HomeMy WebLinkAbout86-113 Carl's Jr. Drive-thru Window 12-15-1986
TO:
FROM:
SUBJECT:
GENERAL INFORMATION:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 15, 1986
Planning Commission
Planning Staff~
PA 86-113 Carl's Junior Restaurant Drive-thru
Window Conditional Use Permit and Site
Development Review requests, 7120 Dublin
Boulevard, (Continued from hearin~ of
December 1, 1986),
PROJECT:
APPLICANT AND
REPRESENTATIVE:
PROPERTY OWNER
AND REPRESENTATIVE:
LOCATION:
ASSESSOR PARCEL NUMBER:
GENERAL PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
ITEM NO,
q, :l.
Conditional Use Permit and Site Development
Review requests for a proposed modification to
the Carl's Junior Restaurant at 7120 Dublin
Bouelvard to allow the establishment of a
Drive-thru Window,
John Waddell. Project Manager
Carl Karcher Enterprises
4432 Enterprise Street. Suite V
Fremont, CA 94538
Andrew S, Berwick, Jr.
Berwick-Krausz
840 Hinckley Road, Suite 201
Burlingame, CA 94010
7120 Dublin Bouelvard
941-1401-22
Commercial/Industrial - Retail/Office
C-2, General Commercial District - 2,500~ sqaure
foot "Fast-Food" Restaurant
COPIES TO: Applicant
Owner
File PA 86 -112
SURROUNDING LAND USE
AND ZONING:
North: C-2-B-40, General Commercial Combining
Disrict - Mixed Commercial with two
Drive-thru "Fast Food" Restaurants
South: C-2, General Commercial and CoO.
Administrative Office Districts -
Restaurant and Office Uses
East: C-2, General Commercial District -
Retail Shopping Center
West: C-2-B-40, General Commercial Combining
District and M-l, Light Industrial
District - Service Station with Drive-
thru Car Wash and Drive-thru "Fast Food"
Restaurant
ZONING HISTORY:
The existing Carl's Junior Restaurant was developed in conjunction with
the Site Development Review approval granted on December 12, 1975, for S-546
by the Alameda County Planning Director (see Attachment #5), The existing
20-foot high Freestanding Sign was established following Alameda County
Planning Department approval on February 18, 1982,
APPLICABLE REGULATIONS:
Section 8-49,2 e) establishes Drive-In Businesses as a Conditional Use
in a C-2, General Commercial District,
Section 8-94,0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land uses, trans-
portation and service facilities in the vicinity; 3) whether or not the use
will materially affect the health or safety of persons residing or working in
the vicinity; and 4) whether or not the use will be contrary to the specific
intent clauses or peformance standards established for the district in which
it is located,
Section 8-94,4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the accep-
tance and observance of specified conditions, includin~ but not limited to the
following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the proposed
use brought into existence, failing which, the approval shall lapse and be
void;
d) guarantees as to compliance with the terms of the approval, including the
posting of bond;
e) compliance with requirements of other departments of the City/County
Government,
Section 8-95,0 of the Zoning Ordinance states that the Site Development
Review is intended to promote orderly, attractive, and harmonious development;
recognize environmental limitations on development; stabilize land values and
investments; and promote the general welfare by preventing establishment of
uses or erection of structures having qualities which would not meet the
specific intent clauses or performance standards of this Chapter, or which are
not propertly related to their sites, surrounding traffic circulation, or
their environmental setting, Where the use is proposed, the adjacent land
uses, environmental significance or limitations, topography, or traffic
circulation is found to so require, the Planning Director may establish more
stringent regulations than those otherwise specified for the District,
-2-
Section 8-95,5 of the Zoning Ordinance states that at the conclusion of
the Site Development Review investigation, the Planning Director shall
determine from reports and data submitted whether the Use and Structures
proposed will meet the requirements and intent of this Chapter, and upon
making an affirmative finding, shall approve said application, If, from the
information submitted, the Planning Director finds that compliance with the
requirements on this Chapter, and the intent set forth herein would not be
secured, he shall disapprove, or approve subject to such conditions, changes,
or additions. as will assure compliance,
