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HomeMy WebLinkAboutPCReso 99-35 PA99-058 Dublin Creek Kennel CUP/SDRRESOLUTION NO. 99 - 35 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW TO ESTABLISH A FELINE HOUSING FACILITY ON LAND OWNED BY THE DUBLIN HISTORICAL PRESERVATION ASSOCATION ADJACENT TO DUBLIN CREEK KENNELS (APN 941-1560-10-1) WHEREAS, the Applicant, Dan Stoddard of HiTech Construction Management, LLC, is requesting approval of a Conditional Use Permit and Site Development Review on behalf of the Clorox Services Company to allow the establishment ora feline housing facility on .16 acres of land owned by the Dublin Historical Preservation Association adjacent to the Dublin Creek Kennels; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, This project has been found to be Exempt from the California Environmental Quality Act (CEQA), according to Section 15061(b)(3). It can be seen with certainty that there is no possibility that the project may have an impact on the environment because the proposed 24 foot wide by 60 foot long feline housing facility will occupy disturbed and graded land adjacent to Highway 1- 580 and adjacent to the Dublin Creek Kennels in an urbanized and developed part of the City of Dublin. The felines will be isolated within the housing facility and will have no impacts to the surrounding area. The Developer will voluntarily pay $816.00 to compensate the City for roadway impacts of the project. There is no possibility that significant environmental impacts would occur from this use. WHEREAS, the Planning Commission held a properly noticed public hearing on said application on December 14, 1999; 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 Conditional Use Permit and Site Development Review be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used their independent judgment to make a decision. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Planning Cormmission does hereby make the following findings and determinations regarding the proposed Conditional Use Permit: The finding that the project is exempt from the California Environmental Quality Act according to Section 15061 (b)(3) is in compliance with State law. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located in an area designated for Parks/Public Recreation and because traffic impacts will be minimal. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all City and Alameda County regulations and conditions will be met. The use will not be injurious to property or improvements in the neighborhood because the project will have little or no traffic impacts. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the A - Agricultural Zoning. District which encourages animal-related land uses. Conditions of approval will ensure ongoing compatibility with adjacent uses. The proposed use is consistent with the Parks/Public Recreation designation of the Dublin General Plan. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby make the following findings and determinations regarding the proposed Site Development Review: The approval of this Site Development Review application is consistent with the intent and purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because the project it is compatible with the site and surrounding properties. The approval of this application, as conditioned, complies with the Parks/Public Recreation designation of the General Plan and the A - Agricultural Zoning District as well as with all other requirements of the Zoning Ordinance because a feline housing facility (kennel) is a conditionally permitted use in that Zoning District. The approval of the Site Development Review application, 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 construction of the building will conform to all laws and regulations. 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 development. The subject site is physically suitable for the type and intensity of the approved development because it is graded and level. F. Impacts to views are addressed because the site is level and no views could be interrupted. Impact to existing slopes and topographic features are addressed because the site is level and there are no topographic features. 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 the compatibility of the development with the development's design concept or theme and the character of adjacent buildings, neighborhoods and uses. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Conditional Use Permit and Site Development Review for PA 99-058 Clorox Services Company Feline Housing Facility, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans prepared by R&D Solutions, consisting of four sheets labeled Attachment 1 dated received November 5, 1999, stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions of approval: CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, [B] Building, [PCS] Parks and Community Service, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Dept., [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation District Zone 7. CONDITIONAL USE PERMIT This Conditional Use Permit approval for PA-99-058 establishes a feline housing facility in a 1,440 square foot building located on land owned by the Dublin Historical Preservation Association adjacent to the Dublin Creek Kennels at 6570 Donlon Way. Development pursuant to this Conditional Use Permit generally shall conform to the approved plans and documents available on file in the Department of Cormnunity Development. 