Planning Commission Staff Report

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1 Planning Commission Staff Report April 7, 2016 PROJECT: Dutch Bros Coffee at Sheldon FILE: EG REQUEST: Conditional Use Permit (CUP) and Major Design Review Amendment (DR) LOCATION: 8821, 8829, 8835, 8839, and 8841 Sheldon Road APN: STAFF: Nathan Anderson, Associate Planner PROPERTY OWNER: APPLICANT: AGENT: Sakoin Group, LLC Su Jin Cho (Representative) 8821 Sheldon Road, Ste. 100 Elk Grove, CA Dutch Bros Coffee Kyle Garrett (Representative) 8610 Elk Grove Blvd. Elk Grove, CA PDF Commercial, Inc. Paul Frank (Representative) 9381 E. Stockton Blvd. #200 Elk Grove, CA Staff Recommendation Staff recommends that the Planning Commission adopt a Resolution making a recommendation that the City Council: 1. Finding no further review under the California Environmental Quality Act (CEQA) is necessary for the Dutch Bros Coffee at Sheldon Project, pursuant to Section (New Construction or Conversion of Small Structures) of CEQA Guidelines; and 2. Approving a Conditional Use Permit and Major Design Review to amend the site plan for the Sheldon Crossing Retail Center to add the Dutch Bros Coffee at Sheldon Project (EG ), subject to the findings and conditions of approval contained in the resolution. Project Description The proposed Project consists of a Conditional Use Permit and Major Design Review to amend the site plan for the Sheldon Crossing Retail Center, which would allow the construction of a new 800 square foot drive-through coffee kiosk on a vacant pad within the existing shopping center. Drive-through lanes would be installed on both the north and south sides of the building to allow customer service from both the east and west sides. The original approval for the center (EG ) requires drive-through uses to be approved by the City Council through a revised site plan. In addition, the proposed Project is located within 1,000 feet of a Rural Residential General Plan designation, therefore requiring a drive-through use to additionally obtain a Conditional Use Permit. Background The Project site is the last undeveloped pad located within the Sheldon Crossing Retail Center at the northwestern corner of Sheldon Road and Elk Grove Florin Road. The original Project, which consisted of a Rescission of Zoning Agreement and Design Review (EG ) was approved by the City Council on September 15, The Design Review approved construction of five singlestory buildings ranging in size from 3,427 square feet to 10,942 square feet. The subject pad was originally approved as a 10,942 square foot multi-tenant building. Although the rest of the site was developed, this pad remained vacant. 1

2 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 2 Condition of Approval #11 of the original project stated that any drive-thru proposal would require the site plan to be modified by the City Council. Project Setting The Project site is located at the northwestern corner of the Sheldon Road/Elk Grove Florin Road intersection. The shopping center, which consists of a single parcel with five different mailing addresses, is 3.23 acres. The vacant pad where the coffee kiosk is proposed totals approximately 0.57-acre. The shopping center is bordered by undeveloped single-family residential to the north, a single-family residential subdivision to the west, a condominium development to the south beyond Sheldon Road, and Rau Park to the east beyond Elk Grove Florin Road. Approximately 200 feet to the southeast of the Project site, beyond the intersection of Sheldon Road/Elk Grove Florin Road, is the first parcel in a row of properties which are designated Rural Residential by the General Plan. According to Chapter of the Zoning Code, drive-through facilities require a CUP within the GC Zoning District when located within 1,000 feet from a Rural Residential designation. Table 1 details the Project s and adjacent properties current Zoning and General Plan designations and uses. Figures 1 and 2 show the location of the proposed Project site. Table 1 - Adjacent Land Designations and Uses Existing Uses General Plan Zoning Project Site Vacant pad within shopping center Commercial/Office/Multifamily GC North Undeveloped residential Low Density Residential RD-5 South Condominium development Commercial/Office/Multifamily SC West Single-family residential Low Density Residential RD-7 East Rau Park Public Parks RD-7 2

3 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 3 Figure 1 - Vicinity Map Figure 2 - Location Map 3

4 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 4 Analysis The proposed project has been reviewed in accordance with the City s General Plan and Title 23 of the Municipal Code (herein after the Zoning Code), and meets all applicable requirements. While the development of an approximately 800 square foot coffee kiosk would typically require a Minor Design Review and Conditional Use Permit (based on its proximity to Rural Residential), the amendment to the original Sheldon Crossing Retail Center (EG ) requires a Major Design Review. This is due to Condition #11 of that Project, which stated that approval of a drive-through requires a revision to the originally-approved site plan. Table 2 lists all applicable development regulations and Project-specific conformity information. Table 2 - Conformity with Development Regulations Development Standard Required Proposed Office Building Complies Building Setbacks 25 Front 25 Street Side 25 Interior Side >30 Front (Sheldon Road) >80 Side (Elk Grove Florin Road) N/A Yes Landscaping 25 Front/Street 6 interior 20% Site (5,050 s.f.) 25 Front/Street N/A 27% Site (6,877 s.f.) Yes Parking Lot Shading 30% of parking area 47.8% of parking area Yes Building Height Limit 40 maximum 26 (approximately) Yes Parking Spaces Drive-through Dimensions Drive-through Stacking 1 space/employee plus 1 space 10 min. interior radius 12 min. width 180 min. stacking per facility 5 spaces required Parking lot is reciprocal 20 interior radius 12 width Yes Yes 266 Yes Site Layout The proposed 800 square foot building would be located in the center of the vacant pad in the southeastern corner of the shopping center. Two drive-through aisles are proposed, both of which run east-to-west on opposite sides of the building. These two aisles would provide 266 feet of total stacking distance, which is 86 feet more than the minimum required for drive-through facilities (180 feet). The existing driveway access for the center would be used with right-in, right-out movements only along Elk Grove Florin Road and right-in, right-out and left-in access along Sheldon Road. 4

