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HomeMy WebLinkAbout5.1 Quarry Lane Pre-School SDR (PLPA-2018-00033)Page 1 of 8 STAFF REPORT PLANNING COMMISSION DATE: August 27, 2019 TO: Planning Commission SUBJECT: Quarry Lane Pre-School SDR (PLPA-2018-00033) Prepared by:Robert Smith, Associate Planner EXECUTIVE SUMMARY: The Planning Commission will consider a request by the property owner, Dr Sabri Arac, for approval of a Site Development Review Permit to construct a new 26,000 square foot building to house the Quarry Lane Pre-School. The proposed facility will include 15 classrooms, activity rooms (i.e. music, library, art, and staff rooms) and related site improvements include onsite parking, frontage and landscape improvements, and an outdoor children’s play area including play structures. RECOMMENDATION: Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt the Resolution approving a Site Development Review Permit for the construction of a 26,000 square foot commercial building on 2.68 acres located at 6085 Scarlett Drive. PROJECT DESCRIPTION The 2.68 acre project site is located 6085 Scarlett Drive (figure 1). The property has a General Plan land use designation of Business Park/Industrial and Outdoor Storage. The site falls within the Light Industrial zoning district and is subject to the Scarlett Court Overlay zoning designation and Scarlett Court Design Guidelines. The site is currently used to store vehicles associated with other Scarlett Court businesses including vehicles from the adjacent auto-sales business and vehicles associated with the recreational vehicle rental use to the west of Scarlet Drive. The applicant proposes to operate a preschool at this location that would provide care for up to 300 children. A preschool is permitted to operate at this location with approval of a Zoning Clearance if they meet established development standards as further discussed later in this staff report. The applicant is currently requesting approval of a Site Development Review Permit to construct a 26,000 square foot preschool facility consisting of fifteen classrooms and 5.1 Packet Pg. 8 Page 2 of 8 associated activity rooms (music, library, art, staff rooms), onsite parking, frontage improvements, landscaping and an outdoor play area with play structures. Figure 1: Project Vicinity ANALYSIS The Zoning Ordinance requires a Site Development Review Permit for the construction of new principle structures. Approval of the Permit is subject to findings related to policy compliance, including General Plan policies, consistency with zoning, physical suitability of the site, impacts to topography, architectural considerations, landscape considerations and adequate circulation provision, as shown in the findings included in the draft resolution included as Attachment 1. The proposed project is shown on the project plans which are included as Attachment 2 and the c olor renderings included as Attachment 3 to this Staff Report. 5.1 Packet Pg. 9 Page 3 of 8 Figure 2: Site Plan Site Plan The proposed building is generally located in the center of the parcel and oriented towards Scarlett Drive allowing parking and circulation around the perim eter of the site. The narrowest setback is to the southerly boundary, yet the building retains approximately forty (40’) feet of setback from the property line. The street frontage will be improved and includes new landscaping, frontage improvements and pu blic art facing Scarlett Drive. The large nature of the site also gives the applicant an opportunity to install extensive landscaping for both screening and visual appeal as further discussed below. The trash and recycling enclosure is discretely located a t the rear of the property. The proposed project will include a 10,000 square foot play yard located on the east side of the building in the central courtyard area. The play areas will have colorful play structures, and although the exact play structure s specifications have not yet been determined, conceptual plans are appropriate as Attachments 2 and 3. The larger play structures are anticipated to be 10-15 feet tall with other smaller (4 foot tall) play equipment. A condition of approval has been included requiring the applicant to obtain a Site Development Review Waiver prior to installation the play equipment (Attachment 1, Condition 17). The play areas will include a rubberized play surface for areas that fall within the safety fall zone of the proposed play structures. Access, Circulation, and Parking Scarlett Drive is served by two travel lanes in the north and south bound directions. These north and southbound travel lands are separated by a stormwater culvert running the length of Scarlett Drive. This effectively results in a one-way flow of traffic in each direction. Vehicular access to the project site will be provided by a driveway entrance to the south, with a driveway exit to the north and circulation in a counterclockwise manner around the building. The site plan is arranged to allow drop off and pick up at multiple 5.1 Packet Pg. 10 Page 4 of 8 building entrances to facilitate efficient vehicle and pedestrian access around the site. The primary portion of the site fronting Scarlett Drive consists of generous tree plantings. Bio-retention areas are located throughout the site as further discussed below. The total site area for landscaping is approximately 27,600 square feet with a large portion of the landscaping able to treat stormwater runoff from building rooftops, surface parking lots, roadways and circulation paths. The city completed a circulation analysis to evaluate access to the site (Attachment 4). This analysis resulted in several recommendations that have been included as conditions of approval for related street and traffic flow improvements in the surrounding area. This includes parking, striping, and signage improvements at the intersection of Scarlett Court and Scarlett Drive. The improvements include redlining curbs and restricted street parking at peak hours to enhance visibility at the intersection. The roadway restriping will enhance the operation of the intersection with all changes intended to enhance public safety due to the increased number of vehicle trips associated with the new use. Please refer to conditions 118-120 relating to these specific requirements. The parking requirement is based on the number of proposed students and staff members anticipated to attend the facility. The applicant proposes a total of 300 students and 15 staff members. The applicant is proposing to provide 118 parking spaces (Table 1), which exceeds the total requirement of 95 parking spaces as shown in Table 1 below. Table 1: Parking Requirement for Daycare Use Parking Requirement Required Stalls Daycare 1 per employee 15 1 per 5 students 60 Total Required 95 Total Provided 118 The 118 parking spaces provided include Six (6) accessible parking spa ces are also provided; seven (7) spaces for electric vehicles and charging facilities and eleven (11) clean air vehicle spaces. Landscaping The Applicant proposes planting on the site to serve a dual function of bio -retention for stormwater compliance and site screening for visual appeal. Landscape features are located on all sides of the building and surrounding the outdoor play area. The landscaping buffer is planted with draught tolerant and native species, with variations in the location and size of planting to provide ground cover, (lower level shrubs and bushes) and larger trees for sightline screening. The trees along the perimeter of the site are proposed to have planting boxes between 24” to 36” (Attachment 2, Sheet L2) with a variety of tree species. 5.1 Packet Pg. 11 Page 5 of 8 Building Design/Architecture The proposal is to construct a modern building which compliments this part of the City. The horizontal and vertical articulation adds architectural interest to the building, with vertical tower elements at the corners and main entry. The elevations include recessed windows, projecting and recessed elevational planes, raised roof portions and the appropriately detailed roof overhangs. The use of standing seam metal roof, stucco, with stucco accents, and aluminum framed windows will complement the building architecture and surrounding built environment. Figure 3: Perspectives, Colors and Materials The Scarlett Court Design Guidelines encourage vertical articulation of the new buildings mass and height to avoid monotony in building elevations. The prominent tower elements denote both the front of the building and the main entrance, with the more subservient towers at the building corners adding height variation. The 35 foot tall building height remains within the development standards allowance of up to 45 feet high. Separating individual windows with stucco accent panels on all elevations adds color and interest and provides a visual cue to the proposed use of the building as a preschool educational facility. 5.1 Packet Pg. 12 Page 6 of 8 The contemporary design of the Quarry Lane Preschool complements the surrounding area. The adjacent auto dealerships and motorcycle dealership on the east side of the street have a similar contemporary architectural feel, with color palettes and urban forms that are clean and simple, reflecting the use of the buildings. The building design accommodates the required functions for the proposed preschool. Classrooms are oriented to ensure sufficient light and ventilation can be achieved to each room and of sufficient size to accommodate an appropriate number of children, with approximately 20 children per classroom (excludes rooms listed with ancillary functions such as music room and library). Figure 4. Floor Plan The architectural form meets the design standards of the General Plan, zoning code, and Scarlett Court Design Guidelines and will positively contribute to this portion of the City. Public Art Compliance The Applicant has elected to provide public art on the project site. The location of the public art will be adjacent to the northern exit driveway fronting Scarlett Drive. The installation and location is subject to review by the Heritage and Cultural Arts Commission and approval by the City Council. The Applicant is proposing to locate public art near the road to ensure it will be accessible to the public (reference on Sheet L.1 Landscape Plan). Zoning Clearance A preschool is classified as a Daycare Center use type in the Zoning Ordinance. A Daycare center is permitted use in the Light Industrial Zoning District with approval of either a Zoning Clearance or a Minor Use Permit (Zoning Ordinance Section 8.12.050). 5.1 Packet Pg. 13 Page 7 of 8 The Zoning Ordinance establishes development standards for Daycare Centers (Zoning Ordinance Section 8.82.040) addressing things such as parking, staggered drop- off/pick-up, hours of operation, outdoor play areas, signs, state and local licensing, and compliance with Ordinances. A Daycare Center which meets those development standards qualifies for ministerial approval of a Zoning Clearance by staff, and approval of a Minor Use Permit from the Community Development Director if it does not meet the development standards. The proposed project complies with the development standards for a Daycare Center. Therefore, if the Planning Commission approves the Site Development Review Permit for this project, Staff will then approve a Zoning Clearance for the proposed use. ENVIRONMENTAL REVIEW The project is located within a developed area of the City, to State CEQA Guidelines Section 15332, a Class 32 Categorical Exemption applies because this development project: is consistent with applicable general plan policies and zoning designations; occurs within a project site smaller than five acres and are substantially surrounded by urban uses; has no value as habitat for endangered, rare or threatened species; will not result in any significant effects relating to traffic, noise, air quality, or water quality; and is located on a site that can be adequately served by all required utilities and public services. Therefore, staff recommends that the Project be found exempt under CEQA Guidelines Section 15332 as a Class 32 urban infill development and would not result in any new significant effects on the environment. CONSISTENCY WITH THE GENERAL PLAN, AND ZONING ORDINANCE The proposed project is consistent with the General Plan Land Use designation. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project is consistent with the development standards of the zoning code. The design and site planning meet the requirements of the Scarlett Court Design Guidelines. The project has been designed to be compatible with adjacent and surrounding developments. Pedestrian circulatio n and gathering spaces have been linked together with sidewalks. In general the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality building that is utilizing contemporary, high- quality materials and finishes in compliance with the design guidelines. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval appropriate to ensure the project is established in compliance with all local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution pertaining to the Site Development Review. 5.1 Packet Pg. 14 Page 8 of 8 NOTICING REQUIREMENTS/PUBLIC OUTREACH In accordance with the City’s policy, the Applicant installed a Planning Application Notice Sign along the project frontages. The sign includes details about the project and how to find out more information. The project is also included on the City’s Project Development Website. In accordance with State law, a public hearing notice was published in the East Bay Times and posted at several locations throughout the City. Notices were mailed to all property owners and tenants within 300 feet of the project site. Notices were also mailed to interested parties. A copy of the Staff Report has been provided to the Applicant and posted to the City’s website. ATTACHMENTS: 1. Resolution Approving a Site Development Review Permit 2. Exhibit A to Attachment 1 - Project Plans 3. Color Renderings 4. Transportation Analysis 5.1 Packet Pg. 15 RESOLUTION NO. 19-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE CONSTRUCTION OF A 26,000 SQUARE FOOT COMMERCIAL BUILDING ON 2.68 ACRES LOCATED AT 6085 SCARLETT DRIVE (APN 941-0550-019-12) PLPA-2018-00033 WHEREAS, the applicant Dr Sabri Arac, is requesting approval to construct a 26,000 square foot commercial daycare center building to be operated by Quarry Lane Preschool, on an undeveloped 2.68 acre site located at 6085 Scarlett Drive; and WHEREAS, the project is consistent with the General Plan land use designation of Business Park/Industrial outdoor Storage, the Light Industrial (M-1) Zoning District, the Scarlett Court Overlay District and the Scarlett Court Design Guidelines; and WHEREAS, the Project Plans illustrate the site layout and building elevations for the construction of 26,000 square foot commercial building which is permitted by the Zoning Ordinance with the submission of a Zoning Clearance permit within this zoning district; and WHEREAS, the California Environmental Quality Act (CEQA) together with state guidelines and Dublin’s CEQA guidelines require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, the project is located within a developed area of the City, to State CEQA Guidelines Section 15332, a Class 32 Categorical Exemption applies because this development project: is consistent with applicable general plan policies and zoning designations ; occurs within a project site smaller than five acres, substantially surrounded by urban uses; has no value as habitat for endangered, rare or threatened species; will not result in any significant effects relating to traffic, noise, air quality, or water quality; and is located on a site that can be adequately served by all required utilities and public services. Therefore, the Project is exempt under CEQA Guidelines Section 15332 as a Class 32 urban infill development and would not result in any new significant effects on the environment. WHEREAS, the Site Development Review Project Plan Set, attached as Exhibit A to this Resolution illustrates the proposed site layout, building architecture, driveway, parking, circulation, access to public streets, frontage improvements, landscaping, and exterior play area for the proposed project; and WHEREAS, a Staff Report dated August 27, 2019, was submitted recommending that the Planning Commission approve a Site Development Review Permit for the proposed project; and WHEREAS, on August 27, 2019, the Planning Commission held a public hearing on the project at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and 5.1.a Packet Pg. 16 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 2 WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for the 2.68 acre site 6085 on the east side of Scarlett Drive. A. The proposal is consistent with the purposes of Chapter 8 .104 of the Zoning Ordinance, General Plan and any applicable Specific Plans and design guidelines because: 1) The project is in compliance with land use allocations of the site including the Scarlett Court Design Guidelines, development standards of the City of Dublin Zoning Code Development Standards including compliance with setbacks, floor area ratio, height and architectural standards; and 2) the building location, on-site circulation, parking, landscaping meet development standards and are designed in an appropriate manner; and 3) the site layout implements the vision of the Scarlett Court Design Guidelines and creates a walkable environment by incorporating pedestrian-scale circulation, that connections, where appropriate, throughout the project area. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development, compatible with the intended use, existing commercial uses, and surrounding properties in this zoning district; 2) the project meets the requirements of the Scarlett Court Design Guidelines, provides a high quality of design, architecture, materials and landscaping; and 3) the project complies with the development regulations set forth in the City of Dublin Zoning Code and is consistent with the Scarlett Court Overlay Zoning District. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the design of the proposed buildings and associated improvements provides for a seamless transition with the existing development and circulation pattern of the Scarlett Court Overlay Zoning District in which is it located and meets the associated priorities of the Design Guidelines; 2) the size and mass of the proposed building and the overall design are appropriate; 3) the project will expand the commercial opportunities in this area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the project provides additional active development in an existing commercial district that can support the intended proposed use; 2) the project site will be fully served by a network of infrastructure of public roadways, services, and facilities ; and 3) the proposed building size and configuration would not exceed the allowable building area or create adverse conditions on-site or for surrounding properties. E. Impacts to existing slopes and topographic features are addressed because : 1) the project site is generally flat; and 2) landscaping along the street frontage and throughout the project will be complete. 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 5.1.a Packet Pg. 17 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 3 unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping quality to provide an appropriate commercial development in this zoning district; 2) the proposed building reflects a similar and compatible architectural style and development pattern of other commercial buildings within the area; 3) the materials proposed will be high-quality and long-lasting; and 4) the color and materials proposed are appropriate to the contemporary architectural design, reflecting materials of other commercial buildings in the vicinity. 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 landscaping, hardscape and amenities are designed in the contemporary style to complement the architecture of the building; and 2) the project is also required to conform to the requirements of the City’s Water Efficient Landscape Ordinance, which is demonstrated and secured by condition of approval. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the proposed layout of the parking area has been reviewed for safety and adequate circulation; and 2) development of this project will integrate into the existing circulation and development pattern of the larger area. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby approves the Site Development Review Permit for vacant land to the east of Scarlett Drive as shown on the project plans date stamped received August 1st, 2019 and included as Exhibit A, 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 [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. # CONDITION TEXT RESPON. AGENCY WHEN REQ’D Prior to: PLANNING 1. Approval. This Site Development Review (SDR) approval is for the commercial project for Quarry Lane Preschool at vacant land (APN: 941-0550-019-12) east of Scarlett Drive (PLPA-2018-00033). This SDR approval is for a 26,000 square foot building and associated site and landscape improvements. This approval shall be as generally depicted and indicated on the project plans, attached to this Resolution as Exhibit A, prepared by BKBC Architects Inc, dated received June 24, 2019 consisting of 20 sheets, on file in the Community Development Department, and other PL Ongoing 5.1.a Packet Pg. 18 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 4 plans (including colors and materials plan), text, color and materials boards relating to this SDR and as specified by the following Conditions of Approval for this project. 2. Effective Date. This SDR approval becomes effective 10 days after action by the Planning Commission unless otherwise appealed to the City Council. PL Ongoing 3. Permit Expiration. Construction or use shall commence within one (1) year of Permit approval or the Site Development Review shall lapse and become null and void. 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. PL One Year After Effective Date 4. Time Extension. The Community Development Director may, upon the Applicant’s written request for an extension of approval prior to expiration, upon the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed twelve (12) months. PL Prior to Expiration Date 5. Compliance. The Applicant/Property Owner shall operate this use in compliance with the Conditions of Approval of this Site Development Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. PL On-going 6. Revocation of Permit. The Site Development Review approval shall be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. PL On-going 7. Requirements and Standard Conditions. The Applicant/ Property Owner shall comply with applicable City 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. Various Building Permit Issuance 8. Required Permits. Applicant/Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation PW Building Permit Issuance and 5.1.a Packet Pg. 19 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5 District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Qua lity Control Board, Caltrans and provide copies of the permits to the Public Works Department. Grading Permit Issuance 9. Fees. Applicant/Property Owner shall pay all applicable fees in effect at the time of building permit 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 Water Connection fees; or any other fee that may be adopted and applicable. Approved Development Agreement supersedes where applicable. Various Building Permit Issuance 10. Indemnification. The Applicant/Property Owner shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. ADM On-going 11. Clarification of Conditions. In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Applicant/Site Owner without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. PL, PW On-going 12. Clean-up. The Applicant/Property Owner shall be responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. PL On-going 13. Modifications. Modifications or changes to this Site Development Review approval may be considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. PL On-going 5.1.a Packet Pg. 20 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 6 14. Project Signage. A Sign Permit is required prior to installation of any project related signage. Any sign shown in the Project Plans are for illustrative purposes only and the full details of the sign sizes, content, materials, and construction shall be shown in the separate sign package. PL Installation of Project Related Signage 15. Bicycle Parking. Provide bicycle parking details for both short and long term parking that would show all offsets from adjacent buildings, curbs and structures. PL Building Permit Issuance 16. Construction Trailer. The Applicant/Developer shall obtain a Temporary Use Permit prior to the establishment of any construction trailer, storage shed, or container units on the Project site. PL Establishment of the Temporary Use 17. Site Development Review Waiver for Playground. A Site Development Review Waiver shall be required the playground equipment prior to equipment installation. PL Building Permit Issuance 18. Public Art. The project is required to comply with Sections 8.58.05A and 8.58.05D of Chapter 8.58 (Public Art Program) of the Dublin Municipal Code. The Project will make a monetary contribution in-lieu of acquiring and installing a public art project on the property, as provided by the Dublin Municipal Code section 8.58.050D. The in-lieu contribution shall be as provided in the Dublin Municipal Code, Chapter 8.58. PL Building Permit Issuance PLANNING - LANDSCAPE 19. Final Landscape and Irrigation Plan. Plans shall comply with Chapter 8.72 and be generally consistent with the project plans attached to this Resolution as Exhibit A and date stamped received on June 28, 2019. A Final Landscape and Irrigation Plan prepared and stamped by a State licensed landscape architect or registered engineer shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled water system. PL Building Permit Issuance or Approval of Improvement Plans 20. Decorative Paving: The material, color and finish of decorative paving materials at driveway entrances shall be approved by the planning Department (Guidelines 3.5.7). PL Building Permit Issuance 21. Water Efficient Landscaping Ordinance: The Landscape and Grading Plans shall comply with the City’s Water Efficient n Landscaping Ordinance. (DMC 8.88) 1. Bio-treatment areas shall be in a separate hydrozone from non-treatment areas and the water budget calculations shall be revised as necessary. 2. Label irrigation service as potable or recycled service. 3. State the static pressure and water supply type at the irrigation service on the irrigation plan PL Building Permit Issuance or Approval of Improvement Plans 22. Sustainable Landscape Practices. The landscape design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning 60 points or more and meeting the 9 PL Building Permit Issuance or Approval of 5.1.a Packet Pg. 21 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 7 required practices in the Bay-Friendly Landscape Scorecard. Improvement Plans 23. Landscape Screening: Utility areas shall be screened from roadways and walkways. Landscape shall be of a height and density so that it provides a positive visual impact within three years from the time of planting. (DMC 8.72.030.A.27) PL Building Permit Issuance or Approval of Improvement Plans 24. Landscape Borders: All landscaped areas in parking areas shall be bordered by a concrete curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width curb to curb. (DMC 8.76.070.A.19) PL Building Permit Issuance or Approval of Improvement Plans 25. Tree Composite Plan: Submit composite utility, lighting, joint trench, and tree plan to resolve potential conflicts. PL Building Permit Issuance or Approval of Improvement Plans 26. Street Lights and Trees: Maintain approximately 15’ clearance between streetlights and street trees. Where 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. PL Building Permit Issuance or Approval of Improvement Plans 27. Root Barriers and Tree Staking: The Landscape Plans shall include details for tree root barriers and tree staking in compliance with current City Standard Specifications and Details. PL Building Permit Issuance or Approval of Improvement Plans BUILDING CONDITIONS 28. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. B Through Completion 29. Building Permits. To apply for building permits, Applicant/Developer shall submit electronic drawings and specifications, and the number of hard copies – as determined by the chief Building Official – for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. B Issuance of Building Permits 30. Construction Drawings: Construction plans shall be fully dimensioned (including building elevations), accurately drawn (depicting all existing and proposed conditions on site), and prepared/signed by a CA licensed Architect or Engineer. All structural calculations (HVAC units greater B Prior to issuance of Building Permits 5.1.a Packet Pg. 22 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 8 than 400lbs, new exterior openings) shall be prepared/signed by a CA licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 31. Engineer Observation. The Engineer of record shall be retained to provide observation services for all components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. B Prior to scheduling the final frame inspection 32. Foundation. Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division on the approval. B Permit issuance 33. CASp Reports: Applicant shall obtain the services of a Certified Access Specialist for the review of the construction drawings and inspections for the building interior and site exterior. A written report shall be submitted to the City prior to approval of the permit application. Additionally, a written report shall \be submitted to the City Building Inspector prior to scheduling the final inspection. B Prior to Permitting and Occupancy 34. Solar Zone – CA Energy Code Show the location of the Solar Zone on the site plan. Detail the orientation of the Solar Zone. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. B Through Completion 35. Cool Roofs. Flat roof areas shall have their roofing material coated with light colored gravel or painted with light colored or reflective material designed for Cool Roofs. B Through Completion 36. