HomeMy WebLinkAboutPC Reso 11-25 Montessori Plus Day Care Center CUP/SDRRESOLUTION NO. 11- 25
A f~ESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITfONAL USE PERMfT AND SITE DEVELOPMENT REVIEW
FOR THE MONTESSORI PLUS DAY CARE CENTER LOCATED AT
11900 SILVERGATE DRIVE (APN 941-0103-011-01)
PLPA-2011-00013/00014
WHEREAS, the Applicant has requested approval of a Conditional Use Permit for the
operation of a Day Care Center for up to 60 children and Site Development Review for the
establishment of an outdoor playground and a refuse enclosure; and
WHEREAS, the Project is located in a C-O (Commercial Office) Zoning District; and
WHEREAS, a Day Care Center is permitted in the C-O Zoning District subject to
approval of a Conditional Use Permit by the Planning Commission; and
WHEREAS, the Project is located in a former single story office building on the
property; and
WHEREAS, in accordance with Section 8.104.070 of the Dublin Zoning Ordinance, when
a Site Development Review is required for a project which is also subject to a Conditional Use
Permit, the Site Development .Review shall be reviewed by the same decision-maker as the
Conditional Use Permit; and
WHEREAS, the Project includes tubular steel fencing with a mesh screen to enclose
the play area, the installation of new playground equipment and a new concrete block refuse
enclosure; and
WHEREAS, tubular steel fencing is permitted to enclose playgrounds .pursuant to
Chapter 8.72 (Landscaping and Fencing Regulations); and
WHEREAS, pursuant to Chapter 8.40 (Accessory Structures and Uses Regulations),
unenclosed structures are .permitted to be 15-feet in height with a minimum setback of 5-feet from
the property line; and
WHEREAS new playground equipment consisting of three play structures will be
located in the playground area and will have a maximum height of nine (9) feet to the peak of
the roof of the tallest structure; and
WHEREAS, the California Environmental Quality Act (CEQA}, together with State
Guidelines and City Environmental Regulations required that certain projects be reviewed. for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, Staff is recommending that the Project is found
Categorically Exempt pursuant to Section 15301 and15303; and.
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of the Conditional Use Permit and. Site Development Review
requests; and
WHEREAS, the Planning Commission held a public hearing on said application on
September 27, 2011; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding the Conditional Use
Permit:
A. The .proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) the Project is located in a
primarily residential area that will be convenient to parents in the vicinity that want to
use the services of the day care center. 2) The facility is close to San Ramon Road and
Highway 680 which will provide good access to the day care center for parents in the
surrounding area.
B. It will not adversely affect the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and welfare in that: 1) conditions of
approval have been placed on the Project limiting outdoor play activities to between the
hours of 9 a.m. to 5 p.m. and limiting the number of children within the play area at any
given time to 30 to minimize the potential for noise impacts on surrounding residential
uses. A Noise Study dated July 15, 2011, prepared for the project, states that the noise
from children using the proposed project's play yards is expected to be within "normally
acceptable" levels of the city's General Plan Noise Element guidelines for single-family
residential development. The .play yard noise as received at the adjacent homes would
comply with the standards of the State of California's Model Noise Ordinance.
C. It will not be injurious to property or improvements in the neighborhood in that: 1) the
Project utilizes existing space within the former office building for the operation of the
Day Care Center; and, 2) the Project site provides adequate on-site parking for the Day
Care Center in accordance with Chapter 8.76 (Off-Street Parking and Loading
Regulations).
D. There are adequate provisions for public access, water, sanitation, and public utilities
and services to ensure That the proposed use and related structures would not be
detrimental to the public health, safely, and welfare in that: 1) the Project is located on a
fully improved site which was previously utilized as an office; and, 2) the Project site has
adequate provisions for public access from Silvergate Drive and Dublin Green Drive as
well as provisions for water, sanitation, and public utilities and services.
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E. The subject site is physically suitable for the type, density. and intensity of the use and
related structures being proposed in that: 1) with minor modifications, the Project can
utilize a portion of the existing building and can convert a portion of the landscape area
around the building for playground use.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1)
the Project .will not generate traffic congestion nor will it overload public services or
utilities; and, 2) the Project will not generate excessive noise, illumination, unsightliness,
odor, smoke or other objectionable influences.
