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12.8.2015 - Agenda Packet1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS - October 27, 2015 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2015-00043 - St. Raymond's Church Conditional Use Permit and Site Development Review for the operation of a Pre -School and Community Facility with up to 345 children and a new building and site improvements 8.2 PLPA-2015-00056 - Amendments to Dublin Zoning Ordinance Chapter 8.08 (Definitions) and Chapter 8.12 (Zoning Districts and Permitted Uses of Land) 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk's Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members Iess than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) G� OF L� `�L in � ��� STAFF REPORT 1�� �—�� PLANNING COMMISSION k E 1 QATE: December 8, 2015 � E � TO: Planning Commission � � SUBJECT: PUBLIC HEARING: PLPA-2015-00043 St. Raymond's Church Conditional Use Permit and Site Development Review for the operation of a Pre-School and Communi#y Facili#y with up to 345 children and a new building and site improvements ' Prepared By: Martha Aja, Associate Planner EXECUTIVE SUMMARY: s. r The Planning Commission will consider a request to amend an existing Conditional Use Permi# F � to allow the operation of a pre-sefiool and a community facility (elemenfary school) with up #o g: 345 children (existing 315 K-8 students in addition to 30 newr pre-school aged students) and'a � Site Development Review for a new 2,560 square foot classroom building, and associa#ed site ; improvemen#s including the construction of outdoor play areas, a new entry plaza in front of#he ;: existing sanctuary building, landscaping and parking 10# modifications. The project site is located � 11555 SMannon Avenue. RECOMMENDATION: � Staff recommends that fhe Planning Commission: 1) Receive Staff presentation; 2) Open the � � pubiic hearing; 3)�ake testimony from the Applicant and the public; 4) Close the public hearing s and deliberate; and 5) Adopt a Resolu#ion approving a Conditional Use Permit far the operation � of a pre-school and cc�mmunity facility with up to 345 children and a Site Development Review ; Permit for a new 2,560 square foot building with relafed site improvements including a new entry plaza at 11555 Shannon Avenue. : _ � ---_ _ _ � � � �� � � � Submitted Revi ed By Associate Planner Assistant Community Development Director � ; . - - -- - _�r z_�....�.m-----� — - - - - - -�.��_ � COPIES TO: Applicant File ITEM NO.: • Page 1 of 8 DESCRIPTION: The 9.0 acre project site is located at 11555 Shannon Avenue. As shown on the vicinity map below, the project site is located west of San Ramon Road and south of Shannon Avenue. The site has a General Plan land use designation of Public/Semi-Public and is zoned R-1 (Single- Family Residential). Adjacent uses include a community park (Shannon Park) to the north and residential uses to the west, south and east (across San Ramon Road). The project site is currently developed with four buildings, which include a church, rectory, parish hall and a two-story classroom building. The project site also includes play areas for the existing K-8 school, which include a large grass field, basketball courts and two play structures. As shown on the vicinity map below, there are two existing driveways off of Shannon Avenue that provide access to the site. The main parking lot is located east of the existing church and parish hall. There is also a smaller parking lot located in the western portion of the site that is used for staff parking during school hours and also for overflow parking for masses and community events. Figure 1. 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'� 3 �t3 J�. �� ..'. � 19d36 t� r,p�c3" .F._, ,� �;: �. 11357�.... 11955 ` 7t8t �..�. 11Z06 #F��" *� �� � 79d9 0., e . ,�,� :� . . '� . '_�, __ - � " �'�, � � � . 3T 7BE0 7�87 .�� 19r7A`S� �T1AC.f f �Yj'�� a111�� ��-.7W3 7S3i :a� � +�' � z:.�'� "S..'�' � '� ;�11�6 y ra 1,a_ y`R • ""° .i925 t . � ''�`mt7�75 , . ..t1�F 7 1 . ,�,,.��� �. � '� �� ;�n��• ���` �r; Pro�ect Site , � �, � � �.: � � � _�+' "�� . "� �51�` 4�i . �, ,� �, qe � .� Tg _�, . ' _ t i� r�ta� `�y;�60� ;.�- -��s i1�6+t�NB72}17�,�6� 11tZ2��� � �_-- � ,� � .. ��,.,...1��)"`�^� ..��� .. • er,r..M� �1 i�++-5���1� ac* . >x �`� � ' Y.,�-`_-s °•�X W4' 7 �►r . � • {7iS � �OR .T � � �� ���. X�� g�i t=r- 7��6�7f34�7T9G�.•:.• i�,. , 7i2 �,�i4Ti7,5 ��7"�.� ! �" ° R,� � . F -� , 7E39 �ro67d .� �t} .�� - -�r" 765� ��� � �it��11rT2� 1�1 7e �, ' l..r� � ��. tt�#76�2+ � ' -" �/7�9 ..�y �' ' .. , �-' a�� ,�7E�tt:bi3" � �� `a'�Q` � :�997T ����"���� "� �,Yj+�Ot��� t �i��' 74 ,-µ ��� 6������t � � y-. .P�_: ..�.... '�; . . � ' . � i?3` e.. . ` . .� x�. ,�.� �,�°�°�' _—°�it ��` _��..tu��+���s �'..i'"`'` na��`@��.:"�, . ����� �. �' �m'3�N�.sa'� _ _ �.. _ .� Project History On August 4, 1965, the Alameda County Zoning Administrator approved a Conditional Use Permit for a church and rectory (C-1555). Subsequently, on August 11, 1976, the Alameda County Zoning Administrator approved a Conditional Use Permit to expand the existing church facility including construction of a new chapel, an addition to the existing rectory, a remodel of the existing parish hall and additional parking (C-3126). 2 of 8 ; � E t On February 18, 1986, the Dublin Planning Commission approved a Conditional Use Permit and � Site Development Review for St. Raymond's Parish School grades K-8 within portable F , classroom buildings (PA 85-089). On July 7, 1986, the Planning Commission approved a Conditional Use Permit to utilize the existing parish hall for a kindergarten classroom and other � school functions (PA 86-061). ; � t On June 7, 1993, the Dublin Planning Commission approved a Site Development Review r approval to allow construction of a finro-story 20,400 square foot classroom and a Conditional ; Use Permit to allow expansion of the community facility use from 250 students to 315 students. The project was appealed by several residents who resided on Shannon Court. On July 12, 1993, the Dublin City Council upheld the Planning Commission approvaL � r The Applicant is currently requesting approval of an amendment to the existing Conditional Use ; Permit to include the operation of a pre-school and allow a total of 345 children. The existing � Conditional Use Permit allows up to 315 K-8 students. The current proposal would increase this s � number by 30 children and incorporate a pre-school that would provide care to pre-K children. �; The Applicant is also requesting approval of a Site Development Review Permit for a new 2,560 � square foot classroom building, and associated site improvements including the construction of � outdoor play areas, a new entry plaza in front of the existing sanctuary building, landscaping � and parking lot modifications. � � � �: ANALYSIS: � � Conditional Use Permit ; � A Conditional Use Permit enables the City to place Conditions of Approval on a project to � ensure that the operating characteristics are compatible with surrounding uses. The proposed � Project has been reviewed for issues related to noise, parking and other operating � characteristics such as hours of operation and outdoor play activities. Conditions of approval � have been placed on the Project, where appropriate, to ensure compatibility with the � surrounding residential uses. The Applicant is proposing to add a pre-school to the existing � elementary school (K-8). This Conditional Use Permit will replace the previously approved � Conditional Use Permits for the Community Facility (K-8 school). The proposed project includes the addition of a pre-school component with up to 30 additional children. The pre-school will offer finro sessions, a morning and afternoon session. Additionally � child care will be offered until 6:00 pm. The pre-school's hours of operation will be aligned with current school operation hours. The existing K-8 school operates from 7:00 am to 6:00 pm and : includes before school care from 7:00 am to 8:00 am and after school care from 3:00 pm to 6:00 � pm. The Table below summarizes the current and proposed uses. Table 1: Current � Pro osed Uses: r # Children Hours of Employees � O eration =: Existing K-8 315 Monday— Friday 33 � School 7:00 am —6:00 m � F Proposed Pre- 30 Monday— Friday 3 � � School 7:00 am —6:00 m � E 3 of 8 � � � � � � Noise The Dublin General Plan Noise Element includes policies regarding noise and the location of lands uses. The proposed project includes a new outdoor play area that will be used by the pre- school students. The proposed play area is located adjacent to residential land uses. The proposed number of hours that the children will be outside playing each day is consistent with what is allowed by Chapter 8.82 (Day Care Centers). The Applicant is proposing three thirty minute recesses per day for the pre-school students. As required by Chapter 8.82, the pre- school students will not play outside before 8:00 am (Attachment 1, Condition No. 21). A Condition of Approval (COA No. 17) has been included in the draft Resolution to ensure that outdoor activities are controlled so as not to become a nuisance to persons living in the vicinity of the pre-school and elementary school (Attachment 1). Parkin The City of Dublin Zoning Ordinance contains parking requirements by use type. The existing K- 8 school and proposed pre-school generate a parking requirement of 29 parking spaces as shown in Table 1 below. The total parking provided on-site is 235 parking spaces (Exhibit A of Attachment 1, Sheet A0.1). The primary parking lot is located in the eastern portion of the site. There is additional parking in the westem portion of the site that is used for staff parking during school hours and also for overflow parking for masses and community events. The parking requirement for the church is not included in the table below since there is limited overlap befinreen the school operations and the church functions. There are some smaller events that occur at the church when school is in session, which include the following: • Bible Study: 10-20 people (1 x per week) • Women's Group Formation: 50-75 people (1 x per week) • Morning Mass in Church at 8:30 am: 30-50 people (each weekday) • Afternoon Lunch time Mass in Church at 12:15pm: 25 - 45 people (each weekday) As noted above, there 235 on-site parking spaces are provided, which is adequate to meet the parking requirements of the K-8 school and proposed pre-school in addition to the small church functions that occur while school is in session. � Table 2. Parkin Re uirements Parking Standard Proposed Project Required Parking Consists of S aces ;, Pre-Schoo/ 1 s ace/em lo ee 3 em lo ees 3 s aces 1 s ace/5 children 30 children 6 s aces K 8 Schoo/ 2 spaces/Classroom 10 classrooms 20 s aces Total Re uired Parkin 29 s aces The residences on Shannon Court are located in close proximity to the western portion of the ` project site. The parking area located along the western portion of the project site will be limited E to staff parking between the hours of 7:00 am to 3:00 pm (Attachment 1, Condition No. 24). A Condition of Approval has also been included to eliminate vehicles driving through and parking 4of8 � in the western portion of the project site past 8:00 pm except on evenings when there is a Holy Mass or a community event (Attachment 1, Condition No. 25). These conditions are included to limit the noise generated within the portion of the project located in close proximity to the existing residences. Site Development Review The proposed Site Development review includes a new single-story modular building in the ; southwestem portion of the site. The proposed