HomeMy WebLinkAboutPC Reso 15-14 St Raymonds Day Care CUP RESOLUTION NO. 15-14
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 WITH UP TO 345 CHILDREN AND SITE
DEVELOPMENT REVIEW PERMIT FOR A NEW 2,560 SQUARE FOOT BUILDING AND
RELATED SITE IMPROVEMENTS INCLUDING A NEW ENTRY PLAZA AT
11555 SHANNON AVENUE (APN 941-0102-001-20)
PLPA-2015-00043
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 345 children (315 K-8
students and 30 pre-school students) and Site Development Review for a new 2,560 square
foot building and associated site improvements including a new entry plaza in front of the
existing sanctuary building; and
WHEREAS, the Project is located in the R-1 (Single-family Residential) Zoning District;
and
WHEREAS, a Day Care Center and an Elementary School is permitted in the R-1
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 15301,
Existing Facilities. The Project includes a Conditional Use Permit to allow for an additional 30
pre-school aged children and includes a new 2,560 square foot building to a project site that is
developed with an existing church and K-8 school
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 8, 2015 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
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 a church, rectory, parish hall and classroom building; 2) the
existing onsite parking is adequate to serve the proposed community facility and pre-
school; 3) Conditions of Approval have been added to the project to ensure that that
activities are controlled so as not to become a nuisance to adjacent residences; 4) the
project is accessible from Shannon Avenue and the existing site circulation is adequate
to prevent cars from queuing on adjacent roadways, and 5) the proposed facility will
provide a service to the residents of Dublin as well as employees within the City.
B The proposed use 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 The proposed use will not be injunous 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 residences; 2) the project has been conditioned to comply
with all codes, regulations and requirements relating to the site improvements, and 3)
Conditions of approval have been added to the project to minimize impacts to the
adjacent residences.
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 two existing driveways on Shannon Avenue; 2) the Shannon Avenue 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 Shannon Avenue and the
existing site circulation is adequate to prevent cars from queuing on adjacent roadways;
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, 5) there is a drop off area in front of the sanctuary building to encourage parents
dropping off their children in this area instead of parking and walking their children inside;
6) as conditioned, the facility will operate between the hours of 7:00 am and 6:00 pm,
Monday through Friday; and 7) as conditioned, the facility will have no more than 345
children (315 K-8 students and 30 pre-school students) on-site at any one time
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F. The proposed use 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 R-1 (Single-family Residential) Zoning
District and community facilities and pre-schools are a conditionally permitted use in this
zoning district, and 2) Conditions of Approval have been added to the project to ensure
that that activities are controlled so as not to become a nuisance to adjacent residences.
G. The proposed use 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 public and
semi-public facilities, including private schools and pre-schools, 2) the proposed
community facility and pre-school are conditionally permitted uses in the R-1 Zoning
District and, 3) the project adheres to all development regulations set forth in the Zoning
Ordinance
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 residential development; 2) the project complies with
the development regulations set forth in the Zoning Ordinance; 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 Zoning Ordinance.
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 early education
building includes colors, materials and finishes that complement the adjacent
development, 2) the project has been designed to minimize impacts to the surrounding
properties; and 3) the location of the new building was determined based on feedback
received from the adjacent neighbors
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 two existing driveways off Shannon
Avenue; 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 new building and site modifications will enhance the appearance
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of the existing project site; 2) the location of the new building was determined based on
feedback received from the adjacent neighbors 3) project lighting will be directed away
from adjoining properties so as not to cause any glare; and 4) the project complies with
the development regulations set forth in the Zoning Ordinance
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 and mature landscaping along the site's perimeter
which are to remain; 2) the project includes a new entry plaza in front of the existing
sanctuary building ; 3) the project includes bio-retention areas in the parking lot to treat
stormwater runoff; and, 4) the project includes a variety of plant species
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 two driveways along Shannon Avenue; 2) pedestrian access to the Project site
can also be obtained from an existing sidewalk along Shannon Avenue, 3) the site
circulation has been reviewed by the Public Work's Department to ensure that traffic
flows effectively through the site; and 4) the project site includes a proposed drop-off area
to allow parents to drop off their children, which will facilitate the drop-off and pick-up of
students.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve the
Conditional Use Permit for the operation of a Day Care Center and Community Facility with up
to 345 children (315 K-8 students and 30 pre-school aged students) and Site Development
Review Permit for a new 2,560 square foot building and related site improvements at 11555
Shannon Avenue, date stamped received by Dublin Planning on November 25, 2015, 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.