5 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 5 All parking spaces for the use, as well as associated parking lot lighting, have already been installed directly north of the vacant pad. In addition, the shopping center has a reciprocal parking agreement for all tenants. From the parking area, two pedestrian crossings which utilize truncated domes for locations where accessible paths of travel cross vehicular traffic paths would be installed. The proposed site plan (Figure 3) is consistent with Zoning Code development standards for the GC zoning district. The building meets the minimum setback requirements. The Project has sufficient landscaping to meet the parking lot shading and street tree requirements. All drivethrough facility dimensions have been designed to meet the standards of Chapter of the Municipal Code. Figure 3 - Proposed Site Plan Design Guidelines The City s Design Guidelines establishes criteria for non-residential development to achieve a product of high quality design that is compatible with the character of the surrounding area. The Project has proposed to develop the site with the standard corporate design utilized for Dutch Bros drive-through facilities. In order to increase compatibility with the existing shopping center, staff worked with the Applicant to modify the traditional color palette of gray and blue to utilize a color palette which complements the tan and stone façade of the other buildings and signage. 5

6 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 6 The proposed design would utilize primarily stucco which has been chosen to closely match the existing buildings. The kiosk would also utilize a stone veneer around the base which would closely resemble the stone veneer wainscot and column base of the buildings. The proposed design is consistent with the architecture and site planning requirements established by the Elk Grove Design Guidelines. The Applicant has stated that the Dutch Bros corporate office has approved the design and color scheme. The proposed elevations have been included as Figure 4. Site photos within the center have been included as Figure 5. Figure 4 - Proposed Elevations Figure 5 Existing Site Photos 6

7 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 7 The Project is consistent with the General Plan, Citywide Design Guidelines and Zoning Code. Adequate landscaping and architectural relief have been provided in the plans to make the Project harmonious with surrounding properties and to enhance the character of the area. The proposed building meets the required setbacks and does not exceed the height limit as established in the Zoning Code for commercial development. Traffic A site evaluation for traffic was prepared by KD Anderson & Associates, Inc., dated February 16, 2016 (Attachment 2). The purpose of the analysis was to determine expected queueing for the proposed Project and whether the anticipated traffic could be accommodated without interfering with traffic flows. Additionally, in-bound left-turn queues from eastbound Sheldon Road were evaluated to determine whether the left-turn lane capacity could be exhausted by the Project. The traffic study concluded that the location of the Project within a shopping center provides multiple approaches to the drive-through service lanes. This fact, coupled with the use of two drive-through lanes with over 260 feet of total stacking, would properly accommodate traffic without creating a significant impact to the internal circulation of the center or the circulation of Sheldon Road and Elk Grove Florin Road. No mitigation measures have been required for the Project. Letters from Commenting Agencies This Project was routed to various City, County, and State agencies for review. No issues of concern were identified by these agencies. Comments from agencies have either been addressed through the processing of the Project or have been included as draft conditions of approval (see Exhibit C). Environmental Analysis The California Environmental Quality Act (Section 21000, et. seq. of the California Public Resources Code, hereafter CEQA) requires analysis of agency approvals of discretionary projects. A project, under CEQA, is defined as the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The proposed Project is a project under CEQA. CEQA Guidelines Section (New Construction or Conversion of Small Structures) of Title 14 of the California Code of Regulations. CEQA Guidelines Section applies to construction and location of limited numbers of new, small facilities or structures. The project proposes construction of an 800 square foot coffee kiosk on a vacant 0.57-acre pad within a developed 3.23-acre shopping center. No special circumstances exist that granting a Conditional Use Permit and Major Design Review to amend the site plan for the Sheldon Crossing Retail Center to construct an 800 square foot drive-through coffee kiosk would create a significant adverse effect on the environment. 7

8 Elk Grove Planning Commission Dutch Bros Coffee at Sheldon (EG ) April 7, 2016 Page 8 Recommended Motions Should the Planning Commission agrees with staff s recommendation, the following motion is suggested: I move that the Planning Commission adopt a resolution recommending that the City Council find the Dutch Bros Coffee at Sheldon Project (EG ) exempt from CEQA pursuant to State CEQA Guidelines Section and approve the Project, subject to the findings and conditions of approval contained in the draft resolution. Attachments 1. Draft Planning Commission Resolution Exhibit A Project Description Exhibit B Project Plans Exhibit C Conditions of Approval 2. Traffic Evaluation KD Anderson & Associates, Inc. (2/16/16) 8

