HomeMy WebLinkAboutItem 6.2 VCC Exp & Mstr Plan CITY CLERK
File # 600-60
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 20, 2003
SUBJECT: PUBLIC HEARING: PA 00-017 Valley Christian Center Expansion &
Master Plan - Planned Development Rezoning Stage 1 & 2 Development Plan,
and Environmental Impact Report
(Report Prepared by: Janet Harbin, Senior Planner) ~
ATTACHMENTS: 1. Resolution certifying the Valley Christian Center Expansion Final
Environmental Impact Report (with the following Exhibits attached:
Exhibit A, CEQA mitigation findings; Exhibit B, Mitigation Monitoring
Program, as amended)
2. Resolution Making Findings Related to the Planned Development (PD)
Rezoning and Related Stage 1 and 2 Development Plan
3. Ordinance adopting a Planned Development (PD) Stage 1 & 2 Rezoning
(with the following Exhibits attached: Exhibit A-l, Rezoning Exhibit;
and, Exhibit A-2, Stage 1 & 2 Development Plan)
4. Planning Commission Resolution Approving Tentative Parcel Map
5. Planning Commission Resolution Approving a Conditional Use Permit
and Site Development Review
6. Planning Commission Staff report and minutes from April 22, 2003
7. Applicant's Statement
8. Draft Environmental Impact Report (previously received by the City
Council)
9. Final Environmental Impact Report containing Responses to Comments,
with proposed revision incorporated (attached)
10. Proposed General Plan Amendment Map
RECOMMENDATION: 1. Hear Staff Presentation
2. Open Public Hearing
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
t?~,~~ 6. Deliberate
7. Adopt Resolution (Attachment 1) certifying the Final Environmental
Impact Report
8. AdOpt Resolution (Attachment 2) Making Findings Related to the
Planned Development (PD) Rezoning and Related Stage 1 and 2
Development Plan
COPIES TO: The Applicant/Owner
Applicant's Consultant
PA file
6.2
9. Waive the Reading and Introduce Ordinance adopting a Planned
Development (PD) Stage 1 & 2 Rezoning (Attachment 3, with the
following Exhibits attached: Exhibit A-1, Rezoning Exhibit; and,
Exhibit A-2, Stage 1 & 2 Development Plan), or
10. Provide additional direction to the Staff on Project
PROJECT DESCRIPTION:
The proposed project area is located within the westerly portion of Dublin and contains approximately 50
acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard and west of the terminus of
Betlan Drive at 7500 Inspiration Drive in the western hillside area. The project site is located on a large
knoll within the west hillside area which overlooks central Dublin to the west and portions of Pleasanton
to the south. The site is characterized by steeply sloping hillsides facing Dublin Boulevard and the 1-580
freeway and properties to the east. Existing topographic elevations range from a low of approximately 550
feet above sea level to a height of approximately 830 feet at the top of a small knoll at the very northerly
portion of the site.
The project site was previously graded to create the roadbed for Inspiration Drive that provides access to
existing improvements for the religious facility and school on the site. Grading has also occurred to
accommodate existing buildings, parking areas and outdoor playfields. Other portions of the site,
including the hillside that forms the easterly boundary of the site, a small knoll on the north side of the
site and portions of the southwest portion of the site, remain in a natural, ungraded condition.
Existing Facilities and Surrounding Land Use
Existing buildings on the Valley Christian Center site total 118,300 square feet. At the present time, the
following buildings and facilities are located on the Valley Christian Center site:
· Sanctuary/Fellowship Hall building (including pre-school/day care uses) with 550 sanctuary seats
(14,400 square feet);
· Pre-school building serving 100 students (10,000 square feet);
· Junior/Senior high school serving 450 students (one building of 8,800 square feet, one building of
32,600 square feet);
· Elementary School serving 750 students (52,500 square feet)
The site also contains 510 surface parking spaces, a turfed sports playfield and an asphalt play area that
also serves as an overflow parking lot. With the expanded square footage, the facilities are projected to be
a total of 305,300 square feet in size.
Valley Christian Center was approved under a Conditional Use Permit granted by Alameda County in
1978, prior to the incorporation of the area by Dublin in 1982 (source: City of Dublin Planning
Commission staff report 8/11/98). Subsequent approvals were granted on the site by the City, the most
notable being approval of the elementary school in 1994. The City approved a playfield expansion as a
Site Development Review in 1995. In 1998, the City granted Site Development Review approval to
locate two temporary modular units for classrooms on the property. Under the conditions of the Site
Development Review, the use of the modular units was to terminate in September 2003. Additionally, in
approving the Site Development Review for the temporary modular units, a condition requiring the
Applicant to submit a Master Plan for further expansion of the facility was included in the approval.
The General Plan land use designation of the site is Public/Semi-Public Facility. The property is currently
zoned A Agricultural Zoning District which allows Public/Semi-Public uses and facilities. Land uses
surrounding the site include Dublin Boulevard and the 1-580 freeway to the south, and townhouses and
open spaces immediately west of the site and also a recent subdivision fronting on Dublin Boulevard. A
10w-density single-family residential neighborhood has been developed north of the site, with a small
ridge separating the Valley Christian Center from the neighborhood. Single-family residences in the
Hansen Ranch development have also been constructed east of the project site and are separated from the
majority of buildings and uses on the project site by a relatively steep downslope. To the west, an attached
townhouse project has been developed (California Highlands) at a Medium-High Residential density of
14.1-25 dwelling units per acre.
The proposed project includes approval of a Master Plan development program consisting of: a Planned
Development Rezoning and Development Plan (Stage 1 and 2) for the expansion of several buildings; a
General Plan Amendment for 1.4 acres for future development of multi-family housing (to be heard as a
separate agenda item); and, an Environmental Impact Report (EIR) for the Valley Christian Center
project. The requested land use entitlements are discussed further in the Analysis section of this report.
The requested entitlements would allow the expansion of the existing 118,300 square foot religious
facility and school on the site by 187,000 square feet, as follows:
· Expansion of existing sanctuary (increasing the seating capacity to 2,000), pre-school, fellowship
hall and administration building (anticipated to be 3 story construction) to include 90,000
additional square feet;
· Construction of an additional 1,000 square feet to another pre-school facility (2 stories);
· Construction of a 45,000 square foot junior and senior high school administration building (3
stories);
· Construction of a new 15,000 square foot sports building (2 stories);
· of a new 30,000 square foot senior activity center (2 stories);
· Construction of a new 6,000 square foot chapel building (2 stories);
· New parking areas to be constructed along the west side of Inspiration Drive near existing parking
areas to accommodate the expanded buildings;
· Potential future development of 22 multi-family dwelling units on the northwest coruer of Dublin
Boulevard and Inspiration Drive.
With the exception of the chapel, which would be sited on the easterly portion of the site, and the senior
center adjacent to Inspiration Drive, the new and expanded uses described above would be constructed
adjacent to existing uses and buildings on the project site. The proposed development plan (Exhibit A-2 of
Attachment 3) is intended to describe the ultimate development configuration on the site. The precise
location and design of individual buildings are subject to additional review by the City of Dublin through
furore Site Development Review (SDR) applications; however, the City will require that the maximum
amount of development as identified in the plan and analyzed in the project EIR will not be exceeded.
Planning Commission Action
On April 22, 2003, the Planning Commission considered the project and adopted resolutions
recommending to the City Council the certification of the Final Environmental Impact Report (4-0-1);
and, approval of the General Plan Amendment (3-1-1), with Cm. King voting against the amendment.
The Planning Commission also recommended the resolution to the City Council for the Planned
Development (PD) Stage 1 and 2 Rezoning and Development Plan (3-1-1), with Cm. King voting against
the rezoning, at that time (see Planning Commission minutes and Staff report in Attachment 6).
Additionally, the Planning Commission approved a Conditional Use Permit and Site Development
Review for the modular units and the proposed electronic readerboard (4-0-1), and a Tentative Parcel Map
for the project (3-0-1), with Cm. King abstaining. Site Development Review approval will be required for
each building to be constructed in the future.
The conditions of approval for the Conditional Use Permit/Site Development Review (Attactunent 5) and
the Tentative Parcel Map (Attachment 4) stated that the Planning Commission action would not be valid
until the Planned Development (PD) Stage 1 and 2 Rezoning and Development Plan are approved by the
City Council.
Several residents of the surrounding residential neighborhoods attended the Planning Commission hearing
and spoke on the project (see Planning Commission minutes in Attachment 6). Many residents voiced
their opposition to the project due to traffic related concerns, the size of the proposed expansion, and the
proposed residential units. Several residents of the area and parishioners also spoke at the hearing in
favor of the project, as it would provide a necessary facility, school and activity center for the community.
ANALYSIS:
Proposed Development and Expansion Program
Activities envisioned within the expanded campus include church worship services (presently occurring at
9 a.m. and 10:45 a.m. on Sundays), weddings, funerals, group activities, concerts, conferences, child day
care and pre-school, adult day care, private educational activities, K-12, music school and bible school),
book and media sales, indoor and outdoor sports activities, and senior services and activities. Temporary
uses, including but not limited to crafts fairs, Christmas tree sales, school carnivals, fireworks sales and
similar uses would also occur. Many of these activities are presently on-going and would be expanded
under this development proposal.
In order to accommodate the increase in activities and attendance at the church and on campus, new
buildings or the expansion of existing buildings are necessary. The new buildings to be constructed
consist of a 45,000 square foot junior and senior high school administration building; a 15,000 square foot
sports building; a 30,000 square foot senior activity center; and, a 6,000 square foot chapel building
Therefore, the Applicant has submitted a complete expansion plan for the facility to develop over several
years, as shown in the Development Plan (Exhibit A-2 of Attachment 3). The buildings to be expanded
due to the existing church and school population, plus the anticipated growth over the next several years
are the existing sanctuary (increasing the seating capacity to 2,000); pre-school; fellowship hall;
administration building to include 90,000 additional square feet; and, another pre-school facility to
include an additional 1,000 square feet.
Under the proposed expansion, the number of people at the site would increase for various activities as
follows:
Existing and Proposed Facility Populations
Activity Existing Proposed (build out)
Worship Services 550 2,000
Pre-school 100 No change
Elementary School (K-6) 750 No change
Junior/Senior High (7-12) 450 650
Church Administration Staff 25 35
School Staff 145 155
Source: Project Applicant
No new worship service days or times are proposed from the existing schedule of two Sunday morning
services.
To facilitate the various phases of the planned expansion, Valley Christian Center is requesting approval
of a General Plan Amendment and a Stage 1 and 2 Planned Development rezoning and Development
Plan, and certification of the associated Environmental Impact Report. The Planning Commission
approved a Conditional Use Permit and Site Development Review, and a Tentative Parcel Map for the
modular units and the electronic readerboard at a public hearing on April 22, 2003. These entitlements
are discussed in detail below.
GENERAL PLAN AMENDMENT
In conjunction with the Planned Development Rezoning and Development Plan approval, the Applicant
has requested a General Plan Amendment for approximately 1.4 acres of the site located at the northwest
comer of Dublin Boulevard and Inspiration Drive to accommodate the proposed residential component of
the proposed project (see map, Attachment 10). As the City Council may only take action to amend the
General Plan four times a year, the Eden Housing Senior Project General Plan Amendment, also on this
agenda, must be acted on by the City Council at the same time as the amendment for the Valley Christian
Center. The resolution for the General Plan Amendment for both projects, with the project description,
necessary findings, and map of the amendment area, is contained in the agenda report specifically
addressing this issue. As the Applicant's proposal meets the intent of the goals, objectives and
implementing policies of the General Plan, the Planning Commission has recommended the General Plan
Amendment to the City Council for approval. A brief summary of the amendment request is contained
below.
The existing General Plan land use designation for this portion of the site is Public/Semi-Public Facility,
which allows limited residential uses with approval of a PD-Planned Development rezoning. The
proposed land use designation is Medium-High Density Residential to permit residential development
within a range of 14.1 to 25 dwelling units per acre. No specific design has yet been proposed for the
residential component of the project. At the time that a Planned Development Stage 2 Development Plan
for a residential project is submitted for the 1.4 acre site, the Planning Commission and City Council will
review the specific design of the development.
STAGE 1 AND STAGE 2 PD-PLANNED DEVELOPMENT REZONING
The Applicant has requested both a Stage 1 and Stage 2 PD-Planned Development to rezone the site from
the existing A-Agricultural zoning district. This rezoning is being pursued under the "Planned
Development" Zoning District of the Dublin Zoning Ordinance (Chapter 8.32). The purpose of the
Planned Development zoning district is to create a more desirable use of the land and a more coordinated
development than would otherwise be possible under a single zoning district. A Planned Development
rezoning and Stage 1 and 2 Development Plan (Attachment 3) is proposed to establish regulations for the
use, development, improvement, and maintenance of the property as required by Chapter 8.32 of the
Dublin Zoning Ordinance. The required findings for approval of the Planned Development rezoning are
contained in the resolution in Attachment 2 and requires approval by the City Council based on a
recommendation from the Planning Commission.
Exhibit A-1 of Attachment 3, the Ordinance adopting the Planned Development rezoning, establishes the
proposed Planned Development (PD) zoning for the property or regulations for the rezoning (including
permitted and conditional uses and development regulations). The Development Plan is shown in Exhibit
A-2 of Attachment 3. The Stage 1 and 2 Planned Development Rezoning and Development Plan,
required by the Planned Development zoning regulations, depicts the comprehensive development
concept for the site and the project plans, including the proposed site, architectural, landscape and other
plans.
The Zoning Ordinance differentiates between a Stage 1 PD and a Stage 2 PD in that the information
required for a Stage 1 Planned Development rezoning is more general than the information required for a
Stage 2 Planned Development action. A Stage 1 Planned Development application requires basic
information about proposed land uses.and densities, maximum amount of development proposed, a
phasing plan, a master landscape plan and statements requiring consistency with the General Plan and any
applicable Specific Plan.
Stage 2 Planned Development rezoning requests must be accompanied by all of the Stage 1 information
plus development regulations, architectural standards and other more detailed information. Under the
Zoning Ordinance, a Planned Development must receive both Stage 1 and Stage 2 approvals. These can
be done simultaneously or sequentially. For the expansion of the facilities at the Valley Christian Center,
the Applicants have requested both Stage 1 and Stage 2 Planned Development approvals for the 37 acres
located in the approximate center of the site shown as Parcel 1 on Exhibit A-2 of Attachment 3.
A Stage 1 Planned Development approval has also been requested for the 1.4 acres proposed residential
portion of the site (Parcel 2), and the 12.3 acres of the site located on the east side of Inspiration Drive
(Parcel 3). However, no development is proposed at this time for Parcel 3, and the residential
development is conceptual at this time. At the Planning Commission meeting, the Applicant agreed to
formalize its agreement with the adjacent neighbors not to develop a portion of Parcel 3, as shown on
Exhibit A-2 of Attachment 3, by establishing a Conservation or Open Space Easement. The Applicant's
agreement was incorporated into the conditions of approval for the tentative parcel map. If actual
development of Parcels 2 and 3 is proposed in the future, subsequent Stage 2 Planned Development
rezonings must be approved prior to any future construction in these areas.
Planned Development Rezoning/Master Plan
Following approval of a Planned Development rezoning, Site Development Review is required for the
project to address the layout of structures on the site, architectural design of new structures and for
exterior design changes such as the expansion of buildings under Section 8.104.030 of the Zoning
Ordinance. Assuming the City approves the rezoning request, all new buildings will be subject to Site
Development Review (SDR) approvals by the Director of Community Development. A condition is
included in the Resolution for the Tentative Parcel Map (Attachment 4) approved by the Planning
Commission to require this level of review. Specific site plans, building elevations and design, parking
and access configurations, detailed landscaping and similar detailed project information will be addressed
at that stage of project review and should reflect the standards established by the Development Plan for
the project conceptual development plan approved with the Stage 1 PD rezoning.
Site Access And ParMng
Primary vehicular access to' the project area would continue to be provided from Dublin Boulevard to
Inspiration Drive. Three existing driveways along the west side of Inspiration Drive would continue to be
used. Secondary site accesses would also continue to be provided north of the site, along Inspiration
Circle to Bay Laurel Street which connects to Silvergate Drive, and ultimately to Dublin Boulevard and
San Ramon Road
A total of 540 surface parking spaces presently exist on the site, located on the west side of Inspiration
Drive along the site frontage. Overflow parking has been provided on the asphalt play area on the west
side of the site during special events at the facility. An additional 230 surface parking spaces are
proposed to be on the site in close proximity to existing parking areas, bringing the total number of on-site
parking spaces to 860. The parking stalls would be a mix of full size parking spaces, compact spaces and
handicap-accessible spaces.
The parking analysis for the project was included in the Transportation and Circulation section of the
project EIR. Using City ordinance standards for parking ratios identified with each use and activity at
various times at the site, the analysis determined that 667 parking spaces would be needed to meet the
peak parking demand on the site during worship services. Based on that analysis, the peak 667 parking
space demand for worship services could be met by the 860 spaces available on the site. Therefore,
adequate on-site parking would be provided to meet parking demand for the various land uses and
activities proposed for the project, and no additional parking impacts are associated with the proposal.
Landscaping
A Master Landscape Plan has been prepared as part of the application and is included in the Project Plans,
Exhibit A-2 of Attachment 3. Under this plan, existing landscaping would remain and be enhanced with
the development. New plantings of California Live Oak and redwood trees would be included along the
east property line to screen the site from areas to the east. Similar buffer plantings would be located on the
north side of the site, east of Inspiration Drive. New landscaping would also be installed adjacent to the
proposed chapel building, the senior activity building, within the proposed parking area, and adjacent to
other proposed buildings on the site. The landscaping will conform to the City of Dublin standards for
landscaping and streetscapes, and incorporate the use of native plants and shrubs. A Final Landscape Plan
will be required to be submittal prior to issuance of building permits.
Grading and Utilities
The siting and design of on-site improvements has been carefully planned to accommodate the expanded
building areas, and to also complement the existing site topography; minimize grading; ensure that the
development does not obscure or extend above the ridgeline; and avoid the small knolls and slopes on the
site, consistent with the policies of the General Plan and the City's grading standards.
The project site has been previously graded to accommodate existing structures and uses, as well as
Inspiration Drive. According to the Applicant, only minor amounts of grading would be needed as part of
the proposed development program to install modular units, expand existing buildings, install parking lot
areas, and construct the proposed chapel and senior center. Some grading would also be needed for the
proposed housing units on the northwest comer of Dublin Boulevard and Inspiration Drive. The exact
amount is unknown at this time, and the preliminary grading plan for this area will be further refined
when an actual proposal for residential development is submitted.
Existing buildings and uses are served by water, sewer, natural gas and electrical power services.
Additional connections may be needed to supply increased quantities of water and sewage generation by
the increase in developed area on the site; however, capacity is available to meet the needs of the
development.
Inclusionary Housing Requirements
In accordance with the Inclusionary Zoning Regulations, the Applicant will be required to provide 12.5%
of all housing to be affordable to those of very low, low and moderate incomes. The applicant proposes
to construct 7.5% and to pay an in-lieu fee of 5%. The City Council must approve payment of in lieu fees
[Section 8.68.040 of the Inclusionary Zoning Regulations]. The applicant will be subject to any revisions
to the Inclusionary Zoning Regulations in effect at the time of approval of the residential component.
Based on the number of units proposed to be built at this time and the current Inclusionary Zoning
Regulations, the Applicant will be required to build approximately 3 units to fulfill the requirements' of
the Inclusionary Zoning Regulations.
As the Applicant's proposal meets the intent of the Planned Development (PD) Zoning District of the
Dublin Zoning Ordinance (Chapter 8.32), the Planning Commission has recommended the rezoning of the
property to the City Council. The rezoning will not be effective until the General Plan Amendment is
approved by the City Council.
RELATED ENTITLEMENTS APPROVED BY THE PLANNING COMMISSION
The following entitlements require no further action on the part of the City Council, as final approval was
received and under the purview of the Planning Commission. The discussion contained in this section is
informational as it is important to the Valley Christian Center's overall Master Plan for their property.
Tentative Parcel Map
With submittal of the project, the Applicant submitted a request to subdivide the 50.7-acre site into three
smaller parcels as shown on the Tentative Parcel Map, Exhibit A of Attachment 4. Tentative Parcel Maps
are subject to approval by the Planning Commission. The Planning Commission approved the resolution
in Attachment 4, containing the map exhibit and the conditions of approval for this action, on April 22,
2003. The Planning Commission action is subject to the condition that this approval will be effective only
when the PD rezoning and the general plan amendment become effective with the City Council's
approval (see Resolution in Attachment 4).
Conditional Use Permit And Site Development Review
Temporary Modular Units
The Planning Commission also approved a Conditional Use Permit and Site Development Review on
April 22, 2003 as part of the entitlements for the Valley Christian Center project (see Resolution in
Attachment 5). The Valley Christian Center is proposing to construct two additional temporary 5,000
square foot modular buildings for use as administrative offices until the new permanent administrative
offices are constructed. These buildings are used as classrooms during school operating hours (7:30 a.m.
to 3:30 p.m.), and will be replaced with a permanent structure when Building B is constructed. A
Conditional Use Permit and Site Development Review are required for the modular buildings in an
agriculturally zoned area under the Zoning Ordinance, Sections 8.40.030 (Accessory Uses) and 8.104.030
(Projects Subject to Site Development Review). These same requirements are included in the PD
regulations.
The Site Development Review approval for the two existing modular units expires in September 2003, as
Valley Christian Center had anticipated that their subsequent Master Plan for the facility would be
approved and construction tmderway well before that date. However, with the need for an Environmental
Impact Report to be completed for the overall development plan for the church and school facilities,
processing of the plan has taken longer than originally anticipated. Valley Christian Center requested an
extension to that time period for the classroom units. A condition of approval was included in
Attachment 5 to allow a five-year extension for the use of the modular classroom buildings, and also for
the two new modular buildings to be used as the administrative offices. This condition has also been
added as a special provision to the Planned Development (PD) Rezoning in Attachment 3.
The Conditional Use Permit and Site Development Review for this project are related also to the Planned
Development (PD) rezoning and the General Plan Amendment requests. Because the rezoning and
general plan amendment must be approved by the Council and do not become effective until 30 days
following the adoption of the rezoning ordinance and 30 days following approval of the resolution
approving the general plan amendment, the Planning Commission approved the Conditional Use Permit
and Site Development Review subject to the condition that the approval will be effective only when the
rezoning and general plan amendment become effective following City Council approval (see Resolution
in Attachment 5, Condition of Approval #11).
ENVIRONMENTAL REVIEW:
To comply with the requirements of the California Environmental Quality Act (CEQA), the City prepared
a Notice of Preparation dated January 18, 2002, and circulated a Draft Environmental Impact Report
(EIR) on the Valley Christian Master Plan project (see Attachment 8). It was assigned the State
Clearinghouse number (SCH) 2002012070, and the public review period was from October 21 and
December 6, 2002. City staff extended the review period for an additional seven (7) days for the benefit of
surrounding residents who requested additional review time.
The Final EIR must be certified by the City Council with approval of the project. The Resolution
recommending City Council certify the document is contained in Attachment 1, including the findings
which the City Council must make when certifying an EIR (Exhibit A of the Resolution). Exhibit B of
the Resolution contains the Mitigation Monitoring Program for the project, listing the potentially
significant impacts of the project and the mitigation measures to reduce the impacts to a less-than-
significant level. The Final EIR has been revised to include more specific mitigation for the adverse
impacts to the adjacent neighborhood from illegal left-tums from the Valley Christian Center parking lot
driveways, as discussed under the Traffic Issues subsection below. Additionally, the Mitigation
Monitoring Program in Exhibit B of the related Resolution has been amended to reflect this change.
The Draft EIR reviewed the following topics: Aesthetics and Light and Glare, Air Quality, Transportation
and Circulation, Biological Resources, Cultural Resources, Geology and Soils, Water and Hydrology,
Land Use, Noise, Population and Housing, Utilities and Public Services and Parks and Recreation. As
required by CEQA, the DEIR also analyzed three alternatives for the project site: a "No Project"
alternative, a Housing Development Alternative and an Alternative Site Plan configuration.
The EIR concludes that with adherence to mitigation measures identified in the EIR, there will be no
significant unmitigated impacts associated with the approval of the General Plan Amendment, Planned
Development Rezoning [including the Development Plan (Master Plan)], Tentative Parcel Map, SDR and
CUP, and the ultimate development of the project.
Several written comments were received from residents in the area during the public review period for the
Draft EIR. The Draft EIR, comments, written responses to comments and the related revisions to the
Draft EIR constitute the Final EIR for the project (Attachments 8 and 9). A copy of this report has been
provided to those who commented on the Draft EIR. The following is a brief discussion of the pertinent
issues of concern to residents of the surrounding area:
Traffic Issues
Dublin Boulevard/Silvergate Avenue and Dublin BOulevard/Inspiration Drive Intersections
Traffic from the expansion project has been expressed as a concern by several residents in the area.
Comments from some of the residents in the surrounding Parcels are included in the Final EIR for the
project, and also responded to in that document (see Attachment 8). In analyzing the existing and
projected traffic at the intersection of Dublin Boulevard/Silvergate Avenue and the intersection of Dublin
Boulevard/Inspiration Drive, the traffic consultant for the project, Fehrs & Peers, considered the trip
distribution pattern for the proposed project based on the residence location for both school students and
church members. The project would draw traffic from both the local and regional population. Traffic
residing in other cities was generally assumed to travel to and from the nearest appropriate freeway on-
and off-ramps.
Based on the consultant' s analysis, it was found that there would be no significant impacts due to the
project at these intersections if the project traffic generation rate is considered by itself. However, with
the project traffic added to the existing and anticipated future traffic in the area, both Dublin
Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive require signalization under peak hour
traffic conditions. If these intersections are signalized, they will operate at LOS C or better, which falls
within the standards of the City of Dublin for signalized intersections. The signalization of the Dublin
Boulevard/inspi[ation Drive intersection is currently included in the Capital Improvement Program and is
tentatively scheduled to be installed in Fiscal Year 2004-2005, depending upon available funding. The
installation will take place prior to build-out of the proposed expansion and Master Plan for the Valley
Christian Center.
Mitigation for this traffic impact is included in the conditions of approval for the Tentative Parcel Map
(Attachment 4) requiring the Applicant to contribute a fair-share amount to the funding of traffic signals
at the Dublin Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive. Payment of the fees
would be phased based on the use and size of the specific building (see Resolution, Attachment 4).
Widening of Dublin Boulevard
In addition to the signalization of the intersections, the Applicant will also be required to make a fair-
share contribution to the funding of the future widening of Dublin Boulevard between Hansen Drive and
Silvergate Drive from two to four lanes. As the project will generate additional traffic, it contributes to
the need to widen this roadway. The monetary contribution will be based on the proportionate share of
traffic generated by the proposed project.
School Traffic Impact on Local Streets
Based on concerns expressed by residents in the neighborhood that the signs prohibiting turn movements
from the school campus are being violated, Fehrs and Peers also analyzed the likelihood of project traffic
traveling along Bay Laurel Street. Because of the turn restrictions in place prohibiting movements at the
project driveways to and from Bay Laurel Street between the hours of 7 a.m. and 5 p.m. on school days,
and based on traffic counts conducted by Fehr & Peers, there is a low violation rate, indicating a low rate
of vehicles traveling to and from the project site using Bay Laurel Street. Therefore, it is expected that
any expansion to the existing facility would result in no significant increase in traffic at Inspiration
Drive/Inspiration Circle and at Silvergate Drive/Bay Laurel Street.
However, compared to counts conducted immediately after the restrictions were put in place in 1999, it
appears that the violation rate may gradually be increasing and more drivers are making the prohibited
tums than before. Because of this, the project with the projected increase in students by 200 persons may
increase traffic on local streets near the project site, in spite of existing turning controls on project
driveways. The mitigation measure reviewed by the Planning Commission prior to their recommendation
to the Council to certify the EIR required that the school monitor the peak hour turning movements at
project driveways on one typical school day every six months following the completion of the school
expansion. Mitigation Measure 4.10-1 in the Draft EIR read as follows:
Monitoring of the peak hour turning movements at project driveways be conducted on one
typical school day every six months following the completion the school expansion and
reported to the City, to demonstrate that the expansion does not increase the rate of vehicles
violating these restrictions. If the number of violators increases after the expansion, more
stringent enforcement or other measures may be required by the school administration to limit
the number of vehicles accessing the project site to or from Bay Laurel Street, as determined
by the City of Dublin Public Works Director.
Following the Planning Commission hearing on the project, Staff developed a revised mitigation measure
to stipulate more specific details on the implementation and enforcement of the mitigation. The revisions
to the mitigation measure have been incorporated in the Final EIR on page 17 in the response to Comment
4.6.4, and are reflected in the Mitigation Monitoring Program in Exhibit B of Attachment 1. The
revisions will require that the Valley Christian Center enter into an agreement with the City for traffic
monitoring services and to implement any mitigation measures which might be needed to reduce the
potential impact. The agreement would state that the City will hire an independent consultant to monitor
the driveways from the school and church parking lots prior to the issuance of a building permit for a
structure, and also six months after the building is occupied to determine if the number of illegal left-tums
has increased. If the new development results in an increase in the number of vehicles violating these
restrictions, the City will require that further mitigation measures be implemented or installed by the
school administration to limit the number of vehicles accessing the project site to or from Bay Laurel
Street via Inspiration Drive. Additionally, under the agreement, the VCC will be required to deposit
funds to cover the cost of the improvements and, also, reimburse the City for the cost of monitoring the
mm movements. The mitigation measure has been revised to read as follows:
The Valley Christian Center shall enter into an agreement with the City to provide for an independent
traffic consultant (hired by the City) to conduct monitoring of the peak hour turning movements at
project driveways on one typical school day and one typical Sunday prior to the approval of a building
permit for each building and also six months following issuance ora certificate for occupancy for each
building of the VCC expansion. The agreement shah require the applicant to reimburse all costs of
monitoring to the City and require VCC to deposit monies to pay for any potential mitigation measures
prior to the issuance of building permits for each structure. If it is determined that the expansion has
resulted in increased violations of the existing left-turn restrictions on to Inspiration Drive, other
measures such as the installation of physical barriers to redirect traffic toward the signalized
intersection of Dublin Boulevard/Inspiration Drive may be required of the VCC administration to limit
the number of vehicles accessing and exiting the project site to or from Bay Laurel Street via
Inspiration Drive. The amount of the deposit addressed in the agreement shall be a sufficient amount
to pay for the traffic monitoring and any necessary mitigation measures and improvement costs, and
shall be submitted to the City prior to the issuance of building permits for each structure.
Worship Service Traffic Impact on Local Streets
A concern was raised by a resident that the increase in the number of persons attending worship services
to 2,000 at maximum attendance would increase traffic in the neighborhood, forcing traffic onto
Silvergate Drive and Bay Laurel. This concern was analyzed in the Final EIR for the project (see
Attachment 9, Final EIR). To determine the amount of church traffic that currently travels along Bay
Laurel Street on Sunday mornings, a "through traffic" survey was done on January 12, 2003. Partial
license plate numbers were recorded for vehicles in the church parking lot between 8:00 AM and 1:00
PM, and for vehicles traveling along Bay Laurel Street during the same time period. The partial license
plate numbers were compared to determine the number of vehicles traveling to and from the church along
Bay Laurel Street.
Survey results indicated that for the 5-hour period, a total of 221 vehicles traveled along Bay Laurel
Street. Of this total, 37 vehicles were traveling to or from the church. The highest number of vehicles
traveling to or from the church occurred between 8:00 and 9:00 AM when a total of 37 vehicles traveled
along Bay Laurel Street, with 14 of these vehicles traveling towards the church.
The current church attendance averages 350 people per service. At buildout, when the church is expanded
from its current 550-seat capacity to 2,000 seats, the maximum attendance could reach 1,600 people on an
average per service. If the number of attendees increases from 350 to 1,600, the total church traffic would
increase by a factor of 4.57. Assuming a corresponding increase in the number of vehicles traveling to or
from the church along Bay Laurel Street, the total during the hours of 8:00 AM to 1:00 PM on a Sunday
would increase from 37 to 169 church-related vehicles on Bay Laurel Street. The total during 8:00 to
9:00 AM (the existing hour with the highest number of church-related vehicles) would increase from 14 to
64 vehicles traveling towards the church.
For comparison purposes, a cotmt on Monday, January 13, 2003 indicated a total of 143 vehicles traveling
on Bay Laurel Street between 8:00 and 9:00 AM, and a total of 333 vehicles traveling on Bay Laurel
Street between 8:00 AM and 1:00 PM. Therefore, with the potential increase of traffic traveling to and
from the church on a Sunday, the total number of vehicles traveling along Bay Laurel Street on Sunday
would continue to be substantially less than the total on a weekday.
To ensure that these traffic projections remain accurate and there is no adverse impact on the local
streets when the sanctuary is expanded, monitoring of the peak hour turning movements at project
driveways shall also be required on one typical Sunday every six months following the completion
of the church expansion and reported to the City. If the traffic volume is found to be excessive
during that time period, more stringent enforcement or other measures may be required by the
church administration to limit the number of vehicles accessing the project site to or from Bay
Laurel Street, as determined by the City of Dublin Public Works Director. This mitigation
measure has been included in the conditions for the project. With implementation of the traffic
mitigation measures discussed in this report and the EIR, all traffic impacts will be reduced to a
less-than-significant level.
Aesthetics/ff~isual Quality Issues
Concerns have been expressed by some residents in the area regarding the height of the proposed
buildings and the disruption of scenic views. Two of the proposed buildings or expanded buildings, the
school administration building and the sanctuary, is proposed to be three stories with a maximum
estimated height of 50 feet. The new school administration building would be sited just east of the
junior/senior high school building and the elementary school, and the sanctuary expansion is located
within the main portion of the complex.
Based on the visual analysis prepared for the project EIR (see Attachment 8), Staff has worked with the
Applicant over the last year to orient the new buildings on the site, particularly the chapel, to reduce the
visual impacts of the structures from off-site view points. The comment on view blockage is noted;
however, under CEQA, blockage of view from a single-family dwelling is not considered a significant
environmental impact. Significant impacts include blockage of views from public gathering places, such
as park and playgrounds, or from scenic highways. The DEIR does contain an analysis of view impacts
from 1-580, which is designated as a scenic highway, and the Applicant has revised the project by
relocating the new buildings to a less obtrusive location to meet City concerns. However, as the visual
impact of the proposed structures near the site boundaries is a concern to the neighborhood, Staff will
work with the Applicant's architect when a specific residential development project is submitted (during
the Planned Development Stage 2 Rezoning/Development Plan and Site Development Review process) to
ensure that the visual impact of the structures is minimized.
Additionally, the height of the structures in the proposed residential portion of the project at the
intersection of Dublin Boulevard/Inspiration Drive is also a concern discussed in the project EIR. A
condition has been included in the Resolution (Attachment 4) and also in the Planned Development
rezoning (Attachment 3, Exhibit A-l) to limit the massing and bulk of the multi-family residence most
visible from the corner, and to enhance the corner with substantial landscaping. With implementation of
the mitigation measures discussed in this report and the EIR during the Site Development Review
process, the visual impacts of the project will be reduced to a less-than-significant level.
Geotechnical Issues
As the Bay area is one of the most seismically active areas in the world, construction of the proposed
project in the west hillside area could pose potential safety hazards to the additional site employees,
visitors and students at the site to seismic risk. According to the Geotechnical report prepared for the
EIR, during a major earthquake on a segment of one of the nearby faults, moderate to strong ground
shaking can be expected to occur on the project site. Strong shaking during an earthquake could result in
damage to buildings, roads, utility lines and other structures with associated risk to residents, employees
and visitors in the area. The recent geotechnical recom~aissance also indicates the potential for presence
12 '0~'')
of historic landslides that may not have been corrected or remediated to previous geotechnical
recommendations. Also, additional development on the project site may be subject to foundation damage
caused by expansive soils, differential settlement and similar hazards related to expansive soils. A
potential exists for landslides on the site that have not been properly repaired to be re-activated and begin
to slide. Of special concern identified in the project geotechnical report is the site of future residential uses
which may be affected by the nearby Dublin Fault.
Due to these potential risks, the conditions of approval require a site-specific geotechnical investigation
be prepared for each building constructed as part of the proposed expansion by a California-registered
geologist or California- registered engineering geologist. The report(s) must address the potential for
extension of the Dublin Fault on the site, expansive soils and the potential for future landslides on the site.
Specific measures to reduce seismic hazards, expansive soils and landslide hazards to a less-than-
significant level shall be included in the report(s), and implemented accordingly.
Biological Resource Issues
The proposed residential portion of the project as shown on the conceptual site plan (Stage 1) may
encroach into a channel adjacent to the project site, which is a tributary of Martin Creek. As the project is
presently oriented on the site, there may be impacts to biological resources and wetlands. The project may
be within the jurisdiction of the Army Corps of Engineers and permits may be required.
