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HomeMy WebLinkAbout00-017 VllyChrstnExp&Pln04-22-2003AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: Apri122, 2003 SUBJECT: PUBLIC HEARING: PA 00-017 Valley Christian Center Expansion & Master Plan -General Plan Amendment, Planned Development Rezoning Stage & 2 Development Plan, Tentative Parcel Map, Conditional Use Permit and Site Development Review, and Final Environmental Impact Report (Report Prepared by: Janet Harbin, Senior Planner) ~~ ATTACHMENTS: 1. Resolution recommending City Council certify the Valley Christian Center Expansion Final Environmental Impact Report 2. Resolution recommending City Council adopt a General Plan Amendment (with General Plan Map attached as Exhibit A) 3. Resolution recommending City Council approve a Planned Development (PD) Stage 1 & 2 Rezoning (with the Rezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibit A-2) 4. Resolution Approving Tentative Parcel Map (with Tentative Parcel Map attached as Exhibit A) 5. Resolution Approving a Conditional Use Permit and Site Development Review (with Site Plan attached as Exhibit A) 6. Applicant's Statement 7. Draft and Final Environmental Impact Report RECOMMENDATION: 1. Hear Staff Presentation 2. Open Public Hearing 3. Hear Applicant's Presentation 4. Question Staff, Applicant and the Public 5. Close Public Hearing 6. Deliberate 7. Adopt Resolution (Attachment 1) recommending City Council certify the Final Environmental Impact Report 8. Adopt Resolution (Attachment 2) recommending City Council adopt a General Plan Amendment (with General Plan Map attached as Exhibit A) 9. Adopt Resolution (Attachment 3) recommending City Council approve a Planned Development (PD) Rezoning Stage 1 & 2 Development Plan (with the Rezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as A-2) 10. Adopt Resolution (Attachment 4) approving Tentative Parcel Map (with Tentative Parcel Map attached as Exhibit A) 11. Adopt Resolution approving a Conditional Use Permit and Site Development Review (with Site Plan attached as Exhibit A) COPIES TO: The Applicant/Owner PA file ITEM NO. g • 3 PROJECT DESCRIPTION: The proposed project area is located within the westerly portion of Dublin and contains approximately 50 acres of land. The site lies north of the I-580 freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area. The project site is located on a large knoll within the west hillside area which overlooks central Dublin to the west and portions of Pleasanton to the south. The site is characterized by steeply sloping hillsides facing Dublin Boulevard and the I-580 freeway and properties to the east. Existing topographic elevations range from a low of approximately 550 feet above sea level to a height of approximately 830 feet at the top of a small knoll at the very northerly portion of the site. The project site was previously graded to create the roadbed for Inspiration Drive that provides access to existing improvements for the religious facility and school on the site. Grading has also occurred to accommodate existing buildings, parking areas and outdoor playfields. Other portions of the site, including the hillside that forms the easterly boundary of the site, a small knoll on the north side of the site and portions of the southwest portion of the site, remain in a natural, ungraded condition. The proposed project includes approval of a Master Plan development program consisting o£ a Planned Development Rezoning and Development Plan (Stage 1 and 2} for the expansion of several buildings; a Tentative Parcel Map to subdivide the property into three separate parcels; a General Plan Amendment for 1.4 acres for future development of multi-family housing; a Conditional Use Permit and Site Development Review for the interim use of modular buildings and a electronic reader board; and, an Environmental Impact Report (EIR) for the Valley Christian Center. The requested land use entitlements are discussed further in the Analysis section of this report. The requested entitlements would allow the expansion of the existing 118,300 square foot religious facility and school on the site by 187,000 square feet, as follows: • Expansion of existing sanctuary (increasing the seating capacity to 2,000), pre-school, fellowship hall and administration building (anticipated to be 3 story construction) to include 90,000 additional square feet; • Construction of an additional 1,000 square feet to another pre-school facility (2 stories); • Construction of a 45,000 square foot junior and senior high school administration building (3 stories); • Construction of a new 15,000 square foot sports building (2 stories); • of a new 30,000 square foot senior activity center (2 stories); • Construction of a new 6,000 square foot chapel building (2 stories); • Two modular buildings, on an interim basis, totaling 5,500 square feet for administrative office use until the administration building is constructed; • Continued use of two existing modular classroom buildings until the junior and senior high school administration building is constructed; • New parking areas to be constructed along the west side of Inspiration Drive near existing parking areas to accommodate the expanded buildings; • Potential future development of 22 multi-family dwelling units on the northwest corner of Dublin Boulevard and Inspiration Drive; and, • The addition of aLED-readout message sign to be located on the south wall of the school administration building. The sign would be mounted against the building and would measure 12 feet in length and 30 inches in height. With the exception of the chapel, which would be sited on the easterly portion of the site, and the senior center adjacent to Inspiration Drive, the new and expanded uses described above would be constructed adjacent to existing uses and buildings on the project site. The proposed development plan (Exhibit A-2 of Attachment 3) is intended to describe the ultimate development configuration on the site. The precise location and design of individual buildings are subject to additional review by the City of Dublin through future Site Development Review (SDR) applications; however, the City will require that the maximum amount of development as identified in the plan and analyzed in the project EIR will not be exceeded. Existing Facilities and Surrounding Land Use Existing buildings on the Valley Christian Center site total 118,300 square feet. At the present time, the following buildings and facilities are located on the Valley Christian Center site: • Sanctuary/Fellowship Hall building (including pre-school/day care uses) with 550 sanctuary seats (14,400 square feet); • Pre-school building serving 100 students (10,000 square feet); • Junior/Senior high school serving 450 students (one building of 8,800 square feet, one building of 32,600 square feet); • Elementary School serving 750 students (52,500 square feet) The site also contains 510 surface parking spaces, a turfed sports playfield and an asphalt play area that also serves as an overflow parking lot. With the expanded square footage, the facilities are projected to be a total of 305,300 square feet in size. Valley Christian Center was approved under a Conditional Use Permit granted by Alameda County in 1978, prior to the incorporation of the area by Dublin in 1982 (source: City of Dublin Planning Commission staff report 8/11/98). Subsequent approvals were granted on the site by the City, the most notable being approval of the elementary school in 1994. A playfield expansion was approved as a Site Development Review by the City in 1995. In 1998, the City granted Site Development Review approval to locate two temporary modular units for classrooms on the property. Under the conditions of the Site Development Review, the use of the modular units was to terminate in September 2003. Additionally, in approving the Site Development Review for the temporary modular units, a condition requiring the Applicant to submit a Master Plan for further expansion of the facility was included in the approval. The General Plan land use designation of the site is Public/Semi-Public. The property is currently zoned A Agricultural Zoning District which allows Public/Semi-Public uses and facilities. Land uses surrounding the site include Dublin Boulevard and the I-580 freeway to the south, and townhouses and open spaces immediately west of the site and also a recent subdivision fronting on Dublin Boulevard. A low-density single family residential neighborhood has been developed north of the site, with a small ridge separating the Valley Christian Center from the neighborhood. Single-family residences in the Hansen Ranch development, have also been constructed east of the project site and are separated from the majority of buildings and uses on the project site by a relatively steep downslope. To the west, an attached townhouse project has been developed (California Highlands) at a medium-high residential density of 14.1-25 dwelling units per acre. ANALYSIS: Proposed Development and Expansion Program Activities envisioned within the expanded campus include church worship services, presently occurring at 9 a.m. and 10:45 a.m. on Sundays, weddings, funerals, group activities, concerts, conferences, child day care and pre-school, adult day care, private educational activities (K-12, music school and bible school), book and media sales, outdoor sports activities, senior living services, including Alzheimer care. Temporary uses, including but not limited to crafts fairs, Christmas tree sales, school carnivals, fireworks sales and similar uses would also occur. Many of these activities are presently on-going and would be expanded under this development proposal. In order to accommodate the increase in activities and attendance at the church and on campus, new buildings or the expansion of existing buildings is necessary. The new buildings to be constructed consist of a 45,000 square foot junior and senior high school administration building; a 15,000 square foot sports building; a 30,000 square foot senior activity center; and, a 6,000 square foot chapel building Therefore, the Applicant has submitted a complete expansion plan for the facility to developed over several years, as shown in the Development Plan (Exhibit A-2 of Attachment 3). The buildings to be expanded due to the existing church and school population, plus the anticipated growth over the next several years are the existing sanctuary (increasing the seating capacity to 2,000); pre-school; fellowship hall; administration building to include 90,000 additional square feet; and, another pre-school facility to include an additional 1,000 square feet. Under the proposed expansion, the number of people at the site would increase for various activities as follows: Existing and Proposed Facility Populations Activi Existin Pro osed (build out) Worship Services 550 2,000 Pre-school 100 No change Elementary School (K-6) 750 No change Junior/Senior High (7-12) 450 650 Church Administration Staff 25 35 School Staff 145 155 Source: Project Applicant No new worship service days or times are proposed from the existing schedule of two Sunday Morning services. To facilitate the various phases of the planned expansion, Valley Christian Center is requesting approval of a General Plan Amendment, a Stage 1 and 2 Planned Development rezoning and Development Plan, a Conditional Use Permit and Site Development Review, and a Tentative Parcel Map. These entitlements are discussed in detail below. GENERAL PLAN AMENDMENT A General Plan Amendment is being requested for approximately 1.4 acres of the site located at the northwest corner of Dublin Boulevard and Inspiration Drive to accommodate the residential component of the proposed project. Exhibit A, Attachment 2, depicts the proposed General Plan Amendment area. No specific design has yet been proposed for the residential component of the project. The dwelling units are anticipated to be sold at market-rate prices. The project, when an actual development is proposed, will be required to conform to the City's Inclusionary Ordinance. The existing General Plan land use designation for this portion of the site is Public/Semi-Public, which allows limited residential uses with approval of a PD-Planned Development rezoning. The proposed land use designation is Medium-High Density Residential to permit residential development within a range of 14.1 to 25 units per acre. The maximum number of units which could be built on this property with the density range is 30. The project (22 units) contemplated by the Valley Christian Center would have a density of 15.71 units per gross acre, which is less than the mid-point density (19.5 units/acre) of the range. This density is consistent with the Implementing Policy of Section 2.1.1, Housing Availability of the Land Use Element of the General Plan. The Implementing Policy reads as follows: "Designate sites available for residential development in the primary planning area for medium to medium-high density where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby." The adjacent Kaufman and Broad California Highlands project is designated Medium-High Density Residential and was developed at a density of 15.38 dwelling units per acre. As the Applicant is proposing to develop 22 dwelling units at a density of 15.71 dwelling units per acre, the project will be compatible with the adjacent California Highlands project. Additionally, it is appropriate for schools, both public and private to be located near residential neighborhoods in close proximity to the students they serve. The proposed Valley Christian Center General Plan Amendment will, therefore, be consistent with adjacent residential development. Approval of the General Plan Amendment requires action by the City Council based on a recommendation from the Planning Commission. As the Applicant's proposal meets the intent of the goals, objectives and implementing policies of the General Plan, Staff recommends the Planning Commission recommend the General Plan Amendment to the City Council. STAGE 1 AND STAGE 2 PD-PLANNED DEVELOPMENT REZONING The Applicant has requested both a Stage 1 and Stage 2 PD-Planned Development to rezone the site from the existing A-Agricultural zoning district. This rezoning is being pursued under the "Planned Development" Zoning District of the Dublin Zoning Ordinance (Chapter 8.32). The purpose of the Planned Development zoning district is to create a more desirable use of the land and a more coordinated development than would otherwise be possible under a single zoning district. A Planned Development rezoning and Stage 1 and 2 Development Plan is proposed to establish regulations for the use, development, improvement, and maintenance of the property as required by Chapter 8.32 of the Dublin Zoning Ordinance. Approval of the Planned Development rezoning requires action by the City Council based on a recommendation from the Planning Commission. The proposed land uses and expansion areas for the Valley Christian Center Master Plan are shown in the Resolution in Attachment 3, along with the necessary findings that must be made. Exhibit A-1 of Attachment 3 establishes the proposed Planned Development (PD) zoning for the property or regulations for the rezoning (including permitted and conditional uses and development regulations). The Development Plan is shown in Exhibit A-2 of Attachment 3. The Stage 1 and 2 Planned Development Rezoning and Development Plan, required by the Planned Development zoning regulations, depicts the comprehensive development concept for the site and the project plans, including the proposed site, architectural, landscape and other plans. The Zoning Ordinance differentiates between a Stage 1 PD and a Stage 2 PD in that the information required for a Stage 1 Planned Development rezoning is more general than the information required for a Stage 2 Planned Development action. A Stage 1 Planned Development application requires basic information about proposed land uses and densities, maximum amount of development proposed, a phasing plan, a master landscape plan and statements requiring consistency with the General Plan and any applicable Specific Plan. Stage 2 Planned Development rezoning requests must be accompanied by all of the Stage 1 information plus development regulations, architectural standards and other more detailed information. Under the Zoning Ordinance, a Planned Development must receive both Stage 1 and Stage 2 approvals. These can be done simultaneously or sequentially. For the expansion of the facilities at the Valley Christian Center, the applicants have requested both Stage 1 and Stage 2 Planned Development approvals for the 37 acres located in the approximate center of the site (Parcel 1). A Stage 1 Planned Development approval has also been requested for the 1.4 acres proposed residential portion of the site (Parcel 2), and the 12.3 acres of the site located on the east side of Inspiration Drive (Parcel 3). However, no development is proposed at this time for Parcel 3, and the residential development is conceptual at this time. If actual development of Parcels 2 and 3 is proposed in the future, subsequent Stage 2 Planned Development rezonings must be approved prior to any future construction in these areas. Planned Development Rezonin,~/Master Plan Following approval of a Planned Development rezoning, Site Development Review is required for the project to address the layout of structures on the site, architectural design of new structures and for exterior design changes such as the expansion of buildings under Section 8.104.030 of the Zoning Ordinance. Assuming the City approves the rezoning request, all new buildings will be subject to Site Development Review (SDR) approvals by the Director of Community Development. A condition is included in the Resolution for the Tentative Parcel Map to require this level of review. Specific site plans, building elevations and design, parking and access configurations, detailed landscaping and similar detailed project information will be addressed at that stage of project review and should reflect the standards established by the Development Plan for the project conceptual development plan approved with the Stage 1 PD rezoning. Site Access And Parking Primary vehicular access to the project area would continue to be provided from Dublin Boulevard to Inspiration Drive. Three existing driveways along the west side of Inspiration Drive would continue to be used. Secondary site accesses would also continue to be provided north of the site, along Inspiration Circle to Bay Laurel Street which connects to Silvergate Drive, and ultimately to Dublin Boulevard and San Ramon Road A total of 540 surface parking spaces presently exist on the site, located on the west side of Inspiration Drive along the site frontage. Overflow