of DRFA. [F, B] 14. All valves and controls, including the automatic fire suppression system, shall be supervised by an approved central station, in compliance with DRFA requirements. [F] 15. The number and location of fire hydrants on-site shall be reviewed and approved by DRFA. [F] 16. A Knox Lock shall be installed on the removable bollards, in accordance with DRFA requirements. [F] 17. Prior to issuance of a building permit, a Fire Impact Fee in the amount of $600.00 per 2,000 square feet of building area shall be collected, in accordance with DRFA requirements. [F, B] 18. Prior to issuance of a building permit, the Applicant shall supply written confirmation that the requirements of DRFA have been, or will be met. [F, B, PL] Water and Sewer Services 19. The Applicant shall comply with all applicable requirements of the Dublin San Ramon Services District (DSRSD). [DSR, PL] 4 e e 20. The Applicant shall be required to pay all applicable sewer and water connection fees, as determined by DSRSD. [DSR] 21. Prior to issuance of building permits, the Applicant shall provide written documentation that the requirements of the Dublin San Ramon Services District have been, or will be, met. [DSR, B, PL] Liqhtinq 22. Exterior lighting shall be provided and shall be of a design and placement so as not to cause glare onto adjoining properties or onto Shannon Avenue. Lighting used after daylight hours shall be adequate to provide for security needs (1.5 foot candles). Exterior lighting shall be provided around the entire perimeter of the building to provide "wash" security lighting of doorways and exterior stairways. The Applicant shall provide photometrics and cut sheets subject to the review and approval of the Police Department and Planning Director. [PO, PL] Landscapinq and Irriqation Plans 23. The landscape plans shall be modified to reflect the installation of tall hedges, such as Raphiolepis indica - India Hawthorn, within the parking lot, along the western property boundary. The Applicant shall work with these property owners to develop an effective and attractive screening plan. [PL] 24. A final detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger), along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by signed by a licensed landscthe Planning Director. Landscape and Irrigation Plans shall be ape architect. Final landscape plans shall indicate general plant palette with common and botanical names and container size and growth rate. The final landscape plan shall be generally consistent with preliminary landscape plans prepared by John Nicol & Associates, dated received by the Planning Department March 31, 1993 (ExhibitA) stamped approved. [PL] 25. Landscaping shall not obstruct the site distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be higher than 30" above the curb. [PL] 26. The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement (see Attachment). [PL] Parkinq 27. A minimum of one hundred eighty-one (181) parking spaces shall be maintained on-site at all times. [PL] 5 e e 28. Handicapped ramps and parking stalls shall be provided and maintained as required by the state of California Title 24 provisions. [PL, B) 29. The applicant shall submit a parking lot striping plan subject to review and approval by the Planning Director. All parking spaces shall be double-striped (four inch stripes set two feet apart, see Attachment). Handicapped, customer, employee and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. The location of handicapped parking spaces will be subject to review and approval by the Planning Director. [PL] 30. Landscape fingers located adjacent to parking stalls shall be approximately five feet shorter than the parking stall size, in order to facilitate ingress and egress of vehicles into these parking spaces. [PL, PW] 31. The Applicant shall provide a minimum one foot wide raised curb or equivalent on landscape fingers and islands adjacent to parking stalls to allow for pedestrian access. [PL] 32. All on-site pedestrian walkways shall maintain a minimum 4 foot unobstructed width. [PL] 33. All striping and arrows providing direction for vehicles shall be painted on-site, to the satisfaction of the Planning Director and the Public Works Director. [PL, PW] Gradinq and Drainaqe 34. A grading and drainage plan shall be submitted for review and approval by the City Engineer. [PW] 35. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum in paved area (with a maximum gradient of 5%). [PW] 36. Roof drains shall empty into approved dissipating devices. Roof water, or other concentrated drainage, shall not be directed onto adjacent properties, sidewalks or driveways. No drainage shall flow across property lines. Downspouts shall drain through the curb of the concrete walks around the building. [PW, B) 37. Where storm water flows against a curb, a curb with gutter shall be used. The flow line of all asphalt paved areas carrying water shall be slurry sealed at least three feet on either side of the center of the swale. [PW] 6 e e 38. All catch basins within paved areas not against curb and gutter shall have a 3 foot concrete apron around all sides of the inlet per city of Dublin Standard Plans. [PW] Public Improvements 39. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans and may be constructed only after an encroachment permit has been issued. [PW] 40. The Developer shall be responsible for correcting deficiencies in the existing frontage improvements to the satisfaction of the city Engineer. [PW] 41. Any relocation of improvements or public facilities shall be accomplished at no expense to the city. [PW] 42. An encroachment permit shall be secured from the city Engineer for any work done within the public right-of-way. [PW] 43. The Applicant shall install 5 foot flat flares on all driveways, to the satisfaction of the city Engineer. [PW] Miscellaneous 44. All damaged on-site existing pavement sections shall be repaired or replaced as directed by the city Engineer. [PW] 45. Prior to issuance of building permits, the Applicant shall submit for review and approval a final site plan (1" = 20') in conformance with the Conditions of Approval. Said plans shall be fully dimensioned, accurately drawn, and prepared and signed by a licensed civil engineer, architect or landscape architect. [PL] 46. Approval for the Site Development Review shall be valid for one year, until July 12, 1994. If construction has not commenced by that time, this approval shall be null and void. The approval period for the Site Development Review may be extended six (6) additional months (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Planning Director upon the determination that the conditions of approval remain adequate to assure that the above stated findings of approval will continue to be met. [PL] 47. The 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] 7 e e 48. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of this Resolution of Approval, as well as the applicable Conditional Use Permit resolution. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non- city agencies prior to the issuance of building permits. [B) PASSED, APPROVED AND ADOPTED this 12th day of July, 1993 AYES: NOES: ABSENT: Mayor ATTEST: city Clerk 8 lO '. Ol> (JjJ'-.. e e RECEIVED JUN 1 7 1993 DUBLIN PLANNING TO: DUBLIN PLANNING COMMISSION FROM: RESIDENTS OF SHANNON CT. DATE: JUNE 16, 1993 SUBJECT: APPEAL OF PLANNING APPLICATION # PA 93-022 We hereby appeal the approval of the st. Raymond's Church Use Permit / site Development allowing contruction of the two-story school building. Our reasons for this action are stated in our attached letters, and are also contained in the minutes of the Planning commission hearing on June 7, 1993. We request that the matter be put before the Dublin City council. QJ'wlll (;h(./~7 ~r01~b~7937 Shannon ct. Mike~o s 7949 Shannon ct. {fl 1~ Ed S riano 7925 shannon ct. ATTACHMENT 1 P'j&- j.. of ;- e e RECEIVED JUN 1 7 1993 DUBLIN PLANNING DUBLIN PLANNING COMMISSION 100 CIVIC PLAZA DUBLIN. CA. 94568 .JUNE 5. 