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HomeMy WebLinkAbout8.1 School of ImaginationG~?? OF /// 19 IM 82 04LIFOR??D DATE: TO: SUBJECT: March 9, 2010 Planning Commission PUBLIC HEARING - PA 10-004 School of Imagination, Planned Development Rezone with a related Stage 2 Development Plan and Site Development Review. Report prepared by Martha Aja, Environmental Specialist and Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The School of Imagination project site is located within the Schaefer Ranch development. The proposed project includes a Planned Development Rezone with a related Stage 2 Development Plan and a Site Development Review to allow the construction of a 12,065 square foot building with playground and related improvements on the project site. The School of Imagination currently has two facilities in the City of Dublin and following construction of the building on the project site the Applicant would re-locate the two existing facilities to the Schaefer Ranch project site. 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 a Resolution recommending that the City Council adopt an Ordinance approving a PD Planned Development Rezone and a related Stage 2 Development Plan for the School of Imagination located at the corner of Dublin Boulevard and Schaefer Ranch Road; and 6) Adopt a Resolution approving a Site Development Review. _J Submitted By: Environmental Specialist R vi d By: Planning Manager COPIES TO: Applicant File STAFF REPORT PLANNING COMMISSION ITEM NO.: b. I Page 1 of 7 G:IPA#120101PA 10-004 School of ImaginationlPlanning Commission 3.9.101PCSR 3.9.10. doc DESCRIPTION: Background. The School of Imagination project site is located in the Schaefer Ranch development, which is located within a portion of the Western Extended Planning Area. The Schaefer Ranch project area includes approximately 500 acres located at the westerly boundary of the City limits north of Interstate 580 and south of unincorporated Alameda County. The project site is located at the southeast corner of Dublin Boulevard and Schaefer Ranch Road. The 0.56 acre parcel is identified as Parcel J of Subdivision Map 6765. The Schaeffer Ranch development area has gone through a series of approvals since annexation into the City in 1996. The original approval included a General Plan Amendment and Planned Development District Overlay to allow 474 single-family homes in addition to limited commercial space, public/semi-public uses and open space. On August 11, 1998, the Planning Commission adopted Resolution 98-38 approving a Vesting Tentative Tract Map for 446 detached single-family homes. Subsequently, a lot reconfiguration concept was designed to accommodate 302 lots. In 2006, PA 06-031 was approved which included a Stage 2 Development Plan (Ordinance 11- 06) and a Site Development Review for the four residential neighborhoods within Schaefer Ranch. The SDR approval established the architectural design standards for the 302-unit subdivision (Planning Commission Resolution 06-17). In 2008, PA 08-005 was approved which included City Council approval of an EIR Addendum, General Plan Land Use Amendment, Planned Development Rezone with a Stage 1 and Stage 2 Development Plan and a Development Agreement for the portion of the project located south of Dublin Boulevard (Resolution 203-08, Resolution 204-08, Ordinance 37-08 & Ordinance 38-08). In addition, the Planning Commission approved Vesting Tentative Tract Map 8000 (Resolution 08-29). These amendments modified the commercial sites within the Schaefer Ranch Development as follows: (1) the 5.69 acre commercial parcel at the southwest corner of Dublin Boulevard and Schaefer Ranch Road was rezoned to PD - Residential Single Family, and (2) the two remaining smaller adjacent lots at the southeast corner of Dublin Boulevard and Schaefer Ranch Road (of which the project site is a portion of) were rezoned to PD - Public/Semi-Public. Additionally, PA 08-005 amended two of the residential neighborhoods by reconfiguring the subdivision and adding a net total of 104 units, resulting in a grand total of 406 units in Schaefer Ranch, which is still less than the 446 units approved in the original configuration. Schaefer Ranch is currently partially occupied and under construction. The majority of the infrastructure is in place, including the extension of Dublin Boulevard which will be used to access the project site. Current Proposal: The Applicant, Discovery Builders, is requesting approval of a Planned Development Rezone with a related Stage 2 Development Plan and a Site Development Review to allow the construction of a 12,065 building with playground and related improvements for the operation of a pre-school (School of Imagination) on the project site. Discovery Builders will construct the facility and then lease the facility to the School of Imagination. The lease is a private agreement between Discovery Builders and the School of Imagination. The term of the lease is for fifteen (15) years with two options for the School of Imagination to extend the term for an additional 15 2 of 7 years each (45 total years). The initial term will commence on the first day of the first month following the issuance of the certificate of occupancy for the facility. The School of Imagination is a 501(c)(3) non-profit public benefit organization that provides services to children with auditory, speech, learning, and other unique physical needs. The proposed School of Imagination will enroll up to 72 children in the largest session (morning session) ages 18 months to 5 years and will operate Monday through Friday from 8:00 a.m. to 6:00 p.m. The facility will have no more than 9 employees (8 teachers and 1 administrator) on site at one time and will be licensed by the State of California. The facility offers several different programs to parents and operates mainly as a preschool and also includes