1. Kennel. The kennel shall be established as shown on PW, PL Occupancy Standard Attachment 1. of Any Building 2. Term. Approval of the Conditional Use Permit shall be PL On-going Standard valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. The approval period for Conditional Use Permit may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 3. Revocation. The Conditional Use Permit will be PL On-going Municipal revocable for cause in accordance with Section 8.96.020.I Code I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. I SITE DEVELOPMENT REVIEW This Site Development Review approval for PA-99-058 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available on file in the Department of Community Development. CONDITIONS OF APPROVAL NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ~D ~riOr to) 1. Standard Public Works Conditions of Approval. PW Approval of Standard Applicant/Developer shall comply with all applicable City Improvement of Dublin Standard Public Works Conditions of Approval Plans through (Attachment 5). In the event ora conflict between the completion Standard Public Works Conditions of Approval and these Conditions, these Conditions shall prevail. 2. Requirements and Standard Conditions. The F, PW, Prior to Standard Developer/Applicant shall comply with applicable PO, Zone issuance of Alameda County Fire, Dublin Public Works Department, 7, DSR, Building Dublin Building Department, Dublin Police Service, PL, AC, Permits Alameda County Flood Control District Zone 7, CHS, Livermore Amador Valley Transit Authority, Alameda LAVTA 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. 3. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard effect at the time of building permit issuance, including, but no later but not limited to, Planning fees, Building fees, Dublin than Issuance San Ramon Services District fees, Public Facilities fees, of Building Dublin Unified School District School Impact fees, Public Permits Works Traffic Mitigation Improvement Costs, Alameda County 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. Un-issued building permits 4 NO. CONDITION TEXT RESP, WHEN SOURCE AGENCY REQ'D (Prior tO) subsequent to new or revised TIF's shall bc subject to recalculation and assessment of thc fair sham of thc new or revised fees. 4. Required Permits. Applicant/Developer shall comply Various Various times, Standard, with the City of Dublin Zoning Ordinance, obtain all but no later necessary permits required by other agencies (Alameda than Issuance County Flood Control District Zone 7, California of Building Department of Fish and Game, Army Corps of Engineers, Permits State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Department of Public Works. 5. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 6. Fire Codes and Ordinances. All project construction F Through Standard shall conform to all fire codes and ordinances in effect at Completion the time of building permit. 7. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance and the Building City of Dublin General Plan. Permits and On-going 8. Conditions of Approval. In submitting subsequent plans PW, PL, Issuance of Standard for review and approval, Applicant/Developer shall B Building submit six (6) sets of plans to the Public Works Permits Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 9. Parking. All parking spaces shall be double-striped with PW, PL Occupancy Standard 4-inch wide stripes set approximately 2 feet apart as shown in the Zoning Ordinance. Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified. 10. 1-foot wide step-out walkway. The developer shall PW, PL Issuance of Standard construct a 1-foot wide step-out walkway where parking grading or spaces are placed adjacent landscaping to the satisfaction building of the Director of Public Works. permits 5 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) 11. Infrastructure. Thc location and siting of project PW Approval of Standard specific wastewater, storm drain, recycled water, and Improvement potable water system infrastructure shall be consistent Plans with Public Works city standards. 12. Water Quality Requirements. All development shall PL, PW Approval of Standard meet the water quality requirements of the City of Improvement Dublin's NPDES permit and the Alameda County Urban Plans Runoff Clean Water Program. The plans must include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1st to April 15~"). Said plan shall conform to the latest standards of the Regional Water Quality Control Board. 13. Solid Waste/Recycling. Applicant/Developer shall ADM On-going Standard comply with the City's solid waste management and recycling requirements. 14. Refuse Collection. The refuse collection service provider PL Occupancy of Standard shall be consulted to ensure that adequate space is Any Building provided to accommodate collection and sorting of petrucible solid waste as well as source-separated rccyclable materials generated by this project. 15. Water Quality Requirements. All development shall PW, PL Improvement NPDES meet the water quality requirements of the City of Plans Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. The plans must include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1 ~ to April 15m). Said plan shall conform to the latest standards of the Regional Water Quality Control Board. 16. Colors and Materials Board. Applicant shall submit a PW, PL Issuance of Standard colors and materials board (or brochure for the portable Building building) for subject to approval of the Director of Permits Community Development. 