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HomeMy WebLinkAboutPC Reso04-03 PA02-037 Easter Seals Day Care Ctr SDR RESOLUTION NO. 04-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 02-037 EASTER SEALS TRI-VALLY CAMPUS (KALEIDOSCOPE CENTER) REMODELING OF AN EXISTING DAY CARE CENTER LOCATED AT 7425 LARKDALE AVENUE, DUBLIN (APN 941-0181-030-01) WHEREAS, the Applicant, Michael Pelfini, President and CEO of Easter Seals Bay Area, has requested approval of Site Development Review for the remodeling of an existing day care center, the Easter Seals Tri- Valley Campus, also known as the Kaleidoscope Center, located at 7425 Larkdale Avenue, Dublin in an R-1 Single Family Residential Zoning District; and WHEREAS, the Applicant has submitted a complete application for Site Development Review for the remodel of the Kaleidoscope Center which is available and on file in the Planning Department; and WHEREAS, the Applicant has submitted project plans for the requested entitlement dated received December 3, 2003 and a color and materials board dated received October 3, 2003; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the application has been reviewed in accordance with the provisions of CEQA and a Negative Declaration has been adopted (Planning Commission Resolution No. 04-01) for this project as it will have no significant effect on the environment; and WHEREAS, a public hearing was scheduled before the Planning Commission on January 27, 2004; and WHEREAS, a Staff Report was submitted to the Planning Commission describing the project and outlining the issues surrounding the request; and WHEREAS, the Planning Commission did hold a public hearing on said project application on January 27, 2004; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said Site Development Review: A. The proposed remodel of the Kaleidoscope Center, as conditioned, is consistent with the purpose and intent of Chapter 8.104 Site Development Review of the Zoning Ordinance. The day care center use complies with the policies of the General Plan, with the development regulations and performance standards for the R-1 Single Family Residential zoning district in which it is located, and with all other requirements of the Zoning Ordinance as conditions of approval have been applied to the project to ensure that the day care center will be compatible with the surrounding area. The proposed remodel of the Kaleidoscope Center, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare, as all potential environmental impacts associated with the project are less than significant. The proposed remodel of the Kaleidoscope Center will not be injurious to property or improvements in the neighborhood as the project is conditioned to comply with all Building Division, Fire Department, Public Works Department, and Dublin San Ramon Services District requirements. Uo The proposed site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, have been designed to provide a desirable environment for the project and surrounding areas. The subject site is physically suitable for the type, density and intensity of the proposed day care center use and related structures, as the project is located on relatively flat land which has been previously developed and improved within single family residential neighborhood. G. The proposed remodel of the Kaleidoscope Center does not impact views as it is not located within a view corridor and the height of the structures are less than the surrounding single family residences. H. There are no impacts to slopes or topographic features as there are no existing slopes on the site nor will there be a need for grading as the project site is a previously developed parcel within an urbanized area. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project and as conditions of approval in order to ensure compatibility of this development with the development's design concept and the character of the adjacent residential neighborhood. Jo Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public, as well as providing a noise buffer between the site and adjacent residential homes. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said application, PA 02-037, Easter Seals Tri-Valley Campus (Kaleidoscope Center) Site Development Review to remodel the site located at 7425 Larkdale Avenue, Dublin, as generally depicted on the plans prepared by K2A Architecture and Interiors, labeled Attachment 1 to the January 27, 2004 Staff Report, consisting of fifteen (15) sheets, dated received December 3, 2003, stamped approved, and on file with the Community Development Department; the color and materials board dated received October 3, 2003, stamped approved, and on file with the Community Development Department; and, the Applicant's written statement, labeled Attachment 2 to the January 27, 2004 Staff Report, consisting of three (3) sheets, dated received December 4, 2003, stamped approved and on file with the Community Development Department, subject to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Division review and approval. The followin~ 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, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. 