HomeMy WebLinkAboutPC Reso 09-10 Appv SDR Springfield Montessori Schl PA08-038RESOLUTION NO. 09-10
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE SPRINGFIELD MONTESSORI
SCHOOL LOCATED AT THE CORNER OF KOHNEN WAY AND BRANNIGAN STREET IN
AREA F OF DUBLIN RANCH (APN 985-0052-022 AND 985-0052-023)
PA 08-038
WHEREAS, the Applicant, VSS Holdings LLC, has requested approval of a Site Development
Review for the construction of the Springfield Montessori School with a 16,002 square-foot building,
playground and related improvements on approximately ±2.57 acres of land, located in a portion of Area F
of Dublin Ranch, within the Eastern Dublin Specific Plan, at the corner of Kohnen Way and Brannigan
Street; and
WHEREAS, the Applicant has submitted a complete appli,-,ation for Site Development Review
for the construction of a 16,002 square-foot building, playground and related improvements; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by
PDF Designs Group received by the Planning Division on January:23, 2009 and enclosed as Exhibit A;
and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, Staff has recommended the preparation of an Addendum to
the Eastern Dublin Specific Plan area Program Environmental Impact Report (the "Eastern Dublin EIR"),
which was certified by the City Council by Resolution No. 51-93; and
WHEREAS, the City Council previously approved a Mitigated Negative Declaration by
Resolution No. 34-00 (entitled and hereinafter referred to as the "2000 Mitigated Negative Declaration")
and a CEQA Addendum for Areas B/E/F by Resolution No. 43-04 (entitled and hereinafter referred to as
the "2004 CEQA Addendum"); and
WHEREAS, a Staff Report was submitted to the Planning Commission on February 24, 2009
recommending approval of said application; and
WHEREAS, the Planning Commission did hold a public hearing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
A. The proposed Montessori School is consistent with the purposes of Chapter 8.104, Site
Development Review, of the Zoning Ordinance, with the General Plan and with any applicable
Specific Plans and design guidelines because: 1) the proposed project will be compatible with the
surrounding area because the development is designed wish respect to the adjacent properties
which are designated for residential and school uses; 2) the proposed project will conform to the
density, design, and allowable uses as stated in the Stage 1 Development Plan for Area F in Dublin
Ranch as required by Section 8.104.010.F of the Dublin Zoning Ordinance; and 3) the Project will
be an attractive addition to the City and therefore will meet the requirements of Sections
8.104.010.C and 8.104.010.1).
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
proposed daycare use is compatible with the approved uses for the Site and for Area F; 2) the
overall design of the Project is compatible with the neighborhood in which it is located; 3) the
proposed use will have adequate parking to support the facility as required by Chapter 8.76, Off-
Street Parking Regulations, of the Zoning Ordinance; and 4) the proposed project is consistent
with the Planned Development in which it is located.
C. The design of the Project is appropriate to the City, the vic, pity, surrounding properties and the
lot in which the Project is proposed because: 1) there will not be any significant environmental
impacts associated with the Project and the Project has been conditioned to comply with all
mitigation measures adopted as part of the Eastern Dublin Specific Plan EIR and the 2000
Mitigated Negative Declaration prepared for Area F; 2) an addendum to the Eastern Dublin EIR
has been prepared which demonstrates that the proposed project will not adversely impact the
environment beyond what was studied in the Eastern Dublin EIR or the 2000 Mitigated Negative
Declaration; 3) the site layout and design of the proposed building (Project Site) is compatible
with the adjacent properties in that the building and playground is located away from the adjacent
residents and an adequate buffer has been provided; and 4) as conditioned, the building will be
operated in such a manner as to reduce impacts on the surrounding neighborhood.
D. The subject site is physically suitable for the type and intensity of the approved development
because: 1) the General Plan and Eastern Dublin Specific Plan anticipated that a Public/Semi-
Public use will be conducted on the Site; 2) the adopted Stage 1 Planned Development zoning for
the site allows for construction of a Public/Semi-Public facility on the Site; and 3) the proposed
facility will have an initial Floor Area Ratio of .14 which is consistent with the maximum Floor
Area Ratio of .50 permitted by the Stage 2 Planned Development and the Eastern Dublin Specific
Plan.
