HomeMy WebLinkAbout8.1 07-030 Vly Christn Ctr Temp PracFld/Weight/Trng Bldg SDR Extensn
AGENDA STATEMENT
PLANNING COMMISSION DATE: AU2ust 12~ 2008
SUBJECT:
ATTACHMENTS:
ff
RECOMMENDATION:
PROJECT DESCRIPTION:
PUBLIC HEARING: PA 07-030 - Extension of a previously approved
Site Development Review for a temporary practice field and temporary
weight/training building at the Valley Christian Center.
Report prepared by Martha Aja, Assistant Planner
1) Resolution approving an extension of a previously approved Site
Development Review for a temporary practice field and temporary
weight/training building.
2) Resolution No. 07-38 approving a Site Development Review for a
temporary practice field and temporary weight/training building.
3) Planning Commission Staff Report dated August 14, 2007 (w/o
attachments ).
4) Site Development Review plans.
5) Letter from Applicant requesting a 6 month extension of the Site
Development Review.
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate; and
5) Adopt Resolution (Attachment 1) approving an extension of a
previously approved Site Development Review for a temporary practice
field and temporary weight/training building.
The Valley Christian Center is
located at 7500 Inspiration
Drive. The site is surrounded by
single family homes to the north
and east of the site, open space
and condominiums to the west
and open space and Dublin
Boulevard to the south. The site
is zoned PD (Planned
Development) and has a
General Plan land use
. designation of Public/Semi
Public Facility. The site and its
surrounding uses are shown on
the map to the left.
COPIES TO: Property Owner! Applicant
File
Page 1 of 4
G:\P A#\2007\07-030 Valley Christian Temp Building\Extension\PCSR 8.12.08.doc
ITEM No.6. I
On August 14, 2007 the Planning Commission approved PA 07-030 which included a Conditional Use
Permit for a Stage 1/Stage 2 Development Plan Minor Amendment and a Site Development Review for a
temporary practice field and temporary weight/training building at the Valley Christian Center. For
background information regarding the Conditional Use Permit and Site Development Review, please refer
to the August 14,2007 Agenda Statement included as Attachment 3.
. The Applicant has requested a 6 month extension of a previously approved Site Development Review to
construct a temporary practice field and weight/training building at tht: Valley Christian Center.
ANALYSIS:
The Applicant has requested an extension of a previously approve:! Site Development Review which
allowed the construction of a temporary practice field and a temporary weight/training building. The field
and building will be located on an area designated for a parking lot in the future.
Section 8.96.020 D of the Dublin Zoning Ordinance states that construction or use shall commence within
one (1) year of Permit approval, or the Permit shall lapse and become null and void. The previously
approved Site Development Review for a temporary practice field and temporary weight/training building
at the Valley Christian Center was approved by the Planning Commission on August 14, 2007.
Consequently, the Permit will expire on August 14, 2008 unless the Planning Commission approves an
extension before that date.
Section 8.96.020 E ofthe Dublin Zoning Ordinance states that the original approving decision-maker may,
upon the Applicant's written request for an extension of approval prior to expiration, and upon the
determination that any Conditions of Approval remain adequate tc' assure that applicable findings of
approval will continue to be met, grant a time extension of approval fer a period not to exceed 6 months.
On July 21, 2008 the City received a written statement from Valley Christian requesting a 6 month
extension (Attachment 5). The project has not moved forward at thi~ time due to a loss of two key staff
members. Valley Christian has recently appointed new staff members to this project and needs the
additional 6 months in order to move the project forward.
If the Planning Commission approves a six month extension of tht; Site Development Review, Valley
Christian will have to apply for grading permits and/or building pennits and begin construction prior to
February 14,2009. Pursuant to the Stage 1 and Stage 2 PD and Conditions of Approval, the practice field
and temporary training/weight room must be removed from the sit,~ no later than August 14, 2017 (a
period of 10 years from the original approval date).
CONCLUSION:
The Applicant has requested approval of a 6 month extension of a previously approved temporary football
practice field and temporary weight/training room to establish a football program on the site and gain
support for the program prior to constructing permanent improvements. The improvements will be
temporary in that they must be removed no later than August 14, 2017. The use of these temporary
facilities is consistent with the school use and with other temporary flcilities that have been approved for
the Valley Christian Center.
Page 2 of 4
RECOMMENDATION:
Staff recommends that the Planning Commission 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant apd the public; 4) Cl03e the public hearing and deliberate;
and 5) Adopt the Resolution (Attachment 1) approving an extension of a previously Site Development
Review for a temporary practice field and temporary weight/training building.
Page 3 of 4
GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT:
Valley Christian Center
7500 Inspiration Drive
Dublin, CA 94568
LOCATION:
7500 Inspiration Drive
ASSESSORS PARCEL
NUMBER:
941-0022-002
GENERAL PLAN
DESIGNATION:
Public/Semi-Public FacLity
SPECIFIC PLAN
AREA:
None
EXISTING ZONING
AND LAND USE:
Planned Development (P.L\. 00-017)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site PD- Planned Public/Semi -Public Valley Christian
Development Facility Campus
North PD- Planned Open Space and Low High Density
Development Density Single Family Residential Units and
Vacant
South PD- Planned Open Space Portion of Valley
Development Christian property
(vacant), open space and
Dublin Boulevard
East PD- Planned Open Space and Single Portion of Valley
Development Family Residential Christian Property
(vacant) and single
family houses
West Single Family Open Space and Vacant and
Residential Mediurn/High Density condominiums
Residential
Page 4 of 4
RESOLUTION NO. 08-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SIX (6) MONTH EXTENSION OF A PREVIOUSLY APPROVED SITE
DEVELOPMENT REVIEW FOR THE VALLEY CHRISTIAN CENTER WHICH ALLOWED A
TEMPORARY WEIGHT/TRAINING BUILDING AND FOOTBALL PRACTICE FIELD
LOCATED AT 7500 INSPIRATION nRIVE
PA 07-030
WHEREAS, the Applicant, the Valley Christian Center, has requested a 6 month extension of an
approved Site Development Review to construct a temporary w~ight/training building and football
practice field at 7500 Inspiration; and
WHEREAS, on August 14,2007 the Planning Commission approved a Conditional Use Permit to
allow a minor amendment to the adopted Stage 1/Stage 2 Development Plan and a Site Development
Review for a temporary practice field and temporary weight/training building at the Valley Christian
Center (Planning Commission Resolution 07-38); and
WHEREAS, Section 8.96.020 D of the Dublin Zoning Ordinance states that the permitted
construction or use must commence within one (1) year of permit arproval, or the permit shall lapse and
become null and void; and
WHEREAS, Section 8.96.020.E of the Dublin Zoning Ordinance provides that the Planning
Commission may grant a one-time extension, not to exceed six (6) months, of an approved Site
Development Review; and
WHEREAS, Valley Christian submitted a written stateme:lt requesting a six (6) month time
extension on July 21,2008; and
WHEREAS, the project is a temporary project and all temporary facilities shall be removed from
the site no later than August 14, 2017; and
WHEREAS, the Conditions of Approval for Planning Commission Resolution 07-38 continue to
apply to the Site Development Review and remain adequate to aSSLlre that its findings of approval for
Resolution 07-38 will continue to be met; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, The City Council certified an Environment Impact Report (Resolution No. 92-03)
for the Valley Christian Center Master Plan on May 20, 2003 (SCII 2002012070) which identified the
construction of a parking lot on the proposed project site; and
ATTACHMENT 1
WHEREAS, pursuant to the CEQA, the proposed project is categorically exempt from further
CEQA review pursuant to Section 15314, Class 14, which exempts schools from CEQA review for
additions to a school which will not increase the student population by more than 25% and the proposed
practice field and building will be utilized by the existing student body and therefore will not result in an
increase in the total number of students on the site; and
WHEREAS, a Staff Report was submitted to the Planning Commission on August 12, 2008
recommending approval of the requested time extension; and
WHEREAS, the Planning Commission did hold a public heruing on said application; and
WHEREAS, proper notice of said hearing was given in all re:,pects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby find that the Conditions of Approval for the Site DeveloJment Review are adequate to assure
that the findings of approval in Resolution 07-38 will continue to be met as required by Section
8.96.020.E of the Dublin Zoning Ordinance.