before and after- school care. The facility will be comprised of the pre-school building which will include ten classrooms (not all of the classrooms will be utilized simultaneously), offices, staff related rooms, restrooms, storage, a kitchen facility and a library. The teaching occurs primarily in the classrooms. Speech therapists and occupational therapists work with the teachers in the classrooms and take selected kids out of the classroom and bring these kids into the offices to work with them on certain skills one-on-one. The School of Imagination offers a morning session (9:00 a.m. - 12:00 p.m.) and an afternoon session (2:00 p.m. - 5:00 p.m.) in addition to extended care, which is offered an hour before the morning session begins and an hour after the afternoon session ends (8:00 a.m. - 9:00 a.m. and 5:00 p.m. - 6:00 p.m.). The various enrollment options will result in a staggered pick-up and drop-off schedule so that children will come and go throughout the day, rather than all at once. ANALYSIS: Staff's analysis is broken up into several sections which describe each component of the project. Stage 2 Planned Development Rezone Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District. The intent of the Planned Development District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be achieved by a single zoning district or combination of zoning districts. The Zoning Ordinance requires the adoption of both Stage 1 and Stage 2 Development Plans which establish the regulations for the use, development, improvement and maintenance of the property within the Planned Development Zoning District. The project site is zoned PD, Planned Development, with an existing Stage 1 Development Plan. The Applicant is requesting approval of a Stage 2 Development Plan for the subject site at this time. The Stage 2 Development Plan allows for the construction of the pre-school building, playground, parking lot and related improvements on the site. The applicable regulations for the project can be found in the draft Ordinance approving the PD Development Rezone included as Exhibit A to Attachment 1. The regulations within this Ordinance includes a list of the permitted and conditionally permitted uses, development regulations, site area and proposed densities and preliminary landscape plan. 3 of 7 Site Development Review Permit The Applicant has proposed to construct a pre-school facility for the School of Imagination. The project includes a 12,065 square foot pre-school building, parking lot, playground, landscaping, and related improvements. Site Plan The proposed two-story building will be 12,065 square feet in size. The building is located on a 24,217 square foot parcel and once constructed will have a floor area ratio of 0.50. The General Plan allows for a maximum Floor Area Ratio of 0.50 for properties with the Public/Semi-Public land use designation. The parking area will be located in front of the School of Imagination building and it will have a one-way circulation pattern. The proposed playground area is proposed to be located along the eastern portion of the project site at the rearside of the building and it will be enclosed by a 6 foot fence. Access to the site will be provided on Dublin Boulevard. An existing sidewalk is located adjacent to Dublin Boulevard, which will provide pedestrian access to the site. A pedestrian walkway will provide access from the sidewalk, through the parking lot and to the front entrance (Exhibit A of Attachment 2, Sheets 2, 3 & 4). Architecture The proposed building is patterned from the American Farmhouse style of architecture. The roof form is a moderately pitched gable. The roof consists of composition asphalt shingles (Elk Prestique Weathered Wood). The building will be constructed with cream stucco. Accent colors are provided which include white and tan. The front elevation, which is visible from Dublin Boulevard, includes stone columns and a trellis feature at the entrance. Architectural details on the building include decorative shutters, divided light windows and projected window ledges. The American Farmhouse character is one of many traditional styles at Schaefer Ranch and will blend in well with the overall community (Exhibit A of Attachment 2, Sheets 1 & 8). Playground A 3,942 square foot playground will be located along the eastern portion of the project site at the rearside of the building. During the standard hours of operation the playground will be used solely by the School of Imagination and will be enclosed by a 6' tall wood fence. The playground will include playground equipment. The equipment and flooring material will be wheelchair accessible. The playground will also include sand/water tables for sensory development. The playground will be a unique one-of-kind facility. No other such playground currently exists in the Tri-Valley area, and for this reason it may be used by other agencies in the area (such as Easter Seals) during non-business hours. The area adjacent to the playground is designated as Open Space and therefore, there will be no noise impacts to residences within the Schaefer Ranch development due to the separation between the dwellings and the playground area. The playground equipment shall require a Site Development Review Waiver to be approved by the Community Development Department prior to issuance of occupancy (Attachment 2, Condition of Approval No. 20). Parking The Dublin Zoning Ordinance does not have a parking requirement for a pre-school facility. The use that is most similar to a pre-school facility is a daycare facility. Section 8.76.080.D of the Dublin Zoning Ordinance requires daycare facilities to provide one parking space for each 4 of 7 employee and one loading space for every 5 children at the facility. As previously discussed the Applicant is proposing 72 children in the largest session (morning session) and will have a