E. Impacts to existing slopes and topographic features are ada'ressed because: the Project has been
designed to address the existing slope of the site and grading will occur on a portion of the Site to
accommodate the Project.
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 because: 1) the
Project has been well designed to complement the surrou nd:ng neighborhood; 2) the scale of the
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building has been designed to be similar to the surrounding buildings; 3) the building includes a
variety of roof heights and building forms to break up the massing of the building; 4) two types of
awning styles are provided to promote visual interest of the building; 5) the building will have
stucco materials with a precast concrete base to promote visual interest of the building and so that
the building is compatible with materials used in the surrounding neighborhood; 6) a trash
enclosure will be provided on the site to screen refuse; and 7) as required by the conditions of
approval, all HVAC equipment and all conduits or piping will be screened from view.
G. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the project to ensure visual relief,
adequate screening and an attractive environment for the public because: 1) the proposed project
includes a variety of trees and shrubs throughout the site; 2) trees and shrubs have been provided
throughout the parking lot to break up the expanse of paving; 3) street trees will be planted to meet
the requirements of the City's Streetscape Master Plan an3 to complement the tree palette in
Dublin Ranch; 4) lighting will be constructed to match the lighting in Dublin Ranch; and 5) the
sloped area located on the west side of the property will be landscaped.
H. The Site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and
automobiles because: 1) access to the Site will be provided from Brannigan Street; 2) the Project
has been reviewed by the Public Works Department and the Fire Department and adequate access
and circulation has been provided on-site; 3) sidewalks will be provided on Brannigan Street and
an access walkway will be provided from this sidewalk to th.- front of the building; and 4) bicycle
racks will be installed near the front of the building.
BE IT FURTHER RESOLVED that the Planning Corunission does hereby approve said
application, Site Development Review for the Springfield Montessori School, to construct a 16,002
square-foot building, playground and related improvements located at the corner of Kohnen Way and
Brannigan Street, as generally depicted in the Written Statement prepared by VSS Holdings Inc. and
Project Plans prepared by PDF Designs and to the Landscape Plans prepared by Thomas Baak and
Associates, received by the Planning Division on January 23, 2009, labeled Exhibit A to this Resoultion,
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 Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks aJid Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services Districr, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zon,.- 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval P L On-going Planning
for a 16,002 square-foot daycare/school building,
playground and related improvements, PA 08-038
establishes the detailed design concepts and regulations
for the Project. Development pursuant to this Site
Development Review generally shall conform to the
Project Plans submitted by PDF Designs Inc., received
January 23, 2009 on file in the Community
Development Department, and other plans, text, and
diagrams relating to this Site Development Review,
unless modified by the Conditions of Approval
contained herein.
2. Effective Date. This Site Development Review PL On-going Planning
approval is contingent upon the approval of the related
Stage 2 Planned Development Rezone with Stage 2
Development Plan. If the Planned Development
Rezone and Stage 2 Development Plan is not approved
this Site Development Review approval shall become
null and void.
3. Permit Expiration. Construction or use shall PL One year from DMC
commence within one (1) year of adoption of the Stage Adoption of 8.96.020.D
2 Rezone by the City Council approval or the Permit Stage 2 Rezone
shall lapse and 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.
4. Time Extension. The original approving decision- PL One year from DMC
maker may, upon the Applicant's written request for an permit approval 8.96.020.E
extension of approval prior to expiration, and upon the
determination that any Conditions of Approval remain
adequate to assure that applicable findings of approval
will continue to be met, grant a time extension of
approval for a period not to exceed six (6) months. All
time extension requests shall be noticed and a public
hearing or public meeting shall be held as required by
the articular Permit.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
5. Permit Validity. This Site Development Review PL On-going DMC
approval shall be valid for the remaining life of the 8.96.020.F
approved structure so long as the operators of the
subject property comply with the Project's Conditions
of Approval.