parking has been provided on the asphalt play area on the west side of the site during special events at the facility. An additiona1230 surface parking spaces are proposed to be on the site in close proximity to existing parking areas, bringing the total number of on-site parking spaces to 860. The parking stalls would be a mix of full size parking spaces, compact spaces and handicap-accessible spaces. The parking analysis for the project was included in the Transportation and Circulation section of the project EIR. Using City ordinance standards for parking ratios identified with each use and activity at various times at the site, the analysis determined that 667 parking spaces would be needed to meet the peak parking demand on the site during worship services. Based on that analysis, the peak 667 parking space demand for worship services could be met by the 860 spaces available on the site. Therefore, adequate on-site parking would be provided to meet parking demand for the various land uses and activities proposed for the project, and no parking additional parking impacts are associated with the proposal. Landscaping A Master Landscape Plan has been prepared as part of the application and is included in the Project Plans, Exhibit A-3 of Attachment 3. Under this plan, existing landscaping would remain and be enhanced with the development. New plantings of California Live Oak and redwood trees would be included along g the east property line to screen the site from areas to the east. Similar buffer plantings would be located on the north side of the site, east of Inspiration Drive. New landscaping would also be installed adjacent to the proposed chapel building, the senior activity building, within the proposed parking area, and adjacent to other proposed buildings on the site. The landscaping will conform to the City of Dublin standards for landscaping and streetscapes, and incorporate the use of native plants and shrubs. A Final Landscape Plan will be required to be submittal prior to issuance of building permits. Grading And Utilities The siting and design of on-site improvements has been carefully planned to accommodate the expanded building areas, and to also complement the existing site topography; minimize grading; ensure that the development does not obscure or extend above the ridgeline; and avoid the small knolls and slopes on the site, consistent with the policies of the General Plan and the City's grading standards. The project site has been graded to accommodate existing structures and uses, as well as Inspiration Drive. According to the Applicant, only minor amounts of grading would be needed as part of the proposed development program to install modular units, expand existing buildings, install parking lot areas, and construct the proposed chapel and senior center. Some grading would also be needed for the proposed housing units on the northwest corner of Dublin Boulevard and Inspiration Drive. The preliminary grading for this area will be further refined when an actual proposal for residential development is submitted. Existing buildings and uses are served by water, sewer, natural gas and electrical power services. Additional connections may be needed to supply increased quantities of water and sewage generation by the increase in developed area on the site; however, capacity is available to meet the needs of the development. Inclusionary Housing Requirements In accordance with the Inclusionary Zoning Regulations, the Applicant will be required to provide 12.5% of all housing to be affordable to those of very low, low and moderate incomes. The applicant proposes to construct 7.5% and to pay an in-lieu fee of 5%. The City Council must approve payment of in lieu fees [Section 8.68.040 of the Inclusionary Zoning Regulations]. The applicant will be subject to any revisions to the Inclusionary Zoning Regulations in effect at the time of approval of the residential component. Based on the number of units proposed to be built at this time and the current Inclusionary Zoning Regulations, the Applicant will be required to build 1 unit to fulfill the requirements of the Inclusionary Zoning Regulations. As the Applicant's proposal meets the intent of the Planned Development (PD) Zoning District of the Dublin Zoning Ordinance (Chapter 8.32), Staff recommends the Planning Commission recommend the rezoning of the property to the City Council. TENTATIVE PARCEL MAP The applicant has submitted a request to subdivide the 50-acre site into three smaller parcels as shown on the Tentative Parcel Map, Exhibit A of Attachment 4. Tentative Parcel Maps are subject to approval by the Planning Commission. The Resolution containing the Conditions of Approval for this action is included in Attachment 4. Parcel A, as shown on Exhibit A, would be the largest parcel with 37.0 acres and would include all existing improvements associated with Valley Christian Center. Parcel A on the proposed tentative Parcel map is shown as Parcel 1 on the Stage 1 and 2 PD Development Plan. Tentative Parcel A conforms to the boundary of the Stage 1 and Stage 2 Planned Development rezoning request. Parcel B of the Tentative Parcel Map in Attachment 4, consists of 1.4 acres of land, and is located on the northwest corner of Dublin Boulevard and Inspiration Drive. This parcel conforms to the requested General Plan Amendment and Stage 1 Planned Development area for future residential use (shown as Parcel 2 on the Stage 1 and 2 PD Development Plan). Parcel C of the Tentative Parcel Map in Attachment 4 is the remainder of the property and is located on the east side of Inspiration Drive and would contain 12.7 acres of land. This area has been included in the application for master planning purposes, but no specific land uses have yet been identified for this parcel. As the Applicant's proposed Tentative Subdivision Map conforms with the proposed Planned Development (PD) rezoning and the General Plan Amendment requests, Staff recommends the Planning Commission approve the Tentative Subdivision Map, subject to the condition that this approval will be effective only when the rezoning and the general plan amendment become effective (see Resolution in Attachment 4). CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW Temporary Modular Units The Valley Christian Center is proposing to construct two additional temporary 5,000 square foot modular buildings for use as administrative offices until the new permanent administrative offices are constructed. These modular units would be connected by a covered walkway on an existing graded pad adjacent to Building A (Oak Building). Presently, two modular buildings are located on the site east of Building 4 (the Sycamore Building} on the site plan in the main portion of the school campus area (see Exhibit A of Attachment 5). These buildings are used as classrooms during school operating hours (7:30 a.m. to 3:30 p.m.), and will be replaced with a permanent structure when Building B is constructed. A Conditional Use Permit and Site Development Review are required for the modular buildings in an agriculturally zoned area under the Zoning Ordinance, Sections 8.40.030 (Accessory Uses) and 8.104.030 (Projects Subject to Site Development Review). These same requirements are included in the PD regulations. The Site Development Review approval for the two existing modular units expires in September 2003, as Valley Christian Center had anticipated that their subsequent Master Plan for the facility would be approved and construction underway well before that date. However, with the need for an Environmental Impact Report to be completed for the overall development plan for the church and school facilities, processing of the plan has taken longer than originally anticipated. Valley Christian Center is now requesting an extension to that time period for the classroom units. Staff has included a condition of approval in Attachment 5 to allow afive-year extension for the use of the modular classroom buildings, and also for the two new modular buildings to be used as the administrative offices, and as added this as a special provision to the Planned Development (PD) Rezoning. The five-year time period for the extension and new modular buildings was determined to be appropriate, as the Applicant is required by the conditions of approval for the project to secure building permits and commence construction on the project within five years and by May 31, 2008. Should it be necessary to extend this time period, the proposed condition states that the Applicant must request an extension and receive approval from the Planning Commission. Upon occupancy of the new permanent building, the modular units will be required to be removed from the site. The Applicant is also requesting a Conditional Use Permit, as required by Section 8.84.050(E) of the Zoning Ordinance, for the addition of an electronic LED-readout message sign (readerboard) to be located on the south wall of the school administration building. The sign would be mounted against the building and would measure 12 feet in length and approximately 30 inches in height. The sign would provide information on current and future activities and important events to students at the campus. The electronic readerboard sign would not be visible from any other viewpoint off-site or beyond the school campus, and is smaller than the maximum wall signage area of 250 square feet allowed by the Sign Regulations of the Zoning Ordinance with Sign/Site Development Review. The conditions of approval for the project (see Resolution, Attachment 4) require that the Applicant submit the actual design of the readerboard to the Director of Community Development for approval, and also receive a building permit for the signage, prior to installation. The Conditional Use Permit and Site Development Review for this project are related also to the Planned Development (PD) rezoning and the General Plan Amendment requests. Because the rezoning and general plan amendment must be approved by the Council and do not become effective until 30 days following the adoption of the rezoning ordinance and 30 days following approval of the resolution approving the general plan amendment, Staff recommends the Planning Commission approve the Conditional Use Permit and Site Development Review subject to the condition that the approval will be effective only when the rezoning and general plan amendment become effective following City Council approval. (see Resolution in Attachment 5). ENVIRONMENTAL REVIEW: To comply with the requirements of the California Environmental Quality Act (CEQA), the City prepared a Notice of Preparation dated January 18, 2002, and circulated a Draft Environmental Impact Report (EIR) on the Valley Christian Master Plan project (see Attachment 7). It was assigned the State Clearinghouse number (SCH) 2002012070, and the public review period was from October 21 and December 6, 2002. City staff extended the review period for an additional seven (7) days for the benefit of surrounding residents who requested additional review time. The Final EIR must be certified by the City Council with approval of the project. The Resolution recommending City Council certify the document is contained in Attachment 1. The actual findings which the City Council must make when certifying an EIR will be prepared prior to the City Council hearing. The Draft EIR reviewed the following topics: Aesthetics and Light and Glare, Air Quality, Transportation and Circulation, Biological Resources, Cultural Resources, Geology and Soils, Water and Hydrology, Land Use, Noise, Population and Housing, Utilities and Public Services and Parks and Recreation. As required by CEQA, the DEIR also analyzed three alternatives for the project site: a "No Project" alternative, a Housing Development Alternative and an Alternative Site Plan configuration. The EIR concludes that with adherence to mitigation measures identified in the EIR, there will be no significant unmitigated impacts associated with the approval of the General Plan Amendment, Planned Development Rezoning [including the Development Plan (Master Plan), Tentative Parcel Map, SDR and CUP and ultimate development of the project. Several written comments were received from residents in the area during the public review period for the Draft EIR. The Draft EIR, comments, written responses to comments and the related revisions to the Draft EIR constitute the Final EIR for the project. A copy of this report has been provided to those who commented on the Draft EIR. The following is a brief discussion of the pertinent issues of concern to residents of the surrounding area: Traffic Issues Dublin Boulevard/Silvergate Avenue and Dublin Boulevard/Inspiration Drive Intersections Traffic from the expansion project has been expressed as a concern by several residents in the area. Comments from some of the residents in the surrounding Parcels are included in the Final EIR for the project, and also responded to in that document (see Attachment 7). In analyzing the existing and projected traffic at the intersection of Dublin Boulevard/Silvergate Avenue and the intersection of Dublin Boulevard/Inspiration Drive, the traffic consultant for the project, Fehrs & Peers, considered the trip distribution pattern for the proposed project based on the residence location for both school students and church members. The project would draw traffic from both the local and regional population. Traffic residing in other cities was generally assumed to travel to and from the nearest appropriate freeway on- and off-ramps. Based on the consultant's analysis, it was found that there would be no significant impacts due to the project at these intersections if the project traffic generation rate is considered by itself. However, with the project traffic added to the existing and anticipated future traffic in the area, both Dublin Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive require signalization under during peak hour traffic conditions. If these intersections are signalized, they will operate at LOS C or better, which falls within the standards of the City of Dublin for signalized intersections. The signalization of the Dublin Boulevard/Inspiration Drive intersection is already included in the Capital Improvement Program Budget. Mitigation for this traffic impact is included in the conditions of approval for the Tentative Parcel Map (Attachment 4) requiring the Applicant to contribute afair-share amount to the funding of traffic signals at the Dublin Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive. Payment of the fees would be phased based on the use and size of the specific building (see Resolution, Attachment 4). Widening of Dublin Boulevard In addition to the signalization of the intersections, the Applicant will also be required to make afair- share contribution to the funding of the future widening of Dublin Boulevard between Hansen Drive and Silvergate Drive from two to four lanes. As the project will generate additional traffic, it contributes to the need to widen this roadway. The monetary contribution will be based on the proportionate share of traffic generated by the proposed project. School Traffic Impact on Local Streets Based on concerns expressed by residents in the neighborhood that the signs prohibiting turn movements from the school campus are being violated, Fehrs and Peers also analyzed the likelihood of project traffic traveling along Bay Laurel Street. Because of the turn restrictions in place prohibiting movements at the project driveways to and from Bay Laurel Street between the hours of 7 a.m. and 5 p.m. on school days, and based on traffic counts conducted by Fehr & Peers, there is a low violation rate, indicating a low rate of vehicles traveling to and from the project site using Bay Laurel Street. Therefore, it is expected that any expansion to the existing facility would result in no significant increase in traffic at Inspiration Drive/Inspiration Circle and at Silvergate Drive/Bay Laurel Street. However, compared to counts conducted immediately after the restrictions were put in place in 1999, it appears that the violation rate may gradually be increasing and more drivers are making the prohibited turns than before. Because of this, the project with the projected increase in students by 200 persons may increase traffic on local streets near the project site, in spite of existing turning controls on project driveways. A condition has been included in the conditions of approval to require that the school monitor the peak hour turning movements at project driveways on one typical school day every six months following the completion of the school expansion. Results of the monitoring must be reported to the City, to demonstrate that the expansion does not increase the rate of vehicles violating these restrictions. If the number of violators increases after the expansion, more stringent enforcement or other measures shall be required by the school administration to limit the number of vehicles accessing the project site to or from Bay Laurel Street, as determined by the City of Dublin Public Works Director. Worship Service Traffic Impact on Local Streets ~o A concern was raised by a resident that the increase in the number of persons attending worship services to 2,000 at maximum attendance would increase traffic in the neighborhood, forcing traffic onto Silvergate Drive and Bay Laurel. This concern was analyzed in the Final EIR for the project (see Attachment 6, Final EIR). To determine the amount of church traffic that currently travels along Bay Laurel Street on Sunday mornings, a "through traffic" survey was done on January 12, 2003. Partial license plate numbers were recorded for vehicles in the church parking lot between 8:00 AM and 1:00 PM, and for vehicles traveling along Bay Laurel Street during the same time period. The partial license plate numbers were compared to determine the number of vehicles traveling to and from the church along Bay Laurel Street. Survey results indicated that for the 5-hour period, a total of 221 vehicles traveled along Bay Laurel Street. Of this total, 37 vehicles were traveling to or from the church. The highest number of vehicles traveling to or from the church occurred between 8:00 and 9:00 AM when a total of 37 vehicles traveled along Bay Laurel Street, with 14 of these vehicles traveling towards the church. The current church attendance averages 350 people per service. At buildout, when the church is expanded from its current 550-seat capacity to 2,000 seats, the maximum attendance could reach 1,600 people on an average per service. If the number of attendees increases from 350 to 1,600, the total church traffic would increase by a factor of 4.57. Assuming a corresponding increase in the number of vehicles traveling to or from the church along Bay Laurel