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MINUTES - 02042003 - D4
o TO; BOARD OF SUPERVISORS Contra FROM: DENNIS M. BARRY, AICP d xa , t COMMUNITY DEVELOPMENT DIRECTOR County DATES February 4, 2003 SUBJECT- EILEEN DOTEN AND JEFFREY MCCASLIN (APPELLANTS) CONGREGATION l 'NA.I TIKVA H(OWNER)Appeal of the County Planning Commission Decision to approve a laud use permit (LP012112) for a 10,426 square foot two-story expansion of an existing synagogue for related office, assembly and classroom activities. With the removal of 12 trees and variances to decrease the amount of required ch-site parking and to exceed the 35 foot structure height limit by ton feet. The subject site is located at 25 Hillcroft Way,Walnut Creek-, File#LP01'2112 (APP 177-182-006) (District ll) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATION °I. Find'the negative Declaration prepared for this project to be adequate for the purpose of compliance with the California Environmental Quality Act and ADOPT same. 2. DENY the appeal submitted by Eileen Doten and Jeffrey McCaslin, and UPHOLD the County Planning Commission's decision to approve a 10,426 square foot expansion with variances to the maximum structure height, variances to the parking, ordinance standards, and the removal of 12 trees. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMME DATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER IGNAT R 2L ` ACTION of BOAJkD� N 4, 2003 APPROVED As RECOMMENDED OTHERXX r ACC= the said&awal of the appeal by Eileen Doten and Jeffrey C, lin (Appellants) and Cmgre tion B'Nai TiRvah it ser) of &:.e Contra Costa County Planning Coo mission decision to approve-a lased use perrat aren&mt for a 10,426 sq. ft. story expansion of an existing synagogue located at 25 Hillcxoft Way, Walnut Creek area, for related office, assembly, and classroom activities. VOTE of SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND _,_UNANIMOUS(ABSENT_IILJ CORRECT CT COPY OF AN ACTION TAKEN AN AYES- —NOES-_ ENTERED ON THE MINUTES of THE BOARD of ABSENT:_� AB s` AIN, SUPERVISORS CIS THE DATE SHOWN Contact= Lorna Villa(925.335-1236) ATTESTED February 4, 2003 cc:Community Development Department(CDD) JOHN SWEETEN, CLERK OF THE BOARD OF County Counsel SUPERVISORS AND COUNTY ADMINISTRATOR Eileen Coten Jeffrey McCaslin .,All � Congregation E'na Tikvah x s DEPUTY . i �` i Date February 4, 2003 Board of Supervisors Appeal of a Planning Commission Decision (congregation B'nai Tikvah)File#LP012112 Mage 2 3. ADOPT the Findings of the County Planning Commission as contained in Resolution No. 06-2003 as the bads of the Board's action, FISCAL IMPACT" The appellants have paid the initial appeal fee of$125.00. The applicant is required to pay for staff time in excess of the $125.00 associated with the processing of this appeal. OVERVIEW In September of 2001, the applicant applied for a land use permit to expand their existing facilities by 11,426 square feet. The initial recommendation of staff was for a reduced square footage because of the site's inability to provide the required amount of parking. Concerns expressed by the neighborhood to the Office of the District 11 Supervisor resulted in a series of neighborhood meetings to discuss and attempt to resolve issues of concern. At one of these meetings, the applicant offered to reduce the size of the requested expansion by 1,0030 square feet. A letter dated November 13, 2002(attached)to the Community Development Department from the applicant's attorney discusses alternative methods the County has historically used to calculate required parking for religious institutions and the implications of the Religious Land Use and Institutionalized Persons Act of 2002 (RLUIPA). Following a detailed review of previously approved files regarding parking calculations and a review of RLUIPA, the staff recommendation was modified to support a 10,426 square foot expansion. This recommendation was unanimously approved by the County planning Commission with modifications to the proposed permit conditions. REVIEW OF APPEAL POINTS Following the December 10, 2002, Planning Commission decision, Eileen Coten and Jeffrey Mc0;aslin filed an appeal. Listed below are the appeal points and the staff response. 1. Summary ofADDeal Poiret. The use of the site as a school for 250 students has not be addressed in the Conditions of approval. Conditions that protect the safety of the children attending the school, such as fencing requirement and sidewalk requirements, must be added in order to protect the health and safety of the students, neighbors and traveling public. Add Conditions of approval for site development that are consistent with requirements placed on other private schools. Staff Response: Since the primary use of the facility is a synagogue and not a private school, the site as proposed can adequately and safely manage up to 2509 students. Requirements such as fencing and sidewalks are not necessary as religious instruction Date February 4, 2003 Board of Supervisors Appeal of a Planning Commission Decision (Congregation Wnai Tikvah)File#LP012112 "age 3 takes place within in the building or amphitheater and the students are not of driving age nor do they walk to the site. Conditions of approval related to the operation of the reigious school include parking attendants, a car pool program and a maximum of 250 students (2 sessions of 125 students overlapping by Y2 hour)on site. Staff concluded that the conditions of approval adequately address the religious school portion of the use and additionalconditions are not necessary. . Summaa ofAppeal Point:Add Conditions ofApproval foroperation of the school that is consistent with otherprivate school operation requirements. Include in these conditions: ownership transfer restrictions, renewal periods, enrollment limits, students age limits, stated hours for school operation, and Zoning Administrator review after one,year and thereafter as deemed appropriate by the Zoning Administrator; Staff response: The students enrolled in religious school receive seven hours of instruction a geek. The religious instruction is not the primary use of the site, and is not comparable to an elementary or middle school. Restrictions such as enrollment limits and student age limits are not appropriate. Land use permits run with the land. As such, there is no basis for ownership transfer restrictions or permit renewal requirements. 3. SummatyofAppeal Point. The requirements for infrastructure installation have not been included in the Conditions of Approval. This is inconsistent with requirements imposed on other developments in the neighborhood (Sub 402 SAS 167-787, MS 69-86, Sub 5266, etc). Add Conditions of Approval for installation of drainage improvements, curb and sidewalk, and roadway improvements as has been required of other neighborhood developments, with property fronting on Springbrook Road. Staff Response. The appellants are requesting that conditions of approval be included to require the applicant to construct curb, gutter and sidewalk along Spr ngbrook hoed to be consistent with other developments in the area. The referenced developments consist of minor and major subdivisions that created private and public roads that access directly off'of Springbrodk Road. Following is a list of the referenced'developments and what frontage improvements were conditioned as part of the development Major Subdivision SD 4802 Public load — Curb, gutter and sidewalk (1976) Minor Subdivision MS 14-77 Private Access — pavement widening (1979) Minor Subdivision MS 167-77 Private load — leo frontage improvements (1973), Minor Subdivision MS 59-86 Private Road Curs, gutter and sidewalk (1965) Major Subdivision SD 5266 public Road - Curb, gutter and sidewalk (1973) ........... ....... ...... ...... ................................. .................... Date February 4, 2003 Board of: Supervisors Appeal of a Planning Commission Decision (Congregation B'nal Tikvah) File#LP012112 Page 4 Other developments in the area not referenced in the appeal letter: Minor Subdivision MS 53-69 Private Road — No frontage improvements (1969) Minor Subdivision MS 21473 Private Road — No frontage improvements (1973) Minor Subdivision MS 70-74 Private Road — No frontage improvements (1975) Minor Subdivision MS 160-79 Private Access—Curb only--Deferred Improvement Agreement (1981) Major Subdivision SD 6079 Private Road ® Asphalt curb, no sidewalk (1986) Hillcroft Way is a private road that was created in 1942 as part of Unit Two of the Beacondale Subdivision. Several of the original lots of the Beacondale subdivision have been further subdivided. Public Works has reviewed the previous developments in the surrounding area and found no consistency within these developments requiring frontage improvements. Based on current conditions, and the difficulty in constructing the proposed frontage improvements along Springbrook Road, Public Works would recommend that frontage improvements not be included as part of this development. If this property were subdividing, Public Works would recommend that the frontage improvements be included as part of a Deferred Improvement Agreement(DIA). The DIA would then run with the property and the property owner would be responsible for the construction of the frontage improvements at a future date when development, in the area provided a continuous sidewalk. The recommended conditions of approval require that the applicant comply with the L "collect and convey" requirements of Title 9 of the Ordinance Code. Public Works recommended an exception to the Ordinance to allow the applicant to drain to the existing roadside ditch provided the applicant verifies the adequacy of the downstream ditch system. 4. Appeal Point: The project does not now achieve finding number 1, that the proposed use is not detrimental to the health, safety and general welfare of the County. The conditions of approval meant to regulate traffic and parking are inadequate to serve this purpose. A. Conditions 8, 9 and 10 are insufficient to protect the health, safety and general welfare of the County, particularly the residents and their guest in the neighborhood where the Temple is situated (known as the Hificroft neighborhood). These conditions do not by themselves eliminate orsubstantially mitigate the significant traffic congestion or parking problems created by the hundreds or vehicular trips generated by the use contemplated by the applicant. . ..... ... ........ ...... ... .. ... ... ........ ..... ... ... ......... ....e.... Date February 4, 2003 Board of Supervisors Appeai of a Pining Commission Decision (Congregation B`nai Tikvah) File##LP012 a 12 'age 5 Staff Response: Conditions 8, 9,and 10 pertain to submittal of a detailed access and circulation plan for the religious school, use of parking attendants and a carpool program. Decent modification to the circulation plan for the religious school has resulted in a reduction in the amount of time vehicles are waiting on the street to access the site, thereby, reducing traffic congestion. This modification in combination with the continued carpooling and the use of parking attendants were found by the County Planning Commission to adequately address potential traffic impacts. B. We object to the staff use of the seating capacity of the sanctuary only for determination of off street parking requirements. Notwithstanding this conclusion, the conditions of approval allow simultaneous use of various Temple facilities, exacerbating lack of adequate parking of the proposed project. Staff Rge iponse. The appellants do not provide ars alternative calculation method to determine the off street parking requirements. Review of over thirty Contra Costa County files related to religious institutions since 1988 indicate various methods were utilized to calculate tate necessary on-site;parking requirements. Based on this, staff recommended, and the County Planning Commission agreed, that paving calculations should based on the sanctuary. Condition of approval#14 prohibits the sanctuary and the social hall from being utilized to full capacity at the same time. This condition recognizes the two most intense parking uses. C. We object to the elimination of prig conditions 16, and the modification to conditions 17. We further object to the limitation ofconditions, 'I# and 12, which require applicant to secure permanent use of additional off-site perking spaces. Staff Response; Condition #16 in the December 10, 2002, staff report states; "The applicant has agreed that services in the sanctuary must be scheduled at least one hour apart to allow sufficient time for the parking lot to empty.,, Although this condition was acceptable to the applicant, it Was eliminated by the Planning Commission to ensure that only the least restrictive measures are imposed consistent with RLUIPA. The appellants object to the strikeout language in Condition 17, which states: 'The applicant shall schedule use of the facilities to prevent shaX-be conflicts .- . When scheduling events, factors such as number of users, duration of use, time of use and age of userrs shall be considered. It shall be the responsibility of Congregation Date February 4, 200,E Board of Supervisors Appeal of a Planning Commission Decision (Congregation "nal Tikvah)File#LF012112 Page 6 B'nai Tikvah to ensure that parking conflict do not occur. Repeated U899M4.„ Irrespective of the strikeout language to Condition#17,Section 26-2.2020 of the County Code provides the basis for the revocation of a land use permit. Conditions 1'I and 12 are related to the off site parking available to the synagogue from the Contra Costa County Water District. The changes in these conditions made the off-site parking an option and not a requirement. D. 1/e abject to the failure of the conditions to require the upgrading ofHillcrolt flay, a grossly substandard private roadway, to a roadway with reasonable safe surface condition. Staff Response: Hillcroft Road is a private road and the Counter cannot require its improvement or maintenance. However, recognizing the neighbors concerns and the efforts made by both the applicant and neighborhood to resolve the roadway repair and maintenance issues, Condition #19 states: 'All best efforts to enterinto a private road maintenance agreements shall be diligently pursued by the applicant. The applicant shall notify through documentation its effort to the Zoning Administrator each quarter for one ,year beyond the effective date of the permit." 5. Ajopeal Point. We object to the granting of the variance to exceed the height limit. The additional height will adversely affect the views of the existing residences and create a structure, which is substantially out of scale compared to other structures in the neighborhood, The height variance is only required due to the applicant's architectural preferences rather than impacts on the congregation's free expression of religion. Staff Response; The proposed expansion is not out of scale with the neighborhood because the lot coverage is only nine percent and the height of the building will be lower than the existing building when viewed from the parking lot. Additionally,there are other two-story homes in the neighborhood. The proposed addition complies with the R-1 b zoning district requirements for lot area, lot width and lot depth (there are no lot coverage limitations). The design of the addition without the variance would result in a flat roof building,which would not be compatible with the existing building and would not be an enhancement to the site. 6. mal Paint: The applicant has repeatedly and consistently stated that they have no desire to increase the membership with their congregation, or substantially modify the uses currently in existence at their Temple. Accordingly, we object to the failure of the Commission to impose reasonable conditions, which would prevent the potential for massively, increased use of the proposed expanded facilities. Cate February 4, 2003 Board of Supervisors Appeal of e Planning Commission Decision (Congregation B'nai Tikvah)File#LP012112 Page 7 Staff Resoonse: The conditions of approval include a condition that limits the sanctuary and social hWifrorn being used to fall capacity at the same time,Additionally,occupancy limits as required by the Uniform Fire Code will be posted in each room. The land use permit granted is for an expansion of existing uses, 7. Aepeal Point: We object to the Commission's total abdication of its responsibilities to impose reasonable land use conditions consistent with the General Plan, Zoning Ordinance and past practice, based on receipt of a letter from applicant's counsel regarding I L IPA. No adequate time was provided for the opponents to respond to applicant's counsel's letter providing alternative views of the implications of RLUIPA consistent with those adopted by other California land use authorities. staff I es once: The comments of the appellants do not provide any substantial evidence that the conditions applied to the land use persalt are inadequate and inconsistent with the County Ordinances. CONDI_USION Staff recommends that the Board uphold the Planning Commission's decision to allow--a 10,426 square foot expansion with variances and the removal of trees, and deny the appeal of Eileen Doten and Jeffrey McCaslin. 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RESOLUTION RESOLUTION NO. 06-2003 RESOLUTION OF THE COUNTY PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, S'T'ATE OF CALIFORNIA, CONCERNING AN AMENDMENT TO LUP419-59 FOR A 10,426 SQUARE FOOT EXPANSION OF AN EXISTING SYNAGOGUE FOR RELATED OFFICE ASSEMBLY AND CLASSROOM ACTIVITIES. THE PROJECT ALSO INCLUDES AUTHORITY TO REMOVE 12 'TREES AND VARIANCES TO DECREASE T14E A-MOU'L'T OF REQUIRED ON SITE PARKING AND TO EXCEED THE 35-FOOT STRUCTURE HEIGHT LIMIT BY TEV FEET, THE SITE IS LOCATED AT 25 HILLCROFT T WAY, IN THE WALNUT CREED AREA. (CONGREGATION B'NAI TII AH—APPLICANT/OWNER)(LP012112)(DIST C'T 11). WHEREAS, an application to amend an existing land use permit LUIP419-59 to expand the existing facility by 11,426 feet and variances to the maximum structure height limit and to the parking ordinance standards and a tree removal permit was received by the Community Development Department on September 17, 2001; and IER,EAS for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Legative Declaration was prepared and circulated for review and comments between December 5, 2001 and December 26, 2001; WHEREAS, the appl€cation was modified by the applicant to decrease the square footage from 11,426 to 10,426 in an effort to respond to neighbors concerns; and WHEREAS,',after notice having been lawfully given, a public hearing was scheduled before the County Planning Commission on Tuesday, October 8, 2002 whereat all persons interested therein might appear and be heard,public testimony was heard, the item was continued to take fn—the.-testimony; and WHEREAS,I on Tuesday, ,October 22, 2002, the Planning Commission heard additional public testimony and continued the item at the Community Development Department's request;and WHEREAS,, on Tuesday December 10, 2032, the Planning Commission heard additional public testimony and fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and NOW,THEREFORE,BE IT RESOLVED,that the County Planning Commission: 1. FINDS that the proposed Legative Declaration is adequate for the purposes of compliance with the California Environmental(duality.Act and adopts same; 2 2. APPROVES the Land Use permit LP012112 to allow a 10,426 square foot expansion with variances to the maximum structure height and parking ordinance standards; BE IT FURTHER RESOLVED that the reasons for this recommendation are as follows: A. LAND USE PERMIT FGS: 1. The proposed land use shall not be detrimental to the health, safety, and general welfare of the County because religious institutions are allowed in the R-15 zoning district, the design is compatible with the existing facility and conditions are included to regulate traffic and parking. The application is subject to the Religious Ladd Use and Institutionalized Persons Act of 2000, 42 U.S.C. section 2000. 2. The proposed project shall not adversely affect the orderly development of property within the County because the proposal is an expansion of an existing use. 3. The proposed project shall not adversely affect the preservation of property values and the protection of the tax base within the County because the surrounding area is developed with residential homes and the proposed expansion will be compatible in design, color and materials with the e xisting b uildingo F urther, c onditions have been imposed to regulate parking and circulation. 4. The proposed project shall not adversely affect the policy and goals as set by the General Ilan. The General plan designation is Single Family Residential Low, which allows a range of 1.0-2.9 single-family units per net acre. P-=. -.ary land uses in this district include single-family houses. However, secondary uses that are considered to be compatible with low- density homes are allowed. 'The General Plan I ists c hild c are f acilities, small residential care facilities, places of worship and secondary dwelling units as permitted uses. 5. The proposed project shall not create a nuisance and/or enforcement problem within the neighborhood or community. The recommended conditions of approval require the applicant to submit information regarding a car pool program and circulation plan. A condition is also included that prohibits the sanctuary and social hall to be utilized to full capacity at the same time. 6. The project shall not encourage marginal development within: the neighborhood. The submitted plans indicate a design that is compatible ................................. 3 with the existing building and neighborhood. The landscape plan includes numerous trees that will contribute towards maintaining the site's scenic beauty. 7. That special conditions or unique characteristics of the subject property and its location or surrounding are established. The site's topography limits the location of the addition and restricts the ability to expand the parking lot. E. Growth Marnement Element Performance Standards Findings 1. Traffic: The proposed development would not trigger a pleasure C traffic study. 2. Water: The project will not increase the deed for water supplies in the area. 3. Sanitaa Sewer: The project will not increase the demand for sanitary sewer service in.'the area.. 4. Fire Protection: The project will not increase the demand for fire protection facilities. 5. public protection: The project will not increase the demand for police service facilities. 6. larks &Recreation: The project will not increase the demand for parks or recreation.facilities. 7. Flood Control & Drains e: The project will not increase run-off into the nearby community drainage facilities. The site is located within Flood Zone A on the Contra Costa County Flood Insurance late Map dated September 7, 2001. This zone is an area of 100-year flood. The conditions of approval require the applicant to obtain a flood permit for new construction. A. Variance Eindirrgs: 1. That any variance authorized shall not constitute a grant of'special privilege inconsistent with the limitations on other- properties in the vicinity and the respective land use district in which the subject property is located. The proposed request to exceed the height limit will result in an overall height of 45 feet. However, from the parking lot grade the addition will be four feet lower in height than the existing buildingbecause it will be built on a slope. The on-site parking does not currently meet parking ............................ .......... 4 standards. However, a previous permit allowed the existing parking lot. The variance to allow 59 parking spaces on site is not a grant of a special privilege because the intent of the parking ordinance will be met and it is consistent with how other churches have been approved. 2. That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property of rights enjoyed by other properties in the vicinity and within the identical land use district. The site's slope results in the building height measured from the natural grade. While the overall height exceeds the R-15 standards, the height of the addition from the parking lot grade does not exceed the height of the existing building. The site's topography and the location of the existing building leave no other area on site in which to provide additional parking. 3. That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. The proposed height exceeds the allowed height. However, from the parking lot grade, only the top floor which is 29 feet high, is visible. The variance to the parking standards meets the intent of the land use district because calculations based only on the sanctuary have been used for other religious institutions. BE IT 171JR111ER. RESOLVED that the Secretary of this Planning Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors, all in accordance with the Government Code of the State of California. The instruction by the Planning Commission to prepare this resolution was given by motion of the County Planning Con-anission on Tuesday, December 10, 2002, by the following vote: AYES: MehIman, Clary,Battaglia,Hanecak, Terrell, Gaddis and Wong NOES: None ABSENT: None ABSTAIN: None HananWong, Clair of the County Planning Commission County of Contra Costa, State of California . .... . .. . .... ............... _......_. _.._.. ....... ......... .........._........ _.... _.. ......... .......... ......... ........ .......... .......... ........ ......... 5 On December 20, 2002, the Community Development Department received an appeal of the County Planning Commission action on this project by Eileen Doten and Jeffrey cCaslin. ATTEST: Dennis M. Barry, Secretary County of Contra Costa State of California .............. __...... ... __... ......... ......... .._...... ......... ......... ......... ...._.... ......... ......_...._._.._... ... ........ ....... _. CONDITIONS OF APPROVAL FINDINGS ANDOI MONES OF APPROVAL, FOR LAND USE PERMIT #L 0121 12 AS APPROVED BY THE COUNTYPL IN NIQ QO_MT-VffSSIQN ON DECEMBER 1 0 2 302 The additions made by the Planning Commission are highlighted era'the strilwo ut teat is language that has been deleted by the Planning Commission. FINDINGS A. Land Use Peinut Findings ) The proposed land use shall not be detrimental to the'health, safety, and general welfare of the county because religious institutions aro allowed in the P.-15 zoning district, the design is compatible with existing facility, conditions are included to regulate traffic and parking. Ca�uF 2; The proposed project shall not adversely affect the orderly development of property within the county because the,proposal is an expansion of an existing use. 3) The proposed project shall net adversely affect the preservation of property values and the protection of the tax base within the county because the surrounding area is developed with residential hoes and the proposed expansion will be compatible in design, color and materials with the existing building. Further, conditions have been imposed to regulate parking and circulation. 4) The proposed project shall not adversely affect the policy and goals as set by the General Plan. The General flan designation is Single Family Residential Low, which allows a, range of 1.0-2.9 single- family units per net acre. Primary land uses in this district include single-family homes however, secondary uses that are considered to be compatible with low-density homes are allowed. The General Plan list child care facilities, small residential care facilities, places of worship and secondary dwelling units as permitted uses. 5) The proposed project shall not create a nuisance and/or enforcement problem within the neighborhood or community. The recommended conditions of approval rewire the applicant to submit information regarding a car pool program and circulation pian. A condition is also included that prohibits the sanctuary and social hall to be utilized to full capacity at the same time. 6) The project shall not encourage marginal development within the neighborhood. The submitted plans indicate a design Haat is compatible with the existing building and neighborhood. The landscape plan includes numerous trees that will contribute towards maintaining the sites scenic beauty. 7; That special conditions or unique characteristics of the subject property and its location or surrounding are established. The site's topography lints the location of the addition and restricts the ability to expand the parking lot. B. Growth Management Performance Standards 1. Traffic: The proposed development would not trigger a Measure C traffic study. 2. Fater. The project will not increase the demand for water supplies in the area. 3. Sanitar Sewer. The project will not increase the demand for sanitary sewer service in the area. 4. Fire Protection: The project will not increase the demand for fire protection facilities. 5. Public Protection: The project will not increase the demand for police service facilities. 6. Parks &Recreation: The project will not increase the demand for parks or recreation facilities. 7. Flood Control & Draip4ge: The project will not increase ran-off into the nearby community drainage facilities. The site is located within Flood Zone A on the Contra Costa County Flood Insurance Rate Map elated. September 7, 2001. This zone is an area of I00—years flood. The conditions of' approval require the applicant obtain a food permit for new construction. C, Variance Finding 2 1) That the variance authorized shall not constitute-a grant of special. privilege inconsistent with the limitation on other properties in the vicinity and the respective land use district in which the subject property is located. The proposed request to exceed the height limit will result in an overall height of 45 feet however, from the parking lot grade the additional will be four feet lower in height than the existing building because it will be built on a slope. The on-site parking does not meet current parking standards however, a previous permit allowed the existing parking lot. The variance to allow 59 parking spaces on site and 32 pa ki-ag sp: ees e ff sk is not a grant of a special privilege because the intent of the parking ordinance will be met and it is consistent with haw other eburches have been approved, 2) That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surrounding, the strict application of the respective zoning regulations is found to deprived the subject property of rights enjoyed by other properties in the vician ty and within the identical land use district. The sites slope results in the building height measured from the natural grade. While the overall height exceeds the R-15 standards, the height of the addition from the parking lot grade does not exceed the height of the existing building. The sites topography and the location of the existing building leave no other area on site in which to provide additional parking. The 32 elf si'R parking spaees ar--e leemed less than half a —XiffiRv ."v �o ti 3) That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. The proposed height exceeds the allowed height however, from the parking lot grade, only the top floor, which is 29 feet high, is visible. The variance to the parking standards meets the intent of the land use district because calculations based'on only the sanctuary have been used for other religious institutions. Adse, the buildings paAdngneedsean bee CONDITIONS OF APPROVAL 3 1. Development shall be generally as shown on the revised plans received on September 23, 2002 by the Community Development Department, to constrict a 10,426 square foot building, except as modified by the following conditions of approval. 2. This application is subject to an initial application fee of 11,700.00 which was paid with the application submittals plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. The applicant may obtain current costs by contacting the project planner. if the applicant owes additional fees, a bill will be sent to the applicant shortly after permit issuance. 3. The recommendations of the County Geologist, Darwin Dyers Associated Dated December 3, 2001 shall be complied with. 4. A final landscaping and irrigation plan shall be submitted for review and approval of the Zoning Administrator prior to issuance of a grading or building permit. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 and shall include. a. five gallon minimum container size for all shrabs b. the quantity of plant material proposed C. a minimum of eight additional trees planted on the down slope to screen the view of the addition. 5 approved landscaping shall be installed riot to ie s ti an e a f a f in a!bus 6. The developer and applicant shall adhere to the following tree preservation standards required by Section 816.1202 of the County Code; A. prior to the start of any clearing, stockpiling, trenching, grading, compaction, paving or change it, ground elevation} on a site with trees to be preserved, 4 ............ ._...................................................................................................................................................................................................................................................... the applicant shall install fencing at the dripline or ether area as determined by an arborist report of all trees adjacent to or in the area to be altered. Prior to grading or issuance of any permit, the fences may be inspected and the location thereof approved by appropriate County staff. B. No grading, compaction, stockpiling, trenching, paving or change in ground elevation shall be permitted within the dripline unless indicated on the grading plans approved by the County;and addressed in any required report prepared by an arborist. If grading or construction is approved within the dripline, an arborist may be required to be present during grading operations. The arborist shall have the authority to require protective ' treasures to protect the roots. Upon completion of grading and construction, the arborist shall prepare a report outlining f-zther methods requiring for tree protection if any are required. All arborist expense shall be borne by the developer and applicant. C. No parking or storing vehicles, equipment, machinery or construction materials, construction trailers and no dumping of oils or chemicals shall be permttedwithin the dripline of any trey to be saved. 7. The recommendations listed in the tree report prepared by Baefsky&Associates dated December 13, 2000 and updated on October 24, 2001 shall be complied with. g. Prior to the issuance of a building percent the applicant shall submit to the Zoning Administrator for review and approval a detailed access and circulation plan for the religious school, (describing in detail the days, hours and number of vehicles that can be accommodated on site) which demonstrates that on site parking will accommodate the use. , The applicant shall provide written confirmation to the Zoning Administrator that parking attendants are utilized when necessary during religious school deep opick-up to maximize the number of vehicles parked on site. 5 .......................... .................................. ............ 10. The applicant shall organize and actively promote a carpool ogram. This program shall include a mechanism that matches those seekina, rides with those offering rides, such as a sign up sheet or information on a web site. The applicant shall actively assist in the matching of participants. A quarterly report summarizing implementation and success of the program shall be submitted to the Zoning Administrator for review and approval. The report shall be submitted on a quarterly basis for 18 months following the completion of the project. Approval is granted to allow for a variance to the number of Te-quired on-site parking spaces. Applicant shall provide a total of 11 - ----- 59 striped parking -spaces on site , as we.. as 32 additim at 1250 S--g-1, Bit g'O"I ORR".;' g OWnersl'i allew-efff S F IH9 R fe() .V The applicant giall subnut to the Zoning Administrator written evidence of, and maintain, an agreement with Central Contra Costa Sanitary District CCCSD)to use the s aces for overflol �i arkin 13. Approval is granted to allow for variance to the height standard as proposed in the plans dated November 6,2001,which indicate a maximum building height of 45 feet. 14. Approval of this permit prohibits the sanctuary and the social hall from being utilized at full capacity at the same time. 15. Exterior light shall be deflected so those lights shine onto the subject property and not toward adjacent properties. 16. The applicant has agreed that the maximum number of students attending school at any one time shall be 250 students (2 sessions of 1.25 students overlapping by 'V7.hour for a total of 250 on site). ..............................I.I.I.I.I......�.......�.�.�.......�..........,.,�,.,.,.,.,.,.,.,.,�,.,.,.,.,.I.I.I.I.I.I�,�1.1�.....�.�.....�.�.�.�...�.�...�.�.�.������.���..��..�........... ..... ............................................................................. I?. The applicant shall schedule use of the facilities to prevent parking conflicts. When scheduling events, factors such as number of users, duration of use, time of use and age of users shall be considered. It shall be the responsibility of Congregation B'nai Tikvah to ensure that parking conflicts do not occur; 18 . Contractor and developer shall comply with the following construction, noise, dust and Litter control requirements: A. All construction activities and transporting ;of tricks and heavy equipment shall be limited to the hours of 8:00 A,M. to 5:00 P.M. Monday through Friday, and shall be prohibited on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion; engines with mufflers which are in good conditions and; shall located stationary noise-generating equipment such as air corepressors and concrete pumpers as far away from existing residences as possible. C. The applicant shall make a goad faith effort to avoid interference with existing neighborhood traffic flows. Construction equipment shall be parked on site.; D3 The site shall be maintained in an orderly fashion. Following cessation of construction activity, all construction debris shall be removed from the site. E. At least one week prior to commencement of construction activity, the applicant shall post the site and mail to owners of property within 300 feet of the exterior boundary of the project site notice that construction work will continence. The notice shall include a list of contact persons with name, titles phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all time and shall consist of persons with authority to indicate and implement corrective action in theirarea of responsibility. The names of individuals responsible for noise and letter control, tree protection, 7 .....................I......... ............I........ ............ construction traffic and vehicles, erosion control, and the 24- hour emergency number, shall be expressly identified in the notice. The notice shall be re-issued every 60 days until the final building pefmit issue0isd0 " A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area noticed. F. A dust and litter program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. 19. All best efforts to enter into a private road main- ter.wice, agreement -shall be diligently pursued by the applicant. The applicant shall notify through documentation its effort to the Zoning Administrator each quarter for one year beyond the effective date of the permit. 20. Prior to approval of a building permit, the applicant shall provide a permit compliance report to the Community Development Department for the review and approval of the Zoning AdUninistrator. The report shall identify all conditions of approval that are administrated by the Community Development Department. The reports shall document the measures taken by the applicant to satisfy all the relevant conditions. Copies of the pen-nit conditions may be obtained on a computer file from the Community Development Department by contacting the project manager. The permit compliance review is subject to staff time and material charges, with an initial deposit of($1,000.00) which shall be paid at time of submittal of the compliance report. Checks may be made payable to the County of Contra Costa. 21. The appheant shall install a 25 niph speed limit siga sh pasted-en--e- lewef noAh peAian of the site a4ang .14.11'er I Way 8 .......... ........................................................................................................ .......... ......................................- .......... ................................................................. . ....... ..................... . .................................... ___ ___ __ PUBLIC WORKS COTMLD CONTIONS OF APPROVAL FOR LAND USE PERMIT#LP012112 Applicant shad comply with the requirement of Title 8, Title g, and Title 10 of the County Ordinance Code. Any exceptions must be stipulated in these conditions of approval. Conditions of Approval are based on the pian submitted to Community Development on September 17, 2001. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMIT General Requirements Improvements plans prepared by a registered civil engineer shall be submitted to the Public Works Department, Engineering Services Division, along with review and inspection fees, and security for all improvements required by the Ordinance Code for the Conditions of approval of this subdivision. Access to Adjoining Property: 22, ProofofAccess Applicant shall furnish proof to Public Works of the acquisition of all necessary rights of way, right of entry, puts and/or easement for the construction of off- site, temporary or permanent, public and private road and drainage improvements. 23, Encroachment Permit Applicant shall obtain an encroachment permit form the Application and Permit Center, if necessary, for construction of any improvements within the right of way of S ringbr°ook Road, Annexation to County Service Area L-100: Property owner shall apply for annexation to County Service Area L-100 Lighting District by subrrdtting a letter of request; a metes and bounds description, and, pay current LAFO fees, Annexation shall occur prior to initiation of use proposed under this permit, The applicant shall be aware that this annexation-process roust comply with State Proposition 218 requirements that state that the property owner 9 ............... must hold a special election to approve annexation. This process takes approximately 4 to 6 months to complete. Drainage Improvements: 24. Collect and Convey Applicant shall collect and convey all storm water entering and/or originating others property, without diversion and within an adequate storm drainage facility, to an adequate natural watercourse having definable bed and banks, or to an existing adequate -natural watercourse, in accordance with Division 914 of the Ordinance Code. Exception Applicant shall be permitted an exception to allow discharge of stormwater to roadside ditches provided that the applicant verifies the adequacy of the downstream ditch system. 25. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works. 26. Applicant shall install within a dedicated drainage easement any portion of the drainage system the conveys runoff from public streets. 27. National Pollutant Discharge Elimination System (NPDES): The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal construction and industrial activities promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay- .Region 11) Compliance shall include developing long-term best management practices (BMPs) for the reduction or elim-h-lation of storm water pollutants. The project design shall incorporate, wherever feasible, the following long te=rn BMPs in accordance with the Contra Costa Clean Water Program for the situ's storm water drainage: Minirnize the amount of directly connected impervious surface area. Stenciling advisory warnings on all catch basins. Other alternatives comparable to the above as approved by Public Works 10 .......... ......... ....... ................ ...................................................................................... ................................................ .................. ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT C ONI STITT,TTE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTy A-,NrD OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT Y BE SUBJECT. 1. This project may be subject to the requirements of the Department of Fish and Game. It is the applicant's responsibility to notify the Department of Fish and Game, P.O. Box'. 47, Yountville, California 94599, of any proposed construction within this development &..at may affect any fish and wildlife resources, per the Fish and Game Code. 2. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained'. 3. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the Central County Area of Benefit as adopted by the Board of Supervisors. This fee crust be paid prior to issuance of building permits. 4. The applicant shall be required to comply with all rules, regulations, and procedures of the 'National Pollutant Elimination System PDES) for municipal, construction and industrial activities as promulgated by the Califon a State Water Resources Control Board, or any of its regional Water Quality Control Boards '(San Francisco Bay o Region.II). 5. Comply with the requirements of the Contra Costa.Fire Protection District (see letter dated September 26, 2001.). 6. Comply with the requirements of the County of Centra. Costa Office of the Sheriff(see letter dated October 26 2001). NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS ISE T. This notice is intended to advise the applicant that plarsuant to Govertunent tt ............. ........................ Code Section 66000, et seq., the applicant has the opportunity to protest Fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90 day period after the project is approved. The ninety (90) day period, in which you may protest the amount of any fee or the imposition of any dedication, reservation, or other exaction required by this approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Govemment Code Section 66020 and delivered to the Community Development Department witInin 90 days of the approval date of this permit. LV4 LV/nn 12/27;02 GACurrept Reports\LP011211 12conditions.4epextf 12 ........... OTI 'ICATI 3 LIST Smooth Feed heet. 7-182-005 300 FOOT RADIUS- OV 1-77-181.013 177-182-007 177-183-0033 GLENN & MARGARET SHOCKLEY VARA F IKRAT WILLIAM DAVIS 90 SHERWCCD WAY 55 HILL CRO P-T WAY 100 HILLCR ET°WAY WALNUT CREEK CA 94596-3914 WALNUT CREEK CA 94596-3907 WALNUT CREEK CA 94596-39"0 177-181-014 177-182-0103 &013 177-183-0034 JOHN DCNAVAN ARNOLD&CHARLENE L ENK JEFFREY &VICKI MCCASLIN 60 SHERWOOD WAY RG BOX 2297 88 HILLCOET WAY WALNUT CREEK CA 94596-3014 WALNUT CREEK CA 94595-0207 WALNUT C REEK CA 94 596-3908 177-181-916 177-182-011 177-183-305 DAN & L INDSLEY MERR:IGAN A ME 1 DiNGER&G KAA JAMES WILLS 50 SHERWCOD WAY 111 HILLC.RCRT"WAY 114 HILLCROFT WAY WALNUT CREEK CA 94596-3914 WALNUT-(-3R.EEKCA 94596-3909 WALNU CREEK CA 94598-3910 177-181-017, 177-182-012 177-183-006 LAURIE DRAUGHON PETER &ANGELA CCEEEE KENTONALM 80 SHERWOOD WAY 117 HILLCRO FT WAY 26 HILLCROFT WAY WALNUT CREEK CA 94596-3914 WALNUT CREEK CA 94596543909 WALNUTCREEK CA 94596-390+8 a 177-181-018 177-182-014 177-183-0017 LESLIE HORN JOHN OBRIEN BEAN & SANDRA SURGIET 70 SHERWO D WAY 1475 SPRING-BROOK RD 31 H LLCRO 3"WAY WALNUT CREEK CA 94596-3914 WALNUT CREEK CA 94595-39201 WALNUT CREEK CA 94595-3908 177-181-02.1 177-182-015 177-330-0171 'A°+IES &LANI SURCHAM HOPPER TRUST R & ALEXANDRIA VALENCIA 750 LINCOLN RD#201 1471 SPRIsNCSR03CK RD 920 PLACER RIDSE RD YUBA CITY CA 95991-6600 WALNUT CREEK CA 949-96-3920 WALNUT'CREEK CA 94596-3911 177-182-0037 177-182-018 177-3301-002 TARA RKRAT ROBERT KING PAUL&WENDY MACY 55 HILLCRCFT WAY 105 14ILLCROE3`WAY 916 PLA CER R;DGE RD WALNUT CREEK CA 94596-3907 WALNUT CREEK CA 94596-3909 WALNUT CREEKCA 94595-3911 177-182-004 177-182-022 177-330-0303 TOSHIKO & IRVINC CISHI MARIE WALKER TRUST HOWARD &t,�AR LEETIRAS 1479 SRRINGI8ROOK RD 101 HILLCROFT WAY 912 PLACER RIDGE RD WALNUT CREEK CA 94596-3920 WALNUT CREEK CA 94596-3909 WA!NUT CREEK CA 94596-3911 177-1824005 177-182-023 177-330-0034 CCNCRECATIC3_N S'NAI T! AH CLYDE &CONSTANCE FREELAND RONALD MERRITT 25 HfLLCROFT WAY 75 HILLCROF-7 WAY 908 PLACER RIDGE RD WALNUT CREEK CA 94596-3907 WALNUT CREEK CA 94596-390}7 WALNUT'CREEKCA 94596-3911 177-182-DOS 177-182-128 177-330-0135 JONATHAN & LISA SLAKE HENRY& IVs:ARY TASSINARI SANYAL+RUST 51 HILLCROFT WAY 144 SRRINGSRCDK RD 904 PLACER RIDGE PID WALNUT CREEK CA 94596 WALNUT CREEK CA 94596 WALNUT CREEK OA 94596-3211 .............................. h Beed 5",7j"aet5 ADN, '7-182-005 300 FOOT RADIUS ON 7WS LIST 1776150-004 177-150-031 177-170-001 CHRISTINE NICOLETTI AMPS KLEIN TRUST ANDRZEU: & EWA WIT KOWSKI 1549 SPRINGBROOKIRD 130 HILI-Cf:10FT WAY 1522 SPRINGBROOK Rlr) WALNUT CREEK CA 94596-3922 WALINUT CREEK CjA 94596-3910 WALNUT CREEK CA 94596-3923 177-150-005 177-150-038 177-170-002 JOHN (ox JULIE FRIEDRICHSEN ALISTER&DONELLE ROBS ROBERT& C C MORSIDELLI 1539 SPRINGBROOK RD 134 HILLCROFT WAY 1523 SPR;NGBROOK RD, WALNUT CREEK',."A 94596-3922 WALNUT CREEK CA 94596-3910 WALN U T CREEK CA 94596-3923 177-150-009 177-150-039 17-17-170-003 PAR TICIA. OYER. BENNET STEVEN BULLICK WILLIAM & FRANCESALBEE 154 HILLCROFT WAY 132 HILLCIROFT WAY 1524 SPRINGBROOK RD WALNUT CREEK CA 94596-3910 WALNUTCREEKCA94596-3910 - WALNUT CREEK CA 94596.392--3 177-150-010 177-150-040 177-181-00 DONALD&J M SHAW JAMES&DEBORA SHEEDY BRIAN &SHELLEY PARRY 1:94 HILLCROFT WAY 136 HILLCROFT WAY 1450 SPRINGBROOK RD WALNUT CREEK CA 94596-3910 WALNUT CREEK CA 94595-3910 WALNUT CREEK CA 94596-3921 177-150-012 177-160-028 l7i�- 002 M,ICHAEL BLANK GINA THOMPSODALE PR�, A Be HILLCROFT WAY 1552 SPRINGBROOK RD 256�' L. T BLVD, '74 102 WALNUT CREEK CA 94596-3910 WALNUT CREEK CA 94-596-392-3 NUT CR RFK CA 94596-4251 �kN 177-150-013 177-160-029 177-181-004 J SAVARD &D PETERS PAUL MCCUIUIRE RICHARD& SHERRILL SPAR"30 60 HILLCROPT WAY PO BOX 2925 32 MEADOW CT WALNUT CREEK CA 94596-3910 SAN R.AMON (DA 94583-7925 WALNUT CREEK CA 94595-2626 177-150-016 177-160-033 177-181-005 GPA41Q+-&- JUAN &CYNT[-IIA CERDAN STEVE & S NENA 8 HILLCROFT WAY 1550 SPRINGBROOK RD 1490 SPRINGBROOK RD WALNUT CREEK CA 94596-3908 WALNUT CREEK CA 945-96-3923 WALNUT CREEK CA 94596.3930" 177-150-017 177-160-034 177-181.006 FRED & 'CAROLYN POETZSCH .ROBERT& El LE EN DOT EN MAXIMIUAN &GRAZYNA CSTAS 22 HILLCROFT WAY 11546 SPRINGBROOK RD 20 SHERWOOD WAY WALNUT CREEK CA 94596-3908 WALNUT CREEK CA 94596-3923 WALNUT CREEK CA 94596-3914 177-150-025 177-160-035 177-181-007 R TOMBERLIN a0L LYONS STEVEN &HEIDI KNIGHT FRANK 00-CARO.MACNUSSO N 126 HILLCR.OFr WAY 1536 SPRINGBROOK RID 30 SHERWOOD WAY WALNUT CREEKCA94596-3910 WALNUT CREEK CA 94596-39232 WALNUT CREEK CA 94596-3914 177-15D-030 177-160-036 177-181-008 PAUL & PATTY HO PATRICIA BERMUDEZ MATTHEW &MICHAELLE MCIGIUL 128 HILLCROFT WAY 1538 SPR!NGBROOK RD 40 SHERWOOD WAY WALNUT CREEK CA 94596-3910 WALNUT CREEK CA 945953-39,23 VVALN UT CREEK CA 94596-3914 ............ .................................................. ............ ........................................................... .................................................... .................................. ....................... .............. ............................1.11,11,11''..,....................... ..................... .......................................................................................... ...................................... Jerry&Marcia Morucci Sherri Klein Patsy McIntyre 802 regency Ct 10 Rodriguez 1431 Springbrook Rd Walnut Creek,Ca 94596 Walnut Creek Ca 94596 'walnut Creek, Ca 94596 Cobert Hager Jo Ann Bertin Congregation B Nai Tikvah 2800 Canino Diablo 181 Stone Malley Way 25 .Hillcroft qday Walnut Creek Ca 94596-3951 Alamo, Ca 94567-1251 Walnut Creek Ca 94596-3907 177-140-005 177-144-039 Ate,F lip Weismahl John Merchant 145: Spr chant k d Sherri-ill Sprango Pamela Wirt er Walnut Cheek, Ca 94596 32 Meadow Ct. 3605 gook St Walnut Creek, Ca 94597 Lafayette,ca 94549 177-182-002 .peter Golze Rudy Ramirez Mr. &'; rs.Mor 2€1 Snow Ct 1554 Spring-brook Rd 1532 Springbrook R Orinda, Ca.94563 Walnut Creels, Ca 94597 Walnut Creek,Ca 94597 Mr. &Mrs. Leet P.O.Box 2207 Walnut Creek,Ca 94595 rte. .....................-..... ........... ................. Rayna Ravitz Florence Specland Speakers not on 300 ft list 418 Silver Hollow Dr 1380 Rising Dawn Lane Walnut Creek, Ca 94598 Concord, Ca 94521 Morns Hirsch Murray Sheldon Mr. and Mrs. Rugienis 2239 Lomond Lane 938 Corte Diablo 8 Hilleroft Way Walnut Creek, Ca 94598 Martinez, Ca 941553 Walnut Creek, Ca 94597 E Paul Kelly Arthur Korn. 1345 8tl, ' Street 402 Hummingbird Place Berkeley, Ca 94710 Clayton, Ca 94517 Jobs Obnen 1475 Springbrook Rd Walnut Creek, Ca 94597 ............................................ .............................. .............. .................................. .......................................... ........ . ......... ................. _.... ......................................... APPEAL LETTER Contra Costa County Board of Supervisors 651 Pine St. Mart9nez, CA 94553 R. ECEIVIED DEC PC € 2002 Re: LPO 12112 ; OARD OF SUFM�SOBS, T Dear Members of the Boards NIJe appeal the Planning Comission decision of December 10, 2002. Our appeal is used on inCansisterit a, ,ca.tion of,C0Unty ordinance sand all abuse iii vale ii iss-Ion discret on, and misapplication of The Religious Land Use and institutionalized Persons Act of 2002. 1, The use of the site as a school for 250 students has not been addressed in the Conditions of Approval. Conditions that protect the safety of the children attending the school, such as fencing requirements and sidewalk requirements,must be added in order to protect the health and safety ofthe students,neighbors and traveling public. Add Conditions of Approval for site development that are consistent with requirements placed On other private schools. i 2. Add Conditions of Approval for operation of the school that are consistent ,vith other private school operational requirements. include in these conditions: ownership transfer restrictions,renewal periods, enrollment limits, student age lir-ruts, stated hours of school operation, and Zormg Administrator review after one year and thereafter as deemed appropriate by the Zoning Alninistrator. 3. Tlie reouirerr encs far n-frastruc-t — irst lation have not been included in the Condit of Approval. This is inconsistent with requirements imposed on other development inn the neighbo hood(Sub. 4802, MS 14-77,MS 167-77, ID`S 69-86, Sub. 5266, etc.). Add Conditions of Approval for installation of drainage improvements, curb and sidewalk, and ristu`v`'c"sj''�i*iZb ravcmerisS a5 has uceT't rcquli':.d of sstzle2""I3elgt JoThat}d:d:,vc!opm-I?ts, r wi&-. property fronting on Springbrook Road. The current lack of a requirement for curb and sidewalk is h-lconsistent with General Plan Roadway and:Transit Policies: 5-13 requires"physical conflicts between vehicular traffic,bicyclists,and pedestrians shall be minimized"; and 5-15 "curbs and sidewalks shall be provided i-n appropriate areas", .Add Conditions of Approval for installation of curb and sidewalk. 4. The project does not now achieve .nding number 1, that the proposed use is not detrimental to the health, safety and general welfare of she County. The conditions of app_aval meant to regulate traftc and parking are inadequate to serve this preaose. a. Conditions 8, 9 and 10 are insufficient to protect the health, safety and general welfare of the County, particularly the residents and their guests in the PERTINENT STAFF REPORTS Agenda Item# Community Development Department Contra,Costa County COUTITY PLANNING COMMISSION, TUESDAY, DECEMBER 10, 2002 I. iTI CDUCTION CONGREGATION B'NAI TIKVAH (.Applicant/Owner), County File# LP012 f 12. The applicant has applied for an amendment to LUP419-59 by submitting a request for a Land Use Permit(LPI312112) for an 11,426 square foot two-story expansion of an existing synagogue for related office, assembly and classroom activities. The project is also proposing a tree permit to remove 12 trees, and Variances to decrease the amount ofrequ red on-site parking and to exceed the 35-foot structure height limit by six Beet. The subject site is located at 25 Hillcroft Way in the Walnut Creek area. (R-15)(SL) (CT 3400;12)(APP 177- 182-005). IT. RECOMMENDATION A. Adopt the Initial Study and Negative Declaration as adequate. B. Approve the Land Use Permit for a 10,426 square foot expansion with variances to the maximum structure height and to the Parking Ordinance standards, and a tree permit subject to the attached findings and conditions of approval. III. BACKGROTUIND A land use permit amendment has been requested to construct an 11,426 square foot addition to an existing facility. The applicant has reduced the square footage by 1,000 square feet in response to neighbors concerts. Variances are also requested to decrease the number of required off-street parking spaces and to exceed the 35' structure height limit by 10 feet. A November 13, 2002, letter from the applicant's attorney Sanford Sl�aggs of Bingham McCutchen(attached here to as Exhibit A)discusses the County's application of the off street parking ordinance, Contra.Costa County Ordinance Code 82-16.018, subdivision(4). The letter also states that the recommendation contained in the staff report for the October 8,2042,meeting of the County' Planning Commission is in violation of the Religious Land Use and Institutionalized Persons Act(RLUIPA),42 U.S.C.§ 2004cc et seq .................... ......I'll............. ......I.................. ............................ S-2 W. DISCUSSION Mr. Skaggs asserts in Exhibit A two recommended conditions of approval relating to religious school enrollment and the decreased building size are in violation of the RLUIPA. The relevant section of RLUTIPA states: No government shall impose or implement a land use regulation in a manner that imposes a substantial burden on the religious exercise of a person, including a religious assembly or institution, unless the government demonstrates that inposition ofthe burden on that person, assembly, or institution (A) is in furtherance of a compelling governmental interest, and(B) is the least restrictive means of furthering that compelling governmental interest. 