2 1. Approval. This Site Development Review approval for Easter PL On-going Seals Tri-Valley Campus (Kaleidoscope Center), PA 02-037 establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform the project plans submitted by K2A Architecture and Interiors dated received December 3, 2003 and the colors and materials board received on October 3, 2003, on file in the Planning Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein. 2. Permit Expiration. Construction or use shall commence within PL Prior to January one (1) year of Permit approval or the Permit shall lapse and 27, 2005 become null and void. Commencement of construction or use means the actual construction or use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such construction or 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. 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-maker may, PL Prior to January upon the Applicant's written request for an extension of approval 27, 2005 prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 4. Permit Validity. This Site Development Review approval shall PL On-going be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the project's conditions of approval. 5. Revocation of permit. The Site Development Review approval PL On-going shall be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Clean-up. The Applicant/Developer shall be responsible for PL On-going clean-up and disposal of project related trash to maintain a safe, clean, and litter-free site. 7. Modifications. Modifications or changes to this Site PL On-going Development Review approval may be considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 8. Controlling Activities. Easter Seals Th-Valley Campus PL On-going (Kaleidoscope Center) shall control all activities on the project site so as not to create a nuisance to the existing or surrounding businesses and residences. 9. Accessory/Temporary Structures. The use of any accessory or PL On-going temporary structures, such as storage sheds or trailer/container units used for storage or for any other purposes, shall be subject to review and approval by the Community Development Director. 10. Fees. Applicant/Developer shall pay all applicable fees in effect Various Building Permit at the time of building permit issuance, including, but not limited Issuance to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Alameda County Fire Services 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. 11. Requirements and Standard Conditions. The Various Building Permit Applicant/Developer shall comply with applicable Alameda Issuance County Fire, Dublin Public 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. 12. Required Permits. Applicant/Developer shall obtain all PW Prior to necessary permits required by other agencies (e.g., Alameda Issuance of County Flood Control District Zone 7, Alameda County Health Building Agency (if necessary), State Water Quality Control Board, etc.) Permits and shall submit copies of the permits to the Department of Public Works. 13. Conditions of Related Project Approvals. The PL On-going Applicant/Developer shall comply with all conditions of approval of the related Conditional Use Permit for PA 02-037 Easter Seals Tri-Valley Campus (Kaleidoscope Center) project. 14. Building Permits, Codes and Ordinances. The B On-going Applicant/Developer shall obtain all necessary permits from the Dublin Building Department. All project construction shall conform to all building codes and ordinances in effect at the time of building permits. 15. Fire Codes and Ordinances. All project construction shall F On-going conform to all fire codes and ordinances in effect at the time of building permits. 16. Permit Validity. This Site Development Review approval shall PL On-going be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the project's conditions of approval. 17. Playing Surface. The basketball court shall be constructed of a PL Through rubberized sports surface of adequate thickness to reduce noise Completion/ associated with the game of basketball. The rubberized sports On-going surface shall be maintained in good condition and replaced as necessary. 18. Equipment Screening. All electrical and/or mechanical PL Through equipment shall be screened from public view. Any roof Completion/ mounted equipment shall be completely screened from view by On-going materials architecturally compatible with the building and to the satisfaction of the Community Development Director. 19. Final Landscape and Irrigation Plan. A Final Landscape and PL Prior to Irrigation Plan prepared and stamped by a State-licensed Issuance of landscape architect or registered engineer, generally consistent Building with the preliminary landscape plan prepared by Ripley Design Permits Group dated received December 3, 2003, along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled water system. 20. Final Landscape Plan Review. The plant palette varieties shall PL Prior to be subject to review and approval of the Director of Community Issuance of Development and/or reviewed by the City's Landscape Architect Building to determine compatibility with reclaimed water use, where Permits appropriate. An irrigation plan shall be submitted with Final Landscape Plans indicating that the system is designed for reclaimed water, where required by DSRSD. 21. Conflicts with Proposed Landscape Features. The final PL Priorto landscape and irrigation plans shall show locations of all Issuance of pedestrian lighting, utilities, drainage ditches, and underdrains at Building bottom of slopes. Plans shall address tree planting within public Permits service easements to avoid conflicts with utilities and streetlights. 