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HomeMy WebLinkAboutPC Reso 12-49 Fountainhead Montesorri CUP/SDR RESOLUTION NO. 12-49 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A DAY CARE CENTER AND COMMUNITY FACILITY AND SITE DEVELOPMENT REVIEW PERMIT FOR FACADE MODIFICATIONS AND RELATED SITE IMPROVEMENTS AT 6665, 6670 & 6690 AMADOR PLAZA ROAD (APN 941-1500-51, 52, 53) PLPA-2012-00054 WHEREAS, the Applicant has requested approval of a Conditional Use Permit for the operation of a Day Care Center and Elementary School for up to 381 children and Site Development Review for facade enhancements to three existing buildings and associated site improvements; and WHEREAS, the Project is located in the D-D (Downtown Dublin) Zoning District; and WHEREAS, a Day Care Center and an Elementary School is permitted in the D-D Zoning District subject to approval of a Conditional Use Permit by the Planning Commission; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations required that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the CEQA, Staff is recommending that the Planning Commission find this project Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15304, Minor Alterations to Land. The project consists of a Conditional Use Permit to allow the operation of a Day Care Center and a Community Facility (elementary school) for up to 381 students; and a Site Development Review permit for facade enhancements to three existing buildings and site modifications which would include the construction of additional outdoor play areas, alternations to parking and circulation and the installation of landscaping and fencing; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit and Site Development Review request; and WHEREAS, the Planning Commission held a public hearing on said application on December 11, 2012 at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit (Day Care Center and Community Facility): A. The proposed use and related structure is compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the project would be located on a parcel that that is developed with three existing commercial buildings; 2) the project site is surrounded by a combination of office and commercial uses; and 3) the project would be accessible from Amador Plaza. B. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the project will conform to all applicable regulations contained in the Dublin Zoning Ordinance; and 2) Conditions of Approval have been applied to the project to ensure on-going compatibility with the project's surroundings. C. It will not be injurious to property or improvements in the neighborhood in that: 1) the project will be located on a developed site and has been designed to minimize impacts to existing improvements; and 2) the project has been conditioned to comply with all codes, regulations and requirements relating to the site improvements. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) vehicular access to the site is available from Amador Plaza; 2) the Amador Plaza frontage is fully improved with sidewalks that provide pedestrian access to the project; 3) the project will be served by existing public utilities; and 4) as part of the project, a new enclosure will be constructed that complies with the City's Solid Waste and Recycling Enclosure Ordinance. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the project site is relatively flat and is served by existing public utilities; 2) the project site is accessed from Amador Plaza Road; 3) all required parking will be provided on the project site; 4) the site circulation has been reviewed by the Public Work's Department to ensure that traffic flows effectively through the site; and 5) each of the three buildings includes a drop-off area to encourage parents dropping off their children in these areas instead of parking and walking their children inside. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: 1) the project is located within the Downtown Dublin Zoning District; and 2) the project includes façade enhancements to the existing buildings which will improve the appearance of the project site. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the project would be located on a parcel intended for commercial development; and, 2) as noted above, the project adheres to all development regulations set forth in the Downtown Dublin Specific Plan. 2 of 19 BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Site Development Review Permit: A. The proposal is consistent with the purposes of Chapter 8.104, with the General Plan and with any applicable Specific Plans and design guidelines in that: 1) the project is well designed in relation to the adjacent commercial development; 2) the project complies with the development regulations set forth in the Downtown Dublin Specific Plan; and, 3) the project will provide adequate circulation for automobiles and pedestrians. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the project requires Site Development Review and a complete application has been filed; 2) the project exceeds the amount of parking required in accordance with Chapter 8.76 (Off- Street Parking and Loading Regulations); and, 3) the project complies with the development regulations contained in the Downtown Dublin Specific Plan. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed in that: 1) the proposed facade remodel colors, materials and finishes that complement the adjacent development; 2) the project consists of three outdoor play areas and a soccer field which are not located near residential uses; and, 3) the project site consists of three existing buildings that adhere to all required setbacks for the site. D. The subject site is physically suitable for the type and intensity of the approved development in that: 1) the project site is relatively flat and is currently served by existing public utilities; 2) the project site is accessed from an existing driveway off Amador Plaza; and, 3) all required parking will be provided on the project site. E. Impacts to existing slopes and topographic features are addressed in that: 1) the project site is relatively flat and does not include any significant slopes or topographic features. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity in that: 1) the façade modifications will enhance the appearance of the existing commercial buildings; 2) the project is well designed and incorporates a variety of colors, materials and finishes that complement the adjacent commercial development; 3) the project is located with convenient access from Amador Plaza; and 4) the project complies with the development regulations and design guidelines set forth in the Downtown Dublin Specific Plan. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public in that: 1) the project site includes large trees along the site's perimeter which are to remain; 2) the project includes a garden area in front of Building 1; 3) the project includes storm water basins to treat stormwater runoff; and, 4) the project includes a variety of plant species that soften the edges of the buildings. 3 of 19 H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) vehicular access to the Project site is existing and includes a driveway along Amador Plaza; 2) pedestrian access to the Project site can also be obtained from an existing sidewalk along Amador Plaza; 3) conditions of approval have been placed on the Project requiring that bicycle racks be provided; 4) the site circulation has been reviewed by the Public Work's Department to ensure that traffic flows effectively through the site; and 5) each of the three buildings includes a drop-off area to encourage parents dropping off their children in these areas instead of parking and walking their children inside. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve the Conditional Use Permit and Site Development Review for the operation of a Day Care Center and Community Facility (Elementary School) and façade remodel and related site modifications as shown on the project plans, date stamped received by Dublin Planning on December 3, 2012, and attached as Exhibit A, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: GENERAL 1. Approval. This Conditional Use Permit and Site PL Ongoing Standard Development Review approval is for Fountainhead Montessori for the operation of a Day Care Center and Elementary School and a façade remodel at 6665, 6670 & 6690 Amador Plaza for up to 381 children and for the construction and use of outdoor play areas and associated site improvements related to the operation of the Fountainhead Montessori Complex (PLPA-2012- 00054). This approval shall be as generally depicted and indicated on the plans prepared by Johnson Lyman Architects dated received by Dublin Planning on December 3, 2012 and written statement dated September 28, 2012 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. 2. Effective Date. This Conditional Use Permit/Site PL On-going Standard Development Review approval becomes effective 10 days after action by the Planning Commission. 4 of 19 3. Permit Expiration. Construction or use shall PL 1 year of DMC commence within one (1) year of this Conditional Use Permit 8.96.020.D Permit/Site Development Review approval or the Permit approval shall lapse and become null and void. 4. Time Extension. The original approving decision- PL Permit Standard maker may, upon the Applicant's written request for an Expiration extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 5. Modifications. The Community Development Director PL On-going DMC may consider modifications or changes to this 8.100 & Conditional Use Permit and Site Development Review 8.104 approval if the modifications or changes proposed comply with Chapter 8.100 (Conditional Use Permit) and Chapter 8.104 (Site Development Review) of the Zoning Ordinance. 