G. It is consistent with the General Plan and with any applicable Specific Plans: 1) the
project is consistent with .the Retail/Office land use; 2) child care clusters are permitted
within the Retail/Office land use; and 3) the project is not within a Specific Plan area.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
make the following findings and determinations regarding the Site Development Review:
A. The proposal is consistent with the purposes of this Chapter, with the General Plan and
with any applicable Specihc Plans and design guidelines in that: 1) the Project complies
with the development regulations and requirements of the Dublin Zoning Ordinance
including height, setbacks, fencing and accessory structures; and, 2) the Project is
consistent with the Public/Semi-Public General Plan land use.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the
Project complies with the height and setback requirements of Chapter 8.72
(Landscaping and Fencing Regulations) and Chapter 8.40 (Accessory Structures and
Uses Regulations) and complies with Chapter 8.104 (Site Development Review).
C. The design of the project is appropriate to the City, the vicinity, surrounding properties
and the lot in which the project is proposed in that: 1) there will be no design changes to
the existing building; 2) the play area will be located on a portion of the site that will
reduce noise .and visual impacts from surrounding single-family homes and will be
screened with a tubular steel fence with a mesh covering for screening and security
purposes.
D. The subject site is physically suitable for the type and intensity of fhe approved
development in that: the Project is consistent with the previous use of the site as an
office in that the day care center will use the office building for indoor activities for the
day care center and there is adequate space for a play area and .parking on site.
E. Impacts to existing slopes and topographic features are addressed in that: 1) the Project
will utilize a low retaining wall to provide a playground area that has a minimum slope.
F. Architectural considerations including the character, scale and quality of design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other development
in the vicinity in that: 1) the Project is consistent with the previous use of the site as an
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office in that no exterior .architectural changes will be made to the building; 2) the
outdoor play area will be located in a portion of the site that will have minimum impact
on the surrounding residences; 3) the tubular steel fencing with mesh screening that
surrounds the play area will screen the playground from the public right-of-way; and 4)
the new playground equipment is age appropriate for the children being cared for by the
day care center.
G. Landscape considerations, including the location, Type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to
ensure visual relief, adequate screening and an attractive environment for the public in
that: 1) New landscaping will be placed between the new tubular steel fence and the
back of the sidewalk on Dublin Green Drive and Silvergate Drive; and, 2) new
landscaping will be placed between the parking lot and the west side of the existing
building.
H. The site has been adequately designed to ensure proper circulation for bicyclists,
pedestrians and automobiles in that: 1) the Project does not propose to alter the existing
circulation patterns which were established for the office building.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
find that the Project is exempt from the California Environmental Quality Act pursuant to
Sections 15301 and 15303 of the CEQA Guidelines because it entails only a minor alteration
of an existing structure with negligible expansion of the use of the existing structure, and the
installation of small structures within the meaning of Guideline Section 15303.
BE IT FURTHER RESOLVED that the Planning Commission does hereby rescind
Resolution 11-22 and does hereby approve a new Conditional Use Permit and Site
Development Review for the Montessori Plus Care Center as shown on the project plans, date
stamped received by Dublin Planning on June 29, 2011, and included as Exhibit A subject to
the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Division review and
approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police;
[PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and
Community Services; [F] Dublin Fire Prevention; (DSR] Dublin San Ramon Services District;
[LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health;
[Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA]
Livermore Amador Valley ..Transit Authority; and [CHS] California Department of Health
Services.
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''NO. CONDITIONS OF APPROVAL Agency When Source
Required
Prior to:
GENERAL
1. Approval. This Conditional Use Permit and Site PL Ongoing Standard
Development Review approval is for Montessori Plus
for the establishment and operation of a Day Care
Center at 11900 Silvergate Drive for up to 60
children and 8 employees and for the construction
and use of an outdoor play area and associated site
and exterior building improvements related to the
operation of the Day Care Center, PLPA-2011-
00013/00014. This approval shall be as generally
depicted and indicated on the plans prepared by
KDA Architects, Inc. dated June 29, 2011 and written
statement dated April 28, 2011 on file in the
Community .Development Department, and as
specified by the following Conditions of Approval for
this ro'ect.
