HomeMy WebLinkAbout8.2 Attch 5 Reso Appr'vg CUP&SDR RESOLUTION NO. 12-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A DAY CARE
CENTER AND COMMUNITY FACILITY AND SITE DEVELOPMENT REVIEW PERMIT FOR
FACADE MODIFICATIONS AND RELATED SITE IMPROVEMENTS AT
6665, 6670 & 6690 AMADOR PLAZA ROAD (APN 941-1500-51, 52, 53)
PLPA-2012-00054
WHEREAS, the Applicant has requested approval of a Conditional Use Permit for the
operation of a Day Care Center and Elementary School for up to 381 children and Site
Development Review for fagade enhancements to three existing buildings and associated site
improvements; and
WHEREAS, the Project is located in the D-D (Downtown Dublin) Zoning District; and
WHEREAS, a Day Care Center and an Elementary School is permitted in the D-D
Zoning District subject to approval of a Conditional Use Permit by the Planning Commission;
and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations required that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, Staff is recommending that the Planning Commission
find this project Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15304,
Minor Alterations to Land. The project consists of a Conditional Use Permit to allow the
operation of a Day Care Center and a Community Facility (elementary school) for up to 381
students; and a Site Development Review permit for fagade enhancements to three existing
buildings and site modifications which would include the construction of additional outdoor play
areas, alternations to parking and circulation and the installation of landscaping and fencing;
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 request;
and
WHEREAS, the Planning Commission held a public hearing on said application on
December 11, 2012 at which time all interested parties had the opportunity to be heard; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
ATTACHMENT 5
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding the Conditional Use
Permit (Day Care Center and Community Facility):
A. The proposed use and related structure is compatible with other land uses, transportation
and service facilities in the vicinity in that: 1) the project would be located on a parcel that
that is developed with three existing commercial buildings; 2) the project site is
surrounded by a combination of office and commercial uses; and 3) the project would be
accessible from Amador Plaza.
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) the project will
conform to all applicable regulations contained in the Dublin Zoning Ordinance; and 2)
Conditions of Approval have been applied to the project to ensure on-going compatibility
with the project's surroundings.
C. It will not be injurious to property or improvements in the neighborhood in that: 1) the
project will be located on a developed site and has been designed to minimize impacts to
existing improvements; and 2) the project has been conditioned to comply with all codes,
regulations and requirements relating to the site improvements.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) vehicular access to the site is available
from Amador Plaza; 2) the Amador Plaza frontage is fully improved with sidewalks that
provide pedestrian access to the project; 3) the project will be served by existing public
utilities; and 4) as part of the project, a new enclosure will be constructed that complies
with the City's Solid Waste and Recycling Enclosure Ordinance.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed in that: 1) the project site is relatively flat and is served
by existing public utilities; 2) the project site is accessed from Amador Plaza Road; 3) all
required parking will be provided on the project site; 4) the site circulation has been
reviewed by the Public Work's Department to ensure that traffic flows effectively through
the site; and 5) each of the three buildings includes a drop-off area to encourage parents
dropping off their children in these areas instead of parking and walking their children
inside.
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 is located within the Downtown Dublin Zoning District; and 2) the project
includes fagade enhancements to the existing buildings which will improve the
appearance of the project site.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in
that: 1) the project would be located on a parcel intended for commercial development;
and, 2) as noted above, the project adheres to all development regulations set forth in the
Downtown Dublin Specific Plan.
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BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
make the following findings and determinations regarding the Site Development Review Permit:
A. The proposal is consistent with the purposes of Chapter 8.104, with the General Plan and
with any applicable Specific Plans and design guidelines in that: 1) the project is well
designed in relation to the adjacent commercial development; 2) the project complies with
the development regulations set forth in the Downtown Dublin Specific Plan; and, 3) the
project will provide adequate circulation for automobiles and pedestrians.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the
project requires Site Development Review and a complete application has been filed; 2)
the project exceeds the amount of parking required in accordance with Chapter 8.76 (Off-
Street Parking and Loading Regulations); and, 3) the project complies with the
development regulations contained in the Downtown Dublin Specific Plan.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties
and the lot in which the project is proposed in that: 1) the proposed fagade remodel
colors, materials and finishes that complement the adjacent development; 2) the project
consists of three outdoor play areas and a soccer field which are not located near
residential uses; and, 3) the project site consists of three existing buildings that adhere to
all required setbacks for the site.