6. Revocation of Permit. The Site Development Review PL On-going DMC
approval shall be revocable for cause in accordance 8.96.020.1
with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this Permit shall be subject to citation.
7. Development Agreement. The Developer of the ADM On-going Administrat
project shall meet all applicable sections of the ion/
Development Agreement required for the Project Site. City
Attorney
8. Requirements and Standard Conditions. The Various Building Permit Standard
Applicant/Developer shall comply with applicable City Issuance
of Dublin Fire Prevention Bureau, 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.
9. Required Permits. Developer shall obtain all Permits P W Building Permit Standard
required by other agencies including, but not limited to Issuance
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
co ies of the Permits to the Public Works Department.
10. Fees. Applicant/Developer shall pay all applicable Various Building Permit Various
fees in effect at the time of Building Permit issuance, Issuance
including, but not limited 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,
Fire Facilities Impact fees, Alameda County Flood and
Water Conservation District (Zone 7 Drainage and
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Water Connection fees; or any other fee that may be
adopted and applicable.
11. Indemnification. The Developer shall defend, ADM On-going Administrat
indemnify, and hold harmless the City of Dublin and ion/City
its agents, officers, and employees from any claim, Attorney
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 related to this Project
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.
12. Clean-up. The Applicant/Developer shall be PL On-going Planning
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
13. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by 8.104.100
the Community Development Director if the
modifications or changes proposed comply with
Section 8.104.030.A of the Zoning Ordinance.
14. Controlling Activities. The Applicant/Developer PL On-going Planning
shall control all activities on the Project Site so as not
to create a nuisance to the existing or surrounding
businesses and residences.
15. Soft Building Materials. Soft Foam or efis type PL Building Permit Planning
material may not be installed within 6 feet from the Issuance/
earth or paved areas. On-going
16. Accessory/Temporary Structures. The use of any PL On-going DMC
accessory or temporary structures, such as storage 8.108
sheds or trailer/ container units used for storage or for
any other purposes, shall be subject to review and
approval b the Community Development Director.
PROJ ECT SPECIFIC
17. Mitigation Monitoring Program. The Applicant/ PL On-going Eastern
Developer shall comply with the Eastern Dublin EIR Dublin EIR
Mitigation Monitoring Program and the 2000
Mitigated Negative Declaration for Planning Area F 2000
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
including all mitigation measures, action programs, Mitigated
and implementation measures on file with the Negative
Community Development Department. Declaration
18. Equipment Screening. All electrical and/or PL Building Permit Planning
mechanical equipment shall be screened from public Issuance
view. Any roof-mounted equipment shall be
completely screened from view by materials Through
architecturally compatible with the building and to the Completion/ On-
satisfaction of the Community Development Director. going
The Building Permit plans shall show the location of
all equipment and screening for review and approval
b the Director of Community Development.
19. Colors. The exterior paint colors of the buildings are PL Occupancy 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.
20. Trash and Waste Accumulation. The Applicant or PL On-going Planning
any future owner shall provide and conduct regular
maintenance of the Site at least once daily, in order to
eliminate and control the accumulation of trash, excess
waste materials and debris.
LAND SCAPING
21. Final Landscape and Irrigation Plans. Final PL Building Permit DMC
Landscape and Irrigation Plans, prepared and stamped Issuance 8.72.030
by a State licensed landscape architect or registered
engineer, shall be submitted for review and approval
by the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
landscape plans prepared by Thomas Baak and
Associates LLP, received by the Planning Division on
January 23, 2009, except as modified by the
Conditions listed below and as required by the
Community Development Director.
22. Plant Species. Plant species shall be selected PL Building Permit Planning
according to use, sun/shade location and space Issuance
available. The Landscape Plan should include plant
species that are not salt sensitive. Street trees shall be
hi branching and produce minimal litter.
