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HomeMy WebLinkAbout03-047 WellChristianChrch9/9/03 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: SEPTEMBER 9, 2003 SUBJECT: PUBLIC HEARING: PA 03-047 The Well Christian Community Church Conditional Use Permit for a new church to be located within an existing industrial building in a M-1 (Light Industrial) zoning district located at 6533 Sierra Lane. Report prepared by: Andy Byde, Senior Planner ~ ATTACHMENTS: Resolution approving a Conditional Use Permit; Project Plans; and Written Statement RECOMMENDATION: 2. 3. 4. Open public hearing; Receive Staff presentation and public testimony; Close public hearing and deliberate; and Adopt a Resolution (Attachment 1) approving a Conditional Use Permit for The Well Christian Community DESCRIPTION: The Applicant is requesting a Conditional Use Permit to establish a new church located at 6533 Sierra Lane. The proposed church would be located within an existing industrial building in a M-1 (Light Industrial) zoning district. The proposed church would be 10,800 square feet in size and would be located entirely within the existing building. BACKGROUND: The Sierra Business Center consists of three buildings, which total approximately 70,000 square feet of industrial/warehousing space. The building the Well Church is proposed to be located within, totals 50,400 square feet and is located at the rear of the property. The center was constructed in the early 1980s as a light industrial building. Nearby businesses include Pacific Bell, Smart Auto Glass, and Onyx Optics. This area is characterized by its concentration of light industrial, warehousing, and back office type uses. G:\PA#L2003\03-047 The Well\PC Staff Report.doc COPIES TO: Applicant Project File Project Planner ITEM NO. ANALYSIS: Circulation and Parking: The property has 228 parking spaces to serve the approximately 70,000 square feet of the Sierra Business Center. The building that the proposed project is proposed to be located, totals 50,400 square feet. Following is a list of tenants and uses currently located within the building: Address Square Feet Tenant 4,400 6501 8,000 Vacant 6509 7,816 Hill and Watson (Industrial) 6515 4,584 SBC Services Inc (Office) 6529 11,200 Pacific Bell (Warehousing) 6533 12,000 Vacant-(Portion of Proposed Well Church) 6549 2,400 Smart Auto Glass (Auto Repairl) 6551 50,400 Onyx Optical (Industrial) The current parking demand for the building is 50 parking spaces. The building has 152 parking spaces assigned and immediately adjacent to the building. The proposed church would' be 10,800 square feet in size and, according to the City of Dublin Zoning Ordinance, would require 1 parking space per 50 square feet of non-fixed seating in the assembly area and 1 parking space per classroom. The assembly area is 4,800 square feet, which would require 96 parking spaces. The four proposed classrooms would require an additional four parking spaces for total required parking of 100 stalls. The total required parking, including the church, would be 150 parking stalls, based on the current and proposed tenant roster. The site would have adequate parking because there are 152 parking stalls to serve the building. Additionally the majority of the tenants within the building are industrial/warehouse type uses, which require 1 per 400 square feet and 1 per 1000 square feet, respectively. Therefore as the building tenants turn over and the vacant spaces are filled, the potential use types, which are permitted within the M-1 zoning district, have a low parking demand (between 1 parking space per 400 and 1000 square feet of floor area). Moreover, the remaining square footage of the two buildings, total 19,600 square feet (70,000-50,400 --19,600) and 76 parking spaces remain to serve the two buildings. The remaining parking ratio of the two buildings is one parking space per 258 square feet, which is more than adequate to serve any allowed use, as well as allow for vacant tenant spaces to be filled and still have adequate parking. Improvements: The proposed church would occupy the existing building located at 6533 Sierra Lane and the applicant has not proposed any exterior modifications to the building. According to the Chief Building Official, any change in occupancies requires the building to meet the code requirements of the proposed occupancy. Use Permit Findings: The church will not be located in close proximity to any residential uses. It is not anticipated that the church will have noise impacts on any adjacent uses. The church office will be open Monday through Friday, 8:00 am-4:00 pm and the church services will be held Sunday mornings at 8:00 a.m. to 1:00 p.m. with a potential evening service from 6:00 p.m. to 9:00 p.m. Additionally, mid-week service and or bible study occurs on Tuesday and/or Wednesday nights 6:00 to 9:30 p.m. The hours of operation of the proposed church, generating the most parking demand, are during the hours that other uses within the Center are not functioning; therefore, Staff finds that the proposed use will not have any negative impacts to those uses within the Center or surrounding properties. Noticing: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the City has received no contact or objections from surrounding property owners or tenants regarding the current proposal. Environmental Review: This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act Guidelines. The project consists of minor modifications to an existing building and is consistent with all General Plan and Zoning regulations and is currently served by all required utilities and public services. CONCLUSION: Staff recommends that the Planning Commission adopt a Resolution (Attachment 1) approving the Conditional Use