HomeMy WebLinkAboutItem 4.8 - 2452 Valley Christian Second Reading
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STAFF REPORT
CITY COUNCIL
DATE: February 19, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Valley Christian Center: Planned Development Zoning Amendment
(PLPA-2014-00052)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
On February 5, 2019, the City Council waived the reading and introduced an Ordinance
to amend the Planned Development Zoning for the campus including the addition of a
lighted athletic field and amphitheater with sound amplification, a concession
stand/ticket booth, and related site improvements including a plaza, amphitheater and
landscaping. Tonight, the City Council will hold a second reading of the Ordinance
amending the existing Planned Development Zoning District and related Stage 1 and
Stage 2 Development Plan for the Valley Christian Center project.
STAFF RECOMMENDATION:
Waive the reading and adopt an Ordinance Approving an Amendment to the Existing
Planned Development Zoning for the Valley Christian Center.
FINANCIAL IMPACT:
No financial impact to the City. Any cost associated with processing the application is
the responsibility of the Applicant.
PROJECT DESCRIPTION:
The Valley Christian Center is an approximate 51 -acre site located at 7500 Inspiration
Drive, in the westerly area of Dublin. The site has a General Plan land use designation
of Public/Semi-Public and has Planned Development Zoning (Ord. 7 -03). The site is
comprised of four separate parcels (Parcel 1: 33.3 acres; Parcel 1a: 3.7 acres; Parcel 2:
1.4 acres; and Parcel 3: 12.7 acres) as shown in Figure 1 below. Parcel 1 is where most
the existing and proposed campus improvements are located. No development is
proposed on Parcels 2 and 3, with 8.02 acres of Parcel 3 that have been dedicated as a
conservation easement which precludes development. The project site is surrounded by
open space and residential land uses as shown in Figure 1 below.
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Figure 1: Project Vicinity
The Applicant, Valley Christian Center, is proposing to add a lighted athletic field with
sound amplification and related facilities including a concession stand and ticket booth
along with site improvements including a plaza, amphitheater with amplification, and
landscaping. The proposed athletic field and the related facilities will be used to support
the school’s existing and future sports programs, including football, soccer, lacrosse and
track. The Applicant also proposes to reallocate the square footage of various permitted
uses on the campus, permit the continued use of several existing modular buildings,
add a baseball diamond and a caretakers’ unit.
On February 5, 2019, the City Council held a public hearing to consider the proposed
project. A copy of the staff report f rom that meeting is included as Attachment 1. At the
meeting, the City Council waived the reading and introduced an Ordinance to amend
the existing Planned Development Rezone and related Stage 1 and Stage 2
Development Plan. The City Council also adopted resolutions certifying a Supplemen tal
Mitigated Negative Declaration and a Site Development Review Permit for the Valley
Christian Center project.
The City Council will hold a second reading of an Ordinance (Attachment 2) amending
the existing Planned Development Zoning District and related Stage 1 and Stage 2
Development Plan for the Valley Christian Center project.
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ATTACHMENTS:
1. City Council Staff Report dated February 5, 2019 without Attachments
2. Ordinance Approving an Amendment to the Existing Planned Development Zoning
for the Valley Christian Center
3. Public Comment
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STAFF REPORT
CITY COUNCIL
DATE: February 5, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Valley Christian Center: Planned Development Zoning Amendment and
Site Development Review Permit (PLPA-2014-00052)
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
The Valley Christian Center is requesting approval to modify the Planned Development
Zoning for the campus. The Planned Development Zoning serves as the master plan to
build-out the campus over time. The proposed amendments include the addition of a
lighted athletic field and amphitheater with sound amplification, establishing a parking
standard for the athletic field, and re-allocating the square footage allotted to various
buildings/uses on the campus. The request also includes a Site Development Review
Permit to construct the athletic field with a seating capacity of 600, a concession
stand/ticket booth, and related site improvements including a plaza, amphitheater and
landscaping.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate, and a take the following actions: a) Adopt the
Resolution Adopting a Supplemental Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for the Valley Christian Center Project; b) Waive the
reading and INTRODUCE an Ordinance Approving an Amendment to the Existing
Planned Development Zoning for the Valley Christian Center; and c) Adopt the
Resolution Approving a Site Development Review Permit for the Valley Christian
Center Project.
FINANCIAL IMPACT:
No financial impact to the City. Any cost associated with processing the application is
the responsibility of the Applicant.
