HomeMy WebLinkAbout97-034 AthensByNight CUP
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT FOR NOVEMBER 10, 1997
PROJECT:
PA 97-034, Athens By Night Conditional Use Permit Application
- Jeri Ram, Associate Plannerk¥-
Conditional Use Permit for public dancing in an existing
restaurant. The applicants are proposing an expansion of their
existing restaurant to provide space for dancing and
entertainment.
PREPARED BY:
DESCRIPTION:
RECOMMENDATION:
Adopt a Resolution approving the Mitigated Negative Declaration,
Mitigation Monitoring Program and Conditional Use Permit.
BACKGROUND:
The Athens Burgers restaurant at 6999 Dublin Boulevard is a permitted use in the C-2 Zoning
District. It has been in operation at this location for the past 2 - 3 years. The owners of the
restaurant would like to offer a revised menu, Greek entertainment and dancing three nights a
week. They are calling their venture, "Athens By Night." The. applicants would like to expand
their restaurant by approximately 900 sq.ft. and put in a public dance floor. The expansion of
the restaurant, modification of hours and bar service are permitted in the C-2 Zoning District
without a conditional use permit. However, putting in a public dance floor requires approval of a
Conditional Use Permit.
Athens By Night is proposing to operate within Athens Burgers three nights a week (Thursday
through Saturday) from 5:00 P.M. to 2:00 A.M.
The proposed expansion would be to the existing unit in the shopping center. The expansion
would not be visible from the parking area. All work would take place inside the structure.
Since the expansion is less than 1,000 sq.ft. and does not affect the exterior of the structure, no
Site Development Review approval is required.
ANALYSIS:
The purpose of a Conditional Use Permit is to determine whether the proposed use is
appropriate for the site. Issues that are commonly addressed include access to the site, land
use compatibility and site design. The following findings must be made by the Planning
Commission before a Conditional Use Permit may be granted:
1. The use is required by the public need;
2. The use is properly related to other land uses and transportation and service
facilities in the vicinity;
---------------------------------------------------------------------------------------------------------------------
ITEM NO. <3,.1
COPIES TO: Applicant
Property Owner
PA File 97-034
3. The proposed use will not materially adversely affect the health of safety of
persons residing or working the vicinity, or be materially detrimental to the public
welfare or injurious to property or improvements in the neighborhood;
4. The proposed use will not be contrary to the specific intent clauses or
performance standards established for the District in which it is to be located in
that conditions have been applied to ensure conformance with the applicable
zoning regulations, and the use is consistent with the character of the
surrounding area as well as the retail business district.
5. The approval of the Conditional Use Permit will be consistent with the Dublin
General Plan and the City of Dublin Zoning Ordinance.
Athens Burgers (Athens By Night), is an existing business in a commercial shopping area
adjacent to Dublin Boulevard. The shopping center has commercial development to the east
and west. North of the Center are residential dwelling units. The residential uses and Athens
Burgers are located approximately 140 feet apart. Additionally, a four foot block wall with a two
foot lattice extension separate the commercial shopping center from the residential dwelling
units. There is no direct access from the Center to the residential area.
The tenants in the shopping center are businesses that operate during the daytime hours. At
the present time, Athens Burgers, whose peak hours are during the day, share the parking area
with these businesses. The City has received no complaints about parking problems in the
shopping center. Additionally, site investigations reveal no problems in this area. Patrons
attending Athens By Night will likely park adjacent to the restaurant, away from the residential
dwelling units to the north (near the rear of the Center).
During the public review period for the draft Negative Declaration on this project, staff received
one telephone call and a comment letter from Joseph and Sharon Kitchen, residents behind
the shopping center at 6401 Ebensburg Lane (see Response to Comments, Exhibit E). They
expressed their opposition to the use and based their opposition on a business that had
previously existed in that location (a sports bar). They had experienced problems late at night
with people leaving the bar and making noise in the parking area.
It should be noted that Athens By Night could, by right in this zoning district, serve liquor and
remain open until 2:00 a.m. every night of the week. However, the Applicants wish to operate a
restaurant with entertainment and dancing (which requires a conditional use permit).
In response to the Kitchens' concerns, three mitigation measures (see Exhibit E) and conditions
of approval (see Exhibit C) have been added to the project that we believe will adequately
address compatibility issues:
· On Thursday, Friday and Saturday evenings, a security guard shall be on duty in the
parking area from 8:00 p.m. until the last customer has left for the evening. The security
guard shall ensure that there is no loud, disorderly conduct in the parking area.
· Athens By Night shall use the trash enclosure closest to their business only during
Thursday, Friday or Saturday evenings.
· The six foot wall/lattice combination between the shopping center and 6401 and 6409
Ebensburg Lane shall be modified to be a six foot solid block wall.
2
l
Staff has recommended certain additional conditions of approval (Exhibit C) for this project to
ensure that (1) City standards are maintained; (2) The intent of the C-2 Zoning District is met;
(3) Policies and standards by certain outside agencies are met; and (4) Site specific
compatibility and design issues are addressed.