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. B Occupancy 37. Accessory Structures. Building permits are required for all trash enclosures and associated amenities/structures (trellises) and are required to meet the accessibility and building codes. B Through Completion 38. Temporary Fencing. Temporary Construction fencing shall be installed along the perimeter of all exterior work under construction. B Through Completion 39. Addressing for Suites a) Address signage shall be provided as per the Dublin Commercial Security Code. b) Address signage shall be illuminated and be able to be seen from the street, 4 inches in height minimum. c) Address will be required on all doors leading to the exterior of the building. Addresses shall be B Prior to release of addresses Prior to permitting Prior to occupancy 5.1.a Packet Pg. 23 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 9 illuminated and be able to be seen from the street, four inches in height minimum. 40. Accessible Parking. The required number of parking stalls, the design, and location of the accessible parking stalls shall be as required by the CVA Building Code, Chapter 11-B B Through Completion 41. Green Parking: The design and number of clean air/EV ready stalls shall e as required by the CA Green Building Standards Code. B Through Completion 42. FEMA – Floodplain: The project is currently shown to be in the floodplain. The applicant shall submit either a letter of map amendment, letter of map change or letter of map revision prior to permitting. If the site has not been removed from the floodplain by a letter, then elevation certificates will be required at the correct stages. B Prior to permitting 43. Plumbing Fixture Count - The plumbing fixture count (water closets, lavatories, urinals, sinks, and drinking fountains) shall meet the minimum requirements for the new tenant as per the CA Plumbing Code, Tables A and 422.1. Provide the calculations directly on the plans. Fixture for children shall meet the suggested dimensions per CBC Table 11B-604.9. B Prior to permit issuance 44. As -Built Drawings. All revisions made to the building plans during the project shall be incorporated into an “as Built” electronic file and submitted prior to the issuance of the final occupancy. B 30 Days After Permit and Each Revision Issuance 45. Copies of Approved Plans. Applicant shall provide City with 2 reduced (1/2 size) copies of the City of Dublin stamped approved plan. B 30 days after permit and each revision issuance FIRE PREVENTION 46. Project will require the following for approval. Provide compliance with 20’ EXIT discharge in 2016 C.B.C. section 452.1.1 Fire Alarm (detection) System Required. A Fire Alarm-Detection System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall meet requirements of C.F.C. F Building Permit Issuance 5.1.a Packet Pg. 24 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 10 Fire Alarm Plans. (Deferred Submittal Item). Submit detailed drawings of the fire alarm system, including floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire Department for review and permit prior to the installation. Where employee work area’s have audible alarm coverage, circuits shall be initially designed with a minimum 20% spare capacity for adding appliances to accommodate hearing impaired employee’s. 47. New Fire Sprinkler System & Monitoring Requirements In accordance with The Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance with the NFPA 13, the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal. a) Sprinkler Plans. (Deferred Submittal Item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. b) All sprinkler system components shall remain in compliance with the applicable N.F.P.A. 13 Standard, the CA Fire Code and the CA Building Code. c) Underground Plans. (Deferred Submittal Item). Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All underground and fire water supply system components shall be in compliance with the applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The system shall be hydrostatically tested and inspected prior to being covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department. d) Central Station Monitoring. Automatic fire extinguishing systems installed within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. e) Fire Protection Equipment shall be identified with approved signs constructed of durable materials, permanently installed and readily visible. F Building Permit Issuance 48. Fire and Emergency Access Roads; approved for construction sites shall be designed to meet the F Building Permit Issuance 5.1.a Packet Pg. 25 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 11 requirements The approved all weather-surface shall be considered as first lift of asphalt and the access shall be approved by the Department of Public Works prior to commencement of combustible storage or any construction on the site. Fire apparatus roadways shall have a minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: “NO STOPPING FIRE LANE - CVC 22500.1”. 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 49. Site Plan. The site plan needs to show sufficient detail to reflect an accurate and detailed layout of the site for review and record purposes. The site plan will need a scale that will allow sufficient details for review purposes and include, but not be limited to the following: - The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. - Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. - The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. - The location of any overhead obstructions and their clearances - The location of property lines and assumed property lines between buildings on the same property as well as any easements. F Building Permit Issuance 50. The site plan will also need to note the location and distance of fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. Fire Extinguishers. F Occupancy 5.1.a Packet Pg. 26 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 12 Extinguishers shall be visible and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. FD Building Key Box Building Access. A Fire Department Key Box shall be installed at the main entrance to the Building. Note these locations on the plans. The key box should be installed approximately 5 1/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. MEANS OF EGRESS: Exit signs shall be visible and illuminated with emergency lighting when building is occupied. MAXIMUM OCCUPANT LOAD. Posting of room capacity is required for any occupant load of 50 or more persons. Submittal of a seating plan on durable placard is required prior to final occupancy. 51. Interior Finish Wall and ceiling interior finish material shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut-sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant. F Occupancy 52. Main Entrance Hardware Exception. It is recommended that all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key-locking hardware (no thumb-turns) on the main exit when the main exit consists of a single door or pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating “This door to remain unlocked whenever the building is occupied” shall be provided. The sign shall be in letters not less than 1 inch high on a contrasting background. This use of this exception may be revoked for cause. F Building Permit Issuance 53. Addressing. Addressing shall be illuminated or in an illuminated area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers F Occupancy 5.1.a Packet Pg. 27 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 13 shall be on the exterior of the glass and a contrasting background placed behind the numbers. Building Address. The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street the address references. The address characters shall not be less than 5 inches in height by 1-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. Rear Doors. The address shall also be provided on any rear doors to the tenant space with minimum 5-inch high characters. Entrance Posting. Where the addressing on the building will not be clearly visible from either direction of travel along the access road the address references. Address posting shall also be provided at the entrance to the property. The address size shall be 5-inches high and should be on a reflective background. 54. The project must comply with all building and fire code requirements in affect at the time of building permit submittal. F Building Permit Issuance 55. Fire Sprinklers. Fire sprinklers are required to be installed throughout the project. F Building Permit Issuance DUBLIN SAN RAMON SERVICES DISTRICT 56. Complete improvement plans shall be submitted to DSRSD that 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 and all DSRSD policies. DSRSD Building Permit Issuance 57. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. DSRSD Building Permit Issuance 58. Sewers shall be designed to operate by gravity flow to DSRSD’s existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. DSRSD Building Permit Issuance 59. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in DSRSD Building Permit Issuance 5.1.a Packet Pg. 28 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 14 accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 60. DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street 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. DSRSD Building Permit Issuance 61. The locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. DSRSD Issuance of any grading permit, site work permit or building permit 62. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map DSRSD Building Permit Issuance 63. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San Ramon Services 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. DSRSD Building Permit Issuance 64. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San Ramon Services 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. DSRSD Building Permit Issuance 65. No sewer line or waterline construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 66 have been satisfied. DSRSD Building Permit Issuance 66. Above-ground backflow prevention devices/double detector check valves shall be installed on fire protection systems connected to the DSRSD water main. The Applicant shall collaborate with the Fire Department and DSRSD to size and configure the fire system. The DSRSD Building Permit Issuance and ongoing 5.1.a Packet Pg. 29 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 15 Applicant shall minimize the number of backflow prevention devices/double-detector check valve through strategic placement and landscaping. 67. Development plans will not be approved until landscape plans are submitted for DSRSD review and approval. DSRSD Approval of Final Landscape Plans 68. This project will be analyzed by DSRSD to determine if it represents additional water an/or sewer capacity demands on the district. Applicant will be required to pay all incremental capacit6y reserve fees for water and sewer services as required by the project demands. All capacity reserve fees must be paid prior to installation of water meter for water. If a water meter is not required, the capacity reserve fee shall be paid prior to issuance of a building permit. The District may not approve the building permit until capacity reserve fees are paid. DSRSD Building Permit Issuance and ongoing 69. If any trash enclosures are required to drain to the sanitary sewer, grease and sand trap interceptors shall be installed within the trash enclosure area. The trash enclosure shall be roofed and graded to minimize rainwater or stormwater from entering the trash enclosure. DSRSD Building Permit Issuance and ongoing PUBLIC WORKS GENERAL CONDITIONS 70. Conditions of Approval. Developer shall comply with the City of Dublin Public Works Standard Conditions of Approval unless specifically modified by Special Conditions of Approval below. PW On-going 71. Compliance. Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision and Zoning Ordinances, City of Dublin Title 7 Public Works Ordinance, which includes the Grading Ordinance, the City of Dublin Public Works Standards and Policies, the mo st 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). PW On-going 72. Clarifications and Changes to the Conditions. In the event that there 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. PW On-going 5.1.a Packet Pg. 30 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 16 73. Fees. As part of the issuance of any project permits, the Developer shall pay all applicable fees in effect at the time of permit issuance, including, but not limited to: Planning fees; Building fees; Dublin San Ramon Services District fees; Public Facilities fees; City of Dublin Fire fees; Noise Mitigation fees; Inclusionary House In-Lieu fees; Alameda County Flood and Water Conservation fees; and any other fees as noted in the Development Agreement. Various Departme nts Grading Permit or Building Permit Issuance 74. Zone 7 Impervious Surface Fees. The Developer shall complete a “Zone 7 Impervious Surface Fee Application” and submit an accompanying exhibit for review by the Public Works Department. Fees generated by this application will be due at issuance of Building Permit. PW Grading Permit or Building Permit Issuance PUBLIC WORKS – PERMITS 75. Encroachment Permit. Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the street right of way. The encroachment permit may require surety for slurry seal and restriping. PW Start of Work 76. Grading Permit. Developer shall obtain a Grading Permit from the Public Works Department for all grading. PW Start of Work 77. Permits from Other Agencies. The Developer shall obtain all permits and/or approvals that may be required by other agencies including, but not limited to: • Army Corps of Engineers • US Fish and Wildlife • Regional Water Quality Control Board • Federal Emergency Management Agency • California Department of Fish and Wildlife • California Dept. of Transportation (Caltrans) • Bay Area Rapid Transit (BART) • Dublin San Ramon Services District (DSRSD) Alameda County Flood Control and Water Conservation District Zone 7 (Zone 7) PW Start of Work PUBLIC WORKS – SUBMITTALS 78. Plan Submittals. All submittals of plans shall comply with the requirements of the “City of Dublin Public Works Department Improvement Plan Submittal Requirements”, the “City of Dublin Improvement Plan Review Check List,” and current Public Works and industry standards. A complete submittal of improvement plans shall include all civil improvements, joint trench, street lighting and on-site safety lighting, landscape plans, and all associated documents as required. The Developer shall not piecemeal the submittal by submitting various components separately. PW Improvement Plan Approval 79. Submittals to non-City Agencies. Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The PW Improvement Plan Approval 5.1.a Packet Pg. 31 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 17 Alameda County Fire Department and the Dublin San Ramon Services District shall review and approve Construction Plan Set. 80. Site Improvements. Construction plan set shall include a Composite Exhibit showing all site improvements, utilities, landscaping improvements and trees, etc. to be constructed to ensure that there are no conflicts among the proposed and existing improvements. PW Improvement Plan Approval 81. Geotechnical Report. Developer shall submit a Design Level Geotechnical Report, which includes pavement sections and grading recommendations. PW Improvement Plan Approval, and Grading Plans 82. Building Pads, Slopes and Walls. Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locat ions shown on the approved Grading Plans. PW Acceptance of Improvements 83. Approved Plan Files. Developer shall provide the Public Works Department a PDF format file of approved site plans, including grading, improvement, landscaping & irrigation, joint trench and lighting. PW Improvement Plan Approval 84. Master Files. Developer shall provide the Public Works Department a digital vectorized file of the “master” files for the project, in a format acceptable to the City Engineer. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. 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. PW Acceptance of Improvements PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS 85. Acquisition of Easements. Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements not located on their property. The easements and/or rights-of-entry shall be in writing and copies furnished to the Public Works Department. PW Improvement Plan Approval 86. Emergency Vehicle Access. The Developer shall identify Emergency Vehicle Access lanes including appropriate land width for the drive aisle and R20 radius on turns. Turning geometry shall be identified on plans and subject to the approval of the City Engineer and Fire Marshall. PW Improvement Plan Approval PUBLIC WORKS - GRADING 87. Grading Plan. The Grading Plan shall be in conformance with the recommendation of the Geotechnical Report, the Site Development Review, and City design standards & ordinances. In case of conflict between the soil engineer’s PW Grading Plan Approval 5.1.a Packet Pg. 32 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 18 recommendation and the City ordinances, the City Engineer shall determine which shall apply. 88. Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. PW On-going as needed 89. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grad ing Plan submittal. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. PW Grading Plan Approval 90. Dust Control Measures. Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. PW Start of Construction and On-going as needed 91. Retaining Walls. Tiebacks or structural fabric for retaining walls shall not cross property lines, or shall be located a minimum of 2’ below the finished grade of the upper lot. PW Grading Plan Approval PUBLIC WORKS - IMPROVEMENTS 92. Public Improvements. The public improvements shall be constructed generally as shown on the Site Development Review. However, the approval of the Site Development Review is not an approval of the specific design of the drainage, sanitary sewer, water, traffic circulation, pa rking, stormwater treatment, sidewalks and street improvements. PW Improvement Plan Approval 93. Public Improvement Conformance. All public improvements shall conform to the City of Dublin Standard Plans, current practices, and design requirements and as approved by the City Engineer. PW Improvement Plan Approval 94. Site Improvements. Construction plans shall show common area improvements, including, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps, driveways, parking and circulation in and at structures; enhanced street paving; parking spaces; street lights (wired underground) and appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities; striping and signage; and fire hydrants. PW Improvement Plan Approval 95. Traffic Signing and Striping. Developer shall install all traffic signage, striping, and pavement markings as required by the City Engineer. PW Certificate of Occupancy or Acceptance of Improvements 96. Water and Sewer Facilities. Developer shall construct all potable and recycled water and sanitary sewer facilities required to serve the project in accordance with DSRSD master plans, standards, specifications and requirements. PW Certificate of Occupancy or Acceptance of Improvements 5.1.a Packet Pg. 33 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 19 97. Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant, and shown on the signing & striping plan. PW Certificate of Occupancy or Acceptance of Improvements 98. Storm Drain Inlet Markers. All on-site storm drain inlets must be marked with storm drain markers that read: “No dumping, drains to creek.” The stencils may be purchased from the Public Work Department. PW Certificate of Occupancy or Acceptance of Improvements 99. Utilities. Developer shall construct gas, electric, telephone, cable TV, and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. PW Certificate of Occupancy or Acceptance of Improvements 100. Utility Locations. All electric, telephone, cable TV, and communications utilities, shall be placed underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements or public services easements and sized to meet utility company standards. PW Certificate of Occupancy or Acceptance of Improvements 101. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground an d placed in landscaped areas and screened from public view. Prior to Joint Trench Plan approval, landscape drawings shall 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. PW Certificate of Occupancy or Acceptance of Improvements PUBLIC WORKS - CONSTRUCTION 102. Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non -City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. Note that the construction hours of operation within the public right-of- way are more restrictive. PW On-going as needed 103. Temporary Fencing. Temporary Construction fencing shall be installed along the perimeter of all work under construction to separate the construction operation from the public. All construction activities shall be confined within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. PW Start of Construction and On-going 104. Construction Noise Management Plan. Developer shall prepare a construction noise management plan that identifies measures to be taken to minimize construction noise on surrounding developed properties. The plan shall PW Start of Construction and On-going as needed 5.1.a Packet Pg. 34 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 20 include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 105. Traffic Control Plan. Closing of any existing pedestrian pathway and/or sidewalk during construction shall be implemented through a City approved Traffic Control Plan and shall be done with the goal of minimizing the impact on pedestrian circulation. PW Start of Construction and On-going as needed 106. Construction Traffic Interface Plan. Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. PW Start of Construction; Implementation , and On-going as needed 107. Pest Control. Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. PW On-going PUBLIC WORKS - EROSION CONTROL & STORMWATER QUALITY 108. Storm Water Treatment Measures Maintenance Agreement. Developer shall enter into an Agreement with the City of Dublin that guarantees the property owner’s perpetual maintenance obligation for all stormwater treatment measures installed as part of the project, including those on-site and within the public Right of Way along Scarlett Dr. Said Agreement is required pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2015-0049. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. PW Occupancy or Acceptance of Improvements 109. Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP) Order No. R2-2015-0049, the Developer shall submit documentation including construction drawings demonstrating all stormwater treatment measures and hydromodification requirements as applicable are met. PW Approval of Grading Plans 110. Media Filters. All media filters used for stormwater treatment shall be certified under the Washington State Department of Ecology Technical Assessment Protocol – Ecology (TAPE) General Use Level Designation (GULD) for Basic Treatment. All media filters shall be hydra ulically sized based on the criteria specified in the Municipal Regional Permit Provision C.3.d and the design operation rate for which the product received TAPE GULD certification for Basic Treatment. PW Building Permit Issuance and Grading Permit Issuance 111. NOI and SWPPP. Prior to any clearing or grading, Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the PW Start of Any Construction Activities 5.1.a Packet Pg. 35 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 21 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. 112. SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion and sediment control measures in accordance with the regulations outlined in the most current version of the Association of Bay Area Governments (ABAG) Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. PW SWPPP to be Prepared Prior to Improvement Plan Approval; Implementation Prior to Start of Construction and On-going as needed 113. Erosion Control Implementation. The Erosion and Sediment Control Plan shall be implemented prior to start of onsite construction activities. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City’s acceptance of the improvements. PW On-going as needed 114. Stormwater Management Plan. Construction Plans shall include a Stormwater Management Plan subject to review and approval of the City Engineer. PW Building Permit Issuance 115. Trash Capture. Specific information is required on the construction plan set demonstrating how MRP Provision C.10 (trash capture) requirements are met. Trash capture devices existing at the site shall be inspected and replaced if necessary, as determined by the Public Works Department. The Developer/contractor shall install trash capture devices in all inlets not currently containing one. Trash capture devices to be used shall be listed and details shown on the construction plan set as applicable. Trash capture devices shall be the consistent with the approved list provided on the City’s website: http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require PW Building Permit Issuance PUBLIC WORKS - SPECIAL CONDITIONS 116. Easements. The Developer shall be responsible for obtaining all dedications of easements on-site and off-site. The Developer shall be responsible for preparation of all required documentation for dedication of all easements on-site and off-site. PW Improvement Plan Approval 117. Construction on Adjacent Properties. The Developer shall be responsible for obtaining written authorization for right-of-entry and construction of improvements on adjacent property sites. The Developer shall submit a copy of the written authorization to the City. PW Improvement Plan Approval 118. Supplemental Traffic Circulation Analysis. The Developer shall enter into an Improvement Agreement with the City for a supplemental transportation review shall be carried out to illustrate compliance with the report PW Certificate of Occupancy 5.1.a Packet Pg. 36 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 22 recommendations made by Kittelson & Associates (dated April 25, 2019). The review shall be conducted in the AM and PM peak hours when the preschool approaches full occupancy or within the first eighteen (18) months of operation – whichever is sooner - to review off-site and on- site circulation and make recommendations for improvements. Any changes to the circulation and access based on this review shall be implemented by the Developer. The Developer shall provide faithful performance security to guarantee the supplemental transportation review and recommended improvements, as determined by the City Engineer. 119. Off-Site Parking Restriction. Parking shall be prohibited along the north side of Scarlett Court between the second driveway west of Scarlett Drive to the first d riveway east of Scarlett Drive. This parking restriction will be No-Parking Tow Away between Monday to Friday. On weekends and public holidays the parking will be allowed without restriction. The existing red curbs at and near the intersection shall be retained and remarked where necessary with continuous restriction at all times. Developer shall acquire all required approvals for this parking removal as per the City Municipal Code. PW Certificate of Occupancy 120. Off-Site Striping. Additional striping shall be required at the intersection of Scarlett Ct. and Scarlett Dr. to reduce the potential for southbound U-turns using the westbound through lane on Scarlett Ct. The additional striping/markings includes, but not limited to, extending the centerline striping through the intersection using MUTCD Detail 41 and a straight arrow marking (Type 1) placed in the westbound lane south of the canal separating Scarlett Drive. All striping and markings shall be Thermoplastic and in accordance with the standards of the current version of the MUTCD - CA. Prior to installing striping and markings, cat tracking will be installed for review and approval by the City Traffic Engineer. PW Certificate of Occupancy 121. Sight Triangle for Vehicles. Developer shall submit for review and approval an exhibit showing a sight triangle for vehicles exiting the driveway at Scarlett Dr. The exhibit shall be prepared by a transportation professional, using Safe Stopping Site Distance Calculations and 30MPH as the critical speed. No fence, wall, hedge, sign or other structure, shrubbery, mounds of earth, or other visual obstruction over 30 inches in height above the nearest curb elevation shall be erected, placed, planted or allowed to grow within the area. Removal of landscaping shall be shown on the construction plan set. PW Building Permit Issuance 122. On-Site Parking Restriction. The parking spaces along the northern property line and the eastern property line shall be marked and signed “Staff Parking Only” with the number of required staff parking spaces, to ensure PW Certificate of Occupancy 5.1.a Packet Pg. 37 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 23 convenient access and egress and pick-up and drop-off at the site.. 123. On-Site Signing and Striping. Striping and markings including painted arrows and appropriate signage shall be installed at the driveways to indicate the southern driveway for entering traffic only while the northern driveway is for exiting traffic only. All striping, markings and signage shall be in accordance with the standards of the current version MUTCD – CA. PW Certificate of Occupancy 124. Parking Lot Signing and Striping. Construction plan set shall include a signing and striping plan for the site. All parking lot drive aisles with “stop” locations shall have standard STOP signs, in accordance with the current MUTCD - CA. Similarly, Disabled Parking areas shall have standard ADA signs, markings, and slopes in accordance with the current building code. PW Building Permit Issuance 125. On-Site Lighting. Developer shall provide photometric plan and calculation within the site to demonstrate that the minimum 1.0 foot candle lighting is provided in accordance with the City of Dublin’s requirements. PW Improvement Plan Approval 126. Pavement Treatment. A pavement treatment, such as a slurry seal, shall be required after utility trenching within Scarlett Drive, as determined by the Public Works Department. PW Prior to Occupancy or Acceptance of Improvements 127. Curb, Gutter, and Sidewalk. Existing curb, gutter and sidewalk along the project frontages within the public right- of-way shall be evaluated for condition and compliance with current Public Works standards, and shall be repaired or replaced with the development of the site, as determined by the Public Works Department. Construction drawings shall show repair or replacement required. PW Building Permit Issuance 128. Streetscape Trees. Street trees along project frontages shall be in conformance with the City of Dublin Streetscape Master Plan. Construction plan set shall show tree and irrigation improvements required. PW Building Permit Issuance 129. Trash Enclosure. a. Trash enclosure shall meet all the requirements set forth in DMC Section 7.98 and the “Waste Handling Standards for Commercial Properties and Multi-Family Properties with Shared Service,” which can be obtained from the City’s website: http://dublin.ca.gov/1932/Development- Resources. The construction plan set shall show additional information demonstrating these requirements are met. Design of trash enclosure for sizing and servicing is subject to review and approval by the Public Works Department. b. Developer shall submit a completed Waste Enclosure Requirements Checklist with the PW Building Permit Issuance 5.1.a Packet Pg. 38 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 24 submittal of the construction plan set, which can be obtained from the City’s website: http://dublin.ca.gov/1932/Development- Resources c. The area around and inside the enclosure must be lit with a minimum of 1.0 foot candle with motion sensor lighting. d. Developer shall drain the interior of the trash enclosure to the sanitary sewer system or incorporate the following revisions to the landscaped area the enclosure is proposed to drain into: i. Landscaped area accepting drainage from the trash enclosure directly adjacent to the enclosure shall be designed with no gap between the enclosure wall and the landscaped area. ii. Planting shall be provided in the area in addition to the river rock cobble. 