building location will be on an existing playground area. The existing mature trees located in the southwestern portion of the site will be � maintained and witl help screen the new building from the adjacent residences. The proposed site modifications also include a new entry plaza in front of the sanctuary building, a new drop off area in the parking lot and additional landscaping. Access and Circulation Access to the project site is provided from finro existing driveways on Shannon Avenue. Both driveways are fully improved and provide vehicular access to the site. The Applicant is not � proposing any changes to the existing site circulation. At the start of the current school year, the school implemented a new car route for school drop off and pick up that resulted in additional � cars being able to stack up on the school site instead of the adjacent roadways. r As part of the project, a drop-off area will be added adjacent to the proposed entry plaza. The drop off area will help facilitate the dropping off and picking up of kids. A Condition of Approval has been included which requires a staff member or parent volunteer to be present in the drop- , off area to greet the kids as they get dropped off and guide the children away from the parking ' lot (Attachment 1, Condition No. 23). The site's circulation was reviewed by the Public Works k Department and was determined to be adequate to prevent queuing on Shannon Avenue. � Earlv Childhood Classroom The Applicant is proposing to construct a one-story 2,560 square foot classroom building located in the southwestem portion of the site. The building is approximately 67 feet from the western property boundary and approximately 70 feet from the southern property boundary. The proposed building has a sloped roof that ranges in height from 11 feet 5 inches to 14 feet 3 : in�hes with the tallest portion of the building furthest from the neighbors. The proposed building �` is beige with forest green, white and tan accents. Please refer to Exhibit A of Attachment 1, Sheet A5.2 for the proposed building colors. � � The Applicant met with the adjacent neighbors several times during the planning process to � create a plan that minimizes the impacts to the adjacent neighbors and addressed their � concerns. The proposed building was originally 24 feet from the property line; however, based F on the feedback received from neighbors St. Raymond's modified the building location. The ; building was initially facing east; however, the neighbors were concemed about the potential :� reflective glare and heat that the roof could cause. To address this concern, the building was � turned 180 degrees. ` F k' j a E €: 5of8 � A Plav Areas The Applicant is proposing finro outdoor play areas in the southwestern portion of the site (Exhibit A of Attachment 1, Sheet A1.2). There currently are play areas in this area. One of the outdoor play areas will be used exclusively by the pre-school and kindergarten students and the second will be used by grades 1-4. The finro outdoor play areas will both be enclosed with a 4- foot tall ornamental fence (Exhibit A of Attachment 1, Sheet A1-4) and will include a play structure within the play area. A Condition of Approval has been added that requires the Applicant to either install a ball wall near the existing basketball courts or to utilize an existing building wall to serve as a ball wall (Attachment 1, Condition No. 31). This particular condition was included to address an existing concem by adjacent residents to minimize the potential of kids throwing balls against the wall located along the western property boundary. Landscapina The Applicant is proposing to add additional landscaping in the plaza entry, play areas and main parking lot. The majority of landscaping is proposed in the new plaza entry. The Applicant is proposing trees, hedges, decorative planters, grass and decomposed gravel pathways in this portion of the site. Within the play area, the Applicant is proposing an evergreen hedge, drought tolerant landscape areas, synthetic play surfaces and vegetable garden planter boxes area. A Condition of Approval has been added to the project requiring the Applicant to add landscaping, such as creeping vines, to the trellis features located on the existing wall that runs along the western property boundary (Attachment 1, Condition No. 35). The trellis features were originally added by the Applicant as a measure to prevent the kids from bouncing balls against this wall to address concerns raised by the adjacent neighbors. As required by Provision C.3 of the Municipal Regional Permit, the Applicant is installing bio- treatment areas within the existing parking lot to treat the site's stormwater runoff. Currently there is no landscaping in the parking lot, so the bio-treatment area will be an enhancement to the existing parking lot. The majority of the existing mature trees will be retained. The Applicant is proposing to remove two existing magnolia trees, which is necessary to widen the pathway to the church entrance. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan land use of Public-Semi Public. This designation allows a combination of public and semi-public facilities, including churches, private schools and child care centers. The Project is consistent with the R-1 (Single-family Residential) zoning district in that pre-schools and community facilities are a conditionally permitted use and the development of the Project site complies with the development standards contained in the Zoning Ordinance. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department and Dublin San ' Ramon Services District reviewed the Project and provided Conditions of Approval where ' appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). 6 of 8 � NOTICING REQUIREMENTS/PUBLIC OUTREACH: ' In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. At the direction of City staff, St. Raymond's Church conducted extensive outreach with the adjacent residences. St. Raymond's Church held several outreach meetings with the neighbors � and made modifications to the site plan to address concerns expressed by the adjacent residences. ENVIRONMENTAL REVIEW: � The California Environmental Quality Act (CEQA), together with the State Guidelines and City ` Environmental Regulations require that certain projects be reviewed for environmental impacts � and when applicable, environmental documents prepared. Staff is recommending that the Project be found Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15301, Existing Facilities. The Project includes a Conditional Use Permit to allow for an ; additional 30 pre-school aged children and includes a new 2,560 square foot building to a project site that is developed with an existing church and K-8 school. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the operation of a Day Care Center and Community Facility ` with up to 345 children and Site Development Review for a new 2,560 square foot building and related site improvements at 11555 Shannon Avenue with the project plans attached as Exhibit A. t 7 of 8 {_ GENERAL INFORMATION: APPLICANT: Eric Hom, St. Raymond's Church, 11555 Shannon Avenue, Dublin, CA 94568 PROPERTY OWNER: Roman Catholic Bishop of Oakland, Attn: Controller, 2121 Harrison Street, Suite 100, Oakland, CA 94612 LOCATION: 11555 Shannon Avenue ASSESSORS PARCEL NUMBER: 941-0102-001-20 GENERAL PLAN LAND USE DESIGNATION: Public/Semi Public Facility ZONING: R-1 (Single-Family Residential) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North R-1 Parks/Public Recreation Shannon Community Park South R-1 Single Family Residential Residential East R-1 Single Family Residential Residential (across San Ramon Road West R-1 Single Family Residential Residential � � 8of8 i'. RESOLUTION NO. 15-x�c A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A DAY CARE CENTER AND COMMUNITY FACILITY WITH UP TO 345 CHILDREN AND SITE DEVELOPMENT REVIEW PERMIT FOR A NEW 2,560 SQUARE FOOT BUILDING AND RELATED SITE IMPROVEMENTS INCLUDING A NEW ENTRY PLAZA AT 11555 SHANNON AVENUE (APN 941-0102-001-20) PLPA-2015-00043 WHEREAS, the Applicant has requested approval of a Conditional Use Permit for the opera#ion of a Day Care Center and Elementary School for up to 345 children (315 K-8 students and 30 pre-school students) and Site Development Review for a new 2,560 square foot building and associated site improvements including a new entry plaza in front of the existing sanctuary building; and WHEREAS, the Project is located in the R-1 (Single-family Residential) Zoning Distriet; and WHEREAS, a Day Care Center and an Elementary Sehool is permitted in the R-1 Zoning District subject to approval of a Conditional Use Permit by the Planning Commission; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations required that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the CEQA, Staff is recommending that the Planning Commission find this project Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15301, Existing Facilities. The Project includes a Conditional Use Permit to allow for an additianal 30 pre-school aged children and includes a new 2,560 square foot building to a project si#e that is developed with an existing church and K-8 schooL : WHEREAS, a Staff Report was submitted to #he City of Dublin Planning Commission recommending approval of the Conditional Use Permit and Site Development Review request; and WHEREAS, the Planning Commission held a public hearing on said application on December 8, 2015 a#wF�ich time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. ATTACHMENT 1 £ NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit (Day Care Center and Community Facility): A. The proposed use and related structure is compatible with other land uses, transportation t and service facilities in the vicinity in that: 1) the project would be located on a parcel that ' that is developed with a church, rectory, parish hall and classroom building; 2) the existing onsite parking is adequate to serve the proposed community facility and pre- school; 3) Conditions of Approval have been added to the project to ensure that thaf ac#ivities are controlled so as not to become a nuisance to adjacent residences; 4) the project is accessible from Shannon Avenue and the existing site circulation is adequate to prevent cars from queuing on adjacent roadways; and 5) the proposed facility will provide a service to the residents of Dublin as well as employees within the City. { B. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the project will conform to all applicable regulations contained in the Dublin Zoning � Ordinance; and 2) Conditions of Approval have been applied to the project to ensure on- ` going compatibility with the project's surroundings. C. The proposed use will not be injurious to property or improvements in the neighborhood in that: 1) the project will be located on a developed site and has been designed to minimize impacts to existing residences; 2) the project has been conditioned to comply with all codes, regulations and requirements relating to the site improvements; and 3) Conditions of approval have been added to the project to minimize impacts to the adjacent residences. D. _ There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) vehicular access to the site is available from finro existing driveways on Shannon Avenue; 2) the Shannon Avenue frontage is fully improved with sidewalks that provide pedestrian access to the pcojecf; 3) the project wiA be served by existing public utilities; and 4) as part of the project, a new enclosure will be constructed that complies with the City's Solid Waste and Recycling Enclosure � Ordinance. : E. Th� subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the project site is relatively flat and is served by existing public utilities; 2) the project site is accessed from Shannon Avenue and the ; existing site circulation is adequate#o prevent cars from queening on adjacent roadways; { 3)all requited parking will be provided on the project site; 4) the site circulation has been m reviewed by the Public Work's Department to ensure that traffic flows effectively through the site; 5) there is a drop off area in firont of the sanctuary building to encourage parents dropping off their children in this area instead of parking and walking their children inside; 6) as conditioned, the facility will operate befinreen the hours of 7:00 am and 6:00 pm, Monday through Friday; and 7) as conditioned, the facility will have no more than 345 children (315 K-8 students and 30 pre-school students) on-site at any one time. � 2 of 21 � F. The proposed use will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that. 1) the project is located within the R-1 (Single-family Residential) Zoning District and community facilities and pre-schools are a conditionally permitted use in this zoning district; and 2) Conditions of Approval have been added to the project to ensure that that activities are controlled so as not to become a nuisance to adjacent residences. G. The proposed use is consisfent with the Dublin General Plan and with any applicable Speci�c Plans in that: 1) the project would be located on a parcel intended for public and semi-public facilities, including private schools and pre-schools; 2) the proposed community facility and pre-school are conditionally permitted uses in the R-1 Zoning District and, 3) the project adheres to all development regulations set forth in the Zoning Ordinance. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Site Development Review Permit: A. The proposal is consistent with the purposes of Chapter 8.104, with the General Plan and with any applicable Specific Plans and design guidelines in #hat: 1) the project is well designed in relation to the adjacent residential development; 2) the project complies with the developmenf regulations set forth in the Zoning Ordinance; and, 3) the project will provide adequate circulation for automobiles and pedestrians. : B. The proposal is consistent with the provisions of Title 8, Zoning Ordinanee in that: 1) the project requires Site Development Review and a complete applica#ion has been filed; 2) the project exceeds the amount of parking required in accordance with Chapter 8.76 (Off- Street Parking and : Loading Regulations); and, 3) the project complies with the developrnent regulations contained in the Zoning Ordinance. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed in that: 1) the proposed early education : building includes colors, materials and finishes that complement the adjacent deuelopment; 2) the project has been designed to minimize impacts to the surrounding properties; and 3) the location of the new building was determined based on feedback received from the adjacent neighbors. D. The subject site is physically suitable for the type and intensity of the approved development in that: 1) the project site is relatively flat and is currently served by existing public utilities; 2) the project site is accessed from finro existing driveways off Shannon Avenue; and, 3) all required parking will be provided on the project site. E. Impacts to existing slopes and topographic features are addressed in that: 1) the project site is relatively fla# and does not include any significant slopes or topographic features. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compafible with other development in the vicinify in that: 1)the new building and site modifications will enhance the appearance 3of21 of the existing project site; 2) the location of the new building was determined based on feedback received from the adjacent neighbors 3) project lighting will be directed away from adjoining properties so as not to cause any glare; and 4) the project complies with the development regulations set forth in the Zoning Ordinance. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public in that. 1) the project site includes large trees and mature landscaping along the site's perimeter which are to remain; 2) the project includes a new entry plaza in front of the existing sanctuary building ; 3) the project includes bio-retention areas in the parking lot to treat stormwater runoff; and, 4) the project includes a variety of plant species. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in fhat: 1) vehicular access to the Project site is existing and includes two driveways along Shannon Avenue; 2) pedestrian access to the Project site can also be obtained from an existing sidewalk along Shannon Avenue; 3) the site ` circulation has been reviewed by the Public Work's Department to ensure that traffic � flows effectively through the site; and 4) the project site includes a proposed drop-off area � to allow parents to drop off their children, which will facilitate the drop-off and pick-up of students. , K BE IT FURTHER RESOLVED that the Planning Commission does hereby approve the �: Conditional Use Permit for the operation of a Day Care Center and Community Facility with up to 345 children (315 K-8 students and 30 pre-school aged students) and Site Development Review Permit for a new 2,560 square foot building and related site improvements at 11555 Shannon Avenue, dafe stamped received by Dublin Planning on November 25, 2015, and attached as Exhibit A, subject to the following Conditions of ApprovaL• CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance ° of building permits or establishment of use and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditians of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; {ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services: District; [LDD] E Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. � 4of21 �ENERAL , 1. ApprovaL This Conditionai Use Permi# approval is for PL Ongoing Standard St. Raymond's Church for the operation of a preschool and Elemenfary School for up to 345 children (existing 315 K-$ students in addition to 30 new preschool aged students) and a Site Development Review for a new 2,560 square foot classroom building, the construcfion of outdoor play areas and associated site improvements at 11555 Shannon Avenue (PLPA-2015-2015-000�3). Approval of the revised Conditional Use Permit shall replace the previous Conditional Use Permits approved for St. Raymond's Church for the existing K-8 School. This approval shall be as generally depicted and indicated on the plans prepared by HKIT Architects, Gates + Associates and American Modular Systems dated received by Dublin Planning oh Nov. 3, 2U15 and the written statement dated Sept. 14, 2D15 & the respons� to comments dated Nov. 3, 201b on file in the CQmmunity Development Department, and as specified b the followin eonditions of A roval for this ro'ect. 2. �ffective Date. This Conditional Use PerrniUSife PL On-going Standard Development Review approval becomes effecfive 10 da s after action b the Plannin Commission. 3. Permit Expiration. Construction or use shall PL 1 year of DMC commence within one (1) year of this Conditional Use Permit 8.96.Q20.D Permit/Site Development Review approval or the Permit approval shall la se and t�ecome null and void. ' 4. Null and Void. This approval shall become null and PL On-going Planning void in the event that the approved use(s) ceases to operate for a continuous one-year period, after the use commences. 5. Time Extension. The original approving decision- PL Permit Standard maker may, upon the Applicant's written request for an Expiration extension of approval priar to expiration, and upon the ' determination that any Conditions of ApproVal remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6j months. Afl time extension requests shaU be noticed and a public hearing or public meeting shall be held as required by the articular Permit 6. Modifications. The Community Development Director PL On-going DMC may consider modi�cations or changes to this 8.100 & Conditional Use Permit and Site Development Review 8.104 approval if the modifications or changes proposed comply with Chapter 8.100 (Conditional Use Permit) and Chapter 8.104 (Site Development Review) of the Zonin Ordinance. 7. Re�ocation of Permit. The Conditional Use Permit PL On-going DMC and �ite Develo ment Review a roval shall be 8.96.02U.1 5of21 revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall , be sub'ect to citation. 8. Indemnification. The Applicant/Developer shall Various On-going In defend, indemnify, and hold harmless the City of Dublin accordance and its agents, officers, and employees from any claim, with Gov. action, or proceeding against the City of Dublin or its Code agents, officers, ar employees to attack, set aside, void, Section or annul an approval of the City of Dublin or its advisory 66499.37 agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government ' Code Section 66499.37 or other applicable law; provided, however, that the ApplicanUDeveloper's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the ApplicanbDeveloper of any said claim, action, or proceeding and the Cify's full cooperation in the F defense of such actions or roceedin s. 9. Fees. Applicant/Developer shall pay all applicable fees FIN Issuance of Standard in effect, including, but not limited to, Planning fees, Building Building fees, Traffic Impact Fees, MC fees, Dublin Permits San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement befinreen Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that ma be ado ted and a licable. 10. Requirements and Standard Conditions. The Various Building Standard Applicant/Developer shall comply with applicable City of Permit Dublin Fire Prevention Bureau, Dublin Public Wo�lcs Issuance Department, Dublin Building Department, Dublin Police Services, Alameda Gounty Flood Control District Zone F 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance o# building permits or the installation of any improvements related to this project, the Applicant/Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions re uired have been or will be met. � E 11. Clarification to the Conditions of ApprovaL In the PL On-going Planning event that there needs to be clarification to the Conditions of Approval, fhe Community Development Director has the authority to clarify the intent of these ` E Conditions of A roval to the A IicanUDevelo er s 6of21 � without going to a public hearing. The Community Development Director also has the authority to make minor modifications to these Conditions of Approval without going to a public hearing in order for the ": Applicant/Developer to fulfill needed improvements or ' miti ations resultin from im acts of this ro'ect. 12. Controlling Activities. The Applicant/Developer shall PL Through Planning control all activities on the project site so as not to Construction create a nuisance to existing surrounding businesses & On-going and/or residences. 13. Clean-up. The Applicant/Developer shall be PL Through Planning ' responsible for clean-up and disposal of project related Construction trash to maintain a safe, clean and litter free site. 14. Property Maintenance. The Applicant and property PL During Planning owner shall be responsible for maintaining the site in a Construction, clean and litter free condition during construction and Through through completion. Per the City of Dublin Non- Completion Residential Property Maintenance Ordinance, DMC and On-going Section 5.64.050, the Applicant shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a r ular and continuous basis. 