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Home My WebLink About6.1 RiteAid/KindercareSP CITY CLERK File # # 5 Q - �j E AGENDA STATEMENT CITY COUNCIL MEETING DATE: April 6, 1999 SUBJECT: PUBLIC HEARING: PA 98-038 Rite Aid/KinderCare Specific Plan Amendment, PD Rezone, Conditional Use Permit, and Site Development Review (Report Prepared by: Carol R. Cirelli, Senior Planner) ATTACHMENTS: 1. Resolution adopting the Negative Declaration 2. Resolution adopting the San Ramon Road Specific Plan Amendment 3. Ordinance adopting the Planned Development (PD) Zoning District and Development Plan (attached as Exhibit 3A) 4. Resolution adopting the Conditional Use Permit and Site Development Review 5. Negative Declaration for PA 98-038 6. March 9, 1999 Planning Commission Meeting Minutes 7. TJKM, Transportation Consultants Traffic Study dated February 4 and January 25, 1999 8. Acoustical Analysis for Dublin KinderCare prepared by Brown- Buntin Associates, Inc., dated March 9, 1999 9. Comment Letters Received for the April 6th City Council Meeting_ 10. Comment Letters Received during the Negative Declaration Comment Period and for the March 9th Planning Commission Meeting 11. Staff Responses to Comments Received for the March 9th Planning Commission Meeting 12. C-1, Retail Commercial Zoning District Permitted Uses RECOMMENDATION: 1) Open public hearing and hear Staff presentation. /�, ) Take testimony from the Applicant and the public. iN 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt resolutions approving PA 98-038 Rite Aid/KinderCare Negative Declaration; Specific Plan Amendment; and Conditional Use Permit/Site Development Review. 6) Waive reading and introduce ordinance approving the PD Rezone; or give Staff and Applicant direction and continue the matter. COPIES TO: Applicants Property Owners Address File 7 Senior Planner ITEM NO. g:\98-038 city council staff report FINANCIAL STATEMF ~. None BACKGROUND: On July 21,1998, the City Council initiated a General Plan Amendment Study at the request of the Rite Aid Corporation to allow a Rite Aid drug store with a garden center as a permitted use within Area 3 of the San Ramon Road Specific Plan (the San Ramon Road Specific Plan currently prohibits drug stores within Area 3) and to include all the parcels behind the proposed Rite Aid parcel as one piece of property within the Study. On September 17, 1998, the Rite Aid Corporation submitted a Specific Plan Amendment: PD Rezone: Conditional Use Permit and Site Development Review to construct an approximate 16,700 square foot drug store with a drive through pharmacy window. Shortly after Rite Aid submitted their application, KinderCare, a day care operator, became interested in developing a day care center on the parcels behind the Rite Aid parcel. On December 21, 1998, KinderCare submitted a Specific Plan Amendment, PD Rezone and Conditional Use PermitlSite Development Review application, which became part of the Rite Aid application. Rite Aid proposes to vacate their existing tenant space located at 7201 Regional Street and construct a new drug store on the northwest corner of Amador Valley Boulevard and San Ramon Road with a drive- through pharmacy. The garden center is no longer proposed. The Rite Aid Corporation is marketing "convenience" as a way to remain competitive with other large stores that offer pharmaceuticals at low prices. The drive-through pharmacy and corner location will offer convenient access which cannot be achieved with the existing Rite Aid location. KinderCare will be operating a new day care center in the City. KinderCare Learning Centers, Inc. is the largest provider of for-profit early education and child care services in the United States. KinderCare provides center-based preschool education and childcare services five days a week throughout the year for children between the ages of six weeks and twelve years. The proposed Dublin KinderCare will have a maximum capacity of 180 children but the expected enrollment is approximately 150 to 155 children. DISCUSSION: Project Description The proposed project consists of constructing a new 24-hour Rite Aid Pharmacy store and the KinderCare day care facility on four parcels, which will be consolidated into two parcels, totaling approximately 3 acres (see the site plan included in the Development Plan, Exhibit 3A of Attachment 3). The majority of the project site is currently vacant. The existing bedroom furniture store will be demolished prior to constructing the project. The-PIRject proponents are also voluntarily contributing traffic improvement funds in the amount of ~129,880).s part of their project. These fees will be used to mitigate any potential traffic impacts of the proposed project on surrounding roadways. The proposed Rite Aid/KinderCare project complies with the existing General Plan land use designation for the project site, which is RetaiVOffice. The project is located within Area 3 of the San Ramon Road Specific Plan and the existing zoning is C-1, Retail Commercial Zoning District. The project requires the following planning permit approvals: 1) an amendment to the San Ramon Road Specific Plan to allow: (a) a drug store as a permitted use instead of a prohibited use; (b) a drive-through 2 pharmacy as a conditional use;. '(c) a day care facility as a conditiona' e; 2) a PD District rezone (as a requirement of the San Ramon Kvad Specific Plan) that includes a Stage 1 and Stage 2 Development Plan: 3) a Conditional Use Permit to allow a 24-hour drive-through pharmacy, a day care center (15+ children), and an exemption from parking requirements for the day-care center; and 4) Site Development Review for the construction of a 16,708 square foot retail pharmacy and a 9,824 square foot day care center and the installation of parking and landscaping. Specific Plan Amendment The San Ramon Road Specific Plan geographic designation of the project site is "Area 3" (San Ramon properties). This designation allows for the development of retail shopper stores oriented to providing additional comparison shopping goods for both Dublin and nearby community residents. It is the intent of the Specific Plan that the principal uses within Area 3 be reserved for retail shopper stores. Under certain circumstances, a limited amount of development can be for other types of uses such as, personal service, financial institutions or office uses. The Specific Plan identifies drug stores as prohibited uses and day care centers and drive-through pharmacies are not specifically identified as conditional uses. The following are permitted, conditional and prohibited uses for Area 3: Permitted Uses Conditional Uses Prohihited Uses · Family apparel · Household furnishings · General merchandise stores · Specialty stores . Eating and drinking establishments (except drive-throughs) · Community, religious and charitable institutions, facilities and uses · Public facilities and uses · Any change from one established use to another permitted use · Grocery Stores · Drug Stores . Liquor stores . Drive-in and drive-through restaurants Attachment 12 to this agenda statement identifies all the uses that are permitted and conditionally permitted within the C-1, Retail Commercial Zoning District, which is the current zoning designation for the project site. Not all of the permitted uses of the C-1 District would be permitted within Area 3 of the San Ramon Road Specific Plan and approval of these uses would require a specific plan amendment. According to the Plan, "drug stores" are prohibited uses because they are considered convenience store- type uses. A market study completed for the Plan indicated that there was not enough residential development to support more convenience stores in the downtown area. However, since the adoption of the Plan in 1983, the City has approved additional residential development throughout the City, in particular, the 174 multi-family unit residential project (Kildara) just west of the project site, which would now support convenience stores. Furthermore, it is the intent of the Plan that the principle use of Area 3 be reserved for retail shopper stores. As a result, the Plan would be amended to allow drug stores as a permitted use which would result in no land use conflicts with the Plan. The City's Zoning Ordinance allows drive-through businesses as a conditional use within the C-N, Neighborhood Commercial Zoning District; C-1, Retail Commercial Zoning District and the C-2, General Commercial Zoning District. If a drug store will be allowed as a permitted use within Area 3, the drive- through pharmacy could be considered a conditional use because it is an ancillary use to the main drug store use and since this type of use is a conditional use within commercial districts. Amending the Specific Plan to allow a drive-through pharmacy as a conditional use would not result in land use conflicts with the Specific Plan, the City's Zoning Ordinance or General Plan because a Conditional Use Permit 3 provides for the review of ~velopment proposal by the Planning mmission and the application of conditions of approval will insure that the intent of the Zoning Ordinance is met. The City's Zoning Ordinance allows day care centers (with 15+ children) within commercial centers as a conditional use. The proposed day care center will be compatible with the proposed Rite Aid drug store use. Operation of the day care facility would not interfere with the drug store retail use and vice-versa. Also, both uses are compatible from a traffic, visual and acoustical standpoint. The day care center will also be compatible with the surrounding residential and commercial uses. Generally, day care centers and elementary, junior high and high schools are typically located within residential neighborhoods and both uses have been found to be compatible with each other. KinderCare is proposed to be located adjacent to the Kildara community. Based on staff and consultant studies, the KinderCare project would not result in significant traffic, visual and acoustical impacts on the Kildara community. The project will also be compatible with the surrounding commercial uses, especially the Strouds shopping center across the street since the center accommodates an existing educational/day care facility (Montessori School). Both the drug store and day care center will be supportive of existing retail and residential uses in the area. Rite Aid will provide a commercial service and retail use consistent with the adjacent downtown uses, and both Rite Aid and KinderCare will offer goods and services which typically benefit residential uses. KinderCare will provide day care and education services for adjacent residents and children of workers in the surrounding commercial areas. Amending the Plan to allow day care centers as conditional uses would not result in land use conflicts with the Specific Plan, the City's Zoning Ordinance or General Plan. Planned Development District Rezone According to the "General Development Criteria - Zoning" section of the San Ramon Road Specific Plan, all new development proposals within the Specific Plan area requires a Planned Development Zoning approval. A Planned Development (PD) Zoning District and Development Plan (Stage 1 and 2) has been prepared for the project (see Exhibit 3A of Attachment 3). Except as specifically modified by the provisions of the PD District Rezone and Development Plan, the use, development, improvement and maintenance of the project site are subject to the provisions of the C-1, Retail Commercial Zoning District of the Zoning Ordinance with regard to permitted/conditional uses, land use restrictions and minimum/maximum development criteria. The Stage 1 and Stage 2 Development Plan includes development standards, such as permitted and conditional uses, site area densities, development standards, etc., and the Rite Aid and KinderCare project plans. Development under the Planned Development Zoning District and Development Plan will be compatible with existing and future development in the surrounding areas due to site designllayout, architecture design, setback, parking and landscaping requirements of the Planned Development Zoning District and related Site Development Review. Application of these requirements will result in commercial development that will be compatible with the surrounding retail commercial and medium to high density residential uses. 4 Conditional Use Permit The Conditional Use Permit for this project covers the establishment of a drive-through pharmacy. a day care facility for a maximum of 180 children, and an exemption of parking requirements for the day care facility. Rite Aid The drive-through pharmacy will provide a drive-up window. Similar to the main store operation. the drive-through pharmacy will be operated on a 24-hour basis. The rate of vehicles using the drive through during peak hours is approximately 4 vehicles per hour and this number will decrease during the evening hours. Rite Aid will mainly utilize van-type and bob-tail-type trucks for merchandise and pharmaceutical deliveries, not semi-diesel trucks. No trucks are expected to stay overnight. Although potential noise impacts of the project would be insignificant when taking into consideration the ambient noise levels of the adjacent commercial centers and traffic along San Ramon Road, potential noise concerns with the window speaker and truck deliveries on the adjacent residential neighborhood are addressed through a condition of approval of the Attachment 4 resolution. The speakers for the drive through window must be at a noise level which reflects the minimum functional volume and speaker noise levels cannot be discernible beyond the property lines, in particular, the adjacent residential neighborhood. In addition, the condition states that project related activities, such as truck deliveries shall be controlled so as not to create a nuisance to the adjacent residential neighborhood. Regarding on-site traffic circulation, the proposed site layout for the project is designed to prevent vehicle stacking problems within the parking lot (see the "On- and Off-Site Circulation" section for further discussion). Staff had a concern with the potential land use and aesthetic impacts the proposed Rite Aid project would create by vacating their existing tenant space on Regional Street, which is within the Downtown Specific Plan area. The vacancy potentially created by the proposed project would conflict with the following policies of the Downtown Specific Plan: 1) maintain downtown Dublin as a strong regional center; 2) increase the amount ofretail development downtown; and 3) continue the current retailing and service commercial uses in the land use zone where t~e current existing store is located. The potential vacancy would also conflict with the San Ramon Road Specific Plan policy which states that any new development shall be compatible with existing residential or other commercial development located within or adjacent to the San Ramon Road Specific Plan. The existing Rite Aid site is located "adjacent" to the San Ramon Road Specific Plan area. If the new Rite Aid project causes the current Rite Aid site to become vacant, the vacancy will be incompatible with the existing commercial development around the existing Rite Aid site. In addition, the vacancy may cause a run-down appearance of the shopping center where Rite Aid currently exists that may result in a negative aesthetic effect. In order to mitigate the land use and aesthetic impacts specified above, which would result from the existing site becoming vacant, a condition of approval has been added to the Attachment 4 resolution which requires the existing Rite Aid site to be re-leased to a business whose use is consistent with the Downtown Specific Plan (i.e., retail and service commercial uses). Prior to issuance of a building permit the Rite Aid Corporation must provide the Planning Department verification that the existing Rite Aid site has been re-leased.e 5 KinderCare The KinderCare facility will be operating from 6: 15 a.m. to 6: 15 p.m., Monday through Friday. According to the traffic study completed for the project. KinderCare is not expected to contribute to an increase in the a.m. and p.m. peak hour traffic on Amador Valley Boulevard. The traffic from KinderCart patrons dropping or picking up children will be dispersed through-out the day. KinderCare is also conditioned to control all project related activities and noise in the parking lot, especially the playground, so as not to create a nuisance to the adjacent residential community (see Attachment 4 resolution). The playground area will not be occupied until 8:00 a.m. under normal conditions and only individual age groups (about 35 to 40 children) are allowed on the playground at any given time. The play facility will be set back approximately 60 feet from the nearest residential unit and between that unit and the play facility, there is a roadway, parking aisle, a 3 foot wide landscape area, and a 6 foot high concrete block wall (the Planning Commission required that the wall be 8 feet high - see later discussion in staff report), v,'hich would help mitigate any potential noise impacts. Additionally, KinderCare's noise study conducted by Brown-Buntin Associates, Inc. concluded that decibel levels for the proposed KinderCare playground area would be in a non-offensive range (see Attachment 8). Because quite a number of Kildara residents are concerned with the potential noise impacts of the KinderCare project. staff commissioned an additional noise study for the KinderCare project. Staff will address the results of this study at the public hearing. KinderCare is also requesting an exemption from the parking requirements of the Zoning Ordinance for day care centers. According to the Zoning Ordinance, a total of fifty-three (53) parking spaces would be required for the KinderCare project, which based on the TJKM Transportation Consultants traffic study, dated January 25,1999, is excessive. Twenty (20) parking spaces are adequate for the KinderCare project based on TJK.~1' s research completed for two other KinderCare facilities in the Tri- Valley, in particular, the Pleasanton facility which has the same children capacity of 180 and the same number of staff persons as the proposed Dublin facility. The greatest demand for parking at these other facilities was at 5:05 p.m. when all nineteen (19) stalls were occupied. The proposed KinderCare facility will be required to provide a minimum of twenty (20) parking spaces. The KinderCare site plan currently shows a maximum of forty (40) parking spaces. Site Development Review " Design The "General Development Criteria" of the San Ramon Road Specific Plan addresses the compatibility of uses and require that special attention be placed on insuring compatibility of uses proposed in any new development with existing residential or other commercial development located within or adjacent to the Specific Plan area. The following factors are taken into consideration for determining compatibility of uses: height of proposed structures, design, landscaping, setbacks, street side design treatment, distance between buildings, loading areas, walls and fences and pedestrian/bicycle and service circulation. The main architectural theme of both the Rite Aid and KinderCare buildings is California Spanish architecture. This architecture is compatible with and compliments the architecture styles of the surrounding commercial development - Strouds Plaza and the Kildara residential community. Both buildings will have terra cotta tile roofs and will utilize stucco/plaster siding. The Rite Aid building will have trellis structures and pop-out columns and split face concrete masonry along all four elevations for reducing the blank wall effect. The building will incorporate warm neutral colors of creamy beige and tan 6 with tile accents along various V'I) of the building. The proposed trianf T canopy will be blue. The KinderCare building will also be painted with earth colors and will utilize wood fascias and tile accents. Both buildings are proposed as one-story buildings with a maximum building height of 27 feet for the Rite Aid building (32 feet for the corner entry element) and 21.5 feet for the KinderCare building. Staff requested that Rite Aid orient the main building entrance towards San Ramon Road. The proposed project's main entry is a corner entry facing Amador Valley Boulevard and San Ramon Road. Staff also requested that Rite Aid utilize a tower element at the corner entry way to balance the architecture of a comer commercial building and to enhance this area as a pedestrian focal point. Landscaping Most of the proposed landscaping for both the Rite Aid and KinderCare sites is adequate and complies with the requirements of the City's Zoning Ordinance. However, some additional landscaping will be required at Rite Aid's main entry corner and within the KinderCare parking lot, subject to the review and approval by the Community Development Director. The additional parking lot landscaping will enhance the aesthetic appearance of the project and provide the necessary shade relief for people and automobiles thereby reducing the heat and glare generated by the development. There are seven mature trees currently located on the site. Four of the trees will remain as part of the landscaping for the new development. However, a mature eucalyptus tree and two unheafthy oak trees measuring less than 24" in diameter, will require removal once the project is constructed. The Applicant will be required to install street trees in compliance with the Public Works Department standards and the Applicant is also required to submit a Final Landscape and Irrigation Plan with their building plans, which must include landscaping information for all proposed landscaping and documentation for compliance with the City's Water Efficient Landscaping Ordinance. On-and Off-Site Circulation According to the Public Works Department and the traffic study conducted by TJKM Transportation Associates dated February 4, 1999 (see Attachment 7), the on and off-site circulation patterns for the project are adequate. The drive through aisle with the pharmacy drive-up window has an adequate turning radii and sufficient space for vehicle stacking and the parking lot configuration for Rite Aid and KinderCare will facilitate on-site traffic movement. The Applicant will be responsible for widening Amador Valley Boulevard to 4 lanes at the intersection with San Ramon Road. This will facilitate traffic movement on and off San Ramon Road and the project site, thereby mitigating any potential traffic congestion that may result from the project. The applicant will be required to follow City, County and State design standards regarding roadway and access design. The applicant will also be required to comply with City and Fire department standards regarding access for emergency services. The project proponents will be voluntarily contributing traffic improvement funds in the amount of $129,880 as part of their project. These funds will be used to mitigate any potential traffic impacts of the proposed project on surrounding roadways through street improvements. This project does not conflict with adopted policies supporting alternative transportation. A public pedestrianlbike trail is located east of the project site, between the project site and street curb along San 7 Ramon Road. Bicycle and r iestrian, including handicap, access is ' -lequate to both project sites. Bike racks are required as a stanL~.d condition of approval (see Attachm(;... 4 resolution). In addition, the project proponents will be required to install a bus turn-out along the project frontage, including a concrete pad, passenger bus shelter and trash receptacle. Regarding on-site pedestrian circulation, staff required that the project provide for a safe pedestrian connection between the KinderCare facility and the Rite Aid building. Signage for pedestrian safety are required as conditions of project approval. Calaveras Fault The Guiding Policy of the Seismic Safety Element of the Dublin General Plan indicates that geologic hazards shall be mitigated or development shall be located away from geologic hazards in order to preserve life, protect property, and reasonably limit the financial risks to the City of Dublin and other public agencies that would result from damage to poorly located public facilities. All structures shall be designed to the standards delineated in the Uniform Building Code and the Dublin Grading Ordinance. Standards intended for human occupancy shall be at least 50 feet from any active fault trace; freestanding garages and storage structures may be as close as 25 feet. These distances may be reduced based on adequate exploration to accurately locate the fault trace. Generally, facilities should not be built astride potential rupture zones, although certain low-risk facilities may be considered. The project site is located within the "Special Study Zone" at the south-central extent of the San Ramon Valley. The Calaveras Fault, an active fault, was mapped at the project site. The fault zone at the project site is 1,000 feet wide and the main trace of the Calaveras Fault may lie beneath San Ramon Road. The Rite Aid building is set hack 170 feet from San Ramon Road. In order to mitigate any potential geologic impacts of the project to a less than significant level, the City will apply conditions of project approval requiring that a comprehensive geologic and soils report be prepared by a licensed geologist identifying any geologic or soil hazard zones, appropriate mitigation measures and other recommendations, prior to issuance of building permits for the project. The report shall be completed to the satisfaction of Public Works Director to assure that a reasonable safety factor is provided. The Applicant shall also be required to conduct subsurface soil condition testing and to design the proposed structures according to the Uniform Building Code, and to have a structural engineer check seismic design parameters. , , Signage The Applicant will be required to submit a Master Sign Program - Site Development Review application for the Rite Aid and KinderCare wall signs and two freestanding signs. A Master Sign Program is required for a project that includes more than one freestanding sign per parcel. Approval of a Master Sign Program for the project will contribute to the effective and attractive identification of the Rite Aid and KinderCare businesses and to the design quality of the site and surrounding area that will be superior to the quality that would have resulted under the City's standard sign regulations. ENVIRONMENTAL REVIEW - PUBLIC COMl\1ENTS: A Negative Declaration has been prepared for the project pursuant to the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. The 20- day public review period began February 12, 1999 and ended March 3, 1999. A Negative Declaration has been prepared because the project will not have a significant effect on the environment. 8 Six Kildara homeowner letters \t>-.;re received during the Negative Declarauon public comment period (see Attachment 10). Staff addressed the concerns outlined in these letters at the March 9tli Planning Commission meeting. Attachment 11 is a summary of staffs responses. One additional letter was received from a Kildara property owner by the time this agenda statement was prepared. M.ARCH 9TH PLANNING COMMISSION MEETING and HOMEO\VNERS ASSOCIATION 1\1EETING After hearing staff s presentation, the Applicant's presentation and public comments, the Planning Commission recommended City Council approval of the Specific Plan Amendment, PD Rezone. Conditional Use Permit and Site Development Review request with two added conditions of project approval as described below. Additional conditions were added per staffs recommendation regarding the addition of landscaped trellises along the western and northern side of the Rite Aid building and requiring the integration of both the KinderCare and Rite Aid wall signs into the architecture of the buildings. Approximately 20 Kildara property owners spoke before the Planning Commission and their major project concerns dealt with traffic and noise. Two individuals spoke in favor of the project, in particular. the KinderCare project. A letter supporting the project is included in Attachment IO. The Planning Commission agreed with the Kildara homeowners that truck deliveries for Rite Aid and children playing in the KinderCare playgrounds could pose some potential noise problems. As a result. the Commission added the following two conditions to the Conditional Use Permit/Site Development Review resolution: 1. Delivery Trucks. Truck deliveries for the Rite Aid drug store shall be prohibited between the hours of 9:00 p.m. and 7:00 a.m.. 2. KinderCare - Block Wall. In order to mitigate potential noise impacts, the KinderCare ApplicantlDeveloper shall extend the concrete block wall along the western project property boundary between KinderCare and the Kildara residential community an additional 2 feet so that the total height of the block wall as measured from the KinderCare site is 8 feet high. After the Planning Commission meeting, the Applicants initiated a meeting with the Kildara residents. On March 22, 1999, the Applicants met with the Kildara Homeowners Association, the Association's manager and one resident. Staff attended as technical information providers only. Residents were not invited to this meeting per the wishes of the Kildara Homeowners Association. The Board was still concerned that the project, in particular, KinderCare, will result in noise impacts on the surrounding neighborhood and that the project will generate traffic that will eventually utilize Kildara streets. Potential measures for mitigating these impacts include additional landscaping along the block wall within the playground areas, traffic signage indicating "Not a Through Street" at the Amador Valley Boulevard/Cronin Circle entry way, security gates, speed bumps, architectural treatments at the major project entries giving the appearance of a more enclosed community, thereby intimidating drive-through traffic, and so forth. CONCLUSION: All potential impacts associated with the project have been addressed through conditions of project approval, or will be addressed through the re-design/reconfiguration of the project. The project, as conditioned, including the PD District Development Plan complies with the City's General Plan, Zoning Ordinance, and the San Ramon Road Specific Plan and is compatible with other land uses (i.e. retail 9 commercial and residential) .nsportation and service facilities, an( mmercial and residential structures in the vicinity. Staff recommends that the City Council approve the Rite Aid/KinderCare application request and adopt the: Negative Declaration resolution (Attachment 1); the Specific Plan Amendment resolution (Attachment 2); and the Conditional Use PermitlSite Development Review resolution (Attachment 4); and waive the reading and introduce the PD Rezone ordinance (Attachment 3). , , 10 I d It; "7 1./ RESOLUTION NO. - 99 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* ADOPTING A NEGATIVE DECLARATION FOR P A 98-038 RITE AID/KINDERCARE SPECIFIC PLAN AMENDMENT; PLANNED DEVELOPMENT DISTRICT REZONE; CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW WHEREAS, the Applicants, Peter Tobin of Tait and Associates, on behalf of Rite Aid Corporation, and Joe Bledsoe of KinderCare Learning Centers, has requested approval of an amendment to the San Ramon Road Specific Plan, a Planned Development (PD) District Rezone, a Conditional Use Permit and Site Development Review to construct an approximate 16,700 square foot retail drug store, a 9,824 square foot day care center, and voluntarily contribute traffic improvement funds in the amount of S 129.880, and to establish a 24-hour drive through pharmacy and a day care center and to exempt parking requirements for the day care center located at 7348 - 7372 San Ramon Road, within the San Ramon Road Specific Plan and the C-l, Retail Commercial Zoning District; and \VHEREAS, the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City Environmental Guidelines require that certain projects be reviewed for environmental impact and that environmental documentation be prepared; and WHEREAS, an Initial Study was conducted finding that the project, as proposed, would not have <} significant effect on the environment; and WHEREAS, a Negative Declaration has been prepared for this project; and WHEREAS, the Planning Commission did review and consider the Negative Declaration at a public hearing on March 9, 1999; and WHEREAS, on March 9, 1999, the Planning Commission did adopt Resolution Nos. 99-08: 99- 09; 99-10; and 99-11, recommending that the 'City Council approve the Negative Declaration, Specific Plan Amendment; PD Rezone and Conditional Use Permit/Site Development Review, respectively, with added conditions of approval to the Conditional Use PermitlSite Development Review resolution; and WHEREAS, the City Council did review and consider the Negative Declaration at a public hearing on April 6, 1999; and WHEREAS, public notice of the Negative Declaration was given in all aspects as required by State Law. NOW, THEREFORE, BE IT RESOLVED that the Dublin City Council does hereby find: 1. That the project will not have a significant effect on the environment. 2. That the Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations. ATTACHMENT 1 ). 0' J(,;] 3. That the Negative Declaration is complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt the Negative Declaration for P A 98-038 Rite Aid/KinderCare Specific Plan Amendment; Planned Development District Rezone; Conditional Use Permit and Site Development Review. PASSED, APPROVED AND ADOPTED this 6th day of April, 1999. AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk g:\pa98-038\neg dec reso cc i 3:tf /b-J RESOLUTION NO. - 99 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* ADOPTING PA 98-038 RITE AIDIKINDERCARE SPECIFIC PLAN AMENDMENT TO AREA 3 (SAN RAMON PROPERTIES) OF THE SAN RAMON ROAD SPECIFIC PLAN WHEREAS, the Applicants, Peter Tobin of Tait and Associates, on behalf of Rite Aid Corporation, and Joe Bledsoe of KinderCare Learning Centers, has requested a Specific Plan Amendment to the San Ramon Road Specific Plan to modify Area 3 of the San Ramon Road Specific Plan to allow a retail drug store as a permitted use; to allow a retail drug store with a drive-through pharmacy as a conditional use; and to allow a day care center as a conditional use. The Applicants are also requesting approval of a Planned Development (PD) District Rezone and Conditional Use Permit and Site Development Review to construct an approximate 16,700 square foot retail drug store, a 9,824 square foot day care center, and voluntarily contribute traffic improvement funds in the amount of $ 129,880, and to establish a 24-hour drive through pharmacy and a day care center and to exempt parking requirements for the day care center located at 7348 - 7372 San Ramon Road; and WHEREAS, the City Council approved Resolution No. 122-98 initiating the Rite Aid Specific Plan Amendment Study on July 21, 1998; and WHEREAS, Area 3 of the San Ramon Road Specific Plan allows for the development of retail shopper stores oriented to providing additional comparison shopping goods for both Dublin and nearby residents; and WHEREAS, it is the intent that the principal uses within Area 3 be reserved for retail shopper stores; and WHEREAS, under certain circumstances, a limited amount of development can be for personal service uses, which includes services of a personal convenience nature, financial institutions or office uses; and ' WHEREAS, Area 3 regulations prohibit retail drug stores and drive-through restaurants and do not address drive-through pharmacies or day care centers; and WHEREAS, the intent of prohibiting retail drug stores and drive-through restaurants was to prohibit convenience store-type uses based on an insufficient amount residential development to support more convenience stores within the downtown area; and WHEREAS, since the adoption of the San Ramon Road Specific Plan in 1983, the City has approved additional residential development throughout the City, including the multi-family residential project just west of the project site, which would now support convenience store-type uses; and ATTACHMENT 2 'I ~ /~? WHEREAS, the City's Zoning Ordinance allows day care centers (with 15+ children) within commercial centers as a conditional use and drive-through businesses as a conditional use within the C-N, C-1 and C-2 Zoning Districts; and WHEREAS, the day care center and drive-through pharmacy would not result in land use conflicts with the San Ramon Road Specific Plan, the City's Zoning Ordinance or General Plan because a Conditional Use Permit provides for the review of a development proposal by the Planning Commission and the application of conditions of approval will insure that the intent of the Zoning Ordinance is met; and WHEREAS, the proposed drug store and day care use will be compatible with the existing and future development in the surrounding area. The proposed retail drug store use will provide a commercial service and retail use consistent with the adjacent downtown uses and both the drug store and day care uses will offer goods and services which typically benefit residential uses: and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and a Negative Declaration has been adopted (City Council Resolution No. _). The project as proposed, will not have a significant effect on the environment; and WHEREAS, the Planning Commission held a public hearing on said application on March 9, 1999 and did adopt Resolution Nos. 99-08; 99-09; 99-10; and 99-11, recommending that the City Council approve the Negative Declaration, Specific Plan Amendment: PD Rezone and Conditional Use PermitlSite Development Review, respectively, with added conditions of approval to the Conditional Use PermitlSite Development Review resolution; anci WHEREAS, properly noticed public hearings were held by the City Council on April 6, 1999 and April 20, 1999; and WHEREAS, the Staff Report was submitted recommending that the City Council approve the application; and / WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Dublin City Council does hereby adopt the San Ramon Road Specific Plan amendment to allow a retail drug store as a permitted use, and to allow a drive- through pharmacy and day care center with 15+ children, as conditional uses within Area 3. This Amendment is subject to the following: AMENDING AREA 3 USES AS FOLLOWS: 1. Adding to Permitted Uses e. Drug Stores 2 2. Adding to Conditional Uses e. Drive-Through Pharmacy f. Day Care Center (15+ children) 3. Deleting from Prohibited Uses b. Dru; Stores PASSED, APPROVED AND ADOPTED this 6th day of April, 1999. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City Clerk g:\pa98-038\Specific Plan Amendment Reso - CC 3 s- ~ It. 