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HomeMy WebLinkAbout06-002 Elephant Bar SDR & CUP AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: March 28, 2006 SUBJECT: PUBLIC HEARING: PA 06-002 Elephant Bar - Site Development Review and Conditional Use Permit for the Elephant Bar Restaurant located at 7202 Amador Plaza Road. ,""V Report Prepared by: Erica Fraser, Senior Plann~L!1 ATTACHMENTS: 1. Resolution approving a Site Development Review and Conditional Use Permit for Elephant Bar Restaurant 2. Project Plans 3. Photos of Existing Building 4. Photos of Elephant Bar Restaurants 5. Vicinity Map RECOMMENDATION: 1. Receive Staff presentation 2. Open the public hearing 3. Take testimony from the Applicant and the public 4. Close public hearing and deliberate 5. Adopt Resolution (Attachment I) approving a Site Development Review for Elephant Bar Restaurant. PROJECT DESCRIPTION: The project site is located on a parcel which also includes the Anderson's TV and Stereo store (which was recently renovated in 2003). The restaurant building is part of a larger shopping center, known as the Dublin Place or Dublin Town Center, which includes Target, Home Expo, Toys R Us and other retail stores. The Applicant, Elephant Bar Restaurant, is requesting a Site Development Review approval to modify the front fa.;:ade of the existing building and to construct an outdoor dining patio, and a Conditional Use Permit to allow outdoor dining. Elephant Bar is a small chain of restaurants with several restaurants located throughout California; however, this will be the first Elephant Bar Restaurant in the Tri-Valley area. ANALYSIS: The project site has a PD (planned Development) zoning designation. Restaurant uses are allowed by right within the Planned Development (P A# 02-005) and outdoor dining uses are permitted with a Conditional Use Permit. A Site Development Review is required for exterior modifications to an existing COPIES TO: Applicant Property Owner File Page I of8 ITEM NO.: ~.. I G:\PA#\2006\06-002 Elephant BarlAgenda Staternent.doc structure, including fa.;:ade renovations. The subject property is located in the Downtown Core Specific Plan area and all improvements must conform to the provisions of the Specific Plan. Background: The existing restaurant building was constructed in 1979 and was approved by the County of Alameda. Following completion of the building in December of 1979, the EI Torito Restaurant moved into the building and began operations. The EI Torito Restaurant operated for approximately 25 years and closed their operation in December of 2005. The existing building has been vacant since EI Torito moved out of the building. Few improvements have been made to the exterior of the building (with the exception of signage and painting) since the building was constructed. A small addition was constructed at some point in the past to enclose an outdoor patio located on Amador Plaza Restaurant. A Specific Plan was adopted in 1987 which focused on the Downtown area. The Specific Plan was amended and a new version was adopted by the City Council in December of 2000. A few minor amendments have been made to the Specific Plan since its adoption. The Specific Plan contains land use categories and information, design guidelines and landscape guidelines for the properties located in the Specific Plan area. New buildings and remodeled buildings in this area must conform to the provisions of the adopted Specific Plan. Site Development Review: The existing building design follows a Spanish design theme with red tile roof, white body color and colorful accents. The existing building features a combination of flat, gable and shed roofs. The exterior materials on the existing building are stucco with some wood trim around the windows. The building is painted white with orange accent painting and orange trim. Photos of the existing building are attached to the Staff Report as Attachment 3. Front (East) Elevation This elevation faces Amador Plaza Road and is one of the most important elevations when reviewing compatibility of the building with the shopping center and with the Downtown Core Specific Plan design guidelines. The existing building on this elevation has a relatively blank frontage with little articulation to the form of the building as viewed from the street. On the left side of the existing elevation, the small patio addition is visible with small windows (no trim) with a high sill height and flat roof. A separate small window with yellow wood trim is also located on this elevation. The Applicant proposes to significantly modify the building on this elevation. On the left side of the proposed elevation, a new 500 square foot outdoor eating patio is proposed. The patio will feature stone support posts, and a painted stucco wall with a decorative "zebra stripe" metal cap. The new outdoor patio provides an interesting pedestrian element on the street which is currently unavailable in the Downtown area. The Downtown Core Specific Plan encourages outdoor eating spaces and this will be the first outdoor eating area in the Downtown. The design of the patio will allow motorists and pedestrians to view patrons on the patio. The design of the proposed patio wall includes stucco, stone and metal and is consistent with the design of the building and buildings in the vicinity. The zebra stripe accent piece on top of the patio wall is subtle and will provide a unique element on the building and will promote visual interest ofthe building (please refer to Attachment 4 for an example). 