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17. Use permit Kiddie AcademyCOMMUNITY DEVELOPMENT DEPARTMENT CUPERTINO PLANNING DIVISION CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014 -3255 (408) 777 -3308 • FAX (408) 777 -3333 CITY COUNCIL STAFF REPORT Agenda Item No. 11 Agenda Date: Tune 1, 2010 APPLICATION SUMMARY Consider a Use Permit to allow an 8,400 square foot daycare (Kiddie Academy) facility to operate at an existing commercial building. The application also includes a new outdoor play area in the existing rear parking lot, Application No. U- 2009 -09, Cindy Cheng (Cupertino Investment Partners, LLC), 19875 Stevens Creek Boulevard, APN 316 -21 -031. RECOMMENDATION The Planning Commission recommends that the City Council approve the Use Permit U- 2009 -09 for an 8,400 square foot daycare facility to operate at an existing commercial building and exterior parking lot modifications to add an outdoor play area per the model resolution (Attachment A). BACKGROUND On May 11, 2010, the Planning Commission reviewed the project and recommended (3- 1-1, Giefer voting no and Kaneda absent) that the project be approved with some minor changes discussed in this staff report. Project Location The project site is located at 19875 Stevens Creek Boulevard (Furniture 2000 building) on the north side of Stevens Creek Boulevard, between Blaney Avenue and Portal Avenue. The site is located east of the Cupertino Executive Suites and west of Yoshinoya restaurant and an office building. There are single family residences to the north and townhomes /commercial shopping center to the south. Please refer to the previous staff reports (Attachment B) for the detailed information about the project. DISCUSSION Planning Commission The Commission was supportive of the proposed daycare business. The Commission felt that though the project will increase vehicular activity to some extent in the area, 17 -1 U- 2009 -09 Kiddie Academy June 1, 2010 Page 2 there will be no significant traffic impacts mainly due to the fact that the peak hours of the proposed day care use do not overlap with the peak hours for the adjacent office buildings. Commissioner Giefer voted against the project because of her concerns that daycare use is not an appropriate use along the predominate frontage of Stevens Creek Boulevard and circulation issues. The Commissions main discussion points are summarized as follows (staff comments in italics): • Masonry Wall - an eight foot masonry wall should be built along the northerly property line prior to commencement of the project construction (Attachment A, Condition 9). The Commission felt that a masonry wall along the easterly property line was not necessary because it would not provide additional noise or visual benefits to the adjacent office property. • Hours of Operation - the daycare operation should be limited to between hours of 7:OOam to 6:30pm. • Parking Lot Connection to Adjacent Properties - the parking lot circulation would be maximized if a connection was provided between the project and the property to the west along the rear of the parking lot. The westerly rear parking lot connection would alleviate traffic movements to Steven Creek Boulevard and to the property to the east - the property to the west has a recorded covenant that grants reciprocal access to the project property and the project applicant has agreed to make the necessary improvements to create the connection. However, the westerly property owner has concerns related to traffic and security. It should be noted also that the property to the west is already connected to the mixed -use development (Travigne) and currently shares a driveway entrance with the project property (see aerial diagram below). ➢ The Council should decide if the westerly rear parking lot connection should be opened as part of this project. Westerly Driveway on Furniture 2000 site - the driveway along the west of the project building leading to the rear parking lot should allow two -way access to alleviate impacts to the property to the east - staff recommends that the existing utility apparatus along the west of the building be located and vegetation along the westerly property line be trimmed to ensure maximum driveway clearance. 17 -2 U- 2009 -09 Kiddie Academe June 1, 2010 Paoe 3 • Trash enclosure — move the trash enclosure further away from the play area as shoe " -n in sheet Al of Attachment C. Public Coni»zents The primary concerns expressed from the public are summarized as follol '\-s (staff comments in italic): 1. The owner of the office building to the east requested that the applicant provide an 8 -foot masonry wall along easterly property line to buffer any neiv noise and visual impacts to their tenants. Concerns Jvere also raised regarding the one -way driveway along the west side of the project building — the Co»?mission addressed Ilie driveway concerns by recommending two -way traffic and considering a connection to the property on the west side. 2. Several neighbors lived in the residential neighborhood to the north of the project expressed concerns of the existing traffic congestion on Portal Avenue during mornnlg school hours and that any additional school use would exacerbate the traffic situation — a coinprelielsive traffic analysis UIRS prepared by Fe7v acid Peers 17 -3 U- 2009 -09 Kiddie Academy June 1, 2010 PaLxe 4 confirming that the project will not negatively impact any of the existing intersections in the area. In addition, there are not going to be any significant impacts to the adjacent properties and Portal Avenue. 3. The proposed trash enclosure location should be located as shown on sheet Al of the plans and lighting impacts to the adjacent residential neighbors to the north should be addressed - a condition has been added (Condition 23) confirming the location of the trash enclosure as indicated on sheet Al of the plan set. Also, Condition 8 requires the project to conform to the City's General Commercial lighting standards. A lighting plan prepared by the lighting engineer shall be submitted to the City for review and approval. Traffic Analysis Fehr and Peers was asked to perform a supplemental evaluation of the revised parking lot circulation based on the Commission recommended changes. The intent of the study was to confirm that the driveway along the west side of the project building can facilitate two -way vehicular movements and any potential impacts on the site and surrounding roadways. The conclusions of the study are as follows (staff comments in italic): • Portal Avenue would operate at Level of Service (LOS) A during peak hours. • Stevens Creek/ Portal intersection would operate at LOS B during peak hours. • The Stevens Creek western driveway would operate at LOS B during peak hours with an expected exit queue of up to one vehicle. • The Stevens Creek exit -only driveway would operate at LOS B with an expected exit queue of up to one vehicle. • The LOS at all surrounding intersections will remain at acceptable levels with minimal delay. The Traffic Consultant further recommends the following: • Left turn pocket at Portal /Stevens Creek (southbound on Portal, left onto Stevens Creek) should be extended - incorporated as a condition of the project (see Attachment A, Condition 18). The western 18' -6" foot driveway can functionally accommodate two -way travel provided that the existing utilities adjacent to the buildings are removed or relocated. However, a 20 -foot width is preferred. It should be noted that the City of Cupertino parking ordinance also permits minimum 18 foot wide two -way driveways. After consultation with Public Works staff and based on the City's Ordinance, staff is recommending maintaining the existing driveway width of 18' -6 ". A condition of approval is recommended that requires removal of fencing, trimming shrubs and removing utilities along the driveway. 17 -4 U- 2009 -09 Kiddi-- Academy June 1, 2010 Page 5 • The existing utilities and associated bollards along west side of the existing building shall be removed or relocated. • The shrubberies and vegetations along the westerly property line shall be trimmed. A condition of approval is recommended to address this requirement as well as removal of the unsightly chain link fence between the subiect site and the property to the west. • If future retail use on the site generates additional traffic, considerations should be given to require all daycare patrons to park in the rear parking lot to minimize congestion in the front - the Commission is requiring that all patrons of the daycare park in the rear parking lot as a condition of the project (see Attachment A, Condition 6). A similar condition was required at the Growing Tree Montessori School where the front parking lot was reserved for Chicago Title. This condition will not only simplify vehicular movements but also ensure the success of Vie retail tenant. Child Safety Concerns There have been recent concerns expressed by the community regarding the overall safety of children at daycare facilities. It should be noted that Kiddie Academy has a robust child safety and security program that requires parents and/ or designated caregivers to follow a set of procedures during child drop -off and pick -up. The proposed site plan allows the drop -off and pick -up areas to be closest to the entrances of the daycare facility. In addition, the project is required to obtain the appropriate permits from the State Community Care License Department (CCL). CCL will ensure that Kiddie Academy provide a safe and healthy interior/ exterior environment for children who are in their care. The applicant is prE'pared to provide details about their operation at the Council hearing. Day Care Use in the Heart of the City Specific Plan On February 16, 2010, the City Council aFproved amendments to the Heart of the City Specific (HOC) Plan. The new HOC plan, which went into effect on April 16, 2010, limits child care centers and other uses that do not involve the direct retailing of goods or services to no more than 25% of the total building frontage along Stevens Creek Boulevard, and /or 50% of the rear of the 'Duilding. Prior to the revision, there was no limitation on the frontage occupied by such uses. The intent of the new provision is to ensure that non - retail uses such as a daycare and associated operation will not hinder successful retail. Kiddie Academy proposes to occupy 33% of the building frontage. Due to the fact that the project was submitted on December 9, 2009 (prior to the date that the HOC plan went into effect) and with the condition that requires all daycare users to park in the rear parking lot, the Commission is recommending approval of the project as proposed. 17 -5 U- 2009 =09 Kiddie Academy June 1, 2010 Page 6 Prepared by: Gary Chao, City Planner Submitted by: /aj 4 f 1 Aarti Shrivastava Community Development Director Approved by: k David W. Knapp City Manager ATTACHMENTS Attachment A Planning Commission Resolution No. 6598 Attachment B Planning Commission Staff Reports Attachment C Plan set G: � Planning `PDREPORT � CC � 2010 � U- 2009 -09 _CC_June_1_2010AS (4).doc 17 -6 ATTACHMENT A CITY OF C UPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6598 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVING A USE PERMIT TO ALLOW A DAYCARE CENTER INCLUDING AN OUTDOOR PLAYAREA. IN THE EXISTING REAR PARKING LOT IN A COMMERCIAL CENTER LOCATED AT 19875 STEVENS CREEK BLVD. SECTION I: PROTECT DESCRIPTION Application No.: U- 2009 -09 Applicant: Cindy Cheng Location: 19875 Stevens Creek Boulevard SECTION II: FINDINGS FOR USE PERMIT WHEREAS, the Planning Commission of tEe City of Cupertino received an application for a Use Permit, as described in Section II of this Resolution; and WHEREAS, the necessary public notices have been given in accordance with the Procedural Ordinance of the City of Cupertino, and the Planning Commission has held one or more public hearings on this matter; and WHEREAS, the applicant has met the burden of proof required to support said application; and has satisfied the following requirements: 1) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convergence; 2) The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan, as amended, and the purpose of this title; NOW, THEREFORE, BE IT RESOLVED: That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, the application for the Use Permit is hereby recommended for approval, subject to the conditions which are enumerated in this Resolution beginning on Page 2 thereof; and That the subconclusions upon which the findings and conditions specified in this resolution are based and contained in the public hearing record concerning Application No. U- 2009 -09, as set forth in the Minutes of the Planning Commission Meeting of May 11, 2010, and are incorporated by reference though fully set forth herein. 17 Resolution No. 6598 U- 2009 -09 May 11, 2010 Page 2 SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. 1. APPROVED EXHIBITS The approval is based on Exhibits titled: "Kiddie Academy of Cupertino, CA; Cupertino Business Plaza, 19875 Stevens Creek Blvd., Cupertino, CA" consisting of 9 pages labeled pages A -0, A -1, A -1a, A -2, A -3, A -4, L -1, E -0 and 1 except as may be amended by the Conditions contained in this Resolution. 2. USE APPROVAL Approval is granted to allow a daycare center with an outdoor playground with a maximum daily attendance of 143 children. The number of children may be increased without use permit modification if the applicant can demonstrate adequate parking supply for all tenant uses to the satisfaction of the Director of Community Development and that the increase is consistent with any applicable Building and/or Fire Codes (including but not limited to accessibility, fire safety, and building occupancy. Proper licensing from the Community Care Licensing Depart and /or other relevant County /State agencies shall be obtained prior to commencement of the daycare operation. 3. DAYCARE HOURS OF OPERATION The hours of operation for the daycare center shall be limited to 7a to 6:30p. The outdoor play area schedule shall be limited to the schedule exhibit submitted at the Planning Commission hearing on May 11, 2010 (Page 8 of this resolution) 4. NOISE CONTROL Noise levels shall not exceed those as listed in Chapter 10.48 of the Cupertino Municipal Code. 5. RECIPROCAL ACCESS AGREEMENT The applicant shall record a reciprocal access easement benefiting the adjoining properties (to the east and west) and make the necessary improvements to open up the parking lot to the property to the east. 6. DAYCARE PARKING The primary daycare patrons shall use the rear parking lot and the front parking lot shall be reserved for the retail tenant. The applicant shall submit a final site design to the City for review and approval prior to issuance of building permits demonstrating at least six (6) drop -off and pick -up spaces in the rear parking areas. In addition, a sign designating the pick -up/ drop -off spaces shall be installed. 'The sign shall include the time periods of operation, and a time limit for the space. After the Kiddie Academy begins operation, the number of pick -up and drop -off spaces shall be reviewed to determine if additional designated pick- up and drop -off spaces are needed. 17 -8 Resolution No. 6598 U- 2009 -09 May 11, 2010 Page 3 Appropriate directional sign shall be posted at the driveway entrance to direct daycare patrons to the appropriate drop- off /pick -up area. The location and design of the directional sign shall be reviewed and approved by the Community Development Director prior to final occupancy approval. Lastly, the westerly driveway shall be maintained to allow two -way vehicular access. 7. LANDSCAPE PLAN The applicant shall submit a final landscaping plan to the City for review and approval prior to issuance of building permits. The final landscaping plan shall be consistent with the City's Xeriscape Landscaping Ordinance (including the latest State mandate on water efficiency) and use drought tolerant and pest resistant plant species to the maximum extent possible. In addition, the shrubs planted along the easterly property line must be verified by a professional arborist as appropriate for privacy screening purposes or they must be replaced with appropriate shrubs/ trees suitable for screening mitigation. 8. LIGHTING All lighting shall conform to the standards in the General Commercial (CG) Ordinance. All lighting source shall not be visible from the adjacent residential properties and shall be designed to not spill over into the residential property to the north. The final lighting plan shall be reviewed and approved by the Community Development Director prior to building permit issuance. 9. SOUND WALL The applicant shall install an eight -foot masonry sound wall along the northerly property boundary to further buffer any potential noise and/or visual impacts. The applicant shall submit a final wall design to the City for review and approval prior to issuance of building permits. In addition, said wall shall be constructed prior to construction commencement of the main project. 10. PROTECT AMENDMENTS The Planning Commission shall review amendments to the project considered major by the Director of Community 'Development. 