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HomeMy WebLinkAboutReso 85-14 Quarry Lane School RESOLUTION NO. 85 - 14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR A NEW 13,102 SQUARE FOOT BUILDING AT QUARRY LANE SCHOOL 6363 TASSAJARA ROAD PLPA-2014-00008 APN 985-0002-006-03 WHEREAS, the Applicant, Dr. Sabri Arac, Quarry Lane School, has requested approval of Site Development Review and amendments to the Development Plan for the existing Planned Development District (Ord. 24-00) to allow for 17,102 square feet of additional building area on the school site, consisting of one new building of 13,102 square feet, and the potential to add up to 4,000 square feet to existing Building One at some point in the future. The total building area would be 110,602 square feet, which would also include the square footage of Building 1 (7,611 square feet), which was an existing building on an adjacent lot that was purchased by the School in 1997 and made a part of the school campus. The added total building area is referred to herein as the "Project"; and WHEREAS, Site Development Review approval is being sought only for the development of a 13,102 square foot cafeteria and science building constructed on a portion of the site that is between a two-story building (Building 1) and an upper parking lot with limited visibility of the new building from Tassajara Road. A complete Site Development Review application for the project is available and on file in the Dublin Planning Department; and WHEREAS, the Project area was previously analyzed in the Eastern Dublin General Plan Amendment and Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91-103064) and analyzed in the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR (SCH No. 97122109). In 2000, the City of Dublin approved a Planned Development District Stage 1 and 2 Development Plan for the project (City Council Ordinance 24-00), and adopted an Initial Study and Mitigated Negative Declaration (City Council Resolution 204-00), incorporated herein by reference); and WHEREAS, in 2004, the Planning Commission approved Site Development Review, a Conditional Use Permit, and adopted a CEQA Addendum to allow the construction of Phase II of Quarry Lane School and the associated minor amendments to the approved Development Plan (PC Resolution 04-46, incorporated herein by reference); and WHEREAS, pursuant to CEQA Guidelines Section 15162, the City of Dublin prepared an Initial Study to determine if additional environmental review was required for the Project beyond the prior EIRs and Mitigated Negative Declaration. The Initial Study determined that the project would not require major revisions to the previous EIRs or Mitigated Negative Declaration because the Project would not have new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Because the overall site building envelope, amount of urbanized area, and student and staff population were unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required. Furthermore, the Initial Study determined that there was no change in circumstances that would result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects because no new or unanticipated Page 1 of 19 circumstances have developed since the previous EIRs were certified, the previous Mitigated Negative Declaration was adopted, and the previous Addendum was adopted; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed Site Development Review application and the proposed Planned Development Rezoning/Development Plan amendment, on May 13, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, on May 13, 2014, the Planning Commission adopted Resolution 14-23 recommending that the City Council approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, a Staff Report, dated June 3, 2014, and incorporated herein by reference, described and analyzed the Quarry Lane School Phase III expansion, including the associated Site Development Review, Planned Development Rezoning, and CEQA Addendum, for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the Quarry Lane School Phase III expansion, including the associated Site Development Review, Planned Development Rezoning, and CEQA Addendum, on June 3, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the Initial Study and CEQA Addendum, all above-referenced reports, recommendations, and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby find that: A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: the colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. Although the new building has been designed to be consistent with the other school buildings in order to create a unified aesthetic, it will have limited visibility from Tassajara Road due to its placement behind Building 1. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) The architecture and landscape design for the new building are well-suited to the proposed use; 2) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is consistent with the General Plan 1 and Eastern Dublin Specific Plan land use designation of Medium Density Residential in that a private school is considered a community facility, a use that can be permitted in any zoning district and land use designation; and 4) the proposed project meets the intent of the Dublin General Plan, which discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the surrounding neighborhood that is primarily residential uses. Page 2 of 19 C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the project is proposed because: 1) The architecture and landscape design for the new building are well-suited to the proposed use; 2) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium Density Residential in that a private school is considered a community facility, a use that can be permitted in any zoning district and land use designation; 4) the proposed project meets the intent of the Dublin General Plan, which discourages projects that do not relate well to the surrounding developments and the proposed project is compatible with the surrounding neighborhood that is primarily residential uses; and the overall intensity of use of the site is not proposed to increase in that the maximum student population and other similar factors are not proposed to increase. D. The subject site is suitable for the type and intensity of the approved development because: 1) the project site has been home to Quarry Lane School since the late 1990's and the use is proposed to continue; and 2) although the amount of developable building area is proposed to increase, the intensity of use of the site is not proposed to change in that the total maximum student population, the maximum number of faculty and staff members, and the number of classrooms are not proposed to increase. The proposed additional building area (in the form of the new cafeteria and science building and the future expansion to Building 1) is intended to serve the existing student population. E. Impacts to existing slopes and topographic features are addressed because: 1) development of the project site will involve a small amount of grading (estimated 750 cubic yards) and the installation of a new 5 foot tall retaining wall to create a flat building pad for the new building; 2) the roadway and utility infrastructure to serve the site already exists, 3) future approval of grading and improvement plans will enable the site to be modified to suit the project, which will be developed for the site in accordance with City policies and regulations; and 4) the project complies with the Planned Development Zoning District established for the site pursuant to provisions and policies of the Eastern Dublin Specific Plan, including the Tassajara Road Scenic Corridor Policy. 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 developments in the vicinity because: the colors and materials of the new building will match those of the Buildings 2 and 3, including the standing seam metal roof with decorative eave corbels and a simple cement plaster finish painted to match the existing buildings. The window design and placement will also complement the other buildings on the school campus. Although the new building has been designed to be consistent with the other school buildings in order to create a unified aesthetic, it will have limited visibility from Tassajara Road due to its placement behind Building 1 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 because: 1) site grading and retaining walls have been minimized by the stepped, hillside design of the building so that the site is physically suitable for the type and intensity of the development; and 2) there are seven trees that are proposed to be removed from the project site, including four eucalyptus, two redwoods (with trunk diameters of 10 inches and 12 inches) and one Page 3 of 19 Mexican fan palm tree, which are located in areas that are to receive significant grading. All other landscaping is to remain on site, and the newly-created slope areas are to be planted with groundcover. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) site infrastructure including driveways, pathways, sidewalks, and site lighting is already in place and the new pathways leading to the new building have been reviewed for conformance with City policies, regulations, and best practices. BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby approve Site Development Review for a new 13,102 square foot building at Quarry Lane School, with the Project Plans included as Exhibit A to this Resolution, subject to the conditions included below. 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 Department 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 [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. - � '' r ta nit s rCed ;Hid frz# N�i swN n ,,� r 1. Approval. This Site Development Review approval PL Ongoing Planning for the Quarry Lane School Phase III expansion project establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review approval shall generally conform to the project plans submitted by Innovate Space dated received April 29, 2014 and on file in the Community Development Department, and other plans, text, and diagrams — including the color and material sheet— relating to this Site Development Review approval, unless modified by the Conditions of Approval contained herein. 2. Permit Expiration. Approval of this Site PL One year After DMC Development Review approval shall be valid for one Effective Date 8.96.020. (1) year from the approval of the project by the D Planning Commission. This approval shall be null and void in the event the approved use fails to be established within the prescribed time. Commencement of the use means the establishment of use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. Page 4 of 19 rfr: nlm n,vsrrs. n b -�fl 1 1 ass ubfLl Nla a If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL One Year DMC maker may, upon the Applicant's written request for Following 8.96.020. an extension of approval prior to expiration, upon the Expiration E determination that all Conditions of Approval remain Date adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. Subsequent six month extensions may be granted at the discretion of the Community Development Director. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL On-going DMC operate this use in compliance with the Conditions of 8.96.020.F Approval of this Site Development Review, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Effective Date. This approval shall become effective PL Ongoing Planning after the Site Development Review approval appeal period has expired. The approval is contingent on the City Council adopting an Ordinance approving a Planned Development Rezone with a related Stage 2 Development Plan amendment for the project. If this action does not take place, the Site Development Review approval is null and void. 6. Revocation of Permit. The Site Development PL On-going DMC Review approval shall be revocable for cause in 8.96.020.1 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. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable City Permit 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. 8. Required Permits. Developer shall obtain all permits PW Building Standard required by other agencies including, but not limited Permit to Alameda County Environmental Health, Alameda Issuance Page 5 of 19 County Flood Control and Water Conservation District (Zone 7), California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans, or other regional/state agencies as required by law. Copies of the permits shall be provided to the Public Works Department. 9. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 10. Indemnification. The Developer shall defend, ADM On-going Administra indemnify, and hold harmless the City of Dublin and tion/ its agents, officers, and employees from any claim, City action, or proceeding against the City of Dublin or its Attorney agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City 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. 11. Clarification of Conditions. In the event that there PW On-going Public needs to be clarification to the Conditions of Approval, Works the Community Development Director and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 12. Clean-up. The Applicant/Developer shall be PL On-going Planning responsible for clean-up and disposal of project related trash to maintain a safe, clean, and litter-free site. 13. Modifications. Modifications or changes to this Site PL On-going DMC Development Review approval may be considered by 8.104 the Community Development Director in compliance with Chapter 8.104 of the Zoning Ordinance and in Page 6 of 19 compliance with the Subdivision Ordinance. 14. Archaeology. Should any prehistoric, cultural, or PL During Planning historic artifacts be exposed during excavation and Construction construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Compliance with this condition required throughout construction. ;41.,. v 15. Equipment Screening. All electrical equipment, fire PL Building Planning risers, and/or mechanical equipment shall be Permit screened from public view by landscaping and/or Issuance architectural features. Any roof-mounted equipment and shall be completely screened from adjacent street Through view by materials architecturally compatible with the Completion/ building and to the satisfaction of the Community On-going Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Director of Community Development. 16. Quarry Lane School Master Plan, Quarry Lane PL On-going Quarry Environmental Impact Report and Quarry Lane Lane School Phase II Project Mitigated Negative School EIR Declaration. Applicant/Developer shall comply with and Mitigated all applicable conditions of approval, action programs Negative and mitigation measures of the Quarry Lane School Declaration Master Plan and companion Environmental Impact Report and Mitigated Negative Declaration deemed applicable by the Community Development Director. 17. Colors. The exterior paint colors of the buildings PL Occupancy Planning shall be in compliance with the Color and Material Board approved with the Project Plans and shall match the paint color of the other buildings on the school campus. The Applicant shall paint a small portion of the building the approved colors for review and approval by the Director of Community Development prior to painting the entire buildings, whose approval shall not be unreasonably withheld. 18. Construction Trailer. The Applicant/Developer shall PL Establishment Planning obtain a Temporary Use Permit prior to the of the establishment of any construction trailer, storage temporary use shed, or container units on the project site. 19. Final Building and Site Improvement Plans shall PL Issuance of Planning Page 7 of 19 r s 17/717 9 "° z amwny mym mn age be reviewed and approved by the Community Building Development Department staff prior to the issuance Permits of a building permit. All such plans shall insure: a. That standard non-residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the disabled, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, are architecturally screened from view, and that electrical transformers are either underground, architecturally screened, or screened by landscape of an adequate size. Electrical and gas meters shall be screened to the greatest degree possible. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code re•uirements. 20. Building Codes issues to address in Permit B Issuance of B Submittal: Building 1. Due to the distance of the new building to existing Permit(s) and approval of the Page 8 of 19 uR "mP w ^,w r+ip ataw, �H[r nn t ^�7"p building #1 and to the south property line a rated Final Map exterior wall, parapet and protected openings shall be designed. These will be reviewed more closely during the permit application submittal. 2. Provide details and breakdown for the long-term bicycle rack storage. Location should be the most practical and closer to the new building. 3. Note that the solar zones required per Section 110.10 of the 2013 CA Energy Code will be in place as of July 1, 2014. If the construction drawings will be submitted for building permit prior to July 1, 2014, this comment can be waived. Please note that the requirement for the solar zone can affect the roof design. 4. Revise the plumbing calculations and use accurate numbers shown under the current 2013 California Plumbing Code. Use Table A first to determine the total occupant load (this is based on the square footage of the building) and then Table 422.1 to determine the minimum number of fixtures. It appears the calculations are deficient of plumbing fixtures. 21. 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. 22. HVAC Systems. Air conditioning units and ventilation PL, B Occupancy of Building ducts shall be screened from adjacent street view any tenant with materials compatible to the main building. Units space shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. 23. 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 & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 24. Construction Drawings. Construction plans shall be B Issuance of Building fully dimensioned (including building elevations) Building accurately drawn (depicting all existing and proposed Permits 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. 25. Addressing. Address will be required on all doors B Occupancy of Building Page 9 of 19 �M leading to the exterior of the building. Address any building numbers/letters shall be in a contrasting color to the and ongoing surface on which they are applied and be able to be seen from the street, 4 inches in height minimum. 26. Engineer Observation. A Special Inspector shall be B Frame Building retained to provide observation services for all Inspection components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 27. Foundation. Geotechnical Engineer for the soils B Issuance of Building report shall review and approve the foundation Building design. A letter shall be submitted to the Building Permits Division on the approval. 28. CAL Green Building Standards Code. The project B Issuance of Building shall incorporate the requirements of the CAL Green Building Building Standards Code. The project shall be Permits provided with: a) short term bicycle parking, b) designated clean air vehicle parking stall, c) conduit installed from the electrical supply panel to the roof for the installation of future PV, d) automatic irrigation controllers for landscaping. The Green Building Plan shall be submitted to the Chief Building Official for review. 29. Cool Roofs. Flat roof areas shall have their roofing B Through Building material (including gravel) coated or painted with light Completion colored or reflective material designed for Cool Roofs. 30. Electronic File. The Applicant/Developer shall submit B Prior to First Building all building drawings and specifications for this project and Final in an electronic format to the satisfaction of the Inspection Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 31. Copies of Approved Plans. Applicant shall provide B 30 days After Building City with 4 reduced (1/2 size) copies of the approved Permit and plan. Each Revision Issuance 32. Temporary Construction Fencing. Temporary B Beginning of Building Construction fencing shall be installed along work onsite •erimeter of all work under construction. 33. Code compliance. The Applicant/Developer shall F During Fire comply with all applicable Fire and Building Codes in Construction effect at the time of building permit application. 34. New Fire Sprinkler System & Monitoring F Prior to Fire Requirements. In accordance with The Dublin Fire issuance of Code, fire sprinklers shall be installed in the building. Building The system shall be in accordance with the NFPA 13, Permits the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, Page 10 of 19 , ,, `� '16 40, 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. 35. Fire Alarm (detection) System Required F Prior to Fire A Fire Alarm-Detection System shall be installed Occupancy throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 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. Delayed egress locks shall meet requirements of C.F.C. 36. Fire Extinguishers. Extinguishers shall be visible F Prior to Fire and unobstructed. Signage shall be provided to Occupancy indicate fire extinguisher locations. The number and and ongoing location of extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the fire inspector. 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 by a licensed concern annually. 