D. The subject site is physically suitable for the type and intensity of the approved
development in that: 1) the project site is relatively flat and is currently served by existing
public utilities; 2) the project site is accessed from an existing driveway off Amador Plaza;
and, 3) all required parking will be provided on the project site.
E. Impacts to existing slopes and topographic features are addressed in that: 1) the project
site is relatively flat and does not include any significant slopes or topographic features.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other development in
the vicinity in that: 1) the fagade modifications will enhance the appearance of the
existing commercial buildings; 2) the project is well designed and incorporates a variety
of colors, materials and finishes that complement the adjacent commercial development;
3) the project is located with convenient access from Amador Plaza; and 4) the project
complies with the development regulations and design guidelines set forth in the
Downtown Dublin Specific Plan.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public in that: 1)
the project site includes large trees along the site's perimeter which are to remain; 2) the
project includes a garden area in front of Building 1; 3) the project includes storm water
basins to treat stormwater runoff; and, 4) the project includes a variety of plant species
that soften the edges of the buildings.
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H. The site has been adequately designed to ensure proper circulation for bicyclists,
pedestrians and automobiles in that: 1) vehicular access to the Project site is existing and
includes a driveway along Amador Plaza; 2) pedestrian access to the Project site can
also be obtained from an existing sidewalk along Amador Plaza; 3) conditions of approval
have been placed on the Project requiring that bicycle racks be provided; 4) the site
circulation has been reviewed by the Public Work's Department to ensure that traffic
flows effectively through the site; and 5) each of the three buildings includes a drop-off
area to encourage parents dropping off their children in these areas instead of parking
and walking their children inside.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve the
Conditional Use Permit and Site Development Review for the operation of a Day Care Center
and Community Facility (Elementary School) and fagade remodel and related site
modifications as shown on the project plans, date stamped received by Dublin Planning on
December 3, 2012, and attached as Exhibit A, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use and shall be subject to Planning Division review and approval.
The following codes represent those departments/agencies responsible for monitoring compliance of the
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.
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 Fountainhead
Montessori for the operation of a Day Care Center and
Elementary School and a fagade remodel at 6665, 6670
& 6690 Amador Plaza for up to 381 children and for the
construction and use of outdoor play areas and
associated site improvements related to the operation
of the Fountainhead Montessori Complex (PLPA-2012-
00054). This approval shall be as generally depicted
and indicated on the plans prepared by Johnson Lyman
Architects dated received by Dublin Planning on
December 3, 2012 and written statement dated
September 28, 2012 on file in the Community
Development Department, and as specified by the
following Conditions of Approval for this project.
2. Effective Date. This Conditional Use Permit/Site PL On-going Standard
Development Review approval becomes effective 10
days after action by the Planning Commission.
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3. Permit Expiration. Construction or use shall PL 1 year of DMC
commence within one (1) year of this Conditional Use Permit 8.96.020.D
Permit/Site Development Review approval or the Permit approval
shall lapse and become null and void.
4. Time Extension. The original approving decision- PL Permit Standard
maker may, upon the Applicant's written request for an Expiration
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 required by
the particular Permit.
5. Modifications. The Community Development Director PL On-going DMC
may consider modifications or changes to this 8.100 &
Conditional Use Permit and Site Development Review 8.104
approval if the modifications or changes proposed
comply with Chapter 8.100 (Conditional Use Permit)
and Chapter 8.104 (Site Development Review) of the
Zoning Ordinance.
6. Revocation of Permit. The Conditional Use Permit PL On-going DMC
and Site Development Review approval shall be 8.96.020.1
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 subject to citation.
7. Indemnification. The Developer shall defend, Various On-going In
indemnify, and hold harmless the City of Dublin and its accordance
agents, officers, and employees from any claim, action, with Gov.
or proceeding against the City of Dublin or its agents, Code
officers, or employees to attack, set aside, void, or Section
annul an approval of the City of Dublin or its advisory 66499.37
agency, appeal board, Planning Commission, City
Council, Community Development Director, Zoning
Administrator, or any other department, committee, or
agency of the City to the extent such actions are
brought within the time period required by Government
Code Section 66499.37 or other applicable law;
provided, however, that The 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.
8. Fees. Applicant/Developer shall pay all applicable fees FIN Issuance of Standard
in effect, including, but not limited to, Planning fees, Building
Building fees, Traffic Impact Fees, TVTC fees, Dublin Permits
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
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Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any other fee
that may be adopted and applicable.
