HomeMy WebLinkAbout06-008 Fountainhead Montessori School CUP & SDR
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: April 25, 2006
SUBJECT:
PUBLIC HEARING: PA 06-008 Fountainhead Montessori School -
Conditional Use Permit and Site Development Review (Adjudicatory
Action)
Report Prepared by Marnie R. Nuccio, Associate PlannercJf
ATTACHMENTS: 1. Resolution approving PA 06-008 Fountainhead Montessori School
Conditional Use Permit and Site Development Review to operate a
Day Care Center, Construct an Outdoor Playground, and make
associated site improvements at 6665 Amador Plaza Road, with
Project Plans attached as Exhibit A
2. City Council Resolution 2-97 approving a Planned Development
Rezone for PA 96-043 Enea Plaza
3. Charles M Salter and Associates Noise Study dated 23 March 2006
RECOMMENDATION: 1. Receive Staff presentation
2. Open the public hearing
3. Take testimony from the Applicant and the public
4. Close public hearing and deliberate
5. Adopt Resolution (Attachment I) approving PA 06-008 Fountainhead
Montessori School Conditional Use Permit and Site Development
Review to operate a Day Care Center, Construct an Outdoor
Playground, and make associated site improvements at 6665 Amador
Plaza Road, with Project Plans attached as Exhibit A
PROJECT DESCRIPTION:
Fountainhead Montessori School is a day care center for children ages 18 months through kindergarten.
Their existing facility is located at 6901 York Drive on a portion of the Valley High School site. The
Dublin Unified School District has leased space to Fountainhead Montessori at various locations for over
20 years. As part of the School District's plan to offer Adult Education classes, the District terminated
their lease with Fountainhead Montessori at the Valley High School site. The Fountainhead Montessori
School would like to remain in Dublin and is seeking approval of a Conditional Use Permit and Site
Development Review to operate their day care center for up to 135 children at 6665 Amador Plaza Road.
Modifications to the site layout are also proposed and include the construction of an outdoor playground,
alterations to parking and circulation, and the installation of landscaping and fencing.
COPIES TO: Applicant
Property Owner
File
ITEM NO. <g . J
G:\PA#\2006\06-008 Fountainhead Montessori\PCSR 04-25.06.doc
In accordance with Chapter 8.32 Planned Development Zoning District, Chapter 8.100 Conditional Use
Permit, and Chapter 8.104 Site Development Review, the Applicant is requesting the following approvals:
I. A minor amendment to the adopted Development Plan for Planned Development Zoning District
(PA 96-043),
2. A Conditional Use Permit for the operation of a day care center at 6665 Amador Plaza Road, and
3. Site Development Review for modifications to the site layout at 6665 Amador Plaza Road.
ANALYSIS:
Minor Amendment to Development Plan
In January of 1997, the City Council approved the consolidation of three (3) Planned Development
Zoning Districts into one zoning district known as Planned Development Zoning District (PA 96-043),
Enea Plaza and adopted a Development Plan which set forth the general provisions and development
standards for the District (Attachment 2). In the Resolution approving the Development Plan the Zoning
District is described as a retail commercial zoning district. The regulations and standards contained
within the Development Plan are consistent with a retail commercial development and include permitted
uses such as retail shopper goods, eating and drinking establishments, personal services and office uses.
Conditional uses include community facilities, recreational facilities, movie theatres, vehicle sales and
service, nursing facilities, service stations, and others. Day Care Centers are not included in the list of
permitted, conditional, or prohibited uses.
The City Council Resolution states that "...development and operation of land use activities within this
planned development shall be subject to the City of Dublin Zoning Code in effect at the time of
development and land use activities are considered." The closest comparable zoning district to Planned
Development Zoning District (PA 96-043) is C-I, Retail Commercial. Within this Zoning District, Day
Care Centers are a conditional use.
Section 8.32.080 of the Dublin Zoning Ordinance allows for minor amendments to an approved
Development Plan by means of a Conditional Use Permit approved by the Planning Commission "upon a
finding that the amendment substantially complies with and does not materially change the provisions or
intent of the adopted Planned Development Zoning District Ordinance for the site." The intent of the
Planned Development Zoning District is to encourage retail commercial development within the District
that is compatible with existing commercial uses in the immediate vicinity. The operation of a Day Care
Center is consistent with retail commercial development and would be compatible with surrounding
commercial uses.
Should the Planning Commission decide to grant a minor amendment to the Development Plan for
Planned Development Zoning District (P A 96-043), Day Care Centers would become a conditional use
within the entire :!:19.9-acre District area (See Figure 1 below).
If the Planning Commission decides not to grant the request for a minor amendment to the Development
Plan, the Applicant's requests for a Conditional Use Permit and Site Development Review to operate a
Day Care Center would have to be denied.
2of8
Figure 1. Planned Development Zoning District (P A 96-043) Boundary
Golden Gate
Drive
1-680
1-580
ConduwnalUsePermu
The Fountainhead Montessori School is requesting approval of a Conditional Use Permit to operate an
approximately 6,669 square foot Day Care Center with an approximately 7,720 square foot outdoor
playground at 6665 Amador Plaza Road. The day care center would provide child care services for up to
135 children ages 18 months through kindergarten. The day care would operate from 7:00 a.m. to 6:00
p.m. Monday through Friday with a maximum of eighteen employees on-site between the hours of 9:00
a.m. and I :00 p.m.
The proposed day care center would occupy a portion of the first floor of a two-story office building
(Sheet A2, Exhibit A of Attachment I). There would be seven activity rooms ranging in size from
approximately 470 square feet to 1,230 square feet. The day care center would be sprinklered as required
by the Building and Fire Codes.
Other tenants would also occupy the two-story office building, one on the first floor and multiple tenants
on the second floor. All tenants are categorized as Office uses. The administrative offices for
Fountainhead Montessori would also occupy space on the second floor. Because office uses are permitted
within the Planned Development Zoning District, Fountainhead Montessori's occupancy of the second
floor is not part ofthe Conditional Use Permit request.
Approval of the Conditional Use Permit request is contingent upon the Planning Commission approving
the request for a minor amendment to the Development Plan for Planned Development Zoning District
(PA 96-043).
Site Development Review
The project includes modifications to the existing site layout to accommodate an outdoor playground for
the day care center. The playground would be located to the rear of the building at 6665 Amador Plaza
Road within the existing parking lot and would result in a loss of 43 parking spaces (see discussion below
on parking).
3of8
The playground would be approximately 7,720 square feet in size and would be enclosed with a 6-foot
high fence. The fence would be constructed of decorative steel or similar durable materials. It would be
designed to allow for visual surveillance of the playground and rear doors to the building from areas
within the parking lot.
Two gates would provide access to the playground, one on the east end and the other on the west end.
The gate located at the east end of the playground would be the primary access point to the day care
center while the gate on the west end would primarily be used for exiting purposes. Both gates would be
equipped with panic hardware as required by the Building and Fire codes.
Along the front of the building a portion of the existing walkway would also be enclosed by a fence. The
fence would be constructed of wrought iron pickets and would be 5 feet in height. A gate on either end of
the fence would allow for emergency egress. This fence would prevent public access to the day care
center.
Landscaping
The fencing along the perimeter of the outdoor playground would be softened with a 5-foot wide
continuous planting strip of evergreen shrubs and flowering accent plants. Ornamental pears would also
be planted along the perimeter of the playground and would complement existing ornamental pears
located at the rear of the building and along the eastern property line.
The Applicant also proposes to enhance existing landscaping by adding flowering accent plants to
landscape planters along the north, east, and west sides of the building. New shrubs and groundcover
would also be planted along the southern property line to fill in and enhance the landscaping in this area.
All existing trees would remain throughout the site.
Parking and Circulation
The site of the proposed day care center is one of 3 parcels within a phased office development. Four
office buildings and 319 parking stalls were originally constructed in the early 1980's. Subsequently, one
of the four office buildings burned down and only three currently remain. Each of the remaining
buildings is approximately 20,600 square feet in size. The Development Plan approved for this Planned
Development Zoning District (P A 96-043) adopted the following parking ratios:
. 4 spaces per 1,000 square feet of net rentable office space (the Zoning Ordinance requires I space
per 250 square feet of gross floor area)
. 5 spaces per 1,000 square feet of net rentable retail space (the Zoning Ordinance requires I per
300 to I per 400 square feet of gross floor area)
Day Care Centers have the following parking requirements:
. I space per employee
. I space per company vehicle
. I loading space for every 5 children
The construction of the outdoor playground would result in a loss of 43 parking spaces leaving a total of
276 spaces available for all users of the three office buildings including Fountainhead Montessori School.
Gross floor areas were used because precise net rentable areas could not be obtained. Based on gross
floor area calculations the following number of parking spaces would be required:
4of8
Address Gross Parking Requirement** Parking
Square Spaces
Footage* Reouired
6665 Amador Plaza
. Fountainhead Montessori 6,999 I per employee, I per 5 children, I 46
per company vehicle***
. Office Uses 13,158 4 per 1,000 sq. ft. of net rentable area 54
6670 Amador Plaza
. Office Uses 20,187 4 per 1,000 sq. ft. of net rentable area 81
6690 Amador Plaza
. Office Uses 20,187 4 per 1,000 sq. ft. of net rentable area 81
TOTAL 262
*Gross square footages were used for the purpose of calculating parking because net rentable areas were not available.
**The parking requirement is per the development standards for the PO, Planned Development Zoning District (PA 96-043) in
which the project is located.
***Fountainhead Montessori would have 18 employees, 135 children and 1 company vehicle.
A total of 262 parking spaces would be needed to adequately serve all office uses and the proposed day
care center. Even with a loss of 43 parking spaces, a surplus of 14 spaces would still remain. It is also
worth noting that if net rentable areas could be obtained, a greater surplus of parking would be available.
The vehicular circulation patterns for the site would be modified along the rear of the building in order to
accommodate the proposed outdoor playground. A two-way drive aisle with parking on both sides (see
Figure 2) would be replaced with a one-way, westbound drive aisle (see Figure 3).
Existing two-way drive
aisle with parking on
both sides.
5of8
Figure 3.
Proposed one-way,
westbound drive aisle.
/?
11
The revised parking and circulation layout has been reviewed by the City's Traffic Engineer and the
proposed changes were found to be appropriate for the use and would not result in any negative impacts to
the site or its current or future users. The project has been conditioned to include appropriate traffic signs
and pavement markings to direct and inform motorists in a safe and effective manner.
Noise
An acoustical report was prepared by Charles M. Salter Associates to evaluate potential noise impacts
from the day care center on adjacent office users (Attachment 3). Acoustical measurements were taken at
the existing Fountainhead Montessori site, located at 6901 York Drive, and at the proposed day care
center site, located at 6665 Amador Plaza Road. The study found that the traffic noise levels from the
Interstate 580/680 interchange which runs along the southwest edge of the site would exceed the noise
generated by children playing outdoors. The study concluded that the anticipated outdoor activities by the
day care center would not impact adjacent office users because the noise generated from children playing
outdoors compared to the existing traffic noise would be negligible.
Noticing
In accordance with State law, a public notice was mailed to all property owners and occupants/residents
within three hundred feet of the proposed project to advertise the project and the public hearing scheduled
for April 25, 2006. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
Review by Applicable City Departments and Agencies
The Public Works Department, Building Division, Alameda County Fire Department, Dublin Police
Services, and Dublin San Ramon Services District have all reviewed the proposed project. Conditions of
approval from these departments and agencies have been included in the proposed Resolution
(Attachment I).
60f8
Consistency with General Plan. West Dublin BART Specific Plan. Planned Development Zoning District
(P A 96-043) and the Zoning Ordinance
The project is located within the Primary Planning Area and is designated as Retail/Office on the General
Plan Land Use Map. The West Dublin BART Specific Plan designates the project site as Commercial B
which includes smaller scale commercial uses such as specialty retail, restaurants, offices, entertaining,
and similar pedestrian oriented uses. Goal #10 of the Specific Plan allows existing uses and buildings to
phase out or convert to uses consistent with the vision and requirements of the Specific Plan. Under
Section 5.3 Permitted/Conditional Land Uses, for existing buildings, the Specific Plan refers back to the
former Zoning District in effect prior to the adoption of the Specific Plan for Permitted and Conditional
uses.
The Planned Development Zoning District in which the project is proposed is defined as a retail
commercial zoning district in which day care centers are typically permitted as a conditional use. The
request for a minor amendment to the Development Plan for the Planned Development Zoning District
would add Day Care Centers to the list of conditional uses within this Zoning District.
The project would be consistent with the Zoning Ordinance in that the project has been designed and
conditions of approval have been applied to ensure compliance with all development regulations and
standards not otherwise specified in the Development Plan for the Planned Development Zoning District.