15. Outdaor Events. Any outside events except as allowed PL On-going DMC 8.108 by this Conditional Use Permit shall be subject to the Temporary Use Permit Requirements contained in the Ci of Dublin Munici al Code. 16. Temporary Signage. All temporary signage, including PL On-going DMC ' but not limited to banner signs and balloons, are subject 8.84 to the regulations of Chapter 8.84 (Sign Regulations) of the Dublin Zoning Ordinance and require a Zoning Clearance from the Planning Division prior to installation. 17. Noise/Nuisance. The �4pplicant shall control all PL On-going DMC 5.28 activities so as not to create unusual or unnecessary noise which annoys or disturbs or injures or endangers the health, repose peace or safety of any reasonable erson of normal sensitivi resent in the area. 18. Accessory/Temporary Structures and Uses. A PL Placement Planning Tempo�ary Use Permit is required for all construction on site trailers, security trailers and storage containers used durin construction. 19. Equipment Screening. All electrical and/or mechanical PL Issuance of Planning equipment shall be sc�eened from public view. Any Building roof-mounted equipment shall be completely screened Permits from view by materials architecturally compatible with the building and to the satisfaction of the Community Developmenf Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Community Development Director. 7of21 20. Annual Review. On an annual basis prior to the start of PL Each year by Planning the school year, the school administration shall review the September 15 Conditions of Approval to ensure continued compliance with the Conditions of Approval. St. Raymond's School shall submit a letter to the Planning Division by September ` 15 of each year indicating that the school administration has reviewed the Conditions and that they are in com liance with the Conditions. 21. Hours of Operation. The approved hours of operation for PL On-going Planning the pre-school and existing K-8 School are 7:00 a.m. to 6:00 p.m., Monday through Friday and may include activities such as before and after school care or other similar activities. Outdoor play for the preschool shall not occur prior to 8:00 am. The Applicant shall be responsible for ensuring that the drop-off and pick-up of children is conducted in an orderly manner and does not negatively im act surroundin residences. 22. Parking. The required number of parking spaces for PL On-going Planning the preschool and K-8 School shall be consistent with the parking requirements contained in Chapter 8.76 (Off-street Parking and Loading Regulations) of the Zonin Ordinance. 23. Student Drop-off. The pre-school and K-8 students PL On-going Planning shall be dropped off in front of the existing sanetuary building. Staff members or parent volunteers shall be present at the drop off area to greet the kids as they are dropped off: Alternatively, parents may park their cars and walk their chifdren to the buildin . 24. Rear Parking Area. The parking area located in the PL On-going Planning western portion of the site shall be limited to staff parking between the hours of 7:00 am -3:00 pm. The drop-off 8� pick-up of students is not permitted in this area. 25. ' Cut Through Traffic. The Applicant shall prevent PL Occupancy& Planning vehicles from driving fhrough and parking in the western On-going : portion of the project site befinreen the hours of 8:00 pm and 8:00 am on alf nighfs except for Holy Days and evenings when a community event is held at the Church. On the evenings when there is not a community event or a Holy Mass, the Applicant shall lock the existing gate and set-up barricades in the existing driveway adjacent to the lunch tables by 8:00 pm. On evenings when there is a community event or a Holy Mass, the gate shall be locked and the barricades set up by 11:OU pm unless there is a midnight Mass in which case the gate will be closed and barricades set u once Mass ends. 26. Amplified Sound. The use of a speaker system is PL Occupancy& Planning permitted during normal school operating hours (8:00 Ongoing s am - 3:00 pm). The speaker shall be placed on either the east elevation of the existing sanctuary building, the east elevation of the classroom building or the north elevation of Moran Hall. The students shall ather in the 8of21 drop-off area (in front of the sanctuary). The loud s eaker shall not be audible at the ro ert boundaries. � 27. School Bell System. The bell system on the existing PL Ongoing Planning � K-8 school and the preschool building shall be turned off during school extended vacations, including Christmas break, s rin break and summer vacation. 28. Community Care Licensing. The Applicant and/or PL Occupancy Planning Future Tenant must be licensed by and comply with the State of California Community Care Licensing. The applicant shall submit a copy of this license to the Plannin Division. 29. Colors. The exterior paint colors of the buildings are PL Final Planning subject to City review and approval. The Applicant shall � paint a portion of the building the proposed colors for � review and approval by the Director of Community Development prior to painting the buildings, whose ; a roval shall not be unreasonabl withheld. 30. Exterior Lighting. Exterior lighting shall be of a design PL Occupancy& Planning � and placement so as not to cause glare onto adjoining On-going properties. All light poles located in the western portion of the project site adjacent to the properties on ` Shannon Court shall be equipped with glare shields. E: 31. Ball Wall. The Applicant shall install a minimum of one PL Occupancy Planning ball wall near the existing basketball courts or utilize an ` existing building wall to serve as a ball wall in this ortion of the site. 32. Playground Equipment. The new playground PL Building Planning equipment shall require a Site Development Review Permit Waiver to be approved by the Community Development Issuance De artment rior to issuance of buildin ermits. 33. Occupancy Permits. Final inspection or occupancy PL & B Occupancy Planning & permits shall not be granted until all construction is Building complete in accordance with approved plans and the Conditions re uired b the Ci . �ha �'�w�� �y5r,�{ _ "v's"�s"x'ra'"�d" '?" .s.�.;� ����:��� ,i��; .a. ,.1-. P'` ' 34. Final Landscape� and Irrigation� �Plans. �Final PL Building DMC Landscape and Irrigation Plans prepared and stamped Permit 8.72.030 by a State licensed landscape architect or registered Issuance � � engineer shall be submitted for review and approval by � the City Engineer and the Community Development ` Director. Plans shall be generally consistent with the landscape plans prepared by Gates + Associates, z received by the Planning Division on November 3, 2015, except as modified by the Conditions listed below and as required by the Community Development Director. 35. Trellis Features. Landscaping, such as creeping vines, PL Building Planning shall be planted along the existing trellis features Permit = located on the existing wall along the western property Issuance boundary to prevent balls or other items from being ` bounced a ainst this wall. ` 9of21 36. Landscaping at Street/Drive Aisle Intersections. PL Building Planning Landscaping shall not obstruct the sight distance of Permit motorists, pedestrians or bicyclists. Except for trees, Issuance & landscaping (and/or landscape structures such as On-going walls) at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a minimum height and fullness giving patrol officers and the eneral ublic surveillance ca abilities of the area. 37. Plant Standards. All trees shall be 24" box minimum, PL Occupancy Planning with at least 30% at 36" box or greater; all shrubs shall be 5 allon minimum. 38. Bio-Retention Area. Planting within the bio-retention PL Permit Planning area shall include a variety of planting material to Issuance enhance the landsca in b addin fullness and hei ht. 39. Maintenance of Landscaping. All on-site landscaping PL On-going City of shall be maintained in accordance with the "City of Dublin Dublin Standards Plant Material, Irrigation System and Standards Maintenance Agreement" by the Developer after City- Plant approved installation. This maintenance shall include Material, weeding, the application of pre-emergent chemical Irrigation applications, and the replacement of materials that die. System Any proposed modifications to the landscaping on the site, including the removal or replacement of trees, shall require prior review and written approval from the Communit Develo ment Director. 40. Root Barriers and Tree Staking. The Landscape PL, PW Building Planning Plans shall provide details showing root barriers and Permit tree staking will be installed which meet current City Issuance s ecifications. 41. Water Efficient Landscaping Ordinance. The PL Building DMC 8.88 Applicant/Developer shall submit written documentation Permit to the Public Works Department (in the form of a Issuance Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landsca in Ordinance. 42. Shrubs. All shrubs shall be continuously maintained PL On-going Planning including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the Project Site are damaged, missing, dead or dying, these shrubs shall be immediately replaced with the same species to the satisfaction of the Community Development Director. 43. Trees. The property owner shall continually maintain all PL On-going Planning trees shown on the approved Landscape Plans including replacing dead or dying trees with the same species, pruning and regular watering of the trees. Within five years and every five years thereafter, all trees which are to be installed in conjunction with this Project shall show substantial growth to the satisfaction of the Community Development Director. If the trees have not shown substantial growth, the property owner shall replace the trees to the satisfaction of the : Communit Develo ment Director. ` 10 of 21 � 44. Non-Residential Security Requirements. The PL On-going Planning property owner and/or designee shall comply with the Cit of Dublin Non-Residential Securi Re uirements. 45. Graffiti. The Applicant and/or Property Owner shall PL On-going DMC keep the site clear of graffiti vandalism on a regular and 5.68 continuous basis, at all times. Where feasible graffiti resistant materials should be used. 46. Landscaping. Landscaping shall be kept at a minimal PL On-going Planning height and fullness giving patrol officers and the general ublic surveillance ca abilities of the area. �,,i��'"'x,�,w�."c- a ;;�.r .�.r`�,r '",.y='� ;, '�'�'r,i� �;,"�:�` �- atx:��.�. y ����";�° �� '. , x ..� �, , .x . , Fa� - .ax' �.. .±�.� - E x r {: 47. Building �Codes and � Ordinances. All project B �Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of buildin ermit. 48. Retaining Walls. All retaining walls over 30 inches in B Through Building f height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 49. Building Permits. To apply for building permits, B Issuance of Building ApplicanUDeveloper shall submit five (5) sets of Building construction plans to the Building & Safety Division for Permits plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of f Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. ApplicanUDeveloper will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of buildin ermits. 