Street, the total during the hours of 8:00 AM to 1:00 PM on a Sunday would increase from 37 to 169 church-related vehicles on Bay Laurel Street. The total during 8:00 to 9:00 AM (the existing hour with the highest number of church-related vehicles) would increase from 14 tc 64 vehicles traveling towards the church. For comparison purposes, a count on Monday, January 13, 2003 indicated a total of 143 vehicles traveling on Bay Laurel Street between 8:00 and 9:00 AM, and a total of 333 vehicles traveling on Bay Laurel Street between 8:00 AM and 1:00 PM. Therefore, with the potential increase of traffic traveling to and from the church on a Sunday, the total number of vehicles traveling along Bay Laurel Street on Sunday would continue to be substantially less than the total on a weekday. To ensure that these traffic projections remain accurate and there is no adverse impact on the local streets when the sanctuary is expanded, monitoring of the peak hour turning movements at project driveways shall also be required on one typical Sunday every six months following the completion of the church expansion and reported to the City. If the traffic volume is found to be excessive during that time period, more stringent enforcement or other measures may be required by the church administration to limit the number of vehicles accessing the project site to or from Bay Laurel Street, as determined by the City of Dublin Public Works Director. This mitigation measure has been included in the conditions for the project. With implementation of the traffic mitigation measures discussed in this report and the EIR, all traffic impacts will be reduced to a less-than-significant level. Aesthetics/Visual Quality Issues Concerns have been expressed by some residents in the area regarding the height of the proposed buildings and the disruption of scenic views. Two of the proposed buildings or expanded buildings, the school administration building and the sanctuary, is proposed to be three stories with a maximum estimated height of 50 feet. The new school administration building would be sited just east of the junior/senior high school building and the elementary school, and the sanctuary expansion is located within the main portion of the complex. Based on the visual analysis prepared for the project EIR (see Attachment 7), Staff has worked with the Applicant over the last year to orient the new buildings on the site, particularly the chapel, to reduce the ]] visual impacts of the structures from off-site view points. The comment on view blockage is noted; however, under CEQA, blockage of view from asingle-family dwelling is not considered a significant environmental impact. Significant impacts include blockage of views from public gathering places, such as park and playgrounds, or from scenic highways. The DEIR does contain an analysis of view impacts from I-580, which is designated as a scenic highway, and the Applicant has revised the project by relocating the new buildings to a less obtrusive location to meet City concerns. However, as the visual impact of the proposed structures near the site boundaries is a concern to the neighborhood, Staff will work with the Applicant's architect during the Site Development Review process to minimize the visual impact of the structures from the surrounding area. Additionally, the height of the structures in the proposed residential portion of the project at the intersection of Dublin Boulevard/Inspiration Drive is also a concern discussed in the project EIR. A condition has been included in the Resolution (Attachment 4) to limit the massing and bulk of the multi- family residence most visible from the corner, and to enhance the corner with substantial landscaping. With implementation of the mitigation measures discussed in this report and the EIR during the Site Development Review process, the visual impacts of the project will be reduced to a less-than-significant level. Geotechnical Issues As the Bay area is one of the most seismically active areas in the world, construction of the proposed project in the west hillside area could pose potential safety hazards to the additional site employees, visitors and students at the site to seismic risk. According to the Geotechnical report prepared for the EIR, during a major earthquake on a segment of one of the nearby faults, moderate to strong ground shaking can be expected to occur on the project site. Strong shaking during an earthquake could result in damage to buildings, roads, utility lines and other structures with associated risk to residents, employees and visitors in the area. The recent geotechnical reconnaissance also indicates the potential for presence of historic landslides that may not have been corrected or remediated to previous geotechnical recommendations. Also, additional development on the project site may be subject to foundation damage caused by expansive soils, differential settlement and similar hazards related to expansive soils. A potential exists for landslides on the site that have not been properly repaired to be re-activated and begin to slide. Of special concern identified in the project geotechnical report is the site of future residential uses which may be affected by the nearby Dublin Fault. Due to these potential risks, the conditions of approval require asite-specific geotechnical investigation be prepared for each building constructed as part of the proposed expansion by aCalifornia-registered geologist or California- registered engineering geologist. The report(s) must address the potential for extension of the Dublin Fault on the site, expansive soils and the potential for future landslides on the site. Specific measures to reduce seismic hazards, expansive soils and landslide hazards to a less-than- significant level shall be included in the report(s), and implemented accordingly. Biological Resource Issues The proposed residential portion of the project as shown on the conceptual site plan (Stage 1) may encroach into a channel adjacent to the project site, which is a tributary of Martin Creek. As the project is presently oriented on the site, there may be impacts to biological resources and wetlands. The project may be within the jurisdiction of the Army Corps of Engineers and permits may be required. Mitigation measures contained in the project EIR and reflected in the conditions of approval would require the project applicant to_conduct a protocol-level wetlands delineation on the site. If wetlands are identified, the applicant must then obtain necessary permits from the Army Corps of Engineers and/or other regulatory agencies if wetlands are identified on the project site. Additionally, the potential for wetlands occurs only on a portion of the 1.4 acre site proposed for residential development, according to 12 the wetland and biological study prepared for the project by LSA. Depending on the actual extent of the wetland area and any potential buffer required by the regulatory agencies, the placement and number of the dwelling units may change during the review of the Planned Development Stage 2 project for this portion of the site. Other Agency/Department Review The proposed project has been reviewed by the Building Department, the Public Works Department, Police Services, Alameda County Fire Department, Alameda County Public Works, the Flood Control and Water Conservation District (Zone 7), and the Army Corps of Engineers. The concerns raised are reflected in the design of the project and /or in the mitigation measures identified in the Draft and Final EIR prepared for the project, and also in the Conditions contained in Attachment 4 and 5. As the Draft and Final Environmental Impact Report has been prepared in accordance with the requirements of the California Environmental Quality Act (CEQA) and analyzes the proposed project fully, Staff recommends the Planning Commission recommend certification of the EIR to the City Council. CONCLUSIONS The proposed General Plan Amendment, Planned Development rezoning, Conditional Use Permit, Site Development Review, and Tentative Parcel Map request for the Valley Christian Center will be consistent with the Dublin General Plan and Dublin Zoning Ordinance. The project will accommodate the future growth of the church and the related school campus, and provide necessary semi-public facilities for use by the community and residents of Dublin. RECOMMENDATION Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following resolutions: 1. Resolution (Attachment 1) recommending City Council certify the Valley Christian Center Expansion Final Environmental Impact Report; 2. Resolution (Attachment 2) recommending City Council approve a General Plan Amendment (with General Plan Map attached as Exhibit A); 3. Resolution (Attachment 3) recommending City Council approve a Planned Development (PD) Stage 1 & 2 Rezoning (with the Rezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibit A-2); 4. Resolution (Attachment 4) Approving Tentative Parcel Map (with Tentative Parcel Map attached as Exhibit A); and, 5. Resolution (Attachment 5) Approving a Conditional Use Permit and Site Development Review (with Site Plan attached as Exhibit A). 13 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: Valley Christian Center 7500 Inspiration Drive Dublin, CA 94568 Bryan Tebbutt, Business Manager Valley Christian Center CONSULTANT: Loving & Campos Architects, Inc. 245 Ygnacio Valley Road, Suite 200 Walnut Creek, Ca 94596-4025 Norm Dyer, Project Manager LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION: 7500 Inspiration Drive Assessors Parcel No.: 941-0022-002-06 & -07 A Agricultural Public/Semi-Public PUBLIC NOTIFICATION: In accordance with State law, public notices of the Planning Commission hearing and the availability of the Draft and Final Environmental Impact Report were mailed to all property owners and occupants within 300 feet of the proposed project, and also to all residents in the neighboring Hansen Ranch, California Highlands, and various other subdivisions near or adjacent to the site. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. 14 RESOLUTION N0.03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION RECOMMENDING CITY COUNCIL CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE VALLEY CHRISTIAN CENTER EXPANSION/MASTER PLAN PROJECT FOR PA 00-017 WHEREAS, the Valley Christian Center, owner of approximately 50 acres of land located at 7500 Inspiration Drive in the west hillside area of Dublin, has submitted applications for a General Plan Amendment, rezoning to the Planned Development zoning district including approval of a Stage 1 and 2 Development Plan, a Conditional Use Permit, Site Development Review, and a Tentative Parcel Map, collectively known as the "Project", to expand their existing religious and school facility; and WHEREAS, the City, as lead agency, completed an Initial Study for the Project consistent with CEQA Guidelines sections 15162 and 15163 and determined that an Environmental Impact Report ("EIR") was required in order to analyze the project and the environmental effects thereof, and suggest appropriate mitigation measures. A Notice of Preparation dated January 18, 2002 was circulated with the Initial Study to public agencies and interested parties for consultation on the scope of the EIR; and WHEREAS, based on the Initial Study and responses to the Notice of Preparation, the City prepared a Draft EIR dated October 2002. The Draft EIR contains text and appendices, including the Notice of Preparation and Initial Study; and WHEREAS, in response to Comments received on the Draft EIR during the Public review period from October 21, 2002 to December 13, 2002 (52 days), the City prepared and distributed the comments and responses to comments on the project. These documents constitute the Final EIR. The Final EIR (SCH 2002012070) is incorporated herein by reference; and WHEREAS, a staff report, dated April 22, 2003 and incorporated herein by reference, described and analyzed the Final EIR and the Project for the Planning Commission; and WHEREAS, on April 22, 2003, the Planning Commission held a noticed public hearing on the Project at which time the Commission considered the staff report, the Final EIR, and all other oral and written comments presented to them. NOW, THEREFORE, BE IT RESOLVED THAT: A. The foregoing recitals are true and correct and made a part of this resolution. B. The Planning Commission has reviewed and considered the Final EIR and comments received thereon. The Planning Commission hereby recommends that the City Council certify the Final EIR as complete, adequate, and in compliance with CEQA and the City of Dublin's Environmental Guidelines. PASSED, APPROVED, AND ADOPTED this 22nd day of Apri12003, by the following vote: AYES: ~`~~~~~ NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager g:1PA#~\2000100-0171pc EIR reso.doc RESOLUTION NO. 03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT PA 00-017 FOR 1.4 ACRES OF THE VALLEY CHRISTIAN CENTER PROPERTY AT 7500 INSPIRATION DRIVE TO CHANGE THE DESIGNATION FROM PUBLIC/SEMI-PUBLIC USE TO MEDIUM-HIGH DENSITY RESIDENTIAL (14.1 to 25.0) DWELLING UNITS PER ACRE) WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a General Plan Amendment, Planned Development Rezoning, Tentative Parcel Map, Conditional Use Permit, and Site Development Review to construct approximately 22 multi-family dwelling units; an additional 187,000 square feet to an existing 118,300 square foot religious and related school facility; two new temporary modular units for administrative office use; and the continued use of two temporary modular classroom units on an interim basis until the permanent construction of buildings is completed. WHEREAS, the proposed project area is located within the westerly portion of Dublin and contains approximately 50 acres of land. The site lies north of the I-580 freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the A Agricultural Zoning District; and WHEREAS, a General Plan Amendment is being requested for approximately 1.4 acres of the site located at the northwest corner of Dublin Boulevard and Inspiration Drive to accommodate the residential component of the proposed project. The proposed General Plan Amendment area consists of revision of the General Plan Land Use Map to change the land use designation on the property from Public/Semi-Public Facility to Medium-High Density Residential (14.1 - 25.0 dwelling units per acre). No specific design has yet been proposed for the residential component of the project, and the dwelling units are anticipated to be sold at market-rate prices; WHEREAS, the project, when an actual development is proposed, will be required to submit an application for a Planned Development Stage 2 Rezoning and Site Development Review, and conform to the City's Inclusionary Zoning Ordinance; WHEREAS, the Dublin General Plan designates this property as Public/Semi-Public land use and contains maps related to this portion of the west Dublin area; and WHEREAS, the requested General Plan Amendment request proposes to change the property land use designation to Medium-High Density Residential (14.1 - 25.0 dwelling units per acre) to accommodate approximately 30multi-family dwelling units; WHEREAS, the proposed density is consistent with the Implementing Policy of Section 2.1 e 1, Housing Availability of the Land Use Element of the General Plan. The Implementing Policy reads as follows: "Designate sites available for residential development in the primary planning area for medium to medium-high density where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby." The proposed density is also consistent with the land uses in the surrounding area designated Medium-High Density Residential in the General Plan. Additionally, it is appropriate for schools, both public and private to be located near residential neighborhoods in close proximity to the students they serve. The proposed Valley Christian Center General Plan Amendment will, therefore, be consistent with adjacent residential development; WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Draft and Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and Section 15132, and all potential significant impacts will be mitigated through design of the project and Conditions of Approval. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, the Planning Commission did hold a public hearing on the project on Apri122, 2003 on the General Plan Amendment, Planned Development Rezoning, Tentative Parcel Map, Conditional Use Permit, and Site Development Review, and recommended approval of the project to the City Council; and WHEREAS, City staff prepared a staff report describing and analyzing the proposed General Plan Amendment, which report was presented to the Planning Commission at a duly noticed public hearing on April 22, 2003, at which time all interested parties had the opportunity to comment on the project; and WHEREAS, the Planning Commission did hear and consider all such reports, recommendations, and testimony hereinabove set forth and supports the General Plan Amendment for the change in designation for this property from Public/Semi-Public land use to Medium-High Density Residential (14. - 25.0 dwelling units per acre) land use to accommodate approximately 22 multi-family dwelling units; and NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission of the City of Dublin does hereby recommend that the City Council approve the General Plan Amendment set forth in attached Exhibit A, which exhibit is incorporated herein by reference. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 22nd day of April 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Planning Manager '~ ~ r~Y _~. ~. ~ ! !. t I ~ t ~ ~ ~ ~ ~ ~-~~ ~ Irk ~. ~ pry ~. ~; 1_1 ~~ I r yy 1~ ~ i ;ii ~~ t'i , +t' t A, .:, . , I f t~ t rf, .I {. ~ t~~ '}, .fir ..'- r ~ t r. i ~ t ~;~ , ....:1~, I . ~. ~~~~.., 'rf~ t :~ E~ ~' `cam? .:}~q, ~~ ~, t,`.~j i•, + ~ 1-`'' , r 'r. ~ ~,~. .~; ~ ~ . ~..... .'S ~ r ~` ~~- ~ ~' }mil I ,~ i .. ~ ~ -,~ d ,~ . . ,,: tea .• ~ r ~~.~ ~ r .c r r frif. y 1 . r _ .~' ..~..%' DU TN _{,~ /i/ ;~,~ tali F.e.;idUnli;~l Low ^ensity Single Family I. ., ResiriCr.tiai 'd5 ..~. .~ ~ .