1QC-:: ""'" --; ...; "-' DEAR PLANNING COMMISSION WE ARE WRITING TO YOU IN REGARD TO THE PARISH CENTERI CLASSROOM STRUCTURE PRO.JECT AT ST. RAYMOND'S CATHOLIC CHURCH LOCATED AT 11555 SHANNON AVE. IN DUBLIN. THE PROPOSED PROJECT. IF APPROVED. WILL BE LOCATED DIRECTLY 9EHIND OUR RESIDENCE. THIS :5 NOT ACCEPTABLE TO US. WHAT LITTLE PRIVACY WE HAVE LEFT WILL BE LOST. WE BOUGHT TH!S HOME ALMJST NINE YEARS AGO AND ONE O? THE ATTR.A.CTIO~lS WAS TH,A,T WE WOULD NOT HA.VE NEIGHSIJRS PEERI~)::; eVER THE BACK FENCE AND INTERUPTING OUR PRIVACY. T~E TWG SECOND FLOOR CLASS 200MS AND THE OU!~IDE SECOND FLOOR STAIR LANJING WILL ?20VIDE A DIRECT VIEW DOWN INTO OUR BACV YA.RD FOR 80TH Sl'UDErlTS AND FACULTY. IN THE EIGHT PLUS Y~ARS WE HAVE LIVED AT THIS RESIDENCE. l.Je HAVE NOT CO!"lPLAINED ONCE ABOUT PlY ANNOYMICES. WE TOLERATE ACTIVITY GOING ON DAY AND NIGHT. AUTO TRAFFIC. CAR DOOR SLAMMING. THE BRIGHT STREET LIGHT. STUDENTS CLIMBING OVER AND WA~KING ON OUR BACK FENCE. LOUD MUSIC. BINGO ON FRIDAY NIGHT. AND THE EARLY MORNING TRASH DUMPSTER PICK UP. WE FIND IT HARD TO BELIEVE THAT THIS PROPOSED PROJECT WAS NEVER DISCUSSED WIT~ US OR MANY OTHER RESIDENTS OF SHANNJN COURT PRIOR TO ST. RAYMOND'S FILING WiTH THE CITV OF DUBLIN. WE FEEL THAT ST. RAYMOND~ S~OULD HAVE PRO~IDEJ ~s MORE TIMELY AND ACCURATE INFORMATION OTHER THAN A LETTER 1),';TE::> MA,'~ 18. 1993 (:"'cSS THAN THREE WEEVS AGe') THAT CONTAINS HALF TRUTHS AND UNTRUTHS A30UT THE ?ROPOSSD PROJECT. IT WOULD APPEAR THA~ ST. RAYMONDS WANT~D US TO KNOW LITTLE OR NOTHING ASOUT THIS PROJECT. WE RESFECTFULLY RECUEST THAT THE PLANNING COMMISSiON RECO~D THE FOLLOWltlG OBJECTIONS TO THE PROPOSED F20JEC7: A_ OUR HOME IS NOT "HEAVILY LANDSCAPED" AS THE PROJECT PROPOSAL STATES. CER7AINLY NOT ENOUGH TO PROTECT VISUAL PRIVACY. e. THE P~OPOSAL STARES THAT "NO SIGNIFICANT VIEWS. LIGHT OR AIR WILL BE BLOCKED TO ANY NEIGHBORS BY THE PROPOSED NEW STRUCTURE." THE PROPOSED STRUCTURE WILL SLOCK OUR V~EW OF THE LIVERMORE H!L~S AND EFFECTIVELY SLOCK THE MORNINJ SUNRrSE. C. THE INCREASE IN ALLOWABLE ENROLLMENT FROM 248 TO 315 WILL INCREASE THE AUTO TRAFFIC BY AT LEAST 23 (67 NEW ADD! T I DUAL STUDENTS D I t,' I ;::)ED BY :3 STUDENTS ?E~ CAR) . AnACHMfNT .1 ~(,"ttrf~ e e PROPOS.t..L STATES TH.L\T "THE INCREASED ENROLLMENT. IF' IT OCCURS. WILL GENERATE ONLY MODERATE ADDITIONAL TRAFFIC TO THE SITE AT PEAl< SCHrJOL DROP OFF AND PIC!< UP TIMES". IF YOU DIVIDE 67 NEW STUDENTS BY THE PRESENT 248 ENROLLMENT YOU HAVE A 27% INCREASE IN AUTO TRAFFIC UP TO DOUBLE IF THE TURN AROUND IS UTILIZED. D . I N ADD I T ION TOO U R ? R I V A C Y WE H A I) E A G R A I,' E C cue EF: N ABOUT LIABILITY SINCE W~ HAVE A SWIMMING POOL IN THE BACK YARD. IF A TWO STORY STRUCTURE IS BUILT ALLOWiNG STUVENTS FULL VIEW OF THE YARD TEMPTATION MAY ARISE ESPECIALLY WHEN THE WEATHER IS HOT. WE BOTH WORK DURING THE DAY AND HAVE ALREADY HAD PROBLEMS WITH STUDENTS CLIM2ING T~E WA~L. IS ST. RAYMONDS GOING TO ?ROVIDS US WITH AN INSU2ANCE CERTIFICATE FOR EXT~A LIABILITY? E. WE F~EL CONSTRUCTION OF A TWO STORY 3UIL0!NG eVER L 0 ell< I N G 0 U R P R I V ATE RES I I) EN C E W ILL r,:=: FIN I TEL YH A V E A ~j ADVERSE EFFECT ON THE PRO?ERTY VALUE OF SHANNON COURT. BASED ON THESE Cm-1CERNS WE WOULD SUGGEST TH I S PRO.' EeT 2E REDESIGNED LIMITING BUILDINGS TO ONE STORY AND ~A\!ING WINDOWS FACING SAN RAMON ROAD OR S~ANNON AVENUE. ?LEASE DO NOT HESITATE TO CONTACT EITHER OF US AT HO~E O~ WOR~. S INCE?ELY. 1,\;~~ l~ l0~ M IC1-Ji"_:::::" WCiODS !<: A T Wi !'J 0 0 LJ S 7949 SHANNON CCURT 510-2~2-7022 Hor1E 209-833-1971 ~O~K ATTACHMENT 1- f~~ 3 e+ ~ e e RECEIVED ,jiji\i 1 7 1993 June 4, 1993 DUBLIN PLANNING Dublin planning commission 100 Civic Plaza Dublin, CA 94568 Dear Gentlepersons, I am writing you in reference to the proposed new Parish center/ Classroom structure at st. Raymond's Church located at 11555 Shannon Ave. in Dublin. I am writing to you because unfortunately I am unable to attend your meeting on Monday June 7, because of a previous business commitment. Because the structure will be located directly behind my house, I have serious objections to the project as proposed. In the five years that I have lived in this residence, I have never once 'complained about the many nuisances that come from living behind the church, which has activity going on at all hours of the day and night. For example, car doors slamming shut, people talking in the parking lot after meetings, loud music sometimes played at functions and on car stereos, the trash pick-up at 4:30 AM, and noises that come from a play yard full of children. I had to plant a tree in the middle of my deck to block the parking lot light that shines nightly into my bedroom. By not speaking up about these annoyances I am afraid that the church has taken myself and my neighbors for granted. I was only trying to be a good neighbor. Because st. Raymonds has never inquired as to their good neighbor practices, it only seems fitting that they never consulted with any of us before proposing to build the two-story structure directly behind our backyards. We only received a letter from them the day after we received a notice from the city of Dublin announcing the public hearing. After reviewing the project proposal and site drawings obtained from your office, I would like to go on record with following objections: L The proposal states: "the only visual impact to the community is from the directly adjacent single family residences, particularly to the west. These residences currently are fenced and heavily landscaped." This is not true! There maybe one residence that is heavily landscaped, but certainly not mine nor that of my neighbor to the north. 2. "No significant views, light or air will be blocked to any neighbors by the proposed new structure." This is also not true! A two-story structure with an arched ceiling will without a doubt impact the view that I now enjoy from my backyard. ArrACHMENT 1 p~" Jf ,; ? e e ., 3. The site section drawings that I have seen incorrectly depict the terrain in my backyard. The fact is that the ground in my backyard and that of my neighbor's is at least a foot higher than the elevation of the church parking lot. In addition, my sliding glass door is another foot higher than the ground. Since the architect didn't accurately measure the elevations of our houses, obviously their calculations to "minimize the building scale and profile on the adjacent residences" clearly are incorrect. 4. When I discussed the issue of privacy with Dave Choy at the planning Department, I was informed that the two lower windows in the upper story would be painted out so that no one could look into our backyards. He also stated that someone would have to be at least six-feet tall to see out the windows. That is a grossly inadequate solution to the problem as far as I am concerned. 5. Why the need for a 30% increase in maximum allowable enrollment when they have projected that their enrollment will remain constant "for some years"? Based on the applicant's own statement, the need for this increase is questionable. I also take issue with the statement that "the increased enrollment, if it occurs, will generate only moderate additional traffic". More children equals more cars. 6. Again based on the applicant's own statements, a larger one- story building would be feasilble, as they have an "excess of the parking required". If more parking were needed it would seem to me that the eastern portion of the site could be used for additional parking, since it is unfit for building due to seismic concerns. 7. It is my belief that this structure as proposed will negatively impact my property's value along with those of my neighbors. Based on the foregoing concerns, I respectfully request that the Dublin planning commission disapprove st. Raymond's Church Expansion as set forth in the "description of proposed project" submitted to the Dublin planning commission on March 31, 1993. Please do not hesitate to contact me at the numbers listed below, should you wish to inspect the proposed building site from my perspective. 