Conclusion:
The Conditional Use Permit Application process evaluates proposed projects in relation to
certain criteria to determine if the project is appropriate for a specific site. The site has
adequate parking, circulation, is in an appropriate zoning district, and, with conditions of
approval, land use compatibility issues can be adequately mitigated.
GENERAL INFORMATION:
APPLICANT:
Steve and Patricia Taxidis
6999 Dublin Boulevard
Dublin, CA 94568
PROPERTY OWNER:
Fred N. Delanoy
Delanoy Co.
3940 Grand Avenue
Oakland, CA 94610
LOCATION:
6999 Dublin Boulevard
EXISTING ZONING:
C-2 General Commercial
GENERAL PLAN
DESIGNATION:
General Commercial
ENVIRONMENTAL
REVIEW:
A Mitigated Negative Declaration with Response to Comments has been prepared for this
project, which adequately describes this project for the purposes of CEQA.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D.
Exhibit E:
Project Plans
Vicinity Map
Resolution Approving Negative Declaration and Conditional Use Permit
Written Statement
Draft Mitigated Negative Declaration, Response to Comments and Mitigation Monitoring
Program
G:\PA97-034\pcsr
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RESOLUTION NO. 97 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 97-034 MITIGATED NEGATIVE DECLARATION,
MITIGATION MONITORING PROGRAM AND CONDITIONAL
USE PERMIT REQUEST FOR ATHENS BY NIGHT
PUBLIC DANCE FLOOR
WHEREAS, Steve and Patricia Taxidis have requested approval of a Conditional Use Permit
for a public dance floor at 6999 Dublin Boulevard as part of Athens By Night, in a C-2 Zoning District;
and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for
environmental impact and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted finding that the project, as proposed, would not
have a significant effect on the environment; and
WHEREAS, a Negative Declaration has been prepared for this application and is on file in the
City of Dublin Planning Department; and
WHEREAS, a public review period was held on the Negative Declaration from October 20,
1997, through November 8, 1997; and
WHEREAS, one comment was received during the public review period on the Negative
Declaration; and
WHEREAS, as a result of that comment three mitigation measures were added to the Negative
Declaration and a mitigation monitoring program pursuant to Public Resources Code Section 21080.6
was prepared; and
WHEREAS, the Mitigation Monitoring Program is available and on file in the Planning
Department; and
WHEREAS the Planning Commission held a properly noticed public hearing on said application
on November 10, 1997; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth and used their independent judgment to make a
decision.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
find that:
1
EXHIBIT c...
q
A. The Athens By Night Conditional Use Permit project That based upon a review of the analysis
of pertinent environmental issues presented in the Initial Study, the Planning Commission has hereby found
and determined that the mitigation measures have reduced any impacts of the project to a level of
insignificance and that the project will not have a significant effect on the environment.
B. The Mitigated Negative Declaration and Mitigation Monitoring Program has been
prepared and processed in accordance with State and local environmental laws and guideline
regulations.
C. The Negative Declaration is complete and adequate.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby approved the Mitigated Negative Declaration and Mitigation Monitoring Program for
Athens By Night public dance floor (PA97-034) (Exhibit E to the Staff Report).
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does find that:
A. The proposed use serves the public need by providing a location for cultural enrichment
through Greek dancing, and entertainment in the community where none presently exists.
B. The proposed use will be properly related to other land uses and transportation and service
facilities in the vicinity, as the proposed use will be conveniently located adjacent to Dublin
Boulevard in a retail zoning district. Additionally, conditions of approval will ensure ongoing
compatibility with adjacent commercial and residential uses.
C. The proposed use will not materially adversely affect the health of safety of persons residing or
working the vicinity, or be materially detrimental to the public welfare or injurious to property or
improvements in the neighborhood, as all applicable regulations and conditions will be met.
D. The proposed use will not be contrary to the specific intent clauses or performance standards
established for the District in which it is to be located. The project is consistent with the intent of
the C-2 Zoning District which encourages general commercial uses adjacent major arterials.
E. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 97-034 Conditional Use Permit for the public dance floor at Athens By Night
as generally depicted by the staff report and the materials labeled Exhibit A to the Staff Report,
stamped approved and on file with the Dublin Planning Department, subject to compliance with the
following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
buildinq permits or establishment of use. and shall be subiect to Planninq Department review and
approval. The followinq codes represent those departments/aqencies responsible for monitorinq
compliance of the conditions of approval. [PL.1 Planninq. [B] Buildinq. [PO] Police, [PWl Public Works
[ADM] Administration/Citv Attornev. [FIN} Finance. [F] Alameda Countv Fire Department. [DSR] Dublin
San Ramon Services District. [CO] Alameda Countv Department of Environmental Health.
2
jÒ
NO CONDITION TEXT RESPON. WHEN REQ.
AGENCY
GENERAL CONDITIONS
1 This approval shall become null and void in the event the PL Ongoing
approved use ceases to operate for a continuous one-year
period.
2 This permit shall be revocable for cause in accordance with PL Ongoing
Section 8.96 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this permit shall be subject to citation.
3 The Developer/Property Owner shall be responsible for clean- PL Ongoing
up and disposal of project related trash to maintain a clean,
litter-free site.
