children to have an increase in asthma which can result in lung damage or adverse health impacts. She mentioned children are already exposed to pollutants when they are dropped off and picked up and this project will be compounding the level of air pollution. She strongly recommended the Council consider an environmental study be conducted for air quality and any impacts be mitigated if necessary.
Caller *4001: Jacquelyn Seefeldt commented she is a contractor with Child Protective Services and there is no minor law in California; it is based on maturity; therefore it would be ignorant to believe children won’t be walking home alone. She mentioned the Council should consider that Brentwood allowed the In and Out Burger restaurant and drive-through but that is a traffic study that failed as vehicles are hit almost daily when stopped in the intersection because there is not enough room for them in the drivethrough. She expressed vehicles move into other lanes to go around the sitting traffic. She requested the Council consider this when making its decision.
Caller *2196 was called upon 3 times without response.
Caller *5450: Starla Wise commented she opposes the drive-through due to traffic and proximity to Laurel Elementary School. She mentioned the location is 1.5 miles from Freedom High school and there is already traffic with the elementary school traffic. She also mentioned elementary students will be crossing 4 lanes of traffic and drivers distracted by food and likely in a hurry will be exiting onto Laurel many times per day when elementary school students are in the crosswalk. She commented that there are no rules for elementary students to be accompanied by an adult to walk home.
She mentioned inexperienced high school drivers will be visiting the restaurant before school for breakfast, during lunch and after school before practice for food during times when elementary school children will be using the crosswalk. She expressed she does not believe inexperienced high school drivers were considered in the traffic
report. She shared that she was present when the Burger King was built in Brentwood across from Liberty High School and traffic increased substantially. She expressed there have already been 2 injuries and a 12- year old was killed when walking to school. She mentioned this is a safety issue and she asked the Council to consider the safety of children and the community before all else.
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Caller *8099: Lindsay Waters commented she is aware the Council is acting in a quasi-judicial role and believes Mr. Cole’s input is completely biased. She expressed safety concerns as the location includes a school zone and asked for current traffic reports using data that resembles the Oakley community layout. She mentioned she would like to be assured since 2007 that the report includes all new developments. She inquired why ordinances were not implemented years ago to protect school zones. She shared everyone knows this is a terrible idea but the City is stuck to deny it or get sued. She expressed concern that developers might apply for additional drive-throughs on the other corners near the school and she wants to know how to prevent that from happening as ordinances still are not in place and the Council will have to consider them. She shared the bank in the plaza has a drive-through which is only in operation weekdays beginning at 9 a.m. and open no later than 6 p.m. and is closed on weekends. She mentioned if the applicant insists on equity, have the same hours as the bank; it doesn’t open until after school starts. She requested the Council deny the CUP.
Caller *9317: The caller expressed objection to the CUP. She mentioned it is a bad idea. She asked the Council to consider how many people are on the call who are concerned and mentioned they would be at City Hall if they could be. She asked the Council to represent its citizens. She expressed there is a lot of talk about change and fairness, but she believes the Council is favoring the applicant and developer. She referred to Oakley Municipal Code Section 9.1.104 which indicates the City will retain small scale businesses which do not appear in general commercial. She mentioned nothing about the McDonald’s speaks to small scale and she requested that the ordinance not be overlooked. She commented it is unfair to allow a fast food drive-through as it will negatively impact citizens who have invested hundreds of thousands of dollars into the City. She inquired how the Council cannot take into consideration the type of businesses that go in as they have different impacts. She requested the Council deny the CUP.
Caller *4814: Chrishan Ross, commented that the Council meeting held on April 27, 2021 lacked professionalism and mismanaged public comments.
She mentioned the Council kept constituents wanting to make public comments on hold for an hour. She expressed it is alarming that the City 482
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Attorney interrupted public comments. She mentioned it makes her wonder who is running the city and if the elected can represent her. She mentioned if there is a question, the Planning Commission should communicate with the Council, not the City Attorney as he/she should only speak for clarification purposes. She voiced concern regarding the McDonald’s double drive-through and Quick Quack Car Wash so close to an elementary school, middle school and high school. She mentioned a solid Planning Commission would be aware of potential risks and safety issues, not rely on skewed, outdated data, and would demonstrate a strategic approach to development in a safe and responsible manner. She expressed if the City’s leadership wants to maintain Oakley’s small town character, while strongly encouraging the development of new industry to employ the growing workforce, it would deny the drive-through because of traffic and safety. She indicated the Council needs to make sure the health, safety and welfare of residents is considered. She commented that Police would not be staging officers off Laurel Road on Mercedes and Holmes if Police is not concerned about traffic. She requested the Council deny the CUP for the drive-through and Quick Quack Car Wash and design a better plan congruent with the existing neighborhood and City growth.
Caller *2306: Tasha Gray commented that a drive-through presents an imminent safety hazard for students and pedestrians and the environment for the school and residents, particularly in the Woodglen neighborhood which has existed since 1985. Long before it was approved for commercial.
She expressed over 40 comments in opposition to the project were submitted on April 27, many made by members of the School District, including the Superintendent and crossing guard and she believes the Council should weigh heavily their educated and experienced input. She mentioned the community requests the Council consider exercising its discretion and legal right to deny the CUP for the drive-through. She mentioned none of the points made by Greenfire Law have been mentioned; its letter provided in detail the negative impacts of the drivethrough, the traffic study that is 14 years old, the population increase (44%), that Laurel Road was not the main access point at the time the study was conducted, and how the restaurant with the drive-through will change the area. She mentioned there were 2 comments in support of the project, one being the adjacent commercial property owner, and she understands the financial gain he stands to risk. She mentioned he is a 483
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resident of Alamo, not Oakley. She mentioned the project is not in the best interest of the residents and urged the Council to deny it.
Caller *7843: Lisa Suarez commented she would prefer two conditions if the Council decides to approve the CUP: 1) the developer should build north and west buildings before the restaurant is built to complete the Plaza which would allow more small scale retail and 2) limit drive-through hours to 5 a.m.-10 p.m. due to the restaurant’s proximity to the residential neighborhood.
Caller *2196: Donna Chaddock referenced the book Fast Food Nation by Eric Schlosser which explains how the fast food industry has transformed roads, cities and highways across the nation and how small business have been diminished due to fast food restaurants. She commented that the first speaker mentioned the intersection of Laurel and Mercedes, but he didn’t mention that is where Laurel Elementary is located and it is dangerous.
She mentioned Mr. Cole’s memo to the Council provides the Council has an opportunity to act as the judge as to whether the applicant has provided sufficient evidence for the findings and she does not believe the applicant has presented sufficient evidence. She mentioned the traffic study was done long ago, traffic on roads have increased and residents do not want a drive-through or car wash. She requested the Council adhere to the City’s Mission Statement and make an informed decision and listen to the people who do not want a drive-through or car wash.
Caller *Mendoza: Maribel Mendoza commented it is interesting that the traffic study was done in Danville and she is wondering if any studies were done at the Brentwood or other Oakley McDonald’s locations. She urged the Council to consider the projected traffic at the location when new high density homes are completed, that the location is near a sports center and across from the elementary school. She compared traffic at In and Out Burger on Lone Tree Way and indicated traffic from this project will unlikely be contained to the plaza unless a security guard is present. She mentioned she agrees the City needs revenue, but does not agree this is the best course of action. She requested the Council think about the kids.
She inquired if the sports season has been taken into account with the traffic studies. She commented the person doing the traffic study thinks residents don’t know about studies and the wool can be pulled over their 484
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eyes, but that is not the case. She requested the Council go back and look at the study.
Caller *4970: Mary Roney commented she is opposed to the drive-through at Laurel Plaza as 70% of the McDonald’s business will be from the drivethrough and there will be an impact on pedestrian safety and neighbors.
She requested the Council consider the noise level from the drive-through speakers in relation to the hours of operation. She concurred with other speakers that the CUP should be investigated more deeply.
Caller *6424: Ross Hillesheim commented he owns the 7-Eleven and Chevron gas station near the project and has obtained two CUPs in Oakley; he has enjoyed his experience with staff and the Council. He mentioned at O’Hara and Laurel, the General Plan has commercial planned properties over 300,000 square feet of future development. He explained that the Public Works and Engineering Department has planned for foreseen traffic at this intersection and have planned for the retail space.
He indicated the proposed McDonald’s is approximately 1% of the General Plan’s proposed 300,000 square feet of retail at that intersection. He mentioned drive-throughs have been declared an essential business by the Governor during the pandemic. He added that with the economic problems experienced during the pandemic, increased jobs in Oakley will be great.
He shared that in response to the comment made that he has a financial interest in it, he can prove he does not have a financial interest in it.
Mayor Higgins called for 5 minute break at 9:17 p.m.
After 5 minutes, the Council reconvened.
Caller *3699: Conan Moats commented that the project and cheerleading by staff is what is wrong with local government. He expressed concern regarding how to mitigate a kid who gets hit at the intersection of Mercedes and Laurel. He inquired how many deaths it will take to achieve a level of significance. He mentioned if Oakley is truly “A Place for Families in the Heart of the Delta” it will deny the CUP for the drive-through. He expressed he doesn’t accept the apology of Mr. Cole nor of the applicant for not being present at the last minute on April 27. He mentioned the live-streaming is not legible on the website. He mentioned the City Attorney indicated the restaurant cannot be addressed and wonders why the Goldblatt family 485
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does not speak to the drive-through but rather only the restaurant. He mentioned the Superintendents comments have not been considered which speaks volumes to our City. He expressed the need for a Planning Commission as the information presented is bogus and assumes compliance. He urged the Council to deny the CUP.
Caller *2867: The caller thanked Ross Hillesheim for providing a 24-hour alcohol, tobacco and environmentally polluting 7-Eleven/gas station that causes disturbances. She commented that she does not understand what the Council is trying to do by adding a McDonald’s to that. She indicated residents are better than that and the Council should be better than that.
Written comments opposed to the project or specifically the CUP were provided by Irene Segovia, Liz Elias, Veronica Mangante, Mary Roney, Sherie Suhrie, Lisa Van Norsdall, Jaime Spohn, Christine Dugan-Ihm, Isaac Hoffman, Linda Carter, Heather Watters, Nadine Somerhalder, Marci Lozoya, Larry DelaBriandais, Lindsay Waters, Connie Holt, Rachel Kinder, Mindi Wade, Kerry Stewart, Elsa Santiago, Shelly Fitzgerald, Kathleen Estrada, Valerie Ferreria, Hollie Johnson, Lisa Galeano, Roberto Estrada, Leia Montgomery, Donna Chaddock, Jacquelyn Seefeldt, Samantha Madruga, and Tosha Gray.
Written comments in support of the project or specifically the CUP were provided by Dana Bockstahler with BAC Bank and Sean Ireland.
Written comments provided by Diane Merritt, Chrishan Ross, Eve Dooms, Donna Chaddock did not indicate their position, but provided they would like to speak.
A copy of the written comments in their entirety are available on the City’s website and through the City Clerk’s Office.
Mayor Higgins closed the public hearing.
Mr. Cole advised that pursuant to City Council Resolution 10-10, the applicant, who has the burden of proof, can make a rebuttal up to 10 minutes.
Applicant Kevin expressed no rebuttal.
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Mr. Cole shared a hypothetical situation to illustrate the issue. In response to public comments, he mentioned if the Council denies this project tonight, it doesn’t guarantee there won’t be a fast food restaurant at this location.
He provided an example of a Chipotle or Peet’s Coffee that usually have no drive-throughs but can generate a lot of traffic at the time parents are dropping off their kids to elementary schools. He mentioned the City doesn’t have the ability to stop the developer from having other restaurants from locating at this site. He shared he mentions it because some of the comments heard tonight indicate the Council can stop traffic being generated from this site which the Council cannot. He mentioned if the developer can find a tenant, it will not mean there will not be traffic. He explained that here, the Council is dealing with the restaurant using a drivethrough and the Council may consider the impacts of the drive-through with its surroundings and whether it has heard evidence for or against the drivethrough.
Vice Mayor Pope requested a continuance as the Council has heard a lot of public comments about the traffic study, which information is not provided in the record or in the packet; therefore, he does not believe the Council can make a quasi-judicial ruling of items not in evidence; it cannot make a decision on an item not seen. He expressed he wants to see an analysis of pedestrian impacts in the traffic study during school hours and when done, he wants a public work session so the Council can properly digest the study, have experts explain it, and have the public involved. He also expressed he wants to make sure the design review is handled separately from the CUP. He indicated that nobody has talked about the design of this restaurant which he believes is horrid. He made a motion for continuance.