6. Revocation of Permit. The Conditional Use Permit PL On-going DMC and Site Development Review approval shall be 8.96.020.1 revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Indemnification. The Developer shall defend, Various On-going In indemnify, and hold harmless the City of Dublin and its accordance agents, officers, and employees from any claim, action, with Gov. or proceeding against the City of Dublin or its agents, Code officers, or employees to attack, set aside, void, or Section annul an approval of the City of Dublin or its advisory 66499.37 agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 8. Fees. Applicant/Developer shall pay all applicable fees FIN Issuance of Standard in effect, including, but not limited to, Planning fees, Building Building fees, Traffic Impact Fees, TVTC fees, Dublin Permits San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County 5of19 Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Requirements and Standard Conditions. The Various Building Standard Applicant/Developer shall comply with applicable City of Permit Dublin Fire Prevention Bureau, Dublin Public Works Issuance Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. PLANNING 10. Parking. A total of 168 parking spaces shall remain PL On-going Planning available for use by Fountainhead Montessori and for office tenants during the approved hours of operation. 11. Red Curb. A red curb shall be painted in front of PL Occupancy Planning Building 2 adjacent to the drop off-area (6670 Amador Plaza Road) to meet the loading requirements in Chapter 8.76 of the Zoning Ordinance (60 lineal feet for every 100 students). 12. Student Drop-off. A staff member shall be present at PL On-going Planning each building to greet the kids as they are dropped off to guide children into protected play area and reduce the need for parents to park. 13. Noise. Outdoor play activities shall be controlled so as PL On-going Planning not to create unusual or unnecessary noise that may disturb or anno sersons workin• in the vicinit . 14. Property Maintenance. The Applicant/Developer and PL During Planning property owner shall be responsible for maintaining the Construction, site in a clean and litter free condition during Through construction and through completion. Per the City of Completion Dublin Non-Residential Property Maintenance and On-going Ordinance, DMC Section 5.64.050, the Applicant/ Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a regular and continuous basis. 15. Accessory/Temporary Structures and Uses. A PL Placement Planning Temporary Use Permit is required for all construction on site trailers, security trailers and storage containers used during construction. 16. Temporary Signage. All temporary signage shall be PL On-going DMC subject to the regulations of Chapter 8.84 (Sign 8.84 Re•ulations of the Dublin Zonin• Ordinance. 17. Bicycle Racks. Bicycle racks shall be installed near PW, PL Prior to Public the entrances of each building at a ratio of 1 rack per 40 issuance of Works and 6of19 vehicle parking spaces. Bicycle racks shall be Occupancy Planning designed to accommodate a minimum of four bicycles Permit(s) per rack, and so that each bicycle can be secured to the rack. The location of the bicycle racks shall not encroach into any adjacent/adjoining sidewalks in a manner that would reduce the unencumbered width of the sidewalk to less than 4'. Bicycle racks shall be placed in locations where they will have adequate lighting and can be surveyed by the building occupants. 18. Community Care Licensing. The Applicant and/or PL Issuance of Planning Future Tenant must be licensed by and comply with the occupancy State of California Community Care Licensing. The permit applicant shall submit a copy of this license to the Planning Division. 19. Business License. The Applicant and/or Future Various Building Various Tenant shall apply for a City of Dublin Business License Permit within 30 days of approval of the Conditional Use Issuance Permit/Site Development Review. 20. Hours of Operation. The approved hours of operation PL On-going Planning are 7:00 a.m. to 6:30 p.m., Monday through Friday. The Applicant shall be responsible for ensuring that the drop-off and pick-up of children is conducted in an orderly manner and does not negatively impact surrounding businesses. 21. Graffiti. The Applicant, Future Tenant and/or Property PL On-going DMC Owner shall keep the site clear of graffiti vandalism on a 5.68 regular and continuous basis, at all times. Where feasible graffiti resistant materials should be used. 22. Nuisance. The Applicant and/or Future Tenant shall PL On-going DMC control all activities so as not to create a public or 5.28.020 private nuisance to the existing and surrounding businesses. 23. Temporary Promotional Banners and Balloons. PL On-going DMC Temporary Promotional Banner Signs and Balloons are 8.84 subject to compliance with Chapter 8.84 of the Dublin Zoning Ordinance. 24. Playground Equipment. The new playground PL Issuance Planning equipment shall require a Site Development Review Building Waiver to be approved by the Community Development Permits De•artment •dorto issuance of buildin• •ermits. 25. Solid Waste and Recycling Enclosure Standards. PL, PW Issuance Public The trash enclosure shall comply with the City of Building Works & Dublin's Solid Waste and Recycling Enclosure Permits Planning Standards adopted by the City Council in June 2011. The trash enclosure shall be architecturally designed to be compatible with the building. The doors must be designed with self-closing gates that can be locked closed and can also be held open with pin locks during loading. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. An area drain shall be installed within the trash enclosure with a connection to the sanitary sewer 7of19 system. In addition, a hose bib shall be provided for convenient wash-down of the trash enclosure. The enclosure shall not obstruct access and shall have accessible route and entrance door. LANDSCAPING 26. Final Landscape and Irrigation Plans. Final PL Building DMC Landscape and Irrigation Plans prepared and stamped Permit 8.72.030 by a State licensed landscape architect or registered Issuance engineer shall be submitted for review and approval by the City Engineer and the Community Development Director. Plans shall be generally consistent with the landscape plans prepared by Thomas Baak & Associates, LLP, received by the Planning Division on December 3, 2012, except as modified by the Conditions listed below and as required by the Community Development Director. 27. Landscaping at Street/Drive Aisle Intersections. PL Building Planning Landscaping shall not obstruct the sight distance of Permit motorists, pedestrians or bicyclists. Except for trees, Issuance landscaping (and/or landscape structures such as walls) at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a minimum height and fullness giving patrol officers and the general public surveillance capabilities of the area. 28. Plant Standards. All trees shall be 24" box minimum, PL Occupancy Planning with at least 30% at 36" box or greater; all shrubs shall be 5 gallon minimum. 29. Maintenance of Landscaping. All landscaping PL On-going City of materials within the public right-of-way shall be Dublin maintained for 90 days and on-site landscaping shall be Standards maintained in accordance with the "City of Dublin Plant Standards Plant Material, Irrigation System and Material, Maintenance Agreement" by the Developer after City- Irrigation approved installation. This maintenance shall include System weeding, the application of pre-emergent chemical applications, and the replacement of materials that die. Any proposed modifications to the landscaping on the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 30. Root Barriers and Tree Staking. The Landscape PL, PW Building Planning Plans shall provide details showing root barriers and Permit tree staking will be installed which meet current City Issuance specifications. 31. Water Efficient Landscaping Ordinance. The PL Building DMC 8.88 Applicant/Developer shall submit written documentation Permit to the Public Works Department (in the form of a Issuance Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 32. Shrubs. All shrubs shall be continuously maintained PL On-going Planning including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the Project 8 of 19 Site are damaged, missing, dead or dying, these shrubs shall be immediately replaced with the same species to the satisfaction of the Community Development Director. 33. Trees. The property owner shall continually maintain all PL On-going Planning trees shown on the approved Landscape Plans including replacing dead or dying trees with the same species, pruning and regular watering of the trees. Within five years and every five years thereafter, all trees which are to be installed in conjunction with this phase of the Project shall show substantial growth to the satisfaction of the Community Development Director. If the trees have not shown substantial growth, the property owner shall replace the trees to the satisfaction of the Community Development Director. BUILDING 34. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 35. Plumbing Fixture Count. Project shall meet the B Through Building Completion minimum number of fixtures for adults and children (water closets, lavatories, urinals and drinking fountains) per Table 4-1 of the 2010 California Plumbing Code to Plumbing fixture. Plumbing calculations shall be required for the proposed tenants. 36. Accessibility. Project to comply with regulations for B Through Building existing buildings per CBC Chapter 1134B as it relates to Completion interior and exterior accessibility (e.g., accessible path of travel throughout the site and between each building; minimum number of accessible parking stalls; accessible entry to playground equipment, etc.). Additional detailing shall be required to verify compliance. 37. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building Division for plan check. Permits Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building •ermits. Issuance of Buildin• Permits 38. Change of Occupancy Permit required. As per section B Issuance of Building 3408 of the California Building Code, a change of Building occupancy requires the building to meet the criteria of a Permits new building for the proposed occupancy category. This may require upgrades to the structural system. A letter from the engineer-of-record shall be required assessing whether the project meets the new occupancy category criteria •er CBC Table 1604.5 or is exem•ted from 9of19 structural upgrades. 39. Construction Drawings. Construction plans shall be B Issuance of Building fully dimensioned, accurately drawn (depicting all existing Building and proposed conditions on site), and prepared and Permits signed by a California licensed Architect or Engineer. All structural calculations (if required) shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 40. Addressing. Address will be required on all doors B Occupancy Building leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 5 inches in height minimum. 