9 RESOLUTION NO April 7, 2016 A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE A CONDITIONAL USE PERMIT AND MAJOR DESIGN REVIEW FOR THE DUTCH BROS COFFEE AT SHELDON PROJECT PROJECT NO. EG , 8829, 8835, 8839, AND 8841 SHELDON ROAD APN: WHEREAS, the Development Services Department of the City of Elk Grove received an application on September 30, 2015, from Dutch Bros Coffee (the Applicant), requesting a Conditional Use Permit and Major Design Review (the Project); and WHEREAS, the proposed Project is located on real property in the incorporated portions of the City of Elk Grove more particularly described as APN: ; and WHEREAS, the Project qualifies as a project under the California Environmental Quality Act (CEQA), Public Resource Code , but is exempt; and WHEREAS, Section (New Construction or Conversion of Small Structures) of Title 14 of the California Code of Regulations, (State CEQA Guidelines) provides an exemption from CEQA for projects characterized as existing facilities and meeting all conditions described; and WHEREAS, based on staff s review of the Project, no special circumstances exist that would create a reasonable possibility that granting a Conditional Use Permit and Major Design Review will have a significant effect on the environment; and WHEREAS, the Development Services Department considered the Project request pursuant to the Elk Grove General Plan, the Elk Grove Municipal Code Title 23 (Zoning), and all other applicable State and local regulations; and WHEREAS, the Planning Commission held a duly noticed public hearing on April 7, 2016, as required by law, to consider all of the information presented by staff, information presented by the Applicant, and public testimony presented in writing and at the meeting. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Elk Grove finds that no further environmental review is required under CEQA for the Project pursuant to State CEQA Guidelines Section based upon the following finding: CEQA Finding: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline Section of Title 14 of the California Code of Regulations. Evidence: CEQA Guidelines Section (New Construction or Conversion of Small Structures) of Title 14 of the California Code of Regulations. CEQA Guidelines Section applies to construction and location of limited numbers of new, small facilities or structures. The project 9

10 proposes to amend the site plan for the Sheldon Crossing Retail Center to allow for construction of a small drive-through coffee kiosk on a vacant 0.57-acre pad within a developed 3.23-acre shopping center. No special circumstances exist that granting a Conditional Use Permit and Major Design Review to amend the site plan for the Sheldon Crossing Retail Center to construct an 800 square foot drive-through coffee kiosk would create a significant adverse effect on the environment. AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove hereby recommends approval of a Conditional Use Permit and Major Design Review, as described in Exhibit A and illustrated in Exhibit B, subject to the conditions of approval in Exhibit C (all incorporated herein by this reference), based upon the following findings. Conditional Use Permit Finding#1: The proposed use is consistent with the General Plan and all applicable provisions of the Zoning Code. Evidence: The General Plan land use designation for the subject property is Commercial and the zone district is GC General Commercial. The proposed drive-through is a conditionally-allowed use within the GC zone, based on conditions of approval which were included as part of the previous Sheldon Crossing Retail Center Project (EG ). Thus, the issuance of a Conditional Use Permit for the Dutch Bros Coffee at Sheldon Project would maintain consistency with the General Plan and Zoning Code. Finding #2: The establishment, maintenance or operation of the use applied for will not, under the circumstances of the particular case (location, size, design, and operating characteristics), be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood of such use, or the general welfare of the City. Evidence: The proposed drive-through coffee kiosk would be located on a vacant pad within a developed 3.23-acre shopping center. Two drive-through aisles are proposed, both of which run east-to-west on opposite sides of the building. These aisles would provide 266 feet of total stacking distance, which is 86 feet more than the minimum required for drive-through facilities (180 feet). Pedestrian crossings would utilize truncated domes to increase safety for locations where accessible paths of travel cross vehicular traffic paths. The proposed site plan is consistent with Zoning Code development standards for the GC zoning district. The building meets the minimum setback requirements. The Project has sufficient landscaping to meet the parking lot shading and street tree requirements. All drive-through facility dimensions have been designed to meet the standards of Chapter of the Municipal Code. A traffic study was prepared which concluded that the proposed Project would not create a significant impact to the internal circulation of the center or the circulation of Sheldon Road and Elk Grove Florin Road. As such, the proposed assembly use would not be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the area. Design Review Finding #1: The proposed Project is consistent with the objectives of the General Plan, complies with applicable Zoning regulations, Specific Plan provisions, Special Planning Area provisions, Citywide Design Guidelines, and Improvement Standards adopted by the City. 10 Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 2 of 14

11 Evidence: The site plan and building elevations have been reviewed in accordance with the General Plan, Zoning Code, and Citywide Design Guidelines. It has been concluded that the modification to the site plan would properly accommodate traffic without creating a significant impact to the internal circulation of the center or the circulation of Sheldon Road and Elk Grove Florin Road. The modified site plan meets all applicable development standards prescribed by the Zoning Code and Citywide Design Guidelines; including, but not limited to setbacks, building height, site access, lighting, landscaping, and parking. The proposed building has a consistent theme and color pallet that extends to all elevations and is compatible with the surrounding commercial shopping center. The proposed design would utilize primarily stucco which has been chosen to closely match the existing buildings. The kiosk would also utilize a stone veneer around the base which would closely resemble the stone veneer wainscot and column base of the buildings. The proposed design is consistent with the architecture and site planning requirements established by the Elk Grove Design Guidelines. Finding #2: The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community. Evidence: The proposed architecture, site design, and landscaping are suitable for the buildings and site and will enhance the character of the neighborhood. The colors for the kiosk have been designed to match those of the existing shopping center. There will be a variety of landscaping materials on all sides of the building which comply with Zoning Code requirements. Thus, the proposed site design and building elevations provide all design elements required by the Citywide Design Guidelines and Zoning Code, including consistent detailing of the architectural style, application of a consistent color palette throughout the Project, and providing sufficient pedestrian connectivity and landscaping. Finding #3: The architecture, including the character, scale and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties. Evidence: In order to provide visual interest and reduce building massing, the building facade incorporates a corporate design including a sharply-peaked roofline, horizontal stone veneer banding, columns, and stucco. The building roofline varies in height ranging between 16.5 feet at the covered drive aisles and approximately 26 feet at the peak of the roof. The proposed building meets the required setbacks and does not exceed the height limit as established in the Zoning Code for commercial development. Finding #4: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation. Evidence: The proposed Project will include pedestrian access from Elk Grove Florin Road and internal pedestrian pathways. These features will provide for and will not create conflicts with pedestrian transportation. Vehicular circulation is provided for throughout the entire shopping center. Five (5) bicycle parking spaces are proposed on the west side of the building, which complies with City standards. These features will enhance the pedestrian connectivity as well as vehicular and bicycle access to the site, and will not create conflicts with other vehicular, bicycle or pedestrian circulation. Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 3 of 14 11

