The URL can be used to link to this page

Home My WebLink About8.1 PCSR Al Mustafa Foundation CUP G��OF DUB�y i9' ��, $� STAFF REPORT ��-;��/ PLANNING COMMISSION �,�L��// FO DATE: September 22, 2015 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2015-00022 AI Mustafa Foundation Conditional Use Permit Report prepared by Martha Aja, Associate Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for the operation of a Place of Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A. 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 the operation of a Place of Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A. �� -f. ,_._----_., � �- r l �� i" L-� � ^ �. �,� �� Submitted �Revie�cve�i By Associate Planner Assistant Communi'ty Development Director COPIES TO: Applicant File ITEM NO.: , Page 1 of 5 G:IPA120151PLPA-2015-00022 Al Mustafa Foundation CUP19.22.15 PCIPCSR 9.22.15 A/Mustafa.doc DESCRIPTION: Figure 1: Vicinity Map f �" �`�'� "' .�-° �..�i�j l�" ,�� tt� `; The project site is located at � }� o,�,� , � �„� �� ,_z ��,.+�,� �� `� °� 6543 Regional Street, Suite A. ''� � .. , ,� ,� � . � � ^ � �, _ �,�,,+�� r� �� ' t The property has a General �. .� F• .�� ,.�±��` �'�'� �. t• Plan land use designation of �,� �►*� -� ��r ��.'_� . ��,:�+�. .. '��;` � � �,'� Downtown Dublin - Transit °'� `,` � �. � .., � �� ° ��.� Oriented District and is �"�� s� �` �� ;;! � •i� �'�,� . located within the Downtown ...' ,�� 65h � � pIN r, , ��+�, ,,,, � , , � � Dublin Zoning District � ��.a=� --w � �� ° (DDZD). The project site is - ,� '`` '' `�� -��' �.� �x , . ; approximately 1.3 acres in `� '`� .� ^�� -g�'g , �' ' r�� size and contains an existing �'� �� . ►•l building. Access to the ��-�r''� � ` �, ��..� �� ., project site is provided by an �� ,� �%�"'�` � �°�_ �� --''.•'-.�•'�`� existing driveway on Regional � � ��, �` � � ` •` w. __ Street. The project site is an �► . -.�: : ,•.� � '�".��-��--' �`'� � • -z-- ` approximately 3,600 square foot tenant space within the 15,030 square foot building. The only other tenant within the building is a massage establishment. There are three vacant tenant spaces. The project site is shown above in Figure 1. The Applicant is proposing to operate a Place of Worship. The Downtown Dublin Specific Plan classifies such uses as cultural uses. Cultural uses are permitted within the Transit Oriented District of the Downtown Dublin Zoning District, subject to approval of a Conditional Use Permit by the Planning Commission. Therefore, the Applicant is requesting approval of a Conditional Use Permit to operate a cultural use (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 parking and operating characteristics. Conditions of Approval have been placed on the Project, where appropriate, to ensure compatibility with the surrounding commercial uses. Place of Worship The Applicant is proposing to operate a Place of Worship - AI Mustafa Foundation - within an approximately 3,600 square foot portion of the building. The space will be used for religious services, which include prayer, lectures by clergymen and religious classes for children. All prayer services will be conducted within the tenant space (Attachment 1, Condition of Approval No. 21). There will not be more than 49 people in the tenant space at any one time. Condition of Approval No. 24 requires that an occupancy load sign listing be placed at the entry and exit doors listing 49 as the maximum occupant load. A change of occupancy permit will be required if the occupancy of the tenant space exceeds 49 persons at any time (Attachment 1, Condition of Approval No. 29). The regular services will generally occur on Thursdays from 7:00 pm to 10:30 pm, Fridays from 12:00 pm to 2:00 pm and Saturdays from 10:00 am to 12:30 pm. There will also be services for 2 of 5 religious holidays that occur on other days and times. The tenant space also includes office space and a TV studio which will be used by members of the AI Mustafa Foundation. Parking The City of Dublin Zoning Ordinance contains parking requirements by use type. A Place of Worship is required to provide 1 parking space for every 3 fixed seats or 1 parking space per 50 square feet of non-fixed seating in the assembly area, plus 1 parking space per classroom. As shown on the floor plan (Attachment 2) there will be men's and women's worship areas with non-fixed seating. The combined area of the two worship areas is 536 square feet, which requires 11 parking spaces. The required parking for the other areas (office space, library, TV studio and storage) is calculated using the office parking requirement of 1 parking space for every 250 square feet. An additional 6 parking spaces is required for these uses for a total of 17 required parking spaces. The only other tenant in the building is the Tri Valley Spa. The Tri Valley Spa includes 4 massage stations and 576 SF of office space. The parking requirement for the Tri Valley Spa is 10 parking spaces. Table 1 below includes information on the parking requirement for the current and proposed tenant. There are five tenant spaces in the building; three of the five tenant spaces are currently vacant. The retail parking requirement is used to determine the parking requirement for the vacant tenant spaces. Table 1: Parking Requirements Sq. Parking Requirement #Spaces Address Tenant Ft. Use T pe (1 space per#sq. ft.) Req. 6541 Regional Tri-Valley Massage 2 per massage station plus 1 St., Suite A S a 2,556 Establishment per 250 SF of office 10 1 parking space for every 3 seats or 1 parking space per 6543 Regional AI Mustafa non-fixed seating in assembly St., Suite A Foundation 3,596 Place of Worshi area, lus 1 per classroom 17 Balance of 3 vacant Buildin spaces 8,878 N/A 1 er 300 30 57 There are a total of 61 on-site parking spaces and 57 parking spaces are required for a surplus of 4 parking spaces. 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 recommends that the project be found exempt from CEQA in accordance with CEQA Guidelines Section 15301 (Existing Facilities). The Project involves no expansion of the existing commercial building, but includes only a Conditional Use Permit for the operation of a Place of Worship within the existing building. 3 of 5 CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan and Downtown Dublin Specific Plan land use designation of Downtown Dublin — Transit Oriented District which allows for a range of uses, including cultural uses as a conditiunally permitted use. The Project is consistent with the Downtown Dublin Specific Plan Tr�nsit Oriented zoning in that cultural uses are permitted subject to approval of a Conditional Use Permit by the Planning Commission. REVIEW BY APPLICABLE DEPAR�"MENT AND AGENCIES: The Building Division, Fire Prevention Bureau, and Public Works Department have 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. NOTICING REQUIREMENTS/PUBLMC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300-feet of the proposed project. The 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 was provided to the Applicant and posted to the City's website. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the operation of a Place of Warship (AI Mustafa Foundation) at 6543 Regional Street, Suite A. 2) Project Floor Plan 4 of 5 GENERAL INFORMATION: APPLICANT: Mehra Hassan, AI Mustafa Foundation, 6543 Regional Street,Suite A, Dublin, CA 94568 PROPERTY OWNER: Robert & ,Joan Libby, 1051 Serpentine Lane #300, Pleasanton, CA 94566 LOCATION: 6543 Regional Street, Suite A ASSESSORS PARCEL NUMBER: 941-1500--025-00 GENERAL PLAN/ SPECIFIC PLAN DESIGNATION: Downtowr� Dublin —Transit Oriented District ZONING: Downtown Dublin —Transit Oriented District SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD D��wntown Dublin —Transit Retail Oriented District South DDZD D��wntown Dublin —Transit Restaurant Oriented District East DDZD D�wntown Dublin — Transit Vacant Warehouse Oriented District Buildin West DDZD Downtown Dublin —Transit Office Oriented District 5 of 5