2. Effective Date. This Conditional Use permit/Site PL Ongoing Standard
Development Review approval becomes effective 10
days after action b the Plannin Commission.
3. Permit Expiration. Construction or use shall PL 1 year of 8.96.020.D
commence within one (1) year of Permit approval or Permit
the Permit shall la se and become null and void. a royal
4. Time Extension. The original approving decision- PL Permit Standard
maker may, upon the Applicant's written request .for Expiration
an extension of approval prior to expiration, and
upon the determination that any Conditions of
Approval remain adequate to assure that applicable
findings of approval will continue to be met, grant a
time extension of approval for a period not to exceed
six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as re wired b the articular Permit.
5. Modifications. The Community Development PL On-going 8.104
Director may consider modifications or changes to
this Conditional Use Permit and Site Development
Review approval if the modifications or changes
proposed comply with Chapter 8.100 (Conditional
Use Permit) and Chapter 8.104 (Site Development
Review of the Zonin Ordinance.
6. Revocation of Permit. The Conditional Use Permit PL On-going 8.96.020.1
and Site Development Review approval shat! be
revocable for cause in accordance with Section
8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit
shall be sub'ect to citation.
7. Indemnification. .The Developer shalt defend, Various On-going In
indemnify, and hold harmless the City of Dublin and accordance
its agents, officers, and employees from any claim, with
action, or proceeding against the City of Dublin or its Government
a ents, officers, or employees to attack, set aside, Code
5 of 18
NO. CONDITIONS OF APPROVAL Agency When- Source
Required
Prior to:
void, or annul an approval of the City of Dublin or its Section
advisory agency, appeal board, Planning 66499.37
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the Gity 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 proceedin s.
8. Fees. Applicant/Developer shall pay all applicable FIN Issuance of Standard
fees in effect, including, but not limited to, Planning Building
fees, Building fees, Traffic Impact Fees, MC fees, Permits
Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified .School District School
Impact fees (per agreement between Developer and
School District), Fire Facilities Impact fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection
fees; or any other fee that may be adopted and
a licable.
9. Requirements and Standard Conditions. The Various Building Standard
Applicant/Developer shall comply with applicable Permit
City of Dublin Fire Prevention Bureau, Dublin Public Issuance
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.
PLANN ING
10. Directional Signage. Work with City Staff to provide PL Occupancy Planning
a right turn only sign at the driveway exit on Commission
Silver ate Drive.
11. Retaining Wall Finish Material. The retaining wal! PL Occupancy Planning
shall have integral color sand frnish to match the Commission
buildin .
12. Retainin Wall Setback. The retaining wall shall be PL Occupanc Plannin
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NO. CONDfTIONS OF APPROVAL Agency When Source
Required
Prior to:
setback a minimum of 2 feet from the back of the Commission
sidewalk.
13. Retaining Wall Screening. Provide a minimum 32" PL Occupancy Planning
ever teen shrubs ad'acent to the wall. Commission
14. Trees. Plant 6 large canopy trees within the PL Occupancy Planning
landsca a area on the site. Commission
15. Parking. A total of 20 parking spaces (12 spaces for PL On-going Planning
parent drop-off and pick-up and 8 spaces for
employees) shall remain available for use by the
Montessori Plus Child Care Center during the
a proved hours of o eration.
16. Outdoor Ptay Area. Outdoor activities shall be PL On-going Planning
limited to the designated outdoor play area as shown
on the approved plans. No more than 30 children
shall be present within the designated outdoor play
area. Outdoor activities shall be limited to a
maximum of 1 hour in the morning and one half hour
in the afternoon and shall occur between the hours
of 9 a.m. and 5 .m. Monda throu h Frida .
17. Noise. Outdoor play activities shall be controCled so PL On-going Planning
as not to create unusual or unnecessary noise that
may disturb or annoy persons living or working in the
vicini
18. Property Maintenance. The Applicant/ Developer PL During Planning
and property owner shall be responsible for Construction
maintaining the site in a clean and litter free Through
condition during construction and through Completion
completion. Per the City of Dublin Non-Residential and On-going
Property Maintenance Ordinance, DMC Section
5.64.050, the Applicant/Property Owner shall
maintain the building, site and all signage in good
condition and shall .keep the site clear of trash,
debris and graffiti vandalism on a regular and
continuous basis.