'i '-" ~ 00 /b? AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO ADOPT THE PLANNED DEVELOPMENT (PD) REZONE I DEVELOPMENT PLAN FOR PA 98-038 RITE AIDIKINDERCARE LOCATED AT 7348-7372 SAN RAMON ROAD (APNs 941-40- 3-2; 94-40-2-3; 941-40-2-7 and 941-40-2-10) ORDINANCE NO. -99 ********* WHEREAS, the Applicants, Peter Tobin of Tait and Associates, on behalf of Rite Aid Corporation, and Joe Bledsoe of KinderCare Learning Centers, has requested approval -of an amendment to the San Ramon Specific Plan, a Planned Development (PD) District Rezone, a Conditional Use Permit and Site Development Review to construct an approximate 16,700 square foot retail drug store, a 9,824 square foot day care center, and voluntarily contribute traffic improvement funds in the amount of S 129,880, and to establish a 24-hour drive through pharmacy and a day care center and to exempt parking requirements for the day care center located at 7348 - 7372 San Ramon Road, within the San Ramon Road Specific Plan and the C-1, Retail Commercial Zoning District; and WHEREAS, according to the "General Development Criteria" section of the San Ramon Road Specific Plan, all new development proposals within the Specific Plan area shall require a Planned Development Zoning; and WHEREAS, App1icantlDeveloper has submitted a complete application for a Planned Development Rezone, including a Development Plan, (Stage 1 and 2, Exhibit 3A) as required by Section 8.32 of the Zoning Ordinance which meets the requirements of said section, which is available and on file in the Planning Department; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and a Negative Declaration has been prepared for this project and is on file with the Dublin Planning Department. The project, as proposed, will not have a significant effect on the environment; and WHEREAS, the Planning Comrnissio~ did hold a public hearing on the PD District Rezone and Development Plan on March 9, 1999 and did adopt Resolution Nos. 99-08; 99-09; 99-10; and 99-11, recommending that the City Council approve the Negative Declaration, Specific Plan Amendment; PD Rezone and Conditional Use PerrnitJSite Development Review, respectively, with added conditions of approval to the Conditional Use PerrnitlSite Development Review resolution; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, properly noticed public hearings were held by the City Council on April 6, 1999 and April 20, 1999; and WHEREAS, a Staff Report was submitted to the City Council recommending that the City Council approve the application; and WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. ATTACHMENT 3 7 ~ /~? WHEREAS, pursuant to Sections 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: I. The Planned Development Zoning District and Development Plan (Stage 1 and 2) meet the purpose and intent of Chapter 8.32 of the Zoning Ordinance because they will provide retail commercial and day care uses that are appropriate uses for the site, which is located within Area 3 of the San Ramon Road Specific Plan which promotes the development of retail shopper stores, and which is located near adjacent retail and medium to high density residential land uses. The comprehensive Development Plan will be sensitive to surrounding uses by virtue of site layout and design of the architecture and site plan: and ') Development under the Planned Development Zoning District and Development Plan (Stage 1 and 2) would be harmonious and compatible with existing and future development in the surrounding areas due to site designllayout, architecture design, setback, parking and landscaping requirements of the Planned Development Zoning District, which are adequate and have been specially designed to fit into the existing neighborhood. Both uses are supportive of surrounding retail and residential uses through the provision of day care and education services for adjacent residents and children of workers in the surrounding commercial areas, and supportive of similar surrounding retail commercial uses; and 3. The Planned Development (PD) Rezone is consistent with the general provisions, intent, and purpose of the PO Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance for a Stage 1 and Stage 2 Development Plan and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and 4. The subject site is physically suitable for the type and intensity of the zoning district being proposed because it is located on relatively flat land within a developed downtown area adjacent to existing retail commercial uses and medium to high density residential uses, was previously developed, and because it is located adjacent to roadways which are designed to carry traffic that would be generated by the proposed types of uses; and 5. The Planned Development Rezone will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable laws and regulations will be satisfied; and 6. The Planned Development Rezone will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by City laws and regulations; and 7. The Planned Development Rezone and accompanying Conditional Use Permit and Site Development Review, will create an attractive, efficient, and safe environment; and 8. The Planned Development Rezone will benefit the public necessity, convenience, and general welfare; and 9. The Planned Development Rezone and accompanying Site Development Review and Conditional Use Permit will be compatible with and enhance the general development of the area; and 2 10. The proposed amendment is consistent with the Retail/Office designation of the Dublin General Plan and the proposed use types are permitted by said designation. NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows: SECTION 1. Pursuant to Chapter 832, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following property ("Property") to a Planned Development Zoning District: Approximately 3 acres at 7348—7372 San Ramon Road (APNs 941-40-2-3;'941-40-2-7: 94140-2- 10; 941-40-3-2) located at the northwest corner of San Ramon Road and Amador Valley Boulevard. A map of the Property is outlined below: i..... .:.. .a .5. 6tn...'''''-'''74;"-- ' //,.///c\ , - ,1, -.1/.,/,'// //biii,\,-//,/,'//,';\.,,, An {j •• /I/ /f • ,, /V/ ,//.,,/,/,.////////////./,'.J/ /// // / i,/ // // ,// /I.. //- ‘1 :•t �. •ZC%":--' • fir! ' I! YI //% /' /'/' / / a , / //! /// //II/i /!'I/i /,///!.• • J- • .•,Y`,..,7;:; __ /IV ,/%K,/// / /�, ''- '/i/ / !/� // ///,// �/��/ �:�› Yom. 1:`s ,/ /V // F / f.. p / /// // / // / /I / I. .° -\`•,. / '//,/l ,Al // /y ///r 1/.4,i/ I/ J ,/I/,./' �!// /,/ ,// // // ,I/ ////? • [-c��((° o . r ,/,1'j//if'I/ //,// JI1/I/I,/iI,//1// ///////I.• 1 - V� 0 •i� „/,,,,,y,-//,,,,,/,r (/'/'/�'I/jIII% j"/', �'L'j 7' .qf /~ '1 SECTION 3. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED this 20th day of April, 1999. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City Clerk g:\pa98-038\PD Ordinance - CC , , 4 /0 ~ /b 9 DEVELOPl\1ENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for P A 98-038 Rite Aid/KinderCare project, located on the northwest corner of Amador Valley Boulevard and San Ramon Road, at 7348 -7372 San Ramon Road (APNs 941-40-3-2; 94-40-2-3; 941-40-2-7 and 941-40- 2-10). This Development Plan meets all the requirements for Stage 1 and Stage 2 review of the project. This Development Plan includes the Site Plan, Landscape Plan, Floor Plan and Elevations, sheets 1 through 9, dated received March 1, 1999, labeled Exhibit 3A to the Ordinance approving this Development Plan (City Council Ordinance No. 99- _), and on file with the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, San Ramon Road Specific Plan. and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Permitted Uses/Conditional Uses: Permitted Uses Drug Store Conditional Uses Drive Through Drug Store Pharmacy Day Care Center All other Permitted and Conditional Uses as established by the San Ramon Road Specific Plan. 2. Site Area/Densities: The maximum square footage of the proposed Rite AidlKinderCare development for the parcels covered under this Development Plan (as shown on the site plan contained in Exhibit 3A, Development Plan), are as follows: Rite Aid site: :t 1.68 acres 16,708 square foot building KinderCare: :t1.19 acres 9,841 square foot building 3. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, the use, development, improvement and maintenance of property within this PD Zoning District shall be subject to the provisions of the C-1, Retail Commercial Zoning District of the City of Dublin Zoning Ordinance with regard to permitted/conditional uses, land use restrictions and minimum/maximum development criteria. EXHIBIT 3A 1/ Ci') /G ? . ..,. 4. Site Plan and Architecture: See attached floor and elevation plans, sheets 2, 3, and 5 (Rite Aid) and 7 and 9 (KinderCare) contained in Exhibit 3A, Development Plan. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 5. Phasing Plan: The project shall be constructed in one phase of development. If the Developer/Applicant decides to construct the project in phases, a phasing plan shall be submitted for the review and approval of the Community Development Director. 6. Landscaping Plan: Refer to attached landscaping plans included in Exhibit 3A, Development Plan, sheets 4 and 8. 7. Development Standards: Lot Size: Corner Lot (Rite Aid) - 6,000 sq. ft. minimum Interior Lot (KinderCare) - 5,000 sq. ft. minimum Lot Width and FrontaQ:e: Corner Lot (Rite Aid) - 60 feet minimum Interior Lot (KinderCare) - 50 feet minimum Lot Depth: 100 feet minimum Front. Rear and Side Yard Setbacks: See the C-1, Retail Commercial Zoning District setback regulations, Chapter 8.36.030 of the Zoning Ordinance. Buildins>: Heis>:ht: 45 feet maximum 35 feet maximum if principal structure is within 50 feet of an R zoning district Parkins>:: Parking shall be provided as shown on the site plan in Exhibit 3A, Development Plan, sheet 1, as approved through the related Site Development Review and Conditional Use Permit"for P A 98-038. All drive aisles and fire lanes shall be kept clear at all times. 8. Public Facilities Fee: The ApplicantJDeveloper shall be required to pay a Public Facilities Fee in the amounts and at the times set forth in the City of Dublin Resolution No. 32-96, adopted by the City Council on March 26, 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. 9. Compliance with Related Planning Approvals: The ApplicantJDeveloper shall comply with all the related Site Development Review and Conditional use conditions of approval for P A 98-038. G:\pa98-038\Developmenr Plan 2 rU:(;-E I V E i;) ! ~ ~ ~ s ~ ~ ~ i S~g$!5!s.$:;~ Mi.K 0 '1999 I ! ! ~ ~ i DUBLIN PLANNING I ! I i Ill! ! ! l!~ttEaQ'B ~1!1~U~f~ !l o 0: Z o ::I . 0: . ~ In RESTAURANT I ) I I I I I ...' 1 I I ! I I ! I Ins SITE. ~:~-=~~, I Ii I! 11 I d 'I I I: I 11 J I' 1\ I! I 11 II I I Iii I I I ; I tit I tIll I -' , I I < I I I I I ;:; 0: .1 I I 11 \ ~ S I i I I \~ \ ~ ~ III 2\~~ ! I I fl" (,:::::",,,, ...! I I '\, ~""=-- I -\. "'_________ 4f I 7-- --~'-..:. .: I! ! I I i ! , I I i ~ao fR'f!'I \. VICINITY MAP J'S III .'$ PlA'l'GIIlJI.IHJ 1______---. 11 E -I ~I o z a l' ~ - ! ~- - ~ s I 1 -\. .1 .- .. .. SlQtWZEQ IN'lERSECllON .. .. .~;~ I :~t/-' if&.. ~ ,( : !i t ;r \~ .. \'~~ .~~---- " "~\~ .;'>,,/ '- ~-=..--#/ -------- .. .\ 4.'(''''-- ..----- ! I I '1'\' ! I'" tit; III I I / 1 II I I I Ii \ I I J I I II i I I J I 1 \111 I 1 I I II '11 I I I 1\. I I I I l' i I ill \ I I I I II Ii I I I !ll \ ~ SI'p.J~ .1'Jor A pA-I.T DF "HI~ APMovAL.. COMMERCIAL CENTER !1f'~& \\}? I ~n!!\1~"" -. ~n W 'fl '. ~mV~21Toh ~ :~~~ft;t~:\I;j ~:l A 'at'! ~,Jj fi'f;;t,! M - --_ p.l ~ 't KINDERCARE LEARNING CENTER. INC. PARKING SPACE INFORMATION NOTE: WE ARE ALLOWED TO USE RITE AID'S EXCESS PARKING SlAlLS IN OUR fiNAL CAlCULAlIONS. PARKING SPACES PROVIDED = 42 SPACES PLUS RilE AlD EXCESS PARKING SPACES = 3 SPACES RITE AID CORPORATION PARKING SPACE REOUIREMENTS 1 PARKING SPACE PER 300 SQ. fT. PARKING SPACES REQUIRED = 56 SPACES PARKING SPACES PROVIDED = 59 SPACES FEB 26 1999 . TOlAL SITE PARKING SPACES PROVIDED KINOERCARE ,. 42 SPACES RilE AlO ,. 59 SPACES lOTAL ,. 101 SPACES L _ oJ 'l' 'l' r'"'_ I I (Dinar) 1_-"'''" i: 1;1. ''d 1{./ ~ ~ ~ -ro j; & i ~ ~2 .. I p: ~~ 8 ~ 'I .GIoSG .s,! j~~i 1 'f: di_. iJ ~ ~~::l l ~8~ i ~ i .-- ~Il ~~~i ~I ~ ~!lt I g ...J W (II CJ;.- ozw . -::i <oQ~ C")::! en :)5 Z W)lDo< ~ o <u... - ~z a. .(O,~ o C") OW W z....a:i5 t- w 6 c;; ex: )(::I! O.;::i t- ~z CI) ....lii ~ z .........,......"-j . I i OZI _0 <(F~ ~ wgl~~.~ 1-0.. "'.. 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"--1 E.1'1t-1 LD . b! 1'_ :--; :---""-.:, -:.."'X't~ ~'\::':'" . . . . .'i>'. ~~. ;.,{:)0,' AI ."',...'.., ~ / " .;t:! f1-lOf<HI\JI1 'ALJP-ttlt1l-hi-J~' , 0 J1 0-,'" ., '\ "- .." ..J ; c.. ~j '/).'1{ ~ ~ "~. y . '\~ ,.. , ~., " / \;~ '- J b"j:[6-ff. fLA>( \ E'ro '~// /. i ~ ':'(;~ ~~'.':~' ~':-..:..;,.~~~~ '\'- ~'<0:~/. ~ -..j,l>--'" ~ I~ IfFU~E.L0411'~HtlM JMHIUDlbL4 . 1 .,~ ,~ " t-...~ ~ "" R:'(>':, ~ ~:. .\~~ ~ \1.2-~ ,>-i~:Y./.J ,.../ '?> ./'" '?> 0 .; 0,'. <vf}.f JI4~II!-ll ~\ ...., fl" '~//. . ~"-''''-~''-'-'''''''~'~' . , ~ ("'\0 " l>-- I' "f I .-. \[, ~ ~.A/;\,.';)~,,"\..~~~~tK~"~~,~~.%.\. 7 _ ~.lfl?;.. \1-'~.v 0\..~" ,~:;',t. ~~~~~f~~-(t\.04 LM~PAlb l.!.~f'~f' r _ L.CL. ~.,,_. ) ~ 0 .'~8 r a""""'" I "- ~I::. -"I ., :1 Cc'.= G~ITTE~ !< S'OE':I'l~ lJ~5" , '- ~ ~1. ~.. / v"......... 1<;': I FL.!.(.6-l-lu... A, 'e.tOOO400b,' '" L.4~1 U I" . . ~ x x ~..x ~, ...~ ..--- " I Lol-lDoN fUJ-.lf. 1f~E. 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'il-,j./ 1, i, ~ o .. o '" ~ ~ ~-fJ ~ /~..~~ II> '-It-'-'' ~.o , 1)\l13\.\~ $-</0 ~ i 11 ." If i~ H ; lot: tOT' ~ :I i~~~ ~ iJ., iha I t-' ~~ i "'~ K ~6g~ g:;' B :i~. I "'~ ! ~~ r .." \ . ~ k~ ~vV 1. /( ~ 580 FR\'f1' \,(IC,INITY 11 I .; [; i t J t [ t I[ I II I " , ~ I : MAP NTS I 1 ~ l~ NO: !o: O~lL! la~ w ~S~ ~ mcolS U I{) 0 <, (f) o <Uj a to ~:Z! z . n ~~ :5 o.-@::> z ZO o ~x~ 0- a: t;;~~. .-11> -" < ! J i; i I .. ',j \\ ' I " \ .-\ "- I . ", I~' X::: 1"(. ~ ; '-. ~., - - I ::2: z ::2: 1-: >-, ~ <( Z ~ ::i w ~ 10:: z IQ rrRL!~~i~ i II! ~ I ial! 1\ II II :~!s!i1 lIU!;; j.~.;""."'''''''"-i f . o tL ..... ..... 0- --- Q51 <(~~ ~ ([~ t:. Wo~~~a lLl!!'" .... l-a:l!iSli!~ -a:O~:~E Olii.Jc It .".------- - ,/ '. / i/ i Ii ( 11 i ~li I, t rr jt , . [;;':'"II!~ (Ii, 111M: ,7'" fi '~rI(' A ll;.;. l:";"\ ~~'l t~~; i~. ~~ ;i"'! . .)'1 -"II' f:'d-!;:";' )Tp':~ ~.~- Il' ~~ :~='::';': :,~ 2 G 1~ , ;~'" " ~~~- - r: Ir~ ,.t~T 'I ~ ~C"l . 2Q . f"T, ~ -, . I, I, , 1 tit , , , ~ l' ! ! I ~\ I , ; }' ! I II PARKING SPACE REOUIREMENTS 1 PARKING SPACE PER 300 SQ, FT. PARKING SPACES REQUIRED = 56 SPACES PARKING SPACES PROVIDED ..= 59 SPACES INC. KINDERCARE LEARNING CENTER. PARKING SPACE INFORMATION NOTE: \'IE ARE ALLOWED TO USE RITE AlO'S EXCESS PARKING STAllS IN OUR FINAL CALCULATIONS, . 1- onrun I . .. 10.:... ~- I SIC.fE ~.). 059J6 -02 L1 O~6UN, CA r:\JJ9\9'-JlIm,\&wo\181~91 fS'JiI'1- 11l/1tl-/lt"I 'l?RELIMINARY LANDSC'APE. PLAN TOTAl SITE PARKING SPACES PRO\'1DED KINOERCARE = 46 SPACES RITE AID = 59 SPACES TOTAL = 105 SPACES 46 SPACES 3 SP ACES <" " PARKING SPACES PRO\'1DED = PLUS RITE AID EXCESS PARKING SPACES '" Ron'ald '.AlIlson ' Lan AItltitcCIS i. III~ ARCHITECTS r' I -0 I ill.' i'- 61'-11/r sf-t --, --------~f---- 1---------- -------- r ---I @"g()). 1/ ", /'.1 ~'~~OOl.: 1- 1';--- - "'--":,,/' II -~ II I' I i I C " 1lI__ s..1<wrlocD.~ "'O~m (Mluoaz '" 41nlt 1IH . ,.. ---.~ lOU!lO'ft I I I I I I I I I I I i :;- I I '" 1 I I i I : I I I I I \ j I : II I ! I I I \ I 1 I , '~ I ~l I : I I ~ 11 !i II i~ II 1:0- rl I~ 'Ill' . 11 ! 'II i ~ ~! RITE AID #5936.02 SAN RM10N & M1ADOR DUBLIN, CALIFORNIA I g ~ Condtant 'U ~ 2 11 ~ II .U ~ tt-r r4' ; SCHEME 'A.1' Revised 2-26-99 r/ll'l'LOO! lKlWI UARl!UI[1IlIIS I!lI(HIJ\{ lH twOOI jjl" /J I, A~"'" OWNll; 5! ~ ~ ~ s .,;. ---0) STORE INFORMATION a~N1': lnE AID COVOMn0>4 JIJF !Il~ nOl lEOO"-'L mIlT DIJIUN, CA MS6ll .01; f1O-1OJ-t!IM.... Zll fa: f1O-IOH964 ~l AREA SUMMARY NET SALES AREA: NET SERVICE! STOCK AREA TOTAL NET AREA (GROSS LEASABLE AREA 12,987 S,F. 2/071 S,F. 15,058 S.F. 15,696 S.F) -g> .-0 eeCC ' G)~ ~Ih ....... d 013 ._...... ~ a i). ;~~! s i ~ I I ... GONDOLA SUMMARY . STEEL: UNIWEB: WAll STEEL: WAll UNIWEB: TOTAL STEEl: -0 1,405 LF. 224 LF. 117 LF. 144 IF. 1,890 LF. 1 ; ; til i - -.-J . i ....:. ; - i , i I ! ~ SALES AREA ENTRY VESTIBULE: PHARMACY IW AITI NG: +12',0" +11'.0" +10'.0" 61 ... r.r r... * l! 1 ~ 0 !:I II 1, lur....ft .. l! 1;: ~ ~ :J I .U(W11 ~ .u.... r...1 ,... r.y ,.r I~ ; -l ! ~ .... " l! 1;: l! ,... r.r l! l! !:I 1;: l! 1;: ~ l! 1;: ; I ~ 1!1 !:I :J !:I ~ ~ J:\ . " 12' tLR 1 nl1lW'lt ~ ~ go' Sill 1((,ffJ JI'-o' It-o' IIIiM MUllIIlIlm '- ~ ~lOFHH @ s ;;; o 4' 8' 16' ~ SCALE: 1/8" = l' Yoett lide -I FIXTURE PLAN lfN:\JE 10 'Xl' MI, f1' SlL 1m!! 11'-11/1' W<IllllIllffiK )I'~' 11'-,' (Jru~Ftro!) ,. 'If ,[ ~ I' ,:' JI'-o' )1'-0' I;,"~~;'j .lJ!]~m fj '.11' I'ro)eel Na: 98.414.111 Dr.-.n By. HI. O>edorl By; />IS Salo: 113' . f.o" DIll!: m&J99 . ~--,.' 3A p:'(F'1J' cf A131 il PlE.LJMINA.I.'t. Not lor Con:s:t.n.dicn ..... oIped. ~. ""04 r-. j . il STEEl: UNIWEB: WALL STEEl: WALL UNIWEB: TOTAL STEEl: -0 o '-0' $-a' 4 li- 1'-1" I 'l(I' ,. /Jl"l~i"r "' <If . '" i L -- r 1 r\ -~; __________I--------------~---------- I I 1 I I I I I I I 1 I I ~ U" \ i:l; ., ./.1 .......- ...~'" / .- ,h' C s I E I I 1'1 --CD lO1f!!<r1t I I I I I I I I I I \ I \ I \ I \ I \ I \ I \ I \ I I '~ \ fll1 I II I ... I I tl 111m II !~ 11 l~ \1 i~ "lll 11 ! . 1 I \ . ---0 l. 1> I 'ii ,If ~ ~ S! ~ !O II ~ ,/ /ffi.tI8.I IJ:lWl: UA ll:rmwoo lOmlmlU ttlIllEJ. IjI'W, !2 II !O ;!; s ~ IS! I~ I!O ". -$ -'- ; I~ l!:l I '<l' I ~I .'" ,~ .... ~ 61 '-9'1 '-9' r-9' '-9' ,-9' r-'l' * ~ i 11 0 !O II ~ S! S! .. If"" It ~ k S! k '-'I' '-'I' S! !i! !O k !O ~ S S! ~ 1 k >!I " !i! !O \ ~ 3 k !O " .1f....1I ~ !O A !O - ;!; . - \ . If""" h 12' tLR h 1 1I1f!!<r1l _ _~ J -:::J: \-1':01"'- 9O'Sl.lllGll CK'IJ.'\JE 10 00' AIJ, 4'l'SIlIWll If-11ft lI.\\l:IlIKIlffiK jI'--o' ~.I ,~ jI'--o' jI'-f IJ6'-O' IlfIlI/lUllJl tlIUISOI i; RITE AID #5936.02 SAN RMtON & AMADOR DUBLIN, CALIFORNIA SCHEME 'A.1' Revised 2-26-99 STORE INFORMATION AREA SUMMARY NET SALES AREA: NET SERVICE! STOCK AREA: TOTAL NET AREA: (GROSS LEASABLE AREA: GONDOLA SUMMARY SALES AREA: ENTRY VESTIBULE: PHARMACY /WAlliNG: NOR fH @ o 4' ~ I SCALE: , /8" = " ~::~'~"~r~! jrr:~Hn? " t'" ~,' r"l~f ,I i.l : F .;\.~i iJt);.J ::,"~:~ ~ ~.~ .....~... --.... ..... ~...~L'I. f.~ f~< 12,987 S-F. 2,071 S,F. 15,058 S-F. 15,696 S-FJ 1,405 LF. 224 LF. 117 LF. 144 LF, 1,890 LF. ..12'.0" +11'.0" +10'.0" 8' 16' ; ; il I~-~' \' :l O"fll(NWl 1."1' l-l'-O' . ':0..__, 3A p~n~'16 cf 11!~ ARCHITECTS m__ !on """"'" UhoU .nmoll ;\l.t7UOO1 lot 41Ull"Ml. . ,.. _ocr, St>nl> ~ A""'Jodb: 0_ OttHT: UTE AIO COIPQU.TIO" lUF !ItNBAUM no) lEOOWL mEET 0IIItIN. CA 9<161 .eI: 5KJ.8IJl.'JJO'! ....111 lu.: 51(l.fU8'lM -g> .-0 CCcC ' G)I Ih ......, doll 3 ._....... ~5u~ fIWII% ~ ~ ~ ...11. g ~5 6t _ rode FIXTURE PLAN ""'Jod No; 9&474.111 . o......ly. HL o..a.., .. MS 5ak 118. .1-11' QUI!: 1I1fii9'9 A131 PUlIMIW>I. Y; _ kr CaWv<tk>n .....olp>ecI.--....."" - ) 'I :\ I' II II \ II L\lS IWI; I: I BUILDING II ,El ~=~===J,~ ,) csr=-l e_11 -IF>D -8"1V c-('",L...., ---8"SSI~ ~~ 1-1 --===1.... II 11 II !I 'I II \1 I, IL II -SJ-t, II II II II II \1 ____--II . ~.-/K _:J "'u SECT. 8T -- ",,,, ~~ a~ ~ 4, .,." ~\ II PC,fl' 1 I II . II '.. I <> <> ~"-:'~~VL I ~;;; II SCtl ","1 h 0';:" 1;: ~ \ SECT. An 1\ I" J-Hfl"-. If ...... II ___-=-...,:-IJ "'.. ii II II II to PAAI<JoIG 1 ktI, S C ii,,,,,,, ::" lIES TA1JIlMrM .".,. ~ l ''''" )~.~ST. \ .,. p~ p~ 14~~61~5"" ",I' \"''' X ~ ~AY " > ... ~ - .... \ - ~-==r-- ~i! .=;- ~. r · 1 "" I J. , unrYl \ ~ " I ~ ~ ~\ '-4 ~ \, ~ / ~-- ....Il< ~ "'.~" ,~ ., \ I ! \ D'>c!lO'CCJMC, ryoo ~ ~J>~ l',.... 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RESOLUTION NO. - 99 • • a06 X67 • A:RESOLUTION.,OF=THE CITY COUNCIL' OF THE CITY OF DUBLIN ADOPTING PA 98-038 RITE AID/KINDERCARE CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT A±16,700 SQUARE FOOT RETAIL DRUG STORE,A 9,824 SQUARE FOOT DAY CARE CENTER, AND VOLUNTARILY CONTRIBUTE TRAFFIC IMPROVEMENT FUNDS IN THE AMOUNT OF $129,880; AND TO ESTABLISH A 24-HOUR DRIVE-THROUGH PHARMACY AND DAY CARE CENTER AND TO EXEMPT PARKING REQUIREMENTS FOR THE DAY CARE CENTER LOCATED AT 7348—7372 SAN RAMON ROAI) WHEREAS, the Applicants, Peter Tobin of Tait and Associates, on behalf of Rite Aid Corporation, and Joe Bledsoe of KinderCare Learning Centers,has requested approval of an amendment to the San Ramon Specific Plan, a Planned Development (PD) District Rezone, a Conditional Use Permit and Site Development Review to construct an approximate 16,700 square foot retail drug store, a 9,824 square foot day care center, and voluntarily contribute traffic improvement funds in the amount of $ 129,880, and to establish a 24-hour drive through pharmacy and a day care center and to exempt parking requirements for the day care center located at 7348—7372 San Ramon Road, within the San Ramon Road Specific Plan and the C-1, Retail Commercial Zoning District; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality ct(CEQA),the State CEQA Guidelines and the City of Dublin Environmental Guidelines and a Negative eclaration has been prepared for this project and is on file with the Dublin Planning Department. The project, as proposed, will not have a significant effect on the environment; and WHEREAS, the Planning Commission did hold a public hearing on the Conditional Use Permit and Site Development Review on March 9, 1999 and did adopt Resolution Nos. 99-08; 99-09; 99-10; and 99-11, recommending that the City Council approve the Negative Declaration, Specific Plan Amendment; PD Rezone and Conditional Use Permit/Site Development Review,respectively, with added conditions of approval to the Conditional Use Permit/Site Development Review resolution; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, properly noticed public hearings were held by the City Council on April 6, 1999 and April 20, 1999; and WHEREAS, a Staff Report was submitted to the City Council recommending that the City Council approve the application; and WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and WHEREAS,the City Council has found that the proposed project is appropriate for the subject site. NOW, THEREFORE,BE IT RESOLVED THAT THE City Council of the City of Dublin does hereby find that: ATTACHMENT 4 • A. The proposed operation of a drive-through pharmacy and day care facility within the San Ramon Road . Specific Plan and the Planned Development Zoning District for PA 98-038 is compatible with other land uses (i.e. retail-connercial;arid residential), transportation and service facilities in the vicinity because the proposed drug store use will provide a commercial service and retail establishment use consistent with the adjacent downtown uses and both the drug store and day care uses will offer goods and service which typically benefit residential uses. • B. The proposed uses will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all the potential environmental impacts associated with the project are less than significant. C. The uses will not be injurious to property or improvements in the neighborhood because the project is • conditioned to comply with all Building and Fire Department requirements, and Public Works Department requirements regarding on and off-site traffic circulation, street improvements, and on and off-site drainage improvements. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because the project is located on relatively flat land within an urbanized area adjacent to existing retail commercial uses and medium to high density residential uses and the Applicants have agreed to mitigate off-site traffic and circulation impacts by the voluntary payment of$ 129,880 for street improvements. F. The Rite Aid Pharmacy drug store use and KinderCare day care center use is not contrary to the specific intent clauses, development regulations, and performance standards established for the Planned Development(PD)Zoning District for PA 98-038 because the conditions of approval are required to insure that both uses, which will be supportive of surrounding retail and residential uses through the provision of day care and education services for adjacent residents and children of workers in the surrounding commercial areas, and supportive of similar surrounding retail commercial uses, will be compatible with those uses. G. The approval of this application, as conditioned, complies with the Dublin General Plan, the related San Ramon Road Specific Plan Amendment and the PD Zoning District regulations, and the general requirements established in the Dublin Zoning Ordinance. H. The Rite Aid and KinderCare project is consistent with the intent and purpose of Chapter 8.104 Site Development Review of the Zoning Ordinance. I. The approval of this application, as conditioned, is in the best interest of the public health, safety and general welfare. J. The proposed site development, including site layout, structures, vehicular access, circulation and parking, setbacks,height,walls,public safety and similar elements has been designed to provide a desirable environment for the developments. K. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior 2 • appurtenances, exterior lighting and similar elements have been incorporated into the project in order to insure compatibility of this commercial development with the development's design concept or theme and the architectural character.ofahe surrounding commercial and-residentiaL buildings and uses: L. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin City Council hereby approves PA 98-03 8 Rite Aid/KinderCare Conditional Use Permit and Site Development Review request to construct an approximate 16,700 square foot retail drug store, a 9,824 square foot day care center, and to establish a 24-hour drive through pharmacy and a day care center and to exempt parking requirements for the day care center located at 7348 — 7372 San Ramon Road, as generally depicted by the plans, labeled Attachment 3, Exhibit 3A of the related Planned Development District Rezone City Council Ordinance (Exhibit 3A), consisting of nine sheets prepared by Tait and Associates. MCG Architects, Majors 2M Engineering, and CRHO Architects, dated received by the Planning Department on March 1, 1999. stamped approved and on file with the Dublin Planning Department, subject to the approval of the related San Ramon Road Specific Plan Amendment and Planned Development District Rezone and compliance with 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: IPL] Planning. FBl Building. [P01 Police. IPW1 Public Works FADMI Administration/City Attorney. [FIN]Finance. [F] Alameda County Fire Department. IDSR1 Dublin San Ramon Services District. ,DD1. Livermore Dublin Dis.osal. CO Alameda Coun Department of Environmental Health. Zone 7 . .Jameda County Flood Control and Water Conservation District. Zone 7. fLAVTAI. Livermore Amador Valley Transit Authority. [CHS1. California Department of Health Services. N CONDITION TEXT RESPON. WHEN HOW IS O AGENCY REQ.? CONDITIO /DEPAR SATISFIED? T. 1. Permit Expiration. Construction or use shall commence PL Ongoing within one year of permit approval, or the permit shall lapse and become null and void. 2. Annual review. On at least an annual basis, this Conditional PL Ongoing Use Permit shall be subject to Zoning Investigator Review and determination as to compliance with the conditions of approval. Any violation of the terms or conditions of this permit may be subject to enforcement action. 3. Revocation of permit. The permit shall be revocable for cause PL Ongoing in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 4. CIean-up. The Applicant/Developer shall be responsible for PL Ongoing clean-up and disposal of project related trash to maintain a clean, litter-free site. 3 • N CONDITION TEXT RESPON. WHEN HOW IS 0 AGENCY REQ.? CONDITION _ /DEPAR ' SATISFIED? T. 5. Controlling Activities. Rite Aid and KinderCare shall control PO, PL Ongoing all activities on the project site so as not to create a nuisance to the existing or surrounding businesses and residences. 6. Accessory Structures. The use of any accessory structures, PL, B, F Ongoing such as storage sheds or trailer/container units used for storage or for any other purpose, shall not be allowed on the site at any time. 7. Fees. Applicant/Developer shall pay all applicable fees in Various Various effect at the time of building permit issuance, including, but not times, but no limited to, Planning fees, Building fees, Dublin San Ramon later than Services District fees, Public Facilities fees, Dublin Unified issuance of Building School District School Impact fees, Alameda County Fire Permits Services fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted. 8. Requirements and Standard Conditions. The Various Prior to Applicant/Developer shall comply with applicable Alameda issuance of County Fire, Dublin Public Works Department, Dublin Building Building Department, Dublin Police Service, Alameda County Permits Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9. Standard Public Works Conditions of Approval. PW Approval of Applicant/Developer shall comply with all applicable City of Improvement Dublin Standard Public Works Conditions of Approval, revised Plans February 24, 1999, Attachment D1 (obtain from Planning through Department). In the event of a conflict between the Standard completion Public Works Conditions of Approval and these Conditions, these conditions shall prevail. . 10. Required Permits. Applicant/Developer shall obtain all PW Various necessary permits required by other agencies (e.g., Alameda times,but no County Flood Control District Zone 7, Alameda County Health later than Agency (if necessary), State Water Quality Control Board, etc.) issuance of Building and shall submit copies of the permits to the Department of Permits Public Works. 4 N CONDITION TEXT RESPON. WHEN HOW IS • 0 AGENCY REQ.? CONDITION _ /DEPAR. ._. _: SATISFIED? T. 1. Building Permits, Codes and Ordinances. The B Through Applicant/Developer shall obtain all necessary permits from the completion Dublin Building Department. All project construction shall conform to all building codes and ordinances in effect at the time of building permits. 12. Fire Codes and Ordinances. All project construction shall B Through conform to all fire codes and ordinances in effect at the time of completion building permits. • 13. Removal of Obstructions. Applicant/Developer shall remove PW Prior to all trees including major root systems and other obstructions Issuance of from building sites that are necessary for public improvements Occupancy or for public safety as directed by the soils engineer and Permits Director of Public Works. 14. Phasing Plan. If the project is to be phased, PW Prior to Applicant/Developer shall submit a phasing plan to the Director Issuance of of Public Works for review and approval showing that each Occupancy building being constructed has adequate parking, access, traffic Permits circulation, fire access and drainage per the City Zoning and Grading Ordinances. The unimproved portions of the site shall be hydroseeded and graded to drain into appropriate drainage structures with adequate erosion control protection and shall be . maintained by Applicant/Developer until such time that the improvements are constructed. 15. Traffic Control. Two-way traffic is to be maintained along PW - Prior to Amador Valley Boulevard during all phases of construction. Issuance of Applicant/Developer shall submit a traffic control plan showing Building detouring and temporary striping for all interim or phased Permits improvements in the public street right of way for review and approval by the Director of Public Works. ;, 16. Building Permit Application. To apply for building permits, B Prior to the Applicant/Developer shall submit twelve (12) sets of issuance of construction plans together with final site plan and landscape Building plans to the Building Department for plan check. Each set of Permits plans shall have attached a copy of these conditions of approval with the "How is Condition Satisfied?" column filled out. The column shall clearly indicate how all conditions of approval will be, or have been complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. N CONDITION TEXT RESPON. WHEN HOW IS O AGENCY REQ.? CONDITIO /DEPAR - _ _ SATISFIED?' T. 17. Public Works Conditions of Approval. In submitting PW Prior to subsequent plans for review and approval, Applicant/Developer issuance of shall submit six (6) sets of plans to the Engineering Department Building for plan check. Each set of plans shall have attached a copy of Permits these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non- City agencies. 18. Conditions of Related Project Approvals. The PL. PW Ongoing Applicant/Developer shall comply with all conditions of approval of the related San Ramon Road Specific Plan Amendment and Planned Development (PD) District Rezone for the PA 98-038 Rite Aid/KinderCare project. CONDITIONAL USE PERMIT CONDITIONS x I�TDERCARE DAY CARE t f , s ... .. A-- ....� < - - �-m.� ,......b. ... .... ...w.,,..vc.<�.Fa„- .._ ....r... ..�,=�-.�x.._..,�.. .,, z ., _. v., e_ _ n Arai. _�.�,�....J"..... . mss. .. .�, .- 19. Number of students. The day care center shall have a PL, B Ongoing maximum enrollment of 180 children. 20. Drop-off and pick-up of students. The KinderCare Applicant PL Ongoing shall be responsible for escorting each student from the drop-off and pick-up area to and from the school. 21. Hours of operation. Hours of operation for the school shall be PL Ongoing from 6:15 a.m. to 6:15 p.m. Monday through Friday. 22. Noise/Nuisances. The KinderCare Applicant shall control all PL, PO Ongoing project related activities and noise in the parking lot and playground so as not to create a nuisance to the adjacent residential community and the existing or surrounding businesses. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 23. Maintenance. The KinderCare Applicant shall be responsible PL Ongoing for cleaning up and disposing of day care facility generated trash and litter on-site and off-site within the neighborhood. 6 • N CONDITION TEXT RESPON. WHEN HOW IS 0 AGENCY REQ.? CONDITIO ■ __: '-- ,. _. ' /DEPAR . SATISFIED? T. 4. Parking Requirement Exemption. The KinderCare Applicant PL, PW Ongoing shall provide a minimum of twenty (20)parking spaces for the day care facility, which is a reduction in the number of required off-street parking spaces under the Zoning Ordinance. The proposed number of parking spaces is sufficient based on the traffic and parking study completed by TJKM Transportation Consultants dated January 25, 1999. Any overflow parking will not impact the adjacent Rite Aid drug store use, or any other adjacent uses. The Applicant shall dedicate parking spaces along the front of the day care facility for drop-off and pick-up of students. These parking spaces shall be identified by markings on the pavement and other signage subject to the review and approval of the Community Development Director and Public Works Director. t-tCON.+�D IT I`ONAa Ua-..S.z�E PERS M.�.:.vF CONEta*.3IT+w.�..`.LON: r 4, .yr i s.".�. 'fsa.t 4 : . . `N x , 'r- n . } k 3 ^k;n"'" � ' ,v w? &I1 T, .4 -wt ,.:44 rw <1, k, RITE AD ms s " k 4 : , &,._„ *-a, ..4,ss.� =soNaS s �i x:, , +z " �c ..+" :� '"'7x k�=. .: 25. Noise/Nuisances. Loudspeakers used for the drive through PL Ongoing pharmacy service window shall observe a noise level which reflects the minimum functional volume. The speaker noise level shall not be discernible beyond the property lines, in 0 particular, the adjacent residential neighborhood. No amplified music shall be permitted outside the enclosed building. The Applicant shall control all other project related activities on the site so as not to create a nuisance to the adjacent residential - community and the existing or surrounding businesses. 26. Re-Lease of Rite Aid Tenant Space. Prior to issuance of PL Prior to building permits for the Rite Aid project, the Rite Aid issuance of Corporation shall provide the Community Development Building Director verification that the existing Rite Aid tenant space Permits located at 7201 Regional Street has been re-leased to a business whose use is consistent with the Downtown Specific Plan(i.e., retail and service commercial uses). 27. Delivery Trucks. Truck deliveries for the Rite Aid drug store PL Ongoing shall be prohibited between the hours of 9:00 p.m. and 7:00 a.m. lGENERAL DESIGN t � t I _ITS; � � . ..fw r i z .�=, �-w �zw,swa,. :�..�.,:_.,._.... _ �,�„ rx S .� ,� 4 s � �"�'.�,�v;,.v�,.y�" 4 'n"ij.�'• sxis+ �EF''Z. ,: .. r:.. ..x..�"r,.ew»s..u,........_u.�.ze:s.��'v.++�'�--•—*^''� -:°..;�r:� -„�'.z:::.;.�zs .a....-t��.r.°�» a-',.�.c�.^.�x; r = .v<.__.=�-�.�....4_sswz emu,.:, 28. Utility Siting Plan. The Applicant/Developer shall provide a PW, PL Prior to Utility Siting Plan showing that transformers and service boxes issuance of are placed outside of public view where possible and/or Grading screened to the satisfaction of the Community Development Permits Director and Public Works Director. • 7 N CONDITION TEXT RESPON. WHEN HOW IS 0 AGENCY REQ.? CONDITION /DEPAR .. :._ SATISFIED? T. 29. Roof equipment screening. All roof equipment shall be PL Prior to completely screened from view by a parapet. Equipment not issuance of screened by a parapet shall be screened by materials Building architecturally compatible with the building, as approved by the Permits Community Development Director. - 30. Trash Enclosures. A trash bin enclosure shall be 10 feet by 12 PL, B, Prior to feet in size for a single bin and 10 feet by 18 feet in size for two LDD issuance of bins. Bins shall not be larger than 4 yards in capacity. A 10 Building foot deep concrete apron shall be installed in front of the entire Permits width of the enclosure. The enclosure shall have a 6 inch by 6 inch curb on the inside of the enclosure wall to protect the walls of the enclosure from the bins. The enclosure shall be built of concrete block or equivalent and shall have metal doors. Chain link doors are not permitted. The doors must be designed so that they can be locked closed and can also be held open with pin locks during loading. Trash bin enclosures shall be finished so that they are architecturally compatible with the related main structure. Trash bin enclosures shall be properly maintained and free of graffiti. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. The container shall be covered and shall meet the requirements of the County Health Code,the Dublin San Ramon Services District and the National Pollution Discharge Elimination System. - The final location of the trash enclosures shall be determined prior to submittal of building plans subject to the review and approval of the City Planning Department, Public Works Department and the Livermore Dublin Disp,osal Service. 31. State Title 24 Requirements/Sidewalk/Handicap Ramps. PW . Prior to The Applicant/Developer shall construct a sidewalk access from issuance ugof Building Amador Valley Boulevard/San Ramon Road to the Rite Aid Permits and building in order to comply with the current State Title 24 Completion of requirements. All handicap ramps shall comply with all current Improvements State Title 24 requirements and City of Dublin Standards. All concrete islands with direct access to the pedestrian walkway shall be constructed with handicap ramps. 32. State Title 24 Requirements for Playground Facility. The B,PL Prior to KinderCare Applicant shall construct the playground area and all issuance of playground facilities in compliance with State Title 24 Building Requirements for handicapped accessibility. Permits 33. Easements. The Applicant/Developer shall record reciprocal PW Prior to easements for required common facilities,which may include, issuance of but not be limited to,parking, and trash enclosures, Grading ingress/egress,common driveway, storm drain, sanitary sewer, Permits water and joint trench. 8 N o CONDI1_ ..IN TEXT m 34. Bus Stop Pullout and Shelter. The ApplicantJDeveloper shall construct a bus pullout, concrete pad, passenger bus shelter and trash receptacle along San Ramon Road in front of the project site as required by the Livermore-Amador Valley Transit Authority (LA VI A) and the City Department of Public Works. The bus stop and shelter shall be subject to the review and approval by LA VTA and the City of Dublin Public W~rks Director. Bicycle Racks. The ApplicantJDeveloper shall be required to install one bicycle rack for each 20 parking spaces. Bicycle racks shall be designed to provide a minimum of 4 bicycle spaces in each rack, and shall be designed so that a bicycle can be secured to the rack. The location of the bicycle rack shall not encroach into the sidewalk which would reduce the unencumbered \\~dth ofthe sidewalk to less than 4 feet. Bicycle racks shall be placed in a location where they shall have adequate lighting and can be surveilled by the occupants. 35. 36. Repair of Damages. ApplicanUDeveloper shall repair all PL damaged existing street, curb, gutter and sidewalk along San Ramon Road and .6unador Valley Boulevard as a result of construction activities to the satisfaction of the Director of Public Works. 