BE IT FURTHER RESOLVED that the Planning Commission does hereby grant a 6 month
extension of the Site Development Review approved by the Planl1ing Commission Resolution 07-38
provided that all other Conditions of Approval shall remain intact.
PASSED, APPROVED AND ADOPTED this lih day of August 2008 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2007\07-030 Valley Christian Temp Building\ExtensionlSDR Reso.DOC
2
RESOLUTION NO. 07 - 38
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE VALLEY CHRISTIAN CENTER TO
ALLOW A TEMPORARY WEIGHT/TRAINING BUILDING AND FOOTBALL PRACTICE
FIELD LOCATED AT 7500 INSPIRATION DRIVE
PA 07-030
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a Site
Development Review to construct a temporary weight/training building and football practice field; and
WHEREAS, the project includes a request to allow a temporary football practice field which will
be used for practice only, no games will be held on the field, the field will not be illuminated and the field
will be used by the students of the school; and
WHEREAS, the project includes a request to allow a tempo,ary modular structure which will be
used as a weight/training room for sports programs at the school; and
WHEREAS, the project is a temporary project and will only be on the site for a maximum period
of 10 years; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction of the temporary weight/training building and practice field; and
WHEREAS, the Planning Commission approved a Conditional Use Permit to allow a minor
amendment to the adopted Stage 1/Stage 2 Development Plan for the Valley Christian Center to allow the
temporary facilities on August 14,2007; and
WHEREAS, the Applicant has submitted project plans for be requested entitlement prepared by
Loving and Campos Architects Inc. received by the Planning Division on July 30, 2007; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, The City Council certified an Environment Impact Report (Resolution No. 92-03)
for the Valley Christian Center Master Plan on May 20, 2003 (SCH 2002012070) which identified the
construction of a parking lot on the proposed project site and
WHEREAS, pursuant to the CEQA, the proposed project is categorically exempt from further
CEQA review pursuant to Section 15314, Class 14, which exempts schools from CEQA review for
additions to a school which will not increase the student population by more than 25% and the proposed
practice field and building will be utilized by the existing student be.dy and therefore will not result in an .
increase in the total number of students on the site; and
Attachment 2
WHEREAS, a Staff Report was submitted to the Planning Commission' on August 14, 2007
recommending approval of said application; and
WHEREAS, the Planning Commission did hold a public healing on said application; and
WHEREAS, proper notice of said hearing was given in all re:;pects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and dete~nations regarding the proposed Site Development
Review:
A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: 1) the proposed project is consistent
with the use of the property which is used for a church and ~chool; 2) the facilities are temporary
in nature and will be required to be removed in 10 years; 3) the temporary building has been
located on the site so that views of the structure are limited; and 4) the proposed project includes
new landscaping for the site to provide an adequate landscape buffer of the temporary building.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan and the Stagel/Stage 2 Development Plan for the Valley
Christian Center in which the project is located because: 1) the temporary facilities will be used to
support a new sports program for the school; 2) the facilities are temporary and, as conditioned,
the permit will expire in ten yea.r:s and the building and field 'will be required to be removed; and 3)
the facilities and use of the facilities is consistent with typi,;al uses for schools which include a
variety of sports programs.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, nor be detrimental to the public health, safety and welfare
because: 1) the temporary facilities will be located on a site that has been designated for the future
construction of a parking lot in the adopted Stage 1/Stage 2 Development Plan; and 2) the field has
been conditioned so that it is not used for games and prohibits the use of lights to illuminate the
field.
D. The proposed Project will not be injurious to property or improvements in the neighborhood
because: 1) the project has been conditioned to comply with all Building Division, Fire
Department, Public Works Department, Planning Division and Dublin San Ramon Services
District requirements; and 2) as conditioned, the practice field and building will be operated in
such a manner as to reduce impacts on the surrounding neighborhood.
E. The site development for the proposed Project has bee?l designed to provide a desirable
environment for the Project and surrounding areas because' 1) the temporary building has been
located in such a manner as to limit views of the building from grade; and 2) landscaping will be
provided around the temporary building to provide an adequate landscape buffer.
F. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the Stage 1/Stage 2 Planned Development Zoning permitted the
establishment of some temporary structures on the site to support the church and school prior to
2
construction of the permment facilities; 2) as amended by the Planning Commission, the
temporary facilities are permitted for a maximum period of 10 years; 3) the temporary facilities
will be used as an additional program utilized by the existing 3chool and therefore will not result in
an increase in the number of students on the site; and 4) the temporary nature of the facility is
c.ompatib1e with the existing site which currently has several temporary structures to support
school and church operations prior to the construction of pemlanent buildings.
G. There are no impacts to slopes or topographic features because: the project site is relatively flat
and requires minimal grading to accommodate the proposed tlcilities.
H. The character, scale and quality and design of the project is compatible with the proposed
development,. existing and approved projects in the area and with anticipated future development
in the area because: 1) the proposed project includes a temporary building rulld practice field to
support the establishment of a football program for the school which is compatible with uses that
are typical of a school; 2) the proposed modular building will be set back approximately 120 feet
from the top of the embankment and due to the height of the hill that the building will be located
on, only a sJIlall portion of the building will be visible; 3) attractive landscaping including shrubs
and trees will be planted around the building which will provide an attractive landscape buffer for
the building; and 4) as conditioned, the building and practice field will be allowed to remain on the
site for a m~imum period of 10 years and then will be required to be removed from the site.
'l;t:
I. Parking on-site will conform to the requirements of the Dublin Zoning Ordinance, Stage 1
Planned Development Zoning and as amended by the Stage 2 Development Plan because: 1) the
site currently. has a total of 510 parking spaces and a asphalt play area that Crull be used for
overflow parking; 2) the new building and field are temporruy structures and are an accessory use
to the existing school; 3) the new building and field will be used by the existing student body and
will not require additional parking to support the facilities; and 4) based on the number of existing
parking spaces on the site, the new temporary facilities will not result in a, deficit in the number of
required parking spaces.
J. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Stage 1 Planning Development Zoning and Stage 2 Planned Development
Rezone because: 1) the plant palette is compatible with the existing plant species on the site and
the species included in the adopted Stage I/Stage 2 Development Plan; and 2) adequate
landscaping will be provided around the new building to provide for an adequate landscape buffer
around the building.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, Site Development Review, for a temporary weight/training building and practice field at 7500
Inspiration Drive, as generally depicted in the written statement and project plans prepared by Loving and
Campos Architects Inc. received by the Planning Division on July:: 0, 2007, labeled Attachment 3 of the
August 14, 2007 Planning Commission Agenda Statement, stamped approved, and on file with the
Community Development Department, subject to the following conditions:
3
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be corr.~plied with prior to the issuance of
building permits or establishment of use; and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
cornp1iance of the conditions of approval: [PL] Planning, [B] Buildilg, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks ar.d Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Departrp.ent of Environmental Health, [Zom: 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services. .
N(,);
1.
Approval. This Site Development
Review/Conditional Use Penmit approval for PA 07-
030 is to allow a temporary weight training room and
practice field at the Valley Christian Center.
Development pursuant to this Site Development
Review/Conditional Use Permit generally shall
conform the project plans submitted by Loving and
Campos Architects, Inc. received July 30, 2007 on file .
in the Community Development Department, and
other plans, text, and diagrams relating to this Site
Development Review, unlt;:ss modified by the
Conditions of A roval contained herein.
Permit Expiration and Time Extension. Approved
use shall commence or demonstrate substantial
progress toward commencement within one (1) year of
CUP approval. Otherwise, the CUP shall lapse and
become null and void, in which case a new application
must be made and processed. The original approving
decision-maker may grant a time extension for a
period no longer than six (6) months given that the
Applicant submits a written request for an extension
of approval prior to expiration and that any Conditions
of Approval remain adequate to assure that applicable
findings of approval will continue to be met. Disputes
over penmit expiration and time extension requests
may be publicly noticed and heard before the City
Council.
Approval Period. This Conditional Use Permit
approval shall be null and void in the event the
a roved use fails to be established within one ear, or
PL
2.
PL
3.
PL
4
Ongoing
One Year From
Permit
Approval
On-going
Standard
DMC
8.96.020.D
andE
Planning
]N'0 '00nITIONFEKT
ceases to operate for a continuous one-year period.