22. Standard Plant Material, Irrigation and Maintenance PL Prior to Agreement. The Applicant/Developer shall complete and submit Issuance of to the Dublin Planning Department the Standard Plant Material, Building Lrrigation and Maintenance Agreement. Permits 23. Landscape Borders. All landscaped areas shall be bordered by PL Prior to a concrete curb that is at least 6 inches high and 6 inches wide. Issuance of Curbs adjacent to parking spaces must be 12 inches wide. All Building Permits landscaped areas shall be a minimum of 6 feet in width (curb to curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. Landscape islands adjacent parking spaces shall have a 5 foot radius or be two feet shorter than the parking spaces. 24. Maintenance of Landscape. All landscape areas on the site PL On-going shall be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the 5 removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 25. Water Efficient Landscape Regulations. Applicant/Developer PL Issuance of shall ensure that the Final Landscaping and Irrigation Plan Building conforms to the City's Water Efficient Landscape Regulations, Permits including dual piping to facilitate future recycled water. 26. Fire-Resistant and/or Drought Tolerant Plant Varieties. PL Issuance of Final landscaping and irrigation plans shall include fire-resistant Building and/or drought tolerant plant varieties in the plant palette. Permits 27. Building Permits. To apply for building permits, Applicant B Issuance of shall submit eight (8) sets of construction plans to the Building Building Division for plan check. Each set of plans shall have attached an Permits 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 will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 28. Construction Drawings. Construction plans shall be fully B, PL Prior to dimensioned (including building elevations), accurately drawn Issuance of (depicting all existing and proposed conditions on site), and Building Permits 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. 29. This facility will be an E-3 occupancy and will require the B Prior to Final structure to be sprinkled, have fire alarms and smoke detection. Inspection 305.2.3 CBC 30. The office areas are to be wired as per NEC 210-53. DMC B Prior to Final 7.36.080 Outlet spacing shall not exceed six (6) feet measured Inspection horizontally along the floor line of the wall, each wall space over two (2) shall be treated separately from other wall spaces within the room. 31. Green Building Guidelines. To the extent practical the B Through Applicant shall incorporate Green Building Measures. Green Completion Building plan shall be submitted to the Building Official for review. 32. The project shall comply with Uniform Building and Fire Codes F During as adopted by the City of Dublin. Construction/ On-going 33. Provide fire flow information from DSRSD. F Prior to Building Permit Issuance 34. Submit plans and a permit application to the Fire Department for F Prior to the sprinkler system prior to installation of the system. Installation of System 6 35. Provide a manual and automatic fire alarm system. Submit plans F Prior to and a permit application to the Fire Department for the fire alarm Installation of system prior to installation of the system. System 36. Provide panic hardware on the exit doors from the day care areas. F Prior to Final Inspection 37. A one-hour occupancy separation is required between the day F Prior to Final care area and the storage areas on the east side of the building. Inspection 38. Provide a lock box at the site. Order forms for the lock box are F Prior to Final available at the Fire Prevention office at the address above. The Inspection key can be placed in the box during Fire Department Inspection. LIeWO i. ..... : 39. Improvement and Grading Plans. All improvement and PW Prior to grading plans submitted to the Public Works Department for issuance of review/approval shall be prepared in accordance with these Grading/Site Conditions of Approval, and the City of Dublin Municipal Code work Permit including Chapter 7.16 (Grading Ordinance). When submitting plans for review/approval, the Applicant/Developer shall also fill-out and submit a City of Dublin Improvement Plan Review Checklist (three 8-1/2" x 11" pages). Said checklist includes necessary design criteria and other pertinent information to assure that plans are submitted in accordance with established City standards. The plans shall also reference the current City of Dublin Standard Plans (booklet), and shall include applicable City of Dublin Improvement Plan General Notes (three 8-1/2" x 11" pages). For on-site improvements, the Applicant/Developer shall adhere to the City's On-site Checklist (eight 8-1/2" x 11" pages). All of these reference documents are available from the Public Works Department (call telephone 925-833-6630 for more information). 40. Grading/Site work Permit. All improvement work must be PW Prior to performed per a Grading/Site work Permit issued by the Public issuance of Works Department. Said permit will be based on the final set of Grading/Site civil plans to be approved once all plan check comments have work Permit been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x 11" pages) for more information. The Applicant/Developer must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00. As a condition of issuance of said permit, Improvement Security shall be posted to guarantee the faithful performance of the permitted work. Such security shall be in the form of cash, a certified or cashier's check, a letter of credit, or a permit bond executed by the applicant and a corporate surety authorized to do business in California. The amount of the security will be based on the estimated cost of the site work (excluding the building). The applicant shall provide an estimate of these costs for City review with the first plan-check submittal. 