17. Removal of Obstructions. The Applicant/Developer PW Issuance of Standard shall remove all trees including major root systems and Grading other utilities obstructions from site that are necessary for Permit public improvements or for public safety as directed by the Director of Public Works. ! 8. Construction Trash/Debris. Measures shall be taken to PW, B On-going Standard contain all construction related trash, debris, and materials during on-site until disposal of-site can bc arranged. Thc construction Developer/Applicant shall keep thc adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The NO. CONDITION TEXT RESP. V~IEN SOURCE AGENCY REQ'D (Prior to) Developer shall be responsible for corrective measures at no expense to the City of Dublin. Measures shall be taken to contain all construction-related trash, debris, and materials on-site until disposal off-site can be arranged. 19. Temporary construction fencing. The use of any PW, B On-going Standard temporary construction fencing shall be subject to the during review and approval of the Director of Public Works and construction the Building Official. 20. Dust. Areas undergoing grading, and all other PW, B On-going Standard construction activities, shall be watered, or other dust during palliative measures used, to prevent dust, as conditions construction warrant. DED~!O~ ~D ~RO~ME~:S 21. Encroachment Permits. An encroachment permit shall PW Prior to Standard be secured from the Director of Public Works for any Grading works done within the public right-of-way where the work Permit is not covered under thc public improvement plans. Applicant/Developer shall obtain Caltran's approval and permit for any work performed within a Caltrans right-of- way or that impacts their facilities. 22. Fire/Emergency Access. Applicant/Developer shall PW, F Issuance of Standard provide adequate access for fire and other emergency Building vehicles per Alameda County Fire Department (ACFD) Permit standard requirements. Drive aisles shall bc designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. Thc Developer shall provide adequate access for fire and other emergency vehicles per Alameda County Fire Department (ACFD) standard requirements. Driveways and drive aisles shall be designed for fire trucks and other emergency vehicles to conveniently pass through the site and have access to all buildings. Detailed final layout and design of site entrance, exits and internal drive aisles must be approved by thc ACFD and City Director of Public Works prior to issuance of grading and building permit. 23. Disabled Requirements/Handicap Ramps. All PW Approval of PW handicap ramps shall comply with all current Title 24 Improvement requirements and City of Dublin Standards. Plans 24. Construction of On-Site Improvements. The PW Prior to PW Applicant/Developer shall construct on-site improvements occupancy as shown on the site plan prepared by R&D Design Solutions, dated November 5, 1999. 7 NO. CONDITION TEXT RESP. ~EN SOURCE AGENCY REQ,D ~ri°r to) 25. Drainage/slopes. Where storm water flows against a curb, PW Prior to PW a curb with gutter shall be used. The flow line of all asphalt msuance of paved areas can'ying concentrated water shall be slurry Building sealed at least three feet on either side of the center of the Permits swale. Minimum slopes on asphalt parking areas shall be 1% and maximum slopes 5%. 26. Grading conformity to grading plans of surrounding PW Prior to PW developments. The Developer shall ensure that grading for issuance of the project conforms to the grading plans of surrounding Grading developments, which includes but is not limited to the Permit existing grades of the Caltrans Freeway and Dublin Creek Kennels. 27. Erosion control measures. The Developer shall install PW Prior to PW erosion control measures in all areas of the site during ~ssuance of construction between October 1 and April 15 to the Grading satisfaction of the Director of Public Works. These Permit measures shall include straw mats in landscape areas behind sidewalks adjacent to Dublin Court, a gravel construction entrance and sediment control in all storm drainage inlets in accordance with the Regional Water Quality Control Board ' Manual of Sediment Control. 28. Improvements within Existing Easements PW Approval of PW The Developer/Applicant shall investigate the utility Improvement easements that may exist beneath the overhead joint utility Plans or Issuance of poles and conductors extending along the southern end of Building the site. A Preliminary Title Report shall be submitted to Permits indicate the locations of any recorded easements affecting the property. Before plans for improvements within any existing easements will be approved by the Public Works Director, the Developer/Applicant shall obtain written permission from the easement owner, and shall submit said written permission to the Public Works Department. 29. Storm Drain Connections. Applicant/Developer shall not PW Approval of PW be permitted to make a direct connection of private storm Improvement drains into the stream/open space corridors. Plans 30. End-of-Road Barricade. The Applicant/Developer shall PW Approval of PW install a timber barricade at the southern terminus of Improvement Donlon Way per Alameda County Standard Detail SD- Plans 807. 