19. Accessory/Temporary Structures and Uses. A PL Placement Planning
Temporary Use Permit is required for all construction on site
trailers, security trailers and storage containers used
durin construction.
20. Temporary Signage. All. temporary signage shall PL On-going DMC
be subject to the regulations of Chapter 8.84, Sign 8.84
Re ulations of the Dublin Zonin Ordinance.
21. Landscaping. The new landscaping provided PL Issuance of Planning
between the tubular steel fence and the back of the Occupancy
street side walk and between the parking lot and the Permit
west side of the building shall be provided with an
automatic sprinklers stem.
22. Community Care Licensing.. The applicant must PL Establishment Planning
be licensed by and comply with the State of of the Use
California Community Care Licensing. The applicant
shall submit a copy of the license to the Planning
7 of 18
NO. CONDITIONS OF APPROVAL -Agency When Source
Required
Prior to:
Division
23. Unused Building Area. The 1969 square foot area PL On-going Planning
in the building indicated as vacant or storage shall
remain as such in the future unless the applicant is
granted approval by the City of Dublin for other use
of the s ace.
24. Business License. The Applicant shall apply fora Various Building Various
City of Dublin Business License within 30 days of Permit
approval of the Conditional Use Permit/Site Issuance
Develo ment Review.
25. Hours of Operation. The approved hours of PL On-going Planning
operation are 7:.30 a.m. to 6:30 p.m., Monday
through Friday. The Applicant shall be responsible
for ensuring that the drop-off and pick-up of children
is conducted in an orderly manner and does not
ne ativel im act surroundin residents.
26. Property Maintenance. The Applicant and/or PL On-going DMC 5.64
Property Owner shall keep the property maintained
in a safe, clean, and litter-free condition at all times.
27. Graffiti. The Applicant and/or Property Owner shall PL On-going DMC 5.68
keep the site clear of graffiti vandalism on a regular
and continuous basis, at aff times. Where feasible
raffiti resistant materials should be used.
28. Nuisance. The Applicant shall control all activities PL On-going DMC
so as not to create a public or private nuisance to the 5.28.020
existin and surroundin residents.
29. Temporary Promotional Banners and Balloons. PL On-going DMC
Temporary Promotional Banner Signs and Balloons 8.84
are prohibited in Commercial Office Zoning Districts
and shall not be displayed at any time.
BUILD ING
30. _
Building Codes and Ordinances. All project
B
Through
Building
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit
issuance. A permit shall be required for work
roposed.
31. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building Division for plan Permits
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 far
obtaining the approvals of all participation non-City
a encies rior to the issuance of buildin permits.
32. Construction Drawings. Construction plans shall B Issuance of Building
be full dimensioned (including building elevations) Buildin
8of18
NO. CONDITIONS OF APPROVAL Agency When
` Source
Required
Prior to:
accurately drawn (depicting all existing and Permits
proposed conditions on site), and prepared and
signed by a California licensed Architect or Engineer..
All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer.
The site plan, landscape plan and details shall be
consistent with each other.
33. Addressing. Address will be required on all doors B Occupancy Building
leading to the exterior of the building. Addresses
shall be illuminated and be able to be seen from the
street, 5 inches in hei ht minimum.
34. Air Conditioning Units. Air conditioning units and B Occupancy Building
ventilation ducts shall be screened from public view
with materials compatible to the main building. Units
shall be permanently installed on concrete pads or
other non-movable materials to be approved by the
Building Official and Director of Community
Develo ment.
35. Temporary Fencing. Temporary constructing B During B
fencing shall be installed along perimeter of all work construction
under construction.
Fire Pr --
evention Bureau
--
36. --
Provide Site Plan. The site plan needs to show
F
Issuance of
Fire
sufficient detail to reflect an accurate and detailed Building
layout of the site for review and record purposes. Permit
The site plan will need a scale that will allow
sufficient details for review purposes and include, but
not be limited to the following:
• The site parking and circulation layout
including fences, gates, fire lane locations
and turnarounds.