50. Construction Drawings. Construction plans shall be B Issuance of Building ; fully dimensioned (including building elevations) Building accurately drawn (depicting all existing and proposed Permits conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 51. Air Conditioning Units. Air conditioning units and B Occupancy of Building � ventilation ducts shall be screened from public view with Unit ` materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall � be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. i: � 11 of 21 ' 52. Temporary Fencing. Temporary Construction fencing B Through Building shall be installed along the perimeter of all work under Completion construction. 53. Engineer Observation. The Engineer of record shall B Scheduling Building be retained to provide observation services for all the Final components of the lateral and vertical design of the Frame building, including nailing, hold-downs, straps, shear, Inspection roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector rior to schedulin the final frame ins ection. 54. Foundation. Geotechnical Engineer for the soils report B Permit Building shall review and approve the foundation design. A Issuance letter shall be submitted to the Building Division on the a roval. 55. Cool Roofs. Flat roof areas shall have their roofing B Through Building material coated with light colored gravel or painted with Completion light colored or reflective material designed for Cool Roofs. 56. Solar Zone — CA Energy Code. Show the location of B Through Building the Solar Zone on the site plan. Detail the orientation of Completion the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Ener Code. 57. Accessible Parking. The required number of parking B Through Building stalls, the design and location of the accessible parking Completion & stalls shall be as re uired b the CA Buildin Code. On oin 58. Accessary Structures. Building permits are required B Through Building for all trash enclosures and associated amenities / Completion structures and are required to meet the accessibility and buildin codes. 59. Play Equipment. The play equipment shall be B Permitting & Building designed and installed to meet accessibility as required Final by the CA Building Code. The owner shall provide certification from a certified playground inspector on the installation. � � � �,� � M�. � ���:�� �r � �. ��. �, . � . _ �. , ; � �F ,;��,. ; � �.w� - . � �. ���� � � � r � ti . , w .. �.. . � � . � 60. Compliance with Codes. The project shall comply with F On-going Fire Uniform Building and Fire Codes as adopted by the City of Dublin. 61. New Fire Sprinkler System & Monitoring F Occupancy Fire Requirements (Deferred Submittal Item). In accordance with the Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance with NFPA 13, the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. a) Sprinkler Plans (Deferred Submittal Item). Submit detailed mechanical drawings of all s rinkler modifications, includin cut sheets, 12of21 listing sheets and calculations to the Fire Department for approval and permit prior to installation. b) All sprinkler system components shall remain in compliance with the applicable N.F.PA. 13 Standard, the CA Fire Code and the CA Building Code. c) Underground Plans (Deferred Submittal Item). Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All = underground and fire water supply system � components shall be in compliance with the applicable N.F.PA. 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The f system shall be hydrostatically tested and inspected prior to being covered. Prior to the ` system being connected to any fire protection ' system, a system flush shall be witnessed by the Fire Department. d) Central Station Monitoring. Automatic fire £ extinguishing systems installed within buildings r shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. The central station monitoring service shall be either certificated or placarded as defined in N.F.P.A. Standard 72. Assure the specific account is UL Certificated or Placarded and not just the monitoring station. e) Fire Protection Equipment shall be identified with approved signs constructed of durable materials, permanently installed and readily visible. 62. California Building Code — Chapter 4 Section 442. F Occupancy Fire ` EXIT discharge shall be minimum 20' width to the public street from at least one re uired exit. ` k 63. Fire Alarm (detection) System. A Fire Alarm Detection F Occupancy Fire System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, ; CA Fire, Building, Electrical and Mechanical Codes. If = the system is intended to serve as an evacuation ; system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the F fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall met re uirements of CA Fire Code. � 13of21 � a) Fire Alarm Plans (deferred Submittal Item). Submit detailed drawings of the fire alarm system, including floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire Department for review and permit prior to installation. Where employee work areas have audible alarm coverage, circuits shall be initially designed with a minimum 20% spare capacity for adding appliances to accommodate hearing impaired employees. b) Central Station Monitored Account. Automatic fire alarm systems shall be monitored by an approved central alarm station. Zoning and annunciation of central station alarm shall be approved by the Fire Department. c) Qualified Personnel. The system shall be installed, inspected, tested and maintained in accordance with provisions of NFPA 72. Only qualified and experienced persons shall perform this work. Examples of qualified individuals are those who have been factory trained and certified or are NICET Fire Alarm Certified. d) Inspection 8� Test Documentation. Performance testing of all initiating & notification devices in the presence of the Fire Inspector shall occur prior to final of the system. Upon this inspection, proof that the specific account is UL Certificated must be provided to the Fire Ins ector. 64. Fire Extinguishers. Extinguishers shall be visible and F Occupancy Fire unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. Additional fire extinguishers may be required by fire inspector. Fire extinguisher shall meet a minimum classification of 2A 106C. Extinguishers weighing 40 pounds or less shall be mounted no higher than 5 feet above the floor measured to top of the extinguisher. Extinguishers shall be inspected monthly and serviced by a licensed contractor annuall . 65. PD Building Key Box. A Fire Department Key Box F Occupancy Fire shall be installed at the main entrance to the Building. Note these locations on the plans. The key box should f be installed approximately 5 %2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control key shall also be installed in the box. The key box door and necessary keys are to be rovided to the fire ins ector u on the final ins ection. 14of21 The inspector will then lock the keys into the box. Key boxes and switches may be ordered directly from the Knox Com an at www.knoxbox.com. 66. Means of Egress. Exit signs shall be visible and F Occupancy& Fire illuminated with emergency lighting when building is Ongoing occu ied. 67. Maximum Occupancy Load. Posting of room capacity F Occupancy Fire is required for any occupant load of 50 or more persons. Submittal of a seating plan on 8.5" x 11" paper is re uired. 68. Interior Finish. Wall and ceiling interior finish materials F On-going Fire shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field ; verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof � of the products flammability and flame-spread ratings. F Decorative materials shall be fire retardant. ` 69. Generaf Inspection. Upon inspection of the work for F Occupancy Fire = which this submittal was provided, a general inspection of the business and the site will be conducted. 70. Main Entrance Hardware. It is recommended thaf all F On-going ' Fire doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, ; M, S occupancies and all churches does allow key- ` locking hardware (no thumb turns) on the main exit when the main exit consists of a single door or a pair of €` doors.When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sing on " or just above the door stafing "This door to remain unlocked whenever the building is occupied" shall be provided. The sign shall be:in letters not less than 1 inch high on a contrasting background. The use af this exce tion ma be revoked for cause. 71. Allowable Area Building Setbacks. Buildings on the F Permif Fire same property must be included in the allowable area Issuance calculations or setback from assumed property lines in accordance with Table 503 of the Building Code. Either provide an allowable area calculation/analysis for the aggregate total for all buildings on the property or show assumed property lines befinreen the buildings that will be in compliance with setback requirements of Table 503. The construction classifiication, occupancy classification and building use shall be provided for each building. In addition, if the setback of buildings from property line or assumed property line is such that a fire rated wall or opening protection would be required, the plans shall note the location and rating of openings, the rating of the exterior wall and if the wall ; has a parapet. 15of21 � 72. Site Plan. The site plan needs to show sufficient detail F Permit Fire to reflect an accurate and detailed layout of the site for Issuance review and record purposes. The site plan will need a scale that will allow sufficient details for review and purposes and include, but not be limited to the following: • The site parking and circulation layout including E fences, gates, fire lane locations and turnarounds. • Location of all fire appliances, including fire hydrants, fire connections, fire sprinkler risers and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances. . _ � 73. Generat Public Works Conditi�ns of Approval; PW Ongoing Public Developer shall comply with the City of Dublin General Works Public Works Conditions of Approval contained below ("Standard C of A") unless specifically modified by Pro'ect S ecific Conditions of A rovaL 74. Clarifications and Changes to the Conditions. In the event:that there needs to be clarification to these Conditions of Approval, the Directors of Community Development and Public Works have the authority to clarify the intent of these Conditions of Approval to the Approval of ApplicanUDeveloper by a written document signed by PW �mprovement Public the Directors of Community Development and Public Wocks Works and placed in the project file. The Directors also Plans have the authorityto make minor modifications to these conditions without going to a public hearing in order for the Applicant to fulfill needed improvements or miti ations resultin from im acts of this ro'ect. 75. Site Plan. On-site improvements shall be designed in PW Issuance of Public accordance with the approved site plan entitled "St. Grading/ Works Raymond's Parish & School New Early Childhood Sitework Center & Sitework° prepared by HKIT Architects, dated Permit November 3, 2015. 76. Site Accessibility Requirements. All parking spaces PW Occupancy Public for the disabled and other physical site improvements Works shall comply with current UBC Title 24 requirements and Ci of Dublin Standards for accessibilit . 