Mitigation measures contained in the project EIR and reflected in the conditions of approval for the
Tentative Tract Map (Attachment 4) would require the project applicant to conduct a protocol-level
wetlands delineation on the site. If wetlands are identified in the area proposed for construction, the
applicant must then revise the proposed location of the development on the site to avoid that area and
obtain necessary permits from the Army Corps of Engineers and/or other regulatory agencies.
Additionally, the potential for wetlands occurs only on a portion of the 1.4 acre site proposed for
residential development, according to the wetland and biological study prepared for the project by LSA.
Depending on the actual extent of the wetland area and any potential buffer required by the regulatory
agencies, the placement and number of the dwelling units may change during the review of the Planned
Development Stage 2 project for this portion of the site.
Otb er Agen cy/Department Review
The proposed project has been reviewed l~y the Building Department, the Public Works Department,
Police Services, Alameda County Fire Department, Alameda County Public Works, the Flood Control
and Water Conservation District (Zone 7), and the Army Corps of Engineers. The concerns raised are
reflected in the design of the project and/or in the mitigation measures identified in the Draft and Final
EIR prepared for the project, and also in the Conditions contained in the Resolutions, Attachments 4 and
5, approved by the Planning Commission.
As the Draft and Final Environmental Impact Report has been prepared in accordance with the
requirements of the California Environmental Quality Act (CEQA) and analyzes the proposed project
fully, Staff recommends the City Council certify the EIR, and adopt the findings in Exhibit A and the
Mitigation Monitoring Program in Exhibit B.
CONCLUSIONS:
The proposed General Plan Amendment and Planned Development rezoning request for the Valley
Christian Center will be consistent with the Dublin General Plan and Dublin Zoning Ordinance. The
project will accommodate the future growth of the church and the related school campus, and provide
necessary semi-public facilities for use by the community and residents of Dublin.
Staff has prepared the resolutions necessary to certify the EIR and approve the project which are included
in the recommendations below. Additionally, should the City Council decide to give further direction to
Staff on the project, such an action is included in Recommendation 4.
RECOMMENDATION:
Staff recommends the City Council open the Public Hearing, deliberate, and take the following actions:
1. Adopt a resolution (Attachment 1) certifying the Valley Christian Center Expansion Final
Environmental Impact Report (with the following Exhibits attached: Exhibit A, CEQA mitigation
findings; and, Exhibit B, Mitigation Monitoring Program, as amended) with the proposed revision
incorporated;
2. Adopt a resolution (Attachment 2) making Findings related to the Planned Development (PD)
Stage 1 & 2 Rezoning; and,
3. Waive the reading and introduce the Ordinance (Attachment 3) adopting a Planned Development
(PD) Stage 1 & 2 Rezoning (with the Rezoning Exhibit attached as Exhibit A-1 and the
Development Plan attached as Exhibit A-2); or,
4. Provide additional direction to the Staff on Project.
RESOLUTION NO. XX-03
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
CERTIFYING AN ENVIRONMENTAL IMPACT REPORT AND ADOPTING
RELATED MITIGATION FINDINGS, AND A MITIGATION MONITORING
PLAN FOR THE VALLEY CHRISTIAN CENTER EXPANSION/MASTER PLAN
PROJECT FOR PA 00-017
WHEREAS, the Valley Christian Center, owner of approximately 50.7 acres of
land located at 7500 Inspiration Drive in the west hillside area of Dublin, has submitted
applications for a General Plan Amendment, rezoning to the Planned Development
zoning district including approval of a Stage 1 and 2 Development Plan, a Conditional
Use Permit, Site Development Review, and a Tentative Parcel Map, collectively known
as the "Project", to expand their existing religious and school facility; and
WHEREAS, the City, as lead agency, completed an Initial Study for the Project
consistent with CEQA Guidelines sections 15162 and 15163 and determined that an
Environmental Impact Report ("EIR") was required in order to analyze the project and
the environmental effects thereof, and suggest appropriate mitigation measures. A Notice
of Preparation dated January 18, 2002 was circulated with the Initial Study to public
agencies and interested parties for consultation on the scope of the EIR; and
WHEREAS, based on the Initial Study and responses to the Notice of
Preparation, the City prepared a Draft EIR dated October 2002. The Draft EIR contains
text and appendices, including the Notice of Preparation and Initial Study; and
WHEREAS, in response to Comments received on the Draft EIR during the
Public review period from October 21, 2002 to December 13, 2002 (52 days), the City
prepared and distributed the comments and responses to comments on the project. These
documents constitute the Final EIR. The Final EIR (SCH 2002012070) is incorporated
herein by reference; and
WHEREAS, the Draft EIR and the Final EIR (including responses to comments)
reflect the City's independent judgment and analysis and constitute the Environmental
Impact Report ("EIR") for the Valley Christian Center Expansion/Master Plan Project;
and
WHEREAS, a staff report, dated April 22, 2003 and incorporated herein by
reference, described and analyzed the Final EIR and the Project for the Planning
Commission; and
WHEREAS, on April 22, 2003, the Planning Commission held a noticed public
hearing on the Project at which time the Commission considered the staff report, the
Final EIR, and all other oral and written comments presented to them.
ATTACHMENT 1
WHEREAS, the Planning Commission considered the staff report, the EIR and
all written and oral testimony submitted to them at a noticed public hearing on April 22,
2003, and based thereon, adopted Resolution 03-14 recommending certification of the
EIR, Resolution 03-15 recommending adoption of the proposed amendments to the
General Plan, Resolution 03-16 recommending adoption of a Planned Development
Rezoning, Resolution 03-17 approving a conditional use permit and site development
review request, and Resolution 03-18 approving a tentative parcel map, which resolutions
are incorporated herein by reference, and
WHEREAS, the Project would have significant effects on the environment, all of
which can be substantially reduced through mitigation measures; therefore, approval of
the Project must include mitigation findings as set forth in attached Exhibit A; and
WHEREAS, a Mitigation Monitoring Plan, as required by CEQA, is contained in
attached Exhibit B; and
WHEREAS, the Environmental Impact Report is incorporated herein by
reference, and is available for review in the City planning department, file PA 00-017.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and made a part of this
resolution.
B. The Environmental Impact Report for the Project has been completed in
compliance with CEQA, the CEQA Guidelines and the City of Dublin Environmental
Guidelines.
C. The Environmental Impact Report w-as presented to the City Council who
reviewed and considered the information contained in the Environmental Impact Report
prior to approving the Project.
D. The Environmental Impact Report reflects the City's independent
judgment and analysis on the potential for environmental effects of the Valley Christian
Center Project.
E. The custodian of the documents and other materials which constitute the
record of proceedings for the Valley Christian Center Project is the City of Dublin
Community Development Department, 100 Civic Plaza, Dublin, CA 94568, Attn: Janet
Harbin.
BE IT FURTHER RESOLVED that the Dublin City Council adopts the
mitigation findings set forth in Exhibit A and the Mitigation Monitoring Program set
forth in Exhibit B, which exhibits A and B are incorporated herein by reference.
PASSED, APPROVED, AND ADOPTED this 20th day of May, 2003 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
3
EXHIBIT A
FINDINGS CONCERNING SIGNIFICANT IMPACTS AND MITIGATION
MEASURES
Pursuant to Public Resources Code section 21081 and CEQA Guidelines section 15091,
the City Council hereby makes the following findings with respect to the potential for
significant environmental impacts and means for mitigating those impacts. Many of the
impacts and mitigation measures in the following findings are summarized rather than set
forth in full. The text of the Draft and Final EIRs should be consulted for a complete
description of the impacts and mitigations.
Impact 4.1-1: Aesthetics. The project would reduce existing views of surrounding
ridgelands from 1-580 and Dublin Boulevard. DEIR p. 24.
Mitigation 4.1-1. During the Site Development Review process for the proposed senior
center and chapel buildings, consider restricting to one-story construction and setting
back from the slope. Similarly, during the Site Development Review process for the
residential component, consider providing greater set back requirements from Dublin
Boulevard and limiting buildings on south side to a single story. DEIR p. 26.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measure ensures that views of the ridgelands will
be considered and preserved through site planning for each development project.
Impact 4.1-3: Light and glare. The project would generate new sources of light and
glare from new building and parking structure lighting that could intrude into adjacent
residential units. In addition, future lighting of playing field could result in additional
light spillage into residential areas. DEIR p. 25
Mitigation 4.1-2. Condition Site Development Review for individual projects to require
that all exterior light fixtures will be oriented downward or be equipped with cut-off
lenses to avoid spillover light onto adjacent residential areas. Require planning
commission approval for future proposals to light playing fields. DEIR p. 26.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measure ensures that new light and glare sources
are directed down or away from adjacent residential areas to prevent spillover into those
areas.
Impact 4.2-1: Construction impacts. Construction activities could increase dustfall
and locally elevated levels of PM10 downwind. DEIR p. 35.
Mitigation 4.2-1. Require construction practices such as watering active construction
areas and stockpile areas; covering trucks hauling loose materials; sweeping paved roads,
parking and staging areas; installing sandbags to prevent silt runoff; replanting vegetation
in disturbed areas, and other similar practices to control dust and loose materials. DEIR
p. 36.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measures ensure that dust generation is avoided or
minimized during construction activities; the identified measures are implemented at
various stages of construction, providing more effective control of dust and particulates.
Impact 4.3-1: Wetland and riparian habitat impacts. The Project could the
placement of residential uses within potential wetlands on the site. DEIR p. 41.
Mitigation 4.3-1. Require a protocol-level wetlands delineation prior to development on
the site. If possible, condition development plans to preclude development within
wetlands areas. If avoidance of wetlands is impossible, require a wetland mitigation plan
with replacement of at least 2:1 on or near the project site. Require approval from U.S.
Army Corps of Engineers, Fish and Wildlife Service, California Department of Fish and
Game, and Regional Water Quality Control Board. DEIR pp. 41-42.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measure ensures that subsequent development
projects incorporate protective measures in development applications and further ensures
that wetlands are preserved on-site or replaced off-site thereby avoiding the loss of
wetlands.
Impact 4.4-1: Historical, archeological and Native American resources.
Construction of the Project could disturb unidentified and unrecorded historical artifacts
or archeological and/or Native American resources. DEIR p. 43.
Mitigation 4.4-1. Cease all work if archeological or Native American artifacts are
encountered during construction of individual development projects within the Project
site. Comply with CEQA Guidelines section 15064.5. Contact the County Coroner
immediately if any human remains are encountered. DEIR p. 44.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. There is no evidence of prehistoric cultural resources in the
Project area and no trenching in the area over the last several years has encountered
g:\pa~OOO\OO-O17\Mitigation findings Exhibit A 2
prehistoric or historic materials. However, should unknown resources be discovered
during construction activities, the mitigation measure ensures that such resources will not
be inadvertently disrupted or destroyed and that construction activities will cease until the
materials are identified and addressed in compliance with the CEQA guidelines section
on historical and unique archeo!ogical resources.
Impact 4.5-2: Expansive soils and landslides. Soils in the Project area are potentially
expansive soils which can result in damage to buildings with improperly designed
foundations. In addition, historic landslides on the site may not have been properly
remediated to support buildings and structures. DEIR p. 47.
Mitigation 4.5-1. Geotechnical investigations required for each development project
shall address expansive soils and the potential for future landslides and provide
appropriate engineering and construction techniques to reduce potential damage to
buildings and pavement surfaces. DEIR p. 48.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The design level geotechnical investigation will identify
expansive soils and the potential for future landslides and ensure that special techniques
are used in these areas to reduce the risk of structure and infrastructure damage.
Impact 4.6-1: Soil erosion. During construction, short-term increases in soil erosion
could result as the Project area is stripped of the limited natural vegetation thereby
exposing it to wind and water erosion. DEIR p. 50.
Mitigation 4.6-1. Project sponsors shall prepare an erosion and sedimentation control
plan in accordance with City and RWQCB standards, including measures such as leaving
vegetated areas undisturbed until construction commences and revegetating after grading,
directing runoff away from all areas disturbed by construction, collecting runoff into
stable drainage channels, and other measures as specified. DEIR p. 51.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measm'e ensures that construction sites are
properly protected to reduce soil loss through erosion until disturbed areas are stabilized
underneath buildings, pavement, or landscaping.
Impact 4.6-2: Non-point source pollution. The quality of stormwater runoff could
decline with increased deposition of urban pollutants, such as oil, grease and other
chemicals. DEIR pp. 50-51.
g:\pa~000\00-017\Mitigation findings Exhibit A 3
Mitigation 4.6-2. Each individual development project shall prepare a Stormwater
Pollution Prevention Plan that incorporated Best Management Practices for construction
and post-construction conditions. DEIR p. 52.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measure ensures that pollution sources related to
construction and operation of development projects, such as soil erosion and street debris,
are controlled so as prevent pollutants from entering storm drain systems. Control
techniques focus not only on preventing runoff but also on removing or filtering
pollutants, for example, through onsite biofiltration, so that the quality of runoff from
urban sites is improved.
Impact 4.6-3: Stormwater runoff. Increased stormwater runoff from the site may
impact existing downstream stormwater facilities. DEIR p. 51.
Mitigation 4.6-3. The project sponsor shall submit a hydrology study, prior to issuance
of grading permit, prepared by a licensed civil engineer, that demonstrates existing and
anticipated stormwater flow and the impacts of the project on the downstream facilities.
The report must also identify any necessary downstream facilities to accommodate the
project's stormwater and the applicant's financial contribution. DEIR p. 52, Final EIR, p.
6.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The preparation of a hydrology study will determine the impacts
of the project on the storm drain system and ensure that the applicant contributes its fair
share towards the completion of any facilities that are necessary.
Impact 4.8-1: Construction noise impacts. Future residents of the Project could be
subject to short-term construction noise. DEIR p. 61.
Mitigation 4.8-1. All construction shall be required to comply with the following:
construction limited to 8 to 6 Monday through Saturday; locate noisy stationary
equipment away from homes; use mufflers on construction equipment, and identify an
on-site noise coordinator to respond to neighbors. DEIR p. 63.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for. Finding. Through the mitigation measure, developers will limit the
intensity and duration of noise exposure experienced by surrounding residential and other
development.
g:\pa~2000\00-017\Mitigation findings Exhibit A 4
Impact 4.8-2: Future residential noise impacts. The upper floors of residential
dwellings near Dublin Boulevard and Inspiration Drive would be exposed to
conditionally acceptable or normally unacceptable future noise levels from Interstate 580.
DEIR p. 61.
Mitigation 4.8-2. Site-specific acoustic reports shall be prepared for all residential uses
and shall identify noise exposure levels and specific measures to reduce interior and
exterior noise levels to normally acceptable levels. DEIR p. 63
Rationale for Finding. Acoustical mitigation will be identified and incorporated into
future new development in the Project area and will ensure compliance with applicable
noise standards.
Impact 4.8-3: Non-residential noise impacts. The main campus of the Center would
be exposed to future significant noise levels from the 1-580 freeway. DEIR pp. 61-62.
Mitigation4.8-3. Site-specific acoustic reports shall be prepared for all non-residential
uses and shall identify noise exposure levels and specific measures to reduce interior and
exterior noise levels to normally acceptable levels. DEIR p. 63
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. Acoustical mitigation will be identified and incorporated into
future new development in the Project area and will ensure compliance with applicable
noise standards.
Impact 4.8-4: Impacts of future evening activities. Potential evening sports and
related events on the playfield may create noise in excess of City standards. DEIR p. 62.
Mitigation 4.8-4. An acoustic report shall be prepared prior to commencement of
evening outdoor activities and shall identify noise exposure levels and specific measures
to reduce noise levels to normally acceptable levels. DEIR p. 63
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. Acoustical mitigation will be identified and incorporated into
future development of lighted playfields and will ensure compliance with applicable
noise standards.
Impact 4.10-1: Intersection impacts. The proposed expansion would contribute
additional traffic to the existing significantly impacted intersections of Dublin Boulevard
and Silvergate Drive and Dublin Boulevard and Inspiration Drive. DEIR p. 81.
g:\pa~2000\00-017\Mitigation findings Exhibit A 5
Mitigation 4.10-1. The project sponsor shall make a fair-share contribution to the
funding of traffic signals at the two intersections. DEIR p. 90.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. Construction of the identified improvements will result in
intersection operations that comply with applicable LOS standards. Construction of the
traffic signal at Dublin Boulevard and Inspiration Drive is included in the City's Capital
Improvement Project Program, and to be constructed in fiscal year 2004-2005, prior to
complete development of the proposed project.
Impact 4.10-2: Local street impacts. The Project may increase traffic on local streets
despite existing turning controls on project driveways. DEIR pp. 81-82; FEIR p. 10.
Mitigation 4.10-2. The Valley Christian Center shall enter into an agreement with the
City to provide for an independent traffic consultant (hired by the City) to conduct
monitoring of the peak hour turning movements at project driveways on one typical
school day and one typical Sunday prior to the approval of a building permit for each
building and also six months following issuance of a certificate for occupancy for each
building of the VCC expansion. The agreement shall require the applicant to reimburse
all costs of monitoring to the City and require VCC to deposit monies to pay for any
potential mitigation measures prior to the issuance of building permits for each structure.
If it is determined that the expansion has resulted in increased violations of the existing
left-turn restrictions on to Inspiration Drive, other measures such as the installation of
physical barriers to redirect traffic toward the signalized intersection of Dublin
Boulevard/Inspiration Drive may be required of the VCC administration to limit the
number of vehicles accessing and exiting the project site to or from Bay Laurel Street via
Inspiration Drive. The amount of the deposit addressed in the agreement shall be a
sufficient amount to pay for the traffic monitoring and any necessary mitigation measures
and improvement costs, and shall be submitted to the City prior to the issuance of
building permits for each structure. DEIR p. 90; FEIR p. 11.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The required monitoring will determine if the expansion results in
increased traffic on local streets due to violations of restrictions on turning movements.
If violations increase, the City would require additional restrictions that would limit the
number of vehicles using local streets and minimize the impact to a lessTthan-significant
level.
Impact 4.10-3: Cumulative traffic. The Project would contribute traffic to Dublin
Boulevard, resulting in future traffic volumes above the City's threshold of significance.
DEIR pp. 82-89.
g:\pa~000\00-017\Mitigation findings Exhibit A 6
Mitigation 4.10-3. The project sponsor shall make a fair-share contribution to the
funding of the future widening of Dublin Boulevard between Hansen Drive and
Silvergate Drive from two to four lanes. DEIR p. 90.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. With these improvements, the capacity of the roadway segment
will be expanded so that the ADT volume complies with the maximum ADT threshold.
Impact 4.11-3: Schools. The proposed project would generate new students that had not
been planned for by the Dublin Unified School District. DEIR pp. 99-100
Mitigation 4.11-3. Prior to issuance of the first residential building permit for the Project,
the Project proponent shall enter into a school mitigation program with the Dublin
Unified School District to ensure that future Project users pay a fair share toward the
costs of new school facilities. DEIR pp. 101-102.
Finding. Changes or alterations have been required in, or incorporated into, the Project
that avoid or substantially lessen the significant effect identified in the EIR.
Rationale for Finding. The mitigation measure ensures that development in the Project
area will contribute to the cost of providing school facilities to serve Project-generated
student demand.
g:\pa~000\00-017\Mitigation findings Exhibit A 7
Valley Christian Center
Mitigation Monitoring and Reporting Program
April 2003
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.1-1 Aesthetics and views: Consideration shall be Dublin Planning Dublin Plam~ing Site Development
given during the Site Development Review process Division Division Review for
to: individual buildings
a) The proposed senior center and chapel
buildings should be restricted to one story
construction, consistent with the County
Scenic Route Element, and set back from the
top of slope the distance of the building height
to reduce visibility from the 1-580 freeway.
Consideration should also be given to
reducing the apparent heights of the two
buildings by designing low rooflines, using
earth tone building colors, using non-reflective
surfaces and appropriate landscape screening.
b) For the residential component of the proposed
project, consideration shall be given to
providing a greater building setback from the
Dublin Boulevard/Inspiration Drive
intersection, limiting the buildings on the
south side of the complex to a single story, ~,
using intensive landscaping on the corner to ~
screen the residences and using earth tone ~)
colors and non-reflective surfaces. ~-~
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.1-2 Light and glare: The following Project Dublin Planning Site Development
measures shall be taken during the Site developer Division Review for
Development Review process to: individual buildings
a) Ensure 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.
b) Require that any future proposals to
light the playing fields be subject to
Plannh~g Commission approval following
a noticed public hearing.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 2 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.2-1 Construction impacts: The following Project Dublin Public During all grading
measures are recommended, based on developer Works Department and construction
BAAQMD standards, to reduce construction phases
impacts to a less-than-significant level. The
following construction practices should be
required during all phases of construction on
the project site:
· Water all active construction areas as needed;
· Watering or covering of stockpiles of debris, soil,
sand or other materials that can be blown by the
wind;
· Cover all trucks hauling soil, sand, and other
loose materials or require all trucks to maintain at
least two feet of freeboard;
· Pave, apply water three times daily, or apply
· (non-toxic) soil stabilizers on all unpaved access
roads, parking areas and staging areas at
construction sites;
· Sweep daily (preferably with water sweepers) all
paved access road, parking areas and staging
areas at construction sites;
· Sweep streets daily (preferably with water
sweepers) if visible soil material is carried onto
adjacent public streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas
· Enclose, cover, water twice daily or apply non-
toxic soil binders to exposed stockpiles (dirt,
Va!!e~_ _~'f~... i~ Center
Mitigation Monitoring and Reporting Program LC
City of Dublin Q5.9
Page 3 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
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· Limit traffic speeds on unpaved roads to 15 mph;
· Install sandbags or other erosion control.
measures to prevent silt runoff to public
roadways;
· Replant vegetation in disturbed areas as
quickly as possible.
4.3-1 Wetland and riparian habitat impacts: A Project City of Dublin Prior to issuance of
protocoMevel wetlands delineation shall be developer Planning Division first grading permit
performed on the project site. Based on the results of
this analysis, the development plan should be
modified to avoid all wetland areas. If avoidance is
not possible, a wetland mitigation plan shall be
prepared by a qualified biologist to include
identification of replacement wetland area at a ratio
of 2:1 on or near the project site. Necessary
regulatory permits shall also be obtained from the
U.S. Army Corps of Engineers, Fish and Wildlife
Service, California Department of Fish and Game
and Regional Water Quality Control Board.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City
of Dublin
Page 4 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.4-1 Archeological and Native American resources: Project developer City of Dublin Prior to issuance of
If an archeological or Native American artifact is Planning Division first grading permit
identified, work on the project shall cease
immediately until a resource protection plan
conforming to CEQA Guideline Section 15064.5 (e) is
prepared by a qualified archeologist and approved
by the Dublin Community Development Director.
Project work may be resumed in compliance with
such plan. If human remains are encountered, the
County Coroner shall be contacted immediately.
4.5-1 Seismic hazard, expansive soils and Project developer City of Dublin Site Development
landslides: A site specific geotechnical investigation Public Works Review for
shall be required for each building constructed as Department individual buildings
part of the proposed expansion by a California-
registered geologist or California- registered
engineering geologist. The report(s) shall address the
potential for extension of the Dublin fault on the site,
expansive soils and the potential for future
landslides on the site. Specific measures to reduce
seismic hazards,, expansive soils and landslide
hazards to a less-than-significant level shall be
included in the report(s).
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 5 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.6-1 Soil erosion: An erosion and sedimentation Project developer City of Dublin Prior to issuance of
control plan shall be prepared by a California- Public Works grading plan(s)
registered civil engineer for implementation Department
throughout all phases of project construction. The
plan should be prepared in accordance with City of
Dublin and RWQCB design standards and shall be
approved by the Dublin Public Works Director prior
to issuance of a grading permit. It is recommended
that this plan, at a minimum, include the following
provisions:
_ Existing vegetated areas should be left
undisturbed until construction of improvements
on each portion of the development site is
actually ready to commence;
_ All disturbed areas should be immediately
revegetated or otherwise protected from both
wind and water erosion upon the completion of
grading activities;
Stormwater runoff should be collected into stable
drainage channels, from small drainage basins, to
prevent the buildup of large, potentially erosive
stormwater flows;
_ Specific measures should be implemented to
control erosion from stockpiled earth and
exposed soil;
_ Runoff should be directed away from all areas
disturbed by construction;_
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 6 of 11
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_ Sediment ponds or siltation basins should be
used to trap eroded soils before runoff is
discharged into on-site or offsite drainage
culverts and channels;
_ To the extent possible, major site development
work involving excavation and earth moving
shall be scheduled during the dry season.
4.8-1 Construction noise impacts: The following Project developer City of Dublin During all grading
construction noise reduction measures shall be Plmming Division and construction
implemented as part of all construction, activities
a) Limit construction time to be 8:00 a.m. to
6:00 p.m. Monday-Saturday, except state
and federal holidays. Exceptions may be
granted in writing by the City Building
Official for emergency or extenuating
circumstances
b) Noisy stationary equipment should be
located away from the homes.
c) All construction equipment should be in
good working order and the mufflers
should be inspected for proper
functioning.
d) Designate a construction noise coordinator. This
coordinator shall be available to respond to
complaints from neighbors and take appropriate
measures to reduce noise.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 7 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.8-2 Residential noise impacts: As part of Site Project developer City of Dublin Site Development
Development Review applications for the housing Planning Division Review for
portion of the project, a detailed acoustic study shall residential buildings
be completed by a qualified consultant to identify
specific noise exposure of the dwellings and
recommend specific measures to ensure that City
interior and exterior noise exposure limits are met.
4.8-3 Non-residential noise impacts: As part of the Project d. eveloper City of Dublin Site Development
Site Development Review application for the chapel, Planning Division Review for chapel
an acoustic study shall be performed to identify building
specific noise exposure of the building and identify
measures to reduce interior and exterior noise
acceptable interior and exterior levels. Appropriate
mitigation may include, but is not limited to sound
rated windows, construction of sound walls or
berms or use the building as a shield for outdoor
spaces.
4.8-4 Impacts of future evening activities: An Project developer City of Dublin Future Conditional
acoustical analysis shall be completed prior to Planning Division Use Permit
commencement of evening outdoor activities to application(s) for
estimate noise effects on surrounding residential evening outdoor
areas. If the anticipated noise levels would exceed uses
City noise exposure levels, the acoustic report shall
contain specific methods to reduce noise levels to
acceptable levels.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 8 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
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4.10-1 Intersection impacts: The project sponsor Project developer Dublin Public As determined by
shall contribute a fair-share contribution to the Works Department Dublin Public
funding of traffic signals at the Dublin Works Director
Boulevard/Silvergate Drive and Dublin
Boulevard/Inspiration Drive.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 9 of 11
Mitigation Measure Implementing Monitoring Monitoring Verification
Responsibility Responsibility Schedule
4.10-2 Local street impacts: The Valley Christian-- Project developer City of Dublin O~-going and prior
Center shall enter into an agreement with the City Public Works to each Site
to provide for an independent traffic consultant Depart~ment Development
(hired by the City) to conduct monitoring of the Review Approval
peak hour turning movements at project driveways for structures, as
on one typical school day and one typical Sunday determined by the
prior to the approval of a building permit for each Dublin Public
building and also six months following issuance of Works Director
a certificate for occupancy for each building of the
VCC expansion. The agreement shall require the
applicant to reimburse all costs of monitoring to the
City and require VCC to deposit monies to pay for
any potential mitigation measures prior to the
issuance of building permits for each structure. If it
is determined that the expansion has resulted in
increased violations of the existing left-turn
restrictions on to Inspiration Drive, other measures
such as the installation of physical barriers to
redirect traffic toward the signalized intersection of
Dublin Boulevard/Inspiration Drive may be
required of the VCC administration to limit the
number of vehicles accessing and exiting the project
site to or from Bay Laurel Street via Inspiration
Drive. The amount of the deposit addressed in the
agreement shall be a sufficient amount to pay for
the traffic monitoring and any necessary mitigation
measures and improvement costs, and shall be
submitted to the City prior to the issuance of
building permits for each structure.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 10 of 11
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4.10-3 Cumulative traffic: The project sponsor shall Project developer City of Dublin As determined by
make a fair share contribution toward the funding of Public Works Dublin Public
the future widening of Dublin Boulevard between Department Works Director
Hansen Drive and Silvergate Drive from two to four
lanes.
4.11-1 Schools: Prior to issuance of the first Project Developers City of Dublin Prior to issuance of
residential building permit, the project applicant Plmming Division residential building
shall enter into a school mitigation program with the permits
Dublin Unified School District to ensure that a fair
share fee towards off-setting costs to provide
educational services to the District is provided.
Valley Christian Center
Mitigation Monitoring and Reporting Program
City of Dublin
Page 11 of 11
RESOLUTION NO. XX-03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
A RESOLUTION MAKING FINDINGS RELATED TO A PLANNED DEVELOPMENT (PD)
STAGE 1 REZONING AND DEVELOPMENT PLAN, AND A PLANNED DEVELOPMENT
(PD) STAGE 2 REZONING AND DEVELOPMENT PLAN, FOR APPROXIMATELY 51.7
ACRES OF THE VALLEY CHRISTIAN CENTER LOCATED AT 7500 INSPIRATION
DRIVE
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a Planned
Development Rezoning and Development Plan to construct approximately 22 multi-family dwelling units;
an additional 187,000 square feet to an existing 118,300 square foot religious and related school facility;
and, a Conditional Use Permit for two new temporary modular units for administrative office use; an
electronic readerboard sign; and the continued use of two temporary modular classroom units on an
interim basis until the permanent construction of buildings is completed.
WHEREAS, the proposed project area is located within the westerly portion of Dublin and
contains approximately 50.7 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard
and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the
A Agricultural Zoning District; and
WHEREAS, a complete application for the above Project is available and on file in the
Community Development Department; and
WHEREAS, a Conditional Use Permit for two new temporary modular units for administrative
office use; an electronic readerboard sign; and the continued use of two temporary modular classroom
units on an interim basis until the permanent construction of buildings is completed, was approved by the
Planning Commission on April 22, 2003, but is not effective until approval of the Planned Development
(PD) Rezoning and Development Plan; and
WHEREAS, a Tentative Tract Map to divide the property into three separate parcels was
approved by the Planning Commission on April 22, 2003, but is not effective until approval of the
Planned Development (PD) Rezoning and Development Plan; and
WHEREAS, a Planned Development (PD) Stage 1 Rezoning and Development Plan are requested
for approximately 1.4 acres of the site located at the northwest corner of Dublin Boulevard and Inspiration
Drive to accommodate the 22 dwelling unit residential component of the proposed project. No specific
design has yet been proposed for the residential component of the project; and
WHEREAS, a Planned Development (PD) Stage 1 Rezoning and Development Plan is requested
for approximately 12.7 acres of the site located adjacent to Inspiration Drive to maintain as a Future
Study/Development Area, with a portion preserved under a Conservation or Open Space Easement. No
development has been proposed for this component of the project; and
WHEREAS, the project Applicant, when an actual development of the residential area or study
area is proposed, will be required to submit an application for a Planned Development (PD) Stage 2
Rezoning and Site Development Review, and conform to the City's Inclusionary Zoning Regulations;
ATTACHMENT 2
WHEREAS, a Planned Development (PD) Stage 1 and 2 Rezoning and Development Plan are
requested for approximately 37 acres of the Valley Christian Center property to construct approximately
187,000 additional square feet in an existing religious and school complex/center; and
WHEREAS, the Ordinance amending the Zoning Map to rezone the property and approve the
related Stage 1 and 2 Development Plan for the Valley Christian Center project is included in Attachment
3 to the Staff report for the project included in the City Council agenda; and
WHEREAS, proper notice of the public hearing was given in all respects as required by law; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A
Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the
State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and
Section 15132, and all potential significant impacts have been mitigated through design of the project and
the Conditions of Approval for the Tentative Tract Map approved by the Planning Commission on April
22, 2003, and the standards and regulations contained in the Ordinance for the Planned Development
Rezoning, incorporated herein by reference. Therefore, there is no potential for significant environmental
effects to occur as a result of the project; and
WHEREAS, the Planning Commission did hold a public hearing on the project on April 22, 2003
on the General Plan Amendment and Planned Development (PD) Rezoning and Development Plan, and
recommended approval of the project to the City Council; and
WHEREAS, City staff prepared a report describing and analyzing the proposed Plan
Development Rezoning and Development Plan, and Draft and Final EIR, responding to comments
received during the public review period, which report was presented to the City Council at a duly noticed
public hearing on May 20, 2003, at which time all interested parties had the opportunity to comment on
the project; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony, and the Draft and Final Environmental Impact Report, hereinabove set forth and supports the
Planned Development (PD) Rezoning and Stage 1 and 2 Development Plan; and
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Dublin City does hereby find as follows regarding
approval of the Planned Development Rezoning and Stage 1 and 2 Development Plan for PA 00-017:
1. The proposed Planned Development (PD) Rezoning and Development Plan is consistent with the
general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that
it contains all information required by Section 8.32 of the Zoning Ordinance for a Stage 1 and
Stage 2 Development Plan and accomplishes the objectives of Section 8.32.010, A through H, of
the Zoning Ordinance; and
2. The proposed Planned Development (PD) Rezoning and Development Plan meets the intent, and
purpose of the PD Zoning District of the Zoning Ordinance in that provides a comprehensive
Master Plan/Development Plan which will create a desirable use of the land and an environment
that will be sensitive to surrounding land uses by virtue of the layout and design of the site; and
3. The approval of the proposed Planned Development (PD) Rezoning and Development Plan
project, as conditioned and regulated, complies with the Dublin General Plan, the PD Planned
Development and Civic Use regulations of the Zoning Ordinance, and the general requirements
established in the Dublin Zoning Ordinance as it will not be effective until the General Plan
Amendment is approved; and
4. The proposed Planned Development (PD) Rezoning and Development Plan for PA 00-017 are
compatible with other land uses (i.e. residential and open space) and transportation and service
facilities in the vicinity because the proposed Valley Christian Center will accommodate the future
growth of the church and the related private school campus, and provide necessary semi-public
facilities for use by the community and residents of Dublin; and
5. The proposed Planned Development (PD) Rezoning and Development Plan will not adversely
affect or be detrimental to the public health, safety and welfare of persons residing or working in
the vicinity because all potential environmental impacts associated with the project have been
mitigated through design of the project or through applications of Conditions of Approval of the
related Conditional Use Permit and Tentative Tract Map, and the standards and regulations
contained in the proposed Ordinance.
6. The proposed Planned Development (PD) Rezoning will not be injurious to property or
improvements in the neighborhood because features have been incorporated into the project and
the project is conditioned to comply with all Building and Fire Department requirements, Planning
and Public Works Department requirements regarding hazardous materials usage and storage,
pesticide and herbicide usage, on- and off-site traffic circulation, street improvements, and on- and
off-site drainage improvements.
7. The Planned Development (PD) Rezoning will provide efficient use of land and will preserve an
area of open space and undisturbed hillside along Inspiration Drive on the property close to
residences; will be compatible with and enhance the general development of the area; and will
create an attractive, efficient and safe environment.
8. The proposed Planned Development (PD) Rezoning and Development Plan will not overburden
public services as all agencies must commit to the availability of public services prior to the
issuance of building permits as required by City laws and regulations; and there are adequate
provisions for public access, water, sanitation, and public utilities and services to the site
incorporated into the project to ensure that the proposed use and related structures would not be
detrimental to the public health, safety, and welfare.
9. The proposed Planned Development (PD) Rezoning and Development Plan for the subject site is
appropriate as the site is physically suitable for the type, density and intensity of the use and
related structures being proposed because the project is located on land which had been previously
developed, graded and improved within an urbanized area and located adjacent to existing low and
medium density residential uses.
10. The proposed Planned Development (PD) Rezoning and Development Plan is consistent with the
specific intent clauses, development regulations, and performance standards established for the PD
Planned Development and Civic Use types such as Community Facilities as addressed in the
City's Zoning Ordinance because the conditions of approval for the Tentative Parcel Map,
Conditional Use Permit and Site Development Review for PA 00-017 are required to insure that
the facility use, which will be supportive of surrounding residential uses and residents of the
Dublin community through the provision of religious and school services for adjacent and nearby
residents in the surrounding area, will be compatible with those uses.
11. The Planned Development (PD) District Rezoning and Development Plan will benefit the public
necessity, convenience, and general welfare; and
12. The adopted Valley Christian Center EIR Mitigation Monitoring Program applies to the Planned
Development (PD) Rezoning and Development Plan as the reporting and monitoring program
required by Public Resources Code 21081.6.