• Location of afl fire appliances including fire
hydrants, fire connections, fire sprinkler
risers, and fire control valves.
• The location of all building openings including
the exit discharge pathway for building exits.
Note the location of exit lighting for these
pathways as well
• The location of property lines -and assumed
property lines between buildings on the same
ro ert as well as an easements.
37. Deferred Submittals. Provide on the Title or Cover F Issuance of an Fire
Sheet under the heading Deferred Submittals all of Occupancy
the deferred submittal items. Permit
Fire sprinkler system install
Fire alarm system install
New Fire Sprinkler System & Monitoring
Requirements
In accordance with The Dublin Fire Code, fire
9of18
NO. CONDITIONS OF APPROVAL Agency When
Required-
Prior to: Source
sprinklers shall be installed in the building. The
system shall be in accordance with the NFPA 13,
the CA Fire Code and CA Building Code. Plans
and specifications showing detailed mechanical
design, cut sheets, listing sheets and hydraulic
calculations shall be submitted to the Fire
Department for approval and permit prior to
installation. This may be a deferred submittal.
a) Sprinkler Plans. (Deferred Submittal Item)..
Submit detailed mechanical drawings of all '
sprinkler modifications, including cut sheets,
listing sheets and calculations to the Fire
Department for approval and permit prior to
installation. All sprinkler system components
shall remain in compliance with the applicable
N.F.P.A. 13 Standard, the CA Fire Code and
the CA Building Code.
b) Underground Plans. (Deferred Submittal
Item). Submit detailed shop drawings for the
fire water supply system, including cut
sheets, listing sheets and calculations to the
Fire Department for approval and permit prior
to installation. All underground and fire water
supply system components shall be in
compliance with the applicable N. F.P.A. 13,
24, 20, 22 Standards, the CA Fire Code and
the CA Building Code. The system shall be
hydrostatically tested and inspected prior to
being covered. Prior to the system being
connected to any fire protection system, a
system flush shall be witnessed by the Fire
Department.
c) Central Station Monitoring. Automatic fire
extinguishing systems installed within
buildings shall have all control valves and
flow devices electrically supervised and
maintained by an approved central alarm
station. Zoning and annunciation of central
station alarm signals shall be submitted to
the Fire Department for approval. The
central station monitoring service shall be
either certificated or placarded as defined in
N.F.P.A. Standard No. 72. Assure the
specific account is UL Certificated or
Placarded and not just the monitoring
station.
Fire Protection Equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
10 of 18
NO. CONDITIONS OF APPROVAL Agency When
Required
Prior to: Source
38. Fire Alarm (detection) System Required A Fire F Issuance of Fire
Alarm-Detection System shall be installed throughout Occupancy
the building so as to provide full property protection, Permit
including combustible concealed spaces, as required
by NFPA 72. The system shall be installed in
accordance with NPFA 72, CA Fire, Building,
Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation
system, compliance with the horn/strobe
requirements for the entire building must also be
met. All automatic fire extinguishing systems shall be
interconnected to the fire alarm system so as to
activate an alarm if activated and to monitor control
valves.
a) Fire Alarm Plans. (Deferred Submittal Item).
Submit detailed drawings of the fire alarm
system, including floor plan showing all rooms,
device locations, ceiling height and construction,
cut sheets, listing sheets and battery and voltage
drop calculations. to the Fire Department for
review and permit prior to the installation. Where
employee work areas have audible alarm
coverage, circuits shall be initially designed with
a minimum 20% spare capacity for adding
appliances to accommodate hearing impaired
employees.
b) Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an
approved central alarm station. Zoning and
annunciation of central station alarm signals shall
be approved by the Fire Department.
c) Qualified Personnel. The system shall be
installed, inspected, tested, and maintained in
accordance with the provisions of Chapter 10 of
NFPA 72. Only qualified and experienced
persons shall perform this work. Examples of
qualified individuals are those who have been
factory trained and certified or are NICET Fire
Alarm Certified.
d) Inspection & Testing Documentation.