77. Vehicle Parking. Applicant shall repair any distressed PW Occupancy Public areas of pavement obstructing the path of travel. The Works parking spaces striping that is in poor condition shall be re-striped. All compact-sized parking spaces shall have the word "COMPACT" stenciled on the pavement within each s ace. 12"-wide concrete ste -out curbs shall be 16of21 constructed at each parking space where one or both sides of the arkin s ace ad'oin a curb. 78. Wall/Asphalt Repair. The Applicanf/Developer shall PL, PW Occupancy Project repair the small undermining of the wall adjacent to the Specific storm drain inlet alon the westem ro e line. 79. Landscape Islands. The ApplicanUDeveloper shall PW Occupancy Project extend the landscape islands adjacent to the new Specific arkin area to match the stall len th. 80' Trash Enclosure. The ApplicanUDeveloper shall PW Building Public � design and construct a new trash enclosure to conform Permit Final Works to the requirements of the City's "Solid Waste and Recycling Enclosure" ordinance (Chap#er 7.98.30 of the Municipal Code). A copy of the applicable Municipal ; Code chapter may be accessed via the following link: www.dublin.ca.4ov/index.asax?nid=73. ; � 81. Lighting. A minimum of one foot-candle of light sha11 PW Occupancy Public E' be provided and maintained across the surface of the Works R parking lot. Any illumination, including security lighting, shall be directed away from adjoining properties, � businesses or vehicular traffic so as not to cause any lare. • s 82. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Public � responsible for the repair of any damaged pavement, Works r curb & gutter, sidewalk, or other public street facility `' resulting from construction activities associated with the ' develo ment of the ro'ect. 83. Occupancy Permit Requirements. Prior to issuance PW Occupancy Public � of an Occupancy Permit, the physical condition of the Works project site shall meet minimum health and safety ` standards including, but not limited to the following: 1) Lighting for the building and parking lot shall be adequate for safety and exterior. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. 2) All construction equipment, materials, or on- going work shall be separated from the public by use of fencing, barricades, caution, ribbon, or other means reasonably approved by the City Engineer/Public Works Director. 3) All fire hydrants for the building shall be � operable and easily accessible to City and ACFD personnel. 4) All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and full functionaL 84. Compliance with Ordinances & Polices. The PW Ongoing Standard Developer shall comply with the Grading Ordinance, the City of Dublin Public Works Standards and Policies, the most current re uirements of the State Code Title 24 17of21 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of buildin ermit. 85. Encroachment Permit. The ApplicanUDeveloper shall PW Start of Work Standard obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Im rovement A reement ma not be re uired. 86. Grading/Sitework Permit. All improvement work must PW Start of Work Standard be performed per a Grading/Sitework Permit issued by the Public Works Department. Said permit will be > based on the final set of civil plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and ` attached applicatian (three 8-1/2" x 11" pages) for more e information. The current cost of the permit is $106.00 !` due at the time of pecmit issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. 87. Non-City Agency Approvals. The ApplicanUDeveloper PW Approval of Standard will be responsible for submittals and reviews to obtain Improvement t the approvals of all participating non-City agencies. The Plans Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Im rovement Plans. k � 88. Erosion Control Plan. A detailed Erosion Control Plan PW Approval of Standard � shall be included with the Grading Plan approval. The Grading Plans � Erosion Control Plan shall be implemented befinreen or Issuance of = October 15th andApril 15th unless otherwise allowed in Grading writing by the City Engineer. The plan shall include. Permits, and dEtailed design, location, and maintenance criteria of all Ongoing erosion and sedirrrentation control measures. 89. Construction Hours. Conslruction activities, including PW Ongoing as Standard the maintenance and warming of equipment, shall be Needed limited to Monday through Friday, and non-City holidays, befinreen the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. r Extended hours or Saturday work will be considered by the Ci En ineer on a case-b -case basis. ; 90. Construction Noise Management Plan. The PW Start of Standard Applicant/Developer shall prepare a construction noise Construction management plan that identifies measures to be taken Implementation to minimize construction noise on surrounding Ongoing as developed properties. The plan shall include hours of Needed construction operation, use of mufflers on construction ° equipment, speed limit for construction traffic, haul � routes and identify a noise monitor. Specific noise ' management measures shall be provided prior to = ro'ect construction. ` ; � 18 of 21 ` E, 91. Construction Dust Control. The Applicant/Developer PW Start of Standard � shall be responsible for watering or other dust-palliative Construction; E measures to control dust as conditions warrant or as Implementation ` directed by the City Engineer. Ongoing as ` Needed L 92. Storm Water Pollution Prevention Plan. The Storm PW SWPPP to be Standard � Water Pollution Prevention Plan (SWPPP) shall identify Prepared Prior � the Best Management Practices (BMPs) appropriate to to Approval of the project construction activities. The SWPPP shall Improvement include the erosion control measures in accordance Plans: with the regulations outlined in the most current version �mplementation of the ABAG Erosion and Sediment Control Handbook Prior to Start of Construction or State Construction Best Management Practices and Ongoing Handbook. The Applicant/Developer is responsible for as Needed ensuring that all contractors implement all storm water ollution revention measures in the SWPPP. ;: 93. Prior to issuance of any building permit, complete DSR Issuance of DSRSD improvement plans shall be submitted to DSRSD that permits conform to the requirements of the Dublin San Ramon e Services District Code; the DSRSD "Standard � Procedures, Specifications and Drawings for Design F and Installation of Water and Wastewater Facilities", all ; a licable DSRSD Master Plans &all DSRSD olicies. 94. Domestic and fire protection waterline systems for DSR Issuance of DSRSD Tracts or Commercial Developments shall be designed permits to be looped or interconnected to avoid dead end sections in accordance with requirements of the � DSRSD Standard Specifications and sound engineering � ractice. � 95. Prior to issuance by the City of any Building Permit or DSR Issuance of DSRSD �F Construction Permit by the Dublin San Ramon Services permits District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection #ees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 96. Prior to issuance by the City of any Building Permit or DSR Issuance of DSRSD Construction Permit by the Dublin San Ramon Services permits District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer e indicating approval of the sanitary sewer or water � facilities shown. Prior to approval by the District � Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance ` � bond, a one-year maintenance bond, and a k comprehensive general liability insurance poiicy in the amounts and forms that are acceptable to DSRSD. The � a licant shall allow at least 15 workin da s for final = � 19 of 21 g 3 improvement drawing review by DSRSD before si nature b the District En ineer. 97. No sewer line or waterline construction shall be DSR Issuance of DSRSD permitted unless the proper utility construction permit permits has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 92 have been satisfied. 98. The applicant shall hold DSRSD, it's Board of Directors, DSR On-going DSRSD commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and com letion of the ro'ect. 99. Improvement plans shall include recycled water DSR Issuance of DSRSD improvements as required by DSRSD. Services for permits landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the re uirements therein. 100. Above ground backflow prevention devices/double DSR Final DSRSD detector check valves shaA be installed on fire protection systems connected to the DSRSD water main. The Applicant shall collaborate with the Fire Department and with DSRSD to size and configure the system. The Applicant shall minimize the number of backflow prevention devices/double detector check valves installed on its fire protection system. The Applicant shall minimize the visual impact of the backflow prevention devices/double detector check valves throu h strate ic lacement and landsca in . 101. Devetopment plans wifl not be approved until landscape DSR Approval of DSRSD plans are submitted and approved. Landscape Plans 102. Grading for construction shall be done with recycled DSR Throughout DSRSD water. Construction 103. The project is located within the District Recycled Water DSR Issuance of DSRSD Use Zone (Ordinance 301), which calls for installation of Permifs recycled water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available as described in the DSRSD Water Master Plan Update, December 2005. Unless specifically exempted by the District Engineer, compliance with Ordinance 3Q1, as may be amended or superseded, is required. The Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with District's "Recycled Water Use Guidelines" and Department of Health Services requirements for recycled water � irri ation desi n. 20of21 { {• PASSED, APPROVED AND ADOPTED this 8th day of December 2015 by the foilowing vote: AYES: NOES: ABSENT: ABSTAIN: � Planning Commission Chair ` � ATTEST: Assistant Community Development Director G:IPA120151PLPA-2015-00043 St Raymond's Church CUP.SDR112.8.15 PC MeetinglPC Reso.12.8.15.docx k � � � � g 21 of 21 � O WOJ'lINH'MMM� 1086 SZ9 015 d•00H6 SZ9 015 1 H O L09b6 V7'ONVlJIVO�04Z 311l15133N15 H1NIN BES Y, Q Q O Z� � p < N � � � ` � � S1�311 H�2i`d �� - � ��, } _ � � � . � ������ ��� � � � � . � � � � �y � 9�y � o Z � � O o /� P� °�d' � =W �� � � � � � u � Q � �dzc�c�d7' �� � � � � a �_ � C� Y� � � � �LI ,�, � c N �� � ,� s � �, z �� � � � F �� '� � Q F � � °� �o � d � �� �� ��� � � �� o w W � � x X � �� �� � � � g� �� � ��� ��� � � � � � � ���� <a � � � � o s� ` ��� ��� � '� � � � ���a ° �p �+ q g r� � F Z N�B$ � rc �d 2 $ � u � uu �7i N CF F �a� .J W � � F�gS � °� � g � S � � ��i �� �� � � c°� �f��b 1 �� $ � � c� � z1 m �d °u'o �5i`m' ��� _ � ,,, a o ,,, _a ," (f� - . . � � ��� 4 a a a a i a � � rc � G u u u �, m�i °� ��� �� rc � g$ r � � r r ��Uw� O � O � O LL. 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' � � � �� �� s� � � � � � > ¢Q� Q � Vz � �� ' °�a �/� �� � b V b .