ENVIRONMENTAL REVIEW:
The project has been found to be Categorically Exempt from the California Enviromnental Quality Act
(CEQA) pursuant to Section 15304, Minor Alterations to Land. The project consists of a minor
amendment to an adopted Development Plan to allow day care centers as a conditional use with Planned
Development Zoning District (P A 96-043); a Conditional Use Permit to allow the operation of a day care
center for up to 135 children with an outdoor playground; and a Site Development Review permit for
modifications to site layout which would include the construction of an outdoor playground, alterations to
parking and circulation, and the installation of landscaping and fencing.
CONCLUSION:
This application has been reviewed by all applicable City departments and agencies, and their comments
have been incorporated into the Conditions of Approval for the project. The proposed project, as
conditioned, is consistent with the Dublin General Plan, the West Dublin BART Specific Plan and the
Planned Development Zoning District in which the project is located and represents an appropriate project
for the site.
RECOMMENDATION:
Staff recommends that the Planning Commission: I) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; 5)
adopt Resolution (Attachment I) approving PA 06-008 Fountainhead Montessori School Conditional Use
Permit and Site Development Review to operate a Day Care Center, Construct an Outdoor Playground,
and make associated site improvements at 6665 Amador Plaza Road, with Project Plans attached as
Exhibit A.
70f8
GENERAL INFORMATION:
APPLICANT:
Shandy Cole, Fountainhead Montessori School, 115 Estates
Drive, Danville, CA 94526
PROPERTY OWNER:
Karyn Mitchell, HHH Investments, 5601 Amold Drive, Suite
101, Dublin, CA 94568
LOCATION:
6665 Amador Plaza Road (APN 941-1500-051-02)
GENERAL PLAN
LAND USE DESIGNATION:
Retail/Office
SPECIFIC PLAN/
LAND USE DESIGNATION:
West Dublin BART Specific Plan/Commercial B
ZONING:
PD, Planned Development (PA 96-043)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site PD Retail/Office Office
Planned Development
North PD Retail/Office Retail Commercial
Planned Development
Northeast PD Retail/Office Automotive Sales and
Planned Development Service
West PD Retail/Office Office
Planned Development
South PD N/a 1-580/1-680 Interchange
Planned Development
80f8
RESOLUTION NO. 06 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW TO
OPERATE A DAY CARE CENTER, CONSTRUCT AN OUTDOOR PLAYGROUND, AND MAKE
ASSOCIATED SITE IMPROVEMENTS FOR FOUNTAINHEAD MONTESSORI SCHOOL
LOCATED AT 6665 AMADOR PLAZA ROAD (APN 941-1500-051-02)
P A 06-008
WHEREAS, the Applicant, Shandy Cole, on behalf of Fountainhead Montessori School, has
requested approval of the following: I) a Conditional Use Permit to amend the PD, Planned Development
Zoning District regulations for P A 96-043 to allow the operation of a day care center as a conditional use; 2)
a Conditional Use Permit for a day care center for up to 135 children; and 3) Site Development Review to
construct an outdoor play area associated with the day care center, located at 6665 Amador Plaza Road on
approximately :!:1.15 acres of land within the West Dublin BART Specific Plan Area; and
WHEREAS, City Council Resolution 02-97 approving a Development Plan for the PD, Planned
Development Zoning District (PA 96-043) calls for a retail commercial development consisting of :!:19.9
acres of which this project is a part; and
WHEREAS, day care centers are not explicitly called out as permitted or conditional uses within the
approved Development Plan; and
WHEREAS, the Development Plan states that "except as specifically included in [the Development
Plan) ...development and operation of land use activities within this planned development shall be subject to
the City of Dublin Zoning Code in effect at the time the development and land use activities are considered";
and
WHEREAS, retail commercial development is comparable to a C-I, Retail Commercial Zoning
District in which day care centers are a conditional use; and
WHEREAS, in accordance with Section 8.32.080 of the Dublin Zoning Ordinance a minor
amendment to an adopted Development Plan may be granted by the Planning Commission by means of a
Conditional Use Permit upon finding that the amendment substantially complies with and does not materially
change the provisions or intent ofthe adopted Planned Development Zoning District for the site; and
WHEREAS, Staff is recommending that the Development Plan for P A 96-043 be amended to
include day care centers as a conditional use; and
WHEREAS, a complete application for a Conditional Use Permit and Site Development Review was
submitted and is available and on file in the Community Development Department; and
WHEREAS, the Applicant has submitted project plans dated received April 4, 2006; and
WHEREAS, the California Enviromnental 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 project has been found to be Categorically Exempt from CEQA according to CEQA
Guidelines Section 15304, Minor Alterations to Land; and
Attachment 1
WHEREAS, the Planning Commission did hold a public hearing on said application on April 25,
2006 for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve a
Conditional Use Permit subject to the findings contained herein to amend the Development Plan for Planned
Development Zoning District (P A 96-043) to allow day care centers as a conditional use; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve a
Conditional Use Permit subject to the findings contained herein to allow the operation of a day care center
for up to 135 children at 6665 Amador Plaza Road; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the
Site Development Review for the construction of an outdoor play area associated with the day care center;
and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and determinations regarding said proposed Conditional Use
Permits.
Conditional Use Permit to Amend the Development Plan for PA 96-043:
A. The proposed amendment to the Development Plan for Planned Development Zoning District (P A
96-043) substantially complies with and does not materially change the provisions or intent of the
adopted Planned Development Zoning District Ordinance for the site in that the City Council
Resolution approving the Development Plan for PA 96-043 called for a retail commercial
development consisting of :!:19.9 acres of which this project is a part and day care centers are
considered conditional uses in comparable retail commercial zoning districts.
Conditional Use Permit to allow the operation of a Day Care Center at 6665 Amador Plaza Road:
A. The day care center use and outdoor playground are compatible with other land uses, transportation
and service facilities in the vicinity because: 1) the day care center would be located within an
existing office building surrounded by a combination of office and commercial uses, 2) an acoustical
report was prepared and concluded that the anticipated outdoor activities by the day care center would
not impact adjacent office users because the noise generated from children playing outdoors
compared to the existing traffic noise would be negligible, and 3) the day care center would generate
less trips than an Office use and thus would not adversely impact existing transportation and service
facilities.
B. The day care center use and outdoor playground 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
because: I) the day care center will conform to the standards established in the Development Plan for
the Planned Development Zoning District (PA 96-043) as well as all applicable regulations contained
within 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 day care center use and outdoor playground will not be injurious to property or improvements in
the neighborhood because: I) the project will be located on a developed site and has been designed to
20fl9
minimize impacts to existing improvements, and 2) the project has been conditioned to comply with
all codes, regulations and requirements relating to the site improvements.
D. There are adequate provisions for public access, water, sanitation and public utilities and services to
ensure that the day care center use and outdoor playground would not be detrimental to the public
health, safety and welfare because: I) the project has been reviewed by various City departments and
agencies all of whom have commented that adequate public services are available, and 2) conditions
of approval have been incorporated into the project to ensure that existing public services remain
adequate for the site.
E. The site is physically suitable for the day care center use and outdoor playground because: I) it is a
developed site, generally flat in topography; and 2) the site has adequate parking to serve the use.
F. The day care center use and outdoor playground will not be contrary to the specific intent clauses,
development regulations, or performance standards established for the Planned Development Zoning
District (P A 96-043) in that: I) the project is consistent with a retail commercial development, 2) a
minor amendment to the Development Plan has been approved to add Day Care Centers as a
conditional use, and 3) the project complies with all other standards established for the Planned
Development Zoning District and applicable portions of the Dublin Zoning Ordinance.
G. The day care center use and outdoor playground is consistent with the Dublin General Plan and the
West Dublin BART Specific Plan in that the use is consistent with the Retail/Office and Commercial
B land use designations which have been adopted for the site.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review to construct an outdoor playground:
A. Approval of the project, as conditioned, is consistent with the purpose and intent of Chapter
8.104, Site Development Review of the Dublin Zoning Ordinance as the project has been
designed to promote orderly, attractive and harmonious site and structural development
compatible with the surrounding properties, and is consistent with the development regulations
and requirements of the Planned Development Zoning District in which it would be located with
respect to setbacks, height, parking, and landscaping because the outdoor playground is an
attractive addition to the office building and would be screened with fencing that complies with
the requirements of the Dublin Zoning Ordinance as well as landscaping to soften the appearance.
B. The project, as conditioned, complies with the policies of the General Plan, the West Dublin
BART Specific Plan and the Planned Development Zoning District Regulations for PA 96-043
and with all other requirements of the Dublin Zoning Ordinance because: I) the outdoor
playground is necessary and customary to the development of day care centers which further the
goals of the General Plan, West Dublin BART Specific Plan and Planned Development Zoning
Ordinance which encourages the development of retail commercial uses within the project area;
and 2) the outdoor playground complies with all requirements of the Dublin Zoning Ordinance
with respect to landscaping, fencing and aesthetics.
C. The project, as conditioned, 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 general welfare because
the project consists of the construction of an outdoor playground and associated site
improvements which are designed to ensure the health and safety of persons working in the
30fl9
vicinity by providing adequate site distances within the parking lot and surrounding the outdoor
playground and adequate signage to direct the motoring public when maneuvering within the
project area.
D. The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide
a desirable environment for the project because: I) the outdoor playground is located to the rear of
the existing office building and out of the general path of travel for other users of the office
development, 2) vehicular access and circulation has been designed to direct users of the day care
center to the site and to minimize conflicts with other users of the site, 3) all fencing has been
designed to provide visual surveillance to those areas enclosed by fencing, 4) all landscaping will
be kept at minimal heights and fullness so as not to create visual obstructions throughout the site,
and 5) new landscaping will be planted to enhance the overall appearance of the site.
E. The subject site is physically suitable for the type and intensity of the project because: I) it is a
developed site with area and dimensions that will accommodate the outdoor playground, and 2)
ample parking exists for all users of the site despite the loss of parking to construct the outdoor
playground.
F. The project will not impact views because the outdoor playground will be located to the rear of an
existing office building where it is screened by existing and proposed landscaping.
G. Impacts to existing slopes and topographic features are addressed because: I) the site is fully
developed, relatively flat, with no significant topographic features, and 2) conditions of approval
have been applied to the project to ensure that all modifications to the site layout comply with all
applicable codes, regulations, and requirements.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to insure compatibility of this
development with the development's design concept and the character of adjacent buildings.
I. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an
attractive enviromnent for the public because: I) all existing landscaping including trees will be
protected, 2) existing landscaping will be enhanced with the addition of plants to fill in bare spots,
3) new landscaping will be installed to appropriately screen and soften the outdoor playground,
and 4) all new landscaping will be consistent with the existing landscape theme throughout the
site.
J. The approval of the Site Development Review for the project, as conditioned, is consistent with
the Dublin General Plan and with the West Dublin BART Specific Plan because the project
supports the development of uses consistent with the land use designations of Retail/Office and
Commercial B.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City
of Dublin does hereby approve a Conditional Use Permit to amend the Development Plan for PD, Planned
Development Zoning District (PA 96-043) to allow day care centers as a conditional use, a Conditional Us
Permit for the operation of a day care center for up to 135 children at 6665 Amador Plaza Road, and Site
Development Review for the construction of an outdoor play area associated with the day care center, as
4 of19
shown on the plans prepared by Hollman & Bologna Architecture and Planning, Inc dated received April 4,
2006 on file in the Community Development Department, subject to the conditions included below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of the final
map, unless noted otherwise. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public
Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F]
City of Dublin Fire, [DSR] Dublin San Ramon Services District, [A VI] Amador Valley Industries, [CO]
Alameda County Department of Environmental Health, [Zone 7] Alameda County Flood Control and Water
Conservation District, Zone 7, [LA VTA] Livermore Amador Valley Transit Authority, and [CHS] California
Department of Health Services.
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
GENERAL
1. Approval. This Conditional Use Permit and Site PL On-going Planning
Development Review approval is for the establishment and
operation of a day care center at 6665 Amador Plaza Road for
up to 135 children and the construction and use of an outdoor
play area and associated site improvements related to the
operation of the day care center. The project shall generally
conform to the project plans submitted by Hollman &
Bologna Architecture and Planning, Inc., dated received on
April 4, 2006, on file in the Community Development
Department, and other plans, text, and diagrams relating to
this permit approval, unless modified by the Conditions of
Approval contained herein.