PASSED AND ADOPTED BY the City Council of the City of Dublin on this 20th day of May 2003, by
the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G\:pa~2000\00-017\CC PDfindings Reso
ORDINANCE NO. XX-03
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVE A RELATED
STAGE 1 AND 2 DEVELOPMENT PLAN FOR 50.7 ACRES FOR PA 00-017 VALLEY
CHRISTIAN CENTER LOCATED AT 7500 INSPIRATION DRIVE
The Dublin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter $.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 50.7 acres of land located within the westerly portion of Dublin, north of'the 1-580
freeway and Dublin Boulevard and west of'the terminus of Betlan Drive at 7500 Inspiration Drive
(APNs: 941-0022-002-06 & -07).
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Planned Development (PD) Rezoning and Stage 1 & 2 Development Plan for the Project Area
(Exhibits A-1 & A-2, hereto) which are hereby approved. The Stage 1 & 2 Development consists of the
following:
1. A Planned Development (PD) Stage 1 Rezoning and Development Plan for approximately
1.4 acres of the site located at the northwest corner of Dublin Boulevard and Inspiration
Drive;
2. A Planned Development (PD) Stage 1 Rezoning and Development Plan for approximately
12.7 acres of the site located on the northwest side of Inspiration Drive; and,
3. A Planned Development (PD) Stage 1 & 2 Rezoning and Development Plan for
approximately 37 acres of the site.
Any amendments to the Stage 1 & 2 Development Plan shall be in accordance with section
8.32.080 of the Dublin Municipal Code or its successors.
SECTION 3.
No development shall occur on the 1.4 acre portion of the property until a Stage 2 Development
Plan has been adopted by the City. Except as provided in the Stage 1 and Stage 2 Development Plan, the
use, development, improvement and maintenance of the Property shall be governed by the provisions of
the Dublin Zoning Ordinance.
SECTION 4.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. Before
the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the
Councilmembers voting for and against the same, in a local newspaper published in Alameda County and
available in the City of Dublin. Notwithstanding the foregoing, this Ordinance shall not take effect if the
City Council does not enact a resolution at its May 20, 2003 meeting amending the Dublin General Plan
to designate the property Medium-High Density Residential.
SECTION 5.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 20th day of May 2003, by
the following votes:
AYE S:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G2PA#X2002\02-024\CC-PDord.doc
Exhibit A-1
STAGE 1 DEVELOPMENT PLAN AND
STAGE 1 AND STAGE 2 REZONING/DEVELOPMENT PLAN
PA 00-017 - VALLEY CHRISTIAN CENTER
EXPANSION AND MASTER PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the Valley
Christian Center Expansion and Master Plan project, located at 7500 Inspiration Drive. This
Development Plan includes the Site Plan, Neighborhood Landscape Plan, and Conceptual Architectural
Designs dated February 5, 2003, stamped "Received April 16, 2003", and labeled Exhibit A-2 to the
Ordinance approving this Development Plan (City Council Ordinance No. 03- ), on file in the
Planning Department. The Planned Development Zoning District allows the flexibility needed to
encourage innovative development while ensuring that the goals, policies, and action programs of the
General Plan and provisions of Section 8.32 of the Zoning Ordinance are satisfied.
The Development Plan consists of:
1. A Stage 1 Development Plan for the entire development.
2. A Stage 1 and 2 Development Plan for Parcel 1.
The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the Zoning Ordinance
and consists of the following:
1. Zoning
2. Statement of proposed uses.
3. Stage 1 Site Plan.
4. Site area, proposed densities, size, areas, and Phasing Plan.
5. Master Neighborhood Landscape Plan.
6. General Plan consistency.
7. Inclusionary Zoning Regulations.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning
Ordinance and consists of the following:
1. Statement of compatibility with the Stage 1 Development Plan.
2. Statement of proposed uses.
3. Stage 1 and 2 Site Plan.
4. Site area, proposed densities
5. Development regulations.
6. Architectural standards.
7. Preliminary Landscaping Plan.
8. Dublin Zoning Ordinance - Applicable Requirements.
9. Compliance with PUD plans
STAGE 1 DEVELOPMENT PLAN
1. Zoning
A. Parcel 1 shall be zoned PD - Community Facility.
B Parcel 2 shall be zoned PD - RM Medium-High Density Residential.
C. Parcel 3 shall be zoned PD - Futm'e Development Area.
D. Except as specifically modified by the provisions of this PD District/Development Plan,
the use, development, improvement and maintenance of property within this PD
District/Development Plan shall be subject to the provisions of the A - Agricultural Zoning
District for Parcels 1 and 3 and the R-M - Multi-Family Residential Zoning District for
Parcel 2 and all applicable general requirements and procedures of the Dublin Zoning
Ordinance shall be applied to the land uses designated in this PD District Rezone.
2. Statement of proposed uses
Parcel 1. PD - Community Facility
Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration Offices
Recreational Facility/Indoor & Outdoor
Senior Center/Adult Day Care Center (15 or more adults)
Chapel
Other similar religious or school related uses or structures determined to be substantially
similar to the above, subject to approval of the Director of Community Development.
Note: All other uses listed in the Community Facility Use Type are prohibited on Parcel 1.
Conditional Uses:
No uses may be established by a Conditional Use Permit on Parcel 1 except for the following uses,
as shown on the Site Plan:
2 Modular units used as temporary classrooms until such time as the new classrooms are built
2 Modular units to be used as administrative offices until such time as the present administrative
office building is expanded
1 Electronic Readerboard located on the Administro~ion Building 3 on the proiect plans
The Conditional Use Permit and Site Development Review for the modular buildings shall be
valid for no more than five (5) years after the effective date of the PD Rezoning. To extend this
approval beyond five (5) years, an application must be reviewed and approved by the Planning
4
Commission permitting the continuation of the use of this modular space. The modular units
shall be removed from the site upon occupancy of the permanent structures.
Any future proposals to light the playing fields will be subject to Site Development Review and
approval by the Planning Commission.
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree Sales Lot
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
Parcel 2. PD - RM Multi-Family Residential
Permitted Uses:
Per the R-M Zoning District
Conditional Uses:
er e - onn s ct o~,o,~o-~,~ ............... ;~,
D~.~I 2
Accessory Uses:
As provided for in the regulations and procedures of the Zoning Ordinance.
Parcel 3. PD - Future Study Area
Permitted Uses:
No uses shall be permitted until established by a future Stage 2 Planned Development
Rezoning approved by the City Council.
Conservation Easement: A portion of the property shall be maintained as open space
under a Conservation Easement, or other deed restriction acceptable to the Community
Development Director, City Engineer and City Attorney that precludes development on the
northern and eastern portion of Parcel 3 adjacent to the homes on Las Palmas Way. The
deed restriction shall not preclude landscaping.
Conditional Uses:
No conditional uses shall be permitted until established by a future Stage 2 Planned Development
Rezoning approved by the City Council.
Accessory Uses:
No accessory uses shall be permitted until established by a future Stage 2 Planned Development
Rezoning approved by the City Council.
3. Stage 1 Site Plan
The Stage 1 Site Plan consists of Sheet 1 and S-1 of the project plans dated February 5, 2003, and
"received April 16, 2003" (hereafter, project plans).
4. Site area, proposed densities, size and new area, Phasing Plan
Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. Sq. Ft. AREA Sq. Ft.
1 A Sanctuary 0 90,000 90,000
1 B Junior/Senior 0 45,000 45,000
High School,
Administration
1 C Recreational 0 15,000 15,000
Facility/Indoor
1 E Senior 0 30,000 30,000
Center/Adult Day
Care Center
1 F Chapel 0 6,000 6,000
1 1 Seminar rooms, 14,400 0 14,400
Fellowship Hall,
Administration
1 D, 2 Day Care Center 10,000 1,000 11,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High School
1 5 Elementary 52,500 0 52,500
School
118,300 187,000 305,300
Phasing of Development: Development of Parcel 1, ~"~:~-*h~ c,~o, ~,,, .... c o;,~ ~ .... ~ .....,
...... ~, ......... ~ ................. r ....... , may be
phased over time as each building is constructed or expanded. Letters and numbers of buildings do not
imply sequence of timing or phasing.
Parcel 2 (1.4 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS
2 Multi-Family 22 1.4 15.71
Residential
Phasing of Development: Development of Parcel 2 may occur at any time.
Parcel 3 (12.71 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS
3 Future Study N/A 12.71 N/A
Area
Conservation Easement: A portion of the property shall be maintained as open space under a
Conservation Easement, or other deed restriction acceptable to the Community Development Director,
City Engineer and City Attorney, that precludes development on the northern and eastern portion of
Parcel 3 adjacent to the homes on Las Palmas Way (see project plans). The deed restriction shall not
preclude landscaping.
5. Master Neighborhood Landscape Plan
The Master Neighborhood Landscape Plan is shown on Sheet L-1 of the project plans dated February 5,
2003, and "received April 16, 2003" (hereafter, project plans).
6. General Plan consistency.
Parcel 1. The proposed PD - Community Facility development of Parcel 1 is consistent with the
Public/Semi-Public designation of the Dublin General Plan.
Parcel 2. A General Plan Amendment is proposed from the Public/Semi-Public designation to the
Medium-High Density Residential designation (14.1 du/ac to 25.0 du/ac) designation of the Dublin
General Plan. This General Plan Amendment will permit a maximum of 30 dwelling units on 1.4 acres at
a density of 21.43 dwelling units per acre. This density is consistent with the Implementing Policy of
Section 2.1.1, Housing Availability of the Land Use Element of the General Plan. The Implementing
Policy reads as follows: "Designate sites available for residential development in the primary planning
area for medium to medium-high density where site capability and access are suitable and where the
higher density would be compatible with existing residential development nearby." However, the
Applicant proposes to develop 22 dwelling units at a density of 15.71 dwelling units per acre. The
adjacent Kaufman and Broad California Highlands project is designated Medium-High Density
Residential and was developed at a density of 15.3 8 dwelling units per acre. The proposed Valley
Christian Center General Plan Amendment will, therefore, be consistent with adjacent residential
development.
Parcel 3. Future Development Area. No development plans are proposed; therefore, General Plan
consistency is not an issue. A Conservation or Open Space Easement will cover a portion of the parcel as
shown on the project plans.
7. Inclusionary Zoning Regulations.
In accordance with the Inclusionary Zoning Regulations, the Applicant shall be required to provide 7.5%
of all housing to be affordable to those of very low, low and moderate incomes, and also pay an in-lieu fee
of 5% as set forth in Section 8.68.030 of the Inclusionary Zoning Regulations, or other regulations or
resolution revising the in-lieu fee provisions at the time of approval of the Stage 2 PD for Parcel 2. Based
on the number of units proposed to be built at this time, the Applicant will be required to build 1 unit to
fulfill the requirements of the Inclusionary Zoning Regulations.
STAGE 1 and 2 DEVELOPMENT PLAN
1. Statement of compatibility with the Stage 1 Development Plan.
The Stage 1 and 2 Development Plan for the Parcel 1 of the development is consistent with the Stage 1
Development Plan for the entire project.
2. Statement of proposed uses.
Parcel 1. PD - Community Facility
Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration offices
Recreational Facility/Indoor
Senior Center/Adult Day Care Center (15 or more adults)
Chapel
Other similar religious or school related uses or structures determined to be substantially
similar to the above, subiect to approval of the Director of Community Development.
Nc, te: All other uses listed in the Community Facility Use Type are prohibited on Parcel 1.
Conditional Uses: No uses may be established by a Conditional Use Permit on Parcel 1 except
for the following uses, as shown on the Site Plan:
2 Modular units used as temporary classrooms until such time as the new classrooms are
built
2 Modular units to be used as administrative offices until such time as the present
administrative office building is expanded.
1 Electronic Readerboard located on the A~m~nistrat~c,n Building 3
8
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree Sales Lot
Accessory Uses: As provided for in the regulations and procedures o£the Zoning Ordinance.
3. Stage 1 and 2 Site Plan.
The Stage 1 Site Plan consists of Sheet 1 and S-1 o£the project plans dated February 5, 2003, and
"received April 16, 2003" (hereafter, project plans).
4. Site area, proposed densities and phasing plan for Parcel 1 on 37.0 acres.
Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA tOTAL
Sq. Ft. Sq. Ft. AREA Sq. Ft.
1 A Sanctuary 0 90,000 90,000
1 B Junior/Senior 0 45,000 45,000
High School,
Administration
1 C Recreational 0 15,000 15,000
Facility/Indoor
1 E Senior 0 30,000 30,000
Center/Adult Day
Care Center
1 F Chapel 0 6,000 6,000
1 1 Seminar rooms, 14,400 0 14,400
Fellowship Hall,
Administration
1 D, 2 Day Care Center 10,000 1,000 11,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Iunior/Senior 32,600 0 32,600
High School
1 5 Elementary 52,500 0 52,500
School
118,300 187,000 305,300
Development of Parcel 1 may be phased over time. Letters and numbers do not imply sequence of timing
or phasing.
5. Development regulations.
The Development Regulations for the Stage 1 and 2 Development Plan for Parcel 1 are as follows:
Parcel area and dimensions. As shown on the Project Plans.
Setbacks
Front 30 feet
Side 20 feet
Rear 30 feet
Maximum Height and number of stories:
Building Height Number of
(maximum) stories
ASanctuary 50** 3
B Junior/Senior High School, 40-50 ;2--3
Administration
CRecreational Facility/Indoor 35 2
ESenior Center/Adult Activity Center 40*_ 2*_
F Chapel 40*_ 2*_
D Day Care Center 40 2
** A height increase up to 75 feet may be allowed if additional visual analysis of design is submitted for
consideration during Site Development Review, and the increased height is determined appropriate.
* Subject to a visual analysis of design and Site Development Review.
Spires, crosses, steeples, and architectural appurtenances may exceed the specified height limit, subject to
Site Development Review, up to a total height of 80 feet for the Sanctuary.
Building Separation: The minimum building separation for the buildings on Parcel 1 shall be as follows:
25 feet.
Accessory Structures: Accessory structure setbacks shall be as determined by the Dublin Zoning
Ordinance.
6. Architectural Standards.
The architectural standards for the Stage 1 and 2 Development Plan for Parcel 1 are as follows:
A. Site Development Review. A Site Development Review shall be required for any structure
implementing the Development Plan and shall be governed by the following Design Guidelines
and the Zoning Ordinance of the City of Dublin. In addition to the items required on the
"Application Submittal Requirements for Site Development Review" the Site Development
Review shall address the following:
1. Statement of the site development concept. This concept shall define an
attractive and harmonious development theme for site planning, architecture and
landscape architecture.
l0
2. Site development plan. This plan shall generally conform to the Stage 1 and 2
Development Plan and shall show how trait density, parking and access can be
accommodated on the site.
3. Pedestrian Circulation: An on-site pedestrian circulation plan shall be prepared
and submitted at the time of Site Development Review. Where appropriate, this
plan will include transitions from public rights of way to private walkways.
Connections between buildings and walkways encircling buildings shall be
emphasized, which limit or eliminate the need to cross any vehicular drive aisle. In
instances where pedestrian walkways and motorized vehicles intersect a change in
pavement material or treatment shall be utilized.
4. Architectural plans, sections and elevations.
5. Addressing plan. The buildings should be addressed to ensure that building
numbers are easy to locate and read. A directory board should be considered to aid
in directing emergency responders and other visitors.
6. Circulation plan. Circulation plan for automobiles, parking, motorcycles, trucks,
truck-loading spaces, pedestrians and bicycles, including designation of fire lanes,
curb radii, and truck maneuvering templates. Access to and around buildings
should be addressed to aid in security patrolling and emergency access.
7. Traffic Mitigation. The requirements of the Traffic Study prepared for the EIR for
this Planned Development Rezoning and Development Plan, and those of any
addendum to the Traffic Study, shall be implemented through Site Development
Review and the conditions of approval thereof.
8. Final Landscaping Plan. A Final Landscaping Plan as described in Chapter 8.72
of the Dublin Zoning Ordinance shall be prepared. It should include a description
of all proposed landscaping and hardscape, a generalized plant palette with the
location, size and name of proposed plants and trees (both common and botanical),
fencing location and materials, and any additional information required by the
Director of Community Development. The plan shall provide a clear
understanding of the character, massing, and site compatibility of the landscaping
program. The Final Landscape Plan shall conform generally to the Master
Neighborhood Landscape Plan of the Development Plan.
9. Grading and Utility Plans. Final Grading and Utility Plans shall be prepared and
submitted.
10. Sign/Site Development Review. A Sign/Site Development Review, including the
specifications for each type of sign (when approved).
11. Lighting Program. A Lighting Program shall be prepared showing lighting of
buildings, roadways and parking and should describe the location and types of
fixtures. Particular attention shall be paid to minimizing off-site spill of lighting
from the project, security lighting and lighting of pedestrian pathways.
12. Visual Impact Analysis. An analysis shall be prepared, including view profiles, of
the visual impacts of the each building to be constructed in project, and be
submitted with applications for Site Development Review.
B. Site Design Guidelines.
1. Building siting. Wherever possible, buildings should be sited in relation to each
other to create a system of semi-enclosed and usable outdoor areas.
2. Setback variations. Setback variations among buildings along a street are
encouraged.
3. All setbacks shall be landscaped.
4. State Regional Water Quality Control Board Best Management Practices. The
site shall be designed to institute State Regional Water Quality Control Board Best
Management Practices for storm drainage. All parts of the site, including building
pads, parking, loading, access driveways and maneuvering areas shall be graded
and well-drained and shall be maintained at all times. Drainage outlets shall
include a sign reading "No Dumping/Flows into the Bay".
5. Trash/Recycling Enclosures. There may either be a central enclosure or each
building shall provide adequate and accessible interior or exterior enclosures for
trash and recycling facilities. Exterior facilities shall be entirely enclosed by a solid
fence or wall and opaque gate no less than six feet in height and shall not be located
near any pedestrian access points or outdoor usable open space areas. A roof
structure acceptable to the Fire Department shall be used for additional screening
from 2 or more story structures and to prevent winds from blowing refuse deposited
in these enclosures. Detailed enclosure standards will be required as part of Site
Development Review.
C. Architectural Guidelines.
1. Overall architectural theme. An overall architectural theme is to be established
for the entire site. Through architectural design, a signature statement can be
created to define the Valley Christian Center Site and make it visually unique.
Utilizing architectural building materials and architectural design techniques, the
Valley Christian Center Site will project a statement to define this site. The
architectural design elements shall coordinate with any vehicular and pedestrian
signature elements. Additionally, buildings shall be designed to reflect the criteria
discussed in the project Environmental Impact Report, subject to Site Development
Review.
2. Fa~;ade design. The front, side, and rear facades of buildings shall be designed to
provide visual interest to pedestrians and motorists. If a building will visible from
the rest of Dublin, care must be taken to ensure that visual impacts are addressed.
In such case, emphasis should be placed on a design that would make a positive
visual statement for the City. Front and side building facades shall include
sufficient articulation to prevent long, horizontal elements and uninterrupted walls.
Additionally, the architectural design of the buildings shall emphasize low profiles
and rooflines, the use of earthtone colors, non-reflective surfaces, compatibility
with existing structures on the site, and appropriate landscape screening.
3. Visual stimulation and coherent architectural design theme. The design of
windows, reveals, parapets and other architectural features should promote a
visually stimulating and coherent architectural theme. Long stretches of windows
12
shall be broken up by perpendicular elements, such as building wall, trellises or
latticework.
4. Entries. Distinctive materials shall be used in the design of entry areas to highlight
these areas.
5. Roof treatment. Distinctive rooflines shall be introduced at building entries.
Rooftop mechanical equipment shall be screened from view.
6. Outdoor Equipment Enclosures. Outdoor Equipment enclosures will be allowed
as required but shall be designed to accentuate and blend with the other structures
on site.
7. Preliminary Neighborhood Landscape Plan.
The Preliminary Neighborhood Landscape Plan complies with the Site
Development Review requirements above and consists of Sheet L-1 of the project
plans dated February 5, 2003, and "received April 16, 2003" (hereafter, project
plans)
8. Compliance with PUD Plans.
The project shall substantially comply with the project plans and details shown in
Exhibit A-2, except as modified herein. Such project plans are incorporated by
reference.
G:pa00-017/Development Plan
13
LEGEND:
I '1 N NE',V BUILDING
:! SITE SUMMARY
PAR. CEL ~ PARCEL 2 P~CEL 3
g P~CEL 1
3
5
. -' ..... EXISTING FIRST
FLOOR P~N
~c~,, V~LEY CHRISTI~ CENTER ~ STAGE l and STAGE 2
PD PLAN
· LEGEND:. ,-.,
1,4
~ ~ . :....: .: .?... :':.
~ ':. "::;~';~' .... .,~ ~~ .... ,
., :'~:' P~CEL 5~ ....:
STAGE 1 PD, . _ e ' ' o~
': ...... ';'~: ......._.'":::';-~ ---::::~':. 2' "' .. :~;';:/:.:: STAGE 1 and STAGE 2
PD PLAN -
1
PLANTING KEY
Symbol Size Botanical Name Common Name
Q 15 galFr~dnus o. 'Raywood' Raywood Ash
Zelkova sermta Sawieaf Zelkove
{~ 15 gal. ~ calleryane Ornamental Pear
Q 15 gal. Pinua eldafica Afghan Pine
Pinus halepensls Aleppo Pine
Q 15 ga[. Querc~$ egrifoiia California Live Oak
~ 15 gal. Sequoia eemben/im~s Coast Redwood
Existing bee
to remain, typical
EXisting tree to be
removed during future
PROJECT NOTES
100' 50' 0' 100' 300'
j I. QFF[CE$ · , . '.SANCTUARY NARTHEX I ' FELLOWSHIP 'P~ SCHOq
~, ~ .(LOWER L~EL)' ~
SOUTH EAST ELEVATION
ROOF P~N
~LEVATIONS
O' 20' 40' 80'
ROAD ........
COVERED WALK
LEVEL2
,I~___ !, , ROOF LEVEL
EXI~.TJNG~.UILDIN ~ J J ~ I -- ~,~'
.... ~AD-'
LEaL 3
BUILDING B
FLOOR PLANS
0' 20' 40' 80' NORTH
· NEW, BUILDING BEYOND..4 .
· .ENTRANCE-,---,7 !~ v//'/' ~1 ~. ' T
CO. RED WALK
NfiW BUILDING ~ ~ EXISTING BU1LDING (E)SXCAMOR~ BUILDING COURTYARD .NE~ BUILDING ~ PARKING
,
NORTH ELEVATION SECTION A-A
(E)CED,~R.BUILDI~IG , :NEW BRIDGE,;, NEW BUILDING ....
EAST ELEVATION SECTION B-B
BUILDING B
g ELEVATIONS
SCALE: ~" ~ 20' - 0"
80' PROJECT
2-B
~ING ~ ,-1
LEVEL- 2 ~ NORTH ELEVATION EAST ELEVATION _~
ISTING BUILDING
ROOF DECK-MECHANICAL r~
LEVEL- 1 ',~ SECTION A-A SECTION B-B
~ NORTH BUILDING
C PLANS, SECTIONS
BUILDING
pmnm ~ ~:~. SCALE: 1" ~ 20'- 0"
0' 20' 40' 80'
3
"~'~;~;? NORTH- WEST ELEVATION
DRIVEWAY
NORTH-EAST ELEVATION
~ Rq0F DEOK.~ECIqANIOAL ~
SECTION A A
BUILDING
, E I PLANS, sECTION.
NORTH NORTH 0' 20' 40' 80'
CHAPEL ' ':'
LEVEL, 1 . /~m~
,ECTf0N
F rlONS
BUILDING
0' 20' 40' 80'
5
RESOLUTION NO. 03 - 18
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A TENTATIVE PARCEL MAP PA 00-017 FOR APPROXIMATELY 50.7 ACRES ON
THE VALLEY CHRISTIAN CENTER PROPERTY LOCATED AT 7500 INSPIRATION DRIVE
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a Tentative Subdivision
Map to subdivide a 50.7 acre parcel into three parcels of 37.06, 1.39 and 12.71 acres; and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision
Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or
financing, unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map
Act and City of Dublin Subdivision Regulations; and
WHEREAS, the Tentative Parcel Map is part of a larger project which includes a General Plan
Amendment, PD Rezone, Site Development Review and Conditional Use Permit for a Master Plm~ for Valley
Christian Center;
WHEREAS, the proposed project area is located within the westerly portion of Dublin and contains
approximately 50 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard and west of the
terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the A Agricultural Zoning
District; and
WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act
(CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Draft and Final
Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the State CEQA
Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and Section 15132, m~d all
potential significant impacts have been mitigated through design of the project and the Conditions of Approval
contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a
result of the project; and
WHEREAS, the Planning Commission held a public hearing on said application on April 22, 2003; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the staff report was submitted recommending the Planning Commission approve the
Tentative Parcel Map subject to Conditions of Approval prepared by Staff; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find that:
1. The Tentative Parcel Map is consistent with the intent of applicable subdivision regulations and
related ordinances.
2. The design or improvements of Tentative Parcel Map is consistent with the City's General Plan
policies as they apply to the subject property in that it is a subdivision for the transfer of land for the
implementation of the Valley Christian Center Master Plan in an area designated for that type of
development.
3. The Tentative Parcel Map is consistent with the City of Dublin Zoning Ordinance.
4.. The site is located adjacent to major roads and a highway on 50.7 acres and the Master Plan
provides for sites that are physically suitable for the type and density of development and the proposed
subdivision into three parcels.
5. An environmental impact report has been prepared for the Master Plan and this Tentative Parcel
Map. All potential significant impacts have been mitigated through design of the project and the
Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant
environmental effects to occur as a result of the project.
6. With the incorporation of mitigation measures of the EIR for the Master Plan, the design of the
subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or
cause public health concerns.
7. The design of the subdivision will not conflict with easements, acquired by the public at large, or
access through or use of, property within the proposed subdivision. The City Engineer has reviewed the
map and title report and has not found any conflicting easements of this nature.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT except as specifically modified
elsewhere, the Planning Commission of the City of Dublin does hereby approve the Tentative Parcel Map
Attachment 4, Exhibit A, for PA 00-017, to subdivide an existing 50.7+- acre parcel into three parcels of 37.06+,
1.39+-, and 12.71+-, This approval shall conform generally to the Tentative Parcel Map prepared by Cunha
Engineering, Inc., dated received by the Planning Department on April 16, 2003, consisting of one sheet, stamped
approved and on file; with the City Planning Department.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to Parcel Map approval,
and shall be subiect to Planning Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of approval. [PL] Planning,
lB1 Building, [PO] Police, [PWI Public Works, IADM1 Administration/Ci .ty Attorney, [FIN] Finance, IF1
Alameda County Fire Prevention, [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood
Control & Water Conservation District (Zone 7).
CONDITION TEXT RESP. WHEN
# AGENCY REQU~D
(Prior to)
GENERAL CONDITIONS
Effective Date. This Tentative Parcel Map shall not become PL, PW Prior to Effective
1 effective until the General Plan Amendment and PD Rezone date of TPM
are approved by the City Council and come into effect.
2 Tentative Parcel Map Approval. Approval of the Tentative PL, PW, B On-going, SDR
Parcel Map is not an approval of any specific proposed lot
improvements, lot traffic circulation system or parking plan,
street improvement fronting each proposed lot. Specific site
frontage improvements for each lot will be addressed and
reviewed as part of the Site Development Review Application
process for each lot.
3 Standard Public Works Conditions of Approval. PW Recordation of
Applicant/Developer shall comply with all applicable City of Parcel Map/
Dublin Standard Public Works Conditions of Approval Approval of
2
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
attached as Exhibit B. In the event of conflict between the Improvement Plans
Standard Public Works Conditions of Approval and these
Conditions, these Conditions shall prevail.
4 Building Codes and Ordinances. All project construction shall B On-going
conform to all building codes and ordinances in effect at the
time of building permit.
5 Fire Codes and Ordinances. All project construction shall F On-going
conform to all fire codes and ordinances in effect at the time
of building permit.
6 This Tentative Parcel Map shall expire in two and one-half PW
years pursuant to the Dublin Municipal Code Section 9.08.120
unless an extension is granted by the Planning Commission.
7 Prior to the issuance of a building permit, all applicable fees B, PL, ADM B
shall be paid. These fees shall include, but not be limited to,
those fees required by City Ordinances such as Traffic Impact
Contribution Fees, School Impact fees, Fire Impact fees,
Regional Transportation Fees, or any other that may be
adopted. In regard to payment of Traffic Impact Fees, the
timing of payment shall be in accordance with Conditions #15,
17, 18, and 19. In addition, all fees required by DSRSD, ACF,
Zone 7, shall be paid in accordance with those Agencies'
ordinances and regulations.
8 The Developer shall comply with applicable Alameda County F, PW~ PO, B
Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL
Department, Dublin Police Service, Alameda County Flood
Control District Zone 7, Alameda County Public Health, and
Dublin San Ramon Services District requirements. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall
supply written statements from each such agency or
department to the Planning Department, indicating that all
applicable conditions required have been or will be met.
9 The Applicant/Property Owner shall comply with all B B
applicable regulations and requirements of the Uniform
Building Code and the Building Inspection Section.
10 Conditions of Approval. In submitting subsequent plans for PW Recordation of
review and approval, Applicant/Developer shall submit six (6) Parcel Map/
sets of plans to the Engineering Department for plan check. Approval of
Each set of plans shall have attached a copy of these Improvement Plans
Conditions of Approval with Responses to Conditions filled in
(see this chart) indicating where on the plans and/or how the
condition is satisfied. A copy of the Standard Public Works
Conditions of Approval shall also be submitted which has been
marked up to indicate where on the plans and/or how the
condition is satisfied. The notations shall clearly indicate how
all Conditions of Approval and Standard Public Works
Conditions of Approval will be complied with. Improvement
plans will not be accepted without the annotated conditions and
standards attached to each set of plans. Applicant/Developer
3
cONDITION TEXT RESP. WHEN
# AGENCY REQU~D
(PriOr to)
will be responsible for obtaining the approvals of all
participating non-City agencies.
11 A protocol-level wetlands delineation shall be performed on PL B
the project site when a development plan is proposed for Parcel
2. Based on the results of this analysis, the development plan
should be modified to avoid all wetland areas. If avoidance is
not possible, a wetland mitigation plan shall be prepared by a
qualified biologist to include identification of replacement
wetland area at a ratio of 2:l on or near the project site. All
applicable regulatory permits shall also be obtained from the
U.S. Army Corps of Engineers, Fish and Wildlife Service,
California Department of Fish and Game and Regional Water
Quality Control Board. (EIR Mitigation)
12 No development of Parcels 2 and 3 shall be permitted until PL On-going
'Planned Development Stage 2 Development Plan rezonings
and Site Development Review submittals have been approved
by the City Council.
PUBLIC SAFETY
13 The Applicant shall comply with all applicable regulations and F Occupancy
requirements of the Alameda County Fire Department
(ACFD), including payment of all appropriate fees.
14 All fire hydrants shall be shown on final plans. F B
PUBLIC WORKS
15 The developer/applicant shall pay Voluntary Traffic Mitigation PW B
Contributions based on the number of daily vehicle trips
generated by the project. Alternatively, the
developer/applicant shall pay the Traffic Impact Fee in effect
at the time building permits are issued for each phase of the
project, assuming City adoption of a Downtown Traffic Impact
Fee Program. The contribution or fee shall be collected for
each new use based on the number of daily vehicle trips
generated by said.use, and assuming 850 total vehicle trips for
all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall, Administration) - 20 daily vehicle trips
assumed
Building B (Jr./Sr. High School, Administration) - 358 daily
vehicle trips assumed
Building E (Senior Center, Counseling) - 273 daily vehicle
trips assumed
Parcel 2 (Multi-family residential) - 199 daily vehicle trips
assumed. (EIR Mitigation
16 A site-specific geotechnical investigation shall be required for PW Grading
each building constructed as part of the proposed expansion
4
CONDITION TEXT RESP. WHEN
AGENCY ~QUIRED
(PriOr to)
prepared by a California-registered geologist or California-
registered engineering geologist. The report(s) shall address the
potential for Geotechnical hazards and impacts to structures for
extension of the Dublin fault on the site, expansive soils, and
the potential for future landslides on the site. Specific measures
to reduce seismic hazards, expansive soils and landslide
hazards to a less-than-significant level shall be included in the
report(s) and implemented as part of the project during all
phases. (EIR Mitigation)
The project sponsor shall contribute a fair-share contribution to PW B
the funding of a new traffic signal at the Dublin
Boulevard/Inspiration Drive intersection. Said fair-share shall
be assumed to be not more than 14% of the overall cost of the
signal improvement (design + construction), with the
remaining cost funded from other City sources. This fair-share
contribution shall be collected at the time of building permit
issuance for each new use/building based on the number of
daily vehicle trips generated by said use, and assuming 850
total vehicle trips for all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall, Administration) - 20 daily vehicle trips
assumed; 20 + 850 = 2% (i.e. 2% of the applicant's total
financial obligation for the signal shall be collected at the time
of building permit issuance for Building A)
Building B (Jr./Sr. High School, Administration)- 358 daily
vehicle trips assumed; 358 + 850 = 42%
Building E (Senior Center, Counseling) - 273 daily vehicle
trips assumed; 273 + 850 = 32%
Parcel 2 (Multi-family residential) - 199 daily vehicle trips
assumed; 199 +850 = 24%
If the City installs said traffic signal at Dublin
Boulevard/Inspiration Drive prior to collecting the fair-share
contribution by the applicant for any new use, the contribution
shall be adjusted for inflation based on the San Francisco/Bay
Area Construction Cost Index, as published by Engineering
News Record, to reflect the cost of the traffic signal installation
at the time of building permit issuance for the new use. (EIR
Mitigation
The project sponsor shall contribute a fair-share contribution to PW B
the funding of a new traffic signal at the Dublin
Boulevard/Silvergate Drive intersection. Said fair-share shall
be assumed to be not more thom 16% of the overall cost of the
signal improvement (design + construction), with the
remaining cost funded from other City sources. This fair-share
contribution shall be collected at the time of building permit
5
CONDITION TEXT RESP. WI-~EN
# AGENCY REQUIRED
(Prior to)
issuance for each new use based on the number of daily vehicle
trips generated by said use, and assuming 850 total vehicle
trips for all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall Administration) - 20 daily vehicle trips
assumed; 20 + 850 -- 2% (i.e. 2% of the applicant's total
financial obligation for the signal shall be collected at the time
of building permit issuance for Building A)
Building B (Jr./Sr. High School, Administration) - 358 daily
vehicle trips assumed; 358 + 850 = 42%
Building E (Senior Center, Counseling) - 273 daily vehicle
trips assumed; 273 + 850 = 32%
Parcel 2 (Multi-family residential) - 199 daily vehicle trips
assumed; 199 +850 -- 24%
If the City installs said traffic signal at Dublin
Boulevard/Silvergate Drive prior to collecting the fair-share
contribution by the applicant for any new use, the contribution
shall be adjusted for inflation based on the San Francisco/Bay
Area Construction Cost Index, as published by Engineering
News Record, to reflect the cost of the traffic signal installation
at the time of building permit issuance for the new use. (EIR
Mitigation
19 The project sponsor shall contribute a fair-share contribution to PW B
the funding of the Dublin Boulevard widening between
Silvergate Drive and Hansen Drive from two to four lanes.
Said fair-share shall be assumed to be not more than 12% of
the overall cost of the roadway widening project (design +
construction), with the remaining cost funded from other City
sources. This fair-share contribution shall be collected at the
time of building permit issuance for each new use based on the
number of daily vehicle trips generated by said use, and
assuming 850 total vehicle trips for all uses, as follows:
Building A (Sanctuary, Nursery, Preschool, Seminar Rooms,
Fellowship Hall, Administration) 20 daily vehicle trips
assumed; 20 + 850 = 2% (i.e. 2% of the applicant's total
financial obligation for the roadway widening shall be
collected at the time of building permit issuance for Building
^)
Building B (Jr./Sr. High School, Administration) - 358 daily
vehicle trips assumed; 358 + 850 = 42%
Building E (Senior Center, Counseling) - 273 daily vehicle
6
CONDITION TEXT RESP. I WHEN
# AGENCY REQUIRED
0~rior to)
trips assumed; 275 + 850 = 32%
Parcel 2 (Multi-family residential) - 199 daily vehicle trips
assumed; 199 +850 = 24%
If the proposed scope or size of the Schaefer Ranch project, as
governed by a Development Agreement (DA) recorded on
1/27/99 as Series Number 99033482, is altered in the future,
the said fair share contribution of 12% by the applicant to the
funding of the Dublin Boulevard widening between Silvergate
Drive and Hansen Drive shall be recalculated based on the new
daily vehicle trip estimates for the revised Schaefer Ranch
project. If the Schaefer Ranch project does not proceed, the
applicant will have no financial obligation for this
improvement, and any funds collected from applicant for this
improvement will be reimbursed. (EIR Mitigation)
20 The project sponsor shall conduct monitoring of the peak hour PW On-going
turning movements at project driveways on one typical school
day and one typical Sunday every six months following the
completion of each phase of the VCC expansion, and report the
results to the City, to demonstrate that the expansion does not
increase the rate of vehicles violating the existing left turn
restrictions on Inspiration Drive. If the number of violators
increases after the expansion, more stringent enforcement or
other measures may be required by the VCC administration to
limit the number of vehicles accessing the project site to or
from Bay Laurel Street, as determined by the City of Dublin
Public Works Director. If the applicant fails to provide said
monitoring, then the City shall have the right, but not the
obligation, to perform said monitoring on behalf of the
applicant with all costs to be reimbursed to the City by the
applicant. (EIR Mitigation)
21 An erosion and sedimentation control plan shall be prepared by PW Grading
a California-registered civil engineer for implementation
throughout all phases of project construction. The plan should
be prepared in accordance with City of Dublin and RWQCB
design standards and shall be approved by the Dublin Public
Works Director prior to issuance of a grading permit. It is
recommended that this plan, at a minimum, include the
following provisions:
· Existing vegetated areas should be left
undisturbed until construction of
improvements on each portion of the
development site isactually ready to
commence;
· All disturbed areas should be immediately
revegetated or otherwise protected from both
wind and water erosion upon the completion
of grading activities;
7
CONDITION TEXT RESP, WHEN
# AGENCY ~QU~D
(Prior to)
· Stormwater runoff should be collected into
stable drainage channels, from small drainage
basins, to prevent the buildup of large,
potentially erosive stormwater flows;
· Specific measures should be implemented to
control erosion from stockpiled earth and
exposed soil;
· Runoff should be directed away from all areas
disturbed by construction;
· Sediment ponds or siltation basins should be
used to trap eroded soils before runoff is
discharged into on-site or offsite drainage
culverts and channels;
· To the extent possible, major site development
work involving excavation and earth moving
shall be scheduled during the dry season.