-r ..... ' - Single Family RCSlderl ti, I iC.9 - r~. ;1 ~ ~ ..,' n: gal - a~;:~y-: .. ~` 'dediurtl Density' Rcsicfentisl .,.. I ~ `t r ,.. nr., Medium-High Density Rr,sirfential CommD rciali lncust: ial Re[aif:'Otiice - l`; -~-; Retail:~Oitice a Automotive ' 6uSCness Pprk:'Indus trial ~~ ~ - business Park:'In9usir is is _-._ Dutdoor Storage - RuSiq~SS Parkilndustria l: Si:.;;s,i low C o v ~: a g o Pu;:ici Semi-PUblicr'Open ? Pub NC :$Crll-i'ub[ic Fa~aity ;'~'~ Parks~'ROCrealion DP en SRacC Stream Corridor Pu~Irc Lands General Plan Exhibit ~ RESOLUTION NO. 03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) STAGE 1 REZONING AND DEVELOPMENT PLAN, AND A PLANNED DEVELOPMENT (PD) STAGE 2 REZONING AND DEVELOPMENT PLAN FOR APPROXIMATELY 37 ACRES OF THE VALLEY CHRISTIAN CENTER LOCATED AT 7500 INSPIRATION DRIVE TO CONSTRUCT APPROXIMATELY 187,000 ADDITIONAL SQUARE FEET IN AN EXISTING RELIGIOUS AND SCHOOL COMPLEX/CENTER AND 22 MULTI-FAMILY UNITS WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a Planned Development Rezoning and Development Plan to construct approximately 22 multi-family dwelling units; an additional 187,000 square feet to an existing 118,300 square foot religious and related school facility; two new temporary modular units for administrative office use; and the continued use of two temporary modular classroom units on an interim basis until the permanent construction of buildings is completed. WHEREAS, the proposed project area is located within the westerly portion of Dublin and contains approximately 50 acres of land. The site lies north of the I-580 freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the A Agricultural Zoning District; and WHEREAS, a Planned Development (PD) Stage 1 Rezoning and Development Plan, attached hereto as Exhibit A-1 and A-2, are being requested for approximately 1.4 acres of the site located at the northwest corner of Dublin Boulevard and Inspiration Drive to accommodate the 22 dwelling unit residential component of the proposed project. No specific design has yet been proposed for the residential component of the project; and WHEREAS, the project, when an actual development is proposed, will be required to submit an application for a Planned Development (PD) Stage 2 Rezoning and Site Development Review, and conform to the City's Inclusionary Zoning Ordinance; WHEREAS, a Planned Development (PD) Stage 1 & 2 Rezoning and Development Plan, attached hereto as Exhibit A-1 and A-2, are requested for approximately 37 acres of the Valley Christian Center property to construct approximately 187,000 additional square feet in an existing religious and school complex/center; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and Section 15132, and all potential significant impacts have been mitigated through design of the project and the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, the Planning Commission did hold a public hearing on the project on April 22, 2003 on the General Plan Amendment and Planned Development (PD) Rezoning and Development Plan, and recommended approval of the project to the City Council; and WHEREAS, City staff prepared a staff report describing and analyzing the proposed Plan Development Rezoning and Development Plan, which report was presented to the Planning Commission at a duly noticed public hearing on April 22, 2003, at which time all interested parties had the opportunity to comment on the project; and WHEREAS, the Planning Commission did hear and consider all such reports, recommendations, and testimony hereinabove set forth and supports the Planned Development (PD) Rezoning and Development Plan; and NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development Rezoning: 1. The proposed Planned Development Rezoning and Development Plan for PA 00-017 are compatible with other land uses (i.e. residential and open space) and transportation and service facilities in the vicinity because the proposed Valley Christian Center will accommodate the future growth of the church and the related school campus, and provide necessary semi-public facilities for use by the community and residents of Dublin. 2. The proposed Planned Development Rezoning will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all potential environmental impacts associated with the project have been mitigated through design of the project or through applications of Conditions of Approval. 3. The proposed Planned Development Rezoning will not be injurious to property or improvements in the neighborhood because features have been incorporated into the project and the project is conditioned to comply with all Building and Fire Department requirements, Planning and Public Works Department requirements regarding hazardous materials usage and storage, pesticide and herbicide usage, on- and off-site traffic circulation, street improvements, and on and off-site drainage improvements. 4. The proposed Planned Development (PD) Rezoning is consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance for a Stage 1 and Stage 2 Development Plan and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and 5. The proposed Planned Development (PD) Rezoning will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by City laws and regulations; and there are adequate provisions for public access, water, sanitation, and public utilities and services to the site incorporated into the project to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. 6. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because the project is located on land which had been previously developed, graded and improved within an urbanized area and located adjacent to existing low and medium density residential uses. 7. The Valley Christian Center use is not contrary to the specific intent clauses, development regulations, and performance standards established for the PD Planned Development and Civic Use types such as Community Facilities as addressed in the City's Zoning Ordinance because the conditions of approval for the Tentative Parcel Map, Conditional Use Permit and Site Development Review for PA 00- 017are required to insure that the facility use, which will be supportive of surrounding residential uses and residents of the Dublin community through the provision of religious and school services for adjacent and nearby residents in the surrounding area, will be compatible with those uses. 8. The approval of this project, as conditioned, complies with the Dublin General Plan, the PD Planned Development and Civic Use regulations of the Zoning Ordinance, and the general requirements established in the Dublin Zoning Ordinance. 9. The Planned Development District (PD) Rezoning and accompanying Tentative Parcel Map, Conditional Use Permit, and Site Development Review will create an attractive, efficient, and safe environment; and 10. The Planned Development (PD) District Rezoning will benefit the public necessity, convenience, and general welfare; and 11. The Valley Christian Center project is consistent with the intent and purpose of the Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development Zoning District and Development Plan for PA 00-017 Valley Christian Center, with the Rezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibit A-2, which constitute regulations for the use, improvement, and maintenance of the property. Except as specifically identified otherwise in the approved Development Plan, development and operation of land use activities within this Rezoning shall be subject to the current City of Dublin Zoning Code and to the approval of the related General Plan Amendment and Tentative Parcel Map. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 22nd day of Apri12003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Planning Manager G\:pa12000100-0171PC GPA Reso STAGE 1 DEVELOPMENT PLAN AND STAGE 1 AND STAGE 2 REZONING/DEVELOPMENT PLAN PA 00-017 -VALLEY CHRISTIAN CENTER EXPANSION AND MASTER PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the Valley Christian Center Expansion and Master Plan project. This Development Plan includes the Site Plan, Neighborhood Landscape Plan, and Conceptual Architectural Designs dated "Received April 16, 2003" and labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 03-), on file in the Planning Department. The Planned Development Zoning District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Section 8.32 of the Zoning Ordinance are satisfied. The Development Plan consists o£ A Stage 1 Development Plan for the entire development. 2. A Stage 1 and 2 Development Plan for Parcel 1. The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the Zoning Ordinance and consists of the following: 1. Zoning 2. Statement of proposed uses. 3. Stage 1 Site Plan. 4. Site area, proposed densities, size, areas, and Phasing Plan. 5. Master Neighborhood Landscape Plan. 6. General Plan consistency. 7. Inclusionary Zoning Regulations. The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists of the following: 1. Statement of compatibility with the Stage 1 Development Plan. 2. Statement of proposed uses. 3. Stage 1 and 2 Site Plan. 4. Site area, proposed densities 5. Development regulations. 6. Architectural standards. 7. Preliminary Landscaping Plan. 8. Dublin Zoning Ordinance -Applicable Requirements. 9. Compliance with PUD plans ~~~~~ STAGE 1 DEVELOPMENT PLAN 1. Zoning A. Parcel 1 shall be zoned PD -Community Facility. B Parcel 2 shall be zoned PD - RM Medium-High Density Residential. C. Parcel 3 shall be zoned PD -Future Development Area. D. Except as specifically modified by the provisions of this PD District/Development Plan, the use, development, improvement and maintenance of property within this PD District/Development Plan shall be subject to the provisions of the A -Agricultural Zoning District for Parcels 1 and 3 and the R-M -Multi-Family Residential Zoning District for Parcel 2 and all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. 2. Statement of proposed uses Parcel 1. PD -Community Facility Permitted Uses: Place of Worship Day Care Center (15 or more children) Elementary School Junior High School Senior High School Book and media sales area (maximum 5,000 square feet) Administration Offices Recreational Facility/Indoor & Outdoor Senior Center/Adult Day Care Center (15 or more adults) Chapel Note: All other uses listed in the Community Facility Use Type are prohibited on Parcel 1. Conditional Uses: No uses may be established by a Conditional Use Permit on Parcel 1 except for the following uses, as shown on the Site Plan: 2 Modular units used as temporary classrooms until such time as the new classrooms are built 2 Modular units to be used as administrative offices until such time as the present administrative office building is expanded The Conditional Use Permit and Site Development Review for the modular buildings shall be valid for no more than five (5) years until May 31, 2008. To extend this approval beyond five (5) years, an application must be reviewed and approved by the Planning Commission permitting the continuation of the use of this modular space. The modular units shall be removed from the site upon occupancy of the permanent structures. Temporary Uses (pursuant to a Temporary Use Permit): Arts and Crafts Fair Carnival Christmas Tree Sales Lot Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance. Parcel 2. PD - RM Multi-Family Residential Permitted Uses: Multi-Family Residences Conditional Uses: No uses may be established by a Conditional Use Permit on Parcel 2 Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance. Parcel 3. PD -Future Study Area Permitted Uses: No uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council. Conditional Uses: No conditional uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council. Accessory Uses: No accessory uses shall be permitted until established by a future Stage 2 Planned Development Rezoning approved by the City Council. 3. Stage 1 Site Plan The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated "received April 16, 2003" (hereafter, project plans). 3 4. Site area, proposed densities, size and new area, Phasing Plan Parcel 1 (37.0 acres) PHASE BUILDING USE EXISTING NEW MAXIMUM NUMBER AREA AREA TOTAL S . Ft. S . Ft. AREAS . Ft. 1 A Sanctuary 0 90,000 90,000 1 B Junior/Senior 0 45,000 45,000 High School, Administration 1 C Recreational 0 15,000 15,000 Facility/Indoor 1 D Senior 0 30,000 30,000 Center/Adult Day Care Center 1 E Chapel 0 6,000 6,000 1 1 Seminar rooms - 14,400 0 14,400 Fellowship Hall - Administration 1 2 Day Care Center 10,000 1,000 11,000 1 3 Junior/Senior 8,800 0 8,800 High School 1 4 Junior/Senior 32,600 0 32,600 High School 1 5 Elementary 52,500 0 52,500 School 118,300 187,000 305,300 Phasing of Development: Development of Parcel 1, during the first phase of site development, may be phased over time as each building is constructed or expanded. Parcel 2 (1.4 acres) PHASE USE NUMBER OF ACRES MAXIMUM NUMBER DWELLING DENSITY UNITS 2 Multi-Family 22 1.4 15.71 Residential Parcel 3 (12.71 acres) PHASE USE NUMBER OF ACRES MAXIMUM NUMBER DWELLING DENSITY UNITS 3 Future Study N/A 12.71 N/A Area 5. Master Neighborhood Landscape Plan The Master Neighborhood Landscape Plan is shown on Sheet L-1 of the project plans dated "received April 16, 2003" (hereafter, project plans). 6. General Plan consistency. Parcel 1. The proposed PD -Community Facility development of Parcel 1 is consistent with the Public/Semi-Public designation of the Dublin General Plan. Parcel 2. A General Plan Amendment is proposed from the Public/Semi-Public designation to the Medium-High Density Residential designation (14.1 du/ac to 25.0 du/ac) designation of the Dublin General Plan. This General Plan Amendment will permit a maximum of 30 dwelling units on 1.4 acres at a density of 21.43 dwelling units per acre. This density is consistent with the Implementing Policy of Section 2.1.1, Housing Availability of the Land Use Element of the General Plan. The Implementing Policy reads as follows: "Designate sites available for residential development in the primary planning area for medium to medium-high density where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby." However, the Applicant proposes to develop 22 dwelling units at a density of 15.71 dwelling units per acre. The adjacent Kaufman and Broad California Highlands project is designated Medium-High Density Residential and was developed at a density of 15.38 dwelling units per acre. The proposed Valley Christian Center General Plan Amendment will, therefore, be consistent with adjacent residential development. Parcel 3. Future Development Area. No development plans are proposed, therefore, General Plan consistency is not an issue. 7. Inclusionary Zoning Regulations. In accordance with the Inclusionary Zoning Regulations, the Applicant shall be required to provide 7.5% of all housing to be affordable to those of very low, low and moderate incomes, and also pay an in-lieu fee of 5% as set forth in Section 8.68.030 of the Inclusionary Zoning Regulations, or other regulations or resolution revising the in-lieu fee provisions at the time of approval of the Stage 2 PD. Based on the number of units proposed to be built at this time, the Applicant will be required to build 1 unit to fulfill the requirements of the Inclusionary Zoning Regulations. STAGE 1 and 2 DEVELOPMENT PLAN 1. Statement of compatibility with the Stage 1 Development Plan. The Stage 1 and 2 Development Plan for the Parcel 1 of the development is consistent with the Stage 1 Development Plan for the entire project. 2. Statement of proposed uses. Parcel 1. PD -Community Facility Permitted Uses: Place of Worship Day Care Center (15 or more children) Elementary School Junior High School Senior High School Book and media sales area (maximum 5,000 square feet) Administration offices Recreational Facility/Indoor Senior Center/Adult Day Care Center (15 or more adults) Chapel Note: All other uses listed in the Community Facility Use Type are prohibited on Parcel 1. Conditional Uses: No uses may be established by a Conditional Use Permit on Parcel 1 except for the following uses, as shown on the Site Plan: 2 Modular units used as temporary classrooms until such time as the new classrooms are built 1 Modular unit to be used as administrative offices until such time as the present administrative office building is expanded Temporary Uses (pursuant to a Temporary Use Permit): Arts and Crafts Fair Carnival Christmas Tree Sales Lot Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance. 6 3. Stage 1 and 2 Site Plan. The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated "received April 16, 2003" (hereafter, project plans). 4. Site area, proposed densities and phasing plan for Parcel 1 on 37.0 acres. Parcel 1 (37.0 acres) PHASE BUILDING USE EXISTING NEW MAXIMUM NUMBER AREA AREA TOTAL S . Ft. S . Ft. AREAS . Ft. 1 A Sanctuary 0 90,000 90,000 1 B Junior/Senior 0 45,000 45,000 High School, Administration 1 C Recreational 0 15,000 15,000 Facility/Indoor 1 D Senior 0 30,000 30,000 Center/Adult Day Care Center 1 E Chapel 0 6,000 6,000 1 1 Seminar rooms - 14,400 0 14,400 Fellowship Hall - Administration 1 2 Day Care Center 10,000 1,000 11,000 1 3 Junior/Senior 8,800 0 8,800 High School 1 4 Junior/Senior 32,600 0 32,600 High School 1 5 Elementary 52,500 0 52,500 School 118,300 187,000 305,300 Development of Parcel 1 may be phased over time. 7 5. Development regulations. The Development Regulations for the Stage 1 and 2 Development Plan for Parcel 1 are as follows: Parcel area and dimensions. As shown on the Project Plans. Setbacks Front 30 feet Side 20 feet Rear 30 feet Height and number of stories Building Height maximum) Number of stories Sanctuary 50 3 Junior/Senior High School, Administration 40 2 Recreational Facility/Indoor 35 2 Senior Center/Adult Activity Center 40 2 Chapel 40 2 Seminar rooms -Fellowship Hall - Administration 50 3 Day Care Center 40 2 Elementary School 40 2 Spires, crosses, steeples, and architectural appurtenances may exceed the specified height limit, subject to Site Development Review . Building Separation: The minimum building separation for the buildings on Parcel 1 shall be as follows: 25 feet. Accessory Structures: Accessory structure setbacks shall be as determined by the Dublin Zoning Ordinance: 6. Architectural Standards. The architectural standards for the Stage 1 and 2 Development Plan for Parcel 1 are as follows: A. Site Development Review. A Site Development Review shall be required for any structure implementing the Development Plan and shall be governed by the following Design Guidelines and the Zoning Ordinance of the City of Dublin. In addition to the items required on the "Application Submittal Requirements for Site Development Review" the Site Development Review shall address the following: Statement of the site development concept. This concept shall define an attractive and harmonious development theme for site planning, architecture and landscape architecture. 8 2. Site development plan. This plan shall generally conform to the Stage 1 and 2 Development Plan and shall show how unit density, parking and access can be accommodated on the site. 3. Pedestrian Circulation: An on-site pedestrian circulation plan shall be prepared and submitted at the time of Site Development Review. Where appropriate, this plan will include transitions from public rights of way to private walkways. Connections between buildings and walkways encircling buildings shall be emphasized, which limit or eliminate the need to cross any vehicular drive aisle. In instances where pedestrian walkways and motorized vehicles intersect a change in pavement material or treatment shall be utilized. 