20f8 One new feature on the building will be a backlit wall located behind the outdoor dining patio. The wall will have stone to match the stone base on the building and a backlit panel. The backlit panel is a unique feature on this building and is not located on any of the buildings in the Downtown area. The roof line and cornices of the existing building have also been modified on this elevation. A new metal seam standing roof and a flat roof have been added. The height of each of these roof elements varies to promote visual interest and break up the massing of the building on this elevation. The varying height also creates a more pedestrian friendly environment by creating the changes in form and height. The new cornice detail on the flat roof is consistent, with respect to design, with the cornices located on the remodeled Target, Bassett and Anderson's buildings and the Home Expo building which are located in this shopping center. Other improvements include stone accents at the base of the building, new windows and one painted metal awning. Rear (West) Elevation - Sheet ID5.] This elevation is only visible from the interior of the shopping center (from the parking lot) The existing elevation features a flat roof with enclosed trash enclosure with sliding doors. The existing elevation will be modified to include a new cornice on the building and the enclosure. New painted metal doors will be located on the enclosure. The design of the cornice and new doors compliment the design of the proposed remodel. As shown, the new elevation will provide a more interesting appearance to the building when compared to the existing elevation (Attachment 3). Right Side (North) Elevation - Sheet ID5.0 This portion of the building is also visible from Amador Plaza Road and has been significantly modified. The existing elevation features a combination of shed and flat roofs and has a small entrance and small windows located above the entry and other windows throughout on this elevation. The existing elevation features a large blank wall with one small window and little articulation. The existing elevation will be modified to include new roof forms and varying heights. As noted in the section above, the new cornice will be similar in design to the remodeled and new buildings in the shopping center. In order to break up the massing of the existing building, the Applicant has included a significant number of new windows, accent pieces, varying roof heights and colors. The existing entrance to the restaurant will be significantly modified. The new entrance will project slightly away from the main wall of the building with a recessed door and surrounding windows. A small wood trellis will be located over the door (see east elevation for projection of the trellis away from the main wall) and will be stained a mahogany color. Window styles on this elevation will vary to promote an eclectic mix of styles. Two window styles are included with two windows with decorative muntins (grids) and trim around the window. Two other windows will features large pains of glass with painted frames in between the panels. The varying window designs are compatible with each other and work on this building due to the undulations in massing, varying colors and unique design. The varying windows also create a more visually stimulating appearance for the building. 30f8 Other improvements on this elevation include stone accents, metal eyebrow (or trim) on one window, metal zebra grill on one window and raised metal diamonds. Left Side (South) Elevation This elevation is located adjacent to the entrance aisle to the shopping center off of Amador Plaza Road. The existing elevation has a mansard and flat roof, a large blank wall and one window with a teal fabric awning over it. The proposed fa.;:ade improvements include a new. flat roof and shed roof with standing seam metal roofing materials. Two new windows will be located on this elevation with stained wood shutters and metal awnings over them. The faux stone wall is visible on this elevation and adds a second material to the elevation which breaks up the amount of stucco that is used. The side of the outdoor patio is also visible on this elevation (see Staffs discussion of the location and the design ofthe patio under the Front Elevation section for more information). Building Colors The new building will be painted a mixture of earth tones. The building will have two main body colors: a dark tan color (Benjamin Moore Woodstock Tan) and a light tan color (Benjamin Moore Dark Mustard). The colors will alternate on the different wall sections and the light tan color will also be used on the accent base located on a portion ofthe bottom of the building. The cornice and trim at the top of the building will also be painted two colors. The trim pieces will be painted an olive green (Benjamin Moore Green Grove) and the cornice will be painted a