11. REVOCATION OF USE PERMIT In any case where, in the judgment of the Director, substantial evidence indicates that the conditions of this use permit: have not been implemented, or where the use permit is being conducted in a manner detrimental to the public health, safety or welfare, the Director shall set a date for a public hearing before the decision maker granting the original use permit, and notice a public hearing in accordance with Section 19.124.040 of the Conditional Use Permit Ordinance. 17 -9 Resolution No. 6598 U- 2009 -09 May 11, 2010 Page 4 12. GREEN BUILDING MEASURES The applicant is encouraged to incorporate green building measures when feasible and/or appropriate. The green building measures may include but are not limited to: love VOC paints, maximizing recycled building materials, using porous concrete, using energy efficient mechanical equipments and lighting (including solar energy), maximizing onsite water retention, and using draught tolerant and pest resistant landscaping. 13. EMPLOYEE PARKING In order to maximize parking capacity the retail tenant, the employees from the businesses associated with this center shall park in the rear parking lot. 14. BIKE PARKING DESIGN The bike parking spaces shall be provided via inverted U -style design. The applicant shall submit a final bike parking design to the City for review and approval prior to issuance of building permits. 15. AMERICANS WITH DISABILITIES ACT (ADA) The project shall conform to the Americans with Disabilities Act (ADA). The applicant shall submit a final site design to the City for review and approval prior to issuance of building permits. 16. CONSTRUCTION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. 17. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90 -day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90 -day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. 17-10 Resolution No. 6598 Page 5 U- 2009 -09 May 11, 2010 SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT. 18. TRAFFIC SIGNAL IMPROVEMEN The developer shall install traffic signal improvements at the Stevens Creek Blvd /Portal Avenue intersection. The improvements include lengthening the southbound left -turn pocket as directed by the City Engineer, and funding emergency vehicle pre - emption equipment. 19. BEST MANAGEMENT PRACTICE Utilize Best Management Practices (BMPs), as required by the State Water Resources Control Board, for construction activity, which disturbs soil. BMP plans shall be included in grading and street improvement plans. 20. C.3 REQUIREMENTS Should pavement replacement exceed the 10,000 square feet threshold, the Developer will be required to satisfy the state mandated c.3 stormwater treatment requirements. Should this happen, the developer shall reserve a minimum of 4% of developable surface area for the placement of storm water treatment facilities on the tentative map, unless an alternative storm eater treatment plan to satisfy c.3 requirements is approved by the City Engineer. The developer must include the use and maintenance of site design, source control and storm water treatment Best Management Practices (BMPs), which must be designed per approved :Numeric sizing criteria. A Storm Water Management Plan (subject to third party review), Storm Water Facilities Easement Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of ongoing operation and maintenance of treatment BMPs are required. 21. EROSION CONTROL PLAN The developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans. 22. WORK SCHEDULE Every 6 months, the developer shall submit a work schedule to the City to show the timetable for all erosion control work in conjunction with this project. 23. TRASH ENCLOSURES The trash enclosure location shall be as shown on sheet A -1 of the approved planset. Said trash enclosure must be designed to the satisfaction of the 17 -11 Resolution No. 6598 U- 2009 -09 May 11, 2010 Page 6 Environmental Programs Manager. Clearance by the Public Works Department is needed prior to obtaining a building permit. 24. REFUSE TRUCK ACCESS The developer must obtain clearance from the Environmental Programs Manager in regards to refuse truck access for the proposed development. 25. FIRE HYDRANT Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed. 26. UNDERGROUND UTILITIES The developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. The developer shall submit detailed plans showing utility underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the City Engineer. 27. TRANSFORMERS Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be screened with fencing and landscaping or located underground such that said equipment is not visible from public street areas. The transformer shall not be located in the front or side building setback area. 28. UTILITY EASEMENTS Clearance approvals from any agencies with easements on the property (including PG &E, PacBell, and California Water Company, and /or equivalent agencies) will be required prior to issuance of building permits. 29. SANTA CLARA COUNTY FIRE DEPARTMENT A letter of clearance for the project shall be obtained from the Santa Clara County Fire Department prior to issuance of building permits. 30. FIRE PROTECTION Fire sprinklers system shall be reconfigured in any remodeled or reconfigured area of the interior of this occupancy. Final fire protection plans shall be submitted to the City for A Fire Protection Contractor shall submit plans, calculations and a completed permit application and appropriate fees to this department for review and approval new construction to the City for review and approval prior to issuance of building permits. 31. PLAYGROUND ACCESS 17 -12 Resolution No. 6598 U- 2009 -09 May 11, 2010 Page 7 The fenced -in playground shall not obstruct emergency access to the building. Gates to this area must conform to the applicable provisions of CFC 503.6 and 506. 32. SANITARY DISTRICT A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to issuance of building permits. 33. SANITARY DISTRICT The applicant shall comply with the requirements of the Cupertino Sanitary District, including fees and /or permits. PASSED AND ADOPTED this 11th day of May 2010, at a Regular Meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll call vote: AYES: COMMISSIONERS: Chairperson Brophy, Vice Chair Lee, Miller NOES: COMMISSIONERS: Giefer ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Kaneda ATTEST: / s / Aarti Shrivastava Aarti Shrivastava Director of Community Development APPROVED: /s/ Paul Brophy Paul Brophy, Chair Planning Commission 17-13 Resolution No. 6598 U- 2009 -09 May 11, 2010 Page 8 CUPERTINO, CA OUTDOOR PLAY AREA SCHEDULING • Total playground square footage. e,236 square feet • Play area divided into a minimum of two separate play areas for safety. • Infantrtoddler area approximately • Pre - school play area approximately • Children will have outdoor play tvvice a day. • Outdoor play schedules will rctate in accordance with program scheduling (see below). This proposed play schedule is provided for illustrative purposes only and is subject to change based upon age groups and weather. Infant /Toddler Playground Schedule • The largest infanJtoddler group size at any given time would be 12 children allowing. Morning StafflChild Ratio Age Group Time Schedule 1:4 I nfant 10:00 - 10:30 AM 1:6 Toddler 10:30 - 11:00 AM Afternoon Staff /Child Ratio Age Group Time Schedule 1 Infant 3:00 - 3:30 PM 1:6 Toddler 3:30 - 4:00 PM Pre - School and School Age Playground Schedule • The largest group size at any given time would be 24 children allowing. Morning Staff /Child Ratio Age Group Time Schedule 1: 12 2 years 9:30 - 10:00 AM 1 :12 3 years 10:00 -10:30 AM 1 :12 4 years 10:30 - 11:00 AM Afternoon Staff /Child Ratio Age Group Time Schedule 1 : 12 2 years 3:00 - 3:30 PM 1: 12 3 years 3:30 - 4:00 PM 1 :12 4 years 4:00 - 4:30 PM 17 -14 ATTACHMENT B CUPERTINO OFFICE OF COMMUNITY DEVELOPMENT CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014 -3255 (408) 777 -3308 • FAX (408) 777 -3333 • plaiuungGcupertino.org PLANNING COMMISSION STAFF REPORT Agenda Item No. I Agenda Date: May 11, 2010 Application: U- 2009 -09 Applicant: Cindy Cheng Application Summary: Use Permit to <<llow an 8,400 square foot daycare facility to operate at an existing commercial building located at 19875 Stevens Creek Boulevard including exterior parking lot modifications to add an outdoor play area. RECOMMENDATION The Planning Commission should recorranend that the City Council approve the Use Permit U- 2009 -09 for an 8,400 square foot daycare facility to operate at an existing commercial building and exterior parking lot modifications to add an outdoor play area per the model resolution (Attachment 1). BACKGROUND Planning Commission Commeiits On January 26, 2010, the Planning Commission reviewed the proposed daycare use, and continued the item pending the completion of a parking and traffic study to address the adequacy and safety considerations oi= site access and circulation, including the operations of driveways with respect to parking, pedestrian safety, stacking, queuing and traffic flow. The Commission also commented on the following items (Staff comments are in italics): 1. The daycare center may not be an appropriate use for the site because of its adjacency to retail/ commercial uses and possible conflicts with those uses. 2. Lighting plan should be revised to adequately confirm lighting calculations and address impacts to adjacent residents per the General Commercial Ordinance - already addressed in Condition of approval no. 6 3. Lack of a secondary entrance from the rear to the daycare facility may create circulation and parking issues - plans (rave been revised to add a secondary entrance in the rear. 17-15 U- 2009 -09 Kiddie Academy May 11, 2010 Page 2 Public Comments A summary of the public comments received at the previous hearing are as follows: 1. The owner of the office building to the east requested that the applicant provide an 8 -foot masonry wall along the play area to buffer any new noise and visual impacts to their tenants - Commission slwuld decide if an 8 foot masonnj wall is warranted. 2. Request that the northern masonry wall adjacent to residential uses be constructed prior to any site improvements being allowed to minimize dust and noise impacts on the northern residents - Commission can direct the all 8-foot masonry wall be constructed prior to any site improvements being allowed. 3. Concerns regarding lighting impacts onto residential properties, and lack of privacy landscaping along the northern perimeter of the property - already addressed in Condition of approval no. 6 DISCUSSION Per Commission's direction, Fehr and Peers was retained to perform a transportation/ parking analysis based on the revised site plan, which provides a secondary entrance at the rear of the daycare center. The traffic and parking analysis reviewed the onsite and offsite traffic, parking, circulation and any potential impacts. In addition, field observations were conducted at a Kiddie Academy (San Jose) in operation to confirm vehicle trips and parking intensity. The operations were observed on a Thursday, during the typical peak hours of a daycare center (7:00 -9:00 a.m. and 5:00 -7:00 p.m.). The conclusions and recommendations from Fehr and Peers are summarized below: Parking Demand and Supply The parking analysis compared the proposed parking for the project with the City's parking requirements and as well as the observed parking rates from the field surveys (See table below): 17-16 City Ordinance Retail: 1 sp. /250 sq. ft. + Daycare: 1 ./6:5 children Observed Parking Rate' (1 sp. /5.5 children) Proposed Daycare (143 children 22 parking spaces required 25 parking spaces required Existing Furniture Store 16,800 sq. ft. 68 parking spaces required 68 parking spaces required Total Required 90 parking spaces 93 parking spaces Total Provided 93 parking spaces 93 parking spaces Note: 1. Adjusted: Accounts for the maximum number of students on -site. 17-16 U- 2009 -09 Kiddie Academy May 11, 2010 Paee 3 The project meets the parking requirerrnents in the Ordinance as well as the field observation rate. The Consultant observed the SJ Kiddie Academy operating at 91 % of peak attendance (74 out of 81 children); consequently the observed parking rate was adjusted to accommodate the peak attendance. In addition, typically parking demand rates are adjusted with a circulation factor (5 -15 %) to capture vehicles that are driving through the parking lot looking for a space. Circulation factors typically are depended on the type of land use and parking turnover. Based on the proposed daycare use with a very high turnover rate, the Consultant suggested a 5% circulation factor be applied to the parking rate. Please refer to the attached report (Attachment 5) from Fehr and Peers for detailed explanation. It should be noted that thE' City has in the past approved daycare uses under the general parking provisions prescribed by the Ordinance. However, in this case, the Commission directed additional study be done due to concerns on the project's unique parking lot design and circulation constraints. In either case, the proposed parking arrangement is sufficient. In order to maximize parking capacity for patrons of the daycare and commercial use, a condition has been added to require employees of both uses to park in the rear parking lot. Regarding bike parking, the Consultant recommends that the bike rack design should be the inverted U -style consistent with ADA (Americans with Disabilities Act) requirements. On -Site Vehicle Circulation and Parking Generally, Fehr and Peers found the proposed on -site circulation and parking lot layout to be adequate. However, the drive aisle along the westerly side of the building is approximately 18 feet wide and is too narrow for two -way operation. The Consultant recommends the following enhancements. The left drive aisle should be striped for one- way northbound operation. A solid white stripe approximately five to six feet away from the building running the length of the side of the building allowing pedestrians a walkable space to access the front of the rE-tail store from the back parking lot The Consultant also notes that in the event vehicles enter into the one -way front parking lot and do not find a space, they will have to exit back out onto Stevens Creek Boulevard, reenter the site and drive to the rear parking spaces using the driveway to the west of the building. It is not anticipated that a substantial amount of vehicles would perform this maneuver because parents generally know when and where spaces are available to drop -off or pick -up their children based on their daily routines. Staff recommends that a condition be added to require all daycare users to park in the rear parking lot so that the front parking lot is reserved for the retail tenant. A similar condition was required at the Growing T:-ee Montessori School across the street where 17-17 U- 2009 -09 Kiddie Academy May 11, 2010 Paze 4 the front parking lot was reserved for Chicago Title. This will ensure that the success of the retail tenant and significantly simplify the vehicular movements. Any concerns on the potential impacts from activities in the rear parking lot will be mitigated by the new eight foot masonry wall and the added landscaping screening along the northern property line. Off -site Circulation According to the Transportation analysis, the on -site pedestrian circulation and site access are considered adequate, and there were no other concerns related to stacking for the adjacent rear driveway that exits onto North Portal Avenue. In addition, no significant project impacts associated with off -site vehicle queuing were identified. However, the Consultant is reconu that adjustments be made to the signal timing at Stevens Creek Boulevard/ North Portal Avenue and the left -turn pocket on North Portal Avenue be restriped and extended to accommodate traffic going southbound on Portal Avenue snaking a left turn onto Stevens Creek Boulevard from the project site. Staff has included a condition of approval requiring that a revised site plan be submitted to the City for review and approval prior to issuance of building permits. Ligliting Per the General Commercial (CG) Zoning Ordinance, the project lighting has to be shielded so that the light is completely contained within the project site and doesn't shine on to the adjacent residential properties. The applicant intends to comply with this requirement. In addition, a masonry sound wall and privacy trees will be provided to screen views from the site. Staff has also included a condition that the applicant shall provide a complete lighting plan that meets the lighting requirements of the CG Ordinance to be reviewed and approved by the Community Development Director prior to building permit issuance. Additional Issues for the Commission's Consideration At the last hearing, the residential neighbors to the north have requested that the northern wall be constructed first to provide adequate screening during construction. In addition, the office property owner to the east has requested that a new masonry wall be constructed along the property's eastern property line. 1. The Commission can direct the all 8 -foot masonry wall on the northern property line be constructed prior to any site improvements being allowed to help further abate dust and noise impacts on the northern residents. The General Commercial (CG) Zoning Ordinance requires a minimum 8 -foot high sound wall between cornrnercial and residential properties. 