5. Architectural plans, sections and elevations. 6. Addressing plan. The buildings should be addressed to ensure that building numbers are easy to locate and read. A directory board should be considered to aid in directing emergency responders and other visitors. 7. Circulation plan. Circulation plan for automobiles, parking, motorcycles, trucks, truck-loading spaces, pedestrians and bicycles, including designation of fire lanes, curb radii, and truck maneuvering templates. Access to and around buildings should be addressed to aid in security patrolling and emergency access. 8. Traffic Mitigation. The requirements of the Traffic Study prepared for the EIR for this Planned Development Rezoning and Development Plan, and those of any addendum to the Traffic Study, shall be implemented through Site Development Review and the conditions of approval thereof. 7. Final Landscaping Plan. A Final Landscaping Plan as described in Chapter 8.72 of the Dublin Zoning Ordinance shall be prepared. It should include a description of all proposed landscaping and hardscape, a generalized plant palette with the location, size and name of proposed plants and trees (both common and botanical), fencing location and materials, and any additional information required by the Director of Community Development. The plan shall provide a clear understanding of the character, massing, and site compatibility of the landscaping program. The Final Landscape Plan shall conform generally to the Master Neighborhood Landscape Plan of the Development Plan. 8. Grading and Utility Plans. Final Grading and Utility Plans shall be prepared and submitted. 9. Sign/Site Development Review. A Sign/Site Development Review, including the specifications for each type of sign (when approved). 10. Lighting Program. A Lighting Program shall be prepared showing lighting of buildings, roadways and parking and should describe the location and types of fixtures. Particular attention shall be paid to minimizing off-site spill of lighting from the project, security lighting and lighting of pedestrian pathways. 11. Visual Impact Analysis. An analysis shall be prepared, including view profiles, of the visual impacts of the each building to be constructed in project, and be submitted with applications for Site Development Review. B. Site Design Guidelines. Building siting. Wherever possible, buildings should be sited in relation to each other to create a system of semi-enclosed and usable outdoor areas. 2. Setback variations. Setback variations among buildings along a street are encouraged. 3. All setbacks shall be landscaped. 4. State Regional Water Quality Control Board Best Management Practices. The site shall be designed to institute State Regional Water Quality Control Board Best Management Practices for storm drainage. All parts of the site, including building pads, parking, loading, access driveways and maneuvering areas shall be graded and well-drained and shall be maintained at all times. Drainage outlets shall include a sign reading "No Dumping/Flows into the Bay". 5. Trash/Recycling Enclosures. There may either be a central enclosure or each building shall provide adequate and accessible interior or exterior enclosures for trash and recycling facilities. Exterior facilities shall be entirely enclosed by a solid fence or wall and opaque gate no less than six feet in height and shall not be located near any pedestrian access points or outdoor usable open space areas. A roof structure acceptable to the Fire Department shall be used for additional screening from 2 or more story structures and to prevent winds from blowing refuse deposited in these enclosures. Detailed enclosure standards will be required as part of Site Development Review. C. Architectural Guidelines. Overall architectural theme. An overall architectural theme is to be established for the entire site. Through architectural design, a signature statement can be created to define the Valley Christian Center Site and make it visually unique. Utilizing architectural building materials and architectural design techniques, the Valley Christian Center Site will project a statement to define this site. The architectural design elements shall coordinate with any vehicular and pedestrian signature elements. 2. Facade design. The front, side, and rear facades of buildings shall be designed to provide visual interest to pedestrians and motorists. If a building will visible from the rest of Dublin, care must be taken to ensure that visual impacts are addressed. In such case, emphasis should be placed on a design that would make a positive visual statement for the City. Front and side building facades shall include sufficient articulation to prevent long, horizontal elements and uninterrupted walls. Visual stimulation and coherent architectural design theme. The design of windows, reveals, parapets and other architectural features should promote a visually stimulating and coherent architectural theme. Long stretches of windows shall be broken up by perpendicular elements, such as building wall, trellises or latticework. 10 4. Entries. Distinctive materials shall be used in the design of entry areas to highlight these areas. Roof treatment. Distinctive rooflines shall be introduced at building entries. Rooftop mechanical equipment shall be screened from view. 6. Outdoor Equipment Enclosures. Outdoor Equipment enclosures will be allowed as required but shall be designed to accentuate and blend with the other structures on site. 7. Preliminary Neighborhood Landscape Plan. The Preliminary Neighborhood Landscape Plan complies with the Site Development Review requirements above and consists of Sheet L-1 of the project plans dated "received April 16, 2003 (hereafter, project plans). 8. Compliance with PUD Plans. The project shall substantially comply with the project plans and details shown in Exhibit A-2, except as modified herein. Such project plans are incorporated by reference. G:pa00-017/Development Plan 11 ~~e~vdl~... 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The site lies north of the I-580 freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the A Agricultural Zoning District; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Draft and Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and Section 15132, and all potential significant impacts have been mitigated through design of the project and the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, the Planning Commission held a public hearing on said application on April 22, 2003; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the staff report was submitted recommending the Planning Commission approve the Tentative Parcel Map subject to Conditions of Approval prepared by Staff; and WHEREAS, the Planning Commission did hear and use its independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. ~~j' A' ~` ~ ~ ~r r bi G ~~ NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find that: 1. The Tentative Parcel Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design or improvements of Tentative Parcel Map is consistent with the City's General Plan policies as they apply to the subject property in that it is a subdivision for the transfer of land for the implementation of the Valley Christian Center Master Plan in an area designated for that type of development. 3. The Tentative Parcel Map is consistent with the City of Dublin Zoning Ordinance. 4. The site is located adjacent to major roads and a highway on 50.7 acres and the Master Plan provides for sites that are physically suitable for the type and density of development and the proposed subdivision into three parcels. 5. An environmental impact report has been prepared for the Master Plan and this Tentative Parcel Map. All potential significant impacts have been mitigated through design of the project and the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a result of the project. 6. With the incorporation of mitigation measures of the EIR for the Master Plan, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 7. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of, property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT except as specifically modified elsewhere, the Planning Commission of the City of Dublin does hereby approve the Tentative Parcel Map Attachment 4, Exhibit A, for PA 00-017, to subdivide an existing 50.7 acre parcel into three parcels of 37.06f, 1.39f, and 12.71f . This approval shall conform generally to the Tentative Parcel Map prepared by Cunha Engineering, Inc., dated received by the Planning Department on April 16, 2003, consisting of one sheet, stamped approved and on file; with the City Planning Department. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to Parcel Map approval, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. 1PLl Planning, 1Bl Building, 1POl Police, 1PWl Public Works, IADMI Administration/City Attorney, fFINI Finance, 1Fl Alameda County 2 Fire Prevention, [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control & Water Conservation District (Zone 7). CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to GENERAL CONDITIONS Effective Date. This Tentative Parcel Map shall not become PL, PW Prior to Effective 1 effective until the General Plan Amendment and PD Rezone date of TPM area roved b the Cit Council and come into effect. 2 Tentative Parcel Map Approval. Approval of the Tentative PL, PW, B Ongoing, SDR Parcel Map is not an approval of any specific proposed lot improvements, lot traffic circulation system or parking plan, street improvement fronting each proposed lot. Specific site frontage improvements for each lot will be addressed and reviewed as part of the Site Development Review Application process for each lot. 3 Standard Public Works Conditions of Approval. PW Recordation of Applicant/Developer shall comply with all applicable City of Parcel Map/ Dublin Standard Public Works Conditions of Approval Approval of attached as Exhibit B. In the event of conflict between the Improvement Plans Standard Public Works Conditions of Approval and these Conditions, these Conditions shall revail. 4 Building Codes and Ordinances. All project construction B Ongoing shall conform to all building codes and ordinances in effect at the time of buildin ermit. 5 Fire Codes and Ordinances. All project construction shall F Ongoing conform to all fire codes and ordinances in effect at the time of buildin ermit. 6 This Tentative Parcel Map shall expire in two and one-half PW years pursuant to the Dublin Municipal Code Section 9.08.120 unless an extension is granted by the Planning Commission. 7 Prior to the issuance of a building permit, all applicable fees B, PL, ADM B shall be paid. These fees shall include, but not be limited to, those fees required by City Ordinances such as Traffic Impact Contribution Fees, School Impact fees, Fire Impact fees, Regional Transportation Fees, or any other that may be adopted. In regard to payment of Traffic Impact Fees, the timing of payment shall be in accordance with Conditions # 15, 17, 18, and 19. In addition, all fees required by DSRSD, ACF, Zone 7, shall be paid in accordance with those Agencies' ordinances and regulations. 8 The Developer shall comply with applicable Alameda F, PW, PO, B County Fire, Dublin Public Works Department, Dublin Z7, DSR, PL Building Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Alameda County Public Health, and Dublin San Ramon Services District CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to requirements. 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. 9 The Applicant/Property Owner shall comply with all B B applicable regulations and requirements of the Uniform Building Code and the Building Inspection Section. 10 Conditions of Approval. In submitting subsequent plans for PW Recordation of review and approval, Applicant/Developer shall submit six Parcel Map/ (6) sets of plans to the Engineering Department for plan Approval of check. Each set of plans shall have attached a copy of these Improvement Plans Conditions of Approval with Responses to Conditions filled in (see this chart) indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. ApplicantlDeveloper will be responsible for obtaining the a royals of all artici atin non-Ci a encies. 11 A protocol-level wetlands delineation shall be performed on PL B the project site when a development plan is proposed for Parcel 2. Based on the results of this analysis, the development plan should be modified to avoid all wetland areas. If avoidance is not possible, a wetland mitigation plan shall be prepared by a qualified biologist to include identification of replacement wetland area at a ratio of 2:1 on or near the project site. All applicable regulatory permits shall also be obtained from the U.S. Army Corps of Engineers, Fish and Wildlife Service, California Department of Fish and Game and Regional Water Quality Control Board. (EIR Mitigation) 12 No development of Parcels 2 and 3 shall be permitted until PL Ongoing Planned Development Stage 2 Development Plan rezonings and Site Development Review submittals have been approved by the City Council. PUBLIC SAFETY CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to 13 The Applicant shall comply with all applicable regulations F Occupancy and requirements of the Alameda County Fire Department (ACFD), including payment of all appropriate fees. 14 All fire hydrants shall be shown on final plans. F B PUBLIC WORKS 15 The developer/applicant shall pay Voluntary Traffic PW B Mitigation Contributions based on the number of daily vehicle trips generated by the project. Alternatively, the developer/applicant shall pay the Traffic Impact Fee in effect at the time building permits are issued for each phase of the project, assuming City adoption of a Downtown Traffic Impact Fee Program. The contribution or fee shall be collected for each new use based on the number of daily vehicle trips generated by said use, and assuming 850 total vehicle trips for all uses, as follows: Building A (Sanctuary, Nursery, Preschool, Seminar Rooms, Fellowship Hall, Administration) - 20 daily vehicle trips assumed Building B (Jr./Sr. High School, Administration) - 358 daily vehicle trips assumed Building E (Senior Center, Counseling) - 273 daily vehicle trips assumed Parcel 2 (Multi-family residential) - 199 daily vehicle trips assumed. (EIR Mitigation 16 A site-specif-c geotechnical investigation shall be required PW Grading for each building constructed as part of the proposed expansion prepared by aCalifornia-registered geologist or California- registered engineering geologist. The report(s) shall address the potential for Geotechnical hazards and impacts to structures for extension of the Dublin fault on the site, expansive soils, and the potential for future landslides on the site. Specific measures to reduce seismic hazards, expansive soils and landslide hazards to a less-than- significant level shall be included in the report(s) and implemented as part of the project during all phases. (EIR Mitigation) 17 The project sponsor shall contribute afair-share contribution PW B to the funding of a new traffic signal at the Dublin # CONDITION TEXT RESP. AGENCY WHEN REQUIRED Prior to Boulevard/lnspiration Drive intersection. Said fair-share shall be assumed to be not more than l 4% of the overall cost of the signal improvement (design + construction), with the remaining cost funded from other City sources. This fair- share contribution shall be collected at the time of building permit issuance for each new use/building based on the number of daily vehicle trips generated by said use, and assuming 850 total vehicle trips for all uses, as follows: Building A (Sanctuary, Nursery, Preschool, Seminar Rooms, Fellowship Hall, Administration) - 20 daily vehicle trips assumed; 20 - 850 = 2% (i.e. 2% of the applicant's total financial obligation for the signal shall be collected at the time of building permit issuance for Building A) Building B (Jr./Sr. High School, Administration) - 358 daily vehicle trips assumed; 358 _ 850 = 42% Building E (Senior Center, Counseling) - 273 daily vehicle trips assumed; 273 - 850 = 32% Parcel 2 (Multi-family residential) - 199 daily vehicle trips assumed; ] 99 =850 = 24% If the City installs said traffic signal at Dublin Boulevard/Inspiration Drive prior to collecting the fair-share contribution by the applicant for any new use, the contribution shall be adjusted for inflation based on the San Francisco/Bay Area Construction Cost Index, as published by Engineering News Record, to reflect the cost of the traffic signal installation at the time of building permit issuance for the new use. (EIR Mitigation l 8 The project sponsor shall contribute afair-share contribution PW B to the funding of a new traffic signal at the Dublin Boulevard/Silvergate Drive intersection. Said fair-share shall be assumed to be not more than 16% of the overall cost of the signal improvement (design + construction), with the remaining cost funded from other City sources. This fair- share contribution shall be collected at the time of building permit issuance for each new use based on the number of daily vehicle trips generated by said use, and assuming 850 total vehicle trips for all uses, as follows: Building A (Sanctuary, Nursery, Preschool, Seminar Rooms, Fellowshi Hall Administration) - 20 dail vehicle tri s # CONDITION TEXT RESP. AGENCY WHEN REQUIRED Prior to assumed; 20 - 850 = 2% (i.e. 2% of the applicant's total financial obligation for the signal shall be collected at the time of building permit issuance for Building A) Building B (Jr./Sr. High School, Administration) - 358 daily vehicle trips assumed; 358 _ 850 = 42% Building E (Senior Center, Counseling) - 273 daily vehicle trips assumed; 273 _ 850 = 32% Parcel 2 (Multi-family residential) - 199 daily vehicle trips assumed; 199 =850 = 24% If the City installs said traffic signal at Dublin Boulevard/Silvergate Drive prior to collecting the fair-share contribution by the applicant for any new use, the contribution shall be adjusted for inflation based on the San Francisco/Bay Area Construction Cost Index, as published by Engineering News Record, to reflect the cost of the traffic signal installation at the time of building permit issuance for the new use. (EIR Mitigation 19 The project sponsor shall contribute afair-share contribution PW B to the funding of the Dublin Boulevard widening between Silvergate Drive and Hansen Drive from two to four lanes. Said fair-share shall be assumed to be not more than 12% of the overall cost of the roadway widening project (design + construction), with the remaining cost funded from other City sources. This fair-share contribution shall