41. Room Identification. All rooms shall be identified and B Occupancy Building labeled with a room number and use. A copy of the identified / labeled rooms shall be maintained in a matrix format in the main office of each building and at all main entry doors. The identification signage shall meet accessibility standards. 42. Temporary Fencing. Temporary Construction fencing B Through Building shall be installed along perimeter of all work under Completion construction. 43. Green Building Guidelines. The California Green B Through Building Building Standards Code for alternations may be required Completion on this project. Green Building plan shall be submitted to the Chief Building Official for review. CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN 44. Security Requirements. The Applicant shall comply PL & B Occupancy Planning & with all applicable City of Dublin Non-Residential Building Building Security Requirements including, but no limited to addressing, landscaping and lighting. 45. Landscaping. In addition to the regulations contained PL & B On-going Planning & in the Non-Residential Building Security Requirements, Building shrubs and ground cover located adjacent to buildings, walkways and drive aisles shall not exceed 24-inches in height at full maturity. All existing and new trees shall maintain a minimum lower canopy clearance of 6-feet from finished •rade exce•t for •erimeter landsca•in•. 46. Lighting. In addition to the regulations contained in the PW, PL & Occupancy Planning & Non-Residential Building Security Requirements, all B Building exterior lighting shall be metal halide. Specifications for all exterior light fixtures shall be submitted for review prior to issuance of Building Permits. The location of light fixtures shall be coordinated with existing and proposed landscaping to minimize conflicts. Any illumination, including security lighting, shall be directed away from adjoining properties, businesses or vehicular traffic so as not to cause any glare. 47. Photometric Plan. A Photometric Plan shall be PL & B Building Planning & submitted prior to issuance of Building Permits Permits Building demonstrating that required lighting levels contained in the Non-Residential Building Security Requirements will be met. 10 of 19 48. Commercial Day Care/Education Facilities. In PL & B On-going Planning & addition to the regulations contained in the Non- Building Residential Building Security Requirements, all exterior doors shall be provided with a room number on the door. A map of the facilities detailing the location of all rooms and their use shall be kept on file at the facilities on-site office. 49. Business Site Emergency Response Card. The PL & B Occupancy Planning & Applicant shall complete and submit a "Business Site Building Emergency Response Card" to the Community Development Department. 50. Office Tenants. All entrance doors to individual office PL & B Occupancy Planning & suites shall include a security window or peephole for Building exterior viewing. The name and suite number of the office tenant shall be prominently displayed on or immediately adjacent to the entrance door(s). FIRE 51. Compliance with Codes. The project shall comply with F On-going Fire Uniform Building and Fire Codes as adopted by the City of Dublin. 52. Fire Alarm (detection) System Required. A Fire F Occupancy Fire Alarm-Detection System shall be installed throughout the buildings so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NPFA 72, Ca Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. 53. Deferred Submittal. Plans for the required sprinkler F Installation Fire monitoring shall be submitted to the Fire Department for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. The plans shall not be submitted until the building permit has been issued for the building. CFC 1005.2. 54. Exits. If children are present on the second floor of the F On-going Fire buildings, two exterior exits are required. PUBLIC WORKS 55. General Public Works Conditions of Approval: PW Ongoing Project Developer shall comply with the City of Dublin General Specific Public Works Conditions of Approval contained below ("Standard C of A") unless specifically modified by Project Specific Conditions of Approval. 56. Clarifications and Changes to the Conditions. In Approval of the event that there needs to be clarification to these Public PW Improvement Conditions of Approval, the Directors of Community Plans Works Development and Public Works have the authority to 11 of 19 clarify the intent of these Conditions of Approval to the Applicant/Developer by a written document signed by the Directors of Community Development and Public Works and placed in the project file. The Directors also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from impacts of this project. 57. Storm Drain Treatment Measures: The developer PW Occupancy Project shall install storm drain treatment measures as shown Specific in the C.3 Report for Fountainhead Montessori School, prepared by AMS Associates, Inc., dated September 19, 2012. The stormwater ponds shall include a screen or filter at each storm drain pipe outfall into the pond that comply with Section C.10 of the Municipal Regional Permit for Stormwater with regards to trash capture. As an alternate, a filter can be installed downstream of the site in the drainage system in Amador Plaza Road. Final treatment measures shall be shown on the improvement plans. 