37. Parking. All parking shall conform to the plans shown on PL Exhibit C-1. The handicapped parking stall located within the parking aisle adjacent to, and west of, the Rite Aid building is not necessary and shall be eliminated. Public parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the ~:Typical Parking Striping Detail" available in the Planning Department. Disabled accessible, visitor, employee and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. The ApplicantJDeveloper shall provide a minimum one foot wide raised curb or equivalent on landscape fmgers and islands adjacent to parking stalls. ~i,;;'W,i4.'. rAR(EHITEG'ltJR.Ef&inESIGN~\j\.~~iuil\~~~~~~f.J~.p*,: ~(~t;jf*1~1:: ..;,,,...._~""~"'."'"""..,.,':,,',"<~~_~'"".,._..,..,.,.._"'.__,..#'-..,,."":_~:...."......-".,....., .,'~;:O....,.:_,,_.y~....~..:.......:.., ,., ':"'~~W~_~~~~"""~.' 38. Trellises and Tile Inserts. The Rite Aid ApplicanUDeveloper PL shall install trellises along the northern and western building elevations. These trellises shall be comprises of a metal tube grid and attached to the wall above the split fact concrete masonry unit. The trellis grids shall be no greater than 18 inch squares, and shall include landscaping. The eastern and southern building trellises shall also include landscaping. All tile inserts located along all sides of the building shall be larger to the review and approval of the Community Development Director. 9 RES... .IN. AGENCY IDEPAR T. PW, LAVTA PL WHEN REQ.? Prior to issuance of Building Permits Prior to issuance of Building Permits Prior to issuance of Occupancy permit Prior to Issuance of '. Building Permits Prior to issuance of Building Permits :;J. 9 "'" I' 1 HOW IS CONDITION SATISFIED? ~ N o COhA1ITION TEXT 39. KinderCare - Block Wall. In order to mitigate potential noise impacts, the KinderCare ApplicanUDeveloper shall extend the concrete block wall along the western project property boundary between KinderCare and the Kildara residential community an additional 2 feet so that the total height of the block wall when measured from the KinderCare site is 8-feet high. ~LQ~~Jf~~!1?~gQ~~~ljX 40. Dedication and Improvement of Amador Valley Boulevard. ApplicantlDeveloper shall dedicate to the City of Dublin the road labeled as Amador Valley Boulevard (from San Ramon Road to the westerly end of the most westerly commercial driveway) for public street purposes (61' wide right of way) and shall improve the street to commercial street standards with a 'width of 48' curb to curb, with a 5' wide sidewalk along the north side of the street. The dedication shall be in a manner as to allow for the 48' paved curb to curb section, plus a 5' sidewalk on both sides of the street and an additional 3' wide right of way on the north side. ..~SPON. AGENCY illEPAR T. PL,B WHEN REQ.? Prior to issuance of Building Permits ApplicantlDeveloper shall dedicate to the City of Dublin the road labeled as Amador Valley Boulevard (from the westerly end of the most westerly commercial driveway to the westerly property line) for public street purposes (48' wide right of way) and shall improve the street to residential street standards with a width of 36' curb to curb, with a 5' wide sidewalk along the north side of the street. The dedication shall be in a manner as to allow for the 36' paved curb to curb section, plus a 5' sidewalk on both sides of the street and an additional 2' wide right of way on the north side. Parking shall not be permitted on either side of the street. Said dedications shall be to the satisfaction of the Public Works Director. 41. Construction of Off-Site Improvements. The PW ApplicantlDeveloper shall construct improvements, which shall include, but are not limited to, curbs, gutters, 5' wide sidewalks, striping and pavement within the new proposed Amador Valley Boulevard right-of-way to the satisfaction of the Public Works Director. ApplicantlDeveloper shall construct a slurry seal over entire width of Amador Valley Boulevard for the length of the project and to the satisfaction of the Director of Public Works. 10 PW 30 /,1 HOW IS CONDITIO SATISFIED? ~. ," ....<>i,i~ ~~~~ ,~$,~_1ti~,...'1.;J;c-":M':;.<t W"~1,,,,,,,,i~l~~~~:,~,~.j;. Prior to issuance of Occupancy Permit Prior to Occupancy N COND1~...ON TEXT RE~t'ON. WHEN HO\V IS 0 AGENCY REQ.? CONDITIOl'l IDEPAR SATISFIED?' T. 42. Off-Site Improvement Plans. The Applicant/Developer's PW Pri or to Engineer shall prepare and submit improvement plans for Issuance of review and approval by the Director of Public Works. Said Building Improvement plans shall include, but is not limited to, plan and Permits profile, storm drainage, utility, striping and details for the project to the satisfaction of the Director of Public Works. The ApplicantJDeveloper Engineer shall obtain the City of Dublin's Improvement Plan Checklist from the Public Works Department and shall address any and all items applicable to the project. Said checklist shall be a part of these conditions of approval. 43. Construction of On-site Improvements. The P\V Prior to ApplicantJDeveloper shall construct on-site improvements as issuance of shov\TI on the site plan prepared by Tait & Associates, labeled Occupancy Exhibit C-1, dated received by the Planning Department 3-1-99, Permits sheet I, and stamped approved and on file with the Planning I I I Department. i 44. On-Site Improvement Plans. The ApplicantJDeveloper's PW Prior to Engineer shall prepare site improvement plans which shall be Issuance of reviewed and approved by the Director of Public Works. Said Building Improvement plans shall include, but are not limited to, plan Permits and profile, storm drainage, utility, striping, new pavement sections per the approved project soils report, and details for the project to the satisfaction of the Director of Public Works. The Applicant/Developer's Engineer shall obtain the City of Dublin's Site Check List from the Public Works Department and shall address any and all items applicable to the project. , Said Check List shall be part of these conditions of approval. 45. Abandonment of existing non-use easements. PW Prior to Applicant/Developer shall obtain the abandonment of all Issuance of applicable existing easements that are not currently being used Building on the proposed site to the satisfaction of the Director of Public Permits Works. 46. Right-of-Way Abandonment. The Applicant/Developer shall PW Prior to purchase from the City of Dublin what the City has deemed Issuance of surplus property which is shown and depicted on the site plan Building prepared by Tait & Associates, labeled Exhibit C-I, dated 3-1- Permits 99, sheet 1, and stamped approved and on file with the Planning Department. Said purchase shall be based on a comparable sale of right-of-way to the north of this project on San Ramon Road to the satisfaction of the Director of Public Works and City I Manager. Applicant/Developer shall pay for all of the City's costs associated with the appraisal and vacation process. :3 / if I~ ? II ; ~ ~ 1'- N CON~... nON TEXT k JPON. WHEN HOW IS 0 AGENCY REQ.? CONDITION IDEPAR SATISFIED? T. 47. Parcel Merger/Lot Line Adjustment. The PW Prior to ApplicantJDeveloper shall merge the existing parcels identified Issuance of on the current assessor plat as Assessor Parcel Numbers 941- Building 40-2-3; 941-40-2-7; 941-40-2-10 and 941-40-3-2 through a lot Permits line adjustment to facilitate two separate parcels to a configuration acceptable to the Community Development Director and the Director of Public Works. Applicants for said merger and adjustments shall be obtained from the Public Works Department. The Applicant/Developer shall adhere to all State, County, and City requirements for said merger and adjustments to occur. 48. Public Service Easement Dedications. ApplicantJDeveloper PW Prior to shall dedicate a 10 foot Public Service Easement (P.S.E.) along Issuance of the existing and proposed northerly right-of-way line of Amador Building Valley Boulevard to the satisfaction of the Director of Public Permits Works. ApplicantJDeveloper shall dedicate a minimum 10 foot wide Public Service Easement over joint utility trench lines, storm drain lines to the satisfaction of the Director of Public Works. ApplicantJDeveloper shall also provide Public Utility Easements per the requirements of the Director of Public Works and/or public utility companies as necessary to serve this area v.rith utility services and allow for vehicular and utility service access. 49. Emergency VehicIe Access Easement Dedications. PW,F Prior to Applicant/Developer shall dedicate all needed emergency vehicle Issuance of access easements from each adjacent public street to all fire Building access roads surrounding the site buildings as defined by Permjts Alameda County Fire Department and to the satisfaction of the Director of Public Works. Applicant/Develo,per shall also dedicate reciprocal access, parking, common driveway, drainage, ingress and egress and other needed utility easements as defined and approved by the Director of Public Works and the ACFD. ? 12 I~ I COND1. iON TEXT RE~eON. AGENCY IDEPAR I T. WHEN REQ.? ~ ,. -/'!,;-; ,,1-" -.,,.' /....,1 HO'V IS CONDITION I ISA TISFIED?t .1J~AfF.J ~;Bf;ej?Z~~-i::.::;R;z:;jl':;Y.2~;yt~:c.:j;}Ti~;~~~2~3'J~:::~;1'tf?i'::;=~~::j'i:::'~:0~':fz; ~:y~~~.z\:~:~;~: 'ir!.;:f~t~S}~;:'" 50. Installation of STOP signs and other traffic signs. ApplicanvDeveloper shall install a STOP sign and a DO NOT E:NIER sign at both sides of the immediate access where the drive-through traffic \\111 be exiting and shall install a STOP sign for the westbound traffic from the south travel way of the Rite Aid parking lot approaching the travel way that leads directly to the d;iveway on Amador Valley Boulevard. ApplicanuDeveloper shall also in.stall all Caltrans sta..'1dard lane drop signing a..'1d markings on the west leg of San Ramon Road/Amador Valley Boulevard facing westbound traffic approaching the Rite Aid Kinder Care access. Said signs and markings and any other required signs and markings shall be installed to the satisfaction of the Director of Public Works. 51./ Access, Circulation and Parking. Applicanv'Developer shall re,'ise the onsite improvement plans to sho,va minimum 25' comer radius for the raised median to the right of the access where the cL-ive-through traffic will be exiting. to the satisfaction oft.1e Director of Public Works. I 52. Voluntary Contribution of Traffic Improvement Funds. As part of the project. the ApplicanuDeveloper shall voluntarily contribute traffic improvement funds in the amount of $ 129,880. Rite Aid's share of this fund is $ 72,216 and KinderCare's share is $ 57,664. ,GRIDING"MID DR.u:NAGE:;;'~:'~;{~,:';~-:~.,~:,~::"::' .53. Requirements. The ApplicanvDeveloper shall grade the project in accordance v.ith the Public Works Standard Conditions of Approval and State Regional Water Quality Control Board standards and details. f I .54. Geotechnical Investigation Report. ApplicantlDeveloper shall prepare a Geotechnical Investigation report as required in the Public Works Standard Conditions of Approval. PW IP\\, PL,B, ADM Prior to Issuance of Occupancy Permits Prior to issuance of Building Permits Prior to issuance of Building Permits ,UTILITIES..~':\;i~~~.;,:':L,~- -,-.. 55. Undergrounding. The Developer shall underground all utilities to the project unless specifically approved by the Director of Public Worb. Tne Developer shall remove all existing overhead utilities v.ithin the project and construct them lli'1.derground. 13 PW P\V PW Ongoing Pri or to issuance of Grading Permit! Improvement Plans and during construction Prior to issuance of Grading Permit IImprovel1,)ent Plans . ~ Ie.. / N cor .tTION TEXT ~SPON. WHEN HOW IS 0 AGENCY REQ.? CONDITION IDEP AR SATISFIED? T. 56. Joint Utility TrencheslUndergroundingfUtility Plans. PW Prior to ApplicantlDeveloper shall construct all joint utility trenches Occupancy (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes. blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement; unless otherwise approved by the Director of Public Works and any applicable agency. All conduit shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final 57. Streetlights. ApplicantlDeveloper shall install streetlights on PW Prior to Amador Valley Boulevard and San Ramon Road that are the issuance of City Standard cobra head luminaries with galvanized poles as Grading required by the Director of Public Works. A street lighting plan Permits which demonstrates compliance with this condition shall be submitted prior to issuance of grading permits and shall be subject to review and approval by the Director of Public Works. 58. Zone 7. The ApplicantJDeveloper shall comply with all Alameda PW, Zone Prior to County Flood Control and Water Conservation District - Zone 7 7 approval of Flood Control requirements and applicable drainage fees. Improvement Plans 59. Zone 7 Monitoring Well. Prior to issuance of grading permits Zone 7 Prior to for the project, the ApplicantJDeveloper shall either mark or issuance of preserve the existing Zone 7 monitoring well, or properly destroy Grading the well in accordance with a permit obtaineCl from Zone 7 and Permits replaced in kind at a location approved by Zone 7. A',',,,~.,' "llyN ...N~ , ,., ,~;:;,+ 60. Lighting Plan. The App1icantlDeveloper shall prepare a PW, PL, Prior to Lighting Plan and Isochart (Photometrics) to the satisfaction of PO issuance of Police Services, the Director of Public Works and Director of Building Community Development. Exterior lighting shall be provided Permits within the parking lot, around the entire perimeter of the building, and over e),:terior doors, and shall be of a design and placement so as not to cause glare onto adjoining properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate to provide for security needs (1 foot candle). Wall lighting around the perimeters of the building should be supplied to provide "wash" security lighting as appropriate. 1il ? 14 ~ ~. IN. AGENCY IDEPAR T. CONDI1 ~ ..IN TEXT ::I',Q,~l~.~~EJI~f': ;'.'...~..'. .~ 61. City of Dublin Non-Residential Security Requirements. All PO, B security hardware for Rite Aid and KinderCare must comply with the City of Dublin Non-Residential Security Requirements (obtained from the Planning Department). Security hardware must be provided for all doors, windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. 62. KinderCare Fencing. Fencing around the child care center PO shall be a minimum of 6' in height. The fence shall be constructed with materials that will deter individuals from climbing and scaling the fence. 63. Robbery, Burglary, Theft Prevention and Security PO Program. The Applicant shall work with Dublin Police Services on an ongoing basis to establish an effective robbery, burglary, theft prevention and security program for the business. 64. Graffiti. The OVll1ers of Rite Aid and KinderCare shall, at all PO, PL times, keep the site and building clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant paints for the structures and film for windows or glass should be used. '5. Emergency Response Card. Rite Aid and KinderCare tenants PO shall complete a "Business Site Emergency Response Care" and deliver it to Police Services prior to occupancy. 66. ACFD Rules, Regulations and Standards. F ApplicantJDeveloper shall comply with all Alameda County Fire Services (ACFD) rules, regulations ans:J standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. Fire Conditions. Developer shall comply with all conditions F of the Alameda County Fire Department (ACFD) as listed in the letter from ACFD dated DATE, including: a. Access and Water Supply. An approved access and water supply shall be in place and operational. 67. 15 WHEN REQ.? Prior to issuance of Building Penn its! Occupancy . Permits Prior to issuance of Building Permits Ongoing Ongoing Prior to issuance of Occupancy Permit approval Prior to Issuance of Building Penn its Prior to Issuance of Building Permits Prior to the stockpiling of any combustible materials or commencem ent of combustible construction on the site 1]5 ~ 1(,'1 HOW IS CONDITIO SATISFIED? N CC HTION TEXT .ESPON. WHEN HOW IS 0 AGENCY REQ.? CONDITION' IDEP AR SATISFIED? T. b. Wildfire Management Plan. Structures that are within the Wildfire Prior to Management Plan area shall meet the requirements for construction, Issuance of roof covering and fire sprinkler installation. Landscape design plan Occupancy shall meet the requirements of the Wildfire Management Plan. Permits c. Drive Aisles. Final detailed layout and design of internal drive aisles shall be subject to review and approval by the ACFD and the Director of Public Works. d. Plan Review. Plans may be subject to revision following review. e. Fire Sprinklers. Automatic fire sprinklers shall be designed, installed Prior to and maintained to the specifications of1\TfP A 13 & 25, 1996 edition. installation Plans and calculations shall be submitted to the fire prevention division for review and approval prior to installation. A permit for the system installation shall be completed and all fees paid prior to installation. f. Plans for Underground Sprinkler System. Plans shall be submitted Prior to for review and approval that include soils compaction, corrosivity and installation thrust block calculations. A Permit for the underground water supply for the fire sprinkler system shall be completed and all fees paid prior to installation. g. Fire Lane. A "Fire Lane" shall be designated and so marked along the Prior to north side of the properties and the main entry. issuance of Occupancy Permits h. Storage Area. The ApplicantJDeveloper shall provide details for the Prior to configuration of the storage area, including any racks with their height installation and type of materials that will be stored \\~thin the storage area. 1. Address. The addresses for both the Rite Aid and KinderCare Prior to buildings shall be visible from the street and the addresses must be issuance of placed on the rear doors of the buildings. Occupancy Permits J. Portable Fire Extinguishers. Portable fire extinguishers shall be Prior to installed in accordance with the Uniform Building Code and/or the issuance of State Fire Code for the specific occupancy. Occupancy Permits k. Emergency Lighting. Emergency lighting shall be installed. Prior to issuance of Occupancy Permits 1. KNOX Box. To allow emergency access to the building, a KNOX box Prior to shall be installed at the main entries of the buildings. issuance of Occupancy Permits m. Existing Fire Hydrant. The existing fire hydrant shall be relocated to Prior to the east side of the Amador Valley Boulevard access. issuance of Occupancy Permits n. KinderCare Alarm System. KinderCare shall install an alarm system Prior to that meets all the requirements of the building code and fire code for an installation E- 3 occupancy. ~ 4 /~ 1 16 N COND... ..ON TEXT RE;,r'ON. WHEN HOW IS 0 AGENCY REQ.? CONDITION I fDEP AR SATISFIED?i T. i'!~ 'HAZARDOUSiMATERIAES~~r~~~;~;~~$f,$\~~~~":~;!!tij.f~!}~~ ,; ;. ; ; ,;,",c-:,. , .~._-, ,,,,"-~,,,,,.-. '" -- ~.,--."..v_.,.,.,,--...._,;..i''''''''''< '-," ..w.-, _~_" ._,' - ,.."'" "" ._";."'~~J1"o;Y";fr#lIi~~,._\.;g;*,,.'w~,,<!.,,.;;:r~~~>fjti~;.,;:?,>>,,,,,..>,;;..;~~_,~,, 68. Environmental Assessment. The Applicant/Developer shall F,AC Prior to conduct further environmental assessment of the on-site issuance of structure(s) regarding asbestos containing materials and/or lead Building painted surfaces. The purpose of this environmental assessment Permits is to determine whether any abatement and/or remediation of subsurface conditions of the existing site needs to take place. ;;,.:;;:;: . DUBEINSAN'RAMON SERVI€ES:;DISTRlGT:mSRSD)};i~;~'; ""<<,,,.,;;).!. , ,. , : --, ,"..,.. ".,' ,... .. "..,. ,.., ,. ....,...,..,. " ...,....., .., . ,.- ..""..,..... ,..,.. .,..~"Nl 'c. 69. Prior to issuance of any building permit, complete improvement DSR Prior to plans shall be submitted to DSRSD that conform to the issuance of requirements of the Dublin San Ramon Services District Code, Building the DSRSD "Standard Procedures, Specifications and Drawings Permits for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 70. Domestic and fire protection waterline systems for Tracts or DSR Prior to Commercial Developments shall be designed to be looped or approval of interconnected to avoid dead end sections in accordance with Improvement requirements of the DSRSD Standard Specifications and sound Plans engineering practice. 7l. Public water and sewer lines shall be located in public streets DSR Prior to rather than in off-street locations to the fullest extent possible. approval of If unavoidable, then public sewer or water easements must be Improvement established over the alignment of each public sewer or water Plans line in an off-street or private street location to provide access for future maintenance and/or replacement. 72. Prior to approval by the City of a Grading Permit, the locations DSR Prior and widths of all proposed easement dedications for water and issuance of sewer lines shall be submitted to DSRSD. Grading " Permits 73. All easement dedications for DSRSD facilities shall be by DSR Prior to separate instrument irrevocably offered to DSRSD, or by offer issuance of of dedication on the Final Map. Grading Permits 74. Prior to issuance by the City of any Building Permit, all utility DSR Prior to connection fees, plan checking fees, inspection fees, permit fees issuance of and fees associated with a wastewater discharge permit shall be Building paid to DSRSD in accordance with the rates and schedules Permits established in the DSRSD Code. .- l"'J /) / I --: ...., ::'t. It:; " 17 N COl' TION TEXT r""'SPON. WHEN HOW IS 0 AuENCY REQ.? CONDITIO!' IDE PAR SATISFIED? T. "7- Prior to issuance by the City of any Building Permit, all DSR Prior to I). improvement plans for DSRSD facilities shall be signed by the issuance of District Engineer. Each drawing of improvement plans shall Building contain a signature block for the District Engineer indicating Permits approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the ApplicantfDeveloper 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 ApplicantlDeveloper shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 76. No sewer line or \:vater line construction shall be permitted DSR Prior to unless the proper utility construction permit has been issued by issuance of DSRSD. A construction permit \:vill only be issued after all of Occupancy the items in Condition No. 72 have been satisfied. Permits 77. The ApplicantfDeveloper shall hold DSRSD, its Board of DSR Ongoing Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims. or fines resulting from the construction and completion of the project. 78. The project is located within the District Recycled Water Use DSR Prior to Zone (Ord. 280), which calls for installation of recycled water issuance of irrigation systems to allow for the future use of recycled water Building for approved landscape irrigation demands. Recycled water Permits will be available in the future, as described in the San Ramon 'Valley Recycled Water Facilities Plan, 1996. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superceded, is required. All irrigation facilities shall be subject to District review for compliance with District and California Dept. of Health Services Title 22 requirements for recycled water irrigation design. 79. Developer shall obtain a "will serve" letter prior to issuance of PW, DSR Prior to grading permit which states that the project can be served by issuance of DSRSD for water and sewer service prior to occupancy. Grading Permits I /)r"7 _J II ,,.., I)~rn/cl 18 < 1ji ^:P:EI:lRIS{QII~TI~O.N"~JRI} GII QN';AGIlYIJ'Y';v:t~1}l;f'''ii;t;:~~''f 80. Construction TrashlDebris. Measures shall be taken to contain all construction related trash, debris, and materials on- site until disposal of-site can be arranged. The ApplicantJDeveloper shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 81. Construction Fencing. The use of any temporary construction PW. R PL Prior to fencing shall be subject to the review and approval of the Public Construction Works Director and the Building Official. T.. A ~ 11\0:1 '11 .....:.\,.;;:;"..." ,"...,oc" .'" .: ';.:f:::' ::;:;\: I "C',,,,';.'''A>''',.' ".:, >,': -'"...,. """.'" ',,'" '.i":."';<.;:.,v"":",,:~,,c_,,,. ""';,',,., '" "'0 Final Landscape and Irrigation Plan. A final Landscape and PL. PW Prior to Irrigation Plan prepared and stamped by a State licensed issuance of landscape architect or registered engineer. generally consistent Building with the preliminary landscape plan by Ronald 1. AllisonlTait Permits and Associates (Rite Aid) and Majors 2M Engineering (KinderCare), dated received March 1, 1999 (see Exhibit C-l), along with a cost estimate of the \vork and materials proposed, shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled water system. 83. KinderCare - Additional Landscaping. Additional landscaping shall be required within the KinderCare parking lot, subject to the review and approval by the Community Development Director. The KinderCare Applicant shall work with Planning staff prior to building plan submittal for compliance with this condition. This addititmal parking lot landscaping shall be shown on the final Landscape and Irrigation Plan. 84. Rite Aid Corner Entry Landscaping. The paved comer area at Rite Aid's main building entry as shown on sheet 1 of9 on Exhibit C-1, shall be landscaped with plantings and possibly a seat \\'all. The additional comer landscaping shall be subject to the review and approval of the Community Development Director and shall be shown on the final Landscape and Irrigation Plan. 85. Parking Lot l\1edians/Islands. All parking lot medianslislands PL, PW shall be landscaped and the landscaping shall be set back at least two (2) feet from the edge of the parking stalls so that vehicles do not impact the landscaping. I~ I CONDI'.l. ...0N TEXT ".,,, , 82. 19 31 d If:, '7 RESrON. AGENCY IDEPAR T. ..,. "'0" ;::,"'11;;";;,:/.' 1;0 :;", PW, B Prior to Construction WHEN REQ.? HO\V IS CONDITION SA TISFIED? ,.'; , ," ..' " . . PL Prior to issuance of Building Permits PL Prior to issuance of Building Permits Prior to issuance of Building Permits ~ CONuITION TEXT ~SPON. WHEN HOW IS 0 AGENCY REQ.? CONDITION' /DEP AR SA TISFIED?: T. 86. Landscaping of Trash Enclosures. The ApplicanUDeveloper PL Prior to shall provide a two (2) foot wide landscape planter along the issuance of rear and sides of the trash enclosures and shall install vines that Building will grow against the walls of the enclosure for screening Pennits purposes. 87. Standard Plant Material, Irrigation and Maintenance PL Prior to Agreement. The Applicant/Developer shall complete and issuance of submit to the Dublin Planning Department the Standard Plant Building Material, Irrigation and Maintenance Agreement. Penn its 88. Landscaping at Street/Drive Aisle Intersections. PW Prior to Landscaping at street and drive aisle intersections shall be such issuance of that sight distance is not obstructed. Except for trees, Building landscaping shall not be higher than 30 inches above the curb in Penn its these areas. I S9. Landscape Borders. All landscaped areas shall be bordered by PL Prior to a concrete curb that is at least 6 inches high and 6 inches wide. issuance of Curbs adjacent to parking spaces must be 12 inches wide. All Building landscaped areas shall be a minimum of 6 feet in width (curb to Permits curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 90. Maintenance of Landscape. All landscape areas on the site PL Ongoing shall be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and \vritten approval from the Community Development Director. 9l. Water Efficient Landscaping Ordinance. The PL,PW Prior to Applicant/Developer shall submit v\Titten documentation to the issuance of Public Works Department (in the form of a Landscape Building Documentation Package and other required documents) that the Penn its development conforms to the City's Water Efficient I Landscaping Ordinance. 92. Landscaping and Street Trees. The Applicant/Developer shall PL,PW Completion of construct all landscaping within the site, along the project frontage Improvements from the face of curb to the site right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the City of Dublin, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum IS-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director ofPubJic Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. Uo ~;/ /~ 7. .. 0::' ' 20 N CONDITION TEXT RESPON. WHEN HOW IS O AGENCY REQ.? CONDITION� /DEPAR SATISFIED?{ ` T. 13. Retaining Walls. Where finish grade of this property is in excess of PL, PW Issuance of twenty-four(24) inches higher or lower than the abutting property or Occupancy adjacent lots within the project, a concrete or masonry block Permits retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and shall be measured from the top of grade on the higher side of the retaining wall or slope. Landscaping shall be installed around all retaining walls in order to soften grade transitions to the satisfaction of the Director of Public Works and the Director of Community Development. SIG TAGS as ,.-� t t Er n tt �a si . it �.. .. _,. �t°.e�a.�,tce._t�3w2a �. _�.a�- ..�;`i�'�..So 5, �r--.Ease +._wc........�F_.«s .. '�?.......�.z..-r»..�:.3.,..a. a_�.n. g,:,...>>..-.94. Master Sign Program. The Applicant/Developer shall apply PL Prior to for a Master Sign Program for the Rite Aid and KinderCare issuance of wall and freestanding signs, in compliance with the sign Building regulations of the Zoning Ordinance. When designing the Permits for building wall signs, the applicant/developer shall integrate all signage proposed signage with the architecture of the building. installation PASSED, APPROVED AND ADOPTED this 6`'' day of April, 1999. AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk \pa98-038\CUP SDR reso-CC 21 ." Of Df j_ -,"\.~-'.(/ /-/ ~ ':.F 1,,( _', _ '\\\' ''''~~I''~''''.' .:. _'_ _It ~i; ~i\ -'~ IA/f;,~-,f _\\\. ~ /1,. \ ", .... //J ;; "~~' "" -.- .;-........-,,'\ '0_..:.... t"- I J f', ".f ~ '7 i -:- .7;; CITY OF DLIBLIN ::>'J. 30>: 23~J J~::J,,;-j, Calli:J:;-j,a ?4S5S e'l\' O:fI::es 10D CivIc ?ia.:a. D.J:=til~. Caidor:ii3 ~~ !\EGA TIVE DECLARA TION (Prepared pursuant to City of Dublin Environmental Guidelines. Section 1.7(c), 5.5) ~eg3tiYe Declaration For: PA 98-038 Rite Aid/KinderCare Specific Plan Amendment, Planned Development (PDI District Rezone, Conditional Use Pennit and Site Development Description of Project: The proposed project. located at the northwest corner of San Ramon Road and Am:Juor Valley Boulevard. consists of constructing a new 24-hour Rite Aid Phannacy store and KinderCare day care facility on four parcels, which will be consolidated into two parcels, totaling approximately 3 acres (see attached site plan L The majority of the project site is currently vacant Rite Aid will be vacating their existing site located at 720 I Regional Street within the Albertson's/Mervyn's shopping center along Regional Street KinderCare will be operating a new day care center within the City. The day care facility will have a maximum capacity of ] SO children hut the expected enroli:nenr is approximately 150 to 155 children. Their hours of operation will he from 6: 15 a.m. ((1 6: 15 p.rn. The project proponents are also \'oluntarily contributing traffic improvement funds in the amount of S] 29 .SSO as part of their project. These fees will be used to mitigate any potential trafftc imp:lcts of the proposed project on surrounding ro3dways. Project Location: Am:ldor Valley Boulevard :md San Ramon RO:ld (AP~s 941-40-3-2: 94] --+0-2-3: 941-40-2-7: :md Q-i 1- 40-2-] 0) ."\ame of ProponenL<;: RITE AID: Peter Tobin. Tait and Associates. In:::.. J 001 G:lla;;y Way, SuIte 304. Con:.:ord. CA 94520 ; KINDERCARE: Joe Bledsoe, KinderCare Learning Centers. Lincoln Executin~ Center, 43276 Christy Street. Fremont. CA 94538 I hereby find that the above project will not have a significant effect on the environment. Attached is a copy of the Initial Study ("Environmental Information Fonn" and "Environmental Checklist Form") do::umenting the reasons to support the above finding. Mitigation Measures have not been included in this project. ~~,~. Dared: February 8, 1999 : Carol R. Cirelli, Sen'Jor Planner i Attachments Date Published: February 12, 1999 Date Posted: February 10, 1999 Date Notice Mailed: February 10, 1999 Considered by: on: Action on Negative Declaration: Approved _ Disapproved Notice of Determination filed: Resolution No. g:\;Ja98-038\negdec AttachnInt 5 ,;<J:7"lln!5tj2.:::;~ (925i 833-6550 . .:i:y Council {S'::S) 22::-~5C:5 . ~lr;an::e ,225) 823.65':0 . Building i:ispection (925) E23-e620 Coj~ =-nforce~en1 (925) 832--5520 . =ng~r:eenn; . =25) 833-6530 . ?arks & Co~munity Services (925) 533-55~ 5 =:;O:l~:71ic Devel:J::>meii! (825) 833-SS50 . =-:;iice {S25) 63:-~~7C . ?~::>I!: Wori:s (925) 833-6530 .:::)i"j1;'T1~niTY De'."e!~:)~'7"h3;,t (;25\ 2::':--5610 . ;::ii? ?:--?\'e:i!i::>n 3Ur€3U (825) 833-6506 , ./;/ /1-'''; Jr;., :7, ~ ;/ L\'TTIAL STUDY For PA 98-038 Rite Aid/KinderCare Specific Plan AmendmentIPD Rezone/Conditional Use PermiUSite Development Review INTRODUCTION The City of Dublin has prepared this initial study to assess the potential environmental effects of the proposed Specific Plan Amendment; PD (Planned Development) District Rezone: Conditional Use Permit and Site Development Review for the Rite Aid and KinderCare project (PA 98-038). This analysis is i~tended to satisfy the reguirements of the California Environmental Quality Act (CEQA)' and pro\'ide th~ City with adeguate information for project re\'iew. This initial study includes a project description. en\'ironmental checldist and discussion focused upon issues identified in the checklist. In summaI")'. this Initial Study concludes that the project will not pose any significant adverse environmental iDDacts. The hlitial Study was prepared based upon the location of the project. staff office re"iew. field re"iew. commen~s fro In the City and local agencies. use of City Planning Documents. the CEQA L1W ~nj Guidelin~s. and the City of Dublin CEQA Guidelines. PROJECT DESCRIPTION The proposed project, located at the northwest corner of San Ramon Road and Amador Valley Boulevard. consists of constructing a new 14-hour Rite Aid Pharmacy store and KinderCare day care facility on four parcels. which will be consolidated into two parcels, totaling approximately 3 acres (see attached site plan). The majority of the project site is currently vacant. Rite Aid will be vacating their existing site located at 7101 Regional Street within the Albertson'sfMervyn's shopping center along Regional Street. KinderCare will be operating a new day care center within the City. The day care facility will have a maximum capacity of 180 children but the expected enrollment is approximately 150 to 155 children. Their hours of operation will be from 9: 15 a.m. to 6: 15 p.m. The project proponents are also voluntarily contributing traffic improvement fun'ds in the amount of $129,880 as part of their project. These fees will be used to mitigate any potential traffic impacts of the proposed project on surrounding roadways. The existing General Plan land use designation for the project site is Retail/Office and the proposed project complies with this land use designation. The project is located within Area 3 of the San Ramon Road Specific Plan. The existing zoning is C-l, Retail Commercial Zoning District. The project requires the following planning permit appro\'als: 1) an amendment to the San Ramon Road Specific Plan to allow: (a) a drug store as a permitted use instead of a prohibited use; (b) a drive- through pharmacy as a conditional use; and (c) a day care facility as a conditional use; 2) a PD District rezone that includes a Stage 1 and Stage 2 Development Plan (as a requirement of the San Ramon Road Specific Plan); 3) a Conditional Use Permit to allow a 24-hour drive-through pharmacy, a day care center 15+ children), and an exemption from parking requirements for the day-care center; and 4) Site Development Review for the construction of a 16,700 square foot retail pharmacy and a 9,824 square foot day care center and the installation of parking, landscaping and signage. 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Project title: PA 98-038 Rite Aid/KinderCare Specific Plan Amendment; PD District Rezone: Conditional Use Permit; Site Development Review 2. Lead agency name and address: City of Dublin, 100 Civic Plaza. Dublin. CA 94566 3. Contact person and phone number: Carol Cirelli, Senior Planner, (510) 833-661 0 4. Project location: Northwest corner of San Ramon Road and Amador Valley Boulevard (7.348 _ 7372 San Ramon Road) :l. Project sponsor's name and address: RITE AID: Peter Tobin. Tait and Associates. Inc.. 1001 Galaxy Way, Suite 304, Concord, CA 94520: KINDERCARE: Joe Bledsoe, KinderCare Learning Centers, Lincoln Executive Center. 43276 Christy Street. Fremont, CA 94538 6. General Plan designation: RetaiVOffice Specific Plan designation: San Ramon Road Specific Plan designation: Area 3 7. Zoning: C-l, Retail Commercial Zoning District 8. Description of project: (See previous page) I ;. 9. Surrounding land uses and setting: North: restaurant (Dublin Fishery) South: retail shopping center (Strouds shopping center) East: residential (Kildara Townhomes) West: retail commercial shopping centers; Downtown Specific Plan 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): None ~b ~ /b ') EI'\'VIRONl\1ENTAL FACTORS POTENTIALLY AFFECTED: There are no environmental factors below that would be potentially affected by this project. Land UseIPlanning Transportati on/C ircul ati on Public Services Population/Housing Biological Resources Utilities/Service Systems Geotechnical Energy/Mineral Resources Aesthetics \Vater Hazards Cultural Resources Air Quality Noise Recreation Mandatory Findings of Significance DETER.i\lINATION: On the basis of this initial evaluation: r:a I find that the proposed project COuLD NOT have a significant effect on the environment, and a N"EGA TIVE DECLARA. TION will be prepared. o I find that although the proposed project could have a significant effect on the environment. there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NeGATIVE DECLARATION will be prepared. o I find that the proposed project MAY have a significant effect on the environment, and an EI\TVIRO!\TJ\1ENT.-\L IMPACT REPORT is required. o I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect I) has been adequately analyzed i~ an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier a?~lysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. o I find that although the proposed project could have a significant effect on the environment, there WilL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. Signature: Cau12f!. ~\ Date: t2- 6>-? C; Printed Name: Carol R. Cirelli, Senior Planner For: PA 98-038 Rite AidlKinderCare SPA; PD Rezone; CUP; SDR 3 V? ~ /~ 1 INITIAL STUDY - ENviRONI\IENTAL CHECKLIST FOR.M ENVIRONMENTAL IMPACTS: 1. LA~D USE AND PLANNING. Flould [he proposal: Potentially Significant Impact p()lClJtillll.l' Si[:nificant Unless ^firi~l11j(ln lnco'7J(Jraud Lcss Than Sip/l{ficafl! Impact A'(J impact a) Conrlict with general plan designation or zoning? 0 0 0 X (Source #: 1,2,4.) b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? 0 0 0 X ( 1.2.6 ) c) Be incompatible with existing land use in the vicinity? 0 0 X D ( 1.2.3,6,7 ) d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land 0 0 0 X uses)? ( 1 ) e) Disrupt or divide the physical arrangement of an established community (including a low-income or 0 0 0 X minority community)? ( 1) II. POPL'"LATION AND HOUSING. lVould the proposal:' a) Cumulatively exceed official regional or local population 0 0 0 X projections? (8) b) Induce substantial growth in an area either directly or indirectly (e.g., through projects in an undeveloped area or 0 0 0 X extension of major infrastructure)? (8) c) Displace existing housing, especially afford/able housing? 