PROJECT DESCRIPTION:
The Valley Christian Center is an approximate 51 -acre site located at 7500 Inspiration
Drive, in the westerly area of Dublin. The site has a General Plan land use designation
of Public/Semi-Public and has Planned Development Zoning (Ord. 7 -03). The site is
comprised of four separate parcels (Parcel 1: 33.3 acres; P arcel 1a: 3.7 acres; Parcel 2:
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1.4 acres; and Parcel 3: 12.7 acres) as shown in Figure 1 below. Parcel 1 is where most
the existing and proposed campus improvements are located. No development is
proposed on Parcels 2 and 3, with 8.02 acres of Parcel 3 tha t have been dedicated as a
conservation easement which precludes development. The project site is surrounded by
open space and residential land uses as shown in Table 1 below.
Table 1: Surrounding Land Uses
Location Zoning General Plan
Land Use
Current Use of the
Property
North Planned
Development
Low-Density
Single Family
Single Family Homes
South N/A N/A Dublin Boulevard
East Single Family
Residential
Single Family
Residential
Single Family Homes
West Planned
Development
Open Space &
Medium/High
Density
Residential
Open Space &
Condominiums
Figure 1: Project Vicinity
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The Applicant, Valley Christian Center, is proposing to add a lighted athletic field with
sound amplification and related facilities including a concession stand and ticket bo oth
along with site improvements including a plaza, amphitheater with amplification, and
landscaping. The proposed athletic field and the related facilities will be used to support
the school’s existing and future sports programs, including football, socce r, lacrosse and
track. The Applicant also proposes to reallocate the square footage of various permitted
uses on the campus, permit the continued use of several existing modular buildings,
add a baseball diamond and a caretakers’ unit.
The following is a brief overview of the requested entitlements. Please refer to the
Planning Commission Staff Report and the chronological history for a complete analysis
of the project (Attachments 1 & 2).
➢ Amendment to the existing Planned Development Zoning (Attachment 3).
➢ Site Development Review Permit for the athletic field, concession stand/ticket
booth and related site improvements (Attachments 4 & 5).
➢ Supplemental Mitigated Negative Declaration (Attachments 6, 7, 8 & 9).
September 4, 2018 Public Hearing (Continued)
A Public Hearing was scheduled for the City Council meeting on September 4, 2018.
Prior to opening the Public Hearing, the Applicant requested that the City Council
continue this item in order for the Valley Christian Center to hold an open house and t o
meet with the surrounding residents.
September 11, 2018 Open House
The Valley Christian Center hosted an open house on September 11, 2018. The event
was open to all residents but focused on the Hacienda Heights neighborhood which is
located immediately to the east. The meeting was attended by approximately 25
residents and included a tour of the campus as well as a presentation by the architect.
In addition, City Staff was in attendance with the consultants that prepared the
Environmental Noise Assessment and the Trip Generation, Traffic Circulation and
Parking Analysis provided an overview of the studies and answered questions. The
Q&A component of the meeting lasted approximately 75 minutes and residents
expressed a variety of concerns about the proposed project, which primarily focused on
noise, light and traffic impacts related to the proposed athletic field. The following is an
overview of the main concerns raised by the residents:
Noise Concerns
The residents raised concerns about the level of noi se that will be generated by the use
of proposed athletic field and associated public address (PA) system. Additionally,
concerns were expressed that the noise analysis does not adequately factor in the
unique topography, climate and wind conditions that would impact noise transmission in
their neighborhood. Concern was also raised about the location where the noise
measurements were taken.
An environmental noise assessment was completed as part of the project review under
the California Environmental Quality Act (CEQA) to determine if the use of the field and
PA system would create environmental impacts. The noise assessment was completed
on the City’s behalf by Illingworth & Rodkin, Inc., using industry standards and in
accordance with CEQA standards. Existing noise measurements were taken at the
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nearest effected receptors located to the north and the east of the project site within the
Hansen Ranch and Hacienda Heights neighborhoods. A summary of the noise
measurements is shown in Table 4 of the Environmental Noise Assessment, which is
attached to the Supplemental Mitigated Negative Declaration/Initial Study (Attachment
7). The existing average noise level in the evening ranges from 48 to 50 dBA Leq.
In order to estimate the noise level that would be gene rated by use of the proposed field
and PA system, noise measurements were taken at Santa Teresa High School in San
Jose, during a “rivalry” game between Santa Teresa High School and Oak Grove High
School varsity teams. This sample game was considered to provide a conservative
reading because it was attended by approximately 1,600 people, which exceeds both
the originally proposed 1,100-person capacity and the reduced proposal of 600-person
capacity of the proposed field and would result in more noise than generated at the
proposed field. Based on these sample readings, use of the field and PA system are
anticipated to increase noise by 1 dBA Leq resulting in a noise level of 49 to 51 dBA
Leq at the nearest residences in the adjacent residential neighborhoods . The noise level
in the neighborhood would remain below the 60 dBA CNEL exposure limits for
residential uses in the General Plan.