52' cerel:j" ,1," (, .) ( // I j f...,l {.,t t I .lAw/" Richard Erb 7937 Shannon ct. Home 829-5560 Work 277-2452 ATTACHMENT 1 p~~ ~..f ;" TO: FROM: PREPARED BY: SUBJECT: p ~ 'h.-U_ e e CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 7, 1993 Planning commission planning staff ~ W . David K. Choy, Assoc~ate Planner PA 93-022 st. Raymond's church Expansion site Development Review/conditional Use Permit GENERAL INFORMATION: PROJECT: APPLICANT: REPRESENTATIVE: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: PARCEL SIZE: GENERAL PLAN DESIGNATION: EXISTING ZONING AND LAND USE: Request for site Development Review approval to allow the construction of a new two-story x20,400 square foot parish Center/Classroom building with related site work and landscaping and conditional Use Permit approval to allow expansion of the community facility use on the existing approximate 9 acre parcel. The project includes the voluntary contribution of Traffic Improvement Funds. Reverend Richard Matgen or Edy Coleman st. Raymond's Parish 11555 Shannon Avenue Dublin, CA 94568 David Goldin Mighetto Goldin Associates 901 Grayson street Berkeley, CA 94710 Clem Finney Diocese of Oakland 2900 Lakeshore Avenue Oakland, CA 94610 11555 Shannon Avenue 941-102-1-20 x9 acres AITACHMENT Z PUblic/Semi-Public Facility R-1-B-E, single Family Residential Combining District; church/school facility ---------------------------------------------------------------------- ITEM NO. <6. L COPIES TO: Applicant Owner Address File e . SURROUNDING LAND USE AND ZONING: ZONING HISTORY: C-1555: C-3126: PA85-089: PA86-061: PA87-088: North: South: Shannon Park; R-1-B-E District single Family Residential; R-1-B-E District Single Family Residential; R-1-B-E District single Family Residential; R-1-B-E District East: West: On August 4, 1965, the Alameda County zoning Administrator approved a Conditional Use Permit for a church and rectory. On August 11, 1976, the Alameda County zoning Administrator approved a conditional Use permit to expand the existing church facility including construction of a new chapel, addition to the existing rectory, remodel of the existing parish hall and parking. On February 18, 1986, the Dublin planning commission approved a Conditional Use Permit and site Development Review application for st. Raymond's parish School grades K-8 located within portable buildings. The Conditional Use Permit had an expiration date of July 1, 1987. On July 7, 1986, the Dublin Planning commission approved a Conditional Use permit to utilize the existing parish hall for kindergarten classroom and other school functions. The Conditional Use Permit had an expiratic~ date of July 1, 1987. On July 6, 1987, the Dublin planning commission approved a Conditional Use Permit to continue use of the parish hall and existing on-site portable buildings for an elementary school (grades K-8). The Conditional Use Permit had expiration date July 1, 1990. On December 18, 1989, the Dublin Planning Director approved a two-year time extension for PA 87-088, extending the conditional Use Permit approval to July 1, 1992. On June 9, 1992, the Dublin Planning Director approved a Minor Modification to PA 87-088 to eliminate the expiration date and extend indefinitely the Conditional Use Permit approval. APPLICABLE REGULATIONS: section 8-26.3(a) 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 R-l, single Family Residential District. 2 e e section 8-60.56(b) states that the limitations on fence height shall not apply where a higher fence is made a condition of approval of a conditional Use, provided that no such condition shall require or permit a fence height in excess of 12 feet. 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. section 8-95.0 states that site Development Review is a discretionary review process intended to promote orderly, attractive and harmonious site and structural development compatible with individual site environmental constraints and compatible with surrounding properties and neighborhoods; to resolve major project related issues including, but not limited to, building location, architectural and landscape design and theme, vehicular and pedestrian access and on-site circulation, parking and traffic impacts; to ensure compliance with development standards and general requirements established for zoning and Planned Development Districts, including, but not limited to, setbacks, heights, parking, fences, accessory structures and signage; to stabilize property values; and to promote the general welfare. ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared pursuant to the California Environmental Quality Act (CEQA), state CEQA Guidelines and the city of Dublin Environmental Guidelines. The project will not have a significant effect on the environment. NOTIFICATION: Public Notice of the June 7, 1993 hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: David Goldin, Architect, and Edy coleman, representing st. Raymond's Church have made application to the city of Dublin for site Development Review approval to allow the construction of a new parish center/Classroom building with related site work and landscaping and Conditional Use Permit approval to allow expansion of the community facility use on the parcel, located at 11555 Shannon Avenue. The proposed project consists of phases I and II, of a planned three phase expansion, of the st. Raymond's Church facility site. Phases I and II include a new i20,400 square foot two-story Parish Center/Classroom (11,450 square feet on the first floor and 8,950 square feet on the second floor), located west of the existing Moran Hall and social Hall. Colors and materials utilized on the new building will be compatible with the existing structures on site. The second story is stepped back approximately 10 feet on both sides of the new building in 3 e - uhe west. The new building is set back from the west property line approximately 65 feet (75 feet to the second story). The existing residences have rear yard setbacks measuring between 20 and 30 feet. An existing 6 foot high concrete wall separates the church property from the existing residences. The subject site is located within an existing Alquist Priolo Special Study Seismic Zone. Several fault traces were identified throughout the eastern portion of the property. A fault setback zone has been established (see Sheet P1 of Exhibit A) which prohibits constructing future buildings on over 50 percent of the property. The new Parish center/School building, proposed along the western portion of the property, will be located on one of the few remaining buildable sites on the property. The new building will not be visible from San Ramon Road or from Shannon Avenue. Staff has received comments from two of the neighbors who live directly to the west of the subject site. The neighbors have expressed concern regarding the preservation of their rear yard privacy. The second story of the new building will have windows on the west elevation, which could provide a clear view into their backyards. In an effort to address this concern, staff is recommending that the bottom two panels of all the windows located on the second floor of the west building elevation, which are at a height of less than six feet as measured from inside the rooms, be fitted with opaque glazing. The opaque glazing will allow the transmission of natural daylight into the classrooms, while restricting visual access for people up to six feet tall into the adjacent rear yards. Staff is also recommending that the west facing, second story windows be designed so that when they are opened the visual access into the adjacent rear yards is still restricted. In addition, staff recommends that the Planning commission, as part of the Conditional Use permit per section S-60.56(b), permit a fence height of up to S feet for the eight properties located on the east side of Shannon Court (7913, 7925, 7937, 7949, 7961, 7973, 7985 & 7997), adjacent to the st. Raymond's Church site. It should be noted that two properties on Shannon court (7937 and 7997) already have a t~o foot wooden lattice extension on top of their existing six foot