41. Improvements within Existing Easements. The PW Prior to Applicant/Developer shall obtain written permission from the issuance of beneficiaries of all existing easements encumbering the site Grading / Site before constructing improvements within the easement areas if work Permit the proposed improvements are inconsistent with purpose for which the easement was created. Said permission shall be forwarded to the City as evidence of the Applicant/Developer's right to construct said improvements. 42. Water Quality/Best Management Practices. Pursuant to the PW Prior to Alameda Countywide National Pollution Discharges Elimination issuance of Permit (NPDES) No. CAS0029831 with the California Regional Grading/Site Water Quality Control Board (RWQCB), the applicant shall work Permit design and operate the site in a manner consistent with the Start at the Source publication, and according to Best Management Practices to minimize storm water pollution. All trash dumpster enclosures shall have roofs to prevent contaminants from washing into the storm drain system. The applicant shall also install storm inlet filter devices to remove hydrocarbons and other contaminants from storm runoff. All storm inlets shall be stenciled "No Dumping - Drains to Bay" using stencils available from the Alameda Countywide Clean Water Program. 43. Geotechnical Report and Recommendations. The PW Prior to Applicant/Developer shall incorporate the recommendations of issuance of the Geotechnical report prepared for the project, and additional Grading/Site mitigation measures required by the Director of Public Works, work Permit and during into the project design. The Geotechnical Engineer shall certify construction that the project design conforms to the report recommendations prior to issuance of a Grading/Site work Permit. All report recommendations shall be followed during the course of grading and construction. 44. Parking Study and Required Improvements. The PW/PL Improvements Applicant/Developer shall provide parking for the project as to be discussed in the parking study prepared by TJKM Transportation guaranteed Consultants dated 9/26/03, as amended on 10/06/03. Said prior to issuance of parking amounts to 14 parking stalls and 8 loading/unloading Grading/Site spaces (22 total). To comply, parking must be provided as work Permit; follows: Copy of the a. 10 off-site parking spaces as previously granted agreement to Easter Seals by Dublin Unified School referenced in District, (DUSD) the adjacent property owner, item d., or other b. 4 new spaces to be constructed south of the main documentation entrance drive, acceptable to c. 5 new loading/unloading spaces to be created the CDD, to be along the north side of the entrance drive submitted prior to issuance of d. 3 loading/unloading spaces on DUSD property to Occupancy be allowed per a pending agreement/ Permit. arrangement between Easter Seals and DUSD. Said spaces are to be located within an existing pull-out along the west side of the property. 45. Asphalt Concrete Paving. All new asphalt concrete paving PW Prior to shall be designed using a TI of not less than 4.0 for parking stalls issuance of and 4.5 for drive aisles, based on an R-value determined by an Grading/Site analysis of the on-site subgrade soil or R=5 (conservative). work Permit Pavement slopes shall be not flatter than 1% nor steeper than 5% slope except within disabled parking stalls where the slope may not exceed 2% in any direction. 46. ADA-Compliant Storm Drain Grates. All storm drain inlets PW Prior to within the Play Area shall have ADA-compliant grates with grate issuance of openings of not more than ½" in the predominant direction of Building Permit travel across the grate. 47. Exterior Lighting. The applicant shall demonstrate that exterior PW Prior to lighting levels conform to the Non-Residential Security issuance of Requirements provisions of Municipal Code §7.32.230(c). In Building Permit general, all exterior areas shall be illuminated with a minimum uniformly maintained level of 1-foot candle at the ground surface. Cut-off fixtures shall be used where light may spill onto the existing residential homes to the east of the site. 48. Access to Existing Joint Poles. The Applicant shall provide a PW Prior to vehicle driveway at the double gates that lead to the rear Play issuance of Area for maintenance access to the existing joint utility poles that Building Permit reside within an easement along the eastern property line. The configuration of the proposed CMU wall along the eastern property line shall also be designed to facilitate maintenance access to the poles and overhead utility lines. 49. Refuse Collection Location. The Applicant/Developer shall PW Prior to provide designated refuse collection areas for the project, subject issuance of to approval by the appropriate solid waste collection company, Building Permit prior to approval of improvement plans. All refuse collection areas shall be screened from public view and shall have roofs to protect against rainwater intrusion and floor drains connected to the sanitary sewer system to collect runoff from periodic washdown. 