ENVIRONMENTAL REVIEW: A Negative Declaration has
project pursuant to the provisions of CEQA,
significant effect on the environment,
been prepared for this
The project will not have a
NOTIFICATION:
The Herald,
buildings,
Public Notice of December 1, 1986, hearing was published in
mailed to adjacent property owners, and posted in public
PREVIOUS ACTION:
This item was scheduled to be heard at the Planning Commission hearing of
December 1, 1986, As a result of Staff's desire to have the City Traffic
Engineer review the design of the proposed drive-thru window facility prior to
any action being taken on the items. Staff recommended that the Planning
Commission continue the matter to the hearing of December 15, 1986, Following
the Commission's action continuing the matter, Staff drafted a memorandum to
Chris Kinzel, City Traffic Engineer, requesting his input on the proposed
design of the drive-thru window facility (see Attachment 6), The City Traffic
Engineer's response was received on December 8, 1986 (see Attachment 7). The
recommendations from the Traffic Engineer have been incorporated into the
Draft Conditions of Approval prepared for the project,
ANALYSIS:
The subject applications involve proposed modifications to the existing
2,500~ square foot Carl's Junior Restaurant to establish a drive-thru window
service, The Restaurant occupies the northwest corner of the three-building
32,500~ square foot Dublin Village Shopping Center,
The Applicant has submitted three alternate Site Plan layouts, all of
which would locate the proposed drive-thru pick-up window midway along the
southeast building elevation, Revisions to the site required for any of the
three alternates are effectively limited to modification to the drive aisles
and landscaping areas around the southeast and southwest sides of the existing
structure, Relocation of an existing transformer box and a trash bin
enclosure will also be required,
The differences between the three alternate layouts involve the specific
design of the proposed drive-thru traffic aisle immediately adjoining and past
the proposed pick-up window, The different design schemes were submitted in
acknowledgement of the sensitivity of the adjoining on-site circulation system
to the introduction of a new, potentially conflicting drive aisle, Of the
proposed alternates, Alternate #1 is the most acceptable to Staff and the City
Traffic Engineer, A key design goal for any scheme utilized is the creation
of a "standard" four-way driveway intersection at the point the new drive-thru
traffic aisle will interconnect with the on-site driveway circulation system.
Creating a "standard" intersection will require providing a very narrow and
focused exit movement from the new drive-thru traffic aisle, This traffic
aisle should be designed to sit as close as possible to 90 degrees across from
the main driveway extending through the Shopping Center from Village Parkway,
-3-
The specific design of the drive-thru traffic aisle which is ultimately
used and ancillary modifications to the adjoining, existing on-site driveway
circulation system should be reviewed by both the City Engineer and City
Traffic Engineer to assure the introduction of the new drive-thru service will
not compromise existing on-site traffic circulation,
The physical layout of the proposed drive-thru lane is generally compar-
able to the other four existing "Fast Food" drive-thru facilities in the City,
The following chart compares "stacking distance" for the proposed facility and
for the existing "Fast Food" drive-thru facilities (i.e" number of cars that
can "stack" up behind a specified point), The chart looks at "stacking
distance" between the pick-up windows and menu-order boards and between menu
order boards and the nearest adjoining drive aisle:
Stacking Distance Between
Pick-up Window and Menu
Order Board
Stacking Distance Between
Menu Order Board and
Nearest Adioinin~ Drive Aisle
Carl's Junior
Drive-thru
(Proposed) 3 cars 5+ cars
Jack-In-The-Box 3 cars 4+ cars
Wendy's 4 cars 10+ cars
Kentucky Fried
Chicken 3 cars 10+ cars
McDonald's 3 cars 6+ cars
The limited stacking distance behind the menu order board for this
proposed drive-thru window service is partially mitigated by the presence of
an extra wide drive aisle (32 feet present. 25 feet minimum required), The
extra width in this drive aisle could potentially allow an additional four to
five cars to "stack" up behind the menu order board without compromising
accessibility in and out of adjoining parking spaces.