17-18 U- 2009 -09 Kid& Academy May 11, 2010 Page 5 2. The Commission should also decide if an 8 -foot masonry wall is warranted on the east property line, as requested by the easterly neighbor to minimize any potential noise and visual impacts. The applicant is currently proposing a wrought iron fence and landscaping along the eastern border. The noise analysis conducted by Environmental Consultant Services concluded that the project will not have significant noise impacts to the adjacent uses. In addition, the first floor of the adjacent: office building is about four feet higher than the level of the pay area (putting the windows at about seven feet above the play area, further reducing any noise impacts from t:he play area). Day Care Use in the Heart of the City Specific Plan On February 16, 2010, the City Council approved amendments to the Heart of the City Specific (HOC) Plan. The new HOC plan, which went into effect on April 16, 2010, limits child care centers and other uses that do not involve the direct retailing of goods or services to no more than 25% of the total building frontage along Stevens Creek Boulevard, and /or 50% of the rear of the building. Prior to the revision, there was no limitation on the frontage occupied by such uses. The intent of the new provision is to ensure that non - retail uses such as a daycare and associated operation will not hinder successful retail. Kiddie Academy proposes to occupy 33 %� of the building frontage. Due to the fact that the project was submitted on December 9, 2009 (prior to the date that the HOC plan went into effect) and with the condition that requires all daycare users to park in the rear parking lot, staff is recommending approval of the project as proposed. Reviewed by: G Gary Ch o City Planner ATTACHMENTS Attachment 1 Attachment 2 Attachment 3 Attachment 4 Attachment 5 G � Planning \ PDREPORT \ pc Approved by: /a ///- 4 1 arti Shrivastava Community Development Director Model Resolution Planning Commission Staff Report dated January 26, 2010 Planning Commission Meeting Minutes dated January 26, 2010 Plan Set (with revised sheet indicating a new rear access, A -1 a) Fehr and Peers Transportation Analysis dated May 5, 2010 U reports \ 2009ureports `U- 2009 -09 _PCO5- 11- 2010.doc 17-19 CITY OF CUPERTINO City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777 -3251 FAX (408) 777 -3333 Community Development Department Agenda Item No. 2 SUMMARY Application: U- 2009 -09 Applicant/Owner: Cindy Cheng Property Location: 19875 Stevens Creek Boulevard Agenda Date: January 26, 2010 APPLICATION SUMMARY: USE PERMIT (U- 2009 -09) to allow an 8,400 square foot daycare facility to operate at an existing commercial building. The application also includes a new outdoor play area in the existing rear parking lot. RECOMMENDATION: Staff recommends that the Planning Commission recommend approval of the Use Permit per the model resolution to the City Council. Project Data: General Plan Designation: Commercial /Office /Residential Zoning Designation: P (Mixed Use Planned Development) Specific Plan: Heart of the City Acreage (Net): 1.78 acres (77,537 square feet) Building SF: Building Height: Floor Area Ratio: Parking: Project Consistency with: General Plan: Zoning: Environmental Assessment: 25,200 square feet 26 feet (one- story) 32.5% 93 spaces Yes Yes Categorically Exempt 17 -20 Kiddie Academy Daycare Center U- 2009 -09 January 26, 2010 Page 2 BACKGROUND: The project site is located at 19875 Stevens Creek Boulevard on the north side of Stevens Creek Boulevard, between Blaney Avenue and Portal Avenue. The site is located east of the Cupertino Executive Suites and west of Yoshinoya restaurant and an office building. There are single family residences to the ncrth of the site and to the south are townhomes and the Marketplace Shopping Center. Currently the site is occupied by a furniture store. On January 22, 2008, an Architectural Site Approval was approved for modifications to the existing 25,200 square foot commercial building and parking lot improvements (ASA- 2007-16) to accommodate the conversion of the large single tenant space into fifteen (15) tenant spaces. The applicant has decided not to proceed with the large tenant conversion project and 'instead proposes a daycare use to take up approximately 8,400 square foot of existing building space (approximately 33 % of the total building space). DISCUSSION: Proposed Daycare' Use According to the General Commercial Zoning District, daycare centers require a Use Permit. hn addition, the proposed project requires final approval by the City Council due to its size being in excess of 5,000 square feet. 17 -21 Kiddie Academy Daycare Center U- 2009 -09 January 26, 2010 Page 3 The daycare provider, Kidc Day of operation: Hours of operation: Maximum Capacity: Childcare Staff: Administration: ie Academy, provides the following operational information: Monday thru Friday 6:30 a.m. - 6:30 p.m. ( staff recommends 7:OOa.m. - 6:30p.m. 143 children (Infant to school age) 15 3 Typically, special considerations are required to allow businesses to open prior to 7 a.m. based on the General Commercial Zoning requirements. Given the project's proximity to residential use and the hours of operation associated with recent daycare approval across the street (Growing Tree - 7:30 a.m. to 6:30 p.m.), staff recommends that the hours of operation be limited to 7:00 a.m. to 6:30 p.m. Outdoor Play Area State law requires that daycare centers provide outdoor play areas for children. The applicant intends to meet the state requirement by providing approximately 5,050 square foot of play area directly behind the daycare center. The location would enable the children to use the play area without having to cross the driveway or parking lot. The play area is set back 76 feet from the residential property line to the north, 16 feet from the property to the east and 220 feet from the property to the west (see site aerial on page 3 of the staff report). The proposed play area will consist of: • Three (3) play structures, divided by age group, and individually fenced • Grass landscaping around play structures • Six (6) foot perimeter fence • Protective bollards around the north and west perimeter of the play area, spaced every five (5) feet to protect fence from cars (If warranted, Planning Commission may require additional curbing along the perimeter of the play area to provided further protection). • Landscaping near the perimeter fence Parlcingf Lot ConnectiEiN The General Plan (Policy 4 -9) encourages properties with frontages on major streets (i.e., Stevens Creek Boulevard) and secondary streets (i.e., North Portal Avenue/ North Blaney Avenue) to provide direct access to driveways from the secondary streets in order to improve public safety and vehicular circulation. In commercial areas, cross connections and shared driveways between commercial properties enhance pedestrian activities and facilitate for more efficient use of land /site design. All of these factors can help bolster businesses and shopping activities. Consequently, it has been a common practice of the City to require reciprocal access easements and/or physical improvements to facilitate parking and driveway connections between commercial properties. 17 -22 Kiddie Academy= Daycare Center U- 209 -09 January 26, 2010 Page 4 In the early 1980s the City required the adjacent (easterly and westerly) property owners to record reciprocal access agreements as part of their development approval with the intent to complete a driveway connection along the rear of the properties from North Blaney Avenue to North Portal Avenue. m WON Reciprocal Driveway Access & Improvements As part of this approval, the applicant is rE�quired to record a reciprocal access easement benefiting the adjoining properties (to the east and west) and make the necessary improvements to open up the parking lot to the adjacent properties. Based on the current parking lot configuration of the adjoining commercial properties, the following improvements are necessary to realize the parking lot connections to the adjoining properties. For the connection between the project site and the property to the east, improvement would include the relocation of a light pole, and the removal of a portion of an existing planter strip and a chain link fencing that borders the two properties. No parking stalls will be displaced. (see picture to the right). 17 -23 North Blaney Avenue to North Portal Avenue Connection East Connection Kiddie Academy Daycare Center U- 2009 -09 January 26, 2010 Page 5 For the connection between the project and the property to the west, improvements would entail the deletion and /or removal of approximately four parking stalls, the existing chain link fencing, two tree;, and an existing curbed planter (see pictures below). Both of the property owners of the adjoining sites have reviewed the project. The property owner to the east supports the new parking lot design (including a new connection along the easterly property line) provided that noise and vehicular circulation concerns from the day care operation are addressed (see Attachment 1, noise and vehicular circulation discussed later in the staff report). The property owner to the west is opposed to having any new connection with the project because of concerns with security issues and potential cut through traffic. Staff therefore recommends that the parking lot on the project site be designed to accommodate the future parking lot connections between with the property to the west. Physical improvements to the western property will not be required until such time that a project triggering City discretionary review is required. 17 -24 West Connection Kiddie Academy Daycare Center U- 2009 -09 January 26, 2010 Page 6 Additional Site Improvements on the Project Site: As part of this application, the applicant will be providing additional site improvements including new trees wells, landscape planters and sw�ales, the existing asphalt will be resurfaced and repaired, and new light fixtures will be provided where needed. Please refer to Attachment 4 and the plan set for the detailed list of all of the improvements. A condition has also been added requiring the submittal of a final landscaping plan to the City for review and approval prior to issuance of building permits. The final landscaping plan shall be consistent with the City's Xeriscape Landscaping Ordinance (including the latest State mandate on water efficiency) and use drought tolerant and pest resistant plant species to the maximum extent possible. In addition, the shrubs planted along the easterly property line must be verified by a professional arborist as appropriate for privacy screening purposes or they must be replaced with appropriate shrubs /trees suitable for screening mitigation. A condition has also been added requiring that all new lighting shall conform to the standards in the General Commercial (CG) Ordinance, and the final lighting plan shall be reviewed and approved by the Community Development Director prior to building permit issuance. Noise A noise impact and mitigation study was conducted by Environmental Consulting Services to evaluate the potential noise impacts on adjacent properties by the proposed daycare. The noise engineer visited local daycare centers with similar size play areas and with similar number of children playing outside to establish the baseline noise levels. The primary noticeable noise would be intermittent and brief in the play area. With the types of activities typical of daycare play areas, the number of kids estimated to be outside at any given time (a maximum of 28 children at one time), and the distances between each age - related play area, these activities would be within the City Noise Ordinance limits, and would not be expected to create any noise impacts in adjacent areas (please see Attachment 5 for the detailed noise analysis). In addition, the General Commercial Zoning Ordinance (19.56.070 E.d.) requires a minimum 8 -foot high sound wall between a retail and residential properties. The applicant will be increasing the height of the existing concrete masonry wall from 6 feet to 8 feet along the northern border, which will help provide visual and noise screening to the adjacent residences. The owner of the office building to the east has requested that the applicant provide an 8- foot masonry wall along the play area to buffer any new noise and visual impacts to their tenants. The applicant is currently proposing a wrought -iron fence and landscaping along the eastern border. The noise analysis indicates no significant impacts to adjacent uses. In addition, the first floor of the adjacent office building is about four feet higher than the level of the play area (putting the windows at about seven feet above the play area which will further reduce noise from the play area. 17 -25 Kiddie Academy Daycare Center U- 2009 -09 January 26, 2010 Page 7 Although the noise study and the physical conditions do not indicate that there will be noise impacts, staff has added a condition requiring a new masonry wall to be installed along the easterly property boundary for the Planning Commission's consideration. Trash Enclosure Applicant is providing a new trash enclosure, located toward the northwest corner of the rear parking area. The final trash enclosure design will be reviewed by the Community Development Director prior to building permit issuance. Prepared by: Leslie Gross, Assistant Planner Reviewed by: �4� &Q /;�— Gary Chao City Planner Approved by: i Aarti Shrivastava Community Development Director Enclosures: Model Resolution Attachment 1: Neighbor Comment Letters/Duails Attachment 2: Plan set Attachment 3: Site Improvement List Attachment 4: Public Works Memorandum Attachment 5: Noise Study Attachment 6: Kiddie Academy Operational Information Attachment 7: Kiddie Academy Play Area Units, by Playzvorld Systems G:, Planning � PDREPORT, pc U reports � 2009ureports � U- 2009- 09.doc 17 -26 GENERAL I _, 3 1. "CONTRACTOR' shall be used to represent all the subcontractors, material suppliers and other trades necessary for the completion of the work. 2. Prior to bidding, contractor shall become familiar with the site, contract documents, codes, matters and conditions which may affect the operation and completion of the work. There will be no allowance for contractor failing to do so. 3. Contractor shall prevent debris from being deposited on adjacent mall areas, contractor shall obtain all the necessary permits required for the removal of debris from the site. 4. Contractor shall assume complete responsability for the safety and protection of workers and all other people around and about the site, as required by local regulations. 5. Contractor shall be responsible for the work compliance with codes, regulations and requirements of the governmental agencies. 6. Contractor shall verify existing conditions at the project site as described in these contract documents prior to beginning the work. 7. In the event of conflicts and / or discrepancies between these contract documents and the conditions on site, the contractor shall immediately submit information to the designer for resolution prior to preceeding with any related work. 8. Do not cut, drill through or damage any structure located within the parameters of this project without first consulting with the designer or structural engineer. 9. Contractor is responsible for checking and verifying field conditions for accuracy of locations and dimensions. 10. Contractor is responsible for coordinating the work, including but not limited to architectural, structural, mechanical, plumbing (sprinkler system), fire protection, electrical and lighting. 11. All field welding shall be performed by a licensed welder while under the supervision of a building inspector. 12. The intent of the Contract Documents is to include all items necessary for the proper execution and completion of the work. The documents are complimentary and what is required by one shall be required by all. If the contract documents are not completed as to minor details of a required construction system or with regard to the manner of combining or installing pads, materials, or equipment and there exists an accepted trade standard (or mall standards) for food and workmanlike construction, such standards shall be deemed to be a requirement for the contract documents. 13. Contractor shall furnish all labor, equipment, materials and services required or reasonably incidental to the successful completion of the work. 14. Contractor shall pay all permits and fees, licenses and inspections necessary. 15. All costs of overtime work required by the nature of this work, except emergencies, shall be included. 16. Contractor shall submit all lien releases along with payment application. 17. No work defective in construction quality or deficient in any requirements of the contract shall be acceptable in consequence of the owners or designers failure to discover. No partial and /or final payments shall be construed as an acceptance of defective work and improper materials. 