22 A Stormwater Pollution Prevention Plan (SWPPP) shall be PW Grading
prepared by a California-registered civil engineer in
accordance with RWQCB and City of Dublin standards to
ensure Best Management Practices will be employed to reduce
surface water pollution to a less-than-significant level. The
SWPPP shall be approved by the Dublin Public Works
Director prior to issuance to a grading permit. Pursuant to the
Alameda County's National Pollution Discharges Elimination
Permit (NPDES) No. CAS0029831 with the California
Regional Water Quality Control Board, all grading and
construction activities within the City of Dublin must comply
with the provisions said permit. (EIR Mitigation)
23 The project sponsor shall submit a hydrology study for the PW Grading
proposed project, prepared by a California-registered civil
engineer, documenting the amount of current stonnwater
runoff from the site, estimated future quantities of runoff, and
the ability of downstream facilities to accommodate increased
stormwater quantities. The report shall also identify needed
downstream improvements necessary to accommodate
increased storm flows and the applicant's financial
participation in funding needed improvements, if required.
The study shall be approved by the City of Dublin Public
Works Department and Zone 7 District Engineer prior to
issuance of a grading permit. (EIR Mitigation)
24 Construction-related traffic shall be prohibited on Bay Laurel PW On-going
Street and other local streets, and shall instead use Inspiration
Drive between the VCC property and Dublin Boulevard
exclusively during all work associated with the various phases
of the proposed expansion project.
25 The following construction practices, based on BAAQMD PW On-going
standards, shall be required during all phases of construction
on the project site:
· Water all active construction areas as needed;
8
CONDITION TEXT ~SP. WHEN
# AGENCY ~QUI~D
(Prior to)
· Watering or covering of stockpiles of debris, soil, sand
or other materials that can be blown by the wind;
· Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least two
feet of freeboard;
· Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads,
parking areas and staging areas at construction sites;
· Sweep daily (preferably with water sweepers) all
paved access road, parking areas and staging areas at
construction sites;
· Sweep streets daily (preferably with water sweepers) if
visible soil material is carried onto adjacent public
streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas
· Enclose, cover, water twice daily or apply non-toxic
soil binders to exposed stockpiles (dirt, sand, etc.);
· Limit traffic speeds on unpaved roads to 15 mph;
· Install sandbags or other erosion control measures to
prevent silt runoff to public roadways;
· Replant vegetation in disturbed areas as quickly as
possible. (EIR Mitigation)
26 If an archeological or Native American artifact is identified PL On-going
during Sitework and preparation, grading; or construction,
work on the project shall cease immediately until a resource
protection plan conforming to CEQA Guideline Section
15064.5 (e) is prepared by a qualified archeologist and
approved by the Dublin Community Development Director.
Project work may be resumed in compliance with such plan. If
human remains are encountered, a native American descendant
and the County Coroner shall be contacted immediately. (EIR
Mitigation)
27 The following construction noise reduction measures shall be PW Ongoing
implemented as part of all construction.
a) Limit construction time to 8:00 a.m. to 6:00 p.m.
Monday-Saturday, except state and federal holidays.
Exceptions may be granted in writing by the City
Building Official for emergency or extenuating
circumstances
b) Noisy stationary equipment should be located away
from the homes.
c) All construction equipment should be in good working
condition, and the mufflers should be inspected for
proper functioning.
d) Designate a construction noise coordinator. This
coordinator shall be available to respond to complaints
from neighbors and take appropriate measures to
9
cO~ITION TEXT RESP. WHEN
# AGENCY SQUIRED
(Prior to)
reduce noise.
(EIR Mitigation)
28 The applicant shall obtain all necessary permits, pay all PW Ongoing
applicable fees and post bonds as required.
29 The applicant shall use the Public Works Checklist to comply PW On-going
with other Public Works Conditions for this project. (EIR
Mitigation)
WATER/SEWER
30 Complete improvement plans shall be submitted to DSRSD DSR B
that conform to the requirements of the DSRSD Code, the
DSRSD "Standard Procedures, Specifications and Drawings
for Design and Installation of Water and Wastewater
Facilities", all applicable DSRSD Master Plans and policies
and all Recycled Water Design and Construction Standards.
31 Should water lines be extended to serve the project, domestic DSR Occupancy
and fire protection waterline systems for Tracts or Commercial
Developments shall be designed to be looped or interconnected
to avoid dead end sections in accordance with requirements of
the DSRSD Standard Specifications and sound engineering
practice.
32 Should water/sewer lines be extended to serve the project, DSR Occupancy
DSRSD policy requires public water and sewer lines to be
located in public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer or
water easements must be established over the alignment of
each public sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement.
33 Should water/sewer lines need to be extended to serve the DSR Occupancy
project, the locations and widths of all proposed easement
dedications for water and server lines shall be submitted to
DSRSD.
34 Should water/sewer lines need to be extended to serve the DSR Occupancy
project, all easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Parcel Map.
35 No sewerline or water line construction shall be permitted DSR On-going
unless the proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued after all of
the items in Condition No.5 have been satisfied.
36 All improvement plans for DSRSD facilities shall be signed by DSR B
the District Engineer. Each drawing of improvement plans
shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water facilities
shown. Prior to approval by the District Engineer, the
Applicant shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and
10
coNDITION TEXT RESP, WHEN
# AGENCY ~QU~D
(Prior to)
water systems, a performance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in
the amounts and forms that are acceptable to DSRSD. The
Applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by
the District Engineer.
37 Should water or sewer facilities be extended for the project, DSR B
no sewerline or water line construction shall be permitted
unless the proper utility'construction permit has been issued
by DSRSD. A construction permit will only be issued after all
of fees and permits have been obtained.
38 The Applicant shall hold DSRSD, its Board of Directors, DSR On-going
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines
resulting from completion of the project.
39 The Applicant agrees to record a conservation easement or PL, PW Final Map
other deed restriction acceptable to the Community
Development Director, City Engineer and City Attorney that
precludes development on the northern and eastern portion of
Parcel C adjacent to the homes on Las Palmas Way. The deed
-restriction shall not preclude landscaping.
PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on
this 22nd day of April 2003, by the following votes:
AYES: Cm. Jennings, Nassar, Machtmes
NOES:
ABSENT: Cm. Fasulkey
ABSTAIN: Cm. King
Planning Commission Chairperson
ATTEST:
Planning Manager
11
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553,510 SQ.~. (12.71 AC)
2,228,750 SQ.~. (50.17 AC)
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CUNHA ENGINEERING INC. II!1
[ 94061
CITY OF DUBLIN
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
GENERAL:
1. The Developer shall'comply with the Subdivision Map Act, the City of Dublin Subdivision,
ZOning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies,
and all building and fire codes and ordinances in effect at the time of building permit.
2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval
of the City of Dublin or its advisory agency, appeal board, Planning Commission, City
Council, Director of Community Development, Zoning Administrator,. or any other
department, committee, oF agency of the City the Site Development' Review to the extent
such actions are brought within the time period required by Government Code Section
06499.37 or other applicable, law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subiect to the City's promptly notifying The
Developer of any said claim, action, OF proceeding' and the City's full cooperation in the
defense of such actions or proceedings.
3. All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways~ paving, and uDities, must be constructed prior to occupancy.
4. Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
propedy abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Alameda CountyFIood Control,
Zone 7.
5. The Developer shall request all properties within the Final Map area be annexed into the
Street Lighting M~intenance Assessment District.
AGREEMENT AND BONDS:
'6. The Developer shall enter into a Tract Improvement Agreement with'the City for ali
improvements.
7. Improvement plans shall be approved bY the City Engineer and other affected agencies
having jurisdiction over public improvements, prior to execution of the Tract Improvement
Agreement and approval of the Final Map.
8. The Developer shall provide performance (100%), labor and material (100%) securities
and a cash monumentation bond to guarantee the i~§fallation of subdivision
EXH - T Afl. '
Draft April 16, 2003
improvements subject to approval by the City Engineer prior to approval of the Final Map'
and execution of the Tract Improvement Agreement.
9. Prior to acceptance of the improvements and the release of securities by the City the
following shall be submitted to .the Public Works Department
a) Signed mylars of the "Record Drawings" of the civil plans, prepared by a registered
Civil Engineer for the construction of the Improvements and Grading,
b) A mylar copy of the recorded Final Map,
c) Signed myfars of the "Record Drawings" of the landscape plans, prepared by
project Landscape Architect,
d) A declaration by the Project Landscape Architect that all work is completed and
was done under his supervision and in accordance with the recommendations
contained in the landscape plans,
e) A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications,
f) A complete record of all field density tests, including location and elevation, and a
summary of all field and laboratory tests.
g) AutoCAD electronic drawing files, if available, tied to the City's mapping
coordinates,
h) Verification that there are no liens on file against the developer on this project
10. Upon acceptance of the improvements, the performance security may be replaced with a
maintenance bond that is 25% of the value of the performance security. The
maintenance bond is released one year after acceptance of the project and after the
repair of deficiencies, if any, are completed.
tl. If grading is commenoed prior to filing the Final Map, a surety or guarantee shall be
provided to the City of Dublin for the amount (approved by the City Engineer) to restore
the site'to a stable and erosion resistant state if the project is terminated prematurely.
12. Maintenance of common areas, including landscaping and erosion control improvements,
shall be the responsibility of the developer during construction stages and until final
improvements are accepted by the City CounCil and the securities are released (one year
after improvements are accepted). Thereafter, maintenance shall be the responsibility of
a homeowners' association or individual property owners, in accordance with the project
CC&Rs.
FEES:
i3. The Developer shall pay all applicable fees in effect at the time of building permit
issuance including, but not limited to, Planning 'fees, Building fees, Dublin San Ramon
Services District fees, Public Facilities fees, Dublin Unified School District School Impact
fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, lnciusionary Housing tn-Lieu fees; ~'~"""~'~° County Flood and W~t~,
Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees
as noted in the Development Agreement.
-2-
Draft April 16, 2003
14. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to approval of the Final Map,
whichever oCcurs first, in accordance with the Subdivision Ordinance.
PERMITS:
15. An encroachment permit from the Public Works Department is required for any work done
within the public right,of-way that is not covered under an Improvement Agreement.
16. Developer shall obtain all necessary permits required by other agencies including, but not
limited to Alameda County Flood Control and water Conservation District Zone 7,
California Department of Fish and Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans. and shall submit copies of the permits to the Department
of Public Works.
SUBMITTALS :
t7. All submittals of plans and Final Maps shall comply with the requirements of the "City of
Dublin Public Works Department Improvement Plan Submittal Requirements'*, and the
"City of Dublin Improvement Plan Review Check List".
18. The Dev.eloper will be responsible for submittals and reviews to obtain the approvals of alt
participating non-City agencies. The Alameda County Fire Department and the Dublin
San Ramon Services District shall review and approve the Improvement Plans and sign
the title sheet.
19. A water quality investigation shall be submitted with each development application,
demonstrating existing water quality and impacts that urban runoff would have. The
water quality investigation should address the quantity of runoff and the effects form
discharged pollutants from surface runoff into creeks and drainage facilities.
FINAL MAP:
20. All dedications and easements required by the Tentative Map inCluding the Public Service
Easement and all easements required by the utility companies or governmental agencies
shall be shown on the Final Map.
21. Street names shall be processed for approval through the Planning Department. The
approved street names shall be indicated on the Final Map.
22. Prior to the filing of the Final Map, the developer shall furnish the City Engineer with a
letter from Dublin San Ramon Services District (DSRSD) stating that the District has
agreed to furnish water and sewer service to each of the dwelling units and/or lot included
on the Final Map.
-3-
Draft April 16, 2003
EASEMENTS:
23. The Developer Shall grant to the City of Dublin easements for traffic signal detectors,
boxes conduit, etc. at all private streets and driveways entrances that will be signalized.
24. The Devel0per shall obtain abandonment from all applicable public agencies of existing
easements and right of ways that will not be continued in use.
25. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
proPerty owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be .furnished to the City
Engineer.
26. All public sidewalks must be within City right-of-way or in a pedestrian easement except
as specifically approved by the City Engineer.
GRADING PLANS:
27. The grading plan shall be in conformance with the recommendations of the soil report, the
approved Tentative Map, and the City design standards & ordinances. In case of conflict
between the soil engineer's recommendations and City ordinances the City Engineer shall
determine which shall apply.
28. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The
plan shall include detailed design, location, and maintenance criteria of all drainage, water
quality, erosion and sedimentation control measures.
29. The grading shall be deSigned for each lot to drain to an approved drainage system
without draining onto adjoining properties.
30. All slopes 10 feet or higher shall have a concrete V-ditch installed at the toe of the slope.
The slope on these ditches shall have a minimum grade of 5% and shall discharge into an
approved drainage system.
31. A building permit is required for retaining walls over three feet in height (or over two feet
in height with a surcharge). These walls shall be designed by a registered' civil or
structural engineer.
32. The Developer's soils engineer, .based on the site soil conditions, shall prepare a
preliminary structural design for the streets asphalt concrete pavement sections. After
rough grading has been completed, the Developer's soils engineer shall performed R-
value tests on the street subgrade and prepare the final design of the pavement section.
The City Engineer shall review and approve the project's Soils Engineer's structural
pavement design, in lieu of these soil tests, the road may be designed and constructed
based on an R-value of 5.
-4-
Draft April 16, 2003
IMPROVEMENTS
33, The public improvements shall be constructed as generally shown on the approved
Vesting Tentative Map. However, the. approval of the Vesting Tentative Map is not an
approval of the specific design of drainage, sanitary sewer, water, traffic circulation, and
street improvements as shown on the Vesting Tentative Map.
34. All public improvements shall conform to the City of Dublin Standard Plans and design
requirements and as approved by the City Engineer.
35. Fire hydrants shall be provided at the locations approved by the Alameda County Fire
Department in accordance with the standards in effect at the time of development. A
raised reflector blue traffic marker shall be epoxy to the center of the paved street
opposite each hydrant.
36. Street light standards and luminaries shall be designed and installed per approval of the
City Engineer. The maximum voltage drop for streetiights is 5%.
37. All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire.
38. Two empty 3" conduits with pull ropes shall be installed along the project frontage on
arterial streets to accommodate future extension of the traffic interconnect system and for
School District web connections. The City Engineer shall determine the extent of this
, work.
39. The .Developer shall construct bus stops and shelters at the locations designated and
approved by the LAVTA and the City Engineer. The Developer shall pay the cost of
procuring and installing these improvements.
40. The developer shall furnish aad install street name signs, and traffic safety signs in
accordance with the standards of the City of Dublin.
41. At least three permanent benchmarks shall be established. Plats and elevation data shall
be provided to the City in a form acceptable to the City Engineer.
42. Street trees, of at least a 15-gallon siZe, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, in'cluding tree-varieties and
locations, approved by the Planning Director and City Engineer.
43. The installation of decorative pavement within City right-of-way requires approvai of the
City Engineer. The type of pavers and the pavement, structural section is to be approved
by the City Engineer. Where decorative paving is installed in public streets, pre-formed
traffic Signal loops and sleeves to accommodate future utilities shall put under the
b,a,n,e,,~nce,,us,s"'- * of *~ , ,c~ad~u in a
decorative pavement. * ; * -,-- ,,,e decorative paving shall be :-" ^"
landscape and lighting maintenance assessment district or other funding meOhan'ism
acceptable to the City Engineer.
-5-
Draft April 16, 2003
44. Where practicable, roof drains shall empty ontO an approved dissipating device and then
over lawn or other planted areas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
45. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
'approaches.
46. Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
47. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance
with the City policies and ordinances. All utilities shall be located and provided within
public utility easements and siZed to meet utility company standards.
48. All utility vaults, boxes and structures shall be underground and placed in landscape
areas embellished and camouflaged from public view. All utility vaults, boxes and
structures shall be shown on landscape plans and approved by the City Engineer and
Community Development Director prior to construction.
49. Any relocation of improvements or pub'lic facilities shall be accomplished by the developer · and at no expense to the City.
DUBLIN SAN RAMON SERVICE DISTRICT: -'
50. All potable & recycled water and wastewater pipelines and facilities shall be designed and
constructed by the Developer in accordance with all the Dublin San Ramon Service
District (DSRSD) master plans, standards, specifications and requirements.
51. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and
agents of DSRSD harmless and indemnify and defend the same from any litigation,
claims, -or fines resulting from the construction and completion of the project
52. Improvement plans for DSRSD facilities shall be submitted for review to DSRSD that
conform to the requirements of the DSRSD Code, the DSRSD "Standard· Procedures,
Specifications and Drawings for Design and Installation of Water and Wastewater
Facilities." all applicable DSRSD Master Plans and ali DSRSD policies.
53. Prior to issuance of a City Grading/Sitework, or building permit, all improvement plans for
DSRSD facilities shall be signed .by the District Engineer. Prior to the approval by the
District Engineer, the applicant shali pay ali required DSRSD fees, provide an engineer's
estimate of construction costs for water and sewer systems, a performance bond, a one-.
year maintenance bond, and a' comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The applicant shall alloW at least 15
working days for final improvement drawing review by DSRSD before signature by the
District Engineer.
-6-
Draft April 16, 2003
54. Prior to issuance of a City Grading/Sitework or building permit, the locations and widths of
alt proposed easement dedications for Water and sewer lines shall be Submitted to and
approved by DSRSD.
55. Alt easement dedications for DSRSD facilities shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on the Final Map. The Final Map shall be
submitted to and approved by DSRSD for easement locations, widths and restrictions
prior to approval by the City.
56. A construction permit will be issued by DSRSD only if all of the above DSRSD items have
been satisfied.
57. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
58. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls
for installation of recycled water irrigation systems to allow for future use of recycled water
for approved landscaped irrigation demands. Recycled water will be available in the
future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997.
Compliance with Ord. 280, as may be amended or superseded, is required; The District
Engineer-must approve, any exemption thereto, in conformance with Ordinance 280.
59. All irrigation facilities shall be subject to review by the District for compliance with District
and Dept. of Health Services requirements for recycled water irrigation design. The City
will not approve irrigation pfans until review and approval th.e.reof by the DSRSD is
confirmed.
60. The applicant shall coordinate with the District and Alameda County Fire Department on
required fire flows. The present interim water system is capable if providing a maximum of
3,500 gallons per minute of fire flow to the site. A future reservoir will be constructed
which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District
harmless over the use of interim water system for fire protection.
GRADING:
61. Prior to issuance of the grading permit, trees that are to be saved shall be tagged in the
field. After the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the City Engineer.
62. The Erosion Control Plan measures shall be implemented between October 15th and
April 15th unless otherwise allowed in writing by the City Engineer. The developer will be
responsible for maintaining erosion and sediment control measures for one year following
the acceptance of the subdivision improvements .by the City Council.
t~,~. Grading shall be completed in compliance with the Grading, ~ans and recommendations
of the Project Soils Engineer and/or Engineering GeologiSt, and the approved Erosion
Control Plan. Grading shall be. done under the supervision of the Project Soils Engineer
and/or Engineering GeologiSt, who shall, upon its completion, submit a declaration to the
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Draft April 16, 2003
City Engineer that all work was done in accordance with the recommendations contained
in the soils and geologic investigation reports and the approved plans and specifications.
64. Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and geologic investigation report, or where such conditions
warrant changes to the recommendations contained in the original soil investigation, a
revised soil or geologic report shall be submitted for approved by the City Engineer. It
shall be accompanied by an engineering and geological opinion as to the safety of the
site from hazards of land slippage, erosion, settlement, and seismic activity.
65. The project civil engineer shall verify that the finished graded building pads are within ±
0.1 feet in elevation of those shown on approved plans.
66. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. Ail
subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean out at the upper end of all subdrains.
CONSTRUCTION'
67. If, during construction, archaeological materials are encountered, construction Within I00
feet of these materials shall be halted until a professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or the Society of Professional Archaeology
(SOPA) has had an opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed necessary.
68. The developer is responsible for the construction site and construction safety.
69. Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The City Engineer may approve days and
hours beyond the above-mentloned days and hours. The developer is responsible for the
additional cost of the Public Works inspectors' overtime.
70. Developer shall submit a ConStruction Noise Management Plan that identifies measures
to be taken to minimize construction noise on-surrounding developed properties to the
satisfaction of the City Engineer and Community Development Director. The Plan shall
contain listing of hours of construction operation, use of mufflers on construction
equipment, 15 mph speed limit for construction traffic, identification of haul routes and
identification of noise monitor. Specific noise management measures shall be included in
appropriate contractor specmcauons
7i. Developer shall prepare a traffic-handling plan for construction traffic interface with public.
traffic on any existing public street. All construction traffic and ~,arKmg may be subject to
specific ~'; ~"' *~ '
r=,~u,r=,,,en,o, as determined Dy the City Engineer, in order to minimize
construction ln.~,ff..r..nc~ with regional non-project traffic movement.
-8-
Draft April 16, 2003
72. 'The developer shall be responsible for controlling any rodent, mosquito, or other pest
· problem due to construction activities.
73. The developer Shall be responsible for watering or other dust-palliative measures to
control dust as conditions warrant or as directed by the Director of Public Works.
74. The Developer shall repair all damaged exiSting street, curb, gutter and sidewalk as a
result of construction activities to the satisfaction of the City Engineer.
75. Prior to final preparation of the subgrade and placement of base materials, all
underground improvements shall be installed and service connections stubbed out to
property lines. All underground improvements shall be installed in a manner which will
not disturb the street pavement, curb, gutter and sidewalk, when future service
connections or extensions are made.
NPDES:
76. Prior to the commencement of any clearing or grading, the developer shall provide the
City evidence that required Notice of Intent (NOI) has been sent to the California State
Water Resources Control Board per the requirements of the NPDES. A copy of the
Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City Public
Works Department and a copy shall be kept at the construction site at all times.
77. The Storm Water Pollution Prevention Program (SWPPP) for the Operation and
maintenance'of the project shall identify the Best Management Practices (BMPs).
appropriate to the construction activities to be conducted. The SWPPP shall include the
eroSion control measures in accordance with the regulations outlined in the most current
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook.
78'. The developer is responsible for ensuring that all Contractors are aware of,. and
implement, all storm wateJ- pollution prevention measures in the SWPPP. Failure .to
comply will result: in the issuance of correction notices, citations and/or a project stop
order.
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Draft April 16, 2003
RESOLUTION NO. 03- 17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 00-017 VALLEY CHRISTIAN CENTER FOR A CONDITIONAL USE
PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT TWO
TEMPORARY MODULAR UNITS, EXTEND THE USE OF TWO TEMPORARY MODULAR
CLASSROOM UNITS, AND TO PERMIT INSTALLATION OF AN ELECTRONIC
READERBOARD SIGN AT 7500 INSPIRATION DRIVE
WHEREAS, the Applicant, the Valley Christian Center, has requested as part of their
Development Plan (VCC Master Plan) the approval of a Conditional Use Permit for the continued use on
an interim basis of two temporary modular classroom units and a new readerboard sign; and a Conditional
Use Permit and Site Development Review to allow two new temporary modular units for administrative
office use on an interim basis until the permanent construction of buildings is completed; and
WHEREAS, the proposed project area is located within the westerly portion of Dublin and
contains approximately 50 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard
and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the
A Agricultural Zoning District; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project plans and exterior elevations dated
received on April 17, 2003, for a General Plan Amendment, Planned Development Rezoning, Conditional
Use Permit, and Tentative Subdivision Map, Conditional Use Permit and Site Development Review for
the approximately 187,000 square foot expansion and Master Plan (Development Plan) project, and
signage, to fulfill the facilities future needs and for the interim use of modular units until permanent
structures are constructed; and
WHEREAS, with the exception of the chapel, which would be sited on the easterly portion of the
site, and the senior center adjacent to Inspiration Drive, the new and expanded buildings would be
constructed adjacent to existing uses and buildings on the project site. The project would be located on a
site which was previously improved and contains infrastructure to serve the expansion;
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A
Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the
State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and
Section 15132, and all potential significant impacts have been mitigated through design of the project and
the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant
environmental effects to occur as a result of the project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law.
Additionally, notices were sent to all property owners and tenants in the neighboring subdivisions and
other interested parties; and
WHEREAS, a properly noticed public hearing was held by the Planning Commission on April
22, 2003; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that it
approve the application; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony herein above set forth; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby find that:
A. The proposed modular buildings and readerboard sign are is compatible with other land uses (i.e.
residential and open' space), and transportation and service facilities in the vicinity because the
proposed Valley Christian Center will accommodate the future growth of the church and the
related school campus, and provide necessary semi-public facilities for use by the community and
residents of Dublin.
B. The proposed uses will not adversely affect the health or safety of persons residing or working in
the vicinity, and will not be detrimental to the public health, safety and welfare because all
potential environmental impacts associated with the project have been mitigated through design of
the project or through applications of Conditions of Approval in this Resolution.
C. The uses will not be injurious to property or improvements in the neighborhood because features
have been incorporated into the project and the project is conditioned to comply with all Building
and Fire Department requirements, Planning and Public Works Department requirements
regarding hazardous materials usage and storage, pesticide and herbicide usage, on- and off-site
traffic circulation, street improvements, and on and off-site drainage improvements.
D. There are adequate provisions for public access, water, sanitation, and public utilities and services
to the site incorporated into the project to ensure that the proposed use and related structures
would not be detrimental to the public health, safety, and welfare.
E. The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed because the project is located on land which had been previously
developed, graded and improved within an urbanized area and located adjacent to existing low and
medium density residential uses.
F. The Valley Christian Center use is not contrary to the specific intent clauses, development
regulations, and performance standards established for the PD Planned Development and Civic
Use types such as Community Facilities as addressed in the City's Zoning Ordinance because the
conditions of approval for the Conditional Use Permit and Site Development Review for PA 00-
017 are required to insure that the facility use, which will be supportive of surrounding residential
uses and residents of the Dublin community through the provision of religious and school services
for adjacent and nearby residents in the surrounding area, will be compatible with those uses.
2
G. The approval of this application, as conditioned, complies with the Dublin General Plan, the PD
Planned Development and Civic Use regulations of the Zoning Ordinance, and the general
requirements established in the Dublin Zoning Ordinance.
H. The Valley Christian Center project is consistent with the intent and purpose of Chapter 8.104 Site
Development Review of the Zoning Ordinance.
I. The approval of this application, as conditioned, is in the best interest of the public health, safety
and general welfare, and provides a beneficial civic and community service to residents of the
area.
J. The proposed site development, including site layout, structures, vehicular access, circulation,
setbacks, height, fencing, public safety and similar elements has been designed to provide a
desirable environment for the development.
K. The proposed parking lot will provide sufficient parking for the activities and services proposed
for the uses at the facility, in accordance with the Off-Street Parking and Loading regulations of
the Zoning Ordinance, and based on the evidence provided in the Transportation and Circulation
section of the Environmental Impact Report prepared, for the projects.
L. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings; building materials and colors;
screening of exterior appurtenances; and exterior lighting and similar elements have been
incorporated into the project in order to insure compatibility of this expansion plan with the design
concept or theme and the architectural character of the surrounding buildings and uses.
M. The proposed signage for the project is compatible with the design of the facility, surrounding
uses, and other design elements in the project, and does not intrude into the visual environments of
the residential and transportation uses.
N. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, the proposed intersection area and similar enhanced landscaping elements have been
considered to ensure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby approved PA
00-017 Conditional Use Permit and Site Development Review for Valley Christian Center's request to
continue use of the existing modular buildings, add two modular buildings and a readerboard sign at 7500
Inspiration Drive as generally depicted by the project plans, labeled Exhibit A, Attachment 5 and Exhibit
A-3 of the Planned Development Stage 1 and 2 Rezoning, consisting of 9 sheets prepared by Loving &
Campos Architects, dated received by the Planning Department on April 16, 2003, subject to compliance
with the following conditions:
CONDITIONS OF APPROVAL:
Valley Christian Center Conditional Use Permit and Site Development Review
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subiect to Department of Community Development
review and approval. The following codes represent those departments/agencies responsible for
3
monitoring compliance of the conditions of approval. [PL] Planning, [B] Building, [PO] Police, [PW]
Public Works [ADM] Administration/City Attorney, [FIN} Finance, [FI Alameda County Fire
Department, [DSR] Dublin San Rmnon Services District, [CO] Alameda County Department of
Environmental Health.
coNDITION TEXT RESP. wHEN
AGENCY REQU~D
(Prior to)
GENERAL CONDITIONS
1. This Site Development Review Approval and Conditional Use PL Effective Date of
Permit ApProval shall not become effective until the General SDR/CUP
Plan Amendment and PD Rezone are approved by the City
Council and come into effect.
2. Prior to issuance of a building permit, Site Development PL B
Review will be required for all new structures proposed for the
facility. This Site Development Review will be subject to
approval by the Director of Community Development.
3. The subject Site Development Review includes approval of PL Occupancy
four modular buildings, on a temporary basis, as follows: two
new administrative office buildings adjacent to the Oak
Building, and two existing classroom buildings east of the
Sycamore Building. The new buildings will be painted to
match the existing adjacent building colors, and shall be
removed from the site when the permanent structure is
occupied.
4. This approval shall be as generally depicted on the project PL B
plans labeled Exhibit A-3 of the Planned Development Stage 1
and 2 Rezoning, dated February 5, 2003, and stamped received
April 16, 2003, prepared by Loving and Campos Architects,
consisting of 9 sheets.
5. Prior to the issuance of a building permit, all applicable fees B, PL, ADM B
shall be paid. These fees shall include, but not be limited to,
those fees required by City Ordinances such as Public
Facilities Fees, School Impact fees, Fire Impact fees, TVTC
Regional Transportation Fees, or any other that may be
adopted. In addition, all fees required by DSRSD, ACF, Zone
7, shall be paid in accordance with those Agencies' ordinances
and regulations.
6. The Developer shall comply with applicable Alameda County F, PW, PO, B
Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL
Department, Dublin Police Service, Alameda County Flood
Control District Zone 7, Alameda County Public Health, and
Dublin San Ramon Services District requirements. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall
supply written statements from each such agency or
department to the Planning Department, indicating that all
4
Co~ITION TEXT RESP. WHEN
# AGENCY REQU~D
(Prior to)
applicable conditions required have been or will be met.
7. Modifications or changes to this Site Development Review PL On-going
approval may be approved by the Community Development
Director, if the modifications or changes proposed comply with
Section 8.104.100, of the Zoning Ordinance.
8. The Applicant/Property Owner shall comply with all B B
applicable regulations and requirements of the Uniform
Building Code and the Building Inspection Section.
9. Building Code and Ordinances. All project construction shall B Through completion
conform to all building codes and ordinances in effect at the
time of building permit.
10. Temporary Fencing. Temporary construction fencing shall be B Through completion
installed along the perimeter of all work under construction.
All fencing shall comply with the building code.
11. Building permits for the new temporary modular PL, B On-going
administrative office buildings shall be secured and
construction commenced within one (1) year after the effective
date of this approval or said approval shall be void. This one
(1) year period may be extended an additional six months after
the expiration date of this approval (a written request for the
extension must be submitted prior to the expiration date) by the
Community Development Director upon the determination that
the Conditions of Approval remain adequate to assure that the
above stated Findings of Approval will continue to be met.
12. To apply for building permits, the Applicant shall submit PL, B B
construction plans to the Building Department for plan check.
Each set of plans shall have attached a copy of these
Conditions of Approval with Responses to Conditions filled in
(see this chart) indicating where (on the plans) or how the
condition is satisfied. The notations shall clearly indicate how
all Conditions of Approval will be complied with.
Construction plans will not be accepted without the annotated
conditions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non-
City agencies prior to the issuance of building permits.
13. Construction plans shall be fully dimensioned (including B B
building elevations) accurately drawn (depicting all existing
and proposed conditions on site), and prepared and signed by a
licensed civil engineer, architect or landscape architect. The
site plan, landscape plan and details shall be consistent with
each other.
14. The Applicant/Property Owner shall develop this project and B, PL On-going
operate all uses in compliance with the Conditions of Approval
of this Site Development Review and the regulations
established in the Zoning Ordinance. Any violation of the
5
CONDITION TEXT RESP. WHEN
# AGENCY REQU~D
(Prior to)
terms or conditions specified may be subject to enforcement
action.
15. The permit shall be revocable for cause in accordance with PL On-going
Section 8.132 of the Dublin Zoning Ordinance.
16. The Conditional Use Permit and Site Development Review for PL On-going
the modular buildings shall be valid for five (5) years from the
effective date of the PD rezoning. At the end of the 5 year
period, the buildings must be removed and all utilities removed
to the satisfaction of the City of Dublin Building Department.
To extend this approval beyond five (5) years, an application
must be reviewed and approved by the Planning Commission
permitting the continuation of the use of this modular space.
17. All exterior light fixtures shall be equipped with cut-off lenses, PL SDR
directed downward, and limited in height to the maximum
necessary for adequate illumination to minimize excess light
and glare. (EIR Mitigation)
PUBLIC SAFETY
17. The Applicant shall comply with all applicable regulations and F Occupancy
requirements of the City of Dublin Fire Department (ACFD),
including payment of all appropriate fees.
18. Fire extinguishers and alarms are required in all buildings and F Occupancy
in accordance with the regulations and requirements of the
Alameda County Fire Department (ACFD), including payment
of all appropriate fees.
19. All fire hydrants shall be shown on final plans. F B
20. The Applicant shall provide rating information for the modular F B
units indicating compliance with applicable fire code
regulations for educational facilities.
21. Exit path signs shall be posted in all classrooms. F Occupancy
22. Exit paths shall remain clear and passable at all times. All F, B Occupancy
pathways must conform to UBC exit width and paving material
requirements.
23. All security for the use must comply with the City of Dublin PO Occupancy
Non-Residential Security Requirements.
24. Lighting used after daylight hours shall be adequate to provide PO, PW Occupancy
for security needs (1.0 foot candles). Exterior lighting shall be
provided around the entire perimeter of the building and in the
6
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
~rior to)
parking areas.
25. The property owner shall keep the site clear of graffiti PO On-going
vandalism on a regular and continuous basis at all times.
Graffiti resistant paints for the structures and film for windows
or glass should be used.
26. The proposed parking shall not impede required exit paths or PW, B B
encroach into pedestrian pathways.
27. This Conditional Use Permit approval will permit the PL, B B
installation of an approximately 30 square foot electronic
reader board to be installed on the south wall of the school
administration building. This approval is subject to Site
Development Review of the actual signage design, color
scheme, installation method, and materials by the Director of
Community Development..Application for and approval of a
building permit for the sign will be required prior to
installation.
PUBLIC WORKS
28. Construction-related traffic shall be prohibited on Bay Laurel PW On-going
Street and other local streets, and shall instead use Inspiration
Drive between the VCC property and Dublin Boulevard
exclusively during all work associated with the various phases
of the proposed expansion project.
