HomeMy WebLinkAboutPC Reso07-34 Veterinary Surg Assoc CUP PA07-020
RESOLUTION NO. 07 - 34
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO OPERATE A VETERINARY FACILITY IN
THE PD (PLANNED DEVELOPMENT) ZONING DISTRICT WITH A REDUCTION IN
REQUIRED ON-SITE PARKING LOCATED AT 7159 AMADOR PLAZA ROAD
(APN 941-0305-033)
PA 07-020
WHEREAS, the Applicant, Dwight Gaudet, managing partner of Veterinary Surgical Associates,
has requested a Conditional Use Permit to operate a veterinary facility and reduction in required on-site
parking at 7159 Amador Plaza Road, APN 941-0305-033, in the PD (Planned Development) Zoning
District; and
WHEREAS, the proposal includes a veterinary facility in an existing 16,716 square foot building;
and
WHEREAS, the proposal includes a reduction in required on-site parking consistent with a
Parking Study prepared by Omni Means dated July 10, 2007; and
WHEREAS, the project site is located within the Downtown Core Specific Plan area. Section
5.3 of the Specific Plan states that permitted and conditional uses allowed in existing buildings shall
reference former zoning districts and shall conform to Section 8.. 2 of the Dublin Zoning Ordinance
"Zoning Districts and Permitted Uses." According to Exhibit 6 of the Downtown Core Specific Plan, the
former zoning district for the project site was C-2, (General Commercial); and
WHEREAS, an Animal Sales and Services facility is permit:ed in the C-2 (General Commercial)
Zoning District with approval of a Conditional Use Permit by the Plmming Commission; and
WHEREAS, an Animal Sales and Services use includes a veterinary clinic or hospital; and
WHEREAS, pursuant to Section 8.76.050 E of the Dublin Zoning Ordinance, a reduction in on-
site parking for individual uses is permitted if the Conditional Use Permit findings can be made, a parking
study prepared by a qualified consultant demonstrates that the required parking standards are excessive
and provides alternate parking standards, and overflow parking will n:lt impact any adjacent use; and
WHEREAS, the Applicant submitted project plans and a written description for the requested
entitlement which was received by the Planning Division on April 6, :!007; and
WHEREAS, the application has been reviewed in acco~dance with the provlslOns of the
California Environmental Quality Act (CEQA) and this project was "(mnd to be exempt under the CEQA
Guidelines Section 15301; and
WHEREAS, the Planning Commission held a public hearing on said application on July 24,2007;
and
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WHEREAS, proper notice of said public hearing was given i1 all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used independent judgment to make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The proposed operation of the veterinary facility including a parking reduction is
compatible with other land uses, transportation Wid service facilities in the vicinity
because: 1) the proposed location of the veterinary fa,;ility is located in an existing 16,716
square foot building surrounded by existing commercial uses; 2) Section 8.12.050 states
that an Animal Sales and Services use is permitted in the C-2 (General Commercial)
Zoning District with a Conditional Use Permit; 3) a F arking Study prepared by a qualified
consultant (Omni Means) dated July 10, 2007 demonstrates that the required parking
standards are excessive and provides alternate parking standards, and overflow parking will
not impact any adjacent use; 4) the Parking Study determined that based upon the size of
the veterinary facility and the staffing levels that 37 parking spaces are needed in order to
accommodate the veterinary facility; 5) the Applicant will provide a minimum of 37
parking spaces; and 6) ADA accessibility will be provided from Amador Plaza Road to the
primary entrance of the existing building.
B. The proposed operation of the veterinary facility including a parking reduction will not
adversely affect the health or safety of persons resiaing or working in the vicinity or be
detrimental to the public health safety and welfare because: 1) the proposed veterinary
facility will comply with all City of Dublin and State regulations; 2) the veterinary facility
will be located in an existing building and all activitks shall take place within the existing
building; 3) the veterinary facility is compatible with existing commercial uses; 4) ADA
accessibility will be provided from Amador Plaza Road to the primary entrance of the
existing building; 5) repairs shall be made to any distressed areas of the parking lot; 6) the
Applicant will be required to restripe the parking lot .n order to provide a minimum of 37
parking spaces in accordance with a Parking Study pnpared by Omni Means dated July 10,
2007; 7) lighting of the parking areas shall meet Dubin Municipal Code Section 8.76.070
for safety and ease of use; and 8) landscape material ~;hall be installed and maintained at a
minimal height and fullness giving patrol officers and the general public surveillance
capabilities of the area.
