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Home My WebLink About8.1 PCSR St. Ray Church CUP & SDR for Daycare G� OF L� `�L in � �� STAFF REPORT 1�� —�� PLANNING COMMISSION k E 1 QATE: December 8, 2015 � E � TO: Planning Commission � � SUBJECT: PUBLIC HEARING: PLPA-2015-00043 St. Raymond's Church Conditional Use Permit and Site Development Review for the operation of a Pre-School and Communi#y Facili#y with up to 345 children and a new building and site improvements ' Prepared By: Martha Aja, Associate Planner EXECUTIVE SUMMARY: s. r The Planning Commission will consider a request to amend an existing Conditional Use Permi# F � to allow the operation of a pre-sefiool and a community facility (elemenfary school) with up #o g: 345 children (existing 315 K-8 students in addition to 30 newr pre-school aged students) and'a � Site Development Review for a new 2,560 square foot classroom building, and associa#ed site ; improvemen#s including the construction of outdoor play areas, a new entry plaza in front of#he ;: existing sanctuary building, landscaping and parking 10# modifications. The project site is located � 11555 SMannon Avenue. RECOMMENDATION: � Staff recommends that fhe Planning Commission: 1) Receive Staff presentation; 2) Open the � � pubiic hearing; 3)�ake testimony from the Applicant and the public; 4) Close the public hearing s and deliberate; and 5) Adopt a Resolu#ion approving a Conditional Use Permit far the operation � of a pre-school and cc�mmunity facility with up to 345 children and a Site Development Review ; Permit for a new 2,560 square foot building with relafed site improvements including a new entry plaza at 11555 Shannon Avenue. : _ � ---_ _ _ � � � �� Submitted Revi ed By Associate Planner Assistant Community Development Director � ; . - - -- - _�r z_�....�.m-----� — - - - - - -�.��_ � COPIES TO: Applicant File ITEM NO.: • Page 1 of 8 DESCRIPTION: The 9.0 acre project site is located at 11555 Shannon Avenue. As shown on the vicinity map below, the project site is located west of San Ramon Road and south of Shannon Avenue. The site has a General Plan land use designation of Public/Semi-Public and is zoned R-1 (Single- Family Residential). Adjacent uses include a community park (Shannon Park) to the north and residential uses to the west, south and east (across San Ramon Road). The project site is currently developed with four buildings, which include a church, rectory, parish hall and a two-story classroom building. The project site also includes play areas for the existing K-8 school, which include a large grass field, basketball courts and two play structures. As shown on the vicinity map below, there are two existing driveways off of Shannon Avenue that provide access to the site. The main parking lot is located east of the existing church and parish hall. There is also a smaller parking lot located in the western portion of the site that is used for staff parking during school hours and also for overflow parking for masses and community events. Figure 1. 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'�; . . � ' . � i?3` e.. . ` . .� x�. ,�.� �,�°�°�' _—°�it ��` _��..tu��+��s �'..i'"`'` na��`@��.:"�, . �� . �' �m'3�N�.sa'� _ _ �.. _ .� Project History On August 4, 1965, the Alameda County Zoning Administrator approved a Conditional Use Permit for a church and rectory (C-1555). Subsequently, on August 11, 1976, the Alameda County Zoning Administrator approved a Conditional Use Permit to expand the existing church facility including construction of a new chapel, an addition to the existing rectory, a remodel of the existing parish hall and additional parking (C-3126). 2 of 8 ; � E t On February 18, 1986, the Dublin Planning Commission approved a Conditional Use Permit and � Site Development Review for St. Raymond's Parish School grades K-8 within portable F , classroom buildings (PA 85-089). On July 7, 1986, the Planning Commission approved a Conditional Use Permit to utilize the existing parish hall for a kindergarten classroom and other � school functions (PA 86-061). ; � t On June 7, 1993, the Dublin Planning Commission approved a Site Development Review r approval to allow construction of a finro-story 20,400 square foot classroom and a Conditional ; Use Permit to allow expansion of the community facility use from 250 students to 315 students. The project was appealed by several residents who resided on Shannon Court. On July 12, 1993, the Dublin City Council upheld the Planning Commission approvaL � r The Applicant is currently requesting approval of an amendment to the existing Conditional Use ; Permit to include the operation of a pre-school and allow a total of 345 children. The existing � Conditional Use Permit allows up to 315 K-8 students. The current proposal would increase this s � number by 30 children and incorporate a pre-school that would provide care to pre-K children. �; The Applicant is also requesting approval of a Site Development Review Permit for a new 2,560 � square foot classroom building, and associated site improvements including the construction of � outdoor play areas, a new entry plaza in front of the existing sanctuary building, landscaping � and parking lot modifications. � � � �: ANALYSIS: � � Conditional Use Permit ; � 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 noise, parking and other operating � characteristics such as hours of operation and outdoor play activities. Conditions of approval � have been placed on the Project, where appropriate, to ensure compatibility with the � surrounding residential uses. The Applicant is proposing to add a pre-school to the existing � elementary school (K-8). This Conditional Use Permit will replace the previously approved � Conditional Use Permits for the Community Facility (K-8 