Mr. Cole commented that the motion would be to continue the matter until such time a traffic study can be performed considering the pedestrian impacts of the school across the street, a work session will be provided to digest the results of that study, and the design will be heard separately after the CUP. He mentioned staff probably cannot agree to a time certain for the continuance because staff would have to get with the applicant to determine the timing. He mentioned it could be August, but he will leave it to staff.
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Mr. McMurray concurred with Mr. Cole in that the item should be continued indefinitely as staff will have to re-notice for the work session, design review and CUP. He mentioned staff has direction if approved.
Councilmember Williams seconded the motion.
Councilmember Fuller commented he appreciates Vice Mayor Pope’s comment because the focus has been on the safety of kids and no children have been mentioned in the traffic reports. He expressed that the community should be able to look at a professional evaluation. He requested all evidence and testimony to be able to be used later (everything to remain static until mid-August) and is in favor of the continuance if under those conditions.
Mr. Cole explained that everything today becomes part of the record; therefore, the Council can rely on what it heard today, including all verbal and written comments, when continuing the item to a later date.
The motion was carried to continue the public hearing to a date uncertain and direct staff to have a traffic study prepared including pedestrian impacts and to bring back the results of that traffic study to a work session with the design review heard separately from the CUP at a future meeting.
AYES: Higgins, Fuller, Pope, Williams. NOES: Meadows. (4-1) 488
MEMORANDUM
Date: April 27, 2021
To: City Council
From: Kenneth W. Strelo, Principal Planner
Subject: McDonalds Drive-Through Quick Serve Restaurant Conditional Use Permit (CUP 03-20) and Design Review (DR 09-20) - Summary of Public Comments Received with Staff Response
The City Council has received several public comments in regards to the proposed McDonald’s Drive-Through project. As of approximately 2:30 P.M. on April 27, 2021, Staff has reviewed all of the comments received up to that time, and prepared responses. This memo does not include all of the individual comments, rather summaries.
Letter from Jessica L. Blome of Greenfire Law, PC (April 26, 2021) • Opposed to McDonald’s drive-through
• States Council cannot make the required findings to approve CUP
1. States Laurel Plaza is not suitable for the drive-through because the restaurant does not adapt with the use with land and uses in the adjacent neighborhood a. Agrees site is appropriate size and shape
b. Claims drive-through does not adapt to the educational uses of surrounding neighborhood and siting near crosswalk fails to protect students
Staff Response: Laurel Plaza is anticipated to eventually be built out, resulting in an increase of vehicular traffic from what currently exists in a mostly vacant commercial site. This increase in traffic was assumed in the original traffic study and project design. Proposed project traffic study finds the McDonald’s and concurrently proposed drive-through (Quick Quack) result in an overall reduction in both daily and peak hour trips compared to the originally approved Laurel Plaza, based on ITE Manual Trip Generations. In addition to resulting in less overall trips coming into and exiting the shopping center, the pedestrian circulation onsite was analyzed for safety and two recommendations were proposed to increase the level of safety beyond meeting the criteria.
Agenda Date: April 27, 2021
Agenda Item: 5.1
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McDonalds Drive-Through Quick Serve Restaurant Conditional Use Permit (CUP 03-20) and Design Review (DR 09-20) - Summary of Public Comments Received with Staff Response
2. States the projected trip generation was arbitrarily concluded since Oakley’s population has increased since 2007.
Staff Response: Generated trips are not arbitrarily concluded, rather based on the most up to date ITE Trip Generation Manual based on the type of use (explained further in the Traffic Study). Also, the Traffic Study updated the previously assumed generated trips by updating the previously assumed uses and currently known uses trip generation numbers with the most current ITE Trip Generation Manual.
3. Childhood Obesity
Staff Response: Most parents can agree that child obesity, along with many other social issues, is a valid concern. Outside the scope of analyzing a drivethrough for a CUP.
4. Target for Criminal Activity
Staff Response: OPD responded that the building should have security cameras installed around the exterior and to consider holly as plant type near the building and around the property to deter people standing, sleeping, and sitting in those areas. Holly is not being proposed. Although the physical nature may deter loitering/sleeping, is can also be somewhat dangerous unaware pedestrians, etc.
McDonald’s is proposing to installed security cameras at all four corners of the building providing essentially a view of the entire site.
5. States proposed use inconsistent with pollution-reduction elements and objectives in the GP.
Staff Response: The General Plan assumes a variety of commercial uses, such as restaurants or all types. This is outside of the scope of the CUP drive-through analysis.
6. Air Pollution
Staff Response: Project as a whole was analyzed under CEQA and Air Quality is one of the main impact categories.
Mitigation, which this project is subject to, includes:
• Measures for construction activities to reduce dust.
• Requiring delivery trucks to idle for no more than 5 minutes per trip each day, and install signs to state such.
Several other comments were received from the public via the online comment submittal form. Comments vary in their message to some degree, with a couple of 490
McDonalds Drive-Through Quick Serve Restaurant Conditional Use Permit (CUP 03-20) and Design Review (DR 09-20) - Summary of Public Comments Received with Staff Response
common themes becoming apparent. Those common themes are summarized below, and include a Staff Response.
1. Pedestrian Safety
Staff Response: Addressed in #1 in response to the Greenfire Law, PC letter.
2. Result in an increase in traffic
Staff Response: True compared to the current state of traffic, but not accurate when addressed in the manner projects are analyzed for traffic impacts. This site will eventually be built out and result in increased traffic exiting onto Laurel Rd and turning west. This use results in a decrease in total daily and AM/PM peak hour trips than what would have resulted from the originally proposed shopping center. Also, see #2 in Greenfire Law, PC letter.
3. Better options than McDonald’s/Not another McDonald’s/No more fast food Staff Response: As stated in the Staff Report, when analyzing a drive-through, Staff is not rejecting applications due to the franchise submitting it. It should be noted there is an ongoing effort by Staff from all relative departments to attract the very same brands and types of business many residents also request to see.
There is a myth the “the City” builds these projects. That is untrue. These are private developments on private property. The City maintains land use authority over the type of use and overall design elements, not the brand name of the business or type of food being offered for sale.
Staff Response Conclusion:
Many of the public comments are related to child/pedestrian safety or the disinterest in another fast food restaurant, and even specifically another McDonald’s. Staff wants to make it clear that by responding to comments and recommending approval of the project, that there is not a lack of understanding of the issues or lack of empathy for the commenters’ sentiment. Rather, Staff applies a fair and objective analysis to the proposed use of a drive-through. This proposal has been analyzed in the same manner as the adjacent bank, or a potential drive-through for a highly-sought after food-related use, if one was proposed. In other words, Staff has not analyzed this use for it specifically being a “McDonald’s”. Restaurants are allowed by right. The restaurant name, type of food, how the food smells, etc. are not subject to discretionary approval. Only the drivethrough component. In reality, this CUP should be analyzed as if the name of the restaurant is unknown, and that is how Staff has approached this analysis. 491
STAFF REPORT
Approved and Forwarded to the City Council
DATE: January 25, 2022
TO: Joshua McMurray, City Manager
FROM: Kenneth W. Strelo, Planning Manager
SUBJECT: Laurel Plaza Supplemental Traffic Operations Analysis Assessment Work Session – As Related to Quick Quack Car Wash at Laurel Plaza (CUP 02-20, DR 08-20) and McDonald’s Drive-Through Quick Serve Restaurant at Laurel Plaza (CUP 03-20, DR 09-20) Applications Summary
This is a Work Session on the Laurel Plaza Supplemental Traffic Operations Analysis Assessment as related to two separate Planning applications known as Quick Quack Car Wash at Laurel Plaza Conditional Use Permit (CUP 02-20) and Design Review (DR 08-20), and McDonald’s Drive-Through Quick Serve Restaurant at Laurel Plaza Conditional Use Permit (CUP 03-20) and Design Review (DR 09-20). This work session is a result of direction by the City Council at the May 25, 2021 Regular City Council Meeting as part of the discussion on Item 3.1 (McDonald’s CUP and DR) on that Agenda. Per City Council direction, a traffic study that included analysis of potential pedestrian impacts, including any impacts as a result of the projects proximity to an elementary school, was to be prepared and then presented back to the City Council for a Public Work Session with the Conditional Use Permits and Design Reviews to be heard separately at future meetings. The project is located in the Laurel Plaza shopping center at the northwest corner of Laurel Road and O’Hara Avenue and is zoned Retail Business (RB) District. APNs: 035-510-006 (proposed McDonald’s) and 035-510-009 (proposed Quick Quack).
Background
On May 25, 2021, the City Council held a continued public hearing on the McDonald’s DriveThrough Quick Serve Restaurant at Laurel Plaza Conditional Use Permit (CUP 03-20) and Design Review (DR 09-20). That public hearing included discussion on the Oakley McDonald’s and Quick Quack Traffic Analysis, which was an analysis that looked at the two proposed development projects and how they would impact traffic generated by the shopping center in relation to what was originally approved and approved since that time.
The analysis found that the two proposed uses would not result in any additional traffic than what was originally analyzed. Additional discussion was held in relation to the traffic analysis, specifically regarding potential pedestrian impacts due to the proximity of Laurel 492
Subject: Laurel Plaza Supplemental Traffic Operations Analysis Assessment – Work Session Date: January 25, 2022
Elementary School on nearby Mercedes Lane (across Laurel Road from the site). At the conclusion of the hearing, the City Council directed Staff to oversee a supplemental traffic study that included analysis of potential pedestrian impacts. City Staff hired Fehr and Peers to conduct the study. It is noted that the cost for the study was covered equally by the two applicants of the development projects and the property owner per a pass-through account with the City, but the consultants were managed by City Staff from beginning to end.
Study Purpose and Key Elements
Purpose
Per the Introduction of the Laurel Plaza Supplemental Traffic Operations Analysis Assessment (hereafter “traffic analysis” or “study”) the study’s purpose is to “…evaluate the potential effects of the development of the Laurel Plaza Project on the nearby area roadway Levels of Service, evaluate the proposed site plan, review collision trends adjacent to the Project site, and assess the Project’s compatibility with the adjacent transportation network and land uses.” Due to the interest of impacts to the nearby school, Fehr and Peers waited at least a week after school was back in session from summer break to obtain more accurate traffic counts and observations, which were conducted in August 2021. The Study looked at the existing transportation system, including Laurel Road, O’Hara Avenue, and Mercedes Lane. It also factored Tri-Delta bus services, bicycle facilities, and pedestrian facilities.
Data Collection
Data collection in August 2021 was done during weekday mornings and afternoon peak periods to coincide with the time-periods when adjacent street traffic demands are the greatest, and with the nearby school’s departure patterns. That data collection also included Laurel Elementary School Field Observations of pick-up and drop-off activities, as summarized in the following bullet list:
Inadequate pick-up and drop-off capacity at Laurel Elementary School results in vehicles spilling back onto Laurel Road.
One of the eastbound through lanes on Laurel Road gets blocked, prohibiting through movement, due to pick-up and drop-off.
Vehicles in the westbound left turn lane at Laurel Road and Mercedes Lane are unable to complete their movement due to vehicle spill back from the drop-off and pick-up areas.
Parents use the Laurel Plaza parking lot to drop off their children or park their vehicle at Laurel Plaza and walk their children to and from school. In the afternoon peak hour, more than 100 pedestrians were observed to cross Laurel Road, primarily due to pick-up and drop-off occurring in Laurel Plaza. A crossing guard at Laurel Road and Mercedes Lane is present to assist children crossing to and from Laurel Plaza.
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Subject: Laurel Plaza Supplemental Traffic Operations Analysis Assessment – Work Session Date: January 25, 2022
Site Plan Reviews
The study looked at both site plans and assessed internal circulation for vehicles, pedestrian, and bicycles. Recommendations were provided as summarized below:
Provide signage on-site that indicates parking is for Laurel Plaza customers only, and that school pick-ups and drop-offs are prohibited.
Eliminate spaces 35, 36, and 37 (McDonald’s) to increase the drive-through throat depth and accommodate additional vehicle queues. Shift the drive-through pedestrian crossing to the east, bulb out the pedestrian areas adjacent to the crossing, and incorporate a raised crossing to improve pedestrian visibility. Additionally, include a 10-to15-foot pedestrian barrier (i.e., fence) to the right of pedestrians existing McDonald’s building to increase visibility to vehicles exiting the drive-through.
Provide at least four bicycle parking spaces (McDonald’s). Shift the Quick Quack internal north-south connector to align with the McDonald’s driveway.
Laurel Road and Mercedes Lane
Suggestions for improvements to the Laurel Road/Mercedes Lane intersection provided in the study included:
Modifying the traffic signal phasing and timing to install leading pedestrian intervals at the intersection to improve pedestrian visibility and reduce potential conflicts between pedestrians and vehicles.