130. Construction Plans. Construction plan set shall include City of Dublin General Notes and project specific notes, fully dimensioned Horizontal Control plan, Erosion and Sediment Control Plan, Clean Bay Blueprint (See City’s website: http://dublin.ca.gov/1656/Development-Permits--- Stormwater-Require), details and sections of all improvements to be constructed. PW Building Permit Issuance 131. Hydrology and Hydraulics. Developer shall submit hydrology and hydraulic calculations for review and approval. Construction plan set shall show grate, invert and hydraulic grade line information at all storm drain structures, slope and design flow at all storm drain pipe s. PW Building Permit Issuance 132. Drainage. Runoff from roofs, including the trash enclosure, shall be collected by roof drains and drain to stormwater treatment areas. PW Building Permit Issuance 133. Hydromodification (HM) Requirements. Developer shall submit an updated “Stormwater Requirements Checklist” and accompanying required documentation. This project is subject to Hydromodification (HM) requirements. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2015-0049, the Developer shall submit documentation including construction drawings demonstrating HM requirements are met. PW Improvement Plan Approval 134. Landscape Areas. Construction plan set shall provide grading and drainage in all landscaped areas. All runoff shall be collected and conveyed upstream of sidewalks. PW Building Permit Issuance 5.1.a Packet Pg. 39 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 25 135. Concrete Step-Out. Construct an additional 6” step-out at landscaped areas adjacent to driver side and passenger side of parking stalls. PW Building Permit Issuance 136. Landscape Strips. Landscaped strips adjacent to parking stalls shall be unobstructed as such to allow for a 2-foot vehicular overhang at front/rear of vehicles. PW Building Permit Issuance 137. Surface Slopes. Pavement surface slopes in parking lot shall not exceed 5% in any direction. PW Building Permit Issuance PASSED, APPROVED AND ADOPTED this 27th day of August 2019 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Planning Commission Chair ATTEST: ____________________________ Assistant Community Development Director 5.1.a Packet Pg. 40 Attachment: 1. Resolution Approving a Site Development Review Permit (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Ql-15aCOVER 1/16"=1'-0"6085 SCARLETT DRIVE DUBLIN, CA 94568 PROJECTISSUES:SEAL925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819CF6/24/2019Quary Lane Preschool1 7/31/2019APN: 941-550-19-12SITE AREA:2.68 ACRESBUILDING AREA:26,000 SFSITE COVERAGE:22%OCCUPANCY CLASSIFICATION:E & BCONSTRUCTION TYPE:VBFIRE SPRINKLER:PER N.F.P.A. 13TOTAL CHILDREN:300(15 CLASSROOMS)TOTAL STAFF:35(30 TEACHERS + 5 ADMIN. STAFF)PARKING REQUIRED:95 SP(60 FOR KIDS + 35 FOR STAFF)PARKING PROVIDED:118 SPARCHITECTBKBC ARCHITECTS INC.1371 OAKLAND BLVD, SUITE 101WALNUT CREEK, CA 94596925.930.9700CONTACT: COURTNEY FOGALQuarry Lane Preschool6085 SCARLET DRIVE., DUBLIN CA 94568DESIGN SETAERIAL VIEWA NEW SINGLE STORY PRESCHOOL FOR CHILDREN AGES2-5 INCLUDING 15 CLASSROOMS, MUSIC & LIBRARY, STEMLAB, ART STUDIO, MULTI-PURPOSE ROOM, SUPPORTOFFICES AND SPACES AND LARGE ENTRY ATRIUM. ANOUTDOOR PLAY AREA IS PROVIDED IN THE BACK OF THEBUILDING.SITESHEET INDEXPROJECT DESCRIPTIONNOTE: SEE 11x17 SET Ql-13 FOR EXTERIOR COLORS & MATERIALSARCHITECTURALQl-15aCOVERQl-15bROOF / SITE PLANQl-15cFLOOR PLANQl-15dEXTERIOR ELEVATIONSQl-15e SECTIONSQl-15fEXITING ANALYSIS & TRASH ENCLOSURECIVILC01PRELIMINARY IMPROVEMENT PLANC02PRELIMINARY IMPROVEMENT PLANC03PRELIMINARY IMPROVEMENT PLANC04PRELIMINARY IMPROVEMENT PLANC05PRELIMINARY STORMWATER CONTROL PLANC06BOUNDARY & EXISTING CONDITIONSC07SCARLET COURT PRELIMINARY SIGNAGE &STRIPING PLANLANDSCAPEL.1PRELIMINARY LANDSCAPE PLANL.2PRELIMINARY PLANTING PLANL.3PRELIMINARY IRRIGATION PLANL.4PRELIMINARY IMAGES & DETAILSL.5PRELIMINARY IMAGES & DETAILSL.6PRELIMINARY BAY FRIENDLY SCORECARDPROJECT DATAPROJECT DIRECTORYSTALL TYPEREQUIREDPROVIDEDPARKING REQUIREMENTS PER CALGREEN 2016SHORT TERM BICYCLE6 (5.106.4.1.1)LONG TERM BICYCLE6 (5.106.4.1.2)12 SP6 SPCLEAN AIR VEHICLE11 (TABLE 5.106.5.2)11 SPELECTRIC VEHICLE7 (TABLE 5.106.5.3.3)7 SPCIVIL ENGINEERHUMANN COMPANY, INC.1021 BROWN AVENUELAFAYETTE, CA 94549925.283.5000CONTACT: HANY NAOOMLANDSCAPE ARCHITECTVALLIER DESIGN ASSOCIATES, INC.210 WASHINGTON AVE. SUITE GPOINT RICHMOND, CA 94801510.237.7745CONTACT: PAUL STEVENSONGEOTECHINCAL ENGINEERFRIAR ASSOCIATES, INC.2656 NICHOLSON STREETSAN LEANDRO, CA 94577STALL TYPEREQUIREDPROVIDEDPARKING REQUIREMENTS PER CBC CHAPTER 11B 2016STALL5 (TABLE 11B-208.2)VAN PARKING SPACES1 (11B-208.2.4)5 SP1 SPELECTRIC VEHICLE1 (TABLE 11B-228.3.2.1)1 SPASSESSOR'S PARCEL MAPSITE5.1.bPacket Pg. 41Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 1EV26276190118EVEVEVTRASH &RECYCLINGEV89EVEV62INOUTTPLAY AREA146' x 76'-6"10,000 sf(See Landscape Plans)Ql-15bROOF / SITEPLAN1/16"=1'-0"6085 SCARLETT DRIVE DUBLIN, CA 94568 PROJECTISSUES:SEAL925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819CF6/24/2019Quary Lane Preschool1 7/31/20191ROOF / SITE PLAN1/16"=1'-0"ACCESSIBLE PATH OF TRAVELSHOWN DASHED, TYP.SCARLETT DRIVE5.1.bPacket Pg. 42Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 10' x 14'150 sf20' x 25'-6"480 sfCR-12CR-1MULTI-PURPOSEROOMOFF.STAFFMUSIC &LIBRARYART STUDIOCR-2CR-3CR-4CR-5CR-7CR-6CR-14CR-15CR-9CR-8CR-10CR-11PLAY AREACR-1328' x 36'990 sf28' x 34'941 sf18' x 10'42' x 48'1,735 sf35' x 28'969 sf17' x 24'-6"460 sf10' x 14'150 sf10' x 17'170 sf28' x 34'882 sf34'6" x 31'1,060 sf28' x 34'952 sf28' x 15'405 sf146' x 76'-6"10,000 sf(See Landscape Plans)36' x 28'997 sf28' x 36'990 sf28' x 36'990 sf28' x 36'990 sf34' x 28'941 sf28' x 34'910 sf36' x 28'1,015 sf28' x 15'420 sf36' x 28'1,015 sf36' x 28'997 sf13' x 12'STOR.ATRIUMQl-15cFLOOR PLAN3/32"=1'-0"6085 SCARLETT DRIVE DUBLIN, CA 94568 PROJECTISSUES:SEAL925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819CF6/24/2019Quary Lane Preschool1 7/31/20191FLOOR PLAN3/32"=1'-0"5.1.bPacket Pg. 43Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) STUCCO, SEE Ql-16 FORCOLORS & FINISHESDECORATIVE WALL &FENCE, SEE 4/Ql-15dSTANDING SEAM METALROOFAREA FOR SIGNAGESHOWN DASHED.SIGNAGE APPLICATIONTO BE SUBMITTEDAREA FOR SIGNAGESHOWN DASHED.SIGNAGE APPLICATIONTO BE SUBMITTEDAREA FOR SIGNAGESHOWN DASHED.SIGNAGE APPLICATIONTO BE SUBMITTEDPLANELEVATION22'-0"(EQUALLY SPACED FOR EACH RUN OF WALL)4'-0"2'-0"PRECAST PIER CAPLASER CUT METAL FENCE,SEE LANDSCAPE PLANSDECORATIVEBLOCK WALL18x18 POSTW/ STUCCO FINISH18x18 POSTW/ STUCCO FINISH6"6'-0"Ql-15d ELEVATIONS3/32"=1'-0"6085 SCARLETT DRIVE DUBLIN, CA 94568 PROJECTISSUES:SEAL925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819CF6/24/2019Quary Lane Preschool1 7/31/20192EAST ELEVATION3/32"=1'-0"1WEST ELEVATION3/32"=1'-0"3SOUTH ELEVATION (NORTH SIM.)3/32"=1'-0"4DECORATIVE WALL & FENCE1/4" = 1'-0"5.1.bPacket Pg. 44Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) CLASSROOMCLASSROOMHALLCLASSROOMCLASSROOMHALLCLASSROOMCLASSROOMHALLROOF MOUNTED EQUIPMENTROOF MOUNTED EQUIPMENT10' x 14'150 sf20' x 25'-6"480 sfCR-12CR-1MULTI-PURPOSEROOMOFF.STAFFMUSIC &LIBRARYART STUDIOCR-2CR-3CR-4CR-5CR-7CR-6CR-14CR-15CR-9CR-8CR-10CR-11PLAY AREACR-1328' x 36'990 sf28' x 34'941 sf18' x 10'42' x 48'1,735 sf35' x 28'969 sf17' x 24'-6"460 sf10' x 14'150 sf10' x 17'170 sf28' x 34'882 sf34'6" x 31'1,060 sf28' x 34'952 sf28' x 15'405 sf146' x 76'-6"10,000 sf(See Landscape Plans)36' x 28'997 sf28' x 36'990 sf28' x 36'990 sf28' x 36'990 sf34' x 28'941 sf28' x 34'910 sf36' x 28'1,015 sf28' x 15'420 sf36' x 28'1,015 sf36' x 28'997 sf13' x 12'STOR.ATRIUMLIGHT BOXLIGHT BOXATRIUMMETALAWNINGOPENTOHALLWINDOWSQl-15eSECTION3/32"=1'-0"6085 SCARLETT DRIVE DUBLIN, CA 94568 PROJECTISSUES:SEAL925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819CF6/24/2019Quary Lane Preschool1 7/31/20192BUILDING SECTION B-B3/32"=1'-0"1BUILDING SECTION A-A3/32"=1'-0"3ATRIUM SECTION C-C3/32"=1'-0"4KEY PLANNTSCCBBAA5.1.bPacket Pg. 45Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 8" CMU WALLPAINTED TOMATCH BUILDINGCOLOR WITHGRAFFITIRESISTANT PAINTCONCRETE SLAB6" CONCRETECURBCBA20'-4"3'-6"CLR3'-6"CLR3'-6" CLR.18'-0"12'-8"2 CY2 CY2 CY3'-0" CLR.CMU WALLPAINTED TOMATCH BUILDINGCOLOR WITHGRAFFITIRESISTANT PAINT20 GA PAINTEDMETAL EDGE CAPSIDEELEVATIONCCONC. CURB,SLAB, &FOOTINGSECTIOND8'-0" EQ.1'-0" 4" MAX SOLID METAL GATE W/STEEL ANGLE CROSSBRACE FOR SUPPORT.PAINT TO MATCHBUILDING COLORCMU WALL PAINTED TOMATCH BUILDINGCOLOR WITH GRAFFITIRESISTANT PAINT58‘6/((9(IN PAVEMENTFRONTELEVATIONA2% SLOPE MIN.REARELEVATIONBCONCRETE CURB8"TUBE STEEL HEADER3'-6"ACCESSIBLE HARDWARE WHICH DOESNOT REQUIRE TIGHT GRASPING,PINCHING, OR TWISTING OF THE WRISTEQ. 1'-10"9" 11'-3"4X4 POSTMETAL EDGE CAP, SEE SECTION10'-6"METAL ROOFDECKINGATTACHED TOW8X13WALL MOUNTED MOTION SENSOR LIGHTFIXTURES TO PROVIDE LIGHTING OF MIN.1-FOOT CANDLEQl-15fEXITINGANALYSIS &TRASH ENCLOSURE1/16"=1'-0"6085 SCARLETT DRIVE DUBLIN, CA 94568 PROJECTISSUES:SEAL925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819CF6/24/2019Quary Lane Preschool1 7/31/2019EXITING ANALYSISPER CBC SECTIONS 1004 & 1005AREAOCCUPANT LOADFACTOREXIT WIDTHREQUIREDTOTALOCCUPANCYEXIT WIDTHPROVIDED997 SF35 NET285.6"36"CLASSROOM-1969 SF35 NET275.4"CLASSROOM-2941 SF35 NET265.2"CLASSROOM-3990 SF35 NET28CLASSROOM-4990 SF35 NET28CLASSROOM-5a. TOTAL OCCUPANCY TO BE INCREASED PER PROVISIONS OF CBC SECTION 1004.2b. NUMBER OF CHILDREN + NUMBER OF TEACHERS = TOTAL OCCUPANCYc. PER CBC TABLE 1006.3.16153 EXITSc216" (4 EXITS)TOTALPLUMBING FIXTURE CALCULATIONSPER CBC TABLE 2902.1REQUIREDPROVIDED1 PER 50 = 1234WATER CLOSETSLAVATORIES1 PER 100 = 6FIXTURE TYPE1 PER 50 = 1234DRINKING FOUNTAINSSERVICE SINK16a11b2EXITING ANALYSIS1/16"=1'-0"910 SF35 NET26CLASSROOM-61,015 SF35 NET295.8"CLASSROOM-71,015 SF35 NET29CLASSROOM-8882 SF35 NET255"CLASSROOM-9990 SF35 NET28CLASSROOM-10990 SF35 NET28CLASSROOM-11952 SF35 NET27CLASSROOM-121,060 SF35 NET306"CLASSROOM-13941 SF35 NET26CLASSROOM-14997 SF35 NET28CLASSROOM-1536"36"36"36"36"36"36"36"36"36"36"36"36"36"5.6"5.6"5.2"5.8"5.6"5.6"5.6"5.4"5.2"405 SF20 NET20ART STUDIO36"4"420 SF20 NET21STEM LAB36"4.2"480 SF20 NET24MUSIC & LIBRARY36"4.8"1,735 SF15 NET115MULTIPURPOSE RM72"23.1"156 SF100 GROSS2KITCHEN36".4"460 SF100 GROSS5STAFF ROOM36"1"150 SF100 GROSS2ADMIN. OFFICE36"1"150 SF100 GROSS2OFFICE36"1"170 SF15 NET11CONFERENCE RM36"2.3"10,000 SF75 NET133OUTDOOR PLAY AREA72"26.6"a. DRINKING FOUNTAINS TO BE PROVIDED 1 PER CLASSROOM PLUS ONE ON PLAY AREAb. SERVICE SINK PROVIDED IN THE KITCHEN1TRASH ENCLOSURE1/16"=1'-0"5.1.bPacket Pg. 46Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 47Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 48Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 49Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 50Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 51Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 52Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.bPacket Pg. 53Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) BAY AUTOMOTIVE PROPERTIES LLC; APN: 941-0550-019-05 NESS FAMILY PARTNERS LP; APN: 941-0550-019-10DUBLIN SECURITY STORAGE LP; APN 041-0550-033; PARCEL D; 128 PM 12SCARLETT DRIVEP>P>P>P>P>P>P>P>P>P>P> P>P>P>P>P>P>P>P>P>P>P><P<P<P<P<P<P<P<P<P<P<P<P<P<P<P<P<PSTOCK TANK PLANTERRESILIENT SURFACEPLAY STRUCTURETO BE DETERMINEDSHADE STRUCTUREMFR: LANDSCAPE STRUCTURESHEIGHT: 8' TO 10'TABLECOLOR: GREENPLAY STRUCTUREBIKE LOCKER (3)STORMWATER BASIN, S.C.D.STORMWATERBASIN, S.C.D.BIKE RACK (6)SWINGSMFR: LANDSCAPE STRUCTURESHEIGHT: 8'-10'ACCESSIBLE PARKINGSTALLS AND RAMP, S.C.D.ACCESSIBLE RAMP, S.C.D.CONCRETE PAVINGFENCEDECORATIVE LASER CUT METALFENCE AT PROPERTY LINE; START/STOPFENCE AT PROPERTY LINE; START/STOPFENCE AT PROPERTY LINEFENCE AT PROPERTY LINEFENCE AT PROPERTY LINEDECORATIVE CONCRETE VEHICULAR PAVING,COLOR: DAVIS SAN DIEGO BUFF, FINISH:TOP-COAT 03; S.C.D. FOR SECTIONPLAY STRUCTUREMFR: LANDSCAPE STRUCTURESHEIGHT 8' MAX.POLE LIGHT, SEE SHEET L.2FOR LIGHTING AND TREENOTES & ALIGNMENTWALL LIGHTPUBLIC ART LOCATION, S.A.D.EXISTING STREET LIGHTING TO REMAIN,COMPLIES WITH CITY STANDARDSSLOPES GREATER THAN 6:1 INSTORM WATER BASIN, S.C.D.SLOPES GREATER THAN 6:1 INSTORM WATER BASIN, S.C.D.SLOPES GREATERTHAN 6:1 INSTORM WATERBASIN, S.C.D.FENCE START/STOPFENCE START/STOPACCESSIBLE GATE TOMATCH ADJACENT FENCINGSWINGSMFR: LANDSCAPE STRUCTURESHEIGHT: 8'-10'TRAFFIC VISIBILITY AREA TRIANGLE; SEE NOTESPLANTING TO COMPLY WITH CITY REQUIREMENTSTRAFFIC VISIBILITY AREA TRIANGLE; SEE NOTESPLANTING TO COMPLY WITH CITY REQUIREMENTSBIKE RACK (6)BIKE LOCKER (3)CONCRETE PAVING, WITHCOOL SITE TECHNIQUESCONCRETE PAVING, WITHCOOL SITE TECHNIQUESTRASH ENCLOSURE, S.A.D.ACCESSIBLE RAMP, S.C.D.UTILITIES,S.A.D.DECORATIVE CONCRETE VEHICULAR PAVING,COLOR: DAVIS SAN DIEGO BUFF, FINISH:TOP-COAT 03; S.C.D. FOR SECTIONLEGENDCONCRETE PAVING - ON-GRADECOLOR: PEWTER, DAVIS COLORSFINISH: MEDIUM SANDBLASTBIKE RACKMFR:DUMORMODEL: 83-00/S-1COLOR: GALVANIZEDBIKE LOCKERMFR:DEROMODEL: SINGLE LOCKER W/ U-LOCK/PADLOCKFINSH: GALVANIZEDMULCH - 3" DEPTH AT ALL PLANTING AREASRESILIENT SURFACINGMFR: TOT TURFCOLOR: T.B.D.FENCINGMFR: OMEGA II FENCE SYSTEMSMODEL: OMEGA ARCHITECTURECOLOR: BLACKHEIGHT: 7'-0"SHADE STRUCTUREMFR: LANDSCAPE STRUCTURESMODEL: SKYWAYS SINGLE POST PYRAMIDMATERIALS: METAL POST / FRAME WITHFABRIC MATERIALS FOR SHADEWALL LIGHTPOLE LIGHTCOLOR & FINISH: POWDERCOAT BLACKHEIGHT: 14'; SEE SHEET L.4COLOR & FINISH: POWDERCOAT BLACKDECORATIVE LASER CUT METAL FENCEMFR: BOK MODERNMODEL: CUSTOM FABRICATED LASER CUT PANELCOLOR: POWDERCOAT GREENHEIGHT: 6'-0"TABLEMFR:LANDSCAPE STRUCTURESMODEL: 154345FINISH: GREENTITLE:SCALE:DRAWING NO:6085 SCARLETT DRIVE DUBLIN CA 94568 PROJECTISSUES:DATE:CHECKED:DRAWN:PROJECT NUMBER:925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819JMPS6/24/2019Quarry Lane Preschool VALLIER DESIGN ASSOCIATES INC. LANDSCAPE ARCHITECTURE • PLANNING • DESIGN 210 WASHINGTON AVENUE, SUITE G POINT RICHMOND, CA 94801 TELEPHONE 510.237.7745 FACSIMILE 510.237.5751L.1PRELIMINARYLANDSCAPEPLAN1/16"=1'-0"0NORTH32168SCALE: 1/16" = 1'-0"Notes:1.3" Depth wood mulch at all planting areas.2.Storm Water Treatment: The Landscape Plans shall comply with theAlameda County Clean Water Program C.3 Technical Guidance.3.See sheet L.6 for Sustainable Landscape Practices compliance:The landscape design shall demonstrate compliance withsustainable landscape practices as detailed in the Bay-FriendlyLandscape Guidelines by earning 60 points or more and meetingthe 14 required practices in the Bay-Friendly Landscape Scorecard.4.Traffic Visibility Area: No fence, wall, hedge, sign or other structure,shrubbery, mounds of earth, or other visual obstruction over 30inches in height above the nearest curb elevation shall be erected,placed, planted or allowed to grow within the Traffic Visibility Area.