C. The proposed operation of the veterinary facility including a parking reduction will not be
injurious to property or improvements in the neighborhood because: 1) the veterinary
facility will comply with all City of Dublin regulatie,ns; 2) the veterinary facility will be
located in an existing 16,716 square foot building and all activities shall take place within
the existing building; 3) ADA accessibility will be provided trom Amador Plaza Road to
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the primary entrance of the existing building; 4) repairs shall be made to any distressed
areas of the parking lot; 5) the Applicant will be requi-ed to restripe the parking lot in order
to provide a minimum of 37 parking spaces in accordance with a Parking Study prepared
by Omni Means dated July 10, 2007; 6) lighting of the parking areas shall meet Dublin
Municipal Code Section 8.76.070 for safety and eaEe of use; and 7) landscape material
shall be installed and maintained at a minimal height <llld fullness giving patrol officers and
the general public surveillance capabilities of the area.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed operation of the wterinary facility including a parking
reduction would not he detrimental to the public heallh, safety and welfare because: 1) the
proposed veterinary facility is located in a existing 1(;,716 square foot building with these
existing services; 2) ADA accessibility will be provided from Amador Plaza Road to the
primary entrance of the existing building; 3) repairs ~;hall be made to any distressed areas
of the parking lot; 4) the Applicant will be required 10 restripe the parking lot in order to
provide a minimum of 37 parking spaces in accordance with a Parking Study prepared by
Omni Means dated July 10, 2007; and 5) regular main:enance of the site shall be performed
in order to eliminate and control the accumulation of trash, excess waste materials and
debris.
E. The subject site is physically suitable for the zonin,5' type, density and intensity of the
proposed operation of the veterinary facility including a parking reduction and related
structures being proposed because: 1) the veterinary facility will be located in an existing
16,716 square foot building; 2) the veterinary facility is prohibited from performing any
outdoor activities; 3) the Applicant will be required to restripe the parking lot in order to
provide a minimum of 37 parking spaces in accordance with a Parking Study prepared by
Omni Means dated July 10,2007; and 4) the veterinary hospital operations area is limited
to 11,000 square feet and the number of staff on-site al a given time is limited to 15.
F. The proposed operation of the veterinary facility inchding a parking reduction will not be
contrary to the specific intent clauses, development regulations or performance standards
established for the zoning district in which it is loca led because: 1) the Downtown Core
Specific Plan states that when a use is proposed to locate within an existing building the
former zoning designation of the site applies; 2) acccrding to Exhibit 6 of the Downtown
Core Specific Plan the former zoning designatioL of the property is C-2 (General
Commercial); 3) Chapter 8.12 of the Zoning Ordinance states that Animal Sales and
Services are a conditional use within the C-2 (General Commercial) Zoning District; 4)
Chapter 8.08 of the Zoning Ordinance states that:he definition of Animal Sales and
Services includes veterinary clinics and hospitals; 5) be proposed use is a Conditional Use
in the C-2 (General Commercial) Zoning District when the required findings as stated in
Section 8.100.060 of the Dublin Zoning Ordinance can be made and is consistent with the
prior zoning designation; 6) Section 8.76.050.E outlines a provision in the Zoning
Ordinance allowing for a reduction in on-site parking for individual uses when Conditional
Use Permit findings can be made, a parking study prepared by a qualified consultant
demonstrates that the required parking standards a'e excessive and provides alternate
parking standards, and overflow parking will not impact any adjacent use; 7) a Parking
Study was performed by a qualified parking consultant (Onmi Means) dated July 10, 2007;
8) the Parking Study determined that based upon the ,ize of the veterinary facility and the
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staffing levels that 37 parking spaces are needed in order to accommodate the veterinary
facility; 9) the veterinary hospital operations area is limited to 11,000 square feet and the
number of staff on-site at a given time is limited to 15; and 10) the Applicant will be
required to restripe the parking lot in order to provide a minimum of 37 parking spaces in
accordance with a Parking Study prepared by Omni Means dated July 10, 2007.
G. The proposed operation of the veterinary facility including a parking reduction is
consistent with the Dublin General Plan because: 1) the proposed use is permitted with a
Conditional Use Permit and meets the intentions of the zoning district in which it is
located; and 2) as conditioned, the veterinary facility will operate in such a manner as to
limit the impact on the surrounding properties.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA
07-020, Conditional Use Permit, to allow an Animal Sales and Services use in the PD (Planned
Development) Zoning District subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to review and approval by the City of
Dublin. The following codes represent those departments/agencies n:sponsible for monitoring compliance
of the Conditions of Approval: [PL.] Planning, [B] Building, [PC] Police, [DSR] Dublin San Ramon
Services District and [F] Alameda County Fire Department.