maroon color (Benjamin Moore Hopley Red). The trim will be surrounded by a black color (Benjamin Moore Black Top) and will also have a square copper accent piece on each end of the trim piece. Overall, the colors provide a warm and attractive appearance for the building. The colors are compatible with each other and the design of the building. The colors are also consistent with the colors in the Downtown which include a mixture of off-white, browns, reds and other warm colors. Staff does have concerns regarding the proposed zebra stripe colors (please refer to the Attachment 4 which includes photos of this treatment). Staff is concerned that the proposed color treatment is not compatible with a Downtown area and is not compatible with color treatments in the area. While the Specific Plan does not prohibit this kind of color treatment, the intent of the design guidelines is to create a common design theme in the Downtown area. Staff is concerned that the proposed zebra stripe treatment will be out of place in the Downtown and is not compatible with the City's vision of the area. In this case, Staff is asking for direction from the Planning Commission on whether or not the zebra stripe paint is appropriate for this location. The current Conditions of Approval for this project do not discuss the zebra paint; however, should the Planning Commission determine that the paint treatment is not appropriate, the following Condition could be inserted into the overall project conditions: "The proposed zebra stripe paint, as noted on the project plans, shall be removed from the proposal and the walls shall be painted one of the two body colors approved for this building. At no point in the future shall this building be repainted with zebra stripes without the prior approval from the Planning Commission. The Building Permit plans shall show that the building will not have zebra stripes and a revised copy of the Elevations shall be submitted to the Planning Division for review and approval prior to issuance of a Building Permit." 4of8 A Colorboard is available for review at City Hall and will also be available for review during the Planning Commission meeting. Landscape The Applicants have proposed to make a few modifications to the existing landscaping. A preliminary Landscape Plan was included with the project plans which shows that a large majority of the existing landscaping will remain including the existing trees. Colorful perennials and groundcover will be planted on the site (no specific species have been named). The existing landscaping on Amador Plaza Road, in front of the building, is sparsely planted and is in need ofreplanting (excluding the existing trees). Additionally, as part of the remodel project, it is likely that some of these plants will need to be removed in order to modify the existing building (these plants are typically located up against the building wall). Because of this, staff has included Condition of Approval No. 31 which requires the Applicant to submit a Final Landscape Plan which shows that new plant materials will be planted along Amador Plaza Road, in front of the building. The new plant materials have been selected from the Preferred Plant Matrix in the Downtown Core Specific Plan. Compatibility with Vicinity The remodeled building will be consistent with the design of other buildings in the shopping center as well as the Downtown. The existing building will be modified to include a mixture of flat, gable and shed roofs which will be compatible with the buildings in the vicinity (including Target, Anderson's and the Credit Union building). The new building will have a mix of warm colors which are compatible with the existing shopping center colors which include tan, brown, white and various accent colors. The mix of windows on the building will promote interest and will be compatible with the buildings in the Downtown which have a mix of window forms. Conditional Use Permit: A Conditional Use Permit is required in order to allow outdoor dining for this building. Elephant Bar has requested approval to allow patrons to eat in a new 500 square foot patio which will be constructed on the corner of Amador Plaza Road and the entrance aisle into the shopping center. The Downtown Core Specific Plan encourages outdoor dining and seating areas for restaurants (Objective 7.1). Additionally, the Specific Plan encourages the addition of areas in the Downtown which will provide a pedestrian element. The proposed outdoor dining will accomplish these objectives by bringing outdoor dining to the Downtown and by adding a pedestrian element where patrons are visible from the street and sidewalk on Amador Plaza Road. Parking Analysis: The Elephant Bar Restaurant is part of a large shopping center. The shopping center has a reciprocal parking easement which means that all of the buildings share the parking spaces in the shopping center. Elephant Bar is requesting approval to add a 500 square foot outdoor dining patio which will require an additional 5 parking stalls (the parking requirement is I stall per 100 square feet of eating space) for the new patio. The following table illustrates the number of required parking stalls for the center. 