(DMC 8.72.030.A.24)5.Landscape Screening: Utility areas shall be screened fromroadways and walkways. Landscape shall be of a height anddensity so that it provides a positive visual impact within three yearsfrom the time of planting. (DMC 8.72.030.A.27)6.Landscape Borders: All landscaped areas in parking areas shall bebordered by a concrete curb that is at least 6 inches high and 6inches wide. Curbs adjacent to parking spaces must be 12 incheswide. All landscaped areas shall be a minimum of 6 feet in widthcurb to curb. (DMC 8.76.070.A.19)7.See sheet L.5 for Tree Composite Plan to show utility, lighting, jointtrench and tree plan8.Street Lights and Trees: Maintain approximately 15’ clearancebetween streetlights and street trees. Where such clearance is notpractical for design considerations, the spacing between the treesshall be increased and the size of the trees shall be increasedto 36” box minimum to reduce the conflict between the lighting andfoliage.9.See sheet L.5 for Root Barriers and Tree Staking: The constructiondrawings will include details for tree root barriers and tree staking incompliance with current City Standard Specifications and Details.10.SEE SHEET L.4 FOR IMAGES OF MATERIALS5.1.bPacket Pg. 54Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) BAY AUTOMOTIVE PROPERTIES LLC; APN: 941-0550-019-05 NESS FAMILY PARTNERS LP; APN: 941-0550-019-10DUBLIN SECURITY STORAGE LP; APN 041-0550-033; PARCEL D; 128 PM 12SCARLETT DRIVEP>P>P>P>P>P>P>P>P>P>P> P>P>P>P>P>P>P>P>P>P>P><P<P<P<P<P<P<P<P<P<P<P<P<P<P<P<P<PYoshino Flowering Cherry;20' CanopyPrunus yedoensis4Bradford Pear; 25' CanopyPyrus c. 'Bradford'8Yoshino Flowering CherryPrunus yedoensis361112Natchez Crape MyrtleLagerstromia i. 'Natchez'10Screen utilities along street frontage where they occur, exact locationof all utilities to be determined for construction documentsTraffic visibility area triangle; see notesplanting to comply with city requirementsFlowering perennials & grassesEvergreen shrubs;Hedge at property lineStormwater treatment plantsFlowering perennials & grassesEvergreen shrubs;Hedge at property lineStormwater treatment plantsFlowering perennials & grassesEvergreen shrubs;Hedge at property lineStormwater treatment plantsFlowering perennials & grassesSouthern Live OakQuercus virginianaSouthern Live OakQuercus virginianaSouthern Live OakQuercus virginianaAccent landscape plantingat driveway entranceFlowering perennials andornamental grassesAccent landscape plantingat driveway entranceFlowering perennials andornamental grassesTraffic visibility area triangle; see notesplanting to comply with city requirementsEvergreen shrubs;Hedge at property lineCommon NameBotanical Name /Southern Live OakQuercus virginiana /Natchez Crape MyrtleLagerstromia i. 'Natchez' /TREESCarpet ManzanitaArctostaphylos 'Emerald Carpet' /EVERGREEN SHRUBSJoyce Coulter CeanothusCeanothus Joyce CoulterBallerina Indian HawthorneRhapiolepis indica 'Ballerina'Shiny XylosmaXylosma congestumCoffeeberryRhamnus californica 'Eve Case'FLOWERING PERENNIALS / GRASSESDwarf Cape RushChondropetalum t. 'El Campo'Common nameBotanical name /Helictotrichon sempervirensBlue Oat GrassDietes bicolorFortnight LilyHesperaloe parvifloraRed YuccaSizeReferenceCommon NameBotanical Name /Reference Guidelines KeySCDG = Scarlett Court Design Guidelines Plant ListACCWP = Alameda County Clean Water Program C.3 Plant ListBFPL = Bay Friendly Plant ListYoshino Flowering CherryPrunus yedoensisBradford PearPyrus c. 'Bradford'STORMWATER TREATMENT PLANTSBerkeley SedgeCarex divulsaCommon nameBotanical name /Juncus patens /Blue RushElymus glaucus /Blue Wild RyeSnow Panda Chinese FringeLoropetalum 'Snow Panda' /Wheeler's Dwarf Mock OrangePittosporum t. Wheeler's DwarfSCDGSCDGSCDGSCDGSCDGSCDGSCDGSCDGSCDGLantana montevidensisPurple Trailing LantanaSCDGWUCOLSWater useNotes:1.At least 30% of all new trees as 36" box and the remaining treesshall be a minimum of least 24" box container size.Shrubs/flowering planting shall be a minimum size of 5 gallons.2.Traffic Visibility Area: No fence, wall, hedge, sign or otherstructure, shrubbery, mounds of earth, or other visual obstructionover 30 inches in height above the nearest street curb elevationshall be erected, placed, planted, or allowed to grow within aTraffic Visibility Area. The foregoing provision shall not apply topublic utility poles; trees trimmed (to the trunk) to a line at least 6feet above the level of the intersection; saplings or plant speciesof open growth habits and not planted in the form of a hedge,which are so planted and trimmed as to leave at all seasons aclear and unobstructed crossview; supporting members ofappurtenances to permanent structures existing on the date thisChapter becomes effective; and official warning signs or signals.3.Site Lighting: minimum of 15' setback from trees to lighting; 5'setback from trees to fire hydrant24" Box /36" Box24" Box /36" Box24" Box /36" Box24" Box /36" Box24" Box /36" BoxSizeReferenceWUCOLSWater useSizeReferenceWUCOLSWater useSizeReferenceGuidelinesWUCOLSWater useACCWPACCWPACCWPACCWPACCWPACCWPACCWPACCWPACCWP5 Gallon5 Gallon15 Gallon5 Gallon5 Gallon5 Gallon15 Gallon5 Gallon5 Gallon5 Gallon5 Gallon1 Gallon5 Gallon1 Gallon1 GallonLowLowLowLowLowLowLowLowLowLowLowLowLowModerateModerateModerateLowModerateModerateLowBFPLBFPLBFPLBFPLBFPLBFPLBFPLChinese PistachePistacia chinensis /PLANT LISTTITLE:SCALE:DRAWING NO:6085 SCARLETT DRIVE DUBLIN CA 94568 PROJECTISSUES:DATE:CHECKED:DRAWN:PROJECT NUMBER:925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819JMPS6/24/2019Quarry Lane Preschool VALLIER DESIGN ASSOCIATES INC. LANDSCAPE ARCHITECTURE • PLANNING • DESIGN 210 WASHINGTON AVENUE, SUITE G POINT RICHMOND, CA 94801 TELEPHONE 510.237.7745 FACSIMILE 510.237.5751L.2PRELIMINARYPLANTINGPLAN1/16"=1'-0"0NORTH32168SCALE: 1/16" = 1'-0"5.1.bPacket Pg. 55Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) BAY AUTOMOTIVE PROPERTIES LLC; APN: 941-0550-019-05 NESS FAMILY PARTNERS LP; APN: 941-0550-019-10DUBLIN SECURITY STORAGE LP; APN 041-0550-033; PARCEL D; 128 PM 12SCARLETT DRIVEP>P>P>P>P>P>P>P>P>P>P> P>P>P>P>P>P>P>P>P>P>P><P<P<P<P<P<P<P<P<P<P<P<P<P<P<P<P<PPOTABLE IRRIGATION WATER POINT OF CONNECTION;SUBMETER; BACKFLOW PREVENTION DEVICE, SEENOTES ON STATIC PRESSUREZONE 1ZONE 19ZONE 18ZONE 2ZONE 1ZONE 17ZONE 15ZONE 12ZONE 13ZONE 8ZONE 7ZONE 10ZONE 9ZONE 10ZONE 10ZONE 6ZONE 5ZONE 4ZONE 3ZONE 11ZONE 14ZONE 16IRRIGATION LEGEND:STATION NUMBERPIPE SIZING SCHEDULE 40 PVC:1"114"112"2"IRRIGATION CONTROLLER WITHWEATHER ADJUSTING CAPABILITIESREMOTE CONTROL VALVE - GRISWOLD 2000SERIES CONNECT NEW REMOTE CONTROLVALVES TO EXISTING 2-WIRE SYSTEMGATE VALVE SIZE SAME AS LINE SIZERAINBIRD 44RLC QUICK COUPLING VALVEMAIN LINE: 2-1/2" SCHEDULE 40 PVC WITHSCHEDULE 40 SOLVENT-WELD FITTINGS: ALLMAIN LINE 2-1/2" UNLESS NOTED ON PLAN.EXISTING MAIN LINE, VERIFY LOCATIONLATERAL LINE: SCHEDULE 40 PVC WITHSCHEDULE 40 SOLVENT-WELD FITTINGS:SEE PIPE SIZING CHARTEXISTING LATERAL LINEIRRIGATION SLEEVE: CLASS 315SLEEVE SIZEGPMVALVE SIZE0-13 GPM13-23 GPM23-32 GPM32-51 GPMBACKFLOW PREVENTION DEVICE, S.C.D.HYDROZONE LEGENDLOW WATER USE PLANTINGBUBBLER IRRIGATIONNOTES:1.Irrigation water to be potable water. Recycled water not available.2.Irrigation system is design is based upon 65 PSI the minimum workingwater pressure at 4500 GPM the maximum gallons per minute, asprovided by Dublin San Ramon Services District.3.Irrigation design shall comply with City of Dublin Water EfficientLandscaping Ordinance (DMC 8.88)4.Irrigation scheduling shall be regulated by automatic irrigationcontrollers.5.Overhead irrigation shall be scheduled between 8:00 p.m. and 10:00a.m. unless weather conditions prevent it. If allowable hours of irrigationdiffer from the local water purveyor, the stricter of the two shall apply.Operation of the irrigation system outside the normal watering window isallowed for auditing and system maintenance.6.For implementation of the irrigation schedule, particular attention mustbe paid to irrigation run times, emission device, flow rate, and currentreference evapotranspiration, so that applied water meets the EstimatedTotal Water Use. Total annual applied water shall be less than or equalto Maximum Applied Water Allowance (MAWA). Actual irrigationschedules shall be regulated by automatic irrigation controllers usingcurrent reference evapotranspiration data (e.g., CIMIS) or soil moisturesensor data.LOW WATER USE PLANTINGSPRAY IRRIGATIONBIO-TREATMENT AREALOW WATER USE PLANTINGSPRAY IRRIGATIONTITLE:SCALE:DRAWING NO:6085 SCARLETT DRIVE DUBLIN CA 94568 PROJECTISSUES:DATE:CHECKED:DRAWN:PROJECT NUMBER:925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819JMPS6/24/2019Quarry Lane Preschool VALLIER DESIGN ASSOCIATES INC. LANDSCAPE ARCHITECTURE • PLANNING • DESIGN 210 WASHINGTON AVENUE, SUITE G POINT RICHMOND, CA 94801 TELEPHONE 510.237.7745 FACSIMILE 510.237.5751L.3PRELIMINARYIRRIGATIONPLAN1/16"=1'-0"0NORTH321685.1.bPacket Pg. 56Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) TITLE:SCALE:DRAWING NO:6085 SCARLETT DRIVE DUBLIN CA 94568 PROJECTISSUES:DATE:CHECKED:DRAWN:PROJECT NUMBER:925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819JMPS6/24/2019Quarry Lane Preschool VALLIER DESIGN ASSOCIATES INC. LANDSCAPE ARCHITECTURE • PLANNING • DESIGN 210 WASHINGTON AVENUE, SUITE G POINT RICHMOND, CA 94801 TELEPHONE 510.237.7745 FACSIMILE 510.237.5751L.4PRELIMINARYIMAGES & DETAILS1/16"=1'-0"POLE LIGHTWALL LIGHTSINGLE POST SHADE STRUCTUREMULTI POST SHADE STRUCTUREAlternate to single post, height 8' at sides, 10' at centerFENCE AT PROPERTY LINEBIKE RACKBIKE LOCKERPLAY STRUCTURESINGLE POST SHADE STRUCTUREFENCE DECORATIVE LASER CUTACCESSIBLE GATE DECORATIVE LASER CUTFENCE AT PROPERTY LINE5.1.bPacket Pg. 57Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) TITLE:SCALE:DRAWING NO:6085 SCARLETT DRIVE DUBLIN CA 94568 PROJECTISSUES:DATE:CHECKED:DRAWN:PROJECT NUMBER:925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819JMPS6/24/2019Quarry Lane Preschool VALLIER DESIGN ASSOCIATES INC. LANDSCAPE ARCHITECTURE • PLANNING • DESIGN 210 WASHINGTON AVENUE, SUITE G POINT RICHMOND, CA 94801 TELEPHONE 510.237.7745 FACSIMILE 510.237.5751L.5PRELIMINARYIMAGES & DETAILS1/16"=1'-0"Southern Live OakQuercus virginiana /Natchez Crape MyrtleLagerstromia i. 'Natchez' /Yoshino Flowering CherryPrunus yedoensisBradford PearPyrus c. 'Bradford'Chinese PistachePistacia chinensis /COMPOSITE TREE / LIGHT / UTILITY PLANWall light on building,see L.1 & L.2Proposed tree, see L.2Site utilities, see C01 & C02Site utilities, see C01 & C02Pole light, see L.1 & L.2Pole light, see L.1 & L.2Note:1.Provide 15 foot separation between street trees and street lights.2.Provide 5 foot separation between street trees and fire hydrants.5.1.bPacket Pg. 58Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) TITLE:SCALE:DRAWING NO:6085 SCARLETT DRIVE DUBLIN CA 94568 PROJECTISSUES:DATE:CHECKED:DRAWN:PROJECT NUMBER:925.930.9700 www.bkbcarch.com 1371 OAKLAND BLVD. SUITE 101 WALNUT CREEK, CA 94596 ARCHITECTS BKBC ARCHITECTS INC.1819JMPS6/24/2019Quarry Lane Preschool VALLIER DESIGN ASSOCIATES INC. LANDSCAPE ARCHITECTURE • PLANNING • DESIGN 210 WASHINGTON AVENUE, SUITE G POINT RICHMOND, CA 94801 TELEPHONE 510.237.7745 FACSIMILE 510.237.5751L.6PRELIMINARYBAY FRIENDLYSCORECARD1/16"=1'-0"PRELIMINARY5.1.bPacket Pg. 59Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.b Packet Pg. 60 Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.b Packet Pg. 61 Attachment: 2. Exhibit A to Attachment 1 - Project Plans (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.cPacket Pg. 62Attachment: 3. Color Renderings (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.cPacket Pg. 63Attachment: 3. Color Renderings (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.cPacket Pg. 64Attachment: 3. Color Renderings (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.cPacket Pg. 65Attachment: 3. Color Renderings (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.cPacket Pg. 66Attachment: 3. Color Renderings (Quarry Lane Pre-School SDR (PLPA-2018-00033)) 5.1.cPacket Pg. 67Attachment: 3. Color Renderings (Quarry Lane Pre-School SDR (PLPA-2018-00033)) FILENAME: H:\22\22865 - DUBLIN TRANSP PLANNING ENG ON-CALL 2018\001 - QUARRY LANE PRESCHOOL\REPORT\DRAFT\22865.001_DRAFTREPORT_20190425.DOCX TECHNICAL MEMORANDUM Quarry Lane Preschool Transportation Analysis Date: April 25, 2019 Project #: 22865.001 To: Obaid Khan, P.E. From: Aaron Elias, P.E. cc: The Quarry Lane School is proposing to construct a preschool (Project) on Scarlett Drive just south of the Arlen Ness Motorcycles property in Dublin, CA (Figure 3). The Project would be approximately 26,000 square feet with 300 students, 35 faculty, and 115 parking spaces. This technical memorandum documents the findings of a transportation impact analysis for this Project and includes the following sections: x Existing Conditions x Project Trip Generation and Distribution x Existing Plus Project Conditions x Existing Conditions with the Opening of the Scarlett Drive Extension x Site Access and Circulation x Conclusions and Recommendations EXISTING CONDITIONS An existing conditions analysis was performed at two intersections in the vicinity of the Project: Dublin Boulevard & Scarlett Drive and Scarlett Drive & Scarlett Court (Figure 3). Three days of data were collected at each location for the AM (7 – 9 AM) and PM (4 – 6 PM) peak periods including vehicles, pedestrians, and bicycles. The collected data were then compared across the three days to determine if any one day had significantly different traffic volumes compared to the others. If there was not a significant difference, the three days were averaged together to develop a typical midweek AM and PM peak hour. The intersection of Dublin Boulevard & Scarlett Drive during the AM peak hour was the only location that showed a significant difference which occurred on March 13, 2019. Compared to the other two days of data collection for the AM peak period, this day was an outlier with lower volume from about 7:15 AM to 8:15 AM and higher volume from 8:15 AM to 9:00 AM. Therefore, March 13th was excluded from the average for this intersection in the AM peak hour. The intersection turn movement volumes collected at these two intersections are included in Appendix A. 5.1.d Packet Pg. 68 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 2 Kittelson & Associates, Inc. Oakland, California Existing traffic operations at the two study intersections were analyzed using the City of Dublin Synchro Model with updated data at the two study locations for vehicle, pedestrian, and bicycle volumes. The operations findings for the AM and PM peak hour are shown in Table 1 while Table 2 shows the 95th percentile queue length in feet. The tables indicate these intersections are operating well under existing conditions with level of service (LOS) A or B and 95th percentile queue lengths less than the available storage. Synchro output sheets documenting the detailed operations and queue findings can be found in Appendix B (operations) and Appendix C (queues). Appendix H contains a graphical representation of the existing lane configuration and vehicle volumes at these two study intersections. Table 1: Existing Conditions Traffic Operations Intersection Existing AM Peak Hour Existing PM Peak Hour V/C Ratio Delay (sec/veh) LOS V/C Ratio Delay (sec/veh) LOS Dublin Boulevard & Scarlett Drive (signalized) 0.38 11.4 B 0.45 11.7 B Scarlett Court & Scarlett Drive (two-way stop control) 0.13 9.7 A 0.06 9.6 A Source: Kittelson & Associates, Inc. 2019 Table 2: Existing Conditions 95th Percentile Queue Length in Feet EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Dublin Boulevard & Scarlett Drive Storage 110 1400 175 215 1240 250 250 Existing AM 26 218 30 66 286 78 4 Existing PM 34 400 10 42 322 94 17 Scarlett Court & Scarlett Drive Existing AM 2 0 11 5 Existing PM 2 0 5 1 Source: Kittelson & Associates Inc. 2019 In addition to intersection turn movement counts, 72-hour tube counts were collected on Scarlett Drive to determine volume, speed, and vehicle classifications. The counts were collected between Dublin Boulevard and Scarlett Court between March 19, 2019 and March 21, 2019. A summary of the speed data1 and vehicle classification data is shown in Table 3 and Table 4. Speeds are consistent in both the northbound and 1 The speed data presented in this report are presented for informational purposes only and cannot be used for the setting of speed limits since the City uses radar speed surveys per the requirements in the California Manual of Uniform Traffic Control Devices (MUTCD). 