Install blank out “No Turn on Red” signage for the eastbound and southbound approaches. This signage should be operational during school pick-up and dropoff periods only. Install high-visibility crosswalks with advanced stop bars for all crosswalks.
Vehicle Miles Traveled (VMT)
Vehicle miles traveled per the requirements of SB 743 were analyzed in the study. Based on guidance by CCTA (Contra Costa Transportation Authority) and OPR (Governor’s Office of Planning and Research) the project can be assumed to have a less than significant impact.
Conclusions
Results of the study show that no new impacts were identified and operations of the intersections that would provide primary site access would not significantly change with the addition of the project traffic. The proposed projects would generate less traffic than the previously approved projects for the same locations within Laurel Plaza. Inadequate pick-up and drop-off capacity at the adjacent Laurel Elementary School results in a substantial number of parents using the Laurel Plaza shopping center parking lot to pick-up and drop-off 494
Subject: Laurel Plaza Supplemental Traffic Operations Analysis Assessment – Work Session Date: January 25, 2022
their children, which results in pedestrians crossing Laurel Road at Mercedes Lane during the morning and afternoon peaks with the school stationed crossing guard at the location.
Assessment of historic collisions in the vicinity of the project site were found to be substantially below predicted values on roadways of similar design and capacity. Based on the results of the study, the recommendations covered throughout this Staff Report would enhance site access, circulation, and safety for all travel modes.
Analysis
The Laurel Plaza Supplemental Traffic Operations Analysis Assessment was conducted based on City Council direction to look at potential pedestrian impacts associated with the two proposed development projects in Laurel Plaza. Staff also requested the consultants to analyze on site circulation, level of service at nearby intersections, opportunities for enhancements, and VMT. The study identified a very low incident count at the study intersections, and that Laurel Road pedestrian crossings during pick-up and drop-off were mostly attributable to the use of Laurel Plaza as a pick-up and drop-off location, likely due to overcrowding and traffic backups onto Mercedes Lane and Laurel Road. The owners and future developers of Laurel Plaza should not be responsible to solve the lack of pick-up and drop-off availability on school grounds; however, there are still several recommendations that can ensure future development of the commercial site functions in a safe manner with the proximity of the school, and those recommendations are included throughout this Staff Report and summarized in in the “Conclusions” section of the attached study.
When considering the findings of the traffic analysis, the development projects should be able to proceed with their requests for conditional use permits and designs reviews with the recommendations in the study integrated into their applications. It is noted these recommendations are not results of lowering significant impacts to a less than significant level, rather only recommendations for enhancements and improvements to the on- and offsite functions.
Recommendation
Staff recommends the City Council direct the applicants of both development projects to modify their projects to implement all the onsite recommendations, and direct Staff to work with the applicants on ways to proceed with implementing the off-site recommendations.
Attachments
1. Vicinity Map
2. Notice of Work Session
3. Laurel Plaza Supplemental Traffic Operations Analysis Assessment (date stamped 01/07/2022)
4. Oakley McDonald’s and Quick Quack Traffic Analysis (date stamped March 15, 2021) – Original traffic analysis for the two development projects 495
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Phone (909) 467-8940
Fax (909) 467-8919
[email protected] DOCUMENT REVISIONS REV DATE COMMENT BY CLIENT CHECKED BY: SHEET NO. JOB #: SCALE: DRAWN BY: DATE: SHEET TITLE THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON DESIGN DRAWINGS, RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. CORE STATES, INC. DOES NOT GUARANTEE THAT LOCATIONS SHOWN ARE EXACT. THE CONTRACTOR MUST CONTACT THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF UTILITIES. Call before you dig. Know what'sbelow. CIVIL CONSTRUCTION PLANS FOR MCDONALDS AT OAKLEY, CA LAUREL RD, OAKLEY, CA 94561 (004-5010) MCD.26879 2/8/22 KC McDonald's USA, LLC R ZM COVER SHEET C1 N.T.S. McDONALD'S - STORE No. 004-5010 LAUREL ROAD, OAKLEY, CA 94561 CONSTRUCTION PLANS FOR ALERT TO CONTRACTOR: 1. THE SITE WORK FOR THE PROPOSED DEVELOPMENT SHALL MEET OR EXCEED ALL CITY AND/OR COUNTY AND STATE STANDARDS FOR SITE WORK. 2. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL CONNECTION OF SERVICES. McDonald's Corporation SHEET INDEX SHEET SHEET TITLE PREPARED BY REVISION C1 COVER SHEET CORE STATES C5 SITE PLAN CORE STATES C6 TRUCK PLAN CORE STATES C7 LANDSCAPE PLAN CORE STATES LP1 ELEVATIONS EVERGREEN DESIGN - ELEVATIONS SECURITY LIGHTING CORE STATES LINE OF SITE DIAGRAM A2.1 2D COLOR RENDERING CORE STATES CORE STATES DESIGN AND DEVELOPMENT CONTACTS: DEVELOPER McDONALD'S USA, LLC 2999 OAK ROAD WALNUT CREEK, CA 94597 CONTACT: DREW SANCHEZ (650) 350-9471 CIVIL ENGINEER CORE STATES GROUP 4240 EAST JURUPA STREET, SUITE 402 ONTARIO, CA 91761 CONTACT: TRAVIS VINCENT (909) 467-8940 ARCHITECT CORE STATES GROUP 4240 EAST JURUPA STREET, SUITE 402 ONTARIO, CA 91767 CONTACT: MIKE YAO (909) 467-8937 SURVEYOR PLBA, INC. 981 CORPORATE CENTER DRIVE, SUITE 150 POMONA, CA 91768 CONTACT: CARLOS UREÑA 888-714-9642 EXT. 4001 GOVERNING AGENCIES CONTACTS: PLANNING SERVICES PLANNING DIVISION 3231 MAIN ST. OAKLEY, CA 94561 (925) 625-7000 BUILDING AND SAFETY BUILDING DIVISION 3231 MAIN ST. OAKLEY, CA 94561 (925) 625-7005 GRADING PLAN -- PHOTOMETRIC PLAN A2.0 CORE STATES McDONALD'S DRIVE-THROUGH QUICK SERVE RESTAURANT AT LAUREL PLAZA (CUP 03-20, DR 09-20) VICINITY MAP SITE - LINE OF SITE DIAGRAM CORE STATES City of Oakley FEB 8, 2022 RECEIVED 496
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115' 42.33' 28.17' 11.83'
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149.52' 144.44'
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18.8' 22'
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I DOCUMENTS PREPARED BY CORESTATES, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY OTHER PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF CORESTATES, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD CORESTATES, INC. HARMLESS FROM ALL CLAIMS AND LOSSES. User: KCARTER Plot Date/Time: Feb. 08, 22 - 11:23:20 Drawing: \\core-eng.com\panzura\Project Data\PROJECTS\McDonalds\Proto\Oakley, CA (Laurel and Mercedes) 004-5010 -MCD.26879\CIVIL\Drawings\Presentation\MCD.26879-P-SITE.dwg ;C5 SITE PLAN SITE LOCATION ENGINEER SEAL 4240 Jurupa Street Suite 402
Ontario, CA 91761
Phone (909) 467-8940
Fax (909) 467-8919
[email protected] DOCUMENT REVISIONS REV DATE COMMENT BY CLIENT CHECKED BY: SHEET NO. JOB #: SCALE: DRAWN BY: DATE: SHEET TITLE THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON DESIGN DRAWINGS, RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. CORE STATES, INC. DOES NOT GUARANTEE THAT LOCATIONS SHOWN ARE EXACT. THE CONTRACTOR MUST CONTACT THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF UTILITIES. Call before you dig. Know what'sbelow. CIVIL CONSTRUCTION PLANS FOR MCDONALDS AT OAKLEY, CA LAUREL RD, OAKLEY, CA 94561 (004-5010) MCD.26879 2/8/22 KC McDonald's USA, LLC R ZM 1" = 20' 20 10 5 0 20 GRAPHIC SCALE SITE KEY NOTES: ENLARGED DRIVE-THRU SCALE: 1"=10' SEE ENLARGED DRIVE-THRU INSET. THIS SHEET. SITE PLAN C5 1" = 20' DIGITAL OUTDOOR MENU BOARD. REFER TO SHEET CD-1 FOR FOUNDATION DETAIL. WELCOME POINT GATEWAY (FOR REFERENCE ONLY) "ANY LANE ANY TIME" SIGN (FOR REFERENCE ONLY) SIGNAGE NOTES: 1. UNLESS OTHERWISE NOTED, REFER TO SIGN PLAN SET BY OTHERS FOR DETAILS AND FOOTINGS. 2. CONTRACTOR IS RESPONSIBLE FOR ALL ELECTRICAL AND COMMUNICATION CONDUIT AND WIRING PER THE MANUFACTURES SPECIFICATIONS. 3. VERIFY SIGNAGE WITH SIGN ORDER REQUEST FORM. 4. VERIFY ALL SIGNAGE LOCATIONS WITH McDONALD'S REPRESENTATIVE BEFORE INSTALLATION. DRIVE-THRU CANOPY WITH BUILT IN COD (FOR REFERENCE ONLY) SIGN LEGEND S5 DIRECTIONAL SIGN (FOR REFERENCE ONLY) S6 PULL FORWARD SIGN (FOR REFERENCE ONLY) S7 DIGITAL PRE-BROWSE BOARD. REFER TO SHEET CD-1 FOR FOUNDATION DETAIL. S1S2S3S4S8 MOBILE ORDER PICKUP SIGNS (FOR REFERENCE ONLY) WV