Staff asked the noise consultant to evaluate the residents’ concerns that wind and
topography could increase the sports-related noise levels. The consultant applied
assumptions regarding wind and topography and prepared a memo with their findings
(Attachment 12). When accounting for a worst-case scenario that includes wind and
topography, noise levels would increase by 4 to 5 d BA Leq, resulting in a noise level of
50 to 52 dBA Leq at the nearest residences. The noise level in the neighborhood would
remain below the 60 dBA CNEL exposure limits for residential uses in the General Plan.
While residents would experience a noticeable increase in noise, this increase would
not result in a significant impact under CEQA that would require mitigation.
The Valley Christian Center application does, however, propose to limit the times of day
when the PA system can be used. Those limitations have been incorporated into the
proposed Planned Development Zoning as use restrictions. The PD would allow use of
the PA system until 8:00 pm Sunday-Thursday evenings and until 10:00 pm on Friday
and Saturday evenings. The use of sound amplification at the amphitheater shall not
commence before 10:00 am daily.
Lighting Concerns
The residents raised concerns about the impacts from the use of the proposed lights on
the athletic field. The proposed lights vary in height from 60 to 70 feet tall and are
interspersed around the field.
The Environmental Impact Report (EIR) that was prepared for the Valley Christian
Center in 2003 evaluated light impacts. The 2003 EIR concluded that light and glare
could be a significant impact and required a mitigation measure to ensure that these
impacts are less than significant. The existing mitigation measure requires that all
exterior light fixtures be equipped with cut-off lenses, directed downward, and limited in
height to the maximum necessary for adequate illumination to minimize excess light and
glare (MM 4.1-2). This Mitigation Measure would continue to apply to this project.
As part of the current project, a supplemental analysis was completed to determine if
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the proposed athletic field lights would result in new or more significant light impacts
than previously identified in the 2003 EIR. New impacts were identified, and a mitigation
measure is proposed to reduce this impact to a less than significant level. The mitigation
measure (MM AES-1) requires the applicant to submit a lighting plan, prior to building
permit issuance for the athletic field, to demonstrate that no spillover of light or glare
occurs. Similarly, the proposed Planned Development Zoning would regulate the use of
lights at the athletic field consistent with the project description in the Initial Study and
the project application. The PD would allow the use of light until 8:00 pm Sunday -
Thursday evenings and until 10:00 pm on Friday and Saturday evenings.
Traffic Concerns
The residents raised concerns that football games would cause potential traffic
congestion on Inspiration Drive, which could lead to traffic cutting through the residential
neighborhoods.
The 2003 EIR identified traffic impacts and mitigation measures to reduce these impacts
to a less than significant level. This includes a mitigation measure to monitor cut through
traffic and take steps to ensure that it does not increase (MM 4.10 -2). This mitigation
measure would continue to apply to this project.
A Trip Generation, Traffic Circulation, and Parking Analysis was prepared by Omni-
Means, Ltd. to evaluate the current project could result in traffic impacts beyond those
identified in the 2003 EIR. The traffic study assumed maximum attendance of 1,100
people at a football game. Vehicle trips for football games would occur during off-peak
hours (6:00 pm - 7:00 pm and 9:00 pm - 10:00 pm). While there would be a noticeable
increase in vehicle trips during these off -peak hours, the study concluded that these
vehicle trips can be accommodated by the existing roadways. Supplemental mitigation
measures have also been included (MM TRA -1 and TRA-2) to ensure that additional cut
through traffic does not result from activities at Valley Christian, including use of the
athletic field, and to ensure that parking is accommodated on site.
These mitigation measures will be implemented in the Planned Development Zoning
and Site Development Review (SDR) Permit. The Planned Development Zoning and
SDR both prohibit varsity football games from occurring during peak traffic hours. The
zoning further requires the applicant to hire a registered traffic engineer to prepare a
Parking Management Plan. This plan is required to include measures to manage traffic
that would cut through the neighborhood, and also include measures to ensure that
parking can be accommodated on the Valley Christian site.
October 2, 2018 Public Hearing (Continued)
The project was scheduled for a Public Hearing on October 2, 2018. Prior to opening
the Public Hearing, the Applicant requested that the City Council continue the item in
order for the Valley Christian Center to continue its outreach efforts with the surrounding
residents. The City Council voted unanimously to continue the Public Hearing to a date
to be determined in the future. Since that time representatives on behalf of the Valley
Christian Center, have met with several of the surrounding residents and HOA
representatives. The Valley Christian Center has modified their project based on the
concerns expressed by the residents (Attachment 10).