4. Expiration. The practice field and temporary
training/weight room shall be removed from the site
no later than AU2ust 14. 2017 (a period of ten years)
and the site shall be returned to its natural state.
5. Extension. No extensions may be applied for to
extend the life of this permit. The structure and field
must be removed from the site prior to expiration of
this permit.
6. AIinual Review. On an annual basis, this Conditional
Use Permit approval may be subject to areview by the
Planning Manager to determine compliance with the
. .: Conditions of Approval.
7. Revocation. This permit shall be revocable for cause
. in accordance with Dublin Zoning Ordinance Section
8.96.020.1, Revocation. Any yio1ation of the terms of
~the terms and conditions of this permit may be subject
'to' the issuance of a citation.
8. Minor Amendments. Modifications or changes to
this Conditional Use Pellnit approval may be
considered and approved by the Community
Development Director, if the modifications .or changes
proposed comply with Section 8.100.080, of the
Zoning Ordinance.
9. Nuisance. The Applicant shall control all business
activity so as not to create a public or private nuisance
to the existing and surrounding businesses and
residents.
10. Clean-up. The App1icantlDeve10per shall be
responsible for clean-up and disposal ofproject related
trash to maintain a safe, clean, and litter-free site.
11. Modifications. Modifications or changes to this Site
Development Review approval may be considered by
the Community Development Director if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
12. Controlling Activities. The ApplicantlDeve10per
shall control all activities on the project site so as not
to create a nuisance to the existing or surrounding
businesses and residences.
13. Clarifications and Changes to the Conditions. In
the event that there needs to be clarification to these
Conditions of Approval, the Directors of Community
5
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August 14,
2014
Expiration of
SDR/CUP
On-going
On-going
On-Going
On-going
On-going
On-going
On-going
Approval of
In1provement
Plans
SOVR.CE
. . .,...
Planning
Planning
Planning
DMC
8.96.020.1
DMC
8.100.080
DMC
5.28.020
Planning
Planning
Planning
Public
Works
NO ,. .C1.@NDIl'IJON TEXT
14.
Development and Public Works have the authority to
clarify the intent of these Conditions of Approval to
the ApplicantlDeve10per by a written document signed
by the Directors of Community Development and
Public Works and placed m the project file. The
Directors also have the authority to make minor
modifications to these conditions without going to a
public hearing ill order for the Developer to fulfill
needed improvements or. mitigations resulting from
impacts of this project.
Requirements and Standard Conditions. The
Applicant/ Developer shall comply with applicable
City of Dublin Fire Prevention Bureau, Dublin Public
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, 'Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior
to issuance of building permits or the installation of
any improvements related to this project, the
Developer shall supply written statements from each
such agency or department to the Planning
Department, indicating that all applicable conditions
required have been or will be met.
Required Permits. Developer shall obtain all permits
required by other agencies including, but not limited
to Alameda County Flood Control and Water
Conservation District Zone 7, California Department
of Fish and Game, Army Corps of Engineers,
Regional Water Quality Control Board, Ca1trans and
provide copIes of the permits to the Public Works
Department.
Fees. App1icantlDeve10per shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to, Planning fees, Building
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School In1pact fees,
Fire Facilities In1pact fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage and
Water Connection fees; or anv other fee that may be
15.
16.
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MliQVIIJIlm:J)
IssuaJl1ce of
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Permits
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Issuance of
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Building
Permits
StaJl1dard
NO
17.
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(]JIDNDITIO'N TEXT
ado ted and a licable.
Hold Harmless/Indemnification. The Developer
shall defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from
any claiin, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board; Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation In the
defense of such actions or proceedings.
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REQ'OlR1lDD
Completion of
Improvements
and Occupancy
of the Building
.SOURCE
Standard
18.
Planning
19.
20.
21.
22.
Trash and Waste Accumulation. The Applicant or
any future owner shall provide and conduct regular
maintenance of the site at least once daily, in order to
eliminate and control the accumulation of trash,
excess waste materials and debris.
Trash Receptacles. The Applicant shall install two
trash cans and two recycling bins near the practice
field. The trash cans and recycling bins shall be
re larl em tied b the school.
Future Parking. In the event that future
buildings/improvements reqUITe additional parking
(prior to expiration of this pemrit), the temporary
practice field and structure shall be removed and the
parking lot shall be constructed in this area consistent
with the approved Stage 1/Stage 2 Development Plan
for permanent facilities. Construction of the parking
lot will be required prior to Occupancy of the affected
bui1din 1m rovement.
Field Lights. Field lights to illunrinate the practice
field shall not be installed at an time.
Games. The field shall be used for practices only. No
aJl11es shall be held on the ractice field.
7
PL
PL
PL
PL
PL
On-going
Occupancy
On-going
On-going
On-going
Planning
Stage
1/Stage 2
evelopme
nt Plan
Planning
Planning
NO
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23.
DMC
8.72.030
24.
25.
26.
27.
Final Landscape and Irrigation' Plans. Final
Landscape and Irrigation Plans, prepared and stamped
by a State licensed landscape architect or registered
engineer, shall be submitted for review and approval
by the City Engineer and the Community
Development Director. Plans shall be generally
consistent with the landscape plans, received by the
Planning Division on July 30, 2007, except as
modified by the Conditions listed below and as
re uired b the Communit Deve10 ment Director.
Standard Plant Material, Irrigation and
Maintenance Agreement. The ApplicaJatlDeve10per
shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance A eement.
Plant Standards. All trees 'shall be. 24" box
minimum, with at least 30% at 36" box or greater; all
shrubs shall be 5 allon minimum.
Root Barriers and Tree Staking. The landscape
p1aJas shall provide details showing root barriers and
tree staking will be installed which meet current City
s ecifications.
Water Efficient Landscaping Ordinance. The
Applicant/ Developer shall submit written
documentation to the Public Works Department (in
the form of a Landscape Documentation Package and
other required documents) that the development
conforms to the City's Water Efficient Landscaping
OrdinaJace.
PL
PL
PL
PL
PL
IssuaJace of
Building
Permit
IssuaJace of
Building
Permit
IssuaJace of
Building
Permit
Issuance of
Building
Permit
Issuance of
Building
Permit
DMC
8.72.050.B
Planning
Planning
Planning
28.
Building
29.
Building Codes and' Ordinances. All project
construction shall conform to all building codes and
ordinaJaces in effect at the time of Building Permit.
Building Permits. To apply for Building Permits, the
ApplicantlDeve10per shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plaJas shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of lans.
8
B
B
Through
Completion
IssuaJace of
Building
Permits
Building
NO
30.
31.
32.
33.
CONDITIQN'T~KT
The App1icantlDeveloper will be responsible for
obtaining the approvals of all participating non-City
a enCIes rior to the issuance of Build in Penmits.
Construction Drawings. Construction plans shall be
fully dimensioned (including building e1evat~ons),
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. The site
plan, landscape plan and details shall be prepared and
signed by a California licensed Architect or Engineer.
The site plan, landscape plan and details shall be
consistent with each other.
Air Conditioning Units. Air conditioning units and
'ventilation ducts shall be screened from public view
with materials compatible to the main building. Units
.~hall be permanently installed on concrete pads 0 other
: non-moveable materials to be approved by the
,:Bui1ding Official and Community Development
Director
Green Building Guidelines. To the extent practical,
the App1icantlDeveloper shall incorporate Green
Building Measures. A Green Building. plan shall be
submitted to the Bui1din Official for review
Electronic File. The ApplicantlDeve10per shall
submit all building drawings and specifications for
this project in an electronic format to the satisfaction
of the Building Official pnor to the Issuance of
Building Permits. Additionally, all revisions made to
the Building Plans during the project shall be
incorporated into an "As Built" electronic file and
submitted rior to the issuance of Final Occu anc
RESPON. '
AGENCYI
.:DIDPART.
B
B
B
B
WlmN
Dljj.'UJJREl>
Issuance of
Building
Permits
Occupancy
Through
Completion
Issuance of
Building
Penmits and
Final
Occupancy
SOURCE
Building
Building
Building
Building
34.
35.
'36.
Building and Fire Codes. The project shall be III
compliance with Building and Fire Codes as adopted
b the Ci of Dublin.