H Y D SITE LEGEND EXISTING PROPERTY BOUNDARY LINE EXISTING ROAD CENTERLINE PROPOSED DITCH CENTERLINE PROPOSED LIMITS OF BMP / DETENTION EXISTING CURB PROPOSED CURB PROPOSED CONCRETE SIDEWALK PROPOSED ASPHALT PAVEMENT EXISTING CURB AND GUTTER PROPOSED CURB AND GUTTER PROPOSED CONCRETE PAVEMENT PROPOSED LANDSCAPE AREA EXISTING SANITARY STRUCTURES MB PROPOSED RIP RAP EXISTING WATER STRUCTURES PROPOSED WATER STRUCTURES PROPOSED SANITARY STRUCTURES PROPOSED STORM STRUCTURES X PROPOSED PARKING COUNT A. PROPOSED MCDONALDS 4,597 BUILDING. REFER TO ARCHITECTURAL PLANS FOR DETAILS. B. PROPOSED CONCRETE CURB PER CITY STANDARD PLAN NO. C-02. C. PROPOSED CONCRETE PAD. REFER TO CONSTRUCTION DETAIL SHEETS. D. PROPOSED ACCESSIBLE PARKING STRIPING. MUST BE LONG LIFE EPOXY. REFER TO CONSTRUCTION DETAIL SHEETS. E. PROPOSED PARKING STRIPING (TYP.). MUST BE LONG LIFE EPOXY. REFER TO CONSTRUCTION DETAIL SHEETS. F. PROPOSED RAISE PEDESTRIAN CROSSWALK. REFER TO CONSTRUCTION DETAIL SHEETS. G. PROPOSED ACCESSIBLE CURB RAMP WITH 3' DEEP DETECTABLE WARNING. REFER TO CONSTRUCTION DETAIL SHEETS. H. PROPOSED CONCRETE SIDEWALK. REFER TO CONSTRUCTION DETAIL SHEETS. I. PROPOSED ASPHALT PAVEMENT. REFER TO CONSTRUCTION DETAIL SHEETS. J. PROPOSED DETECTOR LOOP(S) TO BE INSTALLED / REPLACED AT EXISTING DRIVE THRU WINDOWS AS DIRECTED BY MCDONALD’S CONSTRUCTION MANAGER. REFER TO CONSTRUCTION DETAIL SHEETS. K. PROPOSED GUARDRAIL/HANDRAIL WITH PICKETS. REFER TO CONSTRUCTION DETAIL SHEETS. L. PROPOSED YELLOW DRIVE-THRU DIRECTION PAVEMENT MARKINGS. REFER TO CONSTRUCTION DETAIL SHEETS. M. PROPOSED YELLOW "DRIVE THRU" PAVEMENT MARKINGS. REFER TO CONSTRUCTION DETAIL SHEETS. N. PROPOSED 6" WIDE YELLOW STRIPE. REFER TO CONSTRUCTION DETAIL SHEETS. O. PROPOSED YELLOW "THANK YOU" PAVEMENT PARKING. REFER TO CONSTRUCTION DETAIL SHEETS. P. PROPOSED TRAFFIC FLOW ARROWS. REFER TO CONSTRUCTION DETAIL SHEETS. Q. PROPOSED LANDSCAPE AREA PER LANDSCAPE PLANS. R. PROPOSED TRASH ENCLOSURE. REFER TO SHEETS FD1 AND FD2. S. PROPOSED DEPRESSED CURB SECTION. REFER TO CONSTRUCTION DETAIL SHEETS. T. PROPOSED TYPE III LANDSCAPE INLET PER CITY ST. PLAN NO. SD-10. U. PROPOSED MITERED END SECTION PIPE CUT GROUTED WITH RIP RAP. V. PROPOSED RIP RAP PROTECTIVE APRON. REFER TO CONSTRUCTION DETAIL SHEETS. W. PROPOSED SCREENING WALL. REFER TO ARCHITECTURAL PLANS FOR DETAILS. X. PROPOSED BIKE RACKS. REFER TO CONSTRUCTION DETAIL SHEETS. Y. EXISTING LANDSCAPE PLANTER TO REMAIN. Z. APPLY SEAL COAT TO EXISTING ASPHALT. PAVEMENT TO REMAIN. AA. PROPOSED THREE-FOOT WIDE CONCRETE V-GUTTER PER CITY STANDARD PLAN NO. SD-02. AB. PROPOSED LIGHT POLE. REFER FOR SHEET CD-2 FOR FOUNDATION DETAILS AND PHOTOMETRIC PLAN FOR LIGHT FIXTURE HEAD DETAILS. AC. PROPOSED PARKING STALL ASPHALT PAVEMENT. REFER TO CONSTRUCTION DETAIL SHEETS. AD. PROPOSED ADA SIGN, "MINIMUM FINE $250" SIGN, AND POST. REFER TO CONSTRUCTION DETAIL SHEETS. AE. PROPOSED ADA SIGN, "VAN ACCESSIBLE" & "MINIMUM FINE $250" SIGN. REFER TO CONSTRUCTION DETAIL SHEETS. AF. PROPOSED DELIVERY RAMP. 497
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I DOCUMENTS PREPARED BY CORESTATES, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY OTHER PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF CORESTATES, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD CORESTATES, INC. HARMLESS FROM ALL CLAIMS AND LOSSES. User: KCARTER Plot Date/Time: Feb. 08, 22 - 11:26:41 Drawing: \\core-eng.com\panzura\Project Data\PROJECTS\McDonalds\Proto\Oakley, CA (Laurel and Mercedes) 004-5010 -MCD.26879\CIVIL\Drawings\Presentation\MCD.26879-P-SITE.dwg ;C6 TRUCK PLAN SITE LOCATION ENGINEER SEAL 4240 Jurupa Street Suite 402
Ontario, CA 91761
Phone (909) 467-8940
Fax (909) 467-8919
[email protected] DOCUMENT REVISIONS REV DATE COMMENT BY CLIENT CHECKED BY: SHEET NO. JOB #: SCALE: DRAWN BY: DATE: SHEET TITLE THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON DESIGN DRAWINGS, RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. CORE STATES, INC. DOES NOT GUARANTEE THAT LOCATIONS SHOWN ARE EXACT. THE CONTRACTOR MUST CONTACT THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF UTILITIES. Call before you dig. Know what'sbelow. CIVIL CONSTRUCTION PLANS FOR MCDONALDS AT OAKLEY, CA LAUREL RD, OAKLEY, CA 94561 (004-5010) MCD.26879 2/8/22 KC McDonald's USA, LLC R ZM 1" = 20' 20 10 5 0 20 GRAPHIC SCALE PROPOSED SAWCUT LINE EXISTING PROPERTY BOUNDARY LINE EXISTING ROAD CENTERLINE EXISTING ADJOINING PROPERTY LINE EXISTING CURB SITE LEGEND PROPOSED CURB PROPOSED MOUNTABLE CURB EXISTING SANITARY STRUCTURES PROPOSED ROAD CENTERLINE PROPOSED ASPHALT PROPOSED CONCRETE PROPOSED DITCH CENTERLINE PROPOSED LIMITS OF BMP / DETENTION WV
H Y D EXISTING WATER STRUCTURES PROPOSED PARKING COUNT PROPOSED BUILDING X BOUNDARY & TOPOGRAPHIC SURVEY APN: 035-510-006, LOT 5 OAKLEY CONTRA COSTA COUNTY, STATE OF CALIFORNIA PREPARED BY: ZIEBATECH LAND SURVEYING DATED: 02/27/2020 TRUCK PLAN C6 1" = 20' 33 17.8 Max 46° Horiz Max 10° Vert 23.5 4 2.5
3 12.5 WB-40 - Intermediate Semi-Trailer Overall Length 45.499ft Overall Width 8.000ft Overall Body Height 13.500ft Min Body Ground Clearance 1.334ft Track Width 8.000ft Lock-to-lock time 4.00s Max Steering Angle (Virtual) 20.30° 498
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STM STM G G G G G G G G G G G G G G G G G F F F F F F F F F E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E W W W W S S S S S S S S S S S S S S S S S S S S S E E E E E E E E E E E E E S S S S S S S S 58 57 58 58 58 57 58 57 58 58 RIM 57.95 RIM 56.60RIM 56.61 PROPOSED BUILDING FF=58.40 58 57 57 58 58 58 FS-TC 58.08 FS-TC 56.96 TC 58.29 FS 57.79 (FS 58.35) (FS 58.29) TC 58.35 FS 57.85 TC 57.73 (FS 57.23) TC 58.07 FS 57.57 FS 58.40 FS-TC 56.96 TC 58.05 (FS 57.55) TC 58.12 (FS 57.62) FS-TC 58.07 FS-TC 58.15 FS 58.40 FS 58.40FS 58.40 FS 58.40 FS 58.40 TC 58.35 FS 57.85 TC 58.31 FS 57.81 FS 58.35 FS 58.37 FS 58.35 FS 58.37 FS 58.35 TC 57.41 (FS 56.91) TC 57.35 (FS 56.85) FS-TC 56.81 (FS-TC 56.83) FS 58.39 TC 58.44 FS 57.94 TC 58.08 FS 57.58 TC 58.00 FS 57.50 TC 58.30 FS 57.80 TC 58.54 FS 58.04 TC 58.15 FS 57.65 TC 58.09 FS 57.59 FS-TC 57.63 FS-TC 57.61 TC 57.94 FS 57.44 TC 57.85 FS 57.35 TC 58.47 FS 57.97 TC 57.71 FS 57.21 FS-TC 58.35 (TC 57.67) (FS 57.17) TC 57.76 (FS 57.26) TC 57.19 (FS 56.69) TC 57.07 (FS 56.57) TC 57.09 (FS 56.59) TC 57.59 FS 57.09 FS 58.40 TC 58.60 FS 58.10 FS 57.71 FS 57.74 FS 57.71 FS 57.71FL-TC 57.35 FS-TC 57.37 (FS-TC 56.76) (FS-TC 56.77) TC 57.49 FS 56.99 TC 57.49 FS 56.99 (FS 56.72) TC 58.35 FS 57.85 FS 58.40 TC 58.35 FS 57.85 TC 57.76 (FS 57.26) TC 57.81 (FS 57.31) FS-TC 58.00 FS-TC 58.35 TC 58.39 FS 57.89 TC 58.40 FS 58.07 TC 57.53 FS 57.03 TC 57.58 FS 57.08 FS-TC 57.07 FS-TC 57.02 FS 57.14 FS-TC 57.58 FS-TC 57.56 TC 58.35 FS 57.85TC 57.92 FS 57.42 TC 57.60 FL 57.10 TC 57.90 FS 57.40 TC 58.12 FS 57.62 TC 57.86 FS 57.36 TC 57.75 FS 57.25 TC 57.60 FS 57.10 TC 57.47 FS 56.97 TC 57.21 FS 56.71 TC 57.18 FS 56.68 TC 57.12 (FS 56.62) FS 57.11 FS 56.86 FS 56.88 FS 56.80 FS 56.82 (FS 56.48) (FS 56.50) TC 57.09 (FS 56.59) TC 57.16 FS 56.66 TC 57.22 FS 56.72 TC 57.12 (FS 56.62) (FS 57.00) RIM 58.35 RIM 57.23 RIM 56.56 RIM 58.19 TC 57.66 FS 57.16 FS 57.75 RIM 58.22 RIM 58.29 RIM 57.67 RIM 57.88 RIM 58.29 TC 58.05 FS 57.55 TC 58.26 FS 57.76 TC 57.94 FS 57.44 (FS 56.51) (FS 56.53) TC 57.22 (FS 56.72) TC 57.23 FS 56.73 TC 57.27 FS 56.77 TC 57.44 FS 56.94 TC 57.59 FS 57.09 TC 57.48 FS 56.98 TC 57.89 FS 57.39 TC 57.97 FS 57.47 FS-TC 58.00 TC 57.63 FS 57.13 TC 58.17 FS 57.67 TC 58.08 FS 57.58 TC 58.33 FS 57.83 TC 58.43 FS 57.93 TC 58.14 FS 57.64 TC 58.05 FS 57.55 TC 57.85 FS 57.35 TC 58.52 FS 58.02 TC 57.91 FS 57.41 TC 57.83 (FS 57.33) TC 58.40 FS 58.07 FS 58.40 FS 58.40 TC 57.33 FS 56.83 TC 58.14 FS 57.64 TC 58.09 FS 57.59 TC 58.06 FS 57.56 TC 58.15 FS 57.65 TC 58.24 FS 57.74 TC 58.33 FS 57.83 FS 57.13 TC 58.01 FS 57.51 FS 56.86 FS 56.86 FS 56.80 FS 56.72 FS 56.72 FS 56.80 TC 58.39 FS 57.89 FS 57.74 TC 58.39 TC 58.40 FS 57.90 TC 58.27 FS 57.77 FS 57.72FS 57.72 FS 57.68 FS 57.68 FS 58.40 FS 57.54 TC 58.25 FS 57.75 TC 58.31 FS 57.81 FS 57.97 FS 57.97FS 57.95 (FS 57.11) TC 58.58 FS 58.08 TC 58.61 FS 58.11 TC 58.35 FS 57.85 TC 58.40 FS 57.90 TC 57.48 FS 56.98 TC 57.69 FS 57.19 FS 57.85 FS-TC 57.81 1 A 2 3 4 5 6 7 8 9 10 11 12 13 BCDEFGHI DOCUMENTS PREPARED BY CORESTATES, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY OTHER PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF CORESTATES, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD CORESTATES, INC. HARMLESS FROM ALL CLAIMS AND LOSSES. User: KCARTER Plot Date/Time: Feb. 08, 22 - 11:10:25 Drawing: \\core-eng.com\panzura\Project Data\PROJECTS\McDonalds\Proto\Oakley, CA (Laurel and Mercedes) 004-5010 -MCD.26879\CIVIL\Drawings\Presentation\MCD.26879-P-SITE.dwg ;C7 GRADING PLAN SITE LOCATION ENGINEER SEAL 4240 Jurupa Street Suite 402
Ontario, CA 91761
Phone (909) 467-8940
Fax (909) 467-8919