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NO. CONDITIONS OF APPROVAL Agency When Source
Required,
Prior to:
GENERAL
1. Approval. This Conditional Use Permit approval is for PL Ongoing Standard
St Raymond's Church for the operation of a preschool
and Elementary School for up to 345 children (existing
315 K-8 students in addition to 30 new preschool aged
students) and a Site Development Review for a new
2,560 square foot classroom building, the construction
of outdoor play areas and associated site improvements
at 11555 Shannon Avenue (PLPA-2015-2015-00043).
Approval of the revised Conditional Use Permit shall
replace the previous Conditional Use Permits approved
for St Raymond's Church for the existing K-8 School
This approval shall be as generally depicted and
indicated on the plans prepared by HKIT Architects,
Gates + Associates and American Modular Systems
dated received by Dublin Planning on Nov 3, 2015 and
the written statement dated Sept. 14, 2015 & the
response to comments dated Nov 3, 2015 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
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. Null and Void. This approval shall become null and PL On-going Planning
void in the event that the approved use(s) ceases to
operate for a continuous one-year period, after the use
commences
5. Time Extension. The original approving decision- PL Permit Standard
maker may, upon the Applicant's written request for an Expiration
extension of approval pnor 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
theparticular Permit.
6. 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.
7. Revocation of Permit. The Conditional Use Permit PL On-going DMC
and Site Development Review approval shall be 8 96 020 I
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revocable for cause in accordance with Section
8 96.0201 of the Dublin Zoning Ordinance Any
violation of the terms or conditions of this permit shall
be subject to citation
8. Indemnification. The Applicant/Developer shall Various On-going In
defend, indemnify, and hold harmless the City of Dublin accordance
and its agents, officers, and employees from any claim, with Gov
action, or proceeding against the City of Dublin or its Code
agents, officers, or employees to attack, set aside, void, Section
or 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 Applicant/Developer's duty
to so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying the
Applicant/Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedings
9. 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, MC 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
Flood and Water Conservation District (Zone 7)
, Drainage and Water Connection fees; or any other fee
that may be adopted and applicable
10. 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 Applicant/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
11. Clarification to the Conditions of Approval. In the PL On-going Planning
event that there needs to be clarification to the
Conditions of Approval, the Community Development
Director has the authority to clarify the intent of these
Conditions of Approval to the Applicant/Developer
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without going to a public hearing. The Community
Development Director also has the authority to make
minor modifications to these Conditions of Approval
without going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
12. Controlling Activities. The Applicant/Developer shall PL Through Planning
control all activities on the project site so as not to Construction
create a nuisance to existing surrounding businesses & On-going
and/or residences
13. Clean-up. The Applicant/Developer shall be PL Through Planning
responsible for clean-up and disposal of project related Construction
trash to maintain a safe, clean and litter free site
14. Property Maintenance. The Applicant and property PL During Planning
owner shall be responsible for maintaining the site in a Construction,
clean and litter free condition during construction and Through
through completion Per the City of Dublin Non- Completion
Residential Property Maintenance Ordinance, DMC and On-going
Section 5 64 050, the Applicant 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.