school). The proposed project includes the addition of a pre-school component with up to 30 additional children. The pre-school will offer finro sessions, a morning and afternoon session. Additionally � child care will be offered until 6:00 pm. The pre-school's hours of operation will be aligned with current school operation hours. The existing K-8 school operates from 7:00 am to 6:00 pm and : includes before school care from 7:00 am to 8:00 am and after school care from 3:00 pm to 6:00 � pm. The Table below summarizes the current and proposed uses. Table 1: Current � Pro osed Uses: r # Children Hours of Employees � O eration =: Existing K-8 315 Monday— Friday 33 � School 7:00 am —6:00 m � F Proposed Pre- 30 Monday— Friday 3 � � School 7:00 am —6:00 m � E 3 of 8 � � � � � � Noise The Dublin General Plan Noise Element includes policies regarding noise and the location of lands uses. The proposed project includes a new outdoor play area that will be used by the pre- school students. The proposed play area is located adjacent to residential land uses. The proposed number of hours that the children will be outside playing each day is consistent with what is allowed by Chapter 8.82 (Day Care Centers). The Applicant is proposing three thirty minute recesses per day for the pre-school students. As required by Chapter 8.82, the pre- school students will not play outside before 8:00 am (Attachment 1, Condition No. 21). A Condition of Approval (COA No. 17) has been included in the draft Resolution to ensure that outdoor activities are controlled so as not to become a nuisance to persons living in the vicinity of the pre-school and elementary school (Attachment 1). Parkin The City of Dublin Zoning Ordinance contains parking requirements by use type. The existing K- 8 school and proposed pre-school generate a parking requirement of 29 parking spaces as shown in Table 1 below. The total parking provided on-site is 235 parking spaces (Exhibit A of Attachment 1, Sheet A0.1). The primary parking lot is located in the eastern portion of the site. There is additional parking in the westem portion of the site that is used for staff parking during school hours and also for overflow parking for masses and community events. The parking requirement for the church is not included in the table below since there is limited overlap befinreen the school operations and the church functions. There are some smaller events that occur at the church when school is in session, which include the following: • Bible Study: 10-20 people (1 x per week) • Women's Group Formation: 50-75 people (1 x per week) • Morning Mass in Church at 8:30 am: 30-50 people (each weekday) • Afternoon Lunch time Mass in Church at 12:15pm: 25 - 45 people (each weekday) As noted above, there 235 on-site parking spaces are provided, which is adequate to meet the parking requirements of the K-8 school and proposed pre-school in addition to the small church functions that occur while school is in session. � Table 2. Parkin Re uirements Parking Standard Proposed Project Required Parking Consists of S aces ;, Pre-Schoo/ 1 s ace/em lo ee 3 em lo ees 3 s aces 1 s ace/5 children 30 children 6 s aces K 8 Schoo/ 2 spaces/Classroom 10 classrooms 20 s aces Total Re uired Parkin 29 s aces The residences on Shannon Court are located in close proximity to the western portion of the ` project site. The parking area located along the western portion of the project site will be limited E to staff parking between the hours of 7:00 am to 3:00 pm (Attachment 1, Condition No. 24). A Condition of Approval has also been included to eliminate vehicles driving through and parking 4of8 � in the western portion of the project site past 8:00 pm except on evenings when there is a Holy Mass or a community event (Attachment 1, Condition No. 25). These conditions are included to limit the noise generated within the portion of the project located in close proximity to the existing residences. Site Development Review The proposed Site Development review includes a new single-story modular building in the ; southwestem portion of the site. The proposed building location will be on an existing playground area. The existing mature trees located in the southwestern portion of the site will be � maintained and witl help screen the new building from the adjacent residences. The proposed site modifications also include a new entry plaza in front of the sanctuary building, a new drop off area in the parking lot and additional landscaping. Access and Circulation Access to the project site is provided from finro existing driveways on Shannon Avenue. Both driveways are fully improved and provide vehicular access to the site. The Applicant is not � proposing any changes to the existing site circulation. At the start of the current school year, the school implemented a new car route for school drop off and pick up that resulted in additional � cars being able to stack up on the school site instead of the adjacent roadways. r As part of the project, a drop-off area will be added adjacent to the proposed entry plaza. The drop off area will help facilitate the dropping off and picking up of kids. A Condition of Approval has been included which requires a staff member or parent volunteer to be present in the drop- , off area to greet the kids as they get dropped off and guide the children away from the parking ' lot (Attachment 1, Condition No. 23). The site's circulation was reviewed by the Public Works k Department and was determined to be adequate to prevent queuing on Shannon Avenue. � Earlv Childhood Classroom The Applicant is proposing to construct a one-story 2,560 square foot classroom building located in the southwestem portion of the site. The building is approximately 67 feet from the western