[email protected] DOCUMENT REVISIONS REV DATE COMMENT BY CLIENT CHECKED BY: SHEET NO. JOB #: SCALE: DRAWN BY: DATE: SHEET TITLE THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON DESIGN DRAWINGS, RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. CORE STATES, INC. DOES NOT GUARANTEE THAT LOCATIONS SHOWN ARE EXACT. THE CONTRACTOR MUST CONTACT THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF UTILITIES. Call before you dig. Know what'sbelow. CIVIL CONSTRUCTION PLANS FOR MCDONALDS AT OAKLEY, CA LAUREL RD, OAKLEY, CA 94561 (004-5010) MCD.26879 2/8/22 KC McDonald's USA, LLC R ZM 1" = 10' 10 5 2.5 0 10 GRAPHIC SCALE CUT/FILL VOLUMES CUT 8.3 CY FILL 835.1 CY NET 826.81 CY GRADING PLAN C7 1" = 10' ABBREVIATIONS FF FINISH FLOOR FL FLOW LINE FG FINISHED GRADE FS FINISH SURFACE INV INVERT ELEVATION TC TOP OF CURB TP TOP OF PAVEMENT TG TOP OF GRATE LIP GUTTER LIP RIM RIM (XX) EXISTING ELEVATION 2151 2150 STM STM RIM XX.XX TC XX.XX WV HY D FS XX.XX (RIM XX.XX) (TC XX.XX) (FS XX.XX) EXISTING PROPERTY BOUNDARY LINE EXISTING ROAD CENTERLINE PROPOSED DITCH CENTERLINE PROPOSED LIMITS OF BMP / DETENTION PROPOSED STORM PIPE EXISTING 5' INTERVAL CONTOUR LINE EXISTING 1' INTERVAL CONTOUR LINE PROPOSED 5' INTERVAL CONTOUR LINE PROPOSED 1' INTERVAL CONTOUR LINE PROPOSED GRADE BREAK PROPOSED SPOT SHOTS MATCH EXISTING ELEVATION EXISTING SPOT SHOTS EXISTING CURB PROPOSED CURB PROPOSED CONCRETE SIDEWALK PROPOSED ASPHALT PAVEMENT EXISTING CURB AND GUTTER PROPOSED CURB AND GUTTER PROPOSED CONCRETE PAVEMENT PROPOSED LANDSCAPE AREA EXISTING SANITARY STRUCTURES EXISTING WATER STRUCTURES PROPOSED RIP RAP GRADING LEGEND MB PROPOSED SANITARY STRUCTURES PROPOSED STORM STRUCTURES 499
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LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD GESE BEAQ (14) EXISTING TREE TO REMAIN & APPLY TOWARDS REQUIREMENTS GESE CODA (13) BEAQ (16) PICH (2) WEFR (7) PICH (1) HESE (16) CODA (20) PICH (1) PICH (1) CODA (9) PICH (1) GESE PICH (4) BEAQ (30) WEFR (23) HESE (55) LIMIT OF WORK LINE LIMIT OF WORK LINE STM STM DRIVE
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STM G G G G G G G F F F F E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E W W S S S S S S S S S E E E E E E SS S CODA (5) CODA (11) BEAQ (27) HESE (14) EXISTING TREES (2) TO BE REMOVED EXISTING TREES (2) TO BE REMOVED RHUM (14) RHUM (15)
LAIN (1)
CODA (12)
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WEFR (17)
HESE (52)
HESE (15)
CODA (7)
HESE (7) PLANTING LEGEND SYMBOL BOTANICAL NAME COMMON NAME MIN. SIZE WUCOLS QUANTITY REMARKS NOTE: ALL TREES SHALL BE CONTAINER-GROWN. SEE SPECIFICATIONS FOR PROPER ROOT QUALITY. Carolina Jessamine - - - - - - - - - 1 Gallon Low 4130 164 7667103 Low Low Low Low Low Low Low Decomposed Granite, Tan Color, 3" Deep over Weed Barrier Fabric Gelsemium sempervirens Blue Oat Grass Coast Rosemary Dwarf Yeddo Hawthorn Lowfast Cotoneaster Chinese Pistache White Crepe Myrtle Compact Oregon Grape 5 Gallon 5 Gallon 1 Gallon 5 Gallon 5 Gallon Helictotrichon sempervirens WEFR Westringia fruticosa RHUM Rhaphiolepis umbellatat 'Minor' HESE CODA Cotoneaster dammeri 'Lowfast' PICH Pistachia chinensis 24" Box LAIN Lagerstroemia indica 'Natchez' 24" Box BEAQ GROUND COVERS Berberis aquifolium 'Compacta' SHRUBS & ORNAMENTAL GRASSES TREES Shredded Wood Mulch, All Planting Areas, 3" Deep - - - - - - Allow to grow naturally, shall not be sheared LANDSCAPE CALCULATIONS TOTAL SITE AREA: 74,443 SF SITE AREA FOR THIS PROJECT: 26,747 SF LANDSCAPE AREA REQUIRED (15%): 4,012 SF LANDSCAPE AREA PROVIDED: 7,457 SF (27.8% OF SITE AREA) STREET TREES STREETS TREES EXISTING, NOT A PART OF THIS PROJECT INTERIOR TREES TREES REQUIRED IN REQUIRED LANDSCAPE: 12 TREES (1 TREE PER 600 SF) TREES PROVIDED: 12 TREES (2 EXISTING TREES TO REMAIN) (10 NEW PISTACHE TREES) TREES REQUIRED IN PARKING AREAS: 3 TREES (1 PER 6 SPACES, 20 SPACES TOTAL) TREES PROVIDED IN PARKING AREAS: 3 TREES SHADE CALCULATION FOR PARKING AREAS TOTAL PARKING AREA ASPHALT: 3,369 SF SPECIES QTY MATURE SHADE AREA* TOTAL SHADE AREA REQUIRED SHADE AREA 50%: 1,685 SF LAGERSTROEMIA 1 113 SF 113 SF PISTACHE 3 707 SF 2,121 SF PROVIDED MATURE TREE SHADE AREA: 2,234 SF TOTAL PARKING AREA SHADE CALCULATION 2,234 SF PERCENTAGE: 66% *BASED ON SUNSET GARDEN BOOK THE CONTRACTOR SHALL INSTALL ROOT BARRIERS NEAR ALL NEWLY-PLANTED TREES THAT ARE LOCATED WITHIN FIVE (5) FEET OF PAVING OR CURBS. ROOT BARRIERS SHALL BE "CENTURY" OR "DEEP-ROOT" 24" DEEP PANELS (OR EQUAL). BARRIERS SHALL BE LOCATED IMMEDIATELY ADJACENT TO HARDSCAPE. INSTALL PANELS PER MANUFACTURER'S RECOMMENDATIONS. UNDER NO CIRCUMSTANCES SHALL THE CONTRACTOR USE ROOT BARRIERS OF A TYPE THAT COMPLETELY ENCIRCLE THE ROOTBALL. ROOT BARRIERS MULCHES AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 3" THICK LAYER OF 1-1/2" SHREDDED WOOD MULCH, NATURAL (UNDYED), OVERLANDSCAPE FABRIC IN ALL PLANTING AREAS (EXCEPT FOR TURF AND SEEDED AREAS). CONTRACTOR SHALL SUBMIT SAMPLES OF ALL MULCHES TO LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL PRIOR TO CONSTRUCTION. ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ON THE PROJECT AFTER MULCH HAS BEEN INSTALLED (SUBJECT TO THE CONDITIONS AND REQUIREMENTS OF THE "GENERALGRADING AND PLANTING NOTES" AND SPECIFICATIONS). Scale 1" = 20' 0' 10' 20' 40' EXISTING LANDSCAPING IN THIS AREA TO REMAIN 1 12" caliper, 10'-12' high 1 12" caliper, 10'-12' high SEE WATER EFFICIENT LANDSCAPE WORKSHEET FOR MWELO WATER USE CALCULATIONS. Replace disturbed landscape areas with like kind plants (ground cover, shrubs) SPACING - - - 3' o.c. 5' o.c. 3' o.c. 2.5' o.c. 4' o.c. 4' o.c. Per Plan Per Plan - - - Landscape Planting 1 A 2 3 4 5 6 7 8 9 10 11 12 13 BCDEFGHI DOCUMENTS PREPARED BY CORESTATES, INC., INCLUDING THIS DOCUMENT, ARE TO BE USED ONLY FOR THE SPECIFIC PROJECT AND SPECIFIC USE FOR WHICH THEY WERE INTENDED. ANY EXTENSION OF USE TO ANY OTHER PROJECTS, BY OWNER OR BY ANY OTHER PARTY, WITHOUT THE EXPRESSED WRITTEN CONSENT OF CORESTATES, INC. IS DONE UNLAWFULLY AND AT THE USERS OWN RISK. IF USED IN A WAY OTHER THAN THAT SPECIFICALLY INTENDED, USER WILL HOLD CORESTATES, INC. HARMLESS FROM ALL CLAIMS AND LOSSES. User: DARCY Plot Date/Time: Feb. 03, 22 - 20:42:07 Drawing: C:\Users\darcy\Documents\DBLA\_PROJECTS\2020\EDG\McDonalds - Oakley CA\MCD-Oakley CA LP_2022-02-03.dwg ;LP-1 SITE LOCATION ENGINEER SEAL 4240 Jurupa Street Suite 402
Ontario, CA 91761
Phone (909) 467-8940
Fax (909) 467-8919
[email protected] DOCUMENT REVISIONS REV DATE COMMENT BY CLIENT CHECKED BY: SHEET NO. JOB #: SCALE: DRAWN BY: DATE: SHEET TITLE THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON DESIGN DRAWINGS, RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. CORE STATES, INC. DOES NOT GUARANTEE THAT LOCATIONS SHOWN ARE EXACT. THE CONTRACTOR MUST CONTACT THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF UTILITIES. Call before you dig. Know what'sbelow. CIVIL CONSTRUCTION PLANS FOR MCDONALDS AT OAKLEY, CA LAUREL RD, OAKLEY, CA 94561 (004-5010) MCD.26879 02/04/2022 DB McDonald's USA, LLC R ZM (800) 680-6630
11801 Pierce Street, Suite 200
Riverside, CA 92505
www.EvergreenDesignGroup.com EVERGREEN D E S I G N G R O U P 11/30/23 DARCY R . BRANDON - 3 5 7 0 2/4/2022 1" = 20' LP-1
500
L I G H T I N G
SECURITY
TM
1/31/2022 SL2101003_R1.AGI
1"=20' 0"
Allowed EPA 13.6 @
Wind Load 90MPH
Regional Drawing# 004-5010
LAUREL ROADOAKLEY, CA
38566
Mounting Height=24' (22' Pole + 2' Base)
VS
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42.33' 28.17' 11.83'
AREA:
74,443 SQ. FT. OR
1.709 ACRES
ZONED "RB"
DOC # 2019-0122166 O.R.
ALSO EXCEPTION # 11
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8"
3"
3" 3" 2"
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TSB
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6"PIPE
6"PIPE
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8"
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6" 3"
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3" 2"
4"
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3"
3"
2"
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2"
2"
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2" 3"
5"
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5"
4"
4"
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12"SD
1 8
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1 8
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12"SD 12"SD
12 "SD
12 "SD
12 "SD
12"SD
12"SD
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1 2
"
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6 "SS
6 "SS
6"SS
6"SS
8 "SS
8 "SS
4"SS
8 "
W
8 "
W
8 "
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8 "
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8 "W
8 "W
8 "W
8"W 8"W 8"W 8"W 8"W 8"W
6 "
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6 "
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6 "
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6"W
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12"SD
12"SD
12"SD
3 "SD
3"SD
3"SD
(PER
RECORD)
(PER RECORD)
CB
CB
GR=54.91
INV=48.3%%P(REC)
CB
GR=55.4%%P(REC)
INV=51.7%%P(REC)
COVERED BY DIRT
INV=49.7%%P
GR=52.68
CB
INV=52.2%%P
GR=55.51
CB
CB
GR=56.34
INV=53.3%%P
INV=47.6%%P(REC)
GR=53.67
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18"SD
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CB ONSITE BM #1
ONSITE BM #2
LAUREL ROAD(110' R/W)
MEDIAN ISLAND WITH SMALL TREES
EXCEPTION # 9
PG & E EASEMENT
13838 O.R. 143
508 MAPS 24
NO ACCESS
EXCEPTION # 10
LOT 5
508 MAPS 24
APN: 035-510-006
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GR=53.85 INV=51.3±(REC)
CB
PLANTER
PLANTER
PLANTER
PLANTER
DOC#2011-0011200 O.R.