0 0 0 X ( 1,8 ) l III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ( 1,2,4,6) 0 0 0 X b) Seismic ground shaking? ( 1,2,4, 6 ) 0 0 0 X c) Seismic ground failure, including liquefaction? ( 1,2,4,6) 0 0 0 X d) Seiche, tsunami, or volcanic hazard? ( 1.2,4 ) 0 0 0 X e) Landslides or mudflows? ( 1,2,4 ) 0 0 0 X f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? ( 1,2,4 ) 0 0 0 X g) Subsidence ofIand? ( 1,2,4 ) 0 0 0 X h) Expansive soils? ( 1,2,4 ) 0 0 0 X i) Unique geologic or physical features? ( 1,2,4 ) 0 0 0 X 4 / /7 7t &f It? / ,,/ IV. 'VATER. Would the proposal result in: Polrnriully Pountially Si!:r.ificant Significant UIlICJJ Lcs.~ ,hall Impact Ali/ipa/ion 5ip:,:fi:-tlll! Incorporarcd Impac! .""(IlmpaCl a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? ( 1,2, 3,4, 6 ) 0 0 0 X b) Exposure of people 'or property to v.'ater related hazards such as flooding? ( 2 ) 0 0 0 X c) Discharge into surface waters or other alteration of surface water quality (e.g., temperature, dissolved oxygen or 0 0 0 X turbidity? ( 8 ) d) Changes in the amount of surface water in any water 0 0 0 X body? ( 8 ) e) Changes in currents, or the course or direction of water movements? (8) 0 0 0 X fJ Change in the quantity of ground waters, either through direct additions or \vithdrawals, or through interception of an aquifer by cuts or excavations or through substantial 0 0 0 X loss of groundv.'ater recharge capability? ( 8 ) s:) Altered direction or rate of flow of groundwater? ( 8 ) 0 0 0 X h) Impacts to groundwater quality? ( 8 ) 0 0 0 i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ( 8 ) 0 0 0 X V. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? ( 1,2,4 ) 0 0 0 X b) Expose sensitive receptors to pollutants? ( 8 ) 0 0 0 X c) Alter air movement, moisture, or temperato/e, or cause any change in climate? ( 8 ) 0 0 0 X d) Create objectionable odors? ( 8 ) 0 0 0 X VI. TR.\.NSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? ( 1,2,4, 6 ) 0 0 0 X b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., 0 0 0 X farm equipment)? ( 8 ) c) Inadequate emergency access or access to nearby uses? 0 0 0 X ( 1,3 ) d) Insufficient parking capacity onsite or offsite?( 1,2,3, 4, 6 ) 0 0 0 X e) Hazards or barriers for pedestrians or bicyclists? ( 8 ) 0 0 0 X 5 79 ~ /6 J POI,miallr Sirnifica1ll Impact POIcmial'" Significant Unlcs.< Mirira/ion IlIc"r/ulratt.'d LC:.''iJ./lwn Sip"~'ficil1l! Im/'lJcr ^'(1 ImpaCT f) Conflicts with adopted policies supporting alternative 0 0 0 X transportation (e.g., but turnouts, bicycle racks)? ( 8 ) g) Rail, waterborne or air traffic impacts? ( 8 ) 0 0 0 X VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats 0 0 0 X (including but not limited to plants, fish, insects, animals, and birds? ( 1,2.3,4 ) b) Locally designated species (e.g., heritage trees)? ( 1.2.3 ) 0 0 0 X c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? ( 1,2,3) 0 0 0 X d) \Vetland habitat (e.g., marsh, riparian, and vernal pool)? 0 0 0 X ( 1.2.3 ) e) 'Wildlife dispersal or migration corridors? ( 1.2.3) 0 0 0 X VIII. ENERGY AND 1\lINER.\.L RESOURCES. Would the proposal result in impacts to: --..-----------_. ---- _.- ---,. -'~,'~-""'''''"'''~~---' a) Conflict with adopted energy conservation plans? ( 8 ) 0 0 0 X b) Use nonrenewable resources in a wasteful and inefficient manner? ( 8 ) 0 0 0 X c) Result in the loss of availability of a knowI) mineraI resource that would be of future value to the region and 0 0 0 X the residents of the State? ( 8 ) IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to, oil, pesticides, 0 0 0 X chemicals, or radiation)? ( 1,2,3,4,5 ) b) Possible interference with an emergency response plan or emergency evacuation plan? ( 1,2,3,4 ) 0 0 0 X c) The creation of any health hazard or potential health hazards? ( 1,2,3,4,5 ) 0 0 0 X d) Exposure of people to existing sources of potential health hazards? ( 1,2,3,4,5 ) 0 0 0 X 6 ~'^: .,./' -- J II /) _ /0 / ~. Pmcmiull., S'-.r:n~(icl1fl1 impact Pt1lcl1rJ{JII., Si~'ni(jwnr Vn/".u Aflli~tJIion InCt'''poruu'd Lc.".\ r)uUl Si;:Il.:ficunr 1m/lac! .\!o J,." ...1 e) Increased fire hazard in areas with flammable brush. grass, or trees? ( 8 ) 0 0 0 X X. ~OISE. Would rhe proposal result in: a) Increases in existing noise levels? ( 2,4- ) 0 0 0 X b) Exposure of people to severe noise levels? ( 2. 4. 5 ) 0 0 0 X XI. PUBLIC SERVICES. Would the proposal result in a nccdfor new or altered g01'emment se/Tiees in any o.fthe foilOll'ing areas: a) f:"ir~ r'lrot",rtion') ( 1 '! 1 5) 0 0 0 ,. J,. lor 1-' __~ . .._.."'T, .'\. b) Police protection? ( 1.2,4. 5 ) 0 0 0 X C) Schools? ( 8 ) 0 0 0 X- d) Maintenance of public facilities. including roads? ( 1.2 ) 0 0 0 X- e) Other government services ( 1.2 ) 0 0 0 X- XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? ( 2 ) 0 0 0 X b) Communications systems? ( 2 ) 0 0 0 X c) Local or regional water treatment or distrib1,ltion facilities? 0 0 0 X ( 2 ) I d) sewer or septic tanks? ( 2 ) 0 0 0 X e) Storm water drainage? ( 2 ) 0 0 0 X f) Solid waste disposal? ( 2 ) 0 0 0 X g) Local or regional water supplies? ( 2 ) 0 0 0 X XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or highway? ( 1,2,3,4) 0 0 0 X b) Have a demonstrable negative aesthetics effect? ( 1,2,3, 4,6,7) 0 0 X c) Create light or glare? ( 1, 2,3 ) 0 0 0 X 7 XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? ( 1,2,3,4 ) b) Disturb archaeological resources? ( 1,2,3,4) c) Have the potential to cause a physical change which would . affect unique ethnic cultural \'alues? ( 1, 2,3,4 ) d) Restrict existing religious or sacred uses within the potential impact area? ( 1,2, 3,4 ) XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ( 8 ) b) Affect existing recreational opportunities? ( 8 ) SOURCES: 1. Determination based on location of project. / Determination based on staff office review. 3. Determination based on field review. 4. Determination based on the City of Dublin General Plan. 5. Determination based on the City of Dublin Zoning Ordinance. 6. Determination based on the San Ramon Road Specific Plan 7. Determination based on the Dublin Downtown Specific Plan 8. Not Applicable. 5/ I:' 7 ~ -;./ Potrnrially POlcnJia/J.l' SiJ:/J~ficanf Sii:nificant Unless u's.\ than .Impact Afit;,:ation Si.r:lI~ficallf Incorporau:d Impact Nfl ImpacT 0 0 0 X 0 0 0 X 0 0 0 X 0 0 0 X o o o o o o X X l\IANDATORY FINDINGS OF SIGl\1JFICANCE: I Potentially Potentially Less Than No I' significant Significant Unless Significant Impact Impact Impact Mitigated a) Does the project have the potential to degrade the quality of the em'ironment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- X sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate imponant examples of the maior periods of California history or prehistory? b) Does the project have the potential to achieve shon-tenn, to the disadvantage oflong-tenn, environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when X viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future proiects) I d) Does the project have environmental effects which will cause Ix substantial adverse effects on human beings. either directly or indirectly? 8 SJtrO/67 EVALUATION OF EI'IvIRONMENTAL Il\IPACTS: (Keyed to the Environmental Checklist) Explanation of Potentially Significant, Potentially Significant UnJess :l\1itigation Incorporated and Less Than Significant Impact Answers The following topics have been found to have potentially significant, potentially significant unless mitigation incorporated, and/or less than significant impacts as indicated in the preceding enyironmental checklist. I. Land Use and Planning EnvironmentaJ Setting: The project site consists of approximately 3 acres of partially undeveloped land along a major roadway. San Ramon Road. One parcel contains a single story structure that will be removed prior to constructing the proposed project. The project site is .5 miles north of Interstate 580 and .75 miles \vest of Interstate 680, and is located within Dublin's downto\\"n area. The General Plan land use designation for the site is Retail/Office and the zoning designation is C-I, Retail Commercial Zoning District. The project site is also located within Area 3 of the San Ramon Road Specific Plan and is adjacent to the Dublin Downtov.'n Specific Plan. The Rite Aid project proponent will be vacating their existing 60,246 square foot tenant space within the Albertson's/Mervyn's shopping center along Regional Street within the City's downtown. Project ImDacts: Items Ia.. lb.. Id. and Ie. There are no impacts associated with Items Ia., lb., Id., and Ie. The proposed project complies with the Retail/Office land use designation of the DJblin General Plan, which allows shopping centers and retail stores. The C-1, Retail Commercial Zoning District zoning allows retail stores as a permitted use, and a large day care center (15+ children) as a conditional use. The proposed drug store and day care use currently conflict with the Area 3 land use provisions of the San Ramon Road Specific Plan (Plan) to the extent that a drug store is a prohibited use and day care centers are not specifically identified as conditional uses. According to the Plan, "drug stores" are prohibited uses because they are considered convenience store-type uses. A market study completed for the Plan indicated that there was not enough residential development to support more convenience stores in the downtown area. However, since the adoption of the Plan in 1983, the City has approved additional residential development throughout the City, in particular, the 174 multi-family unit residential project (Kildara) just west of the project site, which would now support convenience stores. Furthermore, it is the intent of the Plan that the principle use of Area 3 be reserved for retail shopper stores. As a result, the Plan will be amended to allow drug stores as a permitted use which would result in no land use conflicts with the Plan. 9 5~ -t 1"7 The City's Zoning Ordinance allows day care centers with 15+ children within commercial centers as a conditional use. The proposed day care center is compatible with the proposed Rite Aid drug store use and the Montessori School across the street within the Strouds shopping center. Amending the Plan to allow day care centers as conditional uses would not result in land use conflicts with the Plan, the City's Zoning Ordinance or General Plan. The City of Dublin has adopted no other City-wide or specific environmental plans or policies that would affect this application. The site has no recent history of agricultural production and Alameda County adopted a zone change in 1962 from A, Agricultural District to C-1, Retail Business District. The proposed project will not disrupt or divide the physical arrangement of an established residential community, especially a low income or minority community. The proposed project is located along the eastern border of the Kildara residential community. The proposed project would be compatible with the adjacent residential use since day care and retail pharmacy uses offer goods and services which typically benefit a residential community. Item Ie. Rite Aid will be \'acating a major tenant space within the City's downtown area if the proposed project is approved. The City has observed over time that busin~sses which leave major commercial properties typically result in vacant tenant spaces for extended periods of time. The proposed vacancy will result in land use incompatibilities with existing land uses within the project vicinity and inconsistencies \vith both the San Ramon Road and Dublin Downtown Specific Plans unless mitigation is incorporated into the project approval process. The City must find the Rite Aid project, which requires a conditional use permit for the drive-through pharmacy, consistent with all applicable specific plans. The closure of the existing Rite Aid store is a component of the proposed project. The existing Rite Aid store is within the Dublin Downtown Specific Plan area, so the project must be co'nsistent with this plan. The project is inconsistent with the a policies of the Downtown Specific Plan because the vacancy that will be created by the proposed project would not: 1) maintain downtown Dublin as a strong regional center; 2) increase the amount of retail development downtown; and 3) continue the current retailing and service commercial uses in the land use zone where the current existing store is located. The proposed Rite Aid project would also conflict with the San Ramon Road Specific Plan policy which states that any new development shall be compatible with existing residential or other commercial development located within or adjacent to the Specific Plan area. The existing Rite Aid site is adjacent to the San Ramon Road Specific Plan area. If the proposed Rite Aid project causes the current Rite Aid site to become vacant for an extended period of time, the vacancy will be incompatible with the existing commercial development around the existing Rite Aid site. A vacant tenant space is not compatible with adjacent retail tenant spaces. For example, a vacant retail tenant space may negatively impact the image of the entire retail shopping center and cause the center to lose sales. 10 51 ~ ~./' /;,. 'I' In order to mitigate these land use impacts to a less than significant level, the City will apply a condition of project approval requiring that the existing Rite Aid site at 7201 Regional Street be re- leased to a business whose use is consistent with the Downtown Specific Plan (i.e., retail and service commercial uses) prior to issuance of a building permit for the new Rite Aid project. II. Population and Housing Environmental Setting: The City of Dublin' s population, as of January 1, 1998, was estimated by the State Department of Finance to be 27.750. Significant popul~tion growth is anticipated for the City based on planned residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch). Project Imoacts: There are no impacts associated with Items ITa. through ITc. Since the project inyolves the rezoning and construction of commercial property, the proposed project will not impact housing or popuJ:.nion within the City or the Tri- Valley region. The project will result in increases in employment opportunities. but on a minor scale. As a result. the project will not alter the location, distribution. or grov.;th rate of the population in Dublin, or in adjacent jurisdictions. III. Geologic Problems Environmental Setting: The general city of Dublin and the Tri- Valley area lie on the east side of the Calaveras Fault within the San Ramon Valley basin. According to the Alquist-Priolo Earthquake Fault Zone Act, the project site is located within the "Special Study Zone" at the south-central extent of the San Ramon Valley. The Calaveras Fault, an active fault, was mapped at the project site. The Calaveras fault zone is a seismically active member of a family of rig;~t-Iateral strike-slip faults, including the San' Andreas and Hayward faults. The fault zone at the project site is 1,000 feet wide and the main trace of the Calaveras Fault may lie beneath San Ramon Road. Subsurface soils in the area have been characterized as deposits of clay, silt and sand and gravel. Project Imoacts: Items IDd.. IIIe.. IIIi. There are no impacts associated with Items IIId., IIIe., and llIi.. Due to the location of the project site, the project would not expose people to potential impacts involving seiche, tsunami or volcanic hazard, or landslides and mudflows. The project site is undeveloped and relatively flat with no unique geologic or physical features. Items IDa.. IJIb.. IDc.. lIlt.. III!Z.. IITh. The Calaveras Fault is capable of generating a significant level of ground shaking in the event of a seismic occurrence. The probability of fault related seismic hazards, such as fault creep, surface 11 55 c-( /61 u rupture, liquefaction, or differential displacement due to faulti"ng, are considered moderate to high at the project site. In addition, the project site contains presence of near surface soft to medium stiff silty clay and clayey silt which exhibit low to moderate bearing capac~ty. In order to mitigate these land use impacts to a less than significant level, the City will apply conditions of project apprO\'al requiring that a comprehensive geologic and soils report be prepared by a licensed geologist identifying any geologic or soil hazard zones, appropriate mitigation measures and other recommendations, prior to building permit approval. The report sh~l be completed to the satisfaction of th'e Alameda County Geologist to assure that a reasonable safety factor is provided. The project proponent shall also be required to conduct subsurface soil condition testing and to design the proposed structures according to the Uniform Building Code, and to have a structural engineer check seismic design parameters. IV. 'Vater Enyironmental Setting: The project site is located at an elevation of approximately 375 feet above mean sea level. The majority of the site is relatively flat, although the front or east portion of the site grades lightly to the east. Surface runoff and storm water on the site in the general vicinity drains into several catch basins located on the project site and surrounding thoroughfares. The catch basins are drained by the Alameda County Zone 7 \Vater Agency Canal and eventually to the San Francisco Bay. Local waterways or tributaries in the area are the Alamo Creek and Canal, San Ramon Creek and the Martin Canal (or Martin Canyon Creek). Groundwater conditions indicate a depth to the first groundwater table of approximately 8 to 9 feet below ground surface. Regional groundwater flow direction is assumed to be toward the south/southeast. The proposed project site is located within an area designated as Zone B on the FIRM (Flood Insurance Rate Map) Flood Map, which is an area be{.J.,een the identified 100 year and 500 year base flood elevations. Proiect Impacts: There are no impacts associated with Items IV a. through IVi. Because the project is located within Zone B of the FIRM Flood Map, the project will not expose people or property to flooding or other water related hazards. The project will not result in any changes to the quality, rate, or amount of surface water runoff. In addition, the project will not alter the quantity or rate of flow of ground or flood waters and it will not reduce public water supplies, or because of its location, change the amount of surface water in any local water body. The project proponents must comply with the City's Urban Runoff Program. Since the project will include parking lots for both the Rite Aid and KinderCare uses, implementation of this program will protect the drainage system from runoff that may contain hazardous pollutants, such as gasoline, oils, etc. 12 5b cz: /61} v. Air Quality Environmental Setting: The project site is located within what the Bay Area Air Quality Management District defines as the Livermore-Diablo Valley, a sheltered inland area surrounded by hills to the west, south and east. Most of the air flow into th~ southern portions of the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind' speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Project Imoacts: There are no significant impacts associated with Items Va. through Vd. Although the proposed project will generate some new traffic, the increase in air emissions as a result of this new traffic is not substantial, or significant enough to result in the deterioration of ambient air quality. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PMlO). However, the location of the proposed project would be in close proximity to the 1-580 Freeway and the proposed West Dublin BART station. The location of the project would limit the amount of travel to and from the highway and the proposed rapid transit station. thereby minimizing vehicle trips and associated air quality impacts in conformity with the Bay :\rea Air Quality Management District's Guidebook "Improving Air Quality Through Local Plans and Programs". The proposed project will not alter local or regional climate temperatures or air movements, and it will not emit hazardous air emissions or create objectionable odors. In terms of construction related impacts, it is anticipated that the future construction of the site might generate temporary increases in dust and particulate matter caused by site excavation and grading activities. The City's standard grading ordinance requirements require measures to ensure that these types of short term construction impacts arlminimized. VI. Transportation/Circulation Enyironmental Setting: The project is located along San Ramon Road, a north-south 4-lane arterial with a center median and 2 lanes in each direction, and Amador Valley Boulevard. The project will have its primary access off of :\mador Valley Boulevard, and secondary access off of San Ramon Road. Currently, Amador Valley Boulevard from San Ramon Road westward, is a collector street which serves the Strouds shopping center and terminates at the residential community of Kildara. Proiect Impacts: There are no significant impacts associated with Items VIa. through VIg. The proposed project will generate some additional traffic on Amador Valley Boulevard, especially since the majority of the site 13 <:n ...-< ,/f:, ,7 -//-u I has been vacant for some time. However, the project proponent will be responsible for widening Amador Valley Boulevard to 4 lanes at the intersection with San Ramon Road. This will facilitate traffic movement on and off San Ramon Road and the project site, thereby mitigating any potential traffic congestion that may result from the project. . The project proponents are providing adequate on site parking for both the Rite Aid and KinderCare uses in compliance with the Zoning Ordinance. Twenty (20) parking spaces are adequate for the KinderCare project based on research completed for two other KinderCare facilities in the Tri- Valley, in particular, the Pleasanton facility which has the same children capacity of 180 and the same number of staff persons as the proposed Dublin facility. The greatest demand for parking at these other facilities was at 5:05 p.m. when all nineteen (19) stalls were occupied. The proposed KinderCare facility will be providing more than twenty (20) parking spaces. The applicant will be required to follow City, County and State design standards regarding roadway and access design. The applicant will also be required to comply with City and Fire department standards regarding access for emergency services. The project proponents will be voluntarily contributing traffic improvement funds in the amount of S 129.880 as part of their project. These funds will be used to mitigate any potential traffic impacts of the proposed project on surrounding roadways through street improvements. This project is not in conflict with adopted policies supporting alternative transportation. A public pedestrianlbike trail is located east of the project site, between the project and street curb along San Ramon Road. Bicycle and pedestrian access is adequate to both project sites. Bike racks will be required as a standard conditions of approval. In addition, the project proponents will be required to install a bus turn-out along the project frontage, including a concrete pad, passenger bus shelter and trash receptacle. Due to the location and nature of the project, there will be no rail, waterborne or air traffic impacts. VII. Biological Resources I I, Environmental Setting: The majority of the project site is a vacant lot with one single-story commercial building located on the northerly end of the site. The project site is located within an urbanized area. The site does not contain any endangered, threatened or rare species of plants or animals; nor does the site contain the following locally designated species: Bay, Cypress, Maple, Redwood and Sycamore, coastal or other natural habitat, including wetland habitat. The site does contain seven mature trees. Four of the trees will remain as part of the landscaping for the new development. The other three eucalyptus and oak trees, would require removal once the project is constructed. Proiect Impacts: As a result of the project's environmental setting, there are no significant impacts associated with Items Vila. through Vile. Construction of the proposed project will occur on a vacant lot in an urbanized ]4 " ;// 513(; ID? area and will result in the removal of three trees, one of which' is a eucalyptus tree, and the other two trees are unhealthy oak trees measuring less than 24" in diameter. Field visits to the site have not identified any endangered, threatened or rare species of animals. VIII. Energy and l\1ineral Resources Environmental Setting: The majority of the project site is a vacant lot with one single-story commercial building located on the nonherly end of the site. The project site is located within an urbanized area. Project ImDacts: There are no significant impacts associated with Items Villa. Through Villc. The project will not contlict with any adopted energy conservation plan and will not result in the loss of availability of a known and valuable mineral resource. The project will promote efficient use of energy. Since the project is located adjacent to a residential area, residents of this area will be able to walk to the project site instead of driving their vehicles. IX. Hazards Environmental Setting: Although the project site has been vacant for some time (except for the existing single story structure currently existing at the site), one other building previously occupied the project site, which has since burnt down. Both buildings were constructed prior to 1970. Project ImDacts: There are no significant impacts associated ;~vith Items IX a., IXb., IXc., and IXe. and conditions of project approval will mitigate the impact associated with Item IXd. to a less than significant level as follows. Preliminary environmental assessment of the project site recommends that consideration should be given to the further assessment of the on-site structure(s) regarding asbestos containing materials and/or lead painted surfaces. The applicant will be required, as a condition of project approval, to conduct further environmental assessments to determine whether any abatement and/or remediation of subsurface conditions need to take place. In addition, as part of the site development review process, proposals for new construction will be conditioned, as necessary, by the Fire, Police, and the Alameda County Health Department, Hazardous Materials Division for permits, emergency access requirements, and other concerns. As proposed, the PD land use and development plan does not show any possible interference with an emergency response plan or evacuation plan. 15 5q I / /7 ! P/ Ie / ,.i x. Noise Enyironmental Setting: The majority of the project site is a vacant lot with one single-story comm~rcial building located on the northerly end of the site. The site is adjacent to San Ramon Road, a 4-lane arterial, and Amador Valley Boulevard, a 2-lane collector street. Proiect Impacts: There are no significant impacts associated with Items Xa. and Xb. The proposed retail pharmacy use and day care use will not result in significant increases in existing noise levels, or expose individuals to severe noise levels. It is anticipated that the speaker box for the 24-hour drive-through pharmacy will create noise impacts on adjacent businesses or residential neighborhood due to the short distance between the speaker and the driver. However, the project v,'iJJ be conditioned to require that the speakers observe a noise level which reflects the minimum functional \'olume and that noise Je\'e1s shall not be discernible beyond property lines. Although KinderCare's playground areas are located along the north, south and west sides of the day care building and adjacent to the Kildara residential neighborhood, noise impacts will not occur for the following reasons. The playground area is not occupied until 8:00 a.m. under normal conditions and only individual age groups are allowed on the playground at any given time. The play facility will be set back approximately 60 feet from the nearest residential unit and between that unit and the play facility, there is a roadway, parking aisle, a 3 foot wide landscape area, and a 6 foot high concrete block wall, which would make potential noise impacts insignificant. Additionally, KinderCare recently commissioned Bunton and Associates to conduct a noise study to determine noise levels for a typical KinderCare playground area. The study indicated that t?~ decibel level was in a non-offensive range. I The day care project will be conditioned to require that noise in the parking lot and play ground areas be maiptained in a manner which minimizes the impacts on the adjacent residential neighborhood. XI. Public Seryices Environmental Setting: The project site is served by the following service providers: · Fire Protection. Fire protection is provided by the Alameda County Fire Department which provides structural fire suppression, rescue, hazardous materials control and public education serVIces. · Police Protection. Police protection is pro\'ided by the Dublin Police Department which is headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers, 16 bO '" ! / 1 ~ /0 J performs a r3J1ge of public safety services including p~trol: investigation, traffic safety and public education. . Schools. Educational facilities are provided by the Dublin Unified School District which operates kindergarten through high school services within the community. . Maintenance. The City of Dublin provides public facility maintenance, induding roads, p~ks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza., . Other Governmental Services. Other governmental services ~e provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. Proiect Impacts: Fire Protection. According to representatives of the Alameda County Fire Department. the proposed project lies within a one mile radius of a fire station located on Donahue Drive in Dublin. A typical response time of under 5 minutes is anticipated. As part of the Site Development Review process. specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. Police Protection. According to representatives of the Police Department, adequate resources presently exist to serve the proposed development. Schools. - This project is for retail and day care center uses. School fees in accordance to State law would be charged at building permit issuance. lllaintenance of public facilities including roads. The project has access from two existing streets, San Ramon Road and Amador Valley Bouhjvard. The project applicants will be voluntarily contributing a traffic improvements fund, vJhich will assist in off-setting costs of public roadway maintenance. This fund will be collected at building permit issuance. Other governmental services. The City of Dublin charges a public facilities fee for all new development in the community for the purpose of financing new municipal public facilities needed by such development. Both applicants will be required to pay a public facilities fee prior to issuance of building permits. XII. Utilities and Services Systems Environmental Setting: The project site is serviced by the following service providers: . Electrical and natural gas power: Pacific, Gas and Electric . Communications: Pacific Bell 17 ,/ ,: .;;;; . / // '1- ~ ,eo .--, . v · Water supply and sewage treatment: Dublin San Ramon S-ervices District (DSRSD) · Storm Drainage: Alameda County Flood Control District, Zone 7 (Zone 7) · Solid \Vaste Disposal: Dublin-Livermore Disposal Company' Project Impacts: There are no impacts associated with Items XIIa. through XIIg. Utility providers have reviewed the project and have determined that either the infrastruct~re exists or a method to fund the infrastructure has been provided for. DSRSD and Zone 7 will charge standard impact fees. XIII. Aesthetics Environmental Setting: The proposed project is located adjacent to a retail shopping center, a residential neighborhood. and general commercial uses. The design and architecture theme proposed for the project site v.-ill be compatible with the architecture of these surrounding uses. In addition. as mentioned pre\'iou~jy. the project will result in the existing Rite Aid tenant space to become vacant. Project Imoacts: According to the City's Zoning Ordinance, all new construction projects are required to go through the Site Development Review permit process. The project proponents are applying for a Site Development Re\'iew planning permit. As part of that process, architectural compatibility and aesthetic ekments are considered. The project proponents will be required to incorporate architectural design and elements that are compatible with the architecture of surrounding uses, and the project will be conditioned to screen all unattractive uses, such as roof-top air conditioning equipment, from public view. The vacancy that would be created at the Albertson' s!.Mervyn' s shopping center if the proposed project is approved may cause a run-down appearance of the shopping center that would constitute a demonstrable negative aesthetic effect. In dider to mitigate this impact to a less than significant level, the City will apply a condition of project approval requiring that the existing site be re-Ieased to a business whose use is consistent with the Downtown Specific Plan (i.e., retail and service commercial uses) prior to issuance of a building permit for the new Rite Aid project. The proposed project will not result in the obstruction of any scenic vista or view open to the public from the adjacent roadways, in particular, the 1-680 Freeway. XIV. Cultural Resources Environmental Setting: The majority of the project site is a vacant lot with one single-story commercial building located on the northerly end of the site. The project site is also located within an urbanized area. 18 / 'i / 00 j-..... ,.' ;7 /0 Proiect Impacts: There are no impacts associated with Items XIV a. through XIV d: Although currently vacant, a large portion of the site had been previously developed. There are no known cultural resources existing at the site. XV. Recreation Enyironmental Setting: The project is located within Dublin's downtown and is adjacent to a residential area. The KinderCare portion of the project will be providing much needed day care seryices within the City. The day care facility will also provide recreational facilities for the children. Proiect Impacts: There are no impacts associated with Items XVa. or XVb. The project will not have a significant effect on the existing recreational facilities nor will it create a demand for additional recreational opportunities since the day care facility will be providing their own recreational facilities and the Rite Aid project is a retail commercial project that will not create a demand for additional recreational facilities. In addition, the City implements a public facilities fee program for all new development in the City. The fee pays for improvements to parks and other public facilities in the City. I /" g: \pa9 S-03 8\ini tj al\ri teai dkindercare 19 / /, ,.-( ,/ /J b;/ -' .,/ / <..r'7 I A regular meeting of the City of Dublin Planning Commission ,,\'as held on Tuesday, March 9, 1999. in the Dublin Civic Center City Council Chambers. Chairperson Jennings called the meeting to order at 7:00. **** * ***** ROLL CALL Present: Commissioners, Jennings, Johnson, Hughes, Musser, and Oravetz; Eddie Peabody Jr., COn1J."11unit)' Development Director; Carol Cirelli, Senior Planner: Floyd Davis, Public \Vorks ConsulI.ltlL. 3..nd Gaylene Burkett, Recording Secretary. * * * * * * * * ** PLEDGE OF .-\.LLEGIA.."I\'CE TO THE FLAG Cm. Jennings led L~e Commission. Staff. and those present in the pledge of allegiance to t:Je I12g. *"'** * ***"'* The minutes from the Februarv 9. 1999 \vere aIJDroved as submined. -' . ... .& :wDITI02\'S OR REVISIONS TO THE AGE~DA - None **** * ***** OR..-\l COl'v1MUi\'lCATIONS - Cm. Jennings stated the KoIl Corporate Center Development Agreement was noted as a public hearing for tonight's meeting; due to a delay and the finalizing of the Development Agreement, that item 'will not be heard tonight. It will be heard at the March 23, 1999 meeting. She asked that the record reflect that no person \}'as present that 'wished to address this item. i. \VRITTEN C01\1MtJNICATION -None PUBLIC HEARING 8.1 PA 98-038 Rite AidlKinderCare Specific Plan Amendment; PD Rezone; Conditional Use Permit and Site Development Reyiew The applicants are requesting a Specific Plan Amendment (to the San Ramon Road Specific Plan); Planned Development (PD) District Rezone; Conditional Use Permit; and Site Development Review approval to construct a 16,700 square foot retail drug store with a cL.--ive-through pharmacy, and a 9,824 square foot day care center. The project v.ill be located at 7348 - 7372 San Ramon Road (northwest corner of San Ramon Road and Amador Valley Blvd.) Cm. Jennings went over the procedures for the public hearing. Carol Cirelli, Senior Planner, presented the S1aJ.=:freport. She gave the history for the project. She stated that in July of 1998, the City Council approved a Specific Plan lunendment Study request of the Rite Aid ------------------------------------------------------------------------j---------------------------------------------- ?~~ing c~:~::ssion 15 ftttachflEllt ~ March 9, 1999 R_=u]ar M__,u.= /.. /;,/(7 b l' ~1 ,t,;7 Corporation 10 allow a Rite Aid drug store as a pennined use \\lthin Area 3 of the San Ramoi1 K0a,J Specific Plan and to include all parcels behind the proposed Rite Aid building as one piece of p;-oper:y within the Study. Shortly after Rite Aid submined their planning application in September, Kinje;-C.::-e began working with Staff to locate a day care facility behind the Rite Aid facility. For simplifyirlg project processing, both projects were incorporated into one. Rite Aid is proposing to construct a 16.700 sq.ft. retail drug store \\iL.1. a drive through pharmacy window. The Rite Aid store, including the ph,:CT:1JCY. :s proposed to be open 24 hours. KinderCare is proposing to construct a 9,814 sq.ft. day care cenlcr \\'ilh preschool education and childcare services for children bet\\'een the ages of 6 weeks and 12 Y,e2.;-s, Tile :na,ximum capaciTY for this facility \vould be 1 SO children. Tne expected enrollment is ] SO 10 ] ~~ children. T;je center would be staffed with 16 full time employees llijd their hours of operation wouid ::e from 6:15 i:1 the morning to 6:15 at night. Monday through Friday. The project requires a Sp::'ciiic Ph, ,j..Inendme:1t to allow a drug store as a permined use instead of a prohibited use: and drive-throu~;l phmmacy ~"'1d day care center as conditional uses. Planned Development (PD) District Rezone :s J requireme:1t ofL.1.e San Ramon Road Specific Plan for all nev,' developments. A ConditiolJ.a] Cse Pe:-r:1:: is required to allo\,,' a drive-through business (phili-macy): day care center for IS or more chiLi;-erl ':':':lJ J prking req:..rirement exemption; and a Site Development Review is required for the consc;-uc:iOrl of ~C'::1 ~:.ri]jings, i:1cbding the ir;,stal1ation of parking and landscaping. Staffwould like 10 3.dd CJ:lC;:i():lS :l~:s "V"'ill'nO r"""""";no ada']'tJ'o al tr"'lli<:;",s 'ith b ' "n' 0 ~l :-10 rh'" .'" t"'T"rl ", -1 nn-r"", ',";oc "'1-'\'~ :::>;,~ - - 0 ~-: _1... =- n ~.. ~ VI., .~l1csc_rln=- _ 01_0 .. _ \\ ~s ~.._ ...llU u_1 .___::1 _J ~ __ ,. ."' _ . _.._ Aid building to elimin3.te the blm1k: wall effect and requiring the imeg;-3.tion ofboIh the Ki:lJe;-C.:::-e 2.l1j Rite Ajd v';::; iJ sigr;,s imo the architecture of the buildings. The Ci:y received a total of 6 COw.ITJem ]ene:-s f10m Kiloa:-2- 1esidems and one W2-S passed out at the meeting. .1\ls. Cirelli went o\'er all COillmel1:S submined 2:JJ responded to thew. It appears that the Kildara residents have 2 major conce;:;.s. :l1rou~:l :rame and 'L."