maximum of 9 employees on-site at one time. Based on this requirement, the Project site is required to provide a total of 23 parking spaces (9 employees + 72 children/5 spaces = 23 parking spaces). The Applicant is proposing to provide a total of 27 parking spaces, which will exceed the requirements of the Zoning Ordinance by 4 parking spaces (Exhibit A of Attachment 2, Sheet 2). As previously noted, the School of Imagination has various enrollment options, which will result in a staggered pick-up and drop-off schedule so that children will come and go throughout the day, rather than all at once. The parents will park their cars and walk their children into the facility. Landscaping The proposed on-site trees, shrubs and groundcover are consistent with palettes in the approved Streetscape Plans and entry plans for the Schaefer Ranch Development. Off-site landscape features (streetscape and entries) have already been installed. The Zoning Ordinance (Section 8.76.070.A.12) requires one tree for every four parking spaces. A total of 7 trees will be planted around the parking area which meets the requirement of the Zoning Ordinance. As proposed, the parking lot will have a mixture of trees and groundcover throughout. Five trees are proposed to be planted around the parking lot to provide a buffer between the street and the parking lot (Exhibit A of Attachment 2, Sheet 3). Signage The signs shown on the project plans are conceptual in nature and include one wall sign and a monument sign at the entrance (Dublin Boulevard). The signage shown on the plans include a wall sign above the entrance which consists of 8" metallic letters with two uplights located on the trellis below (Exhibit A of Attachment 2, Sheet 1). The monument sign shown on the plans is located at the northwestern portion of the property and consists of a 5 foot tall sign that has a sign area of 15 square feet and is consistent with the design of the building (Exhibit A of Attachment 2, Sheet 3). The signage shown on the plans are consistent with Chapter 8.84 (Sign Regulations) of the Dublin Municipal Code. Project signage, including building signage and the monument sight, shall be reviewed and approved by the Community Development Department prior to issuance of building permits. At this time, compliance with the Dublin Zoning Ordinance will be verified (Attachment 2, Condition 72). CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The proposed project is consistent with the General Plan designation of Public/Semi-Public. The Public/Semi-Public land use designation allows a variety of uses including special needs program facilities. The project site is zoned PD - Public/Semi-Public and the proposed project is consistent with the zoning of the site. The proposed rezone with the related Stage 2 Development Plan is consistent with the General Plan because it establishes development standards and permitted uses consistent with Public/Semi-Public land use. The proposed project is consistent with the Community Design and Sustainability Element because the proposed building is architecturally appealing. Additionally, the building scale and design are compatible with the character of the four neighborhoods within the Schaefer Ranch development. 5 of 7 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The project plans were reviewed by the applicable departments and agencies and Conditions of Approval have been placed on the project. The Applicant has reviewed and agreed to these Conditions of Approval for the SDR (Attachment 2). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. ENVIRONMENTAL REVIEW: An Environmental Impact Report (EIR) for the Schaefer Ranch General Plan Amendment and Planned Development District Overlay Zone (SCH #95033070) was certified by the City Council on July 9, 1996 by Resolution 76-96. The City Council also adopted Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring Program with this Resolution. Subsequently in 2008, the Dublin City Council approved an Addendum to the EIR (Resolution 203-08). The proposed project was adequately addressed in the EIR and Addendum prepared for the Schaefer Ranch Development, and no further environmental review is required. CONCLUSION: The proposed School of Imagination will provide a Public/Semi-Public use for the site which will meet the intent of the General Plan to promote the establishment of Public/Semi-Public uses in the City. The proposed School of Imagination combines architecture and extensive landscaping that provides an attractive use for the community. Development of the site as a pre-school that provides services to children with auditory, speech, learning, and other unique physical needs will provide an additional service to residents and employees in the City. The School of Imagination will provide a necessary service to residents in the area, will expand schooling options for parents who have children with special needs and will provide for the development of a vacant site with an important use. ATTACHMENTS: 1) Resolution recommending that the City Council adopt an Ordinance approving a Planned Development Rezone with a related Stage 2 Development Plan for the School of Imagination, with the draft Ordinance included as Exhibit A. 2) Resolution approving a Site Development Review with project plans included as Exhibit A. 6 of 7 GENERAL INFORMATION: APPLICANT/PROPERTY: OWNER LOCATION: ASSESSORS PARCEL NUMBERS: GENERALPLAN LAND USE DESIGNATION: ZONING: SURROUNDING USES: Dana Owyoung Discovery Builders 4061 Port Chicago Highway, Ste. H Concord, CA 94520 Southeast corner of Dublin Boulevard and Schaefer Ranch Road 941-2832-27 Public/Semi Public PD - Planned Development LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North N/A Open Space Vacant South PD Open Space Vacant East PD Open Space Vacant West PD Public/Semi Public Vacant/Possible Future Fire 11 Station 7 of 7