4 Prior to the issuance of building permit all applicable fees shall B, PL, ADM BLDG
be paid. These fees shall include, but not be limited to, those
fees required by City Ordinances such as Traffic Impact Fees,
School impact fees, Fire impact fees, or any other that may be
adopted. The Tri-Valley Transportation Council is presently
studying the development of a Regional Transportation Impact
Fee. In addition, all fees required by DSRSD, ACF, Zone 7,
shall be paid in accordance with those Agencies' ordinances
and regulations.
5 The Developer shall comply with applicable Alameda County F, PW, PO, BLDG
Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL
Department, Dublin Police Service, Alameda County Flood
Control District Zone 7, Alameda County Public Health, and
Dublin San Ramon Services District requirements. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer shall supply
written statements from each such agency or department to the
Planning Department, indicating that all applicable conditions
required have been or will be met.
6 To apply for building permits, the Developer shall submit nine B BLDG
(9) sets of construction plans together with final site plan and
landscape plans to the Building Department for plan check.
Each set of plans shall have attached an annotated copy of
these conditions of approval. The notations shall clearly
indicate how all conditions of approval will be complied with.
Construction plans will not be accepted without the annotated
conditions attached to each set of plans. The Developer will be
responsible for obtaining the approvals of all participating non-
City agencies prior to the issuance of building permits.
PUBLIC SAFETY
7 The automatic fire sprinkler system shall be inspected to assure F BLDG
adequate coverage for the new area. Necessary tenant
improvements on the system shall be completed prior to use of
the area.
8 Aisles to the exit door shall be maintained at all times. This F ONGOING
may require the relocation of movable tables and chairs.
9 Exit sign and emergency lighting shall be provided for the north F BLDG AND
door. ONGOING
3
It
NO CONDITION TEXT
10 Assembly Occupancy permit shall be maintained on an annual
basis.
11 Occupant load shall be posted in accordance with the Uniform
Building Code.
12 Prior to opening for business, the public dance use shall have a
permit approved by the Dublin Police Department, under
Section 5.52 of the Dublin Municipal Code.
COMPATIBILITY
13. On Thursday, Friday and Saturday evenings a security guard
shall be on duty in the parking area from 8:00 p.m. until the last
customer has left for the evening. The security guard shall
ensure that there is no loud, disorderly conduct in the parking
area.
14. Athens shall use the trash enclosure closest to their business
only during Thursday, Friday or Saturday evenings.
15. The oot wall/lattice combl ion between the shop' center
and 640 d 6409 Ebensburg II be modified to be a 6 .
solid block wal .
PASSED, APPROVED AND ADOPTED this_day of
AYES:
NOES:
ABSENT:
RESPON.
AGENCY
F
F
PO
PO,PL
PL
PL, B
WHEN REQ.
ONGOING
ONGOING
OCCUPANCY
ONGOING
ONGOING
BLDG
A nEST:
Planning Commission Chairperson
Community Development Director
G:\pa97-034\cupres
4
)~
EXHIBIT D
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W:'~~01~~~ CITY OF DUBLIN
-~' Po. Box 2340, Dublin, California '94568
.
City Offices, 100 Civic Plaza, Dublin, California 94568
NEGATIVE DECLARATION
(Prepared pursuant to City of Dublin
Environmental Guidelines, Section 1.7(c), 5.5)
Description of Project: The applicants propose to expand their existing restaurant,
Athens Burgers. A restaurant is a permitted use within the C-2 Zoning District. The
expansion of 900 sq.ft, would provide space for additional tables and a dance floor. The
owners of Athens Burgers plan to feature a different menu, with live entertainment and
public dancing Thursday through Saturday from 5:00 p.m. - 2:00 a.m. The entertainment,
music and dancing will be traditional Greek music and dancing. A restaurant with a public
dance floor requires a Conditional Use Permit. Additionally, public dancing requires a
special permit from the Dublin Police Department.
Project Location: 6999 Dublin Boulevard, Dublin California
Name of Proponents: Steve and Patricia Taxidis
I hereby find that the above project will not have a significant adverse effect on the
environment.
Attached is a copy of the Initial Study ("Environmental Information Form" and "Environmental
Checklist") documenting the reasons to support the above finding. Mitigation Measures have
not been included in this project.
Dated: October 17,1997
~AIC;
Associate Planner
Attachments
Date Published:
Date Posted:
Date Notice Mailed:
Considered by:
on:
Action on Negative Declaration:
Approved _Disapproved
Notice of Determination filed:
Resolution No,
G:\PA97-034ìND
EXHIBITG
Administration (510) 833·6650 . City Council (510) 833·6605 . Finance (510) 833-6640 . Building Inspection (510) 833-6620
Code Enforcement (510) 833-6620 . Engineering (510) 833-6630 . Parks & Community Services (510) 833-6645
Economic Development (510) 833-6650 . Police (510) 833-6670 . Public Works (510) 833-6630 . Planning (510) 833-6610
J7
ATHENS BY NIGHT
FINAL MITIGATED NEGATIVE DECLARATION
AND MITIGATION MONITORING PROGRAM
November, 1997
I. Introduction and Document Format
This document constitutes the Final Negative Declaration and Mitigation Monitoring
Program for the proposed Athens By Night Public Dance Floor Conditional Use Permit.