50. Standard Public Works Conditions of Approval. PW Prior to Applicant/Developer shall comply with all applicable City of issuance of Dublin Public Works Standard Conditions of Approval Occupancy (Attachment A). In the event of a conflict between the Public Permit Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 51. Release of Security. When all improvements governed by the PW Prior to Grading/Site work Permit are complete to the satisfaction of the issuance of Director of Public Works, the City will release the Improvement Occupancy Security. Prior to the release, the Applicant/Developer shall Permit furnish the following to the City: 1. As-Built or Record Drawings printed on mylar of all Improvement Plans and maps associated with the project. 2. Digital computer files of the plans in a format compatible with the City's GIS system. 9 3. A Declaration or Report by the project Geotechnical Engineer confirming that all geotechnical and grading work associated with the project has been performed in accordance with the Engineer's recommendations. 4. Payment of any outstanding City fees or other debts. Any other information deemed necessary by the Director of Public Works. 52. Storm Water Treatment Measures Maintenance Agreement. PW Prior to Applicant/Developer shall enter into an agreement with the City issuance of of Dublin that guarantees the property owner's perpetual Occupancy Permit maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the reissuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 53. Construction Noise Management Program/Construction PW Prior to Impact Reduction Plan. Applicant/Developer shall conform to issuance of the following Construction Noise Management Occupancy Program/Construction Impact Reduction Plan. The following Permit measures shall be taken to reduce construction impacts: a. Off-site truck traffic shall be routed as directly as practical to and from the freeway to the job site. An Oversized Load Permit shall be obtained from the City prior to hauling of any oversized loads on City streets. b. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. c. Construction equipment shall not be left idling while not in use. d. Construction equipment shall be fitted with noise muffling devices. e. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. f. Excavation haul trucks shall use tarpaulins or other effective covers. g. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 10 h. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. Inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent dust. 3. On-site vehicle speed shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non- petroleum based tackifiers may be required by the Director of Public Works. i. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. j. Construction interference with regional non- project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Routing construction traffic to minimize construction interference with regional non-project traffic movement. 4. Providing ride-share incentives for contractor and subcontractor personnel. k. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-emissions tune-ups. 54. Stop Controls. A stop control device (STOP sign, STOP PW Prior to pavement legend, and stop bar) shall be installed at the vehicle issuance of exit onto Larkdale Avenue. Occupancy Permit 11 55. Passenger Loading/Unloading Zones. The passenger PW Prior to loading/unloading zones for the 5 spaces along the south side and issuance of the 3 spaces along the west side of the site shall be identified Occupancy with curbs painted green and Caltrans R32 or similar signs that Permit read "15 minute parking". All other curbs that are not within parking spaces or passenger loading/unloading zones shall be painted red to prohibit parking. 56. Landscaping at Intersections. Landscaping at intersections PW Prior to shall be such that sight distance is not obstructed for drivers, issuance of Except for trees, landscaping shall not be higher than 30 inches Occupancy Permit above the curb in these areas. 57. Joint Utility Trenches/Undergrounding/Utility Plans. PW Prior to Applicant/Developer shall construct all joint utility trenches issuance of (including electric, telecommunications, cable TV, and gas) in Occupancy accordance with standards enforced by the appropriate utility Permit agency. All vaults, electric transformers, cable TV boxes, blow- off valves and other utility features shall be placed underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the Director of Public Works prior to installation. 58. Temporary Fencing. Temporary Construction fencing shall be PW Prior to installed along perimeter of all work under construction to issuance of Occupancy separate the construction operation from the public. Permit 59. Construction Hours. Construction and grading operations shall PW Prior to be limited to weekdays (Monday through Friday) and non-City issuance of holidays between the hours of 7:30 a.m. and 6:00 p.m. The Occupancy Permit 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 Director of Public Works no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all Saturday and/or holiday work. 60. Damage/Repairs. The Applicant/Developer shall be responsible PW Prior to for the repair or replacement of any damaged pavement, curb & issuance of gutter, sidewalk, or other public street facility resulting from Occupancy construction activities associated with the development of the Permit project. 