HomeMy WebLinkAbout86-105 LutheranChrchSupplementlTO:
FROM:
SUBJECT:
PREVIOUS ACTION:
CITY OF DUBLIN
PLANNING COMMISSION
SUPPLEMENTAL STAFF REPORT
Meeting Date: December 15, 1986
Planning Commission
Planning Staff¢~ ~
PA 86-105 Lutheran Church of the Resurrection
Preschool Nursery and Child Care Facility
Conditional--Use Permit request.
The subject proposal was initially scheduled to be heard at the Planning
Commission hearing of December 1, 1986. Staff advised the Commission at that
time that the Applicant's Representative had submitted a request for a slight
increase in the number of students in attendance at the Preschool Nursery.
The number of children present at the Preschool Nuresry at any one time was
requested to be increased from 24 to 48, and the number of children present at
the Preschool Nursery over the course of a week was requested to be increased
from 96 to 136.
Staff also advised the Commission that while Staff did not foresee a
problem with the requested increases, it was felt that the item should be
continued to the meeting of December 15, 1986, to allow it to be renoticed to
reflect the requested increases to enrollment.
The continued operation of the Preschool Nursery, with the noted
expansion, and of the Child Care operation are considered consistent with the
other on-site uses and with the uses of adjoining properties. Approval of the
Conditional Use Permit will allow continued provision of two services to
partially meet on-going public needs. The facility lends itself to providing
for a safe and reasonable environment for the conduct of a Preschool Nursery
and a Child Care operation.
RECOMMENDATION:
FORMAT:
1)
2)
3)
Open public hearing.
Hear Staff presentation.
Hear Applicant and public presentations.
Close public hearing.
Consider and act on two Draft Resolutions:
A Resolution regarding the Negative Declaration of
Environmental Significance for PA 86-105 (revised).
A Resolution regarding the Conditional Use Permit
request PA 86-105 (revised).
ACTION: Based on the December 1, 1986, Staff Report, and this Supplemental
Staff Report, Staff recommends the Planning Commission adopt the
following Resolutions: Exhibit A approving the Negative Declara-
tion of Environmental Significance for PA 86-105 and exhibit B
approving the Condit.ignal Use Permit request PA 86-105'
-' '
Cvi' ~/,,~. . " ~ ,
.......................................................
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ATTACHMENTS:
Exhibit A - Draft Resolution Approving the Negative Declaration of
Environmental Significance for PA 86-105 (revised)
Exhibit B - Draft Resolution Approving Conditional Use Permit Request
for PA 86-105 (revised)
Background Attachments:
1 - Applicant's Supplemental Written Description (dated received
December 1, 1986)
2 - Copy of December 1, 1986, Planning Commission Staff Report
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RESOLUTION NO. 86 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-105 LUTHERAN CHURCH OF THE RESURRECTION -
CONTINUED OPERATION OF A PP. ESCHOOL NURSERY AND CHILD CARE FACILITY -
CONDITIONAL USE PERMIT REQUEST - 7557 AMADOR VALLEY BOULEVARD
WHEREAS, Lou Ann Dahl filed a Conditional Use Permit request to
allow the extension and modifica~D._~Ji_¢~nd~tional Use Permit C-4086 to
allow continued operation of a preschool nursery, while expanding it from a
96-child to a 136-child operation, and to allow the extension of Conditional
Use Permit PA 83-068 to allow the continued operation of a 24-child child
care facility within the Lutheran Church of the Resurrection at 7557 Amador
Valley Boulevard; and
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's Administrative Guidelines for Implementation
of the California Environmental Quality Act and City Environmental Regulations,
requires that certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for PA 86-105; and
WHEREAS, the Planning Commission did review the Negative
Declaration of Environmental Significance and considered it at public hearings
on December 1, 1986, and December 15, 1986; and
WHEREAS, the City Planning Commission determined that the project,
PA 86-105, will not have any significant environmental impacts;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that the Negative Declaration of Environmental Significance has been
prepared and processed in accordance with State and Local Environmental Law and
Guideline Regulations, and that it is adequate and complete.