be collected at the time of building permit issuance for each new use based on the number of daily vehicle trips generated by said use, and assuming 850 total vehicle trips for all uses, as follows: Building A (Sanctuary, Nursery, Preschool, Seminar Rooms, Fellowship Hall, Administration) - 20 daily vehicle trips assumed; 20 _ 850 = 2% (i.e. 2% of the applicant's total financial obligation for the roadway widening shall be collected at the time of building permit issuance for Building A) Building B (Jr./Sr. High School, Administration) - 358 daily vehicle trips assumed; 358 _ 850 = 42% Building E (Senior Center, Counseling) - 273 daily vehicle tri s assumed; 273 - 850 = 32% CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to Parcel 2 (Multi-family residential) - 199 daily vehicle trips assumed; 199 =850 = 24% If the proposed scope or size of the Schaefer Ranch project, as governed by a Development Agreement (DA) recorded on 1/27/99 as Series Number 99033482, is altered in the future, the said fair share contribution of 12% by the applicant to the funding of the Dublin Boulevard widening between Silvergate Drive and Hansen Drive shall be recalculated based on the new daily vehicle trip estimates for the revised Schaefer Ranch project. If the Schaefer Ranch project does not proceed, the applicant will have no financial obligation for this improvement, and any funds collected from applicant for this improvement will be reimbursed. (EIR Mitigation) 20 The project sponsor shall conduct monitoring of the peak PW Ongoing hour turning movements at project driveways on one typical school day and one typical Sunday every six months following the completion of each phase of the VCC expansion, and report the results to the City, to demonstrate that the expansion does not increase the rate of vehicles violating the existing left turn restrictions on Inspiration Drive. If the number of violators increases after the expansion, more stringent enforcement or other measures may be required by the VCC administration to limit the number of vehicles accessing the project site to or from Bay Laurel Street, as determined by the City of Dublin Public Works Director. If the applicant fails to provide said monitoring, then the City shall have the right, but not the obligation, to perform said monitoring on behalf of the applicant with all costs to be reimbursed to the City by the applicant. (EIR Mitigation) 21 An erosion and sedimentation control plan shall be prepared PW Grading by aCalifornia-registered civil engineer for implementation throughout all phases of project construction. The plan should be prepared in accordance with City of Dublin and RWQCB design standards and shall be approved by the Dublin Public Works Director prior to issuance of a grading permit. It is recommended that this plan, at a minimum, include the following provisions: • Existing vegetated areas should be left undisturbed until construction of improvements on each portion of the develo ment site is actually ready to CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to commence; • All disturbed areas should be immediately revegetated or otherwise protected from both wind and water erosion upon the completion of grading activities; • Stormwater runoff should be collected into stable drainage channels, from small drainage basins, to prevent the buildup of large, potentially erosive stormwater flows; • Specific measures should be implemented to control erosion from stockpiled earth and exposed soil; • Runoff should be directed away from all areas disturbed by construction; • Sediment ponds or siltation basins should be used to trap eroded soils before runoff is discharged into on-site or offsite drainage culverts and channels; • To the extent possible, major site development work involving excavation and earth moving shall be scheduled during the dry season. 22 A Stormwater Pollution Prevention Plan (SWPPP) shall be PW Grading prepared by aCalifornia-registered civil engineer in accordance with RWQCB and City of Dublin standards to ensure Best Management Practices will be employed to reduce surface water pollution to ales-than-significant level. The SWPPP shall be approved by the Dublin Public Works Director prior to issuance to a grading permit. Pursuant to the Alameda County's National Pollution Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional Water Quality Control Board, all grading and construction activities within the City of Dublin must comply with the provisions said permit. (EIR Mitigation) 23 The project sponsor shall submit a hydrology study for the PW Grading proposed project, prepared by aCalifornia-registered civil engineer, documenting the amount of current stormwater runoff from the site, estimated future quantities of runoff, and the ability of downstream facilities to accommodate increased stormwater quantities. The report shall also identify needed downstream improvements necessary to accommodate increased storm flows and the applicant's financial participation in funding needed improvements, if re uired. The study shall be a roved by the City of Dublin CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to Public Works Department and Zone 7 District Engineer prior to issuance of a grading permit. (EIR Mitigation) 24 Construction-related traffic shall be prohibited on Bay Laurel PW On-going Street and other local streets, and shall instead use Inspiration Drive between the VCC property and Dublin Boulevard exclusively during all work associated with the various phases of the proposed expansion project. 25 The following construction practices, based on BAAQMD PW On-going standards, shall be required during all phases of construction on the project site: • Water all active construction areas as needed; • Watering or covering of stockpiles of debris, soil, sand or other materials that can be blown by the wind; • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard; • Pave, apply water three times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; • Sweep daily (preferably with water sweepers) all paved access road, parking areas and staging areas at construction sites; • Sweep streets daily (preferably with water sweepers) if visible soil material is carried onto adjacent public streets; • Hydroseed or apply non-toxic soil stabilizers to inactive construction areas • Enclose, cover, water twice daily or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.); • Limit traffic speeds on unpaved roads to 15 mph; • Install sandbags or other erosion control measures to prevent silt runoff to public roadways; • Replant vegetation in disturbed areas as quickly as possible. (EIR Mitigation) 26 If an archeological or Native American artifact is identified PL On-going during Sitework and preparation, grading, or construction, work on the project shall cease immediately until a resource protection plan conforming to CEQA Guideline Section 15064.5 (e) is prepared by a qualified archeologist and approved by the Dublin Community Development Director. Pro'ect work may be resumed in com Hance with such lan. 10 CONDITION TEXT RESP. WHEN # AGENCY REQUIItED Prior to If human remains are encountered, a native American descendant and the County Coroner shall be contacted immediately. (EIR Mitigation) 27 The following construction noise reduction measures shall be PW Ongoing implemented as part of all construction. a) Limit construction time to 8:00 a.m. to 6:00 p.m. Monday-Saturday, except state and federal holidays. Exceptions may be granted in writing by the City Building Official for emergency or extenuating circumstances b) Noisy stationary equipment should be located away from the homes. c) All construction equipment should be in good working condition, and the mufflers should be inspected for proper functioning. d) Designate a construction noise coordinator. This coordinator shall be available to respond to complaints from neighbors and take appropriate measures to reduce noise. (EIR Mitigation) 28 The applicant shall obtain all necessary permits, pay all PW Ongoing applicable fees and post bonds as required. 29 The applicant shall use the Public Works Checklist to PW On-going comply with other Public Works Conditions for this project. (EIR Mitigation) WATER/SEWER 30 Complete improvement plans shall be submitted to DSRSD DSR B that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and policies and all Recycled Water Design and Construction Standards. 31 Should water lines be extended to serve the project, domestic DSR Occupancy and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 32 Should water/sewer lines be extended to serve the ro'ect, DSR Occu ancy 11 CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to 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 maintenance and/or replacement. 33 Should water/sewer lines need to be extended to serve the DSR Occupancy project, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to DSRSD. 34 Should water/sewer lines need to be extended to serve the DSR Occupancy project, all easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Parcel Map. 35 No sewerline or water line construction shall be permitted DSR On-going 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.S have been satisfied. 36 All improvement plans for DSRSD facilities shall be signed DSR B 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, cone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 37 Should water or sewer facilities be extended for the project, DSR B no sewerline or water line 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 fees and permits have been obtained. 38 The Applicant shall hold DSRSD, its Board of Directors, DSR On-going commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from com letion of the ro'ect. 12 PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 22nd day of April 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Planning Manager G1: pa\2000\00-0171PCtpmreso 13 1 ,i :~vo--oN .3.o.a tlIN210~11tl~ NI Itillu w m _ aiv~s _A9 a_~noaddv ~ w z° ~.".A - `fir i:~ r ~i (r ~\ 1 ,~ -, ,~ i y \\ ' . 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The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and al! building and fire codes and ordinances in effect at the time pf building permit. 2. 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, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City the Site Development Review 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. 3. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy. 4. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda CountyFlood Control, Zone 7. 5. The Developer shall request all properties within the Final Map area be annexed into the Street Lighting Maintenance Assessment District. AGREEMENT AND BONDS: 6. The Developer shall enter into a Tract Improvement Agreement with the City for all improvements. 7. Improvement plans shall be approved by the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Tract Improvement Agreement and approval of the Finaf Map. 8. The Developer shall provide performance (100%), labor and material (100%) securities and a cash monumentation bond to guarantee the ~i, ~stallation of ,. subdivision - 1 - ~;;3 Draft April 16, 2003 ~ ~ ,~ improvements subject to approval by the City Engineer prior to approval of the Final Map and execution of the Tract Improvement Agreement. 9. Prior to acceptance of the improvements and the release of securities by the City the following shall be submitted to the Public Works Department a) Signed mylars of the "Record Drawings" of the civil plans, prepared by a registered Civil Engineer for the construction of the Improvements and Grading, b) A mylar copy of the recorded Final Map, c) Signed mylars of the "Record Drawings" of the landscape plans, prepared by project Landscape Architect, d) A declaration by the Project Landscape Architect that all work is completed and was done under his supervision and in accordance with the recommendations contained in the landscape plans, e) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications, f) A complete record of all field density tests, including location and elevation, and a summary of all field and laboratory tests. g) AutoCAD electronic drawing files, if available, tied to the City's mapping coordinates, h) Verification that there are no liens on file against the developer on this project 10. Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 11. If grading is commenced prior to filing the Final Map, a surety or guarantee shall be provided to the City of Dublin for the amount (approved by the City Engineer) to restore the site to a stable and erosion resistant state if the project is terminated prematurely. 12. Maintenance of common areas, including landscaping and erosion control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. FEES: 3. The Developer shall pay ail applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and lNater Connection fees; and any other fees as noted in the Development Agreement. -2- Draft April 16, 2003 14. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to approval of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. PERMITS: 15. An encroachment permit from the Public Works Department is required for any work done within the public right-of-way that is not covered under an Improvement Agreement. 16. Developer shall obtain all necessary 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, Caltrans and shall submit copies of the permits to the Department of Public Works. SUBMITTALS 17. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 18. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall review and approve the Improvement Plans and sign the title sheet. 19. A water quality investigation shall be submitted with each development application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and drainage facilities. FINAL MAP: 20. All dedications and easements required by the Tentative Map including the Public Service Easement and all easements required by the utility companies or governmental agencies shall be shown on the Final Map. 21. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. 22. Prior to the filing of the Final Map, the developer shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units andlor lot included on the Final Map. -3- Draft April 16, 2003 EASEMENTS: 23. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 24. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will not be continued in use. 25. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements andlor rights-of-entry shall be in writing and copies shall be furnished to the City Engineer. 26. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the City Engineer. GRADING PLANS: 27. The grading plan shall be in conformance with the recommendations of the soil report, the approved Tentative Map, 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. 28. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all drainage, water quality, erosion and sedimentation control measures. 29. The grading shall be designed for each lot to drain to an approved drainage system without draining onto adjoining properties. 30. All slopes 10 feet or higher shall have a concrete V-ditch installed at the toe of the slope. The slope on these ditches shall have a minimum grade of 5% and shall discharge into an approved drainage system. 31. A building permit is required for retaining walls over three feet in height (or over two feet in height with a surcharge). These walls sha(I be designed by a registered civil or structural engineer. 32. The Developer's soils engineer, based on the site soil conditions, shall prepare a preliminary structural design for the streets asphalt concrete pavement sections. After rough grading has been completed, the veveioper's soils engineer shall performed K- value tests on the street subgrade and prepare the final design of the pavement section. The City Engineer shall review and approve the project's Solis Engineer's structural pavement design. In flea of these soil tests, the road may be designed and constructed based on an R-value of 5. -4- Draft April 16, 2003 IMPROVEMENTS 33. The public improvements shall be constructed as generally shown on the approved Vesting Tentative Map. However, the approval of the Vesting Tentative Map is not an approval of the specific design of drainage, sanitary sewer, water, traffic circulation, and street improvements as shown on the Vesting Tentative Map. 34. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 35. Fire hydrants shall be provided at the locations approved by the Alameda County Fire Department in accordance with the standards in effect at the time of development. A raised reflector blue traffic marker shall be epoxy to the center of the paved street opposite each hydrant. 36. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 37. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. 38. Two empty 3" conduits with pull ropes shall be installed along the project frontage on arterial streets to accommodate future extension of the traffic interconnect system and for School District web connections. The City Engineer shall determine the extent of this work. 39. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 40. The developer shall furnish and install street name signs, and traffic safety signs in accordance with the standards of the City of Dublin. 41. At least three permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the City Engineer. 42. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and City Engineer. 43. T die installation of decorative pavement within City right-of-way requires approval or" the City Engineer. The type of pavers and the pavement structural section is to be approved by the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape ar.d lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. -5- Draft April 16, 2003 44. Where practicable, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 45. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 46. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 47. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 48. All utility vaults, boxes and structures shall be underground and placed in landscape areas embellished and camouflaged from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 49. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. DUBLIN SAN RAMON SERVICE DISTRICT: 50. All potable & recycled water and wastewater pipelines and facilities shall be designed and constructed by the Developer in accordance with all the Dublin San Ramon Service District (DSRSD) master plans, standards, specifications and requirements. 51. The applicant shall hold DSRSD, its 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 52. Improvement plans for DSRSD facilities shall be submitted for review to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater i=acuities." all applicable DSRSD Master Plans and all DSRSD policies. 