2. Clarifications and Changes to the Conditions. In the event PL,PW Prior to Planning
that there needs to be clarification to these Conditions of approval of and Public
Approval, the Directors of Community Development and Improvement Works
Public Works have the authority to clarifY the intent of these Plans
Conditions of Approval to the Applicant/Developer by a
written document signed by the Directors of Community
Development and Public Works and placed in the project file.
The Directors also have the authority to make mmor
modifications to these conditions without going to a public
hearing m order for the Developer to fulfill needed
improvements or mitigations resulting from impacts of this
proiect.
3. Hold Harmless/Indemnification. The Developer shall ADM Through
defend, indemnifY, and hold harmless the City of Dublin and completion of
its agents, officers, and employees from any claim, action, or Improvements
proceeding against the City of Dublin or its agents, officers, and
or employees to attack, set aside, void, or annul an approval occupancy of
of the City of Dublin or its advisory agency, appeal board, the Buildings
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
5 of 19
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
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 Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the City's
promptly notifying the Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of
such actions or proceedings.
4. Permit Expiration. Construction or use shall commence PL One year DMC
within one (I) year of permit approval or the permit shall from permit 8.96.020.D
lapse and become null and void. Commencement of approval
construction or use means the actual construction or use
pursuant to the permit approval or demonstrating substantial
progress toward commencing such construction or use.
5. Time Extension. The original approving decision-maker PL One year DMC
may grant a time extension of approval for a period not to from permit 8.96.020.E
exceed six (6) months in accordance with Section 8.96.020.E approval
of the Dublin Zoning Ordinance.
6. Revocation. This approval shall be revocable for cause in PL On-going DMC
accordance with Section 8.96.020.1, Revocation of the Dublin 8.96.020.1
Zoning Ordinance. Any violation of the terms and conditions
of this approval may be subiect to the issuance of a citation.
7. Annotated Conditions of Approval. A copy of these PL,B Upon Planning
Conditions of Approval shall be submitted with all application
applications for Building Permits and shall be annotated to for a
indicate how all Conditions of Approval will be complied Building
with and where they are located within the plans. A Building Permit
Permit submittal will not be accepted without the annotated
conditions.
8. Fees. The Developer shall pay all applicable fees in effect at B Prior to Various
the time of building permit issuance including, but not limited issuance of
to, Planning fees, Building fees, Dublin San Ramon Services Building
District fees, Public Facilities fees, Dublin Unified School Permit
District School Impact fees, Public Works Traffic Impact
fees, City of Dublin Fire Services fees; Noise Mitigation fees,
Inclusionary Housing In-Lieu fees; Alameda County Flood
and Water Conservation District (Zone 7) Drainage and
Water Connection fees; and any other fees as noted in the
Development Agreement.
9. Property maintenance. The property owner and/or future PL On-going Planning
tenant(s) shall be responsible for maintaining the site in a
clean and litter free condition at all times.
10. Graffiti. The ApplicantlDeveloper and/or building tenant(s) PW,PL, On-going Public
shall keep the site clear of graffiti vandalism on a regular and PO Works
continuous basis. Graffiti resistant paint for structures and
film for windows or glass should be used whenever possible.
6 of 19
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
11. Controlling Activities. The Applicant shall control all PL During Planning
activities on the project site so as not to create a nuisance to Construction/
existing or surrounding businesses. On-going
12. Nuisances. All interior and exterior noise shall be limited so PL On-going Planning
as not to create a nuisance to adjacent and surrounding
businesses.
13. AccessorylTemporary Structures. The use of any PL On-going DMC
accessory or temporary structures, such as storage sheds or 8.108
trailer/container units used for storage or for any other
purpose, shall not be allowed on the site at any time unless a
Temporary Use Permit is annlied for and approved.
14. Equipment Screening. All electrical and/or mechanical PL Through Planning
equipment shall be screened from public view. Any roof- Completion/
mounted equipment shall be completely screened from view On-going
by materials architecturally compatible with the building and
to the satisfaction of the Community Development Director.
15. Temporary Signage. All temporary signage shall be subject PL On-going Planning
to the regulations of Chapter 8.84, Sign Regulations of the
Dublin Zoning Ordinance.
CONDITIONAL USE PERMIT
16. Annual Review. On an annual basis, the Conditional Use PL On-going Planning
Permit approval may be subject to review by the Community
Development Director to determine compliance with the
Conditions of Aooroval.
17. Modifications to the Conditional Use Permit. Any PL On-going DMC
modifications to the use or conditions of this Conditional Use 8.100.080
Permit approval shall be subject to review and approval by
the Planning Commission. Minor amendments may be
considered by the Community Development Director in
accordance with Section 8.100.080 of the Dublin Zoning
Ordinance.
18. Null and Void. This approval shall become null and void in PL On-going Planning
the event that the approved use(s) ceases to operate for a
continuous one-year period, after the use commences in a
given building.
19. Hours of Operation. The hours of operation for the day care PL On-going Planning
center are 7 a.m. to 6 p.m. Monday thru Friday. An increase
in the hours of operation shall be subject to prior review and
approval by the Community Development Director In
accordance with Section 8.100.080 of the Dublin Zoning
Ordinance.
SITE DEVELOPMENT REVIEW
20. Modifications to the Site Development Review. PL On-going DMC
Modifications or changes to this Site Development Review 8.104.1 00
approval may be considered by the Community Development
Director if the modifications or changes proposed comply
70fl9
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
with Section 8.104.100 of the Zoning Ordinance.
21. Trash Enclosure/Garbage Area. The proposed trash PW,PL Issuance of Public
enclosure shall be architecturally designed to be compatible Building Works and
with the building. The enclosure shal1 have a roof constructed Permits Planning
of materials that are architectural1y compatible with the
building. The doors must be designed with self-closing gates
that can be locked closed and can also be held open with pin
locks during loading. All trash bins used for this site shall be
maintained within the trash bin enclosure(s) at al1 times. An
area drain shall be installed within the trash enclosure with a
connection to the sanitary sewer system. In addition, a hose
bib shal1 be provided for convenient wash-down of the trash
enclosure.
22. Refuse Collection. The Applicant! Developer shall provide PW Issuance of Public
designated refuse collection areas for the project, subject to Building Works
approved by the appropriate solid waste collection company Permits
prior to approval of improvement plans. All refuse collection
areas shall be screened from public view and shall have roofs
to protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect runoff from
periodic washdown.
The refuse collection service provider shall be consulted to
ensure that adequate space is provided to accommodate
collection and sorting of putrescible solid waste as well as
source-separated recyclable materials generated by this
project.
23. Fence Detail for Outdoor Play Area. The fencing and gates PL Issuance of Planning
which enclose the outdoor play area shall be constructed of a Building
decorative steel or similar durable material to provide security Permits
and allow for visual surveillance of the area, to the
satisfaction of the Community Development Director and
Chief of Police. The final design of the fencing and gates
shall be subject to review and approval by the Community
Development Director.
24. Photometric Plan/Parking Lot Lights. The Applicant! PW,PL, Issuance of Various
Developer shall provide photometric calculation for the PO Occupancy
existing parking lot and around the building that demonstrates Permit(s)
a minimum foot-candle lighting level of not less than 1.0 at
the ground surface for the adjacent parking area; if this cannot
be verified provide additional lighting where necessarv.
25. Bicycle Racks. Bicycle racks shall be installed near the PW,PL Issuance of Public
entrances to the office building at a ratio of I rack per 40 Occupancy Works and
vehicle parking spaces. Bicycle racks shall be designed to Permit(s) Planning
accommodate a minimum of four bicycles per rack, and so
that each bicycle can be secured to the rack. The location of
80f19
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
the bicycle racks shall not encroach into any
adjacent/adjoining sidewalks in a manner that would reduce
the unencumbered width of the sidewalk to less than 4'.
Bicycle racks shall be placed in locations where they will
have adequate lighting and can be surveilled by the building
occupants.
26. Temporary Fencing. Temporary Construction fencing shall PW,B During Public
be installed along perimeter of all work under construction to Construction, Works and
separate the construction operation from the public. All Prior to Building
construction activities shall be confined to within the fenced Issuance of
area. Construction materials and/or equipment shall not be Occupancy
operated or stored outside of the fenced area or within the Permit, and
public right-of-way unless approved in advance by the City Through
EngineerIPublic Works Director. Completion
PLANNING DIVISION - LANDSCAPING
27. Final Landscape and Irrigation Plans. A Final Landscape PL,PW Approval of Planning
and Irrigation Plan prepared and stamped by a State licensed Improvement and Public
landscape architect or registered engineer shall be submitted Plans and Works
for review and approval by the Community Development Issuance of
Director. The Final Landscape and Irrigation Plan shall be Building
generally consistent with the preliminary landscape plan Permits
prepared by BorreccolKilian & Associates, Inc., dated
received April 4, 2006, on file III the Community
Development Department, unless modified by the Conditions
of Approval contained herein. Landscape and Irrigation Plans
shall be submitted at a minimum scale of 1"=20' and shall be
coordinated with on-site civil, streetlights, and utility
improvement plans.
28. Landscape and ntilities. Utilities shall be coordinated with PL Approval of Planning
proposed landscaping. The location of utilities shall be Final
studied carefully to minimize their visual impact and to Landscape
provide adequate planting space for trees and for screening Plans
shrubs.
29. Landscaping of Walls, (if any) and Trash Enclosures. The PL Issuance of Planning
ApplicantlDeveloper shall screen all walls, fencing and the Building
sides of walls surrounding trash enclosures. The use of Permits
shrubs and vines is encouraged. All fencing shall be in
accordance with the Zoning Ordinance requirements and
regulations.
30. Lighting. The location of trees and light fixtures shall be PL Issuance of Planning
coordinated to the satisfaction of the Public Works Director, Building
Community Development Director, the City's Landscape Permits
Architect and Dublin Police Services. Lighting used after
daylight hours shall be adequate to provide for security needs.
31. Standard Plant Material, Irrigation and Maintenance PL Issuance of Planning
A2reement. The ApplicantlDeveloper shall complete and Building
9 of 19
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
submit to the Dublin Planning Division the Standard Plant Permits
Material, Irrigation and Maintenance Agreement.
32. Maintenance of Landscaping. All on-site landscaping shall PL, PW On-going Planning
be maintained in accordance with the "City of Dublin and Public
Standards Plant Material, Irrigation System and Maintenance Works
Agreement" by the Applicant/Tenant after City-approved
installation. This maintenance shall include weeding, the
application of pre-emergent chemical applications, and the
replacement of materials that die. Any proposed or modified
landscaping to the site, including the removal or replacement
of trees, shall require prior review and written approval from
the Communitv Development Director.
33. Installation of Landscaping and Parking Lot PL Occupancy Planning
Improvements. All landscaping and parking lot
improvements shall be installed prior to occupancy of the
buildings.
34. Landscaping at Drive Aisle Intersections. Landscaping at PW,PL, Issuance of Public
drive aisle intersections shall be such that sight distance is not PO Occupancy Works
obstructed for drivers. Except for trees, landscaping shall not Permit(s)
be higher than 30 inches above the curb in these areas.
35. Landscaping. Landscaping shall be kept at a minimal height PO On-going Police
and fullness so that patrol officers and the general public have
the ability to surveil the area and identifY risks.
BUILDING DIVISION
36. Building Codes and Ordinances. All project construction B,F Through Building
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
37. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Tenant shall submit five (5) sets of construction Building
plans to the Building Division for plan check. Each set of Permits
plans shall have attached an annotated copy of these
Conditions of Approval. The notations shall clearly indicate
how all Conditions of Approval will or have been complied
with. Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
Applicant/Tenant will be responsible for obtaining the
approvals of all participation non-City agencies prior to the
issuance of building permits.
38. Construction Drawings. Construction plans shall be fully B Issuance of Building
dimensioned (including building elevations) accurately drawn Building
(depicting all existing and proposed conditions on site), and Permits
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 (Prior to the issuance of building permits.)
10 of 19
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
39. Addressing. Addresses shall be placed on all doors leading B,F,PO Occupancy Various
to the exterior of the building. Addresses shall be plainly
visible and legible from the approaches to the building
including the street or road fronting the property. Addresses
shall be illuminated and be a minimum of 5 inches in height.
FIRE
40. Occupancy Separation. Show an occupancy separation F Issuance of Fire
between the day care and the adjacent uses as required by Building
CBC 302.1. Permits
41. Gates. Gates in the fenced areas shall be equipped with panic F,PO Issuance of Fire and
hardware. Panic hardware shall be protected from activation Building Police
from the outside by the use of mesh screening or similar Permits
design.
42. Fire Alarm. Provide a fire alarm system throughout the day F Occupancy Fire
care space in accordance with CBC 305.9.1. The system
shall be tied into the sprinkler monitoring system for the
building (if the building has a sprinkler monitoring system).