12 The foregoing Resolution of the City of Elk Grove was passed and adopted by the Planning Commission on the 7 th day of April 2016, by the following vote: AYES: NOES ABSENT: ABSTAIN: ATTEST: Sandy Kyles, PLANNING SECRETARY Fedolia "Sparky" Harris, CHAIR of the PLANNING COMMISSION 12 Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 4 of 14

13 Exhibit A Dutch Bros Coffee at Sheldon (EG ) Project Description PROJECT DESCRIPTION The Applicant is requesting approval of a Conditional Use Permit and Major Design Review to amend the site plan for the Sheldon Crossing Retail Center to construct a new, approximately 800 square foot drive-through coffee kiosk on a vacant pad within the existing Sheldon Crossing Retail Center. Drive-through lanes would be installed on both the north and south of the building to allow service from both sides. The original approval for the center (EG ) requires drive-through uses to be approved by the City Council through a revised site plan. In addition, the proposed Project is located within 1,000 feet of a Rural Residential General Plan designation, therefore requiring a drive-through use to additionally obtain a Conditional Use Permit. ### Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 5 of 14 13

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16 BUS SHELDON ROAD (0.58 ACRE) 25,243.9 SF COFFEE DRIVE-THRU ELEC 800 SF 540 SQ FT PATIO VAN EXISTING ACCESSIBLE PATH OF TRAVEL BY OTHERS EXISTING ACCESSIBLE PATH OF TRAVEL BY OTHERS ELK GROVE FLORIN ROAD

17 ELK GROVE FLORIN ROAD EXISTING ACCESSIBLE PATH OF TRAVEL BY OTHERS 16 VAN 17 PATIO ELEC 540 SQ FT 800 SF DRIVE-THRU COFFEE 25,243.9 SF (0.58 ACRE) BUS SHELDON ROAD 17

18 Exhibit C Dutch Bros Coffee at Sheldon (EG ) Conditions of Approval Conditions of Approval On-Going 1. The Project approved by this action is for a Conditional Use Permit and Major Design Review to amend the site plan for the Sheldon Crossing Retail Center to construct a new 800 square foot drive-through coffee kiosk on a vacant pad within the existing Sheldon Crossing Retail Center, as specifically described in Exhibit A and as illustrated in the Project plans in Exhibit B. Deviations from the approved plans shall be reviewed by the City of Elk Grove (City) for substantial compliance and may require amendment by the appropriate hearing body. 2. This action does not relieve the Applicant or the Property Owner of the obligation to comply with all codes, laws, statutes, regulations, and procedures. 3. The Applicant/Property Owner and any Successors in Interest (hereby referred to as the Applicant ) shall indemnify, protect, defend, and hold harmless the City, its officers, officials, agents, employees, and volunteers from and against any and all claims, damages, demands, liability, costs, losses or expenses including without limitation court costs, reasonable attorney s fees and expert witness fees arising out of this Project including challenging the validity of this approval or any environmental or other documentation related to approval of this Application. 4. Except as otherwise specified or provided for in the Project plans or in these conditions, the Project shall conform to the development standards and design requirements adopted by the City of Elk Grove, specifically including but not limited to the following: The Elk Grove Zoning Code (Title 23 of the EGMC) EGMC Chapter (Tree Preservation and Protection) EGMC Chapter (Water Efficient Landscape Requirements) Timing/ Implementation On-Going On-Going On-Going On-Going Enforcement/ Monitoring Planning Planning Planning Planning Engineering Verification (date and Signature) Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 10 of 14 18

19 Exhibit C Dutch Bros Coffee at Sheldon (EG ) Conditions of Approval Conditions of Approval 5. The Applicant shall pay all plan check fees, impact fees, or other costs as required by the City, the Cosumnes Community Services District (CCSD), Sacramento Area Sewer District (SASD), Elk Grove Water District (EGWD), or other agencies or services providers as established by law. 6. Approval of this Project does not relieve the Applicant from the requirements of subsequent permits and approvals, including but not limited to the following: Grading Permit and Improvement Plan Building Permit and Certificate of Occupancy Requirements of the Sacramento Metropolitan Air Quality Management District Fire permit SASD Design Standards for on-site and off-site sewer construction. 7. All building and patio lighting shall be shielded so as not to impact the public right-of-ways. 8. Tree canopies shall not interfere with or block the lighting, or otherwise create shadows and areas of concealment. Prior To or In Conjunction With Improvement Plans and/or Grading Plan Approval 9. The Applicant shall prepare and submit a drainage study to the satisfaction of the City and in accordance with City of Elk Grove Storm Drainage Master Plan, Improvement Standards, General Plan, and any other applicable drainage master plans or studies. Timing/ Implementation On-Going On-Going On-Going On-Going Improvement Plan or Grading Permit(s) Whichever Occurs First Enforcement/ Monitoring Planning, Engineering, Building, Finance, CCSD, EGWD, SASD Planning, Engineering, Building, CCSD, EGWD, SASD, EGWD SMAQMD Planning EGPD Engineering Verification (date and Signature) Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 11 of 14 19