Emergency Vehicle Construction. The Building
Permit plans shall show the emergency vehicle access
roads as paved or concrete. Details showing the
transition curbs for the roads/parking areas to the on
site access roads shall be rovided
Fire Alarm System. A Fire Alarm System shall be
provided as required.
9
F
F
F
On-going
Issuance of
Building
Penmits
Occupancy
Fire
2001 CFC
902
2001 CFC
Section
511 and
1006.4
l~m
37.
38.
39.
. :P@NDITION TEXT
Plan Notations. The construction type, size (sq. ft.)
and use of each building shall be noted on the
Bui1din Permit lans.
Knox Box. A knox box shall be provided for each
building at' the mam entrance. The building Permit
1ans shall note the location of the knox box.
Roads and Water Supply. All emergency vehicle
access roads (first lift of asphalt) and the public water
supply including all hyrdraJl1ts shall be in place prior to
vertical construction or combustible stora e on site.
. RESP$N.
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IssuaJl1ce of
Building
Permits
IssuaJl1ce of
, Building
Permits
Through
Completion
S'OURCit
2001 CFC
Section
1111
2001 CFC
902
2001 CFC
902
40.
Public
Works
41.
42.
Standard Public Works Conditions of Approval.
Applicant/Developer shall comply with all applicable
City of Dublin Public Works Standard Conditions of
Approval. In the event of a conflict between the
Public Works Standard Conditions of Approval and
these Conditions, these Conditions shall prevail.
Hold Harmless/Indemnification. The Developer
shall defend, indemnify, and hold harmless the City of
Dublin and its' agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation m the
defense of such actions ~r proceedings.
Conditions of Approval. A copy of the Conditions of
Approval which has been annotated how each
condition IS satisfied shall be included with the
submittals to the Public Works Department for the
review of the Parcel Map aJl1d improvements p1aJl1s.
The notations shall clearly indicate how all Conditions
of Approval will be complied with, and where they are
located on the 1aJl1s. Submittals will not be acce ted
10
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Approval of
In1provement
Plans
Completion of
Improvements
and OCCUPaJl1cy
of the Building
With Each
Submittal of
In1provement
Plans
Public
Works
Public
Works
NO
CONDITION TExt
without the annotated conditions.
43. Title Report. A current preliminary title report (not
more than 6 months old as of date of submittal)
together with copies of all recorded deeds, easements
and other encumbrances and copies of Final Maps for
adjoining properties and off-site easements shall be
submitted for reference as deemed necessary by the
City Engineer/Director of Public Works.
44. Improvements within Existing Easements. The
ApplicantlDeve10per shall obtain written permission
'from the beneficiaries of all existing easements
encumbering the site before constructing
" improvements within the easement areas if the
proposed improvements are inconsistent with purpose
for which the easement was created. Said permission
,shall be forwarded to the City as evidence of the
ApplicantlDeve10per's right to construct said
, improvements.
45. Improvement Agreement and Security. Pursuant to
g7.16.620 of the Municipal Code, the Applicant shall
obtain a Grading/Sitework Permit from the Public
Works Department that governs the installatioll of
required site improvements. As a condition of
issuance of said permit, Improvement Security shall be
posted to guarantee the faithful performance of the
permitted work. Such security shall be in the form of
cash, a certified or cashier's check, a letter of credit, or
a permit bond executed by the applicant and a
corporate surety authorized to do business In
California. The amount of the security will be based
on the estimated cost of the site work (excluding the
building). The applicant shall provide an estimate of
these costs for City reVIew with the first plan
submittal.
46.
Improvement and Grading Plans. All
improvement, drainage, utility and grading plans
submitted to the Public Works Department for
review/approval shall be prepared in accordance with
the approved CUP, these Conditions of Approval, and
the City of Dublin Municipal Code including Chapter
7.16 (Grading Ordinance). Design plans shall be
prepared to engineering scale of 1 '=40'. All printing
and lettering shall be 1/8" minimum height and such
11
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Plans
Approval of
In1provement
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Issuance of
Grafing/Sitewo
rk Pennit
Issuance of
Grading/Sitewo
rk Permit
Public
Works
Public
Works
Public
Works
Public
Works
-
NO
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shape and weight as to be readily legible on prints and
microfilm reproductions. When submitting plans' for
review/approval, the ApplicantlDeveloper shall also
fill-out and submit a City of Dublin Improvement Plan
Review Checklist (three 8-1/2" x 11" pages). Said
checklist includes necessary design criteria and other
pertinent . information to assure that plans are
submitted m accordance with established City
standards. The plans shall also reference the current
City of Dublin Standard Plans (booklet), and shall
include applicable City of Dublin Improvement Plan
General Notes (three 8-1/2" x 11" pages). For on-site
improvements, the ApplicantlDeve10per shall adhere
to the City's On-site Checklist (eight 8-1/2" x 11"
pages).. All of these reference documents are available
from the Public Works Department (call telephone
925-833-6630 for more information).
The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the
approved SDR, and the City design standards &
ordinances. In case of conflict between the soil
engineer's recommendations and City ordinances, the
City Engineer shall determine which shall apply.
47.
A detailed Erosion Control Plan shall be included with
the Grading Plan. The plan shall include detailed
design, location, and maintenance criteria of all
erosion and sedimentation control measures. Detailed
Engineer's Estimate of improvement' costs shall be
submitted with the plans.
Submittal Requirements. A complete submittal of
improvement plans to Public Works Department
includes copies of the following:
L
a. In1provement Plans (including site grading,
utility, erosion/sediment control, joint
trench, signing, striping, lighting, and
landscape/irrigation {prepared by landscape
architect} ) prepared under the direction of a
Registered Civil Engineer
b. Hvdraulic and hydrology calculations
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48.
justifying the proposed drainage system
(stamped and signed by a Registered Civil
Engineer)
c. Preliminary bond cost estimate (separate
estimates for on-site and off-site portions)
d. Completed improvement plan reVIew
checklist signed by the engineer
e. Title Report with all reference data
fo' copy of recorded document of all existing
easements
g. Annotated copIes of final Conditions of
Approval
h: 2 sets ofSWPPP plans and report ifproject
site is 5 acres or more
Grading/Sitework Permit. All improvement work
must be performed per a Grading/Sitework Permit
issued by the Public Works Department. Said permit
will be based on the final set of civil plans to be
approved once all of the plan check comments have
been resolved. Please refer to the haJl1dout titled
Grading/Site Improvement Permit Application
Instructions aJl1d attached application (three 8-1/2" x
11" pages) for more information. The
ApplicantlDeve10per must fill 10 and return the
applicant information contained on pages 2 and 3.
The current cost of the permit IS $10.00 due at the
time of permit Issuance, although the
App1icantlDeve10per will be responsible for any
adopted increases to the fee amount.
Erosion Control during Construction.
ApplicantlDeve10per shall include aJl1 Erosion and
Sediment Control Plan with the Grading and
Improvement plans for review and approval by the
City Engineer aJl1d/or Public Works Director. Said
plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES penmit
between October 1 st and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise
directed by the City Engineer and/or Public Works
Director.
49.
All grading, construction, and development activities
'vi thin the City of Dublin must comply with the
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Public
Works
Issuance of
Grading/Sitewo
rk Penmit and
During
Construction
Public
Works
N<ll 'P6NDITloNTEl.f
50.
provlSlons of the Clean Water Act. Proper erosion
control measures must be installed at development
sites within the City during construction, and all
activities shall adhere to Best Management Practices.
Water Quality/Best Management Practices.
Pursuant to the Alameda Countywide ,National
Pollution Discharges Elimination Permit '(NPDES)
No. CAS0029831 with the California Regional Water
Quality Control Board (RWQCB), the applicmt shall
design and operate the site in a manner consistent with
the Start at the Source publication" and according to
Best Mmagement Practices to minimize storm water
pollution. All trash dumpsters and compactors which
are not sealed shall have roofs to prevent contaminants
from washing into the storm drain system. All storm
drain inlets servIng vehicle parking areas shall be
fitted with Filter Devices to remove Hydrocarbons and
other contaminants, md all storm drain inlets shall be
have drain markers ''No Dumping"': Drains to Bay"
installed using an approved format available from the
Alameda Countywide Clean Water Program.