Obtain permits prior to installation.
43. Automatic Sprinklers. Provide an automatic sprinkler F,B Occupancy Fire and
system throughout the area of work on the first and second Building
floors including, but not limited to, the new E-3 area and the
second floor Montessori offices. If the system has over 100
sprinklers, the system shall be monitored by a UL listed
central station. Obtain permits prior to installation.
44. Exit Doors. Panic hardware is required on the exit doors F,PO Occupancy Fire and
serving over 50 persons as required by CBC 1007.3.10. As Police
part of the door panic hardware, door sensors with audible
alarms shall be installed to assist in detecting the doors being
opened.
45. Exit Signs. Exit signs and emergency lighting shall be F Occupancy Fire
provided as reauired by the CBC chapter 10.
46. Fire Extinguishers. Provide 2AIOBC fire extinguishers, in F Occupancy Fire
locations approved by the Fire Department, in the space. An
approved sign in accordance with the Uniform Fire Code
shall be conspicuously posted above the extinguisher.
47. Knox Box. Provide a Knox box at the main entrance to the F Occupancy Fire
space. The Knox box shall contain a key that provides access
to the tenant space. Order forms for the Knox box are
available at the fire prevention office located at 100 Civic
Plaza, Dublin. The key can be placed in the box during the
Fire Department inspection.
48. Compliance with Codes. The project shall comply with F Through Fire
Uniform Building and Fire Codes as adopted by the City of Completion
Dublin.
PUBLIC WORKS
49. Standard Public Works Conditions of Approval. PW Approval of I Public
1l0f19
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
ApplicantlDeveloper shall comply with all applicable City of Improvement Works
Dublin Public Works Standard Conditions of Approval. In Plans
the event of a conflict between the Public Works Standard
Conditions of Approval and these Conditions, these
Conditions shall prevail.
50. Conditions of Approval. A copy of the Conditions of PW With each Public
Approval which has been annotated how each condition is submittal of Works
satisfied shall be included with the submittals to the Public Improvement
Works Department for the review of the Parcel Map and Plans
improvements plans. The notations shall clearly indicate how
all Conditions of Approval will be complied with, and where
they are located on the plans. Submittals will not be accepted
without the annotated conditions.
51. Title Report. A current preliminary title report (prepared PW Approval of Public
within the last six months) together with copies of all Improvement Works
recorded easements and other encumbrances and copies of Plans
Final Maps for adjoining properties and off-site easements
shall be submitted for reference as deemed necessary by the
Citv Engineer/Director of Public Works.
52. Improvements within Existing Easements. The Applicant! PW Approval of Public
Developer shall obtain written permISSIOn from the Improvement Works
beneficiaries of all existing easements encumbering the site Plans
before constructing improvements within the easement areas
if the proposed improvements are inconsistent with purpose
for which the easement was created. Said permission shall be
forwarded to the City as evidence of the
App!icantlDeveloper's right to construct said improvements.
53. Improvement Agreement and Security. Pursuant to PW Issuance of Public
97.16.620 of the Municipal Code, the Applicant shall obtain a Grading/Site Works
Grading/Sitework Permit from the Public Works Department work Permit
that governs the installation of required site improvements.
As a condition of issuance of said permit, Improvement
Security shall be posted to guarantee the faithful performance
of the permitted work. Such security shall be in the form of
cash, a certified or cashier's check, a letter of credit, or a
permit bond executed by the applicant and a corporate surety
authorized to do business in California. The amount of the
security will be based on the estimated cost of the site work
(excluding the building). The applicant shall provide an
estimate of these costs for City review with the first plan
submittal.
54. Improvement and Grading Plans. All improvement, PW Issuance of Public
drainage, utility and grading plans submitted to the Public Grading/ Works
Works Department for review/approval shall be prepared in Sitework
accordance with the approved SDR, these Conditions of Permit
Approval, and the City of Dublin Municipal Code including
12 of 19
NO CONDITION TEXT
Chapter 7.16 (Grading Ordinance). When submitting plans
for review/approval, the ApplicantlDeveloper shan also fill-
out and submit a City of Dublin Improvement Plan Review
Checklist (three 8-112" x II" pages). Said checklist includes
necessary design criteria and other pertinent information to
assure that plans are submitted in accordance with established
City standards. The plans shall also reference the current City
of Dublin Standard Plans (booklet), and shall include
applicable City of Dublin Improvement Plan General Notes
(three 8-112" x 11" pages). For on-site improvements, the
Applicant/Developer shall adhere to the City's On-site
Checklist (eight 8-112" x 11" pages). An of these reference
documents are available from the Public Works Department
(call telephone 925-833-6630 for more information).
The Grading Plan shall be III conformance with the
recommendations of the Geotechnical Report, the approved
SDR, and the City design standards & ordinances. In case of
conflict between the soil engineer's recommendations and
City ordinances, the City Engineer shan determine which
shall apply.
A detailed Erosion Control Plan shall be included with the
Grading Plan. The plan shall include detailed design,
location, and maintenance criteria of all erosion and
sedimentation control measures. Detailed Engineer's
Estimate of improvement costs shall be submitted with the
plans.
55. Grading/Sitework Permit. All improvement work must 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 application (three 8-112" x II"
pages) for more information. The ApplicantlDeveloper must
fill in and return the applicant information contained on pages
2 and 3. The current cost of the permit is $10.00 due at the
time of permit issuance, although the ApplicantlDeveloper
will be responsible for any adopted increases to the fee
amount.
56. Erosion Control during Construction. Applicant/
Developer shall include an Erosion and Sediment Control
Plan with the Grading and Improvement plans for review and
approval by the City Engineer and/or Public Works Director.
Said plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit between
13 of 19
RESPON.
AGENCY
PW
PW
WHEN
REQ'D
Prior to:
SOURCE
Issuance of
Grading/
Sitework
Permit
Public
Works
Issuance 0 f
Grading
/Sitework
Permit
Public
Works
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
October 1st and April 15th or beyond these dates if dictated
by rainy weather, or as otherwise directed by the City
Engineer and/or Public Works Director.
All grading, construction, and development activities within
the City of Dublin must comply with the provisions of the
Clean Water Act. Proper erosion control measures must be
installed at development sites within the City during
construction, and all activities shall adhere to Best
Mana2:ement Practices.
57. Water QualitylBest Management Practices. Pursuant to PW Issuance of Public
the Alameda Countywide National Pollution Discharges Grading/ Works
Elimination Permit (NPDES) No. CAS002983I with the Sitework
California Regional Water Quality Control Board (RWQCB), Permit
the applicant shall design and operate the site in a manner
consistent with the Start at the Source publication, and
according to Best Management Practices to minimize storm
water pollution. All trash dumpsters and compactors which
are not sealed shall have roofs to prevent contaminants from
washing into the storm drain system. All storm drain inlets
serving vehicle parking areas shall be fitted with Filter
Devices to remove Hydrocarbons and other contaminants,
and all storm drain inlets shall be stenciled "No Dumping -
Drains to Bay" using an approved stencil available from the
Alameda Countywide Clean Water Program.
58. Storm Drain Improvements. Applicant/Developer shall PW Issuance of Public
construct all required storm drain improvements m Grading Works
accordance with a site-specific hydrologylhydraulic analysis /Sitework
and/or as specified by the Public Works Director. Plans Permit
submitted for the storm drain improvements shall include full
drainage pattern for the entire parking lot.
59. Disabled Parking. All disabled parking stalls shall meet PW,B Issuance 0 f Public
State Title 24 requirements, including providing curb ramps Occupancy Works
at each loading zone. Curb ramps cannot encroach within the Permit(s)
loading/unloading areas. Disabled stalls shall be
conveniently located and grouped near the primary entrances
to each building. Van accessible stalls shall also be provided
and shall meet State Title 24 reauirements.
60. Disabled Access Ramps. The Applicant/Developer shall PW,B Issuance of Public
install disabled access ramps, and where necessary replace all Occupancy Works
existing handicapped ramps at driveway intersections to meet Permit(s)
current State Title 24 reauirements.
61. Vehicle Parking. Applicant shall repair any distressed areas PW Issuance of Public
of pavement within the existing parking field, then seal and Occupancy Works
re-stripe the entire parking field. All parking spaces shall be Permit(s)
double strined using 4" white lines set approximately 2 feet
14 of 19
NO CONDITION TEXT
apart according to Figure 76-3 and 98.76.070 (A) 17 of the
Dublin Municipal Code. All compact-sized parking spaces
shall have the word "COMPACT" stenciled on the pavement
within each space. 12"-wide concrete step-out curbs shall be
constructed at each parking space where one or both sides
abuts a landscaped area or planter. Wheel stops as necessary
shall be orovided at the parking stalls.
62. Pedestrian Crossing Signs and Striping. The
ApplicantlDeveloper shall install crosswalks, pedestrian
crossing warning signs, and pedestrian crossing pavement
legends per Caltrans and City standards at the proposed
crosswalk locations.
63. Signs and Pavement Markings. The Applicant/ Developer
shall be responsible for the following on-site traffic signs and
pavement markings:
a. A stop control (including Caltrans Rl "Stop" sign,
stop pavement legend, 12"-wide white stop bar stripe)
shall be installed at the driveway exit.
b. Directional pavement arrows in the drive aisles.
c. RIO "One Way" and RII "Do not Enter" signs at the
one way drive aisle.
d. R26F "No Stopping - Fire Lane" signs shall be posted
on-site along all curbs that are longer than 20' and that
parallel the drive aisles as required by the Fire
Marshall.
e. R100B (disabled parking regulations sign) shall be
installed at each of the driveway entrance to the site
with amended text to read "...may be reclaimed at
DUBLIN POLICE or by telephoning 833-6670".
f. Handicapped parking signs and legends per State Title
24 requirements.
g. The word "Compact" shall be stenciled on the
pavement surface within each compact parking space.
h. Any other signs and markings deemed reasonably
necessary by the City Engineer and/or Public Works
Director during final design and/or construction.
64. Construction Hours. Construction and grading operations
shall be limited to weekdays (Monday through Friday) and
non-City holidays between the hours of 7:30 a.m. and 5:30
p.m. The ApplicantlDeveloper may request permission to
work on Saturdays and/or holidays between the hours of 8:30
am and 5:00 pm by submitting a request form to the City
Engineer no later than 5:00 pm the prior Wednesday.
Overtime inspection rates will apply for all Saturday and/or
holiday work.
150fl9
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Occupancy
Permit( s)
Issuance of
Occupancy
Permit(s)
During
Construction
SOURCE
Public
Works
Public
Works
Public
Works
NO CONDITION TEXT
65. Construction Noise Management Program! Construction
Impact Reduction Plan. Applicant! Developer shall conform
to the following Construction Noise Management
Program/Construction Impact Reduction Plan. The following
measures shall be taken to reduce construction impacts:
a. Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the job site.
An Oversized Load Permit shall be obtained from the
City prior to hauling of any oversized loads on City
streets.
b. The construction site shall be watered at regular
intervals during all grading activities. The frequency of
watering should increase if wind speeds exceed 15 miles
per hour. Watering should include all excavated and
graded areas and material to be transported off-site. Use
recycled or other non-potable water resources where
feasible.
c. Construction equipment shall not be left idling while not
muse.
d. Construction equipment shall be fitted with nOIse
muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
f. Excavation haul trucks shall use tarpaulins or other
effective covers.
g. Upon completion of construction, measures shall be
taken to reduce wind erosion. Replanting and repaving
should be completed as soon as possible.
h. After grading is completed, fugitive dust on exposed soil
surfaces shall be controlled usmg the following
methods:
I. Inactive portions of the construction site shall
be seeded and watered until grass growth is
evident.
2. of the construction site shall be seeded and
watered until grass growth is evident.
3. All portions of the site shall be sufficiently
watered to prevent dust.
4. On-site vehicle speed shall be limited to 15
mph.
5. Use of petroleum-based palliatives shall meet
the road oil requirements of the Air Quality
District. Non-petroleum based tackifiers may
be required by the City Engineer.
1. The Department of Public Works shall handle all dust
16 of 19
RESPON.
AGENCY
PW
WHEN
REQ'D
Prior to:
During
Construction
SOURCE
Public
Works
NO CONDITION TEXT
complaints. The City Engineer may require the services
of an air quality consultant to advise the City on the
severity of the dust problem and additional ways to
mitigate impact on residents, including temporarily
halting project construction. Dust concerns in adjoining
communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind
conditions. Air quality monitoring of PM levels shall be
provided as required by the City Engineer.
J. Construction interference with regional non-project
traffic shall be minimized by:
L Scheduling receipt of construction materials to
non-peak travel periods.