Performance testing of all initiating & notification
devices in the presence of the Fire Inspector
shall occur prior to final of the system. Upan this
inspection, proof that the specific account is UL
Certificated must be provided to the Fire
Ins ector.
39. Fire Extinguishers. Extinguishers shall be visible F Issuance of Fire
and unobstructed. Signage shall be provided to Occupancy
indicate fire extinguisher locations. The number and Permit
location of extin uishers shall be shown on the
11 of 18
NO. CONDITIONS OF APPROVAL Agency When Source
Required
Prior to:
plans. Additional fire extinguishers maybe required
by the fire inspector. CFC 906
Fire extinguisher shall meet a minimum classification
of 2A 10BC. Extinguishers weighing 40 pounds or
less shall be mounted no higher than 5 feet above
the floor measured to the top of the extinguisher.
Extinguishers shall be inspected monthly and
serviced b a licensed concern annual) .
4Q. F Issuance of Fire
FD Building Key Box Building Access. A Fire Occupancy
Department Key Box shall be installed at the main Permit
entrance to the Building. Note these locations on the
plans. The key box should be installed approximately
5 1/2 feet above grade. The box shall be sized to
hold the master key to the facility as well as keys for
rooms not accessible by the master key. Specialty
keys, such as the fire alarm control box key and
elevator control keys shall also be installed in the
box.
41. Key Box Order Information. Key boxes and F Issuance of Fire
switches may be ordered directly from the Knox Occupancy
Compan at www.knoxbox.com Permit
42. Gate Approvals. Fencing and gates that cross F Issuance of an Fire
pedestrian access and exit paths as weft as vehicle Occupancy
entrance and exit roads need to be approved for fire Permit
department access and egress as well as exiting
provisions where such is applicable. Plans need to
be submitted that clearly show the fencing and gates
and details of such. This should be clearly
incorporated as part of the site plan with details
provided as necessary.
43. Means of Egress Exit signs shall be visible and F Issuance of
illuminated with emergency lighting when building is Occupancy
occu ied. Permit
44. Maximum of Occupant Load. F Issuance of Fire
Posting of room capacity is required for any occupant Occupancy
load of 50 or more persons. Submittal of a seating Permit
plan on 8.5" x 11" paper is required prior to final
occupancy.
45. Interior Finish Wall and ceiling interior finish F Issuance of Fire
material shall meet the requirements of Chapter 8 of Occupancy
the California Fire Code. Interior finishes will be field Permit
verified u on final ins ection. If the product is not
12 of 18
NO. CONDITIONS OF APPROVAL Agency When Source
Required
Prior to:
field marked and the marking visible for inspection,
maintain the products cut-sheets and packaging that
show proof of the products flammability and flame-
spread ratings. Decorative materials shall be fire
retardant.
46. Main Entrance Hardware Exception. It is F Issuance of Fire
recommended that al( doors be provided with exit Occupancy
hardware that allows exiting from the egress side Permit
even when the door is in the locked condition.
However, an exception for A-3, B, F, M, S
occupancies and all churches does allow key-locking
hardware (no thumb-turns) on the main exit when the
main exit consists of a single door or pair of doors.
When unlocked the single door or both leaves of a
pair of doors must be free to swing without operation
of any latching device. A readily visible, durable sign
on or just above the door stating "This door to remain
unlocked whenever the building is occupied" shall be
provided. The sign shall be in fetters not less than 1
inch high on a contrasting background. This use of
this exception ma be revoked for cause.
47. Addressing. Addressing shall be illuminated or in F Issuance of Fire
an illuminated area. The address characters shall be Occupancy
contrasting to their background. If address is placed Permit
on glass, the numbers shall be on the exterior of the
glass and a contrasting background placed behind
the numbers. CFC 505
Building Address. The building shall be provided with
all addresses or the assigned address range so as to
be clearly visible from either direction of travel on the
street the address references. The address
characters shall not be less than 5 inches in height.
by 1-inch stroke. Larger sizes may be necessary
depending on the setbacks and visibility.
Multi-Tenants. Where a building has multiple tenants,
address shall also be provided near the main
entrance door of each tenant space. The address
shall be high enough on the building to be clearly
visible from the driveway, street or parking area it
faces even when vehicles are parked in front of the
tenant space. The address shall not be less than 5-
inches in height with a %-inch stroke.