PLANNING DIVISION -GENERAL
15. Outdoor Events. Any outside events except as allowed PL On-going DMC 8 108
by this Conditional Use Permit shall be subject to the
Temporary Use Permit Requirements contained in the
City of Dublin Municipal Code
16. Temporary Signage. All temporary signage, including PL On-going DMC
but not limited to banner signs and balloons, are subject 8.84
to the regulations of Chapter 8 84 (Sign Regulations) of
the Dublin Zoning Ordinance and require a Zoning
Clearance from the Planning Division prior to
installation -
17. Noise/Nuisance. The Applicant shall control all PL On-going DMC 5 28
activities so as not to create unusual or unnecessary
noise which annoys or disturbs or injures or endangers
the health, repose peace or safety of any reasonable
person of normal sensitivity present in the area
18. 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
19. Equipment Screening. All electrical and/or mechanical PL Issuance of Planning
equipment shall be screened from public view Any Building
roof-mounted equipment shall be completely screened Permits
from view by materials architecturally compatible with
the building and to the satisfaction of the Community
Development Director The Building Permit plans shall
show the location of all equipment and screening for
review and approval by the Community Development
Director
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CONDITIONAL USE PERMIT
20. Annual Review. On an annual basis prior to the start of PL Each year by Planning
the school year, the school administration shall review the September 15
Conditions of Approval to ensure continued compliance
with the Conditions of Approval St Raymond's School
shall submit a letter to the Planning Division by September
15 of each year indicating that the school administration
has reviewed the Conditions and that they are in
compliance with the Conditions
21. Hours of Operation. The approved hours of operation for PL On-going Planning
the pre-school and existing K-8 School are 7.00 a m to
6 00 p m , Monday through Friday and may include
activities such as before and after school care or other
similar activities Outdoor play shall not occur prior to 8:00
am 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 residences.
22. After School Program Outdoor Play. The outdoor play PL January 15, Planning
associated with the after school program shall be limited to 2016 & On-
one (1) hour per day going
23. Outdoor Play. Outdoor play is prohibited in the area west PL January 15, Planning
of the sidewalk adjacent to the K-8 school building, 2016 & On-
including the turnaround bulb Barricades and/or gates going
shall be used to define the"no play zone "
24. Parking. The required number of parking spaces for PL On-going Planning
the preschool and K-8 School shall be consistent with
the parking requirements contained in Chapter 8 76
(Off-street Parking and Loading Regulations) of the
Zoning Ordinance
25. Student Drop-off. The pre-school and K-8 students PL On-going Planning
shall be dropped off in front of the existing sanctuary
building Staff members or parent volunteers shall be
present at the drop off area to greet the kids as they are
dropped off Alternatively, parents may park their cars
and walk their children to the building
26. Rear Parking Area. The parking area located in the PL On-going Planning
western portion of the site shall be limited to staff
parking between the hours of 7 00 am -3 00 pm The
drop-off & pick-up of students is not permitted in this
area.
27. Cut Through Traffic. Cut Through Traffic. The PL March 15, Planning
Applicant shall prevent vehicles from driving through 2016 & On-
and parking in the western and southern portions of the going
project site between the hours of 8 00 pm and 8'00 am
on all nights except when a community event is held at
the Church Community events include special Holy
Days with evening masses (i e Easter and Christmas)
and other large events, such as but not limited to crab
feeds & Knights of Columbus corn beef dinners There
may be up to 35 community events per year On
evenings when there is a community event, the gate
shall be locked and the barricades set up by 11 00 pm
unless there is a midnight Mass in which case the gate
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will be closed and barricades set up once Mass ends
Barricades shall be set up each night at the east end of
the south driveway adjacent to the maintenance
building/trash bin enclosure in addition to closing and
locking the gate on the west side of the Church and K-8
school building
28. Amplified Sound. The use of a speaker system is PL Occupancy & Planning
permitted during normal school operating hours (ff 00 Ongoing
am — 3:00 pm) The speaker shall be placed on either
the east elevation of the existing sanctuary building, the
east elevation of the classroom building or the north
elevation of Moran Hall The students shall gather in the
drop-off area (in front of the sanctuary) The loud
speaker shall not be audible at the property boundaries
29. School Bell System. The bell system on the existing PL Ongoing Planning
K-8 school and the preschool building shall be turned
off during school extended vacations, including
Christmas break, spring break and summer vacation.