42 U.S.C§2000cc, subdivision (a)(.l). Upon evaluation of the issues identified in Exhibit A and review of County ordinances and policies,staffhas concluded that a modification to the recommendation is warranted. The primary issues on this project discussed below, related to parking and traftdc circulation. Staffs revised recommendation addresses those issues and proposes the least restrictive measures available to further the County's interest in Public health and safety. A. PARK INNG: The existing unstriped parking lot at the synagogue can accommodate 45 vehicles. With the removal J the portable classrooms and striping of the larger lot, a total of 59 parking spaces would be available. This allows for an increase in the on-site parking by 14 spaces. The applicant has asserted that the total number of required parking spaces may be based solely on the seating capacity of the sanctuary. Using this calculation, 79 spaces would be required(238 seats/3), which is 20 fewer than would be required by the County Ordinance Code. The direction to planning staff has been to evaluate the parking requirements based on the combined uses on the site,rather than use only the seating capacity of the sanctuary. A review of our files, however,has revealed that historically the alternative calculation proposed by the applicant has been used. For this reason to avoid even the appearance of inequitable treatment of the applicant, staff recommends that the Commission consider the parking variance based on the seating capacity of the sanctuary. The Department will be reviewing the parking ordinance in the near future to develop recommendations to clarify the requirements. S-3 The County Ordinance Code allows off site parking to be included in meeting the parking requirements, stating: "Required off-street parking shall normally be provided on the same lot or premises as the train use it serves. Where this is impractical, the board of adjustments may by use permit, authorize provision for parking on any parcel in the sante ownership located within two hundred feet of the lot containing the Hagan use." County Ordinance Code Section X42-16.010). Since 1993,the applicant has used a lot for overflow parking, which is owned by the Central Contra Costa Sanitary District. The applicant has submitted a copy of its agreement with Central Contra Costa Sanitary District(attached hereto as Exhibit B)to utilize its 14,509 square foot parking lot located at 1250 Springbrook Road (approximately .4 miles from the synagogue) for high attendance occasions. The offrste parking(32 spaces) along with shuttle bus service proposed by the applicant,helps ensure that sufficient parking will be available for high attendance events. The proposed use of the Central Contra Costa Sanitary District parking for high attendance events does not meet either the ownership or ghee proximity requirement of the County Ordinance Code. However, the Planning Agency has authority to grant a variance to these requirements. The variance to allow off-site parking is justifiable because it is in keeping with the RLUIPA,will function for the site and assist in meeting the intent of the parking ordinance. Accordingly, the findings and proposed conditions have been amendedto include the approval of this variance. B. TRAFFIC The amount and flow of traffic on Hilleroft Way has been identified by neighbors as an issue of concern., both in writing and at the public hearings. Traffic generated from the religious school drop--off and pick-up,regular services and special events is a health and safety concern because it can block emergency vehicles,prevent access to neighbors' driveways and cause backups seri the roan. Neighboring residents have testified that these problems have occurred in the past, and that the expansion of the facility will exacerbate the traffic issues. In order to alleviate the traffic congestion on Hillcrofl'may, the applicant has modified the access and circulation pattern for the religious school drop-off and pick up so that all vehicles are accommodated on-site. __. . ... ..... _ _ .. S-4 This modification,which the applicant has recently implemented, and the off- site ffsate parking arrangement, discussed above,have been included in the revised conditions of approval. The revised conditions relating to parking and traffic issues, listed below,will help ensure that parking needs are met and traffic circulation is as efficient as possible. • prior to the issuance of a building permit,the applicant shall submit to the Zoning Administrator for review and approval a detailed access and circulation plan for the religious school (describing in detail the days, hours and number of vehicles that can be accommodated on situ which demonstrates that on-site parking will accommodate the use. * The applicant shall provide written confirmation to the Zoning Administrator that parking attendants are utilized when necessary during the religious school drop-off and pick up to maximize the number of vehicles parked on site. The applicant shall organize and actively promote a carpool program. This program shall include a mechanism that matches those seeking rides with those offering rides, such as a sign up sheet or information on a web site. The applicant shall actively assist in the matching of participants. A quarterly report summarizing implementation and success of the programs shall be submitted to the Zoning Administrator for review and approval. The report shall be submitted on a quarterly basis for 18 months following completion of the project. The applicant shall install a 25 MPH speed limit sign on the lower north portion of the site along Hillcroft Way prior to issuance of a final building permit. ® Approval is granted to allow for a variance to the number of required on- site parking spaces. Applicant shall provide a total of 59 striped parking spaces on-site, as well as 32 additional spaces at 1250 Springbrook Road. * Approval is granted to allow for a variance to the proximity and ownership to allow off-street parking at 1250 Springbrook Road. The applicant shall submit to the Zoning Administrator written evidence of, and maintain, an agreement with Central Contra Costa Sanitary district (CCCSD)to use the 32 spaces for overflow parking, * The social hall and the sanctuary shall not be utilized to full capacity at the same time. The applicant shall schedule use of the facilities to prevent parking conflicts. When scheduling events, factors such as number and age of users and duration and time of use shall be considered. 1t shall be the ......... ......... ......... ......... .................................................................................................................................................................. ........................................................................................................................ S-5 responsibility of Congregation Wnai Tikvah to ensure that parking conflicts do not occur. • At least one week prior to commencement of construction activity,the applicant shall past the site and mail to owners of property within 300 feet of the exterior boundary of the project site notice that construction work will continence. The notice shall include a Inst of contact persons with name, title,phone number and area of responsibility. The person responsible for maintaining the site shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility for noise and litter control, tree protection, constriction traffic and vehicles, and erosion`•.control. The 24-Dour emergency number shall be expressly identified in the notice. The notice shall be re-issued every 60 days until the final building permit is issued. • The applicant has agreed that the maximum number of students attending school at any one time shall be 250 students(2 sessions of 125 students overlapping by %z hour for a total of 250 on site). IV. CONCLUSION Staff recommends the Planning Commission approve the Land Use Permit for a 10,426 square foot expansion with variances to the cumber of required parking spaces and to the requirement of ownership and proximity of off-site parking, subject to the revised findings and conditions of approval, attached revised Exhibit C. G:cjurr plan/st rpt/LPO12112 St.Rpt. 12--9-42pc FINDINGS AND CONDITIONS OF APPROVAL, FOR LAND D USE PERMIT #LPO12112 FlDaGS A. Land Use permit Findings 1) The proposed land use shall not be detrimental to the health, safety, and general welfare of the county because religious institutions are allowed in the 1915 zoning district, the design is compatible with existing facility, conditions are included to regulate traffic and parking. 2) The proposed project shall not adversely affect the orderly developrnent of property within the county because the proposal is an expansion of an existing use, 3) The proposed project shall not adversely affect the preservation of property values and the protection of the tax base within the county because the surrounding area is developed with residential homes and the proposed expansion will be compatible in design, color and materials with the existing building. Further, conditions have been imposed to regulate parking and circulation. 4) The proposed project shall not adversely affect the policy and goals as set by the General Plan. The General Plan designation is Single Family Residential Low, which allows a range of 1.0-2.9 single- family units per net acre. Primary land uses in this district include single-family homes however, secondary uses that are considered to be compatible with low-density hones are allowed. The General Plan list child care;facilities, small residential care facilities, places of worship and secondary dwelling units as permitted uses. 5) The proposed project shall not create a nuisance and/or enforcement problem within the neighborhood or community. The recommended conditions of approval require the applicant to submit information regarding a car pool program and circulation plane A condition is also included that prohibits the sanctuary and social hall to be utilized to fall capacity at the same time. 6) The project shall not encourage marginal development within the neighborhood, The submitted plans indicate a design that is compatible with the existing building and neighborhood. The landscape plan includes numerous trees that will contribute towards maintaining the sites scenic beauty. 7) That special conditions or unique characteristics of the subject property and its location or surrounding are established. The site's topography limits the location of the addition and restricts the ability to expand the parking lot. B, Growth Management Performance Standards 1. Traffic: The proposed development would not trigger a Measure C traffl e study. 2. Water: The project will not increase the demand for water supplies in the area. 3. Sanitary Sewer. The project will not increase the demand for sanitary sewer service in the area. 4. Fire Protection: The project will not increase the demand for fire protection facilities. 5. Public Protection: The project will not increase the demand for police service facilities. 6. Parks & Recreation: The project will not increase the demand for parks or recreation facilities. 7. Flood Control & Drainage: The project will not increase run-off into the nearby community drainagefacilities. The site is located within Flood .done A on the Contra Costa County Flood Insurance Rate Map dated September 7,'2001. This zone is an area of 100-years flood. The conditions of approval require the applicant obtain a flood perrr=it for new construction. C. 'variance Findings 1) That the variance authorized shall not constitute a grant of special privilege inconsistent with the limitation on other properties in the vicinity and the respective-land use district in which she subject property is located. The proposed request to exceed the height limit will result in an overall height of 45 feet however, from the parking 2 - . __ _ _ __ lot grade the additional will be four feet lower in height than the existing building because it will be built on a slope. The on-site parking does not meet current parking standards however, a previous permit allowed the existing parking lot. The variance to allow 59 parking spaces on site and 32 parking spaces off site is not a grant of a special privilege because the intent of the parking ordinance will be met and it is consistent with how other churches have been approved. 2) That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surrounding, the strict application of the respective zoning regulations is found to deprived the subjectproperty of rights enjoyed by other properties in the vicinity and within the identical land use district. The sites slope results in the building height measured from the natural grade. While the overall height exceeds the R-15 standards, the height of the addition from the parking lot grade does not exceed the height of the existing building. The sites topography and the location of the existing building ;leave no other area on site in which to provide additional parking. The 32 off site parking spaces are located less than half a mile from the site. This additional parking available will ensure that the site functions with the total number of required parking. 3) That any variance authorized shall substantially meet; the intent and purpose of the respective land use district in which the subject property is located. The proposed height exceeds the allowed height however, from the parking lot grade, only the top floor, which is 29 feet high, is visible. The variance to the parking standards meets the intent of the land use district because calculations based on only the sanctuary have been used for other religious institutions. Also, conditions related to on-site and off-site parking usage will ensure the buildings parking needs can be met. CONDITIONS OF APPROVAL 1. Development shall be generally as shown on the revised plans received onOZ by the Community Development Department, �N rsq Y1 . except as modified by the following conditions of approval. 3 2. This application is subject to an initial application fee of $11,700.00 which was paid with the application submittal, plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. The applicant may obtain current costs by contacting the project planner. If the applicant owes additional fees, a bill will be sent to the applicant shortly after permit issuance. 3. The recommendations of the County Geologist, Darwin Dyers Associated Dated December 3,2001 shall be complied with. 4. A final landscaping and irrigation plan shall be submitted for review and approval of the Zoning Administrator prior to issuance of a grading or building permit. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 and shall include: a. five gallon minimum container size for all shrubs b. the quantity of plant material proposed C. a minimum of eight additional trees planted on the down slope to screen the view of the addition. 5. Approved landscaping shall be installed prior to issuance of a final building permit. 6. The developer and applicant shall adhere to the following tree preservation standards required by Section 816.1202 of the County Code: A. Prior to the start of any clearing, stockpiling, trenching, grading, compaction, paving or change in ground elevation on a site with trees to be preserved, the applicant shall install fencing at the dripline or other area as determined by an arborist report of all trees adjacent to or in the area to be altered. Prior to grading or issuance of any permit, the fences may be inspected and the location thereof approved by appropriate County staff. a ............................................................................................................................................................................... ......... ................................................................................................................................. ...................................................................................................................... .. Be No grading, compaction, stockpiling, trenching, paving or change in ground elevation shall be permitted within the dripline unless indicated on the grading plans approved by the County and addressed in any required report prepared by an arborist. If grading or construction is approved within the dripline, an arborist may be required to be present during grading operations. The arborist shall have the authority to rewire protective measures to protect the roots. Upon completion of grading and construction, the arborist shall prepare a report outlining further methods requiring for tree protection if any are required. All arborist expense shall be borne.by the developer and applicant. C. No parking or storing vehicles, equipment, machinery or construction materials, construction trailers and no dumping of oils or chemicals shall be permitted within the dripline of any tree to be saved. 7. The recommendations listed,in the tree report prepared by Bacfsky& Associates dated December 13, 2000 and updated on October 24, 2001 shall be complied with. 8. Prior to the issuance of a building permit the applicant shall submit to the Zoning Administrator for review and approval a detailed access and circulation plan for the religious school, (describing in detail the days, hours and number of vehicles that can be accommodated on situ which demonstrates that on site parking will accommodate the use. 9. The applicant shall provide written. confirmationdA k that parking attendants are utilized during religious school drop-off and pick-up to maximize the number of vehicles parked on site. 10. The applicant shall organize and actively promote a carpool program. This program shall include a mechanism that matches those seeking rides with those offering, rides, such as a sign up sheet or information can a web site. The applicant shall actively assist in the snatching of participants. A quarterly report summarizing implementation and success of the program shall be 5 __ __ submitted to the Zoning Administrator for review and approval. The report shall be submitted o a r t nfh the hAYM'Yn --I-ln'Yt d te-.o 4he csxpa nsion �'n 7 Q s+rx.nnt s l l e Approval is granted to allow for a variance to the number of required on-site parking spaces. Applicant shall provide a total of 59 striped parking spaces on site, , „° p Mpg 12. =V k ode MMM tai fro seeor �rtfli p� k��g:; 4-2 1 , _ Approval is granted to allow for variance to the height standard as proposed in the plans dated November o, 2001, which indicate a maximum building height of 45 feet, 44l.? . Approval of this permit prohibits the sanctuary and the social hall from being utilized at full capacity at the same time. . 1`5. _ Exterior light shall be deflected so these lights shire onto the subject property and not toward adjacent properties, 44 -, . Tie a It t h age that the maximum number of students school one shall be 250 students C2x ., tudtlrpg lad o 1 -1-6. — The applieaii4 ed that serviees in th must b at a.4 least one ap t eof 17. the. 11cath selzue use of the facilities t�► p 'PV e shi4l-be seh l -moo-chat parking conflicts. When � scheduling events, factors such as number of users, duration of use, time of use and age of users shall be considered° It shall be the responsibility of Congregation B'nai Tikvah to ensure that parking conflicts do not occur. Re f d k4 g ee-nf'i�t� may be � x ea,ase to initiate pr-eeeeding te revoke this land use pe 6 _. ._ _.............................................................. ....................................................................................................................................................................... _. ............................................................................................................................................................................................................................ ................................................................................................................................................_ __ _ __ Contractor and developer shall comply with the following construction,noise, dust and litter control requirements: Aa All construction activities and transporting of trucks and heavy equipment shall be limited to the hours of 8:00 A.M. to 5:00 P.M. Monday through :Friday, and shall be prohibited oil state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good conditions and shall located stationary noise-generating equipment tach as air compressors and concrete pumpers as far away from existing residences as possible. The applicant shall make a good faith effort to avoid interference with existing neighborhood traffic flows. Construction equipment shall be parked on site,' Du The site shall be maintained in an orderly fashion. Following cessation of construction activity, all construction debris shall be removed from the site. Ea At least one week prior to commencement of construction activity, the applicant shall post the site and mail to owners of property within 300 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all time and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of individuals responsible for noise and letter control, tree protection, construction traffic and vehicles, erosion control, and the 24- hour emergency number, shall be expressly identified in the notice. The notice shall be re issued with -- �- WRN A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be 7 __ _ _ _ _ _ ___ _. ...._.... 11.11 . ......... ......... ......... ..... ....... ....... ........... ........ ............ ........... .. ........ ........ ..... .................. accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area noticed. F. A dust and litter programa shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction band has been posted. 1 9. All best efforts to enter into a private road maintenance agreement shall be diligently pursued by the applicant. The applicant shall notify through documentation its effort to the Zoning Administrator each quarter for one year beyond the effective date of the permit. 20. Prior to approval of a building permit, the applicant shall provide a permit compliance report to the Community Development Department for the review and approval of the Zoning Administrator. The report shall identify all conditions of approval that are administrated by the Community Development Department. The reports shall document the measures taken by the applicant to satisfy all the relevant conditions. Copies of the permit conditions may be obtained on a computer file from the Community Development Department by contacting the project manager. The permit compliance review is subject to staff time and material charges, with an initial deposit of ($1,000.00) which shall be paid at time of submittal of the compliance report. {Checks may be made payable to the County of Contra Costa. 21. pplton sh31 ws1 mpreed It sign shall be pol o � o�oxo of Chet alae hof Piz PUBLIC WORDS RECOMMENDED CONTIONS OF APPROVAL FOR LAND USE PERMIT#LP012112 8 _.................................................................................................................................................................................................. ............................................................................................................................................................................................................................................................................................................................ ................................................................................................................................. _1111... _1111 Applicant shall comply wit the requirement of Title 8, Title 9, and Title 10 of the County Ordinance Coley Any exceptions must be stipulated in these conditions of approval. Conditions of Approval are based on the plan submitted to Community Development on September 17, 2001. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL, PRIOR TO ISSUANCE OF BUILDING PERMIT General Requirements: Improvements plans prepared by a registered civil engineer shall be submitted to the Public Works Department, Engineering Services Division, along with review and inspection fees, and security for all improvements required by the Ordinance Code for the Conditions of approval of this subdivision. Access to .Adjoining Property: 22. Proof of Access Applicant shall furnish proof to Public Works of the acquisition of all necessary rights of way, right of entry, pennits and/or easement for the construction of off- site, temporary or permanent, public and private road and drainage improvements. 23. Encroachment Permit Applicant shall obtain an encroachment permit form the Application and Permit Center, if necessary, for construction of any improvements within the right of way of Springbrook Road. Annexation to County Service Area L-1€10: Property owner shall'apply for annexation to County Service Area L;-100 Lighting District by submitting a letter of request; a metes and bounds description; and, pay current L,AFCO fees. Annexation shall occur prig to initiation of use proposed under this permit. The applicant shall be aware that this annexation process roust comply with State Proposition 218 requirements that state that the property owner must hold a special election to approve annexation. This process takes approximately 4 to 6 months to complete. Drainage Improvements: 24. Collect and Convey ....................................11.......... ............................I...............I..,........1.11........ ................. Applicant shall collect and convey all storm water entering and/or originating others property, without diversion and within an adequate storm- drainage facility, to an adequate natural watercourse having definable bed and banks, or to an existing adequate natural watercourse, in accordance with Division 914 of the Ordinance Code. 25. Exception Applicant shall be permitted an exception to allow discharge of stormwater to roadside ditches provided that the applicant verifies the adequacy of the downstream ditch system. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works. Applicant shall install within a dedicated drainage easement any portion of the drainage system the conveys runoff from public streets. National Pollutant Discharge Elimination System (NLPDES): The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal construction and industrial activities promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay - Region 11) Compliance shall include developing long-term best management practices (BMPs) for the reduction or elimination of storm water pollutants. The project design shall incorporate, wherever feasible, the following long term BmPs in accordance with the Contra Costa Clean Water Program for the site's storm water drainage: Minimize the amount of directly connected impervious surface area. Stenciling advisory warnings on all catch basins. Other alternatives comparable to the above as approved by Public Works ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. 10 ..................................... ............................................ ........................... .................................... ...................... g. This project may be subject to the requirements of the Department of Fish and Came. It is the applicant's responsibility to notice the Department of Fish and Casae, P.O. Box 47, Yountville, California 94599, of any proposed construction within this development that may affect any fish and wildlife resources, per the .Fish and Caane Code. 2. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained. 3. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the R.icl3mond/El Sobrante Area of Benefit as adapted by the Board of Supervisors. This fee must be paid prior to issuance of building permits. 4. The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Elimination System IBES) for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board, or any of its regional Vater Quality Control Boards (San Francisco Bay-Region 11). S. Comply with the requirements of the Contra. Costa Fire Protection District (see letter dated September 26, 2001). 6. Comply with the requirements of the County of Contra Costo. ®face of the Sheriff(see letter dated October 26 2001). NO'T'ICE OF 90-DAA' OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PEkMITa This notice is intended to advise the applicant that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions. required as part of this project approval. The opportunity to protest is limited to a 90 day period after the project is approved. The ninety(90) day period, in which you may protest the amount of any fee or the imposition of any dedication, reservation, or other exaction required by this approved permit, begins on the date this permit was;approved. To be valid, a protest must be in writing pursuant to Government Code Section 66020 and delivered to the Community Development Department within 90 days of the approval date of this permit. .......................... .......... __. . . .... ........ ......... ......... ......... LV/kp GAurrent pla.,ining/carr-plan/staff reports/LP412112 Cond.4 12 _.. _ ._.._........................................................................................................................................................................... ............................................................................................................................................................................... ................... ............................................................................................................................................. .................................................................................................................. . _.. Agenda Item# Conu unity Development Department Contra Costa County COUNTY PLANNING COMMISSION TUESDAY,OCTOBER S, 2002 I. INTRODUCTION CONTGREGATION E'NAI TIKVAH (Applicant/Owner), County File# LP012112: The applicant has applied for an amendment to LUP41'9-59 by submitting a request for a Land Use Permit (LP012112) for an 11,426 square foot two-story expansion of an existing synagogue for related office, assembly and classroom activities. The project is also proposing a tree permit to remove 12 trees, and Variances to decrease the amount of required tin-site parking and to exceed.the 35-foot structure height limit by ten feet. The subject site is located at 25 Hillcroft Way in the Walnut Creek area. (R-15) (SL) (CT 340€x.12) (APN 177- 182-€05). Il. RECOMMENDATION A. Adopt the Initial Study and Negative Declaration as adequate B. Approve the Land Use Permit for a 5,713 square fact expansion with variances to the maximurn height and the number of'required parking spaces and a tree permit subject to the attached conditions of approval. III. GENERAL INFORMATION A. General Plan: SL—Single Family Residential. B. Zo_ ani : Ii-15 Single Family Residential District. C. CSA Status: A Notice of Intent to Adapt a Negative Declaration of Environmental Significance for this project was filed on December 5, 2€0l. (A copy of the Negative Declaration and Initial Study are presented in Appendix A). During and subsequent to the 20-day public review period several letters from surrounding neighbors were received. Their comments pertain to parking, access, circulation traffic,road maintenance, noise, loss of trees, and stability of the hillside. These issues are discussed in section V111 of the staff report. ............................................................................... ............ ............................I......................... .........I........11...................I.............. ....... S-2 D. Previous Applications: Land use permits having previously been filed and approved for this site as follows: a. 159-57: to establish a duplex b. LIT1419-59: to establish a church. c. LP2069-74: to amend LP419-59 to permit two temporary classroom units. d. LP2127-77: to continue LP2069-74 for two temporary classrooms for an additional three years. e. LP21 21-87: to continue the use of two temporary classrooms for Springbrook Assembly of God E. Regulatoly Programs: 1. Active Fault Zone: Site is not within an Alquist-Priolo special study zone. 2. Redevelopment Area: Site is not within a redevelopment zone. 3. Flood Hazard Area: Site is within Flood Zone C, areas of minimal flooding. 4. 60 dBA Noise Control: Site is not within a 60-dBA noise control zone. IV. SITE/AREA DESCRIPTION The 2.4-acre property is located in a residential area in the unincorporated Walnut Creek area of the County. The subject property is on a north-facing hillside above Springbrook Road. Hillcroft Way ascends southerly and easterly from an intersection with Springbrook Road to the south side of the property. Hillcroft Way continues upward to the east and south beyond the entrance to the Synagogue driveway and parking lot. Adjacent uses are all residential. V PROPOSED PROJECT The proposed 11,426 square foot expansion will be located to the west of the existing facility and compatible in color,materials and design with the existing building. The first floor located at the parking lot grade will contain the social hall, offices,kitchen and storage areas. The lower floor, at the basement level will contain classrooms. From the parking lot level the addition will be four feet lower in height than the existing building however, a variance to the height is necessary because height is measured from the natural grade exceeds 35 feet, and the expansion will be built on a down slope. A variance is also requested to reduce the total number of required parking spaces from 343 (for existing and proposed facilities)to 59. The existing paved lot will be able to accommodate 59 spaces when striped. Existing landscaping on site consists of shrubs and trees .................. ................................ ................ ..... ....... ........................................................ ....................................................... ... . . ................ ............................. S-3 arae the building, clusters of pine, cedar and oak trees along the Hilleroft Way frontage and landscaping along the front elevation of the synagogue. Existing Facilities: The existing building is a two-story structure with approximately 8,000 square feet of floor area. It is built into the top of the hillside with an outdoor gathering facility located on the Korth side of the building. The sanctuary is located on the top floor along with a library, restrooms and an entry; the lower floor contains meeting rooms,library and office space. The existing parking lot is paved but not striped. The two modular buildings and a tool sled located in the parking lot at the southwest corner of the site will be removed with the completion of the expansion. BACKGROUND The project was originally scheduled for the February 11, 2002, Zoning, administrator hearing. However, the applicant requested a continuation to an unspecified date. Due to the interest expressed by the neighborhood and the probability of an appeal, the.Zoning Administrator elected to schedule the initial public hearing before the Planning Coission. Over 25 letters and e-mails (attached) from individual neighbors or groups of neighbors have been submitted over the past nice months. Supervisor's €Jilkerna's office was contacted by the neighbors and subsequently sponsored a tour of the Congregation B'nai Tikvah's facilities. Three meetings(June 3;d,3une 17'h&August 141") were also facilitated by the Supervisor's staff and included the applicant,neighbors, and Community Development Department staff. The .meetings provided an opportunity for the neighbors and applicant to reach resolutions regarding many issues. However, throughout the meetings it became apparent that a collective opinion among the neighborhood was not probable, as the range of support varied from those who opposed any addition, to those who would consider a.reduced addition° The applicant has also indicated that they Dave met with individual neighbors and neig`_iborhood groups or,additional occasions, B'nai Tikvah has agreed to address some of the neighborhood concerns through design modifications and conditions of approval. However, as stated in the supplemental information submitted by the applicant (attached.) the agreement to these changes is based on approval of a 10,500 square foot building.(the applicant is willing to reduce the original square footage by 1,000 square feet). Although an agreement was not reached regarding many issues discussed at the neighborhood meeting some of the recommendations offered by both the neighborhood and applicant have been included as suggested conditions of approval: S-4 VII, AGENCY COMMENTS A. California Historical Resources Information System.: A letter dated October 10, 2001 indicates a low possibility of historical resources and no further study is required. B. Contra Costa County Fire Protection.District:A letter dated September 26, 2001 requires compliance codes,regulations and ordinances administered by the Fire District and the State Fire Marshal's Office. C. Centra Costa Coi4p y Office of the Sheriff. A letter dated October 26, 2001 recommends Crime Prevention through Environmental Design Standards. D. Public Works Comments. A memorandum dated December 26, 2001 recommends conditions of approval that'pertan to drainage improvements,National Pollutant Discharge Elimination System Regulations and annexation into the County Service Area L-100 Lighting District. VII, STAFF DISCUSSION/ANALYSIS A. Listed below is a summary of the issues identified by the neighborhood in writing and at the neighborhood meetings. Although a consensus was not reached by the neighborhood,many of the issues and recommended conditions are standard conditionsthat are included with land use permits. Other issued brought up by the neighborhood were important to consider and have been incorporated into conditions for the project. Traffic/Access/Circulation during religious school. Neighbors have expressed'concern regarding backups on Hillcroft Way due to vehicles waiting to turn into the parking lot for religious school pick-up and drop-off. The Temple has modified the single loop pick-up flow and now utilizes'parking attendants to direct all vehicles into the lot. According to the applicant this has alleviated the backups or:Hillcroft Way. The conditions of approval require detail information regarding the circulation plan for the religious school,the use of parking attendants and a carpool program.to be actively promoted. Road Repair and Maintenance: Concerns have been expressed in writing and at the neighborhood meetings regarding the meed for a road repair and maintenance. Since the road is private, the ......... ........................................................................................................................................................................................................... ................................................................... _ .................... _ __ S-5 property owners finance the cost of repairs and maintenance. Negotiations have occurred regarding what percentage the applicant would be willin&to pay(see attached letters dated .April 13th,23"' &May 3") however, a final agreement has not been reached by the Temple and neighbors. Staff recomr ends a condition of approval that requires the applicant to demonstrate they have been diligently pursuing a private road maintenance agreement. Hillside stability: The County Geologist, Darwin Myers Associates, reviewed the geotechnical report prepared by Jensen- Van Lienden.Associated,Inc. The County Geologist concluded that the drilled pier foundation and raised floor does not propose significant geologic impacts to the site. Also,the hillside grading is kept to a minimum. Construction activity: Pylar<y of the issues expressed by the neighborhood regarding neighborhoodnotifcatic n and site clean up are addressed in the standard construction conditions. Roadway paving is address in Public Works Conditions and other suggestions pertaining to sanitation and private property are good neighbor policies and cannot be enforced by the County. The applicant requests that construction activities be permitted to begin at 7:00 A.M. rather than 8:00 A.M. The standard practice in residential areas is to restrict construction activities from commencing prior to 8:00 A.M. Since the site is located in a residential area staff does not support the requested modification to commence construction activities at 7:00 A.M. Landscaping: Neighbors expressed concern regarding the visibility of the new addition and the loss of the trees. The applicant is willing to place additional trees on the down slope of the hillsides and at the west end of the additions to help screen and soften the view. The conditions of approval include standard conditions for the protection of existing trees. Additionally, the applicant will be required to demonstrate that each condition has been complied with prior to final building permit. Negative visual impact: The proposed expansion is an updated version of the existing architecture and includes dormers, which break up the large mass of the roof. Also the addition is four feet lower in height from the parking lot grade,which will ensure that it does not dominate over the existing building. Noise:Concern was expressed regarding noise generated by the congregation late Friday evening and in the mornings on S-6 Saturday and Sunday. The applicant states evening services on Friday end between 9:30 and 10:00 P.M. and weekend morning services begin at 10:00 A.M. All services occur within the sanctuary and the outdoor amphitheater does not contain a speaker system. A condition of approval has been included that does not permit outdoor speakers. B. Variance Building sleight): The proposed addition is located to the west of the existing building on the down slope,which results in the building height to be taken from the natural grade. Section 82-4.214 of the Zoning Ordinance defines building height as- "the vertical distance measured from grade to the top of structure directly above... Height shall be measured from natural grade when the finished grade is higher than natural." Based on this, from the natural grade, the building reaches a height of 45 feet, which exceeds the maximum height limit of 35 feet by ten feet. However, it should be noted that Arom the parking lot grade (where the building is most visible)the addition would be four feet lower in height than the existing building. Staff recommends approval of the proposed variance because the additional height will not result in a building that is incompatible or out or scale with the existing structure and finding can be made in support of the variance. C. Variance Parking): Existing facility- The existing two-story 8,000 square foot facility consist primarily of a sanctuary, library, classrooms,offices, social hall and kitchen. The permit issued in 1959 to Assembly of God identified 45 parking spaces however,no other details such as a parking plan, or specific uses that were included by the permit are identified in the documentation from. 1959. Based on current parking requirements the existing facility would require approximately 139 spaces. SQUARE FOOTAGE REQUIRED SPACES USE ' Sanctuary ; 238 seats 79 Office/Mise 1533 8 Classrooms! ' 2211 i 52 Social Hall Total 139 Proposed Expansion: Under current Ordinance requirements the proposed addition would require 244 parking spaces. The number is high because most of the uses ......................................................................... _.. ._............................................................................................................................................................................................. .. ......... ......... ............................................................................................................................................................... ................................................................................................................................... _ _ _ _ __ _ __ S-7 are considered assembly uses that have a parking requirement of one space per 40 square feet. While the applicant has provided information that states the classrooms are occupied by nor-driving students and the religious school utilizes a m.aximum of 9 teachers,the code does not provide a parking ratios for classrooms and requires non-specified uses to utilize the most similar specified use. Listed below are the proposed uses and the required number of parking spaces. USE S€�U EE FOO TRUE ! REQURIES SPACES Social Hall 1,590. 140 Offices/ sqc 4, 123 21 Classrooms 5,713 1 143 T( 204 Based on the above, the total number of parking spaces required for the existing facility and the proposed expansion is 343. The variance requested would allow the facility to operate with 59 parking spaces. The applicant states the proposed expansion is not erected to increase the size of the congregation, and the proposed social halland classrooms are not occupied during worship services. Since 1993 the congregation has utilized an off-site location for their high attendance services. On those occasions where an offsite location is not available,offsite parking at Central Centra County Sanitary District and shuttle bus service by Laidlaw is provided. B'nai Tikvah also increases the number of services offered during high attendance services. The applicant also states it is the desire of the congregation to remain small. They have also made significant efforts to rectify the access and circulation problem that occurs with pick-up and drop-off during the religious school. Based can how the existing and proposed facility will be used,the expansion may not increase the amount of traffic to and from the site initially because additional services, classes or functions are not proposed. However, the size of the expansion gives the occupants the option to offer more services, social functions,classes and sharing or renting the facility to rather groups or organizations. Approval of the variance as proposed would compound the potential for an on-site parking problem,which would be extremely difficult to remedy because there is no additional on-site area for additional parking and the roadway adjacent to the site is toxo narrow to accommosdate'par"�ing. While the parking requirements of the Ordinance may not exactly reflect how the Temple is using the facility, the requiredratios are intended to address the needs of the assembly area based on its square footage. Although the current property owners may not immediately maximize the use of the new addition, future owners and occupant may, Furthermore, the land use permit runs with the land and its approval must consider the optimum use of the site. Staff cannot make the findings to support a variance of the magnitude. Staff concludes that the discrepancy between the number of parking spaces required and provided is too significant to justify and recommends a reduced square footage of 5,713 for the addition,which could potentially reduce the number of required space for the expansion by over 50 percent. The recommended approval for the revised square footage includes restrictions to the maximuani number of religious school students, prohibitions to utilize the sanctuary and social hall to capacity at the same time and on site and on-site parking requirements. D. Religious School: The religious school is for children kindergarten.through 7hgrade, Two sessions are offered on Tuesdays,Thursdays and Saturdays totaling seven hours per week for each student. The two sessions overlap by half an hoar to allow all the students to meet in the sanctuary, social hall or amphitheater. Current enrollment is approximately 150 students;past enrollment has fluctuated from. 150 to 235 students. The religious schools yearly calendar is similar to the public school calendar and sessions are not offered during most of June and all of July and August. The applicant states the expansion will not result in the increase of grade levels or number of classes per grades. The additional space will all for breakout rooms, smaller groups of students from the core classes. This will not alter the number of students on site, merely the quality of facilities available to them. Neighbors state an addition,regardless of size,will provide the opportunity to expand the religious school and thereby compounding the current traffic, access, safety and circulation problems. Recognizing that the existing facility has been able to accommodate up to 235 students, staff recommends a condition of approval that limits religious school enrollment to a maximum of 250 children. The intent is to allow for a slight increase(seven percent)while not significantly increasing the amount of traffic for the religious school regardless of the size of the expansion. It should also be noted that currently there are no restrictions on the days, hours, or number of students for the religious school. _ _ S-9 E. Tree Permit/Landscatae Plan: The tree report indicates 21 trees were surveyed and 12 trues are proposed to be removed. Ten trees are within the building footprint and two trees will be significantly affect the by construction work. The arborist report identifies most of the trees(Cedar, Pine, or Oak) in fair or good condition. Due to the site's topography the proposed expansion could not be reasonably accommodated on another area of the lot. The elimination of 12 trees ranging in height from 25 to 60 feet will affect the scenic beauty of the lot however,the site is surrounded by numerous other mature trees and the proposed landscape playa has been recently revised to increase the number of trees planted. This was done in response to concerns expressed ftom the neighborhood regarding the visibility of the building from adjacent homes. The trees will be located around the perimeter of'the parking lot, at the western end of the addition and on the downslope side of the addition. The proposed placement of these trees will enhance the appearance and help integrate the development with its surrounding. Staff recommends approval of the tree permit to remove 12 trees. The species of trees proposed to be planted include Crape?myrtle, Aristocrat Pear, Chinese Pistache, Cork Oak and Holy Oak as well as various shrubs, ground covers and vines. Staff recommends a 5-gallon minimum container size for shrubs so that a mature appearance will be attained within a year or two of planting. Additionally, the applicant has requested to eliminate the four trees contained within the paLrking lot in carder to allow more flexibility with on site circulation. Staff supports the proposed modification. P. General Plan/Zoning CoMliance: The proposed project complies with the intent of the General Plan and Zoning Ordinance. The General Plan allows secondary uses that are considered to be compatible with very low- density horse,which includes churches and similar places for worship. The site's zoning designation of R.-15 provides for churches and religious institution and parochial and private schools including nursery schools. TV. CONCLUSION Staff recommends that the Zoning Administrator approve the land use permit for a reduced building expansion of 5,713 square foot. Variances to the height and parking requirements and approval of a tree permit are also recommended subject to the attached Conditions of Approval. G:eumnt plan/st rets/LPC 12112 RITI T'2 z FINDLNGS AND CONDITIONS OF APPROVAL FOR LAND USE PERMIT #LPO1211 FLINGS A. Land Use Permit Findings 1) That the proposed land use shall not be detrimental to the health, safety, and general welfare of the county because religious institutions are allowed in the R-15 zoning district, the design is cornpatible with existing facility, conditions are included to reduce the size which reduces the intensity of use on the site. 2) That it shall not adversely affect the orderly development of property within the county because the proposal is an expansion of the existing uses that will occur on site within the building. 3) That it shall not adversely affect the preservation of property values and the protection of the tax base within the county because the surrounding area is developed with residential homes and the proposed expansion will be compatible in design, color and materials with the existing building. 4) That it shall not adversely affect the policy and goals as set by the General Plan. The sites general plan designation is Single Family Residential Low, which allows a range of 1.0-2.9 single-family units per net acre. Primary land uses in this district include single-family homes however, secondary uses that are considered to be compatible with low-density homes are allowed. The General flan list child care facilities, small residential care facilities, places of worship and secondary dwelling units as permitted uses. 5) That it shall not create a nuisance and/or enforcement problem within the neighborhood or community. The recommended conditions of approval require the applicant to submit information regarding a carr poral program and circulation plan. A condition is also included that prohibits the sanctuary and social hall to be utilized at the same time and limits the number of students enrolled in the religious school. 6) That it shall not encourage marginal development within the neighborhood. The submitted plans indicate a design that is compatible with the existing building and. neighborhood. The landscape plan includes numerous trees that will contribute towards maintaining the sites scenic beauty., 7) That special conditions or unique characteristics of the subject property and its location or surrounding are established. The site's topography limits the location of the addition and restricts the ability to expand the parking lot. B. Growth Management Performance Standards 1. Traffic: The proposed development would not trigger a Measure C traffic study, 2. Nater: The project will not increase the demand for water supplies in the area. 3. Sanitary Sewer. The project will not increase the demand for sanitary sewer service in the area. 4. Fire Protection: The project will not increase the demand for fire protection facilities. 5. Public Protection: The project will not increase the demand for police service facilities. 6. Parks & Recreation: The project will not increase the demand for parrs or recreation facilities. 7. Flood Control & Drainage: The project will not increase run-off into the nearby community drainage facilities. The site is located within Flood Zone A on the Contra Costa County Flood Insurance Rate Map dated September 7, 2001. This zone is an area of 100-years flood. The conditions of approval require the applicant obtain a flood permit for new construction. C. Variance Findings 1) That the variance authorized shall not constitute a grant of special privilege inconsistent with the limitation on other properties in the vicinity and the respective land use district in which the subject property is located. The proposed request to exceed the height limit will result in an overall height of 45 feet however, from the parking lot grade the additional will be four feet lower in height than the existing building because it will be built on a slope. The on- site parking does not meet current parking standards however, a previous permit alloyed the existing parking lot. The variance to allow 59 parking spaces where 100 or less would be required for a reduced expansion is not a grant of a special privilege because it is consistent with other county land use approval for religious institution, which were granted variances to parking. 2 ................................................................................................................................... .... __ The recommended reduced square footage of 5,713 will reduce the overall parking impact. 2) That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surrounding, the strict application of the respective zoning regulations is found to deprived the subject property of rights enjoyed by other properties in the vicinity and within the identical land use district. The sites slope; results in the building height measured frorr. the natural grade, while the overall height exceeds the R-15 standards, the height of the addition from the parking lot grade does not exceed the height of the existing building. The sites topography and the location of the existing building leave no other area on site in which to provide additional parking. 3) That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. The proposed height exceeds the allowed height however, from the parking lot grade, only the top floor, which is 29 feet high, is visible. The parking variance for a 11,426 square foot building dues not meet the intent of the land use district because it cannot be demonstrated over the life of the permit that a facility this large will only need 59 parking spaces.. A variance for 5,713 square feet does meet the intent and purposes of the district because the reduced building size combined with condition related to on-site and offsite parking usage will ensure the buildings parking needs can be met. CONDITIONS OF APPROVAL 1 a Development shall be generally as shown on the revised plans received on November b; 2001 by the Community Development Department, except as modified by the following conditions of approval. 2. This application is subject to an initial application fee of$11,700.00 which was paid with the application submittal, plus time and material costs if the application review expenses exceed 10€ % of the initial,fee. Any additional fee due must be paid within. 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include coststhrough permit issuance plus fire working days for file preparation. The applicant may obtain current costs by contacting the project planner. If the applicant owes 3 __ __ ......... ......... _ ......... ............................. . ................. _ .... ........ .. .......... ...... _ _ ................... additional fees, a bill will be sent to the applicant shortly after permit issuance. 1. The recommendations of the County Geologist, Darwin Myers Associated Dated December 3, 2001 shall be complied with. 4. A final landscaping and irrigation plan shallbe submitted for review and approval of the Zoning administrator 'prior to issuance of a grading or building permit. Landscaping shall conform to the County Mater Conservation Landscape Ordinance 82-26 and shall include: a. five gallon minimum container size for all shrubs b. the quantity of plant material proposed c. a minimum of eight additional trees planted on the down slope to screen the view of the addition. 5. Approved landscaping shall be installed prior to issuance of a final building permit, 6. The developer and applicant shall adhere to the following tree preservation standards required by Section 816.1202 of the County Code: A. Prior to the stare of any clearing, stockpiling, trenching, grading, compaction, paving or change in ground elevation on a site with trees to be preserved., the applicant shall install fencing at the dripline or other area as determined by an arborist report of all trees adjacent to or in the area to be altered. Prior to grading or issuance of any permit, the fences may be inspected and the location thereof approved by appropriate County staff. B. No grading, compaction, stockpiling, trenching, paving or change in ground elevation shall be permitted within the dripline unless indicated on the grading plans approved by the County and addressed in any required report prepared by an arborist. If grading or construction is approved within the dripline, an arborist may be required to be present during grading operations. The arborist shall have the authority to require protective measures to protect the roots. Upon completion of grading and construction, an involved arborist shall prepare a report 'outlining further methods requiring for tree protection if any are required. All arborist expense shall be borne by the developer and applicant. 4 ............................... -- -__..................................................................................................................................................................................................... ........................................................................................................................................................ _ ............................................................................................... _ _ _ __ _.. . ... ......... ...._.... ......... .. ..._... ......_...... ......... _........ ......... ......... ....... ........._.. _ . ........ ........ ........ ............ ........ ........ ........ ........ ........ ........ ........ ......... Ca No parking or storing vehicles, equipment, machinery or construction materials, construction trailers and no dumping of oils or chemicals shall be permitted within the'driplin.e of any tree to be saved. 7. The recommendations listed in the tree report prepared by Eaefsky Associates dated December 13, 2000 and updated on October 24, 2001 shall be complied.with. 8. Prior to the issuance of a building permit the applicant shall submit to the Zoning Administrator for review and approval a detailed access and circulation plan for the religious school, (describing in; detail the days, hours and number of vehicles that can be accommodated on situ which demonstrated that on site parking will accommodate the use. 9. The applicant shall also provide written confirmation that parking attendants are utilized during religious school drop-off and pick.-up to maximize the number of vehicles parked on site. 10. The temple shall organize and actively promote a carpool program. This program shall include a mechanism that matches those seeking rides with those offering rides, such as a sign up sheet or information on'a web site. The temple shall actively assist in the matching of participants. A quarterly reportsummarizing implementation and success of the program shall be submitted to the Zoning Administrator for review and approval. The report shall be submitted every three months from the completion date of the expansion for 18 months. 11. Approval is granted to allow for a variance to the number of required off= site parking spaces. A total of 59. striped parking spaces shall be provided. 12. Approval is granted to allow for variance to the height standard as proposed in the plans dated November 6, 2001,which indicate a rrmaxirnurn building height of 45 feet. 13. Approval of this permit prohibits the sanctuary and the social hall to be utilized at full capacity at the same time. 14. Exterior light shall be deflected so those lights shine onto file subject property and not toward adjacent properties. 5 ................................................................................... ............- 15.— The maximum number of students enrolled in the religious school shall be 250 students. 16._ The applicant has agreed that services in the Sanctuary must be scheduled at least one hour apart to allow sufficient time for the parking lot to empty. 17._ Use of the facilities shall be scheduled so that parking conflicts are avoided. When scheduling events, factors such as number of users, duration of use, time of use and age of users shall be considered. It shall be the responsibility of Congregation B'nai Tikvah to ensure that parking conflicts do not occur. Repeated parking conflicts may be cause to initiate proceeding to revoke this land use permit. 18. Contractor and developer shall comply with the following construction, noise, dust and litter control requirements: A. All construction activities and transporting of trucks and heavy equipment shall be limited to the hours of 8:00 A.M. to 5:00 P.M. Monday through Friday, and shall be prohibited on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good conditions and shall located stationary noise- generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. C. The applicant shall make a good faith effort to avoid interference with existing neighborhood traffic flows. Construction equipment shall be parked on site. D. The site shall be maintained in an orderly fashion. Following cessation of construction activity, all construction debris shall be removed from the site. E. At least one week prior to commencement of construction activity, the applicant shall post the site and mail to owners of property within 300 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all time and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of individuals responsible for noise and letter control, tree protection, construction traffic and vehicles, 6 ............ ........................... ....................................................................................................... ............................................... ........................... ............................ ................................................. erosion control, and the 24-hour 'emergency number, shall be expressly identified in the notice. The notice 'shall be re-issued with each phase of major construction activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. The; notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area.noticed. F. A dust and litter program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted.. 19. All best efforts to enter into a private road maintenance agreement shall be diligently pursued by the applicant. The applicant shall notify through documentation its effort to the Zoning Administrator each quarter for one year beyond the effective date of the permit. 20. . Prior to approval of a building permit, the applicant shall provide a permit compliance report to the Community Development Department for the review and approval of the Zoning Administrator. The report shall identify all conditions of approval that are administrated by the Community Development Department. The reports shall document the measures taken by the applicant to satisfy all the relevant conditions. Copies of the permit conditions may be obtained on a computer fie from the Community Development Department by contacting the project manager. The permit compliance review is subject to staff time and material charges, with ars initial deposit of($1,000.04) which shall be paid at time of submittal of the compliance report. Checks may be made payable to the County of Contra Costa. 7 ......... ......... ...__........._. _.:_.. _.. _ ....... .. . ... _.. ......... ............ ......... ......... ......... ......_.. ......... ......... ......... ................. PUBLIC WORKS RECOMMENDED CONTIONS OF APPROVAL FOR LAND USE PERMIT #LP012112 Applicant shall comply wit the requirement of Title 8, Title 9, and Title 10 of the County Ordinance Code, Any exceptions must be stipulated in hese conditions of approval. Conditions of Approval are based can the pian submitted to Community Development on September 17, 2001. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO ISSUANCE. OF BUILDING PERMIT General Requirements: Improvements plans prepared by a registered civil engineer shall be submitted to the Public Works Department, Engineering 'Services Division, along with review and inspection fees, and security for all improvements required by the Ordinance Code for the Conditions of approval of this subdivision. Access to Adjoining Property: Proof of Access Applicant shall furnish proof to Public Works of the acquisition of all necessary rights of way, right of entry, permits and/or easement for the construction of off-site, temporary or permanent, public and private road and drainage improvements. Encroachment Permit Applicant shall obtain an encroachment permit form the Application and Permit Center, if necessary, for construction of any improvements within the right of way of Springbrook Road. Annexation to County Service Area L-100: Property owner shall apply for annexation to County Service Area L-100 Lighting District by submitting a letter of request; a metes and bounds description; and, pay current LAFCO fees. Annexation shall occur prior to initiation of use proposed under this permit. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements that state that the property owner must hold a special election to approve annexation. This process takes approximately 4 to 6 months to complete. Drainage Improvements: 8 Collect and Convey Applicant shill collect and convey all stogy water entering and/or originating others property, without diversion and within an adequate storm drainage facility, to an adequate natural watercourse having definable bed and banks, or to an existing adequate natural watercourse, in accordance with.Division 914 of the Ordinance Code. Exception Applicant shall be permitted an exception to allow discharge of storrmwater to roadside ditches provided that the applicant verifies the adequacy of the downstrearn ditch system.. Sturm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Warks. Applicant shall install within a dedicated drainage easement any portion of the drainage system the conveys runoff`from public streets, National Pollutant Discharge Elimination System. DES): The applicant shall be required to comply with all rules, regulations and procedures of the >National Pollutant Discharge Elimination System (NPDES) for municipal construction and 'industrial activities promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bair—Region 11) Compliance shall include developing long-term best management practices (BMPs) for the reduction or elimination of storm water pollutants. The project design shall incorporates wherever feasible, the following long terra BMPs in accordance with the Contra Costa Clean Water Program for the site's storm water drainage: -- Minimize the amount of directly connected impervious surface area. _- Stenciling advisory warnings on all catch basins. -- Other alternatives comparable to the above as approved by Public Works ADVISORY DOTES 0 This project may be subject to the requirements of the Depart nent of Fish and Game. It is the applicant's responsibility to notify the Department of Fish and Game, P.O. Box 47, 9 _ _.._..... ......... ......... ......... ......... .... ..... ......... ......... _ _. ............. . .. ....__... ......_.... ... ........ Yountville, California 94599, of any proposed construction within this development that may affect any fish and wildlife resources, per the Fish and(same Code. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the Richmond/El Sobrante Area of Benefit as adopted by the Board of Supervisors. This fee must be paid prior to issuance of building permits. The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Elimination System (NPDES) for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board, or any of its regional Water(duality Control Boards (Sad Francisco Bay Region 11). ADVISORYNOTES THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALEFT THE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. 1 Comply with the requirements of the Contra Costa Fire Protection. District (see letter dated September 26, 20901). 2. Comply with the requirements of the County of Contra Costa Office of the Sheriff (see letter dated October 26 2001). A. NOTICE OF 90-DAY OPPORTUNITY Y TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This notice is intended to advise the applicant that pursuant to Government Code Section 660009, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 909 day period after the project is approved. The ninety (90) day period, in which you may protest the amount of any fee or the imposition of any dedication, reservation, or other exaction required by this approved permit, begins on the date this permit was approved. To'be valid, a protest must be in writing pursuant to Government Code Section 66020 and 10 ..................................................................................................................................................................................... ......... ......... ......... ............................................................................................................................................... ................................................................................................................................. _ _ _ _ _ __ __ delivered to the Community Development Department within 90 days of the approval date of this permit. Lir/'Kp G:/current planning/curr-pian/staff reports/LPO12112 C®nd.2 ................................................................................................................... .................................................................................................................................................................................................... ........... ............ PERTINENT CORRSPONDENCE ............................. BINGHAM McC UTCH E l � IT31 ' MARTINEZ,CALIF. >' November 13, 2002 Direct:k925)975-5310 s.skaggs@bingha.m.com Our File No. 96061-£336 VIA FACSIMILE AND MAIC, Bingham Mccutchen UP Silvano B. March sl S uite 210 County Counsel 7333 Nor#h California Blvd. Po Sax v Contra Costa County Walnut Creek,CA Office of the County Counsel 94596-1270 651 Pine Street, 9th Floor Martinez, CA 94653 925.937.8000 925.975.3390 fax Re: Congregation 1 "nal Till bingham.corn Bear Mr. Marches!: Boston e represent Congregation B'nai Tikvah (the "Congregation"), which Hartford operates a synagogue on the property it owns at 25 Hillcroft Way in the London unincorporated Walnut'Cree area. As explained in 'detailbelow, the Los Angeles Congregation requires the building addition to Further the exercise of the New York Jewish religion practiced by its members. Son Frantisco Silicon Valley The Congregation' is applying to the County for land use approvals singaipore necessary to construct a 10,426 square-foot addition to its existing Wairiut Creek synagogue building. These approvals include a land' use permit, a permit Washington to remove 12 trees, and variances to decrease the number of required off- street ffstreet parking spaces and to exceed the 6-foot structure height limits by ten feet. The application is pending before the PIanning Commission. The Planning Commission hearing commenced on October 6, 2002, after the Community [development Department issued a staff report recommending approval of the project but also, among other conditions, recommending drastically reducing the size of the proposed addition as well as limiting the total number of children permitted to enroll in the Congregation's religious school, The public hearing was not completed on October 3 and was continued to October 22, 20020.' In the interim, Philip Weismehl.. the president of the Congregation, Paul belly, the architect for the addition, and I met with Supervisor UlIkema and members of staff'to express the Congregation's concern about the'staff recommendation to reduce the total size of the proposed addition by approximately'half, to 6;713 square feet, _.._.. ..... _. . _......_ .................... .....__... ..................... ......... ......... ......... ......... ......... ......... _ _ _.. Silvano B. Marchesi November 13, 2002 (Mage 2 As we explained, these two aspects of the staff report were based upon an erroneous application of the County's off-street parking ordinance, Chapter 82-16.018. Furthermore, if adopted, these recommendations would violate the Religious Land Use and Institutionalized Persons Act, 42 U.S.C. 2000cc ("RLUIPA"), as well as the Congregation's free exercise rights under the First Amendment to the United States Constitution. At the continued hearing on October 22, the Community Development Department director requested, and was granted, a continuance to B nGham McCutcher, SLPNovember 19, 2002, to study the effect of federal law on the project bingnam.com application. Mr. Barry indicated that Community Development expectsto issue a supplemental staff report before the continued hearing, and that staff intends to consult County Counsel in the preparation of the report. This letter presents the Congregation's analysis of two legal issues. First, this letter addresses the erroneous application of the parking ordinance that led staff to recommend reducing in the size of the addition and limiting on the enrollment of children in the religious school. Second, it discusses RLUIPA and the statutory and constitutional issues that would arise if the County,imposed a substantial burden on the Congregation's religious exercise without a compelling governmental interest and, even in the presence of such an interest, by anything but the least restrictive rheans. The Congregation believes that reducing the size of the project as well as the proposed limitation can religious school enrollment would violate the statute and urges that neither recommendation be adopted. Misapplication of the Off-Street Parking Ordinance The Congregation has already submitted a detailed analysis of this issue to the staff and the Planning Commission, which is attached to this letter as an exhibit. I repeat the facts only as necessary to discuss the legal consequences of the misapplication of the parking ordinance. The staff report states that the current facility would require 139 spaces and the proposal 204 additional spaces, for a total of 343 required spaces. This is fundamentally incorrect. The staff report is in error because it ignores Contra Costa County Ordinance Chapter 82-16.018(4), which establishes the off-street parking requirements for churches. The Congregation is a"church" within the meaning sof the ordinance. That requirement is simply for one space for each 3 seats in the sanctuary, as long as the sanctuary is the largest space. In this case,the Congregation's existing sanctuary, which will not be enlarged as part of the project, seats 238 persons. It is, and will remain after the addition, the largest space in the facility. Accordingly, the church ordinance, and not the sections of the ordinance that staff identified, should be applied. SIlvano B. Marchesi November 13, 2002 Page 3 To the Congregation's knowledge, the County and all other localplanning jurisdictions have in the past'consistently applied the off-street perking requirements for churches to any religious facility that receives land use permits. The Congregation has submitted testimony and documents from its architect, who has designed, obtained'permitting for and built numerous churches throughout Contra Costa and Alameda Counties. Mr. Kelly stated that he has'never seen any approach employed for determining parking requirements other than the sanctuary size, even'when the facility Bingham McCutchen LLP includes many ether types of uses, Including gymnasiums, cafeterias, and c bingham.com lassrooms. His experience includes several facilities sited in county areas of Centra Costa County with the involvement of Community Development Department staff, 'Including the Roman Catholic St. Paul's Church in the unincorporated area of rodeo. In that case, which involved construction of a new church building seating 450 persons,the church facility had ars existing clay elementary;.school, gymnasium, and cafeteria. Nonetheless, County Community Development Department staff stated in their report in 1997: ,The County Zoning Ordinance requires a minimum of one parking space per three seats for churches. 150 parking spaces mould be required for a church with a maximum capacity of 450 people. 34 parking spaces,'are provided in the playground area and 66 new parking spaces are provided bringing the total to 15€3 spaces." "here was no suggestion in that cease, or in the many other cases Mr. Kelly cited to the Planning Commission, that the parking requirements be aggregated to require 150 spaces for the sanctuary seating alone, with additional spaces required for the school and its facilities. 'Yet a different standard seems to have been applied to the Congregation, the staff has ignored the church parking ordinance entirely, apparently applying general assembly and "nonspecified ease" requirements'to the entire facility so as to arrive at a parking space figure that rivals that of a shopping center, for the Congregation's 300 families. The purpose of a specialty designation for churches is obvious. While they may have multiple facilities, the various components of the facilities e.g., sanctuary, social hall, religious education facilities—are not used simultaneously for major uses and, therefore, do not have a concurrent parking requirement. The Congregation has already provided extensive information to the staff on its -sage'pattern. The Congregation's uses fit squarely Within the ordinance and the County's,policy of basing the parking space requirement on the maximum seating in the sanctuary. For the planning agency to apply a different ordinance to the Congregation than it does to other religious facilities;would be a prejudicial abuse of discretion. See, Code Civ. Proc. §1004.5. ''I'll............. .................................................................................I...............................I..''......... ..........................................................................-................. Silvano B. Marchesi November 13, 2002 Page 4 The Religious Land Use and Institutionalized Persons Act and the Congregation-'s Religious Exercise The staff report recommends that enrollment in the Congregation's religious school be capped at 250. Of paramount concern to the Congregation, the report also recommends approval of the project on condition that the size of the proposed addition be reduced by approximately half. Not only are these two recommendations based on the erroneous application of the off-street parking ordinance discussed above, but if adopted by the decisionmaking body, would violate federal law. The Religious Land Use and Institutionalized Persons Act, 42 U.S.C. 2000cc ("RLUIPA"), enacts the general rule that: "No government shall impose or implement a land use regulation in a manner that imposes a substantial burden on the religious exercise of a person, including a religious assembly or institution, unless the government demonstrates that imposition of the burden on that person, assembly, or institution — "(A) is in furtherance of a compelling governmental interest; and "(8) is the least restrictive means of furthering that compelling governmental interest."' There are three main components to RLUIPA's prohibitions: the government must not impose or implement land use regulations that treat religious uses on less than equal terms with nonreligious uses; the government may not discriminate against religious institutions or assemblies through the use of land use regulations, and the government may not use land use regulation to totally exclude religious assemblies from a jurisdiction or to "unreasonably limit religious assemblies, Acknowledging that RLUIPA "places a statutory thumb on the side of religious free exercise in zoning cases," the courts have ruled that the Act is constitutional. See, Freedom Baptist Church of Delaware County v. Township of Middleton, 204 F.Supp.2d 857, 874 (F.D.Penn, May 8, 2002): Cottonwood Christian Center v. City of Cypress, 2002 U.S. Dist, Lexis 14379 (C.D.Cal. August 6, 2002). ....................................................... .......................................... ............... ...--I'll.............................................. ....... .................... ........................................................................................... ........................................................ ................................................................... ....... .................... ........ Silvano B. Marchesi November 138 2002 Page institutions, or structures within a jurisdiction." Attorheys''fees under the fee-shifting provisions sof 42 il.&C. §1983 are available to a litigant who successfully challenges a government's lard use regulation under RLUl PA, The Congregation's application is within the scope of RL !'IPA under two separate standards. First, the Congregation's religious exercise' affects interstate commerce, 42 U.S.C. §2000ce(a)(2)'(B), see, Cottonwood Christian Centers v. Cypress Redevelopment Agency, supre, at *37 Ringncm Mccurch<n LLP ("Church activities have a significant impact on interstate commerce") b nsham.com Second, the Congregation's application involves a "land use regulation or system of land use regulations, under which a government makes, or has in place formal or informal procedures or practices that permit the government to make, individualized assessments." 2090vc(a)(2)(C). Because the Congregation's application falls within the supe of RLUIPA under these standards, the County's action upon the application would be subject to review under strict-scrutiny. Strict scrutiny would also:,be appropriate under the Free Exercise Clause, U.S. Coast, Amend. la, because the land use permit and variances are considered under a system of individualized assessments. Cottonwood Christian Center at X40; Freedom Baptist Church of€ elaware County v, Township of Middleton, supra, 204 F.Suppa2d at 568-859, Thus, thea are four major components todetermining whether the recommendations of staff would, it adopted as a final decision, violate LUIPA: is the proposed addition in furtherance of the Congregation's religious exercise? ''could the proposed recommendations place a substantial burden on that exercise? Mould the County be able to substantiate'a compelling interest in adopting e decision that would work a substantial burden? Would the recommendations, if adopted, be the bast restrictive means of furthering a compelling governmental interest? 1s the proposed addition in furtherance of the Congregation's religious exercise Since the fiat century of the Common Era (A.D.), the synagogue has fulfilled three distinct religious functions in Jewish communal life, combining the belt f'filla (house of worship), belt midrash (house of study) and belt knesset (house of assembly) in a single building or compound. Each function is an integral part of practicing the Jewish faith. The Congregation's sanctuary, religious school facility and social hall'fulfill these three functions The Congregation has adopted as its mission, and states in its publications: "it is the goal of the Congregation, through personal ......... ......... ......... ......... ._....... ........_..... . ._. ......... ......... ......... ......... ...............__. _. ....... ...._........ Silvano S. Marchesi November 13, 2002 Page 6 attention to its members' diverse backgrounds and needs, to provide ars extended family to its members which will fulfill their spiritual reeds, foster their Jewish identity and promote the perpetuation of Judaism and its members' Jewish education," This mission is impeded by the current state of the Congregation's physical plant. The Congregation's existing building houses the worship sanctuary, the offices of the Congregation's clergy (its rabbi and cantor) and a library on the ground floor. On the lower floor are the religious school classrooms, the office of the religious_school director and a small social hall with a kitchen. There are also two portable Binahem McCutchen LL? classrooms on the site. binghom.com The Congregation has long outworn the classroom, office and social hall space. Because the current religious school facilities, the clergy offices and the social gathering area of the building are inadequate for the present membership's use, the Congregation wishes to build a new wing to meat its existing classroom, social hall and clergy office needs. RLl- IPA provides that "The use, building, or conversion of real property for the purpose of religious exercise shall be considered to be religious exercise of the person or entity that uses or intends to use the property for that purpose." 42 U.S.C. §2000cc-5(7)( 3). All of the uses to be housed in the new building will be in the exercise of the Congregation's Jewish faith, First, study and education are of paramount importance in the Jewish tradition. The injunction of Deuteronomy 6:7, "Teach there [the laws] faithfully to your children" is taken with the utmost seriousness. The mandate for every Jew to obtain a religious education has been reiterated and amplified through more than two thousand years of rabbinic interpretation, The Congregation's children begin their religious education with introductory, monthly preschool workshops. In kindergarten, they begin weekly instruction for 2-plus hours per week on Sundays, and progress to an additional one and a 'half hours on either Tuesdays or Thursdays beginning in the third grade. Children in the religious school learn the Hebrew language, study the Torah and the other books of the Sibley are introduced to the Talmud and other sacred Jewish texts, are instructed in liturgy and prayer, and study the meaning and observance of Jewish holidays and lifecycle events as well as Jewish history, ethics and values. 2 "The term 'religious exercise' includes any exercise of religion, whether or not compelled'by, or central to, a system of religious belief." 42 U.S.C.§2000cc-5(7)(A). Slivano B. Marched November 13, 2002 Page 7 The religious education they receive from the Congregation prepares each child for a bar or bat mitzvah, at which point the student undertakes the responsibilities of adult Jewish life. The foundation they receive in religious schoolis designed to prepare each student to competently study Torah, pray, and engage as a full member of the Jewish community. indeed, all members of the community are expected to engage in lifelong Jewish studies. Accordingly, religious education is an integral part of the development and perpetuation of the Jewish people'. Bingham Mccurchen LLP The Congregation's classrooms aro inadequate for this crucial purpose, bingham.`om having been: designed by the previous owner for much less intensive use than a Jewish religious school demands. The struggle to overcome the physical limitations that the building imposes take important time and energy away from the tasks of education'. The current religious school facilities are too small to be adequate and, at 40 years old', do not offer the necessary amenities such as storage closets, wiring for electronic teaching aids, spaces for small group study, a soundproof music room, facilities for teaching art and dance, or age-appropriate kindergarten space. There is no place for parents to study alongside their children during;religious school, and no place where groups of students and teachers can study together. The school''principal has inadequate space for meeting with other teachers, parents or students. The social ball has to be divided and'used as classroom space during religious school, so that there is no central gathering space for religious school students outside of the sanctuary, The social hall currently is also the only space large enough for adult education classes. The addition will house the entire religious school, including adequately sized classrooms for grades kindergarten (in a dedicated, specialized kindergarten room)through 7, small group study areas, a music room, and a school principal's office, with storage, modern wiring, soundproofing and bathroom facilities that are appropriate for young children. These facilities will also be used for the Congregation's ongoing adult education programs. The needs not met in the present facility are carefully designed to be met in the proposed addition. Second, the Congregati'on's clergy do not have adequate offices in which to serve their congregants. As one,.of the members of the Planning Commission who visited the temple pointed out at the public hearing, in half of his office, there is no room for the rabbi to stand up. The cantor's office is even smaller. The members of the clergy regularly meet with bar and bat mitzvah students together with their parents,with families who have last a member and are preparing for funerals, and with brides and grooms and their families. At present, it is difficult or impossible for the clergy to hold these meetings with more than one or two people in their offices. ....................... ......................... ............ ............ ................. ...... Silvano B. Marchesi November 13, 2002 Page 8 Moreover, the rabbi and cantor as part of their function must research and interpret Jewish law and custom to advise congregants on personal and community matters. They both have large libraries to consult as they provide guidance to the members of the Congregation. The clergy offices are inadequate to house these libraries, let alone to provide a usable area for research and study, The new facility is designed to provide room for the clergy to meet with families in larger offices conducive to these critical functions. B;n9har-McCulciien LLP Third, the social hall also serves an important function as an assembly place, or beit knesset, in the Congregation's religious exercise. Judaism places a high importance on gathering as a community in connection with worship and for lifecycle and milestone events. After every service held at the temple, congregants gather together and food is served and shared among the worshippers. The existing social hall does not hold more than 66 persons seated and 141 standing (with no tables or chairs set up inside). This size is inadequate to serve the 300+ member families for a large kiddush (meal after services). For any service where more than 150 people attend, the kiddush must be held in the parking lot or overflow into the small outdoor amphitheater, This solution is inadequate at the best of times and simply impossible in bad weather. As the classrooms,the social hall is 40 years old, has become worn and shabby through use and lacks any amenities. Its condition and size are such that it cannot be used for wedding or barlbat mitzvah receptions, All members of the congregation are forced to go off-site for receptions. Moreover, for those congregants or their family members who observe the prohibition on driving on the Sabbath, the lack of an adequate social hail ' facility for bar or bat mitzvah receptions after the service presents a problem, because there are no facilities within walking distance of the temple where congregants can hold a reception immediately following the service. Thus, in the current setting the members of the congregation do not receive the full complement of services that the Congregation must provide. Would the proposed recommendations place a substantial burden on the Congregation's religious exercise? The staff's two objectionable recommendations would have a substantial and negative impact upon the religious objectives that are to be met with the new addition. First, staffproposes to limit the number of children who may be enrolled in the religious school. Second, the staff report recommends that the new addition be reduced from 10,427 square feet to ............ ........------...... ........ ------ ........... Silvana B. tarchesi November 13, 2002 Page, g 5>.713 square feet, Both of these recommendations, if adopted, would substantially burden the Congregation's religious exercise. First, as explained above, in keeping with the mandate, of Jewish law, one of the, Congregation's primary missions is to provide a Jewish education to its members. Indeed, many or most members join the, Congregation to provide their children with a Jewish education. The Congregation's mission and duty is to provide that education to every child in the Congregation. For the, government to impose a limit on the number of Bingham Mccurchen LLP children that can be enrolled in the religious school will thus inhibit the bingnari.cam Congregation from fulfilling one, of its primary objectives as a religious community, Second, the arbitrary halving of the size of the facility under the staff recommendation would place the Congregation in an impossible position vise-vis the three''primary religious exercises that are planned to be carriedout in the neve addition. Each of these functions requires its oven separate and adequate space, which have been carefully planned to be adequate within the Congregation's ability to pay for there. The Congregation has determined for itself, in an expensive and thorough planning and feasibility process, what is the, minimum size required to house its need's. The addition is planned to house eight classrooms, a social hall, and clergy offices. It is to be constructed on two levels, to fit the hillside terrain which is the only portion of the Congregation's property on which it can feasibly be built. According to the, Congregation's architect and its planning committee, 5,713 square feet would not be sufficient to house both the classrooms and the social hall; nor would it permit any clergy offices at all. If this condition were imposed, the Congregation would have to decide:whether it should fulfill Its obligation to provide a religious school or a gathering hall to its members, as it would not be able, to provide both. For the County to arbitrarily halve the size of the addition would require, the Congregation to either abandon the project altogether(because the cost of building a small, inadequate addition would be no less), or to choose which of its essential religious functions it must forgo so as to fit the, County's idea of whet is enough for the Congregation. For the, government to force such a choice through regulation is the very'definition of a "substantial burden," Substantial burden exists when the state puts "substantial pressure on an adherent to modify his behavior and to violate his beliefs,", to"choose between following the precepts of her religion and forfeiting benefits, on the one hand, and abandoning'the precepts of her religion ... on the other," or when, state action "prevents him or her from engaging in conduct or having a religious experience that:is central to the Silvano B. Marchesi November 13, 2002 Page 10 religious doctrine." Murphy v. Zoning Comrx n of Town of New Milford, 143 F.S pp.2d 173, 133 (D.Conn. 2001; citations omitted); .see also, Cottonwood Christian Center, supra, at "51-53, The severe cutback in the size of the project that staff recommends would, by use of.a land use restriction, frustrate the Congregation's ability to function as a religious community, to educate children and adults,to bold receptions and gatherings after worship or after lifecycle;everts such as weddings and funerals, and to provide for its eongregants to meet with 8in�hom bingharr- om clergy to study or prepare for such events. The present building's b ngham.com inadequacy for all of these uses is precisely what prompted the Congregation to seely approval to build the addition, To impose the arbitrary size restriction would make permanent the very sane limitations on its religious exercise that the application is intended to remedy. ,does Contra Costa County have a compelling interest in adopting a decision that would work a substantial burden on the Congregation's religious exercise? It is unlikely that the County would be able to demonstrate a compelling governmental_interest that would support imposing either the religious school enrollment cap or the cut in the size of the proposed addition. Parking and traffic are;not in and of themselves compelling governmental interests, defined in Free Exercise Clause jurisprudence as "interests of the highest order and those not otherwise served" Wisconsin v. Yoder, 405 U3. 205, 215, 32 L.Ed.2d 15, 25, 92 &Ct. 1526 (1972). Moreover, "even where the government has declared a policy of promoting aesthetics and traffic safety . . restrictions intended to accomplish those interests have failed to,pass strict scrutiny and have been struck down," Knoefflerv. Town ofMamakating,_87 F. Supp. 2d 322, 335 (S.D.N.Y. 2000), citing City of Ladue v. Cilleo, 512 U.S. 43, 114 S. Ct. 2033, 129 L. Ed. 2d 36 (1994); Would the objectionable staff recommendations, if adopted, be the least restrictive means of furthering a compelling governmental interest Even if the County were to articulate an interest in parking or traffic issues that could be accepted as "compelling," the cap on religious school enrollment in no serves that interest. This was the conclusion in Murphy, supra, where a city attempted to regulate a home-based prayer - group by limiting the number of persons who could participate in such services at any one time. The District Court found, in issuing an injunction to prohibit the City from enforcing this restriction, that limiting the number of participants rather than addressing traffic issues that resulted from the prayer group meetings, was not the least restrictive means of protecting Silvano B. Marches! November 13, 2002 Page I 1 health and safety. 148'F,Supp.2d at 190-191. Here,the Congregation is willing to agree to limiting the number of children on-site in religious school t any one time. This condition would be a much less burdensome means to ensure that parking and traffic from religious school do not overburden the neighborhood 'roads. Certainly such a limitation is preferable to e government-dictated cap on the number of Jewish children the Congregation is allowed to educate. Similarly, reducing the project size is not the least burdensome means of Bingham Mccutcher, LLP ensuring that any interest, compelling or not, in parking and traffic,would b ngham.com be served. The evidence shows, without contradiction, that the addition will not have any new traffic and parking impacts, The same membership will be served by the addition-, the addition is not for the purpose of growth and will add no new uses. This, the change in the size of the project is not even rationally related to any interest the County may articulate with respectto parking' and traffic. Far less would it be able to pass strict scrutiny. The County has already articulated' and limited the scope of its interest in controlling parking and traffic from religious facilities. That interest is set forth in the off-street parking ordinance stating that churches must provide no more than one space for every three seats in its sanctuary. The County has neither publicly changed this policy nor articulated any reason that this interest must be promoted'differently in this case than it has been for other church projects, The standards that the County,has set forth for the Congregation to receive e parking variance also draw a limit around the County's interest in applying its land use permit standards for a project that qualifies for such a variance, leo different, more burdensome, standard may be applied here, Thus, cutting the project size in half when the parking ordinance and variance standard's would allow the full sued project to be built, is hardly the least burdensome means of effecting any interest the County may present to support the recommendation. As the District Court ob'seRled in Cottonwood Christian Center, reducing the size of the project to mitigate what would be at most minimal, and more likely nonexistent, parking or traffic impacts from the project would be "the equivalent of using a sledgehammer to kill an ant." 2002 U.S, Dist. LEXIS at *60. Instead, the County should regard the conditions to which the Congregation has already agreed and staff hes recommended, as a .......... .......................................................................................................-..... ................................................11.......I......11.11,................-......... ................. Silvano B. Marchesi November 13, 2002 Page 12 sufficient, legal means of mitigating potential parking or traffic impacts.3 These are all reasonable conditions that the Congregation accepts to mitigate any unanticipated parking and traffic impacts from the addition. They are the least restrictive means of effecting the County's interest in reducing traffic and parking impacts from new development. By contrast, reducing the size of the project would be both ineffective (because no impacts are anticipated in any event)and a substantial burden on the Congregation's religious exercise. Bincham,McCutchen LLP 'd not adopt either the As the foregoing analysis shows, the County should bingham.com limit on the number of children to be enrolled in the Congregation's religious school or the reduction in the proposed size of the building addition. To do so would violate RLUIPA and would impair the Congregation's rights under the Free Exercise Clause. I urge you to advise the County's decisionmakers to avoid violating federal law by approving the project as the Congregation has presented it. If I can answer any questions or be of any assistance to you, please do not hesitate to contact me. Very truly yours, Sanford Skaggs Enclosure 3015310U 3 These include a limitation on the number of children in any given religious school session, as discussed above, limitations on major concurrent uses so that the social hall and sanctuary are<not in use for different functions at the same time, and the requirement that parking attendants direct traffic during religious school pick-up so that no queue forms on Hillcroft Way outside the parking lot. .................................. ..................................... ................................ ................................................... ................ ... ........ .......................... .................. ......................................-................... ........................ .............. .........I........ ............... gatio iat -n con reA n kvah 25 Hlilcrof#\Ndy,Walnut Creek,CA 94596 office (925) 933-5397 Fax (925)933-6833 Email office@tlkvah.org :www.tikvah,org; RAPHAEL W.ASHEr DAVID BENT LEY STEPHEN RICHARDS JUDITH G07ESMAN Rabbi Cantor Cantor Ernerifus Religious School Director October 17,2002 Loma Villa Project Planner Cor urx ity Development Department County Administration Building 651 Pirie Street, 4" Floor,North Wing Martinez, CA 94553 Dear Ms.Villa: Re: Application Number LP0121 a2 Congregation,B'nai T ikvah P rsuant to the request of Chairman Wopg during the Plarn•iing Commission bearing.ora October S, enclosed is a response of Congregation B`nai Tilcvah to the October 2,2002 Staff Report'on our conditional use pertr_it application. This contains the items we wanted to have made part of the record., including our comments on the report's fineing and conditions. It is my understanding that you will arrange for distribution of this response to each of!he Commissioners in advance of the rneeti g of Tuesday, October 22. If you have any questions,please let ire knew. Vdery truly yours, PhilipSco. �eisndehI President,Board of Trustees Enclosure cc: Ten Bataag??a Richard.Clark Carmen Gaddis Sohn Hanecak Steven Me:.man Marvin Terrell Hyman Wong,Chair PHILIP WEISMEHL, President PAST PRESIDENTS Jorecl Goidln Arthur Korn Florence Speclan.b LynneH,Grotf Michael Weintraub Stephan Jospon(ZI) Charles Elsner Barry Siovn Marc'usafln,NA.D. Member Union of American Hebrew Congregations 1 Contra Costa County Planning Commission Application: LP01211.2 Response of Applicant;Congregation BInal Tikvah To the Staff Report of October 2, 2002 At the suggestion:of Chairman Wong, Congregation B'nai Tikvah has prepared this response to the October 2,2002 report of the Community Development Department staff concerning the congregation's application for approvals to build a wing to house classrooms,offices and a social hall at our synagogue. Its purpose is to ensu::e that the additional concerns of Congregation B'nai Tik--v-ah has regarding the;staff report and its recommend tio- s, including objections to specific findings and conditimas are presented in a written form prior to our continued hearing, currently set for October 22, 2001 This,response uses an outline/section natation that, for convenience,corresponds to that of the staff report.Thus, there may be some sections slipped, indicating that we have no comment or objection to the contents. 1. Introduction As noted at the hearing, the congregation is applying for approvals to build an addition of 10,426 square feet. In response to the concerns of some neighbors, we have reduced the size of our original project request by 1000 square feet. The reduction will stall preserve the essential elements of our project,but allow a:dditio gal landscape>and' architectural design changes to mitigate visual impacts on the western: end of the addition closest to the street. 11. Recommendation B. Staff has recotrxnvnded that the project be approved at a total size of only 5,713 square feet. For a variety of reasons, explained in detail below,the staff recommendation should not be adopted. This size would snake it infeasible ferns to proceed with our project. We urge that the full project, as currently proposed, be adopted. This would be a 10,426 square font addition with a 5,213 square foot footprint, rather than a total of 5, 713 square feet. We recognize that by recornrnending that the addition be limited to 5,713 square feet, staff is not proposing a particular footprint or space configuration. Nonetheless, for the proposed addition to be limited to half the proposed size in any configuration,would mean the project could not serve its proposed.uses, The congregation is Haus opposed to the recornirendation and requests that the Commission approve the fall pr(jec, as currently presented. 1V. Site/Area Descriptor For accuracy, Hillcroft Way should be described as continuing principally to the south and nor tliwest beyond our entrance. 1 .................... ................................................................................................................................................. .......... ................................................... ........ V. Proposed Project The staff report states that the proposal is for 11,426 square feet; as noted above, our proposal is currently for 10,426 square feet. The lower level will contain not only classrooms,but also breakout spaces for those classrooms, meeting space, a library and an office associated with the education program. The staff report notes "[a] variance is also requested to reduce the total number of required parking spaces from 343 (for existing and proposed facilities) to 59. The existing paved lot will be able to accommodate 59 spaces when striped," (S-2) As noted at the hearing, the congregation requests'a variance from 79 required spaces. In our view, the manner in which the parking requirement has been calculated in the staff report is in conflict with the applicable ordinance, Under the Contra Costa County ordinance (Chapter 82-16.018 (4), Off-Street Parking, churches, copy attached as Exhibit 1), the appropriate base number is one space for each three seats. Our sanctuary, tl-,,e largest single space, seats 238, establishing 79 spaces as the point from which a variance should be granted. The correct application of the ordinance was clearly described in a letter from Mr. Kelly's office to Ms. Villa, dated Noveinber 1, 2001, as a follow-up response to a series of questions, one of which asked for clarification as to the parking variance requested. The proper application of the ordinance is explained in more detail, elsewhere in this reso- onse. This has also been discussed with the Comtn. u-nitv Develon- ment staffin rne�tings. Id Also as noted at the meeting, the lot will have 59 spaces only if the applicant's fall project is approved. Some of these spaces will be created by the removal of two modular units which currently are used as classrooms and would be replaced by the new classrooms in the addition. If the project is not approved as presented, the congregation will be unable to remove the modular classrooms and will not be able to provide any - more parking than is currently available. Existing Facilities. (S-3) The outdoor gathering facility noted is on the South side (not the north side) of the building. The top floor also includes most of oil.,office space (clergy and office staffl. The lower floor contains only one meeting room,no library and 4 classrooms, in addition to the two classrooms -created by dividing the' social hall/meeting room". VL Background The staff coi -rectly notes that a collective agreement among the neighbors was not probable, They hold very different views,occasionally in conflict with each other. For example one couple living on Springbrook want to have curbs, gutters and sidewalks installed on Hillcrofft, while Hillcroft residents, as far as the Congregation is aware, oppose them. 2 ........... ........................... .......... ............................ ................................................................ ........... ..............................................................................- ............... ....................... .......... ..................... . ........... The staff states, "although an agreement was not reached regarding>.irany issues discussed at the neighborhood meetings some of the reconunendations offered by both the neighborhood and applicant have been included as suggested conditions of approval." (S-3) As Noted at the hearing,the Congregation has indeed agreed to a large number of items proposed by neighbors,including those having considerable financial impact to the congregation, These included: * Restructuring our religious school pick-up pattern such that cars arriving early are parked in the lot rather than farming a queue that could back up onto the street. We began to implement this last winter and it is successful. Historically, there has nearer been a backup from drop-off, only from pick-up. This is the patter, experienced at virtually every school situation. There has also been confusion by neighbors over the cause of the line previously formed by the religious school pickup. Some asserted it was a'lack of parking, but that is not the case. It was a circulation pattern originally suggested in an evaluation by the California Highway patrol to ensure children never crossed in front of vehicles. The pattern was modified to now park early arriving cars and have parents cross the parking lot with their children. That has solved the standing line on the street. • A reduction of 1100 square feet of our original proposal( 00 square feet of footprint) on the western end of the project, toward the street, to allow both architectural and landscape improvements to mitigate visual impacts. • A commzitrrent to pay:gip to 80%of the cost of significant repairs and repaving to the lower portion of Hill soft'Way, including street drainage improvements. The K%will be an amount four trues greater than all the remaining approximately 32 households combined. Along with the congregation's agreement to pay this amount, we have also made a commitment to work with our neighbors for a long tenn forward looking road maintenance agreement. • A co.nmitn ent to undertake additional landscaping on our property to both screen the addition and to screen the existing portion of the building from the downhill view. • A willingness to adhere to reasonable parking guidelines for street parking on Hillcroft Way as long as they were applicable to both residents and the congregation. ® A corninitment to install at congregational expense speed limit signs to help reduce excess speed on our street by all drivers. • Agreement with arost construction conditions recoinmended by a group of neighbors, someofwhich are not required by the County's standard'-conditions. 3 VIL Staff Discussion/Analysis Traffic/.Access/Circulation.As noted above, there has not been backup resulting from:drop-cuff, only from pick-up. We,agree with the representation of our circulation changes and the impact on traffic flow. 0 Road Repair and Maintenance. An agreement does effectively exist that is conditional upon approval of she fall project currently requested (i.e., less,the 1€300 square foot reduction), Vire will pay 80% of the cost of repaving Hillcroft Way from Springbrook to the top of our property line. The congregation's commitment to bearing 80%of the cost is dependent uponapprovalof the full 10,426 square foot project. 0 Hillside stability. The applicant concurs with the staff analysis. t Construction activity. The applicant concurs with the staff analysis. The Congregation has voluntarily offered certain conditions beyond those traditionally required by the county. (See our Supplement to the Application) 0 L andscanin2. While the applicant generally concurs with the staff s analysis, there are two :terms to rote. First, some of the additional landscaping on the west end of the addition could not be accomplished if the staff's recommendation halving the size of the addition stands, since the footprint of the building would be too large. They were premised on the footprint'reduction; two levels of 5213 square feet each,rather than a building with: a 5713 square font footprint. Second, the applicant requests that in the case of landscaping, and depending on the season when occupancy is sought, a bond, rather than prior compliance, be accepted to ensure landscape conditions are complied with. In this manner,the congregation can fulfull its obligations ;ender the conditions of approval without being required to install landscaping at a time of year when planting is not advisable, such as raid- to late summer. - 0 Ne. e.Qative visual impact. The applicant concurs with the staff analysis. Noise. The applicant concurs with the staff analysis. B. Varimnce (Ruildin h ). The applicant concurs with the staff analysis. C. Variance (Parking). The staff analysis is premised upon flawed assutrptions regarding the number of parking spaces required under the ordinance. These assumptions cara-of support tl<e 4 recommendations of staff. The evidence supports a variance from 79spaces to 59'(with arrangements for additional overflow parking off-site). T-te staff report states that the current facility would require 139 spaces and the proposal 204 additional spaces,for a total of 343 required.spaces. The staffs analysis is 'based 'on an incorrect application of the relevant ordinance as well as on some misunderstanding ofthe facts. Our fundamental disagreement with the approach of the staff report is that it considers the parking spaces to be associated with "assembly" or"nonspecified"uses under the off-street''parking ordinance. The proposed use is not addressed under these provisions of the ordinance, because the applicant is a "church"within the meaning of Contra Costa County Ordinance Chapter 82-16.018(4) and is thus subject to the off-street parking requirements for churches. That requirement is simply for one space for each 3 seats in the sanctuary, as long as the sanctuary is the largest space. In this case, our sanctuary seats 238 persons. Itis, and will remain after the addition, the largest space in the facility. Mone of the classrooms or other spaces planned for the addition approaches the size of the sanctuary. Our research(Exhibit 2) shows that every planning jurisdiction}in Contra Costa County for whidi.we could obtain ordinances, has a similar off-street parking requirement for churches, similarly applied.The only difference is the specific ratio, whether it is 1:3 or 1:4. Our a-chitect Paul Kelly, a specialist in religious architecture; who has designed, obtained permitting for and built numerous churches throughout Contra Costa and Alameda Counties,stated at the hearing that he has never seen any other approach ernployed for determining parking requirements than the sanctuary-size basis,even:when the facility includes many other types of space and uses,including gymnasiums, cafeterias, and classrooms. His experience includes several facilities sated in county areas of Contra Costa County with the involvement sof Community Development Department staff. nformation concerning some of these projects is attached, including portions of a prior community development department report for a church in.Rodeo, (Exhibit 4) The reason for a specialty designation for churches is obvious, While they may have multiple facilities, the various components of the facilities--e.g.;sanctuary, social hall,religions education facilities—are not used simultaneously for major uses and, therefore, do not have a concurrent parking requirement. The Congregation provided extensive information to the staff on our usage pattern for our facility in our Supplement We bring this again to the attention of staff and to the Commission, The ordinance must be applied as written and as it has been applied to the outer church facility applications with which we have become familiars A related =seal culati on appears on page S-7. While acknowledging that our religious school students are non-drivers (because, as the congregation has explained, the religious school goes only thzough grade 7)and we have very few teachers;, the report ............... ............. ...................... ...... ............ ............-................................................................................... .................... ............... concludes that 143 spaces are required for the school, premised on an observation that "the code does not provide a parking ratio for classrooms and requires non-specified uses to utilize the most similar specified use." T I lie applicant does not,agree with the characterization of the classrooms as nonspecified uses most analogous to gencral assembly uses. As explained above,there should be no additional parking space requirements for the classroom-uses; all uses within a church facility are governed by the 1:3 sanctuary seat requirements for-churches. Furthermore,without conceding that any other requirement can be applied, we note that virtually every city has a ratio for classrooms for elementary age students. It is generally in the range of two per classroom,which would result in a total of 16 required spaces, were our school rated as a standalone facility. In fact, actual ineasures of traffic at our facility demonstrates that we do not -ec iuire even the 79 spaces that would be.required by the ordinance. The variance request should thus be granted for the 1 0,426-square-foot project proposal, The traffic study contained in our Supplement shows "0" for traffic most times of day. The traffic consultant's report, which analyzed this data, found that the most heavily used time was services and religious school on Sunday. The parking demand for each activity peaked at 40 cars. The consultant also noted the need of I space for every three seats in a church under the Danville ordinance and commented: "The project also includes a multipurpose hall that would be used for weddings and other events. The synagogue and multipurpose hall would not be used simultaneously, so parking requiremlents should not be based on both uses combined, but on the most park-Ing intensive ase. The town's parking requirement for halls would require less parking than what is- o fired ' the synagogue building. Therefore, by providing enough parking to le for accommodate the parking demand for the synagogue building, the parking demand for the multipurpose hall also would be accommodated." The relevant pages of this study are attached to this response. This consultant's approach is the correct one and the one that should be applied to grant the variance. (Exhibit 3) The staffreport comments that: "Based on how the existing and proposed facility will be used, the expansion may not increase the amount of traffic to and from the site initially because additional services, classes or functions are not proposed, However, the size of the expansion gives fine occupants the option to offer more services, social functions, classes and sharing or renting the facility to other groups or organizations." There is no evidence to support this statement or the recominendations based oil it. In pail, it is speculation and,in part, irreevant. The purpose off"the addition is not to offer more services to a larger group of people, It is to offer a full range of services to our existing co. imunity, We have a social hall so tiny that even though we have a wedding in our sanctuary, we cannot have any receptions on site. Because the size of the wedding would be limited by the size of the sanctuary—which will not change in size— weddings cannot be bigger than they are now. Rather, we will simply lave the ;opportunity for members to have their receptions as well as their weddings on site. 6 ------------ ...... Similarly, we have bar and bat mitzvahs during Saturday morning services,but the receptions can never be at the Congregation now. The ability to hold on-site receptions will not increase traffic or par king need. The same people who carne to the wedding or service will simply remain on site longer. In fact, we will still be limited because a social hail of the sizewe propose to build, although much Barger than we now .have,will still have a capacity much,smaller than our sanctuary. In sum, even if we have some additional activities,we will stili riot be using our spaces on a concurrent basis. parking and traffic should be relatively unchanged. These nonsirnultaneous uses bear out exactly the logic of the 1:3 sanctuary seating requirement that applies in this case.' The evidence supports the issuance of the variance from 79 spaces to the 59 on- site spaces that will be available after construction of the addition. As W,e have noted to the staff,we have along-team, agreement that we have reached with the Central Contra Costa County sanitary District to use their parking (32 spaces)lot at their springbrook maintenance facility. While we have used that in the past, with their perm. ori an ad hoc basis, they are now a named insured on our insurance policy and we have complied with all of their requirements to allow as to use their facility with two :weeks advance notice, Monday through Friday after 3'p.m. and on Saturdays and Sunday,'These are the only times that such needs have historically occurred: Next, the report recommends (S-8) "a reduced square footage of 5713 for the addition, which could potentially reduce the number of required spaces for the expansion by over 50 percent."This conclusion is not supported by the .facts. Deducing the size of the addition will not change the parking needs for the : building, For example, based on the architectural design discussion Mr. Kelly presented to the Planning Commission, which shows the classroom section as the lower level and the social hall and offices at the parking lot level'of the addition, one result of the staff recommendation could be to eliminate the lever level, which is the religious education component. This would do nothing to change the parking needs for the building. The children enrolled do rest drive. They are on site Sunday morning and Tuesday and Thursday aftemoons for short periods.No student is on site more than 3-3/4 hours.'These are not the times when was have services, weddings, or any other major activities. The presence of the relizions education- space in thisrs'ect will have no impact ern our Parking needs whatsoever.. I As noted,the congregation does rent other facilities in order to have its highest attendance services off-site.we have done that for*nanny years. " The report consistently states that parking and traffic are problems with religious school"drop- off and pickup". There is-no traffic or parking proble a,with drop-off Cars arrive at individually set times and fbw in and out.There is no back-up. The pickup is not a parking problem but a traffic problem, of very limited duration, and we have addressed it. When school is in session;, our lot is generally barely one-third f'l 10 5-20 cars). 