9. Requirements and Standard Conditions. The Various Building Standard
Applicant/Developer shall comply with applicable City of Permit
Dublin Fire Prevention Bureau, Dublin Public Works Issuance
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.
PLANNING
10. Parking. A total of 168 parking spaces shall remain PL On-going Planning
available for use by Fountainhead Montessori and for
office tenants during the approved hours of operation.
11. Red Curb. A red curb shall be painted in front of PL Occupancy Planning
Building 2 adjacent to the drop off-area (6670 Amador
Plaza Road) to meet the loading requirements in
Chapter 8.76 of the Zoning Ordinance (60 lineal feet for
every 100 students).
12. Student Drop-off. A staff member shall be present at PL On-going Planning
each building to greet the kids as they are dropped off
to guide children into protected play area and reduce
the need for parents to park.
13. Noise. Outdoor play activities shall be controlled so as PL On-going Planning
not to create unusual or unnecessary noise that may
disturb or annoy persons working in the vicinity.
14. Property Maintenance. The Applicant/Developer and PL During Planning
property owner shall be responsible for maintaining the Construction,
site in a clean and litter free condition during Through
construction and through completion. Per the City of Completion
Dublin Non-Residential Property Maintenance and On-going
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.
15. 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
during construction.
16. Temporary Signage. All temporary signage shall be PL On-going DMC
subject to the regulations of Chapter 8.84 (Sign 8.84
Regulations) of the Dublin Zoning Ordinance.
17. Bicycle Racks. Bicycle racks shall be installed near PW, PL Prior to Public
the entrances of each building at a ratio of 1 rack per 40 issuance of Works and
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vehicle parking spaces. Bicycle racks shall be Occupancy Planning
designed to accommodate a minimum of four bicycles Permit(s)
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 surveyed by the building occupants.
18. Community Care Licensing. The Applicant and/or PL Issuance of Planning
Future Tenant must be licensed by and comply with the occupancy
State of California Community Care Licensing. The permit
applicant shall submit a copy of this license to the
Planning Division.
19. Business License. The Applicant and/or Future Various Building Various
Tenant shall apply for a City of Dublin Business License Permit
within 30 days of approval of the Conditional Use Issuance
Permit/Site Development Review.
20. Hours of Operation. The approved hours of operation PL On-going Planning
are 7:00 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 negatively impact
surrounding businesses.
21. Graffiti. The Applicant, Future Tenant and/or Property PL On-going DMC
Owner shall keep the site clear of graffiti vandalism on a 5.68
regular and continuous basis, at all times. Where
feasible graffiti resistant materials should be used.
22. Nuisance. The Applicant and/or Future Tenant shall PL On-going DMC
control all activities so as not to create a public or 5.28.020
private nuisance to the existing and surrounding
businesses.
23. Temporary Promotional Banners and Balloons. PL On-going DMC
Temporary Promotional Banner Signs and Balloons are 8.84
subject to compliance with Chapter 8.84 of the Dublin
Zoning Ordinance.
24. Playground Equipment. The new playground PL Issuance Planning
equipment shall require a Site Development Review Building
Waiver to be approved by the Community Development Permits
Department prior to issuance of building permits.
25. Solid Waste and Recycling Enclosure Standards. PL, PW Issuance Public
The trash enclosure shall comply with the City of Building Works &
Dublin's Solid Waste and Recycling Enclosure Permits Planning
Standards adopted by the City Council in June 2011.
The trash enclosure shall be architecturally designed to
be compatible with the building. The doors must be
designed with self-closing gates that can be locked
closed and can also be held open with pin locks during
loading. All trash bins used for this site shall be
maintained within the trash bin enclosure(s) at all times.
An area drain shall be installed within the trash
enclosure with a connection to the sanitary sewer
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system. In addition, a hose bib shall be provided for
convenient wash-down of the trash enclosure. The
enclosure shall not obstruct access and shall have
accessible route and entrance door.
LANDSCAPING
26. Final Landscape and Irrigation Plans. Final PL Building DMC
Landscape and Irrigation Plans prepared and stamped Permit 8.72.030
by a State licensed landscape architect or registered Issuance
engineer shall be submitted for review and approval by
the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
landscape plans prepared by Thomas Baak &
Associates, LLP, received by the Planning Division on
December 3, 2012, except as modified by the
Conditions listed below and as required by the
Community Development Director.