The volume of the bell system shall be kept at an
appropriate level to minimize disturbances to the
adjacent neighbors
30. Community Care Licensing. The Applicant and/or PL Occupancy Planning
Future Tenant must be licensed by and comply with the
State of California Community Care Licensing The
applicant shall submit a copy of this license to the
Planning Division
SITE DEVELOPMENT REVIEW
31. Colors. The exterior paint colors of the buildings are PL Final Planning
subject to City review and approval The Applicant shall
paint a portion of the building the proposed colors for
review and approval by the Director of Community
Development prior to painting the buildings, whose
approval shall not be unreasonably withheld
32. Exterior Lighting. Exterior lighting shall be of a design I PL Occupancy & Planning
and placement so as not to cause glare onto adjoining On-going
properties All light poles located in the western portion
of the project site adjacent to the properties on
Shannon Court shall be equipped with glare shields
33. Ball Wall. The Applicant shall install a minimum of one PL Occupancy Planning
ball wall near the existing basketball courts or utilize the
maintenance building on the east side of Moran Hall to
serve as a ball wall.
34. Playground Equipment. The new playground PL Building Planning
equipment shall require a Site Development Review Permit
Waiver to be approved by the Community Development Issuance
Department prior to issuance of building permits.
35. Occupancy Permits. Final inspection or occupancy PL & B Occupancy Planning &
permits shall not be granted until all construction is Building
complete in accordance with approved plans and the
Conditions required by the City
36. Mary's Garden. A locked gate shall be placed at the PL Occupancy Planning
entrance to Mary's Garden
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37. Common Fence Along Western Property Boundary. December 31, Planning
The Applicant shall repair, as necessary, portions of the 2016
fence located along the western property boundary that
are in need of repair
38. 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 Gates + Associates,
received by the Planning Division on November 3,
2015, except as modified by the Conditions listed below
and as required by the Community Development
Director
39. Trellis Features. Landscaping, such as creeping vines, Ft Building Planning
shall be planted along the existing trellis features Permit
located on the existing wall along the western property Issuance
boundary to prevent balls or other items from being
bounced a•ainst this wall
40. 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 On-going
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
41. 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
42. Bio-Retention Area. Planting within the bio-retention PL Permit Planning
area shall include a variety of planting material to Issuance
enhance the landscaping by adding fullness and height
43. Maintenance of Landscaping. All on-site landscaping PL On-going City of
shall be maintained in accordance with the "City of Dublin
Dublin Standards Plant Material, Irrigation System and Standards
Maintenance Agreement" by the Developer after City- Plant
approved installation This maintenance shall include Material,
weeding, the application of pre-emergent chemical irrigation
applications, and the replacement of materials that die System
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
Communit Development Director
44. 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
45. Water Efficient Landscaping Ordinance. The PL Building DMC 8 88
A.•licant/Develo•er shall submit written documentation Permit
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I 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.
46. 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
Site are damaged, missing, dead or dying, these shrubs
shall be immediately replaced with the same species to
the satisfaction of the Community Development
I Director
47. 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
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.