7 _ __ _ _ __ _ .... ......... ......... ......... ......... ......... ......... ......... ... ......... ..._... ...._........__. .............. ........ ........ ... .............. ......... Similarly, reducing the size of the social hall by reducing the size of the overall project would not have any impact on parking needs. As we have explained, our preset social hall is too small for bar/bat mitzvah and wedding receptions, so that these are always held off-site. The bar or bat mitzvah services,or the weddings, are,however, held on-site. The number of guests is limited by the size of the sanctuary.,This would be true if the bar or bat rrritzvah or wedding receptions were held on site. The same-number of guests would still be attending; they would simply remain on-site for the reception. The logic of reducing me size of the building to Brit parking and traffic simply is not borne out by the facts. An addition of the full size we propose will not generate any more traffic or parking issues than an infeasible addition of half the size. The addition is not anticipated to generate more traftfic or parking than is currently generated by our present use, and there is no evidence to show that it will. Finally, the report overetrphasizes concern about uses by future landowners, to the uniustifed detriment of the current applicant. The staff report has already used the proper way to address these concerns by recommending appropriate conditions that would limit the uses of the site to the bands of uses to which the congregation is putting it and intends to put it in the fcrture. These conditions should be sufficient: a limitation regarding the number of religious school students on site at a time (not, as discussed below, a limit on the number of students that may be eamlled in the school), and limitations on the simultaneous use of the sanctuary and social ball. Conditions that limit the uses of the facility, coupled with the physical limitations of the site, should be considered sufficient to limit future occupants to uses similar to the congregation's. Enacting appropriate conditions,, not arbitrarily reducing the size of the addition, is the appropriate way to address concerns about future use. D. Reltgious'School. The report contains various descriptive inaccuracies regarding religious school and a serious error in.the suggestion of limitation ofoverall enroHment in the school. Classes are on Tuesdays, Thursday and Sundays. Classes are not held on Saturdays. The notion that classes are held on Saturdays, when religious services take place, may have contributed to the report's overestimate of how many parking spaces would be required at the site. Religious school and religious services do not take place at the sante time. Seven hours represents the total hours our religious school is currently in operation, not the hours for each student. students attend on Sunday morning and then older students also attend either on Tuesday or Thursday afternoons. The maximum hours for our students are 3-3/4 hours for our students in grades 3-7 (Sunday plus either Tuesday ar Thursday) and only 2-1/4 hours for grades K--2 (Sunday only). S Discissions with the staff had indicated that they would recommend a limit or the number of children on site at one tine to be 250? This represented the capacity of the S core classrooms for each of two sessions and the fact that our early and late sessions on Sunday overlap by 1l2 hour f64-grade grouped assemblies(moving the children into our sanctuary, social hall and, in good weather, our amphitheater).The details of our religious education program:are set out m our S-ipplemert and need not be fully repeated here. Our discussions with staff indicated that if the students to be on site at any one time exceeded a certain number(250 was the figure under discussion), a possible condition would be to require the school to offer another session at another time so there would not be parking/traffic conflict, The Congregation agreed with that condition. The report as released, however, contains an unacceptable recorn endation(and a proposed condition) that limits the enrollment in the religious school to a maximum of 250 children:, This is not the condition that the applicant agreed to, and goes beyond what is necessary to achieve the purpose ofl:initing concurrent uses. E. Tree Pei mill andsca e flan. The applicant concurs with the staff analysis, except to note again that the plantings to occur on the western end of the addition are premised on the reduced footprint of the building While finding"the proposed project con plies with the intent of the General plan and.Zoning Ordinance,"the staff:has so interpreted those ordinances as to essentially preclude this project from going forward. The applicant is not in agreement with the recommendations. As was noted at the hearing before the Planning Conimission the recoinmendation for approval of a prcaject of half the proposed size is unacceptable'and must be rejected. The reasons for this are. a The arbitrary halving of the project's size will make it infeasible, We simply car at shoehorn a social hall, classrooms,and office space into half the space we have planned.. The addition has beer meticulously planned to provide adequate facilities and space for the activities that are currently not being appropriately served in our present physical plant, at a cost our members can handle. We have invested significant time and money in architectural planning for these spaces, Nothing has been chosen arbitrarily or with a.view to grandeur. This is a modest addition ofa modest size that our congregation can financially support. There is no evidence in the staff report that supports a devastating infringement on the 3 'lThe numbers of children in our school are a function of family sizes and not member fdmilies.For example,we had larger school enrollment approximately 10 years ago,when we had fewer families but nmore of them had younger childmn. 9 ..................................................................... ..............................................................-.... .. congregation's carefully formulated,site-appropriate plans. Without the error in calculating parking spaces, the report is devoid of any reasoning that would explain.why the project should been rendered infeasible in this manner. 0 Even at half the size, the project cost would not be sign-ificantly reduced. Since the building would not support the uses to which it is to be put, the project would not be financially feasible to build. 0 If the necessary classroom space is not available in the new addition because of the halving of the size of the project,there will be no increase in parking spaces, because we will be forced to retain the existing portable classrooms on our parking lot. a If this arbitrary reduction in size ultimately leads,to abandonment of the project, all of the benefits, such as road repair and landscaping-to which we have agreed, would also be eliminated. There is no evidence to support the draconian reduction in size of the -project: 0 The wrong section of the parking ordinance standard has beer.applied; The staff report does not make proper use of the information that major uses are nons=ultaneous, leading to errors in assumptions about parking and traffic; The staff report contains factual- errors leading to the miscalculation of the parking space requirement; There is no evidence or even a suggestion that any of the individual components of our project-the size of the social hall, the size or number of religious school rooms,the size or number of our staff offices-are toolarge or numerous. A suggestionby a neighbor last winter that the project should be out in half, without any analytical support, has seemingly taken on a fife of its own. Any of the restrictions,particularly the reduction in size of the project, that the report recorrurnends would have the potential effect of allowing an erroneous parking analysis to restrict, in the fature, activities that are perfectly valid and necessary to our community. Although g we expect toliave no more parking need than at present (but will have more parking spaces),parking and traffic concerns should not be used to constrain the construction of religious facilities that would otherwise be perfectly compatible with the site. Responses to Proposed Findings/Conditions Findings: A. Laud Use Pen??.,*LEirdiiigs 10 ............................................... ..................................................... ................ .................................... .............. ................................ ................... ...... ...................... ................................. 1) 'Ale object to a Ending that the reduction of size is related to reducing the intensity of use. The report's mason for a redaction in size is its inability to make a finding relative to parking with the larger size. As explained in this response, that analysis is incorrect .and unsupported by the parking ordinance or the evidence. The facility at full size would only cover 8ST?of the site. The intensity of use tofthe portioan of the facility effectively recoinrnended for exclusion mould be no greaten than at present. 5) Prohibition is or,use of'social hall and sanctuary to capacity at same time, As frequently rioted for the staff, we do use both during religious school hours to have grade- grouped assemblies. However,during those times the use is nowhere near capacity. 'ale object to a finding and condition that limits the enrollment of our religious school,rather than merely on on-site occupancy at a given time. The latter, not the former, was the understanding reached by the applicant and the staff. B. Growth Yjanggen2ent PerfbZjn.ance Standards The congregation concurs with the findings. C Variance din i;Z gs 1) We object to the finding that the on-site parking does not sheet the required parking standards. However, if it does not, a variance is appropriate. We request a finding that the project of 10,426 square feet as currently proposed will be satisfied by the'59 off- street parking spaces that will be available,in conjunction with our arrangements Or additional off site parking when such isnecessary. We object to a finding that the recoaunended square footage of 5713 square feet will reduce the overall parking impact. Reduction from the 16,426 square feet to 5,713 square met will have no appreciable effect on parking. 3) We object to a finding that an 11,426 square footage building is the relevant iters to discuss, The applicant is requesting a building of 10,426 square feet. We believe a fAnding should be made that the available par-king is adequate over the life of the permit since the evidence, consisting of the traffic study and the provision of an agreement for overflow parking, supports the variance, and adequate conditions are otherwise imposed to ensure that. A.variance for 5713 square feet will have no bearing on meeting parking needs relative to the larger project. Conditions gSApEroval 1. The applicant has reduced the project by 1000 00 square feet. 2. We acknowledge the fee obligation, subject to the opportunity to review the amount to ensure reasonableness, lE ............I....... .........................................I..........I.....................I.I..'',.,.,''.,.,'''''',1.11.111,1111.1..'','''','''''ll''''II.................. 5. We accept this condition but request the availability of other arrangements if time of year climatic conditions militate against landscaping installation,e.g., the posting of a bond. 9. We object to a condition that requires parking attendants during religious school dron-off. There is no evidence to support the'conclusion that there are parkilig or other-impacts associated with drop-off. 1'. This condition cannot be complied with other than will,1 the full project approval, since absent the full space applied for, the portables will continue to be required for reEgious education space. 15. We object to a condition that limits our religious school enrollment, rather than the numbers of children on site at one time. The condition should be to limit the number of students attending school at any time to 250(2 sessions of 125 students overlapping by 1/2 hour for a total of 250 on site). 17. We do not object to this condition,but merely observe that as long as it is complied with, reduction in the authorized project size is not necessary. 18. The text is unclear and should be clarified. We understand that the construct-ion will take place in one phase and that only a single notification to adjacent property owners would or should be required. Also, due to the nature of H1111croft and Placer Ridge Terrace, we would voluntarily undertake to ensure that the appropriate notice g i o to all of those two streets, even those beyond 300 feet from our property. It is our expectation that our congregational office would serve as the contact location and that they would maintain appropriate lists of all responsible individuals... 12 ............................................................ ......................... ........................ .......... ............................. w EXHIBIT Oi`i`-;e'Rl ET PARKING K-1<004 82-1(s.008 Chapter 82-I6 OFF-STREET PARK24G* Sections: 82-16.002 Generally. 82-16-004 Application to existing Iand uses. 82-16.006 Fr-actional parking space. 82-16.008 Mixed uses, 2-16.0€0 Location. 82-16.012 £Iesign and layout. 82-16.014 Maintenance and operation. 82.16.016 Common parkinto. facility. 82-16.018 Number of required spaces. 8416: 2 er{uirerrfents in nonbusiness,areas. 82.16.622 Lading spaces. 82-16.024 Variances. 82-16-002 Generallyajt is the intent of this code that all land uses shall be;provided with sufficient space located off-street for the parking of vehicles to meet the needs of persons employed at or making use of such land uses. No application for a building permit for the;erect bn of a new structure or for the erd.agementt c''an existing structure, or for the development of a land use, slYaLl be approved unless it includes off-street parking facilities as required by this code. (Ord- 2031 § I (part), 194-6: prior code § 8119(part): Ord. 1027). 82-16.004 Application to existing land uses. Land' rises in existence" (i.e., occupied by a structure) December 23 1966, or for which building permits have been approved, shall nu: be subject to the requirements of this chapter, provided that any; off-street parking facilities now required or serving such land uses shall not, in the future, e reduced below then: requirements. (Ordr 2031 § l(a). 1966: prior coda''§8119`a); Ord. 1027). 82-16.006 Fractional parl'ino space. Where the Computation of required cuff-street Parking spaces results in a'fractiona-I n zniccr,<,cnlY the fraction of one-half or inbre shall be courted as one. (Ord. 2031 § Itbly 1966: prior code § 81 '9tbl: Gid. [t327)� 82-16,008 Mixed jises. >l'hc;—e ,rcpet t; is °f=ir utf»,area PArking Provttaccns icr <te.fig ttrci d,;ataccez. ua t hates.!W617..thk coda. 03 ...I........I.......................................................................... ............................................................................ . .. .... . 92-16.010-82-16.012 ZONING occupied or intended to be occupied by two or be so graded and drained as to prevent the mlcre establisfunents failing into different classes ponding of water. of uses, the off-street parking required shall be (4) Parking areas shall not be used for Lhe sum of the requirements for the various automobile sales, storage, repair work, Lndividual establishments, computed separately; dismantling or servicing of any kind. oMstreet parking provided for one use shall,hot (5) A planter or landscaped strip at least four be considered as being provided for any other feet in width shall be provided adjacent to street use. (Ord. 2031 § 1(c), 1966: pri6or rode rights-of-way. Dead comers and other waste § 81 19(c)-. Ord. 1027). areas shall be landscaped to provide a visual break in the paved area. Parking areas of more 82-16.010 1 Location. Required of than five parking spaces shall provide, in parking shad' normaLly be provided on the same addition to the required parking area, an area lot or premises as the main use it serves. Where equal to not less than five percent of the total th:s is impractical, the board of adjustment may. parking area devoted to landscaping. Within this by use pern-dt,,authorize provision for parking planter or'landscaped strip, an.iffigation system on any parcel in the same ownership located shall be installed. Such a landscaped strip or within two hundred feet of the lot containing planter shall be provided to create the necessary `--the inain, use: (Ord. 2031 § It'd), 1966: prior visual and physical break between the pedestrian code §81'A 9(d): Ord. 1027). traffic utilizing the sidewalks along the streets and the vehicular traffic in the parking area,and 82-16.012. Design and layout. Off-st-Mt by this means, substantially reduce tW-' traffic park=ing areas shall be designed in such a manner hazard to the pedestrian. as to conform to the following regulations, (6) Parking spaces shall be marked or maintained on the paverrient and any other !bject to review and approval by the zoning -iministrator: directional marking or signs shall be installed as - (1) Dimensions of the required off-street permitted or required by the zoning -iarkIng spaces and driveways shall have administrator, to insure the m axirnurn 'to utilization of space, sufficient traffic flow, and .riinimums as per the fol wing table: er 4angfe of general safety. xkLig scat Curlb sunt Driveway, (7) Lighting, if provided, shall be directed Dcgrocs Width L&nrul Depth Width downward and away from residential areas and 0 9 ft.0 in. 23 ft.0 in. 9 ft.0 Ln. 12 ft.0 in. public streets so as not to produce a glare as seen 20 9 ft.0:n. 26 ft.4 in. 15 ft.0 in. i I ft.0 In. from such areas, in order to insure the general 30 9 ft.0 in. 18 ft.0 in. 17 ft.4 in- Ul ft.0 in. 4e 9 ft.0 K 14 ft.0 in. 19 ft.2 in. 12 ft.0-in. safety of other vehicular traffic and the privacy 45 9 ft.0 in. 12 ft.9 in. 19 ft. 10 in. 13 ft.0 in. and well-being of the residential areas, and the so 9 ft.0 Lt. I I ft-9 in20 fL 5 in. 12 fC 0 in. lighting intensity shall be no greater than so 9 ft.0 in. loft.5 in. is ft.0 in. Is ft-o M_ reasonably required to light the parking area. 10 9 ft.a in. 21 ft-0 1r.- 19 ft.0 an. 8) Access to public parking areas and curb 80 9 ft.10 in. 9 ft-2 in. 20 ft-4 i-_ 26 ft.0 in. 0 ft.0 in. 9 ft.0 in. 19 ft.0 in. 28 rt-0 in. cuts for driveways shall be so located as to 9 9 (2) All off-street insure an efficient and safe traffic flow into the parking facilities shall be ;:Sigrted with appropriate maneuvering areas parking areas and along the public streets. means of vehiculaccess to the main and (9) Parking areas shall be designed so that a-r --iJiary streets. Where the parking area does vehicular parking does not overhang sidewalks, -:r t abut on a street, there, sliall be provided an Planters or landscaped strias. 0) Within any of the commercial, i ndustrial -.,,=ess drive not less than twelve feet in width in 0 I - multiple uliple family esidential zones, parking ,e case or ope-Nvay traffic, and not less than, and ,,unty feet in, width in all other cases, leading to areas shall be designed so that vehicies are not k out of the parking areas on to permitted to bac ie parking area it.. such a manner as to secure is most appropriate develOP'nent Of the streets. question. (I I) A six feet high, so!;d fence, or m�isonry (3) Required Off-street parking adesigureas shall be .wall of acceptable n, shall be provided irfaced witli an uiphaltic or Portland cement along the edge(s) Of aiv public parking areas - adjacent to residentially zoned property to`riderPavement. or s:rnilar Material So as to protect these resident ial properties from the -favide a duruble olid dustless surface,, and shall 304 .................................................. ................................................ ........................................... ............................... ....... ........... ............................... ....................................................................... OFF-STREET PARKING 82-16.014--82-16.01 ,() interruption and nuisances of tl;c vehicles using for cacti doctor or dentist; the parking areas. (12) Banks, business and professional offices, (12) A barrier curb or wheel stop at least six other than medical and der€titl effaces: One space. inches in height shams be provided adjacent to for each two hundred square feet of gross floor landscaping, buildings, and other as-leas to area; prevent damage to these facilities by.the vehicles -(I3) Retail stores and shops, except as utiEzing the parking areas. (Ord. .2031 § I(e), otherwise specified herein: One space for each 1966: prior code§ 8119(c): Ord. 1027). two hundred fifty square fief of gross floor area; (14) Commercial service, repair' shops and 16.014 Maintenance and operation. All wholesale establishments: One space for;each rewired parking facilities shall be provided and five hundred square feet 01 moss floss,-arta, maintained so lung as the use exists which the - (IS) Retail# stares which handle only bulky parking facilities were designed to serge, or any merchandise, such as futniVum, household use. off'_st eet parking facilities shall not be appliances, and motor vehicles: (ane space for reduced bi total area, except when such each five hundred square,feet of floor,area, reduction - is in conforrrtity with the (16) Warehouses and tsthir storage built ixs�+s: requiremr nts of this code. (Ord. 2031 § 1(f), One space for each one thousand square feet of 1966: prior code§ 8119(f): turd. 1027). gross floor area; (17) Mortuaries: One spade for each fifty 82-16.016 Common parking facility. 3�a�fejt of kiss f'loo, 11.1 in chapel areas: Nothing in this code shalt be construed to< �(18) Assembly halls without fWed seats- Cine prevent the joint use of tiff-street parking for space for each fortly square feet of Bros .floor two or more land uses if the tectal of such spaces area: when used together shall not be less than. the (19) Retail ' and wholesale establishmencs sum, of the requirements for the various conducted, primarily outside of buildings: One individual uses computed separately izs 'ace Aor each two employees; accordance with the require rents of this code. (2 ) For a use not.specified in this section,, w (turd. 20;31 § I(g), 1966: prior code: 8I 19(g): same number of``ofktreet parking spaces Ord. 1027). at; be provided as are required for the most filar specified use. (Ord. 2031 § I(h), 1966;82-16.018 t'umber of required spaces. ior code §8119(1;):Ord. 1027). Off=street parking spaces sha.11 be provided for each lard use can the basis of the following 82-16,020 Requirements in, nonbusiness schedules: areas. Wherever one or;more parcels of land-ad- (1) Hotels and Motels: One space for each join land of a publicly owned transportation f'an sleeping unit: cility, or a street adjoining publicly owned (?) hospital: One space for each two beds; trarsportvtiorF fac,4l'Fty, or adjoin a zoning}dis- (3) Sanitariums, convalescent hornets, rest trier allowing business uses, off-street parking may be allowed on these parcels to serve the homes nursing homes: One space for each.three � v public transportation facilityor aaFthor`ized)Stt4i- beds-, ness uses.atter the issuance of a land use permit. (4) Churches: One space for each three °eats; (I) The parkins areas are 'limited to an area (5) Bowling alleys: Seven spaces for each kvithin one thou,!;d feet of t'e public: trarsspor- wrliey,p"Is one space for each two employees; tabor facility or the boundary of the zoning (6) Rooming and lodging houses. One space district allowinS, business uses. ,areas ,)eyond this far each bedroom; distance nsav be Used for landscaping. $�} The paak.in:, ;area is fo r-�",ate ass�nder (7) Theaters: One space for each four seats: - p p (.8) SporEs arenas: One space for cacti fort; ''eta cla pr~kiaa�. orly- seass: (3) Ivp COMIrcrCial repair work or sales of (9) Auditc,rurns: One space ,for each four any kind ar ills c�tc. til \0 s are permitted other t tun thus e se s: to vcrFcie 'r sFii . to identify° the nankin Fos:- .a:td (10) Night clubs. cocktail lounges and to state t€?e coni€st;ctn cJF`rase. restaurants: One space for each three seats: €5l The Tari m'_' area ;s &-Sit:ne 1 and H I) 'Medical and'dtntal offices: Five spaces dti v'9l ped in tiro: rraar. er tarot suit#t th coronions ��W 305 iContrz Coo CounTv-5 Z) ........................................................................................................................................................................................................................................................................................ ...................... 82-16,022-82-18.002 ZONING deemed Proper and adequate to protect resi- dences in the vicinity. These conditions include, minimum width of ten feet, a minimum n. leth among others, the folio%vins: Of ins: feet, and a minimum heightoffifteen feet. (A) Proper Planting and screening shall be (3) Off-street loading spaces required by thisProvided either with fencing or planting,orboth, Section shall be separately tely and permanently to Protect nearby,residences from ntis-1, light, maintained as such,-and shall be used only for, and other detririlental effects. this Purpose.No part of a required loading space (B) T he entrance/exits shall be designed and shall be encroached upon by buildings, storae located to minimize conflict with both existin- or any other activity. g , and reasonably foresceable vehicular and pedes- (4) Each off-street loadinspace Friashell be n traffic* g accessible from a public street and shall not be (C) The area used for drives and parking shall located within the required front yard br side be su(D)itably Paved to Prevent dust and mud. Yard, nor cause trucks to encroach upon, e Proper til provisions shall be made, as front yard or side Yard during the Process of deemed necessary, for adequate lighting-of en- loading or unloading-"(0rd-. 2031 1966: trances. exits, and parking areas, with measures prior code§ 811 (]): Ord. W27). to shield adjacent residential areas from the lights. (E) Establishnnent of the parking area shall be 82-16.024 Variances. Variances for any or subject to the approval of a detailed Plot plan the requirements in this ePchapter may be granted d L cting and delineating the. requirements by the zoning administrator_ (0r4. 2031 and planning location of parking attendant's 1966: prior code § 8119(k): Ord. LB27). a sheltertogether with other necessary elements to constitute a Proper parking area. (Orris. 82-3 1,2031 § 1(.;):priorcode§ 81119fi):0-rd. 1027). Chapter 82-18 82-16.022 Loading spaces. In any district, SIGHT OBSTRUCTIONS in connection, with, every building >or part- AT INTERSECTIONS thereof,hereafter erected or enlasged which is to be used for m a n u fa cturing, storage, Sections: warehousing, goods' display, retail sales, 82-18-002 Prohibited� Wholesalf,rig, hotel, k hospital, mortuary, laundry� 82-18.OG4 Exceptions. dry claiming, or other uses similary requiring the receipt or distribution by vehicles of materials, 82-18-006 Railroad crossings. 82-18.008 Violation—Notice. there shall be Provided and rnaLntained on the 82-18.010 Appeal. same lot with such building, off-street loadirig 82-18-012 Removal after appeal. spaces as per the following schedule.- 10,000-20,000 square feet of gross floor area, 82-18-002 Prohibited. No structure on-,(1)space, (including ,bu t [or limited to fences and 20,001-30,000 square feet of gross floor area. gateways ) or vegetation which obstructs tile = two(2)spac , g visibility of and from vehicles approaching the 30,C-OL-45,000 square- feet of gross floor axen, int'ersection or a state highway, public road, or three(3)spaces, and street with another 45,001-75,000 square i n0ther state highway, public road, feet of gross floor area, or street, shall be Constructed. grown, fo u r(4)spaces. maintained or permitted higher than two and Plus one spact for each additional styen,,,y-f-1ve one-half fee, above the curb grade.or three feet Lhousand square feet of gross floor area. above [he edge of Pavement. %vithir, a triangular In addition, the following requirements shall area bounded by the right-or-way Lines and 2 t>,-- Provided- diagonal line joining points or, the right-of-way (1) No loading operation for any use requixed lines twenty-five feet back from the point of to provide off-street loading 4. - Space, nor the their intersection or in the case of -o L!rld ed Xu ng 0 any vehicle inciderit 10 stich loading corners. tile trialigular area between [Ile tangents o,neration shall be permitted within arly street 10 the curve of the right-of-way - I . line a -of-way. diagonal line i0i'ling points on the tangents (2) Each off-street loading space shall have a twenty-five feet back from [lie point of their (Contra Costa co,,,ts, 306 ...................... ......................................................................................................... ................................................................. ................................................................................. ....... . ............. OFF STREET PARKING STAND . ~� C O N T A COSTA COUNTY PLANNING PARLLEL 20 '2 g P 49 a E I F 125 CARS AP PER ACRE 78 CARS APER NGLEACRE 8 E 30ANGLE4�� ANCiL.E ECSC CARS PER ACRE 1203 CARS P ER ACRE 9 82=S" 451 ANGLE lzCa ANGLE 128 CARS PER ACRE 138 GARS PER ACRE 60 ANGLE #` 438 CARS PER ACRE f r2 2 6'- _ 3 } Cm ANGLE 146 CARS PER ACBE 800 ANGLE 90'D AN Gi E CAR ! C CARS PER ACRE F: + '46 s PER ACRE ......... ......... ......... ......... ......... ......... ......... ......_ ......... ......... ......... ......... ......... ......... ... ... ................... .. . i C3 �".# tg CCUTC SEN LLQ 2002 O(CT 2 1 Atli • 0 OCT 04 2002 5.25PM HP LASERJET 32003 ba a EXHIBIT City of Martinez Dtc Fur" A X TO: FROM: Phoney VAMRTIMEZ McAlncz,CAL 94553 AdIlL fw i ............................................................................................................................................................................................................................. ZONING *Except for floor area us ad exclusively for storaqC*0r. truc)c .. loading. (Ord. 822 C-S- S 2 (part) , 3.975- 10-415.5".) prior code 22.36*440 Parkinq--rudustrial 0#41. Parking shall be provided for industrial U046 in a=Ordanae with the following table: INDVOTRXXL MRS TABLt XndUSt'iiAA' Use and kequired Parking 9' Pa09 (per gross fl-oor area*) . A. W*rehouze and stbrage buildinjo-:-Ona par 10000- square feet except for aed reas used truck for truI.onding. S. ftnufactuTing plants and other industrial >Mbam--Ons per Goo square feet except for floor areas used excjusjv*,jy - for_ otoraga for track loading. Except for floor area used exclusively ro r storage or truck leading. (Ord. 822 C.S. S 2 (part) , 19758 prior code S Vaos. A. For uses other than these listed pj:&,.vjougjyI parking sh&12 be praviile4` in iscc6rdancs with the following table*, Vat TXzljg bred Paj-Kjh9 thse and Requ I. . -Parks playgr"ndm ,and other--one per thris eXployes p ilus additional as prescribed icy the Pjannirq Cam isigion, T, 2¢ Churches, 00"Uhity canters, private- clubs and 10490st auditoriu9s. (including school *nd college. -auditoriums) ., theaters, ' Yaortuaries and similar 'place is of publIc asswAbly--one per each f*ur soatM I if no fixes seats,,, one, space for each 40 square, feet. 22-144 ZO' d TOO' ON ZO:O zolso IDO jo ............... .. .... ... ..................... . ................. .................................................................................... ................................ ................ ............................................................................................................................................. .......... . 20xxNG facilities, provided however, that the total nja%bir Of a casae shall be, not,I"s toan the suM of the ihdividUkl requiropento and provided furthei that an iattested copy 'of a cantraCit, be- tween -tae, parties concerriad sattitIq forth the, Agroolp4Int to joi3it.- U22 Of a ooninon parkino faci'lity -f6 kilid w. ft4,--- thi apiiiciation for a certificate cf .ctC-uPahcy- (Ord, -1980; acrd. ,822 c.S. S 2 .(part), 1'973; prior, code 5 301 1:1,5. acing facilities provided in compli43°ao a with- this chapter .,,shall 'reet, the follaiwing design sjrjdil I I. 4ach.. -parking space shall- ba not lasthan 20. Coot in length apd 9 feet in 'width eXclusive, Ofdrives, *Xicept that a parking 'apace requkrod .to :ha Abootad in an anclosed, qarage ,shall be not, less than' 216ffiot in, lenot and 20 feet, in width, txclata iv a of Utility 2. Each. parking space- shall b*, amessible, -from aa. iitr�fft or allay. - 3. Entrances. andexltx shall be provided at JoqptioX%z approved by the City Traffic .Enginear . and * tlia' pl*ontimr Department. A. -Tne* parking arta, aisles and w.ccess drive& shall ab.sae.to-provide a durable, dustleab surfics and.:a U so graded and.drained as to, dispose of surt.j04 wat4r. 5. Mhael stop* shall all be providott only where nesood for ,s�afety ct -or jtom protep;roperty. j. Lighting_ pravided in off-stre bis at parking areas rem adjoining. prenises and.. *.traatq. sV directed away 't ch glare and.,nuissnoa..: . �rJW that it *doos not cause off,-site and., locatiQ!n *f luninaries shall. be ,apppoyso. b Planning Director., 71 Where. a parking area adjoins as street or another site a, A landsoaped strip not less than S feet in depth shall be planted with plant materials 'not 1#89 than 5 feat in height and permanently maintained, eXcept that within So f*at ' of as street intersection, the heiqht, of plant. rat*rials including earth- barms, other than 'mese shall be not' more than 3 feet above the curb elevation. • vo' i00* ON 0:0 iDa J0 AIII) ........................ . ..................... ........ ............................................ .................. .............................................. ............. .................................. ................... OCT 04 2002 5.25PM HP LHShKJhf JeUU 1VW2092 e5:99 925806913" CITY OF SAN RAMON PAM 01/82 a SanRamo yp 8 w.rsae,eve � .. "•�$�e�a� Planning Department, (925) 973-2560,m.a Fai ZS) 806-0118 CITY OF SAN RAMON TO: FAX l- COMPANY: FROM: --• PHONE TOTAL NUMBER OF PAGES (INCLUDING COVER SHEET): COMMENTS: NOTICE TNs motssos Is?wed for tho use of tho Indiv a at or entity to WWch 3t as auras vd,and may contolq Inforl sjon dw Is a ,,*omMontii3 arA of euvt'i'ia m disdazurt under oppAcuWa law. 8#tfta fosdof of 1h€*rsaessWg*to not 6c•iaatwdod COCOU st;W VW WTWCYS,*Sr tt TOSPOMSSWO,for dal#ir ag th*M053694 of the inton6od mWitfiL you*to t,a°ab�a-Vvao met any d!s uV*m tai c*,ying of Ms c c4ie*tt is strivVY PfOu it4d.If you }Save ara•ssv trsssa?agwion in ate'.p1me#t4tify us iasarnodwtefj by tefeP aana,WW"iutrs 1ht 0491019 FnOSIX96 t*In Ot Cie 2110ve aa9ckass WIS the VMed Si tem Postal Sema. `€i shk you. 2222 � Ime Fumett,Pe0_Bag 5148,Sari Rzmott,CaUfon2la 94583 0Dr SR w and Loadbi Spm RtgWrtd . ts,astl�argd) IA iisg Spm: Olt-Street Parwag We classAtsoa Spt♦tx�Selaedutt e4 Group Number �o esa C3t€'t s 1 ptrr 2m&q,h. PC"cow area. c ag tts As specifiwd by asa permaL I pct L5 beds. M2321t aaza and ScMi e I per w sq.ft.; i �tl�bi4eS pNs i pw 300 sq. EL of outdow storagffi af`ca. Park ssd Reacatim As s CWWd Fledztits po msat or um permt for prirme fasu am nbuc 5aicty raa'3°wri Aro spe Mad by a= perms. • Rzogsom Auembly I pot# ramd scats, ac I per 35 sq.ft.of seatls* arm i€ ti} tt c no r=d=L,- dab- bods,etideaataasl as czera£ Ipe I ;Pg 3 se�t�`siicros€ b7 us*permit. Scbook, ?UbUc or 1'f to els ap dfied by Mr.perk. 1 � ts3 tict,MM"Or spc6AcdVy use pc1 �r AdWI BUSIMSScs 1 per M sq, h. i �b rmceSere i �-%0�€4 1 piers stomp spaers. ......... _........ . .. __ ...........__....... ._........ ......... ......... ......... ......... ......... _.._. _. ... ......... ......... ......... ................. ..._......................... ......... ......... 0,-T-24m2= i6fiS TOWN OF D"a#.LE 925 938 03SO P,81/02 TOMNOW FAX COVE . T. ) . DATE-. 10/y / TO. � �_O . C. FAX S FROM. M. Phone: 925314- Fix: 253I4-Fix:, 925-038-060 SUWECT- TOTAL NUNSER OF PAGES RiS7)Y COMMENTS: You 537OT RECENE CLEAR CEP 9 POSE CALL AT 925-314-3374 NOTICE 73s:s rscsffia a iffi►sussc�am as4}v�s tt,$ Uf a sai s$t�$O"y to vack mi Aad u$sy a %atm xre is ia$ticr f md, setsCaSmssat aaad map;frtsses 634malffm wndw;p*kmbh law. Ulks rrmdr of thiis rrseassv it mi tkg 4,K2% *d rwivit".YAW am hWAY netafxag r:sY & mm, ete jm ca, ss g of Ws tgss�sta ai iort es qty Jr Mu rtaasvred #has tsieatias in vwor;p►m$aa*Duty%a i , $bar by talaphaft$,%m eustes Ise Wwasl mts"llf 10 ass it t#sc amts#a*wr VIA As unkid sults P? ul Sas+r n, gyms,, 10 La Gonda WkV.Duville,CA 94526-1740 (923)31493310 ....,.......................................................... ................................................................ .92s e3a e350 P.02/e2 OCT--04-2002 16-17 M. OF DFW ILLS PLus 37."NINO AND LAND pi e,(5) spaces for m BoWling Alleys' v . bination tAke-out (PrimltY uz'one (11 space foresch each allay, PI -use) and dinei-in restaurants: OrA (2) space Per four bundred (400) two(21)graplD I Yow*. square-foot bohind tb,&counter Yks at jVcspjttzj$. One (1)apace for each two fang (1) apace per "s hUnlar"d (2)beds; (100) square feet in front of the counter or me (1) per throe (3) ss. Sanitariums, convalescent Homes, aest,riomes, Nursing Roos' One (1) seats (whichever is greater). spwfar each three(3)bods; 4. Outdoor salting MaY be PrOvided P. Mortuari". out(1)space per fifty(50) according to the 'allowing r=ila' based on an approved square feet Of grOss floor areas In the chapel areas; interior seating plat' subInittod with a Conditional Use Fermit, q. Multi.ftimily Residtntlal: Each t sball apartment and dwelling await(a) Up.to twenty-five percent have ori site automobile parking IT"$ (25%) oaf the approved into- lot 0:parcel as followC no additional on the same rior sootsspaces, . 2. Studio dwelling 11n1t-- One (1) W Twentysix to fifty percent spsce; (26.6()%)of the approved in- 2. Otte (1) bedroom d'Welling unit: terior seats;one(1)space per me and one-hW(I )M spaces; six (6)seats; 3. Two (2) or more bedroom its: (t). Over fifty percent (50%) of two (2),spaces, plus one-quarter the approved Interior seats: (1/4)space Pet 684b dwelling unit one (1) gpac6 per three (3) for guest parking, which VIRY in' aceta.: elude available curb Parking 8 jotC tjWpr*psrWg street frontage- k Auditoriums and Assembly 'ffaas-' 4, Spaces "I not be located with fted mats, the gide yard or setback 1, , cane /0", of four(4)ft2d best$; the principal structure. 2. Without feud"Pat$-' on* (1)spaceshell be uare foot of grams 5. Fractional amounts psT fwty k4O) sq rounded out to the next higher floor ares. whole n=b*T Of Maees- Churcheil:' One(1) $PAN W Mazes(3) 1�4..Jess-than ansa � a of 6. 11,no avant may thvi rk- - (eighteen (IS) linear inche one Ucovere4opgce par dwelling bench is considered on*(1)feed:seat); unit. Natels and Af0tcls., One (1) space per (Ord.#94 09, W sleeping uxitf. z2-46M AdsOntstrILtiTt R*Ucf aid parh- k. nooming and Lodging Houses-' One ing Reduedonx. Administrative Ttlitf f"m (1)space Pet saab be&von; the tortos of dais DtVWOn may be graTted by Warehouses and Other--Storo;gs Buildthe Chief of Pl&nuiug if Strict &PP"C'stion 0' ings_- On* (1) spate Par One thouss'nd the rgquirsmentsof this Division Are fO=d to (1,000)squars fact of gross Soor area; be imsppropriate and measures apProv'Od by the City Attorney areincolporateci into the Rev. Or& BUW 1195 TUTAL P.02 ......................................................... ............................................................. ........................................................ ..................................... ................................. ............................................I...................... ........... ...................... _. _. a A , 15.35 9757797034 CITY OF AN7IOCH PAS 02 RTICLE 1'7: PARKING (C) 1f more than One Use is ideated on a .KEW)REMENTS site other than a sboppicg center, tbc a=bar of off. street parking spaces and`loadin berts'tb be pczvided stia be equal to the tum ofth .required 9-5=1741 PURPOSE. spaces pres�nb fir cath tread The spz ci.5c Poses of the off-street ) Ofrstrcet pa king,antl loading Ia aszd leading re p s user to; facilities required by this sed le for any use shall not be cbnsidemd as providing pang spaces or (A) ` Ensure that off-street puking and loading barrhs fba any other}1se exmpt where a loading facilities provi€t« ftar new land uA-.s and shared paratfs�g�re�tag tt I'd plies o.- joint for enlagaez>s of existing uses in proportion to faauly-exists. Such a facility shall contain not ten tht zmtd for such faeilitics creacd by mach use. ��e -the total number of apace or bertbs as required aadlvidually,,or fewer spaces may be permitted } saabl sh paziCir{ standards for where adfoi�g asses on the s site have Mer t cc aercisal uses cox stint with need and with tic .burs 0 �perataOh� the sarn't parking spaces or f' asibil ty f p � idise p op specific loading berths can serve both without conflict.A corrz ercial sites, deter-rnination of tl:e extent,aany,to wbich jai at e gill aclaaev+c the purposes of-mss chapter shall be ( Ens rerathat off-street parking and made by the Z -,.g AdrnkiMator,who may ,MAILret wre the submission of s'arvey data necessary to Iasd `fib#vies are deg�eei.ina Manner:,lit will Meeh a decision. °tire.efficiency.protect the pubtic saftty,ind appropriate,insulate sounding land uses from adverse impaeta< Ptarlti rages fir'slttrppi�ag.c ter (Ord. 897-C-S,'passed 10-25-94) uses Xll assume 0%ofthe available spacers are located at the font of building. No inorethari It3 We of the required parking is to be providedat the 9-501702 BASIC REQLMMMENTS. razz-of building aad this parking should designated and enforced>as cmptoycz ping. (A) At the tiite of Wtiax occupancy Ore' � If,in the application of dao site,c#rstructi of'a structure or al,ea�don or 5 nquireme€xts of tuts chapter,a cdottal nurnber is ct rgc-m of a site or structure,off street parking fa'ilities ark off-street load' 5--ilitics shall be obtained,crib p&-king space or 6c�ad'iog birth shall Provided in accord.with the re latio prescribed by tequircd for a fraeti=ofmore!tbancze-half,and in this-hapttr. Any building,or structure moved no spacer or berth shall,be aoquired fsrr a Nctloft of fron one;l,at to another shall provide pang as ont-half cr less. reacd for a new' Is lding. (G) ,icy off st pang speeifitally (B) - 'I°Iseanumber of additioraal peekingrcgwred for a given use shall be wathoat chime. ,�� Spaceis at loading be�hs required for alte ti or 7(Ord.tt�� �-5,passim ��a2�«��� Pttaalty,see § �« � cnlar$t-mml of an existing use at structure or fora 5.290 char:_ge of occupaney,shall he provided befom the Alteraticon,-Inlargerne ft,or change of occ'up-..ricy s AMlhkI j 141 i 101134/2802 15:35 9257797834 CITY OF A14TIOCH PAGE 03 §9-5.1703 RIVERTOWN DISMCT (A) A use pc,.mit may be approved for ' ' REQUIREMENTS. shared parking serving more than pane ease or site and located in a districtin which parking for the (A) Within the Itivertown,District, uses strved is a per'mit'ted or conditi8t al use. A use reed city p,arking requirements for permit for slarcd off-street paneling may reduce the cormnemia lof lcc'uses horst four spaces/1000 val zamber of spaces required by his chapter if Gross Square Feet (CISF)to three-spasesfl000 GSF the following findings a o made' and for rctall uses from six spact-.J1000 GS to boar spicesI1000 USF shall be'aUcwcd, (1) The shared parking shapes will be available for as ling as;the rues requiring the �+i theRivetto-Am District,€n- spaces we L-1 operation t93)street and cf,- et-Ioadin facilities she t be provided as space is available,subject to review by (2) :['die peak hours>>of'parking the Zoning Administrator who may waive the demeaned for fall of the uses shw r4 pang do'not requirement for leading&unities. conflict sb that peak demand is,greater than the (Ord;S974C-S,passed 10-23.94,'',A m, Ord.930-C- parking provided; S,passed 7-29-97) (3) A.written agree cnt between lased-owner(s)and the city, iri a form satisfactory to 5-5.1703,1 OFF-STREET PAPJKINC the City Attorney,is approved by the Zoning REQ�1 S B `°USE Admini-strator. WS 28ree,MMt slIAII be in}viae fora; capable ofznd subject to being regarded to SEE B'E Dt7C PAGE'S'142A C constitute a coventnt raurning evith the IS-I'd and ��# � shall.include• (Ord. 897-C-S,pa ed 10-25-94 A n. Ord.930-C- �. tee that hetes S,passed 7a29-97) penalty, see.§9.5.2904 (a) will be no siibsrantia<alteration in the. es that will create a mater demand for panting; 9.5.1704 U SP C .I US S< (b) A guarantee araoatg There the use-is not. ot.specified in the table the lewd-ownar(s)for a t0*ess to aaad ease of the shmed the Zoning Admiaaistrator shall determine the parkingfacilities; probable equivalent use an tlaers=,asnbe:o$'parlc rig (c) A prp isidn tb-at the and loading spaces roquired, In order to mike this cleterrnattattcsa,the Z€ar.,za ►drstirtastaa�oa �+ city may require parkmg facilities in a t�nn t� require tree stbrnis ion of survey data from the these ors�°.saally approved upon a fiud rag by the a puo€ at or direct a stasdy to be conducted at the ?aortia.- dndrdstrator that adequate parZng to serve applicant's"expose. The use of 1.7.- studies rtaay the use(s)has not becra;pPowidcd;and be incorporated hate the analysis. (d) A provision staling (.Ord, 897xC'-S,passed 1�2S-94) . that the city,acting chrdu$h else Zonitz8 . Administrator,may f9r dace cause and opera hot6ea § 9-5.17D5 S p 1�iE�. and hearing,unilastei°ally modify,mesad,of terminats the s ceertaettt at any tie, 142 1 t d12 �5-0 92 7797824 -CITY OF ANTIOCH PAGE 04 TABLE QFF�STRIEET PARYJNG REgUMED,_ use c1assf, Jqn_ act, 2u1d r°amzly rdalden' 1,5 Spaces het ualt`'up to 2 bedrooms"'One space€o be cosrtrr.d spaces per crit>;3 bdrmms;one space to be colver•ed plus I ipue per,5 Units for guest parking .�. Iles to'alI t�stfiti fel �rtit ct. ales-=vt Facilities l per 2 residents Single-family residential(attached) 2 spaces per U&, rine cif ifth mast be cowered, lags<1 Rice per:5 units f r nest' rl ' Singlc-fa tly residential(demo d). 2 spaccs Par unit Ira s;s e, plus One gest parkins spate on the street vdthin close pro)dWty to the Unit serves Elderly`resides°ti ( e for in .75 covered spate,per unit,, plats gUeSt pesky at vet°la ` deterrrsizid dittin t;rarev abs and Icd es . I per iod Si.& of floor area which is used for asss`ezrtbl rca� Day care, general I per employee on the lees:s&A plass I per 8 it ran cver,mrient offices 1oar 2.30 s . ft.of gross,floor yea 1 Hospitals i per bed,plus I space per employee on grid ship 2 e.irtter1m. d service facilities '1 er400 s', ft.tsf•'' ro&s fcaor arm Park end Recreation I+atilides As spe ified by zoning permit arm pct t for private facLUtses bid u .#tt I.T1.shies I Publicefe: Facilities As s ecifed b use per zt Religious as embty 1 per 4 fixed seats, per 50 sq,it PIP Seatim arersrif'there are no faced seas Sclsoc:l blit ot Private As ified bj use mry ,' as per ITE.aNdies'; tilitie rns'or t ec°shed b' ass € erLT.E.studies a ib l rice ser ces 1 F arnbulance,plies 1 per employee on the 3 la bst sbi `< i { Animal bearrdli 1I 400 a ,of c &car � imall o.oming I Dw 400 so.. ft.43f..goas tour A s kni mal Ixs ;tals` ueterftiary cl r.lc I ILer 252� . ft.of oss floor aria f Art;sts'studios lper l ms`s .ft. f rosy'floor° a artl<s and savings and loans 1 per 250 N. ft,of mass floor area 'Drin:g serotic Oume so aea for 5 ears per teller ' Bui3diF: etea ars and services;hardware. I per 3 O so. ft.of sales for aria;plus I per 1,000sq. ft.'of tsiadcor•storage and/or ltsteris?e warehouse area 142 A • ..........._. . ......... ......... _...... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ...._.... 10/002002 15:35 9257797034 CITY OF ANTIOCH PAGE 05 §9-5.1710 LOADING SPACt DIMYENSTONS, Width for two-way traffic,connects 8 the off-street parking area with a prabla`c strut. The access drive All I aditg space dimcnsicns shall be l0 by' shall be paved in the raarsrtttr required for off-street 301 by 14'in hemi. parldno lots and may pot traverse residential (Ord..897-C-S,phase 10-25-94) Penalty,;cc - property Unless the+driv priori as setess to a 5.2944 parking area siring a residenti;ttl use.`Wherean access or service drive ias Vuch`that satisfactory tumarotmd is nol possible,a turnaround bovitag an 9o-5<l i11 APPLICATION OF DIMENSIONAL interior r>adi of`35 feat shall be�pi°ovided: REQUIREMENTS. A Forking llot entre ce and exit () All rtqulre �rzsldential spaces and locationd widths are tub ect to the approval of guest spaces small be standard spaces. Inretail the City Engineer, developments up to IWo `the required spaces may (Ord, 90-C-S,passed 10-25-94) Penalty,see§ 9 be compact spaces=nd for o;foe and industrial 5.2944 types of uses,sip to 30%ofthc required parking, maybe made up ofcompact spaces. Compact spaces shall be clearly marked and located so as to 9-5-1713 DRIVENVAYWMTES AND be equally at2raciive as sta.. rd spac;s. ' CLEARANCES, Eacb parking space adjoiri g and' (A) Driveways shall be paved with a ,parallel to a walla colu=z,or other obstruction, approved surface and shall have the following ti hi.ghtr than one-half foot shall,be increase.by three rnWrnum widths at the vutsidc sage of curb,plus a feet on the obstructed door side. For spaces rainira um ofone'f'oat additional clearabce,,on each a di SMA,and perpendicular to such an obstruction, . side of Ver tical'birmcalor,exceeding 0,5 fbot in an it,>creasc of Ea:az feet is required. height. SEE, F1GURE E-FA1tKING (1) Serving a residen dal we. R Q-7 AL,,V NT lar/C,P 144 2 or fewei spaces 10 It, (Ord. 897-C-S,passed 10.25-94) PenalM seel 9- 3 to 6 sgao'es 12 ft $.2904 7 or rnorc spates 12#t. 1-way,or 20 ft.2-Way 9.5 171 P ING ACCESS FROM ' i2) Sv-ving a non-rejse'enw use. STREET. - 24 or fewer spaces 12 ft. l-way,or (A) AD spaces in a parking facility shall 20 ft.2 way be aceessible withoat re-entering a psblic right of 25 or more spaces 15 fl. I-spay,or way,hovrevcr an alley may be used as nmeuvering 26 ft,2-Wwy -space for assess to off-street parUag. (13) The Zoting Administrator,in (13) Where ars area used for off-street edasultatio.n with the City Engincor Pray raquice� ?arking does,not abut a public meet, the=stall be driveways in excess of the above widths where bprovided an access drive not lass than,20<feet in unusual traffic,grade or site conditiorm prMvalL 14 Ft No-763 40/44 '0 13, 1DaC1ty, sof Walnut Cr k CDD FA3�: 355t 1/ 3 C` I FAX WALNUT DAv ZZ To.. 37 FAX 2 e4 y le I Z') sit Mit 10" Ac���V ' mo P'U-Bax 0 !t d WA gtrctt Walnut Cmck, CA 94596-9819 FAX(925)256-35 ''I'll-,......................................................................... ...................................................-...... .......................................................... FILE lea.763 10104 '02 13:28 ID,City of Walnut Creek CDD FOX:9252563500 PAGE 2.- 3 Walnut Cr"k Munidpal Coic 10: MaintaAmat and service I per art—qlayte PCr wr-led veldc)e Facilities 12, PUM StUry Facilities I PC 250 SR.ft of RYA 40YOW to a4miftistristiso+ tato"11 I Bg uMoe ythicle 11 Public Trmsit Terrrinids; (5) 14, Rwycling fadlitits (21) 15. keligicus A pa I 45 sq,t- (12) Group I of public aumbly an 16. Rtsidntial Cui4adlity -25 pir bed+ I pgi-iiijlo}*s (22) Cwftp I 17. Sea ls,Public or Friv*te 3 Per cl"Vtom(=IMMixy asci bumgdigti);I Is. S341-144 N7MSTacilities; .5 pa mom w.11 pia bed wNchaver is grater Group I 10, Utilities,mi�m (S) 20. Utilifici,Minor X*� A TY 'Adak No rvqwrad off-street pexins ftll occupy 2anyportions of artyrequired front or tide Yard except as gecmittedin,Q)and(6)below. (2) See Single FL-nily Residential. This use is considered the same as a An&family residential use tinder State LAw. No ad itional pw-kipj!paces are Igalgrcd for the use. Ibt Parking roquirtmcw for duplex residential development;hall be: 1) 1 covered for I beAioom units. b) I covemd and I uncovered for 1+bedroom units. (Tht,uncovered parking spw shall not be permitted in dher front yard sct5ack utalm a finding is made tbist the design and lot configuration prccludes plar-=cnt clscwhwe or,the site,in Odch=r,a maximum oftwoW (4) A covered pa*jng spies shall be: a) not less Om 9 feat wide and 20 fact lonr, b) complotzly unobstructcd by Any walls or mipporting c*lurnns; a) completely covered with a roof; and d) placed so that itdoes not occupy any portions of a required fTont or side yard t) In Single parnilyResidential(R)and Duplex Residential(D-3)zoning districtv 1)the driveway shall be a mir&irnwrt of 191 in lengL'4 and 2)parking it)the"front yard",as definod in this Chspter,is, rnlnbitad,exr!Et on a pavid drivewAy,_ j and loadingspece requiranents lot this use clas&ific4tion are to be determined on a K-case basis bX,th*Cit ,s Transportation Akdrninlstrator. 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R� �f' 4 a: 1: 8 "+!4:R: '3 4 :"f 4A•: '1 a}... � i R= Rx.4*+9 fi� 9-. .. #�': K�:.:K S aR § " ;wie�_R•f":R ". -b`a i 'n & "1' f*� . t iy2 "�M 4,- ��eR #• .so-::t -x' .•e F.": :�a d it R"'�+' KT:3 #' k�:. }g ; a ♦ b.■"� ,: 1t6 }• .'' --.:11' § fi A '"a[b 2�i'Y. ;'E 4 4":" t 4':, A":.R A" SR 4' R 6:. !": .. :9st� s�sF� v�'r :a .� % ,".tiK K t;�" t K.;: f 1Ft K-i? eF c,,.:--0 4f:•- s• �r .z"s .+}S=Fr:1 �'tea1a )S 1% +e•.%xJt' f rK"- 44.,a ,t aR-9 R r:". t k K".! 44 eSY .t::`•..-aRe.R.:* �! as::9ek *'! fc- tK M,y::• E "",V .�4 "f:: k 4 .* 4 W" 9 9 Y !;..tf .• � ,f:.. ➢&' S: 4 A :1,F f�:. ♦ i:', i.'" :af we•f:•: x1 "..,, f.'+' :;R E t ''". ♦ Ss:* t R$..' =•4 -x f a f..f<' f .:**y.;. 4, m}i 13'-�` trA t P +'14- b.�x i 1 t� R ,:: '9a r )., k k R f• ,: J R e"-a at #. 3 .;'.:*-`' 2 :fA R R i E'♦ R . .K4 66 R: ..K! 9:. .d O f _:a5,wY 4� .. 4 4�"-: YS 9!RK :4:- �Y- 6 I f�4i2 � a:5 325-252-4314 CITY OF PMSB—RG PAGE 03/23 017-STRM PARMG AMI LOADING the same at Maamul o"etship as the use sin,6r•is for-wsingle-fasaW dwelling seava-dselong*s1b*tpAfldagiswitWn two 'ordup z3reaf, i the s cfx &.` No o might is for r=e— measmed freest the! r cxtrreeg of the . eti vr�ri l ;t ares,ot cei c0ipm=4 ' faa7sty, entre of themim use me' 'rtes!byrrtlsr €� v;a shortest ° zcs�at . vid ons of t . Na overai Mbitatim ivitttin' auto- mobile fay�for•tiff-sins•poking must be �e= . ttr.�d to.*It arse bya ac aslcd deed,leafttr �is alltrandf cc up-,e,. ai-for.a rax�stu`, vm period of tea (Ord.979 2( 'bit A) ),1 -00) from, date g permit Te- -00) is ibmvi No usemaybe IM&M t •s#rett ' sxoutirmed it the puking is rcmMd unless aspate rewired by 41W psi , sabstltz#e parkiag fuilitY is proAded. i `g gsaxs•l�t+ ubed.Indgwn sem. 1 cr d lig Spa=:ftv4dired parking axss�koff�trat#' g�pae�t�ets#bepro- spe may be rexrvedfor the exclusive use, video hi *ith Sch3edut6 A'as set out in Of aa-indhi&4 twat or asc as fallowsa this Ott: i Mul ` Residtntisl UW* No more a t n;o (1 'slraoe per welling atztit R• Lesadi ag l hs Req�xti I. a adesatly e cmibievoft streett loading bombs must be pro- multifamilY dwelling eontaitling more vided s i 9ccMed with Scbecierle•R »set Out Io than fotr(4)tests, this section;11es r eteace in Schedule A-to 7. Nohrididetitial Us+cs° NOMort than the groinstamberfor off-street loam is t�the " cavi aruaabar ofspaces required for group;ovum# raz*Sebeftfa] a h Wuspam pflbsididuaozr' f tt =Y 1p ideatial tetaarit;or ttsc..la atcd ist a joint sifica ims•andsixesofbrts 9L ompsttatio ref Sp sltzq a f i r+es3napplym 1 lgos•prtMtlitig pwikg q'In addition to -this the rcqtlirena�Es tzf•this chagtar,a frac-' the um Y+ uiredkr tot use or uses maY .,tlonaf number is-obttdhed. toe' ( ) parldng s�ssign ° ` , us ti antligrichaal tenants or spate ear loag#aex�t'is re e3 feat a uses for swc i additi6tla &' tion of one hau (Vit) or more. A e or I„ use ofp 'Fa 4ities... . bzr6 isua#rtspjiredfata,ftiedonotlessthan 1;-* Ree si' a shares,"grts 'bed Y ea •ball this cltaptzr,.zr�ay<be used only for then, D. SVm Foot•Ref e 1' Aieof the resi- p sA�foram:to be computod cnteiepora l0 dhstts, r0tp*mk, cost=ers, OX, the basis of gmsss 906r ar a as def-rt •3ay this other Wdmatevisitoliof the sited title,uFsless eitlte agcc# rad. 'Y�lo sem'starage,;zci? �; mazntli ,tar g,. seat'Egluiveea q.Use classiscati r tasr- so -cif stay kw Is pr. tted in any parking based oda the '. Of MIS art - hs,d parking s}iatx,elate,ear dsiv y, to`usc€my such tables chalxs,booths,atcata , eacp lst attcrvied its Sea tiow 18-50.403.3 per,or bdmches that Aftstt3ched or aMUS0,410re-labs jo*arisidentidds-. int dexi fay a pan t wh such ting is not faedas is readily 3. of parir+hg f stirs not otltemise res. tr cmabls,waft for+fig' .. 'at- co quirtd-is sl cl e y as pwvidod ixtihis sWred to �(15 a fes#of gm area per seat; staaetag flax oMUPY .4, h Itsr..le`parked in-a.reguired g ord .. mV , .siscoasis dtcs .m xrperhblc esti iste'red,.' sweat(7)sq=e of nooT arclt per scat.A S.' Automob esty- be cantmsuou*pwked pews or ben&teat i$oon$idesed to be two i a r no inters thrix�e(S) four(24*)-i�es tet Wi tla fear the PW?oV%of p. cons=tive days,unless it is a rese 3= the chapt i.S tistg area,as u e4 ina s d tay.ssabseciion(G)of this ter,is coasidered to be 0 that asses Planned -5f anal _ _ _. _.. B W2e02 15:as 925-252-4814 CITY OF PITTSBURGPAS 04/11' OFF MEET PARXING AM LOADING rot or May f 'seamig, terve of a ti e a use, r r sof puting any W=MY perwww or eroervitcy utress . of loadiag sp= °e'as spe d with the use elsi �L MZ big tdmld=W ct the pl4wing Fr Usw Not -Use clwslft4dons that areeo issitse shdi deftardna the paddng Md na i=1iWtd In Scbeduk A have no mialmom Joaang requ#tq=ts for any;Uie,wt. parldnz-orlo2dogspium requiremem,lift use in SchuMe A. Is a permitted€ ,If a use painit Is required to (Ord. ltd 17 (ExNwt' , IM, Oro. 979 2 (E%Wbit h)(per)p 1.99£1=) SCHEDULEM OFF-STREET•PARKING h 3 LOADI G SPACES REQ' Use aassinewias Parkfag Spwes Group.Numb Residential I per unit I Dupkx rasideaW I 1 2 resickge ; plus dae Group resideraiai per 100 3q.It usod for assembly or Wag, es I 1'wdfataily rwdder4 i 2 per udt including I covered; plus 112 per each u Milt having two or Mra bedwoms Bangle-fuEdly residential 2per unit 1w'1udrmj t mvered GovernmenW and Qunsipublic Clea and lodge' t per 5o sq. kus+ed fac asseeabty Coup,public or pti e - I per 3 ciassroo seats t ftval rme f #iiy I per3 p et bedsf cukww iwa don I-per 300'3q; I Day CZM,CCUWAI 3 Acus I per 10 cluldren Wnr=ezt nlace I per 2SD 4 Main—WMainten1=4W sw4c e qty I' SOD ,fL H_ Reliio bly Jper4wksor 'I w5o4ft.of � MOR&MMMMy grea RasidmW tee,pmeedve I per 3.b #s Kinslergwten thm4th M grado - 2 classroom or oftr room usad-by students grade ft -gin 12111 irsde, 4•peg° c1 or wher room •usad by students II 340-52 -. ''I'll--,.............................................................................. ........................................................ ..... ...................................... AGE le/04/2002 15.55 925-252-4814 CITY OF PITTSBURG P05/11 OpF.SrREErPAMUNG AND LOADING SCEEDUIZA: GIS-SrRnTPAR1jNGAN0 LOAD MG SPACES MQMUD ''Off-Street Leading BM" -StrWParkwg no list classififtdon Off SP GroupNUMba Adultbusinessw , I per 250 sq.ft. Ambrulrice stmices 2jAw1pa500sq,ft- Anlawdboarding per 400 sq:& AuhWSMOMM. I per 40D sq.,& Animo hospital I per, 40D sq,ft. Anim*-retail=kS 1.per 250 sq,fL' e > exsI 1500 sq.ft. Bwa aiW srAnss and loan I per 25D sq,ft, coumeicw fitmirlg I per 50D sq.ft. CO=WW recreation=d entertainment Bowring alley ?:per lane Game center/m-d room' I per 250 sq, Mud pwidr I per 2Ws+fL God'cowsr"re-sublion 4 per,hole plus I per 50 sq. ft. of restaurantftnquct stating area Gymthealth dub 1,pef 1-so sq.ft. Swing rink I Pair 150 sq.ft-of rink are: TennWtaoquetbaU court 4 per court Theaterlhadiam/arem I per 4 sftts i. C=MumicatiorAfacmty I per 500 sq..'k Eadmg and d-,;xd&g utabUshments Restaurant,fa-stmce i per 4 watsvi I per 50 sq.fL of seating area.,both indoor" dood outr Restaurazt,solservice I per 2-scats,both indoor and outdoor,.'- or 1 pe rj 50 sq.-fL,whkhaver is greater Peswuraut,take-out I per ISO Sq.& TMMS I per 4 vests or;i per So sq.it.of 9dus arek both indbot and outdoor With drive-tbxou8b strvia iper 75- 2qtLPhUgrin v2C0for 5M3 "Mwai tisle from parking di access ys With drive-ix service I�t 4 mats or I W 50 sq.ft of 361tW9 act vriffiibuilcting With fa zkobolic seMce I pe:jr 4 stats or 1 per 50 sq.&,of 6"Uht area,both Indoor and outdoor with live tntertainmart 1 per 4 stats or I per 50 Sq.tL Ofzeltitg amt Phu I poer 35,sq.&of dance floor 340-53 ................................... ......................... ............................................................................. ...................................................... ....... .......... ............... .................................................... 1Dt841200 I . 5 . 925-252-4824 CITY CF PMSSJRGaP ,'ai OJFF-S���ARXW(l AND LOADING SC ULE A OFF-MEET ZkRXINGAND LOADING SPACESD ff� tiI Loadbog Off-&reet Parking Bim:SchtdWa Z IJP Classification Spaces Group Muniber Food b--vmgt sale ra per ZQ{3 sq> & P Ugwr storm I pet 250 sq. f'.. IP spedoty row Market 1 Cm 250 sq.'s ' Fasted shop a per 250 sq, & cat see t pay SOD s .. & I , r l W frAemyotnt,selvice 1 per 4 se -& 3 ' , �I sq,ft.of sewing arm Home improvement Wes And semcc 1 pet 400 sq.,&-plus 1 per I'M' .