Rear Doors. The address shall also be provided on
any rear doors to the tenant space with minimum 5-
inch hi h characters.
POLICE
48. Non Residential Security Ordinance PO On-going DMC
Requirements. The Applicant shall comply with all 7.32.310
applicable City of Dublin Non Residential Security
Ordinance requirements.
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NO. CONDITIONS OF APPROVAL Agency When Source
Required
Prior tot.
49. Lighting. The Applicant must submit a lighting plan PO Issuance of DMC
and ensure that parking lot will receive 1 foot Building 7.32.310(c)
candleli ht Burin the hours of darkness. Permit
50. Door Signage. All doors shall be identified inside PO Occupancy DMC
and outside as to their respective purposes (e.g., 7.32.310(a)(
"classroom A", or "Exit Only"). Placard signs or vinyl 10)
letterin ma be used.
51. Facility Diagram. A diagram of the interior of the PO Occupancy DMC
facility identifying each room shall be displayed in the 7.32.310(a)(
office at all times. 10
52. Business Site Emergency Response Card. The PO Occupancy Police
Applicant shall complete a "Business Site
Emergency Response Card" and deliver it to Dublin
Police within 30 days of approval of the Conditional
Use Permit/Site Development Review.
53. Security Gate. The applicant shall submit plans PO Issuance of Police
which include gate security details. Building
ermit
54. Addressing. Addressing must be illuminated by a PO Occupancy Police
li ht source.
55. Restroom Lighting. Multi-user restrooms shall be PO Occupancy Police
equipped with emergency lighting or lighting that
cannot be turned off/on b the user.
56. Restroom Doors. Doors leading into restrooms PO Occupancy Police
shall be non-lockin
57. Classroom Lighting. All classrooms shall have PO Occupancy Police
motion sensor lighting as well as emergency lighting
that remains lit Burin power failures.
58. Hallway Lighting. Hallways shall have emergency PO Occupancy Police
li htin that remains lit Burin power failures.
59. Landscaping. Landscaping shall conform to PO On-going Police
CPTED practices: shrubs no higher than 32 inches,
tree canopies no lower than 6 feet, full canopies shall
be thinned out.
60. Addressing. Addressing shall be either on the PO On-going Police
building or on afree-standing monument sign, shall
include the street name, and shall be visible during
hours of darkness.
61. Safety Talks. The applicant shall contact the Crime PO Within 6 Police
Prevention Unit to schedule safety talks for staff and months of
children. initial
o eration
PUBLIC WORKS
62. Clarifications and Changes to the Conditions. In PW Approval of Public
the event that there needs to be clarification to these Improvement Works
Conditions of Approval, the Directors of Community Plans
Develo ment and Public Works have the authority to
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NO. CONDITIONS OF APPROVAL Agency When Source
Required.
Prior to:
clarify the intent of these Conditions of Approval to
the Applicant/Developer by a written document
signed by the Directors of Community Development
and Public Works and placed in .the project file. The
Directors also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
im acts of this ro'ect.
63. Standard Public Works Conditions of Approval. PW Approval of Public
Appficant/Developer shall comply with all applicable Improvement Works
City of Dublin Public Works Standard Conditions of Plans
Approval. In the event of a conflict between the
Public Works Standard Conditions of Approval and
these Conditions, these Conditions shall revail.
64. Hold Harmless/Indemnification. The Developer PW Through Public
shall defend, indemnify, and hold harmless the City completion of Works
of Dublin and its agents, officers, and employees Improvements
from any claim, action, or proceeding against the and
City of Dublin or its advisory agency, appeal board, Occupancy of
Planning Commission, City Council, Community the Building
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City
to the extend 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
roceedin s.
65. .Grading/Sitework Permit. All improvement work PW Issuance of Public
must be performed per aGrading/Sitework Permit Grading/Site Works
issued by the Public Works Department. Said Work Permit
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.
66. Storm Drain Easement (SDE). Applicant shall grant PW Occupancy Public
15' wide storm drain easement (between the existing Works
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NO. CONDITIONS OF APPROVAL Agency When .Source
Required
Prior to:
building and most northerly property line) to the City
for future repairs and replacement of existing storm
drain i e.
