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Home My WebLink About8.1 Tri-Valley YMCA CUP ti~ /~i ~~ii? STAFF REPORT 1`~~~~ PLANNING COMMISSION ~ ~C~~ % I R DATE: February 22, 2011 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2010-00070 Tri-Valley YMCA Community Facility Conditional Use Permit EXECUTIVE SUMMARY: The Applicant is requesting a Conditional Use Permit to establish a Community Facility for the Tri-Valley YMCA located at 6693 Sierra Lane, Suite F within a portion of the Sierra Trinity Business Park. A Conditional Use Permit is also being requested to establish a parking requirement for the Community Facility use. 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; and 5) Adopt a Resolution approving a Conditional Use Permit for a Community Facility and to establish a parking requirement for the Tri-Valley YMCA, 6693 Sierra Lane, Suite F. ~ { ~ C.c ~t.,.~,~. Submitted By: ~ e' ed By: Senior Planner Planning Manager COPIES TO: Applicant File r ITEM NO.: .1 Page 1 of 5 G:1PA#120101PLPA-2010-00070 Tri-yalley YMCA Community Facility CUPIPC 02.22.IIIPCSR 02.2211.doc DESCRIPTION: Figure 1. Sierra Trinity Business Park The project site is located at the corner of Sierra Court and Sierra Lane within the Sierra Trinity Business Park. The ~ project site has a General Plan Land Use designation of ~Business ~ , ;x . ' Park/Industrial and is zoned PD ~ ` (Planned Development) with underlying M-P (Industrial Park) uses. On February 1, 2011 the City Council approved a multi-year grant agreement Tx % ~ ~ in the amount of ~$400,000 with the ~ YMCA of the East Bay to assist in defraying costs associated with the operation and administration of programs and activities at their new Dublin location. The grant will be dispersed over 5 years and will be used to provide community-related work, ~ , ~ services or activities. ~ ~ ~ ~ ~ ~f~ The Tri-Valley YMCA moved their administrative offices from Pleasanton to the Sierra Trinity Business Park in December 2010 and obtained a Zoning Clearance for Indoor Recreational Facilities to offer recreation classes within a portion of their tenant space. Professional Offices and Indoor Recreational Facilities ' are permitted uses in the PD Zoning District. In addition to recreation type classes, the Tri- Valley YMCA plans to offer a wide range of community programs and activities characteristic of a Community Facility. A Community Facility is a conditionally permitted use in the PD Zoning District and requires approval of a Conditional Use Permit by the Planning Commission. Therefore, the current request is for a Conditional Use Permit for a Community Facility. The parking requirements for a Community Facility are set forth in Chapter 8.76 (Off-Street Parking and Loading Regulations); however, there is not currently a standard for a Community Facility such as the YMCA. Therefore, the current request also includes a Conditional Use Permit to establish a parking requirement for the project. ANALYSIS: A Conditional Use Permit is required for land uses that are not clearly permitted or prohibited because of their unique nature. Approval of such land uses would only be granted if their effect on the surrounding environment can be made acceptable through the application of Conditions of Approval. It allows the City to place conditions on the project to ensure compatibility with surrounding uses. A Conditional Use Permit is also used to determine a parking requirement for a specific land use that is not listed in Chapter 8.76 (Off-Street Parking and Loading Regulations). 2 of 5 Community Facilitv The Tri-Valley YMCA occupies a 7,392 square foot tenant space within the Sierra Trinity Business Park. The building occupied by the Tri-Valley YMCA (6693 Sierra , Lane) has two additional tenant spaces which are currently vacant. Suite A is 4,596 square feet and Suite C is 2,434 square feet. The Tri-Valley YMCA's administrative offices occupy 4,590 square feet of their tenant space and include offices, conference rooms, restrooms, storage rooms and a break room (see Attachment 1). The hours of operation for the administrative offices are Monday through Friday from 9:OOam to 5:OOpm and there are 10 employees. The remaining 2,802 square feet includes two activity rooms and an open activity area (see Attachment 1). The two activity rooms and open activity area are currently being utilized for indoor recreation classes which were approved through a Zoning Clearance for Indoor Recreational Facilities in December 2010. The same two activity rooms and the open activity area would also be used for a wide range of community programs and activities (Attachment 2). Both the indoor recreation classes and community programs and activities would be offered between 6:OOam 9:OOpm Monday through Sunday. The types and times that various programs and activities would be offered are included in the Applicant's written statement (Attachment 2) and represent the anticipated programming schedule for the Tri-Valley YMCA. Community programs and activities would be tailored to meet the needs of the community and therefore the anticipated programming schedule may change to respond to the community's needs. Conditions of Approval h~ve been placed on the project to ensure that all