27. Landscaping at Street/Drive Aisle Intersections. PL Building Planning
Landscaping shall not obstruct the sight distance of Permit
motorists, pedestrians or bicyclists. Except for trees, Issuance
landscaping (and/or landscape structures such as
walls) at drive aisle intersections shall not be taller than
30 inches above the curb. Landscaping shall be kept at
a minimum height and fullness giving patrol officers and
the general public surveillance capabilities of the area.
28. Plant Standards. All trees shall be 24" box minimum, PL Occupancy Planning
with at least 30% at 36" box or greater; all shrubs shall
be 5 gallon minimum.
29. Maintenance of Landscaping. All landscaping PL On-going City of
materials within the public right-of-way shall be Dublin
maintained for 90 days and on-site landscaping shall be Standards
maintained in accordance with the "City of Dublin Plant
Standards Plant Material, Irrigation System and Material,
Maintenance Agreement" by the Developer after City- Irrigation
approved installation. This maintenance shall include System
weeding, the application of pre-emergent chemical
applications, and the replacement of materials that die.
Any proposed modifications to the landscaping on the
site, including the removal or replacement of trees, shall
require prior review and written approval from the
Community Development Director.
30. Root Barriers and Tree Staking. The Landscape PL, PW Building Planning
Plans shall provide details showing root barriers and Permit
tree staking will be installed which meet current City Issuance
specifications.
31. Water Efficient Landscaping Ordinance. The PL Building DMC 8.88
Applicant/Developer shall submit written documentation Permit
to the Public Works Department (in the form of a Issuance
Landscape Documentation Package and other required
documents) that the development conforms to the City's
Water Efficient Landscaping Ordinance.
32. Shrubs. All shrubs shall be continuously maintained PL On-going Planning
including pruning and regular watering. If at any time
the shrubs in the parking lot or throughout the Project
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Site are damaged, missing, dead or dying, these shrubs
shall be immediately replaced with the same species to
the satisfaction of the Community Development
Director.
33. Trees. The property owner shall continually maintain all PL On-going Planning
trees shown on the approved Landscape Plans
including replacing dead or dying trees with the same
species, pruning and regular watering of the trees.
Within five years and every five years thereafter, all
trees which are to be installed in conjunction with this
phase of the Project shall show substantial growth to
the satisfaction of the Community Development
Director. If the trees have not shown substantial growth,
the property owner shall replace the trees to the
satisfaction of the Community Development Director.
BUILDING
34. 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.
35. plumbing Fixture Count. Project shall meet the B Through Building
minimum number of fixtures for adults and children (water Completion
closets, lavatories, urinals and drinking fountains) per
Table 4-1 of the 2010 California Plumbing Code to
Plumbing fixture. Plumbing calculations shall be required
for the proposed tenants.
36. Accessibility. Project to comply with regulations for B Through Building
existing buildings per CBC Chapter 1134B as it relates to Completion
interior and exterior accessibility (e.g., accessible path of
travel throughout the site and between each building;
minimum number of accessible parking stalls; accessible
entry to playground equipment, etc.). Additional detailing
shall be required to verify compliance.
37. 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 check. Permits
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. (Issuance of Building Permits)
38. Change of Occupancy Permit required. As per section B Issuance of Building
3408 of the California Building Code, a change of Building
occupancy requires the building to meet the criteria of a Permits
new building for the proposed occupancy category. This
may require upgrades to the structural system. A letter
from the engineer-of-record shall be required assessing
whether the project meets the new occupancy category
criteria per CBC Table 1604.5 or is exempted from
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39. 1structural upgrades.
Construction Drawings. Construction plans shall be B Issuance of Building
fully dimensioned, accurately drawn (depicting all existing Building
and proposed conditions on site), and prepared and Permits
signed by a California licensed Architect or Engineer. All
structural calculations (if required) 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.
40. 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 height minimum.
41. Room Identification. All rooms shall be identified and B Occupancy Building
labeled with a room number and use. A copy of the
identified / labeled rooms shall be maintained in a matrix
format in the main office of each building and at all main
entry doors. The identification signage shall meet
accessibility standards.
42. Temporary Fencing. Temporary Construction fencing B Through Building
shall be installed along perimeter of all work under Completion
construction.
43. Green Building Guidelines. The California Green B Through Building
Building Standards Code for alternations may be required Completion
on this project. Green Building plan shall be submitted to
the Chief Building Official for review.
CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN
44. Security Requirements. The Applicant shall comply PL & B Occupancy Planning &
with all applicable City of Dublin Non-Residential Building
Building Security Requirements including, but no limited
to addressing, landscaping and lighting.