20 Exhibit C Dutch Bros Coffee at Sheldon (EG ) Conditions of Approval Conditions of Approval 10. Prior to the issuance of Building Permit(s) or approval of the Improvement Plan, whichever comes first, the property owner(s) shall; (1) approve (a) the formation of a new or annexation to an existing community facilities district ( CFD ), and (b) an annual CFD special tax; or (2) deposit a sum of money, as determined by the Cosumnes Community Services District ( CCSD ), sufficient for the CCSD to fund a portion of the CCSD s cost of providing ongoing fire and emergency services, maintenance, operation, and repair and replacement of fire station facilities and fire and emergency equipment. Any costs for the formation of the new CFD or annexation into an existing CFD and approval of such annual special tax, or administration of the sum of money deposited to fund the CCSD s costs of providing ongoing fire and emergency services, shall be paid from the annual CFD special taxes or the sum of money deposited with the CCSD. In the event that the property owner(s) fails to approve an annual special tax or deposit a sum of money as provided for herein for such purposes for the CCSD, no building permits or further building permits for the property shall be issued, or approval of the Improvement Plan shall be provided. Timing/ Implementation Improvement Plans/Building Permit (whichever comes first) Enforcement/ Monitoring CCSD Fire Verification (date and Signature) Prior To or In Conjunction With Building Permit 11. The Applicant shall reconstruct any damaged curb, gutter, sidewalk and/or pavement caused by construction-related activities associated with the Project. If pavement replacement is necessary, as determined by the City, the Applicant may be required to grind, overlay, and/or slurry seal the damaged portion(s) in accordance with the City Improvement Standards and to the satisfaction of Engineering. The Applicant shall schedule an inspection with the City to document the pre-construction condition of existing surface infrastructure adjacent to and near the Project. 12. The Applicant shall reconstruct any existing ADA compliance improvements adjacent to the Project to meet current standards. Building Permit Building Permit Engineering Engineering Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 12 of 14 20

21 Exhibit C Dutch Bros Coffee at Sheldon (EG ) Conditions of Approval Conditions of Approval 13. Connection to the SASD sewer system shall be required to the satisfaction of SASD. SASD Design Standards apply to any on- and off-site sewer construction. 14. Each lot and each building with a sewage source shall have a separate connection to the SASD sewer system. 15. Developing this property may require the payment of sewer impact fees. Applicant should contact the Fee Quote Desk at (916) for sewer impact fee information. 16. Secure fencing around the construction site with locking gates, and appropriate lighting, shall be installed during construction to prevent trespassing and theft. During construction, the Police Department shall be given emergency contact information of all contractors and owners for any problems encountered after normal construction hours. 17. The Project shall annex into the Maintenance Mello-Roos Community Facilities District (CFD), to fund the project s fair share of landscape related maintenance costs associated with public parkways, public parks, open space, landscape setbacks, bike and other paths, landscaped medians in and adjacent to roadways, maintenance and operation of a community center, sports (including aquatic) facilities, cultural arts center, and water features, and maintenance of other related facilities. The annexation process can take several months, so applicants should plan accordingly. The application fee and completed application for the annexation is due prior to the Resolution of Intention to Annex the Property and Levy the Special Tax. For further information regarding this CFD, see lo_roos_cfds/ Timing/ Implementation Building Permit Building Permit Building Permit Throughout Building Process Building Permit Enforcement/ Monitoring SASD SASD SASD EGPD Finance Verification (date and Signature) Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 13 of 14 21

22 Exhibit C Dutch Bros Coffee at Sheldon (EG ) Conditions of Approval Conditions of Approval 18. The Project area shall annex into the Storm Water Drainage Fee Zone 2 to fund a portion of the additional costs for storm water drainage and runoff maintenance related to serving the new development. The annexation process can take several months, so applicants should plan accordingly. The completed application for the annexation is due prior to the Resolution of Intention to Levy Storm Water Drainage Fee Zone 2 assessments. For further information on this District, see 10.html# Timing/ Implementation Building Permit Enforcement/ Monitoring Finance Verification (date and Signature) Planning Commission Resolution Resolution 2016-XX April 7, 2016 Dutch Bros Coffee at Sheldon (EG ) Page 14 of 14 22

23 Transportation Engineers February 16, 2016 Mr. Kyle Garrett DUTCH BROTHERS COFFEE 8757 Tom Thumb Court Elk Grove, CA RE: SITE EVALUATION SHELDON ROAD CROSSING RETAIL CENTER, ELK GROVE, CALIFORNIA Dear Mr. Garrett: KD Anderson & Associates, Inc. has completed our analysis for the proposed Dutch Brothers Coffee Kiosk to be located in the Sheldon Crossing retail center in Elk Grove. The site is located in the northwest quadrant of the Sheldon Road / Elk Grove-Florin Road intersection. The purpose of this analysis was to determine expected queuing for the kiosk and whether the anticipated traffic can be accommodated without interfering with on-site traffic flow. Additionally, inbound left turn queues from eastbound Sheldon Road was evaluated to determine whether the left turn lane capacity could be exhausted by the project. Based on our discussion with City of Elk Grove staff the a.m. and p.m. peak hours were evaluated. INTRODUCTION Proposed Project. The proposed project is an 800 square foot Dutch Brothers coffee kiosk that will be constructed in the existing Sheldon Crossing retail center. While the center is located along the periphery of the north and west sides of the site, the kiosk will stand alone in the southeast quadrant, adjacent to the Sheldon Road / Elk Grove-Florin Road intersection. Its location is shown in Figure 1 while the site plan is illustrated in Figure Taylor Road, Suite G Loomis, CA (916) FAX (916)