29. The following construction practices, based on BAAQMD PW On-going
standards, shall be required during all phases of construction
on the project site:
· Water all active construction areas as needed;
· Watering or covering of stockpiles of debris, soil, sand
or other materials that can be blown by the wind;
· Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least two
feet of freeboard;
· Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads,
parking areas and staging areas at construction sites;
· Sweep daily (preferably with water sweepers) all
paved access road, parking areas and staging areas at
construction sites;
· Sweep streets daily (preferably with water sweepers) if
visible soil material is carried onto adjacent public
streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas
· Enclose, cover, water twice daily or apply non-toxic
7
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
] ~rior to)
soil binders to exposed stockpiles (dirt, sand, etc.);
· Limit traffic speeds on unpaved roads to 1 $ mph;
· Install sandbags or other erosion control measures to
prevent silt runoffto public roadways;
· Replm~t vegetation in disturbed areas as quickly as
possible. (EIR Mitigation)
30. If an archeological or Native American artifact is identified PL On-going
during Sitework and preparation, grading, or construction,
work on the project shall cease immediately until a resource
protection plan conforming to CEQA Guideline Section
15064.5 (e) is prepared by a qualified archeologist and
approved by the Dublin Community Development Director.
Project work may be resumed in compliance with such plan. If
human remains are encountered, a native American descendant
and the County Coroner shall be contacted immediately. (EIR
Mitigation)
31. The following construction noise reduction measures shall be PW On-going
implemented as part of all construction.
a) Limit construction time to 8:00 a.m. to 6:00 p.m.
Monday-Saturday, except state and federal holidays.
Exceptions may be granted in writing by the City
Building Official for emergency or extenuating
circumstances
b) Noisy stationary equipment should be located away
from the homes.
c) All construction equipment should be in good working
condition, and the mufflers should be inspected for
proper functioning.
d) Designate a construction noise coordinator. This
coordinator shall be available to respond to complaints
from neighbors and take appropriate measures to
reduce noise.
(EIR Mitigation)
32. The applicant shall obtain all necessary permits, pay all PW On-going
applicable fees and post bonds as required.
33. The applicant shall use the Public Works Checklist to comply PW On-going
with other Public Works Conditions for this project. (EIR
Mitigation)
WATER/SEWER
34. Complete improvement plans shall be submitted to DSRSD DSR B
that conform to the requirements of the DSRSD Code, the
DSRSD "Standard Procedures, Specifications and Drawings
8
CONDITION TEXT RESP. WHEN
# AGENCY REQUIRED
(Prior to)
for Design and Installation of Water and Wastewater
Facilities", all applicable DSRSD Master Plans and policies
and all Recycled Water Design and Construction Standards.
35. Should water lines be extended to serve the project, domestic DSR Occupancy
and fire protection waterline systems for Tracts or Commercial
Developments shall be designed to be looped or interconnected
to avoid dead end sections in accordance with requirements of
the DSRSD Standard Specifications and sound engineering
practice.
36. Should water/sewer lines be extended to serve the project, DSR Occupancy
DSRSD policy requires public water and sewer lines to be
located in public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer or
water easements must be established over the alignment of
each public sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement.
37. Should water/sewer lines need to be extended to serve the DSR Occupancy
prOject, the locations and widths of all proposed easement
dedications for water and sewer lines'shall be submitted to
DSRSD.
38. No sewerline or water line construction shall be permitted DSR On-going
unless the proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued after all of
DSRSD requirements have been satisfied.
39. All improvement plans for DSRSD facilities shall be signed by DSR B
the District Engineer. Each drawing of improvement plans
shall contain a signature block for the District' Engineer
indicating approval of the sankary sewer or water facilities
shown. Prior to approval by the District Engineer, the
Applicant shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in
the amounts and forms that are acceptable to DSRSD. The
Applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by
the District Engineer.
40. Should water or sewer facilities be extended for the project, DSR B
no sewerline or water line construction shall be permitted
unless the proper utility construction permit has been issued
by DSRSD. A construction permit will only be issued after all
of fees and permits have been obtained.
9
CONDITION TEXT RESP, WHEN
# AGENCY REQU~D
~rior to)
41. The Applicant shall hold DSRSD, its Board of Directors, DSR On-going
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines
resulting from completion of the project.
PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on
this 22nd day of April 2003, by the following votes:
AYES: Cm. Jennings, Nassar, King and Machtmes
NOES:
ABSENT: Cm. Fasulkey
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G\:pa\2000\00-017\CUP SDR Reso-pc2
10
PARCEL 2
(ILLUSTRATIVE PLAN ONLY)
STAGE
!
PD
:. - -?";- :~:; SITES~MARY
~ . PARCEL
STAGE 1 PD
3
..... ~ ~': '.%, STAGE 1 and STAGE
PD PLAN
AGENDA STATEMENT ~O
PLANNING COMMISSION MEETING DATE: April 22, 2003
SUBJECT: PUBLIC HEARING: PA 00-017 Valley Christian Center Expansion &
Master Plan - General Plan Amendment, Planned Development Rezoning Stage
& 2 Development Plan, Tentative Parcel Map, Conditional Use Permit and Site
Development Review, and Final Environmental Impact Report
(Report Prepared by: Janet Harbin, Senior Planner)
ATTACHMENTS: 1. Resolution recommending City Council certify the Valley Christian
Center Expansion Final Environmental Impact Report
2. Resolution recommending City Council adopt a General Plan
Amendment (with General Plan Map attached as Exhibit A)
3. Resolution recommending City Council approve a Planned
Development (PD) Stage 1 & 2 Rezoning (with the Rezoning Exhibit
attached as Exhibit A-1 and the Development Plan attached as Exhibit
A-2)
4. Resolution Approving Tentative Parcel Map (with Tentative Parcel Map
attached as Exhibit A & Standard Conditions as Exhibit B)
5. Resolution Approving a Conditional Use Permit and Site Degelopment
Review (with Site Plan attached as Exhibit A)
6.Applicant's Statement
7.Draft and Final Environmental Impact Report
RECOMMENDATION: 1. Hear Staff Presentation
2. Open Public Hearing
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
6. Deliberate
7. Adopt Resolution (Attachment 1) recommending City Council
certify the Final Environmental Impact Report
8. Adopt Resolution (Attachment 2) recommending City Council adopt
a General Plan Amendment (with General Plan Map attached as
Exhibit A)
9. Adopt Resolution (Attachment 3) recommending City Council
approve a Planned Development (PD) Rezoning Stage 1 & 2
Development Plan (with the Rezoning Exhibit attached as Exhibit
A-1 and the Development Plan attached as A-2)
10. Adopt Resolution (Attachment 4) approving Tentative Parcel Map
(with Tentative Parcel Map attached as Exhibit A)
11. Adopt Resolution approving a Conditional Use Permit and Site
Development Review (with Site Plan attached as Exhibit A)
COPIES TO: The Applicant/Owner
PA file
PROJECT DESCRIPTION:
The proposed project area is located within the westerly portion of Dublin and contains approximately 50
acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard and west of the terminus of
Betlan Drive at 7500 Inspiration Drive in the western hillside area. The project site is located on a large
knoll within the west hillside area which overlooks central Dublin to the west and portions of Pleasanton
to the south. The site is characterized by steeply sloping hillsides facing Dublin Boulevard and the 1-580
freeway and properties to the east. Existing topographic elevations range from a low of approximately 550
feet above sea level to a height of approximately 830 feet at the top of a small knoll at the very northerly
portion of the site.
The project site was previously graded to create the roadbed for Inspiration Drive that provides access to
existing improvements for the religious facility and school on the site. Grading has also occurred to
accommodate existing buildings, parking areas and outdoor playfields. Other portions of the site,
including the hillside that forms the easterly boundary of the site, a small knoll on the north side of the
site and portions of the southwest portion of the site, remain in a natural, ungraded condition.
The proposed project includes approval of a Master Plan development program consisting of: a Planned
Development Rezoning and Development Plan (Stage 1 and 2) for the expansion of several buildings; a
Tentative Parcel Map to subdivide the property into three separate parcels; a General Plan Amendment for
1.4 acres for future development of multi-family housing; a Conditional Use Permit and Site
Development Review for the interim use of modular buildings and a electronic reader board; and, an
Environmental Impact Report (EIR) for the Valley Christian Center. The requested land use entitlements
are discussed further in the Analysis section of this report.
The requested entitlements would allow the expansion of the existing 118,300 square foot religious
facility and school on the site by 187,000 square feet, as follows:
· Expansion of existing sanctuary (increasing the seating capacity to 2,000), pre'school, fellowship
hall and administration building (anticipated to be 3 story construction) to include 90,000
additional square feet;
· Construction of an additional 1,000 square feet to another pre-school facility (2 stories);
· Construction ora 45,000 square foot junior and senior high school administration building (3
stories);
·Construction of a new 15,000 square foot sports building (2 stories);
· of a new 30,000 square foot senior activity center (2 stories);
· Construction of a new 6,000 square foot chapel building (2 stories);
· Two modular buildings, on an interim basis, totaling 5,500 square feet for administrative office
use until the administration building is constructed;
· Continued use of two existing modular classroom buildings until the junior and senior high school
administration building is constructed;
· New parking areas to be constructed along the west side of Inspiration Drive near existing parking
areas to accommodate the expanded buildings;
· Potential future development of 22 multi-family dwelling units on the northwest comer of Dublin
Boulevard and Inspiration Drive; and,
· The addition of a LED-readout message sign to be located on the south wall of the school
administration building. The sign would be mounted against the building and would measure 12
feet in length and 30 inches in height.
With the exception of the chapel, which would be sited on the easterly portion of the site, and the senior
center adjacent to Inspiration Drive, the new and expanded uses described above would be constructed
adjacent to existing uses and buildings on the project site. The proposed development plan (Exhibit A-2 of
Attachment 3) is intended to describe the ultimate development configuration on the site. The precise
location and design of individual buildings are subject to additional review by the City of Dublin through
future Site Development Review (SDR) applications; however, the City will require that the maximum
amount of de, velopment as identified in the plan and analyzed in the project EIR will not be exceeded.
Existing Facilities and Surrounding Land Use
Existing buildings on the Valley Christian Center site total 118,300 square feet. At the present time, the
following buildings and facilities are located on the Valley Christian Center site:
· Sanctuary/Fellowship Hall building (including pre-school/day care uses) with 550 sanctuary seats
(14,400 square feet);
· Pre-school building serving 100 students (10,000 square feet);
· Junior/Senior high school serving 450 students (one building of 8,800 square feet, one building of
32,600 sqUare feet);
· Elementary School serving 750 students (52,500 square feet)
The site also contains 510 surface parking spaces, a turfed sports playfield and an asphalt play area that
also serves as an overflow parking lot. With the expanded square footage, the facilities are projected to be
a total of 305,300 square feet in size.
Valley Christian Center was approved under a Conditional Use Permit granted by Alameda County in
1978, prior to the incorporation of the area by Dublin in 1982 (source: City of Dublin Planning
Commission staff report 8/11/98). Subsequent approvals were granted on the site by the City, the most
notable being approval of the elementary school in 1994. A playfield expansion was approved as a Site
Development Review by the City in 1995. In 1998, the City granted Site Development Review approval
to locate two temporary modular units for classrooms on the property. Under the conditions of the Site
Development Review, the use of the modular units was to terminate in September 2003. Additionally, in
approving the Site Development Review for the temporary modular units, a condition requiring the
Applicant to submit a Master Plan for further expansion of the facility was included in the approval.
The General Plan land use designation of the site is Public/Semi-Public. The property is currently zoned
A Agricultural Zoning District which allows Public/Semi-Public uses and facilities. Land uses
surrounding the site include Dublin Boulevard and the 1-580 freeway to the south, and townhouses and
open spaces immediately west of the site and also a recent subdivision fronting on Dublin Boulevard° A
low-density single family residential neighborhood has been developed north of the site, with a small
ridge separating the Valley Christian Center from the neighborhood. Single-family residences in the
Hansen Ranch development, have also been constructed east of the project site and are separated from the
majority of buildings and uses on the project site by a relatively steep downslope. To the west, an attached
townhouse project has been developed (California Highlands) at a medium-high residential density of
14.1-25 dwelling units per acre.
ANALYSIS:
Proposed Development and Expansion Program
Activities envisioned within the expanded campus include church worship services, presently occurring at
9 a.m. and 10:45 a.m. on Sundays, weddings, funerals, group activities, concerts, conferences, child day
care and pre-school, adult day care, private educational activities (K-12, music school and bible school),
book and media sales, outdoor sports activities, senior living services, including Alzheimer care.
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Temporary uses, including but not limited to crafts fairs, Christmas tree sales, school carnivals, fireworks
sales and similar uses would also occur. Many of these activities are presently on-going and would be
expanded under this development proposal.
In order to accommodate the increase in activities and attendance at the church and on campus, new
buildings or the expansion of existing buildings is necessary. The new buildings to be constructed consist
of a 45,000 square foot junior and senior high school administration building; a 15,000 square foot sports
building; a 30,000 square foot senior activity center; and, a 6,000 square foot chapel building Therefore,
the Applicant has submitted a complete expansion plan for the facility to developed over several years, as
shown in the Development Plan (Exhibit A-2 of Attachment 3). The buildings to be expanded due to the
existing church and school population, plus the anticipated growth over the next several years are the
existing sanctuary (increasing the seating capacity to 2,000); pre-school; fellowship hall; administration
building to include 90,000 additional square feet; and, another pre-school facility to include an additional
1,000 square feet.
Under the proposed expansion, the number of people at the site would increase for various activities as
follows:
Existing and Proposed Facility Populations
Activity Existing Proposed (build out)
Worship Services 550 2,000
Pre-school 100 No change
Elementary School (K-6) 750 No change
Junior/Senior High (7-12) 450 650
Church Administration Staff 25 35
School Staff 145 155
Source: Project Applicant
No new worship service days or times are proposed from the existing schedule of two Sunday Morning
services.
To facilitate the various phases of the planned expansion, Valley Christian Center is requesting approval
of a General Plan Amendment, a Stage 1 and 2 Planned Development rezoning and Development Plan, a
Conditional Use Permit and Site Development Review, and a Tentative Parcel Map. These entitlements
are discussed in detail below.
GENERAL PLAN AMENDMENT
A General Plan Amendment is being requested for approximately 1.4 acres of the site located at the
northwest comer of Dublin Boulevard and Inspiration Drive to accommodate the residential component of
the proposed project. Exhibit A, Attachment 2, depicts the proposed General Plan Amendment area. No
specific design has yet been proposed for the residential component of the project. The dwelling units are
anticipated to be sold at market-rate prices. The project, when an actual development is proposed, will be
required to conform to the City's Inclusionary Ordinance.
The existing General Plan land use designation for this portion of the site is Public/Semi-Public, which
allows limited residential uses with approval of a PD-Planned Development rezoning. The proposed land
use designation is Medium-High Density Residential to permit residential development within a range of
14.1 to 25 units per acre. The maximum number of units which could be built on this property with the
density range is 30. The project (22 units) contemplated by the Valley Christian Center would have a
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density of 15.71 units per gross acre, which is less than the mid-point density (19.5 units/acre) of the
range.
This density is consistent with the Implementing Policy of Section 2.1.1, Housing Availability of the
Land Use Element of the General Plan. The Implementing Policy reads as follows: "Designate sites
available for residential development in the primary planning area for medium to medium-high density
where site capability and access are suitable and where the higher density would be compatible with
existing residential development nearby." The adjacent Kaufman and Broad California Highlands project
is designated Medium-High Density Residential and was developed at a density of 15.38 dwelling units
per acre. As the Applicant is proposing to develop 22 dwelling units at a density of 15.71 dwelling units
per acre, the project will be compatible with the adjacent California Highlands project. Additionally, it is
appropriate for schools, both public and private to be located near residential neighborhoods in close
proximity to the students they serve. The proposed Valley Christian Center General Plan Amendment
will, therefore, be consistent with adjacent residential development.
Approval of the General Plan Amendment requires action by the City Council based on a
recommendation from the Planning Commission. As the Applicant's proposal meets the intent of the
goals, objectives and implementing policies of the General Plan, Staff recommends the Planning
Commission recommend the General Plan Amendment to the City Council.
STAGE 1 AND STAGE 2 PD~PLANNED DEVELOPMENT REZONING
The Applicant has requested both a Stage 1 and Stage 2 PD-Planned Development to rezone the site from
the existing A-Agricultural zoning district. This rezoning is being pursued under the "Planned
Development" Zoning District of the Dublin Zoning Ordinance (Chapter 8.32). The purpose of the
Planned Development Zoning district is to create a more desirable use of the land and a more coordinated
development than would otherwise be possible under a single zoning district. A Planned Development
rezoning and Stage 1 and 2 Development Plan is proposed to establish regulations for the use,
development, improvement, and maintenance of the property as required by Chapter 8.32 of the Dublin
Zoning Ordinance. Approval of the Planned Development rezoning requires action by the City Council
based on a recommendation from the Planning Commission.
The proposed land uses and expansion areas for the Valley Christian Center Master Plan are shown in the
Resolution in Attachment 3, along with the necessary findings that must be made. Exhibit A-1 of
Attachment 3 establishes the proposed Planned Development (PD) zoning for the property or regulations
for the rezoning (including permitted and conditional uses and development regulations). The
Development Plan is shown in Exhibit A-2 of Attachment 3. The Stage 1 and 2 Planned Development
Rezoning and Development Plan, required by the Planned Development zoning regulations, depicts the
comprehensive development concept for the site and the project plans, including the proposed site,
architectural, landscape and other plans.
The Zoning Ordinance differentiates between a Stage 1 PD and a Stage 2 PD in that the information
required for a Stage 1 Planned Development rezoning is more general than the information required for a
Stage 2 Planned Development action. A Stage 1 Planned Development application requires basic
information about proposed land uses and densities, maximum amount of development proposed, a
phasing plan, a master landscape plan and statements requiring consistency with the General Plan and any
applicable Specific Plan.
Stage 2 Planned Development rezoning requests must be accompanied by all of the Stage 1 information
plus development regulations, architectural standards and other more detailed information. Under the
Zoning Ordinance, a Planned Development must receive both Stage 1 and Stage 2 approvals. These can
5
be done simultaneously or sequentially. For the expansion of the facilities at the Valley Christian Center,
the applicants have requested both Stage 1 and Stage 2 Planned Development approvals for the 37 acres
located in the approximate center of the site (Parcel 1).
A Stage 1 Planned Development approval has also been requested for the 1.4 acres proposed residential
portion of the site (Parcel 2), and the 12.3 acres of the site located on the east side of Inspiration Drive
(Parcel 3). However, no development is proposed at this time for Parcel 3, and the residential
development is conceptual at this time. If actual development of Parcels 2 and 3 is proposed in the future,
subsequent Stage 2 Planned Development rezonings must be approved prior to any future construction in
these areas.
Planned Development Rezonin.g/Master Plan
Following approval of a Planned Development rezoning, Site Development Review is required for the
project to address the layout of structures on the site, architectural design of new structures and for
exterior design changes such as the expansion of buildings under Section 8.104.030 of the Zoning
Ordinance. Assuming the City approves the rezoning request, all new buildings will be subject to Site
Development Review (SDR) approvals by the Director of Community Development. A condition is
included in the Resolution for the Tentative Parcel Map to require this level of review. Specific site plans,
building elevations and design, parking and access configurations, detailed landscaping and similar
detailed project information will be addressed at that stage of project review and should reflect the
standards established by the Development Plan for the project conceptual development plan approved
with the Stage 1 PD rezoning.
Site Access And Parking
Primary vehicular access to the project area would continue to be provided from Dublin Boulevard to
Inspiration Drive. Three existing driveways along the west side of Inspiration Drive would continue to be
used. Secondary site accesses would also continue to be provided north of the site, along Inspiration
Circle to Bay Laurel Street which connects to Silvergate Drive, and ultimately to Dublin Boulevard and
San Ramon Road
A total of 540 surface parking spaces presently exist on the site,' located on the west side of Inspiration
Drive along the site frontage. Overflow parking has been provided on the asphalt play area on the west
side of the site during special events at the facility. An additional 230 surface parking spaces are
proposed to be on the site in close proximity to existing parking areas, bringing the total number of on-site
parking spaces to 860. The parking stalls would be a mix of full size parking spaces, compact spaces and
handicap-accessible spaces.
The parking analysis for the project was included in the Transportation and Circulation section of the
project EIR. Using City ordinance standards for parking ratios identified with each use and activity at
various times at the site, the analysis determined that 667 parking spaces would be needed to meet the
peak parking demand on the site during worship services. Based on that analysis, the peak 667 parking
space demand for worship services could be met by the 860 spaces available on the site. Therefore,
adequate on-site parking would be provided to meet parking demand for the various land uses and
activities proposed for the project, and no parking additional parking impacts are associated with the
proposal.
Landscaping.
A Master Landscape Plan has been prepared as part of the application and is included in the Project Plans,
Exhibit A-3 of Attachment 3. Under this plan, existing landscaping would remain and be enhanced with
the development. New plantings of California Live Oak and redwood trees would be included along g the
east property line to screen the site from areas to the east. Similar buffer plantings would be located on the
6
north side of the site, east of Inspiration Drive. New landscaping would also be installed adjacent to the
proposed chapel building, the senior activity building, within the proposed parking area, and adjacent to
other proposed buildings on the site. The landscaping will conform to the City of Dublin standards for
landscaping and streetscapes, and incorporate the use of native plants and shrubs. A Final Landscape Plan
will be required to be submittal prior to issuance of building permits.
Grading And Utilities
The siting and design of on-site improvements has been carefully planned to accommodate the expanded
building areas, and to also complement the existing site topography; minimize grading; ensure that the
development does not obscure or extend above the ridgeline; and avoid the small knolls and slopes on the
site, consistent with the policies of the General Plan and the City's grading standards.
The project site has been graded to accommodate existing structures and uses, as well as Inspiration
Drive. According to the Applicant, only minor amounts of grading would be needed as part of the
proposed development program to install modular units, expand existing buildings, install parking lot
areas, and construct the proposed chapel and senior center. Some grading would also be needed for the
proposed housing units on the northwest comer of Dublin Boulevard and Inspiration Drive. The
preliminary grading for this area will be further refined when an actual proposal for residential
development is submitted.
Existing buildings and uses are served by water, sewer, natural gas and electrical power services.
Additional connections may be needed to supply increased quantities of water and sewage generation by
the increase in developed area on the site; however, capacity is available to meet the needs of the
development.
Inclusionary Housing Requirements
In accordance with the Inclusionary Zoning Regulations, the Applicant will be required to provide 12.5%
of all housing to be affordable to those of very low, low and moderate incomes. The applicant proposes
to construct 7.5% and to pay an in-lieu fee of 5%. The City Council must approve payment of in lieu fees
[Section 8.68.040 of the Inclusionary Zoning Regulations]. The applicant will be subject to any revisions
to the Inclusionary Zoning Regulations in effect at the time of approval of the residential component.
Based on the number of units proposed to be built at this time and the current Inclusionary Zoning
Regulations, the Applicant will be required to build 1 unit to fulfill the requirements of the Inclusionary
Zoning Regulations.
As the Applicant's proposal meets the intent of the Planned Development (PD) Zoning District of the
Dublin Zoning Ordinance (Chapter 8.32), Staff recommends the Planning Commission recommend the
rezoning of the property to the City Council.
TENTATIVE PARCEL MAP
The applicant has submitted a request to subdivide the 50-acre site into three smaller parcels as shown on
the Tentative Parcel Map, Exhibit A of Attachment 4. Tentative Parcel Maps are subject to approval by
the Planning Commission. The Resolution containing the Conditions of Approval for this action is
included in Attachment 4.
Parcel A, as shown on Exhibit A, would be the largest parcel with 37.0 acres and would include all
existing improvements associated with Valley Christian Center. Parcel A on the proposed tentative Parcel
map is shown as Parcel 1 on the Stage 1 and 2 PD Development Plan. Tentative Parcel A conforms to the
boundary of the Stage 1 and Stage 2 Planned Development rezoning request.
Parcel B of the Tentative Parcel Map in Attachment 4, consists of 1.4 acres of land, and is located on the
northwest comer of Dublin Boulevard and Inspiration Drive. This parcel conforms to the requested
General Plan Amendment and Stage 1 Planned Development area for future residential use (shown as
Parcel 2 on the Stage 1 and 2 PD Development Plan).
Parcel C of the Tentative Parcel Map in Attachment 4 is the remainder of the property and is located on
the east side of Inspiration Drive and would contain 12.7 acres of land. This area has been included in the
application for master planning purposes, but no specific land uses have yet been identified for this parcel.
As the Applicant's proposed Tentative Subdivision Map conforms with the proposed Planned
Development (PD) rezoning and the General Plan Amendment requests, Staff recommends the Planning
Commission approve the Tentative Subdivision Map, subject to the condition that this approval will be
effective only when the rezoning and the general plan amendment become effective (see Resolution in
Attachment 4).
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
Ternporar~ Modular Units
The Valley Christian Center is proposing to construct two additional temporary 5,000 square foot modular
buildings for use as administrative offices until the new permanent administrative offices are constructed.
These modular units would be connected by a covered walkway on an existing graded pad adjacent to
Building A (Oak Building). Presently, two modular buildings are located on the site east of Building 4
(the Sycamore Building) on the site plan in the main portion of the school campus area (see Exhibit A of
Attachment 5). These buildings are used as classrooms during school operating hours (7:30 a.m. to 3:30
p.m.), and will be replaced with a permanent structure when Building B is constructed. A Conditional
Use Permit and Site Development Review are required for the modular buildings in an agriculturally
zoned area under the Zoning Ordinance, Sections 8.40.030 (Accessory Uses) and 8.104.030 (Projects
Subject to Site Development Review). These same requirements are included in the PD regulations.
The Site Development Review approval for the two existing modular units expires in September 2003, as
Valley Christian Center had anticipated that their subsequent Master Plan for the facility would be
approved and construction underway well before that date. However, with the need for an Environmental
Impact Report to be completed for the overall development plan for the church and school facilities,
processing of the plan has taken longer than originally anticipated. Valley Christian Center is now
requesting an extension to that time period for the classroom units. Staff has included a condition of
approval in Attachment 5 to allow a five-year extension for the use of the modular classroom buildings,
and also for the two new modular buildings to be used as the administrative offices, and as added this as a
special provision to the Planned Development (PD) Rezoning.
The five-year time period for the extension and new modular buildings was determined to be appropriate,
as the Applicant is required by the conditions of approval for the project to secure building permits and
commence construction on the project within five years and by May 31, 2008. Should it be necessary to
extend this time period, the proposed condition states that the Applicant must request an extension and
receive approval from the Planning Commission. Upon occupancy of the new permanent building, the
modular units will be required to be removed from the site.
The Applicant is also requesting a Conditional Use Permit, as required by Section 8.84.050(E) of the
Zoning Ordinance, for the addition of an electronic LED-readout message sign (readerboard) to be located
on the south wall of the school administration building. The sign would be mounted against the building
and would measure 12 feet in length and approximately 30 inches in height. The sign would provide
information on current and future activities and important events to students at the campus. The
8
electronic readerboard sign would not be visible from any other viewpoint off-site or beyond the school
campus, and is smaller than the maximum wall signage area of 250 square feet allowed by the Sign
Regulations of the Zoning Ordinance with Sign/Site Development Review. The conditions of approval for
the project (see Resolution, Attachment 4) require that the Applicant submit the actual design of the
readerboard to the Director of Community Development for approval, and also receive a buil~ting permit
for the signage, prior to installation.
The Conditional Use Permit and Site Development Review for this project are related also to the Planned
Development (PD) rezoning and the General Plan Amendment requests. Because the rezoning and
general plan amendment must be approved by the Council and do not become effective until 30 days
following the adoption of the rezoning ordinance and 30 days following approval of the resolution
approving the general plan amendment, Staff recommends the Planning Commission approve the
Conditional Use Permit and Site Development Review subject to the condition that the approval will be
effective only when the rezoning and general plan amendment become effective following City Council
approval. (see Resolution in Attachment 5).
ENVIRONMENTAL REVIEW:
To comply with the requirements of the California Environmental Quality Act (CEQA), the City prepared
a Notice of Preparation dated January 18, 2002, and circulated a Draft Environmental Impact Report
(EIR) on the Valley Christian Master Plan project (see Attachment 7). It was assigned the State
Clearinghouse nmnber (SCH) 2002012070, and the public review period was from October 21 and
December 6, 2002. City staff extended the review period for an additional seven (7) days for the benefit of
surrounding residents who requested additional review time.
The Final EIR must be certified by the City Council with approval of the project. The Resolution
recommending City Council certify the document is contained in Attachment 1. The actual findings
which the City Council must make when certifying an EIR will be prepared prior to the City Council
hearing.
The Draft EIR reviewed the following topics: Aesthetics and Light and Glare, Air Quality, Transportation
and Circulation, Biological Resources, Cultural Resources, Geology and Soils, Water and Hydrology,
Land Use, Noise, Population and Housing, Utilities and Public Services and Parks and Recreation. As
required by CEQA, the DEIR also analyzed three alternatives for the project site: a "No Project"
alternative, a Housing Development Alternative and an Alternative Site Plan configuration.
The EIR concludes that with adherence to mitigation measures identified in the EIR, there will be no
significant unmitigated impacts associated with the approval of the General Plan Amendment, Planned
Development Rezoning [including the Development Plan (Master Plan), Tentative Parcel Map, SDR and
CUP and ultimate development of the project.
Several written comments were received from residents in the area during the public review period for the
Draft EIR. The Draft EIR, comments, written responses to comments and the related revisions to the
Draft EIR constitute the Final EIR for the project. A copy of this report has been provided to those who
commented on the Draft EIR. The following is a brief discussion of the pertinent issues of concern to
residents of the surrounding area:
Traffic Issues
Dublin Boulevard/Silvergate Avenue and Dublin Boulevard/Inspiration Drive Intersections
Traffic from the expansion project has been expressed as a concern by several residents in the area.
Comments from some of the residents in the surrounding Parcels are included in the Final EIR for the
project, and also responded to in that document (see Attachment 7). In analyzing the existing and
projected traffic at the intersection of Dublin Boulevard/Silvergate Avenue and the intersection of Dublin
9
Boulevard/Inspiration Drive, the traffic consultant for the project, Fehrs & Peers, considered the trip
distribution pattern for the proposed project based on the residence location for both school students and
church members. The project would draw traffic from both the local and regional population. Traffic
residing in other cities was generally assumed to travel to and from the nearest appropriate freeway on-
and off-ramps.
Based on the consultant's analysis, it was found that there would be no significant impacts due to the
project at these intersections if the project traffic generation rate is considered by itself. However, with
the project traffic added to the existing and anticipated future traffic in the area, both Dublin
Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive require signalization under during
peak hour traffic conditions. If these intersections are signalized, they will operate at LOS C or better,
which falls within the standards of the City of Dublin for signalized intersections. The signalization of
the Dublin Boulevard/Inspiration Drive intersection is already included in the Capital Improvement
Program Budget.
Mitigation for this traffic impact is included in the conditions of approval for the Tentative Parcel Map
(Attachment 4) requiring the Applicant to contribute a fair-share amount to the funding of traffic signals
at the Dublin Boulevard/Silvergate Drive and Dublin Boulevard/Inspiration Drive. Payment of the fees
would be phased based on the use and size of the specific building (see Resolution, Attachment 4).
Widening of Dublin Boulevard
In addition to the signalization of the intersections, the Applicant will also be required to make a fair-
share contribution to the funding of the future widening of Dublin Boulevard between Hansen Drive and
Silvergate Drive from two to four lanes. As the project will generate additional traffic, it contributes to
the need to widen this roadway. The monetary contribution will be based on the proportionate share of
traffic generated by the proposed project.
School Traffic Impact on Local Streets
Based on concerns expressed by residents in the neighborhood that the signs prohibiting turn movements
from the school campus are being violated, Fehrs and Peers also analyzed the likelihood of project traffic
traveling along Bay Laurel Street. Because of the turn restrictions in place prohibiting movements at the
project driveways to and from Bay Laurel Street between the hours of 7 a.m. and 5 p.m. on school days,
and based on traffic counts conducted by Fehr & Peers, there is a low violation rate, indicating a low rate
of vehicles traveling to and from the project site using Bay Laurel Street. Therefore, it is expected that
any expansion to the existing facility would result in no significant increase in traffic at Inspiration
Drive/Inspiration Circle and at Silvergate Drive/Bay Laurel Street.
However, compared to counts conducted immediately after the restrictions were put in place in 1999, it
appears that the violation rate may gradually be increasing and more drivers are making the prohibited
tums than before. Because of this, the project with the projected increase in students by 200 persons may
increase traffic on local streets near the project site, in spite of existing turning controls on project
driveways. A condition has been included in the conditions of approval to require that the school monitor
the peak hour turning movements at project driveways on one typical school day every six months
following the completion of the school expansion. Results of the monitoring must be reported to the City,
to demonstrate that the expansion does not increase the rate of vehicles violating these restrictions. If the
number of violators increases after the expansion, more stringent enforcement or other measures shall be
required by the school administration to limit the number of vehicles accessing the project site to or from
Bay Laurel Street, as determined by the City of Dublin Public Works Director.
Worship Service Traffic Impact on Local Streets
10
A concern was raised by a resident that the increase in the number of persons attending worship services
to 2,000 at maximum attendance would increase traffic in the neighborhood, forcing traffic onto
Silvergate Drive and Bay Laurel. This concern was analyzed in the Final EIR for the project (see
Attachment 6, Final EIR). To determine the amount of church traffic that currently travels along Bay
Laurel Street on Sunday mornings, a "through traffic" survey was done on January 12, 2003. Partial
license plate numbers were recorded for vehicles in the church parking lot between 8:00 AM and 1:00
PM, and for vehicles traveling along Bay Laurel Street during the same time period. The partial license
plate numbers were compared to determine the number of vehicles traveling to and from the church along
Bay Laurel Street.
Survey results indicated that for the 5-hour period, a total of 221 vehicles traveled along Bay Laurel
Street. Of this total, 37 vehicles were traveling to or from the church. The highest number of vehicles
traveling to or from the church occurred between 8:00 and 9:00 AM when a total of 37 vehicles traveled
along Bay Laurel Street, with 14 of these vehicles traveling towards the church.
The current church attendance averages 350 people per service. At buildout, when the church is expanded
from its current 550-seat capacity to 2,000 seats, the maximum attendance could reach 1,600 people on an
average per service. If the number of attendees increases from 350 to 1,600, the total church traffic would
increase by a factor of 4.57. Assuming a corresponding increase in the number of vehicles traveling to or
from the church along Bay Laurel Street, the total during the hours of 8:00 AM to 1:00 PM on a Sunday
would increase from 37 to 169 church-related vehicles on Bay Laurel Street. The total during 8:00 to
9:00 AM (the existing hour with the highest number of church-related vehicles) would increase from 14 to
64 vehicles traveling towards the church.
For comparison purposes, a count on Monday, January 13, 2003 indicated a total of 143 vehicles traveling
on Bay Laurel Street between 8:00 and 9:00 AM, and a total of 333 vehicles traveling on Bay Laurel
Street between 8:00 AM and 1:00 PM. Therefore, with the potential increase of traffic traveling to and
from the church on a Sunday, the total number of vehicles traveling along Bay Laurel Street on Sunday
would continue to be substantially less than the total on a weekday.
To ensure that these traffic projections remain accurate and there is no adverse impact on the local
streets when the sanctuary is expanded, monitoring of the peak hour turning movements at project
driveways shall also be required on one typical Sunday every six months following the completion
of the church expansion and reported to the City. If the traffic volume is found to be excessive
during that time period, more stringent enforcement or other measures may be required by the
church administration to limit the number of vehicles accessing the project site to or from Bay
Laurel Street, as determined by the City of Dublin Public Works Director. This mitigation
measure has been included in the conditions for the project. With implementation of the traffic
mitigation measures discussed in this report and the EIR, all traffic impacts will be reduced to a
less-than-significant level.
Aesthetics/Visual O. ualit~ Issues
Concerns have been expressed by some residents in the area regarding the height of the proposed
buildings and the disruption of scenic views. Two of the proposed buildings or expanded buildings, the
school administration building and the sanctuary, is proposed to be three stories with a maximum
estimated height of 50 feet. The new school administration building would be sited just east of the
junior/senior high school building and the elementary school, and the sanctuary expansion is located
within the main portion of the complex.
Based on the visual analysis prepared for the project EIR (see Attachment 7), Staff has worked with the
Applicant over the last year to orient the new buildings on the site, particularly the chapel, to reduce the
11
visual impacts of the structures from off-site view points. The comment on view blockage is noted;
however, under CEQA, blockage of view from a single-family dwelling is not considered a significant
environmental impact. Significant impacts include blockage of views from public gathering places, such
as park and playgrounds, or from scenic highways. The DEIR does contain an analysis of view impacts
from 1-580, which is designated as a scenic highway, and the Applicant has revised the project by
relocating the new buildings to a less obtrusive location to meet City concerns. However, as the visual
impact of the proposed structures near the site boundaries is a concern to the neighborhood, Staff will
work with the Applicant's architect during the Site Development Review process to minimize the visual
impact of the structures from the surrounding area.