PLANNING DIVISION —CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN
48. Non-Residential Security Requirements. The PL On-going Planning
property owner and/or designee shall comply with the
City of Dublin Non-Residential Security Requirements
49. Graffiti. The Applicant and/or Property Owner shall PL On-going DMC
keep the site clear of graffiti vandalism on a regular and 5 68
continuous basis, at all times Where feasible graffiti
resistant materials should be used
50. Landscaping. Landscaping shall be kept at a minimal PL On-going Planning
height and fullness giving patrol officers and the general
public surveillance capabilities of the area
BUILDING
51. 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. _
52. Retaining Walls. All retaining walls over 30 inches in B Through Building
height and in a walkway shall be provided with Completion
guardrails All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain I
permits and inspections from the Building & Safety
Division
53. 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 for Permits
plan check Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions attached to each set of plans
Applicant/Developer will be responsible for obtaining the
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approvals of all participation non-City agencies prior to
the issuance of building permits
54. 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
55. Air Conditioning Units. Air conditioning units and B Occupancy of Building
ventilation ducts shall be screened from public view with Unit
materials compatible to the main building and shall not
be roof mounted Units shall be permanently installed
on concrete pads or other non-movable materials
approved by the Chief Building Official and Director of
Community Development Air conditioning units shall
be located such that each dwelling unit has one side
yard with an unobstructed width of not less than 36
inches.
56. Temporary Fencing. Temporary Construction fencing B Through Building
shall be installed along the perimeter of all work under Completion
construction
57. I Engineer Observation. The Engineer of record shall B Scheduling Building
be retained to provide observation services for all the Final
components of the lateral and vertical design of the Frame
building, including nailing, hold-downs, straps, shear, Inspection
roof diaphragm and structural frame of building A
written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection
58. Foundation. Geotechnical Engineer for the sods report B Permit Building
shall review and approve the foundation design A Issuance
letter shall be submitted to the Building Division on the
approval
59. Cool Roofs Flat roof areas shall have their roofing B Through Building ,
material coated with light colored gravel or painted with Completion
light colored or reflective material designed for Cool
Roofs
60. Solar Zone — CA Energy Code. Show the location of B Through Building
the Solar Zone on the site plan. Detail the orientation of Completion
the Solar Zone This information shall be shown in the
master plan check on the overall site plan, the individual
roof plans and the plot plans This condition of approval
will be waived if the project meets the exceptions
provided in the CA Energy Code.
61. Accessible Parking. The required number of parking B Through Building
stalls, the design and location of the accessible parking Completion &
stalls shall be as required by the CA Building Code Ongoing
62. Accessary Structures. Building permits are required B Through Building
for all trash enclosures and associated amenities / Completion
structures and are required to meet the accessibility
and building codes
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63. Play Equipment. The play equipment shall be B I Permitting & Building
designed and installed to meet accessibility as required Final
by the CA Building Code The owner shall provide
certification from a certified playground inspector on the
installation.
FIRE PREVENTION
64. Compliance with Codes. The project shall comply with F On-going Fire
Uniform Building and Fire Codes as adopted by the City
of Dublin Parking is prohibited at all times within all red
zones/emergency lanes located on the project site.
65. New Fire Sprinkler System & Monitoring F Occupancy Fire
Requirements (Deferred Submittal Item). In
accordance with the Dublin Fire Code, fire sprinklers
shall be installed in the building. The system shall be in
accordance with NFPA 13, the CA Fire Code and CA
Building Code Plans and specifications showing
detailed mechanical design, cut sheets, listing sheets
and hydraulic calculations shall be submitted to the Fire
Department for approval and permit prior to installation
a) Sprinkler Plans (Deferred Submittal Item).