NO CONDITION TEXT I RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
PLANNING CONDITIONS
1. Approval. This Conditional Use Permit approval Pi On-going Standard
for PA 07-020 is to allow Veterinary Surgical
Associates (VSA) to establish a specialty
veterinary practice with an on-site parking
reduction at 7159 Amador Plaza Road. This
approval shall generally conform to the site plan
(stamped received by the Planning Department on
June 29, 2007), floor plan (stamped received by
the Planning Department on May 30, 2007) and
description of business (stamped received by the
Planning Department on April 6, 2007).
2. Permit Expiration. Construction or use shall Pi One year from DMC
commence within one (1) year of Permit approval permit 8.96.020.D
or the Permit shall lapse and become null and approval
void. Commencement of construction or use
means the actual construction or use pursuant to
the Permit approval or demonstrating substantial
progress toward commencing such construction or
use. If there is a dispute as to whether the Permit
has expired, the City may hold a noticed public
l_ hearing to determine the matter. Such a
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DEPART.
determination may be processed.concurrently with
revocation proceedings m appropriate
circumstances. If a Permit expIres, a new
application must be made and processed according
to the requirements of this Ordinance.
3. Time Extension. The original approvmg PI. One year from DMC
decision-maker may, upon the Applicant's written permit 8.96.020.E
request for an extension of approval prior to approval
expiration, and upon the determination that any
Conditions of Approval remain adequate to assure
that applicable findings of approval will continue
to be met, grant a time extension of approval for a
period not to exceed six (6) months. All time
extension requests shall be noticed and a public
hearing or public meeting shall be held as required
by the particular Permit.
4. Effective Date. This Conditional Use Permit Pi 10 days from Planning
approval shall become effective 10 days after the the date of
date of approval by the Planning Commission. anDfoval
5. Fees. Applicant/Developer shall pay all Various At building Various
applicable fees in effect at the time of building permit
permit issuance, including, but not limited to, Issuance
Planning fees, Building fees, Traffic Impact Fees,
TVTC fees, Dublin San Ramon Services District
fees, Public Facilities fees, Dublin Unified School
District School Impact fees, Fire Facilities Impact
fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that may
be adopted and applicable.
6. Annual Review. On an annual basis, this PL,PO On-going Planning
Conditional Use Permit approval may be subject
to a review by the Planning Manager to determine
compliance with the Conditions of Approval.
7. Revocation of Permit. This permit shall be Pi On-going DMC
revocable for cause in accordance with Dublin 8.96.020.1
Zoning Ordinance Section 8.96.020.1, Revocation.
Any violation of the terms and conditions of this
permit may be subject to the issuance of a citation.
8. Minor amendments. Modifications or changes to Pi On-going DMC
this Conditional Use Permit approval may be 8.100.080
considered and approved by the Community
Development Director, if the modifications or
changes proposed comply with Section 8.100.080,
of the Zoning Ordinance.
9. Clarification to the Conditions of Approval. In Varie,us On-going Standard
the event that there needs to be clarification to the
Conditions of Approval, the Director of
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to tpe Applicant!
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Developer without going to a public hearing. The
Director of Community Development and the City
Engineer also have the authority to make minor
modifications to these conditions without going to
a public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts to this project.
10. Non-City Agency Review. The Developer will be
responsible for submittals and reviews to obtain
the approvals of all participating non-City
agencies. The Alameda County Fire Department
and the Dublin San Ramon Services District shall
approve and sign the Improvement Plans.
11. Requirements and Standard Conditions. The
Applicant! Developer shall comply with
applicable City of Dublin Fire Prevention Bureau,
Dublin Public Works Department, Dublin
Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority,
Alameda County Public and Environmental
Health, Dublin San Ramon Services District and
the California Department of Health Services
requirements and standard conditions. Prior to
issuance of building permits or the installation of
any improvements related to this project, the
Developer shall supply written statements from
each such agency or department to the Planning
Department, indicating that all applicable
conditions required have been or will be met.
12. Required Permits. Developer shall obtain all
permits required by other agencies including, but
not limited to Alameda County Flood Control and
Water Conservation District' Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
13. Temporary Sign age. All temporary signage shall
comply with City of Dublin Regulations. No
banners or other signage shall be installed, for
permanent or temporary purposes, prior to
obtaining approval from the Planning Division.
14. Compliance. Failure to comply with these
conditions may result III enforcement by the
Community Development Department III
accordance with Chapter 8.144 of the Dublin
Zoning Ordinance.
15. Trash and Waste Accumulation. The Applicant
or any future o'vner shall provide and conduct
regular maintenance of the site III order to
eliminate and control the accumulation of trash,
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RESF'ON.
AGENCY/
DEPART.
PW
Various
Various
PL
PL
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WHEN
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Building
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Building
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Chapter 8.84
of the Dublin
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NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
excess/waste materials and debris.
16. Trash Enclosure. The trash enclosure shall be Pi Prior to Planning
modified to complement the architecture and color occupancy
of the building.