-:e potencial noise impacts from the KinderCare playground facilities and the 2~-hour Rite _~.ij use and driye through. Both the cL-ive-through phili"TI1acy and KinderCare playground have been conditioned to eliminate any potential noise impacts on the adjacent residential neighborhood 2...jJ Oll1er commercial areas. The Dublin Planning Department 'will monitor this condition yearly llijd. on 3. complaint basis. Based on the application materials submined by both applicants and the recent noise study subIl1jrred by KinderCare, the drive-through window speaker and playground sounds should not present any significant noise impacts on L.1e adjacent neighborhood. In conclusion, staff recommends that that Planning Commission recommend City Council apprO\'al of the Rite AidlKinderCare Specific Plan /unendment, PD Rezone, CUP/SDR and ad~pt resolutions Exhibits A, B, C and D with the additions to Exhibit D resolution as specified earlier. The project, as conditioned, complies with the City's General Plan, Zoning Ordinance and the San Ramon Road Specific Plan, and is compatible with other lllijd uses. trililsponation and services facilities, and cOIlli'"TIercial and residential structures in the vicinity. Cm. Hughes asked who ovms the existing landscaping. Ms. Cirelli s:c.ted the landscaping is on Mr. Nichandros' property. Kirk Smit4 stated he is the proj ect manager for the Rite Aid Store. He said they are \vorbng with Rite A.id to relocate some their stores from the existing locations to brand new stores. There are two major changes affecting the pharmaceutical business; the number one change has been \Val-Mart selling discount ph~-:waceuticals. Wal-Mlli-t has incredibly low cost of overhead and can sell products at cheaper p:ices. Rite ..;jd, \Valgreen's and Longs are trying to capture the convenience concept rather than being cheaper than '\Val-Mart. Rite }~id's major convenience aspect is the drive through pharmacy. A day care -------------------------------------------------------------------------------------------------------------------------------------- Planning Com~:ssion Regular Meeti.I,g 26 Mar:h 9. ] 999 / <: ~ (r;/ (;:? -- ...' was suggested and it seemed to work well on the site. He stat~dthat they offered to speak \,'ii.h the Kildara residents and have offered them S 1 0,000 tov.;ards improvements to mitigate any traffic problems. Michael J. Majors, II, Civil Engineer representing KinderCare. He thanked staff for their communication 'with them, in order to obtain staff approval. He stated the sound issue for KinderCare was an issue with the residents; however only 35 children would be outside at one time. The peak trafiic times would be 6: IS a.m. to 9 a.m. and 4: 15 to 6: l5p.m. They offered'to raise the sound wall by two feet. KinderCare would also consider relocating any exist,ing landscaping to anywhere the Kildara resident would prefer. Cm. Hughes asked why there are outside speakers for the KinderCare project. Mr. Majors introduced Jerry Stivers with KinderCare. Jerry Stivers, Real Estate Department of Kinder Care stated there are no outside speakers. He mentioned that this is not a conventional school and is different due to the age of the children. He stated the StJ.:e of California is now v;orking to keep children at school. KinderCare's business is more toW2.,CS the age of:5 -,::.,'ee1:5 to 5 years old and does not have many older children coming after school. Cm. Hughes asked about the sound study. There is an increase in noise when children are on pJ.::y equipment that is 6-7 feet high, it 'will increase the amOlli'"1t of noise and carr)' over the sound w2.11. He asked if there is a reason that type of equipment is used. ?\1r. Stivers stated he has never been asked that question, 'and he was not cenain. The\' are in all the preschool playgrounds. Cm. Hughes stated that there are homes that are right up to the wall. ?vfr. Stivers stated that they could adjust some of the large equipment to be placed on the side area. Cm. Hughes asked if there is a necessity for,the children to have that type of play equipment. ,; Mr. Stivers stated that there would only be 2-3 children at that height at one time. He is not cenain on the choice of equipment. Cm. Johnson asked if they \vould agree on raising the sound wall. Mr. Majors stated that KinderCare spends a lot oftime reviewing the equipment. It gets ve,)' technical v.ith State regulations on floor space, and play ground area. He stated that the two-foot extension v,a11 would more than effectivity mitigate noise. Cm. Johnson stated that the play equipment is for younger kids and probably could not be more than six feet high. Raising the wall to eight feet 'will help alleviate some of the noise. :Mr. Majors stated that the wall could be a height acceptable to City staff. Cm. Hughes stated that the applicant seems to be willing to work \vith the City on this issue. ----------------------------------------------------------------------------------------------------------------------------- Planning COIThll!ssion Regular Meeting 27 March 9, 1999 6b cz5 /6? :1\1r. Majors stated they are very much \\illing to work with the City. They are tight on playground area a: it is. They are willing to work with City staff to do whatever is nt;cessary to come to a compromise. Cm. Oravetz asked about Rite Aid's current least on property near Albertson's. :Mr. Smith stated they have a very long-term lease remaining (approximately IS years). Cm. Oravetz asked if they were going to be there for l5 years. . \1r. Smith stated that they will be moving to the new location and they have a client that will fit in very well in the Albertson's center. Cm. OravetZ asked the name of the client. \1.r. Smith stated he was not able to say at this time because they have not finished negotiating tl1eir de3.L Cm. Oravetz stated he did not v,'ant to see a black hole left when Rite Aid moves. \\l1en Lucky's moved to San Ramon, a fTh-niture store was placed in the old Lucky's site and the center has gone dO\\l1 hill. He stated that some of his questions about lease are more for City planning. Rite Aid moves acrosS the street and Dublin is left short changed in the Albertson' s Shopping Center. He asked 1\1r. Smith to help him out. Cm. Jennings explained to Cm. Oravetz that this project 'will go to City Council and the Council will have more definitive issues to discuss. She stated the issue regarding a new tenant for Rite Aid should go to the City COUI1Cil. Cm. Oravetz asked who would approve the new tenant. Cm. Jennings responded the City Council rould approve the new tenant.. :!\1r. Smith stated that for clarification regarding the comment on houses abutting the wall, and actually there is a house abutting the wall behind the restaurant. There are no houses abutting the wall along the KinderCare area. The closest building to the KinderCare play yard is 60 feet away. Floyd Davis, Public Works Consultant introduced Gordon Lum, with TJKM, traJ.~c engineer, who has done numerous projects for the City. He stated that all traffic study questions can be directed to :!\1r. Lum. Gordon Lum, TJKM Consultants stated they conducted a license plate survey to see the type of traffic cutting through the Kildara neighborhood. The way the survey was conducted was to have one observer at lunador Valley Boulevard at San Ramon Valley Road, recording the license plates of vehicles going in and coming out of the Kildara neighborhood. The study showed the area from :\mador Valley Boulevard to Kildara to Donlan Way recorded 52 vehicles turning on to westbound Amador Valley Boulevard. Of those 52 vehicles, 37 turned into Strouds Plaza., 14 went into Kildara and 1 ended up going through Kildara and came out on Donlan Way. Coming dovmhill, from Donlan Volay going through Kildara to l\mador Valley, they recorded 40 vehicles going east bound on Dublin Blvd., to Donlan Vlay. Of the 40 ----------------------------------------------------------------------------------- Planning Commission Re!!ular Meetm!! 28 March 9. 1999 b? ~ /C:.? - vehicles, 2 vehicles ended up going through Kildara eastboUnd"onto ...-\mador Valley Boulevard to San Ramon Road. That was just a snap shot of what was going on at the peak hour in the morning. They looked at what advantages would a driver have cutting through th,e Kildara project there are 4 swps signs and one speed bump. It took 40 seconds longer to cut through Kildara versus staying on the main arterials. There are variables to consider, opposing traffic and the signal. Douglas Sweeney, 7401 Cronin Circle, stated he is not opposed to development on the corner sile but he has some concerns. One concern is the sound wall along the KinderCare site and would like to see some tall vegetation proposed there. :\nother concern is the baskedball courts on the playground and lhe , location. He feels that late at night someone will hop the fence and start playing basketball. The pe2..l: traffic time is a real issue and \'I'ill cause problems. Cm. Oravetz asked Mr. Sweeney ho\v he felt about gated communities. Mr. Sweeney stated he preferred an open complex but from a security standpoint they are gre':ll. Cm. Johnson asked Mr. Sweenev what school is he backed UD ar:ainst. . . - 1\1r. Sweeny stated the Neilsen School. Cm. Johnson asked !\1r. Sweeny ifhe has heard any noise from the Montessori School and a Dance Studio in the Strouds Center. !\1r. Sweeny said he is too far from the Strouds Center to hear noise from those schools. He said there is vegetation that is raised way above the sound wall. Cm. Johnson said that vegetation has been taken down. One of the things that creates a traffic problem is that .-\mador Valley Blvd. is a two lane road that turns into Strouds Plaza and it is very narrow. Once the right turn lane is installed, that 'will improve the traffic flow and cut down on the congestion. He said that he was one of the cars that went through the Kildara complex because he deposits mail on Donlan but has never seen more than two cars in the complex. Troy Thomas, 6415 Dijon Way stated that he is in favor of the KinderCare project and said we need more daycare. Shawn Roach, 7401 Cronin Circle stated his major concern is the traffic. The Montessori school has traffic problems and parents park illegally to pick up their kids. The KinderCare will ha\'e approximately 180 kids with 20 parking spaces. Every night between 5:30 and 6:30 there are too many people and not enough spots. Cm. Johnson asked ifhe is referring to parking in Strouds Plaza. 1\1r. Roach stated yes. -------------------------------------------------------------------------------------------------------------------------- Planning Commission Regular Meeting 29 March 9, 1999 b<~J6'7 Cm. Johnson stated that there is a Dance Studio that operates from 3:30 p.m. to 11 :00 p.m. and the Dance Studio takes those parking spaces up, which has been there for over 5 years. It is not the Montessori school. J\1r. Roach stated that he picks up his laundry near the Montessori School between 5:30 and 6:30 and there isn't any parking. He feels the Montessori School has increased the parking problem. Cm. Johnson stated that KinderCare will not create more congestion in Strouds Plaza. Cm. Jennings asked Mr. Roach how he felt about increasing the speed bumps. :!\1r. Roach said he was in favor of more speed bumps. Cm. Jennings asked if some of KinderCare's overflow of parking could use the Rite Aid parking lot. Ms. Cirelli said yes. They have 30 parking spaces near the KinderCare facility and they also \\'ill be allowed to use the 10 spaces on the other side. }\;ina \'Vixson 7403 Cronin Circle, has happily co-existed with the existing businesses in Strouds Pl223.. She stated that she is not opposed to development but anticipated the development to remain as it is zoned which is Retail/Commercial. She does use the Clli"Tent Rite Aid pharmacy and understands sick kids and v,anted to know why Rite Aid is moving to an area that ,is not zoned for that use. She stated th:ll she is opposed to the plan as it exists and the high volume of traffic it will create. She feels 2,400 extra trips per day is excessive and seems overwhelming. She submitted a letter to staff with other suggested uses. If this project is going to be approved then the City should go to extraordinary means to prote:::t the homeowners in Kildara She 'would like to see security gates, large trees, and mitigate the negative impact it will have. Cm. Musser asked if the applicants met \\~th her. I Ms. Wixson responded no. She heard abatt the project from a televised City Council meeting. She received a notice from Ms. Cirelli to the Homeowners Association requesting to meet with them as a group; and felt it \vas too late. Cm. Musser asked if she would support the project if some of her suggestions could be incorporated. Ms. Wixson responded yes, but the security gates are a huge issue with residents. She loves not having a gate and living there. She has done studies and studies are only as good as they are put in context. Unfortunately the gates seem to be an appropriate answer to the issue. Joe Bledsoe, 6534 Cottonwood Circle stated that he works with KinderCare and would like to address some issues brought fOf\\'ard. The basketball court is on the south side of the property and the net is 7 feet high. The issue of someone jumping the wall to play on a 7-foot high hoop is unlikely to happen. The soundwall to the south is an 8-foot wall with a wood cap. He suggested the wall to continue to the south of the property and make the entire wall consistent through there. He stated that parents would no" have to park to drop their kids off; there v.-i11 be teachers stationed in front of the school and will meet th.. ------------------------------------------------------------------------------------------------------ Planning Commission Regular Meeting 30 March 9, 1999 69 ~ / b 7 parents at their cars and take the child in. They have a system for picking up their children. Parents are not parking unless they are going into the center to talk to the ceIfter director. Their schools do not ha\'e a lot of congestion. They have a center in Pleasanton in a residential neighborhood, and they h:;i\'e not received complaints on that center. He suggested that a "Left hand turn only" sign be placed at the exit so people do not accidentally turn into Kildara. The play structures are regulated by the State and only one child is allowed at the highest point at one time. The play structures are for exercise purposes only. Tl1ey have centers all over and want to be good neighbors and will deal with issues and complaints before Ihey reach the City. Thomas Murphy, 7374 Cronin Circle, stated he has a concern v\1th the child safety at Kinde,C.1re. He stated that currently there is a transient that lives in Mape Park and if there was a crime commined between this transient and one of the children, it \vould be embarrassing for the City and Kinde,care. :-Ie suggested for KinderCare to talk to the Dublin Police. He said the $10,000 donation for the gated facilities would not cover the cost for a gate. Cm, Jennings clarified that the Sl 0,000 donation is not to cover the cost of the gate. it is fo, }~i]j::';-3 10 ~::;e ho\\"ever they 'V\"isha :Mr. !\1urpby stated that be believes the donation was referenced for the cost o[the gate a.,d S] 0.000 is h"1adequate. Cm. Jennings asked for clarification on the gate; she thought a gate would not be possible. 1\1r. Davis responded a gate is not feasible at this time. He stated that standard procedure for Dublin is iO have a 50-foot area between a public right of "way and where the gate \vould exist. This yvauld 2110w for the queuing up of cars. Cm. Oravetz asked about the Donlon entrance. I lViI. Davis said he did not look at that entrarfce and could not comment on this item. Robin Chin, 11812 KiIcullin Court, stated she is confused about the gate. Where is there a 50-root problem? 1\1r. Davis clarified that the City requires 50-feet from the public right a \vay, plus a turn arOU11d area in front of gate. Ms. Chin asked if a new condition could be considered to amendment that City requirement so a gate can be placed there. 1\1r. Davis stated that is up to the Planning Commission. There has been a suggestion to place gates i~side the community. Ms. Chin stated she likes the gate idea and would like to see them added to the Kildara property. Cm. Hughes asked what would be the benefit of a gated community. ---------------------------------------------------------------------------------------------------- Planning Commission Regular Me~!ing 31 March 9. J 999 - - .-..- '.. . . - .... - .' 16 ~ /bJ Ms. Chin said currently they do not have a traffic problem in Kildara and felt if they widen the street. there will be more traffic. A gate 'will militate against the possibility of somebody taking a \\Tong turn and ending up in the Kildara complex. . Cm. Hughes said it is not up to the Planning Commission to solve every potential problem. It does not appear to be a CUITent problem. The residents living in Kildara have mentioned that as of 1Od2): there is not a traffic problem. He does not see how this \....ill necessarily increase the traffic. There are other ways to mitigate the problem. He said other similar projects put in speed Dlli"11pS, which has stopped the people living behind that project from going down that road. There are other ways to mitigate it besides Jod:.ing UD the cOImnunirv. He stated that he does not like !!ated communities. . ~ - Ms. Chin asked why he did not like gated communities. Cm. Hughes stated he does not like gates, but if there is a need for it he would consider it. He is he2:'ing tne;-e is not a crime problem, fu'1d 2.5 oftod2)' there is not a traffic problem. \1s. Chin si2.ted there will be an additional 2,400 trips per Gay. She a.sked ho\'I' he thi.J."1.Ls lhe;-e \,'oulj :-Je,l be an increase in rrafrlc flow. Cm. Hu!!nes res"Jonded that it does not necessarilv follow that those 2.-1.00 trips will make their \\'3\" imo _ ... 0/' ~ .. -~l'- "'-o,i"""t ~.:.. ~'pl J -\,...... Ms. Chin asked Plfu'1ning staff what research was done to determine that there would not be a decrease in DroDerrv value. . . ~ Cm. Jennings stated that she visited three complexes near oL1)er KinderCare facilities and v.ith KinderCare there and a car w2.5h, it has not had an impact on their property values. Ms. Chin stated that they do not have a 24-,hour Rite Aid. i I Cm. Jennings stated that she visited a 24- Rite Aid in San Leandro and they have not had a decrease in property values. Ms. Chin stated she h2.5 someone in a wheelchair that lives with her, and is concerned with his safety because of the increased traffic. She referred to the map where she ,,,,ould like to see an additional left tmn la..T1e. Josephine DeStefano, 7423 Tehan Court stated that KinderCare will back up to her house and does not like that She does not like the idea of Rite Aid movino there and does not like the 24-hour service. She is :::> opposed to the project and agrees that Dublin does not need anymore black holes. \Vebb Schoerer, 7267 Quartz Circle supports the idea of KinderCare in the community. Tnere are fewer 3..J.'1d fewer spaces in our community to add new businesses. He stated that being a parent; he has looked ror childcare and would like to have a company as reputable as KinderCare. There are a few places in Dublin that have converted a house into a daycare and they are right in the middle of residential areas. Planning Commission Regular Meeting -? ~- March 9,1999 7/ .if It ? How can Dublin approve those businesses and not approve funClerCare? KinderCare has more experience than the residential daycares. He stated that he canvassed some people in his neighborhood and v,ithin two hours he got 24 signatures from people dying to get more childcare in Dublin. He is not in favor of the shrubbery along the wall that kids can climb on. . Larry Russell, Attorney for the Kildara Homeowners Association, stated he is concerned aboUllhe 6-1001 SOUIld wall along the Kildara property, there is a 2-foot grade raise \vhen on the adjoining site and in some areas it is only 4-fee1. He feels that the type of wall going in needs to be looked at as \vell. There we,;;, not at1Y studies done on the existing sound condition's at the Kildara site. There has not been anything done c.DoUllhe combined use. Tnere have been studies done on KinderCare but nothing on the Rile Aid. :\1s. Cirelli cJa.,-ified the distance between Kildara buildings lli."ld the sound wall. She stated that the distance benveen the closest Kildara building and the wall is 59-60 feet in distance. \1r. Russell stated that that the map did not line up. He said the security gate costs mo,e t113.n S j 0.000. Speed bUl"nps are costly and create lawsuits. If the studies prove to be inaccurate and tra;:]c h3Cks up. -,'.-h3t are the guara..T'Jtees to the homeowners association if it does not work? There has not heen ai,y lal]'; on L.ie Rite Aid traffic at peak hours, especially noise impacts from delivery trucks. Cm. Jennings asked if Mr. Russell received the total package with the traffic study. She Slaled that it is appendix B in u1e package. :\1r. Russell responded yes he has it. He stated that once the project is complete, and it does not \\'ork. it -v.ill affect tb.e 174 homeo\\TIers and there won't be anyway of taking it back. Cw.. Oravetz asked 1..1e cost for a security gate. ~\1r. Russell did not answer the question but asked if the project could be reconfigured to make a gate -,"'ork. ! Cm. Hughes stated that one of the downfalls 'of having a gated community is they do not help traffic flow, they increase trafiic. He stated he is hearing conflicting stories; the project will make more congestion because of traffic, but then you are saying the gate will help it. During the peak time the gate will L"1Crease traffic. Generally the traffic is there in the morning and in the afternoon. The gap in bet\\'een the tr2..L~C will be very sparse. The homeowners could be up agaL"1st a saloon, or an office building, where the trC-l.~C would be worse. There will be trucks no matter what goes there. If it is not going to be this use, it \\i11 be some other type of use. 1\1r. Russell said the use there should be for small boutiques style facilities. He felt more information was needed and the negative declaration was light in some areas. Cillo Jennings asked Mr. Smith to answer some of the questions concerning trucks and timing. ?\1r. Smith stated Rite .Aid is not a grocery store. .tUthough the existing zoning allows for larger uses as \vell as boutiques, those stores would also have delivery trucks. Rite Aid has few trucks and vans, and the ---------------------------------------------------------------------------------------------------------------------------- Pla.'"IDing COITll"1lission Regular Meeting ~., .J.J March 9. ] 999 ,/;' -0 /b? large trucks are limited to handful oftimes per week depending"on the business of the store. Rile A..ij does have some flexibility to \vork with the City on reasonable hours for delivery. Cm. JeIU1ings asked if the proposed store is the same size as the existing store. Mr. Smith said the existing store is 50,000 square feet and the proposed store \\ill be approxim::nely 17,000 square feet. . Cm. Jennings said it \vould be a smaller store with fewer deliveries. There was a discussion on where tb.e loading dock will be in relation to some of the Kilda,a homes. ~\1r. Russell asked if there would be any nighttime deliveries. \1r. Smith 52.id yes, they could limit the delivery time 10 meet the standards for the City. Tom Clark, 7255 Cronin Circle, Slated that he lives on the co:-ner of Donlan Wz.y and t11ere is J. lot 6 -waf De L'1at comes in the complex 2.J."1d goes out the other v,a)". He felt the citizens are Dot gelling 3 f3i, shake. Sam Adria."1, 7429 Tehan Court, stated that he lives behind tne Dublin Fisnery and the parking lot is fiiled \',ith cars. .~.t 6:00 a.m. the refrigerator trucks deliver fish. He stated to take into consideration that the Fishery has ::-aific and delivery trucks as \vell. Heather Taylor, 7422 Tehan Court, was concerned about noise and sound. She felt kids v.'ould c,eate ,v,ice L1e noise because it would bOlL.'1ce off the sOlL.'1d wall. She was concerned about the liQhtinQ cominQ - - - from Rite .Lud. At the minimum level, the reflection would be a problem. Bedrooms are upstairs with sk."ylights and the lights will be on 24 hours per day. She felt property values would be decreased because of the bright lights. She felt the left-hand turn lane is too short and had a concern about the safety of her son crossing the street, She also has a concer;n with the earthquake fault being there. It could be bad business if 2.J..'1 earthquake hit and the childreb were hurt; the City of Dublin would be at fault. Tom Clark, wondered if the people could get together to see if something else could be done to have the same effect as a gate. There may be some way to make it uninviting for cars to turn into the complex. Judy Applegard, 7227 Cronin Circle asked if the project has to have an entrance and exit onto Amador Valley Blvd. :Mr. Davis said there is a limited amount of access that the City can allow for the site because of the raised median on San Ramon Road. The City has a minimum dista..T1ce from the intersection of 150 to allow for the stacking of cars and for circulation. Ms. Applegard thought the minimum access was 50 feet. Mr. Davis stated the 50 feet is in reference to a gated community to allow for stacking inside the complex. The 150 feet is for driveway access that comes off a project into a public right of way. ----------------------------------------------------------------------------------------------------------- Planning COITh'T.:.lssion Regular Meen.-:.g 34 March 9, 1999 I ,.-, r; ~ ~ /t::.'/ '..- ~ Nina \Vixson, said everyone will be trying to go out that same intersection from the Strouds Pl2.Z3 and from KinderCare competing for the same space. Mr. Davis said the City has asked the developer to donate road and improve it to meet the standards. There is a condition that states from San Ramon Road to the commercial site, there will be a commerci::.] grade access for the project and for the existing Strouds Plaza. 2\1s. Applegard, stated that Mr. Davis was referring to the drive\vay opposite into Strouds: but there is .3. second drivev,ay into Strouds near Country Wafiles which is lower. She asked if the City cO:J]d 2pp~C'\'e a driveway opposite the second driveway into Strouds near Country Wames. Mr. Davis said that driveway is substandard and the City would not allow that at this pan:icuJar Time. The City wants a minimum distance of 150 feet from the intersection to the first drive way. \'1s. .-\pplegard asked what he meant by substandard. \1r. Davis s:ated that this condition right now is not what the City would allow v,jth the de",'eJopIllem i1:2i -",'ill occur. :ds. .-\pplegard asked why that drivev,'ay was allo"wed before in Strouds. Cm. Jennin2:s cla..-iiied that is not the reason for toniQ:hfs meetin2:. The driveway is there and the City is - -........ not in L.1e position to have it closed. She stated that the drivev,ay will not work in 1999 or :2000 2J."1d the standards may have changed. Ms. Appleg'.lard stated that she feels that everything the residents at Kildara are being told is for convenience of the development. She stated that corner has been an eyesore and was an eyesore \\'hen the hardv,'are store was there and the City allo\\'ed it to be an eyesore for many years. She stated that the City does not realize the traffic problem this prokct will cause. /' Cm. Jennings asked staff to explain why the driveway is substandard. Cm. Johnson asked staff to go over the detail of the traffic study. 1\1r. Davis stated the City has a standard procedure for an applicant to put up money for a traffic study. The City retains a consultant and he v,rilllook at traffic with all the adjacent areas. The consultant \,'ill study the existing condition, plus the proposed development in the area and then determines the signals 2J.'"1d the impacts on the whole area. All the areas have been reviewed and all the signalization with modiiicatioIlS will still suffice a satisfied level of operating in the City of Dublin. \\~eb Schoefer, questioned that once the community is gated, would the roads become a priyate road? ...6Jso deliveries to the Kildara community would be harder to do. SlaL-'1responded that the road is already a private road. -------------------------------------------------------------------------------------------------------- Planning Corw-nission Regular MeetL.'""!g 35 March 9.1999 71.{: IG 7 Cm. Jennings asked why Kildara was not considered in the traffic study. Mr. Davis said the traffic study is done at the intersections, indirectly Kildara was considered. The traffic generated off the site would travel into those intersection areas. em. Musser asked ifKildara's traffic was included in the traffic study as well as other neighbo:-]wods in the area. :vlr. Davis responded yes, it was considered. !\1r. Clark stated that the traffic that gets to and from the project was not considered. Cm. Hughes asked if the road coming out of the project is divided with double yellow lines. :\1r. Davis said u.1at the City has not gOllen to that stage. The consultants have come up with 50::1= recommendations but the City has not determined the type of di,'ider. Cm. Hughes said he heard people say that KinderCare 3.J.'1d Rite A..id patrons would have La tuill right when exiting onto Amador Valley Blvd. which is not true. Unless there is an island there, which is not being 2...micipated, or line delineation that will prevent a left-hand tU.ll1, traffic would not have to tuill right. vehicles will not Tl.L.ll right. The comment about traffic coming out of Strouds 3.J.'1d traffic coming out of Rite Aid both heading east on Amador, both turning at exactly the same time will not have any neg2.ti\'e impact because there are two lanes. . l\1r. Clark stated that as soon as someone discovers that they can take a short cut up to Dublin Boulevard tlu'ough the complex they \vouldn't take the alternate route. Cm. Hughes said he understands what he is saying. Assuming that this problem exists it is not because of Rite Aid, but exists because ofVl"hatever reason people have to go through the complex. The City can and should mitigate problems where they can, b1,1t private property has an obligation to do the same thing. There are ways the homeo'wners associatiori'can mitigate this problem. He stated that what he is hearing from the residents is Rite Aid should be responsible for mitigating the problem and the homeowners association should have no responsibility. Or he is hearing that the project should not go forward. Ultimately a project is going to come in whether it is this project or another project. The traffic is going to be there. \Vhy should the City impose upon someone who '.\'ants to build property the expense of having to mitigate a problem that predates this, and the homeowners association has never made an effort to mitigate it. 1\1r. Clark said the homeowners have addressed the problem and that is why there is a speed bump there. There has been discussion with board members on other solutions. He stated that they have thought about the problem but now they will have an increase in trip with this project. He does not think gates are the 3.J.'1swer but maybe something architecturally. :!\1r. Russell said the issue is the City is creating a use here. If a normal facility were placed there it would not create an impact on the Kildara project. If there are people who are desperate to drop their kids off, 2.I1d desperate to cut corners, that is forcing people to go through the Kildara project. -------------------------------------------------------------------------------------------- Planning Commission Regular Meeting 36 March 9, 1999 '-;'< ,-' , :.' i7 :7" /0 / ~, Mr. Sweeny stated that most of the people are not familiar with the intersection and they end up through the complex. Cm. Hughes asked how has the homeowners association been responsible for their 0\\11 traffic. '!\.fr. Russell stated they have stop signs, speed bumps and enough to deal with the situation as it exists now. He felt more studies are needed. !'dr. Smith pointed out if the intersection was in all ll.'1developed area; this 27,000 square feet would :101 make a difference. J\1r. Sweeny said daily people are unfamiliar to the intersection and end up turning around. Their fear was that the problem would last forever. He agreed whatever went there would create the same issues. .\fs. Defasio, said RiteAid's 24 hour sen'ice would be convenient for some people. but '\';'2.1 alloUl some conyenience for the Kildara residents? Cm. Jennings asked if there are signs at the entrance to Kildara stating they are priyare stree:s. \fs. Defasio responded there are "No Soliciting" and "Private Property" signs. Cm. Jennings asked how long have people been using the short cut through the Kildara propeIlY. Ms. Defasio stated she has been living there 4 years and it has been an issue since she moved in. .Mr. Sweeny referred to the site plan to clarify the driving route to the Dublin Fishery. :1\1r. Davis agreed with Mr. Sweeny's route he pointed out. I Cm. Johnson asked about the anticipated traffic for Rite iJd's drive up v,indow between the hours of 11 :00 p.m. to 2:00 p.m. .Mr. Smith said it is a new concept for Rite Aid so there isn't any documentation on that. The drive through is only for prescriptions that have been phoned in. He stated that most people pick up their prescriptions between 5:00 p.m. and 9:00 p.m. Cm. Jennings read the speaker slips to see if anyone else wished to speak. She asked if anyone had any O1.:.1.er questions; hearing none she closed the public hearing. She stated that there would be a 5-minute break. \\l1en the Pla..-ming Commission resumed, all Planning Commission members were present. Cm. Johnson asked to look at the traffic flow. He felt a majority of the traffic going south would use the cL.-iveway off San Ramon Road. He commended staff for doing an outstanding job of studying and setting up the project. ------------------------------------------------------------------------------------------------------------------ Planning Commission Regular MeetL'"'lg 37 March 9, 1999 }& //-0 Ib '7 Cm. Hughes stated that the wall that separates Kildara is 8 feet on the Kildara side, but 4-feet on the KinderCare side. He asked if it is anticipated that when measuring 8-feet it is on the day care side. The suggestion ofha\"ing an 8-foot wall to mitigate sound makes sense from the daycare side. Mr. Davis said staff can look at that. 1\1r. Peabody stated that there is not a condition to raise the wall to 8-feet. He suggested addin~ .3 condition that requires an 8-foot wall on the day care side aIld it \...-ill be done. Cm. Johnson asked if the property will be graded to street level. 1\1r. Davis said that has not been addressed yet and will come later. Cm. Johnson stated it should be added to the conditions. Cm. Jennings asked if another condition could be added to address the delivery times. Ms. Cirelli said yes. There was a discussion about the delivery times. It was agreed that the delivery times W0'.11 d be from 7 a.m. to 9 p.w. Cm. Oravetz said when Cal-Trans put the sound \vall up along 680 they thought it was great. Then the complaints came later because the noise bounced into the back yards. He was not sure if an 8-root sound v..'all \vould be adequate. He felt the traffic would be increased 12 fold. He said those issues were all good issues, but he felt there were some questions not answered tonight. The question of propeny \"alues, children safety, lighting, and a black hole in the old building. Cm. Johnson said Rite Aid said they alreadY,have a tenant to fill the black hole. They are already going to move and lease the space. I Cm. Jennings asked Cm. Oravetz ifhe is asking to have the item continued. Cm. Oravetz stated he is opposed to the project. Cm. Hughes stated he would like to make a motion to adopt the project. Cm. Johnson seconded the motion. Cm. Jennings asked if there needed to be a discussion on the motion. Cm. Oravetz stated that he spent a year on the dOVl'TItoVl'TI task force and one of the reasons they met was because of the dOVl'TItown businesses moving to the east. He does not feel this is solid City planning. ---------------------------------------------------------------------------------------- Planning Commission Regular Meeting 38 March 9. 1999 '71 PI /6 ? j Cm. Johnson stated that speaking about black holes in dov.~tov;'TI Dublin is negative thinking and should not apply to this particular case. Rite Aid stated they are looking at another tenant. Jfthey don't mo\'e to this location and be a business in Dublin, having a long-term lease does not mean they won't Jea\'e the location they are in. He would rather see Rite Aid move and leaSe'that space to another retail unit. He thinks the downtov.n area will be sound in the future if they continue to build Dublin as they h3"e. Cm. Jennings stated that it appears that a lot of the concerns brought up 'with 'exception to the nCiise a:1d the traffic was decided verbally ,:vith the developers and the applicants. She asked staff if we need 10 "ole on all 4 resolutions tonight. Mr. Peabody suggested that if they want to discuss the issue further, the motion will need to be \,'ilhjr2\\11 from the floor and start out with something new. He did not recommend splining the motion. Cm. Jennings asked Cm. Hughes if wished to withdraw his motion. Cm. Hughes responded no. Cm. Johnson stated that t.l-:Jeir recommendation is to the City Council a..'1d no:hing \\'ill hap?en for cwo I:1ore weeks. If Rite Aid wants to talk v.ith the residents at Kildara, they have n:vo weeks 10 sol"e the issues discussed tonight. The City Council v.ill make the final decision and suggested voting on the issue, Cm. Hughes stated that the suggestion that Mr. Clark made about changing the front ofKiJGaf3 :l13t ""(1~]d male people less inclined to go there may be something 'to consider. Cm. Jennings stated for the record that there was some effort made to get together with the Kildara residents but there v..as a timing constraint which kept them from meeting. On motion by Cm. Hughes, seconded by Cm. Johnson, with changes to the delivery hours, changes to the sOllild wall to increase it to 8-feet measured from the KinderCare property and with Ms. Cirelli's changes mentioned in her presentation, v.ith a vote of 4-1-0, Cm. Oravetz opposed to the project, the PI31"l.ning Commission adopted /- RESOLUTION NO. 99-08 RECOMJ\1ENDING ADOPTION OF A NEGATIVE DECLARATION FOR PA 98-038 RITE AIDIKINDERCARE SPECIFIC PLAN Al\1ENDMENT; PLA..l\TNED DEVELOPME~'T DISTRICT REZONE; CONDITIONAL USE PER.l\lIT A.ND SITE DEVELOPl\:fENT REVIE\\' RESOLUTION NO. 99-09 RECOM1\1El\:lHNG TRAT THE CITY COD"'NCIL ADOPT PA 98-038 RITE AID/KT\DERCARE SPECIFIC PLA...~ Al\1EI\'"Dl\1ENT TO AREA 3 (SAN RAMON PROPERTIES) OF THE SlL ~ R.\MON ROAD SPECIFIC PLAN --------------------------------------------------------------------------------------------------------------- Planning Commission Regular Meeting 39 ,March 9, 1999 1q 1 /6~ RESOLUTION NO. 99-10 RECo.MMENDING CITY COIJNCIL'APPROVAL OF A PLANNED DEVELOPl\fENT (PD) REZONE/DE'~LOPMENTPL~~ FOR P A 98-038 RITE AID/KINDERCARE LOCATED AT 7348-7372 SAN R4.MON ROAD RESOLUTION NO. 99-11 RECOl\fl\fENDING CITY COUNCIL APPROVAL OF PA 98-038 RITE A..ID/KIKDERCARE COl\DITIONAL USE PERMIT AND SITE DEVELOPl\fENT REVIE,\' REQUEST TO CONSTRUCT A i:16,700 SQUARE FOOT RETAIL DRUG STORE, A 9,824 SQUARE FOOT DAY CARE CENTER, A..~'\"'D VOLUNTARILY CONTRIBUTE TRli"FIC Il\fPROVEl\fENT FUI\-DS I~ THE Al\fOUNT OF $129,880; AND TO ESTABLISH A 24 HOUR DRIVE THROVGH PHARl\fA.CY .-\'1\{D DAY CARE CENTER AND TO EXE1\fPT PARKING REQUlREMEl\TS FOR THE DAY CARE CENTER LOCATED AT 7348-73i2 SAN R.