Additionally, the height of the structures in the proposed residential portion of the project at the
intersection of Dublin Boulevard/Inspiration Drive is also a concern discussed in the project EIR. A
condition has been included in the Resolution (Attachment 4) to limit the massing and bulk of the multi-
family residence most visible fi'om the comer, and to enhance the corner with substantial landscaping.
With implementation of the mitigation measures discussed in this report and the EIR during the Site
Development Review process, the visual impacts of the project will be reduced to a less-than-significant
level.
Geotechnical Issues
As the Bay area is one of the most seismically active areas in the world, construction of the proposed
project in the west hillside area could pose potential safety hazards to the additional site employees,
visitors and students at the site to seismic risk. According to the Geotechnicat report prepared for the
EIR, during a major earthquake on a segment of one of the nearby faults, moderate to strong ground
shaking can be expected to occur on the project site. Strong shaking during an earthquake could result in
damage to buildings, roads, utility lines and other structures with associated risk to residents, employees
and visitors in the area. The recent geotechnical reconnaissance also indicates the potential for presence
of historic landslides that may not have been corrected or remediated to previous geotechnical
recommendations. Also, additional development on the project site may be subject to foundation damage
caused by expansive soils, differential settlement and similar hazards related to expansive soils. A
potential exists for landslides on the site that have not been properly repaired to be re-activated and begin
to slide. Of special concern identified in the project geotechnical report is the site of future residential uses
which may be affected by the nearby Dublin Fault.
Due to these potential risks, the conditions of approval require a site-specific geotechnical investigation
be prepared for each building constructed as part of the proposed expansion by a California-registered
geologist or California- registered engineering geologist. The report(s) must address the potential for
extension of the Dublin Fault on the site, expansive soils and the potential for future landslides on the site.
Specific measures to reduce seismic hazards, expansive soils and landslide hazards to a less-than-
significant level shall be included in the report(s), and implemented accordingly.
Biological Resource Issues
The proposed residential portion of the project as shown on the conceptual site plan (Stage 1) may
encroach into a channel adjacent to the project site, which is a tributary of Martin Creek. As the project is
presently oriented on the site, there may be impacts to biological resources and wetlands. The project may
be within the jurisdiction of the Army Corps of Engineers and permits may be required.
Mitigation measures contained in the project EIR and reflected in the conditions of approval would
require the project applicant to_conduct a protocol-level wetlands delineation on the site. If wetlands are
identified, the applicant must then obtain necessary permits from the Army Corps of Engineers and/or
other regulatory agencies if wetlands are identified on the project site. Additionally, the potential for
wetlands occurs only on a portion of the 1.4 acre site proposed for residential development, according to
12
the wetland and biological study prepared for the project by LSA. Depending on the actual extent of the
wetland area and any potential buffer required by the regulatory agencies, the placement and number of
the dwelling units may change during the review of the Planned Development Stage 2 project for this
portion of the site.
Other AgencF/Department Review
The proposed project has been reviewed by the Building Department, the Public Works Department,
Police Services, Alameda County Fire Department, Alameda County Public Works, the Flood Control
and Water Conservation District (Zone 7), and the Army Corps of Engineers. The concerns raised are
reflected in the design of the project and/or in the mitigation measures identified in the Draft and Final
EIR prepared for the project, and also in the Conditions contained in Attachment 4 and 5.
As the Draft and Final Environmental Impact Report has been prepared in accordance with the
requirements of the California Environmental Quality Act (CEQA) and analyzes the proposed project
fully, Staff recommends the Planning Commission recommend certification of the EIR to the City
Council.
CONCLUSIONS
The proposed General Plan Amendment, Planned Development rezoning, Conditional Use Permit, Site
Development Review, and Tentative Parcel Map request for the Valley Christian Center will be
consistent with the Dublin General Plan and Dublin Zoning Ordinance. The project will accommodate the
future growth of the church and the related school campus, and provide necessary semi-public facilities
for use by the community and residents of Dublin.
RECOMMENDATION
Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following
resolutions:
1. Resolution (Attachment 1) recommending City Council certify the Valley Christian Center
Expansion Final Environmental Impact Report;
2. Resolution (Attachment 2) recommending City Council approve a General Plan Amendment (with
General Plan Map attached as Exhibit A);
3. Resolution (Attachment 3) recommending City Council approve a Planned Development (PD)
Stage 1 & 2 Rezoning (with the Rezoning Exhibit attached as Exhibit A-1 and the Development
Plan attached as Exhibit A-2);
4. Resolution (Attachment 4) Approving Tentative Parcel Map (with Tentative Parcel Map attached
as Exhibit A); and,
5. Resolution (Attachment 5) Approving a Conditional Use Permit and Site Development Review
(with Site Plan attached as Exhibit A).
13
GENERAL INFORMATION:
PROPERTY OWNER: Valley Christian Center
7500 Inspiration Drive
Dublin, CA 94568
APPLICANT: Bryan Tebbutt, Business Manager
Valley Christian Center
CONSULTANT: Loving & Campos Architects, Inc.
245 Ygnacio Valley Road, Suite 200
Walnut Creek, Ca 94596-4025
Norm Dyer, Project Manager
LOCATION: 7500 Inspiration Drive
Assessors Parcel No.: 941-0022-002-06 & -07
EXISTING zONING: A Agricultural
GENERAL PLAN DESIGNATION: Public/Semi-Public
PUBLIC NOTIFICATION:
In accordance with State law, public notices of the Planning Commission hearing and the availability of
the Draft and Final Environmental Impact Report were mailed to all property owners and occupants
within 300 feet of the proposed project, and also to all residents in the neighboring Hansen Ranch,
California Highlands, and various other subdivisions near or adjacent to the site. A public notice was also
published in the Tri-Valley Herald and posted at several locations throughout the City.
14
RESOLUTION NO, 03 - 14
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
A RESOLUTION RECOMMENDING CITY COUNCIL CERTIFICATION OF THE FINAL
ENVIRONMENTAL IMPACT REPORT
FOR THE VALLEY CHRISTIAN CENTER EXPANSION/MASTER PLAN
PROJECT FOR PA 00-017
WHEREAS, the Valley Christian Center, owner of approximately 50 acres of land located at
7500 Inspiration Drive in the west hillside area of Dublin, has submitted applications for a General Plan
Amendment, rezoning to the Planned Development zoning district including approval of a Stage 1 and 2
Development Plan, a Conditional Use Permit, Site Development Review, and a Tentative Parcel Map,
collectively known as the "Project", to expand their existing religious and school facility; and
WHEREAS, the City, as lead agency, completed an Initial Study for the Project consistent with
CEQA Guidelines sections 15162 and 15163 and determined that an Environmental Impact Report
("Ell>,'') was required in order to analyze the project and the environmental effects thereof, and suggest
appropriate mitigation measures. A Notice of Preparation dated January 18, 2002 was circulated with the
Initial Study to public agencies and interested parties for consultation on the scope of the EIR; and
WHEREAS, based on the Initial Study and responses to the Notice of Preparation, the City
prepared a Draft EIR dated October 2002. The Draft EIR contains text and appendices, including the
Notice of Preparation and Initial Study; and
WHEREAS, in response to Comments received on the Draft EIR during the Public review period
from October 21, 2002 to December 13, 2002 (52 days), the City prepared and distributed the comments
and responses to comments on the project. These documents constitute the Final EIR. The Final EIR
(SCH 2002012070) is incorporated herein by reference; and
WHEREAS, a staff report, dated April 22, 2003 and incorporated herein by reference, described
and analyzed the Final EIR and the Project for the Planning Commission; and
WHEREAS, on April 22, 2003, the Planning Commission held a noticed public hearing on the
Project at which time the Commission considered the staff report, the Final EIR, and all other oral and
written comments presented to them.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and made a part of this resolution.
B. The Planning Commission has reviewed and considered the Final EIR and comments received
thereon. The Planning Commission hereby recommends that the City Council certify the Final
EIR as complete, adequate, and in compliance with CEQA and the City of Dublin's
Environmental Guidelines.
PASSED, APPROVED, AND ADOPTED this 22nd day of April 2003, by the following vote:
AYES: Cm. Jennings, Nassar, King and Machtmes
NOES:
ABSENT: Cm. Fasulkey
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
gSPA#\2000\00-017\pc EIR reso.doc
RESOLUTION NO. 03 - 15
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT
PA 00-017 FOR 1.4 ACRES OF THE VALLEY CHRISTIAN CENTER PROPERTY AT 7500
INSPIRATION DRIVE TO CHANGE THE DESIGNATION FROM PUBLIC/SEMI-PUBLIC
USE TO MEDIUM-HIGH DENSITY RESIDENTIAL (14.1 to 25.0) DWELLING UNITS PER
ACRE)
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a General Plan
Amendment, Planned Development Rezoning, Tentative Parcel Map, Conditional Use Permit, and Site
Development Review to construct approximately 22 multi-family dwelling units; an additional 187,000
square feet to an existing 118,300 square foot religious and related school facility; two new temporary
modular units for administrative office use; and the continued use of two temporary modular classroom
units on an interim basis until the permanent construction of buildings is completed.
WHEREAS, the proposed project area is located within the westerly portion of Dublin and
contains approximately 50 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard
and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the
A Agricultural Zoning District; and
WHEREAS, a General Plan Amendment is being requested for approximately 1.4 acres of the
site located at the northwest comer of Dublin Boulevard and Inspiration Drive to accommodate the
residential component of the proposed project. The proposed General Plan Amendment area consists of
revision of the General Plan Land Use Map to change the land use designation on the property from
Public/Semi-Public Facility to Medium-High Density Residential (14.1 - 25.0 dwelling units per acre).
No specific design has yet been proposed for the residential component of the project, and the dwelling
units are anticipated to be sold at market-rate prices;
WHEREAS, the project, when an actual development is proposed, will be required to submit an
application for a Planned Development Stage 2 Rezoning and Site Development Review, and conform to
the City's Inclusionary Zoning Ordinance;
WHEREAS, the Dublin General Plan designates this property as Public/Semi-Public land use and
contains maps related to this portion of the west Dublin area; and
WHEREAS, the requested General Plan Amendment request proposes to change the property
land use designation to Medium-High Density Residential (14.1 - 25.0 dwelling units per acre) to
accommodate approximately 30 multi-family dwelling units;
WHEREAS, the proposed density is consistent with the Implementing Policy of Section 2.1.1,
Housing Availability of the Land Use Element of the General Plan. The Implementing Policy reads as
follows: "Designate sites available for residential development in the primary planning area for medium
to medium-high density where site capability and access are suitable and where the higher density would
be compatible with existing residential development nearby." The proposed density is also consistent
with the land uses in the surrounding area designated Medium-High Density Residential in the General
Plan. Additionally, it is appropriate for schools, both public and private to be located near residential
neighborhoods in close proximity to the students they serve. The proposed Valley Christian Center
General Plan Amendment will, therefore, be consistent with adjacent residential development;
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A
Draft and Final Environmental Impact Report has been prepared in accordance with the provisions of
CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section
15122 and Section 15132, and all potential significant impacts will be mitigated through design of the
project and Conditions of Approval. Therefore, there is no potential for significant environmental effects
to occur as a result of the project; and
WHEREAS, the Planning Commission did hold a public hearing on the project on April 22, 2003
on the General Plan Amendment, Planned Development Rezoning, Tentative Parcel Map, Conditional
Use Permit, and Site Development Review, and recommended approval of the project to the City Council;
and
WHEREAS, City staff prepared a staff report describing and analyzing the proposed General Plan
Amendment, which report was presented to the Planning Commission at a duly noticed public hearing on
April 22, 2003, at which time all interested parties had the opportunity to comment on the project; and
WHEREAS, the Planning Commission did hear and consider all such reports, recommendations,
and testimony hereinabove set forth and supports the General Plan Amendment for the change in
designation for this property from Public/Semi-Public land use to Medium-High Density Residential (14.1
- 25.0 dwelling units per acre) land use to accommodate approximately 22 multi-family dwelling units;
and
NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission of the City of
Dublin does hereby recommend that the City Council approve the General Plan Amendment set forth in
attached Exhibit A, which exhibit is incorporated herein by reference.
PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this
22nd day of April 2003, by the following vote's:
AYES: Cm. Jennings, Nassar and Machtmes
NOES: Cm. King
ABSENT: Cm. Fasulkey
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G\:pa\2000\00-017LPC GPA Reso
RESOLUTION NO. 0S- 16
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD)
STAGE I REZONING AND DEVELOPMENT PLAN, AND A PLANNED DEVELOPMENT
(PD) STAGE 2 REZONING AND DEVELOPMENT PLAN FOR APPROXIMATELY 37
ACRES OF THE VALLEY CHRISTIAN CENTER LOCATED AT 7500 INSPIRATION
DRIVE TO CONSTRUCT APPROXIMATELY 187,000 ADDITIONAL SQUARE FEET IN
AN EXISTING RELIGIOUS AND SCHOOL COMPLEX/CENTER
AND 22 MULTI-FAMILY UNITS
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of a Planned
Development Rezoning and Development Plan to construct approximately 22 multi-family dwelling units;
an additional 187,000 square feet to an existing 118,300 square foot religious' and related school facility;
two new temporary modular units for administrative office use; and the continued use of two temporary
modular classroom units on an interim basis until the permanent construction of buildings is completed.
WHEREAS, the proposed project area is located within the westerly portion of Dublin and
contains approximately 50 acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard
and west of the terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area within the
A Agricultural Zoning District; and
WHEREAS, a Planned Development (PD) Stage 1 Rezoning and Development Plan, attached
hereto as Exhibit A-1 and A-2, are being requested for approximately 1.4 acres of the site located at the
northwest corner of Dublin Boulevard and Inspiration Drive to accommodate the 22 dwelling unit
residential component of the proposed project. No specific design has yet been proposed for the
residential component of the project; and
WHEREAS, the project, when an actual development is proposed, will be required to submit an
application for a Planned Development (PD) Stage 2 Rezoning and Site Development Review, and
conform to the City's Inclusionary Zoning Ordinance;
WHEREAS, a Planned Development (PD) Stage 1 & 2 Rezoning and Development Plan,
attached hereto as Exhibit A-1 and A-2, are requested for approximately 37 acres of the Valley Christian
Center property to construct approximately 187,000 additional square feet in an existing religious and
school complex/center; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A
Final Environmental Impact Report has been prepared in accordance with the provisions of CEQA, the
State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section 15122 and
Section 15132, and all potential significant impacts have been mitigated through design of the project and
the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant
environmental effects to occur as a result of the project; and
WHEREAS, the Planning Commission did hold a public hearing on the project on April 22, 2003
On the General Plan Amendment and Planned Development (PD) Rezoning and Development Plan, and
recommended approval of the project to the City Council; and
WHEREAS, City staff prepared a staff report describing and analyzing the proposed Plan
Development Rezoning and Development Plan, which report was presented to the Planning Commission
at a duly noticed public hearing on April 22, 2003, at which time all interested parties had the opportunity
to comment on the project; and
WHEREAS, the Planning Commission did hear and consider all such reports, recommendations,
and testimony hereinabove set forth and supports the Planned Development (PD) Rezoning and
Development Plan; and
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezoning:
1. The proposed Planned Development Rezoning and Development Plan for PA 00-017 are
compatible with other land uses (i.e. residential and open space) and transportation and service facilities
in the vicinity because the proposed Valley Christian Center will accommodate the future growth of the
church and the related school campus, and provide necessary semi-public facilities for use by the
community and residents of Dublin.
2. The proposed Planned Development Rezoning will not adversely affect the health or safety of
persons residing or working in the vicinity, and will not be detrimental to the public health, safety and
welfare because all potential environmental impacts associated with the project have been mitigated
through design of the project or through applications of Conditions of Approval.
3. The proposed Planned Development Rezoning will not be injurious to property or improvements
in the neighborhood because features have been incorporated into the project and the project is
conditioned to comply with all Building and Fire Department requirements, Planning and Public Works
Department requirements regarding hazardous materials usage and storage, pesticide and herbicide usage,
on- and off-site traffic circulation, street improvements, and on and off-site drainage improvements.
4. The proposed Planned Development (PD) Rezoning is consistent with the general provisions,
intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information
required by Section 8.32 of the Zoning Ordinance for a Stage 1 and Stage 2 Development Plan and
accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and
5. The proposed Planned Development (PD) Rezoning will not overburden public services as all
agencies must commit to the availability of public services prior to the issuance of building permits as
required by City laws and regulations; and there are adequate provisions for public access, water,
sanitation, and public utilities and services to the site incorporated into the project to ensure that the
proposed use and related structures would not be detrimental to the public health, safety, and welfare.
6. The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed because the project is located on land which had been previously developed,
graded and improved within an urbanized area and located adjacent to existing tow and medium density
residential uses.
7. The Valley Christian Center use is not contrary to the specific intent clauses, development
regulations, and performance standards established for the PD Planned Development and Civic Use types
such as Community Facilities as addressed in the City's Zoning Ordinance because the conditions of
approval for the Tentative Parcel Map, Conditional Use Permit and Site Development Review for PA 00-
017 are required to insure that the facility use, which will be supportive of surrounding residential uses
and residents of the Dublin community through the provision of religious and school services for a~d3~hcent
and nearby residents in the surrounding area, will be compatible with those uses.
8. The approval of this project, as conditioned, complies with the Dublin General Plan, the PD
Planned Development and Civic Use regulations of the Zoning Ordinance, and the general requirements
established in the Dublin Zoning Ordinance.
9. The Planned Development District (PD) Rezoning and accompanying Tentative Parcel Map,
Conditional Use Permit, and Site Development Review will create an attractive, efficient, and safe
environment; and
10. The Planned Development (PD) District Rezoning will benefit the public necessity, convenience,
and general welfare; and
11. The Valley Christian Center project is consistent with the intent and purpose of the Zoning
Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning
Commission does hereby recommend that the City Council approve a Planned Development Zoning
District and Development Plan for PA 00-017 Valley Christian Center, with the Rezoning Exhibit
attached as Exhibit A-1 and the Development Plan attached as Exhibit A-2, which constitute regulations
for the use, improvement, and maintenance of the property. Except as specifically identified otherwise in
the approved Development Plan, development and operation of land use activities within this Rezoning
shall be subject to the current City of Dublin Zoning Code and to the approval of the related General Plan
Amendment and Tentative Parcel Map.
PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this
22nd day of April 2003, by the following votes:
AYES: Cm. Jennings, Nassar and Machtmes
NOES: Cm. King
ABSENT: Cm. Fasulkey
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G\:pa\2000\00-017~PC GPA Reso
STAGE 1 DEVELOPMENT PLAN AND
STAGE 1 AND STAGE 2 REZONING/DEVELOPMENT PLAN
PA 00-017 - VALLEY CHRISTIAN CENTER
EXPANSION AND MASTER PLAN
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the Valley Christian
Center Expansion and Master Plan project. This Development Plan includes the Site Plan,
Neighborhood Landscape Plan, and Conceptual Architectural Designs dated "Received April 16, 2003"
and labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance
No. 03-__), on file in the Planning Department. The Planned Development Zoning District allows the
flexibility needed to encourage innovative development while ensuring that the goals, policies, and
action programs of the General Plan and provisions of Section 8.32 of the Zoning Ordinance are
satisfied.
The Development Plan consists of:
1. A Stage 1 Development Plan for the entire development.
2. A Stage 1 and 2 Development Plan for Parcel 1.
The Stage 1 Development Plan meets the requirements of Section 8.32.040.A of the Zoning Ordinance
and consists of the following:
1. Zoning
2. Statement of proposed uses.
3. Stage 1 Site Plan.
4. Site area, proposed densities, size, areas, and Phasing Plan.
5. Master Neighborhood Landscape Plan.
6. General Plan consistency.
7. Inclusionary Zoning Regulations.
The Stage 1 and 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning
Ordinance and consists of the following:
1. Statement of compatibility with the Stage 1 Development Plan.
2. Statement of proposed uses.
3. Stage 1 and 2 Site Plan.
4. Site area, proposed densities
5. Development regulations.
6. Architectural standards.
7. Preliminary Landscaping Plan.
8. Dublin Zoning Ordinance - Applicable Requirements.
9. Compliance with PUD plans
STAGE 1 DEVELOPMENT PLAN
1. Zoning
A. Parcel 1 shall be zoned PD - Community Facility.
B Parcel 2 shall be zoned PD - RM Medium-High Density Residential.
C. Parcel 3 shall be zoned PD - Future Development Area.
D. Except as specifically modified by the provisions of this PD District/Development Plan,
the use, development, improvement and maintenance of property within this PD
District/Development Plan shall be subject to the provisions of the A - Agricultural
Zoning District for Parcels 1 and 3 and the R-M - Multi-Family Residential Zoning
District for Parcel 2 and all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone.
2. Statement of proposed uses
Parcel 1. PD - Community Facility
Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration Offices
Recreational Facility/Indoor & Outdoor
Senior Center/Adult Day Care Center (15 or more adults)
Chapel
Note: All other uses listed in the Community Facility Use Type are prohibited on Parcel
1.
Conditional Uses:
No uses may be established by a Conditional Use Permit on Parcel 1 except for'the
following uses, as shown on the Site Plan:
2 Modular units used as temporary classrooms until such time as the new classrooms are
built
2 Modular units to be used as administrative offices until such time as the present
administrative office building is expanded
The Conditional Use Permit and Site Development Review for the modular buildings
shall be valid for no more than five (5) years until May 31, 2008. To extend this approval
beyond five (5) years, an application must be reviewed and approved by the Planning
Commission permitting the continuation of the use of this modular space. The modular
units shall be removed from the site upon occupancy of the permanent structures.
2
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree Sales Lot
Accessory Uses: As provided for in the regulations and procedures of the Zoning
Ordinance.
Parcel 2. PD - RM Multi-Family Residential
Permitted Uses:
Multi-Family Residences
Conditional Uses:
No uses may be established by a Conditional Use Permit on Parcel 2
Accessory Uses:
As provided for in the regulations and procedures of the Zoning Ordinance.
Parcel 3. PD - Future Study Area
Permitted Uses:
No uses shall be permitted until established by a future Stage 2 Planned Development
Rezoning approved by the City Council.
Conditional Uses:
No conditional uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
Accessory Uses:
No accessory uses shall be permitted until established by a future Stage 2 Planned
Development Rezoning approved by the City Council.
3. Stage 1 Site Plan
The Stage 1 Site Plan consists of Sheet 1 and S-1 of thc project plans dated "received April 16, 2003"
(hereafter, project plans).
4. Site area, proposed densities, size and new area, Phasing Plan
Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. Sq. Ft. AREA Sq. Ft.
1 A Sanctuary 0 90,000 90,000
1 B Junior/Senior 0 45,000 45,000
High School,
Administration
1 C Recreational 0 15,000 15,000
Facility/Indoor
1 D Senior 0 30,000 30,000
Center/Adult Day
Care Center
1 E Chapel 0 6,000 6,000
1 1 Seminar rooms - 14,400 0 14,400
Fellowship
Hall -
Administration
1 2 Day Care Center 10,000 1,000 11,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High School
1 5 Elementary 52,500 0 52,500
School
118,300 187,000 305,300
Phasing of Development: Development of Parcel 1, during the first phase of site development, may be
phased over time as each building is constructed or expanded.
Parcel 2 (1.4 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS
2 Multi-Family 22 1.4 15.71
Residential
4
Parcel 3 (12.71 acres)
PHASE USE NUMBER OF ACRES MAXIMUM
NUMBER DWELLING DENSITY
UNITS
3 Future Study N/A 12.71 N/A
Area
5. Master Neighborhood Landscape Plan
The Master Neighborhood Landscape Plan is shown on Sheet L-1 of the project plans dated. "received
April 16, 2003" (hereafter, project plans).
6. General Plan consistency.
Parcel 1. The proposed PD - Community Facility development of Parcel 1 is consistent with the
Public/Semi-Public designation of the Dublin General Plan.
Parcel 2. A General Plan Amendment is proposed from the Public/Semi-Public designation to the
Medium-High Density Residential designation (14.1 du/ac to 25.0 du/ac) designation of the Dublin
General Plan. This General Plan Amendment will permit a maximum of 30 dwelling units on 1.4 acres
at a density of 21.43 dwelling units per acre. This density is consistent with the Implementing Policy of
Section 2.1.1, Housing Availability of the Land Use Element of the General Plan. The Implementing
Policy reads as follows: "Designate sites available for residential development in the primary plamfing
area for medium to medium-high density where site capability and access are suitable and where the
higher density would be compatible with existing residential development nearby." However, the
Applicant proposes to develop 22 dwelling units at a density of 15.71 dwelling units per acre. The
adjacent Kaufman and Broad California Highlands project is designated Medium-High Density
Residential and was developed at a density of 15.38 dwelling units per acre. The proposed Valley
Christian Center General Plan Amendment will, therefore, be consistent with adjacent residential
development.
Parcel 3. Future Development Area. No development plans are proposed, therefore, General Plan
consistency is not an issue.
7. Inclusionary Zoning Regulations.
In accordance with the Inclusionary Zoning Regulations, the Applicant shall be required to provide
of all housing to be affordable to those of very low, low and moderate incomes, and also pay an in-lieu
fee of 5% as set forth in Section 8.68.030 of the Inclusionary Zoning Regulations, or other regulations or
resolution revising the in-lieu fee provisions at the time of approval of the Stage 2 PD. Based on the
number of units proposed to be built at this time, the Applicant will be required to build 1 unit to fulfill
the requirements of the Inclusionary Zoning Regulations.
STAGE 1 and 2 DEVELOPMENT PLAN
1. Statement of compatibility with the Stage 1 Development Plan.
The Stage 1 and 2 Development Plan for the Parcel 1 of the development is consistent with the Stage 1
Development Plan for the entire project.
2. Statement of proposed uses.
Parcel 1. PD - Community Facility
Permitted Uses:
Place of Worship
Day Care Center (15 or more children)
Elementary School
Junior High School
Senior High School
Book and media sales area (maximum 5,000 square feet)
Administration offices
Recreational Facility/Indoor
Senior Center/Adult Day Care Center (15 or more adults)
Chapel
Note: All other uses listed in the Community Facility Use Type are prohibited on Parcel
1.
Conditional Uses: No uses may be established by a Conditional Use Permit on Parcel 1 except
for the following uses, as shown on the Site Plan:
2 Modular units used as temporary classrooms until such time as the new classrooms are
built
1 Modular unit to be used as administrative offices until such time as the present
administrative office building is expanded
Temporary Uses (pursuant to a Temporary Use Permit):
Arts and Crafts Fair
Carnival
Christmas Tree Sales Lot
Accessory Uses: As provided for in the regulations and procedures of the Zoning
Ordinance.
3. Stage 1 and 2 Site Plan.
The Stage 1 Site Plan consists of Sheet I and S-1 of the project plans dated "received April 16, 2003"
(hereafter, project plans).
4. Site area, proposed densities and phasing plan for Parcel 1 on 37.0 acres.
Parcel 1 (37.0 acres)
PHASE BUILDING USE EXISTING NEW MAXIMUM
NUMBER AREA AREA TOTAL
Sq. Ft. Sq. Ft. AREA Sq. Ft.
1 A Sanctuary I0 90,000 90,000
1 B Junior/Senior 0 45,000 45,000
High School,
Administration
1 C Recreational 0 15,000 15,000
Facility/Indoor
1 D Senior 0 30,000 30,000
Center/Adult Day
Care Center
1 E Chapel 0 6,000 6,000
1 1 Seminar rooms - 14,400 0 14,400
Fellowship
Hall -
Administration
1 2 Day Care Center 10,000 1,000 ll,000
1 3 Junior/Senior 8,800 0 8,800
High School
1 4 Junior/Senior 32,600 0 32,600
High School
1 5 Elementary 52,500 0 52,500
School
118,300 187,000 1305,300
Development of Parcel 1 may be phased over time.
5. Development regulations.
The Development Regulations for the Stage 1 and 2 Development Plan for Parcel 1 are as follows:
Parcel area and dimensions. As shown on the Project Plans.
Setbacks
Front 30 feet
Side 20 feet
Rear 30 feet
Height and number of stories
Building Height Number of
(maximum) stories
Sanctuary 50 3
Junior/Senior High School, Administration 50 3
Recreational Facility/Indoor 35 2
Senior Center/Adult Activity Center 40 2
Chapel 40 2
Seminar rooms - Fellowship Hall - 50 3
Administration
Day Care Center 40 2
Elementary School 40 2
Spires, crosses, steeples, and architectural appurtenances may exceed the specified height limit, subject
to Site Development Review.
Building Separation: The minimum building separation for the buildings on Parcel 1 shall be as
follows: 25 feet.
Accessory Structures: Accessory structure setbacks shall be as determined by the Dublin Zoning
Ordinance:
6. Architectural Standards.
The architectural standards for the Stage 1 and 2 Development Plan for Parcel 1 are as follows:
A. Site Development Review. A Site Development Review shall be required for any structure
implementing the Development Plan and shall be governed by the following Design Guidelines
and the Zoning Ordinance of the City of Dublin. In addition to the items required on the
"Application Submittal Requirements for Site Development Review" the Site Development
Review shall address the following:
1. Statement of the site development concept. This concept shall define an
attractive and harmonious development theme for site planning, architecture and
landscape architecture.
2. Site development plan. This plan shall generally conform to the Stage 1 and 2
Development Plan and shall show how unit density, parking and access can be
accommodated on the site.
3. Pedestrian Circulation: An on-site pedestrian circulation plan shall be prepared
and submitted at the time of Site Development Review. Where appropriate, this
plan will include transitions from public rights of way to private walkways.
Connections between buildings and walkways encircling buildings shall be
emphasized, which limit or eliminate the need to cross any vehicular drive aisle.
In instances where pedestrian walkways and motorized vehicles intersect a change
in pavement material or treatment shall be utilized.
5. Architectural plans, sections and elevations.
6. Addressing plan. The buildings should be addressed to ensure that building
numbers are easy to locate and read. A directory board should be considered to
aid in directing emergency responders and other visitors.
7. Circulation plan. Circulation plan for automobiles, parking, motorcycles, trucks,
truck-loading spaces, pedestrians and bicycles, including designation of fire lanes,
curb radii, and truck maneuvering templates. Access to and around buildings
should be addressed to aid in security patrolling and emergency access.
8. Traffic Mitigation. The requirements of the Traffic Study prepared for the EIR
for this Planned Development Rezoning and Development Plan, and those of any
addendum to the Traffic Study, shall be implemented through Site Development
Review and the conditions of approval thereof.
7. Final Landscaping Plan. A Final Landscaping Plan as described in Chapter 8.72
of the Dublin Zoning Ordinance shall be prepared. It should include a description
of all proposed landscaping and hardscape, a generalized plant palette with the
location, size and name of proposed plants and trees (both common and
botanical), fencing location and materials, and any additional information
required by the Director of Community Development. The plan shall provide a
clear understanding of the character, massing, and site compatibility of the
landscaping program. The Final Landscape Plan shall conform generally to the
Master Neighborhood Landscape Plan of the Development Plan.
8. Grading and Utility Plans. Final Grading and Utility Plans shall be prepared
and submitted.
9. Sign/Site Development Review. A Sign/Site Development Review, including
the specifications for each type of sign (when approved).
10. Lighting Program. A Lighting Program shall be prepared showing lighting of
buildings, roadways and parking and should describe the location and types of
fixtures. Particular attention shall be paid to minimizing off-site spill of lighting
from the project, security lighting and lighting of pedestrian pathways.
11. Visual Impact Analysis. An analysis shall be prepared, including view profiles,
of the visual impacts of the each building to be constructed in project, and be
submitted with applications for Site Development Review.
B. Site Design Guidelines.
1. Building siting. Wherever possible, buildings should be sited in relation to each
other to create a system of semi-enclosed and usable outdoor areas.
2. Setback variations. Setback variations among buildings along a street are
encouraged.
3. All setbacks shall be landscaped.
4. State Regional Water Quality Control Board Best Management Practices.
The site shall be designed to institute State Regional Water Quality Control Board
Best Management Practices for storm drainage. All parts of the site, including
building pads, parking, loading, access driveways and maneuvering areas shall be
graded and well-drained and shall be maintained at all times. Drainage outlets
shall include a sign reading "No Dumping/Flows into the Bay".
5. Trash/Recycling Enclosures. There may either be a central enclosure or each
building shall provide adequate and accessible interior or exterior enclosures for
trash and recycling facilities. Exterior facilities shall be entirely enclosed by a
solid fence or wall and opaque gate no less than six feet in height and shall not be
located near any pedestrian access points or outdoor usable open space areas. A
roof structure acceptable to the Fire Department shall be used for additional
screening from 2 or more story structures and to prevent winds from blowing
refuse deposited in these enclosures. Detailed enclosure standards will be
required as part of Site Development Review.
C. Architectural Guidelines.
1. Overall architectural theme. An overall architectural theme is to be established
for the entire site. Through architectural design, a signature statement can be
created to define the Valley Christian Center Site and make it visually unique.
Utilizing architectural building materials and architectural design techniques, the
Valley Christian Center Site will project a statement to define this site. The
architectural design elements shall coordinate with any vehicular and pedestrian
signature elements.
2. Fa~;ade design. The front, side, and rear facades of buildings shall be designed to
provide visual interest to pedestrians and motorists. If a building will visible from
the rest of Dublin, care must be taken to ensure that visual impacts are addressed.
In such case, emphasis should be placed on a design that would make a positive
visual statement for the City. Front and side building facades shall include
sufficient articulation to prevent long, horizontal elements and uninterrupted
walls.
3. Visual stimulation and coherent architectural design theme. The design of
windows, reveals, parapets and other architectural features should promote a
visually stimulating and coherent architectural theme. Long stretches of windows
shall be broken up by perpendicular elements, such as building wall, trellises or
latticework.
10
4. Entries. Distinctive materials shall be used in the design of entry areas to
highlight these areas.
5. Roof treatment. Distinctive rooflines shall be introduced at building entries.
Rooftop mechanical equipment shall be screened from view.
6. Outdoor Equipment Enclosures. Outdoor Equipment enclosures will be
allowed as required but shall be designed to accentuate and blend with the other
structures on site.
7. Preliminary Neighborhood Landscape Plan.
The Preliminary Neighborhood Landscape Plan complies with the Site
Development Review requirements above and consists of Sheet L-1 of the project
plans dated "received April 16, 2003 (hereafter, project plans).
8. Compliance with PUD Plans.
The project shall substantially comply with the project plans and details shown in
Exhibit A-2, except as modified herein. Such project plans are incorporated by
reference.
G:pa00-017/Development Plan
11
CALL TO ORDER
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, April 22,
2003, in the Dublin Civic Center Regional Meeting Room. Cm. Jennings called the meeting to
order at 7:00 p.m.
ROLL CALL
Present: Commissioners, Jennings, Nassar, and King; Jeri Ram, Planning Manager; John Bakker,
Assistant City Attorney; Janet Harbin, Senior Planner; Jonelyn Whales, Associate Planner;
Marnie Waffle, Assistant Planner; Ray Kuzbari, Senior Civil Engineer; Rose Macias, Community
Safety Assistant; and Maria Carrasco, Recording Secretary.
Absent: Cm. Fasulkey
PLEDGE OF ALLEGIANCE TO THE FLAG
Cm. Jennings led the Commission, Staff, and those present in the pledge of allegiance to the
flag.
ADDITIONS OR REVISIONS TO THE AGENDA
Public Hearing 8.3 was moved forward in front of item 8.1 due to the amount of people who
wished to speak on that item.
MINUTES OF PREVIOUS MEETINGS
The minutes of April 8, 2003 were approved as submitted.
ORAL COMMUNICATION - None
WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS
8.3 PA 00-017 Valley Christian Center Expansion & Master Plan - General Plan
Amendment, Planned Development Rezoning Stage I & 2 Development Plan,
Conditional Use Permit, Site Development Review and Draft/Final Environmental
Impact Report
Cm. Jennings opened the public hearing and asked for the Staff report.
Janet Harbin, Senior Planner presented a PowerPoint presentation for the project. The proposed
project area is located within the westerly portion of Dublin and contains approximately 50
acres of land. The site lies north of the 1-580 freeway and Dublin Boulevard and west of the
terminus of Betlan Drive at 7500 Inspiration Drive in the western hillside area. The project site
is located on a large knoll within the west hillside area, which overlooks central Dublin to the
east and portions of Pleasanton to the south. The site is characterized by steeply sloping
hillsides facing Dublin Boulevard and the 1-580 freeway and properties to the east. Existing
topographic elevations range from a low of approximately 550 feet above sea level to a height of
approximately 830 feet at the top of a small knoll at the very northerly portion of the site. The
proposed project includes approval of a Master Plan Development program for Valley Christian
Center consisting of: a Planned Development Rezoning and Development Plan (Stage I and 2)
for the expansion of several buildings; a Tentative Parcel Map to subdivide the property into
three separate parcels; a General Plan Amendment for 1.4 acres for future development of
multi-family housing; a Conditional Use Permit and Site Development Review for the interim
use of modular buildings and an electronic reader board; and, an Environmental Impact Report
(EIR) for the Valley Christian Center. The requested entitlements would allow the expansion of
the existing 118,300 square foot religious facility and school on the site by 187,000 square feet.