&of Outdoor ,s. stomp areaII PBertwture, 1,per 2met of II Labomodes, Med per SOD sq. & at Umber and bulldsng irdmial i per 400 sq. &llm I per t tt 3 sq. f° of audoir Wes aw store Un KWUttft=sad rep Par sere 1 per$00 sal. . 01 per�em t+ %se tales aw ftrV.1m I per 500 sq. it Numb'• I per 2so Sq.h plus l peg Iy ft Dram Paw. , sj I pdr 750 ; ft- Pr" n I.pqr 2:50 sq. Pawns!juwwycmeat Serle. I per 2383 sq. & P 1121 MVIM I pet 2SO sq. ft Nnftg serer merdI per 5DO,sq Umbed I peir 250 sq. ft Research and&vdopmeat sdvkz 1 pet 500 sq IL' s Rewl 1 Per 2.50 .'fl,,tap 1p .,...�_.._...- �_...__.,..r. -sq.fL; pft 350 - ,ft.over 50,E sq.,& €I ,l warehouseI pea 350 sq. f� Ir dam, 1 per 250 sq. IL ort aper 4 ts sews,W is greater .340-54 # 10/04/2002 15:55 42 -252m4�14 CiTY OF PITT 'r til pARKMLOADING sDE A pANONG AND LoALDINGSPA S J I) t -gtrea Parking Bs Schedule eta Spm Gap Number St�ogdhand Mince and clsales I•ptr 25D sq. ft. vexr.Jeifequipruent yes KW serwicr- ' . . A sr� le rt til I per 2s sq.€t. tu#amcbik regia limited ` l W sqd Automobi a wasbing .4 plus i per Soo 4 ft- S tv ct s nicest 4 Ply i'pc(5W sc� ft Yt.dWcquiprn mgUcr I P f}Q •fL vetii wequipm sides amd rfs I per 5bO sq.It. vwck SterneI pet 500 sq. ft vlsiw accommodidons plus i per guest room Bed and breakfast HotelI per guesty� ( Plus i pyo} �Sy0 of tug aaat- ea aM I per 250 sq.&fir. gva of cemn or personal service usemow it 4 plus I per Sang Mom d 1 per.50 sq. ii.'of recta V'ban- quet seaft wardmusing,and stor e. UM11 I W 2,OW sq. & trasEr rai = It food acid drug procpssiag I M 750 sq.ft. tadustird scrx s C-0. r• 1 pets 5€0 sq. fi. •i pee 500 sq. fL t I per 750 sq. frb it at I.Per 1.000 sq. fLprocm .$ Der 500 scl. fL' �iaaufae�zitt 'it 1yet 1` sq, M Htayy t pet 753 sq, f aestrarra per 1000 sq. ft., ReseaTh a�!'dtvdopss t pro" I 500 s�.£€ ti, 'i°�eas di�bttFa��rr �+�nsae�#a�prsal •' Ii' :: I per$00 sq. ft. I per I'm sq.fL R21"ad teratinal and switchyard i per 750 sq. 4L it Truck tenon 1 VAWAenual WA stomp,interior I per 1,55€0 sq. & operation IP 5� � s� 10/04#2882 15w B8 925-252-481.4 CITY OF PIMSBURG PAGE 08/11 OFF-SIIUMTPARMGAND LOADING S OFF T "T L Gross Fl,aee Aia f 3 Number of S* P-eq useai. dftormpl Lin Cassukafift Gr"P , isow to AI 3010W to f . 1001. aides' the f° t two fact of t required Jangth v epsiotss of each req d gut6 ae park tar"a pa - . spate may overhang the in 'am • planter,�'ds the db.'sliin a Patt. bgs aasjt of p .. a Pace ft th", t ar ,ax si a sadaWhadstop insiaued 2€eet frm the ReAdM& Jail; *0rVia. 4e rt DklamWow..AcArport t fmust =M t£sA 4 CM WI&Spa= L5 Z17 s tet a resf red 4' axzz aaradeo w ��ed i;su dion (AX42) of ° 'fi €an'with 'a.Walimum loud i0batpo a fmtoxtir side yard which 3s sa fe a distance 3,; luicesised S iate'Require ts. nal to 3,6.E 6f rhebt tuft W�caft Each un parking space s . . a-mat lot,the desk mftwv4 `eta sfi= the intstisr W 3 e. does sot 05f t' 6feetfr0sthe Pawn to a.fts la: lot in t ##be sp#=1 �Jacmased inseed= s. P- . # feet or tats t Pt tit maybe-be 6.67 feet over A e lett on 0 � bave i " d.tbo friont's, of .p "1 spat ' up to of tberegWred parkun ` add P S Seat. red to is fftt in length�fim'the t space rautt mat two feet *t the staudard xpace is bavc a at 't a -a lamimapedAxort dm 2-5 feastt f t' When a B. Aide Dimusiom Themkimum aisk vridths AOL PziU4$Pz*--Abuts a t ped pear$ alirdng Patidag s a s we W MUMS: 336 , 1010412302 1.5:55 925-252-4e14 CITY tF PITTSE RG PAGE OR/11 OFF-STRMPARMG AM LOADINGfor Sp*dJW Aaj�&OW scribed by ' • the Rbcs► Fire Pmtection _ D sWet for awes scads and fim lanc& TMP&of S , 13r sway Approach Widtlsse The widtha ' of-tbe drivaway approach spron or An*WA .004,WAW a t am between a street and ddvmy ' PWUWSPM r Traze be no Ices thin 15 feet ft e c_ and 25 feet for two-v ay A mater SGDCVM 27 27 17.0 width maybe requucedbythecity 7$ 25 20 18.6 depending vpon the type or volume of 60MV= 16 20 18.4 vehides-serndby6eme,tar design char 3 1 3 6 t� a ctaistics of the parldn lot or accen 0 12 LO street 3- D4vt�uy V:Wbilily a,t treett The visiibDity or a de +aas at street ' !Q 336messe in Aasld Width Allowed. AWO line may not be blocked between,a height widths may be decreased for parking an- of 3.feet and 7 feet for a depth of 5 fee es of 90 degrees and 75 degrees by 1.0 froln the Meet pry` .' ass view Pei t}e25°loot fir is pa ins: frc�xts the+edgcoEtkiaxag�t�f- ytltaeitkaer space width up to�ana�rimt�rcdaachoo of silo of#bb r veoray st a iWtWxx of 50 feet sesta of 41 feet9 provided that a two-way or at the est property fintintetsecting €nay be.�no-kss than 18 feet in then s r act property fitae,whicbevet is lam. �►idthe :" D' parlcina.i�p for tba I�a3adL d. very 2,• Extetisfdn of le Rtgt*ed.An aisk pto- parking facility shakl comply with the recp °9-- 'vidin -acx las a nxrkkis space perpcn- MelAts of the.tWorniaAdmbiistradve Code to thz aiislc mui i a tsd 3 ftet tke 24,Part'2,Maptrt.2,71)and*ith the. reed+s�rdtl�of the par " sip req tints of Sego 7'.8 o f e $PamC ifornia VWbkk-+*de* Q•Driveway'Dimensieins aria C1aarat=.'-A k le as to Pare drwrway must hive the fbilo d►g width plus as i< Dciign of Sp d - mini un foot additional clumme on Lug spaca aarasst bt'ded d in o mans earls sW of a verdcal.ots "tats exceeding northat arta att r b way,tatet IM dI,S•foot i.a height tlaaao t sa # the ea with only one backup man any/ y� y� gF�lt went to'awr�rn parkingice :...r' Off`eYt1knit wA- V1W .. requires Skin:acm"asbvetpfopertY um is Dot perS3imd except in tht cam of . �at.W 10 10 g a rdn�a sof aistre csr f#c iaf fc v �M4 duplm An any;m"-be usad as m m trintg space for mess to of Stmt part- Ytadtfstatded . .e 12 20 ° All=stems 2. Pssrk*Sp ,-.-.A required put - ==td bv k#IzL�3tt 12 sn8 any-ether Yet ide, tit ae fludly dwelk or d*Wt may have Mo egaired spates in tandem 1 3. p'es'dc d&j of A*r ' lot bes os as cae-way,drivewty for eaach " ' ! etre i tip nt Standards. I+®twig : A:p 8 tat that contains ten �1�� han standing the,a Teg�ativ�i an�= fctrec pear spaces !is t t t Cyt with ri` da 4s one him*r-d fatt (1w) fett from IbLe 35I � n ar{ n,ro�H f "lcr-.Ar1 _ +5 4 -.- �"f'?✓"� 1._H } �4 fa �R_., y :% [ ,,:,: A+a".i. 8R '.' r .$"is ;.. 3 4.I" t i:::•x x :S A h !::lI 6 s -; ". . 4 t . : Pr )X tX RE [tY r `i !' - Ys a2R r :0 x�" w." • : +"Y :R' E..« Y"" R 2!.- f: R D e Y"" 4 �Y `.4 K: R�'R"R„ *�. :.9E ::i e. !�. �:! :a:•r 7 .�{2 a ;7 ♦ f:.� + R " R X". Y d:.kt tr' a• :.is" y ::.w 9' w} '.i $ "6, <}:'. "- d.: �9 4. D A k E 8 :M Y' R$ .: 0 .i"}"�• Y.: ..A 4Y !4 #R"""$ "t+-t :;l: v •+. '".9. �1 !: $::O"R` R� R.. RY ... $.,,: 4: #•)r `""Y t. ;t•. t t f R 6 f:'" d `"".R R 'Y R 6.4,bR O ". "` 1400 ` f . 0 ..y.s X::k. h: : R Y 'Y-- $�:1 41t --:R i '.dS Rf.- ►, R 4 s!"�:2 r: a)'::6 -) R.ck" d"X F Y:. diX•:. #' ":$"-". :.'4 ". w" i:a,." $'x #>k� eX Y":t eD "::! -..^> "+Y". 2-• R : 4 ►. ""--. i":.R".t .X h., w ..k.: tr #�:"'rn'l,sw :idr "tS Dx.Yz:Y S' >:.)a X"Y3 S Y"'� d.d:" K #- 2 •� t�-6 a- R #k". l•. ................... 10/04/29a2 15.55 925-252-4914 CITY Or, PITTSBURG PAGE 11/11 MVELOpNXIqT VANDAR_DS Fop, ALL USES 16.Truck (except a stardard-size or smaller 18.8).D50 Street Une,minimum kftgth- pi - ; 18"MS UndergirourA atiliti4s. ckup) i?.Trxk trActor. 18".w Applicability and conwlitnce. IS-UdUty moiler. nxdeAMtjonS of ft enumerated veWcles and The dcvt1opmert standards set forth in this re a1hose set forth in ft Vehicle Code chapter Willy to every use clasj4fication in everWSW$ zoning district urden OthcMise Sr-cffic211Y PrOvid- or CIf not defiwd)by OmUnOn us3r-- ed.The city plw=r may require evidence of ability B- E%cepdorls.NoWthstWing the proMbition in subsection(A)of suis sectim a veNcle or vs es- to rowilly with development standards before Wu- sd referred in sub section(A)Of thil Section inn an entiflement(Ord.97912(Exhibit A)(part). to may be pa*td or stored il It wc4s the fbucrw- IM) ins CwAtions. 1, ]t is parked or stared'fbf less Om seventy- two (72) h0iin lot-A in any Nay(30)day 18.30.010 Building projections into yards period an MY one pircel or street in a per- and courts. twitted locstiom TWS excqtIon does not A pr*cdon Into a required yard is permitted as.. y to a O=mexcial vehick; follows: 2. It is wt visible by being WiMaLftd in a A, C��ce,cavc,oveit=g and omwoenW#aftlm- gar.age or other building or behind a fence, Two and One-W feet(2 M; wan or landscapmr,or B. Chhwr-y or firepUce: Ttute feel (3') irU6-1 3. For pick-up or delivtryftloading or fwUt or rear yard and two feet(21 into a side r P� u& ft oadof a COMMMdal v&Jck Is Per- yard;w ow-bff Miaw for uto p five hours subject to Sec- C. Greenlw=and bay wir4Dw:Two and bort 0�1 16.130.of this code. fwt(2 WJ into a front or rear yard and one and (Ord.9791 2 (Exhibit A)(pan), IM-) our-half irft a aisle Yard; D, Porcx fine escapelmding and open smircase'- Four-ler-t(4)Into a tiMA or mar yard and two Chapter 18-80 feet(2)into a side yard, & Umpported ming,canopy and-balcony.four DEVELOPMENT STANDARDS F(>R ALL f64(4')s USES F. Uracovemd deck, patio, porch and Stem WA basement:Four feet(4) subterranean garage And Sections: Oto front or mar yard and two feet(2)bw side J&80.00S Applicability and compliance• yard if over one and one-hfeet 0 '121)abO" 1&80.010 Building projeclions into yards a*ccnt made;no resuiction if not mom-ftil and couxl& one and one-balf feet 0 'Al Above Vt&-- 18.gg.01S Flag lot, detWminafloo-of tot (Ord. 979 § 2 (Exhibit A)_(Part). 199-0.3 vri&h and front lot fine. I&SO.020 lReight limit excepficsMs- I&SO.02S Mechanical and utility equiPtat. lgM.015 Fla%lot, determination of lot wi&h 18.8D-030 Pablic utility and distnbutim and froM lot line- 'L lines steelf2diffies. A. Lot Widd T he lot.uidth Of a TeCtmgWat Of I&SO.035 Refuse storage areas. square,flag lot(exclusivc Of ft lccers stew).is UA.040 Relocated building& the hod-zontal distance of the stiortest lot line. 1S.S0.045 Sign& Ille lot vAdth of a f1ke lot that is not A'Was-- 34G-59 .......................................................................................................................... ............................................. .................................. ....................................................I......... ............. ................................................................................................ ............................... EXHIBIT 3 Other Transportation Issues Other issues related to transportation were evaluated to determine if any deficienncies would e-xivt under project conditions that are not specifically lined to intersection level of service.The trwisportation issues considered are intersection t=packet storage requirements,parking, bicycle and pedestrian facilities,transit service,and site access and on-site circula&n.For deficiencies identified, improvements are recommended t1hat could improve or remedy the particular deficiency. Transportation Network Under Project Conditions it is assu.ued that the transportation network under project conditions would be the same as the existing transportation netmrork. Project Trip Estimate The rnagnitude of traffic produced by>a new,development and the locations where t1.at tra:=?�c wculd appear are estimated usfttg a three-step process. it trip generation,(2) trip distribution, and (3) strip assignment.In determining project trip generatiob,the znagr�tude of bask entering and exiting the site is estLmated for the Ali, afftemoon,and PYL peal:hours.As part of the project trip distribution step, an>estimate is made of the directions to and from which the project trips would travel.In the project trip assigrz-lnent, the project trips are assigned to'specific streets and intersections in the study area.These procedures are described further in the following sections. Trip Generation Thro Eeh empirical research, data have been collected that correlate to common land uses them ptopensity for producing traffic.Thus,for the most common land uses there are standard trip generation rates that can be applied to help predict the future traffic increases that would result from a new development.These trip generation rates are published in the latest version of the institute of Transportation Engineers' (b )Trap Generation Manual.However,them is only one published observation of trip generation characteristics at synagogues in the ITE Dual.Basing estimated trip generation on only one observation is not recommended.Therefore, tip generation surveys were conducted at two locations. (1)Danville Cougregadional Church at 989 San Ramon `alley Boulevard,the location were existing religious services are held for the Beth Chaim Congregation; and(2)B'Nai Tiltevah Synagogue in Walnut Creek, a synagogue that is similar in size and activities to the proposed synagogue.The trip generation survey data axe included in Appendix D.From these data, trip generation rates(based on number of families in the congrtgation,building size, and seating capacity of the worship building)for each facility were calculated.Thus,trip generation rates from observations at three facilities(including the ITE data)were available upon which to calculate the estirnated number of trips generated by the project.Three separate trip generation estimates were calculated using the rates from the three surveys-Moreover,a detailed project description was provided by the Beth Chaim Congregation, whiled included days and times of the major activities at the synagogue as well as expected at4 da ice levels,lin addition to the tip generation est rnates based on the calculated rwes,the trips generated by the proposed synagogue during each study peak hour also were-estimated Hexagon Transportation Consuhants, inc. Beth Chaim Congregation Synagogue-Danvf'te, Ca. 18 based on the project desc4ription;expected attendance levels, and the times When activities/events at the synagogue would take place. The trip generation estimates from each of the methods described above were compared to determine the appropriate trip generation'estimates to use for the traffic study.The trip generation esuinates for each method are contained in Appendix D.The results of the comparison indicated that the trip generation estimates based on the project description are the most conservative. These estimates provide a more accurate representation of the trip generation characteristics of tile proposed project.Trip generation estimates based on the calculated rates provided lower trip generation numbers.The trip data collected at the B'Nai Tikvah synagogue was found to be less applicable to the proposed project only because some of the activities are held at different times of the day than what is planned for the proposed Beth Chaim Snagogup.This affects the number 0,117 trips that would occur during the various study peniods.The ITE trip generation rates are somewhat lower than those calculated for the BNai T ikvah Synagogue. This may be partially due to die fac-ti&at the ME survey was conducted at a synagogue in San Francisco where auto usage could be lower.The trip generation rates calculated for the Danville Congregational ' Church.-wh=Beth Chaim Congregation services are currently held, were much lower than the 71 E-rates and the-rates calculated for the B'Nai Tikvah synagogue.This is because the Danville Congregational Church is used only for Beth Chaim religious services. Other components of the Beth Chairn Congregation,such as religious school, administrative offices,and Sunday school, are held at other locations.Thus,the trip geaeration data collected at Danville Congregational Church only reflects those trips associated with the Beth Chaim Congregation religious services- Based on the analysis of the trip generation data discussed above,the trip generation estimates based on the project description were selected for use in the traffic impact study.Based on the project description,the weekday trip generation for the proposed synagogue is estimated to be approximately 3 AM peak hour trips, 91 afternoon peak hour trips, and 112 PTNI peak hour trips.it should be noted that these trip generation estimates are very conservative and represent the worst case scenario in which all of the activities at the Synagogue were to occur on the same day(i.e., religious service,tutoring program,board of directors meeting, and after school classes).The likelihood th=all of these activities will occur on the same day is very small.The Saturday trip Generation data indi=tes that the proposed project would generate s trip ap roxi-mately 46 vehicle p e during the&M-rday peak hour.The project trip generation estimates axe presented in Table 4. Hexagon Transportation Consultants, Inc. Beth Chaim Congregation Synagogue-Danville, Ca. -........................................................................ ................................................ .................................. ............. .................... ................. CL 0 Nt a: .w S12 ' t C+3 L� c""+ 9 � � to C C &e3 r" CCS , s tose tS t97 fD U, O CYC L7 � { iV e3 0 U LU co cli 3 F CS 3 0 dCC} r< ? Nr 05 f w, C: cv ui g uz � ss m i aC. It I 11, m CL 4 �~ C CL c c'� a `tx €a ..................... (2) the estimated maximum queue length is compared to the existing or planned available storage capacity for that movement.This analysis thus provid6s a basis for estimating future storage requirements at intersections. The SyrCl nro queue estimates and a tab dated summary of the findings are provided in Table 8. The average vehicle'Length is assumed to be 25 feet,thus,the Synchro calculated quern:lentths are rounded up,to the nearest multiple of 25.The analysis shows that the esdmateal maximum vehicle queues for the eastbound left-turn lane at dhe Holbrook DrivelCamino Tassaj'ara intersection would exceed the available storage capacity for that movement. Table 8 Intersection Operational Analysis Existing Existing Project Storage peak Vehicle Ve'nicle intersect cn Mvmt CapadtV(Ifl Hour Queue(ft)1 Queue(ft)I Comments Holbrook Dr.and Carnlno Tassafara EEL 155 AM, 175 175 Extend pocket 20 feet. Afternoon 125 175 Extend pocket 20 feet RM, 75 100 Adequate storage provided. I Queue length based on 95th percentile queue lenoth calculated by Synchm.For reportne purposes,the Synchro queue lengths are rounded up to the nearest rnuitiple of 25(the averace vehicle length). Recommended Improvement The eastbound left-turn pocket should be extended 20 feet to accommodate the estimates maximum vehicle queues under project conditions.This improvement could be accornmodated by modifying the existing median isla-Tid on Camino Tassajara, a Parking Analysis The site Plan indicates that the on-site parking lot will provide 152 parking spaces(146 standard stalls and 6 handicap stalls). The Town ofDanville Municipal Code requirements for churches specify one space for every three seats in the church. Based on the code requirements, 146 total parking spaces must be provided for the 440-seat synagogue. 1--he proposed parldmg supply for the project exceeds Town of Danville parking code req=6 ements. As a method of verifying if the Town's Municipal Code for rmizamum parking space requirements a, clsraisesare applicable , to synagogues,a peeking survey was conducted at a similar synagogue. The 13'Nai Tikvah Synagogue in Walnut Creel-,was su'riveyed for a seven-day period.This synagogue has a mernbership of approximately 300 families and has an approximately 6,500 s.f. synagogue building with 250 seats.Based on the sturvey data collected,the most heavily attended events at the synagogue were the Friday evening service and the Sunday morning Sunday school program.The parking demand for each activity peaked at 40 cars.Tlus equates to approxh-nattlY one space for every six seats.'However, these observations are for typical conditions.The Town's Municipal Code park-ne requirements Pze specified such that enough parl,6—ng would be supplied for even the less frequent,but more heavily attended events.The Town's Municipal Code requirements incorporate a factor of safety of 2.0 one space for every three seats versus one space ace for every six seats) to account for fluctuations in attendance and for heavilly attended special services. He--agon Transportation Consultants, Inc. Beth Chaim Congregation Synagogue—Danville, G&- 2c, ..................... ............... ........................ T e A.rnericans with Disabil ties Act(ADA)specifies that six of the total parking spaces it a paikang legit with. 151 to 240 spaces should be designated for handicap packing.The proposed six- space handicap park ng supply in the on--site parking lot satisfies A�)A requ relents. The project also includes a rnultip�u pose hail that would be used for weddings and other events. The synagogue and multipurpose hall would not be used sirraalta.neously, so parking requirements should not be based on both uses combined,but on the most parking intensive use.T-he Town's parking regi ireraents for halls world require less parking than what is required for the synagogue building.Therefore,by provided enough p?zking to accoah--nodate the parking derrnarid for the s aagogue building,the parking demand for the multipurpose hall also wow ld be abcommodated. Off-Site Bicycle and Pedestrian F'acilit'ies The emsting bicycle fac-LI-ties in the study area would not be affected by the development of the proposed project.The additional bicycle traffic generated by the project would'be negligible; thus additional bicycle facilities would not be necessary. The demand for pedestrian facilities would increase witl: the construction of the project. Existing pedestrian facilities in the project area are adequate to accor:mcda.e project generated pedestrian traffic. Sidewa'sks are cur:.htlyF available along Camino Tassajara and along Holbrook give. Transit'Service The project would not have an adverse affect on transit service:ion the project area since no transit stops or routes would be affected by the development of the project. Project Site Plan Review 'I his section discusses access,circulation,and parking issues as they pertain to the proposed project's site layout and design.The project site plain prepared by DK Associates,Inc. (dated March 2032) was reviewed to identify any access or ort-site circulation issues that shoed be n. improved. The project site plan is showon.Fi Figure 2 of this report. The site plan shows the proposed site layout with the synagogue buildings located approximately in the middle of the project parcel. The parrking areas are located on the,.Torah and west side -of the synagogue buildings.Two access points are proposed for the project site.The main project access will:be provided directly via Holbrook Drive.A second project entrance pont is located on the easement road for¢.he elementa y school, which is located between the school and the project site. Site Access Both proposed project driveways are 24 feet wide. The driveway on Holbrook Drive has 13-foot Curb radii and the driveway on'the school easemeut road has a 5-foot crab radii.The main project d�:veway(cin Holbrook give)has aro approximately 50-foot throat length.This provides space fror iuncoming vehicles to queue erg-site without interfering with#rabic operations onlllolbmok Hexagon 7ransao9-tatfon Consultants, enc. ,Beth Chainn Congregation Synagogue—Danville, Ca. 27 17 02 09:313a E 'RUL KELLY RIFE 15105297047 P. 1 EXHIBIT 0 DATE; � �1�! t� =—Pad Nelly AIA James 4.Sa=els AIA FROM: REGARDING: AIJ A-i FAX TRANSMITTAL Pages(indud!rlg this sheet', tF YOU DO Nt T RECEBVE.ALL THE PAGES, PLEASE CALL OUR OFFICE IMMEDIATELY.; TELE'#HONENUMBER (510)1 528-1044 FAX NUMBER. (510)1 528-7047 FOR.YOUR: THE FOLLOWING: !� !'?���- ,�' C!j Use Review&Comment Information 4�/AMc*-4r- eye Approval Other REMARKS: cc: THE G !G f�}1 Ed/4 a' 77s�11 1 b E.PAUL KELLY AIA ARCH I TECTUREIF°#A[+flNING 1345 EIGHTH STREET BERKELEY 94710 (5 0) 525-1es (FAX) (510) 52&-,047 17 October 2002 Having worked on well over 100 religious facilities from 1967-2002 it Contra Costa and Alameda Counties. we have submitted parking designs to these counties and many municipalities within thern, Partial List of Religious Projects— Parking based upon single highest on-site use (generally the worship space) 1976 Community Presbyterian Church, Danville Vista Cel Mar Baptist Church, Pacifica 1977 St. Clare's Episcopal Church, Pleasanton 1978 First Baptist Church, Benicia 1978- Beth Eden Baptist Church, Oakland 1981 Pira Baptist Church, Richmond 1982 Danville Congregational Church 1981 Antioch Limited Lutheran Church 1986 Church of the Valley, San Ram. on 1986 Walnut Creek Presbyterian Church 1989 Asbury Methodist Churoh, Livermore 1996 Church of Good Shepard: Pittsburg 1997 Peace Lutheran %Church, Danville 2092 Immaculate Heart of Mary, Brentwood Grace Bible Church—Pleasant Hill Attached please find copies of zoning departments` actual findings for 3 projects based upon seating in the worship space. act 1.7 0.2 CS:368 E PAUL KELLY AIR 15105297047 Pa3 `eridaa Item Community Development Contra Cosm County COUNTY ZOO'WING,kDMINI:STRATOR MOMMA Y. I.AT aJARY 8 1996- I.30 P.M. I. INTROMJCTTQIZ PAj'L E L .AR TATE T PL Ali I`N tA= dice#tt RQTr 1 CATHOLIC BISHOP QF QATC.I.,AN 3 f wntr Cot#ruy File 91-?952092: The applicant is requesting a land use permit to constnuct a 7,900 square feet church and associated parking, A variance is requested to construct a 5'retaining wall at approxima rely I o feet f o#n tile,frort pl-Opefty line along Seventh Street(20' required). There is also a vanance recitaest td reduce the depth, of the parking stalls to 17 felt (0 feet required). Subject property is approximately 9.3.7 a^-res located et the southeast i:°rtersection ofSevent° Street and VRgUeros Avenue in Rodeo (R`7) (ZA: E-7) (C-1:31560) (Parcel 43i7-260-052,005, -D06 & -007). IL 9ECQM'NfEhMATTDN Staff recominends that the Zoning Administrator approve LPMO,92 st.i,iert to tine attached " conditions of approval. III. GELTERA.L rNTFORMATIUNT A. Gereral Flan: The entire site an 701 Street is ;lesignated Public-Sernil%trblic. The 3 parcels on Vaqueros Avenue is designated Single Family Residential-Fligh'Der,sity m the 1990 County Gtneral Plan. 13 ?gjima: The present zo ging i`or till site is R-7 (Sirtl-Ile Family rRes dential District). C. C EQA. Status: The project is exeMpt from CE jAdClass ?. IV. AGENCY CONrTvrE TS A. Rodeo R.edevelogment AdyisCsry Council and Rnripo # f niici#aal A&i,c.Q v Council: Unanimously recorn.mei led approval of the project at their November 29, 1995, Meeting. B. County B&drl l#r#n Tnmection Deuariment' No comments, C. No comments. D. East Bay .N1111michm. I UtilityI3ie`rici' ltiTo coni#��ents. ................... ....................... 3 The hours of operation of tete'Church are proposed to be the same as before(see attach,-d). The MaXIMUM Capacity of the new church is 450. Since all of the church activities are held before or after regular school hours, staff does not see any potential trafific problerns associated with the proposed church building, PARKIN,G: Currently, the school playground is used for church parking, Alt does not have striping for parking spaces. However, with the building of the new church, the applicant is pro-posing a new parkin= area to accommodate 66 cars, The existing playground is also propos to be striped for parking(94 cars). The playground is proposed to be used for parking only during weekend services. At cithe.-times, A is proposed to be used -entirely as a "playground" and twill remain gated for safety purposes. Some large trees exist along Seventh Street frontage of the playf,11'OUnd/parking area and. also to thenorth of the existing classrooms. To avoid cutting down the mature trees, the applicant is proposing seven compact parking spaces in the playground area. Staff feels that the seven compact spaces are more desirable Hian cutting doNvri the trees. niz Ordinance requires a minimum of one )arking,s)ace r three seats for e County Zoni F churches.,150 parkino s. aces would be required for a church' with a riiaximuM,�_-a:ca �o 450 'e. 84 parking spaces are provided in the playground area and 66 new parking spa,ces are provided bringing the total to 150 spaces- Parking can be acconiniodated on site the with maximum occupancy and there v,,ou!d. be no potential spill over effect Into h surrounding residential areas. The new parkin.-spaces(66) provided to the west ofthe church have stall depths of 17 feet with 2 feet overhang. Due to the existing rectory, the incr-eased sidewalk width and landscape requirements Oftine COUnt)', StRft"3,Ul)l)O14Lq the v-ariance request. However, findin.-Is cannot be made to justify variances for the parking along Vaqueros Aventie. Staff agrees with the applicant's reasoning for not providing wheel stops with overhangs for the parking area`easier drainage, rnzuntenance, -safety). However, these are not valid, reasons to grant a variance. Signs. The applicant is proposing to relocate an existing sign to the corner of 7th Street and Vaqueros Avenue- The location shown an the drawings subinitted with the application may be within the sight distance. Staff is recommending that the sign be located outside of the sight distance triangle. ........... e 1' E PAUL KELLY PIS 15105287047 P. 5 t planinfirti , uUmMIbb staff report January 6, 1987 date— hem— ate-•ite m 8.2 M e -.. LLM 16-86 and DP 13-aS 1. NTT A. Request: 4pprovai to construct a new 8,S50 sq. ft. , Goo seat anctua.K on a sit, which contains the church's eXisting 6 r 000 sq., ft. facility. S. Location 19001 San Ramon Valley Boulevard, a proxinately 6001 south Of the Morgan Drive/San Ramon Valley Boulevard street intersection (APIV. 209-361-14) C. Apo cent Owner 9 E. Paul Kelly Architects Church of the Valley 1345 Eighth Street 19001 San Ramon Valley Blvd. erkeley, CA 94710 San Ramon, CA 94553 , 11. REQTJIRED FIRDINGS ks the Commission is aware, the granting of a. lard use permit and development plan approval require specific findings. They are as follows* F A. Land TJse ,Permit # 11 The use will not be detrimental to the health, safety and general welfare of; persons .residing or working in the neighborhood of such proposed use; and 2 . The use will not be injurious or detrimental to prOpertY or inprovements `i:. the neighborhood; and.: 3 . The use will not be injurious or detrimental to tide t general welfare of the City and 4. The use will not be inconsistent with the policy and. { goals established by the General Plan, B. Development Plan The application shall be consistent with the purpose 0_ this district and a.rch4 ectural.ly compatible with other uses in the vicinity, both inside and outside the district. t s .................... 98 Access to the facilities are from an existing driveway at -the northern end of the site and a new driveway is proposed Beath at the southern end. driveways for- ingress/egress are off of San Ramon Valley Boulevard. oulevard. New parking facilities as well as improvements to existing parking areds will be provided and designed to be accessible to the new facility. The majority of significant mature trees will -be retainede The location of the building appears to involve the removal of two Black Walnut trees. The project is designed to take advantage of the existing portion of the creek that is open. B. Architecture/Floor Plans 'The proposed new sanctuary is prominent in terms of its design which is typical for most relig-Joras buildings. Based on the City's definition of building height, the structure measures approximately 29 feet tall (measured from grade to the m4 dpoint between rhe eaveline and roof peak) . Bui Iding. materials and colors will be compatible with the existing building to rem-a-In as well as being compatible with the adjacent surrounding residences. The exterior materials will be ref ver,16-.ical.wood siding and cament' plaster. Concrete roof tiles w-1.11 be the roof material. Colors of all the exterior materials will be of earth tones. The new church facility has been designed for a capacity of 600: Choir 45 people Chancel 7. people Sanctuary (pews) 5.48 people TOTAL 600 people C. Landscap4ng Landscap-Ing proposed will consist of a number of trees that are indigenous -to the area and will be compatible with the existing riparian landscape of the drainage channel. All areas excluding building and paving will be landscaped and irrigated by a fully automatic system. An area located at the southwest portion of the property will remain undeveloped and be cultivated -in order to keep the area weed free to the maximum possible extent. V. ANALYSIS Development standards that apply: A-2 Standards Peck irad Procosed Lot area 5 ac. min. 5.42 ac. Lot width 250 ft. avg. min. 479 ft. Lot depth 200 ft. rain. 483 ft, Building height 35 ft. max. 29 ft. Fronting yard 25 ft. min. 256 ft. Side yard 20 ft. min. 177 ft. Rear yard 15 ft min. li4 ft. Park'35'g -_ 150 158 The otoposed new church bull&irmg has been reviewed by the 3 ..................................................... ........................................................................................................................................... ........ ........ ....................................... ......................................... ............................ ............................................................................................. 17 Q2 09: 37a E PAUL KELLY SIR 15105287047 p.7 ° Architectural Review Board (AR) for design purposes. The ARB did indicate that the project was vera well desi gnea. and appeared to be compatible.with both the existing bui ldi.ng and the surrounding neighborhood. A. DevelOPMent Plan A r dicated ab v j the project appears to b architecturally well designed and is compatible with all - existing lb. - e i ting and 'surrounding uses and therefore would appear to .meet the requirements for development plan approval The project 'will, however, ,necessitate' the preparation o ; a hydrology" report to d termine appropriate creed izpr0ve. 6ntz. Additional.` building setback from the creek. .nay be required (see attached Public works/Enjion erin pepartme:n memor,andu . dated December 30, 1986) . If so, there appears to be ample area for the shift inbuilding- location; and not affact the overall. plan. The General plan identifies es 1,68 0 to be the'major noise source and sheaves a projected hoi.ge contour .level. of 65 Clef. The normally cc.ptable noise l evel for churches is a maxi=um of 60 LDN. Therefore, due to the property in proximity to the highway, .an acoustical report -.:(as required by the ar ra.:. plan) will. Ise necessary to mitigate pctenti.a.l noise impacts.. Lastly, the subject is within the Al ist--Pr olo Seismic Study Zone. When the 'church use was first established, a geologic report was prepared and found no evidence of a fault trace passing through the building site. 'However, the report did indicate that additional geologic investigations will be required ` or any future buildings. s, B. Cann t se Zls n .ted under section 111 -x` (Related Actions) of this staff report-, a use permit was originally granted to es-abl.ish a church use on the subject site. Review of the files indicate that no complaints have been received with regard to the use of the property.. Additionally, the city has not received <(as cam' the slate of writing of this staff report) any comments with reference to the 'publ.ic h.earitg notice. A site visit indicates that the property has been generally well maintained. The proposed building,, its, location and design would not appear to _pease` any visual impacts onto ;the adjacent residences due to the distance of the proposed .building to the residential buildings. Parking proposed for the new facility is in accordance with the Parking Ordinance. Additional parking for the existine� building,was not ,required 17n gnat the use of this existing building-_W1,11 most v-- .o cupkey- ch d=en whi e Daren s are attending- church services. liowever, additional parking couls3 Be provided in the area that is proposed to remain as open space. i m 4 F t ..................... ............ Walnut Creek Planning Commission Use Permit Application No. 8871, Walnut Creek gage off-Street Earkin The site plan includes a redesign of the parking lots to improve traffic flow and emergency vehicle access. This redesign will.yiild 280 off-street parking spaces. Based upon the seatinct-carecit y of tbl 250 spaces are required. This off-street parking apply will decrease when the new of f-ramp is constructed. If Caltrans uses tae maximum 70-foot band of Church property' for this right-of-way, off-street parking will be reduced to 248 spaces. Although this worst case situation would result in a .deficit of 2 off-street parking spaces, Cal-trans indicates that it is unlikely that the full 110-foot right-of-way will be needed and that 50-feet is more. probables Thus, until construction of the off-ramp, on-site parking will exceed what is required, and if the futurt off-ramp requires less than 70 feet of the Church. property, there would be a parking surplus an the site. in the worst case situation, the site would be deficient by 2 parking spaces. Representatives of the church. indicate that additional parking could be provided .in the future on the land marked "church owned property" on the site plan. Landscaping 2ad Tree Removal: The applicant has submitted a preliminary landscape plan that shows the general location of existing wid proposed plants. A bit more detail is shown an a larger scale sheet that focuses on plants surrounding the new buildings and the design of the garden located between the Sanctuary and the Parlor/Chapel. Presently, there are no. trees in the parking lots and the plan proposes to odd these. The site plan indicates that 21 trees over 8 inches in diameter are proposed to be recoved to accomcdate the new construction. These trees are primarily landscape trees and are not indigenous to the site. The Design Review Conmdssion approved removal of 19 trees and relocation of 2 more valuable trees at their meeting of July 15, 1987. < GENERAL PLAN CONSISTENCY AND CODE COMPLIANM: The project complies with the General Plan land use designations for this site. The Church is nonconforming with regard to the M-H Zoning District requirement that off-street parking not be located in required yard setbacks. However, the zoning regulations state that an expansion of a building that is nahconformihg with regard to yard setbacks may occur provided that no additions or structural alterations occur within any yard setback area. None of the proposed additions are located in required yard setback areas. DESIGN REVIEW COMISSION INKM At their July 15, 1987 meeting, the Design Review Comnission reviewed tae project site plan, * architectural design, materials and colors, and landscaping plan. Their cem=ents are as -follows: At ............ sH4RIS 9IP.811f M. ' .awt3c lydt�t'S7T;Li�iP (.Jlltl9dE-j[1Y[Fie Dt1'lev, - ;l?3;43S•LlFi pt era�r� 1€;1rr; , ,. '� �. ;5sc.^atenrjtlis131rrdrt r;..Ph', 1lip_ We smahl, President 5 25- Hilldruray Walnut Creek, CA 9$599 e r Mr. el rrll�hl; OPERATION'S PARKINGIOT IR . as c . the Con,greatio.n B'nai T kvah has used the Central Contra n Costa Sanitaryr;0lstrict, Cvllebttt�s' Sy�te� C3 era° oris-afking lot:lappro innately 14.,5130 sated i-1,14 3 8ortngl rook Poad ire �1+�a n0t'= reek, a°ar� .aditls�r� t pa.:�_°� facility when you. own- dt`tfari; di acoQrjtno��te -hi �nd�aase�' ra�ic-on certain. -occasions. While we are willing toocoasionail� i�'ff�r � � r� ise� a a`tbrrimunity servica>totyau, I must also be concerned ed with protecting the District, and therefore the'public's lnterest. As you will be requesting to use the.premises again in the future, please by advised.that vve require the f6llowinga At least two creeks advance notice of the requests preferably in writing. Requests should be ,rude through the Safety & Risk Management offi-M No marking would be permitted during our norma, business hours, weekdays 6:39 AM to.3:00 PN°s. 0 The Congregation B'nai `T€kvah shall indemnify, defend, and hold harmless the District and all Its officers, agents, servants, employees and any Esther representatives, and each of there, from and against any and all suits, actions, legal or admirrstrative proceedings, claims, demands, consequential damages, Habi,ltles, interest, a:ttorneys`s fees, oasts and expenses of whatsoever kind or ,nature resulting from the use of District facilities, ......... ......... .. Vgg r � t (,,, �g �+ {.. s - r y i 's z if +i € deh' sT"€� to � L s ,.; 5;s.�. �.� � - �,Gz E 4 qtr t i l`L�lf t�lI,ltp * r i , Cangreg Mier€ B ijbi T kv h.. : . Page _ September 6, 200 general Liability lnsUrance Requirements: The Congregation S'nal Tikvah shall carry general liability insurance in any ornbinati�n of prirf€ary, excess or umbrella insurance, covering all operations by or on behalf of The Congregation B'nal Tikvah for the limits of Liability not less th6n ,000 par cccrre€ ce� if the policy has e general aggregate limit, the aggregate limit shall apply separately to the use of District property. coverage shalt be at teas-as broad as Insurance Serv;ce.O�ff€ce'Cbthfrierc€a! �BneraI Liability coverage °'occurrence" form CG 0001. The Congregation ,,,, € �}kvah`s coverage sham be „occ� rrence,, coverage and not "cla€rr€z made` covarage The district its officers, ciirectors, and employees shall be named as additional insureds on The Congregation B'nai Tikvah's policy by a pcl€ey provision or `e�+do>ser��rtt�*po�€o€€�g �t�verage.,at leas broad :as lras�€rar>ce Services office °fdditio gal insured o- owners, essaes, or Contramtbrs i carrn 13.x_ endorsement Nurnber CG 2010." e, end nsur Please vkr�c Pledge acceptance of hese e s by�a re v li o c�assist`bc r� e€ghin— :ert€f€ca-te with.:the €teras. l�sled abgve Ago€n, ��e a vlenteLlul; and to fc€ arcf tph€sn�tually enef€ €a€'arrangement.- tF there are any gdestion6,-I.;can pe contacted t 2:5) 22 ?32C Si�c r6ly, Y i imberly J. GareeF Safety & Risk Management Soeulalist KJVis:rb bC. J. Pearl K. Alm Supplement to Application Number LP012112 Congregation BInal Tikvah There are several purposes for this Supplement.It provides some speck information requested by the planner assigned to our project,Loma Villa,and additional information that we believe clearly demonstrates that our project can be accommodated on,our site,that parking will be adequate and that traffic will not be excessive.It also reflects a number of adjustments to the project and other actions to which the Congregation is wMing to commit in order to alleviate perceived concerns of our neighbors, Updated drawings,reflecting the proposed project modifications,have been provided separately by our architect E.Paul:belly,Aid, Tbis application has been pending for nearly one year during which time we have endeavored to address questions and concerns raised by both the staff'of the Community Development Department and our neghborse We have met with our neighbors during scheduled get-togethers on at least eight separate occasions,including a meeting prior to even filing the application. 1 Several of these occurred with the assistance of Supervisor Gail Uilkerna and her staff,for which we are very grate&&,We have had other discussions with neighbors on both an individual basis and in their"representative"capacities cart behalf of various groins of neighbors,During this time we have agreed to many modifications to our proposal dealing with project size and landscaping,agreed to conditions that would address cons#rraction related concerns and have agreed to incur costs for local improvements(specifically road repair and speed admit s gns)that,whille not related to the project directly,have been accepted for the pwpose oaf foxSte rmi g goodwill. In Fixnmary,we are modifying our project and agree to propose mitigations as follows,all premised on the approval of the project as proposed herein,Any significant alternations to the project, including any further reductions in the allowed building size,will likely so jeopardize the core purposes for the project as to be tantamount to its resection,The modifications and mitigation„are: We concur with virtually all of the conditions recommended in the Community Development Department draft dis-mbuted on January 34,2001.The only exceptions are: o (page S-5)We request that the findings of the variance to decrease the amount sof required on-site parking be for a total of 59 spaces as indicated,but that the authorized addition be for an addition of up to 4€3,426 square feet(d0-33 less than originally requ,ested)on a footprint of up to 5213 square feet.We do not believe that the dramatic reduction in project size originally recommended is necessary to address>traffic,parking or usage concerns and,contrary to the assertions of some neighbors,such reduction will not alter most site or esthetic impacts,all.of which can be adeT ately mitigated. • (Page Sas)Landscape flan..We request a revision that elftni aces the proposed trees being planted within the parking lot.This modifies our own initial proposal,but such plantings would hinder rather than assist the flexibility orparking in our lot to the detriment of the Congregation and the neighbors.We will accept other landscaping in mitigation of the projects impacts. o Condition l I A:We would like to request that construction activities be permitted to commence at 7:04 A.M.,rather than. 00 A.M.,with the understanding that no activities (not even set up,unloading of tools or other preparation actions),other than the arrival of construction personnel ora-site,will take place prior to 7:00 A.K • We propose to reduce the size of the addition by 1000 square feet,by moving in the westerly end of the addition and"softening"its visual impact by means of both architectural design and landscape changes. • We agree to significantly augment landscaping in areas both impacted by the addition(to screen views of the facility)and in areas not impacted by the project to screen sound and views from the Current facility, ...............I.............. .................... Supplement to Application Number LPU 12112 Congregation B'--ai Tike-ah • As noted above,the only reduction in landscaping ftom.that originally proposed,which we recommend,is the elim nation of the trees in tthe interior of our parking lot.Their removal will enhance the flexibility of parking arrangements to the neighbors'benefit and ours. Other landscaping will more than.make up for this minor change. • We agree to fund up to 80%of the cost of repaving Hillcroft Way from its intersection with Springbrook Road to the upper limit of our property line,if the 0i pr ectis approved substantially as I r requested,upon completion of the project. • We agree to various recommendations on improving traffic and parking on Hillcroft including the use of traffic monitors during religious school pickup times,the striping of our par" g;lot to maximize the useable space for parking and the posting at our expense of 25 mile per hour speed limit signs on Hillcroft Way. • We agree to a wide-range of construction period mitigation measures including ensuring that construction vehicles do not,without prior notice to neighbors,situate themselves on Hillcroft other than while in transit to our parking lot.We also agree to impose necessary conditions on our contractor to avoid other expressed construction related concerns including concrete spills(by lin-dting the size of loads delivered)and noise prior to the start of the construction day- • We mo-pose and commit to establishing a neighbors' construction committee to meet with congregation and contractor representatives regularly,both prior to and during construction,to ensure that the neighbors are informed about what,activities will take place,and when,and have the opportunity to raise and have addressed specific concerns as they arise. ® We would suggest a comparable group remain in existence after construction is completed to address issues of mutual concern to those on Hillcroft Way. At a meeting of the Congregation and neighbors at Supervisor Uilkema's office on August 14,2002, the Congregation handed out to a- I -present a document that,reflected most of the commitments we are welling to make in response to neighbors'concerns,(It did not include,for example,the large nurriber of conditions likely to be imposed by the County as a result of various comments made by other agencies in review of our application.)-1 his handout was prepared following a meeting with two neighbor representatives on August 11,2002.Many of these commitments are also contained within'this Supplement's body,but some go beyond issues ,he County might itself condition.The entire document is attached to this Supplement as Attachment A. We have also taken steps in this Supplement to more clearly describe our use of our current facilities and the activities that typically occur and how we-expect those to change with the addition proposed.As will be clearly seer,the proposed addition will allow us to better meet the needs of our congregation.This addirtion is not intended to and would not accommodate dramatic increases in membership as have been alleged by so 'me.Our sanctuary will not change in size and that is the defining liniter on the activities which we,as a synagogue,can undertake. Basis for the Size of the Addition The addition we currently propose is approximately 10,500 square feet(reduced from 11,500 square feet), Our existing facility is approximately 8000 square feet.This raw number,however,should not be taken by itself to indicate some corresponding change in the magnitude of population,traffic or activity on site. Several existing spaces will be lost or removed as a result of the construction and incorporated into the new construction.Eliminated will be two portable classrooms totaling 540 square feet,the Rabbi's office(120 square feet)and the Cantors' office(110 square feet). The new space on the upper(ground)level will be arranged to provide a social hall that is more reasonably sized to meet the current needs.of the CongKeg oil replace our t ly inadequate kitchen to g:� to all ina e service the social hall,have appropriate storage for chairshables and other items used in the social hall and r clergy and administrative support staff with space that meets replace the inadequate office space for ou their needs. 2 ...................... .............. ......................... ........................................... .......................................................... ............................... .................. ................... ....................................................... _........ __....__. ......_.. ......... ... ..._.... .. . __. . ... ......... ......... ....................... ........................_. .......... ......... ......... ........ ......... ...._. ........ ....... 3uppier rent to r,.ppt?caaup IN Unicler I-ru 1-2112 Congregation l3'nai T'ikvah The new lower level and reconstituted lower floor of our existing space will be arranged to provide classroom spaces that are modem and high quality in their physical space and arrenit'es, along with some meeting rooms,one of which will likely serve also as a chapel for more inti ate gatherings where our sanctuary is too large a space. Our sanctuary holds approximately 240 seats,Yet less than half that number of people would overwhelm the only space we can currently use as our social hall. The office spaces our clergy and rapport stuff occupy are virtually an embarrassment.Cour clergy offices are odd cubicles under our sloping roof.Our Rabbi cannot even stand upright in portions of his office.Neither of our c`ergy has a waiting room;visitors waiting for them must sit in the sanctuary, ensuring their presence is riot confidential.Meetings in their offices are very dfficulIt due to their small sizes. Cour administrative staff sit is a single space so cramped with desks,office equipment,files and storage cabinets that itis amazing they can function. Our classrooms are cramped andof odd shapes,some windowless,the product of creating the requisite number of classroom spaces out of the lower level available space.Two of our classroom spaces are the sante space as the social hall and also constitute our primary meeting space for evening adult classes or other activities.Ibis necessitates an exceptional amo mt of continual furniture and other rearrangements. In the new addition,a certain amount of the square footage constitutes space that should not be considered to represent usage space laving any impact on traffic or parking needs.Among these areas are our large foyer/gift shop/greeting area(440 square Beet),h0ways and stairways(958 square feet),the kitchen associated with the social hall(3 84 square feet),extensive storage space that we currently lack(320 square feet),restrooms(436 square feet),office space which.either merely replaces existing office space or equipment/storage areas that are adjacent to our office and used by the same staff(1387 square feet).nese aggregate to 2538 square feet.'Mese figures are somewhat approximate since they are based on the conceptual room arrangement contained in our original proposal and do not,therefore,fully reflect the 10000 s quare feet of total addition(500 square feet of footprint),by which that proposal has been reduced. We will have no more:grades of religious school than we do at Present.Our religious school is of primary age grades,kindergarten through 7thgrade.It meets on Sundays and 2 weekday afternoons with a maximum classroom time of 3-3/4 hours per student per week.We do not plan to have any more classes per grade at any one time than we do at present.None of the children in our religious school are of driving age In effect,accepting the replacement of spaces by equivalent spaces and eliminating the dual use of social hall/school reams/rneetipg roams,we get- * No net addition in the number of offices—but much better office space..along with associated fie/storage,equipment and production spaces * A sail"net"addition in spaces that can be used for classroom."breakout"activities (described under Religious School),meetings and a chapel space/board room Asocial hall that is merely brought;ip to a size more in line with our sauctaary and current congregation.size. What we truly get is a total facility that is snitch better able to meet the current needs of our existing congregation: Employees and Offices We were asked to provide information on our employees and the spaces they occupy.The employees are shown it the following table: Employee Function Czzrrent office Pro:used office 3 -jUppjU�Jjent W t%.PPi!L;4LIUII-INUMM�I J-r'Ul/-111 Congregation Bnai Tikvah Rabbi Clergy 120 square feet.A space 252 square feet. so cramped he cannot Reception area and stand up in all areas.No adequate space to hold reception area. This is small meetings or meet where our Rabbi is on confidential basis with expected to meet with inylviduals, bride and groom and cop-sole bereaved families before a finieral, I Captor Clergy 110 square feet.A very 196 square feet.-Taint cramped space. Can meet reception area with Rabbi with no more than two and adequate space to people at a time° meet on confidential basis, Religious I, Educator-- 156 square feet.A vm-y 224 square feet.A more School Director oversees youth cramped office among spacious office and other education classrooms.Very limited spaces that will .space for meeting with accommodate some of the teachers,parents or materials currently stored others.It is crammed with in this office. bookshelves since it also constitutes the resource enter for the school. Temple Administrative, Approximately 144 824 square feet.Will administrator accounting,and square feet.Our share much larger space clerical,work administrator shares with an office equipment, Boot-Keeper exceptionally small office document production area with our bookkeeper and and storage needs in close with vominteers helping in proximity;reception area office,Need to run to for clergy. another location to use high speed copierfor which there is no local space. Teachers-8 Religious school Approximately 2235 4238 square feet. grades;I that meets on square feet in main Classrooms that will help teacher per Sunday for all building;540 square feet rather than hinder the grade per grades(2 in portables.Classrooms teaching process,plus session;Plus sessions')and on are less than ideal;some three"breakout",special one or two Tuesday OR are more problematic function rooms specialistsThursday for than others.Problems (music,art, ayes 3-7 include small size,odd grad Hebrew) I shapes,lack of natural light,minimal storage, and minimal audio/visual capabilities.Sound "bleed' between classrooms comprised of divided social hall is I problem.. 4 .......... ....... ttppiemenr o xpprfcation ivumDer i re,,,izf AL Congregation B'a ai Tik-vah Teachers ares Recent religious Share classrooms With ! Share classrooms with school students; teachers teachers young teens; t generally non-drivers who assist in classrooms Custodial staff Maintain bu.ilding C unentlythey have no 50 square feet;Custodial —contract and landscape space,other than kitchen space adequate to needs personnel and lower level furnace of facility. closet for storage or other naaintenarce needs. 5 ............................... ........................... ........... ...................... Juppiem em to Appiwation Number LPU12112 Congregation B'nai Tikvah Religious School Schedule The religious school is in session 7 hours per week,30 weeks per year. Sunday: Session 1: 9:00 a.m.to 11:15 a.m. Session 2: 10:45 a.m.to 1:00 p.m. The period from 10:45 to 11:15 is used for assemblies of the students in two to three areas, aggregated by blocks of grades,Spaces used for these assembl-es are the "social hall"(broken down from classroom use), the sanctuary and,in good weather,our amphitheater. Tuesday and Thursday: 4:00 p.rn.to 5-30 p.m.—Grades 3 through 7 only. Students attend either Tuesday or Thursday,not both. Our addition does not assum,e any additional grade levels or concurrent number of classes per grade.That is,we plan to continue to have a one class each of K-7(S-,anday)or 3-7(Tuesday/Thursday)on site at any one time,other than during our Sunday overlap assembly time.It does propose that some additional spaces be ava,'I able for"breakout"rooms for specialized tutoring or other activities,including music practice,computer work,etc.The students using these spaces will not be additional students beyond those in K-7,but smaller groups of students from the core classes. Currently we have no space for these activities.The sanctuary,amphitheater and clergy and staff offices are currently the only spaces not already being lased as classrooms on Sunday. Our religious school can not be converted to a day school without additional permits being granted,none of which are being sought. Religious School Enrollment Current enrollment is approximately 150 students.Historically our enrollment has been larger, having been in excess of 200 students for several years in the late 1980's and early 1990's, with a peak of approximately 235 students in 1991.Classroom design after the addition is for approximately 124 students per session.None of our students are of driving age,_ Enrollment by day and sessions&iring the most recent school year was follows: Sunday—early: 91 students Sunday—late: 62 students Tuesday: 67 students Thursday: 42 students Religious School Traffic/Parr-king Neighbors raised concern--,about traffic backups on Hillcroft due to cars waiting to turn into our parking lot to pick up students.We previously indicated that this was not a function of lack of parking but of a circulation and pickup pattern established some years earlier.In addition it was partly the product of parents showing up early to get in line for pickup.The early arrival filled the pickup lane and led to backup on the street. T I hat circulation and pickup pattern was established several years ago at the suggestion of the California Highway Patrol,following their assessment of our school pickup needs,as a means of ensuring the safety of our children. The purpose of the single loop flow was to ensure that children never crossed the path of cars as the vehicles moved through for pickup. 6 ............................ ...................................... ........ .......................... .........................................................................................................I........ zsupplement to Application Number 1,113012112 Congregation B'r?ai Tikvah Based on neighbor concerns and suggestions from the county,we have taken steps over the past several months to address and,we believe,resolve the problem.Several neighbors have rioted our. success. ;See, e.g.,the email of May 3,2002 from dim Wills,included as part of Attachment D.) We have always had parent volunteers on Sundays to work as traffic"attendants".We have experimented and refined a program whereby our parking volunteers(now wearing orange vests),direct all cars into the lot. Those who arrive earlier than class.release time(e.g., 11:15) are parked in the center section of the lot. Over the months since this has been finstituted,parents have now become accustomed to the arrangement.We have established procedures that we believe will still ensure she sa-fety of our children and there has been no backup. We will commit to having traffic monitors for religious school pickup and using methods at least as effective as we-ova have in place to alleviate backups on Hillcr®ft. Carpooling We have always promoted carpooling`or our congregants and it has'been success^,al.Average numbers of cars coming through our lot for religious school have been approximately 36 for the early cession and 24 for the late session on Sunday.However,the number of students is 91 in the early session and.62 in the late session. Thus, 60 vehicles are transpordnig approximately 1.50 students. We believe we maybe able to enhance our carpool�, g efforts fuer and intend to make it an even greater focus in our information to our religious school registrants for this coming year. Facility Usage While not wanting to burden the county with materials,we will.be happy to provide you with a detailed calendar of activities for the past year,the same one we provide to our congregants,which shows virtually every religious,educational,social or lather event on our site.The fact of the chatter is that during most of the hours of the day,there is very little activity on our site and a correspondingly small amount of pa`king need and associated traffic. We have already provided Community Development staff(and it is attached to this Supplement as well as Attachment Q with a copy of a recent traffic shady done at our site.This was performed on behalf of a Danville congregation pursuing construction approval for a new facility.Being of similar size they requested using ourcongregation to demonstrate likely traffic patterns and levels.fihis traffic study confiri s that most Hours of most days there is very°Ettle traffic.It is less than this during some times of the year since the Week examined included a week during Which we had religious school on all scheduled days. We do not have religious school during the vacation des corresponding to the public school holidays, including most of June and all of July and A ugust. Major uses can be sum=-ized as follows: Day Activities l;reQuenes Monday Genera"ay minor activities. Monday is a cuiet day,involving Office staff on site ding day. minimal activity at the facility. Clergy have office hours as needed. s a Evening meetings involving 5-20 � individuals Usually committee or board meetings. 