31. Street Lighting. If the Applicant/Developer is required PW Approval of PW by the utility companies to place the overhead joint Improvement utilities that extend along the south end of the site Plans underground, then a City Standard electrolier shall be 8 NO. CONDITION TEXT RESP, WHEN SOURCE AGENCY REQ,D (Prior to) installed to replace the existing pole-mounted fixture. Said fixture shall be installed within the public right-of- way on the east side of Donlon Way at the street's southern terminus. If the existing pole-mounted fixture will remain, then the Applicant/Developer shall contract with a Certified Arborist to have the tree foliage surrounding the fixture removed so that adequate light is provided for the street. 32. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall contact the utility companies affected units Utilities who utilize the joint poles that extend along the south end of the site to determine whether said utilities must be placed underground to accommodate the new building. If said utilities will be placed underground, then said undergrounding shall originate at the existing pole located on the east side of Donlon Way at the southern street terminus. No new joint utility poles shall be installed. All oint utility trenches (such as electric, telephone, cable TV, and gas) shall be installed in accordance with the appropriate utility jurisdiction requirements. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located within the public right-of-way or within a dedicated easement, unless otherwise approved by the Director of Public Works and the applicable agency. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works. Location of these items shall also be shown on the Final Landscaping and Irrigation Plan. 33. Construction Plans. Construction plans shall be fully PW Prior to PW dimensioned (including building elevations) accurately issuance of drawn (depicting all existing and proposed conditions on Building site), and prepared and signed by a licensed civil engineer, Permit architect, or landscaped architect. All construction plans, documents and details shall be coordinated and consistent with each other to the satisfaction of the Director of Public Works. 34. Roof and Surface Drainage PW Approval of PW Improvement A topographic survey of the area surrounding the building Plans and must be performed to show the existing drainage patterns, Issuance of 9 NO. CONDITION TEXT RESP, WHEN SOURCE AGENCY REQ'D (Prior to) and how any proposed changes will affect the drainage. Building Surface and roof drainage shall be directed into the Permit existing roadside swale on the west side of Donlon Way for discharge into Dublin Creek. Drainage shall not be directed across abutting property lines. 35. Turnaround at Southern Terminus of Donlon Way. PW Approval of PW The Applicant/Developer shall install a paved vehicle Improvement turnaround area at the southern terminus of Donlon Way. Plans and The thickness of the pavement section shall be based on Issuance of the R-value of the subgrade soils and the Traffic Index (TI) for the street, and based on the California Method of Building Flexible Pavement Design. The dimensions of the Permit turnaround will be determined during plan-check but shall not be smaller than the radius required for a standard passenger car to turn 180 degrees. The existing fire hydrant located on the east side of Donlon Way at the street's southern terminus must be relocated to provide space for the paved turnaround area. 36. Disabled Parking PW Approval of PW A disabled parking stall shall be provided adjacent to the Improvement accessible building ramp that conforms to the "Van- Plans and Accessible" standard of the California Building Code. Issuance of The stall shall have a striped 8'-wide loading/unloading Building area on the passenger side. An R99 (blue with Permit international symbol of accessibility) sign must be installed at the end of the stall, and the symbol shall be stenciled on the pavement surface within the stall. In addition, an R100B (white sign with text: "Unauthorized vehicles not displaying distinguishing placards.., may be reclaimed at Dublin Police or by telephoning 925-833- 6670") sign must be installed at the main driveway entrance. 37. Public Facilities Fee. Applicant/Developer shall pay a PCS As indicated PCS Public Facilities Fee in the amounts and at the times set in Condition forth in City of Dublin Resolution No. 32-96, adopted by of Approval the City Council on March 26, 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. 38. Final Landscaping and Irrigation Plan. PL, PW Approval of PL, PW Applicant/Developer shall submit a Final Landscaping Improvement and Irrigation Plan, conforming to the requirements of Plans/ Section 8.72.030 of the Zoning Ordinance (unless Issuance of otherwise required by this Resolution) for review and Building l0 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) approval o£ all plant varieties and spacing, by the Director Permits of Public Works and the Director of Community Development. The applicant shall work with Staffto ensure the structure is screened from 1-580 with landscaping. 39. Landscaping Maintenance. Applicant/Developer shall PL Occupancy of PW construct all landscaping within the site and along the Any Building project frontage from the face of curb to the site right-of- way to the satisfaction of the Director of Public Works. Street trees of the same species as planted in front varieties of a minimum 1 S-gallon size shall be planted along all street frontages and shall be shown on the Final Landscaping and Irrigation Plan. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. All landscaping materials within the public right-of-way and on-site landscaping shall be maintained in accordance with the "City of Dublin Standards Plant Material, Irrigation System and Maintenance Agreement" by the Developer after City- approved installation. This maintenance shall include irrigation, fertilization, weeding, the application of pre- emergent chemical applications, and the replacement of materials that die. Landscaping at aisle intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 40. Existing Conditions. The location, number, and species PW, PL Approval of Standard of all landscaping materials shall be subject to the review Improvement and approval of the City's Planning and Public Works Plans/ Departments. Issuance of Building Permit 41. Fire-Resistant and/or Drought Tolerant Plant PL Approval of Standard Varieties. Final landscaping and irrigation plans shall Improvement include fire-resistant and/or drought tolerant plant Plans/ varieties in the plant palette. Issuance of Building Permits 42. Lighting, Utilities, Drainage. Final landscape and PL, PW Approval of Standard irrigation plans shall show location of all pedestrian Improvement lighting, utilities, and drainage ditches. Plans shall Plans/ address planting trees within the public service easements Issuance of and avoiding conflict with utilities. Building Permits 43. Lighting. Lighting in landscaped areas shall be subject to PL, PW Approval of Standard review and approval of City's Landscape Architect, Improvement Planning, and Public Works Departments, in consideration Plans/ of IES standards for lighting in public/community areas. Issuance of ! NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D ~rlor to) Building Permits 44. Slope Transitions. Adequate slope areas shall be PL, PW Approval of Standard provided in all landscaped areas between Improvement streets/roadways/curbs and fences to allow slope transition Plans/ at top and bottom and adjacent to fences. Issuance of Building Permits 45. Monument Signs. Design of any monument signs shall PL, PW Completion of Standard be approved by the Director of Community Development Improvements to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 46. Health, Design and Safety Standards. Prior to final ] PW, PL Occupancy of Standard approval allowing occupancy of any new building, the Any Building physical condition of the building shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the site shall be PL Occupancy of Standard complete to allow for safe traffic movements to and Any Building from the site. b. All traffic striping and control signing on streets PW Occupancy of Standard providing access to the site shall be in place. Any Building c. Exterior lighting shall be provided for building PW Occupancy of Standard entrances and shall be of a design and placement so as Affected not to cause glare onto adjoining properties. Building d. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which may create a hazard shall be completed to the Any Building satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. e. The lot shall be finish graded, and final grading PW, B Occupancy of Standard inspection must be approved by the Building Any Building Department f. All buildings shall have an illuminated address number PL, PO Occupancy of Standard that is clearly visible from the middle of the street. Any Building g. Lighting used after daylight hours shall be adequate to PL,PO Plans Standard ! provide for security needs (Photometrics and lighting BPW Approved plans for the site shall be submitted to the Department prior to of Community Development and the Dublin Police Issuance of Services for review and approval. Building Permits/ Lighting Installed prior to Occupancy . of Any Building h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes shall be set to grade to the approval of the Any Building Director of Public Works. 12 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D ~rior to) i. The buildings shall have received all necessary I B Occupancy of Standard inspections and have final approval by the Building Any Building Department to allow occupancy. j. All fire hydrants on streets providing access to the F Occupancy of' Standard facility shall be operable to City and ACFD standards. Any Building k. All parking lot aisles on the site shall be improved to PW, F Occupancy of Standard an adequate width and manner to allow for fire engine Any Building circulation to the approval of the Director of Public Works and ACFD. 1. Exterior landscaping shall be kept at a minimal height PO On-going PO and fullness giving patrol officers and the general public surveillance capabilities of the area. m. Any mailbox unit shall be at the back of the curb PW, PL Occupancy of Standard Any Building FIRE S~ ~VI~ES 47. ACFD Rules, Regulations and Standards. F Issuance of Standard Applicant/Developer shall comply with all Alameda County Building Fire Services (ACFD) rules, regulations and standards, Permits including minimum standards for emergency access roads and payment of applicable fees, including City of Dublin Fire Impact Fees. 48. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD), including: Permits a. Fire lane. A minimum 20 foot wide fire lane is required between the existing residence and the feline housing facility. The curbing in the fire lane shall be red-curbed on both sides and shall be painted "NO STOPPING - FIRE LANE - CVC 22500.1". b. Portable fire extinguishers. Portable fire extinguishers shall be installed in accordance with the Uniform Fire Code, and/or State Fire Code for the specific occupancy. c. Plans may be subject to revision following review. POLIC 49. Addressing and building numbers. Addressing and PO Occupancy of PO building numbers shall be visible from the approaches to Any Building the building. If there are exterior doors on the rear, the business names and addresses are to be painted on the door in a contrasting color. The lettering shall be no less than six inches in height. 