17. Indemnification. The Developer shall defend, Various On-going Admin.! City
indemnify, and hold harmless the City of Dublin Attorney
and its agents, officers, and employees from any
claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department,
committee, or agency of the City related to this
project 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.
18. Number of Parking Spaces. In accordance with Pi On-going Planning
a parking analysis performed by Onmi-Means
(stamped received by the Planning Department on
July 10, 2007) a minimum of 37 parking spaces
shall be provided on-site.
19. Parking Lot. The parking lot and stalls shall Pi On-going Planning
meet Dublin Municipal Code Section 8.76
requirements. Please note that all compact
parking spaces shall measure a minimum of 17
feet in depth.
20. Landscape. Site landscaping shall be upgraded Pi On-going Planning
and maintained to comply with Dublin Municipal
Code Section 8.72.
21. Property Maintenance. The Applicant shall Pi On-going Planning
maintain all building materials in good condition,
including canvas awnings mId signs, and shall
keep the site clear of graffiti vandalism on a
regular and continuous basis.
22. Nuisance. The Applicant/Property owner shall Pi On-going Planning
control all business activity so as not to create a
public or private nuisance to the existing and
surrounding users.
23. Site Design. The building colors and elevations Pi On-going Planning
shall comply with Site Design Review Waiver 07-
011 approved May 3, 2007. Any additional
exterior modifications to the building may require
additional review.
24. Parking Lot Lighting. Lighting within the Pi On-going Planning
parking areas shall meet Dublin Municipal Code I
I Section 8.76.070 A13.
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DEPART.
25. Boarding. Boarding of animals is prohibited. PI. On-going Planning
Animals may remalll on-site overnight when
receiving medical treatment from the veterinary
facility.
26. On-site Activities. All activities associated with PI. On-going Planning
the veterinary facility shall take place within the
building. Outdoor activities shall not be allowed.
27. Staffing Levels. Staffing levels shall be limited PL On-going Planning
to 15 employees on-site at a Qiven time.
28. Clinic Treatment Area. Clinic treatment and
office area for the medical facility shall be limited
to 11,000 square feet in accordance with the
Parking Study. The em.ergency treatment area
shall not be included III the aforementioned
calculation.
BUILDING CONDITIONS
29. Flood Plain. Building shall comply with 7.24 of I BL Prior to Building
DMC. An elevation certificate will be required by I issuance of a
a licensed engineer verifYing the finish floor building
height prior to issuance of a buildine: permit. permit
30. Building Codes and Ordinances. All project BI. Through Building
construction shall conform to all building codes completion
and ordinances in effect at the time of building
permit.
31. Building Permits. To apply for building permits, BI. Issuance of Building
Applicant/Developer shall submit five (5) sets of building
construction plans to the Building Division for permits
plan check. Each set of plans shall have attached
an annotated copy of these Conditions of
Approval. The notations shall clearly indicate
how all Conditions of Approval will or have been
complied with. Construction plans will not be
accepted without the annotated resolutions
attached to each set of plans.
Applicant/Developer will be responsible for
obtaining the approvals of all participation non-
City agencies prior to the issuance of building
permits.
32. Construction Drawings. Construction plans BI. Prior to Building
shall be fully dimensioned (including building issuance of
elevations) accurately drawn (depicting all building
existing and proposed conditions on-site), 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.
33. Addressing. Address will be required on all BI. Prior to Building
doors leading to the exterior of the building. occupancy
Addresses shall be illuminated and be able to be
seen from the street, 5 inches in heie:ht minimum.
34. Air Conditioning Units. Air conditIOning units BI. Occupancy of Building
and ventilation ducts shall be screen-.:d from units
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NO CONDITION TEXT
public view with materials compatible to the main
building. Units shall be pemlanently installed on
concrete pads or other non-movable materials to
be approved by the Building Official and Director
of Community Development.
FIRE CONDITIONS
35.
Sprinkler System. If not already provided,
automatic sprinklers shall be provided throughout
the building as required by the Dublin Fire Code.
If the building has over 100 sprinklers the system
shall be monitored by UL listed central station.
Fire Apparatus. Fire apparatus roadways shall
have a minimum unobstructed width of 20 feet
and an unobstructed vertical clearance of not less
than 13 feet 6 inches. Roadways under 36 feet
wide shall be posted with signs or shall have red
curbs painted with labels on one side; roadways
under 28 feet wide shall be posted with signs or
shall have red curbs painted with labels on both
sides of the street as follows: "NO STOPPING
FIRE LANE - CVC 22500.1."
Aisle Clearance. A minimum of 44 inch aisle
clearance shall be provided when there are tables
on both sides of the aisles for exiting as required
by CBC 1004.3.2.2.