7 Supplementto Application Number LPO 12112 Congregation E'nai Tikvah Tuesday , Generally office only activity prior to 4:00e Only one clergy on site. Religious school held 4:00 to 5:30. Meets only 30 days per year,generally corresponding to the public school # Limited evening activities-- calendar. s occasionally a meeting or class with i generally less than 15 cars involved. Various congxegauonal groups meet on E infrequent basis. Wednesday ; Generally office omy activity daring day. Only one clergy on site. Occasional adult education course held Adult education courses held a total of in evening—attendance of 5 to 25 approximately 15 Wednesday evenings individuals,Lrequently including this past year. spouses,so the number of vehicles is i less than the number of attendees. Thursday Generally office only activity prior to 4:00. Religious school held 4:00 to 5:30. As on Tuesday,this is only 30 days per year. s Evening activities include periodic t choir practice from 7 to 9,occasional None of these produce significant j ad'JIL education courses,and occasional numbers of vehicles. meetinms, Friday ; Generally office only activity during r j day. 3 i Services held every Friday evening: Service attendance varies,but the lst and 3Td:8:00 to 10:00 sanctuary is rarely fill.It is extremely Others: 6:30 to 8:00 rare that cur parking lot is anywhere near On.3rd Friday there is also a short capacity.When large attendance is service aimed at pre-school ch?drer, anticipated we have parking attendants but attendance is small,usually less to maximize;ase of lot. than 10 families. 8 - _ ............................................................................................................................................................................................................................................................................................................................ __ t;upplernent to Appl.cat'lon N"Umcer LYUIZ 112 Congregation B'nai Tilsvah `. Saturday Services are held can Saturday mornings We average approximately 30 Bar/Bat I when we have a Bar/Bat Mitzvah to be Mitzvah(and had anaxi num of 36)and i celebrated(a child tar-ming age 13 and 7 class services per year.We also have reaching a certain point inn.religious an occasional special service,3-4 dines school studies)or we are having a per year.Typically most synagogues € service led by one of our religious have services every Friday night and school classes.We may also have other Sat-arday and we are close to that. Saturday services when neither of these ' is occurring.Services thus occur on most Saturdays.Services and kiddush (a post-service reception)ran from 10:00 to around noon. {ether Saturday activities do occur,but � are infregaent and involve generally small groups.Due to our social hall limitations,social events generally are held off site. Sunday Religious school has two Sunday They overlap for 30 minutes for joint morning sessions.One is from 9:44 to assemblies.Those 34 minutes are the 11:15 and the other from.14:45 to 1:00. only time when all of our students are on site at the same time. Traffic is generated for brief periods at 4 times. 8:45-9:04 for Session 1 drop-of , 10:3€1 to 14:45 for Session.2 droll-off', 11:00-11:20,for Session 1 pick-up, 12: 50-1:10 for Session 2 pick-up. Traffic is not continuous,out intermittent over these periods. Our clergy conduct weddings for Other on-site Sunday.activities are congregant families,but due to our relatively infrequent. social hail limitations,these are often M f site. € 9 .............. ................ ........... Supplement to Application Number LPO 12112 Congregation B'nai Tikvah No specific day of Holidays and their corresponding When very large groups are anticipated the week services or celebrations occur on for any service,we will arrange to have specific dates of the Jewish calendar parking attendants or,in some year,not specific days of the week. circumstances,a shuttle bus with off site parking. Rosh Hashanah and Yom Kippur,the Jewish High Holydays occur in the fall Our High Holyday services have been and enjoy very large attendance. held off-site for many years and that will continue to be the case.We have on very rare occasions held perhaps one of these services(usually the last Yom Kippur service)at our facility.When that has been done we have used a bus with off-site parking to alleviate traffic problems, Funerals and memorial services,These Due to Jewish burial requirements and occur without any known schedule or traditions,almost all of these occur advance notice. during weekday daytime hours.Even with occasionally large crowds,we suspect that most neighbors are not even aware the have happened. Concurrent Uses Our sanctuary is the defminig space for our congregation.When we have services or other large gatherings using the sanctuary,there are effectively no other activities taking place on site.No change in the size or layout of the sanctuary is proposed. Our"social hall"is used as two classrooms,a social hall and a meeting room.These are all separate activities for which major rearrangement of the space is required to convert from one use to the other.It is,in size,totally inadequate as a social hall.It is rated to accommodate 141 for assembly—_e., standing or in fixed sees,but it cannot do that comfortably.To the extent there are other thmigs in the room,e.g.,food buffet tables,the corresponding capacity drops significantly.Since we have a reception after virtually every service,the current social hall presents exceptional constraints for our existing membership. We have used it for a sit down event on very rare occasions,such as a Seder for Passover.For dingy ng,it is rated to accommodate 66,but that,also assumes nothing else in the room.We have had 50 people or slightly more for dining events.Any food must be brought in ready to eat since our cooking facilities are inadequate by even contemporary residential kitchen standards. We have no other activities,beyond an occasional meeting(involving very few people),during religious school.'There is no religious school during holiday celebrations. This pattern is not unique to us and our current size,but is the pattern that would be expected at most reform Jewish synagogues of any size. With the addition proposed,we would not expect the usage pattern to change to any significant degree. Our new social hall would better accommodate our members without crowding.It would not have to be rearranged on an almost daily basis to convert from social hall to classroom to meeting room.It could more-easily accommodate the flow of individuals frorn,our sanctuary after services,a bar or bat mitzvah or a wedding. Our new classrooms would be the same in number(one per grade)with enrollment patterns similar to those we have previously experienced. They would,however,present a much better lea environment. Our school would continue to use our sanctuary and social hall and amphitheater for their grade-grouped assemblies on Sunday,just as they do now. Our office space would accommodate our existing clergy and professional staff and some volunteer help in a more comfortable and work-appr?Epiate setting,We do not anticipate any increase in our runr hers of clergy or other staff. The only increase in"simultaneous activity"goat aught 1be anticipated beyond what currently exists is the following: ... ..................... .................................... ...................... .................................... ................................. ..................................................................................................................................... ............................................................................................................................. .............. ............ f.7 CLp.1.lEG1E2LiLa4 Lai IN i2LF3-61 LA'JL EiL Congregation.Tnai'Tikvah There may also be some additional activities which do not currently occur on-site due to our limited facilities,Weddings and bar and bat mitzvahs usually are followed with receptions.We are currently unable to accommodate there in all but very limited circumstances.Were They to occur on-site,they would involve no additional traffic€rnDacts since those already on site would merely remain on site.We also anticipate that some social activities involving various congregation units,which presently occur off site, might occur. on-site.Due to the limitations of our social hall,even very modest activities cannot be currently accommodated. Addressing Neighbors' Concerns Neighbor concerns fall into several areas: s The size of the addition and the alleged potential for dramatic growth • Parking,including impact on street parking • Traffic,including the impact of a queue forming for school pickup,speed of vehicles and other safety issues • Environmental issues including visual impacts,landscaping,drainage/erosion,the need for an environmental review • Road conditions and the steed for repair • Activities during construction and impacts on the Neighborhood from construction. We are committed to addressing these concerns in several ways: Size of the Addition and the potential for Grow-Ph Physically,the addition likely represents a smaller presence on our lot than does the average home.After completion,the project will be approximately 18,000 square feet of total space with a footprint of the structure of approximately 9,600 square feet.Our lot size is approximately 113,201;square feet or approximately 2.6 acres.This translates to lot coverage of 8.5%.A 3,000 square foot house on a'/z acre lot (a fairly modest size on a spacious lot)results in lot coverage of almost>4%. We have represented in every way possible an accurate assessment of the purpose of our addition,It is to better acco=—odate our existing congregation,and,while some modest growth might be expected„we do not expect our congregation to grow dramatically and would not want it to do so.Our congregants'have repeatedly indicated their desire to have us remain a modest size and retain the atmosphere that such a size allows.This was formally indicated as the remit of an extensive survey that was conducted'of our congregants prior to commencing the studies leading to this application,it was the guidance given in our request for proposals to architects potentially interested in working on our project.Dramatic groom would alter our character and be contrary to our congreganEs'desires.Congregations that are much larger,and have both the amenities and challenges that such growth entails,exist within the immediate area.We are not in competition with there.We present an alternative. The addition we ssroRose will not permit si 'ficant growth Our sancta res fixed the number of classrooms for core classes will not change.We are remodeling for our wonderful family to have better facilities,It is an addition neither aimed at promoting expansion nor capable of accommodating significant expansion We will have services as we do now–Friday evenings,Saturday mornings and holidays;Our capacity for these is unchanged by the addition. We will have eight core classrooms as we do now. We will have office space for the same number of staff as we do now. Bar and bat mitzvahs occur during services,generally on Saturday mo-, g. We may have some additional weddings on site,since the social hall will be of a more adequate size.It will still be too small for large wedding receptions,The Rabbi currently pe foams approximately a dozen weddings per year,some of which already occur on site. We may have some social events on site,which we currently cannot accommodate. We are capable of meeting the financial commitment of this project with our existing members. We do not assize any significant growth for the purpose of our fiscal responsibility to make the project 11 ..............I.................... I.I.-I................... Supplement to Application Number LPO 12112 Congregation B'nai Tikvah happer, and no lender would either. Parking,InclUding Impact on Street Parking Our parking lot is not spacious,but anis adequate for virtually every need and will continue to be such,With the removal of the portables and striping of the lot,we will have more effective spaces than we do today.Virtually any time there is parking on the street on Hilloroft,it is a result of the overflow of vehicles from neighbors.We have carefully observed parking patterns and only on very rare occasions,do we generate any street parking at all When we do,it is for very brief periods of time. As has been the case in the past,our High Holyday services will continue to be held off site.On rare occasions in the past when one or more of our High Holyday services was held on site,we used techniques such as double shifting our services to accommodate our congregants,and parking and/or used a shuttle bus service with off site auxiliary parking to meet our needs. As we have in the past,when we expect a particularly large group on site,we have made arrangement for off-site parking and a shuttle:pus service,This happens very rarely but we will continue to do it as necessary.OnApril 8,2002 we hosted a community-wide event that came close to filling o,.z sanctuary.(We host this event,on a rotating basis with other area congregations,about every 4-5 years.) The total number of vehicles that brought people to this event was approximately 106,Fifty-six were accoin.rnodated in our lot and the rest a short distance away,with a shuttde bus bringing in the guests. Almost no vehicles related to this event parked on the street.We even used traffic cones to ensure that would not happen. On June 1,2002 we had a large gathering for the Saturday morning service during which the Bat Mitzvah of our Rabbi's daughter occurred.Our parking'lot was almost empty as most attendees,expecting a crowd,chose to use the off-site parking and-,shuttle bus. We are in the process of concluding arrangements with the Contra Costa Central Sanitary District to have a longer term,more formal relationship with them for the use of the parking lot at their facility on Sprinebrook Road,,a short distance from our site.This will allow us to generally have use of their parking lot weekdays after 3:00 p.mand all day Sattirday and Sunday.'-Meir main requirement on our part concerns insurance requirements.Final arrangements are being made at this time and should be in effect within days.A copy of the letter from the Sanitary District specifying the conditions is provided as Attachment B_We will advise you when all the requisite arrangements to satisfy these conditions are completed. During neighbor meetings hosted by Supervisor Uilkema's staff, there was discussion as f.0 who ing should be permitted to park on the street.We concur with our neighbors that Hillcroft is a narrow street in parts.Passage is particularly p-roblemabir,if cars are parked on both sides of the street.We are willing to work with our neighbors to devise acceptable street parking restrictions applicable to everyone.This could include such things as restricting parking to only one side of the road on the section below the congregation,ensuring that the small parking area along HXcroft overlooking our parking lot is available for congregational parking during our regular services or religious school hours,or limiting the duration of parking to ensure that cars are not left there for days on end(as now occurs).Currently the area overlooking our parking lot, once available for our use,has been effectively taken over by one or more neigh ors as an extension of their personal garages.Frequently it contains trailers,vehicles with for sale signs on thein and jet skis. Traffic,Including the Impact of a Queue Forming for School Pickup,Speed of Vehicles and Other Safety Issues We have used congregational volunteers as traffic monitors for religious school for years,their task being to ensure the'safety of our children.The discussion above noted the history of our religious school traffic flows and what we have done to remedy concerns.We have virtually eliminated street back-ups while maintaining the safety of our children. Several neighbors have commented on our efforts to improve traffic flow.(See,e.g.,the e-mail of May 3,2002 from Jim Wills,included as part of Attachment D.) Since our meetings with our neighbors and hearing their-concerns,we have been even more diligent,using congregational volunteers as parking monitors on occasions other than religious school, 12 ........... ....... ......-.... ........ Supplement to Application'-ur_:ber LP012112 Congregation E'nai T ikvah whenever we anticipate larger numbers of people might be expected. W'e concurs-with our neighbors that speeding vehicles on the street constitute a hazard.We believe our congregants are not a sign scant cause of this problem,but it is a concern for all of us.We have agreed to undertake at he Congregation's expense,the placement of 25 mile per hour speed limit signs on the lower portion of Ililleroft,if our project in approved substantially as requested. We do not envision significant changes in traffic patterns or levels.The number of services and the student capacity for our religious school will not vary from what has historically been experienced in the current facility.Religious school enrollments may increase but,as noted,that reflects changes in our congregational demographics,not just size.Historically,we had much larger enrollments with fae existing facility.We may have some increase in the dumber of weddings but due w the limits of every the increased capacity of aur new social hall,many weddings will likely still be held off site. While we did not ourselves commission a traffic study,one was performed at our site by a Danville congregation seeking construction approval for their own facility. Our site was chosen as being of comparable size.The study covered a week when.religious school was fully in session.The results ars contained in Attachment C.It can be readily seen that during most hours of- ost days there is virtually no traffic.The traffic that does exist is concentrated in relatively brief periods.This pattern is fairly consistent week to week, except for sinner months and holidays when there is no religious school. We have committed to even more aggressive efforts to encourage our congregants to carpool to Emit the number of vehicles. Enviromnental Issues Including Visual Impacts,Landscaping,Drainage/Erosion,the Need for an Environmental Review The Community Development report previously released noted the array of environmental assessments undertaken and drat the nrpac s of our project were minor and fully able to be mitigated. eref re,an enviromm-ental review was undertaken. When the projiect is undertaken,we have committed to planting many more trees than are being removed.We have also committed to undertaking additional plantings to address neighbor concerns regarding the screening ofboth the addition and the existing building. We have committed to reducing the length of the addition to result in a reduction of the total building size by 1,000 sure feet. This will be accomplished by moving the end of the addition.in.We have also committed to use both architectural design elements and landscaping to minimize the visual inivact of the project to our neighbors i_t ediately across from its on Ilillcroft, Drainage and erasion concerns were raised by some neighbors and have been,we believe, comprehensively addressed in the report of our arborist;Mr.Baefsky and in terms of our expected construction conditions.This will be partly a consideration of the tim-mg of construction.We will comply with conditions necessary to protect both the hillside and the trees on it. Read Conditions and the Need for Repair We understand that the county will not impose conditions regarding road repair on a private road. Nonetheless,we discussed with a neighbor representative ways to get this addressed.The Congregation obtained estimates for repair of that portion of the road frorn its intersection with;Springbrook Road to the top portion of our property line,the area deemed ih need of repair.The neighbor representative also obtained an estimate and our multiple estimates were relatively close,given the rang-,of assumptions being made. We entered into active negotiations.Copies of the e-mails representing the principal communications are attached to this Supplement as Attachment D,In summary,through the neighbors' representative we asked therm to suggest what the neighbors thought we should contribute toward repair of the lower portion of the road.The message delivered was that;for a variety of reasons,including the scope of this project,the neighbors felt we should pay 80%ev four times more than all the 33 homeowners on the 13 ........................."I'l-.....--l- I'll,.............I..................... .............I.................... Supplement to Application Number LPO 12112 Congregation B'nai Tikvah street combined. We responded that this would generally be an unreasonable request given our belief that the homeowners on the street probably accounted for far more traffic on an aggregate basis than we do and that adverse impacts suggested to occur from our project would not likely be realized.However,in the interest of showing good faith to the residents,we would agree to pay that amount,premised on the neighbors withdrawing their opposition to the project or at least indicating their concerns had been addressed and that we received approval for the project as originally proposed. The response to our acceptance of their number was to assert,contrary to the prior position,that the road,repair and the size of our project are separate issues and not linked.We have had no further communications regarding-the road.We remaining willing to pay up to 80%of the costs of repair,but only if our project is able to reach fruition substantially as proposed. We are willing to work with our neighbors to reach an agreement of a forward-looking road maintenance agreement.It is our belief that our participation should again be for that portion of the road from Springbr ook to the top of our property line and our level of participation should be on a more equitable"oasis recognizing the day in and day out traffic generation of 33 homes,many of which have rnultiple in vehicles me' ding trucks and recreational vehicles. Activities During Construction and Impacts on the Neighborhood from Construction Our neighbors,both through their letters to the Community Development Department and in meetings,have raised various concerns regarding impacts during construction.We believe we can address their concerns while at the same time ensuring that construction,when begun,can be accompluished in the fastest possible fine,which will benefit both the Congregation and the neighbors. We will coma to establishing a neighbors'construction committee to meet with Congregational representatives and,as appropriate,with contractor personnel,on a regular basis both before andduring construction to-ensure Hillcroft and Placer Ridge residents are aware of construction plans and schedules and any other elements of construction that may affect them and to ensure their concerns are addressed. We will commit to the following: • Working with our contractor to ensure that construction related vehicles will not occupy Hillcroft Way,other than in transit to and from our parking .,lot,unless the neighbors using Hillcroft have prior notice. • The contractor will be required to ensure quiet at the construction site prior to the approved construction start time.We urge that this approved start time be 7:00 am.The later construction coinrnences,the longer the construction project will take. • The con-tractor will be required to take steps to eliminate debris and damage problems,including ensuring that concrete delivery trucks not spill concrete on the street In addition,neighbors presented to the county their own assessment of construction related concerns,in a letter to Lorna Villa dated April 30,2002. The first part of the letter represents comments on the conditions of approval contained in the Community Development Department draft distributed January 31,2002.The second part of the letter(Exhibit A)presents"Additional Conditions of Approval"requested, In large part we are accepting or supportive of many of the conditions recommended,Exceptions are as noted below: Item 4.Access for Emergency Response and Service Providers.The Congregation is willing to make such a commitment to the extent the.Congregation or its contractor has control.As noted elsewhere, and as the neighbors are aware from their own observation,neighbors(not Congregants)engage in on-street parking,sometimes on both sides of the road and sometimes for extended periods(vehicles not moving for three or more days).We are willing to agree that construction vehicles will not occupy the street other than for transit without prior notice to the neighbors. Item 6.Holidays.Only one objection,Admission Day is not observed as a public holiday by virtually anyone.Not even the State of California reflects it as a public holiday.Construction maybe limited on other dates,not indicated,if they conflict with Jewish holidays or other activities of the 14 .............11".-....... ...... ...... .......... tsuppiernent to Appiicataon Numoer i.t u i l i 3 L Congregation B'nai Tikvah Congregation wide which construction work is incompatible. Iter 9,No Constiuc-tion Parking. As noted above,parking on Hillcroft should be governed by reasonable rules applicable to all Fhllcrof,Way occupants.While we have no problem with restrictions on construction related parking,sire do have concerns that on-street parking for the Congregation(referred to as applicant)be equitable relative to the other residents: Items 11.Clean Lip Activities.If we commit to other activities to deal with dust and dirt,we see no reason to con=- t to window washing. Item 12.Haul Routes.While we generally agree,the requirement is a bit unclear on vehicles "delivering materials or hailing away debris are prohibited from parking or operating from Springbrook Road and Ilillcroft Way."'hese two roads are the only available access to the property.'V�Iile they are not likely to need to perform their work from these streets,vehicles of all types will require access on:hese streets.Again,If their presence on the streets for any significant period,other than transit time,is necessary,we are willing to require advance notice to neighbors, Item 16.ConstractionSupervision.The Congregation does not have"field people"as the,term is normally used,e.g.,a permanent ort-site applicant representative to oversee<cons-tuction.Wile we will have specific members of our-congregation charged with oversight asthe project,they are not employees of the Congregation and have other occupations to which they attend.Other than our clergy,school director and office staff`,ours is;a lay leadership. However,we will maintain our normal operations during construction and expect our office staff to be present.They have the ability to secure communication with, or the presence of,necessary congregational leadership at anytime. Item 18.Motel Acco-mmodations.We are wig to take significant steps, as we have indicated,to comply with reasonable construction hours,avoid interference with traffic flow on the sweet and m=aintain a clean and safe constm--tion site.Given those commitments, it seems excessive to consider requests for hotel lodging.There should be no impacts to the ability of those who live on Hillcrof:to reside comfortably in their homes. Item 20.Roadway Paving.It is unclear whether the specification for repair"upon completion of the construction activities"refers to the completion of all construction activities or just those limited activities that generated the trench.We have already committed to paying up to 80%of the cost to repave the entire roadway from Springbrook to the top of our property lire upon completion of construction, assinning the project as proposed is approved..If it refers to trench repair during construction,we expect to comply with reasonable re yirements to ensure that upon completion of work,trenches are covered in a safe and reasonable manner. Item 21.Traffic Control.The assumption is that this relates to traffic control of cons swtion vehicles during the construction period and not to traffic generally.We are willing to comply with reasonable conditions the county may impose that are generally applicable to such activities. Item 23.Landscape Installation..The appropriate time for such verification is a reasonable time after construction rather than prior to final inspection.. Our concern is that planting should occur so as to ensure the plants'hearth rather than pootentially during an adverse planting time,such as late su=- en We would agree to reasonable requirements the County might impose to ensure that happens, 15 ...... .I....................- ............. ..''-,......111.1111111.. .... ...... .... ..............................11111...... Supplement to Application Number LP012112 Congregation B'nai Tikvah lApril 1,2001.Pre-filing meeting to which all neighbors within 300-foot distance i and all neighbors on Hillcroft and Placer Ridge were invited to explain our plans.Provided tour of facility. Eleven households were represented. Jannuary..13 and 16,2002.Post-application,but pre-hearing,meeting to which the same group of neighbors were invited.Plans shown and questions addressed. Fourteen households were represented. ME 7,2002.Meeting at request of neighbors with Supervisor Uilkema's representative Mary Dunne-Rose.Discussions with neighbors and tour of area,culminating in meeting in Congregation's amphitheater and tour offacility.Approxiniately 25 households were represented.Invitation list was broader than 300-foot legally required distance. June 3.2002.Meeting at Supervisor Uilkeina's office with her staff and Community Development staff in attendance.The Congregation's architect and lay leadership made a presentation and questions/concerns were addressed.issues identified.A follow-up meeting was scheduled.Several households were represented. June 17.2002.Follow-up meeting with Supervisor Uilkema's staff,Community Development staff, project landscape architect,Congregational leadership and neighbors.Significant project changes made to address previously identified concerns.Additional discussion of various issues.Two neighbors designated as primary representatives. Several households represented. August 11,200 .Meeting with IIVO neighbor representatives,Kent Alm and John Dyer-Bennett to discuss remaining issues and obtain specific commitments from the congregation in language usable for permit t e ng conditions.A response was subsequently prepared by the Congregation for use at the upcoming tL me with neighbors on August 14,2002. August 14,200) .Follow-up meeting with Supervisor Uilkema's staff,Community Development staff, and Congregational leadership and neighbors.Discussion of project conditions and how to write them in a clear fashion to protect both neighbors and the Congregation. We have also met with neighbors,individually or in smaller groups,on several occasions. 16 .................................................... ............................................................... .................................... ....... .................... .................................................. ................................................................................................................... ............................ , Congregation B'nas Tikvah Responses to Requests from Meeting of August 11;2002 Phil Weisniehi and Peter Colze met with Kent Alm and John Byer-Bermett to discuss the project in anticipation of the August 14,2002 meeting.The fol�owi;ng items were addressed and discussed and responses solicited from the Congregation as conditions we are willing to accept to obtain our conditional use peri ut for ou,-pro ect.These are those responses. 1. Backup on the road--Tlie Congregation agrees to accept a condition that we will make all reasonable effors to avoid backups of standing vehicles on the rear:.We will work to ensure that cars arriving for our activities will be able to be accommodated within our parking lot for€eligious school pickup or parked within our lot or in other suitable and legal locations for other activities. 2. Parking on the street=The Congregation agrees to abide by street parlding requirements that would be made applicable to both residences and the Congregation. This way include restrictions o4 fait side of the road on which parking may occur,the locations along road edges where this may occur and the duration for which this may occur. 3. 25 NT-1-1 speed limit signs-As noted at a prior gathering,the Congregation agrees to install,at its own expense,speed limit signs on the lower portion of the road,if the project is approved subsea tially as requested. 4, Road repair 1"he Congregation agrees to fatnd ip to 80%of the cost of repaving Hilleroft from its intersection with Springbrook Road to the upper limit of our property line,42 tile project is approved substantially as requested. 5. Build g size-The Congregation agrees to reduce the size of the originally reTuested addition by 1000 square feet,by roving in the western end of the addition and"softening"its visual impact by means of both architectural design and landscape charges. 6. Building height While itis technically possible to lower the maximum roofline'of the addition, we do not believe this would significantly affect the perceived height of the overall structure from the downhill side and,may,in fact,lead to the loss of roof design features(i.e.,downer windows) which break up the appearance of mass and greatly improve the overall appearance of the building,particularly from the uphill side.We would urge that no change in the roofline be made. 7. Landscaping-If the project is approved substantially as requested„the Congregation agrees to supplement the previously provided landscape plan in order to add additional screening at the western end of the addition,additional plantings on the down slope side of the addition to screen off-site views,and some additional plantings on the dowry slope side to augment screen g of the exiting structure. We also agree to conditions to ensure that required landscaping is planted within a reasonable time of completion of the construction phase of the project.We wish to delete the previously proposed planting of trees within the parlring area in order to maximize parking flexibility to the benefit of the Congregation and neighbors. 8. Day school a-The Congregation notes that a day school is not an allowed use without additional pets being obtained.. The Congregation is not requesting such permits, 9. Fire flow capacity-The Congregation agrees to comply with the hydrant,low and pressure requirements required in the September 26,2001 letter of the Contra Costa County Fire Protection District. ........................................................ ..................................I--................''I'll....... .............................. .......... io. Simultaneous use of facilities-The Congregation agrees that the sanctuary and social hall will not be used to capacity at the same time.The Congregation notes that it does not have religious school at the same time as services.Additional usage information,in a draft form,is attached,which describes our activity pattern. 11, Cons-,action conditions-We agree with the conditions directed by the Community Development Department in it january 31,2002 report,-except that we would like activity to be able to commence after 7:00 A.M. We agree to requirements the,our contractor's personnel undertake no activities prior to 7 A.M.other than the arrival on site.We agree with most of the conditions in the letter to Loma Villa,ftoin Kent Alm,dated April 30,2002,Exhibit A,"Additional Conditions of Approval"requested.Exceptions are as noted below: Item 4.Access for Emergency Response and Service Providers.The Congregation is willing to make such a conarnitment to the extent tae Congregation or its contractor has control.As noted elsewhere,and as the neighbors are aware from their own observation,neighbors(not Congregants)engage in on-street parking,sometimes on both sides of the road and sometimes for extended periods(vehicles not moving for three or more days).We are willing to agree that construc-Hon vehicles will not occupy the street other than for transit without prior notice to the neighbors. Item 6.Holidays.Only one objection.Admission Day is not observed as a public holiday by virtually anyone.Not even the State of California reflects it as a public holiday.Construction may be limited an other dates not indicated,if they conflict with Jewish holidays or other activities of the Congregation with which.construction,work is incompatible. Item 9.No Constraefion Parking.As noted above,parking on Hillcroft should be governed by reasonable ru,Ies applicable to all Hillcroft Way occupants.101hile we have no problem with restrictions on construction.related parking,we do have concerns that on-street parking for the Congregation(referred to as applicant)be equitable relative to the other residents. Item 11.Clean Up Activities.If we commit to other activities to deal with dust and dirt,we see no reason to commit to window washing. Item 12.Haul Routes.While we generally agree,the-requirement is a bit unclear on vehicles "delivering materials or hauling away debris are prohibited from parking or operating from Springbrook Road and Hillcroft Way."The two roads are the only available access to the property.While they are not Likely to need to perform their work from these streets,vehicles of all Again, D e an significant types will require access on these streets.Ag if their presence on the streets y icant period,other than transit time,is necessary,we are willing to require advance notice to neighbors. Item 16.Const,action Supervision.The Congregation does not have"field people"as that term is normally usod,e.g.,a permanent on-site applicant representative to oversee construction.While we will have specific rriembers of our congregation charged with oversight off the project,they are not employees of the congegation and have other occupations to which they attend. Other than car clergy,school director and office staff, ours is a lay leadership. However,we will maintain our normal operations during construction and expect our office staff to be present.They have the ability to secure commumcation with,or the presence of,-necessary congregational leadership at any time. Item 18.Hotel Accorarnodations,We are willing to take significant steps,as we have indicated,to comply with reasonable construction hours,avoid interference with traffic flow on the street and maintain a clean, and safe construction site.Given those commitments,it seems excessive to 2 ....... ...................... ................................... ........................ ............................................................................... ........................................... . .........................- ............................................................................................ ...... .........I'll, consider regazests fcr hotel iodging. There should be no impacts to the ability of those who live on Hillcroft to reside comfortably in their homes. Item 24.Roadway Paving.It is unclear whether the specification for repair"upon completion of the construction activities"refers to the completion of all construction activities or just those limited activities that generated the trench.We have already committed to paying LT to 80%of the cost to repave the entire roadway from Springbrook to the top of our property lime upon completion of construction, assuming the project as proposed is approved.UP it refers to t=ench repair during construction,we expect to comply with reasonable req.rirem.tints to ensure that upon completion of work,trenches are covered in a safe and reasonable manner. Item 21.Traffic Control.The assumption is that this relates to traffic control of construction vehicles during the construction penod and not to'traffrc generally.We are willing to comply with reasonable conditions the county may impose that are generally applicable to such activities. Item 23.Landscape Installation.The appropriate time for such verification is a reasonable time after construction rather than prior to final inspection.Our concern is that planting should occur so as to ensure the planets'health rather than potentially dura g an adverse planting time,such as late sum-mer.We would agree to reasonable requirements the County might impose to ensure that happens. In addition we agree to the following: a Working with our contractor to ensure that construction related vehicles will not occupy Hillcroft Way, other than in transit to and,from our parking lot,unless the neighbors using Hillcroft have prior notice. * The contractor will be required to ensure quiet at the construction site prior to the approved construction tart time,We rage that this approved start time be 7:00 a.rr.The later construction commences,the longer the constriction project will take. 0 The contractor will he required to take steps to eliminate debris and damage problems,including ensuing that concrete delivery trucks not spill concrete on the street ® We wM;,o it to establishing a neighbors construction committee to meet with Congregational representatives and,as appropriate with contractor personnel,on a regular basis both before and during construction to ensure IIiJ.lcroft and Placer Midge residents are aware of construwd and plans and schedules and any other elements of construct-ion that may affect them and to sure then concerns are addressed. 3 .............................................................. .I ........... ........... DRAFT Facility Usage While not wanting to burden the county with materials,we will be happy to provide you with a detailed calendar of activities for the past year.,the same one we provide to our congregants,which shows virtually every religious,educational,social or other event on our site.The fact of the matter is that during most of the hours of the day,there is very little activity,on our site and a correspondingly small amount of parking need and associated traffic. We have already provided Community Development staff with a copy of a recent traffic study done at our site.This was performed on behalf of a Danville congregation pursuing construction approval for a new facility.Being of similar size they requested using our congregation to demonstrate likely traffic r,a4+erns and levels.This traffic study confirrris that most hours of most days there is very little traffic.It is less than this during some times of the year since the week exanuned included a week during which we had religious school on all scheduled days.We do not have religious school during the vacation times corresponding to the public school holidays,including most of June and all of July and August Major uses can be summarized as follows: Day Activities Fie nano iaotes Monday Generally minor activities. Monday is a quiet day,involving Office staff on site during day. minimal activity at the facility. Clergy have office hours as needed. Eve=, g meetings involving 5-20 individuals Usually comm-ittee or board meetings.__ Tuesday Generally office only activity prior to 4:00. Only one clergy on site. Religious school held 4:00 to 5:30. Meets only 30 days per year,generally corresponding to the public school calendar Limited evening activities-- occasionally occasionally a meeting or class with Various congregational groups meet on less than 15 cars involved. itiftequent basis. -- Wednesday Generally office only activity during day. 1: Only one clergy on site Occasional adult education course held kdult education courses held a total of in evening-attendance of 5 to 25 approximately 15 Wednesday evenings individuals,frequently including this past year. spouses,so the number of vehicles is less than the number of attendees 4 ........................................... ....................................... .......... ...........-...................... ....................................................................................................................................... DRAFT t Thursday Generally office only activity prier to 4:00. Religi ........... .........I——.............I................... ...... ......... DRAFT Sunday Religious school has two Sunday They,overlap for 30 minutes for joints morning sessions. One is from 4-11:15 assemblies.'those 30 minutes are the and the other:&om.10:45 to 1:00. only time when all of our students are on site at the same time. Traffic is generated for brief periods at 4 1 times.8:45-9:00 for Session 14 drop-off, 10:30 to 10:45 for Session 2 drop-off, 11:00-11:23,for Session I pick-rip, 12: 50-1:10 for Session 2 rick-up. Traffic is not continuous,but intermittent over these periods. Our clergy conduct weddings for Other on-site Sunday activities are congregant families,but due to our relatively infrequent. social hall limitations,Mese are often off-site. No specific day of Holidays and their corresponding When very large groups are anticipated the week se.-vices or celebrations occur on fo.,any service,we will arrange to have specific dates of the Jewish calendar parking attendants or,in some year,not specific days of the week. circurnstances,a shuttle bus with off site parking. Rosh Hashanah and Yorn Kippur,the Je-wish High Folydays occur in the fall Our High 1-11olyday services have been and enjoy very large attendance. held off-site for many years and that will, continue to be the case.We have on very rare occasions held perhaps one of these services(usually the last Yon-,Y#pUrl service)at our facility.When that has been done we have used a bus with off-site parking to alleviate traffic problems. Funerals and memorial services.These Due to Jewish burial requirements and occur without any known schedule or traditions,almost all of these occur advance notice. during weekday daytime hours,Even with occasionally large crowds,we suspect that most neighbors are not even aware they have happened. Concurrent Uses Our sanctuary is the def ming space for our congregation.When we have services or other large gatherings using the sanctuary,there are effectively no other activities taking place on site°No change in the size or layout of the sanctuary is proposed. Our"social hall"is used as two classrooms,asocial hall and a meeting room.These are al: separate activities for which-major rearrangement of the space is required to convert from one use to the other.Itis,in size,totally inadequate as a social hall.It is rated to accommodate 141 for assembly—i.e., standing or in fixed seats,but it cannot do that comfbrtably.To the extent there are other things in the room,e.g.,food buffet tables,the corresponding capacity drops significantly.Since we have a reception after virtually every service,the current social hall presents exceptional constraints,for our existing membership. We have used it for a sit down event on very rare occasions,such as a Seder for Passover.For 6 ........... __ DRAFT dining,it is rated to accommodate 65,but that also assumes nothing else in the room.4N'e have had 50 people or slightly more for dining events.Any food must be brought in ready to eat since our cool6a. g facilities are inadequate by even contemporary residential kitchen standards. We have no other activities,beyond an occasional meeting(involving very few people),during religious school.'T'here is aro religious school during holiday celebrations. This pattern is not unique to us and our current size,but is the pattern that would be expected at most reform Jewish synagogues of any size, With the addition proposed,we would not expect the usage pattern to change to any significant degree. Our new social hall would better acco=—odate our members without crowding.It world not have to be rearranged:on an almost daily basis to convert from social hall to classroom to meeting roomy.Tt could more easily accommodate the flaw of individuals f:o.-n our sanctuary after services,a bar or bat mitzvah or a wedding. Our new classrooms woz Id be the same in number(one per grade'with enrollment pattems similar to those we have previously experienced.They would,however,present a much better leaning environment, Our school would continue to use our sanctuary and social hall and amphitaeatCr for;.heir grade-grouped assemblies on.Sunday,lust as they do now. Our of;;ice space would accommodate our existing clergy and professional staff and some volunteer help in a more con,2ortable and worn-appropriate setting.We do not anticipate any increase in. our numbers of clergy or other staff. The only increase in`=simultaneous activity"that might be anticipated beyond what currently exists is the following; ® Brealkout rooms will be available for the core classes to move to smaller:or specialized spaces for particular educational needs–music/art room,computer learning center,small group tutoring.This will.not alter the number of students on site,merely the quality of facilities available to theme. • Adult education space–the presence of some meeting/classrooms space not continually committed to our youth education,may make possible the conduct of adult education classes during religious school.Currently they can only occur outside religious school hours.Wile this could lead to a few more individuals on site during religious school,it is expected to have a corresponding reduction in traffic.parents of young child en are not easily able to attend class on weekday evenings.However,they could spay after dropping their children off for religious school,thereby reducing their trips on Sunday morning from two to one.As noted elsewhere,our children themselves do not drive and impose no parking requirements. It is only the parents bringing them.to sehool,so there would be no additional impact. • Meetings and adult education classes could occur on time same weekday evenings,which is now a problem since our current social hal:is the primary space for both activities. Neither of these activities generates much traffic nor requires much parking. There may also be some additional activities that do not currently occur on-site daze to our limited facilities.Weddings and bar and bat mitzvahs usually are followed with receptions.We are currently unable to accommodate diem in all but very limited circumstances.Were they to occur on-site,they would involve no additional traffic impacts since those already on site would merely remain on site,We also anticipate that some social activities involving van-ous congregation units,which presently occur off-site, might occur on-site.Due to the limitations of our social hall,even very modest activities car-not be c,arantly acco=. odatecl. 7 _.. _. Central t Sanitary District now FAX:(925)676-7211 C.°HARL1 S 0.8k7'. Crearenif Akraw'c'?r KF..h''t0N L ALA4 C%anaaxajar the 1XVInrt (92s"13A'. d?fe Septernber S, 2002 .1011cr•E,�}ultx, .56•srr;tsan•caf tke GSi+rrict Mr. Philip Weisrnehl, President Congregation S'ni Tikvah 25 Kilc.-oft Way Walnut geek, CA 94596 Dear lair. We►srnemla USE DP TIME CENTRAL CONTRA COSTA SANITARY DISTRICT, COLLECTION SYSTEM OPERATION'S PARKING LOT I have been made aware that tate Congregation S`nai Tikvah has used the Central Contra Costa Sanitary District, Collection System Operation's parking lot(approximately 14,50£ sq. ft>j, located at 1250 Springbrodk Reed in Walnut Creek, as an additional parking facility when your own lot cannot accommodate the increased traffic on certain occasions. While we are willing to occasionally offer our premises as a community service to you, I mast also be concerned with protecting the District, and therefore the public's interest. As you will be requesting to use the pramises again in the future, please be advised that we require the following: At lust two weeks advance notice of the request, preferably in writing. Requests should be made through the Safety & Disk Management office. No parking _would be permitted_during our normal business hours, weekdays 6:30 AM to 3:00 PKfi. The Congregation S'nai Tikvah shall indemnify, defend, and hold harmless the District and all its officers, agents, servants, employees and any other representatives, and each of them, from and against any and all suits, actions, legal or administrative proceedings, claims, demands, consequential damages, Habilities, interest, attorneys`s fees, costs and expenses of whatsoever kind or nature resulting from the use of District facilities. RMded Paper .......... ........ .......I......... Mr. Philip Weismehl, President Congregation B'nai Tikvah Page 2 September 6, 2002 General Liability Insurance Requirements: The Congregation B'nai Tikvah shall carry general liability insurance in any combination of primary, excess or umbrella insurance, covering all operations by or on behalf of The Congregation Bnai Tikvah for the limits of liability not less than $1 ,000,000 per occurrence. If the policy has a general aggregate limit, the aggregate limit shall apply separately to the use of District property. Coverage shall be at least as broad as Insurance Service Office Com mercial .Garleral Uabiiity coverage "occurrence' form CG 0001. The Congregation Bnal Tikvah's coverage shell be "occurrence" coverage and not "claims made" coverage. The District its officers, directors, and employees shall be named as additional Insureds on The Congregation B'naj Tikvah's policy by a policy provision or endorsement providing coverage at least as broad as Insurance Services Office "Additional insured Owners, Lessees, or Contractors (Form B) endorsement Number CG 2010. Please acknowledge acceptance of these terms by a written response, and an insurance certificate with the items listed above. Again, we are witling to assist our neighbors, when practical., and look forward to this mutually beneficial arrangement. If there are any questions, I can be contacted at (925) 229-7320. Sincerely, Kimberly j. Greer Safety & Risk Management Specialist KJG:rb CC. J, Pearl K. Alm .......................... .......... Jun lj ue LL-- r-u OS/1312002 10.,25 4089716102 PAGE 02 procot c— MARKS TRAPPC DATA SERVICE Page a CITY OF WALNUT CREIEX TEMPLE ENTRANG9 SNA)` IKVAH SYNAGOGUE Ode;s ftn Apr: IN OUT APP IN OUT App- 1N OUT T*tal 02 02 02 Fri rm.m,P A.U. P.M. A..PA, Ra A.W R&C Sun A.M. P.M., A0. VK A.M. p . 12 sa i E II i 0 13 3 i23Q # LT 0 0 0 2 0 4 0 2 0 12:45 Ck 0 0 0 0 1 40 0 3 0 § 01-m a 0 0 0 0 0 0 €3 0 26 0 M;15 tb !3 a t 0 a a 0 4 0 1 -2 4 0823 0 0 a 0 0 0 a 0 1 a 2 2 3 2 01:45 0 c 0 0 0 0 0 0 0 0 0 0 0 0 02 0 T 0 0 0 0 # 0 a 4 0 0 0 1 0215 0 II 0 0 0 0 0 0 II 0 0 0 0 02:30 0 0 0 0 0 0 0 0 0 0 0 0 4) rt 0 0 0 43 0 0 0 0 3 0 0 $€3:45 0 0 €"! 1 0 0 0 1 3 II 0 1 a 3 0 2 0 2 0 0 0 0 0 0 O3i�v 0 2 0 0 0 0 to 0 0 i 0 1 0 4 34M 0 0 0 p 0 i 0 0 0 II 0 0 a i NAS 0 0 d1 0 F9 0 0 0 0 MIS 0 0 0 0 0 0 0 0 0 0 3 05:30 0 i 0 € 0 0 0 0 0 0 0 0 2 as:46 0 i 0 0 0 0 0 t9 0 a 0 0 0 i 06-M 0 0 0 1 0 0 €3 0 0 0 0 0 a 4 48;15 0 0 0 0 g2 0 0 €1 a a 0 0 0 0 08:30 6 2 0 0 0 0 Q e 0 a $ a a 2: WAS 0 8 a 0 0 1 0 3 0 0 0 0 0 12 07-,w 0 4 0 0 0 II a C ae 1 s 0 D 0 6 07.15 0 0 ' 0 0 a 0 0 a 0 0 0 0 0 0 0 c ! 81 2 0 .2 0 t9 0 0 0 0 0 0 0 A 0 is 0 2 0 0 0 a 0 a 0 0 0 21 0800 0 7 D 2 0 Q 0 0 0 0 0 0 0 9 08.30 1 0 d 0 3 0 0 0 T 0 a 0 11 0 09,E 0 4' 0 0 0 0 o i0 0 20 C V 0 IS t 0 0 0 0 a 0 0 9 $ i 0 3 02:30 0 0 0 0 YR 0 s 0 2 0 02:45 0 3 0 ## 6 0 1 0 0 0 a 0 7 17 101. 0 0 0 0 42 f! 0 1 d 0 0 1 0 12 42 10 is 0 0 0 2 "! 0 0 0 5 0 3 0 9 2 $0 0 0 0 0 0 ti> L1 0 29 0 '10 0 4 tis iib 0 0 a 0 D Q 13 0 a 0 24 0 9R.T i 0 a 0 0 BS 0 0 $i 0 23 0 37 0 11:30 D # 0 '1 3 'F23 62 2gg 20� as 4 20 i 29T2 +6 3 17 13 Oa 30 0.370 11.327 0 04Ba, =0 0.321 ...................I............................... ............................................................. ......... ............................. ............. Jun 13 02 rjf,f ice HEXAC-a4 PAGGE 03 paga IV,P,RY,r,TRAFFIC IDATA SERVE C� TEMPLE F-NTRAWCE CITY C>F VVALWUT CREFEEK Site Code, I EMAI TKIVAN SYNAGOGUE ------ IN OUT Apr- IN OUT Talal Stwt Apt- IN OUT Apt- 02 A.M. P.M. AN--- 02 *Ved A.M. P-1 .12 1 V 0 11mv M*A 0 0 0 2 12AS 0 0 0 0 0 0 0 01:00 0 0 0 0 0 0 0 0 II Otis 0 0 a 0 0 v 31150 ED 0 0 a E3 D .3 D cri AS 0 a a 0 0 0 0 0 tE E3 0 0 02: a0 2 45 3 0M-31.0Z a 1 t1 0 4 0 2 a-i 5 a 0 a 0 a D 6 01-30 0 0 61 0 32 0 2 0 25 17 MAS 2 0 a Wac 0 0 .0 0 0 2 2 7 0 0410 0 g 3 0 0 0 OaDo D 0 Deis 0 2 0 1 0 12 0 0 0 34 0 27 05:30 0 0 0 3 D 05-AS D 3 0 0 0 MOO 0 0 3 0 a 06:15 0 0 0 W.30 D 0 0 3 2 1 WAS 0 a a 1 0 2 5 0 1 5 0 1 2 1 0 a 2 0 0 0 07:30 0 a 0 1 0 0 a 2 07AS 1 0 0 2 1 0 1 3 a$= a 0 a 0 0 0 E 0 0 0 0 0816 1 a 0 0 a 0 02D 0 a ffi 0 0 0 ID t 2 0 2 0 0 0 2 09.00 09:15 1 1 0 M130 1 a 3 WAS 0 C 0 0 0 0 0 4S sE 2 g 2 Mao 3 0 0 low3 10,45 110 0 0 00 0 0 a 1 0 1 T"al 12 - 2-1 14 -so 22 K.VAS 90 'a.0% 29.e% 70.4% 67.", Pam* 04.7% 60.61% S,7.2% 6.4% Si VA aur 334 34 26 leg 31 27 TOW a3 WIT o 9 4 41 3 40 4 S 4 ffi 5t70 8.800 0 17 0260 0.320. M7 _ W 0.400 0.33'3 6,500 . ..... .... .4 .........I.Q 0-375.. ........................................ ...................�.���................................................. .................. ...................................... .............................................................-................................... ......... 13 c2 11-.21a Temple u t t l c O 6EXA N PAGE Ela BS/13d2 2 le:25 4 971€1@ MARKS TRAFFIC DATA;SERVICE page 3 'T MFLE ENTRANCE CITY OF WALNUT CR!Et:X site Code,I i�A� rit + OUT T Total Start Apr- IN OUT Apr- 0202 02 A.M. .b4. Tone T � t„9 �0.a4 la:4ds. Fri..m.A.M. P< a A.i1�,. e� F a�� � 3: 2 v b a a a e 4g �12:C3 s n a a a n 02.1 [ a a a 01- a t1 $ i 9 a t a _ 0 t! .3II a m 22 WAS 12 - e 015:45 0 9 n o e e a a e9 0.530 0 t pay 12 m e 0 0 MAS 2 �SphgA>S�.C��! 1!1"d.ArZ yid Rd H d b 8 4 s a ' m 08 06.45 yy'DD d {y dyed n s m a y} yy�q.y}yyagg��q� ��y6j q6 L' hp b a. b • m : :a � iq! A� M6.dMR ii C m C e e i a iI + 07 0 a o a 9 a = a 3s a 68- 0 a 0 n a 4 ffi � 4&75 4 0 a g e a e a 8 5 W30 43 0 a I W-16 a i? n m a a Q e 0 Q as= t$ 8 Es D d . e a m e 1 4 WAS9 o a = - _ a io. Q o e m a e .s. a m '�. 10.15 0 0 D a 41"00 9�qq i4 F[ ab V a a a m a 11:1q5� aq� aq 0 0 's�34SC 0.0% a7.4% 72 0 adf. i3§ r m... a If tits a2s 3 22 ......�._._�d-- ............................................................. ....................................... .......................................... Subject:'Paving Agreement/Affil 13,2002 Date: Sat, 13 Apr 2002 12:07:55 -0400(EDT) From:CCBBroker@,aol.com To.Phiniol:3r@pacbel1.net C. ron.lyons@attbi.com Mr.Phil VVelsmehl Congregation BInal Tlkvah RE: Paving Agreement Dear Phil: This will confirm and elaborate on o-ur telephone conversaton of yesterday regarding the above, residents of.he T I Hilicroft and Placer Ridge befleve the Congregation should be responsible for 80%of the pavir,!-, cost for vie lower portion of the road. This was arrived at for the folfawing reasons: -Usage/Tragia -Scope of the expansion -Short and Long term negative effects on the neighborhood VVe should like to finalize an agreement on the road prior to the Public Hearing which as of right now,has not been scheduled, Since this is not anew issue there would not appear to be a problem in achieving a timely resolution. I can assure you that-the neighborhood spent a considerable amount of time and effort an the percentage breakdown.,and feel itis appropriate based on the issues as delineated herein. pleas feel free to call should you have any questions. it would seem more than appropriate to continue to communicate in writing, both to avoid misunderstandings,and to facilitate keeping the Congregation and Neighborhood informed. ljle took forward to your response. Very Truly Yours, Jim Wills OIC: HillcroftiPlacer Ridge Neighbors Of 1 .... ................................... ............................ .. ........ .......................................... ...................................... ................................................................. .. . ............ ................................................................... P'il4l4iCabt Y:A4`FSSx;"'L.4aS5�iL' 1lb.kzz uxs.0 a.en.eam»......p......... Subject:Hilleroft Paving-Congregation Bnai Tikyah Response Date.