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public Hearing,
Hear Staff presentation,
Hear Applicant and public presentations,
Close public hearing,
Consider and act on two Draft Resolutions:
A, A Resolution regarding the Negative Declaration of
Environmental Significance for PA 86-113.1 and ,2,
B, A Resolution regarding the Conditional Use Permit and
Site Development Review requests PA 86-113,1 and ,2,
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the following Resolutions: Exhibit A approving
the Negative Declaration of Environmental Significance for
PA 86-113,1 and ,2, and Exhibit B approving the Conditional Use
Permit and Site Development Review requests PA 86-113,1 and .2,
-4-
ATTACHMENTS:
Exhibit A - Draft Resolution Approving the Negative Declaration of
Environmental Significance for PA 86-113.1 and ,2
Exhibit B - Draft Resolution approving Conditional Use Permit and Site
Development Review Requests for PA 86-113.1 and ,2
Exhibit C - Conditional Use Permit and Site Development Review
Submittals
Exhibit D - Staff Study - Landscape Plan, November, 1986
Back~round Attachments:
1 - Zoning Map
2 - Site Photographs
3 - Negative Declaration of Environmental Significance for PA 86-113,1
and ,2
4 - Pertinent Agency Comments
5 - Copy of Approved Site Plan for Dublin Village Shopping Center
(S-546)
6 - City Planning Staff Memorandum of December 1, 1986, to City Traffic
Engineer
7 - City Traffic Engineer Memorandum of December 8, 1986, to City
Planning Department
-5-
RESOLUTION NO. 86-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-113.1 AND .2 - CARL'S JUNIOR RESTAURANT DRIVE-THRU WINDOW _
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS
WHEREAS, John Waddell, on behalf of Carl Karcher Enterprises filed
Conditional Use Permit and Site Development Review applications requesting
approval of a proposed modification to the Carl's Junior Restaurant at 7120
Dublin Boulevard to allow the establishment of a drive-thru window; and
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's Administrative Guidelines for Implementation
of the California Environmental Quality Act and City Environmental Regulations,
requires that certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for PA 86-113.1 and .2; and
WHEREAS, the Planning Commission did review the Negative
Declaration of Environmental Significance and considered it at public hearings
on December 1, 1986, and December 15, 1986; and
WHEREAS, the City Planning Commission determined that the project,
PA 86-113,1 and ,2, will not have any significant environmental impacts;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that the Negative Declaration of Environmental Significance has been
prepared and processed in accordance with State and Local Environmental Law and
Guideline Regulations, and that it is adequate and complete,
PASSED, APPROVED AND ADOPTED this 15th day of December, 1986,
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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RESOLUTION NO, 86 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING PA 86-113,1 AND .2 CARL'S JUNIOR DRIVE-THRU WINDOW _
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS
WHEREAS, John Waddell, on behalf of Carl Karcher Enterprises filed
Conditional Use Permit and Site Development Review applications requesting
approval of'a proposed modification to the Carl's Junior Restaurant at 7120
Dublin Boulevard to allow the establishment of a drive-thru window; and
WHEREAS, the adopted City of Dublin Zoning Ordinance provides, in
part, for the establishment of drive-in businesses in C-2, General Commercial
Districts as a Conditional Use; and
WHEREAS, the Planning Commission did hold public hearings on said
applications on December 1, 1986, and December 15, 1986; and
WHEREAS, proper notice of said public hearings was given in all
respects as required by law; and
WHEREAS, this application has been reviewed in accordance with the
prov~s~ons of the California Environmental Quality Act and a Negative Declara-
tion of Environmental Significance has been adopted (Planning Commission
Resolution No, 86-___) for this project, as it will have no significant effect
on the environment; and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit and Site Development Review applications be condi-
tionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
a) The establishment of a new drive-in business through the modification of
an existing layout to create a drive-thru restaurant service window
serves the public need by providing for convenient food order and pick-
up,
b) The uses will be properly related to other land uses, and transportation
and service facilities in the vicinity, as the proposed uses will be
compatible to said land uses, and transportation and service facilities
in the immediate vicinity.
c) The uses will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially detri-
mental to the public welfare or injurious to property or improvements in
the neighborhood, as all applicable regulations will be met,
d) The uses will not be contrary to the specific' intent clauses or per-
formance standards established for the district in which they are to be
located,
e) All provisions of Section 8-95.0 through 8-95,8 Site Development Review,
of the Zoning Ordinance are complied with,
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f) Consistent with Section 8-95.0, this project will promote orderly,
attractive, and harmonious development, recognize environmental limita-
tions on development; stabilize land values and investments; and promote
the general welfare by pr~venting establishment of uses or erection of
structures having qualities which would not meet the specific intent
clauses or performance standards set forth in the Zoning Ordinance and
which are not consistent with their environmental setting.