45. Landscaping. In addition to the regulations contained PL & B On-going Planning &
in the Non-Residential Building Security Requirements, Building
shrubs and ground cover located adjacent to buildings,
walkways and drive aisles shall not exceed 24-inches in
height at full maturity. All existing and new trees shall
maintain a minimum lower canopy clearance of 6-feet
from finished grade except for perimeter landscaping.
46. Lighting. In addition to the regulations contained in the PW, PL & Occupancy Planning &
Non-Residential Building Security Requirements, all B Building
exterior lighting shall be metal halide. Specifications for
all exterior light fixtures shall be submitted for review
prior to issuance of Building Permits. The location of
light fixtures shall be coordinated with existing and
proposed landscaping to minimize conflicts. Any
illumination, including security lighting, shall be directed
away from adjoining properties, businesses or vehicular
traffic so as not to cause any glare.
47. Photometric Plan. A Photometric Plan shall be PL & B Building Planning &
submitted prior to issuance of Building Permits Permits Building
demonstrating that required lighting levels contained in
the Non-Residential Building Security Requirements will
be met.
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48. Commercial Day Care/Education Facilities. In PL & B On-going Planning &
addition to the regulations contained in the Non- Building
Residential Building Security Requirements, all exterior
doors shall be provided with a room number on the
door. A map of the facilities detailing the location of all
rooms and their use shall be kept on file at the facilities
on-site office.
49. Business Site Emergency Response Card. The PL & B Occupancy Planning &
Applicant shall complete and submit a "Business Site Building
Emergency Response Card" to the Community
Development Department.
50. Office Tenants. All entrance doors to individual office PL & B Occupancy Planning &
suites shall include a security window or peephole for Building
exterior viewing. The name and suite number of the
office tenant shall be prominently displayed on or
immediately adjacent to the entrance door(s).
FIRE
51. Compliance with Codes. The project shall comply with F On-going Fire
Uniform Building and Fire Codes as adopted by the City
of Dublin.
52. Fire Alarm (detection) System Required. A Fire F Occupancy Fire
Alarm-Detection System shall be installed throughout
the buildings so as to provide full property protection,
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.
53. Deferred Submittal. Plans for the required sprinkler F Installation Fire
monitoring shall be submitted to the Fire Department for
review and approval prior to installation. A separate
plan review fee will be collected upon review of these
plans. The plans shall not be submitted until the
building permit has been issued for the building. CFC
1005.2.
54. Exits. If children are present on the second floor of the F On-going Fire
buildings, two exterior exits are required.
PUBLIC WORKS
55. General Public Works Conditions of Approval: PW Ongoing Project
Developer shall comply with the City of Dublin General Specific
Public Works Conditions of Approval contained below
("Standard C of A") unless specifically modified by
Project Specific Conditions of Approval.
56. Clarifications and Changes to the Conditions. In Approval of
the event that there needs to be clarification to these Public
Conditions of Approval, the Directors of Community PW Improvement Works
Development and Public Works have the authority to Plans
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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 Applicant to fulfill needed improvements or
mitigations resulting from impacts of this project.
57. Storm Drain Treatment Measures: The developer PW Occupancy Project
shall install storm drain treatment measures as shown Specific
in the C.3 Report for Fountainhead Montessori School,
prepared by AMS Associates, Inc., dated September
19, 2012. The stormwater ponds shall include a screen
or filter at each storm drain pipe outfall into the pond
that comply with Section C.10 of the Municipal Regional
Permit for Stormwater with regards to trash capture. As
an alternate, a filter can be installed downstream of the
site in the drainage system in Amador Plaza Road.
Final treatment measures shall be shown on the
improvement plans.
58. Traffic Analysis: The applicant/ developer shall submit PW Within 30 days Project
a traffic analysis that evaluates the following elements: of SDR/CUP Specific
Approval and
1) Trip generation for the current and proposed Prior to Issuance
land uses. of Building/
2) Trip distribution along St. Patrick Way, Amador Grading Permits
Plaza Road, 1-680 on/ off ramps, and Dublin
Boulevard.
3) Trip assignment of trips to the intersections of
Dublin Boulevard and Amador Plaza Road, and
St. Patrick Way/ 1-680_on/off ramps and Amador
Plaza Road.
4) Intersection analysis for the above two
intersections to determine any potential impacts
to pedestrians, bicyclists and transit. The
analysis will evaluate delays and queues by lane
groups/ movements at the intersections during
the peak times. The analysis may be conducted
using existing data and /or computer files that
are available in the Public Works Department.