This document contains all letters received by the City of Dublin during the comment
period concerning the Negative Declaration with associated responses to each of the
comments, Taken together, the Draft Negative Declaration/Initial Study and Final
Negative Declaration constitute the complete environmental documentation for the
proposed project.
A Mitigation Monitoring Program follows the Responses to Comments,
II. List of Persons and Organizations Submitting Comments
Following is a summary of the comment letters received by the City of Dublin regarding
the Draft Negative Declaration and Responses to Comments Letters. The full text of each
of the comment letters follows this section. Note that responses have been prepared for
each letter( s),
Letter 1 :
Joseph and Sharon Kitchen, 6401 Ebensburg Lane
Comment 1: The parking area for the restaurant backs up to the residential units,
People leaving late at night cause an unreasonable amount of noise disruption to the
adjacent neighborhood,
"Athens By Night" can operate a restaurant or a bar that serves alcohol and
remain open until 2:00 a,m, by right in the C-2 Zoning District. This conditional use permit
is for public dancing only. However, three mitigation measures have been added to
ensure that the residents peace is not disturbed:
1. On Thursday, Friday and Saturday evenings, a security guard shall be on duty in the
parking area from 8:00 p,m. until the last customer has left for the evening. The
security guard shall ensure that there is no loud, disorderly conduct in the parking
area.
2. Athens By Night shall use the trash enclosure closest to their business only during
Thursday, Friday or Saturday evenings,
3. The 6 foot wall/lattice combination between the shopping center and 6401 and 6409
Ebensburg Lane shall be modified to be a 6 foot solid block wall,
1
1'8
Comment 2: When Athens' Patrons leave late at night they may make noise in the
parking area, be boisterous, turn on their stereos, visit with each other, and sometimes
argue and fight. This type of behavior occurred when the sports bar was at that location
and they had to call the police on numerous occasions.
To ensure that the residents peace is not disturbed, the three mitigation measures,
indicated above under Comment 1, have been added into the project.
Ill. Mitigation Monitoring Program The three mitigation measures listed above
under Item II, shall be incorporated as conditions of approval of the Conditional Use
Permit for the Public Dance Use,
2
/q
October 29, 1997
City of Dublin Planning Commission-
PO Box 2340
Dublin, California 94568
Attention Jeri Ram
Dear Ms. Ram;
This letter is in response to the Negative Declaration filed on PA 97-34. This negative
declaration is in reference to the request of Steve and Patricia Taxidis and refers to the
property located at 6999 Dublin Blvd. The proponents are requesting zoning to allow live
entertainment and dancing Thursdays through Saturdays between 5:00 PM and 2:00 AM
at the above location,
In the Negative Declaration page 18, section 10 Noise, there is reference to the restaurant
being adjacent to Dublin Blvd, However the parking area backs up to my residence. When
this very location was used as a Sports Bar and the patrons exited at 2:00 AM there was in
fact an unreasonable amount of noise disruption to the adjacent neighborhood, The
existing businesses as you have stated close at approximately 5:00 or 6:00 PM. Given this
use there is no potential for after hours noise.
The potential patrons of Athens After Dark may well be very polite and law abiding, The
fact of the matter is, when people have spent the evening dining, dancing and drinking they
are going to be boisterous as they leave, People talk back and forth, they start their cars
then visit, they turn their stereos on and sometimes they argue and fight. Each of these
examples occurred on a nightly basis when the Sports Bar was in operation, It was
necessary for me to call the Dublin Police Department on numerous occasions,
I would ask that the Planning Commission consider these facts before deciding on the
zoning request for this site,
Thank You;
~ lkf~
Joseph and Sharon Kitchen
640 I Ebensburg Lane
Dublin 829-4862
c.t\'ItO
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ATHENS AT NIGHT PROJECT
INITIAL STUDY
File No. PA 97-034
Lead Agency: City of Dublin
Prepared: October, 1997
J.\
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential environmental
effects of the Conditional Use Permit for Athens by Night. The analysis is intended to satisfy the
requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate
information for project review, This initial study includes a project description, environmental checklist and
discussion focused upon issues identified in the checklist.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts.
The Initial Study was prepared based upon the location of the project, staff office review, field
review, comments from City, County and local agencies, use of City Planning Documents, the CEQA Law
and Guidelines, and City of Dublin CEQA Guidelines,
2
eX'"
PROJECT DESCRIPTION
The applicants propose to expand their existing restaurant, Athens Burgers, A restaurant is a
permitted use within the C-2 Zoning District. The expansion of 900 sq.ft, would provide space for
additional tables and a dance floor. The owners of Athens Burgers plan to feature a different menu, with
live entertainment and public dancing Thursday through Saturday from 5:00 p,m. - 2:00 a.m. The
entertainment, music and dancing will be traditional Greek music and dancing. A restaurant with a public
dance floor requires a Conditional Use Permit. Additionally, public dancing requires a special permit from
the Dublin Police Department.