53. Prior to issuance of a City Grading/Sitework, or building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Prior to the approval by the District Engineer, the appiicant shah pay aii required DSRSD fees, provide an engineers estimate of construction costs for water and sewer systems, a performance bond, aone- year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for r'inaf improvement dravJiny^ revievJ by DSRSD before signature by the District Engineer. -6- Draft April 16, 2003 54. Prior to issuance of a City Grading/Sitework or building permit, the locations and widths of all proposed easement dedications for water and sewer lines sh-all be submitted to and approved by DSRSD. 55. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. The Final Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions prior to approval by the City. 56. A construction permit will be issued by DSRSD only if all of the above DSRSD items have been satisfied. 57. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 58. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required; The District Engineer-must approve any exemption thereto, in conformance with Ordinance 280. 59. All irrigation facilities shall be subject to review by the District for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. The City will not approve irrigation plans until review and approval thereof by the DSRSD is confirmed. 60. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. GRADING: 61. Prior to issuance of the grading permit, trees that are to be saved shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the City Engineer. 62. The Erosion Control Plan measures shall be implemented between October 15th and April i 5th unless otherwise allowed in writing by the City Engineer. The developer viii be responsible for maintaining erosion and sediment control measures for one year following the acceptance of the subdivision improvements by the City Council. 63. Grading stall be ccmpleted in compliance v~rith the Grading Plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved Erosion Control Plan. Grading shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the -7- Draft April 16, 2003 City Engineer that ail work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. 64. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 65. The project civil engineer shall verify that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. 66. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean out at the upper end of all subdrains. CONSTRUCTION: 67. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. 68. The developer is responsible for the construction site and construction safety. 69. Construction and grading operations, including the maintenance and warming of equipment, 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 City Engineer may approve days and hours beyond the above-mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 70. Developer shall submit a Construction Noise Management Plan that identifies measures to be taken to minimize construction noise on surrounding developed properties to the satisfaction of the City Engineer and Community Development Director. The Plan shall contain listing of hours of construction operation, use of mufflers on construction equipment, 15 mph speed limit for construction traffic, identification of haul routes and identification of noise monitor. Specific noise management measures shall be included in appropriate contractor specifications 71. Developer shall prepare atraffic-handling plan for construction traffic interface with public traffic on any existing public street. All construction traffic and parking may be subject to Specific requirements, aS deieriiiineu oy the City ~iiglneer, In order to minimize construction interference with regional non-project traffic movement. -8- Draft April 16, 2003 72. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 73. The developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the Director of Public Works. 74. The Developer shall repair all damaged existing street, curb, gutter and sidewalk as a result of construction activities to the satisfaction of the City Engineer. 75. Prior to final preparation of the subgrade and placement of base materials, all underground improvements shall be installed and service connections stubbed out to property lines. A11 underground improvements shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. NPDES: 76. Prior to the commencement of any clearing or grading, the developer shall provide the City evidence that required Notice of Intent (NOI} has been sent to the California State Water Resources Control Board per. the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City Public Works Department and a copy shall be kept at the construction site at all times. 77. The Storm Water Pollution Prevention Program {SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the construction activities to be conducted. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 78. The developer is responsible for ensuring that all contractors are aware of,, and implement, all storm water pollution prevention measures in the SWPPP. Failure to comply will result in the issuance of correction notices, citations and/or a project stop order. -9- Draft April 16, 2003 RESOLUTION NO. 03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 00-017 VALLEY CHRISTIAN CENTER FOR A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT TWO TEMPORARY MODULAR UNITS, EXTEND THE USE OF TWO TEMPORARY MODULAR CLASSROOM UNITS, AND TO PERMIT INSTALLATION OF AN ELECTRONIC READERBOARD SIGN AT 7500 INSPIRATION DRIVE WHEREAS, the Applicant, the Valley Christian Center, has requested as part of their Development Plan (VCC Master Plan) the approval of a Conditional Use Permit for the continued use on an interim basis of two temporary modular classroom units and a new readerboard sign; and a Conditional Use Permit and Site Development Review to allow two new temporary modular units for administrative office use on an interim basis until the permanent construction of buildings is completed; and WHEREAS, the proposed project area is located within the westerly portion of Dublin and contains approximately 50 acres of land. The site lies north of the I-580 freeway and Dublin Boulevard and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the A Agricultural Zoning District; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, Applicant/Developer has submitted project plans and exterior elevations dated received on April 17, 2003, for a General Plan Amendment, Planned Development Rezoning, Conditional Use Permit, and Tentative Subdivision Map, Conditional Use Permit and Site Development Review for the approximately 187,000 square foot expansion and Master Plan (Development Plan) project, and signage, to fulfill the facilities future needs and for the interim use of modular units until permanent structures are constructed; and WHEREAS, with the exception of the chapel, which would be sited on the easterly portion of the site, and the senior center adjacent to Inspiration Drive, the new and expanded buildings would be constructed adjacent to existing uses and buildings on the project site. The project would be located on a site which was previously improved and contains infrastructure to serve the expansion; WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and Section 15132, and all potential significant impacts have been mitigated through design of the project and the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and __ K,:-. ;'' WHEREAS, proper notice of said public hearing was given in all respects as required by law. Additionally, notices were sent to all property owners and tenants in the neighboring subdivisions and other interested parties; and WHEREAS, a properly noticed public hearing was held by the Planning Commission on April 22, 2003; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending that it approve the application; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby find that: A. The proposed modular buildings and readerboard sign are is compatible with other land uses (i.e. residential and open space), and transportation and service facilities in the vicinity because the proposed Valley Christian Center will accommodate the future growth of the church and the related school campus, and provide necessary semi-public facilities for use by the community and residents of Dublin. B. The proposed uses will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all potential environmental impacts associated with the project have been mitigated through design of the project or through applications of Conditions of Approval in this Resolution. C. The uses will not be injurious to property or improvements in the neighborhood because features have been incorporated into the project and the project is conditioned to comply with all Building and Fire Department requirements, Planning and Public Works Department requirements regarding hazardous materials usage and storage, pesticide and herbicide usage, on- and off-site traffic circulation, street improvements, and on and off-site drainage improvements. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to the site incorporated into the project to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because the project is located on land which had been previously developed, graded and improved within an urbanized area and located adjacent to existing low and medium density residential uses. F. The Valley Christian Center use is not contrary to the specific intent clauses, development regulations, and performance standards established for the PD Planned Development and Civic Use types such as Community Facilities as addressed in the City's Zoning Ordinance because the conditions of approval for the Conditional Use Permit and Site Development Review for PA 00- 2 017 are required to insure that the facility use, which will be supportive of surrounding residential uses and residents of the Dublin community through the provision of religious and school services for adjacent and nearby residents in the surrounding area, will be compatible with those uses. G. The approval of this application, as conditioned, complies with the Dublin General Plan, the PD Planned Development and Civic Use regulations of the Zoning Ordinance, and the general requirements established in the Dublin Zoning Ordinance. H. The Valley Christian Center project is consistent with the intent and purpose of Chapter 8.104 Site Development Review of the Zoning Ordinance. The approval of this application, as conditioned, is in the best interest of the public health, safety and general welfare, and provides a beneficial civic and community service to residents of the area. J. The proposed site development, including site layout, structures, vehicular access, circulation, setbacks, height, fencing, public safety and similar elements has been designed to provide a desirable environment for the development. K. The proposed parking lot will provide sufficient parking for the activities and services proposed for the uses at the facility, in accordance with the Off-Street Parking and Loading regulations of the Zoning Ordinance, and based on the evidence provided in the Transportation and Circulation section of the Environmental Impact Report prepared for the projects. L. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings; building materials and colors; screening of exterior appurtenances; and exterior lighting and similar elements have been incorporated into the project in order to insure compatibility of this expansion plan with the design concept or theme and the architectural character of the surrounding buildings and uses. M. The proposed signage for the project is compatible with the design of the facility, surrounding uses, and other design elements in the project, and does not intrude into the visual environments of the residential and transportation uses. N. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, the proposed intersection area and similar enhanced landscaping elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby approved PA 00-017 Conditional Use Permit and Site Development Review for Valley Christian Center's request to continue use of the existing modular buildings, add two modular buildings and a readerboard sign at 7500 Inspiration Drive as generally depicted by the project plans, labeled Exhibit A, Attachment 5 and Exhibit A-3 of the Planned Development Stage 1 and 2 Rezoning, consisting of 9 sheets prepared by Loving & Campos Architects, dated received by the Planning Department on April 16, 2003, subject to compliance with the following conditions: CONDITIONS OF APPROVAL: Valley Christian Center Conditional Use Permit and Site Development Review Unless stated otherwise all Conditions of Approval shall be complied with prior to the issuance of buildingzpermits or establishment of use and shall be subject to Department of Community Development review and approval The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval [PL] Planning fBl Building_[PO] Police [PW] Public Works f ADM] Administration/City Attorney, jFIN~ Finance, [F] Alameda County Fire Department [DSRLDublin San Ramon Services District [CO] Alameda County Department of Environmental Health. CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to GENERAL CONDITIONS I . This Site Development Review Approval and Conditional Use PL Effective Date of Permit Approval shall not become effective until the General SDR/CUP Plan Amendment and PD Rezone are approved by the City Council and come into effect. 2. Prior to issuance of a building permit, Site Development PL B Review will be required for all new structures proposed for the facility. This Site Development Review will be subject to approval by the Director of Community Development. 3. The subject Site Development Review includes approval of PL Occupancy four modular buildings, on a temporary basis, as follows: two new administrative office buildings adjacent to the Oak Building, and two existing classroom buildings east of the Sycamore Building. The new buildings will be painted to match the existing adjacent building colors, and shall be removed from the site when the permanent structure is occupied. 4. This approval shall be as generally depicted on the project PL B plans labeled Exhibit A-3 of the Planned Development Stage 1 and 2 Rezoning, dated received April 16, 2003, and prepared by Loving and Campos Architects, consisting of 9 sheets. 5. Prior to the issuance of a building permit, all applicable fees B, PL, ADM B shall be paid. These fees shall include, but not be limited to, those fees required by City Ordinances such as Public Facilities Fees, School Impact fees, Fire Impact fees, TVTC Regional Transportation Fees, or any other that may be adopted. In addition, all fees required by DSRSD, ACF, Zone 7, shall be paid in accordance with those Agencies' ordinances and regulations. 6. The Developer shall comply with applicable Alameda County F, PW, PO, B Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Alameda County Public Health, and Dublin San Ramon Services District requirements. Prior to issuance of building permits or the installation of any im rovements related to this ro'ect, the Develo er shall CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to 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. 7. Modifications or changes to this Site Development Review PL Ongoing approval may be approved by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100, of the Zoning Ordinance. 8. The Applicant/Property Owner shall comply with all B B applicable regulations and requirements of the Uniform Building Code and the Building Inspection Section. 9. Building Code and Ordinances. All project construction shall B Through completion conform to all building codes and ordinances in effect at the time of buildin ermit. 10. Temporary Fencing. Temporary construction fencing shall be B Through completion installed along the perimeter of all work under construction. All fencin shall com ly with the buildin code. 11. Building permits for the new temporary modular PL, B Ongoing administrative office buildings shall be secured and construction commenced within one (1) year after the effective date of this approval or said approval shall be void. This one (1) year period may be extended an additional six months after the expiration date of this approval (a written request for the extension must be submitted prior to the expiration date) by the Community Development Director upon the determination that the Conditions of Approval remain adequate to assure that the above stated Findings of Approval will continue to be met. 12. To apply for building permits, the Applicant shall submit PL, B B construction plans to the Building Department for plan check. Each setof plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in (see this chart) indicating where (on the plans) or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non- City agencies prior to the issuance of building permits. 13. Construction plans shall be fully dimensioned (including B B building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a licensed civil engineer, architect or landscape architect. The site plan, landscape plan and details shall be consistent with each other. l4. The A licant/Pro erty Owner shall develo this roject and B, PL On oin CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to operate all uses in compliance with the Conditions of Approval of this Site Development Review and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 15. The permit shall be revocable for cause in accordance with PL Ongoing Section 8.132 of the Dublin Zoning Ordinance. 16. The Conditional Use Permit and Site Development Review for PL Ongoing the modular buildings shall be valid for five (5) years from the effective date. At the end of the 5 year period, the buildings must be removed and all utilities removed to the satisfaction of the City of Dublin Building Department. To extend this approval beyond five (5) years, an application must be reviewed and approved by the Planning Commission permitting the continuation of the use of this modular space. 17. All exterior light fixtures shall be equipped with cut-off lenses, PL SDR directed downward, and limited in height to the maximum necessary for adequate illumination to minimize excess light and glare. (EIR Mitigation) PUBLIC SAFETY 17. The Applicant shall comply with all applicable regulations and F Occupancy requirements of the City of Dublin Fire Department (ACFD), including payment of all appropriate fees. 18. Fire extinguishers and alarms are required in all buildings and F Occupancy in accordance with the regulations and requirements of the Alameda County Fire Department (ACFD), including payment of all appropriate fees. 19. All fire hydrants shall be shown on final plans. F B 20. The Applicant shall provide rating information for the modular F B units indicating compliance with applicable fire code regulations for educational facilities. 