Storm Drain Improvements. ApplicantlDeveloper
shall construct all required storm drain improvements
in accordance with a site-specific hydro10gy/hydrau1ic
analysis and/or as specified by the Public Works
Director. Plans submitted for the storm drain
improvements shall include full drainage pattern for
the entire parking lot.
Storm Water Treatment Measures Maintenance
Agreement. ApplicmtlDeveloper shall enter into m
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation for
all storm water treatment measures installed as part of
the project. Said agreement is required pursuant to
Provision C.3.e.ii of RWQCB Order R2-2003-0021
for the relssuance of the Alameda Countywide
NPDES municipal storm water permit. Said permit
requires the City to provide verification and assurmce
that all treatment devices wili be properly operated
and maintained.
Roof Drainage. Roof drainage shall drain across bio-
swales or into bio-filters prior to entering the storm
drain system. The landscaping and drainage
14
51.
52.
53.
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Issuance of
GradinglSitewo
rk Permit
Issuance of
Grading/Sitewo
rk Permit
Occupancy
Approval of
Improvement
P1ms
Public
Works
Public
Works
Public
Works
Public
Works
NO
.__ . ._'_" ._ ._ __ _.'n__.,_.,__,___ .......
. CONDrfION'E;Xf
54.
improvements in the bio-swale and bio-filters shall be
appropriate for water quality treatment. The City
Engineer may exempt specific roof leaders from iliis
requirement if space limitations prevent adequate
water treatment without creating hazards, nuisance or
structural concerns. Concentrated flows will not be
allowed to drain across public sidewalks.
Parking Lot Lights. The ApplicantlDeve10per shall
provide photometric calculation for the parking lot
lights and around the building that demonstrates a
mmnnum foot-candle lighting level of not less than
1.0 at the ground surface for the adjacent parking area;
if this cannot be verified provide additional lighting
where necessary.
Disabled Parking. All disabled parking stalls shall
. meet State Title 24 requirements, including providing
.. .. curb ramps at each loading zone. Curb ramps cannot
encroach within the loading/unloading areas.
Disabled stalls shall be conveniently located and
grouped near the primary entrances to each building.
Van accessible stalls shall also be provided and shall
meet State Title 24 requirements.
Disabled Access Ramps. The ApplicantlDeve10per
shall install disabled access ramps, and where
necessary replace all existing handicapped ramps at
driveway intersections (including the ramps at
Inspiration Drive) to meet current State Title 24
requirements.
Vehicle Parking. Applicant shall repair any distressed
areas of pavement wiiliin the existing parking field,
then seal and re-stripe the entire parking field. All
parking spaces shall be double striped using 4" white
lines set approximately 2 feet apart according to.
Figure 76-3 and. 98.76.070 (A) 17 of the Dublin
Municipal Code. All compact-sized parking spaces
shall have the word "COMPACT" stenciled on the
pavement within each space. 12"-wide concrete step-
out curbs shall be constnicted at each parking space
where one or both sides abuts a landscaped area or
planter. Wheel stops as necessary shall be provided at
the parking stalls.
Bicvcle Racks. Bicycle racks. shall be installed near
15
55.
56.
57.
58.
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Issuance of
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Occupancy
Occupancy
Occupancy
Issuance of
Public
Works
Public
Works
Public
Works
Public
Works
Izo Section
NO
CONDITION TEXT'
59.
the entrances to the buildings at a ratio of 1 rack per
40 vehicle parking spaces. Bicycle racks shall be
designed to accommodate a minimum of four bicycles
per rack, and so that each bicycle can be secured to the
rack. The location of the bicycle racks shall not
encroach into any adjacent/adjoining sidewalks in a
manner that would reduce the unencumbered width of
the sidewalk to less thm 4'. Bicycle racks shall be
placed In locations where they will have adequate
lighting and can be surveilled by the building
occupmts.
Sidewalk. The App1icantlDeve10per shall repair any
daJl11aged sidewalk along the site frontage on
Inspiration Drive. An accessible and direct route travel
shall be provided between the buildings and the public
sidewalk on Inspiration Road. The
ApplicantlDeveloper shall conform with md
coordinate this with the walkway from the existing
adiacent building.
Driveway. If not already upgraded, the
App1icantlDeve10per shall upgrade the existing
driveway at Inspiration Drive to conform to current
City standard. The App1icantlDeve10per shall
coordinate with the adjacent property owner as
necessary to install the driveway.
Pedestrian Crossing Signs and. Striping. The
ApplicantlDeve10per shall install crosswalks,
pedestrian crOSSIng warmng SignS, md pedestrian
crossing pavement legends per City standards at the
proposed crosswalk locations.
Signs and Pavement Markings. The
ApplicantlDeve10per shall be responsible for the
following on-site traffic signs and payement m~kings:
60.
61.
62.
1) Directional pavement arrows in the drive
aisles.
2) R26F ''No Stopping - Fire Lane" SignS
shall be posted on-site along all curbs that
are longer than 20' and that parallel the
drive aisles as required by the Fire
Marshall.
3) R100B (disabled parking regulations sign)
16
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Building
Permit Plans
Occupancy
Occupancy
Occupancy
Occupancy
8.76.070.A
.2
Public
WorkS
Public
Works
Public
Works
Public
Works
NO
..... .- .,-, .,-_...".., ..----.....-_........
. CONDIWI()N.1'iEXT
63.
shall be installed at each of the driveway
entrance to the site with amended text to
read ".. .may be reclaimed at DUBLIN
POLICE or by telephoning 833-6670".
4) Handicapped parking SIgns and legends
per State Title 24 requirements.
5) The word "Compact" (12" high letters)
shall be stenciled on the pavement surface
within each compact parking space.
6) "No Dumping - Drains to Bay" markers at
all storm drain inlets.
7) Any other SIgnS and markings deemed
reasonably necessary by the City Engineer
and/or Public Works Director during final
design and/or construction.
Relocation of Existing Improvements/Utilities.
Any necessary relocation of existing improvements
or utilities shall be accomplished at no expense to
the City.
Landscape and Irrigation Plans. The
ApplicantIDeve10per shall submit Landscape and
Irrigation Plans for review and approval by Planning
and Public Works Departments. These plans shall be
coordinated with on-site civil, streetlights, and utility
improvement plans. The final plans shall be signed
Community Development Director and the City
Engineer.
Landscaping at Intersections. Landscaping at
intersections shall be such that sight distance IS not
obstructed for drivers. Except for trees, landscaping
shall not be higher than 30 inches above the curb in
these areas.
64.
65.
66.
Fire Hydrants. The ApplicantlDeveloper shall
construct all new fire hydrants in accordance with the
ACFD and City of Dublin requirements. Fina110cation
of fire hydrants shall be approved by. the ACFD In
accordance with current standards. Raised blue
reflectorized traffic markers shall be epoxied to the
center of the street opposite each hydrant.
Temporary Fencing. Temporary Construction
fencing shall be installed along perimeter of all work
under construction to separate' the construction
67.
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Public
Works
Occupancy Public
Works
During
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.
Public
Works
NO
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OONDITION' 'TEXT
68.
operation from the public. All construction activities
shall be confined to within the fenced area.
Construction materials and/or equipment shall not be
operated or stored outside of the fenced area or within
the public right-of-way unless approved in advance by
the City EngineerIPub1ic Works Director.
Construction Hours. Construction and grading
operations shall be limited to weekdays (Monday
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:30 p.m. The
ApplicantlDeve10per may request permission to work
on Saturdays and/or holidays between the hours of
8:30 aJl11 and 5:00 pm by submitting a request form to
the City Engineer no later than 5:00 pm the prior
Wednesday. Overtime inspection rates will apply fot
all Saturday and/or holiday work.
Construction Noise Management
Program/Construction Impact Reduction Plan.
App1icantlDeveloper shall conform to the following
Construction Noise Management
Program/Construction hnpatt Reduction Plan. The
following measures shall be taken to reduce
construction impacts:
69.
1) Off-site truck traffic shall be routed as
directly as practical to and from the
freeway (1-580) to the job site. Primary
route shall be from 1-580 to San RaJl110n
Road to Dublin Boulevard. An Oversized
Load Permit shall be obtained from the
City pnor to hauling of any oversized
loads on City streets.