23. Slopes. The Landscape Plan shall address slopes PL Building Permit Planning
within the property, including erosion, maintenance Issuance
and irrigation issues. All slopes shall have a one-foot
level area at top and bottom of the slope for
maintenance.
CONDITION TEXT RESPON.
AGENCY WHEN REQ'D
Prior to: SOURCE
24. Landscaping at Street/Drive Aisle Intersections. PI1 Building Permit Planning
Landscaping shall not obstruct the sight distance of Issuance
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and
the general public surveillance ca abilities of the area.
25. Lighting. The Applicant/Developer shall prepare a PL, PV, PO Building Permit Planning
photometric plan to the satisfaction of the City Issuance
Engineer, Director of Community Development, the
City's Consulting Landscape Architect and Dublin
Police Services. Exterior lighting shall be provided
within the parking lot and on the building, and shall be
of a design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic.
Lighting used after daylight hours shall be adequate to
provide for security needs. The Plan shall show
measurements for connecting paths, sidewalks and
26. outdoor parking area.
Street Lights and Trees. Maintain approximately 15'
PL, PO
Building Permit
Planning
clearance between streetlights and street trees. Where Issuance
such clearance is not practical for design
considerations, the spacing between the trees shall be
increased and the size of the trees shall be increased to
36" box minimum to reduce the conflict between the
lighting and foliage.
27. Standard Plant Material, Irrigation and PL Building Permit DMC
Maintenance Agreement. The Applicant/Developer Issuance 8.72.050.B
shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
28. Maintenance Agreement.
Landscape Borders. Where applicable, all
PL
Building Permit
Planning
landscaped areas shall be bordered by a concrete curb Issuance
that is at least 6 inches high and 6 inches wide. Any
curbs adjacent to parking spaces must be 12 inches
wide to facilitate pedestrian access. All landscaped
areas shall be a minimum of 6 feet in width (face of
curb to face of curb). All landscape planters within the
parking area shall be at least 2 feet shorter than
adjacent parking spaces to facilitate vehicular
maneuvering. Concrete mow strips at least 4 inches
deep and 6 inches wide shall be required to separate
turf areas from shrub areas.
29. Landscaping. A licant/Deveio er shall construct all PL, PW Building Permit Planning/
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
landscaping within the Site and along the project Issuance Public
frontage. The on-site landscaping shall be to the Works
satisfaction of the Director of Community
Development. The street trees on the frontage
landscaping shall be a minimum 24" box, their exact
tree locations and varieties shall approved by the
Community Development Director and the City
Engineer.
30. Plant Standards. All trees shall be 24" box PL Occupancy Planning
minimum, with at least 30% at 36" box or greater; all
shrubs shall be 5 gallon minimum.
31. Maintenance of Landscaping. All landscaping PL On-going City of
materials within the public right-of-way shall be Dublin
maintained for 90 days and on-site landscaping shall be Standards
maintained in accordance with the "City of Dublin Plant
Standards Plant Material, Irrigation System and Material,
Maintenance Agreement" by the Developer after City- Irrigation
approved installation. This maintenance shall include System and
weeding, the application of pre-emergent chemical Maintenanc
applications, and the replacement of materials that die. e
Any proposed modifications to the landscaping on the Agreement
site, including the removal or replacement of trees,
shall require prior review and written approval from
the Community Development Director.
32. Backflow Prevention Devices. The Landscape Plan PL, PW, F Building Permit Planning
shall show the location of all backflow prevention Issuance
devises. The location and screening of the backflow
prevention devices shall be reviewed and approved by
City Staff.
33. Root Barriers and Tree Staking. The Landscape PL, PW Building Permit Planning
Plans shall provide details showing root barriers and Issuance
tree staking will be installed which meet current City
specifications.
34. Water Efficient Landscaping Ordinance. The PL Building Permit DMC 8.88
Applicant/Developer shall submit written Issuance
documentation to the Public Works Department (in the
form of a Landscape Documentation Package and other
required documents) that the development conforms to
the City's Water Efficient Landscaping Ordinance.