activities associated with the Tri-Valley YMCA are conducted entirely within the building at all times (Attachment 3, Condition of Approval No. 14) and that children under the age of 12 are accompanied by a responsible adult upon arrival and departure to_the project (Attachment 3, Condition of Approval No. 15). To further ensure the safety of children Condition of Approval No. 15 does not allow for children under the age of 12 to be left unattended outside the building at any time. Parkinq The Tri-Valley YMCA is currently required to provide 1 parking space for every 250 square feet of administrative office space and 1 parking space for every 200 square feet of indoor recreation space. The administrative offices occupy 4,590 square feet resulting in a parking requirement of 18 spaces; the indoor recreation classes are offered in the remaining 2,802 square feet resulting in a parking requirement of 14 spaces. The total parking requirement for the Tri-Valley YMCA administrative offices and indoor recreational classes is 32 spaces. The Sierra Trinity Business Park has a total of 808 spaces on-site and based on the current mix of tenants (including YMCA's administrative offices and indoor recreation classes) has a surplus of 267 spaces. The Tri-Valley YMCA would like to expand their current offerings to include community programs and activities characteristic of a Community Facility. The Community Facility would include the administrative offices and indoor recreation classes in addition to community programs and activities. Chapter 8.76 (Off-Street Parking and Loading Regulations) does not provide a parking standard for a Community Facility such as the YMCA so a Conditional Use Permit is required to determine an appropriate parking requirement. The Applicant's anticipated programming schedule (Attachment 2) was reviewed by the City's Traffic Engineer and a parking assessment was prepared for the Tri-Valley YMCA (Attachment 4). Based on the Traffic Engineer's 3 of 5 assessment, a total of 55 parking spaces are needed to meet the greatest parking demands for the administrative offices, indoor recreation classes and community programs and activities. As noted above, the Sierra Trinity Business Park has a total of 808 spaces on-site and based on the current mix of tenants, a surplus of 267 spaces are available which is more than adequate to meet the increased parking requirement for the proposed Community Facility. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA) together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable environmental documents prepared. Staff is recommending that the Conditional Use Permit for a Community Facility and to determine a parking requirement for the Tri-Valley YMCA community programs and activities be found exempt from CEQA pursuant to Section 15301 (Existing Facilities). CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The project site is designated Business Park/Industrial on the Dublin General Plan Land Use map and is located within a PD (Planned Development) Zoning District with underlying M-P (Industrial Park) Zoning. The Tri-Valley YMCA plans to offer community programs and activities which are considered a Community Facility Use Type which is consistent with the General Plan Land Use designation and is permitted in the PD Zoning District subject to approval of a Conditional Use Permit by the Planning Commission. Conditions of approval have been ..placed on the project to ensure that the project does not negatively impact the surrounding business and to ensure the safety of children using the facility. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District have reviewed the project and, where appropriate, have provided Conditions of Approval to ensure that the project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 3). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law and the Dublin Zoning Ordinance, a Public Hearing Notice was mailed to all property owners and tenants within 300 feet of the project site. A Public Hearing 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. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1) Project Plans (3 sheets) dated received December 7, 2010. 2) Written Statement (2 pages) dated received December 7, 2010. 3) Resolution approving a Conditional Use Permit for a Community Facility and to establish a parking requirement for the Tri-Valley YMCA, 6693 Sierra Lane, Suite F. 4) Parking Assessment Memo from the Pubfic Works Department dated January 31, 2011. 4of5 GENERAL INFORMATION: APPLICANT: Kelly O'Lague-Dulka Executive Director Tri-Valley YMCA 4725 First Street, Suite 200 Pleasanton, CA 94566 PROPERTY OWNER: Dwain T. Berry Vice President WCV Commercial Properties 1850 Mt. Diablo Blvd, Suite 605 Walnut Creek, CA 94596 LOCATION: 6693 Sierra Lane, Suite F ASSESSORS PARCEL NUMBER: 941-0205-001-046 GENERAL PLAN LAND USE DESIGNATION: Business Park/Industrial SPECIFIC PLAN ~ LAND USE DESIGNATION: N/A SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North M-1 Business Park/Industrial Light Industrial South M-1 Business Park/Industrial & Light Industrial Retail/Office and Automoti~e East M-1/PD Business Park/Industrial Light Industrial West M-1 Business Park/Industrial Light Industrial 5 of 5