5.1.d Packet Pg. 69 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 3 Kittelson & Associates, Inc. Oakland, California southbound directions with the 85th percentile speed near the posted speed limit of 35 miles per hour. Vehicle classification data shows about 88% of vehicles on Scarlett Drive are standard vehicles with an additional 10% representing larger vehicles similar to single unit trucks (box trucks). This is higher than typical streets in Dublin but consistent with the light industrial area that Scarlett Drive serves. Semi-trucks represent about 1% of the vehicles. Figure 1 and Figure 2 show the volume profiles for both the northbound and southbound directions. The northbound vehicle volume (Figure 1) has two distinct peaks at about 11 AM and 4 PM. The southbound vehicle volume (Figure 2) remains consistent from about 7 AM until about 3 PM. Both the northbound and southbound vehicle volumes have a daily traffic volume of about 1,400 vehicles per day. The detailed tube count data can be found in Appendix A. Table 3: Summary of Collected Speed Data on Scarlett Drive Northbound Southbound Posted Speed 35 35 Pace Speed 26-35 26-35 Number in Pace 61.2% 60.7% 85th Percentile 35 38 Mean 29 31 Source: Kittelson & Associates, Inc. 2019 Table 4: Summary of Collected Vehicle Classification Data on Scarlett Drive Northbound Southbound Average Daily Traffic 1,450 1,406 Standard Vehicles 88% 88% Single Unit (Box Truck) 10% 9% Semi 1% 2% Unclassified 1% 1% Source: Kittelson & Associates, Inc. 2019 5.1.d Packet Pg. 70 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 4 Kittelson & Associates, Inc. Oakland, California Figure 1: 24-Hour Vehicle Volume Profile, Scarlett Drive Northbound Figure 2: 24-Hour Vehicle Volume Profile, Scarlett Drive Southbound 5.1.d Packet Pg. 71 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) April 2019Quarry Lane PreschoolFigureQuarry Lane PreschoolProject Location3NDUBLIN BOULEVARDSCARLETT COURTStudy IntersectionProject SiteSCARLETT DRIVE5.1.dPacket Pg. 72Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 6 Kittelson & Associates, Inc. Oakland, California PROJECT TRIP GENERATION AND DISTRIBUTION Trip generation rates for the Project are based on data from a similar facility that the Project applicant operates in Pleasanton at 3750 Boulder Street. This facility is similar in that it is a preschool serving the Tri- Valley area with an enrollment of 289 students which is similar to the Project’s anticipated enrollment of 300. This facility, called East Campus, electronically tracks when students are picked up and dropped off and this electronic data were provided to Kittelson. The data provided includes one week of midweek days from November 2018, December 2018, and January 2019 for a total of nine midweek days over a three-month period. Data were provided at 30-minute intervals on these midweek days between 7 AM and 6 PM. This data is summarized in Appendix F. Kittelson averaged the nine days of midweek data for each of the 30-minute time periods to develop an average distribution between 7 AM and 6 PM. Using the provided existing preschool data, Kittelson was able to determine trip generation rates in the AM and PM peak hour for the East Campus facility by assuming each pick-up or drop-off represents one inbound and one outbound vehicle trip. Based on this assumption, the average rate for the AM and PM peak hour per student is shown in Table 5. Table 5: Peak Hour Trip Generation Rates per Student for East Campus Site AM Peak Hour PM Peak Hour In Out Total In Out Total East Campus 50% 50% 0.74 50% 50% 0.65 Source: Kittelson & Associates, Inc. 2019 based on data from applicant The trip generation rates estimated using the provided data were checked against the standard Institute of Transportation Engineers’ (ITE) Trip Generation Manual 10th Edition for Land Use Code 565 (Day Care Center). Table 6 provides this comparison in trip generation rates between the data from the East Campus site and the ITE rates. As shown, the field data is slightly lower in the AM peak hour and about 18% lower in the PM peak hour. With an enrollment of 300 student, this difference in rates results in the field data showing about 11 fewer AM peak hour trips and 42 fewer PM peak hour trips compared to using the ITE rates. Table 6: Trip Generate Rate Comparison; Field Data Versus ITE AM Peak Hour PM Peak Hour In Out Total In Out Total East Campus Site 50% 50% 0.74 50% 50% 0.65 ITE Land Use 565 53% 47% 0.78 47% 53% 0.79 Source: Kittelson & Associates, Inc. 5.1.d Packet Pg. 73 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 7 Kittelson & Associates, Inc. Oakland, California Kittelson developed the Project trip generation using the rates developed from the Project applicant’s data rather than the standard ITE rates. The primary reason for using these rates versus ITE include: x The East Campus site’s electronic logs for student drop-off/pick-up provide a more accurate estimation of trip generation since its enrollment is similar to the Project’s enrollment and it is located in the same Tri-Valley area. x Most of the ITE data comes from locations outside of California and it covers a wider time period (1980’s and the 2010’s) which may affect vehicle trip generation since there has been a lot of change in transportation and available options over this period. x The ITE data is a bigger data set (14 studies) but none of the facilities it uses have more than about 200 students. Trip generation can change as sites get bigger because there are more opportunities for car pools. The resulting trip generation using the rates developed from the applicant’s data is shown in Table 7. Table 7: Estimated Project Trip Generation Students AM Peak Hour PM Peak Hour In Out Total In Out Total Quarry Lane Preschool 300 112 111 223 97 98 195 Source: Kittelson & Associates, Inc. 2019 Trip distribution for the proposed Project assumed arrivals and departures from the site would follow the same distribution pattern as existing patterns on Dublin Boulevard. Table 8 shows the trip distribution at the intersection of Dublin Boulevard and Scarlett Road using this method. In the AM peak hour, 45% of the traffic is traveling eastbound on Dublin Boulevard today. Therefore, Kittelson assumed 45% of inbound trips to the Project would make the right turn from eastbound Dublin Boulevard to southbound Scarlett Drive. Similarly, 45% of the departing trips would make the right turn from northbound Scarlett Drive to eastbound Dublin Boulevard. All inbound trips are assumed to make a southbound U-turn at the intersection of Scarlett Drive and Scarlett Court and make a right into the southern driveway (see the site plan in Figure 6) which is a one-way entrance driveway. All outbound trips are assumed to make a westbound right turn at the northern Project driveway which is a one-way exit. Appendix H contains volume graphics showing the distribution of project trips at the two study intersections and the two Project Driveways. 5.1.d Packet Pg. 74 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 8 Kittelson & Associates, Inc. Oakland, California Table 8: Trip Distribution at the Intersection of Dublin Boulevard and Scarlett Drive Peak Hour NBL NBR EBR WBL Inbound AM 45% 55% Inbound PM 54% 46% Outbound AM 55% 45% Outbound PM 46% 54% Source: Kittelson & Associates, Inc. 2019 EXISTING PLUS PROJECT CONDITIONS Using the existing intersection count data and adding in the Project trips, Kittelson analyzed the traffic operations of the two study intersections and the northern exit only driveway for the Project which is stop controlled for vehicles exiting. The findings for the Existing Plus Project scenario in the AM and PM peak hours are shown in Table 9 and Table 10, respectively. Both study intersections and the driveway are anticipated to operate at LOS B or better with the Project in the AM and PM peak hours Table 9: Existing Plus Project AM Peak Hour Traffic Operations Intersection Existing Existing + Project V/C Delay LOS V/C Delay LOS Dublin Boulevard & Scarlett Drive 0.38 11.4 B 0.46 16.5 B Northern Driveway & Scarlett Drive N/A 0.12 9.0 A Scarlett Court & Scarlett Drive 0.13 9.7 A 0.30 10.8 B Source: Kittelson & Associates, Inc. Table 10: Existing Plus Project PM Peak Hour Traffic Operations Intersection Existing Existing + Project V/C Delay LOS V/C Delay LOS Dublin Boulevard & Scarlett Drive 0.45 11.7 B 0.51 15.7 B Northern Driveway & Scarlett Drive N/A 0.11 9.0 A Scarlett Court & Scarlett Drive 0.06 9.6 A 0.21 10.5 B Source: Kittelson & Associates, Inc. In addition to the intersection operations analysis, Kittelson also analyzed the Project’s effect on 95th percentile queue length. Table 11 shows a comparison for existing conditions with and without the Project 5.1.d Packet Pg. 75 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 9 Kittelson & Associates, Inc. Oakland, California for the AM peak hour. Table 12 provides the same information for the PM peak hour. 95th Percentile queue lengths at the signalized intersection of Dublin Boulevard and Scarlett Drive are less than the available storage with or without the Project. The Project exit driveway and the two-way stop-controlled intersection at Scarlett Court and Scarlett Drive maintain queue lengths of two vehicles or less for all movements assuming 25 feet per queued vehicle. Therefore, the Project is not anticipated to result in queues that would affect operations of an intersection or represent a safety concern due to a queue exceeding the available storage. Table 11: 95th Percentile Queue Comparison for Existing AM Peak Hour with and without Project EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Dublin Boulevard & Scarlett Drive Storage 110 1400 175 215 1240 250 250 Existing 26 218 30 66 286 78 4 Existing PP 26 249 40 143 286 147 40 Northern Driveway & Scarlett Drive Existing Existing PP 10 Scarlett Court & Scarlett Drive Existing 2 0 11 5 Existing PP 2 0 31 5 Source: Kittelson & Associates Inc. 2019 Vehicle Queues Reported in Feet PP: Plus Project Table 12: 95th Percentile Queue Comparison for Existing PM Peak Hour with and without Project EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Dublin Boulevard & Scarlett Drive Storage 110 1400 175 215 1240 200 200 Existing 34 400 10 42 322 94 17 Existing PP 34 441 41 98 322 141 44 Northern Driveway & Scarlett Drive Existing Existing PP 9 Scarlett Court & Scarlett Drive Existing 2 0 5 1 Existing PP 2 0 20 1 Source: Kittelson & Associates Inc. 2019 Vehicle Queues Reported in Feet PP: Plus Project Synchro output sheets for the Existing Plus Project conditions are provided in Appendix B for the operations findings and Appendix C for the queue findings. 5.1.d Packet Pg. 76 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 10 Kittelson & Associates, Inc. Oakland, California EXISTING CONDITIONS WITH THE OPENING OF SCARLETT DRIVE EXTENSION Scarlett Drive is proposed to be extended between Dublin Boulevard and Dougherty Road in the near term. This extension will open a new intersection leg on the north side of the Dublin Boulevard and Scarlett Drive intersection. Since this improvement is anticipated to occur around the same time as the opening of the Project, Kittelson performed an analysis to determine the effect of the Project on the new intersection. Traffic volume forecasts for the new intersection configuration were estimated using the latest City of Dublin travel demand model. This model incorporates recently approved projects, including the new IKEA development near Dublin Boulevard and Hacienda Drive. The lane configuration was obtained from the City of Dublin (Appendix G) and Kittelson developed a signal timing and phasing plan for efficient operations given this lane configuration. The signal timing plan also accounted for the City’s desire to provide a bicycle signal at this location. Therefore, the westbound right turns on Dublin Boulevard were separated from the westbound bicycle movement in the analysis. The lane configurations and traffic volumes at the study intersections used for the Scarlett Drive extension are shown graphically in Appendix H. Using the updated lane configuration, traffic volumes, and signal timing, Kittelson analyzed the Project’s effect on traffic operations if the Scarlett Drive extension is open. Pedestrian and bicycle volumes were assumed to remain consistent with the field data collection. A comparison of traffic operations between the no Project and Project condition with Scarlett Drive open is shown in Table 13 for the AM peak hour and Table 14 for the PM peak hour. The intersection of Dublin Boulevard and Scarlett Drive is anticipated to operate at LOS C with the Scarlett Drive extension. The addition of Project trips increases the average intersection delay, but the intersection continues to operate at LOS C. The Project driveway and the intersection of Scarlett Drive and Scarlett Court are not anticipated to be affected by the extension and operate at an acceptable LOS with or without the Project. Table 13: AM Peak Hour Traffic Operations Comparison for Scarlett Drive Extension Intersection Scarlett Open No Project Scarlett Open + Project V/C Delay LOS V/C Delay LOS Dublin Boulevard & Scarlett Drive 0.44 25.2 C 0.48 30.4 C Northern Driveway & Scarlett Drive N/A 0.12 9.0 A Scarlett Court & Scarlett Drive 0.13 9.4 A 0.30 10.8 B Source: Kittelson & Associates, Inc. 2019 5.1.d Packet Pg. 77 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 11 Kittelson & Associates, Inc. Oakland, California Table 14: PM Peak Hour Traffic Operations Comparison for Scarlett Drive Extension Intersection Scarlett Extension Open, No Project Scarlett Extension Open + Project V/C Delay LOS V/C Delay LOS Dublin Boulevard & Scarlett Drive 0.51 27.3 C 0.56 30.8 C Northern Driveway & Scarlett Drive N/A 0.11 9.0 A Scarlett Court & Scarlett Drive 0.06 9.3 A 0.21 10.5 B Source: Kittelson & Associates, Inc. 2019 A 95th percentile queue length comparison for existing conditions assuming the Scarlett Drive extension with and without the Project is shown in Table 15 and Table 162. At the Dublin Boulevard and Scarlett Drive signalized intersection, queues are contained within the available storage for both the AM and PM peak hours. However, several movements have queues that are near the available storage including the westbound left turn onto Scarlett Drive, especially in the AM peak hour when the queue is projected to be 206 feet with 215 feet of storage provided. This analysis focused on near-term conditions and did not consider how the Project may impact the cumulative conditions. As traffic volumes increase in the future, signal timing changes or extension of queue storage may need to be considered at Dublin Boulevard and Scarlett Drive to maintain 95th percentile queues that are less than the available queue storage. The northern driveway and Scarlett Court & Scarlett Drive intersections are not affected by the extension and have 95th percentile queues of two vehicles or less with or without the Project. Table 15: 95th Percentile Queue Comparison in the AM Peak Hour with the Scarlett Drive Extension EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Dublin Boulevard & Scarlett Drive Storage 110 1400 175 215 1240 450 250 250 300 300 Existing 30 196 36 64 297 153 #101 29 #201 49 Existing PP 30 196 42 #206 297 172 #249 43 #201 49 Northern Driveway & Scarlett Drive Existing Existing PP 10 Scarlett Court & Scarlett Drive Existing 2 0 22 5 Existing PP 2 0 31 5 Source: Kittelson & Associates Inc. 2019 Vehicle Queues Reported in Feet 2 Existing queue lengths in these tables assume the Scarlett Drive extension with optimized signal timing. Therefore, the queue lengths will be different than those reported for existing conditions without the extension. 