The following is an overview of the proposed modifications to the project. These
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modifications have been incorporated into the draft Ordinance for the Planned
Development Zoning (Attachment 3) and the Site Development Review Conditions of
Approval (Attachment 4).
Capacity
The proposed seating capacity within the bleachers has been reduced from 1,100 seats
to 600 seats. The Valley Christian Center is designated as a North Coast Section (NCS)
Division 5 school. The NCS standards require a minimum seating capacity of 600 seats
to host a championship football game. The Valley Christian Center is requesting a
seating capacity of 600 seats, which will allow the school to host a championship
football game in the future. The running track around the field will be limited to eight
lanes.
The reduced number of bleacher seats also reduces the amount of parking that is
required for the athletic complex. The new parking lot (Parking Lot F), which includes
111 parking spaces, is no longer required to be constructed in Phase 1. The parking
standard for the athletic complex is 0.46 parking spaces per seat.
The Valley Christian Center has committed to not lease the athletic complex to an
outside party for music and/or entertainment. This restriction ha s been included in the
Planned Development zoning (Attachment 3).
Public Address System
The Valley Christian Center has agreed to limit the use of the Public Address (PA)
system at the athletic field to a maximum of 50 days per year. The sound amplific ation
system cannot be used after 8:00 pm on weekdays (Monday - Thursday) and 10:00 pm
on Friday and Saturday nights. Additionally, the PA system at the athletic field shall not
be used on Sundays. These restrictions have been incorporated into the Planned
Development zoning (Attachment 3).
In addition, the Valley Christian Center has agreed to limit the use of the PA system at
the amphitheater to a maximum of 15 days per year. The sound amplification system
cannot be used after 8:00 pm on weekdays (Sund ay - Thursday) and 10:00 pm on
Friday and Saturday evenings. The PA system at the amphitheater shall not be used
before 10:00 am daily. These restrictions have been incorporated into the Planned
Development Zoning (Attachment 3).
The Applicant is also proposing modifications to the design of the PA system to reduce
noise impacts. The original design was a sound system on light standards. The revised
design positions the loudspeakers on stair railings or press box/scorer tables to more
effectively project sound to the individuals in attendance. These modifications have
been incorporated as Condition 18 of the Site Development Review Resolution
(Attachment 4).
Lighting
The Applicant is proposing to use improved LED lighting technology that focuses the
light on the playing field and does not result in any spill-over of stadium lighting off of the
property. The proposed light fixtures will be encased within a box element that directs
the lighting downward and prevents spill-over. Additionally, as required by Mitigation
Measure AES-1, the Applicant is required to submit a detailed photometric analysis prior
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to issuance of a building permit that ensures that there is no spill -over of stadium
lighting. These changes have been incorporated into the Planned Develop ment zoning
(Attachment 3) and as Condition 18 of the Site Development Review Resolution
(Attachment 4).
Amphitheater
The amphitheater shall be limited to a maximum capacity of 450. This change has been
incorporated into the Planned Development zoning (Attachment 3) and as Condition 18
of the Site Development Review Resolution (Attachment 4).
Traffic Mitigation
There is a Mitigation Measure that requires the Valley Christina Center to issue a yearly
letter to students and parents requesting that no trips be made through the adjacent
residential neighborhoods. Additionally, the Applicant proposes to post signs at athletic
events to inform visitors that a left turn onto Inspiration Drive is restricted in order to
eliminate cut-through traffic through the adjacent neighborhoods. The Valley Christian
Staff will also direct traffic after games that have a projected attendance of 250 people
or more.
PLANNING COMMISSION REVIEW:
The Planning Commission held a Public Hearing on August 14, 2018 to review the
proposed project. Six members of the public addressed the Planning Commission. Five
people raised concerns about the potential impacts of the proposed athletic field,
including light, noise and traffic. One member of the public spoke in support of the
project. After reviewing the Staff Report, receiving presentations from Staff and the
Applicant, and receiving public comment, the Planning Commission unanimously
recommended approval of the project (Attachments 11 & 12).
ENVIRONMENTAL REVIEW:
Development on the project site has been previously addressed in the Environmental
Impact Report (EIR) for the Valley Christian Center Expansion Program (State
Clearinghouse No. 200212070). On May 20, 2003, the Dublin City Council adopted
Resolution No. 92-03, certifying an EIR for the Valley Christian Center.
Consistent with CEQA section 21166 and related CEQA Guidelines sections
15162/15163, the City prepared an Initial Study to determine whether additional
environmental review was required for the proposed project. The Initial Study examined
whether there were substantial changes to the proposed development, substantial
changes in circumstances, or new information, any of which would result in new or more
severe significant impacts than analyzed in the prior EIR or if any other CEQA
standards for supplemental environmental review were met. The Initial Study
determined that there were new potentially significant impacts associated with the
project related to aesthetics, biological resources, noise, and transportation/traffic;
therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze
those impacts. The environmental effects of the project are discussed in detail in the
Supplemental Mitigated Negative Declaration for the project.