5of8 Parking Requirements for the Dublin Place Shopping Center Building (Address) Size (sq. ft.) Parking Requirement Number of Stalls Required Anderson's TV (7590 13,579 I stall/ 400 sq. ft. 33.9 Amador Plaza Rd.) Bank of the West (7533 7,300 1 stall/ISO sq. ft. 48.7 Dublin Blvd.) Bassett (7575 Dublin 17,790 I stall/ 400 sq. ft. 44.5 Blvd.) Burlington and Toys R 121,040 I stal1/300 sq. ft. 403.5 Us (6850 and 6900 Amador Plaza Rd.) Carrows (7505 Dublin 5,400 I stall/ I 00 sq. ft. 54 Blvd.) Administrative Offices 13,400 I stal1/250 sq. ft. 53.6 (7300 Amador Plaza Rd.) Elephant Bar (7202 8,356 (proposed) I stall/1 00 sq. ft. 83.56 Amador Plaza Rd.) Home Expo (7050 93,130 I stall/ 400 sq. ft. 232.8 Amador Plaza Rd.) Lighthouse, Gamestop 10,678 I stal1/300 sq. ft. 35.6 and Metro PCS (7172- 7196 Amador Plaza Rd.) Old Theater pad (new 17,500 (10,500 I stall/I 00 sq. ft. 128 building currently under restaurant and 7,000 (restaurant) review) retail, as proposed) 1 stall /300 sq. ft. (retail) Petsmart (6960 Amador 25,317 I stal1/300 sq. ft. 84.39 Plaza Rd.) Target (7200 Amador 120,360 I stal1/300 sq. ft. 401.2 Plaza Rd.) Video Only ( 6920 10,250 I stall/ 400 sq. ft. 25.6 Amador Plaza Rd.) Total 317,243 SQ. ft. 1,230.2 As shown on the above table, a total of 1,230 parking stalls are required to support the existing shopping center including Elephant Bar and the new dining patio. A total of 1,935 parking stalls exist today which results in a surplus of 705 parking stalls on-site. Consistency with the Downtown Core Specific Plan The restaurant building is located on a parcel which is within the "Commercial B" land use category in the Downtown Core Specific Plan. Commercial B uses are smaller-scale type uses which include specialty retail stores, offices and restaurants. Both the existing and proposed uses for this building fall within the allowed uses under the Downtown Core Specific Plan. As discussed above, outdoor dining patios are encouraged in the Downtown as they add a pedestrian element to the area. 60f8 The design of the building meets the requirement in Section 6.0 of the Downtown Core Specific Plan because it rehabilitates an existing building, brings new pedestrian elements to the street and area, creates a design which focuses attractive architectural elements to the street as well as all four sides of the building, and because the design of the remodel is compatible with the buildings in the shopping center and the Downtown. Consistency with General Plan and Zoning Ordinance The project is designated as Retail/Office on the General Plan and a restaurant is an allowed use under this land use category. An outdoor dining patio is a permitted use in this location with a Conditional Use Permit. Noticing Requirements: A public hearing notice for this project was sent to all property owners and residents/tenants within 300 feet of the subject property as required by state law. Review by City Departments: The Public Works Department, Building Division, Alameda County Fire Department, Police Services and Dublin San Ramon Services District have all reviewed the proposed project. Conditions of approval from these agencies are included in the proposed Resolution (Attachment I). ENVIRONMENTAL REVIEW: The project has been reviewed under the California Environmental Quality Act (CEQA), State CEQA Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically Exempt per CEQA Section 15301 (Minor alteration of existing facilities). CONCLUSION: This application has been reviewed by the applicable City departments and agencies, and their comments have been incorporated into the Conditions of Approval for the project. The proposed project, as conditioned, is consistent with the Dublin General Plan and the Planned Development Zoning District in which the project site is located and represents an appropriate project for the site. RECOMMENDATION: Staff recommends that the Planning Commission: I) Receive Staff presentation, 2) Open the public hearing, 3) Take testimony from the Applicant and the public, 4) Close public hearing and deliberate,S) Adopt Resolution (Attachment I) approving a Site Development Review for Elephant Bar Restaurant. 70f8 GENERAL INFORMATION: PROPERTY OWNER: Pfrs Dublin Corporation 1111 Broadway Suite 1600 Oakland, CA 94607 APPLICANT: Elephant Bar Restaurant 14241 Firestone Blvd., Suite 315 La Mirada, CA 90638 LOCATION: 7202 Amador Plaza Road, Dublin, CA 94568 (APN 941-0305-028) ZONING: Planned Development (PD) GENERAL PLAN LAND USE DESIGNATION: Retail/Office SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD- Planned Retail/Office Vacant (former EI Development Torito Restaurant) North PD- Planned Retail/Office Target and Home Depot Development Expo (shopping center) South PD- Planned Retail/Office Former Movie Theater Development (new retail center currently under review) East PD- Planned Retail/Office Various retail uses Development (Circuit City, Chuck E Cheese's and Golfsmith) West PD- Planned Retail/Office and Target and Home Depot Development Automotive Expo (shopping center) ENVIRONMENTAL REVIEW: This project is Categorically Exempt from the environmental review requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Class I (Minor Alteration to Existing Facilities). 80f8