24 PROJECT LOCATION KD Anderson & Associates, Inc. Transportation Engineers LT 2/16/ VICINITY MAP figure 1

25 KD Anderson & Associates, Inc. Transportation Engineers LT 1/29/2016 SITE PLAN figure 2 25

26 Mr. Kyle Garrett February 16, 2016 Page 4 EXISTING SETTING & CONDITIONS The proposed project will construct a Dutch Brothers coffee kiosk in the northwest corner of the Elk Grove- Florin Road / Sheldon Road intersection. The proposed kiosk will include windows on both sides of the kiosk to allow sales for two-way traffic. Elk Grove-Florin Road is a major 4 to 6 lane north-south divided arterial providing access between Elk Grove and Sacramento. An existing driveway is located about 150 feet north of the Sheldon Road intersection and provides right-in, right-out access. Traffic data from the City of Elk Grove website indicates that Elk Grove-Florin Road services about 30,400 vehicles per day (vpd). Sheldon Road is a major east-west 4 lane divided road through Elk Grove. The road extends west from Grant Line Road in the east to west of Bruceville Road where it turns north as Center Parkway. An existing driveway is located about 350 feet west north of the Elk Grove-Florin Road intersection. Access at this driveway includes right-in, right-out and left-in access. Sheldon Road carries about 23,100 vpd. The lane configurations at the project driveways are shown in Figure 3. Traffic counts were conducted during the first week of December 2015 at the two driveway accesses to the shopping center to determine existing conditions at the access points. Figure 3 presents the peak hour a.m. and p.m. volumes at both intersections. This data was used to develop baseline queues at the driveway accesses. As part of the data collection, vehicle queues were also recorded at one minute intervals for outbound vehicles at the east driveway along Elk Grove-Florin Road and for inbound eastbound left turns and outbound southbound right turns at the Sheldon Road driveway. Table 1 presents the 95 th percentile queues for each movement in the a.m. and p.m. peak hours. The 95 th percentile was based on 60 data points collected during the a.m. and p.m. peak hours. During the a.m. peak hour the 95 th percentile queues consist of a single vehicle making an eastbound to southbound right turn onto Elk Grove-Florin Road, zero vehicles queued for the right turn onto westbound Sheldon Road and a two vehicle queue for the eastbound left turn movement into the retail center along Sheldon Road. The 95 th percentile queue in the p.m. peak hour consists of two vehicles for all of the driveway movements. The two vehicle queue in the eastbound left turn lane is partly due to traffic heading west from Wheelton Road; this road is directly opposite the eastbound left turn lane and motorists cross eastbound Sheldon Road rather than making a u-turn at the Elk Grove-Florin Road intersection 500 east. TABLE 1 EXISTING 95 th % QUEUES AT DRIVEWAYS Location AM PM Elk Grove-Florin Road Eastbound Right 1 2 Sheldon Road Southbound Right Eastbound Left* *includes u-turns in existing 120 turn lane

27 1 PROJECT SITE (39) 4 0 (0) 14 (12) (33) 74 R1-1 R1-1 Elk Grove-Florin Rd / Site Access R1-1 2 (12) 855 (1144) (5) 14 (15) 15 Elk Grove-Florin Rd / Site Access 2 13 (8) 2 2 (29) 2 R1-1 Legend (72) 78 R1-1 Elk Grove-Florin Rd / Site Access N.T.S. 47 (14) 0 (0) (12) (37) 10 (15) 1 24 (27) (1628) (1628) 2 R1-1 AM Peak Hour Volume PM Peak Hour Volume R1-1 Stop Sign Sheldon Crossing Retail Center 44 (26) 855 (1144) (5) 14 (27) 48 Sheldon Rd / Site Access Sheldon Rd / Site Access Sheldon Rd / Site Access EXISTING PROJECT TRAFFIC EXISTING + PROJECT KD Anderson & Associates, Inc. XX (XX) EXISTING PLUS PROJECT TRAFFIC VOLUMES AND LANE CONFIGURATIONS Transportation Engineers LT 2/16/2016 figure 3 27