The project is subject to mitigations identified in the Supplemental Mitigated Negative
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Declaration and the previously adopted EIR, as applicable. The City will monitor the
Applicant’s compliance with mitigation measures as the project is constructed and
operated under the Mitigation Monitoring and Reporting Program adopted in conjunction
with the project approvals.
The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a
public review period from June 12, 2018 to July 12, 2018. The City receive d two
comment letters during the public review period. The City received additional letters
following the close of the comment period. Though not required by CEQA, the City
prepared a response to the comments. The response to comments includes a minor
clarification to one of the mitigation measures, which is reflected in the final Mitigation
Monitoring and Reporting Program.
The Supplemental Mitigated Negative Declaration/Initial Study is included as
Attachment 7, the Mitigation Monitoring and Reporting P rogram is included as
Attachments 8 and the Response to Comments is included as Attachment 9. The
Response to Comments includes a response to comment letters that were received
during the Public Comment Period in addition to letters that were received afte r the
close of the Public Comment Period.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with the City’s policy, the Applicant installed a Planning Application
Notice Sign along the project frontage. The sign includes details about the project and
how to find out more information. Information about the project is also included on the
City’s website.
The Applicant conducted public outreach to the surrounding neighborhoods to discuss
the proposed project. The City has also received comment letters regarding the project,
which are included as Attachment 13.
In accordance with State law, a public hearing notice was published in the East Bay
Times and posted at several locations throughout the City. Notices were mailed to all
property owners and tenants within 300 feet of the project site. Notices were also mailed
to interested parties, which included the agencies and individuals that provided
comments on the project. A copy of the Staff Report has been provided to the Applicant
and posted to the City’s website.
ATTACHMENTS:
1. Planning Commission Staff Report dated August 14, 2018 (without attachments)
2. Valley Christian Center Chronological History
3. Ordinance Amending the Planned Development Zoning District for the Valley
Christian Center
4. Resolution Approving a Site Development Review Permit for the Valley Christian
Center
5. Valley Christian Center Project Plans
6. Resolution Approving a Supplemental Mitigated Negative Declaration for the Valley
Christian Center
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7. Exhibit A to Attachment 6 - Initial Study Supplemental Mitigated Negative Declaration
8. Exhibit B to Attachment 6 - Mitigation Monitoring & Reporting Program
9. Response to Comments January 2019
10. Letter from Guy Houston dated November 16, 2018
11. PC Resolution Nos. 18-18, 18-19 & 18-20
12. Planning Commission Meeting Minutes dated August 14, 2018
13. Public Comment Letters
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ORDINANCE NO. XX – 19
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
APPROVING AN AMENDMENT TO THE EXISTING PLANNED DEVELOPMENT ZONING
FOR THE VALLEY CHRISTIAN CENTER
PLPA 2014-00052
(APN 941-0022-003, 004, 005 & 006)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Applicant, the Valley Christian Center, has requested approval of an amendment to
the existing Planned Development Zoning District, and a Site Development Review Permit to
construct a lighted athletic field with sound amplification , a concession stand/ticket booth and
associated site improvements including a plaza and landscaping. These planning and
implementing actions are collectively known as the “Valley Christian Center project” or the
“Project”; and
B. The project site is approximately 51 acres and is located at 7500 Inspiration Drive in the
westerly portion of Dublin; and
C. In 2003, the City Council approved Planned Development Zoning for the Valley Christian
Center Campus (Ordinance No. 7-03), which serves as a master plan and established future uses
and the location and size of future buildings and expansion of existing buildings. The intent of the
Planned Development Zoning was to provide a plan for future improvements on the site and to
allow phased construction of improvements; and
D. The proposed amendments to the existing Planned Development Zoning include the
addition of a lighted athletic field with sound amplification, establishing a par king standard for the
field, minor adjustment to the western boundary, re-allocating the square feet associated with
other various buildings/uses on the campus and permit the continued use of modular buildings on
the site; and
E. In 2003, the City Council adopted Resolution 92-03 certifying an Environmental Impact
Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the
Valley Christian Center Expansion/Master Plan project; and
F. The City prepared a modified Initial Study to determine whether supplemental
environmental review was required for the currently proposed Valley Christian Center project
under CEQA standards. The Initial Study examined whether there were substantial changes to
the proposed development, substantial changes in circumstances, or new information, any of
which would result in new or more severe significant impacts than analyzed in the prior Valley
Christian Center EIR or whether any other standards for supplemental environmental review were
met; and
G. Upon completion of the Initial Study it was determined that there were new potentially
significant impacts associated with the project related to aesthetics, biological resources, noise,