59. Site Plan. On-site improvements shall be designed in PW Issuance of Project
accordance with the approved site plan, entitled Grading/ Specific
"Fountainhead Montessori" by Johnson Lyman Sitework Permit
Architects, dated December 3, 2012, Sheets AO-E2.
The site plan shall be modified with the final design to
(a) provide a walkway connection from the northeast
corner of the soccer field to the pathway along the
westerly side of the main driveway,(b) provide a
sidewalk connection around the steps at the southeast
corner of the outdoor play area, and (c) eliminate the
BART property connection unless agreed to by BART
and an acceptable design is submitted to and approved
by the ity and BART.
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60. Accessible Path of Travel. Applicant shall provide an PW Issuance of Project
accessible path of travel/walkway from the public Grading/ Specific
sidewalk on Amador Plaza Road to the building Sitework Permit
entrance per California Building Code requirements.
Said walkway shall be 4'-minimum wide.
61. Site Accessibility Requirements. All parking spaces PW Occupancy Project
for the disabled and other physical site improvements Specific
shall comply with current UBC Title 24 requirements
and City of Dublin Standards for accessibility.
62. Vehicle Parking. Applicant should repair any PW Occupancy Project
distressed areas of pavement obstructing the path of Specific
travel. The parking spaces striping that is in poor
condition shall be re-striped. 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 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 of the parking
space adjoin a curb.
63. Driveway Approaches: The two driveway approaches PW Occupancy Project
on Amador Plaza Road shall be reconstructed per City Specific
Std. Drawing No. CD-106 or CD-108 to be compliant
with Title 24 accessibility requirements.
64. Signs and Pavement Markings. The Applicant/ PW Occupancy Public
Developer shall be responsible for the following on-site Works
traffic signs and pavement markings:
1. Accessible parking signs and legends per State
Title 24 requirements.
2. The word "Compact" shall be stenciled on the
pavement surface within each compact parking
space.
3. No Stopping/Fire Lane.
65. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Project
responsible for the repair of any damaged pavement, Specific
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with the
development of the project. The Developer shall
repair/replace existing sidewalk and tree wells along the
frontage of the Project on Amador Plaza Road as
directed by the City Engineer.
66. Occupancy Permit Requirements. Prior to issuance PW Occupancy Project
of an Occupancy Permit, the physical condition of the Specific
project site shall meet minimum health and safety
standards including, but not limited to the following:
1) Lighting for the building and parking lot shall be
adequate for safety and exterior. Exterior
lighting shall be provided for building
entrances/exits and pedestrian walkways.
Security lighting shall be provided as required by
Dublin Police.
2) All construction equipment, materials, or on-
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going work shall be separated from the public by
use of fencing, barricades, caution, ribbon, or
other means reasonably approved by the City
Engineer/Public Works Director.
3) All fire hydrants for the building shall be
operable and easily accessible to City and
ACFD personnel.
4) All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) for the building shall be installed and
fully functional.
67. Traffic Impact Fees: The developer shall be PW Issuance of Standard C
responsible for payment of the Downtown Dublin Traffic Building Permits of A
Impact, and the Tri-Valley Transportation Development
Fee. Fees will be payable at issuance of building
permits.
68. Compliance with Ordinances & Polices. The PW Ongoing Standard
Developer shall comply with the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the
most current requirements of the State Code Title 24
and the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
public improvements constructed by Developer and to
be dedicated to the City are hereby identified as "public
works" under Labor Code section 1771. Accordingly,
Developer, in constructing such improvements, shall
comply with the Prevailing Wage Law (Labor Code.
Sects. 1720 and following).
69. Erosion Control/Grading Bond. The Developer shall PW Issuance of Standard
provide an erosion control/ grading bond in an amount Grading/
adequate to winterize and stabilize the site and to Sitework Permits
restore/ repair any public improvements impacted by
the project.
70. Encroachment Permit. Developer shall obtain an PW Start of Work Standard
Encroachment Permit from the Public Works
Department for all construction activity within the public
right-of-way of any street where the City has accepted
the improvements. The encroachment permit may
require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for
work specifically included in an Improvement
Agreement may not be required.
71. Grading/Sitework Permit. All improvement work must PW Start of Work Standard
be performed per a Grading/Sitework Permit issued by
the Public Works Department. Said permit will be
based on the final set of civil plans to be approved once
all of the plan check comments have been resolved.
Please refer to the handout titled Grading/Site
Improvement Permit Application Instructions and
attached 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
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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.