37. FD Building Key Box for Building Access. A Fire F Prior to Fire Department Key Box shall be installed at the main Occupancy 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. Key boxes and switches may be ordered directly from the Knox Company at www.knoxbox.com 38. Main Entrance Hardware Exception. F Prior to Fire It is recommended that all doors be provided with exit Occupancy hardware that allows exiting from the egress side 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 Page 11 of 19 occupied" shall be provided. The sign shall be in letters not less than 1 inch high on a contrasting background. This use of this exception may be revoked for cause. 39. Exit signs shall be visible and illuminated with F Ongoing Fire emergency lighting when building is occupied. 40. Posting of room capacity is required for any occupant F Ongoing Fire load of 50 or more persons. Submittal of a seating plan on 8.5" x 11" paper is required prior to final occupancy. 41. Air moving systems supplying air in excess of 2,000 F Ongoing Fire cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. Automatic shutoff shall be accomplished by interrupting the power source of the air moving equipment upon detection of smoke in the main supply air duct served by such equipment. Smoke detectors shall be labeled by an approved agency approved and listed by California State Fire Marshal for air duct installation and shall be installed in accordance with the manufacturer's approved installation instructions. 42. Interior Finishes. Wall and ceiling interior finish F Prior to Fire material shall meet the requirements of Chapter 8 of Occupancy the California Fire Code. Interior finishes will be field and Ongoing verified upon final inspection. If the product is not 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. 43. Fire Access. Access roads, turnarounds, pullouts, F During Fire and fire operation areas are Fire Lanes and shall be construction maintained clear and free of obstructions, including and ongoing the parking of vehicles. 44. Entrances. Entrances to job sites shall not be F During Fire blocked, including after hours, other than by approved construction gates/barriers that provide for emergency access. and ongoing 45. Site Utilities. Site utilities that would require the F Prior to Fire access road to be dug up or made impassible shall be construction installed. commencing 46. Fire Access. Fire access is required to be approved F Priot to Fire all-weather access. Show on the plans the location of issuance of the all-weather access and a description of the building construction. Access road must be designed to permits and support the imposed loads of fire apparatus. . ongoing Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, & within required 150-ft. distance to Fire Lane 47. FIRE SAFETY DURING CONSTRUCTION AND F During Fire DEMOLITION Demolition/ 1. Clearance to combustibles from temporary heating Construction Page 12 of 19 ��, devices shall be maintained. Devices shall be fixed in and Ongoing place and protected from damage, dislodgement or overturning in accordance with the manufacturer's instructions. 2. Smoking shall be prohibited except in approved areas. Signs shall be posted "NO SMOKING" in a conspicuous location in each structure or location in which smoking is prohibited. 3. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. 4. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. 48. Clarifications and Changes to the Conditions. PW Prior to Public In the event that there needs to be clarification to Approval of Works these Conditions of Approval, the Directors of Grading/Sitew Community Development and Public Works have ork Permit the authority 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 Applicant to fulfill needed improvements or mitigations resulting from impacts of this project. 49. Standard Public Works Conditions of Approval. PW Prior to Public Applicant/Developer shall comply with all applicable Approval of Works City of Dublin Public Works Standard Conditions of Improvement Approval. In the event of a conflict between the Plans Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 50. Hold Harmless/Indemnification. PW Through Public The Developer shall defend, indemnify, and hold completion of Works harmless the City of Dublin and its agents, officers, Improvements and employees from any claim, action, or and proceeding against the City of Dublin or its advisory Occupancy of agency, appeal board, Planning Commission, City the Building Council, Community 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 proceedings. 51. Grading/Demolition/Sitework Permit. PW Prior to Public The applicant shall apply for and obtain a Issuance of Works Grading/Sitework Permit from the Public Works Grading/Sitew Page 13 of 19 a ji s Department for all site improvement or grading work. ork Permit The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. A copy of Grading/Sitework Permit application may be found on the City's website at: https://ca-dublin.civicplus.com/index.aspx?NID=340 The current cost of the permit is $102.00 and is due at the time of permit issuance. The Applicant will also be responsible for any adopted increases to the fee amount or additional fees for inspection of the work. 52. Site Plan. PW Prior to Public On-site improvements shall be designed in Issuance of Works accordance with the approved site plan entitled Grading/Sitew "Quarry Lane School Dining Hall and Science ork Permit Building, 6363 Tassajara Road" prepared by Innovative Space Architect, dated 3/28/2014 and these Condition of Approval. 