3
~3
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ENVIRONMENTAL CHECKLIST FORM
1. Project title: Athens by Night
2. Lead agency name and address: City of Dublin, Planning Department, 100 Civic Dr., Dublin, CA
94568
3. Contact person and phone number: Jeri Ram, AICP, Associate Planner
4. Project location: 6999 Dublin Boulevard
5. Project sponsor's name and address: Steve and Patricia Taxidis, 6999 Dublin Blvd., Dublin, CA
94568
6. General plan designation: Retail Office
7. Zoning: C-2
8. Description of project: See page 3, above,
9. Surrounding land uses and setting: (Briefly describe the project's surroundings)
The project is located in a small commercial center on Dublin Boulevard in a commercial zoning
district. The restaurant is located in the unit close to Dublin Boulevard, The Center contains
businesses that are open during the day time hours only, Commercial uses are located to the south,
east and west of the Center. South of the Center is a residential area. The proposed expansion
would be approximately 140 feet from any residential uses.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation
agreement.) A special permit is required from the Dublin Police Department for public dancing.
7
<xl
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages,
- Land Use/Planning - T ransportation/Circu lation - Public Services
- Population/Housing - Biological Resources - Utilities/Service Systems
- Geotechnical - Energy/Mineral Resources - Aesthetics
- Water - Hazards - Cultural Resources
- Air Quality - Noise - Recreation
- Mandatory Findings of
Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
o I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION will be prepared,
o I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
o I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect
1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be
addressed.
o I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the
proposed project.
Signature ~ Date 10.1, í I (¡ Î
Jeri Ram, AICP
\
Associate Planner
8
~<¿
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g" the project falls outside a fault rupture zone). A "No
Impact' answer should be explained where it is based on project-specific factors as well as general
standards (e.g" the project will not expose sensitive receptors to pollutants, based on a project- specific
screening analysis),
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts,
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impact' entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
Significant Impact.' The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses,'
may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).
Earlier analyses are discussed in Section XVII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e,g., general plans, zoning ordinances). Reference to a previously prepared or outside
document should, where appropriate, include a reference to the page or pages where the statement is
substantiated. See the sample question below. A source list should be attached, and other sources used
or individuals contacted should be cited in the discussion,
ENVIRONMENTAL IMPACTS:
Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
0 0 0 X
I. LAND USE AND PLANNING. Would the proposal:
a) Conflict with general plan designation or zoning? (Source #:
1,2,4,)
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
( 1,2,3,4 )
o
o
o
X
9
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Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
C) Be incompatible with existing land use in the vicinity? 0 0 X 0
( 1,2,3,4 )
d) Affect agricultural resources or operations (e.g., impacts
to soils or farmlands, or impacts from incompatible land 0 0 0 X
uses)? ( 1,2,3,4)
e) Disrupt or divide the physical arrangement of an
established community (including a low-income or 0 0 0 X
minority community)? ( 1,2,3,4)
II. POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local population 0 0 0 X
projections? (6)
b) Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area 0 0 0 X
or extension of major infrastructure)? (6)
c) Displace existing housing, especially affordable housing? 0 0 0 X
( 6 )
Ill. GEOLOGIC PROBLEMS. Would the proposal result in
or expose people to potential impacts involving:
a) Fault rupture? ( 1,2,46 ) 0 0 0 X
b) Seismic ground shaking? ( 1,2,4) 0 0 X 0
c) Seismic ground failure, including liquefaction? ( 1,2,4) 0 0 0 X
d) Seiche, tsunami, or volcanic hazard? ( 1,2,4) 0 0 0 X
e) Landslides or mudflows? ( 1,2,4) 0 0 0 X
f) Erosion, changes in topography or unstable soil
conditions from excavation, grading, or fill? ( 1,2,4) 0 0 0 X
g) Subsidence of land? ( 1,2,4) 0 0 0 X
h) Expansive soils? ( 1,2,4) 0 0 0 X
i) Unique geologic or physical features? ( 1,2,4) 0 0 0 X
IV. WATER Would the proposal result in:
a) Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff? (1,2, 3,4) 0 0 0 X
10
3b
IV. WATER. Would the proposal result in: Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
Incorporated Impact No Impact
b) Exposure of people or property to water related hazards
such as flooding? (6 ) 0 0 0 X
c) Discharge into surface waters or other alteration of
surface water quality (e.g., temperature, dissolved 0 0 0 X
oxygen or turbidity? (6 )
d) Changes in the amount of surface water in any water 0 0 0 X
body? ( 6 )
e) Changes in currents, or the course or direction of water
rnovements? (6) 0 0 0 X
f) Change in the quantity of ground waters, either through
direct additions or withdrawals, or through interception of
an aquifer by cuts or excavations or through substantial 0 0 0 X
loss of groundwater recharge capability? ( 6 )
g) Altered direction or rate of flow of groundwater? ( 6 ) 0 0 0 X
h) Impacts to groundwater quality? (6 ) 0 0 0 X
i) Substantial reduction in the amount of groundwater
otherwise available for public water supplies? ( 6 ) 0 0 0 X
V. AIR QUALITY. Would the proposal:
a) Violate any air quality standard or contribute to an
existing or projected air quality violation? ( 1, 2,4 ) 0 0 0 X
b) Expose sensitive receptors to pollutants? ( 6 ) 0 0 0 X
c) Alter air movement, moisture, or temperature, or cause
any change in climate? ( 6 ) 0 0 0 X
d) Create objectionable odors? ( 5 ) 0 0 0 X
VI. TRANSPORT A TION/CIRCULA TION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion? ( 1,2, 3,4) 0 0 X 0
b) Hazards to safety from design features (e,g., sharp
curves or dangerous intersections) or incompatible uses 0 0 0 X
(e.g., farm equipment)? ( 1,2,3 )
c) Inadequate emergency access or access to nearby uses? 0 0 0 X
(1,2,3)
d) Insufficient parking capacity onsite or offsite? ( 1,2,3,4,5) 0 0 0 X
e) Hazards or barriers for pedestrians or bicyclists? ( 2 ) 0 0 0 X
f) Conflicts with adopted policies supporting alternative
transportation (e,g., but turnouts, bicycle racks)? ( 2, 0 0 0 X
3,4,5 )
g) Rail, waterborne or air traffic impacts? ( 6 ) 0 0 0 X
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VII. BIOLOGICAL RESOURCES.