Submit detailed mechanical drawings of all
sprinkler modifications, including cut sheets,
listing sheets and calculations to the Fire
Department for approval and permit prior to
installation
b) All sprinkler system components shall remain in
compliance with the applicable N F PA 13
Standard, the CA Fire Code and the CA Building
Code
c) Underground Plans (Deferred Submittal
Item) Submit detailed shop drawings for the fire
water supply system, including cut sheets, listing
sheets and calculations to the Fire Department
for approval and permit prior to installation All
underground and fire water supply system
components shall be in compliance with the
applicable N F PA 13, 24, 20, 22 Standards, the
CA Fire Code and the CA Building Code The
system shall be hydrostatically tested and
inspected prior to being covered Prior to the
system being connected to any fire protection
system, a system flush shall be witnessed by
the Fire Department
d) Central Station Monitoring. Automatic fire
extinguishing systems installed within buildings
shall have all control valves and flow devices
electrically supervised and maintained by an
approved central alarm station. Zoning and
annunciation of central station alarm signals
shall be submitted to the Fire Department for
approval The central station monitoring service
shall be either certificated or placarded as
defined in N F.P A Standard 72 Assure the
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specific account is UL Certificated or Placarded
and not lust the monitoring station
e) Fire Protection Equipment shall be identified
with approved signs constructed of durable
materials, permanently installed and readily
visible
66. California Building Code — Chapter 4 Section 442. F Occupancy Fire
EXIT discharge shall be minimum 20' width to the public
street from at least one required exit
67. Fire Alarm (detection) System. A Fire Alarm Detection F Occupancy Fire
System shall be installed 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 met requirements of CA Fire Code
a) Fire Alarm Plans (deferred Submittal Item).
Submit detailed drawings of the fire alarm
system, including floor plan showing all rooms,
device locations, ceiling height and construction,
cut sheets, listing sheets and battery and
voltage drop calculations to the Fire Department
for review and permit prior to installation. Where
employee work areas have audible alarm
coverage, circuits shall be initially designed with
a minimum 20% spare capacity for adding
appliances to accommodate hearing impaired
employees.
b) Central Station Monitored Account Automatic
fire alarm systems shall be monitored by an
approved central alarm station Zoning and
annunciation of central station alarm shall be
approved by the Fire Department
c) Qualified Personnel. The system shall be
installed, inspected, tested and maintained in
accordance with provisions of NFPA 72 Only
qualified and experienced persons shall perform
this work. Examples of qualified individuals are
those who have been factory trained and
certified or are NICET Fire Alarm Certified
d) Inspection & Test Documentation.
Performance testing of all initiating & notification
devices in the presence of the Fire Inspector
shall occur prior to final of the system Upon this
inspection, proof that the specific account is UL
Certificated must be provided to the Fire
Inspector
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68. Fire Extinguishers. Extinguishers shall be visible and F j Occupancy Fire
unobstructed Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans Additional
fire extinguishers may be required by 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 top of the extinguisher. Extinguishers shall
be inspected monthly and serviced by a licensed
contractor annually
69. PD Building Key Box. A Fire Department Key Box F Occupancy Fire
shall be installed at the main entrance to the Building
Note these locations on the plans. The key box should
be installed approximately 5 % 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 key shall also be installed in
the box
The key box door and necessary keys are to be
provided to the fire inspector upon the final inspection
The inspector will then lock the keys into the box Key
boxes and switches may be ordered directly from the
Knox Company at www knoxbox com
70. Means of Egress. Exit signs shall be visible and F Occupancy & Fire
illuminated with emergency lighting when building is Ongoing
occupied
71. Maximum Occupancy Load. Posting of room capacity F Occupancy Fire
is required for any occupant load of 50 or more
persons Submittal of a seating plan on 8 5" x 11" paper
is required
72. Interior Finish. Wall and ceiling interior finish materials F On-going Fire
shall meet the requirements of Chapter 8 of the
California Fire Code Interior finishes will be field
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
73. General Inspection. Upon inspection of the work for F Occupancy Fire
which this submittal was provided, a general inspection
of the business and the site will be conducted
74. Main Entrance Hardware. It is recommended that all F On-going Fire
doors be provided with exit 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 a pair of