WATER EASEMENT
EXCEPTION # 14 A2@180
MH: 21
L2WMH: 11
MH: 11L2W
L2WMH: 11
MH: 21A
MH: 21A2@180
A2@180MH: 21
L2WMH: 11
L2WMH: 11
MH: 21A
A
MH: 21
MH: 21A
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MH: 21
4.0 0.9 3.6 2.2
4.4 1.4 1.1 1.1 1.0 0.8
3.2 4.8
1.1 2.8 2.8 3.0 2.8 2.6 2.9 2.7 2.8
0.7 4.5
6.0 1.1 1.9 3.4
3.7 3.3
0.6 0.7
1.2 2.2
4.0 5.9
6.1 6.3
6.4 6.3
6.1 5.9
5.9 3.1
0.8 4.6
6.1 6.1
6.1 5.8
5.3 3.4
1.9 1.1
0.7 0.8 0.7
4.3 0.6
0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.6 0.5 0.6 0.7 0.1 0.7 0.9 0.6 0.7 0.7 0.8 0.7 0.6 0.6 0.6 1.0 0.5
0.5 1.0 0.7
1.3 0.1
0.6 0.9
1.1 0.8
0.7 0.6
0.7 1.1
1.3 1.4
1.5 1.8
1.5 0.1
0.2 0.9
2.1 0.8
0.3 2.6
3.3 0.1
3.0 1.2
2.5 0.4
7.4 6.7 4.7 1.0 1.1 1.7 2.9 4.3 6.4 7.6 6.0
1.8 4.3 6.3 7.5 5.0 6.8 7.3 5.4 4.3 5.5 6.8
7.0 0.9 1.1 2.9
5.0 5.2 7.1
6.8 4.4
6.9 3.5 1.3 1.1 1.2 1.8 3.0 4.5 6.2
7.2 3.4 4.8 6.1 5.0 6.3 7.5
7.5 5.3 4.0 3.7 6.2 6.5
2.0 7.0 5.0 6.1 4.8 3.4 2.0 1.2 1.0 1.2 2.0 3.2 4.5 5.9 5.5
5.0 1.9 2.8 3.7 4.4 4.8 5.2 5.1 4.7 4.2 3.6 6.7 6.9
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6.1 3.2 4.5 6.0 7.1 5.2 6.9 6.7 5.6 4.7 5.6 6.9
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5.9 7.3 6.6 4.6 3.2 1.9 1.2
4.4 6.4 6.9
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1.9 3.4
2.4 2.5 2.3 2.0
3.1 2.8 2.4 2.1 2.0 1.7
3.5 3.9
3.6 1.8
2.3 2.3 2.4 2.3 1.8 1.5 1.5 1.8 2.3 2.8 3.0 3.5
5.0 1.3
6.6 3.6 3.5 3.3 3.4 3.4 3.6
4.9 5.1 4.8
1.8 4.8
1.7 5.0
6.45.7 2.0 1.8 1.6 1.4 1.4 1.3 1.2 1.0
2.2 4.92.0
2.4 1.5 1.2 1.9 3.2 4.6 5.9 6.9 5.4 6.7 6.5 5.2 4.7
3.1 4.5 5.6 6.1 5.7 6.2 5.8 4.7 3.5
3.9 3.8 6.2 6.5
1.2 3.0
5.2 1.9
5.6 5.5 5.6 5.4 4.5 3.4 3.1 3.3 2.8
3.8 4.1
2.4 3.6 3.9 4.2 4.0 3.8 3.4 3.0 1.7 1.6 1.3 1.3 1.9 5.1
6.3 3.2 4.6 6.5 7.5 5.1 7.4 7.0 5.2 4.0 6.4 6.6
1.9 2.2
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5.3 2.1
6.1 2.2 3.2 4.5 5.6 6.1 5.9 6.2 5.8 4.8 3.7 5.6
6.4 6.6
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1.1 5.4
4.2 3.4 4.7 6.1
2.21.81.9 1.0 1.9 3.6 6.0 7.0 7.0 6.4 5.4 5.0 4.6
6.5 3.2
2.3 2.1
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5.3 5.13.3 3.11.86.4
1.3 6.1 3.6
6.5 7.4 4.9 7.2 7.0 5.2 4.3 5.5 6.8
3.6 3.3
2.7 2.5
2.4 3.5 4.8 6.1 7.0 5.1 7.1 5.3 6.3 6.6
7.1 4.6
2.5 4.4 4.1 3.7
7.1 4.4
5.4 5.0
2.1 2.4 1.9 2.0 4.2 4.0
1.9 1.9 1.8 1.5 1.2 1.2 1.3 1.5 1.7 1.8 2.0 2.3 2.1
2.6 5.6 6.3 6.3 5.7 6.2 5.8 4.6 3.3 2.1 1.3
5.1 3.3 2.6 1.3 1.2 1.3 1.7 2.1 2.5 2.7 3.1 3.4 3.2 2.8 2.6 5.8 5.8
2.6 5.2 6.6 6.6
4.0 4.4 4.1 3.7 3.4 2.9 4.1 3.7
3.9 1.1 1.8 2.9 1.5 1.2 1.4 3.3
2.3 2.3
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4.6 3.1
1.5 6.0 5.9 2.8 2.6
1.4 2.9 2.7 2.4 2.2 2.2 3.5 3.3
2.5 1.5 1.6 1.4 1.2 1.3 1.2 1.1 1.3 2.0 2.1 2.3 2.6
1.2 1.7
2.7 1.9
3.3 2.0
1.7 6.7
4.6 1.7
3.3 4.7 6.8 7.3 7.2 4.6 3.2 2.0
4.7 1.5
4.9 2.5
1.2 1.0 1.0 1.1 1.7 2.5 2.1
1.8 2.0
2.5 2.3
3.7 3.9
4.3 3.6
1.5 1.1 2.8 3.9 1.1
2.2 Calculation SummaryLabel CalcType Units Avg Max Min Avg/Min Max/MinPAVED SURFACE READINGS Illuminance Fc 4.04 7.7 0.9 4.49 8.56PEDESTRIAN AREAS Illuminance Fc 2.97 7.3 1.0 2.97 7.30PROPERTY LINE READINGS Illuminance Fc 2.07 6.4 0.1 Luminaire ScheduleSymbol Qty Label Arrangement LLF Description Lum. Watts
20.70 64.00
EPA Mtg Height Pole Type
5 A SINGLE 0.900 RAR2-480L-240-5K7-4W-SCP/40F 226.9 .55 21 SES-18-40-1-GL-TA-xx (4")3 A2@180 BACK-BACK 0.900 RAR2-480L-240-5K7-4W-SCP/40F 226.9 1.1 21 SES-18-40-1-GL-TA-xx (4")5 L2W SINGLE 0.900 RWSC-36L-5K-DO-U-WH-SCP/40F 14.4 11 501
Welcome Welcome 4240 East Jurupa Street,
Suite 402,
Ontario, CA 91761 www.core-states.com McDonald's USA, LLC 07/02/2020 502
4240 East Jurupa Street,
Suite 402,
Ontario, CA 91761 www.core-states.com McDonald's USA, LLC 07/02/2020 503
504
Welcome Welcome
505
506
Resolution No. XX-22 Page 1 of 18 February 22, 2022
RESOLUTION NO. XX-22
A RESOLUTION OF THE CITY OF OAKLEY CITY COUNCIL MAKING FINDINGS AND APPROVING THE PROJECT KNOWN AS “MCDONALD’S DRIVE-THROUGH
QUICK SERVE RESTAURANT AT LAUREL PLAZA CONDITIONAL USE PERMIT (CUP 03-20) AND DESIGN REVIEW (DR 09-20) LOCATED IN THE LAUREL PLAZA
SHOPPING CENTER ON THE NORTHWEST CORNER OF LAUREL ROAD AND O’HARA AVENUE (APN: 035-510-006)
FINDINGS
WHEREAS, on November 23, 2020, Zach Michels of Core States Group (“Applicant”) filed an application requesting Design Review (DR 09-20) approval to develop an approximately 1.7-acre parcel within the Laurel Plaza shopping center with a new 4,365 square foot quick serve restaurant with dine-in and drive-through service.
Applicant also requests approval of a Conditional Use Permit (CUP 03-20) to operate the drive-through service use (“Project”). The project site consists of an existing parcel fronting on Laurel Road and within the Laurel Plaza Shopping Center, which is located on the northwest corner of Laurel Road and O’Hara Avenue. The site is zoned RB (Retail Business) District. APN 035-510-006; and
WHEREAS, the Applicant’s Plans include site plan, grading plan, conceptual landscape plans, building elevations, storm water control plan, truck circulation plan, and water efficient landscape ordinance calculations; (“Plans”); and WHEREAS, on January 13, 2021 the project application was deemed complete per Government Code section 65920 et. seq; and
WHEREAS, the project site is designated Commercial (CO) on the Oakley 2020 General Plan Land Use Map, and zoned RB (Retail Business) District; and WHEREAS, the proposed project falls within the scope of the original Laurel Plaza Shopping Center Initial Study/Mitigated Negative Declaration (SCH #2008012068) California Environmental Quality Act (CEQA) analyses; and WHEREAS, on April 27, 2021, at a duly noticed public hearing for the project, per recommendation from the City Attorney, the City Council announced the item would be continued to a date certain (May 25, 2021). The Mayor then opened the public hearing and received written and oral testimony from the public. Upon conclusion of the public comments, the City Council continued the item to May 25, 2021; and WHEREAS, on May 25, 2021, the City Council re-opened the public hearing and received a report from City Staff, oral and written testimony from the Applicant and public, and deliberated on the project. At the conclusion of its deliberations, the City Council continued the item to a date uncertain and directed Staff to require an additional traffic analysis that focused on the pedestrian safety and any potential impacts to nearby land uses, specifically the elementary school on Mercedes Lane; and 507
Resolution No. XX-22 Page 2 of 18 February 22, 2022
WHEREAS, the Laurel Plaza Supplemental Traffic Operations Analysis Assessment was completed on January 7, 2022 and made available as a public document; and
WHEREAS, on January 25, 2022, the City Council held a publicly noticed Work Session on the Laurel Plaza Supplemental Traffic Operations Analysis Assessment at which Council Members provided individual feedback, some of which resulted in actions on the part of the Applicant to implement recommended enhancements to their site and work with Staff on solutions to implement recommended off-site improvements; and WHEREAS, on or before February 11, 2022, the Notice of Public Hearing for the project was posted at Oakley City Hall located at 3231 Main Street, outside the gym at Delta Vista Middle School located at 4901 Frank Hengel Way, outside the library at Freedom High School located at 1050 Neroly Road, and at the project site. The notice was also emailed/mailed out to all owners of property within a 500-foot radius of the project’s boundaries, interested agencies, and to parties requesting such notice; and WHEREAS, if any term, provision, or portion of these Findings or the application of these Findings to a particular situation is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of these Findings, or their application to other actions related to the Project, shall continue in full force and effect unless amended or modified by the City; and
WHEREAS, these Findings are based on the City’s General Plan, the City’s Zoning Ordinance, the Oakley Commercial and Industrial Design Guidelines, the project plans, and the applicable information submitted to the City Council at its April 27, 2021, May 25, 2021, January 25, 2022, and February 22, 2022 meetings, both written and oral, including oral information provided by the Applicant, as reflected in the minutes of such meetings, together with the documents contained in the file for the Project (hereafter the “Record”).
A. The proposed project falls within the scope of the original Laurel Plaza Shopping Center Initial Study/Mitigated Negative Declaration (SCH #2008012068) California Environmental Quality Act (CEQA) analyses, thereby requiring filing of a CEQA Notice of Determination with the Contra Costa County Clerk and Governor’s Office of Planning and Research State Clearinghouse following project approval.
B. Regarding the application requesting approval of a Conditional Use Permit to operate a “Drive-through Restaurant and Services” (CUP 03-20), the City Council finds:
1. That the site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping and other features required by this title to adapt the use with land and uses in the neighborhood, in that all applicable development standards for the RB District are met and the drive-through 508
Resolution No. XX-22 Page 3 of 18 February 22, 2022
aisle is able to queue up to 12 automobiles, which is the industry standard for similar uses;
2. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use, in that the site is accessed from Laurel Road, the City’s highest traveled arterial street, which will eventually serve this entire intersection of commercial development;
3. The proposed use will be arranged, designed, constructed, operated and maintained so as to be compatible with the intended character of the area and shall not change the essential character of the area from that intended by the General Plan and the applicable zoning ordinances, in that the General Plan intended the area for commercial uses, including restaurants, and the zoning ordinance allows drive-throughs with approval of a CUP;
4. That the proposed use provides for the continued growth and orderly development of the community and is consistent with the various elements and objectives of the General Plan, in that it is consistent with the Land Use Element by creating a new commercial use in a commercial designation that is compatible with the applicable zoning district on the same site;
5. That the proposed use, including any conditions attached thereto, will be established in compliance with the applicable provisions of the California Environmental Quality Act, in that the proposed use has been found, after additional analysis, to fall within the scope of the original Laurel Plaza Shopping Center Initial Study/Mitigated Negative Declaration (SCH #2008012068), and applicable mitigation measures from that MND will also apply to the proposed project.
C. Regarding the application requesting Design Review approval to develop an approximately 1.7-acre parcel within the Laurel Plaza shopping center with a new 4,365 square foot quick serve restaurant with dine-in and drive-through service (DR 09-20), the City Council finds:
1. Site planning, including building siting (location), setback and orientation; entries, circulation and parking; landscape setbacks and buffers; and location of trash, loading and service areas, and mechanical equipment:
The overall site planning meets required setbacks, circulation and parking, landscape, and buffer requirements, and locates the trash enclosure in a manner where it has minimal interference with the proposed use and other nearby uses;
2. Architecture, including massing and grouping; facades, entries and roofs; materials and colors; and screening of trash, loading and service areas, and mechanical equipment: Architecture and massing of the building meets the criteria as found in the adopted Oakley Commercial and 509
Resolution No. XX-22 Page 4 of 18 February 22, 2022
Industrial Design Guidelines. Roof top equipment is screened from public view;
3. Landscaping and site elements, including general landscape areas; entry and plaza enhancements; parking lot landscaping; walls and fences; and lighting: The site is adequately landscaped, including the addition of trees for aesthetic and parking lot shade, and a screen wall to soften the appearance of cars queued in the drive-through. Lighting is sufficient, and as conditioned, will provide additional pedestrian safety; and
4. Streetscapes, including major community entries; highlighted intersections; and district entries: The streetscape is existing and already in compliance with the standards for review.