The proposed General Plan Amendment, Planned Development Rezoning, Conditional Use
Permit, Site Development Review, and Tentative Parcel Map request for the Valley Christian
Center (VCC) would be consistent with the Dublin General Plan and Dublin Zoning Ordinance.
The project would accommodate the future growth of the church and the related school
campus, and provide necessary semi-public facilities for use by the community and residents of
Dublin.
Ms. Harbin concluded her presentation and stated that Staff recommends approval of the
General Plan and Planned Development Rezone to the City Council and approval of the
Conditional Use Permit/Site Development Review and Tentative Parcel Map. Staff also
recommended a few changes to the development plan of the reader board sign and the
Conditional Use Permit and Site Development Review for the modular buildings would be
valid for five years after the Rezoning is approved by the City Council. Staff also recommended
that any future proposals to light the playing field would be subject to Site Development
Review. The height increase up to 75 feet of the sanctuary will be allowed. Ms. Harbin stated
that the EIR consultant and traffic engineer are available for questions.
Ray Noah, Sr. Pastor of Valley Christian thanked the Planning Commission for considering
their project. Mr. Noah stated that they play a vital part of the community and that they
challenge and equip the members of the church to be involved and help improve the
community. He gave a brief history of the church and asked the Commission for their
partnership and approval of their project.
Jerry Loving, Architect, thanked Ms. Harbin for all of her work on the project. He advised the
Commission of all the details of the Master Plan, buildings, parcels, school expansion, and
presented a PowerPoint of the project. He stated, for the record, that an Alzheimer use was
considered in the past but would not be in the future plan before the Commission. He
concluded his presentation and offered to address any questions.
Cm. Nassar asked about future development for parcel 3.
Mr. Loving stated there is no plan for parcel 3.
Cm. Nassar asked the percentage of students that are from Dublin.
Pastor Noah stated he was unsure but felt that the majority are from Dublin.
Brent Wood, 10750 Inspiration Circle, had questions about traffic peak hours. The draft EIR
shows 400 cars beyond the turn in but the next two driveways shows approximately 500 cars
turning in. Also the EIR shows Hansen Ranch with 108 family homes and the correct number
should be 180 homes. The study also quotes no illegal left hand turns coming out of the
property and only two of the driveways have no left turn signs at this time. He stated that he
has witnessed many students turning left from there and he has seen many accidents. He stated
he approves of the project but the school needs to do something about the traffic. He thanked
VCC for putting together a nice presentation and meeting with the homeowners in the area.
Eddie Jo Mack, 7000 Ann Arbor Way, stated she concurs with the Pastor. She has been a
member of the church for 36 years and has been instrumental in working with the City.
David Kruss, 10777 Inspiration Circle, stated he is the current president of the Hansen Ranch
Home Owners Association. He said that the traffic issues for the area would not be resolved.
The traffic reports are from 2001 and does not relate to afternoon traffic. The traffic study does
not include P.M. counts for some of the driveways there, which is significantly different than
what is shown in the document. The area of Dublin Boulevard that serves Inspiration Drive to
Silvergate is a two lane that does not have streetlights. The proposal indicates a traffic signal at
Silvergate and Dublin Boulevard and a street widening from Silvergate to Hansen, which will
do nothing. There are no streetlights after Inspiration Drive, which is a problem for the
neighborhood. The traffic issues need to be resolved.
Dennis Ackley, 7873 Cranford Lane, stated he is in full support of the proposal.
\ \~ ~
Loraine Demmel, 11674 Los Ranchitos Court, stated she is sold out for the community of Dublin
and in favor of growth.
Steve Cox, 10765 McKay Lane, stated a traffic signal needs to be installed prior to the expansion
of Valley Christian Center.
Rose Rose, 10738 Inspiration Circle, stated that Valley Christian is a very good thing for our
City. She addressed fire safety and her concerns with emergency access to the area. She would
like to see better planning in that area to avoid a disaster.
Tina Corso, 11220 Bay Laurel Street, stated she is not thrilled with the houses proposed by
Valley Christian. She said that VCC would be doubling the number of employees. The site is
on an earthquake study zone, old mudslide and there is a wetland. She asked who would want
to buy a house there and the purpose of the homes. Are they for senior housing?
Mr. Loving responded it is great place for housing. The final design has not been developed.
All the issues related to the site will be addressed.
Ms. Corso stated Dublin Boulevard has to be widened and she is in opposition to the project.
Fred Gilley, 10958 Inspiration Circle, also had concerns with the traffic issues and the high-
density housing proposed. He stated he is against the project.
Verne Cowles, 10857 McPeak Lane, stated he is opposed to the rezoning and the housing
development.
Dr. Michelle Brennan-Cooke, 7437 Brigadoon Way, stated there is a wetland on the proposed
site and is opposed to the rezone request to allow residential use.
Kim Kuzma, 10724 Wallace Lane, stated she resents the fact that all traffic is routed down
Dublin Boulevard and is opposed to the residential housing.
Cm. Jennings asked if there were any other speakers related to Valley Christian Center. Upon
hearing none, she closed the public hearing.
Mr. Loving asked to address the issues raised by the residents.
Cm. Jennings re-opened the public hearing.
Mr. Loving stated that Chris Kinzel would address the traffic issues. The Sports Complex is
already located on the site. The school will not double in size - they are adding 200 students.
The corner they are proposing for houses has been identified in the City's Housing Element and
identified housing. The housing proposed seems like a logical extension of California
Highlands and would not require a lot of grading.
Chris Kinzel, Traffic Engineer from TJKM, stated he is a member of Valley Christian Center.
Many of the traffic comments are related to the school. Occasionally the traffic spills out into
the streets. The major problem relates to the need for a traffic signal. Valley Christian installed
the left turn restriction signs as a good neighbor. Once the traffic signals are installed, the
problems will go away. He asked if there were any other traffic issues that he did not address.
Cm. Jennings stated Mr. Kuzbari could address any other issues that were not addressed.
Ray Kuzbari, Senior Civil Engineer addressed the traffic issues. He stated that there is only one
lane going southbound on Inspiration Drive as it approaches Dublin Boulevard. Staff has
conducted field observations and has found many drivers stop from 6 to 10 seconds, which
reduces the capacity of cars at the intersection. Once the traffic signal is installed, the capacity at
the intersection will increase favorably. As Mr. Kinzel stated, there is a plan to install a traffic
signal by the fall of 2004.
Cm. Machtmes asked about the Inclusionary Zoning Regulations for the project
Ms. Harbin stated that Inclusionary housing allows the developers to build and pay fees.
Cm. King asked if Schaefer Ranch was developed where would the traffic be channeled.
Mr. Kuzbari responded that the' traffic would be sent to San Ramon Road or under the freeway
towards Pleasanton.
Cm. Jennings closed the public hearing to deliberate.
On motion by Cm. Nassar, seconded by Cm. Machtmes, by a vote of 4-0-1, with Cm. Fasulkey
absent, the Planning Commission approved
RESOLUTION NO. 03 - 14
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL CERTIFICATION OF THE
FINAL ENVIRONMENTAL IMPACT REPORT
FOR THE VALLEY CHRISTIAN CENTER EXPANSION/MASTER PLAN
PROJECT FOR PA 00-017
Cm. Jennings asked for a motion on Attachment 2.
Cm. King stated the housing proposal is not a benefit to the City.
On motion by Cm. Nassar, seconded by Cm. Machtmes, by a vote of 3-1-1, with Cm. King
opposed and Cm. Fasulkey absent, the Planning Commission approved
RESOLUTION NO. 03 - 15
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE
A GENERAL PLAN AMENDMENT PA 00-017 FOR 1.4 ACRES OF
THE VALLEY CHRISTIAN CENTER PROPERTY AT 7500 INSPIRATION DRIVE
TO CHANGE THE DESIGNATION FROM PUBLIC/SEMI-PUBLIC USE
TO MEDIUM-HIGH DENSITY RESIDENTIAL (14.1 to 25.0) DWELLING UNITS PER ACRE)
Cm. Jennings asked for a motion on Attachment 3.
Cm. Nassar asked for clarification on the Stage I and 2 Planned Development Rezone.
Ms. Harbin stated that it is a Stage 1 Planned Development. The applicant will need to return
with a Stage 2 Planned Development and Site Development Review, which will be the actual
plan for the development of the houses.
Cm. Nassar asked if that would address the concerns of the wetlands.
Ms. Harbin stated yes.
Cm. Nassar made a motion.
Cm. Machtmes stated he was still struggling with understanding the resolution.
Ms. Ram, Planning Manager, stated this resolution would recommend to the City Council a PD
Rezoning. A portion of the project has a Stage I and 2, which show the land uses in relationship
to each other as well, and guidelines. The Stage I is for the houses. It is much more general and
does not address how the site will lay out. The Stage 2 will require a public hearing before the
Planning Commission and City Council.
Cm. Jennings asked if the Commission would like to entertain a motion.
Cm. King said that it is a marvelous plan and impressed with the effort from the representatives
of Valley Christian Center. He is in favor of the center because his son went to preschool there.
His overall reaction is that it is too big and cannot accept the traffic issues that may take place
there. According to the Environmental Impact Report points out 100-200 additional cars on Bay
Laurel on Sunday but is less than weekday traffic. There is a community concept and quality of
life, which is the traffic, and not appropriate for the area. The concept of a grass fire that
requires evacuation would block emergency vehicles from getting up there. He also expressed
his desire to stop future development in the West Hills.
Cm. Machtmes stated he has not heard anyone speak in opposition of the center itself. The
issues are the increase in traffic and the proposed housing but feels those issues can be
addressed.
Cm. Nassar stated he lives near the center and agrees with the analysis. He is concerned with
the traffic issues.
Cm. King said, for the record, he has concerns with encroaching in the wetlands and contrary to
the General Plan. He would like to know what the Army Corps of Engineers has to say
regarding that issues.
Cm. Jennings stated that Attachment 4 addresses that issue.
On motion by Cm. Nassar, seconded by Cm. Machtmes, by a vote of 3d-1, with Cm. King
opposed and Cm. Fasulkey absent, as modified by Staff, the Planning Commission approved
RESOLUTION NO. 03 - 16
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT
(PD) STAGE 1 REZONING AND DEVELOPMENT PLAN, AND
PLANNED DEVELOPMENT (PD) STAGE 2 REZONING AND DEVELOPMENT PLAN
FOR APPROXIMATELY 37 ACRES OF THE VALLEY CHRISTIAN CENTER LOCATED
AT 7500 INSPIRATION DRIVE TO CONSTRUCT APPROXIMATELY 187,000
ADDITIONAL SQUARE FEET IN AN EXISTING RELIGIOUS AND
SCHOOL COMPLEX/CENTER
AND 22 MULTI-FAMILY UNITS
Cm. Jennings proceeded with Attachment 4 the Tentative Parcel Map and asked for a motion.
Cm. Machtmes asked Staff if parcel 3 could remain open space.
Ms. Harbin responded that the development plan addresses that issue and states nothing will
be allowed there as it is identified as a future study area. The Tentative Parcel Map is
contingent on the City Council approval of the Rezoning.
Cm. Machtmes asked if a future proposal for parcel 3 would require approval by the City.
Ms. Harbin responded yes.
Cm. Machtmes asked if a part of that parcel could be dedicated or required open space.
Ms. Harbin stated that anyone could request a change and there is nothing to prevent the
request.
Cm. King asked who owns that parcel.
Ms. Harbin stated Valley Christian Center.
Cm. King asked what is the impediment of Valley Christian Center dedicating that parcel to
open space.
John Bakker, Assistant City Attorney, stated he is unsure of the Commission's question and
whether the Commission wants to require VCC to leave that parcel open space or for VCC to
donate that parcel for open space.
Cm. King asked if the City could impose that as a condition.
Mr. Bakker stated that often conditions of approval might include dedication of land. He would
need to further evaluate that type of condition.
There was discussion of whether to impose a new condition.
Mr. Loving stated VCC are open to a new condition related to parcel 3.
Cm. Jennings asked if the Tentative Parcel Map could be left open until such a condition was
drafted.
Mr. Bakker stated he would draft a condition.
Cm. Jennings suggested a motion on the Conditional Use Permit and Site Development Review.
On motion by Cm. Machtmes, seconded by Cm. King, by a vote of 4-0-1 with Cm. Fasulkey
absent as modified by Staff, the Planning Commission approved
RESOLUTION NO. 03- 17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 00-017 VALLEY CHRISTIAN CENTER FOR A CONDITIONAL USE
PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT TWO
TEMPORARY MODULAR UNITS, EXTEND THE USE OF TWO TEMPORARY MODULAR
CLASSROOM UNITS, AND TO PERMIT INSTALLATION OF AN ELECTRONIC
READERBOARD SIGN AT 7500 INSPIRATION DRIVE
Cm. Jennings stated there would be a six-minute recess to allow Staff, the city attorney, and the
applicant to draft a new condition related to the tentative parcel map.
Meeting was called to order from recess at 9:30 p.m.
Mr. Bakker drafted a new condition for the tentative parcel map, which states - the Applicant
agrees to record a conservation easement or other deed restriction acceptable to the Community
Development Director, City Engineer and City Attorney that precludes development on the northern and
eastern portion of Parcel C adjacent to the homes on Las Palmas Way. The deed restriction shall not
preclude landscaping.
On motion by Cm. Machtmes seconded by Cm. Nassar by a vote of 3-0-1 with Cm. King
abstaining and Cm. Fasulkey absent as modified by Staff the Planning Commission approved
RESOLUTION NO. 03 - 18
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING A TENTATIVE PARCEL MAP PA 00-017 FOR APPROXIMATELY 50.7 ACRES ON
THE VALLEY CHRISTIAN CENTER PROPERTY LOCATED AT 7500 INSPIRATION DRIVE
8.1 PA 03-007 K&K Presents: Cast & Company - The Dance Center Conditional Use
Permit request to allow the expansion of an existing commercial recreation use,
instructional dance studio, within a 1,056 sq.ft, tenant space at 7228 San Ramon
Road
Cm. Jennings asked for the Staff report.
Jonelyn Whales, Associate Planner presented the Staff report. Cast & Company, is requesting
approval of a Conditional Use Permit to expand an existing dance studio within an adjoining
1,056 sq. ft. tenant space at 7228 San Ramon Road. The dance studio is presently located in the
adjoining tenant space at 7232 San Ramon Road. The building is used for the teaching of ballet,
tap, jazz, hip-hop and modern dance to adults and children. The proposed expansion would
allow two new classrooms, dressing rooms, and administrative offices. There will be 20 classes
per week, with three to four classes per day. Additionally, plans are underway to hire one more
full-time instructor, which would increase the size of Staff from eight to nine instructors. The
hours of operation will remain the same, from 2:30 p.m. to 10:30 p.m., Monday through Friday,
and 9:00 a.m. to 4:00 p.m. on Saturdays. No classes are scheduled on Sundays. Staff supports
the proposal because it would allow expansion of an existing dance studio into an adjoining
tenant space rather than a relocation else where in the City. In addition, the proposal is
compatible with the size and character of adjoining tenant spaces in Strouds Plaza.
Cm. King asked if the project was located in the Stroud's Plaza.
Ms. Whales responded yes.
Kimberly Inguez, Applicant stated the reason for the project is to keep the class sizes small.
Cm. King asked about parking for the site.
LOVING &CAMPOS
Architecture
Planning o Interiors
~m~ARCHITECTS INC. Construction Management
July 6, 2000
Mr. Dennis Carrington
City of Dublin Planning Department
100 Civic Plaza
Dublin, CA 94568
Re: Valley Christian Center
LCA Job No. 98030
Dear Dennis:
Attached please find our draft submittal for the following entitlements for the Valley
Christian Center. This submittal is in draft form and intended only for informal City
feedback. A formal application will be submitted in the future.
General Plan Amendment to re-designate Parcel 2 from Public/Semi Public to
Medium-High Density Residential
Planned Development Zoning District - Stage 1 Development Plan for all parcels
Planned Development Zoning District - Stage 2 Development Plan for Parcel 1
Tentative Map to create 3 parcels
Per the City of Dublin requirements, we have enclosed the following.
1. All entitlements
· Environmental Information Form - Part 1
. Processing Deposit ($25,125 to the City of Dublin
and $25 to Alameda County)
· Processing Agreement Form
· Vicinity Map
· Preliminary Title Report
· · Site Photographs
· Aerial Photo
· Preliminary Soil Report
245 YgnaCio Valley Road, Suite 200 o Walnut Creek, CA 94596-4025 ° 925.944. 1626 o ~ax 925. 944. 1666
2. Planned Development Zoning District - Stage 1 Development Plan
(For the entire property)
Application Checklist
Findings Statement
Written Statement
,,Stage 1 and Stage 2 Site Plan
Phasing Plan
·Master Neighborhood and Preliminary Landscape Plan
Legal Description
3. Planned Development Zoning District - Stage 2 Development Plan
(For parcel 1)
Application Checklist
Findings Statement (Refer to Stage 1 Development Plan)
Written Statement (Refer to Stage 1 Development Plan)
· Stage 2 Site Plan (Refer to Stage 1 and Stage 2 Development Plan)
Phasing Plan (Refer to Stage 1 Development Plan)
Master Neighborhood and Preliminary Landscape Plan
(Refer to Stage 1 and Stage 2 Landscape Plan)
(Refer to Stage 1 Development Plan)
O
Legal
Description
'4. General Plan Amendment
(To allow Multi-Family Residential at Parcel 2)
Application Checklist
Written Statement
General Plan Amendment "Plan"
5. Tentative Map
Application Checklist
· Written Statement
· Tentative Map
Please let me know if you require additional information. We l°ok forward to the City's
comments on our concept.
Best Regards,
Norm Dyer, Project Manager
Loving & Campos Architects Inc.
cc: Roger Mahany, Valley Christian Center
Z:\I -Wk\t -pi ctkN D\98030\Docs\CtyApp\Pj c tApp\
Stage 1 PD
Findings Statement
The Stage 1 PD proposes to rezone the entire 50.17-acre site to accommodate the
following:
Parcel 1 EXpansion of existing Church and School to full build-out.
Parcel 2 Development of Multi-Family housing.
Parcel 3 Set aside for future study.
a.) The proposal is harmonious and compatible with the existing and future
development in the surrounding area. The expansion of the church and school
(parcel 1) is a continuation of the existing low-density use that has occurred on
the site since 1983. This plan represents the full build-out of the church's vision.
The multi-family site (parcel 2) is immediately adjacent to an existing multi-
family project of the same intensity and character.
b.) The site is physically suited for the type and intensity of zoning district proposed.
Parcel 1 has extensive, flat, buildable areas, which can easily accommodate the
proposed church and school expansion. Project access will continue to be from
Inspiration Drive via three existing drives. Parcel 2 is flat and is sized to
accommodate a viable multi-family project and traffic will not affect any existing
or planned residential project. No land uses are proposed for parcel 3.
c.) The project 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
with the possible exception of traffic. A traffic study will be performed to
determine the impacts, if any, and mitigation required by this proposal.
d.)The propOsal is consistent with all elements of the General Plan except land use
for parcel 2. A General Plan Amendment is included for parcel 2.
e.) The project satisfies the purpose and intent of "Planned Development" of the
Municipal Code for the following reasons. The project will be phased over
several years. The site includes distinct sub-areas with varying potential for
development. There is no "good" zoning district to handle the existing and
expanded church and school uses (the church has been operating with a use
permit on agriculturally zoned land) and the future study area requires a unique
approach. The planned development district will allow the City and applicant to
adequately address all pertinent issues related to the development of the property.
Valley Christian Center
Stage 1 PD
Written Statement
Summary
The Stage i PD re-zoning proposes to re-designate the entire 50.17-acre property
from Agriculture to Planned Development, per the attached plan.
Parcel 1 includes up to 305,300 SF of church, school and associated uses where
118,300 SF currently exist. Detailed uses and development standards are
described on the attached "Stage 1 and Stage 2 PD Zoning District" text and
plans.
Parcel 2 includes up to 30 multi-family residences on currently vacant land. Uses
and development standards will be per the R-M zoning district.
Parcel 3 is set aside for future study.
Parcel 1
The church and school expansion should be approved because it wilt benefit the
City by providing for the expansion of religious, social and educational services
for Dublin and area residents. Neighborhood-based religious institutions play a
very important role in the life of a city. This is particularly so where a city is
concerned with the education, safety, and well being of its children. Churches in
the City deriVer a range of social and counseling services to their members; are
the locus of childcare facilities; and provide cultural and educational programs as
well as traditional religious training. They are often the center of family life
outside of the home. The following statistics relative to churches were found as a
result of research performed in 1999.
Attendance:
Claims hover around 40% (according to Gallup polls and a survey by
Barna Research, University of Michigan).
Volunreerism:
One out of 4 churchgoers does volunteer work in a typical week. (This
includes volunteering at church.)
Valley Christian Center
Dublin, California
Community Benefit:
· Weddings
· Funerals
· Daycare
· Counseling services
· School--education not limited to children or religious content,
churches cmn offer other classes as well --career seminars, self
defense classes, financial planning, parenting, CPR,
exercise/diet, etc.
· Baptisms
· Graduation ceremonies
· Meeting places _AA, EHDD Job Placement, etc.
· Emergency shelter
· Charitable giving/donations to homeless, hungry, abused,
addicts, victims of crimes, etc.--not restricted to members only.
· Community volunteer work--local clean up days, weeding the
local cemetery, painting out graffiti, etc.
· Encourages community interaction--visiting elderly and shut-
ins, hospital visitation to members and non-members.
Members have a sense of belonging to a group, and thus feel
less isolated.
· Other
Parcel 2
The multi-family site will benefit the City by providing for diverse housing
opportunities for existing and future Dublin residents per stated General Plan
goals and regional requirements. The application should be approved because it
does benefit the City and is in accordance with the following General Plan policy:
Designate sites available for residential development in the primary planning
area for medium to medium,high density where site capability and access are
suitable and where higher density would be compatibl6 with existing residential
development nearby. (See Table 2.2 and Figure 2-1.)
Dublin General Plan, Page 2-1
' Table 2.2 and Figure 2-1 desig-nates the Valley Christian Center lands for between
90 and 210 units. This portion of the site would accommodate up to 30 units with
a Medium-High Density residential designation.
Valley Christian Center
.1 Dublin, California
Answers to Application Questions
a.) Proposed uses, including permitted, conditional and accessory uses are described
in the attached "Stage 1 and Stage 2 PD Zoning District" text and plans.
b.)
Parcel i t Maxin-,um
Church and 37.06 acres Building Area:
School 305,300 SF
Maximum:
Parcel 2 1.39 acres
Multi-Family 30 Units
Parcel 3 I
Future Study 12.71 acres To Be Determined
I Area
c.) Inclusionary units for low and moderate income households will be provided per
I the requirements of Chapter 8.68 of the DMC.
The
method
of
compliance
will
be
determined at the time of Stage 2 PD application for Parcel 2.
d.) A phasing plan is requested in order to logically and systematically carry out full
I implementation of the plan over several years. Refer to the Phasing plan for
timing, sequence and areas within the entire planned district.
e.) The site is not located on a hazardous waste or substance site.
Valley Christian Center
Dublin, California
Stage 1 and Stage 2
PD Zoning District
Vision
Theprimary vision includes completion of the church/school campus that was begun in 1983. The
plan includes a worship center with up to 2,000 seats plus supporting Christian education,
administrative offices and other traditional church related uses. In addition the plan includes
provision for the current private 'Christian pre-school, elementary, junior high and. high schools,
including sports fields and support activities. The estimated populations of the church and school
at build-out are as follows.
PLAN SUMMARY
POPULATIONS
PLANNED
EXISTING BUILD - OUT
WORSHIP 550 2,000
PRE-SCHOOL 100 100
ELEMENTARY SCHOOL (K-6) 750 ~ 750
JR / SR HIGH SCHOOL (7-12) 450 650
The secondary vision includes "satellite" church uses such as senior activity center, senior . . .'." .....
facilities ~ ......................... : ~ ~ ~:-':" ~ ~ or other similar facilities,
counseling "center, day care, or church related community center. These facilities could be church
owned/sponsored or other similar arrangement, or be sold to a non-church related operator.
Uses envisioned for the Valley Christian Center property include:
(1) Church, including Worship/Performances, Administration, Counseling/Therapy, Group/Club
activities, Concerts, Conferences/Seminars, Weddings, Funerals, and Banquets/Parties, etc.
(2) Day/after school care .
(3) Adult day care
(4) Schools, including Pre-School, K - 12, Music School, Bible Institute, etc.
(5) Book/Media Sales
(6) Sports, including during and after school, School/community Athletic leagues,
Clinics/Seminars/Demonstrations, etc.
(7) Senior Living, including Apartments/Condominiums, Congegate care, Alzheimer care, or
other similar facilities
Parcel 1 Stage 1 and Stage 2 PD Plan for expansion of existing church and school uses to full
build-out.
Parcel 2 General Plan Amendment and Stage 1 PD Plan for multi-family housing.
Parcel 3 Stage 1 PD Plan to designate the parcel for future study.
PD Zoning District for Valley 'Christian Center
Dublin, California
Uses
Except as modified by provisions of this Planned Development Rezone; use, development,
improvement and maintenance of property within this Planned Development shall be subject to the
provisions of the A (Agricultural) zoning district, for parcel 1 & 3, and R-M (Multi-Family
Residential) zoning district, for parcel 2, of the Dublin Zoning Ordinance and all applicable general
requi/ements.and procedures of the Dublin Zoning Ordinance.
Parcel 1® Parcel 2 parcel 3
Arts and Crafts Fair TUP
Caretaker Residence C/ZA
Camivai ~ TUP
Christmas Tree Sales Lot TUP
Community Clubhouse C/PC
CommUnity Facility P
Cemetery, Columbariums and Mortuary ! c/PC
Community Care Facility/Large P Per the R-M Future Study
Day Care Center (15+ children) P District Area (2)
Fireworks Sales TUP
Health Services/Clinics C/ZA
Multi-Family Residence (occupants over 55) C/PC
Recreation Facility/Indoor C/ZA
Recreation Facility/Outdoor C/PC
Retail-General (5,000 SF maximum) P
School-Commercial P
Development Regulations
Parcel 1 Parcel 2 Parcel 3
LOT )~REA AND Per the PD Plan
DIMENSIONS
SETBACKS Per the R-M Future Study
Front 30 feet
District Area (2)
Side 20 feet
Rear t 30 feet
HEIGHT (1) 3 stories, 50 feet
(1) Chimneys, vents, fly galleries, steeples, spires, crosses, flagpoles, and architectural and
mechanical appurtenances may exceed the height limit, subject to architectural review.
(2) Future Study Area - Uses and development regulations to be determined at a later date.
(3) A "reader board" for on-site viewing shall be allowed at the school drop-off area.
l
ill Final Environmental Impact Report
Project
Valley Christian Center
Expansion Program
PA/~t'00-017
Lead Agency
City of Dublin
SCH # 2002012070
March 2003
Table of Contents
Introduction ...................................................................... 2
Revised Project Description .......................................... 2
Summary of DEIR Comment Letters ........................... 2
Annotated Comment Letters and Responses .............. 4
Introduction
A Draft Environmental Impact Report (DEIR) dated October 2002 was prepared for this
project and distributed for public review in October, November and December, 2002.
The proposed project involves consideration of a Master Plan that would allow for the
expansion of Valley Christian Center (VCC), located on the west side of Inspiration
Drive and north of Dublin Boulevard in we.~t F)nhlin
Final Environmental Impact Report
Project
Valley Christian Center
Expansion Program
PA g00-017
Lead Agency
City of Dublin
SCH # 2002012070
Local Agencies
3.1 Alameda County Public Works 11/26/02
Agency
3.2 Alameda County Flood Control & 12/02/02
Water Conservation District, Zone 7
Citizens
4.1 George W. Schoening 11/18/02
4.2 David R. Kruss 11/20/02
4.3 Bill Schaub 11/21/02
4.4 Cherie Bennett Mayse 11/26/02
4.5 Dorothy Conley 12/09/02
4.6 David Kruss, representing Hansen Hill 12/09/02
Homeowners Association
4.7 Tina Corso 12/09/02
Valley Christian Center PA#00-017 Page 3
Final EIR March 2003
City of Dublin
Annotated Comment Letters and Responses
Valley Christian Center PA#00-017 Page 4
Final EIR March 2003
City of Dublin
Letter 1.1: Department of the Army, Corps of Engineers
· Comment: The commenter notes that the proposed project may encroach into
a channel adjacent to the project site, which is a tributary of Martin Creek.
There may, therefore, be impacts to other waters of the United States. The
project may, therefore, be within the jurisdiction of the Army Corps of
Engineers and permits may be required.
Information regarding Corps permits is attached to the comment letter.
Response: Comment acknowledged. Mitigation Measure 4-3.1 contained in the
DEIR would require the project applicant to_conduct a protocol-level
wetlands delineation on the site. If wetlands are identified, the applicant must
then obtain necessary permits from the Army Corps of Engineers and/or
other regulatory agencies if wetlands are identified on the project site.
Additionally, the potential for wetlands occurs only on a portion of the 1.4-
acre site proposed for residential development, according to the wetland and
biological study prepared for the project by LSA. Depending on the actual
extent of the wetland area and any potential buffer required by the regulatory
agencies, the placement and number of the dwelling units may change (see
also Response to Comment 4.5.1).
Letter 2.1: State Office of Planning and Research (OPR)
· Comment: State Clearinghouse has received the DEIR and submitted the
document to selected state agencies for review. The review period ended on
12/03/02 and no state agencies submitted comments by that date.
Response: Comment acknowledged regarding completion of the public period.
No further discussion is required.
Letter 3.1: Alameda County Public Works Department
· Comment: The Alameda County Public Works Department has no comment
on the proposed EIR.
Response: Comment acknowledged. No further discussion is required.
Valley Christian Center PA#00-017 Page 5
Final EIR March 2003
City of Dublin
Letter 3.2: Alameda County Flood Control and Water Conservation District,
Zone 7
· Comment 3.2.1: The District notes that the statement on page 49 of the DEIR:
"Dublin Creek ultimately discharges into Las Positas Creek and flows south
to San Francisco Bay" should be revised to say "Dublin Creek ultimately
discharges to Alameda Creek that flows westerly to San Francisco Bay."
Response: This comment is acknowledged and the change is made by
reference in the DEIR document.
· Comment 3.2.2: The District notes that an assessment of the potential impact
of additional project stormwater to Zone 7 facilities should be provided to the
District, since no drainage plan or hydrology report has been made available.
Response: Mitigation Measure 4.6-3 requires the project developer to provide a
drainage and hydrology study of additional stormwater flows generated by
the project. Based on Zone 7's comment, this mitigation measure is hereby
amended to read (recommended changes in italics):
Mitigation Measure 4.6-3: The project sponsor shall submit a hydrology study
for the proposed project, prepared by a California-registered civil engineer,
documenting the amount of current stormwater runoff from the site,
estimated future quantities of runoff, and the ability of downstream facilities
to accommodate increased stormwater quantities. The report shall also
identify needed downstream improvements needed to accommodate
increased storm flows and the applicant's financial participation in funding
needed improvements, if required. The study shall be approved by the City of
Dublin Public Works Department and Zone 7 District Engineer prior to issuance of
a grading permit.
· Comment 3.2.3: The District notes that payment of District fees will provide
mitigation to District 7 fees for the addition of new impervious surface on the
site.
Response: Comment acknowledged. The City of Dublin Engineering staff will
require payment of Zone 7 fees as part of the normal review process, and
prior to issuance of building permits, for individual development projects
within the Valley Christian Center. No further action is required at this time.
Letter 4.1: George W. Schoening
Valley Christian Center PA#00-017 Page 6
Final EIR March 2003
City of Dublin
· Comment 4.1.1: The proposed access drive to the proposed residential
component of the project is located in an area that is congested, and cars
using the driveway off Inspiration Drive would block vehicles using
Inspiration Drive. A driveway located along Dublin Boulevard would block
other vehicles on Dublin Boulevard. Suggested ideas for alternative driveway
locations include a driveway into the residential area on Dublin Boulevard
west of Inspiration Drive; 'installing a left-turn lane northbound on
Inspiration Drive; and, installation of signals on Dublin Boulevard and along
Inspiration Drive with a left-turn lane.
Response: Comment acknowledged. As noted in the Draft EIR document, the
residential component of the project is shown on a conceptual basis. No
residential development is proposed in the immediate future. Prior to
residential development, the applicant must obtain a Stage 2 PD-Planned
Development rezoning from the City of Dublin. The location of driveways
will be reviewed by the City at this time and will consider the various
alternatives suggested by the commenter.
· Comment 4.1.2: The commenter expresses concerns that the traffic analysis in
the DEIR does not take into consideration potential project traffic impacts for
the entire normal school day (7:00 AM to 10:00 PM), including periods when
sporting events and evening activities are held.
Response: or purposes of analyzing the operating conditions at intersections,
AM peak (7:00 to 9:00 AM) and PM peak (4:00 to 6:00 PM) period traffic
volumes are the highest for most intersections, and therefore reflect "worst-
case" scenarios. Traffic at other times of the day may be heavier for the
school, but the overall or background traffic volumes are lower. The traffic
study for the propoged expansion project included analyses of the study
intersections for botch the AM peak hour with traffic traveling to and from the
site for the start of school, and the PM peak hour with higher overall or
background traffic at the intersections. These two time periods represent the
worst-case scenarios for the study area. Operations at the site driveways were
also observed during the afternoon when school ends and analyzed during
the AM peak hour, when traffic to and from the school coincides with the
higher overall or background traffic.
Traffic conditions were analyzed for the AM peak hour with the school traffic
and the PM peak hour with the highest overall or background traffic. The
results of these analyses indicate that future conditions with the project traffic
would operate acceptably with the installation of traffic signals at two
intersections. Mitigation Measure 4.10-1 (intersection impacts) on Page 90 of
Valley Christian Center PA#00-017 Page 7
Final EIR March 2003
City of Dublin
the DEIR specifies that the proposed expansion project shall contribute a fair-
share contribution to the funding of traffic signals at the Dublin
Boulevard/Inspiration Drive and Dublin Boulevard/Silvergate Drive
intersections.
Traffic during sporting events or evening activities would usually occur
during off-peak hours and usually be lower than traffic traveling to and from
the site at the start or end of a school day. Also, the overall or background
traffic would be lower during the off-peak hours. Therefore, the traffic
conditions analyzed in the traffic study for the expansion project would
represent "worst-case" conditions.
See also the respOnses to Comments 4.6.1, 4.6.2 and 4.6.3.
Lettert 4.2: Davis R. Kruss
· Comment 4.2.1: On behalf of the Hansen Ranch Owners Association,
insufficient time has been allowed for members of the Association to review
the DEIR.
Response: Comment acknowledged. The City of Dublin sent Notices of the
Completion and Availability of the Draft Environmental Impact Report for
the project to all residents and property owners within the Hansen Ranch
development, and also to property owners and residents within 300 feet of
the project site. However, since some notices were not received by those on
the mailing list, the City has allowed an extra week for submittal of
comments on the DEIR.
· Comment 4.2.2: A majority of Dublin Boulevard from Silvergate to
Inspiration Drive is without streetlights. Given the relatively high speed
traffic, was the original developer required to provide street lights?
Response: This is not an environmental impact under CEQA and no response
is required.
Letter 4.3: Bill Schaub
Valley Christian Center PA#00-017 Page 8
Final EIR March 2003
City of Dublin
· Comment 4.3.1: Table 22 contained in the DEIR (p. 89) confused existing
population with proposed populations on the site. Also, the project applicant
is developing 187,000 square feet of floor area to accommodate the addition of
200 additional junior and senior high school students. This is approximately
1,000 and not a viable business proposition.
Response: Table 22 is provided in the DEIR document to depict on-site
parking adequacy of project buildout. Square footages used in Table 22
(second column from the left) are consistent with buildout square footages
and populations presented in the Project Description on page 7 of the DEIR.
Specifically, the DEIR Project Description indicates that the buildout number
of worshipers would be approximately 2,000 (first bullet point). This number
is consistent with the first row of Table 22.
The proposed expansion of the Valley Christian facility would add
approximately 45,000 square feet for a new school administration facility and
15,000 sqUare feet for a sports facility which will serve the entire student body
as well as a planned expansion of 200 junior/senior high school students
Information on the number of on-site administrative staff for the church and
school have been provided by the applicant. There is therefore no
discrepancy between the proposed project description and Table 22.
The applicant has also included other non-school uses in the 187,000 square
foot expansion area, which includes a 90,000 square foot addition to the main
church sanctuary, a 30,000 square foot senior citizen building, a 6,000 square
foot free standing chapel, and an expansion of the pre-school facility.