2) The construction site shall be watered at
regular intervals during all grading
activities. The frequency of watering
should increase if wind speeds exceed 15
miles per hour. Watering should include.
all excavated and graded areas and
material to be traJl1Sported off-site. Use
recycled or other non-potable water
resources where feasible.
3) Construction equipment shall not be left
idling while not in use.
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4) Construction' equipment shall be fitted
with noise muffling devices.
5) Mud and dust carried onto street surfaces
by construction vehicles shall be cleaned-
up on a daily basis.
6) Excavation haul trucks shall use tarpaulins
or other effective covers.
7) Upon completion of construction,
measures shall be taken to reduce wind
erOSIOn. Replanting and repaving should
be completed as soon as possible.
8) After grading IS completed, fugitive dust
on exposed soil surfaces shall be
controlled USIng the following methods:
. followingmethods:
1. Inactive portions of the
construction site shall be seeded
and watered until grass growth IS
evident.
11. of the construction site shall be
seeded and watered until grass
growth is evident.
iii. All portions of the site shall be
sufficiently watered to prevent
dust.
IV. On-site vehicle speed shall be
limited to 15 mph.
v. Use of petroleum-based palliatives
shall meet the road oil
requirements of the Air Quality
District. Non-petroleum based
tackifiers may be required by the
City Engineer.
9) The Department of Public Works shall
handle all dust complaints. The City
Engineer may require the services of an air
quality consultant to advise the City on the
severity of the dust problem and additional
ways to mitigate impact on residents,
including temporarily halting project
construction. Dust concerns in adjoining
communities as well as the City of Dublin
shall be addressed. Control measures
shall be related to wind conditions. Air
19
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70.
quality monitoring of PM levels shall be
provided as required by the City Engineer.
10) Construction interference with regional
non-project traffic shall be minimized by:
1. Scheduling receipt of construction
materials to non-peak travel
periods.
11. Routing construction traffic
through areas of least impact
sensitivity.
111. Routing construction traffic to
minimize construction interference
with regional non-project traffic
movement.
IV. Limiting lane closures and detours
to off-peak travel periods.
v. Providing ride-share incentives for
contractor and subcontractor
personnel.
11) Emissions control of on-site equipment
shall be minimized through a routine
mandatory program of low-emissions
tune-ups.
Damage/Repairs. The App1icantlDeveloper shall be
responsible for the repair of any damaged pavement,
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with
the development of the project.
Graffiti. The App1icantIDeve10per and/or building
tenant(s) shall keep the site clear of graffiti vandalism
on a regular and continuous basis. Graffiti resistant
paint for the structures and film for windows or glass
shall be used whenever possible.
Occupancy Permit Requirements. Prior to issuance
of an Occupancy Permit, the physical condition of the
project site shall meet minimum health and safety
standards including, but not limited to the following:
71.
72.
1) The walkways providing access to the
building shall be complete, as determined
by the City Engineer, to allow for safe,
unobstructed pedestrian and vehicle access
20
. - - - - -.. . ,..
RJ&Sr()N~
;\.GENC'VI
. ,..... ....
f)EfPARt~
........ ...... ..........
PW
PW,PO
PW
,...'.'--....',';...,.:... ..
'i:'i:lII'1'iIXT
-"'T:'.I\~~~:-
. .,.".. ......
.. '-'.- "....- .
.. .
'D.,:rn, .'..Q....."'.T ..'1'.,:0.. .....1;'.., ,:n,' ,
:R.:r.l :, ;_l,.hl1~D'
.,.. . . - . -, .
Occupancy
On-going
Occupancy
SOURCE
Public
Works
Public
Works
Public
Works
NO
.'. ,,-.. . ..,. .' .....,. --.
"." .'... .. --. _ ".- .... ..... ..................
nO.'ktnITTA""-T mll\VT
(:;:.: -l~V: :'i'1:Ui, ;:Ll:~A:ll'
73.
to and from the site.
2) All traffic control devices providing
access to the site shall be in place and
fully functional.
3) All address numbers for streets providing
access to the buildings shall be in place
and visible.
4) Lighting for the site shall be adequate for
safety and security. Exterior lighting shall
be provided for building entrances/exits
and. pedestrian walkways. Security
lighting shall be provided as required by
Dublin Police.
5) All construction equipment, materials, or
on-going work shall be separated from the
public by use of fencing, barricades,
. caution ribbon, or other means approved
'by the City Engineer.
6) All fire hydrants shall be operable and
easily accessible to City and ACFD
personnel.
7) All site features designed to serve the
disabled (i.e. HlC parking stalls,
accessible walkways, signage) shall be
installed and fully functional.
Required Permits. An encroachment permit from the
Public Works Department may be required for any
work done within the public right-of-way. Developer
shall obtain all permits required by other agencies
including, but not limited to A1aJl11eda County Flood
Control and Water Conservation District Zone 7,
California Department of Fish and GaJl11e, Army Corps
of Engineers, Regional Water Quality Control Board,
Caltrans and provide copIes of the permits to the
Public Works Department.
Geographic Information System. The
ApplicantlDeve10per shall provide a digital vectorized
file of the "master" .files on floppy or CD of the
Improvement Plans to the Public Works Department
and DSRSD. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or
higher drawing format or ESRI Shapefi1e format.
Drawing units shall be decimal with the precision of
0.00. All objects and entities in lavers shall be colored
21
74.
.-........... ....,.
RESPON.
AGENcYl
])EPART.
PW
PW
. WHEN
. ....
RtEQIJOOREIl
. SOmCE
Various Times
and Prior to
Issuance of
Building
Permit
Public
Works
Occupancy
Public
Works
l~;@
75.
CtJtitf[l}()N TEXT
by layer and naJl11ed in English, although abbreviations
are acceptable. All submitted drawings shall use the
Global Coordinate System of USA, California, NAD
83 California State Plane, Zone III, and U.S. foot.
Said submittal shall be acceptable to the City's GIS
Coordinator.
Public Improvements. All public improvements
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771 unless the Public Works
Director specifically determines otherwise in writing.
Accordingly, Developer, ill constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following).
RESPON;
AI;jENC1Y
DEPART.
.. ---.... ...........-..
PW
~N.
RaI~rmD;
Occupancy
SOURCE
Public
Works
76.
Police
77.
78.
79.
80.
81.
82.
Addressing. Addressing md building numbers shall
be easy to locate md easy to read. A directory board is
encouraged to be installed to aid ill directing
emergency responders and other visitors to the
location.
Lighting and Landscaping. Security lighting and
attention to landscaping shall be included ill the
project plans so that unwmted activity will not occur
on the site and will allow for preventative surveillance
of the area. .
Trees. Trees shall not interfere with addressing,
Ii tin and reventative surveillance of the area.
Non Residential Security Ordinance. The structure
shall comply with the City of Dublin Non Residential
Securi Ordinance.
Dublin San RaJl110n Services District
Prior to issuance of my building permit, complete
improvement plans shall be submitted to DSRSD that
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans md all DSRSD
olicies.
Sewers shall be designed to operate by gravity flow to
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstmces followin a case b case
22
PO
PO
PO
PO
DSRSD
DSRSD
On-going
. On-going
On-going
On-going
In1provement
Plans
In1provement
Plans
Police
Police
Police
DSRSD
DSRSD
N0
. ,-. '" ....,.-. .----- ..... .-.-..--...' --.
.bONDITtONTm~T. '
83.
review with DSRSD staff Any pumping station will
reqUIre specific reVIew and approval by DSRSD of
preliminary design reports, design criteria,. aJad final
plans and specifications. The DSRSD reserves the
right to reqUIre payment of present worth 20 year
maintenance costs as well as other conditions within a
separate agreement with the app1icrullt for any project
that reauires a pumping station.
Domestic and fire protection waterline systems for
Tracts or Commercial Developments shall be designed
to be looped' or interconnected to avoid dead end
sections ill accordance with requirements of the
DSRSD Standard Specifications and sound
engineering practice.
DSRSD policy requires public water and sewer lines
to be located in public streets rather than in off-street
locations to the fullest extent possible. If unavoidable,
then public sewer or water easements must be
established over the alignment of each public sewer or
water line in an off-street or private street location to
provide access for future maintenaJace and/or
replacement.