28 Mr. Kyle Garrett February 16, 2016 Page 6 PROJECT CONDITIONS Trip Generation and Queue Estimates. Trip generation is determined by identifying the type and size of development. The Institute of Transportation Engineers (ITE) publication Trip Generation publishes trip generation rates for a variety of land uses. Land-Use 938 Coffee/Donut Shop with Drive-Through Window and No Indoor Seating is similar to the Dutch Brothers model of a drive-through coffee kiosk; however, limited data is available for this land use. The Dutch Brothers coffee kiosk model is a drivethrough operation with some outdoor tables generally for walk-up customers. Because of the limited data available for coffee kiosks peak hour trips were observed for three existing Dutch Brothers sites that had similar operational characteristics to the proposed project. This included dual drive-through windows and comparable lane configurations and traffic volumes on adjacent streets. Other Dutch Brothers kiosks including one in Elk Grove were considered but did not share the same characteristics. The three sites surveyed are described below: 7445 Madison Avenue, Citrus Heights This kiosk is located within a neighborhood commercial shopping center in the city of Citrus Heights. This site is located along Madison Avenue about 400 feet east of San Juan Avenue. Madison Avenue is a six-lane roadway while San Juan Avenue is a four-lane roadway. Sacramento County data indicates that the daily traffic volume along Madison Avenue is about 48,700 (vpd) while traffic along San Juan Avenue is about 27,000 vpd. 405 Grass Valley Highway (SR 49), Auburn This kiosk is located within a neighborhood commercial shopping center in the city of Auburn. The location is in the northwest quadrant of the State Route (SR) 49 / Fulweiler Avenue / Elm Avenue intersection. Caltrans traffic data indicates that the daily traffic volumes along SR 49 north of Elm Avenue is about 31,500 vpd while traffic along Fulweiler Avenue is about 7,100 vpd. Elm Avenue carries about 33,000 vpd at the Interstate 80 interchange area, about ¼ mile from the SR 49 / Fulweiler Avenue Elm Avenue intersection Auburn Folsom Road, Granite Bay This kiosk is located within a neighborhood commercial shopping center in the town of Granite Bay. The kiosk provides outside seating for walk-up customers. This kiosk is similar in size to the proposed Elk Grove location. This site is located along Auburn Folsom Road about 600 feet south of Douglas Blvd. Auburn Folsom Road and Douglas Blvd are four-lane roadways. Placer County data indicates that the daily traffic volume along Auburn Folsom Road is about 30,300 vpd while traffic along Douglas Blvd is about 32,200 vpd. An average peak hour trip generation rate was developed based on data collected from the three locations. Table 2 presents the observed data. Square footage is a commonly used variable for trip generation. Two of the kiosks studied are about 400 square feet while the third is about 800 square feet. An analysis of the data indicated that trip generation rates for this type of development do not appear to be dependent on square footage of the kiosk. For example, while the Madison Avenue and SR 49 sites are approximately the same size at about 400 square feet the SR 49 site has about a 20% higher a.m. rate and a 38% lower p.m. rate than the Madison Avenue site. Trip generation for specific sites may be affected by the number of additional coffee shops and kiosks in the project vicinity as the Madison Avenue site has almost twice the adjacent street traffic volume, but generates a trip rate less than half of the SR 49 site. Instead of square footage, trip generation rates were developed based on the total adjacent street traffic due to the type of use, a drive-through coffee shop with limited outdoor seating. The rates were based on the daily traffic volumes from both the major and minor adjacent streets as each of the locations has an 28

29 Mr. Kyle Garrett February 16, 2016 Page 7 intersecting street that provides a second access. This is similar to a limited 2003 Oregon Department of Transportation study of portable coffee stands with drive-through service which considered adjacent street traffic as the independent variable. Consistent with coffee shop land uses described in ITE Trip Generation, the a.m. peak has the highest trip generation. Since only three comparative sites were observed an average trip rate was used to estimate the number of trips at the Elk Grove site. The average trip rates were calculated to be 3.35 trips per thousand vehicles in the a.m. peak hour and 1.50 trips per thousand vehicles in the p.m. peak hour. Table 2 presents the projected trips for the proposed project. 179 trips are projected in the a.m. peak hour while 80 are projected in the p.m. peak hour. TABLE 2 TRIP GENERATION Location Variable (kvast) Trips In Madison Ave 75.7 kvast 87 (50%) SR kvast 105 (51%) Auburn Folsom Rd 62.5 kvast 81 (53%) AM Trips Out 85 (50%) 100 (49%) 72 (47%) Total Trips Trips In (50%) (49%) (49%) PM Trips Out 56 (50%) 35 (51%) 39 (51%) Trip Generation Rate (trips/kvast) Total Trips AM PM Calculated Average Rate Project Trip Generation 52% 48% 49% 51% Elk Grove 53.5 kvast kvast per thousand vehicles of adjacent street traffic Trip Distribution & Trip Assignment. The distribution of project traffic was determined based on our understanding of the project s market area, the type of use (i.e. an intermediate stop between origin and destination) and the directionality of adjacent street traffic; City of Elk Grove staff provided intersection turning movements at the adjacent Elk Grove-Florin Road / Sheldon Road intersection and are provided in the appendix. Most traffic is oriented north along Elk Grove-Florin Road in the a.m. peak commute period. During the p.m. peak hour the number of customers drops considerably, and the trip distribution will be oriented more evenly in all directions. Traffic along Elk Grove Florin Road approaching from the south will make a left turn onto westbound Sheldon Road to enter the shopping center site while traffic departing to the north will exit onto Elk Grove-Florin Road and have to make a U-turn at the Sheldon Road intersection. The projected trip distribution is presented in Table 3 and the Project and Existing plus Project driveway volumes are presented in Figure 3. 29

30 Mr. Kyle Garrett February 16, 2016 Page 8 Route TABLE 3 PROJECT TRIP DISTRIBUTION % of Total Trips AM % of Total Trips PM Approach Departure Approach Departure Northbound Elk Grove-Florin Road 35% 45% 25% 30% Southbound Elk Grove-Florin Road 15% 20% 30% 30% Eastbound Sheldon Road 35% 20% 30% 20% Westbound Sheldon Road 15% 15% 15% 20% Total 100% 100% 100% 100% Queue Estimates. Based on the existing peak hour counts a queuing analysis was conducted to determine the projected driveway queues. A 95% confidence level was used, meaning that the forecast queue length should be exceeded only 5% of the time. Table 4 displays the projected driveway volumes with the project. The analysis indicates that the eastbound to southbound right turn will lengthen from zero to five vehicles in the a.m. peak and from two to three vehicles in the p.m. peak. The eastbound left turn into the retail center will increase from two to three vehicles in the a.m. peak hour and remain at two in the p.m. peak hour. The southbound to westbound right turn from the site onto Sheldon Road is projected to have one vehicle in the a.m. peak hour and two vehicles in the p.m. peak hour. The projected five vehicle a.m. queue along the Elk Grove- Florin Road driveway is based on project traffic heading north, south or east having to use the east driveway to access these directions. The five vehicle queue will not affect traffic within the retail center as this queue occurs in the a.m. peak hour when minimal traffic is present. The site s parking lot layout provides a 50 queuing area behind the sidewalks along Elk Grove-Florin Road and Sheldon Road. This allows a two-vehicle queue prior to an intersecting drive aisle; both adjacent drive aisles provide ingress and egress to the Dutch Brothers site. If either internal intersection is blocked by vehicles exiting the retail center site, customers will be able to drive around to the other drive-through lane as illustrated on the site plan in the Appendix. Location Elk Grove-Florin Road TABLE 4 PROJECTED QUEUES AT DRIVEWAYS AM Existing + Existing Project PM Existing + Existing Project Eastbound Right Sheldon Road Southbound Right Eastbound Left* *includes u-turns in existing 120 turn lane