Therefore, the comment that the proposed expansion area would be solely
devoted to the school portion of the Valley Christian Center is not correct.
· Comment 4.3.2: The period traffic load in Dublin Boulevard is very heavy at
times, and an increase in worship services will logically increase traffic by
four times, forcing traffic onto Silvergate and Bay Laurel. Bay Laurel cannot
accommodate this additional traffic, since it is very steep and lined with
homes and their families.
Response: To determine the amount of church traffic that currently travels
along Bay Laurel Street on Sunday mornings, a "through traffic" survey was
done on January 12, 2003. Partial license plate numbers were recorded for
vehicles in the church parking lot between 8:00 AM and 1:00 PM, and for
vehicles traveling along Bay Laurel Street during the same time period. The
Valley Christian Center PA#00-017 Page 9
Final EIR March 2003
City of Dublin
partial license plate numbers were compared to determine the number of
vehicles traveling to and from the church along Bay Laurel Street.
Survey results indicated that for the 5-hour period, a total of 221 vehicles
traveled along Bay Laurel Street. Of this total, 37 vehicles were traveling
to/from the church. The highest number of vehicles traveling to/from the
church occurred between 8:00 and 9:00 AM when a total of 37 vehicles
traveled along Bay Laurel Street, with 14 of these vehicles traveling towards
the church.
The current church attendance averages 350 people per service. At buildout,
when the church is expanded from its current 550-seat capacity to 2,000 seats,
the maximum attendance could reach 1,600 people per service. If the number
of attendees increases from 350 to 1,600, the total church traffic would increase
by a factor of 4.57. Assuming a corresponding increase in the number of
vehicles traveling to or from the church along Bay Laurel Street' the total
during the hours of 8:00 AM to 1:00 PM on a Sunday would increase from 37
to 169 church-related vehicles on Bay Laurel Street. The total d. uring 8:00 to
9:00 AM (the existing hour with the highest number of church-related
vehicles) would increase from 14 to 64 vehicles traveling towards the church.
For comparison purposes, a count on Monday, January 13, 2003 indicated a
total of 143 vehicles traveling on Bay Laurel Street between 8:00 and 9:00 AM,
and a total of 333 vehicles traveling on Bay Laurel Street between 8:00 AM and
1:00 PM. Therefore, with the potential increase of traffic traveling to and from
the church on a Sunday, the total number of vehicles traveling along Bay
Laurel Street on Sunday would continue to be substantially less than the total
on a weekday.
See also the responses to Comments 4.6.4 and 4.7.12 for discussions on illegal
left turns from the upper two project driveways onto Inspiration Drive and
cut-through trips on Bay Laurel Street by school traffic. The proposed
installation of a traffic signal at the intersection of Dublin
Boulevard/Inspiration Drive will improve traffic flow on Inspiration Drive
and lessen the need for using Bay Laurel Street as an alternate route to avoid
traffic congestion on Inspiration Drive. Mitigation Measure 4.10-2 (local street
impacts) on Page 90 of the DEIR calls for monitoring of the peak hour turning
movements at project driveways following the completion of the school
expansion. In order to expand the scope of Mitigation Measure 4.10-2 to also
include monitoring of the peak hour turning movements at project driveways
on Sundays following the completion of the church expansion, this mitigation
measure is hereby revised to read as follows:
Valley Christian Center PA#00-017 Page 10
Final EIR March 2003
City of Dublin
Mitigation Measure 4.10-2 (local street impacts). The Valley
Christian Center shall enter into art agreement with the City to
provide for an independent traffic consultant (hired by the City)
to conduct monitoring of the peak hour turning movements at
project driveways on one typical school day and one typical
Sunday prior to the approval of a building permit for each
building and also six months following issuance of a certificate
for occupancy for each building of the VCC expansion. The
agreement shall require the applicant to reimburse all costs of
monitoring to the City and require VCC to deposit monies to pay
for any potential mitigation measures prior to the issuance of
building permits for each structure. If it is determined that the
expansion has resulted in increased violations of the existing left-
turn restrictions on to Inspiration Drive, other measures such as
the installation of physical barriers to redirect traffic toward the
signalized intersection of Dublin Boulevard/Inspiration ~)rive
may be required of the VCC administration to limit the number
of vehicles accessing and exiting the project site to or from Bay
Laurel Street via Inspiration Drive. The amount of the deposit
addressed in the agreement shall be a sufficient amount to pay
for the traffic monitoring and any necessary mitigation measures
and improvement costs, and shall be submitted to the City prior
to the issuance of building permits for each structure.
In addition, a traffic count was collected on Sunday, February 9, 2003, which
indicated a total of 271 vehicles traveling eastbound on Dublin Boulevard,
east of Inspiration Drive, during the Sunday peak hour of 12:00 to 1:00 PM,
immediately following the worship services at the project site. This traffic
count includes both VCC and non-VCC traffic. With the potential increase of
traffic due to the church expansion, the eastbound peak hour traffic volume
on Sunday on this segment of Dublin Boulevard would increase to
approximately 678 vehicles, which would continue to be less than the worst-
case scenario of 804 vehicles projected for the weekday AM peak hour which
was analyzed in the DEIR.
Similarly, the above Sunday count indicated a total of 182 vehicles traveling
westbound on Dublin Boulevard, east of Inspiration Drive, during the
Sunday westbound peak hour of 8:15 to 9:15 AM, immediately preceding the
worship services at the project site. This traffic count includes both VCC and
non-VCC traffic. With the potential increase of traffic due to the church
expansion, the westbound peak hour traffic volume on Sunday on this
segment of Dublin Boulevard would increase to approximately 768 vehicles,
which would continue to be less than the worst-case scenario of 897 vehicles
projected for the weekday AM peak hour which was analyzed in the DEIR.
Valley Christian Center PA#00-017 Page 11
Final EIR March 2003
City of Dublin
· Comment 4.3.3: Suggesting that this large development to accommodate 200
more students is probably deceptive. The commenter suggests annual
enrollment numbers be provided to the City to ensure managed growth.
Response: There will be an increase in junior/senior high school enrollments
of 200 students. Enrollments will be monitored by the City on a periodic basis
to ensure that school enrollment does not exceed allowed capacity.
· Comment 4.3.4: Three story buildings are not really acceptable on hilltop
sites. The existing gym building disrupts existing scenic views of the
commenter and should have been located at a lower elevation.
Response: One proposed building, the school administration building, would
contain three stories. This new building would be sited just east of the
junior/senior high school building and the elementary school. The proposed
Master Plan also shows that the existing three-story main sanctuary building
would be increased by 90,000 square feet in a three-story configuration.
The comment on view blockage is noted, however, under CEQA, blockage of
view from a single-family dwelling is not considered a significant
environmental impact. Significant impacts include blockage of views from
public gathering places, such as park and playgrounds, or from scenic
highways. The DEIR does contain an analysis of view impacts from 1-580,
which is designated as a scenic highway, and the applicant has revised the
project by relocating buildings to a less obtrusive location to meet City
concerns.
· Comment 4.3.5: The commenter is not opposed to the project, given that
proposed changes are appropriate, viable and in the spirit of good neighbors
and common citizens.
Response: Comment acknowledged. This is a comment on the overall
appropriateness and merits of the underlying project, not on CEQA issues.
No additional response is therefore required.
Letter 4.4: Cherie Bennett Mayse
· Comment: Although the proposed school expansion is necessary for
education, the City of Dublin must cancel plans for more urban development.
Valley Christian Center PA#00-017 Page 12
Final EIR March 2003
City of Dublin
The commenter believes nearby residential property should'have been
preserved.
Response: Comment acknowledged. This comment relates to the overall merits
of the project and other development in the community. Therefore, no
additional response is required.
Letter 4.5: Dorothy Conley
· Comment 4.5.1: The project site is considered wetlands and the development
of 22 multi-family dwellings could be dangerous to this fragile area.
Response: Comment acknowledged. A small portion of the northerly portion
of the site likely contains wetlands or other waters of the United States (see
Impact 4.3-1). The DEIR notes this is a potentially significant impact. To'
mitigate this impact, the DEIR proposes Mitigation Measure 4.3-1, which
would require completion of a formal wetlands survey on the site. Future
development of houses on the site should then be planned to avoid wetland
areas. If this is not possible, the project applicant would then need to prepare
a wetland mitigation plan to provide suitable replacement wetland on or off
the site and obtain necessary permits from all wetland regulatory agencies.
Adherence to this measure would reduce potential impacts to wetlands to a
less-than-significant level.
· Comment 4.5.2: The density of the proposed 22 residential units would
require them to be quite high and would block views of existing homes.
Response: Comment acknowledged. The applicant has proposed Medium-
High Density residential, which allows densities between 14.1 to 24 dwelling
units per acre. Although precise plans and building elevations have not been
submitted to the City for these residences, it is likely that dwellings would be
more than one story in height. Potential blockage of views from existing
dwellings would need to be assessed at the time more definitive plans are
submitted, which would be a Stage 2 PD-Planned Development application.
However, blockage of views from private residences is generally not
considered a significant impact under the California Environmental Quality
Act.
· Comment 4.5.3: Part of the project site is fairly steep, increasing the potential
for landslides, if not appropriately graded.
Valley Christian Center PA#00-017 Page 13
Final EIR March 2003
City of Dublin
Response: Comment acknowledged. The DEIR notes that expansive soils and
landslide potential is a potentially significant impact (see Impact 4.5-2).
Adherence to Mitigation Measure 4.5-1, which requires future development
to adhere to site-specific geotechnical reports prepared by a registered
geologist or engineering geologist. Each of these reports will assess existing
soil conditions in the construction area and recommend specific construction
techniques to minimize landslide hazard. Future building must also comply
with the Uniform Building Code, as administered by the City of Dublin,
which also contains grading requirements.
· Comment 4.5.4: When purchasing homes, many buyers were told that this
area was protected since it is considered a wetland and could not be built
upon.
Response: Comment acknowledged. This comment does not relate to specific
environmental impacts under CEQA. No further discussion is therefore
required.
Letter 4.6: David Kruss, representing the Hansen Ranch Owners' Association
· Comment 4.6.1: The traffic analysis prepared for the project reviewed traffic
operations at study intersections during weekday AM and PM conditions,
however, the existing three project driveways were evaluated only during
AM peak hours. Only assumptions were made about traffic conditions during
PM peak hours. Conclusions reached about PM peak hour traffic conditions,
thereforeL invalidates any conclusions made regarding the addition of project
traffic on Inspiration Drive with Dublin Boulevard.
Response: The primary reason for traffic backing up on Inspiration Drive in
the southbound direction is the stop sign at the Dublin Boulevard
intersection. Traffic conditions were analyzed at this intersection with the
existing control by stop signs for traffic on Inspiration Drive. The overall
delay at the intersection indicates acceptable operations primarily because
traffic on Dublin Boulevard is not controlled and does not stop. There is
more delay for the traffic on Inspiration Drive waiting for a gap in traffic in
order to turn onto Dublin Boulevard. This delay will be reduced when the
traffic signal is installed at the Inspiration Drive/Dublin Boulevard
intersection (see the response to Comment 4.6.3 below). Traffic operations at
the intersection with the signal installed will improve over existing
conditions, particularly for traffic on Inspiration Drive, as shown in the DEIR.
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Final EIR March 2003
City of Dublin
For purposes of analyzing operating conditions at intersections, PM peak
period (4:00 to 6:00 PM) traffic volumes are higher than afternoon conditions
for most intersections, and therefore reflect a "worst-case" scenario.
Additionally, it is agreed that traffic volumes along Inspiration Drive are
higher during the afternoon period when school ends than during the
traditional PM peak period. The traffic analysis for the DEIR assumed that
afternoon traffic conditions on Inspiration Drive were similar to the
conditions observed during the AM peak (i.e., before school starts). To verify
this assumption, observations were made on a typical weekday (Tuesday,
January 7, 2003) from 2:30 to 3:30 PM (school ends at 3:00 PM). Observations
indicated that traffic on the Inspiration Drive approach to the intersection
with Dublin Boulevard is heavier during the afternoon following the end of
school than during the traditional PM peak period. However, the through-
traffic volume on Dublin Boulevard is lower, providing more gaps for
vehicles to turn from Inspiration Drive onto Dublin Boulevard with less
delay. Therefore, the delay along Inspiration Drive at this intersection is
generally lower during the afternoon following the end of school than during
the AM peak hour. All other study intersections are more congested during
the PM peak hour between 4:00 and 6:00 PM.
In regards to the additional driveway providing access to and from the
proposed residential development adjacent to the Dublin
Boulevard/Inspiration Drive intersection, the City will fully examine the
feasibility of locating this driveway along Dublin Boulevard, west of
Inspiration Drive, in order to avoid any potential conflict between this
driveway and traffic flow on Inspiration Drive.
· Comment 4.6.2: The procedure used to determine the effect of proposed
traffic conditions fails to analyze existing stacking of vehicles that the school
has on the entire length of southbound Inspiration Drive when school is
ending or beginning.
Response: As noted in the response to Comment 4.6.1 above, the primary
reason for traffic backing up on Inspiration Drive in the southbound direction
is the stop sign at the intersection of Dublin Boulevard. Traffic conditions
were analyzed at this intersection with the existing control by stop signs for
traffic on Inspiration Drive. The overall delay at the intersection indicates
acceptable operations primarily because traffic on Dublin Boulevard is not
controlled and does not stop. There is more delay for the traffic on Inspiration
Drive waiting for a gap in traffic in order to turn onto Dublin Boulevard. This
delay will be reduced when the traffic signal is installed at the Inspiration
Drive/Dublin Boulevard intersection (see the response to Comment 4~6o3
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Final EIR March 2003
City of Dublin
below). Traffic operations at the intersection with the signal installed would
improve over existing conditions, particularly for traffic on Inspiration Drive,
as shown in the DEIR.
Observations indicated that a significant queuing problem exists at the site
for northbound traffic when school ends. Vehicles waiting to turn into the
project site line up in the long left-turn pockets along northbound Inspiration
Drive. Often during the afternoon near the end of the school day, vehicles are
parked in the turn pockets for a long period that the car engines are turned
off. However, through traffic along Inspiration Drive is not restricted due to
these queued vehicles, which are generally parked in the left-turn lane and do
not block the travel lanes.
Through traffic in either direction on Inspiration Drive does not appear to be
constricted at any point, except for southbound traffic at the intersection with
Dublin Boulevard, which was analyzed using commonly used level of service
methodologies and procedures. Therefore, the results and conclusions of the
original analysis are valid.
The existing queuing for northbound traffic in the afternoon at the project site
occurs as drivers arrive at the school early to pick up the students. Rather
than park in the marked parking stalls, drivers line up their vehicles in the
parking lot aisles to wait for school to dismiss. As a result, this queue extends
past the access driveways and onto Inspiration Drive, as described above.
There are enough marked spaces in the parking lot to accommodate all of the
queued vehicles. These drivers could be directed to park in marked spaces
rather than block the parking lot aisles to keep the queue from extending onto
Inspiration Drive.
Also see the response to Comment 4.6.1 above.
· Comment 4.6.3: Local residents within the Hansen Hill project use Inspiration
Drive to reach Dublin Boulevard. During school rush hours, residents are
effectively trapped in very slow moving traffic from the three school
driveways Vehicles sometimes make illegal "U" turns on Inspiration Drive to
escape heavy traffic and use Bay Laurel instead Also, vehicles will sometimes
park on the west side of inspiration Drive north of Driveway #1 waiting to
pick up students. This results in a safety impact by blocking a two-lane
divided road.
Response: It is agreed that southbound traffic on Inspiration Drive moves very
slowly during the school peak periods. Based on field observations during
these periods, it is clear that the existing stop sign control on Inspiration
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Final EIR March 2003
City of Dublin
Drive at the Dublin Boulevard intersection creates a major bottleneck
problem for southbound traffic on Inspiration Drive, as each approaching
vehicle must come to a complete stop before proceeding to travel through the
intersection. This stop-and-go operation, coupled with the fact that
Inspiration Drive has only one southbound lane, limits the capacity of the
Dublin Boulevard/Inspiration Drive intersection to service vehicle demands
on Inspiration Drive during the peak periods. As a result, the stop sign
operation at this intersection causes the vehicle queue on Inspiration Drive to
form and grow rapidly past the school driveways, as the intersection capacity
fails to keep up with traffic demand.
Traffic operations along Inspiration Drive were observed and traffic
conditions at the intersections were analyzed based on the number of vehicles
counted in the field. The effects of "slow-moving" traffic at the intersection
with Dublin Boulevard are included in the analysis (17.6 seconds of average
delay per vehicle during the AM peak hour). Traffic on southbound
Inspiration Drive traveling past the project driveways did not appear to be
significantly delayed as a result of driveway operations. The primary reason
for traffic backups in the southbound direction on Inspiration Drive is the
stop-and-go interruption pattern created by the stop sign at the Dublin
Boulevard intersection.
It should also be noted that an important reason for some of the congestion
on Inspiration Drive approaching the stop sign on Dublin Boulevard is
because VCC voluntarily agreed to No Left and No Right turn signs at its
major driveways so as to not impact traffic on Bay Laurel Street. This forces
all school-related traffic to only use Inspiration Drive. In turn, residents of the
neighborhoods near the school all have the option of using Bay Laurel Street
during the periods before and after the start of school when Inspiration Drive
is congested.
The City's current 5-year Capital Improvement Program (CIP) includes an
improvement to install a traffic signal at the Dublin Boulevard/Inspiration
Drive intersection. Mitigation Measure 4.10-1 (intersection impacts) on Page
90 of the DEIR specifies that the proposed expansion project shall contribute a
fair-share contribution to the funding of this traffic signal. Once installed, the
traffic signal will significantly reduce traffic delays and backups on
southbound Inspiration Drive during the school peak periods by allowing
vehicles to flow continuously from Inspiration Drive onto Dublin Boulevard
during the green light for Inspiration Drive.
The proposed traffic signal at Dublin Boulevard/Inspiration Drive will likely
eliminate the need to make illegal U-turns on Inspiration Drive in the vicinity
of VCC (e.g., at mid-block locations between school driveways) to avoid
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Final EIR March 2003
City of Dublin
traffic backups on southbound Inspiration Drive, as this traffic signal will
significantly improve traffic flow on Inspiration Drive. In addition, the City
has recently installed additional No Parking signs on both sides of Inspiration
Drive, south of Inspiration Circle, to clarify the extent of the no parking
zones. Also, the City's Traffic Safety Committee has been coordinating with
Dublin Police Services regarding increased police enforcement of illegal U-
turns and the No Parking zones on Inspiration Drive.
· Comment 4.6.4: Observation of the site indicates that numerous drivers
ignore posted traffic signs and make illegal left turns onto northbound
Inspiration Drive to avoid heavy traffic on Inspiration Drive.
Response: As described in the DEIR, traffic conditions were observed and
vehicles counted at each of the three project driveways. The observations and
counts indicated that, on a typical morning, approximately 10 vehicles make
illegal left turns from the upper two driveways onto Inspiration Drive. With
the addition of the expansion project, this number is not expected to
significantly increase. However, as a safeguard, Mitigation Measure 4.10-2
(local street impacts) on Page 90 of the DEIR calls for regular monitoring to
determine if this illegal activity will increase.
The commentor questions whether conducting data collection on only two
days per year would adequately describe typical conditions. It is commonly
accepted traffic engineering theory that drivers tend to keep the same route
on their daily commutes. In other words, if 10 people make an illegal left-turn
on one day, it is likely that approximately the same number would do so on a
different day. Therefore, the procedure of observing and counting vehicles on
two days as random samples is appropriate and considered standard traffic
engineering practice to determine traffic patterns and volumes.
As indicated in the response to Comment 4.6.3 above, the installation of a
traffic signal at the Dublin Boulevard/Inspiration Drive intersection will
significantly improve traffic flow on Inspiration Drive during the school peak
periods. As a result, fewer vehicles in the future are expected to make illegal
left turns from the upper two project driveways onto Inspiration Drive once
this traffic signal is installed.
· Comment 4.6.5: Although the traffic analysis looks at other intersections in
the community, the principal impact will be to residents of the Hansen Hill
development. The traffic analysis fails to consider these residents and their
lifestyles. No streetlights exist along Dublin Boulevard between Silvergate
and Inspiration Drive.
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Final EIR March 2003
City of Dublin
Response: Despite the projected increases to traffic volumes as a result of the
proposed expansion project, Hansen Hill residents would benefit from the
traffic mitigation measures that the project will be required to implement,
including Mitigation Measures 4.10-1, 4.10-2 and 4.10-3, as described on Page
90 of the DEIR. For example, as part of these mitigation measures, the
proposed project will make a fair share contribution toward the funding of
traffic signals at Dublin Boulevard/Inspiration Drive and Dublin
Boulevard/Silvergate Drive and the funding of the future widening of
Dublin Boulevard between Hansen Drive and Silvergate Drive from tw.o to
four lanes.
These improvements are designed to increase the operational capacity of
these roadways and, hence, improve traffic' flow and facilitate travel into and
out of the project area. As shown on Table 19 of the DEIR, the AM peak hour
level of service (LOS) at the Dublin Boulevard/Inspiration Drive intersection
is expected to improve from LOS D for the Inspiration Drive stop movement
without project traffic to LOS A with the traffic signal and project traffic.
Similarly, the Dublin Boulevard/Silvergate intersection will improve during
the AM and PM peak hours from LOS F and E, respectively, for the stop
movements without project traffic to LOS B and A, respectively, with the
traffic signal and project traffic.
The above analysis tends to illustrate that, even with the increased traffic
from the expansion project, Hansen Hill residents and other residents in the
area would significantly benefit from the above circulation improvements,
toward which the expansion project will contribute funds to facilitate their
implementation.
The lack of street lighting on Dublin Boulevard between Inspiration Drive
and Silvergate Drive is an issue that is not directly related to the expansion
project. Even though the project would increase daily traffic on this segment
of Dublin Boulevard, no additional improvements are required of the
proposed project as a result of this traffic increase. Street lighting
improvements may be a future consideration for this segment of Dublin
Boulevard, independent of the expansion project.
· Comment 4.6.6: Installation of a traffic signal at Dublin Boulevard and
Inspiration Drive is left as the responsibility of other future project or City
budget analysis, while many hundreds of vehicles passing through the
intersection must depending on a stop sign. There have been many traffic
accidents on Bay Laurel Street, many of which are due to the illegal
incursions of school traffic.
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City of Dublin
Response: The commenter's assertion that the future signalization of the
Dublin Boulevard/Inspiration Drive intersection is left as the responsibility of
some other future project or City budgetary analysis is inaccurate. As
indicated in the response to Comment 4.6.3 above, the City's current 5-year
Capital Improvement Program (CIP) includes an improvement to install a
traffic signal at this intersection. Mitigation Measure 4.10-1 (intersection
impacts) on Page 90 of the DEIR specifies that the proposed expansion project
shall contribute a fair-share contribution to the funding of the traffic signal at
the Dublin Boulevard/Inspiration Drive intersection.
See also the responses to Comments 4.6.4 and 4.7.12 for discussions on illegal
left turns from the upper two project driveways onto Inspiration Drive and
cut-through trips on Bay Laurel Street by school traffic, and accident history
on this street. In addition, the City's Traffic Safety Committee will continue to
coordinate with Dublin Police Services regarding increased police
enforcement of illegal left turns from the upper two school driveways onto
Inspiration Drive.
· Comment 4.6.7: The Board of Directors of the Association objects to the
locatiOn of the proposed driveway for the residential component of the
project at Dublin Boulevard and Inspiration Drive. The proposed driveway
would interfere with existing and proposed traffic on Inspiration Drive. No
widening is proposed along Inspiration Drive to accommodate this driveway.
In sum, the inclusion of the proposed driveway would adversely affect the
safety of Hansen Hill residents and visitors. The driveway cut should be
located on Dublin Boulevard west of Inspiration Drive with no driveway off
of Inspiration Drive.
Response: The commenter's concerns are noted regarding the proposal to
locate the residential driveway along Inspiration Drive. As indicated in the
response to Comment 4.6.1 above, the City will fully examine the feasibility of
locating this driveway along Dublin Boulevard, west of Inspiration Drive, in
order to avoid any potential conflict between this driveway and traffic flow
on Inspiration Drive.
· Comment 4.6.8: The Association is concerned about the proposed location of
a Alzheimer care facility on the project site given potential incompatibility of
this use with a nearby residential neighborhood. This aspect of the project
was not discussed between the Association and the applicant.
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Final EIR March 2003
City of Dublin
Response: See Revised Project Description that states thabAlzheimer's care is
no longer being proposed by the applicant on this site.
· Comment 4.6.9: The DEIR notes that a Stage 1 PD-Planned Development
rezoning is proposed for the 12.3 acres of land located east of Inspiration
Drive. It is believed by the Association that this area was to be restricted from
development so as not to disturb residents adjacent to Bay Laurel Street.
Residents below this site are concerned if overflow parking is to be allowed
that would overlook their residences, this depriving them of privacy in back
yard areas. This would have an adverse impact on residents' quality of life.
Response: No use is proposed at this time for the parcel. If it is to be used in
the future as something other than open space, an amendment to the PD
would be required which would be subject to approval by the Planning
Commission and City Council.
Letter 4.7: Tina Corso
· Comment 4.7.1: In regard to seeding of open soil areas, as required by
Mitigation Measure 4.2-1, should be applied to all open areas since there are
many areas of erosion noted with the possibility of landslides and further
soils erosion.
Response: This mitigation measure is intended only to apply to new areas of
construction, which would be highly susceptible to wind and water erosion.
Revegetation of existing areas would likely have minimal effect regarding
preventing landslides.
· Comment 4.7.2: The commenter would like to know the area of possible
expansive soils and landslides on the site in regard to adjacent residents.
Also, the location of the Dublin fault should be identified.
Response: The Geology section of the DEIR (Section 4.5) describes a large
landslide on the project site that was identified and mapped in 1975, which
generally trends in a north-south direction from higher elevations to lower
elevations. An exhibit from the Robert Chew soils report that shows the
approximate location of landslides is attached to this document. Two other
smaller landslides have been identified in the southwestern portion of the
site. The exhibit also shows portions of the site with surface deposits of
Colluvium, which is associated with a moderate to high expansion potential.
This exhibit is attached as Exhibit A in the Final EIR document.
Valley Christian Center PA#00-017 Page 21
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City of Dublin
The geotechnical report does not include a map of faults on the site, although
it does reference an inference that the Dublin Fault trace may lie within 800 to
1200 feet west of the property. There is a chance that the Dublin fault may
cross the southwest corner of the subject property where no structures are
proposed.
· Comment 4.7.3:The commenter wants to know when construction would
begin and if it is possible to undertake heavy construction during the summer
recess to avoid mixing school traffic with construction traffic and to minimize
noise.
Response: No information has been submitted by the project applicant
regarding commencement of construction. In terms of scheduling
construction during summer recess months, this is not an environmental
impact; however, as construction is generally scheduled to occur during the
dry months of the year, the majority of the work would be undertaken in the
late spring and summer months. Additionally, the project will be constructed
in phases as funding becomes available to the church, and no definitive date
has been set for the beginning of the first development phase (Senior/Junior
High School Administration Building). The applicant's phasing plan suggests
that this phase would begin in 2001-2003, but the project delays may have
changed this schedule.
· Comment 4.7.4: A traffic light at the intersection of Dublin Boulevard and
Silvergate would greatly benefit the backlog at the stop sign.
Response: The City has a 5-year Capital Improvement Program (CIP) to
construct citywide street improvements. The installation of a traffic signal at
the intersection of Dublin Boulevard/Silvergate Drive is presently not
included in the CIP program, but may be added to the program in the future
if the necessary funding becomes available. Mitigation Measure 4.10-1
(intersection impacts) on Page 90 of the DEIR specifies that the proposed
expansion project shall contribute a fair-share contribution to the funding of
this traffic signal installation.
· Comment 4.7.5: The commenter would like to see money placed in an escrow
account for the planned widening of Dublin Boulevard. This would provide a
guarantee that if Dublin Boulevard exceeds 15,000 car loads, this money
could be used for road widening as promised by VCC.
Valley Christian Center PA#00-017 Page 22
Final EIR March 2003
City of Dublin
Response: The City's CIP program currently includes the future widening of
Dublin Boulevard between Silvergate Drive and Hansen Drive. Mitigation
Measure 4.10-3 (cumulative traffic) on Page 90 of the DEIR specifies that the
proposed expansion project shall make a fair-share contribution toward the
funding of this widening improvement. The City has previously collected
traffic mitigation contributions from other developers to fund this
improvement. The Project applicant previously contributed to this fund when
earlier improvements to the church and school were approved
Funds collected from the above contributions are placed in a separate traffic
mitigation account set-aside for the sole purpose of widening Dublin
Boulevard between Silvergate Drive and Hansen Drive.
· Comment 4.7.6: The commenter wants to know if construction traffic will mix
with school traffic and if it would be possible to have different hours for each
activity. This could include having construction start and hour earlier or later
than school traffic so that less danger is posed for residents or students.
Response: Construction and grading operations are generally limited by the
City to weekdays, Monday through Friday, from 7:30 am to 5:00 pm, by
conditions of approval imposed by the City of Dublin Public Works
Department. Saturday hours for construction are restricted, and must receive
prior approval by the Public Works Director._
· Comment 4.7.7: The commenter requests information as to the number of
Police and Fire Department calls for service to the project site. Of special
concern is the proposed senior center and the need for constant emergency
services, including Alzheimer patients.
Response: Based on research prepared by the Alameda County Fire
Department staff, the Fire Department that serves Dublin, the Department
responded to 13 calls for service to 7500 Inspiration Drive between January 1
and December 31, 2002. Of these, eight (8) were medical calls and five (5) calls
were due to smoke detector activation, although there was no fire (Source:
Sue Beville, Alameda County Fire Department, 2/2/03).
Information provided by the Dublin Police Department indicates that the
Department visited the site 393 times in 2002, including 216 regular patrol
checks, 91 suspicious vehicle checks, 23 traffic incidents, 40 burglar alarm
calls, abandoned vehicles (2), auto burglary (1), disturbance of the peace (4),
trespassing (2), illegal fireworks (3) and miscellaneous other calls (source: R.
Macias, Dublin Police Services 1/16/03).
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City of Dublin
Based on the most recent discussion with the staff of Valley Christian Center,
congregate care facilities, including Alzheimer patient care, are no longer
proposed as part of the Valley Christian Center Master Plan.
· Comment 4.7.8: Construction debris should be concealed or sent to the
landfill daily to prevent kids playing in this area. We don't want kids playing
in this area and we want to know where debris will be stored in relation to
nearby residences.
Response: The EIR addresses the long term development of the complex and
does not include detailed construction items, such as locations or treatment of
debris areas. Since these are not environmental items, it is recommended that
the City of Dublin require Valley Christian Center to fence all construction
areas, including debris storage areas, as part of each future phase of
construction. Since construction of proposed improvements will occur over a
number of years, it is unknown at this time where debris storage will take
place. However, the City may condition the project so that the fenced debris
areas are located away from view from the adjacent residential lots to
decrease the potential for any visual intrusion.
· Comment 4.7.9: The commenter wants to know more about the residential
component of the Master Plan. Will the 22 dwellings be retirement homes or
family homes? How close are they to commercial development and are they
safe from traffic flow and is there enough space for families to co-exist with
the safety factor as required by City codes?
Response: Specific information has not been provided by the applicant for
these 22 dwellings. Prior to actual construction of the dwellings, additional
plans must be submitted to the City of Dublin to provide more detail of the
houses, including future occupancy of the dwellings (retirement homes,
market-rate family homes or other type of housing). All dwellings must meet
all City of Dublin safety codes including zoning ordinance requirements,
Building and Fire Codes, and conditions of approval imposed by the City of
Dublin Community Development and Public Works Departments.
The issue of driveway access into the residential area is still subject to review
by the City, see Responses to Comment 4.1.
· Comment 4.7.10: The commenter wants to know the status of the vacant area
above Bay Laurel Street, which is currently used by deer for grazing. This site
was used as a debris dumping area for the contractor who constructed homes
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Final EIR March 2003
City of Dublin
in the area. There is erosion from the site. Will this area be developed by VCC
and will it affect deer grazing. It is suggested that this area be left as a small
park. Adjacent homeowners ar.e concerned about the view, deer, stability of
the hillside and future noise if this area were to develop.
Response: The site in question was temporarily used in the past by the City of
Dublin to store recycled road paving materials. This storage use has been
terminated and this area returned to its original state.
The Master Plan prepared by Valley Christian Center and submitted to the
City of Dublin as the basis of the EIR shows the land just east of Inspiration
Drive and shown as Parcel I on Exhibit 3 in the DEIR to remain as open space
under the proposed Master Plan. Therefore, no development is proposed on
this portion of the VCC property and deer can continue to graze.
· Comment 4.7.11: The commenter notes that the expanded VCC campus will
offer additional weddings, funerals, group activities, concerts, adult day care
(including Alzheimer care), school carnivals and other activities that would
turn the facility into a 24-hour facility. There is concern about the late hours
with Alzheimer care, glare from additional lights and noise
Response: The applicant, VCC, is proposing to expand uses on the property.
Mitigation measures are included in the EIR to protect residences adjacent to
the site. These include Mitigation Measure 4.8-1, to limit hours of operation
for construction activities, Mitigation Measure 4.84, requiring future noise
studies for evening outdoor activities and Mitigation Measure 4.1-3, limiting
glare from outdoor lights.
In terms of the adult care facility, please refer to the Revised Project
Description section of the Final EIR, where the applicant has clarified that
Alzheimer patient care will not be a use on the Valley Christian Center site.
· Comment 4.7.12: The commenter is concerned about traffic cutting through
the adjacent development and using their streets as a short cut to Silvergate
Drive. There is a history of past accidents on nearby streets and others who
drive too fast. There are also skateboarders and bicyclists using their streets,
because of the steepness of the streets that could conflict with vehicles.
Increased traffic mixed with construction traffic will make this a dangerous
situation. The commenter is concerned about increased noise from VCC and
wants a buffer zone.
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Final EIR March 2003
City of Dublin
Response: The commenter's concern regarding "cut-through" traffic on a steep
grade roadway such as Bay Laurel Street is noted. Based on a review of
reported traffic accidents on Bay Laurel Street, two accidents have taken place
on this street since it was opened to traffic in 1998. One of those accidents
involved a student from VCC driving after school before the No Left turn
signs were installed at the school's major driveways. The other accident did
not involve school-related activities. Although this accident rate may not be
high from a statistical standpoint, the commenter's concerns regarding cut-
through traffic and accidents on Bay Laurel Street are understandable.
As indicated in the DEIR, traffic conditions were observed and vehicles
counted at each of the three project driveways. The observations and counts
indicated that, on a typical morning, approximately 10 vehicles make illegal
left turns from the upper two driveways onto Inspiration Drive. With the
addition of the expansion project, this number is not expected to significantly
increase.
Turn restrictions have been placed on the upper two driveways that serve
access to the project site from Inspiration Drive. These restrictions prohibit
right turns into and left turns out of the project site between the hours of 7
a.m. and 5 p.m. on school days. These regulations were put in place in 1999 in
order to reduce the number of trips to and from the project site using Bay
Laurel Street as a cut-through street to bypass Dublin Boulevard. Based on
the above traffic counts, these turn restrictions have been very effective in
reducing school-related cut-through traffic on Bay Laurel Street, with the
exception of a low violation rate of vehicles using this street as a shortcut
between the project site and Silvergate Drive. (Refer to Mitigation Measure
4.10-2 (local street impacts) on Page 90 of the DEIR, which calls for regular
monitoring to determine if more stringent measures may be required to limit
the number of vehicles accessing the project site via Bay Laurel Street.)
In regard to noise, the acoustic analysis prepared for the Environmental
Impact Report found that existing noise levels near the complex (excluding
the proposed residential site) did not exceed City noise standards. Future
noise generated by the additional traffic using the VCC complex is
anticipated to increase existing noise levels by I decibel along Inspiration
Drive and I decibel along Dublin Boulevard. According to the acoustical
consultant, an increase of I to 3 decibels in the existing noise level is not
discernible by the human ear. Therefore, these increases in the existing noise
level are not considered significant.
It should also be noted that the City of Dublin could impose a condition of
approval on the proposed expansion project that would prohibit all
Valley Ch ristian Center PA#00-017 Page 26
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City of Dublin
construction-related traffic on Bay Laurel Street and other local streets, except
Inspiration Drive, between the VCC property and Dublin Boulevard.
Valley Christian Center PA#00-017 Page 27
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City of Dublin
Geologic Map
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City of Dublin
VALLEY CHRISTIAN CENTER EXPANSION & MASTER
PLAN
GENERAL PLAN AMENDMENT
PA 00-017
..... to MEDIUM-~GH DENSI~ ~SIDENT~
'(14.t to 25~0 du/ac) 1.4 acres
ATTACHMENT 10