2. Routing construction traffic through areas of
least impact sensitivity.
3. Routing construction traffic to minimize
construction interference with regional non-
project traffic movement.
4. Limiting lane closures and detours to off-peak
travel periods.
5. Providing ride-share incentives for contractor
and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory program oflow-
emissions tune-ups.
66. Damage/Repairs. The Applicant/Developer shall be
responsible for the repair of any damaged pavement, curb &
gutter, sidewalk, or other public street facility resulting from
construction activities associated with the development of the
proiect.
67. Occupancy Permit Requirements. Prior to issuance of an
Occupancy Permit, the physical condition of the project site
shall meet minimum health and safety standards including,
but not limited to the following:
a. The walkways providing access to the building shall
be complete, as determined by the City Engineer, to
allow for safe, unobstructed pedestrian and vehicle
access to and from the site.
b. All traffic control devices providing access to the site
shall be in place and fully functional.
c. All address numbers for streets providing access to the
buildings shall be in place and visible.
d. Lighting for the site shall be adequate for safety and
security. Exterior lighting shall be provided for
building entrances/exits and pedestrian walkways.
17 of 19
RESPON.
AGENCY
PW
PW
WHEN
REQ'D
Prior to:
SOURCE
Issuance of
Occupancy
Permit
Public
Works
Iissuance of
Occupancy
Permit
Public
Works
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
Security lighting shall be provided as required by
Dublin Police.
e. All construction equipment, materials, or on-going
work shall be separated from the public by use of
fencing, barricades, caution ribbon, or other means
approved by the City Engineer.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled (i.e.
H/C parking stalls, accessible walkways, signage)
shall be installed and fully functionaL
68. Required Permits. An encroachment permit from the Public PW Various Public
Works Department may be required for any work done within Times and Works
the public right-of-way. Developer shall obtain all permits Prior to
required by other agencies including, but not limited to Issuance 0 f
Alameda County Flood Control and Water Conservation Building
District Zone 7, California Department of Fish and Game, Permit
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works Department.
69. Geographic Information System. The Applicant/ PW Issuance of Public
Developer shall provide a digital vectorized file of the Occupancy Works
"master" files on floppy or CD of the Improvement Plans to Permit
the Public Works Department and DSRSD. Digital raster
copies are not acceptable. The digital vectorized files shall be
in AutoCAD 14 or higher drawing format or ESRI Shapefile
format. Drawing units shall be decimal with the precision of
0.00. All objects and entities in layers shall be colored by
layer and named in English, although abbreviations are
acceptable. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83 California
State Plane, Zone III, and U.S. foot. Said submittal shall be
acceptable to the City's GIS Coordinator.
70. Public Improvements. All public improvements constructed PW Issuance of Public
by Developer and to be dedicated to the City are hereby Occupancy Works
identified as "public works" under Labor Code section 1771 Permit
unless the Public Works Director specifically determines
otherwise in writing. Accordingly, Developer, in constructing
such improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following).
DUBLIN POLICE
71. Non Residential Security Ordinance. The Applicant shall PO Through Police
comply with all applicable City of Dublin Non Residential Completion/
Security Ordinance requirements. On-going
72. Theft Prevention and Security Program. The PO On-going Police
Applicant/Tenant shall work with the Dublin Police on an
180fl9
RESPON. WHEN
NO CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
ongoing basis to establish an effective theft prevention and
security program.
73. Applicant Licensing. The Applicant must be licensed and PO Occupancy/ Police
comply with all State of California Community Care On-going
Licensing (CCL) requirements.
74. Business License. The Applicant must apply for a City of PO Occupancy/ Police
Dublin Business License. A copy of the approved State of On-going
California Community Care license must be submitted. All
employees, both paid and volunteer, shall complete a
Mandated Reporter class and orovide verification of such.
75. Police Inspections. Police Services will periodically make PO On-going Police
unannounced inspections of the facility and may require
verification of fingerprint clearance for staff members as
reported back on the State of California CCL "Personnel
Report. "
76. Fingerprinting. All staff members are to be fingerprinted PO On-going Police
and prints submitted to California Department of Justice by
the business applicant.
77. Emergency Access. The Applicant will provide for police PO Occupancy/ Police
emergency access on any locked gated areas. On-going
78. Business Site Emergency Response Card. The Applicant PO Occupancy Police
shall complete a "Business Site Emergency Response Card"
and deliver it to the police.
DUBLIN SAN RAMON SERVICES DISTRICT IDSRSD)
79. Standard Conditions. Applicant/Developer shall comply DSR Through DSRSD
with all applicable Standard Conditions as required by Dublin Construction
San Ramon Services District.
PASSED, APPROVED AND ADOPTED this 25th day of April 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
19 of 19
I I
)1
) \
/ //
/ /
?AFl(;EL E ////
(DESIGNATED RE~AtNDERl / ,/
---- /
\-. ----C--/
\ 1---
I \
I '
! I
\ \
\ \
\ \
(aO')
)AD
N.13'1~'3!''''' ...,!." 'lEtl
f'OUNO"h;'KtAR
'AHbC.""C[1372t
---,
I I,
R'~2( 1..-"'--
C,.f17'OS......f
,2.51 1
,...~
1 A" 3411 ' :..(.......
I LO 'lIS _~
j ~;
I I
I I
_J I
I
I
" I
'"
Q,CRES I
I
I
I
./~',,/I
/
/
,/
~1!.7&
~..
J ,;
./
~ "
[g-''-\
,~~~.-.-
NQT A PART
PARKlM6 ",Ii
."$PAeu
S:OAflCEL ~
P$J011g
.n
AU ,...
..
-
~
,. -
.. ,~
~ '"
Al"r :IU
..~_ ...'" _.,r;;-
'OUNI\'Jt"R'fti.1I
AltO. CloP RCEti51'IJ
,.
I
Ej
-- '~.
... ,.,
1
,....
v
~
o
~
PAReEL A. 0."1(" A,e.o
F'AItC!L 8. l.:;t AC;t.
-,';'::.
/"
/
.- 33"24 ..,'
L-r54.85 ,::'l
~1
='l.:;:"l
. l;"l
~) .....
::-: "
....... ~1
'"
1!:)(la1'lJlG
IIlJll,.OII4O
.-\
.......'!l'!l~... _.. j
/ .:,;,:.
It: ~
. .;\1
\,) .:"l
. I
~~
'"'
Ng
-.
Om
P'AR~ING -'=
431PACIlll
$~6
Z ~
--
484.'0
~
~/
~
THIS F'L.JlIN IS BASEO ON THE 101XlJCt:2 PARCa. MAP 6~ PRa"AAED BY RC::l\'l AA.C.HER. C./V1l.. ENGINEER
;GALE, 1,40
FOUNTAINHEAD fw'fONTESSOfCl
66~ Amador Plsza Ieoad. OLlb/ln, C8fifornit!l
SITE P1..AN - FOff: ff:EFEff:ENCE
Vlc.lNITY MAP
". .," ~ J" )).\j<',;./.",.,.;::\~"l".'.j:
\U~~,:"<","~5;/";'::;l ilf '."
~~f{~~\~~~
~~::j~,:r \"1 ~.~ .
,"",
..,li'-
R EIVED
~R 0 4l0Q6
0&- ooY
{) P.L\N !'LflNN1"lG
Exhibit A
..
..
\.\.
..
.-
HOLlMAN. BOLOGNA
...........................
AI
......----
"""'--.,.,
....
"""'"
PAAKfNG. GRrT'ERlA:
PMKlH6 SP,trGES ...VA/L.ABL..E ON THE ENT1l'tE SITE:.
TOTAl.. HUMBER OF SP-"'GES (1)5 ORJ6rw.LLY DESlGMED) :3-1<'1
NUMBER F'ROPOSB' TO BE REI'-lOVED 1>5'" ~l... T OF THE
FOlIMT "'!NHE.lo.D TENANT l"lORl<: -43
NETTOTAl.....VA/l...A6~ Zlb
,....
'-'
p~ SP,IrrGES 1ItE.GIIJ1RED BY ZONINes.:
BUILD1N1S> "A" (beAO) ON. PAACEl...-1
OFFa~ n.15"1 NETS.F.AT 1 SP,IGE/ :!5OS.F.
BUlLDIN6 "C.~ (bbiO) ON f"~"
OFFIc.e AREA: li,i4i S.F. AT 1 SP.AGe/~ S.F.
SUILDIN6 "D" (6&b5) ON P.ARGEL. r.2
OFFICE ~ 1.2.&~ S.F. AT 1 SPAGE / 250 S.F.
GHILD CARE AREA: 1 SPAGE Pet. EMPl...O'f'1:E
L.O.ADlM6, MAX'~ CHIU:lREN AT 1 SP,1rrGE,15 c.H1L.DREM
ONE COMPANY V1':.HIGt.-E
'"
11
,
,"
~
TOTAl.. REGlUIRED,
~BL..E SPACeS REGlUIRED FOR. BlJlU:llH6 -p",
*' SP.AC.ES ON PAACa.
.2 ~ESSl5Lf. SP.AC.ES REGUIRED
.2 EXlST1N6 SPACES PROVIDED
51
,.
,;
1
,.,
. ~ ~
~~ .;;;-"
." :lI'
.
"
.
'~ t:Xr,,~'~l>
ij R...,-.,~IHa
.
~
, ~
f.:;
i !.!
I "
r ·
. .. -., ~
. 'l
.
.
"'-'
'\,
/
'-
NOTE: N-L. c.A1..CCJl...ATJONS ~ BASED ON. MET ~-'BLE AR!:A
-4.
"-MADOR PLAZA ROAD
.
.
.
.
.
.
.
.
.
.
.
.
_ _ _ _ _ FOUNTAINHEAD C.IRC.UI...AT\ON ROIJTE
.:.1.1.1.1_1. M~ C,IR.C.UL.ATION R01JT1:
,.....-.r''--:"-:
--
N
N
.
.
~
u.~~..
(
l_.
.
.
.
i
.j' .
i ·
j' I_
L _~.
. : . .
"I.I~.I.I.I.I.I~I.I.I.I.I"
: 111'1111: I' Ii' I
, , I ,.. LL_ULl
I-~----:l
L' ,'I ·
I :j_ i
,LIXISrm4 i ""~
:. ."..DId i i
I 1-- i >>
I! -
___1- 1 I
I I
<. .
I
I
I
Iw
'~8
-.
~.
I
.,
I U__
1
I
I.
1-
w
..
,', .
/' ,/
i 1'<.
rr--,~'
---Ii 21 O'S'orw
484.~
w
~
-~
~.
.~
.!?
~
_.J-.
.,
THtS PLAN 15 BASED ON ntE 10/.2"1/~ PARGa. MAP b:l-44 PREPARED 6'1" RON ARCHER, ClY'11... EN61NEER..
~0
RECEIVED
~~i_~~6
DUBLIN PLANNI"lG
5GALE: IAO
FO/,/NT A/NHEAD /'tIfONTESSOf/!i!./
6665 Amador Plaza /Il.osd. I:'/Jo/in, California
..
..
,.,.
..
..
71e.AFFIC, AND C,1fle.c,uJ..ATION SITE PJ..AN
HOLLMAN. BOLOGNA
~,"."u..,". .,..".".. '""
A2
""..-....
."",-_.''''''
-
~
.-<
",>/
'-.::~>>
. <" ,,,-'
/
'\
\
l
~
;-
1 i
FOUNT A/NHEA/:) MONTESSO/fi!./
6665 Amador Plsza fICOad, p"l>lin. Cl!JliFornis
EXISTIN6 ANt:' ACCESSISJ..E f/i!.Of)TE PJ..AN
\
~@'
sc,ALE, 1,20
(E) 4 Ac.c.E5SIBLE ROUTE PLAN KEYNOTES
<1> FRlMAAY DAY c.AAe ENTR},NGE POINT.
~ FCUNT"",""HE.'D GORRlDOR W<lT ,AGGESS).
~E11m6aj5. esa=rs;:rt:.
<9 GATE l"4ITH F""-"'llG H~
<0/ P01...E Sl6N: "ONE /l"4Ay - DO NOT EN"TER"
~ 4" YilDe: DIRECTIONAL. ARROViS.
o POlE SIGN: "CINE Yi,Il..'T' ONL..,.. - 10 M.P.H"
<Y EXITS FROM EAGI-l ~. 1YPIGA.L ON i...OY'ER. F\..OOR
c.L..A56ROOl'-l5.
<3> EXl5T1N6 K.GES6l6L.E P~6
~ EXISTING ...c.cE5SlBLE ROliTE TO THE f\l6Uc'I'\.o\Y.
o AJBUC rtA,y (AT c;.uL DE S,ItC).