58. Traffic Analysis: The Applicant/Developer shall submit PW Within 60 days Project a traffic analysis that evaluates the following elements: of SDR/CUP Specific 1) Trip generation for the current and proposed Approval and Prior to Issuance land uses. of Building/ 2) Trip distribution along St. Patrick Way, Amador Grading Permits Plaza Road, 1-680 on/ off ramps, and Dublin Boulevard. 3) Trip assignment of trips to the intersections of Dublin Boulevard and Amador Plaza Road, and St. Patrick Way/ 1-680 on/off ramps and Amador Plaza Road. 4) Intersection analysis for the above two intersections to determine any potential impacts to pedestrians, bicyclists and transit. The analysis will evaluate delays and queues by lane groups/ movements at the intersections during the peak times. The analysis may be conducted using existing data and /or computer files that are available in the Public Works Department. 5) The Applicant shall supply adequate staff to ensure safe traffic flow on-site. 59. Site Plan. On-site improvements shall be designed in PW Issuance of Project accordance with the approved site plan, entitled Grading/ Specific "Fountainhead Montessori" by Johnson Lyman Sitework Permit Architects, dated December 3, 2012, Sheets A0-E2. The site plan shall be modified with the final design to (a) provide a walkway connection from the northeast corner of the soccer field to the pathway along the westerly side of the main driveway,(b) provide a sidewalk connection around the steps at the southeast corner of the outdoor play area, and (c) eliminate the BART property connection unless agreed to by BART 12 of 19 and an acceptable design is submitted to and approved by the City and BART. 60. Accessible Path of Travel. Applicant shall provide an PW Issuance of Project accessible path of travel/walkway from the public Grading/ Specific sidewalk on Amador Plaza Road to the building Sitework Permit entrance per California Building Code requirements. Said walkway shall be 4'-minimum wide. 61. Site Accessibility Requirements. All parking spaces PW Occupancy Project for the disabled and other physical site improvements Specific shall comply with current UBC Title 24 requirements and City of Dublin Standards for accessibility. 62. Vehicle Parking. Applicant should repair any PW Occupancy Project distressed areas of pavement obstructing the path of Specific travel. The parking spaces striping that is in poor condition shall be re-striped. All parking spaces shall be double striped using 4" white lines set approximately 2 feet apart according to City standards and §8.76.070 (A) 17 of the Dublin Municipal Code. All compact-sized parking spaces shall have the word "COMPACT" stenciled on the pavement within each space. 12"-wide concrete step-out curbs shall be constructed at each parking space where one or both sides of the parking space adjoin a curb. 63. Driveway Approaches: The two driveway approaches PW Occupancy Project on Amador Plaza Road shall be reconstructed per City Specific Std. Drawing No. CD-106 or CD-108 to be compliant with Title 24 accessibility requirements. 64. Signs and Pavement Markings. The Applicant/ PW Occupancy Public Developer shall be responsible for the following on-site Works traffic signs and pavement markings: 1. Accessible parking signs and legends per State Title 24 requirements. 2. The word "Compact" shall be stenciled on the pavement surface within each compact parking space. 3. No Stopping/Fire Lane. 65. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Project responsible for the repair of any damaged pavement, Specific curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. The Developer shall repair/replace existing sidewalk and tree wells along the frontage of the Project on Amador Plaza Road as directed by the City Engineer. 66. Occupancy Permit Requirements. Prior to issuance PW Occupancy Project of an Occupancy Permit, the physical condition of the Specific project site shall meet minimum health and safety standards including, but not limited to the following: 1) Lighting for the building and parking lot shall be adequate for safety and exterior. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Securit li•htin• shall be •rovided as re•uired b 13 of 19 Dublin Police. 2) All construction equipment, materials, or on- going work shall be separated from the public by use of fencing, barricades, caution, ribbon, or other means reasonably approved by the City Engineer/Public Works Director. 3) All fire hydrants for the building shall be operable and easily accessible to City and ACFD personnel. 4) All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and fully functional. 67. Traffic Impact Fees: The developer shall be PW Issuance of Standard C responsible for payment of the Downtown Dublin Traffic Building Permits of A Impact, and the Tri-Valley Transportation Development Fee. Fees will be payable at issuance of building permits. 