concrete wall. The additional fence height would allow for increased privacy within the rear yards and would be the responsibility of the individual private property owner. Additional trees are proposed to be added along the west property line to improve the parking lot appearance and to enhance the existing visual barrier provided by the existing perimeter landscaping located on the adjacent properties The parking lot in front (west) of the new building will be modified to include a student pick-up and drop-off zone. In an effort to eliminate all vehicular traffic from traveling east through the school site, a turn-around bulb will be added to keep vehicular traffic on the west end of the site. Removable bollards will be installed to restrict vehicular access to the existing drive aisle, yet provide fo~ Emergency Vehicular Access. ' 4 e e ,Sufficient parking is available on-site with 181 parking spaces required and 213 parking spaces provided. In order to accommodate overflow parking during major holiday events, an additional overflow parking lot, with 48 parking spaces, will be constructed at the southeast portion of the lot, bringing the total number of parking spaces provided on site to 261. The existing elementary school, grades K-8, has been operating on the site since 1986. A total of twelve classes are currently conducted within the seven portable buildings, located .at the southwest corner of the site, and within a portion of the Moran Hall and social Hall. The school is limited to a maximum enrollment of 250 students. The Applicant is requesting to increase the enrollment for the school to 315 students. The grade level range will remain the same. The Public Works Department has reviewed the proposal and determined that the addition of the 65 extra students will result in cn increase in traffic to the site (see Attachment 4). As part of the project, the Applicant is voluntarily contributing Traffic Improvement Funds in the amount of $1,880.00 (see Attachment 5). The existing portable buildings will be converted to church/parish offices once the new classroom building is completed. This will allow for the consolidation of the existing administrative office functions into one location, which are currently housed throughout the site. Tpe future phase III addition, reflected on sheet P3 of Exhibit A, reflects a plan for a new Parish Center addition. This is not part of the current proposal, but was included merely to show the Applicant's future intentions with the site at ultimate buildout. Phase III shows a looped road running along the south property line, providing emergency vehicle access around the site, and closing off vehicular traffic to the interior of the site. A subsequent site Development Review and Conditional Use Permit application will be required to process phase III. The project, as proposed, is in compliance with the General Plan and Zoning Ordinance. The project has been reviewed by other City departments and government agencies and their comments have been incorporated into the conditions of approval. Staff recommends approval of the Negative Declaration (Exhibit B), the Conditional Use Permit (Exhibit C), and the site Development Review (Exhibit D) relating to PA 93-022. 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 Draft Resolutions approving PA 93-022 Negative Declaration (Exhibit B), site Development Review (Exhibit C), and Conditional Use Permit (Exhibit D), or give Staff and Applicant direction and continue the matter. 5 e e staff recommends that the Planning Commission adopt Draft Resolution (Exhibit B) approving the Negative Declaration, Draft Resolution (Exhibit C) approving the Conditional Use Permit, and Draft Resolution (Exhibit D) approving the site Development Review for PA 93-022 st. Raymond's Church Expansion. ACTION: ATTACHMENTS: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Project Plans Draft Resolution approving the Negative Declaration Draft Resolution approving the Conditional Use Permit Draft Resolution approving the site Development Review Backqround Attachments: Attachment 1: Attachment 2: Attachment 3: Attachment 4: Attachment 5: Location/zoning Map Applicant's written statement Location Map of Adjacent Residential Properties Traffic Study dated May 10, 1993, prepared by Mehran Sepehri, Dublin Senior civil Engineer statement from Applicant Agreeing to Voluntarily contribute Traffic Improvement Funds 6 {iDJ'E Gi 5 riE- /l5;~ 5HltlJlCN AV!.'4UC ...t-..t~ I! 1HE ?ART Or I~: ZONING MAP f~M 6/7/9:5 Pc.. 711rFF ~GfbreL \"("H'~~ CITY OF Ci7'" DeBLlS I ?~I~,,:7;:J @ S,-\;--iTI:-;A · ~:3. ~ THO:>!?SON "c. niE (lI'Y Or C'CT z ;~:5 c.,:,,:rnn"'\& ,.... f..I_ .:.._........ ,__... c_ ,..\11 DUBLIN ITACHMfNT :1. ncftU" .:.{~ ", e e DESCRIPTION OF PROPOSED PROJECT project: Owner: A new Parish center/Classroom structure st. Raymond's Parish/Roman catholic Bishop of Oakland A corporation Sole. st. Raymond/s Parish respectfully requests approval frOB ~~e city of Dublin to construct a new 2-story, 20/400 sq. ft. parish center/Classroom structure and related adjacent site and landscape improvements at the location as indicated on the submitted plans 0:-. their 9 acre existing facility. The new structure will contain 11 ne',., classrooDs / toilets and - storage areas and will consolidate classroom activities currentlY housed within other areas of the st. Raymond's caDpus site. - The proposed new structure is located on the flat, open dirt and parking area directlY to the west of the social Hall and between the existing Church a~d classroom structure in the southwest corner of the site. In the future ( 5 years) the existing 1 star-: classrooms Yiill be deDolished and a 16/500 sq. ft. Parish center addition will be constructed adjacent to the new classrcc~ building. The current conditional Use permit application is for only the 20,400 so. ft. classroom structure. The future addition will have a separ~te application when that project moves ahead. The current site area is approx. 9 acres and contains a larse church structure \oii th 725 seats. other structures on the site include a 3,000 sq. ft. Rectory/Residence, a 12/000 sq. ft. socia~ hall/classroom building and a 10 classrocm complex in the southwes~ corner of the property. Parking is currentlY provided for approx. 242 cars ons:~e. The largest single use by Dublin zoning ordinance is the Church which, with 725 seats, recuires 181 parking spaces. The procose~ project will reduce the to~al parking on site to 213 cars/ still in excess of the parking required. Additional overflow parking for approx. 48 cars (Identified as Alternate I on the drawings) shal~ be provided in the southeast corner of the site at the rear cf the playfield. This additional parking compensates for parking SF aces lost during construction of the ne'.v Farish Center and pr<y,;ides extra parking for maj or religious holiday events. Hi tri ~:-_e additional 48 cars from Alternate I, the total parking wi~l ~e approx. 261 cars on the site. To ease the parking situation d~ri~; construction of the ne'..; Parish Center the additional soutr~e:::.s::' parking area shall be constructed first (during the su~"er) .-\:'..:h;:;.,;..~:t rl! rR&M t/1/93 Pc. >TAFF ~Rr ATTACHMfHT 2- RECEIVED - , \ -- .: 1 A C a ~ ~il g r: .) - I ,..; t. .. . .v......... \ \ sss S'Ao...T\f\cn A'rv- DUDLlN PLANNING ~.:; G:'..~:"~'Jn S[r\:;..'~ I3'-....~...;:...::. C..:l:"f; Irnid e e Page 2: Project Description: continued Enrollment for the school is currentlY at 248 children and tte current Use Permit allows for 250 studen~ts. Hhile the school's enrollment is projected to remain constant for some years, the new facility is desianed to house a maximum enrollment of 315 children. (9 classrooms @ 35 students=315). Therefore, the Applicant requests the city of Dublin, as a part of this application, to increase the maximum allowable enrollment to 315 students. The increased enrollment, if it occurs, will generate cnly moderate additional traffic to the site at peak school drop-off a~c pick-up times. Many of the school's parents carpool or h2.