D. The Project complies with Measure J Growth Management requirements.
BE IT FURTHER RESOLVED THAT, on the basis of the above Findings and the Record, the City Council approves the Applicant’s request for approval of the project titled, “McDonald’s Drive-Through Quick Serve Restaurant at Laurel Plaza Conditional Use Permit (CUP 03-20) and Design Review (DR 09-20),” subject to the following Conditions of Approval:
Conditions of Approval
Applicant shall comply with the requirements of the Oakley Municipal Code. Any exceptions must be stipulated in these Conditions of Approval. Conditions of Approval are based on the plans date stamped received by the Planning Division on February 8, 2022, as well as additional information acquired since that time and made a part of the project file.
THE FOLLOWING CONDITIONS OF APPROVAL SHALL BE SATISFIED PRIOR TO
THE ISSUANCE OF A BUILDING PERMIT UNLESS OTHERWISE NOTED (BOLD CONDITIONS ADDED OR AMENDED AT PUBLIC HEARING):
Planning Department Conditions
General:
This Design Review is approved, as shown on the plans, date stamped by the Planning Department on February 8, 2022, and as conditioned herein.
This approval shall be effectuated within a period of one (1) year from the effective date of this resolution by pulling a building or grading permit and if not effectuated shall expire on February 22, 2023. Prior to said expiration date, the applicant may apply for an extension of time pursuant to the provisions of the Zoning Code. 510
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All construction drawings and plot plans submitted for plan check shall be in substantial compliance with the plans presented to and approved by the City Council on February 22, 2022, and as conditioned herein.
All conditions of approval shall be satisfied by the owner/developer. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.
Noise generating construction activities, including such things as power generators, shall be limited to the hours of 7:30 a.m. to 5:30 p.m. Monday through Friday, and shall be prohibited on City, State and Federal Holidays. The restrictions on allowed working days and times may be modified on prior written approval by the Community Development Director.
Should archaeological materials be uncovered during grading, trenching or other on- site excavation(s), earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed necessary.
All mitigation measures addressed in the environmental document for the original Laurel Plaza Shopping Center (SCH #2008012068) shall be complied with and addressed as outlined in the Mitigation Monitoring Program approved for this project (incorporated as Exhibit A), per the review and approval of the Community Development Director.
The Applicant shall indemnify, defend, and hold harmless the City of Oakley, the City Approving Authorities, and the officers, agents, and employees of the City from any and all claims, damages and liability (including, but not limited to, damages, attorney fees, expenses of litigation, costs of court).
Site Plan:
All parking stall striping shall be double striped. Parking stalls shall be 9 feet wide by 19 feet deep and all drive aisles shall be a minimum 24 feet in width as reviewed and approved by the Community Development Director.
A lighting and photometric plan shall be submitted prior to the issuance of building permits. The minimum requirement shall be one foot of candle light within public parking areas and pedestrian pathways.
Light poles shall be a maximum height 21 feet and shall provide glare shields where adjacent to existing residences per the review and approval of the Community Development Director.
Trash enclosures shall match Oakley Disposal and City standards and shall provide adequate space to accommodate both trash and recycling. Also, trash 511
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enclosures shall be constructed with a roof to match the building design and materials, have metal gates, and when appropriate be surrounded by landscaping with climbing vines on three sides per the review and approval of the Community Development Director.
Storage shall be contained inside the building. Storage containers are not allowed and pallets, boxes, cardboard etc. shall not be stored outside.
In order to further enhance pedestrian safety the applicant shall include the following on the construction drawings:
a. Provide additional lighting, visibility, and warning signage where the pedestrian access crosses the drive-through aisle between Laurel Road and the building; and
b. The applicant shall design and maintain the landscaping within the pedestrian pathway north of the drive-through entrance to allow for better pedestrian visibility to oncoming vehicles traveling to and from the intersection of Laurel Road and Mercedes Lane.
Architectural Details:
Roof-mounted equipment shall be architecturally screened from view.
All exterior light fixtures shall be of quality design and materials, and parking lot lights shall match existing parking lot lights in the shopping center to the maximum extent possible. Specs for the exterior fixtures, including building lights, shall accompany the construction drawings for building permits, and be subject to the review and approval of the Community Development Director.
Landscaping:
A landscaping and irrigation plan for all front yard, right-of-way, parks, open space, and trail landscaping shall conform to the Oakley Water Efficient Landscape Ordinance (“WELO”), and the Guidelines for Implementation of the City of Oakley Water Efficient Landscape Ordinance and shall be installed prior to final occupancy. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the City’s Water Conservation Ordinance by including the following signed statement on the cover sheet or same sheet as the WELO calculations in a visible text box: “These plans are certified to conform to the Oakley Water Efficiency Landscape Ordinance.” California native drought tolerant plants shall be used as much as possible. All trees shall be a mix of 15-gallon and 24-inch box; all shrubs shall be a minimum fivegallon size, except as otherwise noted.
All landscaped areas not covered by shrubs or groundcover shall be covered with bark or acceptable alternative as reviewed and approved by the Community Development Director. On slopes greater than 3 to 1, the Applicant 512
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shall use an alternative to bark per the review and approval of the Community Development Director. Areas covered with bark shall use a weed barrier.
The Applicant shall maintain all private landscaping until occupancy.
Signage:
All proposed permanent and temporary signage shall meet the requirements of the Laurel Plaza Master Sign Program approved by the City of Oakley on April 21, 2008, as applicable, and with the City’s Zoning Ordinance. All proposed signage shall be reviewed by the Planning and Building Divisions.
Waste Management Plan:
The Applicant shall submit a Waste Management Plan that complies with the City of Oakley Construction and Demolition Debris Recycling Ordinance.
Building Division Conditions
Plans shall meet the currently adopted Uniform Codes as well as the newest T-24 Energy requirements from the State of California Energy Commission. To confirm the most recent adopted codes please contact the Building Division at (925) 625-7005.
Prior to requesting a Certificate of Occupancy from the Building Division, all Conditions of Approval required for occupancy must be completed. When the Public Works Division and the Planning Division place Conditions of Approval on the project, those divisions will sign off on the project prior to the request for a Building division final inspection. Similarly, if the Health Department and/or Fire Department reviewed and approved the original plans, those departments must sign off on the project prior to the request for a final inspection by the Building Division.
Public Works and Engineering Conditions
THE FOLLOWING SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF AN ENCROACHMENT AND/OR GRADING PERMIT:
GENERAL. All public improvements shall be made according to the latest adopted City Standard Drawings and Specifications. All work shall conform to the applicable City ordinances. The adjacent public right-of-way shall be kept clear of all job-related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the City performing the required maintenance at the developer's expense.
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ENCROACHMENT PERMIT. All work in the public right-of-way, including any lockage or partial closure of sidewalks will require an Encroachment Permit. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required.
GRADING PERMIT. All earthwork must comply with the City’s Grading Ordinance.
A Grading Permit must be issued by the public works department prior to site disturbance.
PUBLIC WORKS INSPECTIONS. The developer or their representative shall notify the Engineering Inspector at least forty-eight (48) hours before starting any work pertaining to on-site drainage facilities, grading or paving, and all improvements in approved plans. Failure to do so will result in rejection of work that was completed without inspection.
PRECONSTRUCTION MEETING. Prior to issuance of any permit or the commencement of any site work, the general contractor shall:
Along with the project applicant, attend a pre-construction meeting with the City Engineer to discuss the project conditions of approval, working hours, site maintenance and other construction matters;
a. Acknowledge in writing that they have read and understand the project conditions of approval and will make certain that all project subcontractors have read and understand them prior to commencing work and that a copy of the project conditions of approval will be posted on site at all times during construction.
CONSTRUCTION STREET PARKING. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the City Engineer.
EROSION CONTROL. Interim and final erosion control plans shall be prepared and submitted to the Public Works Department. A Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the State SMARTS system for projects disturbing more than one acre and obtain a WDID number. A maximum of two weeks is allowed between clearing of an area and stabilizing/building on an area if grading is allowed during the rainy season. Interim erosion control measures, to be carried out during construction and before installation of the final landscaping shall be included.
Interim erosion control method shall include, but are not limited to: silt fences, fiber rolls (with locations and details), erosion control blankets, City standard seeding specification, filter berms, check dams, retention basins, etc. Provide erosion control measures as needed to protect downstream water quality during winter months. The grading, drainage, erosion control plans and SWPPP shall be in compliance with applicable measures contained in the City of Oakley’s NPDES Permit.
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DUST CONTROL. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the City, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the City Engineer, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. All public streets soiled or littered due to this construction activity shall be cleaned and swept daily during the workweek to the satisfaction of the City. Demolition or earthwork activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose debris shall be covered.
SILT AND MUD IN PUBLIC RIGHT-OF-WAY. It is the responsibility of contractor and homeowner to make sure that all dirt tracked into the public right-of-way is cleaned up daily. Mud, silt, concrete and other construction debris SHALL NOT be washed into the City’s storm drains. Construction entrances must be in place per the Erosion Control Plan.
TRAFFIC CONTROL PLAN. The project sponsor will be required to work with the Public Works Department to develop a traffic control plan per the current California MUTCD. This plan will include, but not be limited to, the following measures:
a. Construction activities shall be strategically timed and coordinated to minimize traffic disruption for schools, residents, businesses, and special events. The schools located on the haul route shall be contacted to help with the coordination of the trucking operation to minimize traffic disruption.
b. Flag persons shall be placed at locations necessary to control one-way traffic flow, if required. All flag persons shall have the capability of communicating with each other to coordinate the operation. c. Prior to construction, advance notification of all affected residents and emergency services shall be made regarding one-way operation, specifying dates and hours of operation and lane closures on main arterial and collector streets and will be permitted only between the hours of 8:30 A.M. to 2:30 P.M. on M, T, TH & F. 8:30 A.M. to 12:00 P.M. on W.
d. The traffic control plan shall be reviewed for compliance to the project’s Haul Route, approved by the City of Oakley.
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e. A full road closure will require a detour plan and a road closure permit issued by the Public Works Department.
CONSTRUCTION MANAGEMENT PLAN. The Applicant shall submit a construction management plan that shall incorporate at a minimum the Earth Movement Plan, Traffic Control Plan, Project Schedule, site security fencing, employee parking, construction staging area, construction trailer, and proposed outhouse locations. The public street shall not be used for any construction related activities, including parking for workers and storage of vehicles.
RESTORATION OF PUBLIC IMPROVEMENTS. The developer shall repair or replace all existing improvements not designated for removal that are damaged or removed because of developer's operations. Improvements such as, but not limited to:
curbs, gutters, sidewalks, driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc. shall be repaired and replaced to a condition equal to or better than the original condition. Existing improvement to be repaired or replaced shall be at the direction of the Public Works & Engineering Inspector and shall comply with all Title 24 Disabled Access provisions. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions.
SIDEWALK REPAIR. The developer shall repair and replace to existing City standards any sidewalk damaged now or during construction of this project. Sidewalk repair shall match existing color, texture and design, and shall be constructed per City Standard Details. The limits of sidewalk repair will be determined by the Public Works Inspector during the construction phase of the project.
CURB AND GUTTER. The developer shall repair and replace to existing City standards any curb and gutter damaged now or during construction of this project. New curb and gutter shall be constructed per City Standard Details. The limits of curb and gutter repair will be determined by the Public Works Inspector during the construction phase of the project.
CONSTRUCTION NOISE. Between the hours of 7:30 a.m. to 5:30 p.m., weekdays and 9:00 a.m. to 5:30 p.m. weekends and holidays, construction, alteration or repair activities shall be allowed. No individual piece of equipment shall produce a noise level exceeding eighty-five (85) dBA at twenty-five (25) feet. If the device is located within a structure on the property, the measurement shall be made at distances as close to twentyfive (25) feet from the device as possible. The noise level at any point outside of the property plane shall not exceed eighty-five (85) dBA. Pickup and delivery of materials and equipment is restricted to the hours listed above unless prior written approval is obtained by the Public Works Department.
