HomeMy WebLinkAbout8.1 Valley Christian Ctr CUP/SDR G~~~ OF DU~lt~
~i~ STAFF REPORT
1~~.~~~~ PLANNING COMMISSION
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DATE: May 25, 2010
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PLPA 2010-00009 Valley Christian Center
Conditional Use Permit and Site Development Review (Adjudicatory
Action)
Report prepared by Erica Fraser, Senior Planner
EXECUTIVE SUMMARY:
The Applicant, Valley Christian Center, has requested approval of a Conditional Use Permit to
amend the Planned Development Zoning (PA 00-017) and a Site Development Review to allow
the construction of a temporary modular classroom building and related improvements located
at 7500 Inspiration Drive.
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 approving a Conditional Use Permit to Amend the Stage
1/Stage 2 Development Plan for the Valley Christian Center to Allow a Temporary Modular
Building Located at 7500 Inspiration Drive; and 6) Adopt a Resolution Approving a Site
Development Review for the Valley Christian Center for a Temporary Modular Classroom
Building Located at 7500 Inspiration Drive.
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Submitted By R ewed By
Senior Planner Planning Manager
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COPIES TO: File
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ITEM NO.:
Page 1 of 8
DESCRIPTION:
Project Location
The Valley Christian Center is located at 7500 Inspiration Drive. The Valley Christian Center is
comprised of several buildings which support the church and school that operate on the site.
The school includes grades Kindergarten through High School as well as a daycare. The
following map shows all of the buildings on the site as well as some of the surrounding uses.
Figure 1: Valley Christian Center (Existing Site)
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Project History
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).
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On July 18, 1983, the Planning Commission approved a Site Development Review to construct
classrooms and related parking.
On March 5, 1984, the Planning Commission approved a Site Development Review for the
construction of a second parking lot, a sports field, administration building, maintenance 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 the construction of a 2,850 square-foot addition to 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.
On April 17, 1996, the Planning Commission approved a Site Development Review 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.
On April 22, 2003, the Planning Commission approved a Site Development Review to allow the
construction of a temporary administration building.
On May 20, 2003, the City Council certified an Environmental Impact Report (SCH 2O02012070)
for the Master Plan (Stage 1/Stage 2 Development Plan) for the Valley Christian Center.
On June 3, 2003, the City Council approved a Planned Development Rezone with 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 including a 90,000
square-foot sanctuary building.
On May 11, 2010, the Planning Commission approved a Site Development Review to allow the .
construction of a 15,700 square-foot sanctuary, 60-foot-tall cross and related improvements.
Existing Facilities
The following improvements/structures are currently located on the Valley Christian Center site:
• 14,400 square-foot Sanctuary/Fellowship Hall Building (which includes pre-school/day
care uses);
• 15,700 square-foot sanctuary (approved but not under construction);
• 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 modular Administration buildings;
• Two modular classrooms;
• Surface parking;
• Two sports field areas; and
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• Asphalt play area which also accommodates overFlow parking when necessary.
Masfer Plan Facilities
As previously discussed, a Master Plan was approved by the City Council for future expansion
of the Valley Christian Center which includes the following:
• New 90,000 square-foot sanctuary building (15,700 sq. ft. have been approved);
• New 45,000 square-foot Junior/Senior High School Administration Building;
• New 15,000 square-foot Recreation Building;
• New 30,000 square-foot Ser~ior Center/Adult Day Care Building;
• New 6,000 square-foot chapel;
• The existing sanctuary will be remodeled to accommodate seminar rooms, fellowship hall
and church administration;
• The existing daycare center will be expanded by 1,000 square feet;
• Minor expansion in staff and Junior/Senior High students;
• Removal of modular buildings; and
• Increase in parking area.
Project Description
The Applicant is requesting approval of a Conditional Use Permit to amend the Planned
Development Zoning to allow an additional modular classroom and a Site Development Review
to construct a 24-foot x 40-foot modular classroom building which will allow two additional
classrooms on the site. The modular building does not allow for the expansion of the school
beyond what is allowed in the Master Plan, rather, the proposed modular classrooms allow the
school to serve additional students until the permanent school buildings can be constructed.
ANALYSIS:
Stage 2 Development Plan Amendment
The Stage 1/Stage 2 Development Plan (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 buildings. The intent of the Master Plan was to
provide a plan for future improvements on the site and to allow phased construction of
improvements. The Master Plan allowed temporary structures~ to support the center until
permanent structures could be completed (the number of structure has increased since adoption
based on the needs of the Center).
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. The Development
Plan for the Valley Christian Center allows several specific temporary structures on the site to
support the school and/or church until the construction of the permanent structures. Although the
Stage 1/Stage 2 Development Plan does not allow for additional temporary structures, 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 school and will not result in an increase in the number
of students on the site (beyond what was anticipated in the Master Plan) and the building is
temporary and will be required to be removed when the permanent facilities are constructed.
The Development Plan is proposed to be amended to allow modular classroom building to be
constructed on the site, with approval of a Conditional Use Permit, which is consistent with the
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Master Plan. The modular building will be required to be removed once the permanent facilities
are constructed.
The proposed text of the Stage 1/Stage 2 Development Plan amendment can be found on page
3 and 7 of Exhibit A of Attachment 1.
Site Development Review
Construction of the proposed temporary modular classroom building is subject to a Site
Development Review. The following is an analysis of the proposed temporary improvements.