\MON ROAD Mr. Peabody stated the item \\111 go before the City Council on April 6th. He discussed the planning schedule and the Planners Institute. ADJOUR."N'J\1ENT Being no further business, the meeting was ~journed at II :00 p.m. Respectfully submitted, 1J{t1/L;z~ AJ. ~V:~ifnJ Planning Commissic~VChairpersool -------------------------------------------------------------------------------------- Pla."lning Commission Regular Meeting 40 March 9,1999 99 ~ /b? FINAL A Traffic Study Of The Proposed Rite Aid Development In City of Dublin February 4, 1999 i I' Prepared by: T JKM Transportation Consultants 4234 Hacienda Drive, Suite 101 PJeasanton, CA 94588-2721 (925) 463-0611 AttachllBlt 7 PlEASANTON SANTA ROSA 10 ~ /6) Table of Contents Page IN"fRODU C11 ON AND SLJ1vf1.1A.R Y ...... ................. ....... ... ........ ......... ............ ........ ...................... .......... ... 1 Introduction ..................... ................ ....... ...... ..... ............. .......... ....................... ................. ............. ........... 1 S uminal)' ................................................................................................................................ .................. I Existin g Conditions....................................................................................................................... ................ 3 E ., T . N k ., xIstrng ransportatlon etwor............ ..... ....... ........ ..... ................. ...... ....... ................:.......................... ,) Level of Service Analysis Methodology ........................................................................ .... ...... .......... ...... 4 1m pact Criteria .... .......... ................ ...... ....... ........... .............. ........... ........ ........... .......................... .......... ... 4 Results of Level of Service ..<\nalysis ............................................................................... ........................ 4 IMPA CTS OF APPROVED PROJECTS...... .... ........ ............... ....... ......... ................... ........... .......... ............ 6 Hansen Hill Ranch.... .................. .......... ............. ......... ....... ......... ..... ...... ......... ..................... .................... 6 Schaefer Ranch ................. ........ .............................. ......... ..... .......... ............ ........ ..... ........... ..................... 6 Proposed Future Transportation Improvements.............. ..... ......... .... ..... ........... ......................... ........... ... 6 Existing plus Approved Projects Traffic Impacts .................................................................................... 7 IMP.A. CTS OF PROPOSED PROJECT ....... ..... .................... ......... ....... ................. ....................................... 9 Proj ect Description............. ......... ....... ... ........ ..... ........ ........... ..... .... ........................... ............................... 9 Trip Generation...... ........ ..... ...................... .............. ....... ......... .... .................... ......................................... 9 Trip .A.ssi gnment......... ........................................ .............. ....... .... ..... .......... .............. ..................... ........... 9 Level of Service Analysis (Existing plus Approved plus Project) ...........................................................9 PROJECT ACCESS AND ThTIRN.A.L CIRCULATION ......................................................................... 14 Proj ect .A.ccess ..... ....... ....... ........................... ........... ..... ........ ......... ....... .... ........ ... ....................... ............ 14 Internal Circulation ........ .... ....................... ........... ............... ....... ....... ........ ...... ................... .............. ...... 14 Pedestrian and Bicycle .A.ccess. .,... ........ ................ ......... ... ........ ....... ........... ........... ............ ..:.......... ........ 15 Impact on Adjacent Community and Businesses ................................................................................... 15 RECO ~ND.A. TrONS . .... ... .........:. .... ......... ......... ..................... ....... ........... ........... ......................... ........ 16 In . 1\ K:' . '16 tersectlon lVl.ltlgatlon ......... ..............,........... .......... ............. ......... ...... ...... ....... ........................... .......... A Co C. 1. d P kin' ,,/ 16 cc_ss, Ircu atlon an ar g ... ..... ........... ........ ............. .......... ............ ................................... ........... STIJDY P.A.R 11CIP.A.NTS AND REFERENCES ...................................................................................... 17 T1Kl\i1 Personnel........ ............ .......... ..... ....... ........... ...... ...... ............................ .............. ........... ....... ....... 17 Persons/Agencies Consulted ........... ...... ........ ......... ...................... ................ ............ .......... .... .... .... ........ 17 References..... .... ................ ............ ............. .......... .............. ........ .................... ........ .............. .... ....... ....... 1 7 T.ABLES r Peak Hour Intersection Levels of Service - Existincr Condition.:........................................................ 4 ~ ' II Hansen Hill Projected Trip Generation ............................................................................................... 6 ill Peak Hour Intersection Levels of Service - Existing plus Approved Condition ................................. 7 IV Proj eet Trip Generation ................ ....... .......... ............. ....... ......... ........ .......... ........ ............ ......... .......... 9 V Peak Hour Intersection Levels of Service - Existing plus Approved plus Project Condition ........... IO g/ o/J' /6? i../ FIGURES 1 Vicinity Map. ...... ....... ........... ................. ........ ... ........ .................. ..... ......... .... ................... ............ ........ 2 2 Existing Peak Hour Turning Movement Volumes .............................................................................. 5 3 Existing plus Approved Peak Hour Turning Movement Volumes...................................................... 8 4 Site Plan................ ........ .................... ....... .................. ........:................ ............. ...... .................... ........ 11 5 Trip Distribution..... ............................. ... .... ................... ............ ...... ...... ...... .................. ............. ....... 12 6 Existing plus Approved plus Project Peak Hour Turning Movement Volumes................................ 13 APPEN"DICES , A Description of the Level of Service Methodology B Results of the Intersection Capacity.t\nalysis - Existing Condition C Results of the Intersection Capacity Analysis - Existing plus Approved Condition D Results of the Intersection Capacity Analysis - Existing plus Approved plus Project Condition /. r~ -4/b? INTRODUCTION A~""D 5lTh1l\iA.RY Introduction This report presents the results of TJKM's traffic impact analysis of the proposed Rite Aid Development in the City of Dublin. The proposed project consists of a retail drug/general variety store with drive through windows for prescription drop off and pick-up service. A childcare center will be located adjacent to the drug store. There are 71 parking spaces provided for the drug store and 36 spaces for the childcare center. The site is located on the northwest corner at the intersection of San Ramon RO,ad and Amador Valley Boulevard. The study area is shown in Figure 1. The purpose of this study is to evaluate the traffic impacts of the proposed development on the nearby street system. The study approach was to determine if any nearby intersections are projected to operate at worse than Level of Service (LOS) D and to determine what mitigation would be necessary if LOS standards are exceeded. Five intersections were analyzed for this study. These intersections are listed below and shown in Figure 1. 1. San Ramon Road./Silvercrate Drive 2. San Ramon Road./.A....Tlad~r Valley Boulevard 3. Regional Streetl.A...-nador Valley Boulevard./Sha.-nrock Center 4. Donohue Drive/Amador Valley Boulevard./Target Center 5. San Ramon Road./Dublin Boulevard Three near-term scenarios were addressed in the study. The near-term scenarios include approved projects that may be built and fully occupied within the next 10 years. The lane geometry evaluated and recommended for this study is for the near term. The following near-term scenarios were addressed in the study: 1. Existing Conditions - Current traffic volumes and roadway conditions. 2. Existing plus Approved (Background) - Existing land use conditions plus future traffic from approved but unbuilt or not fully utilized developments near the project in the City of Dublin. These developments include ljansen Hill Ranch and Schaefer Ranch. I 3. Existing plus Approved plus Project - Identical to the Existing plus Approved scenario but with traffic added from the development of the proposed project. Summary Non-Project Requirements Intersections that operate (or are projected to operate) at LOS D or worse (volume-to-capacity ratio exceeds 0.90) are deemed in need of mitigation. All five intersections are projected to operate at acceptable levels of service. ' Project Requirements Internal circulation, project access and pedestrian pathways proposals should be subject to the evaluation criteria described in this report. Traffic Study for the Proposed Rite Aid Dev<:.l.ol?ment Page 1 , ,,<;), j,\~ "tl f'J' S' . . , \..\ "::s_J. ~ CJ) ~ ' 0._ I Coo , o ~ ~Q. Q. c:: o tu .... < (:l c: uJ ~ ii> \"*I'7~;} .. r ',- Q - e'O = c - co 'Oc: en $T3 cd /b '/ (:~i ~ z ?-o' :-;I'-\\.\- ,cP ~ c <l) E Q.. c 0 .2~g c<l) g 0' 0' ._ > .. c: c: .,Q Q) ! -g -g :JO >- E ~ 0-0 ~ Co 0 _~ Ec.Co.. 0...... en <: CD e;~t~;.; ~~ C,) ~ 5,-r- u.. >. -0 ::J -- CI) ~ U CO Q.. E u .- - c=s .... f- 0- eo 2 >- .. "- c "0 .- ~ Cl Q N ~ b f/ ~ /--/,? EXISTING CONDITIONS Existing Tr~nsportation Network The proposed project and the surrounding area are illustrated in Figure 1. Important roadways serving the project area are discussed below. Interstate 580 (I-580) is a six-lane east-west freeway that connects Dublin with local cities such :lS Livermore and Pleasant,?n as well as regional origins and destinations such as Oa~and, Hayward and Tracy. In the vicinity of the proposed project, 1-580 carries approximately 177,000 vehicles per d:lY (Caltrans' 1997 Traffic Volumes on California State Highways) with interchanges at San Ramon Road/Foothill Road, Interstate 680. Dougherty RoadJHopyard Road. H:lcienda Drive. and Tassajara Road/Santa Rita Road. Interstate 680 is a six-lane, north-south freeway that connects Dublin with local cities such as Sunol and Walnut Creek as well as regional origins and destinations to the south, such as Fremont and San Jose. To the North, it terminates at its interchange with Interstate 80 near the City of Fairfield. In the vicinity of the proposed project. 1-680 carries approximately 136,000 vehicle per day (Caltrans' ]997 Traffic volumes on Califonzia State Highways) with interchanszes at A1costa Boulevard. Interstate 580, and Stoneridge Drive. Amador Valley Boulevard is a major east-west arterial with four travel Janes between San Ramon RO:ld and Village Parbvay with ret:lil and commercial businesses on both sides of the street. The segment west of San Ramon Road is a two-lane road that provides access to retail uses and the Kildara condominium complex. Amador Valley Boulevard east of Village P~kway is a two-lane street with residential housing fronting on both sides. Average daily traffic (ADT) on Amador Valley Boulevard varies from 23,000 vehicle per day (vpd) between San Ramon Road and Village Parkway and 11 ,500 vpd east of Village Parkway. Dublin Boulevard is a major east-west arterial with six travel lanes through retail areas between the 1-680 undercrossing and San Ramon Road. Between San Ramon Road' and Hansen Drive there are four travel bnes with commercial uses fronting both sides. West of Hansen Drive. Dublin Boulevard is a two-lane rO:ld that connects with Inspiration Drive/Dublin Boulevard provides access to downtown Dublin and the various commercial uses between San Ramon Road and Dougherty Road. ADT west of Silvergate Drive is approximately 2,000 vpd, 7,000 vpd between Silvergate and San Ramon Road, and 21,000 vpd east of San Ramon Road. San Ramon Road is a major north-south arterial with four travel lanes through residential area between A1costa Boulevard and lunador Valley Boulevard. There are six travel lanes south of Amador Valley Boulevard with commercial and retail uses on both sides of the street. San Ramon Road provides the primary access for residents of western Dublin to 1-580 and the City of Pleasanton to the south, and to the. City of San Ramon to the north. San Ramon Road also provides indirect access to 1-680 via the I-5S0/I- 680 interchange or via the I-6S0/Alcosta Boulevard interchange in San Ramon. ADT on San Ramon Road north of Dublin Boulevard is 28,000 vpd, and 51,000 vpd south of Dublin Boulevard. Silvergate Drive is a major residential collector street between Dublin Boulevard and San Ramon Road. It runs north-south between Dublin Boulevard and Creekside Drive then east-west to San Ramon Road. The north-south segment is a two-lane road with a two-way left turn lane whereas the east-west segment has four travel lanes. ADT on Silvergate Drive south of Creekside Drive is 3,500 vpd, and 5,500 vpd east of Creekside Drive. P') '!~'3 . . . - ... . ..- C7 '" I I' 1-' c,S ~ Ie / Regional Street is a north-south access road with two travell.mes and a 2-way left turn lane that serves the commercial driveways on both sides of the street. The .AJ)T on Regional Street is approxim.1tely 10,000 vpd. Donohue Drive is a 2-lane minor residential collector street, with an ADT of approximately 1,600 vpd. Level of Senice Analysis Methodology Peak hour inrersection conditions are reported as volume-to-capacity (VIC) ratios with corresponding levels of service. Level of service ratings are qualitative descriptions of intersection operations and are reported using an A through F letter rating system to describe travel delay and congestion. Level of Service (LOS) A indicates free flow conditions with little or no delay, while LOS F indicates jammed conditions with excessive delays and long back-ups. The operating conditions at all study intersections were evaluated using the Intersection Capacity Utilization (lCU) methodology adopted by the Contra Costa Transportation Authority (CCTA). This method provides an overall intersection level of service. Appendix A conrains a detailed description of the methodology. Impact Criteria The City of Dublin policy is to have its roadways and intersections operate at a minimum of LOS D. The policy requires that corrective action be taken to improve conditions so that no roadway segment or intersection fall below this threshold due to proposed development. Therefore, in terms of traffic impacts in this study, any roadway or intersection that is shown to drop below the LOS D minimum standard will need to have mitigation measures identified as a part of the approval process for the project. Results of Level of Senice Analysis Turning movement counts for the a.m. and p.rn. peak hours for all existing study intersections were conducted by TJKM in October 1998. Figure 2 summarizes the existing peak hour turning movements for all the study intersections. I / . Table I summarizes the results of the intersection analysis for existing conditions. The detailed calculations of the level of service analysis are contained in Appendix B. Under Existing Conditions, all study intersections operate at acceptable levels of service. The intersection of San Ramon RoadJDubJin Boulevard operates with the highest volume-to-capacity ratio (VIC) of 0.72 (LOS C) during the p.rn. peak hour. No. Intersection Control A.M. PeJk Hour P.M. Peak Hour V/C LOS V/C LOS 1 S:rn RarIlon RoadlSilvergate Drive Signal 0.61 B 0.50 A 2 S:rn R:unon RoadlAm.::ldor Valley Boulevard Signal O.4S A 0.67 B 3 Regional Street/Amador Valley Boulevard Signal 0.30 A 0.56 A 4 Donohue Drive/Amador Valley Boulevard Signal 0.37 A 0.40 A 5 S:rn Ramon RoadlDublin Boulevard Signal 0.70 B 0.72 C Table I Peak Hour Intersection Levels of Senice - Existing Conditions Note: V/C = Volume-to-cap::lcity ratio Trn.:fiic.(" +,!,L't,. .r." - +!. - D.,.".",,, - .~_-l_~ -~,LJ.<J:) coo, ,"~,~. n_ __ A <j6 1f/6'l ::>~ "3 (:n~ _ _ z co ~&~llL (;.01>' ~l t:~B ~;:;", _(Z~g',) L9;. ]~ ~T~ r(BLI>) 62t: ~~ (~l>~)f:Lf:JI~tr"'" ~ ~ (z~)vf:L' l ~ ;:;;C;-N' (LvZ) SvZ .... &!:la MMCl e:>-Cl -M ,.:. :;; ....~ "0 :::., 0" =E u< Gl_ CIlGl -::> Gl_ E~ o o <0 _N ""....- Cl-- ;;g:~ lL(B~)Z Cl....cn _(g) ~ ~,~ ,.(I-;.)L (S9) Z~~-"" I~ t r (,,)\:-- ~~ (ZS) ,9" !::::.~e --M NO- e:> III ,.:. :;; ..,~ ~:! E~ u~ Gl_ CIl- ~OJ OIl: -0 l:_ - Cl .. c: t=:t3" <O~ :: I ~;;;; lL (L\:) 67 ;::-8:: _(~\:) L ~T~ r([;E:) B9 (O\:Z) c, -"'I~ t r (ee) ~,-- ",om (~z~) ez" :::;:;~ --- Cl....e:> M... III _1-l"O, I'J'"I'-' s,,1-l ell to ;~ l:~ 0- -en UC "0 CIl_ ~.t: .... :SC; OJ en ___(oo~',lg~s r(68Z) 65' I>!.B) ost:"--I~ r (5Z,) ~...Z" GQ 0.... .... ~~ COM -C") ,.:. :;; .. NO ..., :::OJ oE ~~ ...::: ~2 ...= ~~ <: .. en '" '" C> c:> :: E :;I :;I c::0 0 0> > ~~~ C> 0 0 "'-- c:;:; :; ] :; :; >-=- ::.. o5:"i:E z U5<C= w " W ....I .xx x~ I ~ C 0) E a. o cO) .- > -CD -gO 0-0 0<1: >-Q) -~ On- (l) .... 5,N u- en C) E ::J - o > >- U ::l - Cf) ~ c (l) ~ - a> > o ~ t:n C .- C ~ ::J l- ~ () ro 0.. E () - c=a ~ I- ~ ::J o - I - ...." - C'V a> C- O') c ~ ..., 8 ~ N .- ..... en .- X W " ':: ~ .....:. .' gr;J ~ /6;? , ~ I1\1PACTS OF APPROv""ED PROJECTS The following projects are included in the Existing plus Approved Scenario: 1) Hansen Hill Ranch, 2) Schaefer Ranch. Approved projects consist of developments that are either under construction, are built but not fully occupied, or that have not been built but have final development plan approval. Hansen Hill Ranch The partially occupied Hansen Hill Ranch project consists of 250 single-family detached homes on 147 acres. Currently, 88 of the homes are occupied, leaving 162 (=250-88) units stilI be built and occupied. The site is located just west of Silvergate Drive and north of Hansen Drive. Two new access roads (Bay Laurel Street and Inspiration Drive) have been built as part of this development. Bay Laurel Street is an east-\vest residential collector that connects Silvergate Drive with Inspiration Circle. Inspiration Drive is a north-south collector that terminates at Dublin Boulevard and provides access to Valley Cluisti:m Center and School, as well as Hansen Hill. The yet to be built and occupied portion of Hansen Hill Ranch is expected to generate 1,550 daily trips, 122 during the a.m. peak hour and 164 during the p.rn. peak hour. The trip generation is shown belo\\'. Use Size Daily j A.M. Pe:lk Hour I P.M, Pe:lk Hour Rate Trips I Rate IIn:Outj . In I Out I Total I Rate In:Out I In I Out I Total Single r~.."I'jly Residential 162* I 9.57 1550 I 0.75 /25:75/ 31 I 91 1122 -r 1.01 64:361 105 I 59 I 164 Table II Hansen Hill Projected Trip Generation Rate Sot1rce: Trip Generation. Institute ofTransporration Engineers CITE), Sixth Edition, 1997. ksf = t..1.Dusa,."d sqt.::rre feet * Entire development consists of 150 units with 88 units currently occupied. Trip distribution and assigriment for the development are taken from Environmental Impact Report (EIR) on the Hansen Hill Ranch Project, finalized by EIP Associates in May 1988. I l Schaefer Ranch The Schaefer Ranch development consists of 400 single-family detached homes and 74 town-home units. 10.7 acre of the site wiII be divided equally for retail and office space development. The site is located at the \vest end of Dublin Boulevard. The proposed development is expected to generate 8,267 daily trips, 569 during the a.rn. peak hour and 902 during the p.rn. peak hour. The trip generation and distribution calculations for Schaefer Ranch are taken from EIR for Schaefer Ranch project/General Plan Amendment, finalized by WPM Incorporated in April 1996. Proposed Future Transportation Improv'ements Planning effom for west Dublin are currently dynamic. Known long-term transportation improvements planned for the area are listed below: Dublin Boulevard/Hansen Drive: The signal for this all-way stop is being designed. Dublin Boulevard/Silvergate Drive: This 3-legged all-way stop intersection will be signalized. Trgffic; SJHJjyJOr the PLQPosedB.ilg Aid Devc;lQpment Pa~e 6 egg' or5 /6 ;; Dublin Boulevard: Dublin Boulevard will be widened from 2 to 4 travel lanes between Hansen Drive and Silvergate Drive. Existing Plus Approved Projects Traffic Impacts The sum total of Existing plus Approved traffic volumes at the study intersections are shown in Figure 3. This scenario is considered to be the "Background" scenario. To allow for comparison with the project scenario, the level of service analysis for all of the study intersections were conducted using the Interse::tion Capacity Utilization (lCU) methodology. The results of the level of service analysis for the Existing plus Approved Scenario are shown in Table m. Under this scenario, all intersections are projected to operate at acceptable levels of service. The detailed calculations of the level of service analysis are contained in Appendix C. ea' our ntersection eve s 0 Senice - xistin2 plUS. .pproye Ko, Inte,section Control A.M. PeJk Hour P.M. PeJk Hour I V/C LOS I V/C LOS 1 S::m R:unon Road/Silvergate Drive Signal 0.62 B 0.52 A 2 S;:.., R=on Road/Amador Valley Boulevard Signal 0.49 A 0.68 B 3 Regional Street/Amador Valley Boulevard Signal 0.30 A 0.57 A 4 Donohue Drive/Amador VaHey Boulevard Signal 0.37 A OA1 A 5 S::m R=on RoadlDublin Boulevard Signal 0.76 C 0.77 C P kH I Table III L I f E A d During the a.m. peak hour, the volume-to-capacity ratio (V/C) for the intersection or San Ramon RoadlDublin Boulevard increases from 0.70 (LOS B) for the Existing Scenario to 0.76 (LOS C) for the Existing plus Approved Scenario. The same intersection operates with the highest V/C ratio of 0.77 (LOS C) during the p.m. peak hour. I i ~_ J_,r__.I.._ D_~_~__.)P;'_ tI;dD.",,_ln~~n~t Page 7 . 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I I l..1.:- ("") "9 ~ T -,. ~-- IA~") OL _"I~ t r 't;;) ~ ~ -+- ;:;-0:;-5' (,i~) SZ'" ~~:- :::lL."': Q :"::1..."1 ..~ \,-0' ..>",.\. r;:;"<" ~ 6' ~~=-I S::::-:;- "'- (tOt'~) soe 1=l~g _(Z,9'~) LS, ~~ ~...I". ~(069) 097 =;:; ~)f' g E (,I'L) S!.s..Jl ~ II ~~ (ZSS) 7SL'L-- g~8 -;:: - (C6Z) sa... N:"'J'" .:::.; - --- ~, ;: g: :; --'" .. .. lI> " c: - :; ; ~o "0 0> > ~~5 lI> 0 0 G')-_ Q:; ; ]:~ >- c.. ::.. "'0 . . o ~:E::: zCii<~ w ffi.x~ 7J --' c o E 0... o cO .- > .nO :JO 0-0 O<{ >.0 .-J .-J .-:::_.~ ~( / //7 ~::' b -'0 ~ C) "- 5,C'? :.:... C/) C) r-- = ::J o > ...... C C,) r- r- C> > o ~ U) C .- >. -0 :J .-J Cf) t) m 0... .-- C () C :- ::l r- :- ::l o - ..:.. ...,. - -- ro r= co C) a. v Cl> > o :- 0.. 0- c:t ,. . - . U'l =i C .- 5 - ~ en .- ;; X ,,1 1t/ V' /6 ? Th1PACTS OF PROPOSED PROJECT Project Description The proposed project consists of a retail drug/general variety store with drive through windows for prescription drop off and pick-up service. A childcare center will be located adjacent to the drug store. There are 71 parking spaces provided for the drug store and 36 spaces for the kindergarten. Figure 4 illustrates the preliminary site plan for the proposed project. The site is located on the northwest corner at the intersection of San Ramon Road/Amador Valley Boulevard. Access to the proposed development will be provided by a right turn in/right turn out driveway on San Ramon Road and a full access driveway on A....'nador Valley Boulevard. Trip Generation The proposed development is expected to generate 2,320 daily trips. 1 SO during the a.m. peak hour and 315 du...-ing the p.rn. peak hour. The trip generation assumptions for the project are based on information contained in Trip Generation, Sixth Edition, published by the Institute of Transportation Enginee:-s. Table IV illustrates the estimated trip generation for the proposed project. rOlect np enera IOn lise Size I D:lily I A.M. Pe:lk Hour I P,M. Peak Hour Rate Trips I Rate I In:Out In I Out Tot:ll I Rate !In:out/ In I Out I Tot:ll Drug S,~re wI Drive- 16.7 Ksf 88.16 1,472 2.66 57:43 25 19 44 10.40 49:51 85 89 174 Through Window Kinder Care 10.7 Ksf 79.26 848 12.71 53:47 -.., 64- 1- - 13.20 47:53 66 75 141 1- .:>0 I Total ~'1 " !.Sf I '2,320 I 97 I 83 180 I I 151 163 I 3]5 _I.'" P Table IV T' G r Rate Source: Trip Generation, Institute of Transportation Engineers (ITE). Sixth Edition. 1997. ksf = thousand square feet Trip Assignment I I Project trip distribution assumptions were developed based on the existing travel patterns, and knowledge of the area. The primary access for the proposed project will be the driveway on Amador Valley Boulevard. Figure 5 illustrates the trip distribution assumptions for the proposed project. The project trips were assigned to the study intersections using the trip distribution assumptions to forecast traffic volumes. Level of Service Analysis (Existing plus Approved plus Project) Total volumes at the study intersections are shown in Figure 6 and the detailed calculations of the level of service analysis are contained in Appendix C. The results of the level of service analysis for the Existing plus Approved Scenario are shown in Table V. Under this scenario, all intersections are projected to operate at acceptable levels of service. Traffic Study for the ProDosedlWr; Ai.1.J2evel0.J2Tile.nt Page 9 7/ s-/lb-7 u - ea our ntersectlOn eve 5 0 enice - Xlstmg pius. .pprove p,us rOJec No. Intersection Control A.M. Peak Hour P.M. PeJk Hour VIC LOS VIC LOS 1 S:m Ramon Road/Silvergate Drive Sign:ll 0.63 B 0,54 A 2 S:m Ramon Road/Amador Valle)' Boulevard Signal 0.53 A 0.72 C 3 Regional Street/Amador Valley BoulevX'd Signal 0.31 A 0.59 A 4 Donohue Drive/Amador V:llley Boulevard Sign:ll 0.38 A 04:; A 5 S:m Ramon Road/Dublin Boulevard Sign:ll 0.77 C 0.77 C P kH I L Table V fS E A dIP During the a.m. peak hour, the volume-to-capacity ratio (VIC) for the intersection of San Ramon Road/Amador Valley Boulevard increases from 0.68 (LOS B) for the Existing plus Approved Scenario to 0.72 (LOS C) with the project trips added. The intersection of Sam Ramon RoadlDublin Boulevard operates with the highest V/C ratio of 0.77 (LOS C) during the a.rn. and p.rn. peak hour. I I' " __ ,_. LnJ.J.7i cS Judy.. faL1he...E.r.on.asP~ Ri!LillDL\::.lo.r'lnenf Paer;>J 0 'I n 1). ot1o/ ~ L '" '" (.~ ~ .00 z= o Z j 1Il 1Il Cl U U -,<((- 'Ol::l NOVi'Q'l::l N'Q'S C) .... ~~ u. - ----, -- \ \ \ \ . \ \ \ \ \ \ \ \ . \ \ , I . I , I , I , I , I . 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F(SS)69 (os::) OL _41~ t r (C::) LL ~ c:;-;;;-:::- (6ZL) SZ~ ~2r2- -'" Nf'.Q ....... l.~ '" -'" ~:.'--I L.'")C")- N- ;;;:; 2; lL (701" L) COB -0 C")-"'I_(9<:9'L) ze7 .2 i: ~,. \a.. r (06S) os.. ~ E <LvI) 9!.C..,;(I~ t r :;~ (Lss) ZSL' L ~ ;::-c:;-G" E;; (soe) LS::~ &8~ U) ....,0')- -"'..,. --Ill '" '" C> C> = :: ::; ::; c:"o "0 0> > "ti:i:i G> 0 0 "'..... ..... t:;:; ':: = =- -= GI c:> >- c.. c.. o 5~~ z tii<~ w ,",.xx ::J x~ ....... c 0) E 0- o cO) :.:=> .nO) ::JO 0-0 O~ >-0) -....... ocr: Cl.l .... ~U) lL >- ""0 ::J ....... Cf) en (l) E ::J - 0 > - t: (l) E (l) > 0 2: 0) t: .- t: ... , ::J r- ... ::J 0 ::r: ~ CO (l) a. - () (l) '- 0 ... a. + "'0 (l) :::- 0 1- a. a. c::t + C) ,; t: .- '" '" +oJ ~ en .- ~ >< UJ .... '" ....... u ro 0- E u - CO ~ r- 7> crf IbY PROJECT ACCESS AI\TJ) L\TTERNAL CIRCULATION Project Access Access to the project site will be provided from both San Ramon Road and Amador Valley Boulevard. There will be a right turn in/right turn out driveway on San Ramon Road approximately 200 feet nonh of the San Ramon Road/Amador Valley Boulevard intersection. Full-access driveway will be located on Amador Valley Boulevard approximately 350 feet west of the intersection. Internal Circulation The drive-through traffic for prescription drop-off and pick-up will be separated with a three foot raised concrete median from the Kinder Care parking lot. STOP signs and appropriate pavement markings as well as R-ll (DO NOT ENl'ER) signs should be installed at both sides of the immediate access where the drive-through traffic will be exiting. The corner radius of the raised median to the right of this access should be 25 feet minimum to accommodate prescription traffic exiting right. Westbound traffic from the south travel way of the Rite Aid parking lot approaching the travel way that leads directly to the driveway on Amador Valley Boulevard should be stop-controlled. The proposed location for the trash enclosure will cause a sight distant problem between drivers approaching the enclosure from the west and the south. Based on the parking requirement of one space per 300 square feet, there will be a shortage of 12 parking spaces for Kinder Care. To account for this shortfall, the developer proposes to use 15 of Rite Aid's "excess" parking spaces. The use of Rite Aid parking spaces by Kinder Care will result in pedestrian crossing prescription traffic and the travel way that leads directly to the driveway on Amador Valley Boulevard. The three handicapped parking spaces that are located adjacent to the pedestrian walkway between Rite Aid and Kinder Care should be relocated. There will be potential conflict between the handicapped access and pedestrians. Pedestrians crossing at the proposed walkway location will be subjected to up to 4 bnes of traffic: 1) southbound travel way, 2) northbound tr~vel way, 3) southbound prescription drop-off, and 4) southbound prescription pick-up. Of special concern is the southbound prescription traffic, since westbound pedestrians headed towards Kinder Care may not expect a vehicle to approach from their immediate right. To improve sight distance, the proposed walkway should be relocated approximately 16 feet south relative to the location as shown on the site plan. The two far-left parking spaces adjacent to the southwestern corner of the Rite Aid buildincr should also be converted to a raised concrete island to :::> accommodate pedestrians crossing the walkway. A raised concrete island should be constructed at the western end of the walkway. All raised concrete islands joining the pedestrian walkway should have handicapped accessible ramps installed. Standard 30-inch W54 (pedestrian Crossing Symbol) signs should be installed at the proposed walkway facing prescription traffic. ' The curb on the eastern side of Amador Valley Boulevard driveway should be extended approximately 9 feet to the west so that it lines up with the concrete median separating prescription traffic and Kinder Care parking area. The mouth at the access should remain the same width as shown on the proposed site plan. Caltrans' standard lane drop signing and markings (199 Traffic Manual, page 6-39) should be installed Traffic Swdy for the Proposed Rite Aid Development T.r:K1l,1T,::..ans~nn,"," t ;r:mrnn>. oh.t; O!'_ Page 14 ~Ed:ro.lao.:.;' 1 00 Q /& &d' /b? on the west leg of San Ramon Road/Amador Valley Boulevard facing westbound traffic approaching the Rite AidlKinder Care access. However, separation between the R-18 and W-74 signs can be 200 feet. Pedestrian and Bicycle Access Existing pedestrian and bicycle access to the proposed project is adequate. The west side of San Ramon Road has a designated pedestrian and bicycle trail between Alcosta Boulevard and Dublin BoulevJId. This trail passes adjacent to the proposed project site. Both sides of Amador Valley Boulevard have designated bicycle lanes extending from San Ramon Road to Donohue Drive. The site plans calls for a 4-feet wide sidewalk along the north side of Amador Valley Boulevard which should be adequate to serve Rite Aid, Kinder Care, and the condominium complex. Impact on Adjacent Community and Businesses The developer will widen Amador Valley Boulevard east of the project driveway from 26 feet curb-to- curb to 48 feet, which will allow for a right turn only lane into the driveway. West of the project driveway, Amador Valley Boulevard will be, widened to 36 feet curb-to-curb, \\!hich is wide enough to accommodate on-street parking along the Kinder Care frontage. Access into and out of the condominiurns as well as the retail businesses on the south side of .A.mador Valley Boulevard will experience minimal impact from the proposed project. One travel lane in each direction will be added to this section of Am:J.dor Valley Boulevard from San Ramon Road to the project drivev,;ay. The new travel lanes will essentially absorbed the traffic generated by the proposed development. The Dublin Fishery is located to the north of the proposed project. One of its two driveways from San Ramon Road is shared with the project. There are no significant changes proposed to alter this driveway and the access to Dublin Fishery should be unaffected. / Traffic Study for the Proposed Rite Aid Del'elopment Page 15 ~_~~~~..;~__~.~~..-..-....-:t::~""._A 1 n.nf""\ 91 6-;1' 1r;:J , v RECOl\1i\1EI\I"TIA TIONS Intersection 1\litigation No mitigation is necessary for the study intersections since they are projected to operate at LOS C or better. Access, Circulation and Parking . STOP signs and R-ll (DO NOT ENTER) signs should be installed at both sides.of the immediate access where the drive-through traffic will be exiting. . The corner radius of the raised median to the right of access where the drive-through traffic will be exiting should be 25 feet minimum. . STOP sign should be installed for westbound traffic from the south travel way of the Rite Aid parking lot approaching the travel way that leads directly to the driveway on Amador Valley Boulevard. . Relocate the three handicapped parking spaces that are located adjacent to the pedest:ian walkway between Rite Aid and Kinder Care. . Standard 3D-inch W54 (pedestrian Crossing Symbol) signs should be installed by the proposed walbvay facing prescription traffic. . Relocate pedestrian walkway to 16 feet south relative to the location as shown on the site plan. . Construct raised concrete island at the western end of the walkway. . All concrete islands with direct access to the walkway should have handicapped access ramps. . Replace the two far-left parking spaces adjacent to the southwestern corner of the Rite Aid building with a raised concrete island to accommodate pedestrians crossing the walkway. L . Extend curb on the eastern side Of An1ador Valley Boulevard driveway approximately 9 feet to the west so that it lines up with the concrete median separating prescription traffic and Kinder Care parking area. The mouth at the access should remain the same width as shown on the proposed site plan. . Install Caltrans' standard lane drop signing and markings on the west leg of San Ramon Road/.Amador Valley Boulevard facing westbound traffic approaching the Rite Aid/Kinder Care access. Traffic Study for the Proposed Rite Aid Development Page 16 ~._~h'-""'r\l J. 1000 ~::\""<L.,.o::: STUDY PARTICIPANTS A.~'TI REFERENCES f7 7J /bJ TJKIvI Personnel: Chris D. Kinzel Gordon Lum Nayan S. Amin Jeffrey Lee Geri Foley Principal in Charge Project Manager Project Engineer Project Engineer Graphics Designer Persons/Agencies Consulted: 1\1r. Kevin Van Katwyck Mr. Floyd Davis Public Works Department, City of Dublin Public Works Department, City of Dublin References: Trip Generation, Sixth Edition, Institute of Transponation Engineers, 1997 Environmental Impact Report (EIR) on the Hansen Hill Ranch Project, EIP Associates, May 19S5 EIRjor Schaefer Ranch project/General Plan Amendment, Vvl'M Inc., April 1996 l Traffic Study for the Proposed Rite Aid Development TJK.~1 Transportation Consolation Page 17 February 4, 1999 1! ~ /6:J APPENDIX A Description of the Level of Service Methodology I i' Traffic Study jor the Proposed Rite Aid Development TTK1vf T"'~"'~nr"l,...."tir"l'" rrm"......1"t;r',., Page 18 'C~....._,~~. ~ , ODD .60 DESCRIPTION OF INTERSECTION CAPACITY ANALYSIS CCTA SIGNALIZED METHOD-OLOGY /0 ~ (bt/ Background Tne ccr A intersection capacity analysis methodology is described in detail in the Technic2.l Procedures Manual of the CerA, Janu3.L-Y, 1991. It is identical to the Circular 212 Planning methodology except that the lane capacity has been increased from 1500 vph to bern'een 1650 to 1800 \'Ph based on. saturation flow measurements taken at four interse:tioI1S in Contra Cos:a Courlty. (See following Table 9 from the Tedm.ical Procedures Manu21.) On average, saturation flow rates for left-turn lanes were over ten percent lower than for L1.rOUg.."-l 12.I1es. However, insufficient data was collected to provide statis~.c.al accuracy for Lie averages. Tnus, saturation flow rates for through lanes are' equal to those" for turn lanes. . Tnis methodology determines the critical movement for each phase of L""2.J."':fiC. It Lien SlliD.S Lie critic2.l volume-to-capaciry ratio by phase to determine the intersection volurne-to-capaciry ratio. Circular 212, on Lie other hand. SUITlS the critical movement volumes themselves and compa.-es them to the tDt21 capacity of the intersection to determine, in effect, the\.'olume-to-capaciry ratio of L1e intersection 2.S a whole. Level of Service The voIU111e-to-capacity ratio is related to level of service (LOS). Tne foU:Jwing level of servic.e for Sign2.lized Intersections depicts the relationship between the volume-to-capacity ratio 2J1d level of service. An intersection operating at capacity would operate at LOS E. Level of Service F is not possible for existing conditions, but can be forecasted for future conditioI1S when volume projectiof'.S exceed existing capacities. Input Data Tne intersection capacity worlC sheets use a code to identify different lane configuratioI1S. Tnls nomenclature is described on the following Description of La.ne Configurations. Right turn on red adjustments are accounted for as well 2.S unequal distribution of turn volumes in double tum " 1 a."1 es. For more information, see Circular 21-2 arId the CerA Technical Procedures Manual. LEVEL OF SERVICE RANGES VOLUME TO MAXIMUM SUM OF CRITICAL VOLUMES LOS CAP A CITY RA 11 0 2-Phase I .3-Phase I 4+-Phase I A I ::; 0.60 I 1,080 I 1,030 I 990 I B I 0.61 - 0.70 I 1,260 I 1,200 I 1,160 I . I I I I C 0.71 - 0.80 1,440 1.380 1,320 I D I 0.81 - 0.90 I 1,620 I 1,550 I 1,490 I E I 0.91 - 1.00 1,800 I 1,720 I 1,650 I F -/ --------Not Applicable------ S01::'=== Con:::-a Cos:a Co=ty Growth Mz:l:agement Prog:'a...n. Te.::hni::a1 ProceC~::.s, Tab1: 9. c::~v:~z?':) -_.,,:.~_.-...._-"" , i "I. I i '-" J J . . ,,--- I -' .. Leyel of Service for Signalized Intersections LenJ of Type of De12y Maneuverability vIe Serrice Flow Ratio A St2.ble Ve:;y slight or no ce12y. If lu..-ni..g movements are ~i1y 0.00-0.60 Flow signalized, conditions are such mace, 2...'1d ne.:.riy :ill d.."'ive:-s that no approach phase is fully find freedom of operation. utilized by t"affi: 2...1d no vehicle waits longer than one I'"'....d indication. B S t2.ble Slight deby. If sig:1.ilized, an Ven:c!e pbt.xli1s 2...""e foililed. 0.61-0.70 Bow ocC2.Sional approach phase .is ;vf2.,r1)' d."'ivers begin to feel f ul1 Y u t:iliz ed. some",;,hat re.s::icted v.-ithin grou;:s of vehicles. e S t2.":Jle Acceptable delzy. If sign:.lized, Bzck-:1ps m::.y develop behind 0.71-0.80 ~- Bo',,,. a few d..;vers 2...-riving at Lie e:1d turrung vehi:les. Most - of a queue may o:c2.Sion21iy cL;vers feel somewhat h2.ve to wait through one signal restri: :e..:i. cycle. D Appro2.ching Tolerable delay. Delzys mzy be 1vfacleuverability is severely 0.81-0.90 Unst..2.ble subst2.!1ri:l during short periods, limited dming short periods Bow but e;:;:cessive b::.ck ups do not due to tempora:y b::.:k ups~ o::ur. E Unst2.ble Intolerable delay. Del2Y m:q be There are typically long 0.91-1.00 Bow great-up to several sign2.1 queues of vehicles waiting cydes. upstiea-n of the i.ntersection. F Forced Flow Excessive delay / JaJnme.:i conditions. Back V2...