doors When unlocked the single door or both leaves of
a pair of doors must be free to swing without operation
of an latchin. device A readily visible, durable sing on
15 of 21
or just above the door stating This door to remain •
unlocked whenever the building is occupied" shall be
provided The sign shall be in letters not less than 1
inch high on a contrasting background The use of this
exception may be revoked for cause
75. Allowable Area Building Setbacks. Buildings on the F Permit Fire
same property must be included in the allowable area Issuance
calculations or setback from assumed property lines in
accordance with Table 503 of the Building Code Either
provide an allowable area calculation/analysis for the
aggregate total for all buildings on the property or show
assumed property lines between the buildings that will
be in compliance with setback requirements of Table
503. The construction classification, occupancy
classification and building use shall be provided for
each building. In addition, if the setback of buildings
from property line or assumed property line is such that
a fire rated wall or opening protection would be
required, the plans shall note the location and rating of
openings, the rating of the exterior wall and if the wall
has a parapet
76. Site Plan. The site plan needs to show sufficient detail j F Permit Fire
to reflect an accurate and detailed layout of the site for Issuance
review and record purposes. The site plan will need a
scale that will allow sufficient details for review and
purposes and include, but not be limited to the
l following
• The site parking and circulation layout including
fences, gates, fire lane locations and
turnarounds
• Location of all fire appliances, including fire
hydrants, fire connections, fire sprinkler risers
and fire control valves
• The location of all building openings including
the exit discharge pathway for building exits
Note the location of exit lighting for these
pathways as well.
• The location of any overhead obstructions and
their clearances
•
PUBLIC WORKS DEPARTMENT
77. General Public Works Conditions of Approval: PW Ongoing Public
Developer shall comply with the City of Dublin General Works
Public Works Conditions of Approval contained below
("Standard C of A") unless specifically modified by
Project Specific Conditions of Approval
78. Clarifications and Changes to the Conditions. In
the event that there needs to be clarification to these
Conditions of Approval, the Directors of Community Approval of Public
Development and Public Works have the authority to PW Improvement Works
clarify the intent of these Conditions of Approval to the Plans
Applicant/Developer by a written document signed by
the Directors of Community Development and Public
16 of 21
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
79. Site Plan. On-site improvements shall be designed in PW Issuance of Public
accordance with the approved site plan entitled "St Grading/ Works
Raymond's Parish & School New Early Childhood Sitework
Center & Sitework" prepared by HKIT Architects, dated Permit
November 3, 2015
80. Site Accessibility Requirements. All parking spaces PW Occupancy Public
for the disabled and other physical site improvements Works
shall comply with current UBC Title 24 requirements
and City of Dublin Standards for accessibility
81. Vehicle Parking. Applicant shall repair any distressed PW Occupancy Public
areas of pavement obstructing the path of travel The Works
parking spaces striping that is in poor condition shall be
re-striped. 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
82. Wall/Asphalt Repair. The Applicant/Developer shall PL, PW Occupancy Project
repair the small undermining of the wall adjacent to the Specific
storm drain inlet along the western property line
83. Landscape Islands. The Applicant/Developer shall PW Occupancy Project
extend the landscape islands adjacent to the new Specific
parking area to match the stall length
84. Trash Enclosure. The Applicant/Developer shall PW Building Public
design and construct a new trash enclosure to conform Permit Final Works
to the requirements of the City's "Solid Waste and
Recycling Enclosure" ordinance (Chapter 7 98 30 of the
Municipal Code) A copy of the applicable Municipal
Code chapter may be accessed via the following link.
www dublin ca qov/index aspx7nid=73
85. Lighting. A minimum of one foot-candle of light shall PW Occupancy Public
be provided and maintained across the surface of the Works
parking lot Any illumination, including security lighting,
shall be directed away from adjoining properties,
businesses or vehicular traffic so as not to cause any
glare
86. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Public
responsible for the repair of any damaged pavement, Works
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with the
development of the project _
87. Occupancy Permit Requirements. Prior to issuance PW Occupancy Public
of an Occupancy Permit, the physical condition of the 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 exterior Exterior
17 of 21
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 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.