68. Compliance with Ordinances & Polices. The PW Ongoing Standard Developer shall comply with the Grading Ordinance, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 69. Erosion Control/Grading Bond. The Developer shall PW Issuance of Standard provide an erosion control/ grading bond in an amount Grading/ adequate to winterize and stabilize the site and to Sitework Permits restore/ repair any public improvements impacted by the project. 70. Encroachment Permit. Developer shall obtain an PW Start of Work Standard Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 71. Grading/Sitework Permit. All improvement work must PW Start of Work Standard be performed per a Grading/Sitework Permit issued by the Public Works Department. Said permit will be based on the final set of civil plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached a••lication (three 8-1/2" x 11" •a•es for more 14 of 19 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 due at the time of permit issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. 72. Non-City Agency Permits. Developer shall obtain all PW Start of Work Standard permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 73. Project Submittals. All submittals of plans shall comply PW Approval of Standard with the requirements of the "City of Dublin Public Improvement Works Department Improvement Plan Submittal Plans Requirements", and the "City of Dublin Improvement Plan Review Check List". 74. Non-City Agency Approvals. The Developer will be PW Approval of Standard responsible for submittals and reviews to obtain the Improvement approvals of all participating non-City agencies. The Plans Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 75. Geotechnical Report. The Applicant/Developer shall PW Approval of Standard provide a site specific geotechnical report prepared by a Improvement reputable geotechnical engineer. The Geotechnical Plans, or Engineer shall certify that the project design conforms Grading Plans, to the report recommendations prior to issuance of a Grading/Sitework Permit or Building Permit. All report recommendations shall be followed during the course of grading and construction. 76. Digital Vectorized File. Developer shall provide the PW Final Inspection Standard Public Works Department a digital vectorized file of the and Release of "master" files for the project when the Final Map has Bonds been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. 77. Grading Plan. The Grading Plan shall be in PW Approval of Standard conformance with the recommendations of the Grading Plans or Geotechnical Report, the approved Tentative Map Issuance of and/or Site Development Review, and the City design Grading Permits, standards & ordinances. In case of conflict between the and Ongoing soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 78. Erosion Control Plan. A detailed Erosion Control Plan PW Approval of Standard shall be included with the Grading Plan approval. The Grading Plans or 'Ian shall include detailed desi•n, location, and Issuance of 15 of 19 maintenance criteria of all erosion and sedimentation Grading Permits, control measures. and Ongoing 79. Public Improvements. All public improvements shall PW Approval of Standard conform to the City of Dublin Standard Plans and Improvement design requirements and as approved by the City Plans or Start of Engineer. Construction, and Ongoing 80. Fire Hydrants. Fire hydrant locations shall be approved PW Prior to Standard by the Alameda County Fire Department. A raised Occupancy of reflector blue traffic marker shall be installed in the Units or street opposite each hydrant. Acceptance of Improvements 81. Utility Vaults. All utility vaults, boxes and structures, PW Prior to Standard unless specifically approved otherwise by the City Occupancy of Engineer, shall be underground and placed in Units or landscape areas and screened from public view. Prior Acceptance of to Joint Trench Plan approval, landscape drawings shall Improvements be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. 82. Erosion Control Plan. The Erosion Control Plan shall PW Ongoing as Standard be implemented between October 15th and April 15th Needed unless otherwise allowed in writing by the City Engineer. 83. Construction Hours. Construction activities, including PW Ongoing as Standard the maintenance and warming of equipment, shall be Needed limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. 84. Construction Noise Management Plan. Developer PW Start of Standard shall prepare a construction noise management plan Construction that identifies measures to be taken to minimize Implementation construction noise on surrounding developed Ongoing as properties. The plan shall include hours of construction Needed operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 85. Construction Traffic. Developer shall prepare a plan PW Start of Standard for construction traffic interface with public traffic on any Construction; existing public street. Construction traffic and parking Implementation may be subject to specific requirements by the City Ongoing as Engineer. Needed 86. Pest Control. The Developer shall be responsible for PW Ongoing Standard controlling any rodent, mosquito, or other pest problem due to construction activities. 