-ies1 I,' ups from other locations restrict or preyent movement. Volumes may Y2..."y widely, depending principally on the downs::-ea.'11 back-up condi ti ons. Kc:.:.:: 1. r., g:::l:ral, volu."~l:-to-Q?~;ity n.rios ="1:lot be g~=- tb::l 1.00, t::U:,lS t.':e h::e c::l?~ci:y :US".:::lptiot:S ~:':: too low. )~o. if fu:u.-:: C:=:md proj:::ions lI.:':: conrid:::-d for 4.-..a1)-:i=1 pu:;>cses, 2 n.~o t:=:.:r tho.., 1.00 r:o.ighl be obu!.,d, i'1c-"':_g G:1: t."": proj:.:::d d="-'1d woc1d c::;cced t."'e cz;:a::ity. Re::==: Highway Capcci:y MCJ:d, SjXci.=! R~?ort No. 209, T~t"..:l:icn R:se.J..-:::: Boam, 19S5. Highwcy Ccpcci..y MCJ::d, SjXci.=! R~?Orl No. 87, Eigh...ay R:sc:::6 Boa::!, 1%5. TJ'KM. lcs_c.:...::.~ It;) &1 1f,.7 APPENDIX B Results of the Intersection Capacity Analysis Existing Conditions ;" Traffic Study for the Proposed Rite Aid Development TJK.1vI Transponation Consolation Page 19 February 4, 1999 =:: II ::>- II .....11 - II ::> " .....11 Nil II II II " II II ::::: L II -.l =' :: 5~ II .::> II ~ IJ c:: " CJ II " " II II " II " II r: II 1....... II l.,;..I . II-:=- :: ~~ Ii :::::....: I: l.O..J :; ~ ~ II Ilc.n- " --- -- :~ ~ :.r, ;; < r: X " :..... II I: < I: If) II :0 ~ Ii_,:). < II ....... II - " II II r: r: " I' II W (':l I: ~~ II I/) 11::::::: ..., I: 1,,;,..' = II -::J a: :::::. 0 II -U II " " II II II II II II II II II II " II II II II II II II II II I' " t,.": II ~ II II .... II II " =' II ~ :~ ::; II U I! 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Jurisdiction: Pages Faxed: (including cover) 3 - Orginials to follows: Via: Telephone: r2.X :\'0: 133 - 'C)"7 ~()rd~n. ~ o/J &/rlltr a.el<-h~:- /' rro;n: Tra:~smlrted: RenzrKs: " I If you do not received number of pages indicated as being sent, please =alI (925) 463-0511. 01/25/1333 B3:47 925453359~ TJKlvl ?~I:;=: G2 .' ~ r",nspom';on Consultan'" /:</oQlb r: :..J.4..TE: JaIl1..:2.J.j 25: 1999 TO: Floyd D2yis, City of Dublin .~ROM: Gordon L::o and Oliver Cheunc> :;0 51.5J..::CT: ?aJ.}~~g O:::::Upa.iCY Survey at Kindercw-e in PJe<:santo:1 and LiverIDore 0.,,~S .~.;: ""~\'-'"',-s' ;:"'",,';;;.-i "-" 1 :l.1/u9 "'''''d -1 "es...l"\1 1 /1 9/99 .-' ......., .... .....J.. ~\...l... .... .' . ..... .t.....:. -... _ u......I, . ., ~ ""'-l.J ....I u.c:..." /...... Recorders: OC: eN PLEASA...'\TO~ LIYERMORE A..:'\1 )1IDDAY Pl\! A....\1 2\l1DDAY P2\1 Time C~rs Time Cars Time C 2.rs Time Cars Time C2rs r C2iS ..1Ule ::00 A~\i ) 9: 1. (I ~.;2\r 15 4:00 PM 13 7:00 A2vl 6 9:20.!._\1 ' .., ':;:00 ?~d: J.J ,. , 7 :05 ..1J\1 9 I D:40 ,,~~\1 15 4:05 P~1 ' '" 7:05 A2\1 .1 } 0:53 A.!\1 11 4:05 Y\f ' . .LD -r 1. 1 7:10J'-..M: ..., 11:(:5.-\!\J 1 ~ 4:10 PM 15 7: 10 A!vl 5 11:17 A.1\1 ; 0 ':;:10 PM 11 : .0 7:15 _~_~\f 10 1: :30 ;.~~\'f 1 ~ 4:15 PM ,-. 7: 15 AM 6 11:45 AM 9 4: 15 PM 13 .0 ..J 7:20 .~...>l S 1: :55 _.~~_~\1 16 ~::20 PM 12 7:20 AM' 7 12:08 PM 9 4:20 ??\'1 J2 ~ A 1-"1 11 12:21 ?~\'1 15 4:25 PM 15 7 :25 A2v1: S 1 :20 PM 6 4:25 ?~v1 11 - -~ ...... : ._,(1 _':''],1 12 1 :32 r:\-l 18 4:30 PM 15 7:30.';],1 1 ! 1:44 PM 6 4 :30 Pl\'f 0 .L_ ../ 7:35 A\1 ...., 1 :55 p~'r 13 4:35 PM 16 7:35 A?\1 16 2 :06 PM 8 4:35 Pl\1 1.1 ! 7:40 .:'~\.1 11 2:26 P~\l 14 4 :40 PM 18 7:40 '-\.1,1: ' ... 2:38 PM 8 4:40 ?!\1 10 J.) 7:45 A.:\1 13 2:49 ?\i 15 4:45 PM 18 7:45 AM 15 3:00 Plvf 9 4:45 PM 10 7:50 A....\'f 9 3:15 PM 1-' 4:50 Plvf 14 7:50 A....\1 15 3:45 PM 9 4:50 PM 10 ...,j 7:55.!.,..M 1 . 4:55 PM 13 7:55 AJv1 14 4:55 PM 11 ! ! 8:00 A..:\1 11 5:00 PM l,4 8:00 .AM~ 15 5:00 PM 10 8:05/'.1\1 14- 5:05 PM 19 8 :05 ,,~1 15 5:05 PM 12 8:10 A20 11 5: 1 0 PM 17 8:10 A.11 13 5:10 PM 9 8:15.4..M 11 5:15 P.!vf 13 8:15..1\...\1 12 5:15 P:M 13 8:20 A..:\1 13 5:20 PM 12 8:20 A.M 10 5:20 PM S 8:25 A,M: 11 5:25 PM 15 ; 8:25 A.M: 13 5:25 PM 9 8:30 AM: 14 5:30 PM 11 ! 8:30 lv\'1 12 5:30 PM 6 8:35 A..M 15 5:35 PM 10 I 8:35 .4..\1 9 5:35 PM 8 8 :40 :!lJv1 12 5:40 Pl\1 10 I 8:40...4..\1 11 5:40 PM 5 8:45.?.1\1 14 5:45 PM 8 8:45 A.11 12 5:45 PM 4 8:50.4..1\1 13 5:50 P~1 ,.. 8:50.A.2\1 13 5 :50 PM 4 0 8:55.LL\1 13 5:55 PM 6 8:55 AM 13 5:55 PM 3 9.(lf\ A..11 12 6:00 PM 5 I 9:00.';"\1 9 6:00 PM 2 .. . .. . ?]eas'illton - 19 regular spaces Livermore - 16 regular spaces tpa'~es a\92J..:atHe per s::e: 1 ha..Tldicap space 1 handi-a;) "Da"'" .-l.. .,V 1-"'_ .......OW' ~::.4 ::-,,-=jf::J~~ D::;-::. Sl!i~ 1 01. ?1=~:lto::, C2..!ifo;:ni~ 945S~-::721. (9251 4(:~-D5::. Fax (9~) 46:;-3(;90, cecil tii.::n@'tii=.c:>:n Pie2~r.~n and San~..?-o~z, ". . 01/25/1999 08:47 9254533590 ~ TJKI>1 ~ PAGE 03 1;z..J.. ~ It:./} January 25, 19 :Mr. FIay'ci Davis -2- / The above chta indicates that.the greatest demand for parking at the Pleasanton Kindercare was at 5:05 pm whc .. : regular f~'1g stalls we!e occupied. For the .Livermore Kindercare, the greatest demand far parking was at 7:35 anr \,,'hen a1&gular parking stalls were occupIed. . Parents ayerage 10-15 minutes either dropping off or picking up their children in the morning and evening times respectively. Th~ Liyermore Kindercare facility faces a parking shortage. Several staff members must park on Lassen Road in o!"c~. to leave room for the pareuts to park when dropping off and/or picking up their children. Tne site pla.!. for the prorosed Kindercare in Dublin indicates 41 regular parking stalls, 3 handicap stalls and 2 stalls reserved for Kindercare vans. Assuming the Dublin facility is the sa.l1e size as the Pleasanton one, it appears that 41 regular spaces ""ill be sufficient. ~ ~. 1- 0 qr",e-c'}}-<tl""'" eJL./'7 ~ , , ,I ;:2306 /b? /' ACOUSTICAL ANALYSIS KINDERCAREPRESCHOOL Dublin, California BBA Project No. 99-225 Prepared For Kindercare Learning Centers Lincoln Executive Center 43276 Christy Street Fremont, CA 94538 ,I , ,} I March 9, 1999 Prepared By Brov.rn-Buntin Associates, Inc. Fair Oaks, California AttachOB1t s> ~ \.. .- H''r.,1 ('"I ""r." c.I't," P. /Jtj cV /6 ? INTRODUCTION: The proposed project is a Kindercare preschool to be located' on .Amador Valley Boulevard in Dublin, California. The project site includes a school building and four children's play areas. Noise produced by children playing in the play areas has been identified by the City of Dublin as a concem for the neighboring residences. Brown-Buntin Associates, Inc. (BBA) was retained by Kindercare to evaluate the potential noise exposure in ternlS of appropriate noise standards. CRITERIA Many jurisdictions establish noise level compatibility criteria for various land uses. In most cases, these standards which utilize the Day-Night Level (LJnl) to describe cumulative noise exposures. The land use compatibility criterion for residential land uses is usually 60 dB to 65 dB LJn in the outdoor activity areas. This standard is usually assumed to apply at a point inside the back yard of the affected residence, usually about 15 feet inside the property boundary. For multi-family dwellings, it is often assumed Lhatthe noise receiver is the nearest building facade. The LJn is a weighted 24-hour average noise level which is well correlated with public reaction to noise for transportation noise sources such as roadway traffic, airport operations and railroad line operations. Each of these sources is typified by 24-hour operations, usually \vith a reduction in activity at nighttime. Ldn is not particularly applicable for noise sources such as children playing at a school or preschool, as the activity is concentrated in daytime hours. For this type of noise source, BBA recommends the use of an hourly noise level standard. For example, the daytime noise standard applied by many jurisdictions is an hourly average noise level (Leq) of 50 to 55 dB, with a 5 dB penalty for voice. For this project, which is adjacent to commercial land uses and arterial traffic with attendant ambient noise ]evel~~ BBA recommends using a standard of 50 dB LC<l to assess the potential noise impacts of the proposed project on adjacent residential land uses. PREDICTED NOISE LEVELS: On-site noise sources are expected to be children playing in the four designated play areas, which include playground equipment and a basketball court. Typical noise-generating activities associated with the play areas include children yelling while running and climbing on play yard equipment. The amount of noise generated by such uses varies with the number and age of the children and the location of the facilities. To some degree, the noise I For explanation of these terms, refer to Appendix A: "Acoustical Tenninology". /).5 ~ /~ /} generated by such uses can be reduced by locating noise generating activities away from existing or proposed noise-sensitive land uses. In this case, the play areas are adjacent to existing residential land uses. Activities in the play areas are expected to involve up to 35 children at one time. Most of the children will be playing on the ground, with a limited number at anyone time pl~ying at the tops of play yard equipment. According to the i~formation provided by Kindercare, the maximum height of the play yard equipment is about 6 feet, 6 inches, which is about 2 feet above the top step. This means that the source of noise from a child yelling to another child from the top of the equipment would be about 8 feet above ground level. Most children would produce noise at a height of about 4 feet above ground level. There is also a basketball court, with a backboard post height of 7 feet. This is for use by small children, and the primary noise source is still expected to be voices. Some noise from bouncing basketballs would be expected, but not at the same level as for larger children or adults, who are capable of bouncing the ball with considerable force. To determine noise levels associated with children playing, it was assumed that up to 10 students would be in any given play area. The play areas were assumed to be about 18 feet from the west property boundary, which is 57 feet from the nearest building facade. The noise sources were assumed to be about 4 feet above ground, though it is noted that at least one child could be at the top of the play yard equipment, with a source height of about 8 feet. Noise levels assumed for the children were estimated based upon BBA's file data for playgrounds. The major noise source associated with playgrounds was found to be raised voices in the areas where children congregate. Because equipmen/was generally spread throughout the play yard, the noise sources were groups of children spaced randomly over the playground. The measured noise levels for about 50 children at playgrounds ranged between 55 and 60 dB Lcq at a distance of 50 feet, during the periods of outdoor activity. For this analysis, it is conservatively assumed that the children would be in the play area continuously over a one-hour period. Assuming that 10 children were located at one point, the predicted noise level at the nearest building facade opposite the west property boundary would be in the range of 45 to 50 dB Lcq. The project includes a 6-foot high "sound wall", with its base level with the play yard and the adjacent residential uses. This barrier is predicted to reduce noise levels at the neighboring first-floor building facades by about 6 dB for children playing on the ground, and by about 4 dB for children at the top ofthe play yard equipment. The predicted noise exposure would therefore be about 41 to 46 dB Leq. 2 /;2'- 06 /~? The proposed barrier is predicted to reduce noise levels at the second-floor neighboring building facades by about 5 dB for children playing on the ground, with.no significant noise reduction for children at the top of the play yard equipment. The predicted noise exposure would therefore be about 45 to 50 dB Leq. The noise levels due to childr~n playing.on the playgrounds are therefore expected to meet or be below the recommended noise standard at the nearest building facades. Assuming that children are in the play yard from 8 a.m. to about 6 p.m., the Ldn associated with continuous use of the play yard will be 3.8 dB less than the hourly Leq value. Thus the ~ at receivers west of the project boundary will be in the range of 37 to 46 dB. These values are acceptable in terms of the cumulative noise standards commonly applied to other noise sources. Maximum noise levels produced by basketballs can be annoying due to the impulsive nature and the low frequency component associated with bouncing basketballs. However, because the children using the basketball court will be small, this noise source is not expected to be significant. CONCLUSIONS Noise produced by children playing at the proposed Kindercare facility on Amador Valley Boulevard is expected to comply with the hourly Leq standard recommended by Brown-Buntin Associates, Inc. (BBA). In reaching this conclusion, it was assumed that the 6-foot high sound wall will be provided as shown by the site plans dated December 2, 1998, and that the play yard equipment will be of the types and sizes submitted to BBA by the project developer. If any significant changes are made which affect these assumptions, this analysis should be reviewed to determine whether there will be any changes in the predicted noise levels,/at the affected receiver locations. , Respectfully submitted, Brown-Buntin Associates, Inc. c--"""'- ~~~ Jim Buntin Vice President 3 . . 1;.1 cr6 /6 'I " r APPENDIX A ACOUSTICAL TERMINOLOGY AMBIENT NOISE LEVEL:. The composite of noise from all sources near and far. In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location. CNEL: Community Noise Equivalent Level. The average equivalent sound levd during a 24-hour day, obtained after addition of i1pproximately live decibels to sound kvds in the evening li'om 7:00 p.m. to 10:00 p.m. and ten decibels to sound kvels in the night before 7:00 a.m. and after 10:00 p.m. DEcrBEL, tin: ^ unit for describing the amplitude of sound, equal to 20 times the logarithm to the base] 0 of the ratio of the reference pressure, which is 20 micropascals (20 micronewtons per square meter). Lda: Day-Night ^ verage Sound Level. The average equivalent sound level during a 24-hour day, obtained after addition often decibels to sound levels in the night after 10:00 p.m. and before 7:00 a.m, Lc,,: Equivalent SOllnd Level. The sound level containing the same lolal energy as n time varying signal over a given sample period. Lc,l)s typically computed over I, 8 and 24-hour sample periods. I Note: Ldll represents the daily level of noise exposure averaged on an annual hasis, while Leq represents the average noise exposure fix a shorter time period, typically one hour. Lmu: The maxilllllm sOllnd level recorded during a noise event. La: The sound level exceeded "n" percent of the time during a sample interval. LIlI equals the level exceeded 10 percent of the time (40, L~'h etc.) r "'\ BBA -~ '-- :; ~ ~ r.mspo 1t",;O" Consult"nt. FINAL 1/4 ff" cD /6 ? . A Traffic Study Of The Proposed Rite Aid Development In The City of Dublin Febnlary 4, 1999 I f ~ ~.. t":" C S '_ ~ "t:," ;; ~ t: ~-" '::. " ..: - -' PLEASANTON SAN TAR 0 S A C~~ n 9 -:::c.3 , ...._ ~ f'Ll'V ~ . .,.\(.... ..,".I{-\~K;::". March 15, 1999 Uvv1 ~ Jl~ Cr:I\JCQ 1.1/)7~ It.: RE .t:\ ~ t?'- u . 'Q9Q " ":, 1 " \:) - ~'.Il .... '. ,;.... ~ . ." u\ uUbUN G \\" Guy Houston Mayor City of Dublin 100 Civic Plaza Dublin, California 94568 I wish to inform you that I am strongly opposed to the proposed development plan for a Rite-i1..id Pharmacy and Kinder-Care day care center on the northwest corner of the intersection of Amador Valley and San Ramon Valley Roads. This development is particularly troublesome to myself and other homeowners of the Ki1dara Complex, on which it will have the heaviest impact. There are already three pharmacies within a few miles of the proposed development, so the need for this development is dubious. If this type of complex is built at this location, it will undoubtedly have a detrimental effect on traffic flow, public safety, noise and most importantly the quality of lift and the property values in the Kildara complex. This type of development should take place on the east side of San Ramon Valley Road (in the Shamrock Village perhaps?). The downtown area is in need of redevelopment, and the impacts due to construction would be minimal to existing residential developments. I was appalled with the Planning Commission meeting on March 9th and their decision to move ahead with the plans for development, when there was so much opposition to the proposed construction. It makes me wonder about the purpose of the planning commission. Is it not to serve the needs and wishes of residents of Dublin? The planning commission needs vision in the development of this area and not just rubber stamp new construction. And" most importantly, they need to respect the views of the people that will be most affected by construction in their neighborhood. The Mayor's Office, city council'members, and planning commissioners should modify the plans for development in this area ~to something along the lines of the Iron Horse Plaza or the Livery and Mercantile in Danville, which have more upscale retail stores like Pete's Coffee, Noah's Bagels, and/or Jamba Juice. These centers are not eye sores or nuisances to their neighbors and could actually be a gathering place for local residents (something the downtown area sorely needs). These types of developments will bring in business to the city, improve the image of the area and would actually be beneficial to the existing residential neighborhoods. J Sincerely, , Attach_ 9 ~ ~ ~ ~ f ~.: ~~ . . 7332 CRONIN CIRCLE. DUBLIN, CALlFRONIA . 94568 PHONE: (925) 828 ' 4106 . FAX: (925) 866,;681 !'.! .~. :'~ oS S ~~. ,,-<j L't..':::: ~ . ...~ .....: ..,. ,. t - .... ",..... _.... - - ..'\o.'\:it'\."'-'-. cc: Vice Mayor Janet Lockhart Council Member Lisbeth Howard Council Member Claudia McCormick Council Member George Zika Commissioner Fred Musser Commissioner Ralph Hughes Commissioner :Maxine Jennings Commissioner Don] ohnson Commissioner Tony Oravetz i J I ) 'Jz::> "C5 / b /} ...:2- MARCH 15, 1999 Date:" 03/08/199s /jJ ~ I'? To: Dublin City Council Members Subject: Proposed KinderCare Preschool Facility The attached signatures represent our support for a KinderCare pre'school located at the comer of San Ramon Blvd. and Amador (Previously True Value location). . It has been brought to our attention that opposition to a preschool ,at this location has been raised by nearby residents. It is believed that the opposition centers upon predicted noise levels. We believe that. , · existing adjacent businesses operate from morning to late night seven days a week, bringing noise and traffic. · KinderCare will operate during normal business hours Monday ttlroughFriday. Additional traffic is limited to drop off and , pickup:' , , · playgo~nds are always monitored by adults. · there are. other preschool locations in operation in residential areas. '. there are worse sounds than the laughter and playing of children. With the growth ot'our City, we feel that the community demands good quality or childeare and preschool. ' Please consi,der KinderCare for this location. City of D,ublin Residents: . ,'I Date: Name: r" -"Ii 0/1 '/:<1 11 ~ N'-.J7 M ,~ lei" f-l ~{i(~\)\/" {?-l , . ~ Address: (;. ~' ,'jt) ;S /.J ;:f}{. (' I~, {?-r Ai be { }:1 7cX/"l,j)tWk'" (T IL-C/f/) Attachnnt J 0 Om: Name.: . ~. ,J'- 01 .' MII('~. C. ')/1..'~ 3/~1.~~~ 3.1 " ~ I e''1thf { -J G.bt" I 110 At{ . ' . . " ; . , I~~..UP /,.? 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I . .,' '. . . . .. ..' '. '. . " ~. , '. ~, . /'3 r of I' 1 . '- , . I . Date: Name: I Address: l 3/9/99 '5'/ tnD fJe.. Per,'c1-., 7~S-~ Otiayfj; Cf~-e.- " J)U:JJjA~_~ J (4. ':) q- :, V;J ~ . , , M iclti J. .~ 737r, {)u c-.r+7- {'Ill i 31qr '. ~~/UJ Ul . ~ .- I lVrt ~ 'ji/ft vJ~.b~ I Ab} Q~ ~' ,'~~ ;J~/ ~ . , ... ,. , . '. '. , .. ", " : I ,', '. .. .. , . " ! '. j. ~ .. .. " ; .. . .. .. .' '. ,. ~. ,. " .. .' : . . " .. . , , .' ..' " . , . ., ." , . . . .... '. : '" . .... . . .-' . , . . . . ... '- ',':".; . ~', " .. . '" . '. .,..'. . .' . . '. . .' '. , , , ' ' " .- '.' '. . -,r--- /J5 er6 16? Shav.'l1 and Laurie Roach 7407 Cronin Circle Dublin, CA 94568 (925) 803-8408 March 2, 1999 Sent ,'ia facsimile to (925) 833-6628 City of Dublin Planning Commission Carol R Cirelli, Senior Planner 100 Civic Plaza Dublin, CA 94568 Dear Ms_ Cirelli: \Ve were recently made aware of the proposed plans for the Rite AidlKinder Care Project on Amador Valley Blvd. and San Ramon Valley Blvd. As a homeowner in the Kildara Community, we are very concerned on the impact the proposed project would have on our neighborhood. V{e are currently eh.-periencing problems with vehicles using our streets as a "short-cut" from Dublin Blvd. to San Ramon Valley Blvd., our parking spots are constantly used by the Stroud's shopping center \~sitors and by the park visitors. The proposed project would increase the traffic in our complex; endangering our neighborhood children and animals. In additio~ there would be an increase in noise, pollution and garbage along with the potential for loitering and crime. Upon revieVlring the proposed projxt, we discovered that there is a plan to ""iden ~.l\mador Valley Blvd. from 2 lanes to 41ane~. We are assuming that due to the construction there would be limited access on ..o\m.ador Valley Blvd. and would cause many delays. Kildara residents have only 2 entrances and exits; one being Amador Valley Blvd. and the other DonIon 'Way. Due to the many businesses and residents in the Dublin foothills and along the west side of Dublin Blvd it is very difficult and dangerous to make a left-hand turn from Donlon Way onto Dublin Blvd., due to the heavy traffic. Ifusing Donlon Way \\rill be our only option during the construction. we are asking that a stop light be installed to limit the traffic backup and reduce the danger. Kildara Community is a very quiet and upscale neighborhood and the proposed project threatens the resale of our homes. The value of our homes has increased steadily and we fear the construction and the new facilities would cause a decrease. We are recent residents of Dublin, after living many years in Pleasanton, and were pleased to see that Dublin was striving to compete with the surrounding cities by "cleaning-up" tbe city' 5 /36 -6 /6:; image and attracting homeowners who would not have previously considered Dublin. This progress was the reason we went ahead and purchased our home in Dublin. We hope we are not disappointed or financiaUy impacted by our decision. We see Dublin as a city ,",ith much potential but building shopping centers so close to existing neighborhoods is intrusive and chases away many desired homeo'W!lers' and pose a risk to our families and Our day-to-day living. Please give much consideration to Our concerns and those of me residents of the Kildara Community and vote no to tbe proposed project for the Rite A.idelKinder Care facilities. It is not understood why the existing site occupied by Rite-Aid cannot be modified. In addition, as recently reported by the Herald newspaper, there are many vacant buildings in established shopping centers in Dublin, such as the old II Maxx building, why can't those sites be considered for this project? As outlined in a letter from another KiIdara homeov;ner, Nma Wixson, iftms project should be approved, we too are asking that Rite Aid build and maintain security gates at the entrances to Kildara at A..mador Valley Blvd. and Donlon "Tay, the Concrete sound wall along the east side of the complex be increased by 2 feet and large trees such as evergreens be placed along the concrete wall to reduce noise. We have signed the petition with the other KiIdara homeo'wners and plan on attending both public meetings on March 9, 1999 and April 6, 1999. It is our hope that the planning com..-nission will see the Kildara residents as a collective group and not impact our community with this project. Again, we ask that you vote no to this proposed project and ask that you consider other sites which would not impact neighborhoods such as Kildara. Thank you for your consideration. Sincerely, ..sL~L~ Lu.uw,(J~ l Shawn and Laurie Roach Kildara Homeo'WIlers cc: Nina Wixson }.!a ~. ? joqQ .... .... ~ J L\RRY F. RUSSEll BRIAN T. BON]l,~ ]OH!\D. ROYAl.. . Of~l 165 Lennon l.ane,. Suite 210 W~ Creek. Califomia ~ Tclep~ 9:5-9i7-6933 n:simlk cr.s.~ E:n.aiI lnuscIl2@m5n.com :, ':'<'OF'l.l _ . _... _'I IT ~ - - . 11 U. :,[J::t: /37 c6/b1 'LARRY F., RUSSELL & COMPANY . ~TTOflCllNE.....:::;. March 2, 1999 BY HAND DELIVERY City of Dublin Dublin Civic Center 100 Civic Plaza Dublin, Ca Re: Proiect PA 98-038 tRite AidlKinder Care Specific Plan Amendment Dear ShOOS or Madams: We have been retained by the Kildara Homeowner's Association to represent their interests as it pertains to the above referenced project. The KiJdara Project is a 176 uIJ.it condominium project located on the east..."n1 border oftbe proposed improvement. It is our understanding that the planning commission hearing on this matter is curremly scheduled for March 09, 1999, at 7:00 p.m.. We request time at this hearing to present, issues and challenge the proposed project as currently outlined in the Negative Declaration. We have invited unit o'wners of the Kildara project to also appear at the hearing and voice their concerns on this very important issue. Attached to this letter, and specifically incorporated herein, are two letters frem residents_ of the Kildara project The first is from Ms. Nina Wilson dated February 24, 1999. The second is from T.E. Clark dated February 23, 1999. The challenges set forth in these letters and other challenges are discussed below. A. Inadequate Rel'iew of tbe Proposed Rite ,.\idlKinder Care Facilites Impact on the Kildara Project: 1. Noise: The Kinder Care Facility has been located in the worst possible physical location on the three acre lot, as far as the Kildara project is concerned. The location of the child care facility directly on the border of the Kildara project will maximize the noise and impact on the residents of the project The proposed site plan prepared by Tait & Associates, SP2, Rev. 8 dated 12/15/98 shows the child care bordering the Kildara project on the eastern side of the Kinder Care facility. There is nothing in the negative impact study to indicate that other site layouts were considered. C,\LRIl:TI..DARA \0:;0299. WPD n :: eEl ,~:- ~~: :.~': h>. .; ::1 [; ? 'j~: '.::) i "r.., I _ 1~'_..1 nil5L~r~"._?I~~~~..~;J_~_~ z-. ~ c; ,. Ma r. 2. J 999 2: ::OFM No. 5638 :. ~ I. /31 ~ / b '/ City of Dublin Re: Proiect PA 98-038 !Rite AidlK.inder Care Specific Plan Amendment March 2, 1999 Page 2 Under Section X, page 16 of the Negative Impact Study it states," Although KinderCare's playground areas are located along the north, south and west sides of the day care building and adjacent to the KiJdara residential neighborhood, noise impacts will not occur for the following reasons. The playgroWld ares is not occupied Wltil 8:00 am. Wlder normal circumstances and only individual age groups are allowed on the playground at any given time. The play facility will be set back approximately 60 feet from the nearest residential unit and between that unit and the play facility, there is a roadway, parking aisle, a 3 foot wide landscape area, and a 6 foot high concrete block wall, which would make potential noise impacts insignificant. Additionally, KinderCare recently commissioned Bunton & Associates to conduct a noise study to determine noise levels for a typical KinderCare playground area. The study indicated that the decibel level was in a non-offensive range." The use of a genen'c noise study is nol sufficient to base imposition of such a facitIir)' on the residents of the Kildara project. The Planning Commission and Citizen's of Dublin require a specific study actual field noise levels to base their decision on. The noise study should be made to provide insight into the current ambient sound level, compared to the noise levels during day and evening hours and on weekdays and weekends. The acoustics of the generic playground may have little relevance to the acoustics that will be found at this particular site. At a minimum, KinderCare should be required to perform a thourough noise study of this site, ~d the impact it will have on existing residents in the area Further examination bl acoustic engineers may lead to a suggested altemative, such as reducing the size of the facility, relocation of the facility on the project site, building of acoustic sound walls, or other approach to minimize the impact on the Kildara residents. The same applies to the lack of any acoustic testing for the Rite Aid facility. There will be mechanical equipment for this large commercial building located either on the roof or on the ground next to the building. No attempt has been made on how this noise \\111 be limited. - The Planning Commission needs to establish written guidelines into the approval that will guarantee compliance with Noise Standards. This is the time to fully study noise and limit or minimize its impact on the Citizen's of Dublin and to ensure it will continue to meet with City and State Noise Standards. C:\LR\KILDARA \030:!99.WPD Mer. 2. 1999 2: 30FM lJ n ~ b- ~. c. 1,... J I ~JU P. 3 /'J'r r5 /6? City of Dublin Re: Proiect PA 98-038/Rite AidlKinder Care Specific Plan Amendment March 2, 1999 Page 3 B. IncreasedTraffic Flow poses a safetv issue to the Kildara residents: Everyone is in favor of child care and children playing. No one wants to build a project such as this and create traffic congestion and unsafe streets for the residents of the area because of a lack of study or forethought The Negative Declaration and site map prepared by TAlT (referenced earlier herein), exclude any study of the impact on the Kildara project streets. Due to the congestion found on .Amador Valley and San Ramon Road, and the entrance to Interstate 580, people in a hurry to drop off children or pickLlp children will look for alternate, speedier routes. Many people currently cut through the Kild.ara project at Cronin Circle and Donlon Way. This practice v.ill only be exacerbated by construction of this project. There has been no traffic flow studies performed to detennine the current level of use, nor how the use will be expanded in the future. The Kildara project has narrow streets which were Dot designed, nor intended to handle the type of flow which this project could well generate. Similarly, there has been DO study on how the increased flow will create life safety issues for the children and other residents who make their homes iIi the Kildara project The potential for this increase could also create a significant financial hardship for the Kildara homeowners. 1be Kildara Homeowner association is responsible for the care and maintenance of the roadtwithin the project The association owners each pay monthly dues which include an estiro::!f-~ amount to perform road maintenance and repair. The useful life of the roads is based on the usage of a residential project. To op~ the doors and invite the public to use these roads would place a significant financial burden on the Kildara homeowners. The increased traffic could also impact crime and graffitti in the project The increased use will detract from the sense of security and community felt by the owners and residents of the Kildara project. Without a study to understand the impact on the association the Planning Commission nor the owners can evaluate and make an informed decision on this issue. There is no ability to determine if there are alternatives to these problems such as installation of security gates. C:\LRIKILD~ \030299.\VPIl llar '/ lOCI,) L. .. ...... J,),::I :' . :. 1 r'll _'.,) J .1.\1 No. 5638 t'l .l.. ~ /t.!o . ~ /r::.1 City of Dublin . Re: Proiect P A 98-038 /Rite Aid/Kinder Care Specjfic Plan Amendment March 2, 1999 Page 4 If you have any questions or comments regarding the above, please do not hesitate to contact me. Very truly yours, L//. RUSSELL & COMP M'Y mU-u;' titvf/7~/1I Lan)' ~~el1 V Enclosures /: I C:\LR\KIl.DAltA\030299.WPD Mar. 2. 1999 3: 05F}J . H'J. 5640 P. 1/7. ) '1/ tV IC, ? February 24~ 1999 City ofDubliD Planning Commisaion Carol R. Cirelli, Sc:mot PIaDDer 100 Civic Plu.a POBO't 2340 Dublin., CA 94568 Dear Ms Cirelli, I reside at 7403 Cronin Circle in the the KiIdara Community. I reviewed plans for the proposed Rite AidlKinderCarc Project with you OD February 127 1999. The overall benefit5 to the eammunity at large in providing e.uemiaI services are recognized. Howcve!'~ at this time I oppose the project as it stands fur reasons which I will outiin: in this Jetter. The high volume of car traffic and congestion wiD negatively impact our community with increued use ofKildara's private roads &S I thoroughfare to access the wcstc:rn area of Dublin. It is expected that drivers wiD drive through KiIdara prop:rty to AVoid inc:rc&sed traffic C4:)ngestion at San Ramon VaDey Road and Dublin Bou1e\'lrd. This will lead to increased maiIttcrumce costs and DOi3e I~ from car tnlffic as well as security md safety conccns for homeovrners. We anticipate rhu iocreaseid car traffic through our property could result in unsafe dangerous situatiOll3 for the children in our community. Noise will result from the four outdoor playgrounds VriUch I understznd will serve 150 children daily and in addition to that created by delivery t.rucb providing service to Rite Aid on a 24 hr buls. The noise will significantly affect the quality of life for Kildanl homeowners. The existing laDd9Caping on the north side of Amador Valley BouJe'V3Td which co~ of lawn and oleander bushes for a distance of approximately 200 11 1w been In&intain:d by the Kildara Homeowncn A"ociltion. It appears this lmd5C&ping will be removed with the widening of Amador VaIJey ~evard. There are possible aJ.tematives to resolve these important issues. The following conditions must be mC't by the City of Dub liD. aDd Rite Aid to make this project acceptable for the Kildara homeowDerS: · Installment of four 12 ft wide x 6 ft high traffic security swing gates and two 3 ft wide x <) ft high maD gateS loQated at Cremin Circle and Amador Valley Boulevard aJI-de-sae including approx.80 L.F. 6 it high fencing. All materials should be same as em:mg feocing at pool area.. These swing gateS will require extensive electrical and dec:trolUc JyS:em5 to facilitate access .in and out of the Kildara property. Geoeral maintecance of these gates by Rite Aid is requested. I,:U. !.. n~, ~;:UjtM . rIa. 5540 P. 2/7 /tJJ ~ It, ? · lnst.1.Umcau of one 24 it wide x 6 ft high tt'Iffic 3eCUrity 5lidiDg gate and ODe 3 ft wide :It 6 ft high man gate located at Cremin Circle IDd Donlon Way cul-de-sac incJudmg ~ SO LoF. 6 it 1Jj~ feocing. Material, uaed same u stated above. This sliding gate will require =ensive electrical and electronic systems to n.ciJitate ~ in and out of tbe KiJdara property. GenenU maimeaance of t.bex galeS by Rite Aid is requested. " Relocation of existing landscaping on nonb side of Amador Valley Boulevard within Kildan .property at locations designated by homcownc:rs. · Increase height Ofecisting COd-wete wall an additional 2 ft to decrease noise leveL · P1acemeut of large trees such as ev~ 51 ~1B along east side of existing concrete wall in lOft dead space between playground and wsll to buffet noise. Thank you for your bdp in maintAining the quaIi..~ afme for Kildara homeowners. We look forward to fun:h:r discussion at the upcoming pI.""iflg ~mmi~n meeting OD March 9, 1999. We are attaching a signzture list ofbomeowncr3 who support the CODcen:lS outlined in this Jeuer. ~fU~~ Nina Wixson I /' )t.J3 ~ I~ f) March 1, 1999 City of Dublin Planning Commission Carol R. Cirelli, Senior Planner 100 Civic Plaza P.O. Box 2340 Dublin, CA 94568 Dear Ms. Cirelli, I am resident of the Kildara Community (7411 Cronin Circle) which is immediately adjacent to the proposed Rite Aid/ KinderCare development project. Although I support the services that these businesses will provide to the community, I believe its planned location will be disruptive and detrimental to our community. I wish to take this opportunity to address my specific concerns regarding this project. Increased traffic and congestion will be generated by these businesses. With Rite Aid, there will delivery trucks and big-rigs that will be potentially driving down the section of Amador Valley Blvd that leads to our community. Kindercare will generate traffic and congestion near our main driveway entrance as a result of parents driving in and out to drop- off or pick-up their children. I also expect that drivers will "discover" a shortcut through our Kildara community and begin to use our private streets as a thoroughfare between Amador Valley Blvd and the western end of Dublin Blvd to avoid the congestion on San Ramon Road. I am very I concerned how all this increased' traffic will affect the safety of our children as they walk to and from school and also the safety of everyone that walks through our community. The increased traffic will also increase noise in the area, especially during the night because of the 24 hour Rite Aid and the delivery trucks that will service the store. The children's playground will also contribute to the noise level during the day. The increased noise level and din will negatively affect the peacefulness and quiet of our community. /L/L{ ~ Ib f) . Currently, no businesses in the adjacent Strouds Plaza is open 24 hours. The Rite Aid in its present location is open 24 hours but it is in the middle of a business zone. Its proposed relocatton will put it immediately adiacent to our residential community and this is where I have the greatest concern. As a pharmacist, I fully support the services that a 24 hour pharmacy provides to the community. However, as much as I applaud the positive aspects of this service, I also can not ignore its negative aspects, or which I have had rirst hand knowledge or. I have worked in a 24 hour pharmacy, and a majority or those that come to fill prescriptions in the middle of the night are those that are truly in need, such as parents with sick children. However, a 24-hour pharmacy can and does attract individuals (not just from Dublin but other cities as well) who may not be so well-intentioned or law-abiding. It is unfortunate that any 24-hour business, especially one with a pharmacy, can be a potential target for criminal activity, particularly at night. My concern is that our community will be so close that it can be easily viewed as a secondary target for these individuals. Again, I do not oppose Rite Aid being open 24 hours, but I do oppose its relocation and proximity to our community and how it will adversely affect our safety and security. My neighbor, Nina Wixson, has also expressed her concerns in a letter which I also support. In it she outlines in detail, possible resolutions to these issues, such as the installation or a security gate to act as a deterrent and the planting of trees to burfer the noise. It is my sincere hope that our concerns will be addressed at your meeting on March 9, which unfortunately, I will not be able to attend. I /: I moved to Dublin and in particular, the Kildara community because or its quiet, peaceful ambience and the feeling of security and safety that I have experienced here. I wish to maintain this quality or living. Thank you ror your time and attention. Sincerely, ( r "I -. II x . \ I 'I ~ . ; '\ CNn (:.)'