~;e multiple children in the school. since Church religious services never occur simultaneouslv with the school hours of oper2.tion ~ne=e is always an abundance of p2.rking available. The existing classroons located directly to the south of ~._- new facility 'i.;ill be converted to Chu=ch/Parish orr lces c.pc:-. completion of the new stYUcture, thereby consolidating existi:-.~ administrative off ice functions currently housed throuqhout -c......= site. The pycposed ne',.; structure lS oesis-ned to be ln scale 2.~::' character with the existing Parish strc.c-tures and the 2.dj 2.ce:-,-: neighbors. The dominant site structure is the Church with its t2.1~ soaring roof. Adjacent neighbors to the West and South aye 1 2.nc 2 story single family residences with wood shingle roofs and stucce exteyior finishes. The proposed new structure is set back aODYCX, 65 feet fron the adjace~t westeyn property line and theye-is an existing solid 6' high concrete fence separating the Chc.Yc~ propeyty fron the adjacent single family homes. The second fleer deliberately steps back in order to minimize the building scale a~c profile on the adjacent residences. The building exterior materials and fenestration ;:.~=- appropriate to the use, vet in keenina with architectural flavor c~ the surrounding structu;es and th-e n~igh:::crs. The structure -,,::..::"::" have an asphalt shingle roof similar in color to the Church anc -:~= building exterior is prooosed to be intecral color drivit in subt.::"e tones. P. tile band at the building base ~will accent the struct.'..:.=:::, Any new parking lot or exterior building lighting visible from t~e neighbors shall be in shielded fixtures. . The areas around the ne'.'; stYUcture shall be landscaped 2.:-.:: irrigated 'N'i th plant materials and an irrigation system appropr i2.:.e foy the droughtttiater conal tlOns of the Dublin aye2.. (5~~ Preliminary Landscape Plan subnitted) It is hrrportant to note that the ne'd structure I located i,: ~--- rear of the large site, is not visible from either S2.n R2.mon Elv~, or Shannon Avenue. Iti onlY visual impact. to the community is f=e~ the directly adjacent single family residences, particularly to t~e RECEIVED ... . .., ~') 1 ,0( t""\.~...... e e Page 3: Project DescriptiQn: continued west. These residencEs currently are fenced and heavilv landscaped. The following information is provided regarding the site uses ane hours of operation: Church: Seating capacity - 725 Hours of oCEration: Daily Mass 8:30 a.m. Saturday Night vigil Mass 5:00 p.m. Sunday 7:30 a.m., 9:00 a.m., 10:30 a.m., 12:00 p.~. School: Mon-Fri 8:00 a.m.-3:OO p.m. Extended Dav Care 7-8 a.m. & 3-6 p.m. current Sc~ool enrollment: 248 children Employees: 34 Total classrooms: 12 Rectory: Office hcc:.rs: Saturday: Sundav: Mon-Fri 8:00 a.rn.-4:30 p.m. 9:00 a.rn.-5:OO p.m. 9:00 a.rn.-1:00 p.m. Moran Hall: ReligioL:s Education: class times vary Total e~rollment 588 st. RaY'"Tl~ond I sPar is:-, is a dynamic and fast grO'.'iinS cathcl:c Church community located on a 9 acre site. The project site is a~ established Church ca::',D'...:S built UP over the last 25 ye=.:;::-s. .- site is currently dEveicped, landicaped and consists of a larSE Church, seating 725 and tuilt in 1977. An 11,200 sq. ft. socia~ hall ,.,ras constructed ~,l 1966 along '8'ith the 3,000 SG. :-:.. Rectory/pastoral residence. In 1981 a 1,200 sa. ft. addition was added to the social Eall. In 1986 the school wa~ constructed in := portable classrooms, c'...:r:;::-ently si tuate':i on pe:;::-manent concre':e foundations. These classrooms comprise about 8,000 sq. ft. Project Description: Environ2ental setting The largest amount cf ocen site area is used for paved parki~s for approx. 243 cars. The larGest sinale use is the Church with a seating capacity of 725. oth~r event~, including the school anc social hall activities/events never occur simultaneously with the Church services. The balance of the site is open, landscaped areas including a larae crass olavfield for the school located on the southeast porti~n ~of ~:;.~ ;l~e. The majority of the site ~- relatively flat due to extensive past srading off of the hilltc~. The eastern border sloces raoidlv down to San Ramon Blvd. a~d the southern border droDs~cff i~ th~ southwest corner to the slns~e family residenc,es b~lQ'.'i. RECEIVED :l "'! .............._. e e Page 4: project Description: continued The sits is in the Alauist priola special study seis~ic Zene. substant ia 1 soil / geo log ical test ing , including extens i ve trenc;, i ng , has been performed on the site in 1975. 1980, 1984 and Dece~her 1993. The recent investigetion and trenching was perfor~ed h,' Harding Lawson and Associates in response to a proposed buildin, location directlY east of the existing classrooms in the aree nCW used as open grassed playfield. The results of the investigaticc are doc~ented in the reoort dated February 19, 1993 and reV1Bwec by the C it Y of Dub lin. " F aul t traces were found to be pra sar. t throughout the eastern Dortion of the property and a seis,".:.o construction setback zon;has been established. Due to the recsct investigation the proposed new classroom structura has beer relocated to the new"sife dirsctlY west of the existing scc:.al Eel: as indicated in the attached plans. The curr-ant propos ad building site 1S one of the fe..; remainir., locations aveilable cn "ne property free of trace faults ar.e buildeble with standard structural engineering design practices. The soil is expansive, but typical for the area. ":00 site :.S suitable for this tvpe of 2 story construction usir.c ster.oere structural e~gineering practices. There are no cultural, historical or anise.l e.s:;;ec::.:: significant to the site. The current ~andscaping is establishe~ and typical for the Dublin area. Due to the steep embank:ner.t adjacent to San Ramon blvd. the project site is not visible frc~ cny streets. The rcof of the existing Church is the c,.~,' structure on the site that is visible by the ccmmu,.ity at ar.,' distance. ~ne single fa~,ily ho:nes to the south a,.o East ar~ separated from tbe site bv amole rear yards and property li,.~ fences (solid concrete fenc~ on "the west). Homes in the south~esc corner are substantiallv bela'" the site due to the slope of _.." 1 - - _ana. No s ic"if icant vie:..is, liaht or alr will be blocked neighbors by the proposed ne',,," ~t.ructure. -'-~ ~V e. :-: : The sit.e is not located on a hazardous ~-iaste or hc.z2.rc.c''':':: substance sit.e. CONCLUSION: The project description and enclosed subwitt~~ demonstrate the findings for conditional Use permit approval. The project will be of benefit to the Dublin com,,,u,,ity and tc.e proposed usa, which is currently allowed by Use Permit on the sits. The project will not materiallY affect the bealth or safe'oY -~ perscns residing or working in the vicinity and will only add the strengt.h and continued vitality of st. Raymond'S ?arish. RECEIVED e e w - , , , _._------~-- -.--- .--------.--..-- ---- I- I I 1 ,.--." c' I >HANHCN L1viCr I \___.-,)~/!1~37 ! 19~9 ! 791, J ~1~7J ~7~B~ ~ 7197\ '._. _P'1,tj ( ~,:!:~ Il--- J It? I ~;"" r i i<i>'i ! '0<1 I 'ne( \, U I' , ~~t~:-~-r:,o..l '-'" I I ,I I ' ! I \ 'r-I,' I - ;,1:' '.:1.~0(5"Y[;'J I, I [I [II \' I!! ,i! I[ [II [I I II i IIIIII t'!!! III I! II!! I! II 'G,"j, }- \ i _. \ \'_ t ';::, "- ' ! ~: "'..,-. ..-... i :. I LJ \\ ;' ,::!; ~ :;;:::::.. ~: . I I ' I' I . G;;\ Q" 1 I : I' : i I " r:-~' : .~.. '" '~ ' \ I \,\._: ' ' , , I ~,' __ I i : : Ii' : i; ----..:. -', , -';" -;'=::-T~-:i ,:' =-'I\:'~I Ie :, J: ::I;li:I':\ -,':-\: ::,- !"._,il i~ '; ':' . ,~..:: '[,i'ld';:.!::',,"':'::- ::-:~,'" " ,'.' ~--:', ': " I ~~ ! 1 :. . ~ I c:. , ; 1. ':'. \ -.. ! , I i . .,}. "I ' ,.. ,...- -,' ' ~ \~:.,_~Hf/ ,.,) l i;I~I{2.r! :r'~~~'?~~~ ) i :! ~- ~ I ~-,-,~._.~_." 'I ~: ~ :i: : :' -,,".' '..,\' , , ':-: , J--___ L I L~~ I:fITI: f' '; t- ,,~~'::I'''..:..~~ : :'-:.:i:., :__,~~~;..-:~_i, \,1...;--',. , ~ f) - ' " o' .-.. " -.' . - ",..._.-.,~'" --- l" L ' ('" , -,: \' l\ I ~c;-'~~:-:i.::::~".I'-1 . i :" .:l:.I~ 1\~L---:----:-':-:' :-.. ~ -'" ::i=~ ,:' J I ;-- ''''''./ . ~;"::;;:~:'~~~' ~.::~~.J : i-:"-, ~/n' ~ \.