61. Occupancy Permit Requirements. Prior to issuance of an PW Prior to Occupancy Permit, the physical condition of the project site shall issuance of meet minimum health and safety standards including, but not Occupancy limited to the following: Permit a. The streets and walkways providing access to each building shall be complete, as determined by the Director of Public Works, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional. 12 c. All street name signs and address numbers for streets providing access to the buildings shall be in place and visible. d. Lighting for the streets and site shall be adequate for safety and security. All streetlights on streets providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the Director of Public Works. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) shall be installed and fully functional. 62. Prior to issuance of any building permit, complete improvement DSR Prior to plans shall be submitted to DSRSD that conform to the Issuance of requirements of the Dublin San Ramon Services District Code, Building the DSRSD "Standard Procedures, Specifications and Drawings Permits for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 63. All mains shall be sized to provide sufficient capacity to DSR accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 64. Sewers shall be designed to operate by gravity flow to DSRSD's DSR existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 65. Domestic and fire protection waterline systems for Tracts or DSR Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 66. DSRSD policy requires public water and sewer lines to be DSR located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or 13 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. 67. Prior to approval by the City of a grading permit or a site DSR development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 68. All easement dedications for DSRSD facilities shall be by DSR separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 69. Prior to issuance by the City of any Building Permit, all utility DSR Prior to connection fees, plan checking fees, inspection fees, permit fees Issuance of and fees associated with a wastewater discharge permit shall be Building paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. 70. Prior to issuance by the City of any Building Permit, all DSR Prior to improvement plans for DSRSD facilities shall be signed by the Issuance of District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits 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. 71. No sewer line or waterline construction shall be permitted unless DSR Prior to the proper utility construction permit has been issued by DSRSD. Issuance of A construction permit will only be issued after all of the items in Building condition 65 have been satisfied. Permits 72. The applicant shall hold DSRSD, it's Board of Directors, DSR Through commissions, employees, and agents of DSRSD harmless and Completion indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. POLICE S : :: ...* 73. Lighting is required over exterior entrances/doors including the PO Prior to Final service area. Exterior lighting used for daylight hours shall be Inspection/ adequate to provide for security needs. A lighting plan shall be On-going submitted for approval. The lighting plan shall provide a photometric readout with foot-candles plotted on the site. 74. Vandal resistant covers .shall protect all exterior lighting devices. PO Prior to Final Inspection/ On-going 75. Addressing and building numbers shall be visible from the PO Prior to Final approaches to the building. Insp./On-going 14 76. Locked gated areas shall provide for emergency vehicle access. PO Prior to Final Inspection/ On-going 77. Landscaping shall be kept at a minimal height and fullness giving PO On-going patrol officers and the general public surveillance capabilities of the area. 78. Perimeter fencing shall be a minimum of six feet and shall be PO, PL On-going maintained in good condition. PASSED, APPROVED AND ADOPTED this 27th day of January 2004. Cm. Fasulkey, Nassar, King, and Machtmes AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planni~-~ ger Cm. Jennings Pla~[~g ~o~lr G:~PA#~2002\02-037 Easter Seals~PC Reso SDR.doc 15 Attachment A CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL GENERAL: The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the Director of Public Works 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 Director of Public Works also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its 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. Any water well, cathodic protection well, or exploratory boring on the project property must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda County Flood Control, Zone 7. AGREEMENT AND BONDS: 5. The Developer shall enter into a Tract Improvement Agreement with the City for all tract improvements. The Developer shall provide performance (100%), and labor & material (100%) securities to guarantee the tract improvements, approved by the Director of Public Works, prior to execution of the Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES: The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. 