18. All horizontal dimensions are to/from face of construction, (U.O.N.). All vertical dimensions are from top of finish floor, (U.O.N.) 19. Due to the difficulty of anticipating every unsatisfactory condition that might exist in connection with the existing work where alteration or reconstruction work is proposed, the following clause shall be applied to any reconstruction or alteration work; " The intent of the drawings and specifications is to create a new or remodeled store in accordance with Title 24, California code of regulations. Should any condition developed not covered by the contract documents wherein the finish work will not comply with said Title 24, California code of regulations, the contractor shall submit information to the designer for resolution prior to proceeding with any related work. Attachment C KIDDIE ACADEMY OF CUPERTINO, CA CUPERTINO BUSINESS PLAZA 19875 STEVEN'S CREEK BLVD., CUPERTINO CA VICINITY MAP SCOPE OF WORK PROJECT DATA: USE AND SCOPE: (no changes in use) USE PERMIT FOR "KIDDIE ACADEMY" DAY CARE OF CUPERTINO OCCUPANCY GROUP: M,B SITE OF PROJECT TO INCLUDE: CONSTRUCTION TYPE: V -N ' E_v,cT,. C urrcoiOR WALLS C_ EC TMCA PI \IIlk'11 GROSS SITE AREA: 78,149.00 S.F. °< 0 HVAC AND FINISHES TO ALLOW FOR DAY CARE CENTER y FLOOR AREA: 25,200.00 S.F. z 2. CONSTRUCT "KIDDIE ACADEMY" DAY CARE CENTER STORIES OR FLOORS: ONE STORY / FIRST FLOOR 3. ADD NEW DOOR OPENINGS TO REAR OF BUILDING FOR "KIDDIE AUTO. FIRE SPRINKLERS: YES ACADEMY" DAY CARE STEVEN'S CREEK BLVD. 4. RE- STRIPE PARKING AT FRONT OF BUILDING TO INCLUDE 2- VAN PARKING: 93 SPACES HANDI- CAPPED PARKING SPACES, AND 3- LANDSCAPE ISLANDS CODES: 2001 CBC, 1997 UBC, 2002 CPC 5. RE- STRIPE PARKING AT REAR OF BUILDING TO INCLUDE 2- VAN 2001 CPC, 2001 CEC, 2002 NEC HANDI- CAPPED PARKING SPACES, TRASH ENCLOSE, PLAY GROUND AND LANDSCAPING PARKING REQUIREMENTS: SEE SHEET Al DEMOLITION 1. GENERAL: Demolition is not limited to what is shown on the drawings. The intent of the SHEET INDEX APPROVALS: drawings is to indicate the g eneral slope of work required. 2. Demolition shall be done carefully to prevent unnecessary damage. Damage incurred during demolition whether to mall surfaces or store shall be repaired promptly. A -0 COVER SHEET 3. Contractor shall salvage all existing equipment. Furniture (if existing) and other A -1 SITE PLAN items as specified by the owner. Prior to staring construction or demolition, contractor shall meet with the owner to decide disposition of items mentioned A -2 PROPOSED FLOOR PLAN above. A -3 PLAY GROUND PLAN NOTICE: A-4 EXTERIOR ELEVATIONS L -1 LANDSCAPE PLAN Contractor (or owner) shall verify all dimensions and structural details prior to any demolition or construction. Notify this office, Patel Structural Engineers to verify en E -0 EXTERIOR LIGHTING PLAN - PHOTOMETRIC site conditions that require clarification. Written dimensions on these drawings shall have precedence over scaled dimensions and conditions. Contractor shall 1 ORIGINAL GRADING & PAVING PLAN verify and be responsible for all dimensions and conditions on the job. BY RUTH & GOING RE V I SIONS CRY COMMENTS 11 -03 -09 co W Z_ C7 v W n Li z � a m VI N U �m 0 ~ Y J �d W a F Qm t1 a Q N Q Q U O Z tY C w CL z — J M Y W W Of U O n Z_ W W (n LL� LO a. CO Q Q W (n E- W W _ In Of W O U U DATE: 10 -01 -09 SCALE: AS SHOWN DRAWN:JAH JOB: A -0 OF 8 SHEETS AT PAVEMENT USE BLUE BACKGROUND PROPORTIONS INTERA AL OF 1T ACCESS CITY COMMENTS (TOP OF PDT PLASM 11 - 03 - 09 E1111NG SIDEWALK ]0' SQUME INCH TOP RAIL Q T.S. 3'X3' X 1/4' STL MI MIN. / OUTSDE OF TYP. PLAY AREA 3/4' SO. TUBE PICKETS P ANTED SIGN ED SIGN ❑4 EXISTING MONUMENT SIGN T.s. 1 -1 /Y x STORY/ BLUE PANT TG MATCH (E) A/C PAN 2 : ; . 2) A/C PAVING SFR +D D' I I I I COLOR 115090 A°uel,wiA.d ..ni.M FEDEPAL STANDARD yye ate yuwYrK psmrb x EACH I I W-0 T 3 TY O I I I I 6' -0' D.C.. TYP. I I I ( n O I L_J L_J lO FENCE SECTION 5959 INC°v. Abb 4n°J m h.w.ppM M°pte LU 6' -8' ABOVE FINISH ( 7 TUBE STEEL FENCE DTL. GALVANIZED STEEL A 1 le seNX GRADE OF PARKING POLE PLANTED L M T PROPERLY LOT N 2- GALVANIZED STEEL L PORCEIAN EMBEDDED POLE STEEL REFLECTORIZED SIGN W/ MINIMUM ,- HIGH LETTERING CONC. FOOTING AT BUILDING ENTRANCE (�E)SYMBOL OF ACCESSIBILITY Al ADA SIGNAGE AT PARKING SPACE EXISTING RETAIL AREA (E) OFICE PARKING Z 0 0 J m Y LLJ LLJ U (n z LLJ LLJ (n w 0 393.24' PROPERTY LINE 9 7 (E) A/C PAVING DRIVWAY ❑ — PROVIDE a BIKE RACKS (E) ELECTRICAL PANEL I - -- TO BE RELOCATED 0 ❑ ® ❑S r° ( REMOVE (E) PLANTER RISER NTER TO S SPRINKLER ❑5 I ALLOW FOR NEW BICYLE RACKS Z - - -- lANDSCi➢E ❑ Sld p�R F±1 Efl 0 (N LAIlKCAPE ❑ PLANTER O 6 0 ® _ HE F1 mom 17 Zo M idi HC u Run I I I I I PVMER I El o t a' -D' ❑ ❑ 00 ❑ ❑2 ® r - T I I I I I //2 STORY ADA NOTES: 1. ACCESSIBLE PATH OF TRAVEL PER CBC 11338.5: a. ARE CONTINUOUSY ACCESSIBLE. 6. HAVE A MAXIMUM 1/2' CHANGE IN ELEVATION. c. MAXIMUM CROSS- SLOPES OF 1/4' PER FT. d. WHERE NECESSARY TO CHANGE ELEVATION AT A SLOPE EXCEEDING 52 (i.B.. 1:20), SHALL HAVE PEDESTRIAN RAMPS COMPLYING WITH CBC SECTION 11338.5. e. HAVE A MINIMUM 48' WIDTH - 2. ALL INTERNATIONAL SIGNS OF ACCESSIBILITY SHALL COMPLY W/ CBC FIGURE 118 -6 k SECTION 11178.5.6.1.1 AND SHALL BE LOCATED AT THE EXISTING BUILDING ENTRANCE. 3. ALL GROUND FLOOR SURFACES ALONG ACCES- SIBLE ROUTES AND IN ACCESSIBLE ROOMS k SPACES INCLUDING FLOORS, WALKS, RAMPS AND CURBS SHALL BE STABLE FIRM AND SLIP RESISTANT. 2 a a W 5 W 0: 3 J 3 U 0 LuJ W -r 7' -0' OLXM NEW CLASS II (CRANKCASE TYPE) BICYCLE RACKS TYP. OF 6 $ 2 l 1 c I to Q I I to 1 m I 1 I-_ REMOVE (E) PLANTER TO E71 ALLOW FOR NEW FICYLE RACKS �1 CLASS II BIKE RACK REO.D'S 1� ) e 6 ENC OSURE A4 r © I_ I ❑ ❑ 6 o i o 9 9 1 unx eASI NO I Z I O © O O I® � I o C Z 9' 9' 6' Z I HC HC WHEEL $TOP, m ° 7 1._K - rtvc - x. e .6 e - *• ° I © _ P'-AY GROUND I �� W « ❑D 6,240.00 S.F. R%. C. , I '� _ 0 21 ��0 I KIDDIE ACADEMY DAY CARE xx� E��' ► 0 fl 5 DROP-OFF @ PICA -UP AT FRONT ENTRY FOR 1 G. .KIDDIE ACADEMY' REMOVE (E) PLANTER 1 E x 1 ® I 17 , I 39 .24 PROPERTY LINE - x - x - - x - e ,,, X - x - -- - U� -- - - - -- EASEMENT REO.D'S TP (EE) /RESTAURANT AND E (E) PARKING 1 1/2 STORY OFFICE (E) PARKING LANDSCAPE: REQUIRED PARKING CALCULATIONS: PROVIDED PARKING: FRONT OF PROPERTY: = 1,840.00 S.F. ZONING = C -1 REGULAR PARKING 24 STALLS (front of property) REAR OF PROPERTY: = 4,907.00 S.F. BUILDING AREA: = 25,200. S.F. 2 H/C VAN STALLS (front of property) PLAY GROUND AREA = 5,049.00 S.F. TOTAL LANDSCAPE: = 11,796.00 S.F. KIDDIE ACADEMY / DAY CARE: = 143 CHILDREN /6.5 = 22 STALLS MAXIMUM PARKING 65 (unl -size) STALLS (rear of property) 15.1% OF SITE COVERAGE (6.52 PLAY GROUND AREA) RETAIL AREA: 16,800 S.F. 16,800/25 = 67 STALLS 2 H/C VAN STALLS (re ar of property) (does not include lawn area on streetside of planting strip) 89 STALLS TOTAL 93 PARKING STALLS PROVIDED 200, CPC. 200, CEC, 2002 NEC REVISIONS TOP OF POST AND 1 PICKETS CAPPED WRH CITY COMMENTS (TOP OF PDT PLASM 11 - 03 - 09 E1111NG SIDEWALK T.S. 1 1/2' X 1 1/2' TOP RAIL 2 EXISTING AC. PAYING 8 T.S. 3'X3' X 1/4' STL POST O 6' -0' O.C., / OUTSDE OF TYP. PLAY AREA 3/4' SO. TUBE PICKETS e 4 O.C., TYP. ❑4 EXISTING MONUMENT SIGN T.s. 1 -1 /Y x STORY/ 1 -1 /Y BOTTOM (E) A/C PAN 2 : ; . 2) A/C PAVING SFR +D D' I I I I I I I 1 I -L DA. X 3'-0' I I I DEEP PIERS O I I DE 7 EX6TING EXTERIOR ELECTRICAL SWITCH CFXt TO BE RELOCATED EACH I I W-0 T 3 TY O I I I I 6' -0' D.C.. TYP. I I I ( n O I L_J L_J lO FENCE SECTION EC W rn FENCE ELEVATION LU ( 7 TUBE STEEL FENCE DTL. z A 1 le seNX LU N M J 0. z I m PROPERLY SITE DATA: N 2- 11 ® STORY USE AND SCOPE: EXISTING MIXED USE 41 () SFR im 9« A aee) 'a OCCUPANCY GROUP: M FF- Y CONSTRUCTION TYPE VN J FLOOR AREA 25,200.00 SO. FT. W 0_ STORIES OR FLOORS: ONE STORY / FIRST FLOOR Q ,p AUTO. FIRE SPRINKLERS: YES CL CODES 2001 C8C. 1997 USC, NEW PANTED H/C SYMBOL 2002 CPC. 200, CPC. 200, CEC, 2002 NEC "wNORTH SITE PLAN A l SCALE: 1/16" = V -0" Q U Z LLB U z g m � Y LLJ I_ Q!� CO U CIO z LLJ LLJ (n CT) DATE: 10 -09 -08 SCALE: AS SHOWN DRAWN: JAH JOB: CUPERTINO A -1 OF 8 SHEETS KEY NOTES: E1111NG SIDEWALK 2 EXISTING AC. PAYING 8 / O EXISTING ACCESSISBLE PARKING STALL WITH H/C SY 2- ❑4 EXISTING MONUMENT SIGN STORY/ ❑5 F]OVING LANDSCAPING SFR © NEW LANDSCAPING 7 EX6TING EXTERIOR ELECTRICAL SWITCH CFXt TO BE RELOCATED ❑8 NEW TRASH ENCLOSURE O NEW PARKING STALL PANT STRIPING TO MATCH EXISTING PROPERLY 11 ® NEW CONCRETE WALKWAYS EXISTING PANT STRIPING TO REMAN 1 E)a51 WALKWAY NG NEW PANTED H/C SYMBOL 1 NEW PLAY AREA EQUIPMENT _— _— _ —_ —_— 7 17 NEW 3' WIDE PANTED STRIPE PATHS 8' BE FENCE (ew delde this a e) NEW TU ® TOW AWAY SIGN AT PROERTY ENTRANCE N ® INCREASE EX! NO CMU FROCKS TO 8 CO AHOJE GROl1ND Q ® BLOCK -OUT 18' LONG OPENING; N I CONCRETE CURB FOR DRAINAGE — 21 EXISTING CATCH BERN PAVERS AT NORTHERN PARKING STALLS SEE LANDSCAPE PWR ® DROP -OFF AND PICK -UP LOCATION FOR KIDDIE ACADEMY ® ALL ASPHALT REPAIRS AND REPLACEMENT / /l WORK SHALL MNNTAN DRANACE TO EXISTING CATCH BASINS PER ORIGINAL / /'1 L � GRADING t PAVING PLAN BY RUM k GOING LLJ / (SEE DRAWING 1) 2 / DENOTES ACCESSIBLE PATH OF TRAVEL FROM STREET OR ACCESS LE PARKING STORY/ SPACE TO PRIMARY BUILDING ENTRWCE. l/ SFR / W O LLJ INCREASE (E) CMU WALL WITH NEW CMU BLOCK TO 8' -0' ABOVE GROUND ( � l LEGEND: O NO. OF PARKING SPACES SEE KEY NOTES "wNORTH SITE PLAN A l SCALE: 1/16" = V -0" Q U Z LLB U z g m � Y LLJ I_ Q!� CO U CIO z LLJ LLJ (n CT) DATE: 10 -09 -08 SCALE: AS SHOWN DRAWN: JAH JOB: CUPERTINO A -1 OF 8 SHEETS _— _ —_____ __— _— ___________ —__ ___— _ —_ —_ ____ —__ ___— _— _— _— _______ —__ _ —_ —__ ___ —__ _— ___— _— _______ —_ —_ —_ _____ _ —_ — _— _______— _________ PROVICE 3 PIKE RACkS (� i (Ej A/C PAVING DRIVWAY i E�' f -- --- - 1 r – r (E) ELECTRICAL PANEL (E) FIFE SPRINb:LER TG BE RELOCATED RISER i W I I Q I L g to Q i C) ❑ (E) SIGN I k P.EE WELL �\ ❑ L WELL \\ � HC CL r� �I � I G TREE WELL ❑ \ a I I i I I I I I � 1 I 4 24M re o s� J Q W Q W W rL Q J a CC Q OVEFZFLOW FAF,<INCB Q . 5U I LD I N& A(:,(�,ESS w Lu Lu EXISTII'JG ONE STORY BUILDING z AS —BUILT A.wxA a Aw, e z�P�ms i+ r re+o x) r s) _ 1 r n I. f, � -• . *' ............ L -- - - - - - -J I I I I o n 1 1 0 1 HC HC WHEEL STOP, ttP. 77 1ICE TUBE • STEEL FENCE • RENOVnmE� a s 'GATE 1�4 eA.. - .D�/ GRnss �� 1 � L GR qT Of ASS SIMFA AWenI „ 'ITTR)GE PLAY GROUND uurt o I uWT of r "T O SDff SURfACE I+ ( SERFAGE ` Q F IF n I I U 6. � GRn :S Q 66 i�j�l 9g ; 1 1 4' GAIE tgI i lo 6 ` # 7� i i !� l! 7 GREW' � j�6 66' I B A 1 N 6 � k fZ N) GRA55 : y J' HARD GURFAGE RICIND TRACK I6 A • �� G' sIKWALK 5,953 SF KA MEASURED PLAY AREA r J L I .?J (s ; J i nTE `L F _ _ _ - _ a -i0. TFE5E PLANS AND SPECIFICATIONS ARE SUBJECT TO A CONFIDENTIALITY AGREEMENT AND A NON - COMP THESE AGREEMENT. ESE PLANS AND 5PECIFICATIONS CONTAIN CERTAIN DI5TIN6UI5HIN6 �M�VI\�ij Q _ _�s Rem! p� !1 CHARACTER15TIC5 OF THE KIDIE ACADEMY SYSTEM AND AS A RESULT, CONSTITUTE CONFIDENTIAL AMID PROPRIETARY INFORMATION OF KIDDIE ACADEMY DME5TIC FRANCHISIN6, LLC. PLAN THE STANDARD PLANS, DES16N5, AND SPECIFICATIONS FOR A KIDDIE ACADEMY CHILD CARE LEARNING SITE CENTER BEMN MODIFIED HEREIN IN RE5PON5E TO SPECIFIC CHANGE D 'ENTER 5 SOUGHT BY THE KIIE Ivl 1 FOR FRAH LL H WNO A DRAFTED THESE ARE NO E>(PERTS RESARY�DIN6 Or KVOE ACADEMY DOMES IC THE NS CODES AND OR O O KIDDIE ACADEMY OF DAYCA DDIE ( ACADEMY LLE L RNINE , GAPE ENTER TDO IN THIS H LOCA S LOCATED. IIT 15 TTHE REE5P T�$CIFIC 0 y FRANCHISEE APPLICANT TO EMPLOY AN ARCHITECT, DRAFTSMEN AND OR ENGINEER TO ADAPT AND /'� ^ C UPER TINO MODIFY THE PLANS AND SPECS TO THE FRANCHISE TO THE APPLICANTS KIDDIE ACADEMY LEARNING DARE CENTER, AS REQUIRED BY THE BUILDING CODES AND CHILD CARE LICEN51N6 RESULATION5 IN THEIR CHILD CARE LEARNING E AS ( [ j GEOGRAPHICAL AREA. KIDDIE ACADEMY ACCEPT°. NO RESPONSIBILITY OR LIABILITY FOR ANY VIOLATION OF SUCH CODES OR REGULATIONS. Date : 2/2/10 Drawn By : �X'�' NOTE: ANY CHAN6E5 TO THESE PLANS REPUIRE WRITTEN APPROVAL BT KIDDIE ACADEMY DOMESTIC FRANCH151N5, LEG. Scale I" = 10 (50r42) Checked By CGC Flle ND.: RE- CUPERTINO, GA NOT FOR CONSTRUCTION S- i °f i a -i0. REVISIONS \ CfiY COMMENTS 11 -03 -09 6a o LU W rn _z C7 v W W rU -i O P z 2 Q � N N U �m 0 � a� F U � J Q W a F- m n a STACKED HE AREA 8 SCHOOL AGE 28 KIDS 980 SF (980 SF) 0 0 00 COT Z CLOSET 0 a W CLOSET w � LOBBY 0 0 DIRECTOR 0 U OWNER ADJACENT TENANT (unoccupied) V U AREA 7 12 KIDS 12 STACKED 420 SF CUBBIES (420 SF) 0 7 TAB1F 30' x 4W P 1 REP. 9MIC r/ 111[AWAK (m w m w/ EXHRSf BR.E1 n rr1 n...) EAH ABD2 � Mw 4 3 4❑ 2 I 6 5 Q V Y AREA 4 tD 9 a i 24 YKDS W 0 840 SF s my m4K W/ —1STOWE Bm AREA 1 N I �p (840 SF) o� -0 Wiil W/D INFANTS 24 STACKED 420 SF CUBBIES Rff (421 SF) +1 O a 1 HWR RATED CORRIDOR 0 TOIL 12 STACKED CDBBIES - I , - OF 5 1 2 2 - 2 AREA 5 00 AREA 2 HB 24 KIDS AREA 3 TODDLERS 340 SF 3 KIDS 20 SF) I (859 SF) I S +19 3 ( 420 SF 420 SF) ( 1 HOUR RATED CORRIDOR TEA:`P.F'S AIC �_ - aFF FEN D PF.O.''G ?E�' %,PEA - tIFaN 1 ALIN NORTH =_ T-EGL =F'L 1 LJ d_'C 4= AREA 6 SCALE: 1/8 = 1' -0" WALL LEGEND: KEY NOTES: 24 KIDS EXISTING CONCRETE BLOCK WALL 840 SF (840 SF) iS 0 7 TAB1F 30' x 4W P 1 REP. 9MIC r/ 111[AWAK (m w m w/ EXHRSf BR.E1 n rr1 n...) EAH ABD2 � Mw 4 3 4❑ 2 I 6 5 Q V Y AREA 4 tD 9 a i 24 YKDS W 0 840 SF s my m4K W/ —1STOWE Bm AREA 1 N I �p (840 SF) o� -0 Wiil W/D INFANTS 24 STACKED 420 SF CUBBIES Rff (421 SF) +1 O a 1 HWR RATED CORRIDOR 0 TOIL 12 STACKED CDBBIES - I , - OF 5 1 2 2 - 2 AREA 5 00 AREA 2 HB 24 KIDS AREA 3 TODDLERS 340 SF 3 KIDS 20 SF) I (859 SF) I S +19 3 ( 420 SF 420 SF) ( P.' -I P P'> >=_ - CF LD =E1� TEA:`P.F'S AIC �_ - aFF FEN D PF.O.''G ?E�' %,PEA - tIFaN 1 ALIN NORTH =_ T-EGL =F'L 1 d_'C 4= G SCALE: 1/8 = 1' -0" WALL LEGEND: KEY NOTES: EXISTING CONCRETE BLOCK WALL iS 4_2,i- ,FFI -F 24' O.C. k 5/8 GYP. BOARD BOTH SIDES. CORRIDOR 4 DEMISING WALL (FLT TO ROOF) SHALL BE t HR. RATED. F_.'r -FFF 1 :11 CH I f� (N) WALL TO UNDERSIDE OF T -BAR CEILING OR HARD TJ. TAL 14. I;_. CEILING W/ 3 5 /B' X 25 GA MTL STUD O 24" O.C. NOTE: ALL FULL HT. WALLS 8 RESTROOM WALLS SHALL 1r' J 7 TAB1F 30' x 4W P 1 REP. 9MIC r/ 111[AWAK (m w m w/ EXHRSf BR.E1 n rr1 n...) EAH ABD2 � Mw 4 3 4❑ 2 I 6 5 Q V Y AREA 4 tD 9 a i 24 YKDS W 0 840 SF s my m4K W/ —1STOWE Bm AREA 1 N I �p (840 SF) o� -0 Wiil W/D INFANTS 24 STACKED 420 SF CUBBIES Rff (421 SF) +1 O a 1 HWR RATED CORRIDOR 0 TOIL 12 STACKED CDBBIES - I , - OF 5 1 2 2 - 2 AREA 5 00 AREA 2 HB 24 KIDS AREA 3 TODDLERS 340 SF 3 KIDS 20 SF) I (859 SF) I S +19 3 ( 420 SF 420 SF) ( O z_ U W o cr � z W z U a- U a W O cl� O O J M J Ld Of Y E] W U Lr) z O Q w Er U w Q ((A W `- 00 DATE: 10 -09 -08 SCALE: AS SHOWN DRAWN: JAH JOB: CUPERTINO A -2 OF 7 SHEETS I ALIN NORTH FLOOR PLAN G SCALE: 1/8 = 1' -0" WALL LEGEND: KEY NOTES: EXISTING CONCRETE BLOCK WALL O ]8' HIGH D 1 RATED CO RRIDOR DOOR 2 OOR (N) FULL HT. WALLS W/ 3 5/8" X 20 GA MTL. STUD O 3 10' HIGH WALL 24' O.C. k 5/8 GYP. BOARD BOTH SIDES. CORRIDOR 4 DEMISING WALL (FLT TO ROOF) SHALL BE t HR. RATED. 5 f� (N) WALL TO UNDERSIDE OF T -BAR CEILING OR HARD 7 CEILING W/ 3 5 /B' X 25 GA MTL STUD O 24" O.C. NOTE: ALL FULL HT. WALLS 8 RESTROOM WALLS SHALL 8 BE W/ R13 INSULATION Q INDICATES X WINDOWS. 45 MIN. RATED. ALL RATE DOORS 6 RATED CORRIDOR SHALL BE 20 MINUiS RATED 12 W/ SMOKE SEAL & CLOSURE O z_ U W o cr � z W z U a- U a W O cl� O O J M J Ld Of Y E] W U Lr) z O Q w Er U w Q ((A W `- 00 DATE: 10 -09 -08 SCALE: AS SHOWN DRAWN: JAH JOB: CUPERTINO A -2 OF 7 SHEETS 4' GATE x --- 2 — x Lo ( n 21 (ncl:f LLJ to I RIFANT!TODDLER 1 1 rr x 6 �ENM _ _ - _ _ _ 0 All ADA ' WNDOW PANEL STAR WTH PUSH GATE #( � GLIr,KEk !� x GARDEN 2* 441 PANEL LIMIT OF GRA IMC 112 - SOF I SURFACE 1 1 HOLDS 41 6-4- (TYP) -3' FOR TRANSFER i Lul WHIMSY 0 WH EEL E E L. xz PANE L) LLJ GLIDE SLIDE GRASS x Z 4 G x el' FENCE C7 T X Z < _j Y n I Lu ( r ) ry O' n V) < GR ASS TOP, WHEE S, Typ. X6' x x x x _x _x _x _x _x All • REMOVAB BOLLARD 4' GATE 8' GATE GRASS T OSS UP SW "Inablembil, CAT# lf)f('; 1-1-MIT OF LIMIT OF • SO�'T SUR.FACE SOFT SURFACE /(TYP) (TYP) X X P t�. Z_ Z z Z. m r > x z LIJ < i LL z In x TO T 0 cv -K '0 01 LL z "m I �� of w r > X Lu >-> x x LL L s 2 M x 3 HARD SURFACE RIDING TRACK 1 1 4' �EN CE / ,EDQE 4 K I • GATE 11 -2 i AL 6' x 4' GATE > x - x x x x x - x - x - x - x x x _L =� XV -- x - X x x x x SOFT SURFACE QTY'S: 1NFAN_T/TODD 423 SF PRESCHOOL 691 SF SCHOOL AGE 885 SF TOTAL 1,999 SF HARD SURFACE QTY'S: PRESCHOOL 1,011 SF S 1 ; D E W AL K 1,110 SF 5, Dop=tft- CAW^ ras ' Fb CoXopt ko 4 -.20- ,*.S PLAYGROUND PLAN FOR KIDDIE ACADEMY OF CUPERTINO, CA 'ROWEL TOP FINISH GAL CONC. FILLED LLARD PAVING w l ua;; CalOe — REVISIONS C„Y COMMEN,S 11 -03 -09 C0 o W rn . -2 " BOLLARD DETIAL A4 SCALE: , - ,• -a P LAN (E) ROOF LINE BEYOND (E) PAINTED CMU BLOCK COLOR: light tan] NEW 3070 EXIT DOORS AT NEW "KIDDY ACADEMY" DAY CARE 2" S0. METAL RECESSED TUBE COLOR: brown (E) CEMENT PLASTER COLOR: dark tan (E) FOAM TRIM COLOR: li th tan CEMENT PLASTER DR: dark tan (E) CEMENT PLASTER COLOR: dark tan Su MAL "m It G • orm aonnx• hn mrc aR [a wanm Tic srtn rR.u[. ro — Wa (E)10'X1D' ROLL —UP DOOR L (E) 3070 PAIR DOORS TO REMAIN '(E) 4070 PAIR DOORS TO REMAIN TO REMAIN —SEE NOTE —SEE NOTE —SEE NOTE NOTE: REAR ELEVATION EXISTING OPENINGS WILL CHANGE PER FUTURE Z TENANT NEEDS PER PLAN SUBMITTED FOR APPROVAL DATED 01 -22 -2008 A4 SCALE: 1/8" — 1' -0" 2" SO. METAL RECESSED TUBE COLOR: brown (E) CEMENT PLASTER COLOR: dark tan \ r ELEVATION z SCALE: 1/4' - ,• -0• O m (E) HALF —ROUND TRIM z N 2 m TRASH ENCLOSURE � I N N � A4 SCALE; AS -SHO W N TIJ J W Y o_ COLOR: light tan H a� (E)10'X1D' ROLL —UP DOOR L (E) 3070 PAIR DOORS TO REMAIN '(E) 4070 PAIR DOORS TO REMAIN TO REMAIN —SEE NOTE —SEE NOTE —SEE NOTE NOTE: REAR ELEVATION EXISTING OPENINGS WILL CHANGE PER FUTURE Z TENANT NEEDS PER PLAN SUBMITTED FOR APPROVAL DATED 01 -22 -2008 A4 SCALE: 1/8" — 1' -0" 2" SO. METAL RECESSED TUBE COLOR: brown (E) CEMENT PLASTER COLOR: dark tan \ I I I= FOAM TRIM DR: dark tan (E) 3070 PAIR OF STORE (E) 6" FRONT DOORS COLOR: mexicar (E) CEMENT PLASTEI COLOR: ligth to (E) 3070 PAIR OF STORE FRONT DOORS AT "KIDDY ACADEMY" DAY CARE PLASTER tan . 