72. Non-City Agency Permits. Developer shall obtain all PW Start of Work Standard
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.
73. Project Submittals. All submittals of plans shall comply PW Approval of Standard
with the requirements of the "City of Dublin Public Improvement
Works Department Improvement Plan Submittal Plans
Requirements", and the "City of Dublin Improvement
Plan Review Check List".
74. Non-City Agency Approvals. The Developer will be PW Approval of Standard
responsible for submittals and reviews to obtain the Improvement
approvals of all participating non-City agencies. The Plans
Alameda County Fire Department and the Dublin San
Ramon Services District shall approve and sign the
Improvement Plans.
75. Geotechnical Report. The Applicant/Developer shall PW Approval of Standard
provide a site specific geotechnical report prepared by a Improvement
reputable geotechnical engineer. The Geotechnical Plans, or
Engineer shall certify that the project design conforms Grading Plans,
to the report recommendations prior to issuance of a
Grading/Sitework Permit or Building Permit. All report
recommendations shall be followed during the course of
grading and construction.
76. Digital Vectorized File. Developer shall provide the PW Final Inspection Standard
Public Works Department a digital vectorized file of the and Release of
"master" files for the project when the Final Map has Bonds
been approved. Digital raster copies are not
acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. Drawing units
shall be decimal with the precision of the Final Map. All
objects and entities in layers shall be colored by layer
and named in English. All submitted drawings shall use
the Global Coordinate System of USA, California, NAD
83 California State Plane, Zone III, and U.S. foot.
77. Grading Plan. The Grading Plan shall be in PW Approval of Standard
conformance with the recommendations of the Grading Plans or
Geotechnical Report, the approved Tentative Map Issuance of
and/or Site Development Review, and the City design Grading Permits,
standards & ordinances. In case of conflict between the and Ongoing
soil engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
78. Erosion Control Plan. A detailed Erosion Control Plan PW Approval of Standard
shall be included with the Grading Plan approval. The Grading Plans or
plan shall include detailed design, location, and Issuance of
maintenance criteria of all erosion and sedimentation Grading Permits,
control measures. and Ongoing
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79. Public Improvements. All public improvements shall PW Approval of Standard
conform to the City of Dublin Standard Plans and Improvement
design requirements and as approved by the City Plans or Start of
Engineer. Construction,
and Ongoing
80. Fire Hydrants. Fire hydrant locations shall be approved PW Prior to Standard
by the Alameda County Fire Department. A raised Occupancy of
reflector blue traffic marker shall be installed in the Units or
street opposite each hydrant. Acceptance of
Improvements
81. Utility Vaults. All utility vaults, boxes and structures, PW Prior to Standard
unless specifically approved otherwise by the City Occupancy of
Engineer, shall be underground and placed in Units or
landscape areas and screened from public view. Prior Acceptance of
to Joint Trench Plan approval, landscape drawings shall Improvements
be submitted to the City showing the location of all utility
vaults, boxes and structures and adjacent landscape
features and plantings. The Joint Trench Plans shall be
signed by the City Engineer prior to construction of the
joint trench improvements.
82. Erosion Control Plan. The Erosion Control Plan shall PW Ongoing as Standard
be implemented between October 15th and April 15th Needed
unless otherwise allowed in writing by the City
Engineer.
83. Construction Hours. Construction activities, including PW Ongoing as Standard
the maintenance and warming of equipment, shall be Needed
limited to Monday through Friday, and non-City
holidays, between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer.
Extended hours or Saturday work will be considered by
the City Engineer on a case-by-case basis.
84. Construction Noise Management Plan. Developer PW Start of Standard
shall prepare a construction noise management plan Construction
that identifies measures to be taken to minimize Implementation
construction noise on surrounding developed Ongoing as
properties. The plan shall include hours of construction Needed
operation, use of mufflers on construction equipment,
speed limit for construction traffic, haul routes and
identify a noise monitor. Specific noise management
measures shall be provided prior to project
construction.
85. Construction Traffic. Developer shall prepare a plan PW Start of Standard
for construction traffic interface with public traffic on any Construction;
existing public street. Construction traffic and parking Implementation
may be subject to specific requirements by the City Ongoing as
Engineer. Needed
86. Pest Control. The Developer shall be responsible for PW Ongoing Standard
controlling any rodent, mosquito, or other pest problem
due to construction activities.