- 'T`ue, 23 fpr 2002 21:3939-0700 From:Wail eltl Family<phinic t Postoffic . cbeD n t> Reply-To. pbi icky@pacb ll-net To: "gills,.fir:£° < CBBroker aol.aom> 4 "Lyons,Ion"° zn.1yons at+.b .comms Dear Jim, I received O;IM's e-mail, of April 33 and have dIJ scussed it with my Board of Trustees. It is our belief that we should be able to reach a reasonabl.e aw ement that will meet the zee's o both our neighbors and biA �v1dX` e gregation. You make .reference to various concerns as isad.ing you to believe that the congregation should pay 80% of the east of the Hi,llcroft road repair frcar., the intersection with Springbrook up to the top of our property.. These include your concerns over impacts from usage/traffic, scope of the expansion, and short- and long-term negative effects on the neighborhood. We believe that, -under most circumstances, 80% wou.l.d be an exception«al iy large portion to pay. Theme are approxinatel.y 33 homes on Hil.l.croft and placer Ridge Terrace, many of which have multiple vehicles. le our traffic for very limi zed periods of tire (Sunday, Tuesday and Thursday during religious school drop-off and pick-est Friday evening and Saturday Morning for congregants arriving fob fdeparti.ng from services) satay be significant, in all likelihood the aggregate traffic and usage of the road by residents far exceeds that of ouz con gregants. As we ,have expressed in the past, we don't believe our expansion will. lead to the adverse impacts the neighbors are cancerne-d about. We understand the mature of the concerns and respect that they are sincerely held. We are simply indicating oux belief that wa eh the project is completed, you will. find these problems do not materialize. As you, have no doubt noticed, we have taken significant steps to address even the limited traffic issues that currently exist. That said, we MaY be willing to pay considerably more than normal circumstances would indicate in order to alleviate concerns and foster good will among our neighbors on at.illcrof't and placer Midge Terrace. We would be willing to pay an amount toward. the repair of *.1111croft that may approach what you have suggested, such repair to take place at the conclusion of construction of our addition. However, we Would be willing to circ so only under the followlri g conditions: 1. congregation 31nai Tlk°vah obtains approval, of our conditional. use Permit from the county for the entirety of our project as originally r 0tpo ed, 2. Our neighbors on Hillcroft and placer Ridge Terrace do not oppose our proiect (including withdrawing current opposition) and., aaopefully, support it. 3. We obtain a release from the neighbors on H-411croft and placer Ridge from any responsibility for road repairs for those portions of the road beyond tate tap of out property line. 1 envision that withdrawal of oppos.i°tion could take a frame as simple as correspondence with the county indicating that based on agre mea is reached with the congregation over sr tigation of concerns, the neighbors ................. ...................................................... ...... ............I.,.......I............I.................. .............. ...................... no longer object to the PrOjec'6' being approved as originally proposed. ?!ease ;let Tne, know your response' 't is our hope' that this epmaitter _ can be fully resolved e-xpeditiolaslY and, both our project and rar 01 d. tba road can be assur— verytruly yours, Phil weismehl cc: Ror, Lyons 4/2312002 9.42 ............................................ ................................................. ........................................................................ ....................................................... ....... ........ .............''I'll''.......................... ...................................................... .................................................................................................................... Subject:Temple Expansion/Paving Agreement Date: Fri, 03 M gL 2002 12:21:5 -04110(EDT.) From: CCBBroker@aol.com Teed phinic @pacbel .net, lanalyon&ttbiscom, midvall ybro c ewthlink.ne lrawi@lttcengineers_corn,rnsanyalCamen.org,sl4shee attbi.corn,TpvalleOgmsn.com, rco .lyorzs ttbi..corn, o es@atfbi.com,p-al acy@pipelineccsnsiTuetionsery cesecom. Nle deA@sol.cam,l dant i .netcorn coo,kalm seiiarlaw.com,usbl kesGg ttbi.ccm, oy orldnet.att.net, CCBB et@aol.com, memlinj@edwardadmccaslincori, poet ch attbb.com, ro Sbs@jps.net, dl2@attbi.com, iltiO6 @ot.comm r°obert°211@webtv.net, llsinore@aol.com,mail@cheraxornore.nat May 03, 2002 €1!€r.Phil weismehl can mgafion O`nai Ttvah Hear phii: Thank you for your response to the paving proposals Sorry it has taken while to get back to you but it has been difficult getting everyone together. It is the feeling of the neighborhood that the issues of size of the expansion and the paving agreement are mutually exciu ive. If either of the two expansions is approved by the County,we would still expect the Congregation to contribute 80%for the Icer half of the roar. Notwilthstand,,ng the above. the residents feel strongly that it is of great importance to communicate with the County regarding the conditions of approval for any project that is approved. Since we live here on a day is;and day out bass there are legffirnate concerns regarding what vVill happen when and if an expansion is menced. We are aware that you have been working hard to improve traffic and oaddrig and vAll be presenting your data to the Couniy shortly. Hopefully an agreernent can be reached prior to the scheduled public hearing, Please feel free to call should you have any questions. I lock forward to your response. VeigrTruly Yours, Jim Wills t ut: 57312002 2;2; 'T 1 DEC 19 PH 4, 1 December 114i,, 2,6��� z t Ms . Lorna Villa Community Development Department Contra Costa County 65,1 Pine Street , North wing, 4th Floor Martinez, CA 94553 Subject ; County File #LP012112 , Congregation B ' nai Tikyah, Parking Variance Dear Ms . villa> The property in question is located at 25 Hillcroft way in the county between Lafayette and walnut Creek.. I have resided on this street for 40 years , The road is maintained by the home owners, not by the county. Above the Congregation driveway, it narrows . The parking lot at the property does not have marked parking places . A Congregation representative has told us that they already have a variance for reduced parking based on the occupancy of the existing building. . As a result parking is spilling onto Hillcroft Way above the entrance where walking is easier. For example, there have been occasions of parking in resit ence driveways and, on at least two occasions since my retirement in 1995, y have seen the edea so crowded with cars on both side so as to preclude access by emergency vehicles. Now they want to double the building area and, apparently; further reduce on-site parking . In addition, the Congregation has a religious school which is in session two afternoons a week and again on Sunday . Because of lack of parking, parents picking up children wait at the side of the road below the entrance until they can access the pick-up location. The road is wider there but residents have to drive against oncoming traffic in order to get home. Also, the lire of stopped cars block sorte residence driveways . I really don ' t know ghat they can do about the parking but the: problem must be addressed . The residents need to have safe and easy access to our homes . This expansion is bound to increase traffic and parking problems, and add to road maintenance, Ser ly yours , 1 yam Davis, Jr. 100 Hillcroft way Walnut Creek, CA 94596 925_9,35-"011 _..... 2 '17/4 " O C�ZO ppf 2 Lorne Villi Community eveloprnentbe r ;E r 651 Pine Street 4th 'Floor, forth Wing Martinez, CA 94553-0095 To Whore It May Concern: I am writing regarding the Notice of Public Review received by me with the County file number of #LP4121 12. 1 am not an attorney and am not sure gust what a negative declaration is, but I live across the street from Congregation Bnai Tikva at 34 Hillcroft Way, Walnut Creek, and would like to bring to your attention some concerns I and other neighbors have regarding the proposed changes for this property. am concerned about the impact if the existing parking area is decreased while the building size is increased by 11 ,426 square feet. An increase in building size of this magnitude will be supposed to have a proportionate increase in congregation size and/or usage of the facility. There is c rrentlnot enough parking space for the existing congregation, and several times a week the cars are lined up on Hillcro t Way extending down the hill to Springbrook, ergines running, while they wait for an available spat allowing them to enter the parking lets This situation ekes it very difficult for residents to reach their homes without waiting for up to 15 minutes in line. Also, all these cars' exhaust from constantly running engines cannot be good for the air quality. It is very frustrating to be caught in this lire, and it creates a dangerous situation sometimes when someone tries to pass the idling cars to proceed up the hills Also, when the congregation gets together, the parking can extend up the hill and around the corner---this private road is already too narrow in spots to allow .................... ....... .......I--,..........................-................... .........I..........................I......I............. two cars going opposite directions at the same time, and the parked cars only make it worse. I would think that increasing the building space so drastically can only increase the amount of vehicular traffic and problems currently existing; and to decrea$e the available parking spaces seems very contradictory and not in the best interest of either*the congregation or the residents of this area! The question of emergency vehicles being unable to get through in a timely fashion should also be considered. Also, the heavy traffic generated by the congregation .has contributed greatly to the poor road surface with potholes and erosion of this private road---the cost of any repairs and maintenance must be financed by the residents and hopefully B'nai Tikvah in proportion to their respective car traffic and is an issue which remains unresolved. Increased congregation traffic and construction vehicle traffic will likely worsen the condition of the road and create more expensive and extensive repairs that will affect everyone adversely. The planned building is to be situated on a very steep hill (one difficult if not impossible to walk down) and it's construction will likely require the removal of much of the foliage and soil. This is a concern because this area has many places that are very unstable, as can be seen across the street on the hillside of Acalanes Ridge where slides occur periodically with heavy rains. A slide on this *hillside could cause damage to the surrounding homes and traffic areas. How will the building be constructed to prevent or minimize the possibility of creating a more unstable hillside? Is there a plan to re-plant the hillside to help prevent the possibility of a slide and to restore the neighborhood to it's current woodsy" condition? The existing facility of B'nai Tikvah is a bit of an "attractive nuisance" in that it seems to attract those who like to "hot rod" through the parking lot, driving at excessive speeds both into and out of the lots leaving liquor bottles littering the hillsides adjacent ............. .......... ..........._...._. ......... ......................... ......... ......... . ...... __ _. .. ........ ............... .......... _.... ..__..... ...................._._....._... ............._. to the parking lot after some evenings of this behavior. This is a street without streetlights, and this racing around is potentially very dangerous to any pedestrians walking down the street at right-_--indeed, l think we are lucky someone has not been. injured to date, and would like to rake it even more safe for the young children who Tright not think to listen and pay attention to revving engines nearby where a car Tright be proceeding at a fast speed. A gated parking lot would at least keep these dangerous situations at a minimum. I realize Bnal Tikvah should be able to improve their facility the seas as any of the residents might wish to improve their homes and property; but l feel these environmental and safety concerns raised as a result of a larger facility and smaller parking area are legitimate and should be dealt with in a responsible and neighborly fashion,with the realization that the increase in size and usage of the facility will affect the satire neighborhood. Thank you in advance for taking the time to review this letter and bring it to the attention of any commission in charge of or responsible for this proposed project. Sincerely, Sandra Burget 30 Hil'lcrcft Way Walnut Creek, CA 94596 _... .._...._. .. ........ .............. ..._..... ......... ......... ......... _. .__........._... ._ _...... ....._.. _ . . _ .... ..... ............. .................. December 20, 200'1' k Lorna Villi Community Development Department Contra Gaeta County 51 Pine St., North Wing, 4th Floor Martinez, CA 9455 RE: Congregation 'nai Tikvah, County File #LP012 12 Subject Site at 25 Hillcroft Way, Walnut Creek To Whom It May Concern: As homeowners on Hillcroft Way we object strenuously tovariances decreasing the amount of required on-site perking at Congregation B'nai Tikvah. Hillcroft Way is a very narrow, very steep and twisting road that allows for minimal roadside parking. Attempting to pass parked cars when another car is caring up or going down this hell, especially ®n the curves, is dangerous and there have been some very close calls. This problem has increased through the years because of more homes and the membership growth of Bnai Tikvah. Some days, trying to get down the hill or trying to get hone is nightmare because of the cars lining the street waiting to get into the congregation's parking lot to pick Grp family members. Expanding the existing synagogue indicates to yrs a rise in membership, which, for safety purposes, demands ars increase of on- site perking. What is already a big problem for homeowners will escalate into even more congestion. The expense to the homeowners of maintaining Hillcroft' ay is also a factor since it is a private road and additional traffic means more repairs more often. Our rather concern is the removal of 12 trees which seems a lot for a hili this steep possibly resulting in soilmov rnent, We have seen this ........................................................... .......... ......................................... ................................... ....... ........................ problem on other hills when trees have been removed and there are no longer any roots to help hold the hillside from collapse, Has this been investigated and guaranteed by a soils engineer? Thank you for considering our letter. Hillcroft Way has been our home for 21 years and we love this neighborhood enough to try to protect and preserve the rights of all. Sincerely, Ron & Lana Lyons Tomberlin 126 Hillcroft Way Walnut Creek, CA 94596 925 930-9620 .............. ..................................................- ................................. ....................-.......................................... ............................... .................... ...... ................................. .................................................. ...................... fi R ` i gSKr s i' :. ...�..A.: is: a;f a•iir' .>: 8... ...: s. Ji:`., » .. ... . Yrs:, }e p:� _♦ .�: R `a�� - Po ♦" ax - Aw b8 t f F 4 a: a r 1 r WMARVm, �► : s of �` �,. �,•� r .s°i ✓""� .a.f_l. .r'..AI +A A ,irs . .,c w/yB j ' ,�`#,,,,�' ,,,•/�s /�> Mar <;� ' ` �f. December 2155 200120r„ DEC 16. CONTRA COSTA COUNTY Community Development Department LO UN—If21E,"I 111111-1iI?IIT�Ll, Contra Costa County `l Pine Street, forth Ming, 0 Floor Martinez, CA 94553 RE: County File#LP0121t2 Dear Ms. Lorna Villa, My husband and l are property owners at 908 Placer Midge Road in Walnut Creek. Our home resides about 600 feet from Congregation B'nai Tikvah. It has come to our attention that B'nai Tikvah is requesting building permits to expand their building. We are most concerned abort this future project, our safety, property values, and the comfort of our neighborhood. Our small street is already overburdened vfith their traffic from the many members attending services, after-school classes and weekend functions, It is inconceivable that they want to increase the size of their building and congregation while downsizing on their parking lot. We have too many cars that park in front of our homes already and at tunes even bloc our driveways. There have been many instances where there are so marry cars parked on our streets that one cannot even walk down the street safely. There are NO sidewalks and walking around and in between cars creates a real safety issue. This is especially hard on our children that walk hone from school. One of the reasons many of us live in this neighborhood is because we love the rural feeling of our street that aro lined with trees. The expansion of this building calls for the removal of 12 trees and a variance to exceed the35-foot height limit. These plans Vill not only tape away the beauty of our neighborhood, bort in some cases they Will obstruct the view from our homes: This will undoubtedly leadto a decrease In our property values. While we do not favor this project at all, we feel the initial study should be reevaluated. At the very minimum, their project should not even be considered without it being contingent upon there to repave the street, For years we have been trying to get B'nai Tikvah to cooperate with all the homeowners to Delp pay for the costs to repave our private street. As homeowners we do not feel it is our responsibility to completely pay for the repair of the strut since the congregation's members drive on it almost as much as we .................................. ............ .......................... .._....................... ............................. ............- do, if not more. As of today, they still, have not offered to pay for their share of the street. We feel that the proposed project would have a major impact on our property values and the safety of our streets and should be put on hold and reevaluated immediately. Thank you in advance for your concern in this matter. Sincerely, Sandra Merritt 908 Placer Ridge RD. Walnut Creek, CA 94596 ............................... .......................................................................................................................................................................... .............. ..................................................................................... ......................................................................... ......... ....................................... r 55 HifladR Way WgInUt Cm5k Ca 94595 December 26,2001 Ea County He#LP012112 D 1EC 2 6 2001 Ms.Loma Villa,Prqect Planner CONTRA COSTA COUNTY' Community Developtnent Department COMMUNITY DEVELOPMENT DEPARt�t�'i Contra Cost County 651 Pine Stivet, North Wing,4th Floor Martinez,Ca 94596 Sear Ms.Villa, I reviewed the notice of public review and documents referenced in the negative declaration submitted by Congregation l 'nal Tikvah (LP0'1211 ). I''would like to state my opposition to this planned; development in our neighborhood. The documents I reviewed seemed vague and somewhat inaccurate in painting a true picture of the current circumstances,ns, and the consequences of this development on this, otherwise, quiet neighborhood The 'Parking analysis presented by the architectural firm stated that the 'current parking has sufficiently served the congregation since 1988, This Is inaccurate and incompiete, the current parking condition is unbearable, On any given day, and any function, cars would be found dangerously parked slam both sides of'Hillcroft Way and blocking residents' driveways —inoldding my own on many occasions-.' Many Sundays and holidays I have found myself either looked in or locked out of nay home because of cars visiting the congregation parked blocking the entrance to ray driveway. This situation is not only a nuisance, but do wn right dangerous to my family and myself, Multiple contacts and complaints to the Congregation have not improved the residents' predicament. With the current parking situation seeming to stretch the limits of this neighborhood at it's seems, It appears Incredulous that the doubling expansion of the congregation would require less pew€rig spaces than the few currently available, I noted among the documents presented by applicant, some reference to shuttling services on high holidays, I must state that I have not witnessed any shuttling - - preformed, and the parking and traffic agony we are subjected to was not salved b any shuttling that rnight have occurred. Realistically, a growth this size would require more parking spots, not loss. The applicant essentially is asking to have the make, and eat it, too. I also found the reports lacking in any solid assessment of traffic demands, which would Inevitably increase, considering the sheer size of the proposed expansion. The current traffic situation created by pick-ups and drop-*ffs at the congregation crests a dangerous environment'for all the visitors of the congregation as wall'as the residents of the street, Several days out of the geek, residents head hone to find thernselves stuck in 'a traffic earn rivaling that of any on a downtown street. And ............I............................................ ................................I.... .... ......................... .............................. repeatedly are forced to create a second lane in ascending a blind and a dangerous street,which is not designed for this function. As to the street condition. Hillcroft Way is a privately owned, badly maintained, poorly paved, blind 'Uphill drive. The increase of traffic load posed by this growth cannot be managed by the condition of this road. For several years now, the residents have attempted to organize a project of repair/repaving. The applicant Congregation B'nal Tikyah has repeatedly ignored/refused to participate in any such improvement project, despite the fact that the visitors of the congregation — per the documents provided to the county — exceed the entire population of Hillcroft and Placer Ridge Road combined. Other concerns include the loss of the trees noted in the report, the height of the new building proposed, and the noise.factor. To replace the grace and beauty of these trees with a looming, large building will destroy the aesthetic beauty of our neighborhood, and do untold damage to our errvironment. The noise level from the current visitors of the congregation is always an issue late Friday nights, and early morning Saturdays and Sundays. I would like to request a noise level assessment to judge the current noise level, and noise pollution implications of future expansion. The growth proposed by the applicant appears to be headed to the direction of a full- time school on the premises, though this is not stated in the application. This appears a likely prospect in the near future, judging by the large number of rooms and square footage proposed. Should this happen, any quality of living on Hillcroft Way will be shattered due to the load of traffic, parking,and noise pollution. Whatever the purpose of this growth is, and bowever noble it may be. The havoc wrecked upon the neighborhood would be immeasurable, and devastating. Therefore I implore the reviewing authority to deny this application, and reject the concept of mammoth growth in our tranquil neighborhood. I thank you, in advance,for your time and patience in reviewing this rnafter. sincerely, Tara Mrat ........................ .................................................................. ................................ ........................................... ............................ .................................... ....................................... . .......................................................... _. ......... ......... .... . .. ......... ........._... ......... ......... ........_....... - _ _.. . _.. _. .. ......_.. ....... .. _- ... . ._....... ....... _. - ........._.........._................ Rjczerence:county fsle##LP01211 Ms.Loma Villa,:''rojectPlanner Cor--munity Development-Department FRLi ,, - contra Costa--o,mty 652 Pine S--eet,Nor h Win&4tH Floor CONTRA COSTA COUNTY Martinez,Ca 94553 COMMUNITY CEVELOPffENT DEPARTMENT Attention:Loma Vila,Project Pinner Dear Ms.Va.la, With regards to the documents referenced in the negative dec ra-�nn submitted by Congregation B'nai±il-lah�LP012112),the concern is the safety due to traffic and part' deeds. In reviewing the documents made available. We found assumptions were made (see architect Gary uenther's letter and it's enclosures dated November lg,,2001)that tbaere is no current problem witn ma:£fic or parkin, T'his is an incorrect statement, and one that is not supported by the dt�curuen.ts provided. As residents of the street,we believe that the expansion.by 11,426 square feet would cause an increase in traffic, parking, and would introduce compromises of safety to the all. involved.. Furthermore, current road conditon and width cannot withstand current load, act alone future expansion pians. We strongly recommend a traffic study is conducted, and its results are assessed prior to granting permission for this project. RegArds, Waleed A:. i s ° Ae tvc rAIR, d . C est e, 7L, Age 54� 5yl-e— ems . lCt ' p„ 6aFlE+� 57-6f < a ;, - ` :�. ,, January 22, 2002 Lorna Villa, Project Planner Community Development Department 02 JAN 651 Pine Street, 4th Floor North Wing Martinez, CA 94S53-0095 Y .F: Congregation S'nat Tlkvah/Expansion /File#LP012112 Clear Ms.Villa: As a resident of Hillcroft way for the past I 1 ears, I am concerned about the above referenced protect for a mummer of reasons. fly reasons are as follows 1) SCOPE OF THE PROJECT: The Temple has filed plans with the county Indicating ars addition of 11,000 plus square feet. They contend the addition is necessary to make thingsmore comfortable for their members and students. They have publicly stated that they foresee no increase in members (300 a pr x) or students (1 SQ approx) after completion of the project. I find their rhetoric to be at odds with tete facts. a) Fact: Contrary to the Temple's declaration to the County, there has always beer, Traffic, Safety and Parking problems on Hillcroft way due to the Congregation, b) Fact: Increasing the size of their facility will not decrease the Traffic, Safety and Parking Problems but only worsen the situation. c) Fact: Dace the project is completed the residents will have no control over Increases in school enrollment or additions to the Congregation. My position is that the expansion as planned is unnecessary and would have a;'prolonged negative effect on the residents of Hillcroft and Placer Ridge. We live here full-time,day in and day out. The members of the Congregation are transients despite the fact that they hold title to the property. Presentations by Temple representatives to the residents have failed to provide a be'able answer to the key question "Why are you expanding by 11,000 sq. to If you are not planning any additions to the Congregation or class enrollment", 2) TRAFFIC & SAFE': On temple class days (tues,thur,sun) our small street becomes a traffic mess and safety hazard, Parents lime up waiting to get into the parking lot to pick up their children. Cars (1€i to 12, deep) clog the mill going up, while cars exiting the parking lot are cathing down at the same time. The street becomes virtually unpassable at these times. Residents driveways are blocked and emergency vehicle access would prove to be quite difficult. Although we have lived with these conditions for a number of years, i do not believe any resident believes the 'proposed expansion would make things better. 3) PARKING: The Temple does not have adequate parking -under present circumstances and the expansion will not solve that problem, In the past they have parked all the way tap Hilicroft during special events, inciuding ¢blocking my driveway and parking in back of day car. 4) ROAD CONDITION: Our road Is private, narrow,and in desperate need of compiete repair. Previous'discussions with Temple representatives regarding the road have been fruitless. Only now do they say it is an issue they would be willing to discuss, The majority of out residents feel the road i^ s to be 4cormpietefy repaved. I faave seen nothing in the Temple's flings that address tills issue. There reeds to be a resolution prior to any approval of any expansion. ................................... ...............................................I..''...... .................................-...... ................... Page 2 of 2 (Temple Expansion) 5) CONSTRUCTION PLANS/CONDITIONS: The proposed expansion is a substantial project, and as such will present construction challenges that will be difficult to overcome. We have a small narrow road, the road below (Springbrook) is not mu'ch better, and the Temple's parking lot in inadequate. How do they Intend to manage the construction without severely Impacting the residents access to their own homes? In addition, the Temple has told residents that it may take up to one and a half years to complete the construction, It just doesn't make sense. I do not profess to know all the remedies that are available to residents in situations like this, We have 28 households on Hillcroft and Placer Ridge, some residents have lived here for over 40 years. It would appear that the majority of residents do not want this project to be approved as it Is currently proposed. I would expect that in addition to any letter,you will be receiving more from concerned residents within the next week voicing their concerns, Hopefully our concerns will have some impact on the approval process and the end result. 'fiery Truly Yours, aures F. Wills 1: 14 Hillcroft way Walnut Creek, CA. 94596 (925-937-7392) CC: Hillcroft/Placer Ridge Homeowners ............................. .............................................................................................. ...................................... ............................ ....................... .. ........................... .................- ..................................... ................................................. ......... ......._. ......... .11.11 ... -- ......... ........................... ...._.... ......... ......... ......... ..... .......... . ......... _........ ......... ......... _111_.1................ .............................. Fred w.d Carolyn'Poetzsch 22 Hillcroft Way { 'walnut Creck, CA 94595 .lanuary 23,2002 Lorna Villa, Project Planne CONTRA COSTA COUNTY Co muniry Development Department COMMUNITY DEVELOPMENT DEPARTMENT 651 Pine St.,4 Roor North Wim Martinez,CA 94553-0095 Congregation B$naa Tikvah Expansion Dear Ms. Via;' We are relatively new residents of FRI11croft Way and have been enjoying a lovely aarsal and residential environment for over two yds. Qualities about this neighborhood which>were attractive to us when we made the deoisiot to purchase our home here on Hilleroft Way were the hills,wooded laud and quiet,yet, close proximity to freeway access and city.: When we purchased our home we were aware of the Temple directly across the street and have be tolerating the Temple'tafffic and noise. It is typical for our drive-way to be blocked by congregation parents dropping their childret of F for religious school. Vibile these parents have been very polite and have moved their cars to let us in ar ou= we des wonde~how an urgency vehicle would be able to get up our read if it became recess. We understand that many of our neighbors who live higher up Hillcroft`may exp once much difficulty driving to or fiom S r ngbrook load during these school hours. Other Temple fi=tions adversely affect the traffic flow up and dowm H111croft Way as well. Please keep id d that cuts is a private,r a w,rural goad that was not constructed to cotnmedate heavy traffic. e condition of the road at this time is deplorable and must be addressed by Temple B nal &-vah as wvIl as the residents of HiRcr€sf't Way. Historically, we unde.ta:sd the Temple S'nai Tikvah has never offered or agreed to fmance any reconstruction of the road csrfner than the e�q€tivalent of a single lot Vie.With its extensive read usage and oczupation of lwger]=A parcel, surely the Temple should be responsible for a su stanfial financW contrilbution and responsibility toward any Tenovation/maintenance of Hillero-ft Way. At this time we are very concerned about the Temple's proposedexpansion project. ` milt;svc are aware that the present facility is inadequate,the proposed project seems oxcessive,As proposed, the building wil l extend close to Hillcroft Way, thereby impacting our-view on a naruraleavironment. Thou zthe Temple has promised to replace the trees they will be cutting down and add moo they have not addressed the problem of the very old pixie frees Which lie Hillcreft qday. 'These trees are subject to disease and will not su-rive more than a few=ore years. 'hey are our only camouflage for the huge building planned. The proposed:building would seem to be a very attractive invitation to prospective congregation rn. bers. The present`temple anembers elaim,that they are attracted by the small,intimate tg e on,but onecan't help assn g that such a neer and attr „ive facility will ineresse the congrepEon size and thereby increase tunic, parcitng, congestlor�noise,road decomposition anal genes safety. Though Temple members have"assured"Hillcroft Way residents that the congregation%V not expand meter the oonsauction.is completed,there is clearly no guarantee.?s nice:6=1ity rr_ight vary, possibly grow in the future to include marry more services and religious ...................................................... ..............I--..........................I......... ................................................... school sessions.As residents, we have no control over increases in congregation size and school enrollment. A smaller building project(perhaps 50%of the curTent proposal?)would more reah sti cally in ipro v We tho tomp,I e,facility white maintaining the rural feeling and s afoty of die_, neighborhood. `plc would suggest that the Temple reduce the size of the building addition proposal and provide substantial improvement to its property and to Filleroft Way before approval of the expansion as follows: • Provide trees that will camouflage the building after it is completed and in the future, thereby retaining, the narwal environment that is so important to the property value and ambiance of homes on Hillcroft Way and Placer Ridge. • Guarantee solutions to Himated parking,traffic congestion and safety hazards along Hillcroft-Way that are caused by Temple events and activities. • Negotiate and gaus-raintee a significant ffinancial contribution by the Temple toward the complete renovation of HilloToftWay. • Provide nighttime security in Temple parking lot to reduce vandalism,noise,loitming and gontral disruption. • Maintain road ad tion and safety wMle,construction is in progress(inoludingOvate ring the road to keep down dust). We hope these concerns and suggestions will be helpful in determining ffie provisions and the scope of the Temple B*nai Tik-vah expansion project. sinc--Zely, Fred and Carolyn Poetzsch 944-1737 poetzschg2itbixom, ........................................... ..................... -................... ........................ .................... ......I................................... ...................... ........................... .................................................. _. _.... ..._.._.. . ... ..............__......... ......... ......... ...__.... ..... .. _. ......... .... ........ _..._.._. ........ .........__.............. ........_.. ......._. January 24, 2002 Lorna Villa Project Planner Community Development Dept Contra Costa County Pe: Expansion of synagogue at 25 ;lil croft Way I represent icy mother who lives at 154 Hillcroft Way. She has lived there since 1948 when she and my father began construction of the house on H iicroft. At the time it was the orily house on Willcrbft. }'fatherdied in 1991 and I have power of attorney for my mother. I grew up on'Hillcroft and am at my mothers house at least once a week so I'm familiar with the issues addressed in this document. I was only recently made aware of the planned expansion of the synagogue and attended a neighborhood meeting where I first saw the proposed plans. I'm deeply surprised that the Development Department appears to be moving rapidly forward towards approving an expansion which will far i-nore than double the existing facility and has the potential for multiplylhg the existing vehicle traffic by up to 500%, An obvious example is the proposed expansion of the school facilities. Icy understanding is that no increase in students is projectedwhich seems either myopic or disingenuous. My concerns are as follows: 1. Parsing: The proposed expansion would clearly exacerbate an existing probfen?with cars being parked on the lower section of H llcroft between Suringbrook and the synagogue. `"riat area has no safe parking as it has two virtually blind corners and is barely adequate for two passing vehicles, certainly not three, 2. Safety: In addition;to the problem noted above, the read was never designed to handle large amounts of vehicle traffic. Agan, the assumption has to be that expanding the faclilty will result in substantiaily increased traffic. 3. Vehicie traffic. The proposed plains acknowledge that special events may result in occasions when a combination of vehicle traffic and lack of available parking require a busing service. it seems more likely that the sloe of the expansion alone will result in an ongoing trafflo/park€ng p,obiem. If busing is an ongoing issue, wi!i it be detailed In the plans other than addressed on a best efforts basis? 4. Environmental impact: it seems that the proposed project, although substantial,will somehow be accomplished with no disruption to the existing environment. A quick visit to the site would establish that Hlllcroft is a semi-rurai seting, placing 11,000 square feet of additional development on the existing slope cannot help but have an impact. 5. Road maintenance:The lower section of H llcroft is in very poor condition. It seems clear that ehe added traffic going to the synagogue has caused the deterioration of that section of the read. ,adding more traffic will only make the problem:worse, Additionally, the heavy equlpnt`eht required for construction will deteriorate the road further. If a business, located at the same address, proposed an 11,000 foot expansion and asserted that there would be rr inimal impact from increased vehicle tragic and virtually no added parking issues, it would hardly be viewed as a credible proposal, While schools and religious buildings ...I........................................ ................---......................-...1.11......... ......................................11......... should be treated more leniently, I believe that the Development Department needs to give the neighborhood more time'to access the project and comee a up with r asoned response. I I'm dubious that adding substantially to the existing facility can be done in a way that will not have a negative impact on the Immediate environment and the hill in general: However I'm willing to be convinced that it can be done, and the concerns listed in this letter and additional concerns which may arise will be addressed by the synagogue. I hope that the Development Department will not give approval at this time pending further study and fijrther Input from the peopie living or.. Hillcroft, the people who will be directly effected by this project. Regards John Dyer-Bennet ksozay@worldnet.att,net 510 654-2871 ............. ...................... ............ .......................................... ......................................... .................................. .................................................................................................................. ..............................................- ........... January 24, 2002 Low V , Project Planner Cortar}wx ty Development 651 Pine Street, 4'h Floor North filing Martinez, CA.94. 53-0095 Subject: Congregation Bnai TikvahZE-xpaDsion Couu*tty File*LPO I 2112 Dear s. Villa- As residents ofMcroft Way we have attended several meetings with the representatives of referenced congregation. We toured the e�dsting facility and agree t1rat the ciarent accommodati January 24, 2002 Me, Loma Villa, Project Manager Community Development Department 51 'pine Street,'4th Floor North Wing l lartlnez: CA 94563-0095 Congregation B'nal Tikval/Expansl n/Fill#LPOI211 Dear Ms. Villa; We have been Hill roft'' ay resl0ents for the last 27 years,We are concerned about the size and scope of the expansion project proposed by Congregation S'nal Tlkvah specifically related to the following Issues5 a safety 9 traffic parking a worsening road condition landscape size and scope of the project' We attended a presentation by Phil Weisr ehl, President, at W.Nal Tlkvah on the I e-' of this month at which tIma he outlined the proposed expansion and provided a tour of the current fadlllty: As resldents, we raised our concerns about safety and trafc< Phil admitted that schen families come to pick up their children from school,here is a-fine of as many as eight to tern cars waiting to circle through the parKing lot o p�up the This leis cIBuses delays for the residents who are trying to get to our homes. Was are forced to wait in a line of cars or drive on the left side sof the strut against on coming traffic. If someone is corning down the hill a:the same time, which has happened,traffic comes to a step and the road is blocked. Phil did say that the project calls for additional parking, hick, will be where'the temporary(trailer) classrooms are now located, We feel the traffic and safety and parking challenges will come further exacerbated during construction and after completion of the expansion. The plan also calls for the removal of twelve trees, which are to be replaced by an additional thirty trees, We would like assurance that the landscaping will done if the plan is approved, Hillcroft Way, a private road owned by the homeowners, is In dire reed sof repairs, specifically from Sprin brook Road to the driveway of the Congregation, which Is the highest traffic area. Sural TIkvah sees not have any funds In their plan to repair the read after construction is complete. Phil did say that they would tie open to discussions of repairs after oonstrustion is complete. It is our view that the construction Wicks carrying heavy bads of materials will further damage a road that already is a mass. ...........I..................................... ...................................11.......... ................................ ..................................... Ms, Lorne Villa Page two At a meeting some years ago regarding road repairs the Congregation representative indicated that they would be willing to pay a share equal to one house, They denied that traffic Jr., and out of their facility was greater than traffic in and out of the average Hificroft, Placer Ridge residence. Membership is approximately 300 families with 140 students, obviously creating a lot more traffic up and down the street than any one house in HIllcroft or Placer Ridge, As far as we know, no professional traffic studies have been done by the Congregation to determine the impact on the area. It is our understanding that an Environmental Impact Report has not been required, which also concern us, This Is a big issue that needs to be addressed before the permit is Issped and construction begins. Our requirement would be for funds to be put into an escrow account for road repairs if the expansion project is approved in any form. Even though the present classrooms are small and cramped the proposed expansion of 11,426 feet seems to be quite large. The Congregation has repeatedly indicated that they do not want to expand membership or increase school enrollment, which by their own admission has been declining. In light of these issues we don't feel that a project of this magnitude is necessarily the way to go In a residential community. Even though Phil stated that Fnal Tlkvah cannot qualify for a full time school, nor do they have a desire to do so; we feel there is a risk of increased traffic, This is a residential area and thus should afford the quite and safety associated with a residential area. This little-narrow street(road) owned.and maintained by the propo4 owners was not designed'nor built for the amount of traffic I it is already,carrying [at alone an increase due to the expansion as proposed. The original owners, we believe to be The Assembly of God Church, received a special use permit to build and operate the Church as it sits today (not including the temporary traitors), The expansion plans would drastically alter the>character and size of the Congregation's facility and the neighborhood In which it resides, We hope that you and the board consider all of the Issues raised in this letter when considering the approval of any expansion plans submitted by Congregation S'nal 11kvah, Thank you, Peter and Angle Coffee 1!7 1-1111croft Way Wainut Creek, CA WSS 925-938,-1254 ................................................ ..................... .......................................................... ....................................... ........... ............. ......................................... ..... ........ ....................................I................................................................ .............................................. Congregation Bluni Tikvah!File#LP012112 Borne Villa, Community Development Department. Madame, as a 73 yr. old postpolio,physically callenged resident of Hilleraft way 1Q highly € is€urbed by the Issues raised by the temple project. The issues are the one that to do with the horrific increased temple traf a there will be an hfflcroft way causing more road distraction, the lack of parking space at the temple because of the additional building on the temple parking space. The temple people should pay their fair share to keep the hilicroftway road in good shape and not expect hilleroft way residents tai dry it alone! Think you,Robert A.King,1 illeft way,', Walnut Creek, Cam 94596 1123/002 s l XO R11-1cm4t wzy m W-alnw Cru*,CA 94596 % 4 Fax:923.236-711 tksi miile tansit. -ittall To: Lorna Vil lit Fax, 335-1222 From; Meade Anes—Klein Dam: 1/24/2M2 Re:.� Te apse E\pansion-leillcaoll V+r'<ay pages: Total. 2 C jOick lacxc;atnd type namal M Urges 13 For Review a piemse comrivnt 0 tY � Le Dear Pis. Villa. Asa long titrac° ra idc ut on Hilleroll Way.l acral extremely conceniod about the pruposcd expansion of the Temple an Hillcroft Way,The r:urrerat iraa€fac:is had cu ough.but with an addition of 11<{00 s s. t"c cl to nd Oic only wa v foa Me'T'€rn lc to o€l:x— tltc cosis is with a larger caan regation and larger sclio al participation)the irtcreme-mal traffic will be more than excessive.Additionally.%ith as laargcr building and increased traffic.housing v aloes mill=fisc be=gitivcly impaamd. ANo, during the lengthy period,cat'co astrt coon,a=&-;to and from our residences U111 hauzriously hinder d.and all of us-will suffer tttoa,.�than merc"€nconveara eatcC.Currently,1Iis already exc a ivc trdTic can Hilt i'i Way,p'imaar ly as a result of the Tcmple,whicb has led to scriotas road dr gradation. Additional lrtaffic,cvcn if the read was repaired,-rill only lead to ftlydier problems las the road Nxili deteriorate over three and will need coastant tnaimenan t, I hope yota%ball seriously rc0c."r this Far mesal to light of the dctrimentz'al effom tt will ha-,v in this neighborhood. As as long-time resident. I firmly believe that this building ext=sion serves one ._ % e b 4 Q % % b 9 t Property owner (TemplO,It the expcxss,"ofthe rest of the neighborhood.and that Ellis is not %;ccpfabla.Thank you in advance Ibr considering riI coni,mcrltS vk#know that many-€r riot all fl�v neighLoTs.ham my colvccrns. sinccrclv. Meade .4mc,,-Ktelki g, r sy%ismQ.+m-ew.wry '3 i } ,S t tS i , tS t: ;i f? �4 t j 132 H llcro.-IL day ( Walnut Creek,CA 94596 January 24, 2002 ;I } t� Lorna'Villa, Prc+'ect Planner Cc mu ty 13c cicpmonr Department 651 Pine Stream 40 Floor North Win j €�tiraz,CA 94553-0095 Re. Congregation B nai"-tkvah, pile W LPO Ili 112 Dear I .'Villa, ,t J have boon a resident hcrneowAor on Hill Way. sir 10 years and so have andurad traffic delays with patience and obvious trafffic s risks vd repldation; Mlcroft Way is a,names, priyaw street in very poor condition which tins a.blind curve up a steep gill. �°t '�lkY& tinely eery multi car backups on thele,trees to ft r parking let ftm all the way around the curve down to Sprin&rook R ` urilIS tb� haptvp,B nzi T&vah sends ears rztarniu&down llereft,a badvoly bloom.g the strcct. Xe,lid is have the option to sit in the Wnai T&vah lineup or risk.a multi car pass uphilY around tbA°blind carry into teeming trafft.I ate€ new the rent of'tee '_c clovers and dread the thoujht cfthern attcrrapting to MAkt this vary risky pass. Our read:is in.miserable condition,Wnzi Tilvah puts hundreds of cm per wcck can it and har. in p the ast been'less than helpful with any plans for road improvements.Even without their fa.,ilit�P , eatpa cion,the rca.4 ;needs major work a s ett'improvem ns 0? .........''I'll,........I...................................... .................I.............I.........11.......... ............................... Wnai Tikes has stated they do not Plan to i:crease the size of thoir congregation.I cannot UI- imagine why not,This does nm seem credible with their recant plans of exp cion and the fiscal benefits of growth, At the least, it would allow Ebo current mimbor of tnombers to i=rcmo their utilization writh child and adult education, alone,would increase the current Paddng and a-d9f c problems. In surmnary,the Hillcroft Way tmffic and paking problems created by BI Tikyah is frustrating but more importantly, is a serious head on car accident waiting to happen,Au cxpawian would iucreas6c the charycc of this, Steven Mllick ii ............................ ............ ................................ ...................................... ........... ................................... .......... ..... .................. ....... ...................... .......................................................... ..................... j anuary 25, 2002 Lorna Villa, Project Planner A r omaxanity f3eveoptnentDepartment 651 Pine Street, 4`h Floor forth'ting 02 J AN Ivla:tinez, CIS 9:4553-0095 # � 22- RE: Congregation 'nai I' vah!Expansion/File#LP012112g tP : 3�f_Tfij Dir Ms. Villa, As a resident of Hillcroft Way I have the following concerns about the above referenced project: Temple size: Current size of the congregation is 7,872 square feet-new one is 19,298 square feet. Why so much more if congregation is supposed to serve the same amount of members. I believe the new temple will be so attractive it will bring many new members. The congregation does not limit n.€tuber of members -I was told the number will remain? the same,but I dna not believe it. Definitely more members will bring congregation more money--it will help congregation to cover the cost of the development. Road traffic: # Road is in a very bad. shape_the development will male even bigger damage. Who is going to pay for it? e Congrega;don°s usage of the road is higher than that of remaining people living can the Hillcroft if more members join the congregation it will be even higher.Nothing in the congregation's proposal mentions paying more for road maintenance. 0 Trafc is problem, Congregation member's cars block the road and.our driveways. Construction issues- * The construction will take 1.5 to 2 years--Maw we are going to survive so much noise for such a, long time? * Was there any environment impact sturdy performed--if so can we see it? if it was not done was there any reason. why? Some trees will be removed-any protected species?.Some beautiful oak gees will be removed- is it fair? I believe congregation is going to gain a lot,but properties value of lillcroft residents will go down-it is just not fair. I do not see how our neighborhood is going to benefit from the new development.' I hope that my concerns will have some impact on the approval process. Sincerely yours. l rystyna and ohdan Rugienis 8 Hiheroft Way Walnut geek,CA 94596 (925)210-1608 1475 Sprirgbr:ook Rd. Walnut Creek, CA 94596 0 #i" -4� e jj �e Feb. 28, 2002 Lorna Villa, Project Planner ` Community Developapent DDepte 651 Pine St. 4th Floor, Norht Wing Martinez , CA 9415_53 Ms. Villa, I have some series concerns about the proposed development of the Ist Xai Tikvah property on hilloroft Way, pile number I,FO+2'112. The proposed "expansion" of over eleven thousand square feet is, of course , well beyond any simple enlargement or enhancement of faeiliti,es. It will allow much more activity at the site by many more people® 'enile it is true that the congregation, at this time , wants to stay small, and there are no plans for more activities. at the site than at present, ad the new facility is appreciated, and,<Fthe possibility of revenue being generated by additional use, Sit is entirely likely that-',- as time moves on the use of the facility will increase steadily. After all, one of the worst things that can be said of any property in this Walnut Creek area is that "it is underutilized. Even your proposed compromise of an additional five thousand square feet instead of the huge eleven thousand., allows room for more activity during additional times, which :means more and more traffic getting to and from the new facilit . The biggest of my concerns about this development is the increase in traffic on my s 4reet, Springbrook Road. Over the twet�r-five gears have lived. here, I have noticed the volume and velocityof cars traveling an the street to have increased exponentially, while the enforcemen t of traffic laws has,-'remained the same. This is to say that thereis no traffic enforcement, and never has been. As all the building in the area has contrL.'outed. to the problem, at each step the County staff has said, as they have said about this development, there is no impact to the load and capacity of the street systema Contrary to what Xrm Weismehl said to me in a telephone conversation , Springbrook Rd. is definitely not a main thoroughfares It is a residential street, quiet at c'�s tunes Now, walking on the street is considered a. ' courageous undertaking. Really, to say that the increased capacity of either of the two Plans for this site will have no real impact on the street system is just not true® There must be more stringent regulation of use at this site, whether the development is the original, or the recommended one of the County staff. Saying only that the sanctuary and the social hall won*,t be used to capacity simultaneously is just not good enough. As I said before, any I acility not used tO its full potential is considered wasted in this area. Because of this belief, and because it is entirely ,possible that t1l i s facili ty will show an increase in use, I am concerned that more stress will be put on Tvreside�ltial street, further deteriorating the peaceful setting that attracted me to it. .....''I'll'-,........................................ .......................................... ...................................... ................................I....... In a.L-1 sincerity, I implore you to build in some serious and lonaCD term activity restrict-icons for this development, and re4uest -L - s om e traffic -enforcement in tnis area that has developed so much in recent years. Thank you for your attention. Sincerely, n- O'Brien ............................. .. ....... .................................................. .................................. .......... ................................ ................. .......................- ................ April 30, 2002 Lorna Villa Project planner Cor: .nuiuty Development Department Contra Costa County 651 Pine Street,,0'Floor,North' in Martinez, CA.94553-0095 Re: County File No. LPO121.12 Congregation BNai Tikyah 25 ffilcroft Way Walnut Creel, CA 94590' Dear Ms. Villa: The purpose of this letter and its attachments is to provide coniments on behalf of a number of the residents in the 1 illereft neighborhood on the "Findings and. Conditions of Approval for Development Plan. No, LP012112" which was prepared for the nearing scheduled for February 11, 2062. A number of the neighbors seek to react to the February do aine.-t in anticipation of the resubmission of the application by the Congregation BNai Ti ah ("Temple") which apparently seeks permission to expand the current facility by,11,42 , square Feet; Additional comments may well be appropriate afer submission of the amended application and/or in the event that the current staff recommendation is modified. As you are aware, the residents of the Hilicroft neighborhood are genuinely concerned about the impact of County approval of a significantly larger facility and the associated construction related impacts, to the residential neighborhood. Clearly, the opinions of the various neighbors differ in tone and detail, however, virtually all of the neighbors share a significant concern that the neighborhood may be 'adversely impacted. The following co€nrr;ents are not intended to encompass all of the thoughts of the various residents; they are merely intended to provide several thoughts which are shared by the various signatories to this letter. A number of signatories object to any increase in the size of the current Temple structure, others may accept a scaled back project. The proposed conditions are intended to prevent any project from creating greater adverse impacts on the neighborhood than.necessary. Our corranents are provided in two parts, the first includes the following text which addresses specific conditions provided for in the `ebruary staff docurne .t. The second {"Att�chrrse a A") provides vides sug ested additional conditions od approval whic1h s elateramarily to appropriate construction related requirements for a. major project in a residential neighborhood. For reference, most of the provisions in Attachment A were included permaits recently issued by a 000ument#261998-,,.a ...................................................... ............................................................ ........................................................ i.oma Villa April 30, 2002 Page 2 Central County efty for an ongoing project with less potential impacts on the surrounding neighborhood than the proposed Temple project. The comments on the Conditions of Approval are as follows- 0 Condition No. 3a is generally acceptable, however, the landscaping plans do not reflect that there will be any required landscaping to adequately address screening of the significant foundation and wall structure which will extend up nearly 40 fee, facing SpIringbrook. Adequate landscape and architectural improvements, including screening with trees and foundation plants, should be required tl�rough the approval process. * Condition No. 3b deals with granting a variance from the 204 par ng spaces required to 59 based on the 5,713 sq. ft. expansion. This variance is apparently acceptable to County Planning based on the mitigation offered by the Applicant with regard to ,carpoolingoff-site parking and enhanced parking attendant %� g supervision. We accept that this may be a good faith proposal by the Applicant, however, we feel strongly that specific conditions need to be placed in the Conditions of Approval requiring long term compliance with a detailed traffic control and. par-Eng program, Condition 9 kpparently tries to address the parking mitigation. We strongly request that requirements be placed in the Conditions of Approval and thereby be made available for public review and inclusion.in the permanent record for reference with regard to ffiture operation and use of the Temple.facility. 0 Condition IIA deals with limitations on construction activities. The neighbors believe that construction should not stat before 9 win, or alternative procedures should be implemented to prevent contractor's employees vehicles and construction equipment from congesting Springbrook and Hill-croft. during the morning coram Le time between 7-9 am. 0 Condition 11B is intended to address noise related issues. It seems appropriate that more stringent criteria be inserted which would require construction equipment to meet or exceed all Poise ordinance requirements (such as 60 dcb at the property line) and allow for further project specific requirements for appropriate phases of the construction. 0 No Conditions of Approval deal adequately with safety related issues on Hillcroft Way. Notwithstanding the County's contention the, Hillcroft Way, as a private road, is not within its Jurisdiction, pliblic safety issues clearly are witbdn the ..................................... ....................................................... ........ ...11.................................................... ................................................ .................................. .................................................................. ...................................I'll, Lorna Villa April 30, 2002 Page s County's purview when adopting Conditions of Approval inciUlding an extraordinary parking, variance. Issues concerning access, Mccludling road maintenance on Hillcroft, must be addressed from traffic and public safety safety standpoint within the Conditions of Approval. As indicated above, _these comments along with the Additional Conditions of Approval suggested in Attachment A, are not exhaustive of the concernsof the111,11uro-ft neighbors. We are hopeffithat jointly providing comments shared by a nu ober of the neighbors will. facilitate your integrating these thoughts into your reevaluation of the Conditions of Approval. e prospectively thank you for your consideration of these issues and encourage you to contact one of more of the undersigned concerting these coiTiments. If you have any questions, we suggest that you initially contact Kent Alm (daytime 938-1430) or Jig:? Will& Sincerely, NA7�S: ADDRESS: /v �3- r' ` /91 I uc � Irk _---------------____- � ! April 3820O2 ! �page4 _. ... ......... ......... ......... ......... ...._._.. .... ........ ...._..... ........__... ......... ......... ......._.. ......... ......... ......... ... .... .. .. ..__..._... ..._..... ......... ......... Loma Villa April 30, 21002 Page ADDRESS: �y t 6 ip �wf 3E8 T "A" ADDITIONAL NAL CONDITIONS OF APPROVAL GENTERAL REQU EAENT 1. Failure toI plea nt onditfn s: Failure of the applicant to implement follow and adhere to these conditions may result in revocation hearing proceedings before the County Zoning Administration. dditl€rnal Conditions:srrrs: If operation of the temple facilities causes material, adverse int acts on parking, noise, traffic, or other factors on the surrounding neighborhood, t1ne Commurndty Development Department may reasonably modify or add reasonable conditions of approval to mitigate such impacts or may refer the issue to the Planning Commission and Zoning Administrator for consideration at a public hearing. �. Notice to Neighborhood: Applicant to provide pre-construction, weekly'updates, as appropriate, and periodic notices to neighbors regarding traffic routing, anticipated irnpacts, and other projectwreelated issues. In addition Applicant shall prier to Construction, inform the residents by letter regarding the identity of the project contractor, the estimated time and location ofwhen and where the constriction work will begin, and a.list of County and Temple phone contacts. 4. Access for Emergency response and Service Provider One lane will be kept open at all times on County roadways and 1-L-1111croft Way. Emergency vehicles ,will always be granted ,access through the construction zone and Applicant shall require contractor to provide access on Hillcroft Way to service providers, including but not limited to postal workers and garbage company. S, Traffic Control: All reasonable efforts will be employed by Applicant's Gontractor to avoid use of Hiilcroft Way for construction activities. Construction equipment parking or delivery truck cueing shall be prohibited thereon. Adequate advance traffic control lane closure warning signage shall be installed during any period of construadon where norm,al flow of traffic on Hillcroft Way may be impeded. Applicant shall submit a tra it control and, signage plan in accordance with CalTrans standards for review and approval'by the County prior to issuance of permit, o. Holidays No work shall be performed on any State or Federal holiday ($.e: New "ear's Day, Martin Luther King Day, presidents Day, Memorial Day, Independence' ay, Labor Say, Admission Day, Coluinbus Day, <Veterans s Day, Thanksgiving Day and Day Ater Thanksgiving, Christmas Eve, Christmas Day, and New gear's Eve. 7. Overnight Storage; Overnight storage or panting of vehicles within, the roadway right of way is prohibited. ; 'finder no circumstances''shall'the roadway be blocked' because o placennent of construction equipment or materials on the roadway` Document#1.61897 v1 ............I........................................ ............ ....................................... .................................I...... ...................... 8. Construction Safety and Fencing: All excavations shall be securely covered at the end of each workday, All active construction zones shall be appropriately fenced and secured for the duration of"the project. 9, No Construction Parking: No parking on residential streets (including Hillcroft Way) wall fll be allowed for personal and construction vehicles belonging to the applicant or contractor personnel during the construction period. Applicant shall provide appropriately sized construction trash and debris bins/receptacles on-site. 10. Sanitation: Applicant shall provide portable toilets for benefit of its contractor employees or use of existing Temple rest rooms facilities shall be permitted. 11, Clean Up Activities: Dust control, litter clean-up, and similar activities will be required On a daily basis in construction areas and in the immediate vicinity. If requested by the homeowner/resident, window washing will be provided for the hom es immediately adjacent to the construction route at the end of the construction period. 12, Haul Routes: Applicant shall obtain prior County >approval for track or haul routes. Construction and supply vehicles and trucks delivering materials or hauling away debris are prohibited from parking, or operating from Springbrook Road and I-Ellcroft Way. 3. Site Cleanup. Applicant shall require contractor to maintain cleanliness in and around the construction site. Applicant to ensure daily cleanup of site and ensure that no litter or other Iru 'ion and cleanup activities shall be confined to the matter is left unattended. All construction i above work hours. Street sweeping of 11-111croft Vay shall be performed with sufficient frequency to keep free of construction debris and related dirt, 14, Ingress and Egress to Homes: Residents should have normal access to their driveways. However, if constniction activities require driveway access restrictions, such restrictions shall be mini-malized and in no event extend past the workday. Upon being notified by a resident for driveway access, the contractor shall begin preparing for access. This preparation shall no take more than 15 minutes before a resident has access under any circumstances, Special precautions shall be taken by Applicant and contractor to avoid any delay in leaving or entering the area<during normal commute hours. ' 1.5, Construction-Related Damages: Any construction-related. damages will be directly paid for by the Applicant or its contractor. Applicant shall offer to conduct a pre-construction survey of'driveways and landscaping adjacent to the constriction site in order to facilitate identification of any construction-related damage. Applicant shall conduct<Surveys if requested by property owner. Applicant shall also be responsible for any other ongoing mo-nitoring or assessment activities that it determines are necessary to evaluate possible construction related darnage claims. 16. Construction Supervision: Construction -contracts will require on-site construction supervision to address special needs, notices from homeowners, and m. onitor compliance with mitigation. Applicant shall have field people or. site whenever there is ongoing Dmiment#261897 v 1 ....... ............................. .................................... .................................... ............... ................................................ .......... ......... .............................................................................................. ........................................................... ................................''I'll'', ............_.... ....... _... ._. . . ... .. ...... . ......... ......... ......... ......... ......._. _.. . ......... ......... ......... _....... ...._.. .. _...................._........_................................. construction in the evert the contractor's representatives do not adequately monitor and address the special.needs. 1T Utility Mitigation: Utility service, to all adjacent residences, will be maintained during the construction period. In the event of a utility outage caused by the construction, reconnection will be ir_a:de immediately using on-site temporary materials and fcllowcd up with permanent repairs thereafter made in accordance with appropriate public utility specifications, at Applicant's expense. f 8. Martel Accommodations, .Applicant shall provide hotel lodging for chose individuals residing immediately adjacent to the construction route, who suffer significant inconvenience and upon demonstrated need. Such lodging shall be for period where specific individuals are significantly impacted. 19. Private Property. 'Construction workers shall respect private property rights. Contractorjs personnel shall not tale breaks on private property other than that owned by Applicant. 20. Roadway Waving. If open trench construction occurs on HillcrofL Way, the roadway shall be repaired (,edge grind and overlay) to County standards upon completion of +,he construction activities. A 2-inch lift of AC pavement shall be installed to three feet from each:side of the trench. 2 Traffic Control: Applicant shall submit to the County for approval a traffic control plan for traffic control of vehicles proceeding on $pr ngbrook and Hillcroft Way. 22. Insurance: Applicant shall obtain, or cause its contractor to obtain, a policy of co nprvhdr sive, broad farm, generat liability and automobile insurance a:ga nst claims and liabilities for personal injury, death, or person's damages, providing protection in the amount of at least $3million for bodily injury or death to any .one person for any one accident or occurrence and $3 million for property damage. The.policy shall be issued by an insurer admitted to do business in the Mate of California and shall be maintained in full force and e5ect throughout the duration of building permit. Moreover, the policy shall contain language to the effect that; (a) The policy shall not be cancelled or materially changed throughout the duration of the construction. Applicant shall provide County with current certificates evidencing the existence of such.coverage. 23. Prior to final inspection, the Landscape Architect shall verify in writing to the Community Development Deparf_nnent, that the project landscaping and irrigation has been 'installed in accordance with the final approved landscape and.irrigation plans. Document#2£1897 v] August 7, 2002 Ms. Mary Dunne-Rose Lafayette Fire Station 3338 MT. Diablo Blvd.' Lafayette,CA 94549 Dear Ms. Dunne-Rose, As a resident of Hillcroft Way, l must t voice my concern regarding the expansion of the `nal T kvah Congregation. ley main concern lies in the traffic and parking situation which will undoubtedly be exacerbated by the proposed expansion of the Temple. have enclosed with this letter actual photographs taken this year(refer to the attached). We are not protesting the proposed expansion merely in the name of convenience, but because of safety, On Temple function clays, the road i virtually impassable, and driveways are often blocked, trapping residents in, and out, of their own homes. In addition to this, Emergency Vehicles might be unable to reach Hilicrcft flay and Macer Road, leaving residents helpless in an emergency. As the mother of two children, and as a member of this community, I cannot stand by any expansion of the Congregation. Regarding the County Zoning Administraitor's report dated Monday, Feb. 11, 2002, "Hillcroft Road is a private road and street parking is not permitted" (Page S-7, Section d labeled "Street Safety"). Haw ver, no solution is proposed to eliminate the street parking, only a recommendation to curtall the existing problem. Currently,the Code Requirement ells for 93 parking spaces (Maga S- 4, chart). `there are only 45 spaces available(Mage Sn4,chart).With the proposed expansion, Code Requirement calls for an additional 204 spaces Gage Sao, chart). As the proposal stands now, only 14 new spaces (mage S-4, char;) vAll be created. Even if only the existing or only the expansion areas were used t one time,the Congregation lacks Code Requirements (by 34and145 spaces respectively).What this translates to is a massive discrepancy between Code Requirement and actual parking spaces, regardless of how the building is used. Thus, it is apparent that even if the recommendations of the County Administrator are translated into action, any progress will be reversed with the proposed expansion and the problem of traffic will remain. `hank you for coordinating this issue between the local residents and the Congregation. The previous meeting was informative, but my position is quite clear and unequivocal. T;!se present traffic situation needs rectification beffore any expansion can be considered. And when the residents and 1 see the results, net smoke and mirrors, then perhaps expansion can be discussed, }hams you. Sincerely, Tara Fikrat 55 Hillcroft Way Walnut Creek, CA 9459 (925- 210-0840) cc. l•-lillcroft/Placer Ridge Residents, Wr tion 6. . . aujildina t yrs° QR) vhoto Logend 4 �` • $ x g c E:n 4 sa, 1,4 PHOTO-03 Photo legend ICj "3� t SpriC1gbJrook c t�FJ p f( . xll).pc3 `� PHOTO-O) \ \ } \ 2 \ . .,. .., . «>w PHOTO-02 Photo\ � ; d . | S pd U.5xi l),PC � bm/k -� _�� Jeff Brotman 111 Rassiani Drive Manville, Ca 94515 September 27, 2902 IVIS. Lornalia Project Planner Community Development Department 651 Pine Streets 2"'1 Floor-North Wing Martinez, Ca 94553 Re: Congregation B'n ° Tikvah d Application LP012112 Dear Lorne: This writing follows our telephone conversation yesterday. I very much appreciated your taking the time to discuss some of the intricacies of this particular application. As you are aware, my family is a member of Congregation: B'nai Tikvah COST"), I have been a long time participant in CST'sLong Flange Planning Committee and others in connection with CRT's need to address the congregation's current physical plant. As Catherine-is aware, I have for many years been actively involved the shopping center industry in northern California. In that regard i have spent a significant amount of time working with our architects in the€r designing retail venues that not only are attractive but are functional. As a practical matter, if They are not functional, they are not successful. A pivotal part of functional design is the parking field, which has two chain components; number of spaces and ease of circulation, Shopping center parking fields are designed for continued and active use at all times. The neighbors' thoughts, concerns and perceptions have all been heard loud and clear over the past year following CST's application being submitted to the county for review. Contrary to the experience I oftentimes have in connection with the public hearing process, I believe CBT has been most responsive, considerate and sensitive to the public input . I believe CB Ps represe tatNes have clearly and effectively communicated the goals and objectives of the congregation. The county ordinances are typically enacted in consideration of"worse case scenarios", it is imperative, therefore, that any ordinances or any variances thereto, be applied in the context of the specifics of the facts at nand. CBT has, throughout the public process, articulated the manner in which CST is operated with respect to the"non" simultaneous use of facilities. Unlike the shopping center example noted above, temple's parking lot is most oftentimes not used even remotely close to its capacity. ..__ .... _... .......... ......... ......... ......... ......... ......... ......... ......... ......._. ......... .......... . ._....... ......... ........ ........ ...._...... ........... ...__..... ........ ..._ ..... As CBI's application moves ever closer toward the hearing before the Planning Commission and perhaps the Board of Supervisors,,it is important for each of these bodies to be ever mare of the "real" parking demand on this site based on the size of the sanctuary, not based on the simultaneous use of every square foot of the entire project as proposed by CBT. 1 believe it is only appropriate and fair for the county to ultimate make the finding for justification to approve the temple plan as mostly recently amended which includes the reduction of approximately 1,000 square feet. Should you have any questions of me, please do not hesitate to call me at(925) 736- -812. Thank you for all of your care and efforts in connection with this application, Sincerely, Jeff Brotman C: CBT Catherine Kutsur s, Deputy Director of Community Development ......... ......... ......... ._.............1.111_. ............. .._....... .............._............ ..............__..._... . ......... ......... ......... ......... ......... ......... __.._. _. _111.1 u S (9lrgt#t }} �yg{y is t'-s Off irr gf 11p 1lrr if f Warren E."Rupf Sheriff October 26,243 ?Mr. Dennis M. Barry, Community Development Director Co ni 'Development Department Contra Costa County 651 Pin. Street 4L Floor,North Wing Martinez,CA 94553-009-5 Dear . Barry: Sub,Lect Congregation R'nai Tiky li County Pile*LPO 12112 Assigned Project Planner:Lohra Villa Ppaject Description: The application is proposing to construct an 11,426 square4 pot wing to an existing sanctuary consisting of social halls class roes and associated facilities,i.ea bathrooms,kitchen storage rooms. Location D The development is in an area.of Walnut Creek that is both residential' and commercial. The proposed banding is an addition to an existing instibution for religious activities on a parcel adjacent to its headquarters and meeting place. The current plan,as submitted,does not meet the adequate standards of OPTED(Crime Prevention Through Environmental Design)strategies and the following recommendations are offered: 1, Doors a. AJI exterior wood doors shall be solid core with a.minimum thickness of'1 3/4" b. All exterior doors sh l be secured with a single-cylinder dcadbolt''lock with a minima throw of one inch. 1) The locks shall be so constructed that both deadbolt and deadlocking latch can be retracted by a single action of the inside doorknob: S"trike plates shall be secured to wooden jambs with at least 2 Yi-inch wood screws. No exterior hinge pins. 1980 Muir Road ®Madnez, Ca4t orria 945534800 (925) 313-2500 "Conarnunity Policing Since 1850....9" ......... ......... ... ...... ........ ......._.............__... ......... ......... ......... ......... ......... _..._.. ......... ......... ......... ......... . .... ........._... ......... ......... Sincerely, Ann Frisk Crime Prevention Specialist Office of the Sheriff Contra Costa County Administrative& Community Services Crime Prevention Unit(925)313-2723 eea Applicant/Owner ................. ................................................................................................... ......... ......... ......... ..... ......... ......... ......... ......... ......... _.. ......... ......... ......... ...................................... . ............................... CALIFORNIA AtAtvIE A MARIN SAN#vlATE[1 Northwest Information Center H I TOR>CAl $ , ccs t�sA MENDOCINO SANTA CLARA W-rsria State Univers; CONTRA COSTA MONTEREY SANTA CRUZty ESOURICE �q 2k R LAKE NAFTA SOLANO 1805 Maunce klanue t , SAN BENITO SONOMA 1110�Men Park,California 94928-56-a9 INFORMATION z�T SAN FRANCISCO YOLo �e#:707•664,2494 a Fax:707.664,3947 s YSTEII f, „� E na°st:rirrieaso?^oria,adu 10 October 2001 FileNo.: 01-CC-111 Ms.Lorna Villa Contra Cosa County Community Development Departrnent 651 Fine Street Fourth Floor,North Wing Martinez,CA 94514-1-0095 re:File#LP012112;AP RT: 177-182-05;25 Hillcroft Way Dear Yds.Villa, Records at this office were reviewed to determine ifthis project could adversely affect historical resources. The review for possible historic structures,however,was limited to references currently in spur office. The 0 ffice of Historic Preservation has determined that any building or structure 45 years or older may be of historic value. Therefore,if he project area contains such properties they should be evaluated by an architectural histm iar.prior to commencement ofproject activities, Please note that use of the terry bistorical resources includes both archaeological sites and historic structures. The proposed project area contains or is adjacent to the archaeolo icai siteCs3 ( A study is recce_.-nended prior to commencement hent ofproject activities. The proposed project area has the poss bi ity of containing unrecorded archaeological site(s). A study is recommended prior to-commencement of project activities. The;proposed project area contains a listed historic structure See recommendations in the comments suction be?ow. Study# identified one or more historical resources. It is recommended that a qualified archaeologist assess+.lie status of the site and provide project specific recommendations, XX There is a low possibility ofhistorical resources. Furflier study for historical resources is not recommended. The guidelines for-the imp ementation of rhe California Register of Historical Resources(Cal Register)criteria for evaluation o`h storical properties have been developed by the State Offilce of Historic Preservation, For purposes of CFQA,all identified archaeological sites should be evaluated using the Cal Register criteria, XX Cour review is based can scientific information.In addition,we recommend you contact the locall tribe(s) regarding traditional, cultural and religions values. Comments: If archaeological resources are encountered during the project,work in the immediate vicinity of the finds should be halted Cantil_a quahf od archaeologist has evaluated the situation, if you have any questions please give sus a call (707)664-2494. Sincerely, L h`orda Coordinato, Contra Costa County Fire Protection District t Fireidst (] KEITH RICHTER September 26, 2001 Contra Costa County Community Development Department 651 Pine Street 4'h Floor, forth Ming Martinez, CA 9455 Attention: Lorna Villa Subject. LPOI-2112 25 Hillcroft Way, Walnut Creek Gentlemen: We have reviewed the land use permit application to establish an 11;426 sq ft addition to an existing facility at the subject location. This project is regulated by codes, regulations, and ordinances administered by this Fire District and the State Fire Marshal's Office. if approved by your office, the following shall be included as conditions of approval: 1. The developer shall submit two (2) complete sets of plans and specifications of the subject project, inciuding required fire protection systems, for review and approval prior to construction to insure compliance with minimum requirements related to fie and life safety. Plan review fees will be assessed at that time, (2.206)CCC Ord 99945 2. Submit plans to: Contra Costa County Fire protection District 2010 Geary Road Pleasant Hill, CA 94523 To schedule field inspections and tests, call 925-930-5515> 3. The developer shall provide an adequate and reliable water supply for fire protection with a minimum fire flow of 2999 GPM. required flow shall be delivered from not more than two hydrants flowing simultaneously while maintaining 20 pounds residual pressure in the main. (953.2) FC 4. The developer shall provide one hydrant of the Fast Bay type, Hydrant' location: will be determined by this office upon submittal of tine copies of a tentative map or site play. (903.2)UFC i._7 2010 GEARY ROAD ® PLEASANT MILL, CALIFORNIA 94523-4694 e TELEPHONE (925) 930-5570 a FAX 930-5592 3 65327 OE'ERREELD DRIVE a ANTIOCH,CALIFORNIA 94509 a TELEPHONE (925) 757-1303 °t..FAX 754-$$52 I. AJ..e.r Y''.4t >esv Ast fix . 9`ev c».R.Cd.>iKO T.fCi Hl 3^91F.`9I'!-fM ................................................................... ................................................. ..................................................... ................ CCC Community Development -2- September 26, 2001 5. The fire hydrant shall be installed and in service prior to construction. (6704.1)UFC 6. The building as proposed shall be protected with an approved automatic fire sprinkler system. Submit two sets of plans to this office for review and approval prior to installation. (1003.1)UFC It is requested that � copy of the conditions of approval for the subject project be forwarded to this office when compiled by the planning agency. If you have any questions regarding this matter, please contact this office. SincereN, Richard S. Ryan Fire Inspector RSR/snb FILE PROJECT 111$3.1tr CE. Paul Kelly, AIA 146m3$' Street Berkeley, CA 94710 .......... ............................ ......................................... ........ ......................................... .......... ........... ��--X.........-I0000.' ............. ... .... ..................................... ....... ... ............................................................. .................................................. BAEFSKY & ASSOCIATES -LANDSCAPE ECOLOGYU ' N CorWegadon Whal Tikyah 25 Hillomft Drive Walnut CreoV,C1 Subject-Follow-up on Preliminary Arbeat Report of December 13,2000 The following memo is'an update of a previous Mort,and'< s into aow=t a recent engineerims survey.vAth trees located to scale darter Savio&Rol,Inc.-6(14101), . d major chanps to myirs�s are the addition of duw trm that will be impadod by construction,and the fmdffig that t1vu additional ' will requirc removal,given the existing plan. At the west of the architect one trunk was rc-nimur4 and using a different angle of measurement was found to'be smallcr them pre°v t y reported(#17 42R,521 reported Clue to angle of me est). Al o8 the,distances from tri vurib,and Bunts widda driplines have changed,along With likely impacts and ray recommondatlons. in addition,the numbering of trot#16,17& 3 have been adj ted; 16 is a previously not reported on true,the now 17 was previously reported.on as 116% and the new I previously reported on as"17". NEWTREES #16 Valley Oak Quercw lrobata l titer ":Seedling In fair condition * #19 Valley Oak cw Johata)diameter from =30"t Good condition * *2-ovatley 04c diameter ey-2$`,Vaic condidon * 421 Valley Oak diameter measured at 4.51 above grade-2C 1",Fair condition AFVISED SUMMARY NEGATIVE IMPACTS * No Measurable Impact: * Sam#Measurable`Impact: I tri * Loss-0 12 trees Nota."Me loss oftwo ofthe three trams,#17& I (tom large Valley col),will noga&ely laW t the below thea(19&20)since the trees am essentially one interlocking ire of roots and branches. REVISED ATI l 1. Prior to removing tree#17& 19,install chain link and sit fencing atm mid- way point between tree#19&20,to prevent incursions urs foot or vehic1c within the trees trooting zones. Maintain a tree protection zone around theft two trees as follows: #19. 10 feet from`wank uphill,outside of dripfine on sides 20 feet ftom trunk uphill,outside of dripline on sides 2. Remove tree#17& 18 by manual or imcket work that drops their wood upalope,so as not to dis€wb the tis below. P.0, BOX 3I 1, ORMI A,CA 94563 (925)'A'54-7950 - E (925)254-4729 E-MAIL: inbaefsky@igc.org Temple Bnai Tikvah gist Update Weber 24,2401 25 Hi11oroR Way,Coto ra Costa county REVISED RECOMMENDATIONS 3. Excavate and ins ect the teat crown regions of#'18& 19,and peve ldi t l sail buildup in that rmon by construction retaining walls npslope, as Is needed, 4. Evaluate fir chance Ping needs,and selectively remove lower branches,prior to grading,to prevent damage. Use certified tree workers or workers supervised by certified arborist to sake oltiy tltinetg cuts. For tree#19,24&21 have all cats approved by consulting acr iced arborist. S. After removals and clearance prig is finished,begin irrlgat4 trees on slope to Increase their°vigorand make passible roost pruning, 6. Using the air spade method Ypossible,trench and profesilonally prune all sets that will be destroyed by gr c duirpcuts. Keep cxpuscd roots moist unill they can be covered with moist soils 7. Protect fenced rooting zone during construction by maintaining feces,mulch cover cm all sail sm-faces,and IrT%ation as directedby consulting certified arborist. Respectfully submitted, Ichael Bae. Baefsky Associates 2 LANDSCAPE ECOLOGY CON�SITLTANTS Temple B Tikyah Artr1st Leta < Wober 24,2001 2S Hilloroftway.Contm CMU count TABLE OF L LY NEGAmm DeAcTs from trunk Gln € dri lin (1064 f td 9#: No t tart €ey 01�6 No Moray ping so In M sda �S act lraras � Ir ,7 Q # o 4—Wo—nterayphe 0% tt astir abts s� d 4 . 1s Incento cedes 171 9 Incense>oaadr All 1 Loss 10Incense'cedar1F3. ass 11 no 1 Y*I *ak 10.2 0 1 Ldp 1 trs 'd tQ.3' i 1 0 cedar All Rsra dr 19e71s Oak Qvy , a T , ou- �'! 11 * € � $mss ' Inoasurte t 1 Stumble Sol ;z1alley Oak -- 1,1:2 NO ac! g ......11.11,............................................ ................................................. ...........................................- ...................................... Tempit.Bnal Tikvah Arborist Update 00oW 24,2001 25 HP11creft Way,Contra Costa Comy FIELD NOTES: #16 Valley Oak(Qwcus lobata)diameter=6":Seedling In fair condition #17 Valley Oak(previously#16)circumfrenco at 4.5 feet above grade=88" 45" 919 Valley Oak(previously#18)diameter derivedfi-om survey=30" 9 Status in Stand:Co-dominant with#16 & Conditiorr.Good - Rooting Zone-fail: vegetated and naturally mulched slope,shallow tDP3011. . Root Crown Region-burW . Trunk leaamg downhill - Good branch distribution - 25%deadwood #20 Valley Oak(previously#19 diameter derivedfrom survey 28" • Status in Stand:Co-dominant • Condition:Fair . Rooft Zotic-fair:vegetated and naturally ulobed sloM sWlow tDP8011 - Root Crown Region-buried . Co-doininant scaffolds . 35%deadwood #211 Valley Oak diameter measured at 4.5abovo grade=26,P Status in Stand-Doemant Condition:Fair Mooting Zone-poor:very shallow topsoil,stoop slope,uphill building and rttalnigg we - Root Crown Region-buried - Tmnk Im9n uphill . Co-dominant scaffolds . Low vigor . 15%deadwood Bnfsky&Associates 4 LANDSCAPE ECOLOGY CONSULTANT'S .......................................................... .................................. ............ ............................................. ............................................... ..............................................- ................................... ........ _........ ......... ......... ......... ......... ........ .......... ......... ......... ......... ......... ......... ......... ......... ............ ......... ......... ......... ......... ................. ........_........................................................... NEGATIVE DECLARATION CP Community Contra � re : �'� orr4mu ' e;o ctnr, Development Department Costa L-1 County County Administration Bukling E 0 052001 651 pine StreetS.L. WEIR, COUNTy A4gg } 4th Roor, North Wing vlartinez,C;alifiornia 94553-0095 UNTY i� CONTRA COSTA Co �"" Phone: � PTY (925)335-1210 DAT December 5 2001 NOTICE OF PUBUC REVIEW AND INTENT TO ADOPT A PROPOSED NEGATIVE DECLARATION County File #LPO 12112 Pursuant to the State of C'.alifomia Public Resources Code and the"Guidelines for°,Lmple~mentation of the California Environmental Quality Act of 1970" as amended to date,this is to advise you that the Community DevelopmentDepartment of Contra Costa;County has prepared an initial'sti dy on the following project: oil re ation Bnar Tike(Ali plicant/Owners),County File#LPO121 I2: The applicant requests a land use permit to expand the existing synagogue-by 11,426 square feet. A tree pewit to rerroVC 1? trees and Variances to deer asc.they amount of required on-site parking and to exceed, the 35-foot height limit. The subject, site. is located at 25 Hillcroft Way in Walnut Creek. (R-1.5) (SL) (CT:3400.12) (Parcel#1 7-i82-005). The proposed development kvih riot result in arty significant impacts. A copy of the negative declaration and all documents referenced in the negative declaration may bo reviewed in the offices of the Community Deweloprnent department, and Application and Perrnit Center at the McBrien Administration Building; North Wing, Second Floor, 651. Pine Street. Martinez,during normal business hours. Public Comment.Perla'--Th-c period for accepting corrunents on the adequacy of the environ nental documents extends to 5.00 RM., December 26, 2001. Any comments should;by in writing and submitted to the following address: Name: Lorna Viiia Community Development Department Contra Costa County 651 Fire Street, North Wirg, 4th Floor Martinez,CPQ 94553 Office Hours Monday - Friday:8:00 arra. - 5:00 p.m. ............................................................ .......................... ............ It is anticipated that the proposed Negative Declaration will be considered for adoption at a meeting of the Zoning Administrator on January 7, 2001. The hearing is anticipated to be held at the McBrien Administration Building, Room 107, Pine and Escobar Streets,Martinez. Name:' Loma Villa Title: Project Planner cc: County Clerk's Office(2 copies) .............................. .................................................. ................................... ............................................................................................. ......I'll, I'll,................ ................. .................................. ................- Y Environmental Checklist Form 1. Project Title: Land Use Permit LP012112 2. Lead Agency Dame and Address: Contra Ccsta County Con pity Development Department 651 Prov Street, North Wing-2nd Floor Martinez, CA 94553 3. Contact Person and Phone Dumber: Lorna Villa (925)335-1236 4. Project Location: 25 HElcroft Way,Walnut Creek 5. Project Sponsor's Dame and Address: Congregation.B'nai Tiltyah 25 Hillcroft Way,Walnut Creek,CA 6. General Plan Designation: SL, Single Family Residential 7. Zoning: R.-15, Single Fly Residential District S. Description.of Project: The applicant requests a hand use permit to expand synagogue facilities by 1.,426 square feet.A trace perLt to remove 12 gees, and Variances to decrease the amo-ant of required on-site parking and to exceed the 35-foot height limit. 9. Surrounding Land Uses and Setting: The site is surrounded by residential uses 10. Other public agencies whose approval -Public Works is required(e.g.,permits,financing -Building Department approval,or participation agreement). EDVII`'.ONTMEINTTAL FACTORS POTENTIALLY AFFECTED: T he environmental factors checked below would be potentially affected by the project,involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. Laid Use and Planning ,.___ Population&Housing _. Geological Problems Water _._ Air Quality `., Mandatory Findings of Significance Transportation! Circulation — Biological Resources Energy&Mineral resources Hazards .........I........................................................ ........................................................ ............................................—..... .................. Noise Public Services Utilities &Service Systems Aesthetics Cultural Resources Recreation X No Significant Impacts Identified DETERMUNATION On the basis of this initial evaluation: ILD NOT have a sign ca t effect on the enviro ent, and a _X I find that the proposed project COL LFin NEGATIVE DECLARATION will be prepamd. I find th at although the proposed project could have a significant effect on the environment,there w ill not be a significant effect,in this case because the mitigation measures described on an attached sheet have bee-,added to the project. AMITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and art EN-VIROINYMINTAL EVIPACT REPORT is required. I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by n-iitigation measures based on the earlier analysis as described or attached sheets, if he effect is a "potentially significant impact' or po ety signiicant unless mitigated." An ENVIRONMENTAL B-11PACT REPORT is required,but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a sign. ificant effect on the-environment, there WILL NOT be a significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an earlier EIR pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier ELS,, including revisions or mitigation measures that are imposed upon the pro-posed project. Sign atunre Date De=inber 5,2001 Loma Villa CCC Communily-_Dgvelopment Department Printed Name For . ....... ........................ ...... ......................... ................ .......................... ............................................ ..................................................................... ........................................................... ......................... ....... ................................ ........................... _........ ......._. .._...... ......... .. ........ .......... ....._..... .......__ ......... ......... ......... ......... ......... ......... ......... ................. ..... ._..._.... ..__..... ......... ......... SO RC-ES In the process of preparing the Checklist and conducting the evaluation,the following references (which are available for review at the Contra Costa County Community Development Department, 651 Pit e Sheet 5tIh Floor-forth Wing,Martinez)were consulted. A Coats Costa Resource Mappin System-Quad Sheet Panels -,CA 2. The (Reconsolidated) County General Plan. (July 1996) and ELR on the mineral Plan (January 1991) 3. General Plan and Zoning l aps 4. Project Description 5. Zoning Ordinance 6. Site Plan 7. Site visit on October 18,2001 8. Public;Works Department Comments 9. State of California, Contra Costa County, Special Studies Zones leap dated 1-1-82 10. Contra Costa County Flood Insurance Rate Map dated Sept 7,2001 11, Geotechnical.Engineering Investigation Report dated 11-24-00 12. State of California 1998 Hazardous'waste and Substance Sites List bar California Elistorical Resources lhfb mat on system letter dated 10-10-01 14. Darwin Myers Associates letter dated 12-3-01 15. Prelim .&-y Arborlst Report dated December 13, 2000 EVA, LjATION OF EINTVIRONME TA. IIAPACTS; Potentially Sig��icant Potentiahy Unless Less than Significant Mitigation Signific- ant ignif eant No !=act Inco orae on;.; !Mpact I. AESTHETICS. Mould f--e proposal: a. Have a substantial adverse effect on a _ � X scenic vista?(Source#2,3,4,6,7) b. Substantially damage sceni^resources, _X� including,but not limited to, trees,rock outcroppings, and historic buildings within a state scenic highway?(Source#2,3,4,6,7.15) C. Substantially degrade the existing _ �yR 4 visual character or quality of the site and its surroundings? (Source#4,6,7,15) d. Create anew source of,substantial:light _. _X_ or glare which would adversely affect clay or nighttime views in the area? Source#4,6,7,15) SUMMARY: The subject property is on a north-facing hillside above Springbrook Road. Hillcrof<Way ascends southerly and easterly from and intersection with Springbrook Road to the south side of the property. Hillcroft Way continues upward to the east and south beyond the entrance to the Synagogue driveway and parking lot. The existing facility includes a sanctuary and outdoor gathering facility at the norddh side of the :urge,flat parking area. The sanctuary is a two-story structure built into the top of the hillside between the site and Springbrook Road.The slope around the structure varies and there are several trees below the parking area. The new addition will be on the tap of the down slope to the west and southwest of the parking lot. The addition will be similar in color, material and design with the existing building. The proposed addition will not have a significant effect or, the on the surrounding view from the adjacent residential Domes because one story will extend above grade and one story will beat basement level. The applicant is requesting a variance to exceed the 35-foot height limit by 2 to 6 feet.; However,the overall effect of the additional height will be insignificant because from the parking lot grade the addition is 29 feet in height and the existing building is 33 feet in height. Additionally, the removal of trees proposed will not negatively affect the site as reasonable development of the property would rewire the removal of the indicated trees. 111. AGRICULTURAL RE,SO�..r'RCES:In determining whether impacts to agricultural resources are significant environmental effects,lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment.Model(1997) prepared by the California Dept.Of Conservation as an optional model to use in assessing impacts on agnicultural and farmland. Would the project: a. Convert Prone Farmland,Unique Farmland, X_ or Farmland.of Statewide Importance (Farmland), as shown on the reaps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?(Source#2) b. Conflict with existing zoning for agricultural use, or a Williamson Act contract?(Source#2,4,7) C. Involve other changes in the existing environment which, due to their location or nature,could result in conversion of Farmland,to non-agricultural use? Source#2) Potentially signTlmnt Potentially i3r,-*'ess Less than SiPu ftcaat 'Mitigaeon. Sigafflcant No �tl�dGt fIlC6'�Jfl3'at.1DE _"i sCt `:FE_ s��.GC SUMMARY: The subject property and surrounding area is developed and will not resO- tin.the conversion of ag cul"Uralland, III. AIR QUALITY. Where available,the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to male the following determinations. Would the project: a. Conflict with or obstruct implementation' _ of the applicable air quality plan.? ,Source##2,4) b, Violate any air quality standard or contribute to an existing or projected air quality violation?(Source#294 C. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard tincluding releasing' emissions,which -exceed gaantitative thresholds for ozone precursors)? Source#2,4) d. Expose sensitive receptors to substantial X– pollutant con;entrations?(Sc rce#2,4) e, Create obiecdona.ble odors affecting a _ _ � � –X substantial number of people? Source#2,4;0,7) SUNW-A.RY:The proposed development should not affect the air quality of the s zbject si*e o; by elle quality ref the area. IV. BIOLOGICAL RESOURCES. Would the project a. Have a substantial adverse effect,either directly or through habitat modifications, on any species identified as a candidate, sensitive,or special.status species in local or regional plans,polices,or regulations, or by the California Depar=ent of Fish and Game or U.S. Fish and Wildlife Service? Potentially Significant Potenda'?y Unless Less than Significant Mitigadon Significant No itntnnact Incorporation L-nnact irncactt Source#1,2) b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,regulations or by the California Department of Fish and Cari3e or US Fish and Wildlife Service?(Source#1,2 C. Have a substantial adverse effect on X— federally protected wetlands as defined by Section 4€34 of the Clean Water Act (including,but.not limited to,marsh.,vernal pool, coastal,etc.)through direct removal, filling,hydrological interruption,or other means?(Source#1,2) d. interfere substantially with.the movement � � —X— of any native resident or m gratory fish or wildlife species or with established.native resident or Migratory wildlife corridors,or impede the use of native wildlife nursery sites? Source#1,2) e. Conflict with any local policies or ordinances protecting biological resources, such as :!s tree preservation policy or ordinance? Source 252,5) f. Conflict witli the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local,regional, or state habitat conservation plan? Source# 1,2,4) SU'NW -R-. here are no endangered species oil this site. V, CUL'pLM AL(RESOURCES. Would the project.; a. Cause a substantial adverse change in the sX_ sigfficance of a historical resource as defined in 315064°5?(Source#,1,2,13) b, Cause a substantial adverse change in the significance of an archaeological resource oursuant to X15064.5?(Source#1,2,13} C. Directly or indirectly destroy a unique _ —X— _..... ......... ......... ......_.. 1111 ...... ...._......__ ......... ......... ......... ......... ......... ......... _. 1111 _1111 1111.._.. ......... ......... ......... ......... ........_....__...._........................................... t 7 Potentially Signihcant POteltIally Unless Uss than signilficant Mitigation Significant No IMP—Act IncooTaoa act Irnnact paleontological resource or site or unique geologic feature?(Source#1,13) d. Disturb any human remains,''including _ —X— those interred outside of formal cemeteries (Source# 1,13) STJINW- Y. On October 10, 2001,the California Historical Resources Information System indicated haat there is a low possibility of historical resources on the site and further steady is not'recommended. VIT, GEOLOGY ANIS SOn S -Would the Project? a. Expose people or structures to potential substantial adverse effects,including the risk of loss, injury,or death involving: 1. Rupture o<a known earthq;aake fault, � � —X— as defeated on the most recent Alghist'- priolo Earthquake Fault Zoning heap issued by the State Geologist for the arra or based on other substantial evidence of a known fault? Refer to Division'of 1' ns and Geology Special Rublica;ion 42. (Source#1,2,6,9) 2. Strong seismic ground shaking? 3. Scismic-related ground failure,including —x— liquefaction? x_liquefactio ? (Source#1,2) 4.Landslides? (Source#3,2) b. Result in, substantial soil erosion or the loss of topsoil?(Source# 1.2,11) 1 C. Be located on a geologic unit or soil that is � —X— unstable, _unstable,or haat would become unstable as a resin:of the project,and potentially result in on-or off-site landslide,lateral spreading, subsidence,liquefaction or collapse? (Source x#1,2,11) d. 'Be located on expansive soil,as defined in _X_ Table I 9-1.-B of the Uniform Buff-diel Code ;1994),creating substantial risks to life or property? (Source#1,2,11) e. Have soils incapable of adequately supporting _X_ the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of waste water?(Source##1,2) --I'll..''...................................................................... ............................................. ....... .................................. Significant Potendauy UTLIM Less than Significant Mitigation Sign cant No iw—act Inqg'TOTat':g4 impact Imnact SUNEVLkRYThe geological eng-n-_-_rmg investigation report submitted indicates that the nearest active faults are the Calaveras,6 kilometers away and the Hawyard fault approximately,14.5 kilometer away. I T he report also states indications of slope instability were not observed in the proposed building area or in the hillside immediately downhill of the building area. VII. HAZ.kRDS AND HAZARDOUS MATERLkLS - Would the project: a. Create a significant hazard to the public — or the environment through the routine transport,use, or disposal of hazardous materials? (Source#4) b. Create a significant hazard to the public — or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source#4,) C. Emit hazardous emissions or hand. Lx_ hazardous or acutely hazardous materials, substances, ow waste within one-quarter mile of an existing or proposed school? (Source#2,4'), d. Be located on a site which is included on a -X- Est of hazardous materials sites compiled pursuant to Government Code Section 65862.5 and, as a result,would it create a significant hazard to the-oublic or the environment? (Source#12) e. For a project located within an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport or public use airport,would the projectresult in a safety hazard for people residing or working in One project area. (Source#3) f. For a project within the vicinity of a private -X- airstrip,would the project result in a safety hazard for people residing or working in the project area? (Source#3 9. impair implementation of or physically %_ interferewith an adopted emergency response plan or emergency evacuation plan? (Source#2,3,6) ......... ................................. ....................... ......................... ..................................... ...................................................................................................................... .................................... .............. _. _._... ......... ......... .._.........._.... _ _... ............ ...-_..... ......... ......... ......... ......... ......... _. ._._.. ......... ......... ......... ................ ............................................................. �eten�auy Significant PotenMy ueitss Less t<an Sign-Mean; Nliitgatim S ga icr t No L-Ract Ln arab-V ac: impact h. Expose people or structures to a significant _X risk of loss, injury or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residen-cesare intermixed with wildlands? (Source#3,6)' SI.3M,NIAR'Y: The proposed expansion will not involve the use of any hazardous materials. 'I'he project site is not located within the vicinity of an airstrip, VM. UROLOGY AND WATER QUALITY- ou.ld the project: a. Violate any water quality standards or —X— waste discharge requirements? b Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g., n the production rate of pre-existing nearby wells would drop to a level,which worldd not support existing land uses or planned uses for which permits have been granted)? C. Substantially alter the existing drainage _ —X— pattern of the site or area,including through the alteration of the course of a strew or river, in a manner which would result in substantial erosion or siltation ern-or of-site'! d. Substantially alter the existing drainage � —X— pattern of the site or area,including through the alteration of the course of a strewn or river, or substantially increase the rate or amount of surface runoff in a manner which world result in flooding on-or off-site? (Source 2) e. Create or contribute runoff water which would exceed the capacity of existing or planned storms water drainage systems or provide substantial addiucra sources of polluted runoff?(Source##4,6" f, Otherwise substantially degrade water -X- qua`ity?(Source#4). g. Place housing within a 11143-year flood � � _X_ ....... ......... ......... .......11.11. 1111 __ ....................._. ......... ......... ......... ......... ......... ......._. _..... .........111111......... ......... ......... ................ ................................................................_. �� ?'oten#iaiiy SigaaifsScant Pnrendany Unttss Less d?an Sirnificant 1&tigatioo Sigaffic ti, No 1mact fncor Vedon =aet L�Mac¢ (Source#2) b. Result in the lass of availability of a.locally- _ � _X_ important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source#2) S TJ �Y: There are no known=eral resources on this property. )M NOISE-Would the project result in: a. Exposure of persons to or generation of _ _X_ noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of ether agencies? (Sox=rce#3,4,6,7) b. Exposure of persons to or generation of dxcessive ground borne vibration or ground born;noise levels?(Source#3,4,5,7) C. A substantial permanent increase in _X_ ambient noise levels in the project vicinity above levels existing without the project? (Source#3,4,5,7)' d. A substantial temporay or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source#3,4,5) e. For a project located. within an airport land � —X— use plan or, where such a plan'has not been adopted, with two nffles of a public airport or public use airport, would the project' expose people residing or working in the project area to excessive noise levels? (Source#3,5) L For a project within the vicinity of a Private airstrip,would the project expose people residing or working in the project area to excessive noise levels?(Source#3,4,5,) SUMMARY: The General Plan identifies residential uses generating up to 60dD as n normally;acceptable. The proposed project is net expected to generate significant noise levels from its expansion that would exceed the permitted noise levels.The project site is surrounded by residential uses:moi h similar noise standards. Also, the project descriptions stated that the proposed expansion world not be utzed concurrently with the existing sanctuary. 12 Potentially Significant Potentua,ly Unless Less than Significant Ki igawn Significant No `'aCt Lpco JoradLn I,!11 a tkWact 'mould the project: a- Induce substantial population growth in an area,either directly(for example,by proposing new homes and businesses)or indirectly(for example, through extension of roads or other infrastructure)?(Source#4,6) b. Displace substantial numbers of existing �X_ housing,necessitating the construction of replacement housing elsewhere? (Source#4,6) c. Displace substantial numbers of people necessitating the constriction of replacement housing elsewhere?(Source#4,6) SIDai t ARY: The proposed project will not induce population growth or displace housing orpeople. The site is c=arrently developed and the expansion will occur on undeveloped portion of the site, XM, PUBLIC SERVICES a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,response times or other per-fomance objectives for any of the public services,Source#2,4,6). 1. Fire Protection? _ —X- 2. Police Protection? 3. Schools? 4, Parks? _ 5. Other Public facilities? SUMMARY: The proposed expansion should not have an increased impact on public services, XIV. RECREATION _._.... ..............-__. . .. ........ ..._........ ......... ......... ......... ......... ..........._...__. ......... ......... ......... ......... ......... ......... ....._... ..................................................................................................... ................... 13 Potentially Significant PotentiaLy ULass Less than Significant A`6gation Significant No imact Lcorporation J_.nu- a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source#2,4) Does the project include recreational __ _ JL facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the enviroi:ment? (Source#4, 6) SUNWLARY: The proposed project would not increase the use of recreational facilities. XV. TRAINSPORTATIONITRAFFIC-Would the project: a. Cause an increase in traffic which is � substantial in relation to the existing tree. load and capacity of the street system. (i.e., result in a substantial increase in dither the number of vehicle trips,the volume to capacity ratio on roads, or congestion at intersections)` (Source#4,6) b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or hilghways? (Source#2,4,6) C. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks?(Source#4,6) d. Substantially increase hazards due to a design feature(e.g.,sharp curves or dangerous inter- sections) ntersections) or incompatible uses(e.g,,fad equipment)?(Source#4,6) e. Result in inadequate emergency access? (Source#6,7) _ f. Result in inadequate parking capacity? �X_ (Source#4,6) g. Conflict with adapted policies, plans, or m _ _ 14 Potentially Significant Potentially Unless fess than Significant Mitigation significant No 1 ].pact inCO-Dorgion 11K.D t hZact programs supporting alternative transportation (e.g.,bus turnouts,bicycle racks)? (Source#4,6) S` NEVIA:R.Y: The project is to expand the synagogue facilities with an attached 2-story 11,426 square foot expansion. The existing facility requires approximately 84 parking spaces the addition approximately 51 spaces. A variance is requested to provide only 59 parking spaces.The applicant states the 59 parking spaces can adequately serve the congregation because,since 1993,the congregation has held large attendance services o f-site at St.Matthews. Can occasion when an ofd-site location.is not possible,they have increased the dumber of services per day and offered off-site parking and a shuttle bus service. XVI. UTILITIES AND SERVICE SYSTEMS Would the project: a. Exceed wastewater treatment requirements -_ —X— of the applicable regional Water Quality Control Board? (Source#4) b. Require or result in the constriction of new water or wastewater treatment facilities or expansion of existing facilities,the construction or which could cause significant environmental effects? (Source#2) c. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? ,Source 42) d. Have sufficient water supplies available to serve the project from existing entitlement and resources,or are new or expanded entitlement needed?(Source#4) ; e.. Result in a determination by the wastewater X_ treatment provider which serves or may serve the project that it has adequate capacity to serve the project=s projected demand in addition to the provider=s existing commitments?(Source#2,) Be served by a landfill with sufficient r � _gym permitted capacity to accommodate the project=s solid waste disposal needs? (Source#4) g, Comply with federal, state and local statutes ®X_ ...... ......... ......... .. ........... .._._.._. ......._. ......... ......... ......... ............_._. _.... _..._.._. ......... ......... ......... ......... ............................................................................... .............. 15 Potentially Significant Potentially finless less than Sigaific= Mitigation Significant 'No ct lncnomep:. I'Jact Vic£ and regulations related to solid waste? (Source#4) SU LMAR Y: The proposed development should not affect any utility or service system The applicant shall comply with all Federal, State and Local regulations regarding air emissions,and wastewater discharge into storm drains. SII. KAINDATCR'Y FII I"TGS OF SIGNIFICANCE e a. Does the project have the potential to degrade � � _X® the quality of the enviroa ent, substantially reduce the habitat of a fish and wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a.rare or endangered l la t or animal or eliminate important examples of the Major periods of California history or prehistory? b. Does the project have impact`that are indiv- idually ndiv-id ally limited,but cumulatively considerable? (ACumulatively considerable—=means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of tither current projects, and the effects of probable future projects)? C. Does the project have environmental e-ffects which will, cause substantial adverse effects on human beings,either directly or,directly? SUMMARY: The project is consistent with the policies and goals of the Comfy General.Plan and the County Zoning Ordinance. The proposed project should not cause any impact on the ervironrnent. S.1Ct3, PlaTa/st^c fi report5/d P012 :2 I.S. -kps PROJECT° I 441sT YSee Are T t }ftt r�br u' sy,� Y�T fr <„ NLAC Zoning Play Map .............. ............... .................. ............. T '0012112 tjX Iiiiial! iP �j4 ar TA IT 'Acrte! i b y LC y j? 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M}1 `'\C'^ice,+ ��,;t&iV,•\,,`\,,\` �� �v.'r_ 1 �t 1 a ...t k°'" ..'"n,:A , ar'i Op rr Alf litoil 1 zle � a 1 .° , r Y t P,\ W EW tin 7.....1J.:yk j f t l pay. y L...g�� "o!'��llt 14 t `,t 56n sb' I N t4oil1 �, !� � \ � �.9' {13�;,r�t � •-' n`;r,� ✓ f',, � r �� ra;/�', ,A �, i 7� l ��y, 1 d �` '� ad a- ���'q ....-'•-.-,.d^ Y�4 _.f'.I.Pf�r'si�r _ ffi ".:.0__�dE.rfi"sicsr��-�'��?�1�W k � " $ , r ;- b n' p 1'( Ilk �r�� Al c� & l a _�Vtklo- a c;7 y c Ln 4SgF\�„` tt rJ "' r < �i U7 LZ 1 ly c k �i k4 tX S n ili rt1 j3 Y c', V14- 11Z 14-_ v {{ 3 % G�E�1 �r5�, � tl� \\1 � �i � '-fir.✓' �1 + il. tt EIf l; r E ,F , 1 7€ � I'1 b -Ji - 9 tn' li ryp TAM. d . I•i F .l �j� t i••�I a 3•. �'} 1 i ,�. �; �1:t f f' � —(p$� d �3 ,r{,gyp 4{?rjY� �1�1 ,t � >_-'--•-t 9 f(� r I--Lei, ,y j Ir l;li r 33 ^x't?Bdt M.EE,W^Tie rq8 3 ' -K opmE Cr F110JECT, MASTER PLAN .A r VU4 J=ra� v'.$?Gi"{•oL7s''�, , MY3'� a'oti?, {Asi3m€�wN'amPa9WeEYnrt�Ad+'r`w'4 r RrCn,n a�� u x al n?3:ig nwks�re E3tN STSEP 9EF EY,CA 047Hv45E. PAUL KELLY AIA ARCHITECTURE/PLANNING CONGRIFOATION SAI "IKVAF As "'Esc �p UA� 2682-Dr2FAX(SiD '2$-7D47 23€iLLCOFT YA , tdlR2EC.CA r. p�Y$` %I , 1g{ r P r: 't: V3'7i3'a1t3O 3.fiN'tVM'AV'M.fl_tCt'si3'F'1:'rB a& uv:wwury eu a x¢a"x w ua Ixr a w rn� z avep au rar yy L4GL-9`L�(CA9)XV_.e btrOR-8ZG r� imvca xwwM�awuauunw rn 'laww"Yry twuvaawu x xa nHxn I t (Ell,.. OELt 6 W^..`A3'fSt63�f3 .l. a4di9 Si2AiE>d.:!9fvBE wxocramau eo nnnuaiv wv-,anaxauvmm urx aan>a m Mwnmo ana:eJ t'i'c!d!>tt..f_ tti'N.0 NC'#1V'D:=I°cf'�JNC7J '�Jt�###�#\#'�t"'#c�/�#s#f9.i.J�.3.#H��fb` tft`�f 1d`"t`3�`.'# `#f'3tt'r3 '� o ,r• � ��+"� - vv lz i3ew Eo9rgttd° w,d-lc! alle � R Ex cl— w g i ! P Otter ! v / —._- I �a4• �.ao,'am`Nr, '`\."1 7�0 �/(p/� I 1..d1�y.� ($/ v i� f LL Iv f 1 „b' 1 /l•F, 1�, x5 �.� �"y.v;•'� L11 " f.fW L �• 71 J. .s I 1 " �- ✓;i� t \ r f o. y t t\.. „,Aea d� I � .o,,_ -� �1• � ,j .+{ �” ��E is IJ t4',.. 'xg a. cc J �j rf. I u 1IV fa in is� ;.-• I �[�a ..1} ���, J �..•..'" �t. r , x�.r 01 3' • IC3 ,a 1O _ s' � y✓" �F',�N ��,III N. 22 Ell 19 {,,,,.y; qq 7 C-I f•. Yd lV 4L �p Oi G: rpt \\ o. EJB ¢ '� a a d a a C y g .1 3 PROOF OF PUBLICATION (2015.5 C,C.P.) e STATE OF CALi'FORN#A County of Contra Costa MI e i am a citizen of the United States and a resident of the WALNUTORUKAREA County aforesaid; i am over the age of eighteen years, NOTTOE to trans 9 and not a party to or interested in the above-entieied mat � 0, a matter. Ad . I a �gg�P#e?e am the Principal Legal Cierk of the Contra Costa Times, � Cattfneria tts� a newspaper of general circulation, printed and published taffy at 2640 Shadelanda Drive in the City of Wainut Creek, of $ County of Contra Costa, 94593. to armor rrata ter: t And which newspaper has beer ad,iudged a newspaper of t genera:circulation by the Superior Court of the County of Contra Costa, State of Caflifornia, under the date cf �� W4 October 22, 1934. Case Number "s 9754. vt3c on The notice, of which the annexed is a printed copy iset in I rt *�vP °t lu type not smaller than nonpareil), has been published in �r�ua�c�x a U and � each regular and entire issue of said newspaper and not i2192r bwo- any supplement thereof on the following dates,to-wit: a.1b42t3 uaraofW. at- Zr atd January 23 tir�a. all in the year of 2003 Also 2 UuM, 2 as Vad nt of r sgwrad " F r r'• to trti� M t i certify (or declare) uncle. Pena#ty of perjury that the foregoing is tree and correct. Ilmitbylon,t. a 11%icaas4rcx of i ti Executed at Walnut Creek California. un n€i a° a On this 23 day of JanuPPry, 2003df' WWI of L P-�f 2d `.�'3g fatUre In lin ale Conga Costa Times ad to P O Box 4147 own at Wa:nut Creek, CA 94596 (925} 9355-2525amom Proof of Publication of: bf (attached is a copy of the legal advertisement that published) f b Q $toff �$a a4�sti- 1K 1�t!£r�iiRWn t$ kv,SM Piro arse AAWV_ a+64 rrtaa>t Vi in�ter- Nsw Me y be#. n n er n mr#S timet �in d bwwam Ani a 41) n- 236 3:bQ rrry year particlpab ,tssrawy 28,2002 #W luta John Sweeten, #V C#ark of the Board i v .199W ltLsi LZOW tar rub3iah 4amMy 23, . Mft&*M a,