1- FRONT ELEVATION A4 SCALE: 1/8" = 1' -0" Q N Q Q U O (2 Z J H Q Df (n uj LJ V 1 1 U z Q C/') (� m O D W Q m � W U J W 0 L') C)f z > o Li W X W to Li U DATE: 09 -30 -09 SCALE: AS SHOWN DRAWN:JAH JOB: CUPERTINO A -4 OF 8 SHEETS r ID � (E) HALF —ROUND TRIM ! i `y • i `` COLOR: light tan (E) CEMENT PLASTER NLOR: (E) 6" TILE (E) CEMENT PLASTER ligth tan COLOR: mexican /tan COLOR: ligth tan NEW 3070 PAIR OF STORE FRONT DOORS TO BE INSTALLED AND LOCATED AT EXISTING STORE FRONT WINDOWS. ALL FUTURE STORE FRONT DOORS & WINDOWS MAY CHANGE DEPENDING ON TENANT NEEDS. AL50 SEE CONDITIONS OF APPROVAL DATED 01 -22 -2008 I I I= FOAM TRIM DR: dark tan (E) 3070 PAIR OF STORE (E) 6" FRONT DOORS COLOR: mexicar (E) CEMENT PLASTEI COLOR: ligth to (E) 3070 PAIR OF STORE FRONT DOORS AT "KIDDY ACADEMY" DAY CARE PLASTER tan . 1- FRONT ELEVATION A4 SCALE: 1/8" = 1' -0" Q N Q Q U O (2 Z J H Q Df (n uj LJ V 1 1 U z Q C/') (� m O D W Q m � W U J W 0 L') C)f z > o Li W X W to Li U DATE: 09 -30 -09 SCALE: AS SHOWN DRAWN:JAH JOB: CUPERTINO A -4 OF 8 SHEETS PLANT LEGEND s �. • � TKEY KEY 5OTAN1CAL/C0It1ON NAM SIZE QTY. REMARCS n TREES ARBUTUS MARINA' NC 15 GC. 0 STANDARD FORT T2 SEOIJOIA 9E7'1PERVIRENa 'APFOS ISLlE' - COAST REDWOOD 4' BOX W 61 ACEAPANTFMB AFRICANUS LILY -OF -TAE -NILE 1 &r- 82 RAPRIOLEPM L LANCER' INDIA "UT14ORN S GC. ET2 6 NEW BIKE RACKS 63 ESC U.LONIA FRADESI 5 GG 64 RSH RED MEIDILAND' S HIRJD ROSE 5 GL, r n 88 CARER TlM�LIC0LA - �+E Y 5 � z 86 L.W"TRUM J. TEXANUM' TEXA PRVET 5 GL. RISER REMOVE (E) PLANTER TO II 6T xYL08MA CONGESTU'1 5 GC. / _ 68 6TIPA ARWDNACEA '6 -TAIL GRASS I GG W ESt ET EXISTING TREES AND 84RLM FRAXNUS UPLEI ¢" ASH 12' to 16' B 001 76PECEO PISTACMIA C44I ENSIS .^...' PISTACI-E ET2 S' to 12' 2 L_J ET3 PYRUS CALLERYANA VAR. FLO ILERING PE 4' to 12' S SOM CN A04ACEW WTE ET4 FRAXNA 619- ASH b' 2 i i F ETS 2' 2 ON ADJACENT SITE PR NU$ VAR. PLUM GEIJERA PAR MFOLIA AUSTRALIAN WLLOW ET6 I I ON ADJACENT SITE En PRNl6 SPP. N.CN. 4' 2 ETD SEQUOIA SEMPERVIREN6 COAST REDWOOD S• 1 ON ADJACENT 617E ES EXISTING 91•IRma AND GROU NDCOVER6 TO REMAIN VARIOUS - SOP= CN ADJACENT 811E GI f FRACARA CHILOENSIa COAST 6TRAa�EIRI1Y FLATS AS RE 6P / I / I / 3 NEW PLANTING "FINGER" ISLANDS IN SOUTH J PARKING LOT. W I II r \ r ----- 0 \ \ 1 W T1 S4 i o - ES7 ET2 6 NEW BIKE RACKS I I r - - - - -- r n (E) ELECTRICAL PANEL (E) FIRE SPRINKLER TO BE RELOCATED z G7 re l RISER REMOVE (E) PLANTER TO II / _ ALLOW FOR NEW BICYLE W ESt I= I RACKS 6 L_J I I I 1 \ / ❑ ' / I / I / 3 NEW PLANTING "FINGER" ISLANDS IN SOUTH J PARKING LOT. W I � 1 �&' Y 0 z HC z Y ❑ HC a v G1 1 4 " � L 1 ❑ ET7 0 \ i <� ❑ r -� I 1 REMOVE (E) PLANTER 0 j /`7j NT NOTES: L AN AUTOMATIC IRRIG " FOR ALL SYSTEM WLL BE PRO FO ALL ?" PLANTING AREAS. W I LSON & R S S O C I I ITE S 2. TPE IXI3T81'+ IRRK gTION AT T1ff FRONT GF TIC BUILDING WLL BE REPAIRED OR REPLACED AS 1•ECE°.+8.4R1'. 3. ALL EXSSTNG TREES ARE TO REMAIN EXCEPT AS NOTED. EXISTING TFTEE6 ON SITE ARE TO BE eoraeEcnv£LY PRUNED. LANDSCAPE ARCHITECTURE /SITE PLANNING / ASLA 4. ALL EXISTING TREES ON SITE ARE IN FAIR TO GOOD CONDITION. 2560 NINTH STREET - SUITE 315A - (510) 644 - 9602 S. REPL.4�NT LAWN WLL BE DWAR' TALL FESCUE MIX SOD. BERKELEY, CAUFORNIA 94710 • FAX(510)644-9604 R, 6. A 2' LAYER OF BA CNIP M LCN WLL 15E PLACED N ALL NEW 6~ / 434WU IpCOVET2 AREAS. 1. SEE 6EPARATE DRAUNWaS FOR W R'1ATION ON SITE AND PARKING LOT LIGWNG. (E) ROW OF TREES - ALL 12' TO 18" CALIPER. ACE TR1. • G• O.C. ON ADJACENT PROPERTY. CONFIRM SPECIES. I 0 1 0 C-- !— I -- -� - --J - - -- - 1- 1-- --Q- -- (E) A/C PAVING DRIVWAY EXISTING RETAIL AR J Q W W s w a 3 0 U OPENING, so G' KIDDIE ACADEMY DAY CARE / X \ NEW PLANTING LANDSCAPE: OYA" TRIANGLE FRONT OF PROPERTY: = 1,840.00 S.F. REAR OF PROPERTY: = 6,288.00 S.F. TOTAL LANDSCAPE: - 8,128.00 S.F. 10.4% OF SITE COVERAGE (does not include tarn area on streetside of planting strip) HC HC r n eearo • us 4 � PLAY GROUND 6,240.00 S.F. u• °'a O x x ' r v� �•t , � O _Ili - • - - Y - --11 -- - --- IT r - _ 3 r - I g "— LI - g" II _12 "--u. REVISIONS QMISC. 11 -8 -07 ©MISC. 12 -18 -07 ©MISC. 10 -20 -OB ® MISC. 10 -4 -09 75\ MISC. 11 -2 -09 Of o W LU Q � Q � U J O on N Z to F � r U �m 0 Q a Y J W F - Q a o_ +- - - - -'\ \ T1 MN INCREASE (E) CMU WALL TO 0' -0' ABOVE GROUND .w G1 � ( G1 G1 I I i N Q Q U _J O Z V) 0 w U Z z M � m W (n LJJ W O' 0 U z O V) z_ w LL� W H-. LL (n W ur) U \ \ ET6 DATE: 10 -30 -07 _ ---� - - t -- -- _ I L 10'i ; j \ SCALE: AS SHOWN I I DRAWN: CW \ j JOB: CUPERTINO ES ET3 ET3 ES \� � RELOCATE EXISTING - -'' LANDSCAPE PLAN L -1 L'� LIGHT ON ADJACENT PROPERTY. SCALE: 1/16" = 1' -0" OF SHEETS N 0 ]NORTH II \ \ 1 W 1 U I \ r n z I , w II / _ I I W 6 V/ I I \ / I h8 I I i i F 1 I I I \ 2 REPLACE L - - -- / (E) LAWN IN I � STREETSIDE PLANTING - -- STRIP. a I I / W is I E G1 � 1 �&' Y 0 z HC z Y ❑ HC a v G1 1 4 " � L 1 ❑ ET7 0 \ i <� ❑ r -� I 1 REMOVE (E) PLANTER 0 j /`7j NT NOTES: L AN AUTOMATIC IRRIG " FOR ALL SYSTEM WLL BE PRO FO ALL ?" PLANTING AREAS. W I LSON & R S S O C I I ITE S 2. TPE IXI3T81'+ IRRK gTION AT T1ff FRONT GF TIC BUILDING WLL BE REPAIRED OR REPLACED AS 1•ECE°.+8.4R1'. 3. ALL EXSSTNG TREES ARE TO REMAIN EXCEPT AS NOTED. EXISTING TFTEE6 ON SITE ARE TO BE eoraeEcnv£LY PRUNED. LANDSCAPE ARCHITECTURE /SITE PLANNING / ASLA 4. ALL EXISTING TREES ON SITE ARE IN FAIR TO GOOD CONDITION. 2560 NINTH STREET - SUITE 315A - (510) 644 - 9602 S. REPL.4�NT LAWN WLL BE DWAR' TALL FESCUE MIX SOD. BERKELEY, CAUFORNIA 94710 • FAX(510)644-9604 R, 6. A 2' LAYER OF BA CNIP M LCN WLL 15E PLACED N ALL NEW 6~ / 434WU IpCOVET2 AREAS. 1. SEE 6EPARATE DRAUNWaS FOR W R'1ATION ON SITE AND PARKING LOT LIGWNG. (E) ROW OF TREES - ALL 12' TO 18" CALIPER. ACE TR1. • G• O.C. ON ADJACENT PROPERTY. CONFIRM SPECIES. I 0 1 0 C-- !— I -- -� - --J - - -- - 1- 1-- --Q- -- (E) A/C PAVING DRIVWAY EXISTING RETAIL AR J Q W W s w a 3 0 U OPENING, so G' KIDDIE ACADEMY DAY CARE / X \ NEW PLANTING LANDSCAPE: OYA" TRIANGLE FRONT OF PROPERTY: = 1,840.00 S.F. REAR OF PROPERTY: = 6,288.00 S.F. TOTAL LANDSCAPE: - 8,128.00 S.F. 10.4% OF SITE COVERAGE (does not include tarn area on streetside of planting strip) HC HC r n eearo • us 4 � PLAY GROUND 6,240.00 S.F. u• °'a O x x ' r v� �•t , � O _Ili - • - - Y - --11 -- - --- IT r - _ 3 r - I g "— LI - g" II _12 "--u. REVISIONS QMISC. 11 -8 -07 ©MISC. 12 -18 -07 ©MISC. 10 -20 -OB ® MISC. 10 -4 -09 75\ MISC. 11 -2 -09 Of o W LU Q � Q � U J O on N Z to F � r U �m 0 Q a Y J W F - Q a o_ +- - - - -'\ \ T1 MN INCREASE (E) CMU WALL TO 0' -0' ABOVE GROUND .w G1 � ( G1 G1 I I i N Q Q U _J O Z V) 0 w U Z z M � m W (n LJJ W O' 0 U z O V) z_ w LL� W H-. LL (n W ur) U \ \ ET6 DATE: 10 -30 -07 _ ---� - - t -- -- _ I L 10'i ; j \ SCALE: AS SHOWN I I DRAWN: CW \ j JOB: CUPERTINO ES ET3 ET3 ES \� � RELOCATE EXISTING - -'' LANDSCAPE PLAN L -1 L'� LIGHT ON ADJACENT PROPERTY. SCALE: 1/16" = 1' -0" OF SHEETS N 0 ]NORTH REVISIONS -1 0.855 zh C-' COMMENTS 77 -03 -09 �4b b.7 b.9 5.7 b. b.e b.7 b.7 b.7 b.7 b.5 .3 b.6 b.7 b.7 b.7 b.7 b.6 6 0.5 b.4 b.4 0.4 b.4 b.4 b.4 0.3 b.4 b b 4 b.4 5 39 .24' PR '.8 i.0 1.3 0.7 0.9 .9 b. i.4 1.8 i.5 i.7 1. \ 0.8 0 6 '.9 i.9 1.6 i.s 2.0 .0 1.5 0.8 0.6 0.9 0.,$., 1.0 0.7 0 6 0.7 0.7 0.7 0.8 0� PROVIDE BEW ( ELECTRICAL PANEL LJ BE RELOCATED ( ) A/ PAVING DRIVWAY p () DRI 7 s 1.3 b.9 b. b. _ 1.s i.8 4.2 `z.2 i.6 b.e 0.s 1 i.7 z.4 z.3 i. .2 b.6 b.9 b 6 i.o b. b b.9 z 8 © o g S IE) FIRE RISER PRINKLER z. TR H i.7 0.9 0 o.e a.6 b.9 b. 6 0 mL Cto b. .7 8.8 i,1 ©i � U M 6 2 i.3 b.9 1.6 i.o 1.7 1.2 b. e 1.0 i. 1.3 i! .4 .z D .2 .3 o 6 E U ^ � H ( P .6 i. 8 1.9 1 (n i.2 1.3 2 �. .9 i.3 b b i b.e i.o Ik 9 1 i! I_ IN) ❑ LAN� '© (n W 4 ®. i i. EXISTING RETAIL ARE •9 �. 1.1 E b.9 Pt LI 0 I & o CD m ^ �l © 4 "'"m J I � .7 i.9 1.0 .7 b b.9 .9 0) (1) W ns e o) 0 I C (n D ® .4 1.J i. b.8 `z. 6 1.8 1.0 D. 0. 9 .7 b.9 b.e o.9 1.2 i J U ° .2 1.1 b. b. i.4 .i.l •b.s t b.8 i N ❑ I N 1.7 0 b. 8 1.2 b 7 b b.5 b.5 b.5 b.6 b. to N ' ^ (J J I .2 I .4 p H 6 R NE I 1 6 ALRW Y ( $LA .7(E) USP EAtZ)6 1.0 0.7 .5 b.6 b. b.9 i w 9 73 3 0 HC ❑ ( S (E) S PE 1.0 i. ' .1 ' .0 X 2.4 2C1 H b 5 .7 06 .l b 7 .6 b. O .2 .8 ci J 3 (E) ING 1. i. N) i ,aN a 7 .7 pb 1 vj I u 1.9 i.z R z. .§ 7 W �;.a ; »'"1 b.s b.7 i.l '• 1 0.7 1.0 .7 Q 1 i.s 8 i.3 L G D. b.4»n b. b. ..,.1. i.D i 0 Q U - - -- O . s O .6 .6 1.6 1.4 KIDDIE ACADEMY DAY CA _v Ix i 4 - °,s• 5' 51 b.6;' b.s b b. 5 .s b.7 i.o 1 _ DRO FF I PICK -UP AT ONT _, I ��" .. •KIDD E ACADE M� L i.9 i. 2 0 i.s 9 L �� 2.7 " �Y. ( I -T.O PfI ° 1- 0 8 LO AN SCAPE I b.5 t i / /'� LLJ _• � .• was .4 U1.2 / n V 4 ❑., , 1.0 1. '2 1.3 X 2.3 x 7 i.7 b.e �.4 0.6 i •i'° 0.5 O i.s I J J .5 ( ) DAI A 3 9 1 .6 .4 Q ' .7 b.7 b.] .8 i.7 2 .3 1 0.9 0. L .,wo-.� u J D] z L FROPEKKI - x - -- x -- ---- r- r=- - - - - -- x -- ° W W � J C) SITE PLAN `� LLJ 1 z z L '' U (/) Cupertino Kiddy Academy - Patel Construction Company _ Lighting Systems 2322 6th Street FW-- Berkeley, CA 94710 W U7 Calcs by: Cain Boulden t\ Voice: 510 - 982 -3937 Luminaire Schedule n 00 Fax:510- 709 -9568 Symbol Qty Label Description Lumens LLF Filename cainb @ltgsys.com H PGM150P -x2x HUBBELL PGM150P -x2x 12900 0.556 PGM175H- x2x.IES to /ls /zoo9 ,0 M13 " KIM war WP9S3 LED-5100K -1 0.855 wp9s3- 15k.ies (� Filename: cupertinoKiddyAcademyH _10- 15- 09.AGI 7 wp9s5 -15k KIM Warp9 WP9S5 LED-5100K 1. THIS LIGHTING DESIGN IS BASED ON LIMITED INFORMATION SUPPLIED BY OTHERS TO LIGHTING SYSTEMS, INC. SITE DETAILS PROVIDED HEREON ARE REPRODUCED ONLY AS A VISUALIZATION AID. FIELD DEVIATIONS MAY SIGNIFICANTLY AFFECT PREDICTED DATE: NOV. 2009 PERFORMANCE. PRIOR TO INSTALLATION, CRITICAL SITE INFORMATION (POLE Calculation Summary SCALE: AS SHOWN LOCATIONS, ORIENTATION, MOUNTING HEIGHT, ETC.) SHOULD BE COORDINATED WITH Label CalcType Units Avg Max Min Avg/Min Max /Min THE CONTRACTOR AND /OR SPECIFIER RESPONSIBLE FOR THE PROJECT. Parking Illuminance Fc 1.05 2.7 0.3 3.50 9.00 DRAWN: - -- _ 2. LUMINAIRE DATA IS TESTED TO INDUSTRY STANDARDS 909A LAWRATORY - CONDITIONS. OPERATING VOLTAGE AND NORMAL MANUFACTURING TOLERANCES OF JOB: - -- LAMP, BALLAST, AND LUMINAIRE MAY AFFECT FIELD RESULTS. 3. CONFORMANCE TO FACILITY CODE AND OTHER LOCAL REQUIREMENTS IS THE RESPONSIBILITY OF THE OWNER AND /OR THE OWNER'S REPRESENTATIVE. E OF 7 SHEETS -1 0.855 wp9s5- 15k.ies : 4 1 , '3 s - 24 t � lt6•D _ _. t Iq 6.0 /� �'•„J 11.3 � 'F' y�f ►. i 1 ' so _144 4 — ! rd .� y d (•/ C h �9 oo - C. rl w. 145•'1 1 __ f . ,NV. t•13 •L .• 1 s o'- o; 2 5 e 20 - 0 •1a'_ d, 29'•O "+ ' " 1 I -• :n r 116.5, � I � \AC � �' R E T - 4 1 L• A L E_ S G T n_R E 25,20 4Q,FT. 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I •' TOP "i0R IN { -.a- ° 'They x111 be dedloating 15' 6 _ :;, . ; S A%C PAVING Ai that lSe o, -me 5, (AATLaIAL AN P PLACING OF Mawp;OfCCt:O C ONCRETE DRAIN PIPE SMALL 7 r PI.AN7LR "'-' - NFORM TO 4EGTION Cali - have to nv' additional 15' 11n.. 1 "� - 'S�" 'J • ° + �� _' ' - A ' b° COV.P, %Ah to 1 of 1d...ln, - ,here N1TAK.`{ -SE�VErC PIPE 4H►LL 9E CLAY bL \+tElt PIPE: THE /AATER'pL ANO PLAgN� 1, 1 — ... - �, +:`_o' CCn.IL ` - uR/J - - - � cl n /. �. fir __ _ ,.': { r: ;. ean - outs will be Installed. S RY /+ ANITAEWER BF+A LL Col:tlb¢!/. 1'O F'>EGTION 7(. BACK FILL Of TRENCH£., t4 NdAr.i•? i:':._ "' `�, l" ' —L pLL bF #..ZLHAHICAW-e cdAPACTEn. Per uXclie N•7.y - .. 4 -14-64 :5' TGH n pblN/.HALL hE OF PO2 ?LANs CETLL CGNC atTH.GI - my ' , 4" 4: _ Ar UbT IAN t^P-°•T&4 ANO -SHALL CoNF00.M, TO APP LICAh Lti j•ORZION tF OF �n ct1 ..JeXY Y •�iEG710N S1. .. ;' --� �' T '•Y.n t rt "�+•�i' �j�� ` =~ THE AP/OVE hECT(ON,9'REFEt1 TO ti1;GT10N4 O'F THE STA7G of �d•L FoRN4°. 1' -.• ,_ - . 'DEPnRTAE'N? 'OF PLIryUC w'atyG �j ST/`NDA20 9PE:Ci FICA IIdNh' OP .7AN, I`1G0. CA t GP.ADING ,pA.TU,f.'. - eiCNGH./h4R1C - IA "A °•}° at THE' CATCH llAy1M oil THE //OVTW ffii / CC W:- T ' -_. hID6 OF STEVE.N.S . .cArNW, 6LVD NFA2.RANUY.' LANE ANO . PO`11TC cupEO_T IN L. _L•. Pi L V . - L L ✓ G 1 CD /A'9ErT .COQ. •ALE VAZ'iON I•S 209,.E q- CITY Of GVPERTINO DATUM ,, 5M WIVI-1 ION eeNt, cuK V, T• RUT G O1 N +A• � 1 iii ''�•``/ PL TII.IO. ,d, ch i � __ -._. _ •_ I .. . Mr . >VreWk.at�rrl a coo Qt �. p l 5 tut C i Y! L E' N G 1 N E R S I -.:N� .�R . . 3 •i ) =�' - •�._ +..: .;....� :, .:. :';. .r �.- PLANS CHEC t7 BY Y - 4 .. W 1 � Ij DA - 1 1 ) I �r • � 1 I couc, 4u RA4 1� H � 7 7 f t n bo t,.l w IU z ' of 5 ti u a 7 1 ul 1 /' o. /' ' ITA1t SCE R V - _ �•� 'v, n- � h V yr __- .___- - �� ` .e •N� '.'- 'M: -T__ - I ' _ e �PLAI�'(ING /; vl '� Ii _ ..._.. •_J Lf111 A.1 ��r� qq�_ 2f �Q IQ I ��G.o I).CeveR.. I r y1 s V � S•.^"75'- 3�R s_�ol `'INV.1 4�', -_ 105 14�a.G. s..eo ^ � i a'J 1973f I M W F> 1 1 �TIn.ON I 114i•1 1011 INV. Ig4.5 7�l_On I _... LS' - [7° T r T,, ! /4.b oV , 2 q PORTAL AVB• 1 ?3,•i.4 � I 14 _j, � 75 45 � - O e .._ _ � P C In i hTM10E7 ollolc4 i � � .'A IL IPti j ATL EA PAU 1/-ING A. F. Dr4lV I.WHY I PA mkINb , -- _ 00 1 A/r- PAVING o Z" A/!' P A V 1 N (b ON G" corp. bA / +fi o f 2" A/C PA V IN G ON ' 6QT4 2 3 1. W COt1P. 4AAIF- ra" ec+ 1AP- VAy2• . TON'(i V14TA J W 7 ■ Q , Zoe,. 1pT/\L PARKING IIG CA, M7 FREITAS CONSTRUCTION CO. ^ I 1 1 T •: .. r re r.r• - GRAVING AND PAVlNG�O,_c•5_ '/ f>U 11:OINJS, POV wIDPTIO N+•.TRlC4 AND ALL DCnM1)+',PALI rL Qf//•OVED fRUNTNf y1TG. :• t t4 TTLE6 V.OT" OWA.LL PM REYA°Vt To A /A.NIAVn DEPTH OP 2 FCU'r- • _ - Top SOIL !WALL d6 Rr• /AOg VD T A O DFPTN OF r. It a f. ' 4u stya►DE 4HLL Mr, 4CARIF IL' en A T DINTS OF a INGHW4 AND e^ / AI•ACTEO 70 A t - - RELATtve aO M G: PATrON of q0� D A6 EE.RM 7IWCD DNDE2 STANDACLD SPECIFIOATtDN H. I_� j.;vr •'Jiffs'.._ - +TVE %phE MIALL OONFI4T O)• GAL4HE0 !St> OR 6RA VGL COW FO r./AING U GLAi4 2 1 :• " , 3 .' +. • ", :'. vl•�OP 9EGT'oN Sr, • S • 144 BASE eJURbE SHALL HE a�nVA•CTa.ra TO A e- ELATVa .•.a a >.,. �,' ._.'.' - .'� a.'PACTI.-I OF q$6 °': "fLr[ > ` eJ IXING AND PLACING or A/,P{IAI.T caws LLTG bDftt.L rsNFORA� TO T`rPE F 6 O " ' • ` Y - � N 2 EJG .tlrla ro ee 'TION - or -]. terale f thi property. nopePty_ NE OOVNLE SEAL GOAT 4H'f -LL CowroNM TO AG rio j 57. FaR . rd ENT, At the Dreeeat t lne Dome onl 6 " �' rl�= �•IW : ; . - �} to the esiatI.z Property lirw. 1TWMINOulj /j6ALt•/ . I •' TOP "i0R IN { -.a- ° 'They x111 be dedloating 15' 6 _ :;, . ; S A%C PAVING Ai that lSe o, -me 5, (AATLaIAL AN P PLACING OF Mawp;OfCCt:O C ONCRETE DRAIN PIPE SMALL 7 r PI.AN7LR "'-' - NFORM TO 4EGTION Cali - have to nv' additional 15' 11n.. 1 "� - 'S�" 'J • ° + �� _' ' - A ' b° COV.P, %Ah to 1 of 1d...ln, - ,here N1TAK.`{ -SE�VErC PIPE 4H►LL 9E CLAY bL \+tElt PIPE: THE /AATER'pL ANO PLAgN� 1, 1 — ... - �, +:`_o' CCn.IL ` - uR/J - - - � cl n /. �. fir __ _ ,.': { r: ;. ean - outs will be Installed. S RY /+ ANITAEWER BF+A LL Col:tlb¢!/. 1'O F'>EGTION 7(. BACK FILL Of TRENCH£., t4 NdAr.i•? i:':._ "' `�, l" ' —L pLL bF #..ZLHAHICAW-e cdAPACTEn. Per uXclie N•7.y - .. 4 -14-64 :5' TGH n pblN/.HALL hE OF PO2 ?LANs CETLL CGNC atTH.GI - my ' , 4" 4: _ Ar UbT IAN t^P-°•T&4 ANO -SHALL CoNF00.M, TO APP LICAh Lti j•ORZION tF OF �n ct1 ..JeXY Y •�iEG710N S1. .. ;' --� �' T '•Y.n t rt "�+•�i' �j�� ` =~ THE AP/OVE hECT(ON,9'REFEt1 TO ti1;GT10N4 O'F THE STA7G of �d•L FoRN4°. 1' -.• ,_ - . 'DEPnRTAE'N? 'OF PLIryUC w'atyG �j ST/`NDA20 9PE:Ci FICA IIdNh' OP .7AN, I`1G0. CA t GP.ADING ,pA.TU,f.'. - eiCNGH./h4R1C - IA "A °•}° at THE' CATCH llAy1M oil THE //OVTW ffii / CC W:- T ' -_. hID6 OF STEVE.N.S . .cArNW, 6LVD NFA2.RANUY.' LANE ANO . PO`11TC cupEO_T IN L. _L•. Pi L V . - L L ✓ G 1 CD /A'9ErT .COQ. •ALE VAZ'iON I•S 209,.E q- CITY Of GVPERTINO DATUM ,, 5M WIVI-1 ION T• RUT G O1 N bLANEY AVG 1 �•_ MAr I.NNa11 w ch i � __ -._. _ •_ I .. . Mr . >VreWk.at�rrl a coo - ^ yiy - L� 1 :1J 'f • . - L • ��;.•JL.l�;= R - - 5 tut C i Y! L E' N G 1 N E R S I -.:N� .�R . . 3 •i ) =�' - •�._ +..: .;....� :, .:. :';. .r �.- PLANS CHEC t7 BY Y ' .. W _ Ij DA CITY Of cua¢mlNo 06T r.. • ; • • SITe c"AIAANCE i OkF;InOVkp f 'APPROVED 1K Jf- L•ptt"CC IT,pl pE0 0t tuMRy "le DATE > I L j U ( SARATO6A I f S1INIJYVALE RO. M F. e': o i`• +,Nen r ,,...•+ra Y•J n. ..� J. 10.1 K: i e: \! ,. {, e.: =• t. er M VICIWITY /AA.P Z CM=KED AND APPROVED FOR CONFORIIl..r u FD Du _ V' r 7 •�'�•= R'. • - � L - - _ T• RUT G O1 N - � OESQIPTIO "41Y� ch i a nd n - ^ yiy - L� 1 :1J 'f • . - L • ��;.•JL.l�;= R - - 5 tut C i Y! L E' N G 1 N E R S -.:N� .�R . . 3 •i ) =�' - •�._ +..: .;....� :, .:. :';. .r �.- E s J... cwatFO N . R to d. a .. E - .. ... . .. ..: .... .. .•. ......:.. s_ ... ... , .- �a.?,..�.:N.._. 1!.tJ _:.� „- e?!ats':. k. s... .., .., ..x. ..._..•.. ... _``s'rr. - 6�:n`. _ , f� I FIR & PFERS TRANSPORTATION CONSULTANTS MEMORANDUM Date: May 21, 2010 To: Gary Chao, City of Cupertino David Stillman, City of Cupertino From: Jason Nesdahl PE, Fehr & Peers Christine Carey, PE (NY), Fehr & Peers Subject. Kiddie Academy Transportation Engineering Study SJ10 - 1169 The purpose of this memorandum is to summarize the results of additional transportation analysis performed for the proposed Kiddie Academy of Cupertino child care education center located near the corner of Stevens Creek Boulevard and Portal Avenue in Cupertino, California. Fehr & Peers previously prepared a technical memoranclum evaluating the Kiddie Academy that included the following: data collection; trip generation and parking estimates; evaluation of Existing, Background, and Project Conditions; evaluation of site access, on -site circulation, and parking; and identification of impacts and recommended mitigation measures. Following the preliminary review of the proposed site plan and circulation, the applicant requested further evaluation of the driveway along the west side of the site. The original analysis recommended that a one -way drive aisle be provided on the western side of the project site. The applicant requested consideration of two -way operation of the driveway to reduce vehicular egress through the Portal Avenue driveway. Fehr & Peers evaluated the feasibility of two -way operation of the western driveway and its impact on the site and the surrounding roadway network. This memorandum summarizes our methodology, assumptions and recommendations for the modified site plan and is intended to supplement our previous study. METHODOLOGY The previous memorandum prepared by Fehr & Peers evaluated the operation of nearby intersections under three scenarios: Scenario 1: Existing Conditions — Existing volumes obtained from counts. Scenario 2: Background Conditions — Existing volumes plus traffic generated from other not yet constructed projects Scenario 3: Project Conditions — Background volumes plus traffic generated from the proposed Kiddie Academy child care education center The Existing and Background Conditions along with the parking analysis and trip generation in our previous study will remain the same; therefo this memorandum evaluates only the Project Conditions with the new site circulation. 