16 Parkland shall be dedicated and / or in-lieu fee paid, prior to approval of the Final Map or issuance of building permits, whichever occurs first, in accordance with the City's Subdivision Ordinance. PERMITS: An encroachment permit from the Public Works Department may be required for any work done within the public right-of-way even if covered under an Improvement Agreement. 10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS: 11. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 12. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non- City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 13. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading recommendations. 14. Developer shall provide the Public Works Department a digital vectorized file of the "master" files for the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone HI, and U.S. foot. FINAL MAP: 15. The Final Map shall be substantially in accordance with the Tentative Map approved with this application, unless otherwise modified by these conditions. 16. All rights-of-way and easement dedications required by the Tentative Map including the Public Service Easement shall be shown on the Final Map. 17. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. EASEMENTS: 18. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 19. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will no longer be used. 17 20. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements on their property. The easements and/or rights-of-entry shall be in writing and copies furnished to the Director of Public Works. 21. All public sidewalks must be within City right-of-way or in a pedestrian access easement unless approved by the Director of Public Works. GRADING PLANS: 22. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the approved Tentative Map, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 23. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. IMPROVEMENTS 24. The public improvements shall be constructed generally as shown on the Tentative Map. However, the approval of the Tentative Map is not an approval of the specific design of the drainage, sanitary sewer, water, traffic circulation, and street improvements. 25. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the Director of Public Works. 26. Developer shall construct all potable and recycled water and sanitary sewer facilities required to serve the project in accordance with DSRSD master plans, standards, specifications and requirements. 27. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant. 28. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for streetlights is 5%. 29. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. 30. Two empty 3" conduits with pull ropes, to accommodate future extension of the traffic interconnect system and for School District uses, shall be installed along any project arterial street frontage. The extent of this work to be determined by the Director of Public Works. 31. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the Director of Public Works. The Developer shall pay the cost of procuring and installing these improvements. 32. The Developer shall furnish and install street name signs, and traffic signs & marking for the project as required by the Director of Public Works. 33. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. The varieties and locations of the trees to be approved by the Community Development Director and Director of Public Works. 18 34. Any decorative pavement installed within City right-of-way requires approval of the Director of Public Works. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works. 35. Roof drainage shall drain across bio-swales or into bio-filters prior to entering the storm drain system. The landscaping and drainage improvements in the bio-swale and bio-filters shall be appropriate for water quality treatment. The Director of Public Works may exempt specific roof leaders from this requirement if space limitations prevent adequate water treatment without creating hazards, nuisance or structural concerns. Concentrated flows will not be allowed to drain across public sidewalks. 36. Developer shall construct gas, electric, cable TV and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the Director of Public Works and the various Public Utility agencies. 37. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 38. All utility vaults, boxes and structures shall be underground and placed in landscape areas and screened from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the Director of Public Works and Community Development Director prior to construction. CONSTRUCTION: 39. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the Director of Public Works. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 40. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 41. Construction activities, including the maintenance and warming of equipment, shall be 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 Director of Public Works. 42. Developer shall prepare a Construction Noise Management Plan, to be approved by the Director of Public Works and Community Development Director, that 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. 43. Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the Director of Public Works. 44. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 19 45. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the Director of Public Works. NPDES: 46. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 47. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 48. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 20