HomeMy WebLinkAboutItem 6.1 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
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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
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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
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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.
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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
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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
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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
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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.
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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.
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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).
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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
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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
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PARKING SPACE INFORMATION
NOTE:
WE ARE ALLOWED TO USE RITE AID'S EXCESS
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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
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TOlAL SITE PARKING SPACES PROVIDED
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PARKING SPACE INFORMATION
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AREA SUMMARY
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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~ , ,.,
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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
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CITY OF DLIBLIN
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!\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
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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.
Nnd a.LIS
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INITIAL STUDY
ENVIRONl\fENTAL INFO Rl\1A. TION FORM
1. 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
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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
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impact
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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.
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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?
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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.
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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.
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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
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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.
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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
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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
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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.
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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,
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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
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· 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.
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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
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g: \pa9 S-03 8\ini tj al\ri teai dkindercare
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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.=
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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
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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.
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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
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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.
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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..
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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.
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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
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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.
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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?
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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
/.
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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
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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
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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
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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
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Table III
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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.
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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
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Table IV
T' G
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Rate Source: Trip Generation, Institute of Transportation Engineers (ITE). Sixth Edition. 1997.
ksf = thousand square feet
Trip Assignment
I
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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
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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
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Table V
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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.
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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
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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
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APPENDIX C
Results of the Intersection Capacity Analysis
Existing plus Approved Conditions
I
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Traffic Study for the Proposed Rite Aid Development
TIKM Tr-an.sPQrratiQ.ll CQDsn1?tj0J1
Page 20
FepJJLaJV 4. 1999
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APPENDIX D
Results of the Intersection Capacity Analysis
Existing plus Approved plus Project Conditions
I
t
Traffic Study for the Proposed Rile Aid Development
TJK1v1. T G) II snom t j 011 CQ.D5 0 1 MinD
Page 21
Feb,[psJv4. 1999
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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
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tpa'~es a\92J..:atHe per s::e:
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Pie2~r.~n and San~..?-o~z, ". .
01/25/1999 08:47
9254533590
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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.
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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
,
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I
March 9, 1999
Prepared By
Brov.rn-Buntin Associates, Inc.
Fair Oaks, California
AttachOB1t s>
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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
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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
.
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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.)
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BBA -~
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FINAL
1/4 ff" cD /6 ?
. A Traffic Study
Of The Proposed
Rite Aid Development
In The City of Dublin
Febnlary 4, 1999
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PLEASANTON
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March 15, 1999
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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
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7332 CRONIN CIRCLE. DUBLIN, CALlFRONIA . 94568
PHONE: (925) 828 ' 4106 . FAX: (925) 866,;681
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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
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MARCH 15, 1999
Date:" 03/08/199s
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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:
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Date: Name: r"
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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
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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
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'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
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Ma r. 2. J 999 2: ::OFM
No. 5638
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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
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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
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No. 5638
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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
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Enclosures
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C:\LR\KIl.DAltA\030299.WPD
Mar. 2. 1999 3: 05F}J .
H'J. 5640 P. 1/7.
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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.
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· 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
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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
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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
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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
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by Nina Wixson Kildara hom e concerns outlmed 10 the letter written
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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
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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
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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
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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.
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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?
.., .
. .
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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/
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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
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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 -
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::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