and transportation/traffic; therefore, a Supplemental Mitigated Negative Declaration was prepared
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to analyze those impacts and included mitigation measures to reduce the impacts to less than
significant; and
H. The Supplemental Mitigated Negative Declaration/Initial Study was ci rculated for public
review from June 12, 2018 to July 12, 2018. The City of Dublin received two comment letters
during the public review period and five additional comment letters after the public review period
closed; and
I. Following a public hearing on August 14, 2018, the Planning Commission adopted
Resolution 18-18 recommending that the City Council adopt the Supplemental Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program for the project, which resolution is
incorporated herein by reference and available for review at City Hall during n ormal business
hours; and
J. Following a public hearing on August 14, 2018, the Planning Commission adopted
Resolution 18-19, recommending that the City Council approve the amendment to the existing
Planned Development Zoning District, which resolution is incorporated herein by reference and
available for review at City Hall during normal business hours; and
K. A Staff Report, dated September 4, 2018, October 2, 2018 and February 5, 2019, and
incorporated herein by reference, described and analyzed the project, including the Supplemental
Mitigated Negative Declaration and the amendment to the Planned Development Zoning District
for the City Council; and
L. On September 4, 2018, the City Council was scheduled to hold a properly noticed public
hearing on the project and the Amendment to the Planned Development Zoning for the Valley
Christian Center and upon a request by the Applicant, continued the item to October 2, 2018; and
M. On October 2, 2018, the City Council was scheduled to hold a properly noticed public
hearing on the project and the Amendment to the Planned Development Zoning for the Valley
Christian Center and upon a request by the Applicant, continued the item to a date uncertain; and
N. On February 5, 2019, the City Council held a properly noticed public hearing on the project,
including the proposed amendment to the Planned Development Zoning District, at which time all
interested parties had the opportunity to be heard; and
O. The City Council adopted Resolution xx-19 adopting the Supplemental Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program for the project; and
P. The City Council considered the Supplemental Mitigated Negative Declaration and related
prior CEQA documents and all above referenced reports, recommendations, and testimony prior
to taking action on the project.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Valley Christian Center project meets the purpose and intent of Chapter 8.32 in that it
continues to provide a comprehensive master plan that creates a desirable use of land that
is sensitive to surrounding land uses by virtue of the layout and design of the site plan.
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2. Development of the Valley Christian project under the amended PD-Planned Development
zoning will be harmonious and compatible with existing and future development in the
surrounding area in that the site provides facilities that will be used to support the school’s
academic and sports programs. As conditioned, the school facilities will be operated in a
manner as to reduce impacts on the surrounding neighborhood.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The amended PD-Planned Development zoning for the Valley Christian Center project will
be harmonious and compatible with existing and potential development in the surrounding
area in that the proposed site plan has taken into account sensitive adjacencies and will
provide facilities to support the existing school. The proposed site plan has taken into
account a land use type and density that is compatible with the adjacent areas and
densities.
2. The project site is physically suitable for the type and intensity of the amended zoning
district being proposed in that the project site is relatively flat with improved public streets
and utilities. The project site conditions are documented in the Supplemental Mitigated
Negative Declaration/Initial Study and prior certified Environmental Impact Report (EIR),
and the project will implement all adopted mitigation measures, as applicable. There are
no site conditions that were identified in the Supplemental Mitigated Negative
Declaration/Initial Study that will present an impediment to development of the site for the
proposed campus development.
3. The amended PD-Planned Development zoning 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 in that the project will comply with all applicable development regulations
and standards and will implement all adopted mitigation measures, as applicable. The
project uses are compatible with surrounding uses.
4. The amended PD-Planned Development zoning is consistent with and in conformance with
the Dublin General Plan, in that the existing church and school is consistent with the
existing Public/Semi-Public land use designations for the site.
SECTION 3. AMENDMENTS TO THE EXISTING STAGE 1 & STAGE 2 DEVELOPMENT PLAN
1. Statement of proposed uses: Parcel 1. PD – Community Facility
The following uses are added as a permitted use for Parcel 1. PD – Community Facility
• Athletic field with lights and sound amplification.
• Amphitheater with sound amplification. The amphitheater is limited to a maximum capacity
of 450.
• Facilities to support the athletic field, including but not limited to bleachers with a maximum
of 600 seats, an 8 lane running track, a ticket booth and concession stand. These facilities
shall not be used for music/entertainment events by non -Valley Christian organizations.