<$> EXIT DIsc.HAA.6E Fl.CVTE.
~ STAIRS TO 2ND FL..OOR (EXIT AGC.ESS).
<8> F'U8uc. ~DOR (EXIT AGCE55).
<@> c.ot-1'61NED EXIT FOR BOTH FJ..OORS.
RECEIVH
~R 0 4 2006
A c(, ~()Df
D BLlN PLA...."~'
AS
.-
..
\-\.
..
..
HOLLMAN. SOLOGNA
.....".........,..0+...,...
__..,."'" F"",_"'..,..
.- ..-
v
~
-.J
...
,~;'
o
AMADOR PLAZA RD.
~
.c
,.. -",
.... 19'
rir;E:?l~iii~a!i~; ~-;
f ~ . ~I
',I ~I J'
. W !Ii .j'
I'r: -, .
III EXISTING lfl
.1 ~ BUILDING ill .tt.
I g ; .
-:- ~ ~.'I
I - ~~ .....
r~ il
I'. ~ II
.i!.. r:;1:~
I' ftl I.
.~ '1
.~ "
:1
_II.
---II
--:-1
I----~--:l
I !' " I
l. 1'1
f :]
.1. .1
I EXISTING .
J.. BUH.DING I '1
zs'
FOUNT A/NH/!AJ:' MONTESSOR./
66615 Amador Plaza lCoad, Ouo/ln. caliFornia
Af!e.C,I-IITEC,TlJ/CAJ.. SITE PJ..AN
.~
SCALE, 1:.20
SITE PLAN KEYNOTES
<i> EXISTING- STORM ~iER INL..ETS FOl'!. P,l.RKlN,6 LOTS. ADD STENCIL TO
CURB "NO DUMPING - DRAINS TO BA"T"'.
~ PAINT OVER PARl<JNG STflJPIN6 AL.ON6 THI5 DRIVE.
/.:-... REMOVE ....c.. PAVING< ~ NErt P\..A'f AREA. FlU. IN JI'GTH SOFr
~ MATERb'L (SEE ~ Pl.ANJ
~ ADD N~ A.IJ, CUFl!B AT c.uT EDGE OF EXISTING (DRIVEV'!AY) PAVlN6c
'V" TO CONTAIN N6"I L..ANDSGAPlN6 FL.ANTlN6 STRIP (,A.,LlG<N ~
~ c.t.JRB "T eon+ ENDS).
/.:'... DO NOT R.EMOVE EXISTING CONGRETE 1"W...l<,l,ND PLANTlN6 STRIP AND
W CONGRETE CIJRS ON THIS SlDE OF PLAY AREA.
o ~OVE e."a> TREE AND p~ r5l...AND.
/.:'-- RE-"l-IGrN CVR6 TO I"'ROVIDE ReCONFllStJRED ~ Y'IlTH ADEGVATE
...;y TVRNINiS RAOlIS FOR F1REFIGoHTlN6 APPAAATUS. PATCH ".C-. PAVINoS-.
o N~ Pl.ANT STRIP (sa::: LANDSGAPE Pl...AN).
<3> NS^l. 10. BUILDING ~ NVMBERS ON THE F~ OF 6UIL..DIN6, NE.aR
THIS c..oRNER
<@> ,NOr USED '
<0 - NOT USED-
43> EXISTING 1..AND5c.APE:D AREA TO ~AIN.
~ EXlST1N6 PARKING TO REMAIN.
<G> PRESERVE ,a..u. EXl5T1N6 RAMPS, I"W..lG ,l,Np 5TRlPlNG FOR THE
~ ROt.ITE5 TO THIS BUlLDlN6.
<$> NEt"i HOSE BIB.
<1$> ~ UTILITY SINK.
~ NB"I DRlNKlN6 FOIJNTAIN (X2) ~6JL BY Q./ILDREN.
~ N&I. AJ:; c.uR6 TO PROTEGT TRASH AREA.
<8> 6ATED ENTRY POINT TO PLAY AREA. (AL.SO SEE l..AND5GAPE Pl.JI,N).
~NB"I b'STEEL PlGl<E'f" FENCE ATTHlS AREAONL.Y.
~ PROVIDE NEYi STORM DRAIN LINE INTO EXISTING :.YU AS NEGESSARY
FOR DRA/N..A6E FROM PLAY ~
~ EXISTING H.c.. ~P TO ReMAIN.
0& - NOr USED -
~ 4 EXISTING PARKING SPAGES I"tlu... BE ~OYED IN THIS Ni.E.A
0& ' NOr USED -
~ 1l"Gl EXISTING H.C.. SPAC.15 TO REMAIN.
~EL.Ec..P,l,NEJ..c..oNSOJ...E.
~ GJl6 MET'ER GONSOL.E.
~ MODIFY EXISTlNG1"RASH sc.REEN. TO ,.t<..CGOMOOATE 'TRASH ,I,ND P,A,PER
'Q' RfCYC.UN.G BINS.
~ EXISTING CHAIN UNK FENCE
<ir EXISTING b'x.:22' SHED TO REMAIN..
SUMMARY DESc.RlPTlON OF SITE ViORK:
CONVERT PORTlON OF EXlSl1NG P.AR!<.ING AREA. INTO FENc.EO PLAY
~ FOR A P....Y c.AAE TENANT.
MAKE INGlDENTtol.L. JM'PROVEJo.1ENTS TO ~ VEHIGUL..,.J.R
C.tRGULATlClN ~.
EXISTING DEYEL..OPMENT INF~ATION :
THERE ~ Tl-IREE EXISTlN6 2-5TORY 0FFlCE BUIL.DlN6S ON Tl-lE SITE.
(PAAGEL.S 1 . 2).
A FOURTH BUIl.DIN6 I"'Y'<6 DESTROYED BY FIRE, SlIT THE FI~T
FI...OOR c.oNc.RET'E SLAB REt-lAlNS.
EAc.H SlJII....DIN6 HJl6 APP'ROXlM....TEl..Y 21,000 S.F.IN,.t.REA..
DESCRIPTION OF N6"I TENANT:
THE ~ TENANT, FOUNTAlNHE,.Io.D MONTESSORI PRE-:.c.HOOL, ~Ll. BE
J..OC.....TED ON THE GROUND ~ OF THE 6UII..DINGo ON P.A.RCEI.. 2,
AT 6bf>5 AMADOR P\....IIo.ZA. RO~. IT Y'tll..l.. 0CGl.IP'f e,665 S.F. OF THE
6-ROl)ND FL...OOR (FOR D....y c.ARE), PUJ:. THE ADJ.A.GENT CUTDOOR
PLAY AR.Eo'o,6.ND 4;233 S.F. OF THE SECOND FI..OOR FOR OFFICE
SPACE.
..
..
,.,.
.-
..
HOLLMAN. BOLOGNA
A4
....."..,... . ~1....Jo.. I..
-_.....,,,.,,
~..,,--,...,
-
-
STOAAGE
ST0RA6E
,---~-,
iO 01
'------..1
------.,-.-.--.--------
l_~._L____~,_.___1
L_._~_-J__j
[t tv
Irlr11!i-:
,----.......-.--,.-.....,.---..,
L...----.........;--.---.-'--,-~_.'
'-1~-
I____.....L__.__.J
. __.J
SECOND FLOOR
.-__u______~-- ___
, ,
, ~
i /
_____________________________________________________________________________.::.q_~:!'_:::.~___________________~------n------!9-3~_~______________~---------------------..,
I ::::-.-~::.-TO : ~ ~
: '
1-
AC.T1Y1T'( ROOM 101
~9S.F.
ACTIVIT'T" ROOM 101
1:294 !:l.r.
,.t.GTlV!TY ROOM 103
61:2 S.F.
,,'m, 0
...,...-.....OI'LDIO
.........,......
ACTIVITY ROOM 104
l00QSF
,.t.GTtvlTY" ~ 105
1090 S.F.
;...c.nvfTY ROOM lOb
1221 S.P.
----------------------------------f~-------j
,
, -
'-_______________n__________.____n______ -- - - ---------- --- -- ----I-n------
FIRST FLOOR
FIRST FL..OOR AREA
FOl./NT.a.lNHEAD (E-S)
6l:>6"IS.F.
01"HfR TI:N~T (5) .. COMMON HlEJ16 (6)
. '4'15
FIRST FL..OOR TOTAL ARE.A.
"l1b4S.F.
SECOND Fl..OOR !>J'EA
FOUNTAINHEAD (8)
4,240 S.P.
OTHER ~TS (B) + COMMON ~ (B)
6,"W1
SEGOND FLOOR TOT..a.L AREA
1'.0:21 S.F.
TOTAl. BlJILDING AAEA 2O,1'lt S.F.
SF'RlNKl..ERS AAE REGlUIRED AND V'llLJ.. BE PROVIDeD
THROU6+iOlJT THE AAEA. OF ~ ON THE FI~T AND SECOND
FLOORS.
DRAWN; """
SCALE: I~'.I/O'
m PROJECT; """
CAD FilE' """
SHEET:
N A2
....
,.,-
....
HOLLMAN. BOLOGNA
Arohlt,oh'" . PI,nnl"lI. Ino.
141GONCLAlClIlOtA.2VARD 8LITIl103
WAUI.IT Cf&(, CA. Ilo4llllI
Ta>08.1IO.7lI7li.I'AX-lJ25.1IiSO.8'\41
~ ~
<<i ~ II)
~ ~~ ID
6 ~~ ~
~ ~~ l\
}: ~ ~
__ }:' --I ...
l- '(~ ?o
~ ~ ~
~ ~ ?i
~ ~
~~
_..-....."" CCf'V1IlOI/T@2OOll
.r.u..~N<D~""TEI\I,O,L~G
_COl<<lTITUTl!:fHl;OR_"""'..-.eu8lEO
_OFTHENlQm~CTjI#lD""V~llECOPIEll
ORuseD'NTHOJTTl-EWlIrTelCONSENTOFTIlE
~.
NO, OATE ISSUE
M.ll,,/06 fU-:bIQJ1llt..JJN ~rmlt
~/OI:>~"""_
,.~ F'J.ANS
~
I
~
AMADOR PLAZA RD.
a
.t "en
>-
I- 19'
25'
ri~~:1lm~~Z!a$i~: ~~.
rill. .1
. i"! !III .
l .ll .1!l j'
l~ 1$
I. it !Ii 'j.
I' ~ EXISTING I.
.1 ~ BUIl.DING ! .tl.
f r~ ;.
.t. <~ f;;'! .j
I ~i?:~-
1 t~ t.I.j.
if. all
,. ~ !& .1'
. f!~
'I ~ ~ l
.r.~J
r ~ '
v
...
~"
o
~
.,"
,'I>
ro'"
'"
. , .,$X.
E.Y..p'c:,f~ .
--C.-I
---I
I
EXISTING
BUI.l.OING
-~
SCALE, 1,:;1:0
SITE PLAN KEYNOTES
M EXlSTlN6 5TORM roI."<TER INL.ETS Fa!<:. PARKING LOTS. ADD STENGlL TO
'<< c.uR6 "NO DUMPING - DR.AIN5 TO SA"!""'.
~ P,ldNT OVER PAAl<lN6 STRlf"!N6 Al..ON6 THIS ORNE.
/.:'... RB-IOVE "'-C. PAVING fC:IR NS"t PLAY AR5'. FILL. IN I'iITH SOFT
~ MA~. (SEE L.JoNOSCAPE PLAN)
/>... ADD N&t /o..G. GURB AT arr EDGoE OF EXlSTlN60 (DRl'/EI"IAY) PAVING
~ TO CONT,AdN NEY'I LANDSCAPlN6 PL.ANTlNGo STRIP (AL-16N ~
CONc.R.ETE CIJRB AT BOTH ENOS).
r.-.. DO NOT REMOVE EXlSTlN6 CON~ ~ AND f"L,.,I.NTlNG STRIP AND
W CONCRETE GIJfiU3 ON THt:o SIDE OF PLAY )l.RE,6".
<e> REMOVE 6"cP TREE AND PL,AATED tsl,..,AND.
RE-,A,L16N GVR6 TO PROv'IDE RECONFI6URED f'L,A.N.TER r"IlTH ,Il,DEGVATE
011JRN1N6 RADIUS FOR FlREFI6+ll1N6 APP~1\IS. PATCH ......c. PAVlN6.
<e> N6"I F'L.ANT Sm!P (SEE L.ANDSCN"E PIJo,N).
<3> N&t 10" BUILDlN6 ADDRESS NUMBERS ON THE FACE OF BUILDING, NEAR
THIS GClRNER.
<@>-NOTUSED-
0- HOT USED-
<W EXISTING L.ANDSC.APED ~ TO REMAIN.