87. Construction Dust Control. The Developer shall be PW Start of Standard
responsible for watering or other dust-palliative Construction;
measures to control dust as conditions warrant or as Implementation
directed by the City Engineer. On oin
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88. Operation & Maintenance Agreement. The property PW Issuance of Standard
owner shall enter into an agreement with the City of Building Permits
Dublin that guarantees the perpetual maintenance
obligation for all storm water treatment measures
installed as part of the project. Said agreement is
required pursuant to Provision C.3.h. of RWQCB Order
R2-2009-0074 for the issuance 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.
89. Storm Water Pollution Prevention Plan. The Storm PW SWPPP to be Standard
Water Pollution Prevention Plan (SWPPP) shall identify Prepared Prior
the Best Management Practices (BMPs) appropriate to to Approval of
the project construction activities. The SWPPP shall Improvement
include the erosion control measures in accordance Plans:
with the regulations outlined in the most current version Implementation
of the ABAG Erosion and Sediment Control Handbook Prior to Start of
or State Construction Best Management Practices Construction and
Handbook. The Developer is responsible for ensuring Ongoing as
that all contractors implement all storm water pollution Needed
prevention measures in the SWPPP.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
90. Prior to issuance of any building permit, complete DSR Issuance of DSRSD
improvement plans shall be submitted to DSRSD that permits
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities", all
applicable DSRSD Master Plans & all DSRSD policies.
91. All mains shall be sized to provide sufficient capacity to DSR Issuance of DSRSD
accommodate future flow demands in addition to each permits
development project's demand. Layout and sizing of
mains shall be in conformance with DSRSD utility
master planning.
92. Sewers shall be designed to operate by gravity flow to DSR Issuance of DSRSD
DSRSD's existing sanitary sewer system. Pumping of permits
sewage is discouraged and may only be allowed under
extreme 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 to of present worth 20 years maintenance cost
as well as other conditions with a separate agreement
with the applicant for any project that requires a
pumping station.
93. Domestic and fire protection waterline systems for DSR Issuance of DSRSD
Tracts or Commercial Developments shall be designed permits
to be looped or interconnected to avoid dead end
sections in accordance with requirements of the
DSRSD Standard Specifications and sound engineering
practice.
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94. DSRSD policy requires public water and sewer lines to DSR Issuance of DSRSD
be located in public streets rather than in off-street permits
locations to the 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.
95. Prior to approval by the City of a grading permit or a site DSR Issuance of DSRSD
development permit, the locations and widths of all permits
proposed easement dedications for water and sewer
lines shall be submitted to and approved by DSRSD.
96. All easement dedications for DSRSD facilities shall be DSR Issuance of DSRSD
by separate instrument irrevocably offered to DSRSD or permits
by offer of dedication on the Final Map.
97. Prior to approval by the City for Recordation, the Final DSR Issuance of DSRSD
Map shall be submitted to and approved by DSRSD for permits
easement locations, widths, and restrictions.
98. Prior to issuance by the City of any Building Permit or DSR Issuance of DSRSD
Construction Permit by the Dublin San Ramon Services permits
District, whichever comes first, all utility connection fees
including DSRSD and Zone T 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.
99. Prior to issuance by the City of any Building Permit or DSR Issuance of DSRSD
Construction Permit by the Dublin San Ramon Services permits
District, whichever comes first, all improvement plans
for DSRSD facilities shall be signed by the District
Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer
indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District
Engineer, the applicant shall pay all required DSRSD
fees, and provide an engineer's estimate of construction
costs for the sewer and water systems, a performance
bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before
signature by the District Engineer.
100. No sewer line or waterline construction shall be DSR Issuance of DSRSD
permitted unless the proper utility construction permit permits
has been issued by DSRSD. A construction permit will
only be issued after all of the items in Condition No. 9
have been satisfied.
101. The applicant shall hold DSRSD, its Board of Directors, DSR On-going DSRSD
commissions, employees, and agents of DSRSD
harmless and indemnify and defend the same from any
litigation, claims, or fines resulting from the construction
and completion of the project.
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102. Improvement plans shall include recycled water DSR Issuance of DSRSD
improvements as required by DSRSD. Services for permits
landscape irrigation shall connect to recycled water
mains. Applicant must obtain a copy of the DSRSD
Recycled Water Use Guidelines and conform to the
requirements therein.
PASSED, APPROVED AND ADOPTED this 11th day of December 2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
G.IPAM201DPLPA-2012-00054 Fountainhead Montessori School CUP SDmPlanning CommissionlPC Reso.12.11.12.docx
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