Hazardous Material. Hazardous material shall
be in compliance with the Fire Code as adopted by
the City of Dublin. An inventory statement
(HMIS) for any/all hazardous materials, including
Material Safety Data Sheets, shall be supplied to
the Alameda County Fire Department, City of
Dublin, Fire Prevention Division, for approval of
process/storage/handling requirements. In
addition, meet the requirements of the Alameda
County Department of Environmental Health
Certified Unified Program Agency (CUP A),
including submitting a Hazardous Materials
Business Plan (HMBP). Please contact Susan 1.
Hugo, Supervising Hazardous Materials Specialist
Alameda County Environmental Health Services
at (510) 567-6780. Approved numbers or
addresses shall be placed on the building. The
address shall be positioned as to be plainly visible
and legible from the street or road fronting the
property. Said numbers shall contrast with the
background.
Fire Extinguishers. Provide 2A 1 OBC fire
extinguishers within 75 feet of travel distance of
portions of the building. An approved sign in
accordance with Uniform Fire Code shall be
conspicuously posted above the extinguisher.
Knox Box. Provide a Knox box at the main
entrance to the building. The Knox box shall
contain a key that provides .1ccess to the building
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36.
37.
38.
39.
40.
RESPON.
AGE~CY/
DEPART.
F
F
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F
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WHEN
REQUIRED
SOURCE
Prior to
occupancy
Fire
Prior to
combustible
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storage
on-site
Fire
On-going
Fire
Prior to
occupancy
Fire
Prior to
occupancy
Fire
Prior to
occupancy
Fire
NO CONDITION TEXT RESPON. WHEN SOURCE
AGE~CY/ REQUIRED
DEP,\RT.
or gate. Gates or barriers shall meet the
requirements of the ACFD.
POLICE CONDITIONS
41. Exterior Doors. Exterior doors used by patrons PO On-going Police
shall identifY public areas accessible through that
entrv.
42. Diagrammatic Maps. Diagrammatic maps of the PO On-going Police
patron areas shall be posted in the lobbies and or
waiting rooms.
43. Parking Lot Lighting. Lighting of the parking PO On-going Police
areas is to be uniformly maintained at a minimum
of 1.0 foot candles per 7.32.230 Section 1020 (c)
(10) sunset to sunrise.
44. Non-Residential Security Requirements. This PO On-going Police
project shall meet the current City of Dublin Non-
Residential Security Ordinance requirements in
Chapter 7.32.230.
45. Landscaping. Landscaping shall be kept at a PO On-going Police
minimal height and fullness giving patrol officers
and the general public surveillance capabilities of
the area.
46. Graffiti. The Applicant/Developer and/or PL, PO, PW On-going Police
building tenant( s) shall keep the site clear of Planning
graffiti vandalism on a regular and continuous Public
basis. Graffiti resistant paint for the structures and Works
film for windows or glass shall be used whenever
possible.
47. Controlled Drugs. The applicant shall keep all PO On-going Police
controlled drugs secured and locked at all times.
PUBLIC WORKS CONDITIONS
48. Standard Public Works Conditions of PW Prior to Public
Approval. Applicant/Developer shall comply approval of Works
with all applicable City of Dublin Public Works Improvement
Standard Conditions of Approval. In the event of Plans
a conflict between the Public Works Standard
Conditions of Approval and these Conditions,
these Conditions shall prevail.
49. Conditions of Approval. A copy of the PW With each Public
Conditions of Approval which has been annotated submittal of Works
how each condition is satisfied shall be included Improvement
Plans
with the submittals to the Public Works
Department for the review of the Parcel Map and
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.
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50. Title Report. A current preliminary title report
(not more than 6 months old as of date of
submittal) together with copies of all recorded
deeds, easements and other encumbrances and
copies of Final Maps for adjoining properties and
off-site easements shall be submitted for reference
as deemed necessary by the City
Engineer/Director of Public Works.
51. Improvements within Existing Easements. The
Applicant/Developer shall obtain written
permission from the beneficiaries of all existing
easements encumbering the site 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
Applicant/Developer's right to construct said
improvements.
52. Improvement Agreement and Security.
Pursuant to S7.16.620 of the Municipal Code, the
Applicant shall obtain a Grading!Sitework Permit
from the Public Works Department 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.
53. Improvement and Grading Plans. All
improvement, drainage, utility and grading plans
submitted to the Public Works Department for
review/approval shall be prepared in accordance
with the approved CUP, these Conditions of
Approval, and the City of Dublin Municipal Code
including Chapter 7.16 (Grading Ordinance).
Design plans shall be prepared to engineering
scale of 1 '=40'. All printing and lettering shall be
1/8" minimum height and such shape and weight
as to be readily legible on prints and microfilm
I reproductions. When submitting plans for
re':iew/approval, the Applicant/Deve1ooer shall
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RESf>ON.