� . �.. � w I � II _I {� �� =F � g � w � I 1 ~� N� -� i j I _ - - - _ . � � i � � � il � � 8 -s` � � i �) 9 a � a i � -� � _ �{ 1 � • • * C��� �i � ��� STAFF REPORT 19 ��� � PLANNING COMMISSION �� � � DATE: December 8, 2015 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA-2015-00056 Amendments to Dublin Zoning Ordinance Chapter 8.08 (Definitions) and Chapter 8.12 (Zoning Districts and Permitted Uses of Land) Report prepared by Martha Aja, Associate Planner EXECUTIVE SUMMARY: Several new state laws regarding medical marijuana activities will go into effect in 2016, � including Assembly Bill 243 ("AB 243''), which establishes a dual licensing structure for medical marijuana cultivation. A person wishing to cultivate medical marijuana must receive a license from the California Department of Food & Agriculture ("DFA"), as well as a license, permit or entiflement from the local jurisdiction where the cultivation is to take pkace. However, AB 266 provides that if a local jurisdiction does not have: a land use regulation or ordinance prohibiting or regulating medical marijuana cultivation in effect before March 1, 2016, then DFA will be the sole licensing authority for the medical marijuana cultivation in that jurisdiction. The primary purpose of the proposed ordinance is to ensure the City retains local control over medical marijuana cultivation by restricting it prior to the March 1, 2016 deadline. In addition, the proposed ordinance adds the City's existing prohibition on medical marijuana dispensaries to the Zoning Ordinance to avoid confusion. The Planning Commission is being asked to review the proposed amendments#o Chapter 8, and to make a recommendation to the City Council. RECOMMENDATION: Staff recommends #hat the Planning Commission: 1) Receive Staff presentation; 2) Open #he public hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council adopt an Ordinance amending � Chapfer 8.08 (Definitions) and Chapter 8.12 (Zoning Districts and Permitted Uses of Land) of the Dublin Municipal Code to prohibit medicaf marijuana cultivation and medical marijuana dispensaries in zoning districts within the City. _ � - ,�_ Submitted y R ' ed By Associate Planner Assistant Community Development Director COPIES TO: File � ITEM NO.:�•�. _ Page 1 of 4 G:IPA120151PLPA-2015-00056 Medical Marijuana112.8.15 PC HearinglPCSR.12.8.15.docx DESCRIPTION: California voters enacted the Compassionate Use Act in 1996 to permit the possession and cultivation of marijuana for limited medical treatment purposes. In 2004, the Legislature adopted the Medical Marijuana Program Act to provide greater access to medical marijuana for qualified patients and caregivers by allowing collective, cooperative cultivation projects known as "dispensaries". Neither the Compassionate Use Act nor the Medical Marijuana Program Act prevents a City from enacting nuisance and land use regulations regarding medical marijuana use or dispensaries. A City is constitutionally authorized to make and enforce within its limits all local police, sanitary, and other ordinances. (Cal. Const. Art. XI, § 7.) California courts have affirmed a City's ability to prohibit medical marijuana dispensaries and medical marijuana cultivation as part of the traditional land use authority. (City of Riverside v. Inland Empire Patients Health and Wellness Center, et al. (2013) 56 Cal.4�' 729; Maral et al. v. City of Live Oak, 221 Cal.App.4tn 975.) The City of Dublin has previously exercised this authority and adopted a prohibition on the operation of inedical marijuana dispensaries anywhere in the City. The City also regulates agricultural uses, although the Municipal Code does not explicitly prohibit medical marijuana cultivation. Several bills regulating medical marijuana were passed by the State Legislature this past session, including Assembly Bill 243, Assembly Bill 266 and Senate Bill 643. These bills do not � ;; eliminate cities' authority to regulate medical marijuana within their jurisdictions, and the City's current ban on medical marijuana dispensaries is unaffected by the passage of these bills. However, Staff is recommending the adoption of the proposed Ordinance to preserve the City's authority to regulate medical marijuana cultivation, in response to one of the bills. Assembly Bill 243 ("AB 243") adds Health and Safety Code section 11362.777, which establishes a dual licensing structure for the cultivation of inedical marijuana. Under section 11362.777, a person wishing to cultivate marijuana must receive a license from the California DFA, as weli as a license, permit or entitlement from #he local jurisdiction where the cultivation is to take place. Section 11362.777 provides that if a local jurisdiction does not have a land use regulation or ordinance prohibiting or regulating cultivation of inedical marijuana in effect before March 1, 2016, the DFA wifl be the sole licensing authority for the cultivation of inedical marijuana in that jurisdiciion. Accordingly, if the Cify does not have a prohibition or any regulations in effect before March 1, 2016, the City may lose its ability to eontrol medical marijuana cultivation within the City. If the City has regulations or a prohibition in effeet before March 1, the City has the power to later modify the prohibition and/or regulations. In light of the recently adopted State legislation, Staff is proposing amendments to the Zoning Ordinance Chapter 8.08 (Definitions) and Chapter 8.12 (Zoning Districts and Permitted Uses of Land). The proposed amendments will prohibit medical marijuana cultivation in every zoning district within the �ity. The proposed amendments are intended to preserve the City's authority to regulate medical marijuana cultivation within its jurisdiction. In order to have an ordinance in effect before March 1, 2016, the ordinance amending the Zoning Ordinance must be adopted at the City Council's January 19, 2016 meeting, after being introduced at the City CounciPs December 15 meeting (the Council's first meeting in January has been canceled). If the City has regulations or a prohibition in effect before March 1, 2016, the City will retain the flexibility to maintain, narrow, or lift the prohibition on cultivation at some , point in the future. The proposed amendments would also add the City's existing prohibition on � � medical marijuana dispensaries to the Zoning Ordinance, and amend Chapter 5.58 (Medical 2of4 Marijuana Dispensaries) to ensure consistency between the Zoning Ordinance and the City's existing prohibition on Medical Marijuana Dispensaries and prohibit cultivation and deliveries. The proposed amendments to Chapter 5.58 are attached to this Staff Report for your reference (Attachment 1). Amendments to the Zoning Ordinance are required to be reviewed by the Planning Commission at a public hearing where a recommendation is made to the City Council. Therefore, the Planning Commission is currently being requested to review the proposed Zoning Ordinance Amendments and to make a recommendation to the City CounciL The proposed amendments to Chapter 5.58 will be reviewed by the City Council at its December 15, 2015 meeting together with the proposed amendments to Chapter 8. ANALYSIS: The proposed amendments to Chapter 8.08 (Definitions) and 8.12 (Zoning Districts and Permitted Uses of Land) of the Zoning Ordinance prohibit the cultivation of inedical marijuana in all zoning districts in the City. The ordinance is necessary to ensure that the City retains authority regarding the medical marijuana cultivation within the City, and to prevent the DFA from becoming the sole licensing authority for medical marijuana cultivation within the City. The proposed amentlments to Chapter 5.58 (Medical Marijuana Dispensaries) are necessary to ; ensure consis#ency befinreen the Zoning Ordinance and the City's existing prohibition on medicat marijuana dispensaries, and will add th�t existing prohibition to the City'sZoning Ordinance. The foHowing is a description of the proposed Zoning Ordinance Amendments. Chapter 8.08 (Definitions) The following new defini#ions will be listed in Chapter 8.08 and there will be a cross reference to Chapter 5.58 Medical Marijuana Dispensary. See Section 5.58.010(C). Medical Marijuana Cultivation. See Section 5.58.010(D). Chapter 8.12 jZoning Districts and Permitted Uses of Land) Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of Title 8 of the Dublin Municipal Code is hereby amended to add Medical Marijuana Cultivation as an Agricultural Use Type to read as follows AGRICULTURAL A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 USE TYPE Medical Marijuana - - - - - - - - - - - Cultivation 3 of 4 i Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of Title 8 of the Dublin Municipal Code is hereby amended to add Medical Marijuana Dispensary as a Commercial Use Type to read as follows: COMMERCIAL A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 USE TYPE Medical Marijuana - - - - - - - - - - - Dis ensa f NOTICING REQUIREMENTS/PUBLIC OUTREACH: F � A Public Notice was published in the Valley Times and posted at several locations throughout € the City and emailed to all persons who have expressed an interest in being notified of meetings. The Staff Report was also made available on the City's webpage. ENVIRONMENTAL REVIEW: { The California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and fhat environmental documents be prepared. Pursuant to the CEQA, Staff is recommending that the proposed Ordinance be found exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to caus� a significant effect on the environment. The adoption of the proposed amendments of the Municipal Code does not, in itself, allow#he construction of any building or structure, or authorize any activity, but rather prohibits the cultivation of marijuana within the City. This Ordinance of itself, therefoce, has no potential for resulting in significant physical � change in the environment, directly or ultimately. � ATTACHMENTS: 1. Draft amendments to Dublin Municipal Code Chapter 5.58 (Medical Marijuana Dispensaries), Chapter 8.08 (Definitions) and Chapter 8,12 (Zoning Districts and � _ � Permitted Uses of Land) of the Dublin Municipal Code ` 2. Resolution recommending tha# the City Council adopt � an ordinance amending Chap#er 8.08 (Definitions) and Chapter 8.12 (Zoning Districts and Permitted Uses of _ Land) of the Dublin Municipal Code to prohibit medical marijuana dispensaries and cultiva#ion in all zoning _ districts within the City of Dublin. � 4: i I' � � 4 of 4 t € � ORDINANCE NO. XX— 16 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * AN ORDINANCE OF THE CITY OF DUBLIN AMENDING CHAPTERS 5.58 (MEDICAL MARIJUANA DISPENSARIES), CHAPTER 8.08 (DEFINITIONS) AND CHAPTER 8.12 (ZONING DISTRICTS AND PERMITTED USES OF LAND) OF THE DUBLIN MUNICIPAL CODE TO REGULATE MEDICAL MARIJUANA DISPENSARIES, DELIVERIES AND CULTIVATION WITHIN THE CITY OF DUBLIN WHEREAS, Health and Safety Code section 11362.5 , the Compassionate Use Act of 1996 ("CUA"), adopted by the voters in the State of California, authorizes a limited defense to criminal charges for the use, possession or cultivation of marijuana for medical purposes when a qualified patient has a doctor's recommendation for the use of marijuana; and WHEREAS, Health and Safety Code section 11362.7 et seq., the Medical Marijuana Program Act ("MMPA"), was adopted by the state legislature and offers some clarification on the scope of the Compassionate Use Act of 1996, and section 11362.83 specifically authorizes cities and other goveming bodies to adopt and enforce rules and regulations related to medical marijuana; and WHEREAS, neither the CUA or the MMPA prevent a city from enacting nuisance and land use regulations regarding medical marijuana cultivation or dispensaries; and WHEREAS, the Legislature recently passed, and the Governor signed, several bills regulating the commercial activity of inedical marijuana, including Assembly Bill 243, which assigns certain state agencies with reg�ulatory task regarding commercial medical marijuana, including product labeling and environmental regulation; and WHEREAS, Section 6 of AB 243 adds Health and Safety Code section 11362.777, which puts the California Department of Food and Agriculture ("DFA") in charge of licensing of both indoor and outdoor cultivation sites in the state; and WHEREAS, Health and Safety Code section 11362.777 provides that the DFA shall be the sole licensing authority for medical marijuana cultivation within a city if that city does not have land use regulations or ordinances regulating or prohibiting the . cultivation of marijuana in effect on March 1, 2016; and WHEREAS, Chapter 5.58 of