PASSED, APPROVED AND ADOPTED this 15th day of December, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
RESOLUTION NO. 86 -
A RESOLUTION OF THE PLANNING COM/~ISSION
OF THE CITY OF DUBLIN
APPROVING PA 86-105 LUTHERAN CHURCH OF THE RESURRECTION - PRESCHOOL NURSERY
AND CHILD CARE FACILITY CONDITIONAL USE PERMIT REQUEST,
7557 AMADOR VALLEY BOULEVARD
WHEREAS, Lou Ann Dahl filed a Conditional Use Permit request to
allow the extension and modification of Conditional Use Permit C-4086 to allow
continued operation of a preschool ntur~ery~-.while expanding it from a 96-child
to a 136-child operation, and to allow the extension of Conditional Use Permit
PA 83-068 to allow the continued operation of a 24-child child care facility
within the Lutheran Church of the Resurrection at 7557 Amador Valley
Boulevard~ and
W~HEREAS, the adopted City of Dublin Zoning Ordinance provides, in
part, for the establishment of child care facilities of seven or more children
as a Conditional Use; and
WHEREAS, the Planning Commission did hold public hearings on said
application on December 1, 1986, and December 15, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and a Negative Declara-
tion of Environmental Significance has been adopted (Planning Commission
Resolution No. 86- ) for this project, as it will have no significant effect
on the environment~ and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
a)
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
The continued operation of the Preschool Nursery and Child Care facility
serves the public need by continuing to provide, in part, for an
existing and growing need for preschool and child care facilities in the
City of Dublin.
The uses will be properly related to other land uses, and transportation
and service facilities in the vicinity, as the proposed uses will be
compatible to said land uses, and transportation and service facilities
in the immediate vicinity.
c)
The uses will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially detri-
mental to the public welfare or inj.urious to property or improvements in
the neighborhood, as all applicable regulations will be met and as the
use is operated within existing facilities that operates without
detriment.
d)
The uses will not be contrary to the specific intent clauses or per-
formance standards established for the district in which they are to be
located as it is in conjunction with and is a valid conditional use in
the District.
e) The project is consistent with the policies contained in the City's
General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve Conditional Use Permit application PA 86-105, as shown
by materials labeled Exhibit C and Background Attachment 2 from the
December 1, 1986, Staff Report for this item, and Attachment 6 from the
December 15, 1986, Staff Report, on file with the Dublin Planning Department,
subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with
prior to the establishment of the proposed land use activity and shall be
subject to Planning Department review an~pproval.
1) The maximum number of Children present at the preschool nursery at
any one time shall not exceed 48. The maximum number of children present at
the preschool nursery over the course of a week shall not exceed 136 children.
The maximum number of children present at the child care facility at any one
time shall not exceed 24.
2) Ail School activities shall be restricted between the hours of
6:30 a.m. and 6:30 p.m. Monday through Friday with the exception of occasional
evening meetings.
3) No outside activities may take place before 8:00 a.m.
4) Signage for this child care facility shall be limited to the
existing 3'± x 4'+__ wall mounted sign located at the southeast corner of the
Church building. The existing signage for the preschool facility (3'± 4'±
material sign located on the play yard fence) shall be removed within 60 days
of the effective date of this permit. A new, permanent wall mounted sign may
be established for the preschool facility and shall be subject to review and
approval by the Dublin Planning Department prior to installation. Temporary
signs used for special events or enrollment drives shall be subject to the
process outlined in Sections 8-87.66 and 8-87.67 of the Ordinance (sign
requiring Administrative Conditional Use Permit or Conditional Use Permit
approval).
5) School noise shall be controlled so as not to create a nuisance to
the adjoining residential neighborhood.
6) The Applicant shall annually submit evidence to the Planning
Director that appropriate State licenses and permits are in place for the
operation of the preschool nursery and child care facility.
7) The School operator shall, at the minimum of a once-a-year basis,
make arrangements to have the Dublin Police Services Child Abuse Program, or an
equivalent program, presented to the Staff and the children attending the two
facilities.
8) An additional handicapped parking space shall be supplied on site
to comply with Title 24 requirements of the State Building Code (three spaces
minimum required for 81-120 on-site parking spaces).
9) Within 30 days of the effective date of this permit, the Applicant
shall submit written documentation to the City that the requirements of the
DSRSD Fire Department have been met.
10) Shrubs along the Amador Valley Boulevard sidewalk shall be trimmed
and maintained as appropriate to allow unrestricted pedestrian movement on the
sidewalk.
11) The ground lighting fixture for the Church's low profile sign along
the Amador Valley Boulevard frontage shall be repaired or removed within 60
days of the effective date of this permit.
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12) This approval is valid until December 11, 1991, and shall be
revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning
Ordinance.
PASSED, APPROVED AND ADOPTED this 15th day of December, 1986.
AYES:
NOES:
ABSENT:
ATTEST:
............. ~lanning Commission Chairperson
Planning Director
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ENROLLMENT AT RESURRECT[ON LUTHERAN PRESCHOOL
1984 - 1985
1985 - 1986
1986 - 1987
24 + 24 + 24.+. 12-m._~4 .