53. Vehicle Parking. PW Prior to Public Applicant shall repair all distressed areas of Occupancy Works pavement as identified in the field by the City. 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 abuts a landscaped area or planter. 54. Site Accessibility Requirements. PW Prior to Public All parking spaces for the disabled, and other Occupancy Works physical site improvements shall comply with current California Building Code Title 24 requirements and City of Dublin Standards for accessibility. 55. ADA access: The Applicant/Developer shall upgrade PW Prior to Public facilities to comply with current Title 24 standards. Issuance of Works 1. Install Accessibility signs at Disabled Access Building Permit Parking spaces per CBC Section 1129B.4. 2. Upgrade curb ramps with ramps conforming to current standards for grade and tactile elements (truncated domes). 3. Upgrade accessible path of travel to conform to the current standards for grades — cross slope not exceeding 2% and longitudinal slopes not exceeding 8.33% with hand rails or 5% without hand rails. 4. Install Accessible path from Building 1 and Building 2 to Trash Enclosure. 5. The existing crosswalk across the main drive aisle has a cross slope exceeding 2%. Existing grades and paving shall be modified to provide cross slope not-to-exceed 2%. Page 14 of 19 .a u, 56. Graffiti. The Applicant/Developer and/or building PL, PW On-going Public tenant(s) shall keep the site clear of graffiti vandalism Works on a regular and continuous basis. Graffiti resistant paint for the structures and film for windows or glass shall be used whenever possible. 57. Occupancy Permit Requirements. Prior to issuance PW Prior to Public of an Occupancy Permit, the physical condition of the Occupancy Works 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 security. 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-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 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. 58. Stormwater Runoff Calculations. PW Prior to Public Applicant/Developer shall provide the stormwater Issuance of Works runoff, conveyance and treatment details. The Grading/Sitew calculations shall demonstrate adequate capacity in ork Permit the existing or proposed storm drainage system. 59. Stormwater Management. PW Prior to Public The applicant shall submit Stormwater Management Issuance of Works Plan for City Engineer's review and approval prior to Building Permit the issuance of Grading/Sitework Permit. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards established by the San Francisco Bay Regional Water Quality Control Board (RWQCB) National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). The applicant shall install "No Dumping Drains To Creek" storm drain markers on all existing catch basins on site per City Std Dwg CD- 704. The Applicant shall install "Triton" Storm Drain Filter in all existing and proposed catch basins. 60. Storm Water Treatment Measures Maintenance PW Prior to Public Agreement. Developer shall enter into an Agreement Issuance of Works with the City of Dublin that guarantees the property Building Permit owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly Page 15 of 19 operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 61. Erosion Control During Construction: PW Prior to Public Applicant/Developer shall include an Erosion and Issuance of Works Sediment Control Plan with the Grading and Grading/ Improvement plans for review and approval by the Sitework City Engineer/Public Works Director. Said plan shall Permit and be designed, implemented, and continually during maintained pursuant to the City's NPDES permit construction. between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. 62. Construction Hours. PW During Public Construction and grading operations shall be limited Construction Works to weekdays (Monday 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 Saturday and/or holiday work. 63. Construction Noise Management Plan. PW During Public Developer shall prepare a Construction Noise Construction Works Management Plan, to be approved by the City and Grading Engineer and Community Development Director, that Activities identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction 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 included in the project plans and specifications. 64. Damage/Repairs. PW Prior to Public The Applicant/Developer shall be responsible for the Occupancy Works repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. 65. Lighting. PW Prior to Public Any illumination, including security lighting, shall be Occupancy Works directed away from adjoining properties, businesses or vehicular traffic so as not to cause any glare." 66. Geotechnical Report: The Developer shall submit a PW Prior to Public design level geotechnical investigation report defining Issuance of Works and delineating any seismic hazard. The report shall Grading/ be prepared in accordance with guidelines published Grading/ Sitework by the State of California. The report is subject to Permit or review and approval by a City selected peer review Building Permit consultant prior to the issuance of Building Permit. The applicant shall pay all costs related to the Page 16 of 19 required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 67. Geotechnical Engineer Review and Approval. The PW Prior to Public Project Geotechnical Engineer shall be retained to Issuance of Works review all final grading plans and specifications. The Grading/ Project Geotechnical Engineer shall approve all Sitework grading plans prior to City approval and issuance of Permit or grading permits. Building Permit 68. Trash Enclosure. The proposed trash enclosure shall PW Issuance of Public conform to City of Dublin Trash Enclosure Ordinance Building Permit Works 7.98. The concrete apron shall extend a minimum ten feet from the enclosure pad and be the width of the enclosure opening. The enclosure shall have a drain connected to the sanitary sewer. A hose bib shall be available for periodic wash down. The area around and inside the enclosure must be lit with a minimum of one-foot candle. 