----...~ l:-':h!~-; .j.) j, './ '__''''': .... J ,_,-,. " l' : " ,",' " , Jd I ,- I"/" 'J ::. -:..:.~: ,'" , ; : I: . 1 . ' '" .. -1. ._j ,: i '--m~' . '--"'T ~ (';: iLl! ! (1~-.':' -(.~-;,).';: : _ l~ / J ~~;:, ' " " .' -=-~-~-I' i LJ-~~r /}'j"-;/) i 1___ .1 ; "...--.1:: I .--, I ~J ';' '-j:::-" . ~i /1'!-1 i'-U: · \ n:::':!'I"','''! TU i j..ilY? I ; /' .; i" C::~ :' .' ,'.:.; ~+-~'i: LJ:= :~~71-l- f.-/ Ii:! ):' il 11 H 0 -'~~::,'. ",-~,.~ I : , , ' : I ' Cd' ,~'-;,'c:.df;Y - - ,'-' .l~ . ,H [iJ Id.'.~' i' I, " , -.. --~... ,-;! (I}/;'-- \L7"'\;~"~ ~~. ,LTI U"~...;.:\~~\-",,',",';-ji'::'~,j~0!/ [ , ~ . ~"-........ \' I: . \ ': . .,~. ...-... '';'/"./ j' :.- >. " ...',\''('' _ ----..: '-.. "'1"'" ':1\:\\\\ ,:;~_,,,,,-:.:.-,,:,,...~~.,,,;~)):i-; :; _\_\ " r:. -c-- '~""~~~,:fJ / ~_._, ,-_......-;.. .".....;... -",..." ...~ .~, ~ili~~~~~fl~~r:H:~~:~':~" , 5''''' .'-'~ ~" =--:. -" ---'-~ ~,I " -.....<, ,.....,.. ~ . -: "" '...... .... c:,- ~,~\,/....,=."-J:l.~ p=- '\: -;.....:. ~:~,c" '- C:X!:S7!:!'\ 30w:.,13 :~. ^:\C}U::S:C-:- 1.A.LA. fit) tv1 6/1/q3 PC- ,TAfP fEf'd:I AP j f.cE.fJ,1 REi' l;;eN.11'+L. ~~8S --:--," A1TAP1Mf~J--~-;'" l_lf"I"::"rf..,o,)f""""""C"""t("O.u.~ n:~"'U-'- (j..,.:....~-";. eu.... =:"'':)'.:''; . ..:......l~C........;.:A :::-- (' ;) e CiTY OF DUBLIN MEMORANDUM --e --' ---' ----.-.--..-. -- -..-..-- RECEIVED MAY 101993 DATE: May 10, 1993 FROM: SUBJECT: Traffic Impact Fee for st. Raymond'S Church project Located at 11555 Shannon Avenue (Finance control No. 333269) David Choy, Associate planner M h .)IS.... e ran Sepehrl, Sr. Clvll Englneer DUBLIN PLANNING TO: Per app licant 's request, I studied the St. Raymond'S Church pre j ect and calculated the Traffic Impact Fee (TIF) for this project. The applicant is proposing to expand their school enrollment fron 250 students to 315. Based on San DAC Trip Generator Rates, the additicc of 65 students will generate 65 trips per day. 65 children x 1 trip/child 65 JI.DT 65 JI.DT The proportion of site traffic growth and TIF on each of the following projects was calculated besed 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 Improveme:-,t Program. Total additional trips Location % site Traffic Daily site T!'arfic Total proposed GrmoJth Grm-7th project cost 'II? Dublin Blvd. 10% 6.5 31,200 0.02 $2,355,632 $ ~;O Amador Vly Blvd.: a) village Pkwy n/o AVB 35% 22.S 4,900 0.47 $ 300,083 $1,~~0 b) AVB 20% No improvement is needed "'1est of San Ramon Rd 35% No improvement is needed The total Traffic Impact Fee for the project is $1,880. a ;,may \ 06strays AlTACHMENT'1 rRl)M - . tit !f3 Pt:- ~rlrfr fefbR.t Ms/mb --.; . . ... -e .., SAI:" . RAYMOND'S CATHOLIC CHUM", 11555 Shannon Avenue · Dublin, California 94568 (415) 828-2460 May 11, 1 99;' ~ '4~. " G Y,. \ ().,~: ~ <;:. .' "\- r~ ~ -\ \, ~'\,,;I. -:,1.),-' ~~ i~~'r'. . ....~ '- ~v .,..\ :0 '\> \ ~\J Laurence L. Tong Plc~ning Director City of Dubli" 1 Q 0 C i v i. r:. F 1 r~ ~~ 3. Dub 1 i n 1 CA 9,45 6 S RE: Traffic im9fovement ,fun~ voluntary contributicn PA 93-022 Ru.y~o;jd's C~urch <::x;::,a;,sic;; 5S:<./CJP 11555 ShunneD AVe. <::- ~ c . Dear Mr. T',l:-lg: I, Eel' Colemar,~ Ilc.VP. Tt':\iie"l.'-:-"cl -t.;-i.::'trafiic study d:=-.tF::G ~'kJ.Y prepared by Me~ru.n Sep8hri, Dublin Senior Civil Engin~2r. the :indings 2.nd agrEE: to pay $1,8S0.00 as cutlined aforementioned tr~fiic st~dy. to, lSS3 I cccc~~ in ~r"\,=, "".1'- That is, as'p~rt ,of the ::t. R:::.ymond's Church Expansion SDR./CL!? pro j .-:- s t, ( Pl<. 9 3 - 0 ~ 2). I' a g re ~ t 0 v 0 I u n tar j I y con t rib ~ t e S.1., 1) SO. 0 G a;; GIll' fc.,if 'Shai"c ',~.O [,',itigc.le traffic im1Jacts r-esuJ tirl6 fro;jj tr.is projE~t. Pay~~~: Gh~ll be ~ad2 prior to the issuance of u. b~iIdiGg permit. Sincerely, A~~ Edy ZIeman Business Manager St. Raymond Church Ecler FfMt1 b/7h:l Pc. 9rAfF R5f!:!~ ATrACHMfHT 5 e e Cm. North questioned staff if there were other options than just wait 5 or 6 weeks. Mr. Tong recommended that the Applicant work as closely as the Sr. civil Engineer to complete the traffic study. Mr. Bryson reiterated that it was his hopes to have the the traffic study re-evaluated. Cm. North recalled from the staff report that the side expansion could be done in lieu of the traffic impact fee study Mr. Bryson agreed and reiterated that the was the first place the traffic study was identified. Cm. North asked staff if the City council Traffic Impact Fee. authority to waive the Mr. Tong responded that, to his knowledg , on the Public Works Director's recommendations, modifications to the e could be made; however, that presumes that there is some study th backs up the fee in the first place and, at this point, there is 0 traffic study completed. Cm. North clarified that the traffic impact fee. on its own authority, cannot waive Mr. Tong indicated that the could not and also be in compliance with their own ordinance. He ated that traffic study would need to be in place to determine what 't was the Council was waiving. Mr. Bryson asked if the requirement of ere was a certain volume increase that stipulates traffic impact fee. Mr. Tong trips to that it would depend on the increase of peak hour intersections that are subject to improvement. Mr. Bryson original impact larified and the Commission agreed that the section of the plication which was marked "N/A" for the need for a traffic e study was mis-marked. ka consoled the Applicant and stated that every time a traffic ct fee study came up there seemed to be a problem. Planning commission continued the item indefinitely. SUBJECT: PA 93-022 st. Ravmond's Church Expansion site Development Review/Conditional Use Permit approval'to allow the construction of a new two-story +20,600 square foot Parish Center/Classroom buildinq with related site work and landscapinq and expansion of the community facility use located at 11555 Shannon Avenue --------------------------------------------------------------------- Regular Meeting [6-7m~n] , PCM-1993-51 June 7, 1993 AfT ACHMENT :3 e e Cm. Zika noted that three of the Commissioners were members of the Parish and indicated that, according to Staff, there would be no conflict of interest because they did not serve on the parish Board of Directors or have any financial interest in the church. Cm. Zika opened the public hearing and asked for the staff report. Mr. David Choy presented the staff report to the Commission. He noted that three letters from adjacent residents were received at tonight's meeting. Cm. North referred to page 10, referencing Phase III and asked how tall the building was. Mr. Choy indicated that an elevation plan was not submitted for Phase III, as it was not a part of the project being reviewed tonight. Cm. North referred to page 12 and asked how tall was the roof structure. Mr. Choy stated that the roof was proposed to be 37 feet tall. Cm. zika referred to page 9 of 36, referencing traffic flow and asked if the traffic would be moving in a west to east direction. Mr. Choy pointed out the new configuration just west of the new building. The bulb would allow vehicles to turn around and use the new drop off zone in front of the building. Cm. Zika noted there was a loop on the east side of the building and asked why the vehicles could not utilize this driveway area. Mr. Choy commented that this site had a campus setting and the through traffic was being eliminated. The turnaround provided facilitated this objective. Cm. North was concerned about the increased traffic next to the residential neighborhood. Cm. Burnham asked how many students would be allowed with the Phase 1 plan. Mr. Choy stated that there were 250 students now and this figure would increase to 315. Cm. North noted there would be a significant increase in traffic along the new loop roadway. Cm. Burnham asked if there was a geological or physical reason for the site to be developed as shown on the plans. Mr. Choy explained that there were trace faults identified on the site and referred the commission to page 9 of 36. The fault setback was 50 feet. Regular Meeting [6-7m~n] : PCM-1993-52 June 7, 1993 e e David Goldin, Architect, gave a brief history of the project and described the proposed plan. He commented that the classroom building would be the first phase and the parking and circulation was being improved. He noted that there were trace fault lines and had to make modifications to accommodate the fault setback requirements. As a result, he created a better design than what had previously been worked on. Mr. Goldin commented that the cul-de-sac bulb is the only major change to the traffic circulation pattern. He indicated that the building could not be seen from the streets and the exits and entrances to the classroom were on the inner portion of the building. The building code would not allow the building to be any closer to the Hall itself and every attempt was made to create a building compatible to its surroundings. Mr. Goldin indicated that he was in agreement with the conditions of approval and it had been a pleasure working with staff on this project. He described the residential neighborhood behind the church property and pointed out on the aerial what the area looked like before the portables were built. Mr. Goldin stated that there would be a slight increase in traffic; however, it would take a number of years for the student enrollment to increase to its maximum amount. A lot of families have several students enrolled and would be utilizing one vehicle. Cm. North asked for clarification on the traffic circulation at the east side of the property. Mr. Goldin explained would drive thru and classroom building. commented that Phase that the cul-de-sac was an added feature. Vehicles loop around to drop off the students next to the There was additional parking added as well. He III would not be completed for at least 5-10 years. Cm. North referred to the landscaping on the west side of the parking lot and asked how tall the trees would be in 5 years. Mr. Nicol noted that in 5 years, the trees would be about 25 feet by 8-10 feet wide. These are very narrow growing trees so that they would not grow out over the property line. Mr. Goldin stated that the Planning staff recommended that we put in the trees. Cm. North noted that the trees might block out the sunlight. Cm. Zika asked the Applicant if they would be willing to supply a two foot fence extension to the neighbors adjacent to the church property. Mr. Goldin asked if this would be a condition of approval. Regular Meeting (6-7m~n] .' PCM-1993-53 June 7, 1993 e e Mr. Choy explained that if a condition of approval was added to the Conditional Use Permit resolution, the fence height could exceed the maximum 6 foot height. Cm. North asked about the design of the classroom windows. Mr. Goldin indicated the windows were to be obscured, opening to a maximum of 30 degrees out. He referred to the site distance drawing and indicated that the residence would be able to see the top 1 foot of the building. with a 6 foot fence, you would be able to see the bottom foot of the door. He had been surprised that there was a concern with the building site distance from the neighbors. Cm. Burnham asked how height was used in the site distance calculations. Mr. Goldin indicated an average height person was used to calculate the site distance. Clifford Erb, standing in for his brother, Richard Erb, 7937 Shannon Avenue, read a letter to the Planning Commission regarding his brother's concerns with the project, which included the location of the proposed structure, noise, early trash pick-up, visual impacts, site elevations, privacy, school enrollment, and increased traffic. This letter was handed to the Commission and reviewed by Staff. He indicated that he would like to see the project disapproved. Mike Woods, 7949 Shannon Court, submitted a petition to the Planning Commission indicating that their main concern was with the two-story structure. He indicated that the residential lots were actually 1 to 2 feet higher in elevation compared to the church. He was concerned about the trees shedding their leaves into his pool, the increase in traffic and noise levels. Mr. Choy stated that a noise level study had not been conducted. Mr. Wood was concerned about the safety of the children being that the building was two stories and the site was on a fault line. He had no objections to a one-story building. Mr. Carlos Herrera was concerned about the playground located next to his back fence. He indicated the children have destroyed the fence in the past and there is a lot of noise. The children also throw rocks and dirt into his yard which is about 12 feet from the playground. Dennis Schaefer, 7974 Shannon Court, had concerns with the safety of the students since this was a two-story structure and was built on a site with a fault line. John Nicol, landscape architect, indicated that the western boundary was designed with a strong landscaping plan with an arcade of shrub standards, such as Indian Harthorne. The shrubbery would be approximately 4 feet wide, 7-10 feet high and were evergreens. Regular Meeting [6-7minJ PCM-1993-54 June 7, 1993 e e Cm. North asked the Applicant if the building was designed with seismic standards. Mr. Goldin indicated yes. The main trunk of the Calaveras fault is located along San Ramon Road. There were trace faults identified on the site but there has been no activity for 15-20,000 years. He indicated he has been working with vic Taugher, the Building Official, and the criteria was comparable to any public school standard regulations. Cm. North asked what effect the proposed state voucher system might have on enrollments. The pastor of the church indicated that he did not know what effects it might have and that there was a waiting list for the kindergarten class. Cm. North stated that he had looked at the site from 7925 Shannon Court's backyard and he could see the ground where the proposed building would be located. Cm. Zika asked if the Applicant was willing to pay for the installation of two foot fence extensions. Mr. Goldin indicated there was obscure ,glass on the classroom windows and did not see the need for the fence extensions. He asked if the fence would be for the three properties adjacent to the back of the lot only. Cm. Burnham felt that the two foot fence extension would only solve some of the concerns regarding privacy. Cm. North questioned who should be responsible for paying for the fence extension. Cm. Zika felt that the Applicant should take care of the cost - the one who causes the change should pay for the inconvenience. Cm. Rafanelli noted that there were eight properties affected by this development. Cm. Burnham commented that the residents would like to see a one-story building. Mr. Goldin felt that the proposed plan was an efficient use of space. The school was growing and there was a need for additional parking and playground uses. The existing portable classroom buildings would need to be closed down since there was a limited amount of space available. Cm. Burnham noted that the garbage collector usually picked up at 4:30 a.m. and asked if there was something that could be done about changing the time. Mr. Tong indicated that the Livermore-Dublin Disposal Company had been contacted and we were waiting for a response. Regular Meeting [6-7minJ , PCM-1993-55 June 7, 1993 e e Cm. North had concerns with the loop turn-around and asked if the driveway could continue to run through the property. Mr. Golden indicated that it was possible; however, there is a concern with the children's safety. Cm. Rafanelli noted that there would be noise level increases due to the additional students. During the day, it would not be a problem; however, he felt that the cones should be removed during peak hours to allow traffic to move around the property. The pastor of the church indicated this could be accomplished. Cm. zika closed the public hearing. Cm. North was concerned with the landscaping and traffic circulation. Cm. Rafanelli had concerns with the traffic and noise levels. He felt that the church should sit down with their adjacent neighbors and work out all