Would the proposal result in impacts to: Potentially
Potentially Significant
Significant Unless Less than
Impact Mffigation Significant
Incorporated Impact No Impact
a) Endangered, threatened or rare' species or their habitats 0 0 0 X
(including but not limited to plants, fish, insects, animals,
and birds? (6)
b) Locally designated species (e.g., heritage trees)? (6) 0 0 0 X
c) Locally designated natural communities (e.g., oak forest,
coastal habitat, etc.)? ( 6) 0 0 0 X
d) Wetland habitat (e,g., marsh, riparian, and vernal pool)? 0 0 0 X
(6 )
e) Wildlife dispersal or migration corridors? ( 6) 0 0 0 X
VIII. ENERGY AND MINERAL RESOURCES.
Would the proposal result in impacts to:
a) Conflict with adopted energy conservation plans? (6 ) 0 0 0 X
b) Use nonrenewable resources in a wasteful and inefficient
manner? ( 6 ) 0 0 0 X
c) Result in the loss of availability of a known mineral
resource that would be of future value to the region and 0 0 0 X
the residents of the State? ( 6 )
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to, oil, pesticides, 0 0 0 X
chemicals, or radiation)? ( 1, 2,3, 4, 5)
b) Possible interference with an emergency response plan
or emergency evacuation plan? ( 1, 2, 3,4) 0 0 0 X
c) The creation of any health hazard or potential health
hazards? ( 1,2, 3,4, 5 ) 0 0 0 X
d) Exposure of people to existing sources of potential health
hazards? ( 1,2, 3,4, 5) 0 0 0 X
e) Increased fire hazard in areas with flammable brush,
grass, or trees? ( 6 ) 0 0 0 X
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? ( 2, 4, 5 ) 0 0 0 X
b) Exposure of people to severe noise levels? ( 2, 4, 5) 0 0 0 X
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Potentially
Potentially Significant
Significant Unless Less than
Impact Mitigation Significant
XI. PUBLIC SERVICES. Would theproposal result in a Incorporated Impact No Impact
need for new or altered government services in any of the
following areas:
a) Fire protection? ( 1,2,4, 5) 0 0 0 X
b) Police protection? ( 1,2,4, 5) 0 0 0 X
c) Schools? ( 7 ) 0 0 0 X
d) Maintenance of public facilities, including roads? ( 1,2 ) 0 0 0 X
e) Other government services ( 1 ,2 ) 0 0 0 X
XII. UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems or supplies, or
substantial alterations to the following utilities:
a) Power or natural gas? ( 2 ) 0 0 0 X
b) Communications systems? ( 2 ) 0 0 0 X
c) Local or regional water treatment or distribution facilities? 0 0 0 X
(2 )
d) sewer or septic tanks? ( 2 ) 0 0 0 X
e) Storm water drainage? ( 2 ) 0 0 0 X
f) Solid waste disposal? ( 2 ) 0 0 0 X
g) Local or regional water supplies? ( 2 ) 0 0 0 X
XIII. AESTHETICS. Would the proposal:
a) Affect a scenic vista or highway? ( 1,2, 3,4 ) 0 0 0 X
b) Have a demonstrable negative aesthetics effect? ( 1, 2, 0 0 0 X
3,4 )
c) Create light or glare? ( 1, 2,3 ) 0 0 0 X
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? ( 1,2, 3,4 ) 0 0 0 X
b) Disturb archaeological resources? ( 1,2, 3,4 ) 0 0 0 X
c) Have the potential to cause a physical change which
would affect unique ethnic cultural values? ( 1, 2,3,4 ) 0 0 0 X
d) Restrict existing religious or sacred uses within the
potential impact area? ( 1,2, 3,4 ) 0 0 0 X
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XV. RECREATION. Would the proposal:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact No Impact
a) Increase the demand for neighborhood or regional parks
or other recreational facilities? (6 )
b) Affect existing recreational opportunities? (6 )
D
D
D
D
D X
D X
SOURCES:
1. DeterminatiDn based Dn IDætiDn Df project,
2. Determination based on staff office review.
3. DeterminatiDn based Dn field review,
4. DeterminatiDn based Dn the City Df Dublin General Plan.
5. DeterminatiDn based Dn the City Df Dublin ZDning Ordinance.
6. NDtAppliæble,
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
Potentially Potentially Less Than No
significant Significant Unless Significant Impact Impact
Impact Mitigated
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat Df a fish or wildlife species, cause a fish Dr X
wildlife population tD drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal Dr eliminate important
examples of the major periods of California history or
prehistDry?
b) Does the project have the potential to achieve short-
term, to the disadvantage Df long-term, environmental
goals? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
cDnsiderable" means that the incremental effects of a X
project are considerable when viewed in cDnnection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects)
d) Does the project have environmental effects which will
cause substantial adverse effects on human beings, X
either directly or indirectly?
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XVII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of
and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether
such effects were addressed by mitigation measures based on the earlier analysis,
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe
the mitigation measures which are incorporated or refined from the earlier document and the extent to
which they address site-specific conditions for the project.
DISCUSSION OF CHECKLIST
1. Land Use and Planning.
Environmental Settinq:
The project site is in a fully developed shopping center. The expansion of the restaurant is into an existing
shell, adjacent to the existing use. Athens BurgerslAthens by Night will be located in the unit directly adjacent
to Dublin Boulevard, To the south, east and west are commercial uses. To the rear of the Center, to the north
is a residential neighborhood, The shopping center is configured in a "L" shape with a row of buildings
adjacent to the residential dwelling units. Along the boundary with the residential units there is a 4 foot block
wall with a lattice extension to six feet. Trash containers are stored adjacent to the block wall.
Proiect Impacts:
There are no impacts to Items 1A through 1E, This determination is based on the record as well as the
references listed below. This project is consistent with the City of Dublin General Plan and Zoning Ordinance.
This initial study represents full California Environmental Quality Act compliance with regard to the proposed
project. The City of Dublin has adopted no other City-wide or specific environmental plans or policies which
would affect this application. The entertainment and dance use would take place in the unit closest to Dublin
Boulevard. The use would take place entirely within a closed building, Since the Center's businesses
operate during the daytime hours, sufficient parking is located adjacent to the unit that car noise would be
minimal closer to the residential uses. Additionally, there is no access from the site through the residential
neighborhood,
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2. Population and Housing.
Environmental Settinq:
The City population as of January 1, 1996, was estimated by the State Department of Finance to be 26, 267.
Significant population growth is anticipated for the community based on planned residential growth in east
Dublin.
Proiect Impacts:
There are no impacts to Items 2A through 2C, This determination is based on the record as well as the
references listed below. This project is will not impact population in the are.
3. Geologic Problems.
Environmental Settinq:
The site lies within the San Ramon Valley, a short distance from the Dougherty Hills. California Division of
Mines and Geology indicate that the site is not within an Alquist-Priolo Seismic Zone (1982). The nearest
active and potentially active seismic faults include the Calaveras fault, located approximately 1/2 mile to the
west.
Proiect Impacts:
There are no impacts to Items 3A through 31. This determination is based on the record as well as the
references listed below, The site is fully developed. No geologic hazards are known or suspected to exist on
the site or in the surrounding areas.
4. Water.
Environmental Settinq:
No surface water exists on the site. The nearest surface water source is Alamo Creek approximately 1/4 mile
to the west of the site. According to a representative of Zone 7, the project site, as well as the remainder of
the Tri-Valley area, is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15
feet and 500 feet but is no longer used as the primary source of domestic water in the area,
Proiect Impacts:
There are no impacts to Items 4A through 41. This determination is based on the record as well as the
references listed below. The project site does not cross over any water ways. The project is fully developed,
no external changes are proposed as part of this application,
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5. Air Quality.
Environmental Settinq:
The project site is located within the Livermore-Diablo Valley, a sheltered, inland area surrounded by hills to
the west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through
only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of
low wind speed and calm conditions (the latter approximately 23 percent of the time), These local limitations
on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted
vertical dispersion give the area a high potential for regional air quality problems.
Proiect Impacts:
There are no significant impacts to Items 5A through 5D. This determination is based on the record as well as
the references listed below. The site is completely developed. The proposed entertainment and dancing use
will not create air quality problems. The vehicles traveling to the site would be at off-peak hours and
would add a minor amount of additional vehicular traffic to this portion of Dublin, as identified in Section 6,
Traffic and Circulation. These additional vehicles will generate quantities of carbon monoxide, reactive organic
gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10),
6. Transportation/Circulation.
Environmental Settinq:
The major roadway serving the site is Dublin Boulevard
Potential Impacts:
There are no significant impacts to Items 6A through 6G, This determination is based on the record as well as
the references listed below. City Engineering Department determined that this project would add a minimal
amount of traffic to City streets, during off-peak hours. City of Dublin Engineering Department has reviewed
the proposal. Since Athens is expanding into an existing tenant space, City Engineering Department has
determined that for the purpose of determining traffic impacts, it is simply replacing a business that was there
previously,
7. ,8. & 14.