24 · 24 + 18 - --66
24 + 24 + 24 + 24 = 96
20 children on waiting list
in September)
Because our enrollment pattern indicates a growth potential and
~..
our facility has adequate indoor and outdoor space available, our preschool
board is researching the possibility of opening 2 new classes at R.L.P.
in September 1987. Consequently, I would llke to change o6r conditional
use permit request from a 96 to 136 child preschool. These children
would be enrolled in 6 separate sissions, allowing a maximun of 48
preschoo!Aon site at any one time. The additional classes would accomodate
16 toddlers,2 :lasses- a week,and 24 prekindergarten children, 5 classes
per week. The child care center would continue to operate at 24 maximum
capacity.
Submitted by
Lou Ann Dahl
Applicant and representative
for the Lutheran Church of the
Resurrection-
TO:
FROM:
SUBJECT:
G ENEP~L INFORMATION:
CITY OF DUBliN
PLANNING COMMISSION
AGENDA STATLMENT/STAFF REPORT
Meeting Date: December 1, 1986
Planning Commission
Planning Staff~ ~
PA 86-105 Luther~n Church of the Resurrection -
Preschool Nursery and Child Care Facility -
Conditional Use Permit request.
PROJECT:
Conditional Use Permit request to allow the
continued operation of a 96-child Preschool
Nursery and a 24-child Child Care Facility in
the Lutheran Church of the Resurrection at 7557
~ador Valley Boulevard.
APPLICANT AND
REPRESENTATIVE:
Lou Ann Dahl
6629 Amber Lane
Pleasanton, CA
94566
PROPERTY OIfNER
.~YD REPRESENTATIVE:
Lutheran Church of the Resurrection
7557 Amador Valley Boulevard
Dublin, CA 94568
LOCATION:
7557 ~ador Valley Boulevard
ASSESSOR P.~RCEL L~MBER:
941-174-03
PJ~CEL SIZE:
Portion of a 2.0+ acre site
G ENEP~AL PLA~I
DES IGNATIO~[:
Public/Semi-Public Facility
EXISTING ZONING
A~D I~a2:D USE:
PD, Planned Development District (1501th Zoning
Unit)
SUR2~OUNDING LAND USE
AND ZONING:
Immediately to the west lies a three-store office structure (PD, Planned
Development Zoning). Further to the west, between the office building and
Donohue Drive, lies an apartment complex (R-S-D-3, Suburban Residential
Combining District). To the south, across Amador Valley Bouelvard, is a
commercial development (C-l, Retail Business District). There is a single
family residential development north of the flood control channel (R-I-B-E,
Single Family Residential).
ZONING HISTORY:
The area was originally zoned by the 96th and 133rd Zoning Units in 1956
and 1957. The property was reclassified from the R-S-D-20 to the R-S-D-15
District in 1963 by the 460th Zoning Unit. A request for reclassification of
the property to a PD, Planned Development District, was approved in 1982 by
the 1501th Zoning Unit.
The Church was constructed in 1962 under C-1221 and V-2054. The Nursery
School was established in 1973 under C-2680 for a three year period. The
permit for the Nursery School was renewed twice (for five year periods) under
C-3139 and C-4086 (approval running to September, 1986).
A Site Development Review request was approved in June, 1983, for
construction of a new Sanctuary (390 se~ting capacity) and Church Office
facility.
A Conditional Use Permit r~q~s~-~p~roved in November, 1983, to
allow the establishment of a Child Care Center for 24 children to occupy a
portion of the project site.
A Site Development Review request was approved in June of 1982, allowing
the development of a 36,600~ square foot office complex on the western one
acre portion of the original three acre holding. That facility shares use of
a portion of the Church's parking (58 of 92 spaces are subject to shared use).
APPLICABLE REGUIATIONS:
Section 8-94.0 states that conditional uses must be analyzed to deter-
mine: 1) whether or not the use is required by the public need; 2) whether or
not the use will be properly related to other land uses, transportation and
service facilities in the vicinity: 3) whether or not the use will materially
affect the health or safety of persons residing or working in the vicinity~
and 4) whether or not the use will be contrary to the specific intent clauses
or peformance standards established for the district in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the
acceptance and observance of specified conditions, includinz but not limited
to the following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the proposed
use brought into existence, failing which, the approval shall lapse and be
void;
d) guarantees as to compliance with the terms of the approval, including the
posting of bond:
e) compliance with requirements of other departments Of the City/County
Government.
ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared for this
project pursuant to the provisions of CEQA. The project will not have a
significant effect on the environment.
NOTIFICATION: Public Notice of the December 1, 1986, hearing was published in
The Herald, mailed to adjacent property owners, and posted in public
buildings.
-2-
A~WAL~ S I S:
A preschool nursery facility has been a conditionally permitted use at
the Resurrection Church since 1973, allowing a maximum of 24 children on site
at any one time (a total of four separate sessions are utilized). The child
care facility has been in operation since 1983 and also observes a limit of 24
children. The present application is to allow continued operation of both the
preschool nursery and child care facility.
Considerations previously listed and discussed in determining the
acceptability of these land use activities included the following:
1. Appropriateness of Use - Operation of a preschool nursery and a child
care use within the given Church facility is considered compatible with the
activities that are likely to occur at the Church during the time that
children will be in attendance. Play, recreation, sleeping, and training
facilities of sufficient size and..~K~_~r_~_available to accommodate the 48
children (maximum) that are present on site at any one time. The adjacent
residential uses are about 100 feet away. No complaints have been received
concerning either facility which indicates they have not created a problem to
date for neighbors.
2. Traffic and Parking - Adequate parking is available on-site for faculty
and parents.
3. Days and Hours of Ooeration - Access to the site is off of Amador Valley
Bouelvard, which is large enough to allow for good traffic flow during both
morning and evening hours. Also, the 6:30 a.m. to 6:30 p.m. hours of
operation should not cause any noise problem for adjoining neighbors.
4. Compliance with DSRSD Fire Department Re~ui;ements - The DSRSD Fire
Department will need to review the current operations to assure code
compliance. No problems appear to exist which cannot be easily resolved.
The continued operation of the preschool nursery and child care uses are
considered consistent with the other on-site uses on the site and adjoining
properties. Approval of the Conditional Use Permit will allow continued
provision of two services to meet public needs. The facility itself lends
itself to providing for a safe and reasonable envirorunent for the conduct of a
preschool nursery and a child care operation.
RECOMMENDATION:
FO RMaKT:
1)
2)
3)
4)
5)
Open public hearing.
Hear Staff presentation.
Hear Applicant and public presentations.
Close public hearing.
Consider and act on two Draft Resolutions:
A Resolution regarding the Negative Declaration of
Environmental Significance for PA 86-105.
A Resolution regarding the Conditional Use Permit
request PA 86-105.
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the following Resolutions: Exhibit A approving
the Negative Declaration of Environmental Significance for
PA 86-105 and exhibit B approving the Conditional Use Permit
request PA 86-105.
-3-
ATTAo,tMENT S:
Exhibit A - Draft Resolution Approving the Negative Declaration of
Environmental Significance for PA 86-105
Exhibi~ B - Draft Resolution Approving Conditional Use Permit Request
for PA 86-105
Exhibit C - Conditional Use Permit Submittals
Background A~tachments:
1 - Zoning Map
2 - Environmental Assessment Form
3 - Negative Declaration of Envir6nmental Significance for PA 86-105
4 - Site Photographs and Photograph Key
5 - Pertinent Agency Commen~...(pSg~D~.-_~ Fire Department Memorandum of
October 15, 1986)
-4-
o
o
SEE SHEET 2A
~'~ SANTINA
THOMPSON
THE PART OF THE
ZONING MAP
'THE CITY OF
DUBLIN
-.,- , . . : . :.~.,,..:,. ,~-'[:..:,:.,~.:. '(:j..~.. .... .......-.: .:...: .. . ~__
The state CEQA (c~lif~rnia ~nvironme-~tzl Qu~!itv-~.ct] 'GuideZines
rec_uire tke City .to t~_ke' an activ'e .role in prapa:inc, environ-
mental documents-- This comprehensive ~nviro2mental. Assessment
...... Form is desic_ned to ~ssist L~he .Ci%_v. in preparinc. ~ complete and
accurate .environments! ~ssessment-~'-~'tLm'e!Y maas. er and in
conformance wit2~ tke st~t~ C?.QA Guidelines- .Tke fo~-~ has
sect!ohs: .~-~cues~=d %o complete Sec,_on £, Qenera,- ~a~a.. The
:" p!annlng Staff Qi!t"prepar=- either Sect'.'on 2, Ex-='~ptlon, or
· Section 3, Initial Study- Please %~_~e ~r print !ecjibly in ink.
-13.
14-¢- IF res~denl:[gl: number'~F ne.w'un]ts ; number cF ex~s~[n~ unffs
14.b- IF c8 era[a}: 'scaRe oF Fr~[ec~ neighborhood, ~ c~y~ ~ re~:an~ ..