<l%> e<lSTIN6 PAR.KJNG TO~.
<l3> FRESeRYE AU.. extSTlN6 R.JooMPS. ~IG AND STRIPING FOR THE
ACGESSIBI..E ROI.ITES TO TH15 6UILDIHG,
~ N~ HOSE BIB.
<@> NB"l. IJ11UT'1" SINK
<f!> NEY'I DRSHKIH6 FOVNTAlN (x:I.) .AGGE5SlBL.E BY CHI1..DRa<.
~ N!:Yt AG CURS TO PROT'EGTlR.o".9H ~
<8> GATED 8'lTRY POINT TO PLAY ~ (ALSO SEE L.ANDSGAPE PLAN).
~NB'( 6' STEEl... PICKET FENCE AT nlls ~ ONLy.
<€!> 1""ROVlDe: NEI^t STORM DRAIN L.INE INTO EXISTING SY"l1. A5 NECE5SARY
FOR DRAlNJ<.6E FROt-'! pl..Jo..y ~
~ EXISTING- H.c.. RAMP TO REMAIN.
<& - NOf USED -
<& 4 EXISTING P-'RKING SPACeS YtIL.!.. BE REMOVED IN THIS AAE,I...
~ - NOT U;.ED -
~ ~ EXISTING H.c.. SP.o6GES TO REMAIN.
~ EL.EC-. p,t,NEL. CONSOLE.
~ GI>6 ~ CONSOLE.
L::... MODIFY EXlSTlNG"T'R.A6H SCREEN TO AC.GClMODATE T'R.AoSH ANt) P.APER
"0' REC.YC.UN6 BINS.
-€> EXISTING CHAIN L.INK FENc.E
~ EXISTING 6'><22' SHED TO REMAIN.
Sl./M"MARY DE:5CoRIPTlON OF SITE I"IOR.I<:
CONVERT PORTION OF EXISTING- PARKING AREA INTO FENC.ED PLAY
AREAS FOR A DAY c.AAE~.
M,l,KE INGIDENTtAL. lM~TS TO NEARBY VEHlGUl.AA.
GlRCU'-""TlON AfilEAS.
EXISTING DEVEL..OPMENT INFORM....TiON;
THERE AA.e THREE EXISTING .2-STORY OFFIGE BUII..DIN6S ON THE Sf'T"E.
(P~142).
A FOURTH BUILDING Y'I.A5 DESTROYED BY ARE. SlIT THE FIRST
FLOOR CONCRETE SLAB REMAINS.
EACH 6U11...DIN6 HAS APFROXIMATEl..Y 21.000 S.F.lN AREA.
DfSCRIPTlON OF N~ 1"aotANT:
THE NEY'( TENANT, FOUNTAINHeAD MONTESSORI PRE-scHOOL., YtILL BE
l.QC.A.TED ON THE GoROUND FL..OOR OF THE BUILDING ON PARCEL.2.
AT 6665 ~ADOR. PL..AZA ROAD. IT Y'4Il...l. 0CClJl'>Y 6,b6e S.F. OF THE
GIltOUND FLOOR (FOR DAY c.AAE), PI..US THE AD..1AC&IT 0IJ1!:)00R,
PLAY ~ AND 4,2SS S.F. OF THE SEC.OND FLOOR FOR OFFICE
""AGE.
..
..
\.\.
..
..
HOLLMAN. BOLDGN,
A4
....".".....,...'.....
It=
FOL/NT A/NHI!AD MONTESSOf<1
66615 Amador Plaza fICoad. t::'ublin. CSliFornia
AfleC,HITEC,77)/i!.AJ.. SITE PJ...AN
TIL__","
...,...._.,
~y
---
t~
o
-^VVVVv-
~
g
I
.
~
,
,
.
~
~
.
,
.
.
"
.
.
I
I
.
~
.
LEGEND
EXISTING COBBLE
EXISTING 8l-AJBS TO leMAIN
OPEN viEWING WOOD PENCE
W.l. FENCE
AMADOR
PLAZA RD
r
C::ENERAL LAND&CAFE NOTE&
'"
i
~;
;j~
.Ii
II
i~ <.l
II :e
~~ !:: ~ I
~i ~~l!
n ~~i
n ~~~ ~
U~
HiN
hi
;i
~~ 'dim~. "~
;1 ~, !
8~ ~.'~
~.
~~
~~
~~
:i
~~
~i
~~
~.
..
II
I~
~i
~"
::;~
.~
Ido
~;
H 0
8~ <[
~~ ill
L I
ii z <(
~ <[0
~i t-- z
~8 Z J
U ~ lfi
g~ ~ 0 ::J
~l ; 1L CI
~.
!l[ hH.I]
~~ · ~ iI
~Q il f f
~:
~~ - ~
!i~ I I I ~
ni.J;~
I~I i
I:i; I
'I ",.
ii ilis. I
(E) ELCAl..'I"'PTU&TPl!I!E
Al.L~AlllEAeIoIoAU.II!l5PAmMOIlHTWAalIIlIRCI,
..wT'CIMAT~r~lIIlRlQ,6.rION.'I"8'Tt!l"llOlll
VCIUl'1E,I1I"RNa%Zl...aAlQ~lIU.I!!Il!!UlM!DQH!IIII!!
~A"_IA4"~ATlQN.
AI..I-~ANA5~_~UTWA:1"
L-J,TEll!"IlwlA{M.LCWlCll"~
(1!!)~TJIlIH~
Al.L~5I<AU._~A/..Ult)ATAI'lINl"U"IOf'.Go<loL.1W%lL
Al..l. $RJe&6IolALl ee IM8TAU..&O AT...!o CiIoOO..&lZ!,.El<<Zl'"T
ACl2NT.Al<Cl GI"""".~C::O' _-....
(EJ"'1J'tE TR!9:&
(E> REDW::XJD
(!!:}I!LiC.4J.'I'PI'lJ&
X'l'L..OeHA 6I-Re& TO 1llSM.A.IW
'""'-~
LNOeIt EXl&TlNG ~
FILL. IN IiUIfOlE $POT6 !J.n...
!.GAU..ON~A~
AND IliIA.U..ClN 6T.AIIi: J.46MN:
~R
r(15)c:Yc::u::tE1'ENC!
/ /' 1'!!:)Ml!~e
I
i
liK K
6'
l
GRAPHIC SCALE
LANDSCAPE
LA'lOUT
~_...i
- -
:
~
~
PRELIMINAR'l
(!If rur)
liDDIl.211tL
~~'::.,."::..-:e'::a
'..L. ~I~. eu INC""""'TlaN!.
IJYJE&l6TANTvNTt.6'!'11tN".
FOU:>"IrHC)8I!aJlIIIEMawcQ.N.
'" 'L nr;s;~(a6AJ.A/<Ol04'ec>><&la)
"'-- V"'eol..:T'a..M~
CONCEFTUAL FLANT LIST
.,.,...., ~.6NI""-41 NAMF ....~N.AI'1F ......r.JMI"IINTl'>
,.".., *@ ~ DEOOARA. DeOC;lAI': ca:>AlIit
eXIOTTN::io
BJCAL '""" ...,""'" exl&T~
0 LAClIl!!M1lIrO!MIAINDlCA ~~ MTWTI..E !:XI&TINCi'
0 1.~6T"T'RAC1l't.UA OWOET ..., I!)(I&T~
~O ...............- CANAlltYI&1.,olNDr-HC EXI15TlNCii
~ celiA.&lFElU I"URI"'l..E u::M"1"'\..LN eXI6Tm
~~ ..,....."'-'"""''''''' """"'""'AL...... eXl&TNGo
P<tOJO ~""" """"'""'AL...... """
6:) I""1'R.I6~r ................... EXI&TING
. !EC:IJOlA~1I!!N& ecAOT """""'" l!'XI6TINQ.
I NOT5, ALL. EXI6TNCi TM:E6 TO ~
L""IIlI!!;E6CALt';-"'--'
'6AL L.AGEReTRCIEMIA INDICA &loRle c:::RAI='EMTRTl.E "'.
.6AL ,.,."...- ~lltl"'HOTTN'A "'"
'6AL PITTOllf'CI!IU'1T,'vAl'itIlCoAT,A' vAl'lllIGoATEP ~n06POlll.lM ...
f'oCCLM TO aM.ALL I!G.ALI! a..- .....
'GAL AlAUEA '&OJT\.IBllIN INDICA' ......1lA """
...... CA1"'EU..lA&AllAHQJA 1'ANTA' el.NCAI'1l!!LLlA "'"
'GAL eecAU.ClNlA COMPAKTA' CUlAIIlI"~L.l:lNIA "'"
,GAL N.4t<OINA D01I!$TICA 'GlIJl.F tirJi!!AM' COI1l""AC:TI./EAVENLY~ "'"
df'".r..Rool.T"L~
,..... AGoAPANTI-Il/:& '&TOfIlt1 a..ouD' PEEl""eL..I.IE LII..Y-cf'-TJ.I;;.l'iIl..E ....,
"".... ~ROCAU.15 I-IYe. PAlLflY "'"
""AL """""'''' CORAL BELLe ....,
&GAL ....,.,.,""'""'" Oi/JAIIIFytl.ltlETree ....
..........._--'II!I!.,
,..... l-I'rPERIClJ'1CAl.TClNt.M !!>T.JOI..N6l11ORT "'.
,..... 'tR.o\Cl.tEl.06PER-JJM JAflMlNOIor:e. &TARJ.AeHil'E: """
1lo_-I!I.Al'ItI4!!C>>IT,U
~."6I"'IlCPlC.4T\Q1<le.
"""l'l2eTAlIreT&1e'1. elmAND
_TAU-4T1ONI"'et~lI"lC4TI0N&.
TAI!INolD"""'F~ATIONP't\.
IN&T...u..TAe:1_".I!IIl!l-CItII~l!:
2"U,TElItI"U...Cl-l l-lC1J)MII4YI'!ilOM1'!lIH(
1II'.1aRNI:ioDA6lN....T5P:OIi""~L
-"""',
~eoll..-AeI"Dtecu..1'lI!l*CIfl'
ec::.AftIFT"&rDeOCIFI"'l..ANTN:I<I"'IT
AND~
f'l!lIn"ILIZ!JItTAI!Il.Zl'&-A&1oIC7tED Neon..
""""'"
i,N)1&l\I!II!IIIiCINAT~bOIl..
:3 T1MIf61tOO'T1$AU.
,.,n""
'nIlEE eTJKE TO ee L.OeAft!l> Qtt l"MV.All.1lG
llJND &tDE ...... TNB! ~ N UfN>,
IIol&TAU.. 1'!Ill!l!:'& IliOCl'T!UU ,.. A8CNE AlI6I-I GRAGE
(JIlOOT !'LAIII!: 8HAU.. _ E)(IIIQIEC> AT GIUDE)
TREE FLANTING AND STAKING DETAIL
COfn.atr J. ~"Al'm'EN . (Me> !U-~ ~ 'fIIIiEE &TM<::E8
~'K.\i'&Q.1"'lClQl!1'&
2'X.'1"'Cl6T&~ \
"ACE T."" ~ '"
~~"K2'&c:l~
I ~MDI!lOT'I'OM
4"'O.c.
r
,
a'-IEI'
'.,,, 4'
{f 'C M~~""_~~m~'
. ,
""'lCALA~TM'l'l!!l't'Nl2
IN&TAU. ~ MAH.FACT\R1It&~AT\GIoj
.
.
:!
f
W. I. IRON FENCE DETAIL
~
~
2 "', YamCAL
;;
,
)'-ID'
K&TOI"RAlL
=
lX&~ONl!IOAI'l!Cl
.
.
GALv.4Nmoc.Al!ll..EF(llll
""""---
4X41"'O&t
~
:,
~
g
!
l.lN:lE6A!l~ll'lEO
'K4DOTt"Q1~
2 K.!KI'RTAAI1.
~
T'l"?"ICALI'OO'T'M
f
,
1
.
.
WOOD FENCE DETAIL
WOOD GATE DETAIL
~
.
IX&!5O.Al'iOClNI!04l'lO
4X4~T'&"O.c..
NOtE, ALL l..U"leER TO Be
""""""''''''''''''''''
~ II'
M! !I,!
:; 1:1' I
~i i ~(!!i
.
U
!! ill
Ii ~~~I
Ii ~~3~
I~ ~
:1 ~nl
~~ i
;;
g~ 'Jim' ~
I~ ~, .