Permit to establish a new church within the 10,800 square foot tenant space located at 6533 Sierra Lane. GENERAL INFORMATION: Property Owner: Pat Rouse Sleepy Hollow Investment Co. II 18 Crow Canyon Court, Suite 100 San Ramon, CA 94583 Applicant: Evan Simmons The Well Christian Community 3130 Crow Canyon Road, Suite B San Ramon, CA 94583 Location: 6533 Sierra Lane Existing Zoning: M-1 (Light Industrial) RESOLUTION NO. 03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 03-047 THE WELL CHRISTIAN COMMUNITY CHURCH CONDITIONAL USE PERMIT REQUEST TO ESTABLISH A NEW CHURCH WITHIN A 10,800 SQUARE FOOT TENANT SPACE LOCATED AT 6533 SIERRA LANE WHEREAS, the applicant, the Well Christian Community Church, has requested to establish a new church within an existing 10,800 square foot tenant space located at 6533 Sierra Lane, in a M-1 Light Industrial Zoning District; and WHEREAS the Planning Commission held a properly noticed public hearing on said application on September 9, 2003; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, the project has been found to be Categorically Exempt from the California Environmental Quality Act (CEQA), according to Section 15301 (a), Class 1; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used his independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find that: mo The proposed use is and related structures are compatible with other land uses, transportation and service facilities in the vicinity because the existing on-site parking is adequate to serve the existing, proposed, and future uses. Bo Thc use 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 because the proposed church would operate during non-peak hours Co The use, under all circumstances and conditions of this permit, will not be injurious to property or improvements in the neighborhood because the proposed use will be operated completely within an existing and enclosed building. Them are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety and welfare proposed use will be operated completely within an existing building. Eo The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because the existing roadway network leading to the site and the existing ATTACHMENT [ on-site parking is adequate to serve the proposed use. The approval of this Conditional Use Permit is consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 03-047 Conditional Use Permit to allow the Well Christian Community Church, to be located within an existing 10,800 square foot tenant space located at 6533 Sierra Lane as generally depicted on Exhibit A, stamped approved and on file. The project approval shall be subject to compliance with the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, 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: [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. o o o The activities associated with the church shall have the following operating hours: Church office, Monday to Friday 8:00 a.m. to 4:00 p.m. The activities associated with the Sunday services shall have the following operating hours: 8:00 a.m. to 9:00 p.m. Evening Bible Study/Discipleship services shall be Monday to Friday from 6:00 p.m. to 9:30 p.m. Saturday morning worship rehearsal/prayer shall be from 6:30 a.m. to noon and Saturday evening services shall be from 6:00 p.m. to 9:30 p.m. [PL] Any signage on site shall be subject to the Sign Requirements contained within the Dublin Zoning Code. [PL] The Applicant shall comply with all applicable Planning, Building, Alameda County Fire Authority, and Police Departmem regulations and ordinances. [PL, B, F, PO] A disabled access stall must be provided along the from of building. Signs must be posted at the driveway entrance that read, "Unauthorized not displaying distinguishing placards or license plates issued for physically handicapped persons will be towed away at owner's expense. Towed vehicles may be reclaimed at Dublin Police or by telephoning 833-6670". [PO] The applicant shall comply with all applicable City of Dublin Non Residential Security Ordinance requiremems. [PO] Lighting used after daylight hours shall be adequate to provide for security needs (1.5 foot candles). Exterior lighting shall be provided around the entire perimeter of the building and in the parking areas. [PO] The Developer and/or Property Owner shall keep the site clear of graffiti 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. [PO] An "Emergency Response Card" will be completed and submitted to police services prior to occupancy of the site. [PO] 2 10. 11. 12. 13. 14. 15. 16. No cooking or other food preparation that would require the approval of Alameda County Enviromnental Health Services is hereby approved. In the event that food preparation is desired, the applicant shall submit a written request, subject to review and approval by the Community Development Director. The applicant will also be required to receive proper approval by Alameda County Environmental Health Services prior to commencing food preparation. [PL] The Automatic fire sprinkler system shall be modified as required by any renovation, wall installation or change in floor or room configuration. A permit for the system shall be completed an all fees paid prior to installation, if applicable. [F] Exiting from all areas of the building shall meet the minimum requirements of the Califomia Building Code. [F] The project shall meet the requirements of the California Fire Code. [F] Approved numbers or addresses shall be placed on all existing buildings. The address shall be positioned as to be plainly visible and legible from the Street or Road fronting the property. Said numbers shall contrast the their background. [F] All Plans and Calculations shall be prepared by a Califomia licensed Architect or Engineer. [B] This permit shall be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this use permit shall be subject to citation. [PL] PASSED, APPROVED AND ADOPTED this 9th day of September 2003. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Planning Manager 3 ~mo LulO0 I I II -/ CITY OF DUBLIN APPLICATION SUBMITTAL REQUIREMENTS FOR CONDITIONAL USE PERMIT (CUP) GENERAL INFORMATION Project Street Address/Location: 6533 Sierra Lane~ Dublin, CA. 94568 Project Name: The Well, A Christian Community Project Description: Church, Worship Center and Staff Offices Zoning District: APN: General Plan Designation: Specific Plan Designation: Applicant Name: Evan L. Simmons Phone: 925-277-3033 · Completed Application Form: Attached · Completed Environmental Information Form: TBD · Application Fe and Processing Deposit: Included · Environmental Filing Fees/Deposits: TBD · Written Statement: a. The Well Christian Community is a non-denominational non-sectarian church, conducting Sunday morning services, and mid-week meetings/activities during non-business, evening hours. The church staff will also have their offices at this location, and will be conducting office business during normal office hours. b. The church staffwill be comprised of 5-7 full/part time employees who will conduct business during normal Monday through Friday business hours. Corporate worShip/service attendance is estimated to rise from the current level of approximately 150 (adults and children), to approximately 300 (adults and children). We estimate that this increase will be noted gradually over the next two years. The maximum occupancy load will be experienced during the Sunday morning worship service (10:00 am through 12:00 noon). c. Church "office" hours will generally be conducted Monday through Friday from 8:00 am through 4:00 pm. Sunday morning service will be RECEIVED ---, JUL 2 8 2003 ATTACttg ,ENT ou.,...< conducted from 10:00 am to 12:00 noon. There will be two mid-week evening services on Tuesday and Wednesday from 7:00 pm through 9:00 pm. Additionally, there will periodically be Friday evening activities (7:00 pm), Saturday morning activities (6:30 am - 8:30 am), and Sunday evening activities (7:00 pm). These activities will in all probability be somewhat less attended than the maximum projected attendance of 300 for the Sunday morning worship service. d. This business is not designed to target a specific segment of the community, excepting the fact that being a Biblically based, Christian organization; the Church will inherently attract individuals and families with similar Christian backgrounds, or those seeking to learn more about the Church and the Gospel of Jesus Christ. e. The Well does and will continue to preach and minister the Gospel of Jesus Christ to individuals and families of many cultural backgrounds. We feel strongly that the message delivered by the Holy Scriptures is for all people regardless of ethnic origin and believe in the impact of these teachings for positively effecting family relationships, individual relationships within the neighborhood or community, and within the workplace. The Gospel of Jesus Christ, when delivered in truth and love carries with it the power to change people's lives. The benefits and results of this teaching for the community of Dublin and the surrounding area will be positive for all those involved. Acknowledging that all are children of the God we worship, The Well actively seeks to be an ethnically diverse, multi-cultural church. fi Owing to the relatively small number of staff employees who will be present during normal Monday through Friday business hours, there will be no discernable impact on the current business (or residential) environment. Any "high volume" attendance activities will be conducted either on weekends or during the evening hours, as noted above. As such these activities will have no significant negative affect on other businesses in this area. Further, as this is a zoned industrial area, there are no "residential" disruption concerns for either weekday, or weekend times and activities. g. Excepting the normal "office and traffic" issues, there will be no additional negative effects or impacts on the health or safety of individuals either working or visiting this business or its immediate vicinity. h. There will be no unusual effects or negative impacts on the facility or surrounding property, transportation system, or any other neighborhood function as a result of The Well occupying this business location. Parking spaces surrounding this facility number approximately 230. Using the City of Dublin Zoning Ordinance document, amended No~,ember 1, 2002, Chapter 8.76, Section C under "Place of Worship", the number of parking spaces required, in a non-fixed seating area is: 100 (The assembly area of the facility is approximately 4800 fi. sq., 1 space per 50 sq. fi. is 96 required spaces, plus 1 space per classroom (four classroom spaces are anticipated), equaling 100 spaces). Thus, available parking spaces are more than sufficient to handle the expected maximum occupancy load during the Sunday morning service. i. The subject facility is not located on a hazardous waste and substance site (pursuant to Government Code Section 65962.5). Preliminary. Title Report/Property Profile: Attached · Public Notice Materials: a. Reproduced copy of Alameda County Assessor's Parcel Map: Attached b. Two sets of mailing labels: Attached c. Plain envelopes with postage stamps: Attached · Vicinity Map: Attached · Site Map {10 copies): Attached · Building Elevations {photos acceptable): Attached · Floor Plans {10 copies, fully dimensioned, folded 9" by 11" maximum): Attached · Reduced Copies {10 copies~ 11" by 17"): Attached · Traffic Data: To Be Determined