35. Landscape Screening. At no time shall any of the PL On-going Planning
landscaping around building including shrubs and trees
be removed. Removals may only occur if the species is
to be replaced with the same species.
36. Shrubs. All shrubs shall be continuously maintained PL On-going
F
including pruning and regular watering. If at any time
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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
Director.
37. Trees. The property owner shall continually maintain PL On-going Planning
all trees shown on the approved Landscape Plans
including replacing dead or dying trees with the same
species, pruning and regular watering of the trees.
Within five years and every five years thereafter, all
trees which are to be installed in conjunction with this
phase of the Project shall show substantial growth to
the satisfaction of the Community Development
Director. If the trees have not shown substantial
growth, the property owner shall replace the trees to
the satisfaction of the Community Development
Director.
38. Hydroseed Planting. The area to be hydroseeded shall PL Occupancy Planning
be planted and achieve substantial growth prior to
Occupancy.
BUIL DING - GENERAL
39. Building Codes and Ordinances. All project 13 Through Building
construction shall conform to all Building Codes and Completion
Ordinances in effect at the time of Building Permit.
40. Building Permits. To apply for Building Permits, 13 Issuance of Building
Applicant/Developer shall submit eight (8) sets of Building Permits
Construction Plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how the Applicant has
or will comply with the Conditions of Approval.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
Applicant/Developer will be responsible for obtaining
the approvals of all participation non-City agencies
prior to the issuance of Building Permits.
41. Construction Drawings. Construction Plans shall be 13 Issuance of Building
fully dimensioned (including building elevations) Building Permits
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All
structural calculations shall be prepared and signed by
a California licensed Architect or Engineer. The Site
Plan, Landscape Plan and details shall be consistent
with each other.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
42. Addressing. Address will be required on all doors B, ]?L Occupancy Building
leading to the exterior of the building. Addresses shall
be illuminated and be able to be seen from the street, 5
inches in height minimum.
43. Engineer Observation. The Engineer of record shall F. Prior to Frame Building
be retained to provide observation services for all Inspection
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
nor to scheduling the final frame inspection.
44. Phased Occupancy Plan. If occupancy is requested to 11 Prior to Building
occur in phases, then all physical improvements within Occupancy of
each phase shall be required to be completed prior to any Affected
occupancy of any buildings within that phase except Building
for items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved
by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public
Works for review and approval a minimum of 45 days
prior to the request for occupancy of any building
covered by said Phased Occupancy Plan. Any phasing
shall provide for adequate vehicular access to all
parcels in each phase, and shall substantially conform
to the intent and purpose of the subdivision approval.
No individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity. Subject to approval of the
Director of Community Development, the completion
of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of the
deferred landscaping and associated improvements.
45. Air Conditioning Units. Air conditioning units and 13 Occupancy Building
ventilation ducts shall be screened from public view And
with materials compatible to the main building. Units On-going
shall be installed on concrete pads or other non-
movable materials as approved by the Building Official
and Community Development Director.
46. Temporary Fencing. Temporary Construction fencing B Through Building
shall be installed along perimeter of all work under Completion
construction
47. Green Building Guidelines. To the extent practical, 13 Through Building
11
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
the Applicant shall incorporate Green Building Completion
Measures. Green Building plan shall be submitted to
the Building Official for review.
48. Cool Roofs. Flat roof areas shall have their roofing B Through Building
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
49. Electronic File. The Applicant/Developer shall submit B Prior to First and Building
all building drawings and specifications for this Project Final Inspection
in an electronic format to the satisfaction of the
Building Official prior to the issuance of building
permits. Additionally, all revisions made to the
Building Plans during the Project shall be incorporated
into an "As Built" electronic file and submitted prior to
the issuance of the final occu anc .