50. Landscaping. Exterior landscaping shall be kept at a PO Occupancy of PO minimal height and fullness giving patrol officers and the Any Building general public surveillance capabilities of the area. 51. Graffiti. The applicant shall keep the site clear of graffiti PO Occupancy of PO 13 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) vandalism on a regular and continuous basis at all times. Any Building Graffiti resistant materials and foliage should be used. 52. Theft prevention and security program. The applicant PO Occupancy of PO shall work with the Dublin Police Services on an ongoing Any Building basis to establish an effective theft prevention and security program. 53. Non-Residential Security. Applicant/Developer shall PO Occupancy of PO comply with all applicable City of Dublin Non- Any Building Residential Security Requirements. 54. Construction by Applicant/Developer. All onsite DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 55. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all of the following general conditions: a. Improvement Plans. Complete improvement plans shall be Issuance of DSRSD submitted to DSRSD that conform to the requirements of the Building DSRSD Code, the DSRSD "Standard Procedures, Specifications Permits and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. b. Mains. All mains shall be sized to provide sufficient capacity to Approval of DSRSD accommodate future flow demands in addition to each Improvement development project's demand. Layout and sizing of mains shall Plans be in conformance with DSRSD utility master planning. c. Gravity flow. Sewers shall be designed to operate by gravity Approval of DSRSD flow to DSRSD's existing sanitary sewer system. Pumping of Improvement sewage is discouraged and may only be allowed under extreme Plans circumstances following a case-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the Applicant/Developer for any project that requires a pumping station. 14 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) d. Looped or interconnected waterline systems. Domestic and Approval of DSRSD fire protection waterline systems for residential tracts or Improvement commercial developments shall be designed to be looped or Plans interconnected to avoid dead-end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practices. e. Public water and sewer lines located in public streets. Approval of~ DSRSD DSRSD policy requires public water and sewer lines to be Improvement located in public streets rather than in off-street locations to the Plans fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. Location and widths of all proposed easement dedications Approval of DSRSD for water and sewer lines. The location and widths of all Grading Permit proposed easement dedications for water and sewer lines shall be or a Site submitted to and approved by DSRSD Development Permit g. Easement dedications. All easement dedications for DSRSD Approval of DSRSD facilities shall be by separate instrument irrevocably offered to Improvement DSRSD. Plans h. Fees. All utility connection fees, plan checking fees, inspection Issuance of DSRSD fees, permit fees, and fees associated with a wastewater Building discharge permit shall be paid to DSRSD in accordance with the Permits rates and schedules established in the DSRSD Code. i. Improvement plans. All improvement plans for DSRSD Issuance of DSRSD facilities shall be signed by the District Engineer. Each drawing Building of improvement plans shall contain a signature block for the Permits District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. j. , Utility constrnction permit. No sewer line or water line Issuance of DSRSD construction shall be permitted unless the proper Utility Building Construction Permit has been issued by DSRSD. A Utility Permits and all Construction Permit will only be issued after all of the DSRSD DSRSD conditions herein have been satisfied, requirements k. Hold harmless. The Applicant/Developer shall hold DSRSD, On-going DSRSD its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY ~Q,O (Prior to) G~al ~di~i~ 56. Safe, Clean and Litter-Free. The Developer/Property PL On-going Standard Owner shall bc responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. 57. Noise. The Applicant/Developer shall ensure that noise PL On-going Standard from the kennel is not audible at the property line. Exterior loudspeakers shall not be used. 58. Energy Conservation. Building plans shall demonstrate PL, PW Issuance of Standard the incorporation of energy conservation measures into the Building design, construction, and operation of proposed Permits development. 59. Revocation. The Site Development Review will be PL On-going Municipal revocable for cause in accordance with Section 8.96.020.I Code of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 60. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall I clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. PASSED, APPROVED AND ADOPTED this 14th day of December, 1999. AYES: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz NOES: ABSENT: t rector Planning Commission Chairperson