160 West Santa Clara Street, Suite 675, San Jose CA 95113 (408) 278 -1700 Fax (408) 278 -1717 www.fehran(ipeers.com Gary Chao and David Stillman May 21, 2010 Page 2of7 FFiiR & PEERS TRANSPORTATION SON$ULIANT$ To evaluate feasibility of the modified circulation plan, we conducted the following tasks: • Assessed site conditions of the western driveway to determine feasibility of a two -way drive aisle; • Modified site circulation to permit ingress and egress via the western driveway on Stevens Creek Boulevard; • Reassigned vehicle access to the site; • Evaluated traffic operations including intersection levels of service and queuing with new circulation patterns; and • Considered mitigation measures to improve circulation and minimize impact on the surrounding roadway network. CIRCULATION Site Access Site access is provided by two driveways on Stevens Creek Boulevard and one driveway on Portal Avenue. The majority of vehicular traffic is expected to access Kiddie Academy from the western driveway on Stevens Creek Boulevard. The other driveway on Stevens Creek Boulevard is an egress only driveway on the east side of the property and is shared with the adjacent retail facility. The driveway on Portal Avenue will provide full access into and out of the site. Sight distance at the project driveways is adequate. There are no tall shrubs or monument signs that would restrict the sight distance and there are few trees near the project driveways. Drivers of vehicles turning into or out of the site would be able to see pedestrians or other vehicles before making a turn. Driveway Feasibility The existing driveway along the western side of the project site is approximately 18.5' wide at its widest point. It is constrained by the building and utilities on the east side and by vegetation on the west side as shown in the image. Based on site observations, it is our understanding that this driveway is currently used primarily by trucks for deliveries. The typical width for a two -way driveway is 20 to 24 feet. An 18 -foot wide driveway will function, and other jurisdictions, such as the Town of Los Gatos permit 18 -foot wide two - way driveways. Fehr & Peers recommends a minimum width of 20 feet for two -way circulation aisles adjacent to a building to accommodate vehicle shy distance. It is our understanding that the utilities will be removed or relocated as part of the future site plan, which will provide for a consistent 18' cross - section the entire length of the driveway. It is further recommended that the vegetation on the west side of the driveway be trimmed back. . http: / /www.losgatosca.gov /index.aspx ?NID =614 Gary Chao and David Stillman May 21, 2010 Page 3of7 Fr- i_iP, & PFEPS TRANSYDRTAUDN CDN$U0ANT$ The previous study by Fehr & Peers recommended one -way circulation via one lane with a buffer striped from the building to accommodate pedestrian movements. It should be noted that the revised circulation plan will not accommodate a separated pedestrian space on the west side of the building. Access to the commercial properties should be provided at the back of the site to allow customers to enter the store from this parking area. TRAFFIC OPERATIONS The traffic operations analysis was conducted to determine the intersection levels of service and the queuing under the modified circulation plan for the Project Condition. The levels of service were calculated for the following project study intersections: 1. Stevens Creek Boulevard & western driveway (new two -way drive aisle) 2. Stevens Creek Boulevard & eastern driveway (outbound only) 3. Stevens Creek Boulevard & Portal Avenue 4. Portal Avenue & Dentist Office Driveway Intersection Volumes Turning movement counts were conducted at Stevens Creek Boulevard /Portal Avenue intersection and at Portal Avenue /Dentist Office Driveway in March 2010. Background traffic volumes were forecasted based on not yet constructed projects in the area (data provided by City staff) and assigned to the surrounding roadway system based on directions of approach and departure to represent Background traffic volumes. A full list of projects and their directions of approach and departure can be found in Attachment B of our previous study. Trip Assignment The TRAFFIX model prepared for our previous study was revised to include the operations at the two driveways on Stevens Creek Boulevard with the new circulation plan. Volumes that were assigned to these intersections were based on our trip generation results and assumptions for the percentage of drivers that would access the site via Stevens Creek Boulevard or via Portal Avenue. Since the retail frontage and the entrance to the proposed Kiddie Academy is on Stevens Creek Boulevard, it is assumed that most vehicles will access the site from Stevens Creek Boulevard. It was also assumed that vehicles arriving via Portal Avenue will likely access the site from Portal Avenue. A summary of anticipated ingress and egress of the project site is shown in Table 1. Gary Chao and David Stillman May 21, 2010 Page 4of7 f� FEHR & PFFI'S TRAN$PORIA110N ([iWSULiAN1$ Intersection Levels of Service Operations of the study intersections were evaluated with level of service (LOS) calculations as described in our previous study. The results of the intersection level of service calculations are presented in Table 2. TABLE 1 TRIP ASSIGNMENT Origin Enter pr9ject site Exit pr9ject site West of project site via Stevens Creek 40% - Portal Avenue 75% - Portal Avenue 25% - Western Stevens Creek driveway 60% - Stevens Creek' 25% - Portal Avenue 25% - Western Stevens Creek driveway 50% - Eastern Stevens Creek driveway East of project site via Stevens Creek 25% - Portal Avenue 100% - Portal Avenue 75% - Stevens Creek' 50% - Portal Avenue 50% - Eastern Stevens Creek driveway North and south of project site 90% - Portal Avenue 100% - Portal Avenue 10% - Stevens Creek' 100% - Eastern Stevens Creek driveway Intersection Levels of Service Operations of the study intersections were evaluated with level of service (LOS) calculations as described in our previous study. The results of the intersection level of service calculations are presented in Table 2. Gary Chao and David Stillman May 21, 2010 Page 5 of 7 f� FEHR & PEERS TRAN5PDXIMI¢N (DNSUOANT$ TABLE 2 INTERSECTION LEVELS OF SERVICE Project' o Crit. o Crit. Time Intersection Control Period Delay LOS V/C Delay 1. Stevens Creek Boulevard & Western driveway Side Street AM 10.8 B N/A N/A Stop PM 12.6 B 2. Stevens Creek Boulevard & Eastern driveway .Side Street PM B N/A N/A Stop 1 1.3 3. Stevens Creek Boulevard & Portal Avenue Signal AM 16.4 B 0.023 1.9 PM 12.0 B 0.014 0.5 Side AM 9.5 A 4. Portal Avenue & Dentist Office Driveway Street PM 9.1 A N/A N/A Stop Notes: 1 Existing and Background Conditions are same as previous study. 1 Whole intersection weighted average total delay is presented for signalized intersections and total control delay for the worst movement is presented for side-street stop - controlled intersections. 2 LOS = Level of service. LOS calculations conducted using the TRAFFIX level of service analysis software package. NA = not applicable Source: Fehr & Peers, 2010. As shown in Table 2, all of the study intersections are operating at an acceptable level of service under the project conditions with the revised circulation plan. Queuing Analysis was conducted to estimate driveway queuing and the effects this queuing would have on traffic on -site as well as on the surrounding roadways. . The queuing analysis was focused on four movements: the southbound left -turn and eastbound left -turn of the Stevens Creek Boulevard and Portal Avenue intersection as well as the northbound left turn and the eastbound approach at the Portal Avenue and Dentist Office Driveway intersection. The HCM 2000 Method described in Chapter 17 of the Highway Capacity Manual was used in this analysis. The southbound left -turn pocket at Stevens Creek Boulevard and Portal Drive is approximately 120 feet long and can hold approximately five vehicles. The eastbound left -turn pocket is approximately 220 feet long and can hold approximately nine vehicles. There are no northbound or eastbound turn pockets at the Portal Avenue and Dentist Office Driveway intersection. The results of the queue analysis are presented in Table 3. The 95 percentile queue is typically used for planning purposes to estimate the amount of storage space needed in a turn pocket. Existing 95 percentile queues from the TRAFFIX outputs are generally greater than the queues observed in the field. Therefore the TRAFFIX output provides conservative estimates Gary Chao and David Stillman May 21, 2010 Page 6 of 7 f� FEi-IR & PEERS TRAN$d^(kRWIDN (ONSU ITANTS Under Project Conditions, the 95 percentile queue shows up to eight vehicles in queue for the southbound left -turn and up to seven vehicles in queue for the eastbound left -turn at the Stevens Creek Boulevard and Portal Avenue intersection based on the surrounding roadway traffic volumes and the estimated trip generation. These queues are an increase of one vehicle or less from Background Conditions. Therefore, the 95 percentile queues would be able to fit into their respective turn pockets with the exception of the southbound left at Stevens Creek Boulevard and Portal Drive intersection in both peak hours under all conditions. Under Project Conditions, the 95 percentile queue shows up to one vehicle in queue for both the eastbound approach and the northbound left -turn at the Portal Avenue and Dentist Office Driveway intersection. No substantial queuing is expected in the outbound direction of the Dentist Office Driveway because two vehicles or less exit the driveway during both peak hours under Existing Conditions. These queues are an increase of one vehicle or less from Background conditions. Please note that there may be a time during the peak period where the northbound left -turn queue may block northbound through traffic due to the lack of a turn pocket. However, based on inbound trip observations of the existing Kiddie Academy, the northbound queue is only expected for a short duration of time. TABLE 3 INTERSECTION QUEUES' Y Background Project Intersection and Movement Control Time Period Storage Queue Queue 1. Stevens Creek Boulevard & Portal Avenue Signal Northbound Left 8 PM 5 5 Southbound Left AM 5 8 8 PM 7 8 Eastbound Left 9 5 PM 6 2. Portal Avenue & Side Dentist Office Driveway Street Stop Northbound Left NA PM 0 0 Eastbound Left PM NA 0 3 13 Notes: 1 95` Percentile Queues shown in number of vehicles. 2 Queue calculations conducted using the TRAFFIX level of service analysis software package. 3 Eastbound movement is a shared left/right lane NA = not applicable Source: Fehr & Peers, 2010. The 95 percentile queues estimated to occur under all conditions would not be able to fit into the southbound left -turn pocket at Stevens Creek Boulevard and Portal Drive intersection in both Gary Chao and David Stillman May 21, 2010 Page 7 of 7 f� F FHR & PEEPS TRAN$FPOKIA116N CONSULTANT$ peak hours. A modification to improve the queue storage at this intersection would be to extend the southbound left -turn pocket to rectify the storage space deficiency estimated to occur under Existing, Background, and Project Conditions. CONCLUSIONS Below is a summary of the findings and the recorimendations proposed for the Kiddie Academy based on the revised site circulation. Summary of Findings • The Stevens Creek western driveway can functionally accommodate two -way travel assuming the existing utilities adjacent tc the building are removed or replaced. However, Fehr & Peers recommends that the driveway /circulation aisle be widened to 20 -feet due to the adjacent building. • The Portal Avenue driveway would operate at LOS A during both peak hours. • The Stevens Creek/Portal Avenue intersection would operate at LOS B during both peak hours • The Stevens Creek western driveway (2 -way drive aisle) would have 27 inbound and 8 outbound vehicles during the AM peak hour, and 18 inbound and 8 outbound vehicles during the PM peak hour. The driveway 'would operate at LOS B during both peak hours with an expected exit queue of up to one vehicle. • The Stevens Creek eastern exit -only driveway would operate at LOS B during both peak hours, with an expected exit queue of up to one vehicle. • The weekday peak -hour trip generation for the project during the AM peak hour is 80 trips (43 inbound and 37 outbound) and during the PM peak hour is 62 trips (28 inbound and 34 outbound). Note that although the new project is expected to generate 80 total trips in the AM peak hour, the LOS at all surrounding intersections will remain at acceptable levels with minimal delay. • The 95 percentile queues estimated to occur under Project conditions would be able to fit into the left -turn pockets with the exception of the southbound left at Stevens Creek Boulevard and Portal Drive in both peak hours. Summary of Recommendations It is recommended that: • The western driveway have a minimum clear distance of 20 feet to allow for passing vehicles. The existing utilities adjacent to the building should be removed or relocated and the vegetation on west side of the driveway should be trimmed. • The southbound left -turn pocket should be extended on Stevens Creek Boulevard and Portal Drive to accommodate additional vehicles. If the future retail use on site geneates additional traffic than projected, future consideration should be given for requiring all drop -offs and pick -ups at the Kiddie Academy be conducted in the rear of the building to minimize potential congestion at the front of the building. T CD m I J) n m rD 77 03 O c (D W Extend the southbound left -turn pocket by restriping the approach. Use back parking area back parking lot near the Kiddie Kiddie A<adeo y Academy entrances for pick -ups and for the staff of both the drop -offs during the peak hours. The o Minute sign to the right is an example of the Kiddie Academy and the type of sign that may be installed to i i I I c retail space. J a� I O I � I� o ° ❑ O O I I I I U � ❑ O Verify that ADA compliance is achieved U especially with regards to a travelway between the sidewalk on Stevens 1a1 Creek Boulevard and the front entrance O \ and a travelway between the disabled parking spaces and the front door of \ I the Kiddie Academy. (� I i l � \ I I o \ i T CD m I J) n m rD 77 03 O c (D W Extend the southbound left -turn pocket by restriping the approach. �C Designate at least six spaces in the Use back parking area back parking lot near the Kiddie Kiddie A<adeo y Academy entrances for pick -ups and for the staff of both the drop -offs during the peak hours. The o Minute sign to the right is an example of the Kiddie Academy and the type of sign that may be installed to s..WAM c retail space. J a� § O O O I U r L 1_ V" 1a1 �C Designate at least six spaces in the back parking lot near the Kiddie Kiddie A<adeo y Academy entrances for pick -ups and drop -offs during the peak hours. The o Minute sign to the right is an example of the Parking type of sign that may be installed to s..WAM designate such spaces. J a� w w w U Portal Avenue I I i I i ........ __._. i Dentist Office Driveway N NOT TO SCALE f p Kiddie Academy of Cupertino TR E H R & PEERS RECOMMENDATIONS TRANSPORTATION CONSULTANTS In Uc PAA ORMYAY '� a w�mnn Ufa wwuc Y y � ge as appropriate: Additional ear front y Parking arking lot in Rear EXISTING ONE STORY BUILDING AS -BUILT 4 Frovide inverted U -style bicycle racks_] FF May IO -116 SJ10 -1169 FIGURE 4 EXIII-BITS BEGIN HERE � MCPHARLIN SPRINKLES & T HOMAS LLP PAUL S. AVILLA ATTORNEYS AT LAW AIMEE E. GOLDSTEIN KATHARINE L. HARDT-MASON TEN ALMADEN BLVD., SUITE 1460 LINDA HENDRIX McPHARLIN SAN JOSE. CALIFORNIA 95113 JANE P. RELYEA TELEPHONE (408) 293 -1900 ELAINE M. SEID FACSIMILE (408) 293 -1999 CATHERINE C. SPRINKLES WWW.MSTPARTNER5.COM ANNE C. STROMBERG N. DAVID THOMAS JL111C L 2010 Mayor Kris Wang Members of the City Council City of Cupertino 10300 ToiTe Avenue Cupertino, CA 95014 RE: Conditional Use Permit Application U- 2009 -09 Kiddie Academy, Agenda Item 17 Dear Mayor Wang and Members of the Cowlcil: This office represents Angelo and Roseann Traina, owners of the property commonly known as 10055 Portal Avenue, Cupertino, California, and located to the east of the property for which the conditional use permit application has been submitted. My client's property is a one story office building; with ingress and egress on Portal Avenue. Out bui lding was constructed in 1986 of typical construction, including single paned Iloor to ceiling windows. Dr. and Mrs. Tra-na oppose the granting of a conditional use permit for the Kiddie Academy. My clients have owned and operated their building, which is a substantial part of their retirement assets, for more than 20 years. To date in this process, their concerns have not been addressed. In fact, evolution of the process has resulted in proposals ever more detrimental to their existing use. In order to approve the conditional use permit application, the Council must find that "the proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare or convenience;...''