50. Construction Trailer. Due to size and nature of the B Through Building
development, the Applicant/Developer, shall provide a Completion
construction trailer with all hook ups for use by City
Inspection personnel during the time of construction as
determined necessary by the Building Official. In the
event that the City has their own construction trailer,
the Applicant/Developer shall provide a site with
appropriate hook ups in close proximity to the Project
Site to accommodate this trailer. The
Applicant/Developer shall cause the trailer to be
moved from its current location at the time necessary
as determined by the Building Official at the
Applicant/Developer's expense
51. Copies of Approved Plans. The Applicant shall B 30 days after B
provide the City with 4 reduced (1/2 size) copies of the permit issuance
approved plan. and each
revision
FIRE - GENERAL CONDITIONS
52. Building and Fire Codes. The Project shall comply F On-going Fire
with the applicable Building and Fire Codes.
53. Weight Load. Asphalt, concrete or pavers are I' Building Permit Fire
acceptable all weather surfaces for 40,000 pound Issuance
weight load. 2007 CFC 503.2.3
54. Canvas Awning. Sheet A-2.2 & 3.1 shows a canvas I' Building Permit 2007 CBC
awning that will require flame retardant treatment. Issuance 3105.4
POLI CE - PROJECT SPECIFIC
curity Requirements. The Applicant/Developer P Issuance of DMC
all comply with all applicable City of Dublin Non- Building Permits 7.32.310
7 Security requirements. Section
Residential
On-going 1020
12
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
56. Restrooms. All restrooms shall have at a minimum, PO Issuance of Police
emergency lighting that remain on during hours of Building Permits
operation.
57. Door Sensors. Door sensors with audible alarms shall PO Issuance of Police
be installed as part of the door panic hardware to assist Building Permits
in detecting the doors being opened.
58. Doors. All exterior doors shall be identified with PO Issuance of Police
appropriate lettering or numbering. All interior doors Building Permits
shall be identified with vinyl lettering, etching or
placard signs.
59. Diagrammatic Map. A diagrammatic map of the P() Occupancy Police
interior room assignments shall be displayed in the
main lobby.
60. Licensing. The Applicant and all future owners of the PO On-going Police
daycare shall be licensed and comply with all State of
California Community Care Licensing (CCL)
requirements.
61. Business License. The Applicant must apply for a City PO Occupancy and Police
of Dublin Business License. A copy of the approved On-going
State of California Community Care License must be
submitted with the Business License. All employees,
including paid and volunteer, shall complete a
Mandated Reporter class and provide verification of
such.
62. Unannounced Inspections. Police Services will PO On-going Police
periodically make unannounced inspections of the
facility and may require verification of fingerprint
clearance for staff members as reported back on the
State of California CCL "Personnel Report."
63. Fingerprinting. All staff members are to be PO On-going Police
fingerprinted and prints submitted to California
Department of Justice b the business Applicant.
64. Graffiti. The Developer and all future property PO On-going Police
owner(s) shall keep the site clear of graffiti vandalism
on a regular and continual basis at all times.
65. Access. The Applicant shall provide for Police PO Occupancy Police
emergency access on any locked ate areas.
66. Card. The Applicant shall complete a "Business Site PO Occupancy Police
Emergency Response Card" and shall submit to the
lice.
67. Construction Security. During the construction phase PO Through Police
the Site shall the following: Completion
• The construction site shall be fenced and
locked at all times when workers are not
13
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
present.
• A temporary address sign shall be posted, and
shall be of a sufficient size, a minimum of at
least 36" x 36" with a white background and
stenciled black numbers and letters so that the
sign can be seen during night time hours with
existing street lighting or additional lighting as
needed. The address sign shall be posted on all
approaches to the site.
• The Developer or representative of the
Developer shall file a Dublin Police Emergency
Contact Business Card prior to any phase of
construction that will provide 24 hour phone
contact numbers of persons responsible for the
construction site.
• Good security practices shall be followed with
respect to storage of building materials and the
storage of tools at the construction site.
PUBL IC WORKS-STANDARD CONDITIONS
68. Clarification to Conditions. In the event that there P`V On-going Standard
needs to be clarification to these Conditions of
Approval, the City Engineer has the authority to clarify
the intent of these Conditions of Approval to the
Developer without going to a public hearing. The City
Engineer also has 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 of this Project.