• One on-site residential caretaker unit to be occupied by a Valley Christian Center staff
member.
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• Two modular buildings to be used as temporary classrooms (totaling up to 3,500 square
feet). The modular buildings shall be removed from the site upon occupancy of the
permanent structures
• 5,000 square-foot modular building to be used as an administrative office until such time
as the present administrative office building is expanded.
2. Statement of proposed uses: Parcel 1-A
The following uses are added as a permitted use for Parcel 1-A. PD – Community Facility
• Sports facilities, including but not limited to baseball diamond and basketball court (without
night game illumination and without public announcement system).
• Facilities to support the sports facilities, including but not limited to dugouts, bleachers,
ticket booth and concession stand.
• Storage buildings/containers.
3. Site area, proposed densities, size and new area, Phasing Plan (Parcel 1 & 1-A)
The square feet associated with the buildings/uses on campus are amended to read as follows
(refer to the Site Plan for the general location of these facilities):
Development of the project site may occur in phases over time provided that adequate parking is
provided to support the development using shared parking. Modifications to the proposed size of
individual buildings may be approved by the Community Development Director. Letters and
numbers shown in the table above do not imply sequence of timing or phasing.
The remaining improvements are envisioned to be constructed in 4 phases as shown below and
on the Site Plan. The location, size and configuration of buildings and improvements is conceptual
in nature and may be adjusted.
*NOTE: A2 Building shall be limited to 1-story and relocated to the western area of the parking lot near the sanctuary
building.
Building Land Use Building Size
A Sanctuary 47,400 SF
A1 Pre-School/Day Care/Fellowship/Administration 30,600 SF
A2* Fellowship/Sanctuary/Administration 7,400 SF
D, 2 Pre-School/Daycare 22,300 SF
3 Junior/Senior High School 10,725 SF
4 Junior/Senior High School 32,600 SF
5 Elementary School 52,500 SF
B Junior & Senior High School/Administration/Sports 52,075 SF
C Sports Support Facilities/School building 15,000 SF
E Senior Center/Counseling/Club/Activity Center/Caretaker unit 30,000 SF
F Church/School Assembly 6,000 SF
Total 306,600 SF
5
Phase 1: Improvements as shown in the Phase 1 Site Plan and generally described below
Phase 1 improvements include the following:
• New athletic field & support facilities
• New Central plaza & site improvmements
• New caretaker unit
Anticipated New building area (gross square feet):
• C1 & C2 support facilities: 2,500 SF
• Caretaker unit E-1: 1,000 SF
Total: 3,500 SF
Phase 1 Site Plan
Phase 2: Improvements as shown in the Phase 2 Site Plan and generally described below
Phase 2 improvements include the following:
• Demolition of temporary office and classrooms
• New Building C
• Building A1 build-out
• Building 2, D build-out
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Anticipated New building area (gross square feet):
• Building C: 12,500 SF
• A1: : 16,200 SF
• D,2: 12,300 SF
Total: 41,000 SF
Phase 2 Site Plan
Phase 3: Improvements as shown in the Phase 3 Site Plan and generally described below
Phase 3 improvements include the following:
• West site access & parking adjacent to new Building B
• Site improvements and new play areas, including a baseball diamond
• New Building B
• Removal of temporary storage containers
• New storage B1
Anticipated New building area (gross square feet):
• Building B – south: 28,200 SF
• Storage B1: 1,000 SF
Total: 29,200 SF
7
Phase 3 Site Plan
Phase 4: Improvements as shown in the Phase 4 Site Plan and generally described below
Phase 4 improvements include the following:
• Building A build-out
• New Building A2
• New Building E and parking
• New Building B & site improvements
Anticipated New building area (gross square feet):
• Building A: 31,700 SF
• Building A2*: 7,400 SF
• Building E: 29,000 SF
• Building B: 22,875 SF
• Building F: 6,000 SF
Total: 96,975 SF
*NOTE: A2 Building shall be limited to 1-story and relocated to the western area of the parking lot near the
sanctuary building.
West site access & parking
8
Phase 4 Site Plan
4. Parking/Traffic Standards:
The following parking standards are added to apply to Parcel 1:
• The parking requirement for the athletic field is 0.46 spaces per seat.
• No other events, including but not limited to class sessions, school events or religions
activities are permitted on the campus at the sa me time that a football game is held on
campus. Other events may occur at the same time that the athletic field is in use for
practices, soccer games, track meets as long as the required parking does not exceed the
provided parking.