AGE'JCY/
DEPART.
PW
PW
PW
PW
WHEN
REQUIRED
Prior to
approval of
Improvement
Plans
Prior to
approval of
Improvement
Plans
Prior to
issuance of
Grading!
Sitework
Permit
Prior to
issuance of
Grading!
Sitework
Permit
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
NO CONDITION TEXT
also fill-out and submit a City of Dublin
Improvement Plan Review Checklist (three 8-1/2"
x 11" 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
8-1/2" x 11" pages). For on-site improvements,
the Applicant!Developer shall adhere to the City's
On-site Checklist (eight 8-1/2" x 11 " pages). All
of these reference documents are available from
the Public Works Department (call telephone 925-
833-6630 for more information).
The Grading Plan shall be in 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 shall 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.
54.
Submittal Requirements. A complete submittal
of improvement plans to Public Works
Department includes copies ofthe following:
a. Six Improvement Plans (including site
grading, utility, erosion/sediment control,
joint trench, signing, striping, lighting, and
landscape/irrigation {prepared by landscape
architect}) prepared under the direction of a
Registered Civil Engineer
b. Three Hydraulic and hydrology calculations
justifying the proposed drainage system
(stamped and signed by a Registered Civil
Engineer)
c. Three Preliminary bond cost estimate
(separate estimates for on-site and off-site
portions)
d. One Completed improvement plan rt.view
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reVIew
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NO CONDITION TEXT
checklist signed by the engineer
e. One Title Report with all reference data
f. One copy of recorded document of all
existing easements
g. Two Annotated copies of final Conditions
of Approval
h. Two sets of SWPPP plans and report if
project site is 5 acres or more
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 8-1/2" x 11" pages) for more information.
The Applicant!Developer 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
Applicant!Developer will be responsible for any
adopted increases to the fee amount.
56.
Water Quality/Best Management Practices.
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit
(NPDES) No. CAS0029831 with the California
Regional Water Quality Control Board
(RWQCB), 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 have drain
markers "No Dumping - Drains to Bay" installed
uSlllg an approved format available from the
Alameda Countywide Clean Water Program.
57.
Storm Drain Improvements.
Applicant/Developer shall construct all required
storm drain improvements in accordance with a
site-specific hydrology/hydraulic analysis and/or
as specified by the Public 'Yorks Director. Plans
submitted for the storm drain irlProvements shall
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PW
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SOURCE
Prior to
issuance of
Grading!
Sitework
Permit
Public
Works
Prior to
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Grading!
Sitework
Permit
Public
Works
Prior to
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Grading!
Sitework
Permit
Public
Works
NO CONDITION TEXT
include full drainage pattern for the entire parking
lot.
58.
Storm Water Treatment Measures
Maintenance Agreement. Applicant/Developer
shall enter into an agreement with the City of
Dublin that guarantees the property owner's
perpetual maintenance obligation for all storm
water treatment measures installed as part of the
project. Said agreement is required pursuant to
Provision C.3.e.ii of RWQCB Order R2-2003-
0021 for the re-lssuance of the Alameda
Countywide NPDES municipal storm water
permit. Said permit requires the City to provide
verification and assurance that all treatment
devices will be properly operated and maintained.
59.
Roof Drainage. Roof drainage shall drain across
bio-swales or into bio- filters prior to entering the
storm drain system, or the Applicant/Developer
may install a CDS unit III the street. The
landscaping and drainage improvements in the
bio-swale and bio-filters shall be appropriate for
water quality treatment. The City Engineer may
exempt specific roof leaders f)"om this requirement
if space limitations prevent adequate water
treatment without creating hazards, nuisance or
structural concerns. Concentrated flows will not
be allowed to drain across public sidewalks.
60.
Parking Lot Lights. The Applicant!Developer
shall provide photometric calculation for the
parking lot lights and around the building that
demonstrates 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 necessary.
61.
Disabled Parking. All disabled parking stalls
shall meet State Title 24 requirements, including
providing curb ramps at each loading zone. Curb
ramps cannot encroach within the
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 requirement".
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RESPON.
AGENCY/
DEPART.
PW
PW
PW
PW
WHEN
REQUIRED
Prior to
issuance of
Occupancy
Permit(s)
Prior to
approval of
Improvement
Plans
Prior to
issuance of
Grading/
Sitework
Permit
Prior to
issuance of
Occupancy
Permit(s)
L
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
NO CONDITION TEXT
62. Disabled Access Ramps. The
Applicant/Developer shall install disabled access
ramps, and where necessary replace all existing
handicapped ramps at driveway intersections to
meet current State Title 24 requirements. The
Applicant/Developer shall coordinate with the
adjacent property owner as necessary to install
ramps.