88. 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
89. Encroachment Permit. The Applicant/Developer shall PW Start of Work Standard
obtain an 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 At the discretion of the City Engineer
an encroachment for work specifically included in an
Improvement Agreement may not be required
90. GradinglSitework 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 current cost of the permit is $106 00
due at the time of permit issuance, although the
Applicant/Developer will be responsible for any adopted
increases to the fee amount
91. Non-City Agency Approvals. The Applicant/Developer PW Approval of Standard
will be responsible for submittals and reviews to obtain Improvement
the 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.
CONSTRUCTION
92. Erosion Control Plan. A detailed Erosion Control Plan PW Approval of Standard
shall be included with the Grading Plan approval The Grading Plans
Erosion Control Plan shall be implemented between or Issuance of
18 of 21
October 15th and April 15th unless otherwise allowed in Grading
writing by the City Engineer The plan shall include Permits, and
detailed design, location, and maintenance criteria of all Ongoing
erosion and sedimentation control measures.
93. 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
94. Construction Noise Management Plan The PW Start of Standard
Applicant/Developer shall prepare a construction noise Construction
management plan that identifies measures to be taken Implementation
to minimize construction noise on surrounding Ongoing as
developed properties The plan shall include hours of Needed
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 provided prior to
project construction.
95. Construction Dust Control The ApplicanUDeveloper PW Start of Standard
shall be responsible for watering or other dust-palliative Construction,
measures to control dust as conditions warrant or as Implementation
directed by the City Engineer Ongoing as
Needed
96. 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
to Start f
9 Prior st ucart of
of the ABAG Erosion and Sediment Control Handbook Construction
or State Construction Best Management Practices and Ongoing
Handbook The Applicant/Developer is responsible for as Needed
ensuring that all contractors implement all storm water
pollution prevention measures in the SWPPP
DUBLIN SAN RAMON SERVICES DISTRICT
97. 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
98. 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
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
19 of 21
District, whichever comes first, all utility 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
100. Prior to issuance by the City of any Building Permit or DSR Issuance of I 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.
101. 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. 92
have been satisfied
102. The applicant shall hold DSRSD, it's 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
103. 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.
104. Above ground backflow prevention devices/double DSR Final DSRSD
detector check valves shall be installed on fire
protection systems connected to the DSRSD water
main The Applicant shall collaborate with the Fire
Department and with DSRSD to size and configure the
system The Applicant shall minimize the number of
backflow prevention devices/double detector check
valves installed on its fire protection system The
Applicant shall minimize the visual impact of the
backflow prevention devices/double detector check
valves through strategic placement and landscaping
105. Development plans will not be approved until landscape DSR Approval of DSRSD
plans are submitted and approved Landscape
Plans
20 of 21
106. Grading for construction shall be done with recycled DSR Throughout DSRSD
water Construction
107. The project is located within the District Recycled Water DSR Issuance of DSRSD
Use Zone (Ordinance 301), which calls for installation of Permits
recycled water irrigation systems to allow for the future
use of recycled water for approved landscape irrigation
demands. Recycled water will be available as described
in the DSRSD Water Master Plan Update. December
2005 Unless specifically exempted by the District
Engineer, compliance with Ordinance 301, as may be
amended or superseded, Is required The Applicant
must submit landscape irrigation plans to DSRSD All
irrigation facilities shall be in compliance with District's
"Recycled Water Use Guldehnes" and Department of
Health Services requirements for recycled water
irrigation design
PASSED, APPROVED AND ADOPTED this 8th day of December 2015 by the following vote'
AYES: Do, Mittan, Goel, Kohli, Bhuthimethee
NOES:
ABSENT:
ABSTAIN: 1 �
Planning Commission Chair
ATTTEST:II,kity
Assistant C Development Director
G PA120151PLPA-201600043 St Raymond's Church CUP SDR112 8 15 PC MeetngtPC Reso 12 8 15 docx
21 of 21
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