Biological, Energy and Mineral, and Cultural Resources.
Environmental Settinq:
The site is completely developed with commercial uses, parking and landscaping,
Project Impacts:
There are no impacts to Items 7A through 7E; 8A through 8C; or, 14A through 14D. This determination is
based on the record as well as the references listed below. Since the site is completely developed and no
changes are proposed to the external portion of the site, no biological, mineral, energy or cultural resources
will be impacted by this project.
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9. Hazards.
Environmental Settinq:
The site is completely developed with commercial buildings, landscaping and parking.
Proiect Impacts:
There are no impacts to Items 9A through 9E, This determination is based on the record as well as the
references listed below. An area within a restaurant for entertainment and dancing does not create
hazardous environments,
10. Noise.
Environmental Settinq:
The project site is in a fully developed shopping center, The expansion of the restaurant is into an existing
shell, adjacent to the existing use. Athens BurgerslAthens by Night will be located in the unit directly adjacent
to Dublin Boulevard. To the south, east and west are commercial uses. To the rear of the Center, to the north
is a residential neighborhood. The shopping center is configured in a "L" shape with a row of buildings
adjacent to the residential dwelling units, Along the boundary with the residential units there is a 4 foot block
wall with a lattice extension to six feet. Trash containers are stored adjacent to the block wall,
Proiect Impacts:
There are no significant impacts to Items 10A and 10B. This determination is based on the record as well as
the references listed below. Noise standards listed in the City's General Plan will be required to be met. The
entertainment and dance use would take place inside the unit closest to Dublin Boulevard. Since the Center's
businesses operate during the daytime hours, sufficient parking is located adjacent to the unit that car noise
would be minimal closer to the residential uses. Additionally, there is no access from the site through the
residential neighborhood.
11. Public Services.
Environmental Settinq:
The project site is served by the following service providers:
· Fire Protection, Fire protection is provided by Alameda County Fire Department which provides structural
fire suppression, rescue, hazardous materials control and public education services
· Police Protection, Police protection is provided by the Dublin Police Department which is headquartered in
the Civic Center. The Department, which maintains a sworn staff of 31 officers, performs a range of public
safety services including patrol, investigation, traffic safety and public education,
· Schools. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high school services within the community.
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· Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees
and other public facilities, Dublin's Civic Center is located at 100 Civic Plaza,
· Other Governmental Services. Other governmental services are provided by the City of Dublin including
community development and building services and related governmental services, Library service is
provided by the Alameda County Library with supplemental funding by the City of Dublin.
Environmental Impacts:
a) Fire Protection. According to representatives of the Alameda County Fire Department, the proposed
project lies within the service area for either a fire station located on Donohue Drive or at the Santa Rita facility
in Dublin. A typical response time of under 5 minutes is anticipated, As part of the site development review
process, specific fire protection requirements will be imposed on the development to ensure compliance with
applicable provisions of the Uniform Fire Code,
b) Police Protection. According to representatives of the Police Department, adequate resources
presently exist to serve the proposed development.
c) Schools, This project is for industrial uses. School fees in accordance to State law would be charged
at building permit issuance,
d) Maintenance of public facilities including roads. The project has access from one street, Houston
Place (see circulation section, above), The applicant is required to pay a traffic impact fee to the City of Dublin
which will assist in off-setting costs of public roadway maintenance, The fee is charged at building permit
issuance.
e) Other governmental services. The City of Dublin charges a public facilities fee for all new development
in the community for the purpose of financing new municipal public facilities needed by such development.
12.
Utilities and Services Systems.
Environmental Settinq:
The project site is serviced by the following service providers:
· Electrical and natural gas power: Pacific Gas and Electric
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District
· Storm Drainage: Zone 7
· Solid Waste Disposal: Dublin-Livermore Disposal Company
Proiect Impacts:
There are no impacts to Items 12A through 12G. This determination is based on the record as well as the
references listed below, Utility providers have reviewed the project and have determined that either the
infrastructure exists or a method to fund the infrastructure has been provided for. Standard impact fees will be
charged by DSRSD and Zone 7.
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13. Aesthetics.
Environmental Settinq:
No changes are proposed to the external portion of the building,
Proiect Impacts:
There are no impacts to Items 13A through 13C. This determination is based on the record as well as the
references listed below.
14. See No.7, Cultural Resources, above.
15. Recreation.
Proiect Settinq:
The proposed project is located in an existing commercial center in Dublin. The project is industrial in nature
and compatible with surrounding uses.
Project Impacts:
There are no impacts to Items 15A or 15B. This determination is based on the record as well as the
references listed below, The City has in place a Public Facilities Fee which is charged to all development ¡
the City. The fee pays for improvements to parks as well as other public facilities in the City,
G:\PA97-0034\initial
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