GOOD HOUSEKEEPING. Good housekeeping practices shall be observed at all times during the course of construction. Superintendence of construction shall be diligently performed by a person or persons authorized to do so at all times during working hours. The storing of goods and/or materials on the sidewalk and/or the street will not be 516
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allowed unless a special permit is issued by the Engineering Division. The adjacent public right-of-way shall be kept clear of all job-related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not be allowed unless a special permit is issued. The developer's representative in charge shall be at the job site during all working hours. Failure to maintain the public right-of-way according to this condition may result in the City performing the required maintenance at the developer's expense.
ACCESS AGREEMENT. Provide copy for City’s review of the private joint access agreement and maintenance agreement with adjoining parcels within the project to utilize share access and utilities
THE FOLLOWING SHALL BE SATISFIED PRIOR TO THE APPROVAL OF THE GRADING PLAN:
GEOLOGY AND SOIL MITIGATION MEASURES. A geotechnical investigation shall be conducted for the project to determine the surface and sub-surface conditions at the site and to determine the potential for surface fault rupture on the site. The geotechnical study shall provide recommendations for site grading as well as the design of foundations, retaining walls, concrete slab-on-grade construction, excavation, drainage, on-site utility trenching and pavement sections. The soils report shall include specific criteria and standards governing site grading, drainage, pavement design, retaining wall design, and erosion control. All recommendations of the investigation shall be incorporated into project plans. One copy of the geologic report shall be submitted with the grading permit and public improvement application. Prior to issuance of any permit, the applicant’s soils engineer shall review the final grading and drainage plans to ensure that designs for foundations, retaining walls, site grading, and site drainage are in accordance with their recommendations. The applicant’s soils engineer’s approval shall then be conveyed to the City either by letter or by signing the plans.
GRADING.
a. Grade any slopes with a vertical height of four (4) feet or more at a slope of 3H to 1V. Retaining walls that may be installed to reduce the slope must be masonry and comply with the City’s building code. b. Retaining wall or other suitable option acceptable by the City Engineer is required where the grade differential between property or adjacent lots are greater than 6”. Retaining walls are required to be identified on the grading plans and shall have a note stating a separate building permit is required for retaining wall greater than four (4) feet in height. c. At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 300 feet to the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with the name, title, phone number and area of responsibility. The person 517
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responsible for maintaining the list shall be included. The list shall always be kept current and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility.
The names of the individual responsible for noise and litter control shall be expressly identified in the notice. The notice shall be reissued with each phase of major grading activity. A copy of the notice shall be concurrently transmitted to the City Engineer. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area noticed. d. Submit a Haul Route Plan to the City Engineer for review and approval prior to importing or exporting any material from the site. The plan shall include the location of the borrow or fill area, the proposed haul routes, the estimated number and frequency of trips, and the proposed schedule of hauling. Based on this plan, the City Engineering shall determine whether pavement condition surveys must be conducted along the proposed haul routes to determine what impacts the trucking activities may have. The project proponents shall be responsible to repair to their pre-construction condition any roads along the utilized routes. e. Prior to commencement of any site work that will be result in a land disturbance of one acre or more, the applicant shall provide evidence to the City Engineer that the requirements for obtaining a State General Construction Permit have been met. Such evidence may be a copy of the Notice of Intent Letter sent by the State Water Resources Control Board. The WDID Number shall be shown on the grading plan prior to approval by the City Engineer.
f. The burying of any construction debris is prohibited on construction sites NPDES – NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM.
Comply with all rules, regulations and procedures of the NPDES for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board, the Regional Water Quality Control Board (Central Valley – Region IV), including the Stormwater C.3 requirements as detailed in the Guidebook available at www.cccleanwater.org
Compliance shall include developing long-term best management practices (BMP’s) for the reduction or elimination of storm water pollutants. The project design shall incorporate wherever feasible, the following long-term BMP’s in accordance with the Contra Costa Clean Water Program for the site’s storm water drainage.
Offer pavers for household driveways and/or walkways as an option to buyers.
Minimize the amount of directly connected impervious surface area. 518
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Delineate all storm drains with “No Dumping, Drains to the Delta” permanent metal markers per City Standards.
Construct concrete driveway weakened plane joints at angles to assist in directing run-off to landscaped/pervious areas prior to entering the street curb and gutter.
Distribute public information items regarding the Clean Water Program to buyers.
Other alternatives as approved by the City Engineer.
Prepare an Operations and Maintenance Manual for the project’s storm water control measures.
THE FOLLOWING SHALL BE SATISFIED PRIOR TO THE APPROVAL OF THE IMPROVEMENT PLAN:
DRAINAGE IMPROVEMENTS.
a. Collect and convey all stormwater entering and /or originating on this property, without diversion and within an adequate storm drainage facility, to an adequate natural watercourse having definable bed and banks, or to an existing adequate public storm drainage facility that conveys the storm waters to an adequate natural watercourse. b. Submit a final hydrology and hydraulic report including 10-year and 100- year frequency event calculations for the proposed drainage system and stormwater pond to the city Engineer for review and approval. The report shall includes study of the downstream stormdrain facilities to confirm its adequacy and mitigate on-site so that the peak flows of postproject conditions do not exceed the pre-project peak flows. c. Design and construct all storm drainage facilities in compliance with the Municipal Code and City design standards.
d. Prevent storm drainage from draining across the sidewalk(s) and driveway(s) in a concentrated manner.
e. On-site parking area and driveways shall not surface drain across public sidewalk or driveway aprons.
SIGHT DISTANCE EXHIBIT. For the project driveways’ ingress and egress, provide an exhibit that will analyze the sight distance required for the appropriate speed limit identified with this project as required by the City Engineer.
DESIGN CHANGES. The Applicant's registered Engineer shall notify the City Engineer, in writing, at least 72 hours in advance of all differences between the proposed work and the design indicated on the plans. Any proposed changes shall be subject to the approval of the City before altered work is started. A plan revision must be submitted for approval by the City Engineer.
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JOINT TRENCH PLANS. The applicant shall submit Joint Trench Composite Plans to the City for review prior to approval of improvement plans or recordation of the final map. The developer shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the improvement Plan submittals for the project. The composite drawings and/or utility improvement plans shall be signed by a licensed civil engineer. The joint trench plans shall include street and/or site lighting and associated photometrics. A letter shall be provided by PG&E stating that public streetlight billing will be per Rule LS2A, and that private lights shall be metered with billing to the owner. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans.
UTILITIES & UNDERGROUNDING.
a. Underground all new and existing utility distribution facilities per City of Oakley code section Title 6 Chapter 8 Underground Utility Districts. b. All utility boxes shall be installed underground, and all wires and cables must be installed in conduits. Compliance with this condition shall be at the discretion of the City Engineer.
c. Above ground utility boxes shall be camouflaged per the review and approval of the City Engineer.
d. A written approval from Diablo Water District and Iron House Sanitary District must be provided that all underground utility improvements have passed all testing requirements prior to commencement of paving a street.
THE FOLLOWING SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF THE BUILDING PERMIT:
PAD CERTIFICATION. A letter from a licensed land surveyor stating that the building pad was constructed in accordance with the approved plans shall be provided prior to commencing with foundation construction of the building.
SOILS ENGINEER CONSTRUCTION OBSERVATION. During construction, all excavations and grading shall be inspected by the applicant’s soils engineer prior to placement of concrete and/or backfill so they can verify that the actual conditions are as anticipated in the design-level geotechnical report and recommend appropriate changes in the recommendations contained in the report, if necessary. The results of the construction observation and testing should be documented in an “as-built” letter/report prepared by the applicants’ soils engineer and submitted to the City before any building permit is granted.
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RIGHTS OF ENTRY. Furnish necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, public and private road and drainage improvements.
ACCESS AGREEMENTS. Develop for the City’s review and approval and enter into a private joint access agreement that allows the adjacent parcels within the project to utilize common drive aisles.
LANDSSCAPE AGREEMENT. Enter into an agreement with the City that requires the right of way landscaping adjacent to the site to be maintained as part of the on-site landscaping at the property owner’s expense to a standard acceptable and agreed upon by the City.
AGREEMENT FOR STORMWATER BEST MANAGEMENT PRACTICES
INSPECTION AND MAINTENANCE OBLIGATIONS. The property owner shall enter into an agreement with the City for maintenance of the stormwater filtration devices required to be installed on this project. The agreement will specify that certain routine maintenance shall be performed by the property owner and will specify device maintenance reporting requirements. The agreement will also specify routine inspection requirements, permits and payment of fees. The agreement shall be recorded prior to release of any occupancy permits.
AS-BUILT PLANS. After completion of the construction of all work, the original plans shall have all changes (change orders and field changes) clearly marked. The "asbuilt" plans shall again be signed and "wet-stamped" by the civil engineer who prepared the plans, attesting to the changes. The original "as-built" plans shall be review and approved the Engineering Inspector. A Mylar and AutoCAD disk of the approved "asbuilt" plans shall be provided to the City before acceptance of improvements.
IMPACT FEES. Comply with the requirements of the development impact fees listed below, in addition to those noticed by the City Council in Resolution 85-00 and 08-
03. The applicant shall pay the fees in the amounts in effect at the time each building permit is issued.
a. Traffic Impact Fee (authorized by Ordinance No. 14-00, adopted by Resolution 49-03);
b. Regional Transportation Development Impact Mitigation Fee or any future alternative regional fee adopted by the City (authorized by Ordinance No. 14-00, adopted by Resolution No. 73-05);
c. Park Land Dedication In-Lieu Fee (adopted by Ordinance No. 03-03); d. Park Impact Fee (authorized by Ordinance No. 05-00, adopted by Resolution No. 19-03);
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e. Public Facilities Fee (authorized by Ordinance No. 05-00, adopted by Resolution No. 18-03);
f. Fire Facilities Impact Fee (adopted by Resolution No. 09-01); g. General Plan Fee (adopted by Resolution No. 53-03).
h. East Contra Costa County Habitat Conservation Plan Fee (adopted by Resolution No. 112-07 & 124-07).
ANNEXATIONS
a. Annex the property to the City of Oakley Community Facilities District No. 2018-1 Fire Protection Services (CFD – Community Facilities District) for funding certain services within the boundaries of the City of Oakley including fire protection services. The applicant/ owner/ developer shall apply for annexation and provide all information and documents required by the City to process the annexation. All costs of the annexations shall be paid by the applicant/owner/developer. The assessment shall be the per parcel annual amount set by CFD at the time of the annexation. Annexation shall be completed prior to filing of any map action.
b. Participate in the provision of funding to maintain police services by voting to approve a special tax for new parcels created by a new map or map action. The tax shall be the per parcel annual amount (with appropriate future cost of living adjustment) as established at the time of voting by the City Council. The election to provide for the tax shall be completed prior to filing of the final map or map action. If the commercial and office buildings are occupied prior to the City receiving the first disbursement from the tax bill, the project proponent shall be responsible for paying the pro-rate share for the remainder of the tax year prior to the City conducting a final inspection.
c. Annex the property to the City of Oakley Community Facilities District No. 2015-2 (CFD) for funding the maintenance and operation costs associated with regional, community and neighborhood parks, public area landscaping, street lights and storm water facilities. The applicant shall apply for annexation and provide all information and documents required by the City to process the annexation. All costs of the annexations shall be paid by Applicant. The assessment shall be the per parcel annual amount set by CFD at the time of annexation. Annexation shall be completed prior to filing of the map creating new parcels or any map action.
Advisory Notes
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The following Advisory Notes are provided to the Applicant as a courtesy but are not a part of the conditions of approval. Advisory Notes are provided for the purpose of informing the Applicant of additional ordinance requirements that must be met in order to proceed with development.
A. The Applicant/owner should be aware of the expiration dates and renewing requirements prior to requesting building or grading permits.
B. The project will require a grading permit pursuant to the Ordinance Code.
C. Applicant shall comply with the requirements of Ironhouse Sanitary District.
D. The Applicant shall comply with the requirements of the Diablo Water District.
E. Comply with the requirements of the East Contra Costa Fire Protection District.
F. Comply with the requirements of the Building Inspection Division. Building permits are required prior to the construction of most structures.
G. This project may be subject to the requirements of the Department of Fish and Game. It is the Applicant's responsibility to notify the Department of Fish and Game, P.O. Box 47, Yountville, California 94599, of any proposed construction within this development that may affect any fish and wildlife resources, per the Fish and Game Code.
H. This project may be subject to the requirements of the Army Corps of Engineers.
It is the Applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained.
I. The Applicant shall obtain an encroachment permit for construction within existing City rights of way.
PASSED AND ADOPTED by the City Council of the City of Oakley at a meeting held on the February 22, 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
APPROVED:
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Randy Pope, Mayor
ATTEST:
Libby Vreonis, City Clerk Date
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