69. Public Improvements. All public improvements to be P`1V On-going Standard
constructed to City standards and the satisfaction of the
City Engineer.
70. Electronic File. Developer shall provide the Public Ply Project Standard
Works Department a digital vectorized file of the Completion
"master" files for the Project when the Project has been
completed. The digital vectorized files shall be in
AutoCAD 2000 DWG or higher drawing format.
Drawing units shall be decimal with the precision of
the Final Map. All objects and entities in layers shall
be colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
71. Notice of Intent. Prior to any clearing or grading, the P`JV Grading/ Standard
Developer shall provide the City evidence that a Notice Sitework Permit
14
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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. The Developer is responsible for
ensuring that all contractors implement all storm water
pollution prevention measures in the SWPPP.
72. Approval by Non-City Agencies. The Developer will PNV Building Permit Standard
be responsible for submittals and reviews to obtain the Issuance
approvals of all participating non-City agencies. The And
Alameda County Fire Department and the Dublin San Grading/
Ramon Services District shall approve and sign the Sitework Permit
Site Plans.
PUBL IC WORKS -SITE SPECIFIC CONDITIONS
73. Lot Merger: Lot Merger M-09-01, merging Parcels 2 PIV Occupancy Public
and 3 of Parcel Map 9451, shall be recorded prior to Works
occupancy.
74. Site Improvements: The site improvements shall be P`V Grading/ Public
constructed generally as shown on the Site Sitework Permit Works
Development Review exhibits. However, the approval
of the Site Development Review is not an approval of
the specific design of the site improvements including
grading and drainage. The grading and drainage shall
be designed so that 1) Drainage from landscape areas
and roof drains does not flow across the asphalt
pavement but is collected and conveyed in an area
drain system connected to the storm drain line or to the
water quality basins, and 2) Concentrated gutter flow
does not drain across the asphalt pavement but is
collected and conveyed to the water quality basins. All
site improvements shall be designed to the satisfaction
of the City Engineer.
75. Water Quality Basins: Developer shall provide PIN Grading/ Public
calculation supporting the design of the water quality Sitework Permit Works
basins.
76. Brannigan Street: Developer shall modify parking PI V Grading/ Public
and striping in Brannigan Street if needed to provide Sitework Permit Works
for the left turn movement into the entrance based on a
traffic analysis approved b the City Traffic Engineer.
77. Grading/Sitework Permit: Developer shall obtain a PIW Grading Public
Grading / Sitework Permit from the Public Works Works
Department for all private grading and site
improvements including those within the Brannigan
Street Right of Way. The Developer shall provide
15
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
performance security, in an amount approved by the
City Engineer, to guarantee the on-site drainage and
treatment improvements, erosion control measures, and
the improvements within the Brannigan Street Right of
Way.
78. Storm Water Treatment Measures Maintenance P1VJ Project Public
Agreement: Developer shall enter into an agreement Completion Works
with the City of Dublin that guarantees the perpetual
maintenance obligation for all storm water treatment
measures installed as part of the Project. Said
agreement is required pursuant to Provision C.3.e.ii of
RWQCB Order R2-2003-0021 for the issuance of the
Alameda Countywide NPDES municipal storm water
permit. Said Permit requires the City to provide
verification and assurance that all treatment devices
will be properly operated and maintained.
DUBLIN SAN RAMON SERVICES DISTRICT SRSD - STANDARD CONDITIONS
79. Prior to issuance of any Building Permit, complete DSR Issuance of Dublin San
improvement plans shall be submitted to DSRSD that Building Permits Ramon
conform to the requirements of the Dublin San Ramon Services
Services District Code, the DSRSD "Standard District
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all DSRSD
policies.
80. Sewers shall be designed to operate by gravity flow to DS,R Improvement Dublin San
DSRSD's existing sanitary sewer system. Pumping of Plans Ramon
sewage is discouraged and may only be allowed under Services
extreme circumstances following a case by case review District
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.
