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Home My WebLink About8.1 PCSR PH Crosspoint Church CUP OF STAFF REPORT 1 %2 PLANNING COMMISSION O�LIFOR�1� DATE: September 24, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2013-00028 Crosspoint Church Conditional Use Permit for a Community Facility (Place of Worship) Report prepared by: Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for a Community Facility (Place of Worship) to offer life and church ministry training classes. The Project site is located at 4288 Dublin Boulevard, Suite 221 within Ulferts Center. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a Community Facility (Place of Worship) at 4288 Dublin Boulevard, Suite 221. Submitted By Kevie64d By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 6 DESCRIPTION: Figure 1. Project Site The Project site is located in °° Ulferts Center at 4288 Dublin Boulevard, Suite 221. The site has a General Plan and Eastern Dublin Specific Plan designation of Campus Office and has • Planned Development (PD) zoning. The center is 4.3 acres in size and is composed of an f existing 50,000 square foot, two- . ,. , story building. The Project is Bui located in an approximately GMC'� Project .,� � :. .� 1,700 square foot suite located Site on the second floor at the north ��, : end of the building. Access to the site is provided from existing driveways and sidewalks on John Monego Court and Glynnis Rose Drive. Dublin _- Corpora Ulferts Center has a variety of existing commercial uses, N - including restaurants, retail, personal services, and professional offices. Adjacent and nearby properties are the Dublin Corporate Center to the south, residential to the north, Bank of America and the Dublin Gateway Medical Center to the east, and the Buick/GMC dealership to the west. The Applicant is Crosspoint Church of Silicon Valley which is proposing to offer life and church ministry training classes for teenage and adult members of Crosspoint Church; however, the classes would be open to anyone that may wish to attend. The Dublin Zoning Ordinance classifies such uses as Community Facilities (Places of Worship). The Planned Development (PD) Zoning has a list of permitted and conditionally permitted uses subject to the regulations of the General Commercial (C-2) and Commercial Office (C-O) Zoning Districts. Community Facilities are a conditionally permitted use in both the C-2 and C-O Districts; therefore, the Applicant is requesting approval of a Conditional Use Permit (CUP) for a Community Facility (Place of Worship). ANALYSIS: A Conditional Use Permit enables the City to place Conditions of Approval on a project to ensure that the operating characteristics are compatible with surrounding uses. The proposed Project has been reviewed for issues related to operating characteristics and parking. Conditions of Approval have been placed on the Project, where appropriate, to ensure compatibility with the surrounding commercial uses. 2 of 6 Community Facility Operating Characteristics The Applicant is proposing to offer life and church ministry training classes within an approximately 1,700 square foot portion of a 50,000 square foot building (Attachment 1). The training classes will include a mother's support group, a youth leadership group for ages 12 to 16 years old, and life and spiritual development workshops/classes for adults. In addition, members of the church staff and worship team will meet twice per week (Attachment 2). The mother's support group will meet on Tuesday and Thursday mornings from 9:30 a.m. to 11:30 a.m., and church staff will meet during this same time on Wednesdays. The youth leadership group will meet Tuesday through Friday from 3:30 p.m. to 5:30 p.m. Life development workshops will be held on Tuesday and Thursday nights from 8:00 p.m. to 10:00 p.m. and on Saturdays from 3:30 p.m. to 5:30 p.m. Sunday activities will include worship team practice from 2:30 p.m. to 3:30 p.m. and spiritual development classes from 3:30 p.m. to 5:30 p.m. Crosspoint Church holds its Sunday services at the Hilton Hotel in Pleasanton. The hours of operation are summarized in Table 1 below. Tuesday Wednesday Thursday Friday Saturday Sunday 9:30-11:30 Mother Staff Mother a.m. Support Meeting Support Group Group 2:30-3:30 Worship p.m. Team Practice 3:30-5:30 Youth Youth Youth Youth Life Spiritual p.m. Leadership Leadership Leadership Leadership Development Development Group Group Group Group Workshop Classes 8:00-10:00 