67. Accessible Path of Travel. Applicant shall provide PW Issuance of Public
an accessible path of travel/walkway from the public Grading/Site Works
sidewalk on Silvergate Drive to the building entrance Work Permit
per California Building Code requirements. Said
walkway shall be 4'-minimum width with compliant
curb ramps at transitions between the walkway and
the drive aisle crossin s.
68. Vehicle Parking. Applicant should repair any PW Occupancy Public
distressed areas of pavement within the existing Works
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 City standards and §8.76.070 (A)
17 of the Dublin Municipal Code. All compact-sized
parking spaces shall have the ward "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
landsca ed area or lanter.
69. Damaged Sidewalk. If required, the PW Occupancy Public
Applicant/Developer shall repair any damaged Works
and/or protruding sidewalk on Silvergate Drive or
Dublin Green Drive.
70. Landscape Inlands. The Applicant/Developer shall PW Occupancy Public
replace the protruding island curbs and modify Works
arkin stalls to install 12" concrete ste out curbs.
71. Signs and Pavement Markings. The PW Occupancy Public
Applicant/Developer shall be responsible for the Works
following on-site traffic signs and pavement
markings:
1) R26F "No Stopping -Fire Lane" signs shall be
posted along all curbs that are longer than 20'
and that parallel the drive aisles as required by
the Fire Marshall.
2) R100B (disabled parking regulations sign)
shall be installed at the driveway entrance to
the site with amended text to read "...may be
reclaimed at DUBLIN POLICE or by
telephoning 833-6670".
3) Accessible parking signs and legends per
State Title 24 requirements.
4) The word "Compact" shall be stenciled on the
pavement surface within each compact
parking space.
5) R1-1 "STOP" signs and pavement markings
shall be installed at each drive aisles and
driveways.
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N0. CONDITIONS OF APPROVAL
" -Agency When Source
. Required
Prior to:
6) W11-2P "PED XING" sign shall be installed
below the STOP sign at the Dublin Green
Drive drivewa .
72. Temporary Fencing. Temporary Construction PW During Public
fencing shall be installed along perimeter of all work Construction Works
under construction to separate the construction and
operation from the public. All construction activities Occupancy
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 b the Ci En ineer/Public Works Director.
73. Construction Hours. Construction and grading PW During Public
operations shall be limited to weekdays (Monday Construction Works
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:00 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 prior
Wednesday. Overtime inspection rates will apply for
all Saturda and/or holida work.
74. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Public
responsible for the repair of any damaged pavement, Works
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with
the develo ment of the ro'ect.
75. Fees. The Developer shall pay all applicable fees in PW Issuance of Public
effect at the time of building permit issuance, Building Works
including, but not limited to: Planning fees; Building Permit
fees; Dublin San Ramon Services District fees;
Public Facilities fees; City of Dublin Fire 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
Develo ment A reement.
76. Trash Enclosure. The trash enclosure shall be PW issuance of Public
architecturally designed to be compatible. with the Building Works
building. The doors must be designed with self- Permit
closing. gates that can be locked closed and can
also be held open with pin. locks during loading. All
trash bins used for this site shall be maintained
within the trash bin enclosure(s) at all times. 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. The enclosure
shall not obstruct access (24' min wide drive aisle)
and shall have accessible route and entrance door
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NO: CONDLTIONS OF APPROVAL° Agency When
Req u fired
Prior to: Source -
77. Bicycle Racks. Bicycle racks shall be installed near PW, PL Prior to Public
the entrances to the office and retail buildings at a issuance of Works and
ratio of 1 rack per 40 vehicle parking spaces. Bicycle Occupancy Planning
racks shall be designed to accommodate a minimum Permits}
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 surveilled b the buildin occupants.
PASSED, APPROVED AND ADOPTED this 27th day of September 2011 by the following vote:
AYES: Brown, Wehrenberg, O'Keefe, Schaub, Bhuthimethee
NOES:
ABSENT:
ABSTAIN:
Panning Commi n Chair
AT T
Planni g M ger
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