31 Mr. Kyle Garrett February 16, 2016 Page 9 A SimTraffic simulation was also performed to examine whether eastbound right turning vehicles leaving the shopping center can enter the southbound traffic flow and enter the left turn lane to make a U-turn at the Elk Grove-Florin Road-Sheldon Road intersection. The intersection is about 150 from the driveway. The simulation was run during the peak hours in both a.m. and p.m. periods. The simulations indicated that vehicles can cross the three southbound through lanes and enter the left turn lanes. The queue report is provided in the Appendix which also includes reports for both driveways. The queue lengths at the driveways reflect the delays incurred in entering southbound Elk Grove-Florin Road and westbound Sheldon Road. These queuing results confirm the Poisson Distribution queuing analysis indicating a maximum of five vehicles exiting the east driveway, two vehicles exiting the south driveway and three vehicles entering the south driveway. Queuing at Drive-Through Lanes. Queuing at each of the Dutch Brothers sites was observed to identify queues associated with the coffee kiosks. Queueing data was recorded on a per minute basis for each of the locations during three hour a.m. and p.m. peak periods, from 6:30 a.m. to 9:30 a.m. and from 3:30 p.m. to 6:30 p.m. Table 5 presents queueing information at 15 minute intervals showing the longest queues observed in both directions approaching the kiosk; these figures represent the highest volumes observed in each interval. The table also presents the combined queues every 15 minutes. The longest combined queues do not necessarily correspond with the longest queues in each direction. The data shows that the 95 th percentile queues at the Madison Avenue kiosk were seven vehicles in either direction and 12 vehicles total in the a.m. peak period and five total vehicles and four directional vehicles in the p.m. peak period. The 95 th percentile queues at the SR 49 site was five vehicles in a single service line and eight total vehicles while at the Auburn Folsom Road site the 95 th percentile queue was seven vehicles in a single service line and ten total vehicles. 31

32 Mr. Kyle Garrett February 16, 2016 Page 10 Time A.M. / P.M. 6:30 3:30 6:45 3:45 7:00 4:00 7:15 4:15 7:30 4:30 7:45 4:45 8:00 5:00 8:15 5:15 8:30 5:30 8:45 5:45 9:00 6:00 9:15 6:15 TABLE 5 QUEUING DATA IN DRIVE-THROUGH LANES Madison Ave SR 49 Auburn Folsom Rd 5 / 7 (12) 3 / 6 (8) 6 / 9 (14) 4 / 5 (8) 6 / 8 (13) 5 / 3 (8) 5 / 7 (12) 2 / 3 (4) 6 / 7 (13) 3 / 3 (5) 6 / 6 (11) 4 / 2 (5) 5 / 5 (10) 2 / 4 (4) 7 / 7 (14) 3 / 3 (4) 5 / 6 (11) 3 / 5 (8) 8 / 7 (14) 1 / 3 (3) 3 / 4 (7) 3 / 4 (6) 4 / 7 (11) 3 / 2 (5) 2 / 3 (5) 3 / 3 (6) 2 / 3 (5) 4 / 2 (6) 2 / 4 (6) 3 / 3 (6) 4 / 4 (8) 2 / 2 (4) 5 / 7 (12) 2 / 2 (4) 6 / 6 (11) 2 / 2 (4) 6 / 5 (10) 3 / 2 (5) 5 / 5 (9) 1 / 1 (1) 4 / 5 (8) 3 / 2 (5) 3 / 3 (6) 3 / 2 (5) 6 / 6 (11) 3 / 2 (5) 4 / 4 (7) 3 / 2 (5) 3 / 2 (5) 6 / 4 (7) 2 / 3 (4) 5 / 3 (7) 4 / 3 (6) 2 / 5 (7) 6 / 7 (13) 3 / 3 (6) 5 / 7 (11) 3 / 3 (6) 5 / 7 (12) 1 / 3 (4) 7 / 7 (13) 2 / 2 (3) 7 / 5 (12) 2 / 1 (2) 6 / 5 (10) 3 / 2 (5) 5 / 4 (8) 3 / 2 (3) 3 / 4 (7) 3 / 3 (6) 4 / 4 (8) 3 / 2 (5) longest east side or north side queue / longest west side or south side queue (maximum vehicles queued in 15 minute period both directions) bold indicates a.m. 95 th percentile queue on one approach and /or 95 th percentile queue at site bold indicates p.m. 95 th percentile queue on one approach and /or 95 th percentile queue at site Based on the information collected at the three Dutch Brothers locations the worst case scenario would require a seven vehicle service aisle for each direction. The longest queues occur in the a.m. with seven vehicles queued in a single direction and twelve vehicles queue in two directions; the 95 th percentile p.m. queues were four vehicles in one direction and six vehicles total. The proposed site plan indicates that the eastbound service aisle on the south side of the site can accommodate eight vehicles while the westbound service aisle on the north side can queue seven vehicles; therefore, at a 95 th percentile arrival rate the proposed available queuing is adequate. 32