63. Vehicle Parking. Applicant shall repair any
distressed areas of pavement within the existing
parking field, then seal and re-stripe the entire
parking field. All parking spaces shall be double
striped using 4" white lines set approximately 2
feet apart according to Figure 76-3 and ~8.76.070
(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
provided at the parking stalls.
64. Bicycle Racks. Bicycle racks shall be installed
near the entrances to the office and retail buildings
at a ratio of 1 rack per 40 vehicle parking spaces.
Bicycle racks shall be designed to accommodate a
minimum of four bicycles per rack, and so that
each bicycle can be secured to the rack. The
location of 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 surveillance by the building
occupants.
65. Sidewalk. The Applicant/Developer shall repair
any damaged sidewalk along the site frontage on
Amador Plaza Road. Pedestrian walkway
connecting the back door exits/entrances to the
public sidewalk shall also be installed. Per Section
11l4B.1.2 of the California Building Code, an
accessible and direct route travel shall be provided
between the building and the public sidewalk on
Amador Plaza Road. The Applicant/Developer
shall conform with and coordinate this with the
walkway from the existing adjacent building.
66.
If not already upgraded, the
Driyeway.
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REQUIRED
Prior to
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Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
SOURCE
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Public
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Public
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Public
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NO CONDITION TEXT
Applicant/Developer shall upgrade the eXlstlllg
driveway at Amador Valley Plaza to conform to
current City standard. The Applicant/Developer
shall coordinate with the adjacent property owner
as necessary to install the driveway.
67.
Pedestrian Crossing Signs and Striping. The
Applicant/Developer shall install crosswalks,
pedestrian crossing warning signs, and pedestrian
crossing pavement legends per City standards at
the proposed crosswalk locations.
68.
Signs and Pavement Markings. The
Applicant!Developer shall be responsible for the
following on-site traffic SIgnS and pavement
markings:
a. Directional pavement arrows III the drive
aisles.
b. 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.
c. RI00B (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".
d. Handicapped parking signs and legends per
State Title 24 requirements.
e. The word "Compact" (12" high letters) shall
be stenciled on the pavement surface within
each compact parking space.
f. "No Dumping - Drains to Bay" markers at
all storm drain inlets.
g. Any other SIgnS and markings deemed
reasonably necessary by the City Engineer
and/or Public Works Director during final
design and/or construction.
69.
Relocation of Existing
Improvements/Utilities. Any necessary
relocation of existing improvements or utilities
shall be accomplished at no expense to the
City.
16
RESPON.
AGENCY/
DEPART.
PW
PW
PW
WHEN
REQUIRED
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit
SOURCE
Public
Works
Public
Works
Public
Works
NO CONDITION TEXT
70. Landscape and Irrigation Plans. The
Applicant/Developer shall submit Landscape and
Irrigation Plans for review and approval by
Planning and Public Works Departments. These
plans shall be coordinated with on-site civil,
streetlights, and utility improvement plans. The
final plans shall be signed by the Planning
Division Manager and the City Engineer.
71. Landscaping at Intersections. Landscaping at
intersections shall be such that sight distance is
not obstructed for drivers. Except for trees,
landscaping shall not be higher than 30 inches
above the curb in these areas.
72. Trash Enclosure/Garbage Area. The proposed
trash enclosure shall be architecturally designed to
be compatible with the building. The enclosure
shall have a roof constructed of materials that are
architecturally 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. Concrete
apron (l0'xI2' minimum) shall be installed
outside the doors to accommodate heavy garbage
vehicles. All trash bins used for this site shall be
maintained within the trash bin enclosure(s) at all
times. Oil/sand interceptor as required by DSRSD
shall be installed. An area drain shall be installed
within the trash enclosure with a connection to the
sanitary sewer system. In addition, a hose bib shall
be provided for convenient wash-down of the
trash enclosure.
73. Refuse Collection. The Applicant! Developer
shall provide designated refuse collection areas for
the project, subject to approval by the appropriate
solid waste collection compmlY 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.
74.
Fire Hydrants. The ApplicantiDeveloper shall
17
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DEPART.
PW
PW
PW
PW
PW
WHEN
REQUIRED
Prior to
approval of
improvement
plans and
issuance of
Building
Permit
Prior to
issuance of
Occupancy
Permit
Prior to
issuance of
Building
Permit
Prior to
issuance of
Building
Permit
Prior to
SOURCE
Public
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Public
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Public
Works
Public
Works
Public
NO CONDITION TEXT
construct all new fire hydrants in accordance with
the ACFD and City of Dublin requirements. Final
location of fire hydrants shall be approved by the
ACFD III accordance with current standards.