87. Construction Dust Control. The Developer shall be PW Start of Standard responsible for watering or other dust-palliative Construction; 16 of 19 measures to control dust as conditions warrant or as Implementation directed by the City Engineer. Ongoing 88. Operation & Maintenance Agreement. The property PW Issuance of Standard owner shall enter into an agreement with the City of Building Permits Dublin that guarantees the perpetual maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.h. of RWQCB Order R2-2009-0074 for the issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 89. Storm Water Pollution Prevention Plan. The Storm PW SWPPP to be Standard Water Pollution Prevention Plan (SWPPP) shall identify Prepared Prior the Best Management Practices (BMPs) appropriate to to Approval of the project construction activities. The SWPPP shall Improvement include the erosion control measures in accordance Plans: with the regulations outlined in the most current version Implementation of the ABAG Erosion and Sediment Control Handbook Prior to Start of or State Construction Best Management Practices Construction and Handbook. The Developer is responsible for ensuring Ongoing as that all contractors implement all storm water pollution Needed prevention measures in the SWPPP. DUBLIN SAN RAMON SERVICES DISTRICT(DSRSD) 90. Prior to issuance of any building permit, complete DSR Issuance of DSRSD improvement plans shall be submitted to DSRSD that permits conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans & all DSRSD policies. 91. All mains shall be sized to provide sufficient capacity to DSR Issuance of DSRSD accommodate future flow demands in addition to each permits development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 92. Sewers shall be designed to operate by gravity flow to DSR Issuance of DSRSD DSRSD's existing sanitary sewer system. Pumping of permits sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment to of present worth 20 years maintenance cost as well as other conditions with a separate agreement with the applicant for any project that requires a pumping station. 93. Domestic and fire protection waterline systems for DSR Issuance of DSRSD Tracts or Commercial Developments shall be designed permits to be looped or interconnected to avoid dead end sections in accordance with requirements of the 17 of 19 DSRSD Standard Specifications and sound engineering practice. 94. DSRSD policy requires public water and sewer lines to DSR Issuance of DSRSD be located in public streets rather than in off-street permits locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 95. Prior to approval by the City of a grading permit or a site DSR Issuance of DSRSD development permit, the locations and widths of all permits proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 96. All easement dedications for DSRSD facilities shall be DSR Issuance of DSRSD by separate instrument irrevocably offered to DSRSD or permits by offer of dedication on the Final Map. 97. Prior to approval by the City for Recordation, the Final DSR Issuance of DSRSD Map shall be submitted to and approved by DSRSD for permits easement locations, widths, and restrictions. 98. Prior to issuance by the City of any Building Permit or DSR Issuance of DSRSD Construction Permit by the Dublin San Ramon Services permits District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 99. Prior to issuance by the City of any Building Permit or DSR Issuance of DSRSD Construction Permit by the Dublin San Ramon Services permits District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 100. No sewer line or waterline construction shall be DSR Issuance of DSRSD permitted unless the proper utility construction permit permits has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied. 101. The applicant shall hold DSRSD, its Board of Directors, DSR On-going DSRSD commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any 18 of 19 litigation, claims, or fines resulting from the construction and completion of the project. 102. Improvement plans shall include recycled water DSR Issuance of DSRSD improvements as required by DSRSD. Services for permits landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. PASSED, APPROVED AND ADOPTED this 11th day of December 2012 by the following vote: AYES: Wehrenberg, O'Keefe, Brown, Schaub, Bhuthimethee NOES: ABSENT: ABSTAIN: P • g Commission Chair ATTEST: G Assistan Corn unity Development Director G:IPA#12012IPLPA-2012-00054 Fountainhead Montessori School CUP SDRIPlanning CommissionlPC Reso.12.11.12.docx 19 of 19 LO'n mm ww o U a a Q ¢ U w w w i �w ro GrS I UJ U a ro Ua.w U o � 8v 0� 8 O �Q �UV-) `� a VJwL�a�� UaoOa�a� -4m) V ° � o w o n a ° � J w _q � �' v �o •� U � ° 2 a J 6 8 8 A r� 0. 0 3 A N N i2 N 1Ni � N �.� 8 �, o � V cq p" w A 14 ro u U U g U u u� � A i,' k t, CN' o ,b MI` AtlM?I�Rt.Gdd 1S N C4 _ o N ya w "d �u .w �� b G� a-- II c0 P� � � v ,n v •• ro°� w� v v � v �" Flo !�1 �" ro g II O�� m� b� • 3 9 9 oj- ell ro g d c .oz ar w Q dj .g o i✓ r� O h 5 #PEI p E s ® e o flyp� .•-. A S �•,^,!� al -� ems, �, t✓ MB C, a 8 p z l� Q t� I I 'c N 1L1 # 1� �o 8 0 a �a 0. F oa � 3 s U s ti awa Em spy qm Im oNua nls ONIL33NION3 ONINN d 'OU! 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