the Municipal Code currently explicitly prohibits medical marijuana dispensaries in the City; and i i I i j ATTACHMENT 1 , a WHEREAS, the Municipal Code allows certain agricultural uses within the City, but medical marijuana cultivation is not an existing allowed use; and WHEREAS, the City Council desires to retain local control over the cultivation of medical marijuana, and therefore desires to adopt a land use ordinance regulating or prohibiting marijuana that will be in effect before March 1, 2016; and WHEREAS, the cultivation of inedical marijuana in other cities has resulted in calls for service to the police department, including calls for robberies and thefts; and WHEREAS, medical marijuana cultivation could pose safety risks for surrounding neighbors, including but not limited to, risks of violent confrontation in connection with attempts to steal marijuana and the risk of fire from improperly wired electrical lights within structures growing marijuana; and WHEREAS, the ability to obtain marijuana for medical purposes is available in other jurisdictions within a short drive of the City; and WHEREAS, there is a threat to the public health, safety and welfare of the community if inedical marijuana is cultivated in the City without proper regulations, and such unregulated cultivation which may result in harmful effects to the businesses, property owners and residents of the City; and ` WHEREAS, Article XI, Section 7 of the California Constitution provides a city may make and enforce within it limits all local police, sanitary and other ordinances and regulations not in conflict with general laws; and WHEREAS, the City Council desires to confirm that the cultivation of marijuana is illegal within the city and enact an explicit prohibition on the cultivation of inedical marijuana within the City; and WHEREAS, the City Council has the authority to amend a prohibition in effect before March 1, 2016, and such amendment may allow certain types of cultivation, but if no regulation or prohibition is in effect before March 1, 2016, the City could permanently lose the authority to license and regulate medical marijuana cultivation within the City; and WHEREAS, Staff has advised that members of the public are sometimes unaware of the City's existing prohibition on medical marijuana dispensaries because it is not contained in the City's Zoning Ordinance and that the existing definition of a medical marijuana dispensary causes occasional confusion; and WHEREAS, the City Council desires to add the existing prohibition on medical , marijuana dispensaries within the City to the Zoning Ordinance and rephrase the definition of inedical marijuana dispensary to eliminate any confusion; and WHEREAS, Business and Professions Code section 19340 authorizes licensed medical marijuana dispensaries to make medical marijuana deliveries in any city that does not explicitly prohibit it; . WHEREAS, the City Council desires to prohibit medical marijuana deliveries within the City. NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: SECTION 1: The above recitals are true and correct and incorporated herein. SECTION 2: Chapter 5.58 of the Dublin Municipal Code is hereby amended to read as follows (with text in s#�+IEee�+�format indicating deletion and italicized text indicating addition): Chapter 5.58 Medical Marijuana Dispensaries and Cultivation 5.58.010 Definitions. For the purposes of this chapter, unless otherwise apparent from the context, the following definitions shall apply: A. "Medical marijuana" is marijuana authorized in strict compliance with Health and Safety Code Section 11362.5 et seq. 8. "Medical marijuana delivery"means the transfer of inedical marijuana or medical marijuana products from a medical marijuana dispensary to a qualified patient or primary caregiver, as well as the use by a dispensary of any technology platform to arrange for or facilitate the transfer of inedical marijuana or medical marijuana products. C�. "Medical marijuana dispensary" means any facility or location, whether fixed or mobile, where medical marijuana is made available to, distributed by, or distributed to finro (2) or more , � � quali�ed patients, persons with an identification card, or primary caregivers, or combination thereof. A medical marijuana dispensary shall not include the following uses, so long as such uses comply with this code, Health and Safety Code Section 11362.5 et seq., and other applicable law: 1. A clinic licensed pursuant to Chapter 1 of Division 2 of the Health and Safety Code. 2. A health care facility licensed pursuant to Chapter 2 of Division 2 of the Health and Safety Code. l i i I a , � 3. A residential care facility for persons with chronic life-threatening illness licensed . pursuant to Chapter 3.01 of Division 2 of the Health and Safety Code. 4. A residential care facility for the elderly licensed pursuant to Chapter 3.2 of Division 2 of the Health and Safety Code. 5. A hospice or a home health agency, licensed pursuant to Chapter 8 of Division 2 of the Health and Safety Code. D. "Medical marijuana cultivation"means any activity involving the planting, growing, harvesting, drying, curing, grading or trimming of inedical marijuana. E6. "Person with an identification card" shall have the meaning given that term by Health and Safety Code Section 11362.7. F�. "Primary caregiver" shall have the meaning given that term by Health and Safety Code Section 11362.7. G€. "Qualified patient" shall have the meaning given that term by Health and Safety Code Section 11362.7. 5.58.020 Operation of inedical marijuana dispensaries prohibited. No person shall operate or permit to be operated a medical marijuana dispensary in or upon any premises or property in the city. 5.58.030 Medical marijuana cu/tivation prohibited. No person shall engage in medical marijuana cultivation in or upon any premises or property in the city. - 5.58.040 Medical marijuana delivery prohibited. No person shall engage in medical marijuana delivery in or upon any premises or property in the city SECTION 3: Section 8.08.020 (Definitions (A-Z)) of Title 8 of the Dublin Municipal Code is hereby a amended to add the following definitions Medical Marijuana Dispensary. See Section 5.58.010(C). � � Medical Marijuana Cultivation. See Section 5.58.010(D). � I j y t �, , SECTION 4: Section 8.12.050(Permitted and Conditionally Permitted Land Uses)of Title 8 of the Dublin Municipal Code is hereby amended to add Medical Marijuana Cultivation as an Agricultural Use Type to read as follows: AGRICULTURAL A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 USE TYPE Medical - - - - - - - - - - - Marijuana Cultivation SECTION 5: Section 8.12.050(Permitted and Conditionally Permitted Land Uses)of Title 8 of the Dublin Municipal Code is hereby amended to add Medical Marijuana Dispensary as a Commercial Use Type to read as follows: COMMERCIAL A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 USE TYPE Medical - - - - - - - - - - ' Marijuana Dis ensa SECTION 6: Severabilitv. The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances. SECTION 7: CEQA. This Ordinance is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed Ordinance is exempt from CEQA because the adoption of the proposed amendments to the Municipal Code does not, in itself, allow the construction of any building or structure or authorize any activity, but rather prohibits the cultivation of inedical marijuana within the City. This Ordinance , therefore, has no potential for resulting in significant physical change in the environment, directly or ultimately. i I 1 ; �' %. SECTION 8: Effective Date and Postin� of Ordinance This Ordinance shall take effect and be in force thirty(30)days from and after the date of its final adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 39633 of the Government Code of Califomia. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this day of , 2016, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk RESOLUTION 15-XX A RESOWTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN : RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING CHAPTERS 8.08 (DEFINITIONS) AND 8.12 (ZONING DISTRICTS AND PERMITTED USES OF LAND) OF THE DUBLIN MUNICIPAL CODE TO PROHIBIT MEDICAL MARIJUANA DISPENSARIES AND CULTIVATION IN ALL ZONING DISTRICTS WITHIN THE CITY OF DUBLIN WHEREAS, the Legislature recently passed, and the Governor signed, several bills regulating the commercial activity of inedical marijuana, including Assembly Bill 243, which assigns certain state agencies with regulatory task regarding commercial medical marijuana, including product labeling and environmental regulation; and WHEREAS, Section 6 of AB 243 adds Health and Safety Code section 11362.777, which puts the California Department of Food and Agriculture ("DFA") in charge of licensing of both indoor and outdoor cultivation sites in the state; and WHEREAS, Health and Safety Code section 11362.777 provides that the DFA shall be the sole licensing authority for medical marijuana cultivation within a city if that city does not have land use regulations or ordinances regulating or prohibiting the cultivation of marijuana in effect on March 1, 2016; and WHEREAS, an amendment to Zoning Ordinance Chapter 8.08 and 8.12 enacting a prohibition of inedical marijuana cultivation will ensure that the City of Dublin retains local control over medical marijuana cultivation within the City; and WHEREAS, if the City has a prohibition regarding medical marijuana cultivation in effect before March 1, 2016, the City retains the flexibility to maintain, narrow, or lift the prohibition on cultivation at some point in the future; and WHEREAS, an amendment to Chapter 5.58, along with the proposed amendments to Chapter 8.08 and 8.12, will ensure consistency between the Zoning Ordinance and the City's existing prohibition on medical marijuana dispensaries, which will remain in effect; and WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the proposed project is exempt from CEQA per CEQA Guidelines Section 15061 (b)(3), which states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed amendments to the Municipal Code does not, in itself, allow the construction of any building or structure, but prohibits medical marijuana cultivation within the City; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission � � recommending approval of the proposed amendments; and 1 � � ATTACHMENT 2 � ; WHEREAS, the Planning Commission held a public hearing on said application on December 8, 2015 and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council adopt the following amendments to the Zoning Ordinance: The following new definitions will be listed in Chapter 8.08 and there will be a cross reference to Chapter 5.58. Medical Marijuana Dispensary. See Section 5.58.010(C). Medical Marijuana Cultivation. See Section 5.58.010(D). Amend Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of the Dublin Municipal Code to add Medical Marijuana as an Agricultural Use Type to read as follows: AGRICULTURAL A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 USE TYPE Medical Marijuana - - - - - - - - - - - Cultivation Amend Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of Title 8 of the � Dublin Municipal Code to add Medical Marijuana Dispensary as a Commercial Use Type to read as follows: � COMMERCIAL A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2 USE TYPE Medical Marijuana - - - - - - - - - - - Dispensa 2 PASSED, APPROVED AND ADOPTED this 8th day of December 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: K # Planning Commission Chair ATTEST: ` Assistant Community Development Director ; k � F E F: ( � 4: �. k � f 3 E �