property boundary and approximately 70 feet from the southern property boundary. The proposed building has a sloped roof that ranges in height from 11 feet 5 inches to 14 feet 3 : in�hes with the tallest portion of the building furthest from the neighbors. The proposed building �` is beige with forest green, white and tan accents. Please refer to Exhibit A of Attachment 1, Sheet A5.2 for the proposed building colors. � � The Applicant met with the adjacent neighbors several times during the planning process to � create a plan that minimizes the impacts to the adjacent neighbors and addressed their � concerns. The proposed building was originally 24 feet from the property line; however, based F on the feedback received from neighbors St. Raymond's modified the building location. The ; building was initially facing east; however, the neighbors were concemed about the potential :� reflective glare and heat that the roof could cause. To address this concern, the building was � turned 180 degrees. ` F k' j a E €: 5of8 � A Plav Areas The Applicant is proposing finro outdoor play areas in the southwestern portion of the site (Exhibit A of Attachment 1, Sheet A1.2). There currently are play areas in this area. One of the outdoor play areas will be used exclusively by the pre-school and kindergarten students and the second will be used by grades 1-4. The finro outdoor play areas will both be enclosed with a 4- foot tall ornamental fence (Exhibit A of Attachment 1, Sheet A1-4) and will include a play structure within the play area. A Condition of Approval has been added that requires the Applicant to either install a ball wall near the existing basketball courts or to utilize an existing building wall to serve as a ball wall (Attachment 1, Condition No. 31). This particular condition was included to address an existing concem by adjacent residents to minimize the potential of kids throwing balls against the wall located along the western property boundary. Landscapina The Applicant is proposing to add additional landscaping in the plaza entry, play areas and main parking lot. The majority of landscaping is proposed in the new plaza entry. The Applicant is proposing trees, hedges, decorative planters, grass and decomposed gravel pathways in this portion of the site. Within the play area, the Applicant is proposing an evergreen hedge, drought tolerant landscape areas, synthetic play surfaces and vegetable garden planter boxes area. A Condition of Approval has been added to the project requiring the Applicant to add landscaping, such as creeping vines, to the trellis features located on the existing wall that runs along the western property boundary (Attachment 1, Condition No. 35). The trellis features were originally added by the Applicant as a measure to prevent the kids from bouncing balls against this wall to address concerns raised by the adjacent neighbors. As required by Provision C.3 of the Municipal Regional Permit, the Applicant is installing bio- treatment areas within the existing parking lot to treat the site's stormwater runoff. Currently there is no landscaping in the parking lot, so the bio-treatment area will be an enhancement to the existing parking lot. The majority of the existing mature trees will be retained. The Applicant is proposing to remove two existing magnolia trees, which is necessary to widen the pathway to the church entrance. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan land use of Public-Semi Public. This designation allows a combination of public and semi-public facilities, including churches, private schools and child care centers. The Project is consistent with the R-1 (Single-family Residential) zoning district in that pre-schools and community facilities are a conditionally permitted use and the development of the Project site complies with the development standards contained in the Zoning Ordinance. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department and Dublin San ' Ramon Services District 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 and agencies have been included in the attached Resolution (Attachment 1). 6 of 8 � 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. A copy of this Staff Report has been provided to the Applicant. At the direction of City staff, St. Raymond's Church conducted extensive outreach with the adjacent residences. St. Raymond's Church held several outreach meetings with the neighbors � and made modifications to the site plan to address concerns expressed by the adjacent residences. 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 includes a Conditional Use Permit to allow for an ; additional 30 pre-school aged children and includes a new 2,560 square foot building to a project site that is developed with an existing church and K-8 school. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the operation of a Day Care Center and Community Facility ` with up to 345 children and Site Development Review for a new 2,560 square foot building and related site improvements at 11555 Shannon Avenue with the project plans attached as Exhibit A. t 7 of 8 {_ GENERAL INFORMATION: APPLICANT: Eric Hom, St. Raymond's Church, 11555 Shannon Avenue, Dublin, CA 94568 PROPERTY OWNER: Roman Catholic Bishop of Oakland, Attn: Controller, 2121 Harrison Street, Suite 100, Oakland, CA 94612 LOCATION: 11555 Shannon Avenue ASSESSORS PARCEL NUMBER: 941-0102-001-20 GENERAL PLAN LAND USE DESIGNATION: Public/Semi Public Facility ZONING: R-1 (Single-Family Residential) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North R-1 Parks/Public Recreation Shannon Community Park South R-1 Single Family Residential Residential East R-1 Single Family Residential Residential (across San Ramon Road West R-1 Single Family Residential Residential � � 8of8