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. The enclosure shall have accessible route and entrance door 69. Prior to issuance of any building permit, complete DSRSD Issuance of DSRSD improvement plans shall be submitted to DSRSD that Building conform to the requirements of the Dublin San Permits 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 and all DSRSD policies. 70. Above ground backflow prevention devices/double DSRSD Issuance of DSRSD detector check valves shall be installed on fire Improvement protection systems connected to the DSRSD water Plans main. The Applicant shall collaborate with the Fire Department and with DSRSD to size and configure the fire system to serve the new building appropriately. The Applicant shall minimize the number of backflow prevention devices installed on the system. 71. Sewers shall be designed to operate by gravity flow to DSRSD Issuance of DSRSD DSRSD's existing sanitary sewer system. Pumping of Improvement sewage is discouraged and may only be allowed Plans 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 of present worth 20 year Page 17 of 19 �rvl II oy� a " u;lom w �'e ooro ..,rx>1 o>i btl , a maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 72. Domestic and fire protection waterline systems for DSRSD Issuance of DSRSD Tracts or Commercial Developments shall be Improvement designed to be looped or interconnected to avoid Plans dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. There will be a large number of customers in the project and DSRSD wants to be sure they have a secure water supply. Thus, the water supply must be "looped" with the supply for the project coming from two separate connections to the potable main. 73. DSRSD policy requires public water and sewer lines DSRSD Issuance of DSRSD to be located in public streets rather than in off-street Improvement locations to the fullest extent possible. If unavoidable, Plans 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. 74. Prior to approval by the City of a grading permit or a DSRSD Issuance of DSRSD site development permit, the locations and widths of Improvement all proposed easement dedications for water and Plans sewer lines shall be submitted to and approved by DSRSD. 75. All easement dedications for DSRSD facilities shall be DSRSD Issuance of DSRSD by separate instrument irrevocably offered to DSRSD. Improvement Plans 76. Grading for construction shall be done with recycled DSRSD During DSRSD water. construction 77. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all utility Permits connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 78. No sewer line or waterline construction shall be DSRSD Issuance of DSRSD permitted unless the proper utility construction permit Improvement has been issued by DSRSD. A construction permit Plans will only be issued after all of the items in the condition immediately above have been satisfied. 79. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all Permits 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 Page 18 of 19 t f^"bu• IryC;y rtv dW.V Am � f WI 'WItSNFF � Y-a 11. 'rm 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. 80. The applicant shall hold DSRSD, its Board of DSRSD Issuance of DSRSD Directors, commissions, employees, and agents of Building DSRSD harmless and indemnify and defend the Permits same from any litigation, claims, or fines resulting from the construction and completion of the project. 81. Improvement plans shall include recycled water DSRSD Issuance of DSRSD improvements as required by DSRSD. Services for Improvement landscape irrigation shall connect to recycled water Plans mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 82. A utility plan showing routing of improvements and DSRSD Issuance of DSRSD demolition of existing utilities (if any). Zone 7 Turnout Improvement and DSRSD Fluoride Storage Facility shall be shown Plans on final plans. 83. If needed, temporary potable irrigation meters with DSRSD Project DSRSD recycled water service shall only be allowed for cross- completion connection and coverage testing for a maximum of 14 calendar da s. 84. The Applicant shall plant seven 24" box trees on the Planning Building Planning project site to replace those trees removed to Permit Commissi accommodate the new building. The tree species submittal on and location shall be at the discretion of the Applicant. At the time of Building Permit submittal, the Applicant shall submit a plan showing the proposed location and means of irrigation for the new trees. PASSED, APPROVED, AND ADOPTED this 3rd day of June, 2014 by the following vote: AYES: Councilmembers Biddle, Gupta, Hart, Haubert, and Mayor Sbranti NOES: None ABSENT: None ABSTAIN: None U-I Aeri Mayor ATT T: . t;c4._ City Clerk Reso No.85-14,Adopted 6-3-14, Item 6.1 Page 19 of 19