of the concerns and the church needed to be sensitive to their needs. Cm. Zika had concerns with the traffic flow and felt that the church should get together with the neighbors and work out their problems. He indicated that the neighbor's fence should be extended two feet on both sides of the church's property (west and south side) . Cm. Burnham concurred with the commission. He felt that the two-story addition was an invasion of privacy and preferred to see a single-story structure. He was concerned with the visibility, noise and traffic issues. Cm. North noted that Phase III would be adding a two-story structure and would have the same concerns and felt that the fence needed to be extended along the west side as well as the south side of the property. Cm. Downey commented that most people when they look out their backyards would see the back of another house and did not see a major difference. Cm. North noted that the houses were bought before the two-story building was proposed. The Planning commission and staff discussed the changes to be made to the conditions of approval. Mr. Tong pointed out that there were four homes on the south side behind the playground that would need fence extensions. On motion from Cm. Downey, with revisions regarding traffic flow, two- foot fence extensions, and landscaping, seconded by Cm. Rafanelli, and with a vote of 3-2, the Planning commission adopted --------------------------------------------------------------------- Regular Meeting [6-7minJ PCM-1993-56 June 7, 1993 . e RESOLUTION NO. 93-024 ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 93- 022 ST. RAYMOND'S CHURCH EXPANSION SITE DEVELOPMENT REVIEW/CONDITIONAL USE PERMIT REQUEST AT 11555 SHANNON AVENUE RESOLUTION NO. 93-025 APPROVING PA 93-022 ST. RAYMOND'S CHURCH EXPANSION CONDITIONAL USE PERMIT APPLICATION TO ALLOW EXPANSION OF THE COMMUNITY FACILITY USE ON THE EXISTING APPROXIMATE 9 ACRE PARCEL RESOLUTION NO. 93-026 APPROVING PA 93-022 ST. RAYMOND'S CHURCH EXPANSION SITE DEVELOPMENT REVIEW APPLICATION FOR THE CONSTRUCTION OF A NEW TWO STORY ~20,400 SQUARE FOOT PARISH CENTER/CLASSROOM BUILDING WITH RELATED SITE WORK AND LANDSCAPING AT 11555 SHANNON AVENUE Mr. Tong explained the appeal process to the concerned residents and indicated that the project would be final in 10 days. NEW OR UNFINISHED BUSINESS None OTHER BUSINESS None COMMISSIONER'S CONCERNS None ADJOURNMENT The meeting was adjourned at 9:30 p.m. Respe~tfullY submitted, ! . ./;/J "~--'--f i / /I'~ ~ ~ 4-,y .p lannin.g( Cominissiop' ~Chairperson V ,// / / .J' Regular Meeting [6-7m~nJ " PCM-1993-57 June 7, 1993 ;::t . -- 5945 Mangos Drive San Ramon, CA 94583 June 30, 1'3'33 Dublin City Council City 0: Dublin P. Q. 30:': 2340 Dublin, CA 94562 Honorable ~embers 01 the Council: I am an active member of St. Ray~ond Parish, Dublin. Ttrcughout the oast four years or so I have ~itnessed and participated in the anticipation oi a Parish Center being built on the Parish grounds. Thousands of parishoners and many other dedicated people have ~orked and donated many long hours and financial aid to a:tain OUT goal. The Parish Center at St. Raymonds is an extremely needed project. St. Raymonds is a very active, outreach Parish that hopes to continue and expand in its acti~ities and good '..or~s. The biggest share of the Ce:-:te!- will be used by our young peo?le and students in their e~e~entary school and continuing education after Grade 5. The current temporary school facilities are certainly not adequate. It is my prayer that you uphold t~e ~revious decision of "the Planning Com~ission's approval of the proposed pla~s for t~e St. R~y~o~d Parish Center. l~a~~ YOU very much! Si.~c=:-ely , (~/O~ Ruth Verhasselt ~I 0~-'F\..-ll d1.. c,~ RECEIVEO -tr JUL - 11993 I1IJBLlN PLANNING ATTACHMENT 4 . --'. - R E CE t V E 0 , L ~ 1 ' .,,'. ~ ,--, f-' -, -.". -1 ,-,' ~ -, Q, .i..J. .J. '= '_"::'...L 1_,= 1. J. .=. 11 ~~ '( '~I i~T.~ 1~' 1.' ,:; .~.. r:11~ _ I l... J._ _._ _.JlJ.. J.!.. __ I JUL - 1 1993 r)lJBLlN PLANNING Dl.lblir~; :~~ J. C": :::, ;.~; I~:J!;_ I'I.~l';" ,1 J .; \:- . ...L- J,.. .... J.lo .-, . ~ :,__..:::;..tlL::: 1 .i ,.-., . , -, . ,. . '.-'.:.... ....' .,. '".F' ,',-',1 " r-;,-, '\t' -:-,_ '."..' 1~ I)l ,t, 1 i -,", " .l- _ __ " .... . .. / .:; ~ I,: - '- .. ... "j --; ::. t. ;:,:: .J une :;: (1 ~ ~ ,:; -~: tC-Jt. .' ",' '_ HI-,"'ll-,Y':; t, 1;:::. !of::. ';'T,-t"j-', _.I. _.... '_. . _ L..'_',;t '_..L. - .,.- ..: .::'..:.l !....:. (:: i t. ~7 - ' , (_:1::1..~~l:::; J.. 1 !11.::r;'~~;:~ 1"':3 liS t. 1"j,e i::;..lI':r'~:'1:1 t. F'l-'2S:' C~.:21-;.1:. : i; ~=:;:. R~,vmDr.!.d I 5 :=:ch.:,c,l BCL3,1"C:._ .:. ,::.T1l -::;:r 1 -;:,l t.-; ~,::: ,.~:::.-~~ T T - t. ,_-, 1,: C' '!".I,I_-' _'I 1_"':;' t' ,. ~ uU " . ".r~.e I>ubl ir.: Fl,?n~li~~';r ':'C!;~;::i:::sic;!'~ approval ot tte St, Ravmo~~ b~ildi~~ P~Oj2Ct Tlle -r:ij~.'i:i1=il:I~.~~ij tti)_iJ.ciill~~ ~.;:..~l .~.~::..:..:~= .~.~. - ;=.~~r~~.:::'~(' f 01" n Uri'te2."OUS ~),=,l'- i sh '::<~~ sc~",:;:'c'.l ,;:,.:: t j, r,f i t i'es ,;:.,!.~d it~ constr~tct.10~1 lS Vlt21 to 2C;::J~tod2te Gt~r '1- r-'i-r-, -, WOi ,..l ::, ,-, -:- .; ."-, -::t, = r:: '::".!.'J .~'.I_. '..' ..L \: C D 1.' t, 1 i ,', ,-: l' t. .; '7 c.. ~', .= '4.. ~....:>i: ....... . r.:-. __ ._ Q-.>....... . 1::::ljftTl't 1..~r~ i t. ~7., J{~.~.117':: -.... ~":'\.:'-4~:' ~_'..... :"i .t..':"'..-'JI. ,:;1"'P -......::..::=~U:::,~~. r f" 11 : i 1'~ ...... '- ,..,.." ;.-........... ~' .~.;.. .\ ,-, .,.,;..' ~.. j:'~CJ1..~~S T:.. CaTel: Ul . " , 1::;:~l"lS 1 :J.~:=:I'.3. t. 1 ~:l~"i. .' . '. or- .- ... -... ....... -- -.- - - - . .. . . . . . p . .. .. .' I., .!. j. ..l. ::; ~~ _ ~_; . t '-=~ ;_" ~_' .--'1'" . .-.~ i_'~ "::"t:"-: 1 .L-J'=' - ~ ..: .; -..... ,:':1. L ,;_ ..L 1.. 1;:. ~"'\"'; 7"_ "'.. ;." i ~,;. '~'':'' -'; .~ .' - .. ----..----- .;:. :...... ~_; i ";;_, "... .~ ....- ~ - '..' ~ i I . ~-" . - ... - ~i.. t. ::-. 1.- :..' "- ..... .._"-" --..,...., -.. .- '-....---" ~. ,- ..-:< // / / f I 11' , ' ! I /-/ \..0U</vc..<- "-. " -... -. -. - . . . -" . . . ~..:.:.'~...-'- _ '.:.:.: - . . -..... -.. - .......;.:,...-:. --~. - ..;... .;:'. __, l . -....... - . -. ~. . . . .-..-....:,......-"-.....:- ~~.=;.~:.::....;:i ['2"':-:: ~ i :~ ~ r~ ~, I~:~. . F~ ,=- ~.7 !:'~ !:: r~ :j -. " ... . .-.t"".... ~"'~ ."ll~; I ._....,.,."'t-.:...-.....- ..... 1-s. I u. oJ ~;:')tl1 - -?~""~ .: ~ -.. ~ -,... '1--.;/ ( _ V i'-'--- ("_l ~~ - 'f;~ ATrACHMfHT5 ." :-- i;?~OCr$Jtf&~; 04' 59PM FROM AUTO PRODUCTS NORTH ,;-'- ::; ~ .;~:'~ ~~;;;/ ...... ' . e TO 9833662:3 F'.02 July 6, 1993 RECEIVED JUL -7 1993 Dublin City council 100 Civic plaza Dublin, cA 94568 l")( JBlIN PLANNING Re: saint Raymond's Church Expansion Dear Council Members, This letter is a follow-up to my letter of June 4, 1993 that was presented to the Dublin Planning commission and was also attached to our letter of appeal dated June 16, 1993. In addition to the reasons for my opposition of St. Raymond's expansion stated in the letter, I also object to the voting by commissioners who are members of the parish. It is my belief, as well as that of others, that there is an "inherent conflict of interest" associated with their vote, regardless of whether or not they are board members or hold any financial interest in the church. Why wasn't it disclosed who the church members were? This project bears more scrutiny than was given by the commission or staff. Discrepancies regarding elevations, visibility, fence extensions and existing landscaping need to be resolved. I don't believe that a one-story building was ever considered for this project, however, I'm confident it could be accommodated. The fact is that neither the Architect nor the Planning Staff ever visited the back yards of Shannon Court prior to submitting their plans and recommendations. It is my understanding that the entire Planning Commission did not visit our yards prior to their vote. I encourage all of you to see for yourself the properties involved and not be completely reliant on staff reports. I will be contacting you to see when a convenient time might be. Respectfully, ~~ Richard Erb AnACHMENT 6