Raised blue reflectorized traffic markers shall be
epoxied to the center of the street opposite each
hydrant.
75.
Temporary Fencing. Temporary Construction
fencing shall be installed along perimeter of all
work under construction to separate the
construction operation from the public. All
construction activities shall be confined to within
the fenced area. Construction materials and/or
equipment shall not be operated or stored outside
of the fenced area or within the public right-of-
way unless approved in advance by the City
Engineer/Public Works Director.
76.
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
Applicant!Developer 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 pnor Wednesday. Overtime
inspection rates will apply for all Saturday and/or
holiday work.
77.
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 and/or 1-680) 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
18
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AGENCY/
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PW
PW
PW
WHEN
REQUIRED
issuance of
Occupancy
Permit
During
Construction
During
Construction
During
Construction
SOURCE
Works
Public
Works
Public
Works
Public
Works
NO CONDITION TEXT
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 in use.
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 repavmg should be
completed as soon as possible.
h. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled
using the following methods:
1. Inactive portions of the construction
site shall be seeded and watered until
grass growth is evident.
2. 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.
6. The Department of Public Works shall
handle all dust 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
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NO CONDITION TEXT
of PM levels shall be provided as
required by the City Engineer.
7. Construction interference with regional
non-project traffic shall be minimized
by:
8. Scheduling receipt of construction
materials to non-peak travel periods.
9. Routing construction traffic through
areas ofleast impact sensitivity.
10. Routing construction traffic to minimize
construction interference with regional
non-project traffic movement.
1. Limiting lane closures and
detours to off-peak travel
periods.
2. Providing ride-share incentives
for contractor and
subcontractor personnel.
11. Emissions control of on-site
equipment shall be minimized through
a routine mandatory program of low-
emissions tune-ups.
78.
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 project.
79.
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 shaa be adequate for
safety and security. Exterior lighting shall
20
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PW
WHEN
REQUIRED
SOURCE
Prior to
issuance of
Occupancy
Permit
Public
Works
Prior to
issuance of
Occupancy
Permit
Public
Works
NO CONDITION TEXT
be provided for building entrances/exits
and pedestrian walkways. 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/e parking stalls,
accessible walkways, signage) shall be
installed and fully functional.
80.
Required Permits. An encroachment permit
from the Public Works Department may be
required for any work done within the public
right-of-way. Developer shall obtain all permits
required by other agencies including, but not
limited to Alameda County Flood Control and
Water Conservation District Zone 7, California
Department of Fish and Gmne, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
81.
Geographic Information System. The
Applicant/Developer shall provide a digital
vectorized file of the "master" files on floppy or
CD of the Improvement Plans to 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.
82.
Public Improvements. All public improvements
constructed by Developer and to be dedicated to
the City are hereby identified as "oublic works"
21
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DEP.\.RT.
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PW
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REQUIRED
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Various Times
and Prior to
issuance of
Building
Permit
Public
Works
Prior to
issuance of
Occupancy
Permit
Public
Works
I
Prior to
issuance of
Occupancv
Public
Works
NO CONDITION TEXT RESPON. WHEN SOURCE
AGE NCY/ REQUIRED
DEPART.
under Labor Code section 1771 unless the Public Permit
Works Director specifically determines otherwi~e
in writing. Accordingly, Developer, III
constructing such improvements, shall comply
with the Prevailing Wage Law (Labor Code.
Sects. 1720 and following).
DSRSD CONDITIONS
83. Required Plans. Prior to issuance of any building DSRSD Prior to DSRSD
permit, complete improvement plans shall be issuance of
submitted to DSRSD that conform to the building
requirements of the Dublin San Ramon Services permits
District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all
DSRSD policies.
84. Permit Fees. Prior to issuance by the City of any DSRSD Prior to DSRSD
Building Permit or Construction Permit by the issuance of
Dublin San Ramon Services District, whichever building
comes first, all utility connection fees including permits
DSRSD and Zone 7, plan checking fees,
inspection fees, connection fees, and fees
associated with a wastewater discharge permit
shall be paid to DSRSD in accordance with the
rates and schedules established in the DSRSD
Code.
85. Indemnity. The Applicant shall hold DSRSD, its DSRSD On-going DSRSD
Board of Directors, commissions, employees, and
agents of DSRSD harmless and indemnify and
defend the same from any litigation, claims, or
fines resulting from the construction and
completion of the proiect.
22
PASSED, APPROVED AND ADOPTED this 24th day of July 200'7 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissie,ners Biddle, King, Tomlinson
NOES: None
ABSENT: None
ABSTAIN: None
tV o;{'~,L.-
Planning Commission Chair
ATTEST:
G:IPA#\2007\07-020 Veterinary HospitallPC July 24\PC Reso.doc
23