Prior to approval by the City of a grading permit or a
site development permit, the locations and widths of
all proposed easement dedications for water and sewer
lines shall be submitted to and approved by DSRSD.
All easement dedications for DSRSD facilities shall
be by separate instrument irrevocably offered to
DSRSD or by offer of dedication on the Final Map.
84.
85.
86.
87.
Prior to approval by the City for Recordation, the
Final Map shall be submitted to and approved by
DSRSD for easement locations, widths, and
restrictions.
Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon
Services District, whichever comes first, all utility
connection fees including DSRSD and Zone 7, plan
checking fees, inspection fees, connection fees, aJad
fees associated with a wastewater discharge permit
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon
23
88.
89.
.. -'- '. .. ...
RE.SPON.
A(liE:NCYI
nEJ,>dT.
:)SRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
wmtN'
aE~ru];lRED
Improvement
P 1rulls
Improvement
P1rulls
Improvement
Plans
Improvement
Plans
In1provement
Plans
Improvement
Plans
Improvement
Plans
SOlJTkCE
-c-
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
NO'CONDITI9NTl1Jx,T
Services District, whichever comes fIrst, all
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block for
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer
and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general
liability insurance policy ill the amounts and forms
that are acceptable to DSRSD. The applicrullt shall
allow at least 15 working days for final improvement
drawing reVIew by DSRSD before signature by the
District Engineer.
90. No sewer line or waterline construction shall be
permitted unless the proper. utility construction permit
has been issued by DSRSD. A construction permit
will only be issued after all of the items in Condition
No.9 have been satisfIed..
91. The applicrullt shall hold DSRSD, it's Board of
Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same
from any litigation, claims, or fines resulting from the
construction and completion of the project.
92. Prior to approval by the City of a grading permit or a
site development permit, the locations and widths of
all proposed easement dedications for water rulld sewer
lines shall be submitted to and approved by DSRSD.
24
RESPON.
AG:mNC\''l
])E1P~''.
DSRSD
DSRSD
DSRSD
"_.._...:._.'___n.
WREN SOtJrRCE
RE'J!jQOCRElO
hnprovement DSRSD
Plans
hnprovement DSRSD
Plans
hnprovement DSRSD
P1rulls
PASSED, APPROVED AND ADOPTED this 14th day of August 2007 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, and King
NOES: 0
ABSENT: Commissioner Tomlinson
ABSTAIN:
ATTEST:
Planning Mmager
G:\PA#\2007\07-030 Valley Christian Temp BuildinglSDR Reso.DOC
Planning Commission Chair
25
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
d(
PROJECT DESCRIPTION:
AGENDA STATEM:ENT
PLANNING COMMISSION DATE:: AU2:ust 14.2007
PUBLIC HEARING: P A 07-030 - COlditional Use Permit for a
Stage1/Stage 2 Development Plan Minor Amendment and Site
Development Review for a temporary practice field and temporary
weight/training building at the Valley Christian Center.
Reportprepared by Erica Fraser, Senior Planner
1) Resolution approving a Conditional Use Permit for a minor amendment
to the adopted Stagel/Stage 2 Development Plan for the Valley
Christian Center With the revised Stage 1 Development Plan and Stage
I/Stage 2 Rezoning Development Plan attached as Exhibit A.
2) Resolution approving a Site Development Review for a temporary
practice field and temporary weigh1:ltraining building.
3) Site Development Review plans.
4) Stage 1/Stage 2 Development Plan noting text changes. ,
5) Adopted Stage 1 and Stage 2 Planne d Development Plan.
6) Site Photos.
7) Applicant's Written Statement.
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate;
5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit
for a minor amendment to the adopted Stage1/Stage 2 Development
Plan for the Valley Christian Center with the revised Stage 1
Development Plan and Stage l/Stage 2 Rezoning Development Plan
attached as Exhibit A; and
6) Adopt Resolution (Attachment 2) approving a Site Development
Review for a temporary practice :Eield and temporary weight/training
building.
The Applicant has requested approval. of a Site Development Review to construct a temporary practice
field and weight/training building at the Valley Christian Center. lbe proposed project also includes a
Conditional Use Permit for a minor amendment to the Stage1/Stage 2 Development Plan which was
adopted by the City Council on June 3, 2003 (P A 00-017). The Applicant has proposed a minor
amendment to allow the Applicant to construct the temporary field and building in an area which has been
designated for parking in the future in the Stagel/Stage 2 Development Plan.
COPIES TO: Property Owner/Applicant
File
ITEM No._U
Attachment 3
G:\PA#\2007\07-030 Valley Christian Temp Building\PCSR.doc
Page 1 of6
The Valley Christiln Center is 1o-d at 7500 Inspiration Drive. The site ..mrrounded by single family
homes to the north and east of the ste, open space and condominiums to the west and open space and
Dublin Boulevard co the south. The ste is zoned PD (Planned Develcpment) and has a General Plan land
use designation of Public/Semi Public Facility. The site and its surrounding uses are shown below.
Low Density Sirgle
Family Residen-ial
BACKGROUND:
A Conditional Use Permit to allow the construction of the Valley Christian Center was approved by
Alameda County on January 25, 1978 (prior to the incorporation of the City of Dublin in 1982).
On July 18, 1983, the Planning Commission approved a Site Development Review to construct
classrooms and related parking.
On March 5, 1984, the Planning Conunission approved a Site Development Review for the construction
of a second parking lot, a sports field, administration building, mainte lance building and the relocation of
the Family Center building.
On July 21, 1986, the Planning Commission approved a Conditional Use Permit/Site Development
Review to allow th::: construction of a 2,850 square foot/196 seat expa1lsion of the existing sanctuary.
On August 1, 1986, the Planning Commission approved a Site Development Review to allow the
construction of an expansion to the school facility.
On March 7, 1988, the Planning Commission approved a Site Development Review to construct a 31,766
square foot Family Center consisting of a gymnasium, locker rooms and class rooms.
PaiSe 2 of6
In 1995, the Planning Comm m approved a Site Development Rev] to allow for an expansion of the
existing playfield.
On August 11, 1998, the Planning Commission approved a Site Development Review to allow two
temporary modular classroom buildings to be located on the site until :W03 (a period of five years).
On April 22, 2003, the Planning Commission approved a Site Development Review to allow the
construction of a temporary administration building and to extend the permit approval for the two
modular classrooms. The Site Development Review allowed the tw.) classrooms to remain until 2008,
with an allowance for an extension of the permit if construction of the permanent facility had not
commenced.
On May 20,2003, the City Council certified an Environmental Impact Report (SCH 2002012070) for the
Master Plan (Stage I/Stage 2 Development Plan) for the Valley Christian Center.
On June 3,2003, the City Council approved a Stage 1/Stage 2 Development Plan for the Valley Christian
Center which established a Master Plan for the phased construction of buildings and improvements on the
property.
Existing Facilities,
The following improvements/structures are currently located on the Valley Christian Center site (the
location of these structures can be found on Sheet A-I of Attachment :I):
. 14,400 square foot Sanctuary/Fellowship Hall Building (which includes pre-school/day care uses)
with 550 sanctuary seats;
. 10,000 square foot pre-school building;
. 52,500 square foot Elementary School building;
. 8,800 square foot Junior High building;
. 32,600 square foot High School building;
. 5,000 square foot temporary Administration building;
. Two modular classrooms;
. Surface parking (510 parking spaces);
. Two sports field areas; and
. Asphalt play area which also accommodates overflow parking when necessary.
Master Plan Facilities
As previously discussed, a Master Plan was approved by the City Council for future expansion of the
Valley Christian Center (see Stage 1/Stage 2 Development Plan included as Attachment 5). The attached
Stage lIStage 2 Development Plan provides information on the future buildings and expansion plans for
the Valley Christian Center. Once all of the buildings are constTIlcted, the floor area of the Valley
Christian Center will increase from 118,300 square feet to 305,300 sqnare feet.
ANALYSIS:
Stage 2 Development Plan Amendment
The Stage 1/Stage 2 Development PI.ill (Master Plan) for the Valley Christian Center was approved by the
City Council in 2003. The Master Plan established future uses and the location and size of future
buildings/expansion of existing building (Attachment 5). The intent )f the Master Plan was to provide a
plan for future improvements on the site, to allow phased constructic1n of improvements and to allow for
Page 3 of6
several temporary structures to su
rt the center until permanent structure
luld be completed.