-'0- ./\ ~ Nancy Ng {) /15 ~ /b'j February 24, 1999 City of Dublin Planning Commission Carol R Cirelli, Senior Planner 100 Civic Plaza PO Box 2340 Dublin, CA 94568 Dear Ms Cirell~ I reside at 7403 Cronin Circle in the the Kildara Community. I reviewed plans for the proposed Rite AidlKinderCare Project with you on February 12, 1999. The overall benefits to the community at large in providing essential services are recognized. However, at this time I oppose the project as it stands for reasons which I will outline in this letter. The high volume of car traffic and congestion will negatively impact our community with increased use ofKildara's private roads as a thoroughfare to access the western area of Dublin. It is expected that drivers will drive through Kildara property to avoid increased traffic congestion at San Ramon Valley Road and Dublin Boulevard. This will lead to increased maintenance costs and noise levels from car traffic as well as security and safety concerns for homeowners. We anticipate that incr:eased car traffic through our property could result in unsafe dangerous situations for the children in our community. Noise will result from the four outdoor playgrounds which I understand 'will serve 150 children daily and in addition to that created by delivery trucks providing service to Rite Aid on a 24 hr basis. The noise will significantly affect the quality of life for Kildara homeowners. The existing landscaping on the north! ,side of Amador Valley Boulevard which consists of lawn and oleander bushes for a distartce of approximately 200 ft has been maintained by the Kildara Homeowners Association. It appears this landscaping will be removed with the \\~dening of Amador Valley Boulevard. There are possible alternatives to resolve these important issues. The following conditions must be met by the City of Dublin and Rite Aid to make this project acceptable for the Kildara homeowners: * Installment of four 12 ft wide x 6 ft high traffic security swing gates and two 3 ft wide x 6 ft high man gates located at Cronin Circle and Amador Valley Boulevard cul-de-sac including approx.80 L.F. 6 ft high fencing. All materials should be same as existing fencing at pool area. These swing gates will require ex1:ensive electrical and electronic systems to facilitate access in and out of the Kildara property. General maintenance of these gates by Rite Aid is requested. IYt::. cO /61 * Installment of one 24 ft wide x 6 ft Illgh traffic security sliding gate and one 3 ft wide x 6 ft Illgh man gate located at .Cronin Circle and Donlon \Vay cul-de-sac including approx. 50 L.F. 6 ft Illgh fencing. Materials used same as stated above. This sliding gate will require extensive electrical and electronic systems to facilitate access in and out of the Kildara property. General maintenance of these gates by Rite Aid is requested. * Relocation of existing landscaping on north side of Amador Valley Boulevard 'within Kildara property at locations designated by homeowners. * Increase height of existing concrete wall an additional 2 ft to decrease noise level. * Placement of1arge trees such as evergreens along east side of existing concrete wall in 10ft dead space between playground and wall to buffer noise. Thank you for your help in maintaining the quality of life for Kildara homeowners. \Ve look forward to further discussion at the upcoming planning commission meeting on March 9, 1999. Vle are attaching a signature list of homeowners who support the concerns outlined in tIlls letter. Iv.-A~ 'k/A''f/~_ Nma Wixson I, i I' If! ~ I'? RITE 4.IDIKTNDERC The undersigned are 0 . ARE SIGNATURE I,lST b NO m agreement With th . Y ma Wixson Kildara bom e concerns outlined in the letter 'tt eowner dated Feb wn en Planning Com 0 0 ruary 24, 1999 to Dublin City .. mISSIon NAME r . / / ' /: . /'Ui '7!~ /7&,.J'f /. ' / / (/ /';'nrt'.vc/j"1:./ PoX" k ~ ./'"'/ j P I / ; /1./r:. /1' J bc..-.(/;.'7'J c'/'~~l",..o' ~......... - - I - I" 1 ( <,,' .. I ,,<_: ': /t ~~ L..: c- Cf'L '\.-7 /,' (/1'> --, . _' .' I "" ;:. I' >1. '- . .-' -, . . _;? ~ '~ . . .: ' U. 0,">"'_<';( ~ """ - -' - ~'i -) ,- ( &~:/-:'~M(U." jJ L-0:/: i i I f5 C/ I ....-(/;J ,I. ,/ .. , _ ^' .' ,/' _" ~ _ 2/;-<0..-, '-<'1'" 7':' f/) -:z 5 - '7'l . . _ \'" ,._.' , .', ~, '. . _/ _ _ , ../. ' , . J - '- . ~,_' -L-- J '- I__'~.,.~I I~. (.. 11- - , ". .' , :, . /.' ' - .. " II'" " // .> .' - '. ',-._)-.'1..'1.,'1 r \.. J!\'\.,L.\"\ /t~~...-L'{ t'~!bJiS7l ~r L' )- ;,- - ,--,,;:'" /J ./.--/.J / , . - ,.c , T ~"7' I ~~-c;::/Z~A' // j?p.7 ~/4.r6;F;;#/.rJ /- ;?.:::If,Y /-%/;~/lwJ;i?~ //S'5'O ;J;dd/~tJ/I err-. ~-;J 7- 7"1 ~~ ~ it. JIff \'\' , i.? J"--:-- . J'Vv!// c,kA t.1/~<-~';J I' I .' .-j\A r ).'1 \ .....\ ! l~"1 1.-1/LL.~ jJ ADDRESS /1 J'if' Itlk 1'lI6!zu/j1-, (!f DATE r- . ;-e/::J. ~~ /~'9i '1:L~~ ~ a-;~ 7,;< () j' i . - '" 1.:L - ;;..<f -7 f vv:...-rU../J~v lit / /l-Lh, '7 /] LL r: r ~v'''' -- "-L/" c<- - ~ i - 7' '1 /;t'ld ~ / /w/.dzwt1 tf. f I ,,-{ s . jii (("'- Ii I,J {+ 7 q /'7 (I "I~ (~'l-. ~-;?7-q1 '2 ct:-. F~ ~ (-- ,1 J ._/ - / 7 left ~ /b'l RITE AIDIKINDERC Th d.. ARRSIGNATURELIST e un erslgned are 10 agreement with th '.. by Nina Wixson Kildara hom e concerns outlmed 10 the letter written PI eow~er dated February 24, 1999 to Dublin City anDlng Commission _ .... '>...,,->: ~ i. " '" '. .,.. ( /..:..;.' c;. ( --:~', . ' ~ __ . .< v .J I ~-', --f -- 7'-"""...-:"'-::::" .~"'- ~l~~~ ~i~1 \\CS1~ r~(O~~'!U ~ .... " / _ - / - , l. . " :' - / , . \... __~---;: _~. _----,./ ') / _ I" J I ~ , ~. /-"/- .-' p' /--_: L I r7~ 4-,' <~ TJ i:J/1 L_T, 0' It' ,,,. Li. "7 .I -, I' ;1 J:"7 ., { :.r:~;' ~-' . (-L'v;' -' ,,-,' . . vV' J i - / . 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'::- I , {\..1 \ \ ~ ~ 2- '-I ,.- ( :. }; <- ""'" . - .- l ' ../ C',,;_ : ,- -j - '\ {'-.~..~ _.:... .:..~!-\ , '}~ .'~ r I...... \.: r '- " .) """ I r. . - , c.. - I I =J -j \ I r t: ""19 ,-:,'.> I DATE cf.:<sjf9 ~YfJ ~I ),yf? 1 :rl~ S-/11 ."2 . __1-::: r? t.'( -, -:-/ ,) - 2 C-- ~Cf:~ -- -- 0 / / 2-- - -z. ~ .-Cfj ~. -\ - -- '"..';. ., . 'J _,~ ';'~i':'!-- :,..."'"\ '- t t i) _ ~,"~ l7-"/:': /.......' /1 ~ /." -, ~ --17/' - -J ./ -../' ..A ---' . I ~~ l7~/97 . , "' ,.- .:.// ~:':> '/ i . . :J.. ,..-. 'j -,.(<) ( ~7"; J'/ I )/7, /C~ __ -~ / I f -J ;""1) ; .;~: '- I - I , : f .;:.. ---- -- , ' . .. . . . ., . _.. . .F ..' I '/9 ~ /b 1 Th . RITE AIDIKINDERCARE SIGNA TITRE I.IST e undersigned are in . . by Nina Wixson Kild a~ent WIth the concerns ontlined in the letter written ara omeow~er dated February 24, 1999 to Dublin City Plaomog Commission NAME NQ\\Q~ l~tj 14lio Wo! Q ~ I ~ Dd.. J .".J yJ . . Tl i ;L-C...v....." " v7l c.- ft. ( III /J1~ / II /,' ,-. " II /lL --:tr t?//~ l,{ /JrifiJ . Lv~ L( LL\ '{~c(te r l ?)~'\0~~ r-- L.."2c; l-,t l" ~'_,::~ 73...~ ~ " -t 11 f))'h(J {!f(lr/~./ Q~~ t ~4J ADDRESS -=T4-{ ( C ron 't n Q: r(:\G IlqLQLP r(CUla~ c+ U ~ \"2.. '?- L ~l.-t...-l I t--i c.:r DATE :J jd-5 \9 6 'd-( do 5{ qi 2{ "2-\ lq 1 I i S"0t7 ~. 1 c~ It,' .--, G-c. (J!/)..-~ '-/'.:-,?! I / / I 2./2S/9~ Z/27/1Q ,,.1{;18) 4"'1 -z-Iz ~ \ "S 737'5 00'0;"" C;YC Ie: 2-/2-5/'17 ,/ , / /- 7? 7L( cPJ;Jt/( C IX)--E ;;Y if-f}f' t. . /1130 j!,uuLLI1~ 6u~1 ;2/;1.7,/9/ 7405 Cf..o"oIII{ Cf/'Z(J..E -/-> oc 1-' C .:> . I 1 "-- 1::.01-:> i rv /I-:L.. t..E -=14{';=t CVc.l1\h Ct\'~ IG l4C\ C2-o~.r-) r ,... _ .- LA ~ (...l..L..t::- !5D 15 Ib ? RITE AIDIKlNDERCARE SIGNA TITRE LIST The undersigned are in agreement with the concerns outlined in the letter written by Nina Wixson Kildara homeowner dated February 24, 1999 to Dublin City Planning Commission L/7 /1 J---~ I (~r t.' ~(711 /'.J-tac( 7L1 2(_. 739tJ j9/U.J,' lL':"-ur 1,/) /? / ) (,t/; ""'") (' r 7 - /6 " /'. ~ A / ,fL ';;> r L " .'''}/l. If L . I '\,j v-/!./~ / :- -t . ~ /J(7~ J /[/'i7/' //- /", I ! / Q v / r ~--:::.- .....-<'.:;..; t ".::.., .: _____ / (.,A.....~ y"'" / K ~LIi),~l G J J'Y) 12.1.J q CY-Dij If j C1I1.CLE 2/ ).. t I ~ '1 9r1J! /~1 (1;ll1~ '1M3 CrJill\' C/VC/e 2--/1 ~/11 J/V _ ' & Ik--- 723 / C/"C>.~/1 L;/' _ _ ~/~0? ! er- '1 ~ .4" ~ /1 . - ,"I '-J / :. Ie 0 ;;Iou 13~ 1~0'- ~. UU71V", WLO>> ~,;2;:.77 // n ~'lj/1~' l~ ~C7/y C/Jflil''',- G "je J/J ~!I' '/Q0;J "Tj , / 4< : (Jf(j#~ ...- b /- "NAME /) /7' ~I r//~. ~ f).-:'7! Wt hC~/.(} ..---,"'" ?J I 1/)1 fz~jl ~~~ " 11 '\ _ 1:\ t,,,-- - .~..LLv~'J [, \ ' ,"", JJ ~- ~"'\. \()J... ')~,~ " -' "\ ! .....-../ . I \ ' . .--/~" '.J! :: {/ Vh.-{hL\j1J-Y~!~ ADDRESS -J;2~S; (!--/biJ)V (!::12. '/ ;;;250 0~jr,'/./ C,"L 77 r"c."t ...:.....;) I C. I') ~. I I ,....) . J(.u ''-' , 7~~7 l-- ..'" , i'\..\J t"j ! rv '7 ;) CD 0 l'Lt>VJ>"\ '7,--' " . Ie/' 10 lJ'j.~}V0~~ L.---1. DATE 2p7/9'1 ;) !2~/7 ( I . 0227 19 c.{ / ~) ) 11 () :Y' 8-1 / ~\ :-/\ '] I '11/';'; ~-i .~- 'I '_'/ /t..... ~... ,/;-7 CJCX :7-'7 - /":-{ /- { ( L..... .' j - ;J7. // r- ,.-.. '\ - ) 7 - ~/- '-"":' of ( I / "7 /fv:3 C (J- 0 ;J! 1-1 e-: I (LC-L e /5/ ~/b 7 RITE A TDIKINDERCARE SIGNA ~URE LIST The undersigned are in agreement with the concerns outlined in the letter written by Nina Wixson KiIdara homeowner dated February 24, 1999 to Dublin City Planning Commission NAME J7i 111 /q 0 tu ~ I1J ADDRESS 7 ' OVryuJ Y27 1~tMyJ Gl DATE J--" 2 ~ '1'1 J' " , . \ (' - '..:"" 1..........,1 ,_ Ci '~It: 'J:::rJ -.-,... r" J I t I-':r~r, j. ,-.."'"' '1 _ ,- ;: .' >.:/ r,- -..:. :>./ tl/.- J ".) ,0 I, l -, : \ ~ JI""" I i~,r' '--\:l{l-j 1......-. ""'/\ --" - k \ i c r- \........ .'; ---:-!'-:?!';j? C (-; /7' /5) e6161 h. - . . ... .- - - . .. -.- . ,.'-". ';.. '.' '.>':". ~'..._' . " . -. . ..... . /5;; 4ft'! ~~~ ~ t~ ~. ~ \ ~...; February 1999 t,'. \ ~." c- , {~IJJ I...". i I,,;,,,,;) City of Dublin Planning Commission Carol R. Cirelli, Senior Planner 100 Civic Plaza PO Box 2340 Dublin, CA 94568 LJU:'~:~': Ff-,~.~ ~~"P ~ 3 Dear Ms Cirelli, I reside at I i~;, P lQntlcjCl{"l (-r. l~'~ Kildara Community. I reviewed plans for the proposed Rite AidlKinderCare Project" . The overall benefits to the community at large in providing essential services are recognized. However, at this time I oppose the project as it stands for reasons which I will outline n this letter. The high volume of auto traffic and congestion will negatively impact our community y"ith increased use ofKildara's private roads as a thoroughfare to access the western area of Dublin. It is expected that drivers will drive through Kildara property to avoid increased traffic congestion at San Ramon Valley Road and Dublin Boulevard. This will lead to increased maintenance costs and noise levels from car traffic as well as security and safety issues for homeowners. We anticipate that increas'ed car traffic through our property could result in unsafe dangerous situations for the children in our community. Noise will result from the three defined playgrounds which I understand to accommodate 150 children daily and delivery trucks providing service to Rite A..id on a 24 hr basis. The raise will significantly affect the quality of life for Kildara Homeowners. The existing landscaping on the north side of :t.,.mador Valley Boulevard which consists of lawn and oleander bushes for a distance of approximately 200 feet has been maintained by the Kildara Homeowners Associatiod. It appears this landscaping will be removed with the widening of Amador Valley Boulevard. There are possible alternatives to resolve these important issues. The following conditions must be met by the City of Dublin and Rite Aid to make this project acceptable for the Kildara Homeowners: * Installment of four 12 ft wide x 6 ft high security sliding gates and two 3 ft \\~de x 6 ft high man gates located at Cronin Circle and Amador Valley Boulevard cul-de-sac including approx.80 L.F. 6 ft high fencing. All materials should be same as existing fencing at pool area. * Installment of two 12 ft wide x 6 ft high security sliding gates and one 3 ft wide x 6 ft high man gate located at Cronin Circle and Donlon Way cul-de-sac including approx. 50 L.F. 6 ft high fencing. Materials used same as stated above. These sliding gates will require e).1:ensive electrical and electronic systems to facilitate access in and out of the Kildara property. 15t.( ~ 16? . . Kild ropeny at desianated * Relocation of existing landscaping wlthm ara p ~ locations. . . IJ to decrease noise level. * Increase heiaht of eXIstmg concrete wa . d of existincr concrete v,'all * Placement of-large trees such evergreen along east Sl e ~ to buffer noise. 17-, {L,') ~ 'j D LC -fc.'y rt\ j O(J ).'0 J 6.~ - C {In S jc-!\.i)'-:-~ -j; z,~ i\0 +w S '" A .J..}-c:j, 1 (( m C\--f S 0 C Cn CV-;u.~ i{J::o C' ll+- rr- ':j pn'r'J -n-.J V (d l"Jc / a ') I VJ I I I I - )~':./ ; r, (L L 1 I t...-A: 1:>- r-_ - l. :..J ,\ - .'" /! r ~ ..-J f ~r ~ .. "_ L " \.- '-/ "- . i .-, ~ r-, -;:.. _ U \"'1 )\ v } )/..:... J ~,- '''j}::'. r_ . ) ~'" .--., r , '- I tf~;- (ZL I~ +-0- C( o5--e_-s + J.-1 coX 'f t 1-2- ( (-ZJP 0 ;>-^- C F ny .e C;;f- _ " "\ " b "l/LJ I C{j i'-. J 7:;- T{tC0LCL ~. ~~ j / ' I' -' 155~/6;l Carol R. Cirelli Senior Planner City of Dublin 100 Civic Plaza Dublin, Ca 94568 February 24, 1999 Re: Negati\-e Declaration Rite Aid Kinder Care PA 98-038 Dear Ms. Cirelli, As a homeo\\ner in Kildara I have concerns about some imponant issues in reference to the Initial Study for PA 98-038 Rite Aid KinderCare Special Plan Amendment/PD Rezone,Conditional Use Pennit/Site Development Re\'iew. The Negati\'e Declaration makes for interesting reading. In general, I am of the opinion not nearly enough attention has been paid to the impact of this project on our community and our property values. The follo\\lng are some highlights culled for the report and some comments. PAGE 3 E~YIRONMEi'\TAL FACTORS POTE:\Tl4.LL Y AFFECTED The report states, "There are no environmental factors that would be potentially affected by this project." None of the boxes are checked. Shouldn't the boxes indicating "Population Housing, Air Quality, T~~nsportation Circulation, Noise and Aesthetics" be checked? From our point of view at Kildara all of these issues are of concern. PAGE 4 LAND USE AND PLANNING - ITEM E The report asks, "Would the proposal disrupt or divide the physical arrangement of an established community?" The report indicates no impact. This ignores the potential impact on the following: Road surfaces and attendant expenses for homeov.,rners of Kildare due to increased traffic. Noise -kids in playground from 6: 15 a.m. to 6: 15 p.m.and more traffic. Air pollution from increased traffic. Traffic safety Kr:eEl\!5'~ ;. :',!,: C f E~'J PAGE 4 GEOLOGIC PROBLEMS /56 ~ It} Will there be grading elevation issues that could cause flooding or erosion? 16,500 square feet ofbui]ding and or nearly 3 acres of surface covered by buildings and parking lots. This is Iike]y to change in an exaggerated way: a) absorption rates b) drainage patterns c) rate ~nd amount of surface runoff All of these are subject to exposing people and propeny to :water hazards such as flooding. PAGE 5 AIR QUALITY The report states there would be "no impact" on Air Quality. Narrow streets within the Ki]dara complex will experience increased traffic and with it increased air pollution including kno\\TI carcinogens such as MTBE, and carbon monoxide. PAGE 5 TR.\1\'SPORTA TI01\'/CIRCVLA TIDl" The report states, 1) Item a) "No impact" on "increased vehicle trips or traffic congestion" 1) Item b) "No impact" on "ha~ards to safety...(eg sharp curves or dangerous intersections)" Kildare is full of sharp curves and dangerous intersections. PAGE 7 l\OISE Report states the proposal will have "no impact" on increases in existing noise levels or exposure of people to severe noise levels. I What about 180 children at Kinder ~are playgrounds and 24 hours of Rite Aide traffic and delivery trucks? PAGE 7 PUBLIC SERVICES - PROJECT nVIPACTS The report states there would be "no impact" on the need for new or altered services in Fire Protection, Police Protection Schools, Maintenance of public facilities including roads, Other governmental services. Will not increased traffic force altered services of police, maintenance ofroads etc. PAGE 7 AESTHETICS In item c, the report states there would be "no impact" on the aesthetics of light or glare. What about parking lot lights and store signs? HO\v will they not change the aesthetics? .., . . . -.. . -" . /59~ /bf PAGE 8 :\t-\.!\"DA TORY FIl'\DIl\GS OF SIGNIFICANCE The report states there will be "no impact" on item d). "Does the project have environmental effects which \",'ill cause substantial adverse effects on human beings, either directly or indirectly?" It is our contention the project, without concessions will have both a direct and indirect adverse effect on human beings by increased traffic, safety noise, and expenses. PAGE 10 PAR\GR.\PH 4 This paragraph does not address the disruption caused by increased traffic through the complex, safety consideration, road maintenance, air pollution, increased noise, light and sign aesthetics and storm water draina!!e. - - PAGE 13 PROJECT L\lPACTS \Vhile the report recognizes the project will generate ~'some new traffic" it does not address the new traffic Kildara will experience. In paragraph 3 the report addresses construction issues. Will there be any special consideration made during construction to minimize "dust and particulate matter"' in view of the close proximity of our homes? In paragraph 4- the report states Amador Valley Blvd. from San Ramon Rd Westv.;ard is a collector street .........terminates at the residential community of Kildara. If only this were true. It does not "terminate". The streets of our residential community have been and will increasingly be used to enter at this so called termination point, travel our streets and exit on Donlon way in order to avoid the busy intersection of San Ramon Road and Dublin Blvd. The reverse is also true. Increasing traffic will enter on Donlon Way and exit at Amador Valley Road. PAGE 16 1 l' In paragraph 5 reference is made to the effect that "the day care project will be conditioned to require that noise in the parking lot and play ground areas be maintained in a manner which minimizes the impact on the residential neighborhood". (Kildara) What will these conditions be? How \>.;ill they be implemented? Who \\~ll be responsible? I, and other home owners ofKildare look forward to your comments and answers to our questions at the meeting scheduled for March 9th. T. E. Clark 7255 Cronin Circle Dublin, Ca 94568 /5t ~ /6J SUMMARY OF STAFF RESPONSES TO KflDARA PROPERTY OWNER COMMENTS REGARDING PA 98-038 RITE AID/KINDERCARE SPA/PD REZONE/CUP/SDR MARCH 24, 1999 1. Traffic Problems within Kildara Comment Kildara property owners are concerned that the project will exacerbate an existing drive- through traffic problem within the Kildara community. Property owners have stated that currently, individuals wanting to avoid traffic congestion on San Ramon Road and Dublin Boulevard, use Kildara's private roads as a short-cut to access the western area of Dublin, via Donlan Way. The property owners requested that the project include a condition requiring the City and Rite Aid to install security gates at Cronin Circle and Amador Valley Boulevard; and Donlan Way and Cronin Circle and require Rite Aid to maintain these gates. Staff Response The traffic study for the project prepared by T JKM, Transportation Consultants was based on the assumption that all project generated traffic would utilize more direct routes, such as Amador Valley Boulevard (heading eastbound) and San Ramon Road, instead of circuitous routes through the Kildara community. On March 9, 1999, T JKM, Transportation Consultants completed a license plate survey to determine how many cars during the a.m., peak hour utilize Kildara streets as a short-cut. The study concluded that 3 cars utilized Kildara streets as a short-cut between the hours of 7:00 a.m. and 8:30 a.m.. Staff researched the possibility of installing security gates at the suggested locations, however, City standards require that gates be at least 50 feet away from a public right-of- way to allow for vehicle stacking, and a turn around area must be provided in front of the gates. Gates at the locations proposed by the Kildara property owners do not look possible. Other solutions were discussed at the Planning Commission meeting, such as installing a gate within the community, installing speed bumps within the community, or providing architectural barriers at the Amador Valley Boulevard entrance and signage deterring traffic away from the Kildara development. AttachflBlt -11 /'; /574/6// '-, 2. Noise Impacts from KinderCare's Playground Facilities Comment Kildara property owners stated that the noise will result from the four KinderCare outdoor playgrounds. The property owners requested that the project include conditions the following conditions: 1) increase height of existing concrete wall (separating Kildara from KinderCare) an additional 2 feet to decrease noise level; and 2) place large trees, such as evergreens along the east side of the existing concrete wall in the 10' dead space between the playground and wall to buffer noise. Staff Response The City's standard for normally acceptable noise levels for residential areas is 60 dB (decibels) or less (Noise Element of the Dublin General Plan). Due to a number of concerns raised regarding KinderCare's potential noise impacts, the City recently commissioned a noise consultant to conduct an additional, more detailed acoustical study for the KinderCare project. The results of this noise study will be available at the April 6th City Council meeting. The Brown-Buntin and Associates, Inc. noise study completed for KinderCare recommended a hourly average noise level of 50 dB as the recommended noise standard for the project so as not to create noise impacts on the adjacent residential neighborhood. Approximately 35 children will be playing outside within the playgrounds at any given time. However, the Brown-Buntin study used a,;total number of 50 children throughout the play areas and concluded that the major noise source would be raised voices in areas where children congregate. The maximum height of the playground equipment is 6.5 feet. Most of the children will produce voice noises at the height of 4 feet above ground; some at 8 feet above ground if the children are on the play equipment. The KinderCare project complies with the City's noise standard and Brown-Buntin and Associates' standard. The study assumed that if 10 children were located at one play area, the predicted noise level at the nearest Kildara building fac;:ade opposite the west property boundary would be in the range of 45 dB to 50 dB. The 6 foot high sound wall will reduce noise levels at the first-floor Kildara units by about 6 dB for children playing on the ground and about 4 dB for children at the top of the play equipment. The predicted noise exposure would, therefore, be about 41 to 46 dB. The sound wall is predicted to reduce the noise evels at the second-floor Kildara units by approx. 5 dB for children playing on the ground and 2 /&0 q) /6 ;/ with no significant noise reduction for children at the top of the play equipment. The predicted noise exposure would therefore be about 45 to 50 dB. The report concludes that noise levels due to children playing on the playgrounds, are expected to meet, or be below the recommended noise standard at the nearest Kildara building fa9ade. Regarding the property owners' request to add a condition requiring t~e applicant to install large trees between the playground and the wall to buffer noise, landscaping may not be as effective in decreasing noise levels compared toa concrete wall. However, KinderCare is proposing to install additional trees with large canopies along the western edges of the play area against the block wall. These trees must be State-approved due to child safety factors. Planning Commission Condition The Planning Commission recommended City Council approval of the KinderCare project with an added condition requiring that the KinderCare applicant extend the height of the block wall separating the project from Kildara, an additional 2 feet for reducing potential noise impacts, so that the total height of the block wall when standing on the KinderCare site is 8 feet high. 3. Noise Impacts of Rite Aid Delivery Trucks Comment The Kildara property owners stated that the Rite Aid project will result in noise impacts from the delivery trucks providing service to Rite Aid on a 24 hour basis, thereby significantly affecting the quality of life for the Kildara home owners. Staff Response , , Rite Aid will mainly utilize smaller delivery trucks, such as van and bob-tail type trucks, not semi-diesel trucks for merchandise and pharmaceutical deliveries. No trucks are expected to remain on the lot overnight. As a result, the potential noise impacts from the operation of delivery trucks were considered insignificant when taking into consideration the ambient noise levels of the adjacent commercial shopping center (Strouds), adjacent restaurant (Dublin Fishery), and San Ramon Road. Planning Commission Condition The Planning Commission recommended City Council approval of the KinderCare project with an added condition prohibiting truck deliveries between the hours of 9:00 p.m. to 7:00 a.m. 3 /b( oD /6l 4. Noise Impacts of Rite Aid's 24-hour Drive-Through Pharmacy Comment The Kildara property owners stated that the 24-hour drive-through pharmacy will result in noise impacts to their community. Staff Response The drive-through pharmacy is only available to patrons that have called in their prescriptions beforehand. Rite Aid indicated that the noise level of the drive-through speakers would only be discernible to the driver of the vehicle only. Nonetheless, the project has been conditioned requiring that the speaker volume be at a noise level which reflects the minimal functional volume and that the speaker sounds not be discernible beyond property lines. This condition will be monitored on a yearly basis and any complaints made against the applicant for not complying with the condition will be investigated. Project applicants would be responsible for complying with this condition at all times. 5. Decrease in Property Values Comment Some of the Kildara property owners are concerned that the project would result in a decrease in Kildara property values due to noise and traffic impacts. Staff Response Staff concluded that the project would not result in negative impacts due to noise and traffic that would decrease Kildara property values. A drug store and day care use are compatible uses adjacent to medium to high density residential uses. 6. Short-Term Traffic Impacts on Amador Valley Blvd. during Construction Comment Some of the Kildara property owners commented that construction of the project would result in limited access on Amador Valley Boulevard and traffic delays. Staff Response The City Public Works Department will insure that traffic is not impeded during the :onstruction stage. Mitigation measures will be discussed during the project's pre- construction meeting and implemented during construction. 4 /bJ ~ (6) 7. Inadequate Review of Site Layout for KinderCare in Negative Declaration Comment Kildara property owners stated that the Negative Declaration should have analyzed alternative site layouts for the KinderCare project so that the playgrounds would not border the Kildara project along the eastern side of the KinderCare facility. Staff Response The Negative Declaration did not conclude that KinderCare will produce significant adverse noise impacts. Therefore, staff concluded it was not necessary to include an alternatives analysis for the site layout. In addition, there were no other viable alternatives for locating the playground facilities due to: 1) site circulation limitations; 2) security and safety issues that may arise with the children being dropped off and picked up along Amador Valley Boulevard if the main entrance faces Amador Valley Boulevard; and 3) the need to orient the main entrance of the building towards Rite Aid without the visual and physical obstruction of the play facilities in front of the building. 8. Security Problems with the 24 Hour Drive Through Pharmacy Comment One Kildara resident was concerned with the potential for the 24-hour drive through pharmacy to be a target for criminal activity, particularly at night. Staff Response As a condition of project approval, Rite Aid must comply with the Police Department's non- residential security requirements and work with the Police Dept. on an on-going basis to implement a security and theft prevention program. 9. Environmental Concerns (besides traffic and noise): (a.) Disruption or Division of Physical Arrangement of the Community; (b.) Geologic; (c.) Air Quality; (d.) Public Services; (e.) Aesthetics Comment On Kildara resident commented on the Negative Declaration completed for the project and stated that the proposed project would have significant impacts in the following areas: (a.) 5 1~3 6( /6} Disruption or Division of Physical Arrangement of the Community; (b.) Geologic; (c.) Air Quality; (d.) Public Services; (e.) Aesthetics Staff Response (a.) The proposed project will be built outside the Kildara community. Therefore, the physical disruption or division of the Kildara community would not occur. (b.) The project site presents no geologic problems - conditions of project approval have been included which require the preparation of soils reports prior to building permit approval. (c.) Based on the traffic study completed for the project there will not be an increase in traffic congestion that would result in poor air quality within the project vicinity. (d.) There is no need for new or altered police, fire, or other City services because the existing services are adequate to serve the project. (e.) Staff feels that with the California Spanish architecture, both buildings will blend in well with the surrounding developments. 10. Replacement of Existing landscaping North of Amador Valley Boulevard Comment Kildara property owners are concerned about the proposed removal of the existing lawn and oleander bushes that are located along the north side of Amador Valley Boulevard for a distance of approximately 200 feet from the Kildara properties, eastward, which have been maintained by the Kildara Homeowners Association. , The property owners requested that the project include a condition to relocate the existing landscaping within the Kildara property at locations designated by the property owners. Staff Response The landscaping was installed by the developer of Kildara when the Kildara project was constructed to screen the vacant lot from public view. ,-;: \po<Jf...038\issucs 6 /~r ~ /6J ZONING DISTRICTS AND PERMITTED USES OF LAND Chapter 8. 12 C. The Zoning Map shall implement the adopted General Plan and specific plans. D. Amendments to the Zoning Map shall follow the process established in Chapter 8. I 20, Zoning Ordinance Amendment. 8.12.040 Zoning District Conversion Table. The following zoning district conversion table shows the equivalent zones of the new Zoning Ordinance and of the former Zoning Ordinance: ~ ew Zoning Ordinance A R-l R-2 R-M R-M PD C-O C-;-..J C-l C-2 M-P M-I M-2 8.12.050 Agricultural District A Former Zoning Ordinance Agricultural District Single Farnily Residence District Two Family Residence District Four Fa.rnily D\\'elling District Multiple Residence District Planned Development District Administrative Office District Neighborhood Business District Retail Business District General Commercial District Industrial Park District Light Industrial District Heavy Industrial District , I Permitted and Conditionally Permitted Land Uses. The following "Land Use Matrix" lists the permitted and conditionally permitted Use Types, as defined in Chapter 8.08, Definitions, in each Zoning District, and the decisionmaker authority: City of Dublin Zoning Ordinance Sim::le Familv Residential District - ~ Tv..'o Family Residential District Multi-Family Residential District Multi-Family Residential District Planned Development District R-I R-2 R-3 R-4 PD Commercial Office District Neighborhood Commercial District Retail Commercial District General Commercial District C-O C-N C-I C-2 ~ AGRICUL TURAL USE TYPE A r R-I R-2 R-M C-O C-N C-I C-2 M-P M-I I 1\1-2 Animal Keeping - Agricultural C/ZA I - - - - - I - - - - I - Animal Keeping - Commercial C/ZA I - I - - - - I - - - - I - Agricultural Processing C/ZA I - - - - - - - I - - I - Bird Keeping - Commercial I C/ZA I - - I - - - - - I - - I - Crop Production C/ZA I - - I - - - - - I - I - I - Horse Stable/Riding Academy C/ZA I - - - - - - - I - - I - Horsekeeping I C/ZA I - - - - - - - - - I - Industrial Park District Light Industrial District Heavy Industrial District M-P M-l M-2 AttachllBlt J ^ AGRICULTURAL USE TYPES 12-2 September, 1997 /65 5-(J' /b~ ZONING DISTRICTS AND PERMITTED USES OF LAND Chapter 8.12 RESIDENTIAL USE TYPES . /' RESIDENTIAL USE TYPE A R-I R-2 R-M CoO CoN Y C-I C-2 M-P I 1\1-1 I M-2 Agricultural Housing C/lA - - - - - I - I - - I - I - Animal Keeping - Residential P I P P P - , - - - - , - I - Boarding House - I C/lA CIlA CIlA - - - - I - I - I - I Caretaker Residence CIlA - - I - - - I CIPC CIPC I CIPC I erc I epc Community Care Facility/Small I P P P I P I - - - - I - I - I - Duplex - - p I P I - I - - - I - I - I - I Farm Mobile Home CIlA - I - I - I - I - - - - I - I - I , Garage/Yard Sale I P P I P I P I - - - - I - I - I - Home Occupation I lC lC I lC I lC - - - - I - , - I - Large Family Day Care Home I C/PC I C/PC C/PC I CIPC I - I - - - I - I - I - I (9-]4 children) I Mobile Home , P I p I P I - I - I - I - - I - I - I - I Mobile Home /Manufactured I - CIPC I CiPC I - I - I - I - - I - I - I - 1 Home Park I Multi-Family Residence I - I - I p I p I - I - j I - I - I - I - I - I Parking Lot - Residential I - I CIlA I C/lA , CllA I - I - I - - I - I - I - Residential Use Secondary to I - I - I - I - I - I - I C/PC - I - I - I - Commercial Use I Second Unit I - I CIlA I - I - I - I - I - - I - I - I - I Single Family Residence I P I p I P I P , - I - I - - I - I - I - I Small Family Day Care Home I P I P I P I P I - r - I - - I - I - I - (J -8 children) Temporary Mobile Hamel TUP I TUP I TUP I - - I - I - - I - I - I - Manufactured Home I Tract and Sales Officel - I TUP I TUP I TUP - I - - - I - I - I - Model Home Complex CIVIC USE TYPES V , - , ' CIVIC lJSE TYPE A I R-I ~ R-2 R-M CoO CoN I C-I C-2 I M-P I M-I I M-2 Community Clubhouse - CIPC C/PC C/PC - - CIPC - I - I - I - Community facility C/PC C/PC I C/PC C/PC I C/PC C/PC I C/PC C/PC I C/PC I C/PC I C/PC Hospital/Medical Center I - - - C/PC - - C/PC C/PC I - I - I - Industrial TransferlStoragel - - - - - I - I - - I - I CIPC I CIPC Treatment Facility I Newspaper Recycling Bin I TUP I TUP TUP TUP TUP I TUPI TUP TUP I - I - I - Small Scale Transfer - I - I - I - - - I - - I - I CIPC I CIPC and Storage Facility U City of Dublin Zoning Ordinance 12-3 September, 1997 /~~ /'~ 1<0/ '(./0 -0 1/-- I~ ZONING DISTRICTS AND PERMITTED USES OF LAND Chapter 8.12 CO\1MERCIAL L'SE TYPES ~ cO.\1.\1ERCIAL L'SE TYPE I A I R-I I R-2 , R-!\1 I C-Q I C-.'\ C-I I C-::! I M-P I M-I I \1-2 I .',.jult Business EstabJisnme:1: I - I - I - I - I - I - epc I CiPC I - I - I - I I ':.::lbulance Se:-\'ice I - I epc I - ! - I - I - - I P I -- I p I - ! : ;~::naJ Sal~s 2nd Se~\'i:::5 I CZA I - I - I - I - I r epe I epc I - I e:>~ I epe I - ..L I -\:-ca8e ':.:-:5 a:ld C:-:~s Fai:- ,.',.:lction Y:l:-d I I lL:P I I I I I I I I II epc 1/ ~. :0 .i L'J ~, '0 J L , ll'P Tl'P ~,.r'J i L,t p II TLJP I TUP I lCP , I CiPC I epc I C'PC I II p f II P I c:>r I II P I e:>~ I .L II epe I I CPC I I I II e:>~ I I C'?C' i I ., L 1 p epc i ~ ':>~ I f_ '?C I C 'PI~ I L.L : _~:..::omoDrje \'~hi::je 3:-()~:e:-2;e I ,';:';lO~obije Yehde Re:::;;.1 I ,';:.;!omobiie Yehicie Re::;:::i:-5 I . S ' ' i ~:-:: e~'l:e ? p ; ,~.:':lo:TIobije \'ehi:]e 52.;=-5 .:.:;j : Se:-,,'j:e i ,';:.;:omobiie Yehicie 5::;:-:::;e :"'0: : 3.::.:-:ks 2.:id :-i:l~:l:ial Se:-'.';:~.s p :) D I CPC I J' I, Ii TL':' I P I eZA I I TCP : ! 3:-: 2.:-Jj 3;~2kr25! l::n c'})e i L-"r .~ c'P,: ,. ',,~ _.L i 3:..::i.j;:lg .~1:Hc:-ia15 Seje3 I C::- \\'ash 'D::tailin!:: : C::7:;\2.1 - . ". i C:'C I i I : Ii e:>~ epc ! I c ':>1' I I L ~::;~te:-]es. l (iJL!r.-::J2.:-I~~S I - - - - - .~ - - i I , I I I ':::-1~ \jo~u2:-ies i I i i I ! I i L ;--~:-~5:~25 1 :-ee Sales Lo: i i i I I TLiP I j L:P II TLJP TUP i I I , - - - - - - - I , --- . --. .-. ... ". I i e;>~ I ,......, ,[),.-. I C:>~ 1 I CPC C'PC I epc I C'P~ I ! , l. O;Tl;-7H.!r1l!y L2re t a:l!j~Y ~2:-;~ - .L L.L ,L I - I - " L - I Co!':'ing :lnc Bluep:-inting i - I - I - I - I ? I P P P I - I - I - I I i ~2:l:~ :- j08; I - I - i - I - I - 1 - ~'pr epc i - I e?e I - I 1 L._ I I U3Y C2.re Center (15- :.::::jj:-e::1 I - I C'PC I C'PC I epc I C'PC ! e?C ! epc epc I epc I epc I epc I D~i\e-in Drive-throu:::h 3L!si:i::ss I - , - I - I - I - I epc i epc (iPC I - I - I - I c3:ing ,md Drinking I - I - I - I - I CZA I CZA ! P P I - I - I - ..- .... I I ::5:~JlISnment I I r2:7;1e(s \1arket I - I -- I - I - I TUP I JCP II TUP TUP I - I - I - I Fes:i\'aliStreet Fair I TUP 1 IlP I TUP ..\.- TUP I TUP I TLJP I TUP TUP I - , - I - I 'I I I Fi:-ewo:-ks Sales I - I - , - I -- I - I - I TUP /I TUP I - I - I - I Fo:-runetelIing I - I -- I - I - I - I - CiPC CIPC I - , - I - I He:ll;h Se:-yices/Clini:.:s I - I - I - I - I CiZA I - /I P I P I - I - I -- I Hotel/Motel I - I - I - I -- I - I - 1/ CiPC [iPC I - I - I - I HOL!semo\'er's SlO:-cge Lot I - I - I - I - I - I - II - - I - I - I CiPC I Im;:Jolmd Yard I -- I - I - I - I - I - - I - I - I epc I epc I Lab:J:-ato:-y I - I - I - I - I P I - -- P I P , P I P I Ma5scge Es;ablishment I - I - , - I - I - I epe epc I CIPC I - I -- I - I Mi:1i-S!O:-age I - I - I - I - I - I - - I P I - I - I - I Office - Cont:-actor's I - I - I - I - , - I - - p I P , p I p I I Offi ce - , - I - I - I - I p I p p I p I P r - I - I Profess i onaL'A dm in istrc:i \'e i Offi:::e Trailer - Comme:-:.:::::) I - I - I - I - I TUP I J UP TUP I J LJP I TUP I TU? I TUP I Out:loor Mobile- Vendor I - I - I - I - I CZA I CZA eZA I C/ZA I CiZA I CZA I eZA ; I Outdoor Sale by Est. Dub, 3:":5. I - i - i - I - I TUP I TUP I TUP IITUP I - I - I -- I Ou:door Seating I - I - I I I CiPC I C ':>~ \ epc I OPC I I -- I I - - ,\.- - - ! Pa~king Lot/Ga:-age-CoIT1:71er:.:ial I - I - I - I - I CIPC I epc 1\ P V P I epc I P I P '---' City of Dublin Zoning Ordinance 12-4 September, 1997 1~1 8(/ /61 ZONING DISTRICTS AND PERMITTED USES OF LAND Chapter 8.12 . ~ COMMERCIAL USE TYPE I A R-! I R-2 I R-M CoO I CoN I Co] C-2 M-P I M-I I 1\1-2 Personal Services I - I - I - I - I - I P , P P - I - I - I Plant Nursery I C/PC C!PC I - I - - - I C/PC C/PC , - I - I - Pumpkin Sales Lot - - I - I - TUP TUP TUP TUP - I - I - Recreational Facility/Indoor - - I - I - - I - CIZA CIZA CIZA , CZA I CiZA Recreational Facility/Outdoor I C/PC - I - I - - I - C/PC CiPC C/PC I c/PC I epc Repair Shop - - I - I - - I P P P - I - I - I Retail - General - - I - I - I - I - P P - I - I - Retail - Neighborhood I - I - I - I - - I P P P I - I - I - I Retail - Outdoor Storage I - - I - I - , - - c/PC C/PC I - I - I - I i Retail - Service I I I I P I I I - - - - - - - - - I - ! School - Commercial - I - I - I - I - I - P P - I - I - I Service Station - I - I - I - , - C/PC C/PC C/PC - I CfPC I C'PC I Shopping Center I - - , - I - - I - C/PC C/PC I - I - I - I I Temporary Construction Trailer I TUP I TLJP I TUP I TUP I TUP , TUP TUP TUP , TC? I TUP I TLJP I J emporary Outdoor S:;:le Not - I - - I - I eZA eZA c/ZA eZA leZA CZA CZA! Related to On-Site Established Business (Sidewalk S:;:le) I Vehicle Sto;-age Yd-Commercial I - I - I - I - I - I - i - r - I - i CZA I CZ.:" : INDCSTRIAL USE TYPES \.J r- I I:\DUSTRIAL CSE TYPE I A I R-! I R-2 I R-M I CoO I C-~ C-! C-2 I M-P I M-l I 1\1-2 i I Equipment and mate;-ia!s I - I - I - , - j - I - - C/PC I - I epc I - I Storage Yard Industrial - Heavy I , I I I I I I I I P i - - - - - - - - - - I I Industrial - Light I - I - I - I - I - I - I - - I P I P I P i I Printing and Publishing I - I - I - I - I - I - I - - I P I P I - I Recycling Facility - Commercial I - - I - I - I - I - I C/PC C/PC I c/Pe I (iPC I epc Research and Development I - - I - I - I - I - I - - I P I P I P Laboratory Salvage and V,:recking Yard I - I - I - I - I - I - I - - I - I c/PC I epc I Storage Container I - I - I , - I - I - I - - - I TUP I TUP I TUP Storage of Petroleum Products I - - II - I - I - I - - P I P I P I P for On-Site Use Trucking Terminal T - - I - I - I - I - I - - I - I P I P Warehousing and Distribution I - - I - I - I - I - I - P I P I P I P KEYIDEClSIO~MAKER AUTHORITY Permitted IP T"ot Permitted I - Zoning Clearance I ZC Conditional Use PermiUZoning Administrator I C/ZA Conditional Use PermitlPlanning Commission ICIPC Temporary Use Permit I TUP City of Dublin Zoning Ordinance 12-5 September, 1997