...... . . . .... ; kaurs oF
~ o~c~ _
proposed a;e'veicoment schedule::
;.",u,.m'-'-er a[ n~,.-:
; type oF
16. Describe o~ner ?u~Jic c:aravc!s ra'qu[r~'c': ~ un!<ncwr.;L~.;cc:: c:~_nc~as:i : reg~cncJ
ccenc~es;~ s~F~-e c~nc;es; ~ rece.z _ . ,~. ' .
CT-_.R.T[ F I CA'TION
thc~ ,~ha information ~_u.am:,, c -
Frc(ec~ cz de:ct[bed
.
NEGATIVE DECLARATION FOR:
PA 86-105 Lutheran Church of the Resurrection -
Preschool Nursery and Child Care Facility -
Conditional Use Permit request.
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION AND
PROPONENT:
APPLICANT AND
REPRESENTATIVE:
7757 Amador Valley Boulevard
Lou Ann Dahl
6629 Amber Lane
Pleasanton, CA
94566
PROPERTY OWNER
AND REPRESEINTATIVE:
Lutheran Church of the Resurrection
7557 Amador Valley Bouelvard
Dublin, CA 94568
DESCRIPTION:
Conditional Use Permit request to allow the continued
operation of a preschool nursery and a child care facility
within the Lutheran Church of the Resurrection.
FINDINGS:
The Initial Study prepared for the project determined that
the proposed project will not have a significant effect on
the environment.
PREPARATION:
This Negative Declaration was prepared by the City of Dublin
Planning Staff, (415) 829-4916.
SIGNATURE:
Laurence L. Tong, Planning Director
DATE:
.t
DUBLIN SAJ"',-1 FA ]OF SERVICES DISTRICT
~.uu,h, Eoule,/srd , Dublin Calif~rmac--.:~.~S (z15}328-0515
1S October 1986
OCT 2, O i986
--'.-'-::~- ?L~.FhN!NG
City of Dublin
P. O. Box 2340
Dublin, CA 94S68
Attention: Haureen O'Halloran, Associate Planner
Reference: Lutheran Church Children Services
Dear Maureen:
This office has no objections to the above referenced child care
insofar as the enclosed sheet is followed.
Please have the child care facility revie~ these requirenents.
If there are any questions please contact this office.
Sincerely,
/TONYA L. SNYDER,
Fire Prevention Inspector,
Fire Prevention Bureau
TLS/liw
Encl.
DUBLIN SAN RAMON SERVICES DISTRICT
FIRE DEPARTMENT
HEADQUARTERS STATION 7051 Dublin Boulevard
9399 Fircrest Lane Dublin, California 94568
INFORMATIONAL BULLETIN OOT 2 0 ]~88
Telephone:
8~9-2333
LARGE FAMILY DAY CARE
The information contained herein is intended to be of a ceneral nature regarding
Fire Department requirements for buildings used for day care purposes. Require-
ments for a specific building may be obtained by contacting the Fire Department
at the above telephone number to arrange for an inspection of the premises.
Generally, a single family dwelling may be licensed for day care purposes.
In the case of multi-storied buildings, children are not permitted above
the first floor unless the entire building has an approved sprinkler system.
· 2.
Rooms used for storage of flammable l i-~quids shall be separated from other
portions of the building by one-hour fire-resistant construction.
A device suitable for sounding a fire alarm is needed and must be perman-
ently attached to the building, i.e., a loud whistle cna lenyard which
is secured to the wall is acceptable.
,~r~ extinguisher is required, it shall have = _.
4, A portable =' ¢ _ minimum u.r rating
of 2A:10B:C. It shall be mounted in a conspicuous location so the top is
not higher than five feet (5') from the floor. Extincu!shers shall be ser-
viced once a year or after us~.
5. Fire drills shall be conducted monthly and records of each drill shall be
~ forwarded to the Fire Department.
6. Each day care facility shall have emergenc'/ phone numbers ?osted at the
telephone.
7. A minimum of two exits are required. Exit doors must be c3enable from the
inside without use of a key or any special knowledge or effort. A manually
operated sliding door may be used as one of the t'xc required exits.
8o
A smoke detector is requfred in the living area and in a bedrooms where
children nap with the door closed.
9. A flcor plan showing exits should be posted.
IO.
Chi Id proof door knob covers, or anythinG else ,:,h[ch '.,ou
from reaching a required exit, are prohibited.
d prevent a ch
id
TH:cb
9/85