• As required by Mitigation Measure TRA-2, prior to the issuance of a building permit for the
athletic field, the Applicant shall retain a California-registered Traffic Engineer to prepare a
Parking Management Plan for the operation of football games and other large activities
(such as graduations) held at the proposed athletic field . The Parking Management Plan
shall include measures to manage traffic that would cut through the neighborhood. The
Parking Management Plan is subject to review and approval by the Community
Development Director and the Public Works Director and shall be reviewed by the City
periodically at the City’s discretion.
• The Valley Christian Center shall post signs at athletic events to inform visitors that a left
turn onto Inspiration Drive is restricted in order to eliminate cut through traffic through
adjacent neighborhoods.
9
• Valley Christian Center Staff shall direct traffic after games and at other large events that
have a projected attendance of 250 people or more.
• Varsity football games and other large activities are prohibited from occurring on the
athletic field during peak traffic hours (4:00 pm to 6:00 pm).
5. Amended Site Plan
The site plan is amended as shown below:
10
6. Amended Landscape Plan
The landscape plan is amended for a portion of Parcel 1 as shown below:
7. Development Standards for Lights/Public Address System
• The amplification system at the athletic field shall not exceed 75dBA Lmax at a distance of
50 feet from each speaker (Mitigation Measure NOISE-1 from the Supplemental Mitigated
Negative Declaration/Initial Study, June 2018).
• The speakers for the athletic field shall be mounted on stair railings or press box/scorer
tables and directed towards the bleachers.
• The lights and sound amplification at the athletic field shall not be used after 8:00 pm on
Monday through Thursday and after 10:00 pm on Friday and Saturday evenings. The lights
and sound amplification shall not be used on Sundays. Amplified sound is permitted during
the day for other sporting events including football games, soccer games and track meets.
• The Public Address system at the athletic field shall be used a maximum of 50 times per
year.
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• The amplification system at the outdoor amphitheater shall not exceed 75 dBA at a
distance of 50 feet from each speaker (Mitigation Measure NOISE-1 from the Supplemental
Mitigated Negative Declaration/Initial Study, June 2018).
• Amplified sound is allowed at the amphitheater for theatrical plays and lectures. Use of
sound amplification at the amphitheater shall not commence before 10:00 am daily, and
shall conclude by 8:00 pm on Sunday through Thursday and 10:00 pm on Friday and
Saturday evenings.
• The Public Address system at the amphitheater shall be used a maximum of 15 times per
year.
• Athletic field lights shall use LED or similar energy efficient technology with similar
directional light capabilities. All lights fixtures shall be encased within a box element that
directs the lighting downward to prevent light spill-over. Athletic field light levels shall be 0
foot candle at shared property lines with residential uses.
SECTION 4. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 5. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _________ day
of _____________ 2019, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
1
Amy Million
From:Chris Foss
Sent:Tuesday, February 12, 2019 7:11 PM
To:Jeff Baker; Amy Million
Subject:Fwd: VCC's Stadium Expansion Raises Significant Concerns
FYI
Sent from my iPhone
Begin forwarded message:
From: Melissa Hernandez <Melissa.Hernandez@dublin.ca.gov>
Date: February 12, 2019 at 6:22:01 PM PST
To: Chris Foss <Chris.Foss@dublin.ca.gov>
Subject: Fwd: VCC's Stadium Expansion Raises Significant Concerns
Begin forwarded message:
From: jeanne <jsmith6455@aol.com>
Date: February 12, 2019 at 6:19:01 PM PST
To: " council@dublin.ca.gov" < council@dublin.ca.gov>
Cc: "rsmith0208@aol.com" <rsmith0208@aol.com>, jeanne <jsmith6455@aol.com>
Subject: VCC's Stadium Expansion Raises Significant Concerns
Dublin City Council Members:
As longstanding residents of and small business owners in Dublin (almost 30 years), we
request that you vote NO on the pending VCC Stadium Expansion Project for the
following reasons:
1. Safety, traffic, noise, and lighting impacts to our quiet surrounding
neighborhoods.
2. WDA mitigation discussions with VCC are not finalized; no final agreed measures
are determined.
3. Only when there are final mutually agreed upon mitigation measures between
VCC, WDA, and the City should those measures be rewritten, in legally binding
terms and conditions, into the City’s Mitigated Negative Declarations (MNDs)
and should the City Council then take a vote.
4. VCC has stated that the pending stadium expansion will most likely not take
place for another 5‐10 years when they will break ground. If this is the case,
why do they insist that a vote be made NOW?
5. The City and VCC should allow sufficient time for the mitigation discussions to
be completed between VCC and WDA with the intent to reach mutually agreed
upon measures that will enable concerned Dublin residents to be in a position
to support VCC’s stadium expansion project.
In advance, we thank you for your time and consideration.
2
Regards, Robert and Jeanne Smith
7085 Inclined Place
Sent from Mail for Windows 10