5.1.d Packet Pg. 78 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 12 Kittelson & Associates, Inc. Oakland, California Table 16: 95th Percentile Queue Comparison in the PM Peak Hour with the Scarlett Drive Extension EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Dublin Boulevard & Scarlett Drive Storage 110 1400 175 215 1240 450 250 250 300 300 Existing 41 378 0 38 252 403 80 52 #293 44 Existing PP 41 391 1 95 252 403 #163 64 #293 44 Northern Driveway & Scarlett Drive Existing Existing PP 9 Scarlett Court & Scarlett Drive Existing 2 0 5 1 Existing PP 2 0 20 1 Source: Kittelson & Associates Inc. 2019 Vehicle Queues Reported in Feet The “#” symbol in the tables indicate that the volume for the 95th percentile volume exceeds the movement’s capacity and the queue may be longer. In practice, the 95th percentile queue shown will rarely be exceeded and the queues shown with the “#” footnote are acceptable for the design of storage bays to accommodate Existing Plus Project 95th percentile queues with the Scarlett Drive extension. Synchro output sheets for the Scarlett Drive extension open are provided in Appendix D for the operations findings and Appendix E for the queue findings. SITE ACCESS AND CIRCULATION The Project will be accessed off Scarlett Drive (see Figure 3) which provides the only public street connection to Scarlett Court serving destinations such as Dublin Volkswagen, Dublin Hyundai, and the City of Dublin Corporation Yard. Kittelson concentrated on two areas when reviewing site circulation and access. The first was a detailed review of the intersection of Scarlett Drive and Scarlett Court because Project trips will be required to make a southbound U-turn at this location to access the Project driveway because Scarlett Drive is a one-way couplet divided by a canal. The second focus area was on the site plan (Figure 6) and circulation for pick-up and drop-off. Scarlett Drive and Scarlett Court Intersection Accessing the proposed Project’s site is unusual since there is a canal in the middle of Scarlett Drive that prevents left turns. Therefore, vehicles accessing the Project site would be required to make a U-turn at the intersection of Scarlett Drive and Scarlett Court. While the operations analysis does not show significant delay or queues as a result of these U-turns, Kittelson performed a field visit to review the safety of this movement. Based on our field visit and data collection, Kittelson had the following observations at this intersection: 1. The vehicles parked on the north side of Scarlett Court can make it difficult for the southbound approach to see approaching traffic on Scarlett Court. 5.1.d Packet Pg. 79 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 13 Kittelson & Associates, Inc. Oakland, California 2. Southbound U-turns represent about 25% of southbound left turning traffic today in the AM peak hour and 50% in the PM peak hour. 3. Rather than making a larger radius southbound U-turn, several vehicles were observed making the U-turn in the westbound lane of Scarlett Court rather than using the eastbound lane. This could present a potential conflict between southbound U-turns from Scarlett Drive and westbound through traffic on Scarlett Court. 4. There are few eastbound and westbound through movements on Scarlett Court with most vehicles turning on or off Scarlett Drive. Therefore, speeds are generally slow at this intersection. Given the Project will be adding a significant number of southbound U-turns at this location, Kittelson considered several improvements to improve the safety of the intersection for the U-turn movement including a change in intersection control, additional signage, new pavement markings, and improving sight distance. Of these improvements, Kittelson recommends improving sight distance and adding additional striping. A discussion of these improvements and the resulting recommendation is discussed below. x Change in Stop Controlled Approach – Kittelson considered altering the stop control from Scarlett Drive to Scarlett Court. Scarlett Drive is the dominant movement at this intersection and making this the free movement would allow for a free movement for the higher volume southbound approach. This change in intersection control would also give the high-volume U-turns from Scarlett Drive the right of way. However, it is unlikely a change in which approaches are stop controlled would cause a significant difference given the low speeds and low volumes at this intersection. It would also be a change of control from what drivers are used to experiencing at this location which may lead to increased instances of drivers running the new stop-controlled legs. Therefore, this change is not recommended. x Change to All-Way Stop Control – Changing the intersection to an all-way stop control was considered since it would eliminate the sight distance concerns and better delineate the right of way for the southbound U-turns. However, the sight distance concern can be addressed through other means and a change in control would be a change in what drivers are used to today. Therefore, all-way stop control is not recommended. x Additional Signage – Various additional signage including wayfinding and regulatory signage were considered for improving safety at this intersection. However, too much signage can be distracting for drivers and would generally only provide information they already know such as where the Project is, and that southbound U-turns should yield to traffic on Scarlett Court. Since these types of signs would likely not be very effective and contribute to sign clutter, additional signage is not recommended. x Additional Striping – This improvement would add additional striping to the intersection to reduce the potential for southbound U-turns from using the westbound through lane on Scarlett Court. The recommended striping additions would include extending the centerline striping through the intersection using MUTCD Detail 41 and adding a straight arrow (Type 1) pavement marking to the westbound lane on Scarlett Court just south of the canal that separates Scarlett Drive (see Figure 5). 5.1.d Packet Pg. 80 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 14 Kittelson & Associates, Inc. Oakland, California x Improving Sight Distance – The final improvement considered was improving sight distance. Figure 4 shows the sight distance triangles for the intersection of Scarlett Court and Scarlett Drive3. As shown in this figure and verified in the field, the on-street parking on the north side of Scarlett Court can make it difficult to see vehicles traveling on Scarlett Court. Therefore, Kittelson recommends on- street parking be restricted on the north side of Scarlett Court between the second driveway west of Scarlett Drive to the first driveway east of Scarlett Drive (see Figure 5). 3 Stopping sight distance and corner sight distance were determined based on 30 mph and the look up tables in the Caltrans Highway Design Manual 5.1.d Packet Pg. 81 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) ,.%( 2019Quarry Lane PreschoolFigureQuarry Lane PreschoolSight Distance Evaluationą© 2018 Google© 2018 Google©©©©222000111888GGGooooooogoglllele200’200’Corner Sight DistanceStopping Sight Distance330’330’NSCARLETT CTSCARLETT CT5.1.dPacket Pg. 82Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) April 2019Quarry Lane PreschoolFigureQuarry Lane PreschoolRecommended Improvements5© 2018 Google©2018Google©©©©222200001118888GGGGoooooooooggoogglleelleeProposed Parking RestrictionNew Centerline ExtensionNew Type 1 ArrowNSCARLETT CTSCARLETT CT5.1.dPacket Pg. 83Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 17 Kittelson & Associates, Inc. Oakland, California Site Plan Review The site plan for the Project is shown in Figure 6. There is a drop-off area at the front of the building that can accommodate approximately eight vehicles assuming a spacing of 25 feet per vehicle. In addition to the front building entrance facing Scarlett Drive, there are two building entrances at the rear. All three building entrances can be accessed by parents dropping off their students at any time of the day using RFID cards based on discussions with the applicant. The East Campus facility was observed by Kittelson & Associates, Inc. which has a similar setup. Parents were observed parking their vehicles and walking into the school to pick up their children. Since preschool aged children are dropped off and picked up by their parents directly, the parents are anticipated to park at the door closest to their child’s classroom which will distribute the parking activity around the site. Preschools also do not have defined start and end times like regular schools so the arrivals at the Project will be spread out over a longer time period reducing the strong peaks typical of elementary, middle, and high schools. Since parents would park to bring their children into the preschool and the preschool does not have fixed start or stop times for all students, Kittelson does not anticipate there will be queueing problems on the site that would affect traffic on Scarlett Drive. While queues are not anticipated to be a concern for this Project, Kittelson recommends the following for more efficient site circulation: 1. The 23 parking spaces along the northern property line should be signed and marked as staff parking with staff required to use these spaces. If more spaces are needed, the 35 spaces along the eastern property line should be similarly signed and marked. This will free up spaces near the entrances to the preschool for parents dropping off or picking up their children. 2. An on-site transportation review should be added as a condition of approval for this Project. This review would consist of a site visit during the AM and PM peak hours when the preschool approaches full occupancy. The review would focus on site circulation and access for all users but especially vehicles and make recommendation for changes based on observed operations. For example, if the front parking area is observed to be congested causing problems at the entrance driveway, a potential solution is to cone off the front parking area during the peak hours with all parents being directed to the parking area in the back and the two access doors there. 3. Painted arrows and appropriate signage should be installed at the southern entrance driveway indicating it is the entrance driveway. Do not enter signage and similar arrow markings should be placed at the northern driveway indicating it is exit only. 5.1.d Packet Pg. 84 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) April 2019Quarry Lane PreschoolFigureQuarry Lane PreschoolSite Plan6Source: BKBC Architects Inc.N5.1.dPacket Pg. 85Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033)) Quarry Lane Preschool Project #: 22865.001 April 25, 2019 Page 19 Kittelson & Associates, Inc. Oakland, California CONCLUSIONS AND RECOMMENDATIONS This technical memorandum presented Kittelson’s analysis of the effect the Quarry Lane Preschool would have on the transportation network. The findings of our analysis include: x The Project is not anticipated to have a significant impact on delay, LOS, or V/C ratio at the Dublin Boulevard & Scarlett Drive or Scarlett Drive & Scarlett Court intersections under existing conditions or existing conditions with the Scarlett Drive extension open. Each intersection will operate at LOS C or better. x 95th percentile queue lengths were analyzed both with and without the Project for existing conditions and existing conditions assuming the Scarlett Drive extension. The Project is not projected to cause a queue to exceed the available storage at Dublin Boulevard and Scarlett Drive. 95th percentile queues at Scarlett Drive and Scarlett Court and the Project’s northern exit driveway are not anticipated to have queues longer than about two vehicles in the AM or PM peak hours. x Field work has shown that the intersection of Scarlett Drive and Scarlett Court does not meet City sight distance requirements. x Since preschools do not have fixed start and end times like regular schools and because parents are expected to park and walk their students into the classroom similar to observations made at the East Campus site, the Project is unlikely to create internal queues that would affect operations on Scarlett Drive. Based on these findings, Kittelson recommends the following: 1. Parking should be prohibited along the north side of Scarlett Court between the second driveway west of Scarlett Drive to the first driveway east of Scarlett Drive. This will improve the sight distance for the southbound approach so that it meets or exceeds the City’s minimum standard for providing stopping sight distance. 2. The centerline along Scarlett Court should be extended through the intersection with Scarlett Drive. Additionally, a straight arrow pavement parking should be placed in the westbound lane south of the canal separating Scarlett Drive. These improvements will better delineate the travel lanes and reduce the potential for vehicles making a southbound U-turn from driving in the westbound lane on Scarlett Court. 3. The parking spaces along the northern property line and the eastern property line should be marked and signed staff parking only with staff required to park in these spaces. This will free up parking near the Project entrance doors for parent pick-up and drop-off. 4. An on-site transportation review should be conducted in the AM and PM peak hours when the preschool approaches full occupancy to review circulation and make recommendations for improvements. 5. Painted arrows and appropriate signage should be installed at the driveways to indicate the southern driveway is for entering traffic only while the northern driveway is for exiting traffic only. 5.1.d Packet Pg. 86 Attachment: 4. Transportation Analysis (Quarry Lane Pre-School SDR (PLPA-2018-00033))