. Traffic The proposed traffic circulation would permit both ingress and egress from Portal Avenue over the Traina property. The driveway over that property is located between "head in" parking on the north side of the property (adjacent to the residential area) and the under- building garage entrance and 4 "head in" parking spaces adjacent to the building (on the south side of the drive way). The office building entrance does not face Portal Avenue, but faces north, toward the residential area. Visitors to the building park on the surface parking and must cross the drive way area to the building entrance (which faces the parking area). Therefore, pedestrians will be crossing this area during the building business hours. The dentist office in the building opens at 8 AM (during the peal: traffic for day care drop off) with staff arriving earlier. As the applicant's traffic report demonstrates, traffic approaching the child care center from the west on Stevens Creels Blvd., and from any direction on Portal Ave., will use the Portal driveway (if it is available) for ingress and egress to the Kiddie Academy. This will present safety issues for occupants and visitors to the office building and make access during peak periods hazardous. The proposed traffic circulation makes no use of the existing parking spaces located in front of the Kiddie Academy (which would be empty during the early morning peal: traffic period) and re- positions the Kiddie Academy entrance to the rear of the building. The existing retail use requires few parking spaces at any time (it is not a tlnriving enterprise). The repositioning of the "front" of the Kiddie Academy to the building rear is unnecessary and hazardous. Moving the "front" entrance of the child care center to the rear of the building materially changes the basis upon which my client signed the Declaration of Covenants, Conditions and Restrictions in July 2005, at which time the building "front" and entrances were located facing Stevens Creels Boulevard. This proposed use "overburdens" the uses reasonably anticipated by existing documentation and my client does not believe it is required by the Declaration to provide the access assumed by the current proposal. Further, my client has no obligation to open any easement unless and until the entire area between Blaney and Portal is opened. The Declaration Dr. Train signed obligates the property owner to sign an agreement "when owners of said adjoining non - residential properties are obligated to participate in a similar agreement... ". At no time was it contemplated that the Traina property would serve as a private driveway for the Kiddie Academy property while remaining properties between Portal and Blaney remained unavailable to bear a portion of the burden of that traffic. As a general statement, an open rear driveway between Portal and Blaney will invite traffic not related to the businesses there and will be hazardous to all the occupants and visitors to those businesses. Noise The noise that will be generated by the play ground (located on the common property line between the Kiddie Academy building and the Portal office building and approximately 10.5 feet from the west building wall) will be detrimental and injurious to the Traina property. Although there is a 4 foot differential in the grade level of the property, with its floor to ceiling windows along the building facing the proposed play yard. there is no noise abatement provided. The requested permit is for 143 children, with possible increase so long as certain parking requirements are met. Therefore, the city would permit an rmlirnited number of children subject only to parking. The permit places no restrictions on the number of childrim present in the play yard at any time, or on the times in which the children are present. In its initial application (operation information, Attaclunent 6), the playground area (6,000 square feet) was scheduled for use from 9:00 AM until 4:40 PM, except for the lunch period between 12:00 PM and h :30 PM. Amore recent submission by the applicant indicates shorter playground use hole's, but these are not addressed in the proposed permit conditions. It appears that 24 or more children will be present in the playground area during its use periods. My clients requested that the applicant install a sound wall, similar to that required to insulate the residential area that is more than 67 feet from the play yard, but that request has been denied. The noise generated from this area will be injurious and detrimental to the office building occupants and visitors. The currently proposed day care center is incompatible with existing uses, and is injurious and detrimental to my clients' existing use next door, in that negative impacts on neighboring properties have not been addressed or ameliorated. My clients respectfiilly request that the application be denied. I with be in attendance at the council meeting, should you have any questions. Thant: you for your consideration. Ver 'truly yours, Catherine C. Sprinides cc: Gary Chao Carol Korade Geoii'rey C. Etrure Grit: Schoennauer f-� FE[i x P EERS TRANSPORTATION CONSULTANTS MEMORANDUM Date: May 21, 2010 To: Gary Chao, City of Cupertino David Stillman, City of Cupertino From: Jason Nesdahl PE, Fehr & Peers Christine Carey, PE (NY), Fehr & Peers Subject. Kiddie Academy Transportation Engineering Study SJ10 - 1169 The purpose of this memorandum is to summarize the results of additional transportation analysis performed for the proposed Kiddie Academy of Cupertino child care education center located near the corner of Stevens Creek Boulevard and Portal Avenue in Cupertino, California. Fehr & Peers previously prepared a technical memorandum evaluating the Kiddie Academy that included the following: data collection; trip generation and parking estimates; evaluation of Existing, Background, and Project Conditions; evaluation of site access, on -site circulation, and parking; and identification of impacts and recommended mitigation measures. Following the preliminary review of the proposed site plan and circulation, the applicant requested further evaluation of the driveway along the west side of the site. The original analysis recommended that a one -way drive aisle be provided on the western side of the project site. The applicant requested consideration of two -way operation of the driveway to reduce vehicular egress through the Portal Avenue driveway. Fehr & Peers evaluated the feasibility of two -way operation of the western driveway and its impact on the site and the surrounding roadway network. This memorandum summarizes our methodology, assumptions and recommendaticns for the modified site plan and is intended to supplement our previous study. METHODOLOGY The previous memorandum prepared by Fehr & Peers evaluated the operation of nearby intersections under three scenarios: Scenario 1: Existing Conditions — Existing volumes obtained from counts. Scenario 2: Background Conditions — Existing volumes plus traffic generated from other not yet constructed projects Scenario 3: Project Conditions — Background volumes plus traffic generated from the proposed Kiddie Academy child care education center The Existing and Background Conditions along with the parking analysis and trip generation in our previous study will remain the same; therefore, this memorandum evaluates only the Project Conditions with the new site circulation. 160 West Santa Clara Street, Suite 675, San Joss; CA 95113 (408) 278 -1700 Fax (408) 278 -1717 www.fehrardpeers.com Gary Chao and David Stillman May 21, 2010 f p Page 2of7 FFHR & PEERS TRANSPORTATION CONSULTANTS To evaluate feasibility of the modified circulation plan, we conducted the following tasks: • Assessed site conditions of the western driveway to determine feasibility of a two -way drive aisle; • Modified site circulation to permit ingress and egress via the western driveway on Stevens Creek Boulevard; • Reassigned vehicle access to the site; • Evaluated traffic operations including intersection levels of service and queuing with new circulation patterns; and • Considered mitigation measures to improve circulation and minimize impact on the surrounding roadway network. CIRCULATION Site Access Site access is provided by two driveways on Stevens Creek Boulevard and one driveway on Portal Avenue. The majority of vehicular traffic is expected to access Kiddie Academy from the western driveway on Stevens Creek Boulevard. The other driveway on Stevens Creek Boulevard is an egress only driveway on the east side of the property and is shared with the adjacent retail facility. The driveway on Portal Avenue will provide full access into and out of the site. Sight distance at the project driveways is adequate. There are no tall shrubs or monument signs that would restrict the sight distance and there are few trees near the project driveways. Drivers of vehicles turning into or out of the site would be able to see pedestrians or other vehicles before making a turn. Driveway Feasibility The existing driveway along the western side of the project site is approximately 18.5' wide at its widest point. It is constrained by the building and utilities on the east side and by vegetation on the west side as shown in the I image. Based on site observations, it is our understanding that this driveway is currently used primarily by trucks for deliveries. The typical width for a two -way driveway is 20 to 24 feet. An 18 -foot wide driveway will function, and other jurisdictions, such as the Town of Los Gatos permit 18 -foot wide two - way driveways. Fehr & Peers recommends a minimum width of 20 feet for two -way circulation aisles adjacent to a building to accommodate vehicle shy distance. It is our understanding that the utilities will be removed or relocated as part of the future site plan, which will provide for a consistent 18' cross - section the entire length of the driveway. It is further recommended that the vegetation on the west side of the driveway be trimmed back. . http: / /www.losgatosca.gov /index.aspx ?NID =614 Gary Chao and David Stillman May 21, 2010 Page 3of7 FEHR & P EERS t0.MN5Ai4R iF�451N (x}N SU 6�7N7S The previous study by Fehr & Peers recommended one -way circulation via one lane with a buffer striped from the building to accommodate pedestrian movements. It should be noted that the revised circulation plan will not accommodate a separated pedestrian space on the west side of the building. Access to the commercial properties should be provided at the back of the site to allow customers to enter the store from this parking area. TRAFFIC OPERATIONS The traffic operations analysis was conducted to determine the intersection levels of service and the queuing under the modified circulation plan for the Project Condition. The levels of service were calculated for the following project study intersections: 1. Stevens Creek Boulevard & western driveway (new two -way drive aisle) 2. Stevens Creek Boulevard & eastern driveway (outbound only) 3. Stevens Creek Boulevard & Portal Avenge 4. Portal Avenue & Dentist Office Driveway Intersection Volumes Turning movement counts were conducted at Stevens Creek Boulevard /Portal Avenue intersection and at Portal Avenue /Dentist Office Driveway in March 2010. Background traffic volumes were forecasted based on not yet constructed projects in the area (data provided by City staff) and assigned to the surrounding roadway system based on directions of approach and departure to represent Background traffic volumes. A full list of projects and their directions of approach and departure can be found in Attachment B of our previous study. Trip Assignment The TRAFFIX model prepared for our previous study was revised to include the operations at the two driveways on Stevens Creek Boulevard with the new circulation plan. Volumes that were assigned to these intersections were based on our trip generation results and assumptions for the percentage of drivers that would access the site via Stevens Creek Boulevard or via Portal Avenue. Since the retail frontage and the entrance to the proposed Kiddie Academy is on Stevens Creek Boulevard, it is assumed that most vehicles will access the site from Stevens Creek Boulevard. It was also assumed that vehicles arriving via Portal Avenue will likely access the site from Portal Avenue. A summary of anticipated ingress and egress of the project site is shown in Table 1. Gary Chao and David Stillman May 21, 2010 Page 4of7 FEHR & PEERS TPANSPOSWI°N t6N5i3 t.1AN15 TABLE 1 TRIP ASSIGNMENT Origin Enter ro'ect site Exit pr9ject site 75% - Portal Avenue 40% - Portal Avenue 25% - Western Stevens Creek driveway West of project site via Stevens Creek 25% -Portal Avenue 60% - Stevens Creek' 25% - Western Stevens Creek driveway 50% - Eastern Stevens Creek driveway 25% - Portal Avenue 100% - Portal Avenue East of project site via 50% -Portal Avenue Stevens Creek 75% - Stevens Creek' 50% - Eastern Stevens Creek driveway North and south of project 90% - Portal Avenue 100% - Portal Avenue site 10% - Stevens Creek' 100% - Eastern Stevens Creek driveway Intersection Levels of Service Operations of the study intersections were evaluated with level of service (LOS) calculations as described in our previous study. The results of the intersection level of service calculations are presented in Table 2. Gary Chao and David Stillman May 21, 2010 Page 5of7 FEHR & PEEKS taxHXr GBS�xtnH Cax Spa l.7awtX TA13LE 2 INTERSECTION LEVELS OF SERVICE Project' Time A Crit. o Crit. Intersection Control Period Delay LOS WC Delay Side AM 10.8 B 1. Stevens Creek Boulevard & Western driveway Street PM 12.6 B N/A NIA Stop Side 2. Stevens Creek Boulevard & Eastern driveway Street PM 11.3 B N/A N/A Stop 3. Stevens Creek Boulevard & Portal Avenue Signal AM 16.4 B 0.023 1.9 PM 12.0 B 0.014 0.5 Side 4. Portal Avenue & Dentist Office Driveway Street PM 9.1 A N/A N/A Stop Notes: 1 Existing and Background Conditions are same as previous study. 1 Whole intersection weighted average total delay is presented for signalized intersections and total control delay for the worst movement is presented for side- street stop - controlled intersections. 2 LOS = Level of service. LOS calculations conducted using the TRAFFIX level of service analysis software package. NA = not applicable Source: Fehr & Peers, 2010. As shown in Table 2, all of the study intersections are operating at an acceptable level of service under the project conditions with the revised circulation plan. Queuing Analysis was conducted to estimate driveway queuing and the effects this queuing would have on traffic on -site as well as on the surrounding roadways. . The queuing analysis was focused on four movements: the southbound left -turn and eastbound left -turn of the Stevens Creek Boulevard and Portal Avenue intersection as well as the northbound left turn and the eastbound approach at the Portal Avenue and Dentist Office Driveway intersection. The HCM 2000 Method described in Chapter 17 of the Highway Capacity Manual was used in this analysis. The southbound left -turn pocket at Stevens Creek Boulevard and Portal Drive is approximately 120 feet long and can hold approximately five vehicles. The eastbound left -turn pocket is approximately 220 feet long and can hold approximately nine vehicles. There are no northbound or eastbound turn pockets at the Portal Avenue and Dentist Office Driveway intersection. The results of the queue analysis are presented In Table 3. The 95 percentile queue is typically used for planning purposes to estimate the amount of storage space needed in a turn pocket. Existing 95 percentile queues from the TRAFFIX outputs are generally greater than the queues observed in the field. Therefore the TRAFFIX output provides conservative estimates Gary Chao and David Stillman May 21, 2010 f � Page 6of7 FEHR & PEERS TRAN$PORTAMN CON$NCIANT$ Under Project Conditions, the 95 percentile queue shows up to eight vehicles in queue for the southbound left -turn and up to seven vehicles in queue for the eastbound left -turn at the Stevens Creek Boulevard and Portal Avenue intersection based on the surrounding roadway traffic volumes and the estimated trip generation. These queues are an increase of one vehicle or less from Background Conditions. Therefore, the 95 percentile queues would be able to fit into their respective turn pockets with the exception of the southbound left at Stevens Creek Boulevard and Portal Drive intersection in both peak hours under all conditions. Under Project Conditions, the 95 percentile queue shows up to one vehicle in queue for both the eastbound approach and the northbound left -turn at the Portal Avenue and Dentist Office Driveway intersection. No substantial queuing is expected in the outbound direction of the Dentist Office Driveway because two vehicles or less exit the driveway during both peak hours under Existing Conditions. These queues are an increase of one vehicle or less from Background conditions. Please note that there may be a time during the peak period where the northbound left -turn queue may block northbound through traffic due to the lack of a turn pocket. However, based on inbound trip observations of the existing Kiddie Academy, the northbound queue is only expected for a short duration of time. TABLE 3 INTERSECTION QUEUES' 2 Background Project Intersection and Movement Control Time Period Storage Queue Queue 1. Stevens Creek Boulevard & Portal Avenue Signal Northbound Left AM M 8 5 5 Southbound Left PM 5 8 8 7 8 Eastbound Left PM 9 g 5 2. Portal Avenue & Side Dentist Office Driveway Street Stop Northbound Left PM NA 0 0 Eastbound Left PM NA p 1 Notes: 1 95 Percentile Queues shown in number of vehicles. 