81. Domestic and fire protection waterline systems for DSR Improvement Dublin San
Tracts or Commercial Developments shall be designed Plans Ramon
to be looped or interconnected to avoid dead end Services
sections in accordance with requirements of the District
DSRSD Standard Specifications and sound
engineering practice.
82. DSRSD policy requires public water and sewer lines to DSR Improvement Dublin San
be located in public streets rather than in off-street Plans Ramon
16
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
locations to the fullest extent possible. If unavoidable, Services
then public sewer or water easements must be District
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.
83. Prior to approval by the City of a Grading Permit or a DSR Improvement Dublin San
Site Development Permit, the locations and widths of Plans Ramon
all proposed easement dedications for water and sewer Services
lines shall be submitted to and approved b DSRSD. District
84. All easement dedications for DSRSD facilities shall be DSR Improvement Dublin San
by separate instrument irrevocably offered to DSRSD Plans Ramon
or by offer of dedication on the Final Map. Services
District
85. Prior to approval by the City for Recordation, the Final DSR Recordation of Dublin San
Map shall be submitted to and approved by DSRSD for Final Map Ramon
easement locations, widths, and restrictions. Services
District
86. Prior to issuance by the City of any Building Permit or DSR Issuance of Dublin San
Construction Permit by the Dublin San Ramon Building Permits Ramon
Services District, whichever comes first, all utility Services
connection fees including DSRSD and Zone 7, plan District
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.
87. Prior to issuance by the City of any Building Permit or DSR Issuance of Dublin San
Construction Permit by the Dublin San Ramon Building Permits Ramon
Services District, whichever comes first, all Services
improvement plans for DSRSD facilities shall be District
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.
88. No sewer line or waterline construction shall be DSR Improvement Dublin San
17
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
permitted unless the proper utility construction permit Plans Ramon
has been issued by DSRSD. A construction permit Services
will only be issued after all of the items in Condition District
No. 9 have been satisfied.
89. The Applicant shall hold DSRSD, it's Board of DSR Issuance of Dublin San
Directors, commissions, employees, and agents of Building Permits Ramon
DSRSD harmless and indemnify and defend the same Services
from any litigation, claims, or fines resulting from the District
construction and completion of the Project.
90. Improvement plans shall include recycled water DSR Improvement Dublin San
improvements as required by DSRSD. Services for Plans Ramon
landscape irrigation shall connect to recycled water Services
mains. Applicant must obtain a copy of the DSRSD District
Recycled Water Use Guidelines and conform to the
requirements therein.
91. A back-flow prevention device to prevent back- DAR Issuance of Dublin San
siphoning of water into the potable distribution main Building Permits Ramon
will be required on each commercial account per Services
DSRSD specifications. District
SIGNS - PROJECT SPECIFIC
92. Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Promotional Banner Signs and Balloons 8.884 of the
shall only be permitted after first securing an approved Dublin
Temporary Promotional Sign Permit. Any signage on Zoning
site shall be subject to the sign requirements contained Ordinance
in the City of Dublin Municipal Code.
93. A-Frame Signs. The use of any A-Frame, portable, P:L On-going Chapter
sandwich-board, pennants, or human-held signs on the 8.884 of the
premises is strictly prohibited. Said signs and any form Dublin
of off-site advertising signs shall also be prohibited Zoning
upon any public property, including City streets and Ordinance
sidewalks.
94. Outdoor Events. Any outside events shall be subject PL On-going Chapter
to the Temporary Use Permit requirements contained 8.884 of the
in the City of Dublin Municipal Code, specifically Dublin
Section 8.108.020. Zoning
Ordinance
18
PASSED, APPROVED AND ADOPTED this 24th day of February.2009 by the following vote:
AYES: Wehrenberg, King, Brown, Swalwell
NOES:
ABSENT: Schaub
ABSTAIN:
ATTEST:
Planning Commission C
cwL'
Plannin M er
G: IPAA2008IPA 08-038 Springfield Montessori SchooRPHISDR Reso.DOC
19