Site Layout
The proposed modular building will be located adjacent to the existing two modular school
buildings on the site as shown on the site plan included on Sheet 1 of Exhibit A to Attachment 2.
These buildings are located in befinreen the permanent school building and the administration
buildings and next to an existing parking lot. The modular building will be connected to the
existing modular buildings through an existing elevated ramp.
Architecture
The proposed modular building is designed to match the existing modular buildings. The
modular building will be a maximum of 12 feet, 6 inches in height. The building will have a flat
roof and will have vertical wood siding which will be painted a tan color to match the existing
modular buildings. Due to the elevation of the property and the elevation of Inspiration Drive, the
modular classroom will not be visible from Inspiration Drive or the surrounding properties.
Please refer to Exhibit A of Attachment 2, Sheet 2, for the proposed building elevations.
Landscaping
New landscaping will be provided around the proposed modular building. One new coast live
oak tree will be planted and three crape myrtle trees will be planted as accents. New
groundcover and shrubs will be planted on all sides of the building. Please refer to Exhibit A of
Attachment 2, Sheet L-1, for the proposed Landscape Plan.
Parking
The Planned Development Zoning District does not contain parking standards for the site,
therefore, the parking requirements for the Valley Christian Center can be found in the Zoning
Ordinance. Parking requirements for the modular classroom building can be found in Section
8.76.080.C of the Zoning Ordinance.
The following table illustrates the number of parking stalls that are required to support the
proposed building (for the high school) and other uses on the site.
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Table 1: Required Parking
Use Parking Total Area Required Number of
Requirement Parkin Stalls
Existing Sanctuary 1 per 3 fixed seats or 390 Seats 130
14,400 sq. ft. 1 per 50 sq. ft. of non-
fixed seatin area
Daycare (Preschool) 1 for every 5 Children 100 Children and 13 33
plus one per employees
em lo ee
Elementary and 2 per Classroom 28 Classrooms 56
Middle School
High School 2 per Classroom and 15 Classrooms and 142.5
1 for eve 4 students 450 Students
New Sanctuary 1 per 3 fixed seats or 6,224 sq. ft. of non- 125
15,700 sq. ft. 1 per 50 sq. ft. of non- fixed seating
fixed seatin area
Total Stalls Re uired 501
There are 537 parking stalls on site. The daycare, school and administrative offices are in
operation during the day when the sanctuary is not used. During the day, a total of 246 parking
stalls are required to support the site. This results in a surplus of 292 parking stalls during the
day.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The construction of the temporary modular building is consistent with the General Plan land use
designation of Public/Semi-Public which allows community serving uses to be constructed on
the site. The proposed modular classroom will allow for the expansion of the Valley Christian
Center which has operated on the site since 1978. The modular classroom is temporary in
nature and will be used to support the existing school and will be required to be removed upon
construction of the permanent facilities.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
A Public Notice was mailed to all property owners and occupants within 500 feet of all of the
parcels that comprise the Valley Christian Center. A Public Notice was also published in the
Valley Times and posted at several locations throughout the City. Additionally, prior to the
Planning Commission meeting, the Applicant met with several of the Homeowners' Associations
in the area to discuss their project. To date, the City has received no objections from
surrounding property owners regarding the Project.
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 2O02012070). The construction of the
temporary modular building is consistent with the Environmental Impact Report (EIR) because
the modular building will be allowed to remain on site until a permanent classroom is
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constructed. The construction of the modular classroom building is consistent with the maximum
student body population studied in the EIR and allowed in the Master Plan and because the
building is temporary will not result in an increase in the allowable student body.
There are no substantial changes in the project or circumstances, and no new information that
would require subsequent or supplemental review under CEQA section 21166. The certified EIR
adequately describes the potential impacts of the project and no further environmental review is
required. Future expansion is possible within the kind and maximum amount of development
analyzed in the EIR and approved through the Master Plan; however, any future expansion
would require City review for compliance with the EIR and Master Plan.
ATTACHMENTS: 1) Resolution approving a Conditional Use Permit to
amend the Stage 1/Stage 2 Development Plan for the
Valley Christian Center to Allow a Temporary Modular
Building Located at 7500 Inspiration Drive, with the
amended Stage 1/Stage 2 Development Plan attached
as Exhibit A.
2) Resolution approving a Site Development Review for
the Valley Christian Center for a Temporary Modular
Building Located at 7500 Inspiration Drive, with the
Project Plans attached as Exhibit A.
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GENERAL INFORMATION:
PROPERTY OWNER: Valley Christian Center
7500 Inspiration Drive
Dublin, CA 94568
APPLICANT: Emerald Valley Land
4115 Blackhawk Plaza Circle #100
Danville, CA 94506
LOCATION: 7500 Inspiration Drive
GENERAL PLAN
LAND USE DESIGNATION: Public/Semi-Public Facility
ZONING: PD (Planned Development)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Pro ert
Site PD (Planned Public/Semi-Public Facility Valley Christian
Development) Center (Church,
School and
Da care
North PD (Planned Open Space and Low-Density Open Space and
Development) Single Family Single Family
~ Homes
South None Dublin Boulevard and I-580 Roads
East R-1 (Single Family Single Family Residential Single Family
Residential Homes
West PD (Planned Open Space and Medium/High Open Space and
Development Density Residential Attached Homes
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