Section 8.32.080 of the Zoning Ordinance allows the Planning Commission to approve minor amendments
to a Development Plan by means of a Conditional Use Permit. AIthOl': gh the Stage I/Stage 2 Development
Plan does not allow for additional temporary structures, a previous Site Development Review and the
Development Plan did allow for several specific temporary structure!; to be allowed on the site to support
the school until the construction of the permanent structures hegan. In this case, the proposed
improvements are minor in that they meet the intent of the Master Plan for the site. The minor amendment
to allow the temporary facility is appropriate for the site because the improvements will support the
existing facilities and will not result in the expansion or increase in the number of students on the site and
are temporary improvements which will be required to be removed in ten years.
The new text in the Stage I/Stage 2 Development Plan can be found c,n page 3 of Exhibit A of Attachment
1 and is also shown in italics in Attachment 4.
The findings for the Conditional Use Permit can be found on pages 2-3 of Attachment 1.
Site Development Review
The Applicant has requested approval of a Site Development Review to allow the construction of a
temporary practice field and a temporary weight/training building. The field and building will be located
on an area designated for a parking lot in the future (see Attachml~nt 5 for the future build-out of the
campus).
The practice field will be half the size of a standard football field The field will be used for football
practices. No lights will be installed and games are prohibited per the Conditions of Approval (COA) for
the project (please refer to COA Nos, 21 and 22 in Attachment 2).
The weight/training room will be located inside a 3,600 square foot modular building. The building will
be set back approximately 120 feet from the top of the embankment from Inspiration Drive (see pictures
included as Attachment 6). As shown on the attached site photos, the building will be located on top of a
large hill and will be set back a large distance from the top of the emJankment. As a result, only a portion
of the top of the building will be seen from grade below. AdditionaLy, new landscaping including shrubs
and trees will be planted around the building which will also block, i.ews of the modular structure (Sheet
L1 of Attachment 3).
The Applicant has requested approval of the temporary facilities in order to start a football program at the
school. The cost of building a small practice field and temporary building is lower than the cost to
construct a regulation football field with lighting, bleachers and other necessary improvements.
Additionally, the temporary building is also lower in cost than a permanent building. The school is
requesting approval of the temporary facilities in order to establish 1he program and gain support for the
construction of a permanent football facility in the future (plea!:e refer to the Applicant's Written
Statement included as Attachment 7).
In order to ensure that the facilities would be temporary and to allow the school adequate time to establish
a football program, Staff has included several Conditions of Approval regarding the life of this permit.
Additionally, the language in the Conditional Use Permit for a minx amendment to the Stage 1/Stage2
Development Plan has been developed to require that the field and building be removed from the site
within 10 years (Attachment 1). Condition of Approval No.4 requil'es that the field and weight room be
In the event that the parking lot is required to support the parking n'~t:;us of one of the future buildings,
shown on Attachment 4, Condition of Approval No. 20 has been included (in Attachment 2) which
requires the field and building to be removed and the parking lot be constructed prior to occupancy of the
affected building.
The new facility will not create additional demand for parking becallse the facility will be used by the
existing student body. Additionally, the site has ample parking to support the existing uses and the paved
play area can also be used for overflow parking when needed.
The proposed facility is an appropriate use for the site because the building and field are temporary and
will be used to start a football program for the school. '
The findings for the Site Development Review can be found on pages 2-3 of Attachment 2.
ENVIRONMENTAL REVIEW:
The City Council certified an Environment Impact Report (Resolution No. 92-03) for the Valley Christian
Center Master Plan on May 20, 2003 (SCH 2002012070). The proposed Project is categorically exempt
from further CEQA review pursuant to Section 15314, Class 14, which exempts schools from CEQA
review for additions to a school which will not increase the student p')pulation by more than 25% and the
proposed practice field and building will be utilized by the existing student body and therefore will not
result in an increase in the total number of students on the site.
CONCLUSION:
The Applicant has requested approval of a temporary football practic~: field and temporary weight/training
room to establish a football program on the site and gain support for the program prior to constructing
permanent improvements. The new field and weight/training buildin:~ will not increase enrollment at the
school and will be used to expand the programs currently offered at the high school. The improvements
will be temporary in that they will be required to be removed within '.0 years. The use of these temporary
facilities is consistent with the school use and with other temporary facilities that have been approved for
the Valley Christian Center.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate;
5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit for a minor amendment to the
adopted Stagel/Stage 2 Development Plan for the Valley Christian Center with the revised Stage 1
Development Plan and Stage 1/Stage 2 Rezoning Development Plan attached as Exhibit A; and 6) Adopt
Resolution (Attachment 2) approving a Site Development Review for a temporary practice field and
temporary weight/training building.
Page 5 of6
GENERAL INFORMATION:
APPLICANT:Norm Dyer
Loving and Campos Architects
245 Y gnacio Valley Road, Walnut Cree k, CA 94596
'PROPERTY OWNER:Valley Christian Center
7500 Inspiration Drive
Dublin, CA 94568
LOCATION:
7500 Inspiration Drive
ASSESSORS PARCEL
NUMBER:941-0022-002
GENERAL PLAN
DESIGNATION:
Public/Semi':'Public Facility
SPECIFIC PLAN
AREA:
None
EXISTING ZONING
AND LAND USE:
Planned Development (P A 00-017)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site PD- Planned Public/Semi- Pu blic Valley Christian
Development Facility Campus
North PD- Planned Open Space and Low High Density
Development Density Single Family Residential Units and
Vacant
South PD- Planned Open Space Portion of Valley
Development Christian property
(vacant), open space and
Dublin Boulevard
East PD- Planned Open Space and Single Portion of Valley
Development Family ResideLtial Christian Property
(vacant) and single
family houses
West Single Family Open Space and Vacant and
Residential Medium/High Density condominiums
Residential
Page 6 of6
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TRAINING/WEIGHT ROOM-PRACTICE FIELD
VICINITY MAP
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. ~ PROJECT
-qy NORTH
PARKiNG COlTNT
900 STANDARD SPACE
ACCESSIBLE SPACE
471
10
TOTAL SPACES
481
PARCEL 1
EXIST. NEW TOTAL # OF
USES AREA AREA. AREA PLRS.
A,1
OAK
SANCTUARY
PRE.SCHOOL/DAY CARE
FEllOWSHIP HALL 14,400 90,000 104,400 3
~i~~INr.l
SANCTUARY
PRE-SCHOOL/DAY CARE
FELLOWSHIP HAll
ADMINISTRATION
''''UUDOTJT\
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JR I sa mGH SCHOOL . 45,000 45,000 3
ADMINISTRATION
SPORTS . 15,000 15,000 2
SENIOR CENI'ER
COUNSELING . 30,000 30,000 2
CLUBI ACTIVI1Y CENTER
CHAPEL . 6,000 6,000 T
TOTAL (SQUARE FEET) ",400 187,000 211,400
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SCALE: AS SHOWN
DATE: JULY. 26 2007
REVISIONS:
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PROJECT No. 04003
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SCALE: ,11. 20"
(E) GRADE ~ 2% SLOPE
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DATE: JULY. 26 2007
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RECEIVEI')
IIUL ~ ~ 2008
DUBLIN ~I 1J.!\I\,.l!N~::
July 21,2008
Erica Frasier
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RE: Expiration of the Site Development Review for the Weight Training Facility
and Practice Field at Valley Christian Center
Dear Ms. Frasier,
We would like to request an extension of the permit for a period of six months.
We are requesting the extension for the following reasons. (1) Our Business
Administrator, Bryan Tebbutt retired on June 30. (2) Our Development Director,
Jim Heal was let go in April. These two individuals were key to making this project a
reality. We have recently appointed new individuals to move this project forward
but require additional time.
Please don't hesitate to contact me at (925) 560-6229 or via email at
eraasch@dublinvcc.org if you have any questions.
~.YOU'
Eric Raasch
Director of Operations and Technology
Valley Christian Center
7500 Inspiration Drive
Dublin, CA 94568
www.dublinvcc.org
i [925] 560-6200
i [925] 828-5623
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Attachment 5