2 Queue calculations conducted using the TRAFFIX level of service analysis software package. 3 Eastbound movement is a shared left/right lane NA = not applicable Source: Fehr & Peers, 2010. The 95 percentile queues estimated to occur under all conditions would not be able to fit into the southbound left -turn pocket at Stevens Creek Boulevard and Portal Drive intersection in both Gary Chao and David Stillman May 21, 2010 Page 7of7 FEHR & PEERS TQ.ANSYQHIAIMN ONSULIANTS peak hours. A modification to improve the queue storage at this intersection would be to extend the southbound left -turn pocket to rectify the storage space deficiency estimated to occur under Existing, Background, and Project Conditions. CONCLUSIONS Below is a summary of the findings and the reccmmendations proposed for the Kiddie Academy based on the revised site circulation. Summary of Findings • The Stevens Creek western driveway can functionally accommodate two -way travel assuming the existing utilities adjacent to the building are removed or replaced. However, Fehr & Peers recommends that the driveway /circulation aisle be widened to 20 -feet due to the adjacent building. • The Portal Avenue driveway would operate at LOS A during both peak hours. • The Stevens Creek/Portal Avenue intersection would operate at LOS B during both peak hours • The Stevens Creek western driveway (:2 -way drive aisle) would have 27 inbound and 8 outbound vehicles during the AM peak hour, and 18 inbound and 8 outbound vehicles during the PM peak hour. The driveway would operate at LOS B during both peak hours with an expected exit queue of up to one vehicle. • The Stevens Creek eastern exit -only driveway would operate at LOS B during both peak hours, with an expected exit queue of up to one vehicle. • The weekday peak -hour trip generation for the project during the AM peak hour is 80 trips (43 inbound and 37 outbound) and during the PM peak hour is 62 trips (28 inbound and 34 outbound). Note that although the new project is expected to generate 80 total trips in the AM peak hour, the LOS at all surrounding intersections will remain at acceptable levels with minimal delay. • The 95 percentile queues estimated to occur under Project conditions would be able to fit into the left -turn pockets with the exception of the southbound left at Stevens Creek Boulevard and Portal Drive in both peak hours. Summary of Recommendations It is recommended that: • The western driveway have a minimum clear distance of 20 feet to allow for passing vehicles. The existing utilities adjacent to the building should be removed or relocated and the vegetation on west side of the driveway should be trimmed. • The southbound left -turn pocket should be extended on Stevens Creek Boulevard and Portal Drive to accommodate additional vehicles. • If the future retail use on site generates additional traffic than projected, future consideration should be given for requiring all drop -offs and pick -ups at the Kiddie Academy be conducted in the rear of the building to minimize potential congestion at the front of the building. L Use back parking area 8 ® o for the staff of both the ``. Kiddie Academy and the ❑ + retail space. 0 v /1 Additional se Parking _ in Rear O ® ® W - EXISTING ONE S ORY BUILDING 5..... $$$ .q As —BUILT l G E _ Q , irk _ A Provide inverted U-style bicycle racks CIA V. -- o 0' y � RRR it a Extend the Kiddie Ac.d.my z # southbound left -turn t t pocket by restriping 20 Minnie WX - the approach. Parking s y °'n TTT a 4. A a' to + fi b h V Portal Avenue j' c T x t l ol l 7p Kiddie Academy of Cupertino F E H R & P E E RS RECOMMENDATIONS TRANSPORTATION CONSULTANTS May 2010 FIGURE 4 SJ10 -1169 r7 � 1 ` tS M' C LP7=RT1N0''t — Use Permit (U- 2009 -09) to �� allow an 8,400 square foot ' "' : , T '' " v_ daycare at 19875 Stevens Creek Boulevard. , t', r 'mot r ° n ay a ro g I . Ct`. • R t a OL Operational Information: The daycare provider: Kiddie Academy Day of operation: Monday thru Friday Hours of operation: 6:30 a.m. - 6:30 p.m. (commission recommends 7:00a - 6:300 Maximum Capacity: 143 children (Infant to school age) Childcare Staff: 15 Administration: 3 Key Site Improvements: > 5,050 square foot of play area ➢ Opening connection from rear parking area to adjacent sites ➢ Resurface and repair the existing asphalt in the rear > New trees wells > Landscape planters and swales > Increase existing masonry wall abutting residences to 8 -feet ➢ New light fixtures 1 Proposed Site Plan . _ 1 . .... ............ ; ' V z .• ,',';'• 17 ' .. • • ' '7, _ , ...%':.... _ .....1,1%., ,. ._ :, ..,., 1 • : • • ' — , .:, . . ,;,.; ;,,,. ' i , ;,, r ;. .;,' ; - i , ; • , ,..,- 1,. t ,, 1 , . • L. . •;, .. ,,.- l ' ' ' . :€.,1 . 1 .,,':.-:'-, . '...4. '2 .:;,,,-;......! ; ., , ;;.• 1 i l • •:' ,•• .. ". :;--; ,... 1 )!:-..•.; .. !. , ... ,,- ,::', ; :it..„ . .,,,,r; ,„ ; ..."...,-!.. ' ..;' ',. ; ,,, . ! . ;,- ' ..; , ■Ii:,,,, 1 , ,, ; ?, ,- L ,, z; ' : k „ , • , r I c. 1 :r 1 , ' . : 1 .1 , 1 '..t - , - :.. -.-- C , C11.1 • R .0t■I''' t .',..„-; i ril ',,. i 2v. - - 4 1„1 1 1 .4 re ' i ' 1 ' 3 1 ' ' . , . . , . , K 1 '," : i'l'ir • l ' ,. ..'!'l '.'. '',.• : f ,,. , —.,' 1 -- 7,..ri • v I ",,, ', i kit, kt ' ... , ■4 io ' , .. 2 ,,,,,„,,,/ / ,. „.,..., _...., , fa 4 CU tR .;° Aiwimum., January 26, 2010 • Concern about the daycare use (given it fronts along Stevens Creek Blvd. and adjacent to an existing retail space) • Lighting plan • Secondary entrance to the daycare • General circulation and parking concerns June 1, 2010 The Commission recommended approval of the project with some changes f� ,ter. . co o R INO g Masonry wall - 8 -foot masonry wall should be built along the northerly property line prior to commencement of the project construction Hours of Operation - 7a to 6:30p Trash Enclosure - move further away from the play structure Westerly driveway - maintain two -way travel (staff recommends that the existing utilities adjacent to the building be relocated and the excess vegetation along the westerly property boundary be removed) 3 - ' N ci,,,,,::',„....... Kam: Rear Parking Lot Connection - the Commission commented that the westerly rear parking lot connection would alleviate traffic movement to Stevens Creek and the property to the east. ➢ The Council should decide if the westerly rear parking lot connection should be opened a part of this project. : 1 .1 r •••- - -° COJ ?'RT 4 -- ...,.._ • The need for a masonry wall along the easterly property line • Concerned with the one -way driveway west of the project building • Concerned about the overall traffic impacts to N. Portal • Trash enclosure should be further away from the play area Letters of opposition received from the adjacent property owners. 4 ...,,/,,,, � \ " .4,- ; ell . 2„: - }," Fehr and Peers was retained to perform a traffic and parking analysis that consisted of the following: • Onsite and offsite vehicle circulation and impacts • Vehicles trips generation (peak: demands - 7 -9 am /5 -7 pm) • Queuing/ stacking • Parking intensity (field observation made at S.J. Kiddie Academy) CU Conclusion: • Weekday peak -hour trip generation is 80 AM trips (43 in and 37 out) and 62 PM trips (28 in and 34 out) • Parking supply provided by the project is adequate to meet the City's Code (1 space /6 children), as well as the observed parking rate (1 space /5.5 children) • Minimal impacts on adjacent intersections • General circulation and access are adequate Key recommendations: 1. The southbound left turn pocket on Portal /SCB shall be extended. 2. The driveway along the west side of the project building should be 20 feet minimum. However, the existing 18' -6" width is functional to facilitate two -way movement - staff is supports a 18' -6" foot two -way driveway. 5 Planning Commission recommends that the City Council approve the proposed Use Permit (U- 2009 -09). The Council should decide on the following: 1. Whether if the westerly rear parking lot connection should be opened. 6 ,•!•.7 -rnenr has This Document is Recorded riot'• •1 ��n p t J For the Benefit of the City of SANTA CLARA CO the nriEinai Cupertino and is Exempt from QTY CLE Fee per Government Code - RECORDER Sections 6103 and 27383 Dock: when Recorded Return to: •10474639 7 / 1 5/2005 Camas J Steinmetz, Esq. 2.32 PM Jorgenson, Siegel, McClure & Flegel. LLP . 1100 Alma St., Ste, 210 Menlo Park, CA 94025 • • DECLARATION OF COVENANTS, CONDITIONS & RESTRICTIONS (Regarding Reciprocal Access Easements) JUL 1 4 2005 This DECLARATION is made and dated this day of ,, 2005 ( "Execution Date "), by Angelo Traina, trustee ( "Declarant "). RECITALS A. Declarant is the owner of certain real property situated in the City of Cupertino, a general law city in the County of Santa Clara, State of California ( "City"), commonly known as 10055 North Portal Avenue ( "Property ") and more particularly described in Exhibit A, attached hereto. • B. Condition No. 18 of the use permit (file no. 15 -U -85) governing the Property requires the owner to "sign an agreement to participate in reciprocal access easements with the adjoining property owner(s) when said property owner(s) are obligated to participate in a similar agreement. The easements shall be written to give access rights to all non - residential properties between Blaney Avenue and Portal Avenue." C. The former owner of the Property drafted and signed a Grant of Easement and Covenants Running with the Land pursuant to Condition No. 18 on February 7, 1986 but to the City's knowledge, did not record it. D. The City has requested that Declarant, the current owner of the Property, draft and record a covenant in compliance with Condition No. 18. E. The owners of certain adjacent property ( "Adjacent Property Owners) in the City of Cupertino, County of Santa Clara, State of California, commonly known as 19875 Stevens Creek Boulevard ( "19875 Stevens Creek Boulevard ") as more particularly described in Exhibit B, have recorded a Declaration of Assumption of Easement Construction Costs ( "Declaration "), attached as Exhibit C, in which they have assumed any and all construction costs related to the implementation of the easements referenced in Condition No. 18 affecting the Property and 19875 Stevens Creek Boulevard ( "Access Easement ".). N l0ATA■IIOmey510sl!ar MASllramn CCR2 Om • ' I NOW, THEREFORE, Declarant declares that the Property is held and shall be conveyed subject to the following covenants, conditions, and restrictions ( "CC &R's"): 1. Declarant, for himself and his assigns and successors in title, agrees and declares that the will sign an agreement to part in reciprocal access easements to all adjoining non - residential properties between Blaney Avenue and Portal Avenue when owners of said adjoining non - residential properties are obligated to participate in a similar agreement pursuant to Condition No. 18, upon the following conditions. 1.1 Said reciprocal access easements shall not affect the location and number of parking stalls existing on the Property at the time of the Execution Date; 1.2 Declarant may reserve the right to install, or have the City or Adjacent Property Owner install,'traffic calming devices such as speed bumps, on the portion of said reciprocal access easements affecting his Property; 1.3 The Adjacent Property Owners shall, pursuant to their Declaration: 1.3.1 Bear any and all costs of constructing the Access Easement, including the removal and /or relocation (at Declarants option) of any and all obstacles, such light standards and trash enclosures, within the Access Easement; 1.3.2 Indemnify and defend Declarant from and against any and all liability, damage and expense arising from The construction 'of the Access Easement and /or the breach of their Declaration; and 1.3.3 Carry liability insurance in an amount not less than one million dollars ($1,000,000) per occurrenc=e against Toss, liability injury or damage occurring within he Access Easement and narne Declarant as an additional insured on such policy. 2. These CC &R's are made for the direct, mutual and reciprocal benefit of the Property, the adjoining property owner(s) and the City and shall run with the land and shall be binding on all parties, their successors and assigns. These CC &R's may not be amended, supplemented, or terminated without the approval of the City Council. If Declarant requests the City's approval for amending, supplementing or terminating these CC &R's based on a change in the City's Municipal Code or the use permit affecting the Property, the City shall not unreasonably withhold its approval. 3. Every person or other entity who now or hereafter owns or acquires the right, title or interest in or to any portion of the Property is and shall be conclusively deemed to have consented and agreed to every CC &R contained in this Declaration, whether or not any reference to this Declaration is contained in the instrument by which such person or entity acquired an interest in the Property. 2 N :WATAIAtt«nayMcfsVar MASITrama.CCF2.doc • IN WITNESS WHEREOF, the undersigned has executed this Declaration of Covenants, Conditions & Restrictions effective as of the date above. Angel .4 Traina STATE OF CALIFORNIA ) % ot1TA ) ss: COUNTY OF J On JUL 1 4 2005 , 2005, before me, the undersigned Notary Public, personally appeared ANGELO R. TRAINA, perse rewe- teas -(or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. :. HEIDI H. RACHERLA 54,/ 11103', Commissions/ 1460219 r - ?i Notary Public - Cdfortlb Signature _ • . - Sonia Clara County • myi. omrrl. Expires Jon • 3 NADATAAltomeyskjillor MAS1Tra'ew.CCR2.aoc • Exhibit A • • • l.11 that certain Roa1 Property Ln,tha City of eupuicLnc. county of Santa Clara. State of California. d0ocrlhod ea followai 6oginninq ac a 1/ inch pipo in the werterly lino of Portal nvanuo, distant tharoon 204.3! feat H. 0- 43' W. from the paint of intersection thereof with the tfortherly line of stomas Crook Road. ac naid Avanuo and Road are shown upon tho Hap hornLnattar rofarrad to: thoncn along tho Wcntarly Lino of naid Portal hvonl.a, N. 0• 43' w. 204.12 foot to a 3/4 inch pLpn At this point of lntnraaetion ot the maid WaatarLy lino of Portal nvonua. with the Northerly In of Lot 1 an shown upon said Map/ thane° along the Hortharly line of told Lot ]. S. 09 36' W. 99.69 feet to a 3/4 inch pLpn at the Northudoterly corner of told lot 31 thanes alono tho Waatarly line of ,i Ld tot 1, S. 0' 43' E. 204.11 feat to a 3)4 Inch ptpal thnnco parallel with the hortharl.y Lino of naid Stevens crook Road. N. 09' 36' E. 99.69 feet to'tha point of baglnning, and bainq • portion of Lot l as laid down, doctgnated and dollnoatod upon that certain Hap anti 'Ponta Vioto• and which Hap wan [Clod for racard in the office of the focardor of the County of Santa Clara, Scat° of CalifornLa, on July 30, 1906 in nook •L' of Napa, Pogo 43. Cscopting thet portion of said land ad convoyed Lo the City of cuportLno by dedication for road purpoeou dated June 30, 3971 rncordod .)uly 20, 1971 in Oool, 9426 at .ago 502. deaorlbod as followai ' i ctrin of land flan 15.00) fent in width. maanurod at right angles. tho Caaterly Sinn thereof being morn particularly doorribod an follow /1 6eginninq at tho Northeast corsair of that cortain Parcel of land dnectibed in that certain D000 to l.o°poldo C. haoatan at um CAtad Aupoot 21, 1963 and raeorded Auquat 2P. 1963 in nook 6169 of Offieiat uocardn At Paga ISO, rants Clara County Rocorda/ thoncn S C 43' E. for a diatanco ni 204.12 font to tho Southeast corner of naid Paroal. . \PN 3 16 -? 1 -088 • Exhibit B Real property In the City of Santa Clara, County of , State of , described as follows: ALL OF LOTS 2 AND 3, AS SHOWN ON THAT CERTAIN MAP ENTITLED "MONTE VISTA," WHICH MAP WAS FILED FOR RECORD IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SANTA CLARA, STATE OF CALIFORNIA ON JULY 20, [906, IN BOOK L OF MAPS, PAGE(S) 43. EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCEL CONVEYED TO THE CITY OF CIJPER.TINO, FOR PUBLIC ROADWAY PURPOSES, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE MONUMENT LINE FOR STEVENS CREEK ROAD, SAID MONUMENT BEING THE ORIGINAL LINE OF STEVENS CREEK ROAD, AS SHOWN ON SAID MAP, SAID POINT BEING THE SOUTHEASTERLY CORNER OF SAID LOT 2; THENCE FROM SAID POINT OF BEGINNING ALONG SAID MONUMENT LINE S. 89° 36' 00" W. 198.73 FEET TO THE SOUTHWESTERLY CORNER OF SAID LOT 3; "THENCE ALONG THE WESTERLY LINE OF SAID LOT 3, N. 0° 42' 43" W. 45.00 FEET TO A POINT ON A LINE DRAWN PARALLEL WITH AND DISTANT 45.00 1-th i NORTHERLY, MEASURED AT RIG ANGLES FROM SAID MONUMENT LINE FOR STEVENS CREEK ROAD; THENCE ALONG SAID PARALLEL LINE N. 89° 36' 00" E. 1.98.73 FEET TO THE POINT OF INTERSECTION THEREOF WrfH THE EASTERLY LINE OF SAID LOT 2; THENCE ALONG SAID EASTERLY LINE S. 0° 42' 43" E. 15.00 FEET TO THE POINT OF BEGINNING OF THIS DESCRIPTION. APN: 316 -21 -031 1