~~ ~iO~$;
.-
!~
;i
~~
~~
~~
~~
~~
~i
h
~I
I:
..
u (1
n ~
~lE Z '<l
s. <t: 0
II ~ z'
~~ :J-1
g; I () ~
"I . u.. Q
;.:~.= ~
g. - ~
ci~ ~ ~ . <
.~ . ~ ~
:lE i I ! f
~~ N . ~
dl-.Jn
~~ i . ~
I
i
G<'" vk<'"
RESOLUTION NO.2 - 97
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
-------------------------------...-----
APPROVING AND ESTABLISHING FINDINGS, GENERAL PROVISIONS,
AND DEVELOPMENT STANDARDS FOR A REVISED, CONSOLIDATED PLANNED
DEVELOPMENT REZONING FOR PA 96-043 ENEA PLAZA
WHEREAS, Enea Plaza has requested approval of a Planned Development Rezoning for a retail
commercial development consisting of 19.!),!: acres; and
WHEREAS, the Planned Development Rezone shall supersede the three existing Planned Developments
(1464 Zoning Unit; PA 87-018; and PA 87-178); and
WHEREAS, the Applicant has submitted a Land Use and Development Plan as required by Section 8.31-13 of
the Zoning Ordinance which meets the requirements of said section; and
WHEREAS, the Planned Development Standards are attached as Exhibit A and incorporated herein by
reference; and
WHEREAS, the application has been reviewed in accordance with the California Environmental Quality
Act and a Negative Declaration has been prepared; and
WHEREAS, the Planning Commission did hold a public hearing on said application on November 26, 1996,
and did adopt a Resolution recommending that the City Council approve and establish findings, general provisions
and development standards for a Planned Development Rezoning for PA 96-043; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the City Council approve the Planned
Development; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make the
following findings and detenninations regarding said proposed Planned Deyelopment Rezone:
1. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and
purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned Development Rezone will be
appropriate for the subject property in terms of providing General Provisions whichset forth the purpose, applicable
provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses, and Development
Standards; which will be compatible with existing commercial uses in the immediate vicinity, and will enhance
development of this area; and
2. The Planned Development Rezone is consistent with the general provisions, intent and purpose of the
Downtown Specific Plan. The Rezone implements the intent and development standards identified in that document
and will thereby serve to implement the provisions of the Downtown Specific Plan in this area; and
,~
1
Attachment 2
..
3. The Planned Development Rezone is consistent with the intent of the General Plan which
designates this area as Retail/Office in that the Planned Development Rezone contains uses that correspond
with the intent of this Land Use Designation and because the project would create development within the
densities allowed by this Designation; and ,.
4. The Planned Development Rezoning will not have a substantial adverse affect on health or safety or
be substantially detrimental to the public welfare or be injurious to property or public improvement as all
applicable regulations will be met; and
5. The Plamied Development Rezoning will not overburden public services as all agencies have
commented that public services are available; and
6. The Planned Development Rezoning will create an attractive, efficient and safe environment
through the implementation of the Standards identified in the Rezone document; and
7. The Planned Development Rezoning will benefit the public necessity, convenience and general
welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning Ordinance; and
8. The Planned Development Rezoning will be compatible with and enhance the general development
of the area because it will be developed pursuant to the Standards and site development review; and
9. The Planned Development Rezoning will provide an enviromnent that will encourage the efficient
use of common areas to create an innovative type of commercial development.
BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit A, attached and
made a part of this Resolution, development and operation ofland use activities within this planned
development, shall be subject to the City of Dublin Zoning Code in effect at the time the development and land
use activities are considered. Changes or revisions to this document, including Exhibit A shall be subject to
those requirements contained within the most current Zoning Code.
...
BE IT FURTHER RESOLVED THAT THE Dublin City Clerk does hereby approve PA 96-043,
Enea Plaza Planned Development, subject to the General Provisions and Development Standards which
constitute regulations for the use and improvement of the 19.9:1: acres APNs 941-1500-38-1,48, 42-1, 49-2,
49-3, 51-2, 52, and 53 asincluded on Exhibit A attached hereto.
PASSED, APPROVED AND ADOPTED this 7th day ofJanuary, 1997.
AYES:
Councilmemhers Barnes, Burton, Howard, Lockhart and Mayor Houston
None
NOES:
ABSENT: None
. ABSTAIN: None
:=~~ct{u
r/J-7-97/resoene2.doc
4~
'"
2
,.--
EXHIBIT A
.
...;
-
ENEA PLAZA PLANNED DEVELOPMENT
(General Provisions and Development Standards)
I. Permitted Uses
A. Retail Commercial Shopper goods uses such as:
,~
1. General merchandise stores
2. Clothing stores
3. Shoe stores
4. Home furnishing stores
5. Home appliance/Music stores
6. Hobby/Special interest stores
7. Gifts/Specialty stores
8. Jewelry and cosmetic stores
9. Home improvement centers
10. Drug stores
11. Auto parts sales and related vehicle servicing so long as such
overhead garage door openings (service bays) are oriented toward the
least visible elevation of the building and shall not be visible from
Amador Plaza Road or Dublin Boulevard. The bays shall also be
adequately shielded from public view by the use of trellises and
landscaping
12. Health food store
13. Supermarket
14. Meat, fish or poultry stores
15. Liquor and wine stores
16. Consumer electronicsfComputer stores
Similar uses that offer comparison goods based on price and quality.
B. Eating and drinking uses including, but not limited to the following:
,.--
1. Restaurant with outdoor dining
2. Cocktail lounge
3. Donut shop
4. Ice cream parlor
5. Sandwich shOp with outdoor dining
6. Delicatessen with outdoor dining
7. Specialty food
8. Bakery
g. Candy and nuts
10. Health food
11. Wine and cheese with on-sale liquor license from the State of
California
C. Personal service uses including but not limited to the following:
1. Beauty salon
2. Barber shop
3. Shoe repair
4. Dry cleaner (delivery and pick-up only)
5. Coin operated laundry
6. Health club
7. Photography shop (including film processing)
8. Formal wear rental
9. Interior decorating
10. Travel agent
11. Key shop
12. Dressmaking or knitting shop
13. Tailor shop
14. Handcraft shop
15. Blueprinting or other copying services
16. Other administrative and professional office uses
~"-
..
D. Office uses including but not limited to the following:
1. Optometrist
2. Medical and dental
3. . Legal ,
4. Accounting
5. Architect'
6. . . Engineering
7. Employment agency
8. Real estate .
9. Educational seminars
10. Counseling
11. Medical and dental laboratory
12. Mortgage financing
...
II. Conditional Uses:
A. Subject to approval of the Planning Commission and issuance of a
Conditional Use Permit:
1. Community, religious and charitable institution facilities and uses
2. Public recreation facilities and uses' .
3. Recycling center, when operated in conjunction with a permitted use
on the same premises . .
4. Movie theater
5. . New and used 'vehicle sales and service
6. Senior care/skilled nursing facility
7. Service station ...
8. Residential uses
---
9. Research or development laboratory, except those engaged in
manufacture of products for commercial sale or distribution and "
excluding any which produces or is found likely to produce any smcklilor
dust, odors, glare or vibrations observable outside the building or
portion thereof in such use.
10. Temporary Storage of construction equipment
11. Drive-in and drive-through restaurants
12. Motel/Hotel
III. Prohibited Uses:
1. Off sale liquor store
2. Adult book stores
3. All industrial uses
4. Convenience food store
5. Mortuary
6. Massage parlor
7. Animal hospital, kennel
8. Pawn Shops;
9. Tattoo Parlors;
10. Check Cashing Services.
IV. Site Development Review:
r--
Any structure 1,000 square feet or more or any construction aggregating a 1,000
or more shall be subject to Site Development Review process unless zoning
approval is granted upon the determination that the construction constitutes a
minor project and that the building permit plans are in accord with the intent and
objectives of the Site Development Review procedure.
V. Yards:
For retail uses no yards shall be required. For office uses,
depth of front yard - not less than twenty (20) feet;
depth of rear yard - 0; and
depth of side yard - not less than ten (10) feet.
VI. Height of Buildings:
No building or structure shall have a heigh~, in excess of forty-five (45) feet.
VII. Master Sign Program: ..
All signage with the PD zoning shall conform to the.Master Sign Program.
---
VIII. Landscaping:
.
All new construction shall maintain a landscape to building ratio of fifteen percent..
(15%). All landscaping materials shall be consistent with the existing
developments.
...
IX. Other Development Standards:
All buildings constructed in the PD zone shall not exceed a thirty percent (30%)
floor to area ratio.
All ~etail uses shall maintain a parking ratio five (5) spaces per thousand (1,000)
square feet of net rentable retail space.
, ,
All office uses shall maintain a parking ratio four (4) per thousand spaces per
1,000 square feet of net rentable office space.
..
...
CU'lFjip,nb:r'
/'2Ui;~,t:C;;
!'.UChJiV:,"'d!
Sy:,t,~m Desigl'
",'<i Tdec;oGGuni,A'ikli1'>
,2:' ;:'lHjc""SU,,,t
4 :; ~<;7 (44)
f;J< 4b:YJ'?C4!A
i,'fo@C'lS:i:tCfClW'
WWY/ ;GS,,!<,,(U)0,
-'j"
~,..
"r",-
I:~':\';k;i"-<
K-,K>~
H:,':;.,:i
I"j
Charles M Salter Assoc a
sIn c
23 March 2006
Shandy Cole
Fountainhead Montessori
shandv@fountainheadmontessori.org
Subject: Montessori School at 6665 Amador Plaza -- Dublin, CA
Proposal for Acoustical Consulting Services
Dear Sandy:
We understand that the existing Montessori preschool located at 6901 York Street has
been forced to relocate from its current address so that the building may be used by the
school district for adult education classes. The new preschool building is located in an
office complex adjacent to the 1-680 freeway on ramp. The City of Dublin has required
that an acoustical report be prepared to assess any potential noise impact the preschool
may have on the neighboring office buildings. To assess this impact, we conducted
acoustical measurements at both locations. This letter summarizes our analysis of the
projected noise from the preschool to the surrounding office buildings.
In summary, we would not expect the preschool outdoor activities to create a noise
disturbance at the adjacent office building for the following reasons:
I. The traffic noise levels far exceed the noise generated by children playing.
2. The children are playing outside a small percentage of the day.
ACOUSTICAL CRITERIA
The City of Dublin Noise Ordinance prohibits the generation of unreasonable noises.
These are defined as "any loud or disturbing, or unnecessary, or unusual, or habitual
noise or any noise, which annoys or disturbs, or injures or endangers the health, repose,
peace or safety of any reasonable person of normal sensitivity present in the area."
MEASUREMENTS
On 21 March 2006, we deployed a sound level meter at the adjacent office building to
6665 Amador Plaza. The meter recorded noise levels between the hours of 9:00 a.m. to
12:00 p.m. The ambient noise level was 72 dBA consistently for those three hours.
The noise level is controlled by vehicular traffic along highway 1-680.
Attachment 3
Shandy Cole
23 March 2006
Page 2
The selected time of measurement corresponds to the anticipated time the children
would be outside for recess play. During this time, we visited the existing preschool to
record actual noise levels of children at play outside. We set up a sound level meter
approximately 50 feet from the centroid of activity and measured the noise for 15
minutes to get an average noise level. The average noise level of children at play was
64 dBA with individual events such as yelling ranging from 71 dBA to 77 dBA.
ANALYSIS
The edge of the new project playground is approximately 50 feet from the fayade of the
adjacent office building. For this analysis, we assume that children are unifonnly
distributed about the playground during recess. The centroid of these children would be
an additional 50 feet from the building. The increased distance between the center of
the children playing and the fayade reduces the expected noise levels at the office
building. Our calculations indicate that noise levels of children playing could be
reduced as much as an additional six decibels to 58 dBA.
The proposed project site noise levels exceed the average noise produced by children at
play by up to 14 decibels. In acoustics, a noise level that is 10 decibels below another is
almost inaudible. Therefore, the noise of children playing would approach inaudibility
compared to the noise from traffic along the highway.
The preschool currently has set times that children are playing outside. These times are
as follows:
8:30 a.m. To
II :00 a.m. To
12:45 p.m. To
4:00 p.m. To
9:00 a.m.
11:45 a.m.
1:45 p.m.
5:00 p.m.
We do not expect the play schedule to change after preschool relocates. The future
noise from children playing compared to the existing traffic noise is negligible.
Therefore, we do not anticipate the preschool outdoor activities impacting the adjacent
office building.
This concludes our comments on the subject project.
CHARLES M. SALTER ASSOCIATES, INC.
~(L
Eric A. Yee
Principal Consultant
EA Yleay
P:\CSA _ Projects\y2006\06-0 146_ EA Y _Fountain Head Montessori\Corresp Out\23mar _ eay _report pdfdoc