Life Life p.m. Development Development Workshop Workshop Condition of Approval No. 24 limits the Applicant's activities to life and church ministry classes, and due to the occupancy classification of the proposed use under the building and fire codes, it prohibits the church from holding worship services at the Project site. Furthermore, the Condition restricts the hours of operation to time frames that will meet the Applicant's needs while remaining outside the peak lunch and dinner hours at Ulferts Center (Attachment 3, Condition of Approval No. 24). Parkin The City of Dublin Zoning Ordinance contains parking standards by use type (Section 8.76.080). The Zoning Ordinance requires that Places of Worship provide 1 parking space per 50 square feet in the assembly area, plus 1 space per classroom. The Project is located within an approximately 1,700 square foot space, of which 1,422 square feet are open for use as an assembly area. There are no classrooms within the space, and as such the Project requires 28 parking spaces. Ulferts Center provides a total of 305 parking spaces. Based on the existing mix of tenants within the center and the proposed Project, a total of 293 parking spaces are required, and 3of6 therefore an adequate number of parking spaces exist to meet the City's parking standards for the proposed tenant mix. The parking calculations are summarized in Table 2 below. Table 2. Parking Requirements Use Parking Standard Square Feet Required Parkin Place of 1 space per 50 s.f. of 1,422 (assembly area) 28 spaces Worship assembly area Existing Varies 48,300 265 spaces Tenants Total Required Parking 293 spaces Total Ulferts Center Parking 305 spaces Parking Surplus 12 spaces Due to the fact that Ulferts Center can be quite busy during the peak lunch and dinner hours, Staff conducted surveys to verify that adequate parking is indeed available for the proposed use, and that its activities will not negatively impact parking for the existing uses on the site. Based on the operating hours of the proposed use, Staff conducted surveys at 5:30 p.m. on a Wednesday and a Friday, and at 3:30 p.m. on a Saturday. The number of open parking spaces observed by Staff ranged from 79 on Saturday to more than 100 on both Wednesday and Friday. Therefore, adequate parking was found to be available for the proposed use, and its activities will not negatively impact parking for the existing uses on the site. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project site is designated Campus Office in the General Plan and Eastern Dublin Specific Plan, and is located in a Planned Development (PD) Zoning District. The PD is subject to the regulations of the General Commercial (C-2) and Campus Office (C-O) Zoning Districts, in which Community Facilities are allowed subject to approval of a Conditional Use Permit by the Planning Commission. The Project, as conditioned, is consistent with the General Plan, C-2, and C-O Zoning Districts. REVIEW BY APPLICABLE DEPARTMENTS AND AGENCIES: The Building Division, Fire Prevention Bureau, and Public Works Department reviewed the Project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments have been included in the attached Resolution (Attachment 3). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report has been posted to the City's website and provided to the Applicant. 4of6 ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Project be found Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15301, Existing Facilities. The Project consists of a Conditional Use Permit for a Community Facility within an existing shopping center. ATTACHMENTS: 1) Project Plans 2) Applicant's Written Statement 3) Resolution approving a Conditional Use Permit for a Community Facility (Place of Worship) at 4288 Dublin Boulevard, Suite 221. 5 of 6 GENERAL INFORMATION: APPLICANT: Stephen Ng, Crosspoint Church of Silicon Valley, 658 Gibraltar Court, Milpitas, CA 95035 PROPERTY OWNER: Karen Kam, Ulferts Center Dublin, Inc., 4288 Dublin Blvd., #210, Dublin, CA 94568 LOCATION: 4288 Dublin Boulevard, #221 ASSESSORS PARCEL NUMBERS: 986-0016-009-00 & 986-0016-011-00 GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN LAND USE DESIGNATION: Campus Office ZONING: Planned Development (PD) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Medium-Density Residential Residential South PD Campus Office Corporate Offices East PD Campus Office Bank and Medical Offices West PD General Commercial Auto Dealership 6of6