21. Exit path signs shall be posted in all classrooms. F Occupancy 22. Exit paths shall remain clear and passable at all times. All F, B Occupancy pathways must conform to UBC exit width and paving material requirements. 23. All security for the use must comply with the City of Dublin PO Occupancy Non-Residential Security Requirements. CONDITION TEXT RESP. WHEN # AGENCY REQUIRED rior to 24. Lighting used after daylight hours shall be adequate to provide PO, PW Occupancy for security needs (1.0 foot candles). Exterior lighting shall be provided around the entire perimeter of the building and in the parking areas. 25. The property owner shall keep the site clear of graffiti PO Ongoing vandalism on a regular and continuous basis at all times. Graffiti resistant paints for the structures and film for windows or glass should be used. 26. The proposed parking shall not impede required exit paths or PW, B B encroach into pedestrian pathways. 27. This Conditional Use Permit approval will permit the PL, B B installation of an approximately 30 square foot electronic reader board to be installed on the south wall of the school administration building. This approval is subject to Site Development Review of the actual signage design, color scheme, installation method, and materials by the Director of Community Development. Application for and approval of a building permit for the sign will be required prior to installation. PUBLIC WORKS 28. Construction-related traffic shall be prohibited on Bay Laurel PW On-going Street and other local streets, and shall instead use Inspiration Drive between the VCC property and Dublin Boulevard exclusively during all work associated with the various phases of the proposed expansion project. 29. The following construction practices, based on BAAQMD PW On-going standards, shall be required during all phases of construction on the project site: • Water all active construction areas as needed; • Watering or covering of stockpiles of debris, soil, sand or other materials that can be blown by the wind; • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard; • Pave, apply water three times daily, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; • Sweep daily (preferably with water sweepers) all paved access road, parking areas and staging areas at construction sites; • Sweep streets daily (preferably with water sweepers) if visible soil material is carried onto adjacent public streets; CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to • Hydroseed or apply non-toxic soil stabilizers to inactive construction areas • Enclose, cover, water twice daily or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.); • Limit traffic speeds on unpaved roads to 15 mph; • Install sandbags or other erosion control measures to prevent silt runoff to public roadways; Replant vegetation in disturbed areas as quickly as possible. (EIR Mitigation) 30 If an archeological or Native American artifact is identified PL On-going 9. during Sitework and preparation, grading, or construction, work on the project shall cease immediately until a resource protection plan conforming to CEQA Guideline Section 15064.5 (e) is prepared by a qualified archeologist and approved by the Dublin Community Development Director. Project work may be resumed in compliance with such plan. If human remains are encountered, a native American descendant and the County Coroner shall be contacted immediately. (EIR Mitigation) 31. The following construction noise reduction measures shall be PW Ongoing implemented as part of all construction. a) Limit construction time to 8:00 a.m. to 6:00 p.m. Monday-Saturday, except state and federal holidays. Exceptions may be granted in writing by the City Building Official for emergency or extenuating circumstances b) Noisy stationary equipment should be located away from the homes. c) All construction equipment should be in good working condition, and the mufflers should be inspected for proper functioning. d) Designate a construction noise coordinator. This coordinator shall be available to respond to complaints from neighbors and take appropriate measures to reduce noise. (EIR Mitigation) 32. The applicant shall obtain all necessary permits, pay all PW Ongoing applicable fees and post bonds as required. 33. The applicant shall use the Public Works Checklist to comply PW On-going with other Public Works Conditions for this project. (EIR Mitigation) WATER/SEWER CONDITION TEXT RESP. WHEN # AGENCY REQUIRED rior to 34. Complete improvement plans shall be submitted to DSRSD DSR B that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and policies and all Recycled Water Design and Construction Standards. 35. Should water lines be extended to serve the project, domestic DSR Occupancy and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 36. Should water/sewer lines be extended to serve the project, DSR Occupancy 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 maintenance and/or replacement. 37. Should water/sewer lines need to be extended to serve the DSR Occupancy project, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to DSRSD. 38. No sewerline or water line construction shall be permitted DSR On-going unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of DSRSD requirements have been satisfied. 39. All improvement plans for DSRSD facilities shall be signed by DSR B 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, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 40. Should water or sewer facilities be extended for the project, DSR B no sewerline or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all # CONDITION TEXT RESP. AGENCY WHEN REQUIRED Prior to of fees and permits have been obtained. 41. The Applicant shall hold DSRSD, its Board of Directors, DSR On-going commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 22nd day of Apri12003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Planning Manager G1:pa\2000\00-0171CUP SDR Reso-pct 10 1"1 ~~ LOVING&CAMPOS ARCHITECTS INC. July 6, 2000 Mr. Dennis Carrington City of Dublin Planning Department 100 Civic Plaza Dublin, CA 94568 Re: Valley Christian Center LCA Job No. 98030 Dear Dennis: Architecture Planning • Interiors Construction Management Attached please find our draft submittal for the following entitlements for the Valley Christian Center. This submittal is in draft form and intended only for informal City feedback. A formal application will be submitted in the future. • General Plan Amendment to re-designate Parcel 2 from Public/Semi Public to Medium-High Density Residential • Planned Development Zoning District -Stage 1 Development Plan for all parcels • Planned Development Zoning District -Stage 2 Development Plan for Parcel 1 • Tentative Map to create 3 parcels Per the City of Dublin requirements, we have enclosed the following. 1. All entitlements • Environmental Information Form -Part 1 • Processing Deposit ($25,125 to the City of Dublin and $25 to Alameda County) • Processing Agreement Form • Vicinity Map • Preliminary Title Report • Site Photographs • Aerial Photo • Preliminary Soil Report 245 Ygnacio Valley Road, Suite 200 Walnut Creek, CA 94596-4025 925, 944. 1626 Fnx 925.944°. 1666 1 ~~~~~ ~~ L ~ 2. Planned Development Zoning District -Stage 1 Development Plan (For the entire property) • Application Checklist • Findings Statement • Written Statement • Stage 1 and Stage 2 Site Plan • Phasing Plan • Master Neighborhood and Preliminary Landscape Plan • Legal Description 3. Planned Development Zoning District -Stage 2 Development Plan (For parcel 1) • Application Checklist • Findings Statement (Refer to Stage 1 Development Plan) • Written Statement (Refer to Stage 1 Development Plan) • Stage 2 Site Plan (Refer to Stage 1 and Stage 2 Development Plan) • Phasing Plan (Refer to Stage 1 Development Plan) • Master Neighborhood and Preliminary Landscape Plan (Refer to Stage 1 and Stage 2 Landscape Plan) • Legal Description (Refer to Stage 1 Development Plan) 4. General Plan Amendment (To allow Multi-Family Residential at Parcel 2) • Application Checklist • Written Statement • General Plan Amendment "Plan" 5. Tentative Map • Application Checklist • Written Statement • Tentative Map Please let me know if you require additional information. We look forward to the City's comments on our concept. Best Regards, Norm Dyer, Project Manager Loving & Campos Architects Inc. cc: Roger Mahany, Valley Christian Center Z:\ I -Wk11-Pj c[\Nll\980301Docs\CtyApp\Pj c[App\ Stage 1 PD Findings Statement The Stage 1 PD proposes to rezone the entire 50.17-acre site to accommodate the following: Parcel 1 Expansion of existing Church and School to full build-out. Parcel 2 Development of Multi-Family housing. Parcel 3 Set aside for future study. a.) The proposal is harmonious and compatible with the existing and future development in the surrounding area. 'The expansion of the church and school (parcel 1) is a continuation of the existing low-density use that has occurred on the site since 1983. This plan represents the full build-out of the church's vision. The multi-family site (parcel 2) is immediately adjacent to an existing multi- family project of the same intensity and character. b.) The site is physically suited for the type and intensity of zoning district proposed. Parcel 1 has extensive, flat, buildable areas, which can easily accommodate the proposed church and school expansion. Project access will continue to be from Inspiration Drive via three existing drives. Parcel 2 is flat and is sized to accommodate a viable multi-family project and traffic will not affect any existing or planned residential project. No land uses are proposed for parcel 3. c.) The project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare with the possible exception of traffic. A traffic study will be performed to determine the impacts, if any, and mitigation required by this proposal. d.) The proposal is consistent with all elements of the General Plan except land use for parcel 2. A General Plan Amendment is included for parcel 2. e.) The project satisfies the purpose and intent of "Planned Development" of the Municipal Code for the following reasons. The project will be phased over several years. The site includes distinct sub-areas with varying potential for development. There is no "good" zoning district to handle the existing and expanded church and school uses (the church has been operating with a use permit on agriculturally zoned land) and the future study area requires a unique approach. The planned development district will allow the City and applicant to adequately address all pertinent issues related to the development of the property. Valley Christian Center ~° T ~ Stage 1 PD Written Statement Summary The Stage 1 PD re-zoning proposes to re-designate the entire 50.17-acre property from Agriculture to Planned Development, per the attached plan. Parcel 1 includes up to 305,300 SF of church, school and associated uses where 118,300 SF currently exist. Detailed uses and development standards are described on the attached "Stage 1 and Stage 2 PD Zoning District" text and plans. Parcel 2 includes up to 30 multi-family residences on currently vacant land. Uses and development standards will be per the R-M zoning district. Parcel 3 is set aside for future study. Parcel 1 The church and school expansion should be approved because it will benefit the City by providing for the expansion of religious, social and educational services for Dublin and area residents. Neighborhood-based religious institutions play a very important role in the life of a city. This is particularly so where a city is concerned with the education, safety, and well being of its children. Churches in the City deliver a range of social and counseling services to their members; are the locus of childcare facilities; and provide cultural and educational programs as well as traditional religious training. They are often the center of family life outside of the home. The following statistics relative to churches were found as a result of research performed in 1999. Attendance: Claims hover around 40% (according to Gallup polls and a survey by Barna Research, University of Michigan). Volunteerism: One out of 4 churchgoers does volunteer work in a typical week. (This includes volunteering at church.) Valley Christian Center Dublin, California Community Benefit: • Weddings • Funerals • Daycare • Counseling services • School--education not limited to children or religious content, churches can offer other classes as well --career seminars, self defense classes, financial planning, parenting, CPR, exercise/diet, etc. • Baptisms • Graduation ceremonies • Meeting places --AA, EHDD Job Placement, etc. • Emergency shelter • Charitable giving/donations to homeless, hungry, abused, addicts, victims of crimes, etc.--not restricted to members only. • Community volunteer work--local clean up days, weeding the local cemetery, painting out graffiti, etc. • Encourages community interaction--visiting elderly and shut- ins, hospital visitation to members and non-members. Members have a sense of belonging to a group, and thus feel less isolated. • Other Parcel 2 The multi-family site will benefit the City by providing for diverse housing opportunities for existing and future Dublin residents per stated General Plan goals and regional requirements. The application should be approved because it does benefit the City and is in accordance with the following General Plan policy: Designate sites available for residential development in the primary planning area for medium to medium-high density where site capability and access are suitable and where higher density woa:ld be compatible with existing residential development nearby. (See Table 2.2 and Figasre 2-1.) Dublin General Plan, Page 2-1 Table 2.2 and Figure 2-1 designates the Valley Christian Center lands for between 90 and 210 units. This portion of the site would accommodate up to 30 units with a Medium-High Density residential designation. Valley Christian Center Dublin, California Answers to Application Questions a.) Proposed uses, including permitted, conditional and accessory uses are described in the attached "Stage 1 and Stage 2 PD Zoning District" text and plans. b.) Parcei i ivlaxilTiuiT'i Church and 37.06 acres Building Area: School 305,300 SF Parcel 2 39 acres 1 Maximum: Multi-Family . 30 Units Parcel 3 Future Study 12.71 acres To Be Determined Area c.) Inclusionary units for low and moderate income households will be provided per the requirements of Chapter 8.68 of the DMC. The method of compliance will be determined at the time of Stage 2 PD application for Parcel 2. d.) A phasing plan is requested in order to logically and systematically carry out full implementation of the plan over several years. Refer to the Phasing plan for timing, sequence and areas within the entire planned district. e.) The site is not located on a hazardous waste or substance site. Valley Christian Center Da~blin, California Stage 1 and Stage 2 PD Zoning District Vision The primary vision includes completion of the church/school campus that was begun in 1983. The plan includes a worship center with up to 2,000 seats plus supporting Christian education, administrative offices and other traditional church related uses. In addition the plan includes provision for the current private Christian pre-school, elementary, junior high and high schools, including sports fields and support activities. The estimated populations of the church and school at build-out are as follows. PLAN SUMMARY POPULATIONS EXISTING PLANNED BUILD -OUT WORSHIP 550 2,000 PRE-SCHOOL 100 100 ELEMENTARY SCHOOL (K-6) 750 750 JR / SR HIGH SCHOOL (7-12) 450 650 The secondary vision includes "satellite" church uses such as senior activity center, senior facilities _ ~ _ ' ~ or other similar facilities, counseling center, day care, or church related community center. These facilities could be church owned/sponsored or other similar arrangement, or be sold to anon-church related operator. Uses envisioned for the Valley Christian Center property include: (1} Church, including Worship/Performances, Administration, Counseling/Therapy, Group/Club activities, Concerts, Conferences/Seminars, Weddings, Funerals, and Banquets/Parties, etc. (2) Day/after school care (3) Adult day care (4) Schools, including Pre-School, K -12, Music School, Bible Institute, etc. (5) Book/Media Sales (6) Sports, including during and after school, SchoollCommunity Athletic leagues, Clinics/Seminars/Demonstrations, etc. (7) Senior Living, including Apartments/Condominiums, Congregate care, Alzheimer care, or other similar facilities Parcel 1 Stage 1 and Stage 2 PD Plan for expansion of existing church and school uses to full build-out. Parcel 2 General Plan Amendment and Stage 1 PD Plan for multi-family housing. Parcel 3 Stage 1 PD Plan to designate the parcel for future study. PD Zoning District for Vallev Christian Center Dublin, California Uses Except as modified by provisions of this Planned Development Rezone; use, development, improvement and maintenance of property within this Planned Development shall be subject to the provisions of the A (Agricultural) zoning district, for parcel 1 & 3, and R-M (Multi-Family Residential) zoning district, for parcel 2, of the Dublin Zoning Ordinance and all applicable general requirements and procedures of the Dublin Zoning Ordinance. Parcell~3~ Parcel2 Parcel3 Arts and Crafts Fair TUP Caretaker Residence C/ZA Carnival TUP Christmas Tree Sales Lot TUP Communit Clubhouse C/PC Communi Facilit P Cemeter , Columbariums and Mortu C/PC Communit Care Facilit /Lar e P Per the R-M Future Study Da Care Center (15+ children) P District Area (2) Fireworks Sales TUP Health Services/Clinics C/ZA Multi-Famil Residence (occu ants over 55) C/PC Recreation Facilit /Indoor C/ZA Recreation Facilit /Outdoor C/PC Retail-General 5,000 SF maximum) P School-Commercial P Development Regulations Parcel 1 Parcel 2 Parcel 3 LOT AREA AND DIMENSIONS Per the PD Plan SETBACKS S d Front 30 feet Per the R-M Di i Future tu y A 2 Side 20 feet str ct rea ( ) Rear 30 feet HEIGHT (1) 3 stories, 50 feet (1) Chimneys, vents, fly galleries, steeples, spires, crosses, flagpoles, and architectural and mechanical appurtenances may exceed the height limit, subject to architectural review. (2) Future Study Area -Uses and development regulations to be determined at a later date. (3) A "reader board" for on-site viewing shall be allowed at the school drop-off area. ~~ -~ -~° ~~- ~ ~~r-%, ,,, - ~~ _ ~ ~,~.