g) The approval of the project as conditioned is in the best interest of the
public health, safety and general welfare,
h) General site considerations, including site layout, orientation, and the
location of buildings, vehicular access, circulation and parking, set-
backs, height, public safety and similar elements have been designed to
provide a desirable environment for the development,
i) General architectural considerations as modified by the Conditions of
Approval, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior
lighting, and similar elements have been incorporated into the project in
order to insure compatibility of this development with its design concept
and the character of adjacent buildings and uses,
j) General project landscaping provisions for irrigation, maintenance and
protection of landscaped areas and similar elements have been considered
to insure visual relief to complement buildings and structures and to
provide an attractive environment to the public,
k) The project is consistent with the policies contained in the City's
General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve Conditional Use Permit and Site Development Review
applications PA 86-113,1 and ,2, as shown by materials labeled Exhibit C of
the December 15, 1986, Planning Commission Staff Report, on file with the
Dublin Planning Department, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with
prior to issuance of buildin~ or the establishment of the proposed land use
activity and shall be subiect to Planning Department review and approval,
1, Development shall generally conform with Plan Alternate #1 prepared by
Construction Design, consisting of one sheet dated received by the City
Planning Department, October 27, 1986, and the changes called for by these
Conditions of Approval, Approval for the Conditional Use Permit shall be
until December 12, 1989, The approval period for the Conditional Use
Permit may be extended two additional years (Applicant must submit a
written request for the extension prior to the expiration date of the
Conditional Use Permit) by the Planning Director upon his determination
that the Conditions of Approval remain adequate to assure that the above
stated Findings will continue to be met. If construction has not
commenced by the expiration date of the respective permits, the approvals
shall be null and void, Development shall be subject to the Conditions
listed below, The approval period for the Site Development Review shall
be until December 12, 1989, The approval period for the Site Development
Review may be extended one additional year (Applicant must submit a
written request for extension prior to the expiration date of the Site
Development Review) by the Planning Director upon his determination that
the Conditions of Approval remain adequate to assure that the above stated
Findings will continue to be met,
2, Comply with the City of Dublin Site Development Review Standard Conditions
and the City of Dublin Police Services Standard Commercial Building
Security Recommendations,
-2-
ARCHAEOLOGY
3. If, during construction, archaeological remains are encountered,
construction in the vicinity shall be halted, an archaeologist consulted,
and the City Planning Department notified. If, in the opinion of the
archaeologist, the remains are significant, measures, as may be required
by the Planning Director, shall be taken to protect them.
ARCHITECTURAL
4. Exterior colors and materials for the building addition shall be subject
to final review and approval by the Planning Director and shall be
consistent with those of the existing structure. All ducts, meters, air
conditioning equipment and other mechanical equipment on the enlarged
structures shall be effectively screened from view with materials
architecturally compatible with the main structure. The existing T.V.
antenna visible above the roof line shall be removed within 15 days of the
effective date of this permit,
DRAINAGE
5. A site grading drainage plan shall be prepared and shall be submitted for
review and approval by the City Engineer,
6, The area outside the building addition shall drain outward at a 2% minimum
slope for unpaved areas and a 1% minimum in paved areas (with a maximum
gradient of 5%),
7, New roof drains shall empty into approved dissipating devices, Roof
water, or other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
8, Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged, The Developer
shall keep adjoining public streets free and clean of project dirt, mud,
and materials during the construction period, Developer shall be respon-
sible for corrective measures at no expense to the City of Dublin, Areas
undergoing grading, and all other construction activities, shall be
watered, or other dust-palliative measures used, to prevent dust, as
conditions warrant, Provision of temporary construction fencing shall be
made subject to review and approval of the City Engineer and the Building
Official,
FIRE PROTECTION
9. Prior to issuance of building permits, the Developer shall supply written
confirmation that the requirements of the Dublin San Ramon Services
District Fire Department have been, or will be, met.
LANDSCAPING AND IRRIGATION PLANS
10. A detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger),
along with a cost estimate of the work and materials proposed, shall be
submitted for review and approval by the Planning Director. Landscape and
Irrigation Plans shall be signed by a licensed landscape architect.
11, The Developer/Owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement.
12, Landscaping installed along the new drive-up window shall be established
on a landscape mound rising up against a low masonry wall, and shall
include l5-gallon sized trees and clumped plantings of shrubs. This
treatment shall be of a design and layout to aid in the partial screening
of cars awaiting drive-up window service while not obscuring visibility
for cars exiting the drive-up service drive aisle,
-3-
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.
13, Supplemental landscape planting along both the Village Parkway and Dublin
Boulevard frontages shall be provided to replace shrubs which have been
cut back and to complete ground cover planting,
14, Additional landscaping shall be provided within the parking lot of the
adjoining Shopping Center as generally depicted on the Staff Study -
Landscape Plan dated November, 1986.
LIGHTING
15, Any additional exterior lighting added to the site shall be of a design
and placement so as not to cause glare onto adjoining properties or
streets, Lighting used after daylight hours shall be minimized to provide
for security needs only. Photometrics shall be submitted to the Planning
Department for review and approval for any new lighting proposed for use,
SIGNAGE
16, Any new project or building signs added to the site shall be subject to
review and approval by the Planning Director prior to installation,
STORAGE AND EXTERIOR ACTIVITIES
17. With the exception of the new drive-thru window service, all demonstra-
tions, displays, services, and other activities associated with the
subject land use activity shall be conducted entirely within the
structure. No amplified music shall be permitted outside the structure.
Loudspeakers utilized for the drive-thru window service shall observe a
noise level 'which reflects the minimal volume functional,
MISCELLANEOUS
18. An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way,
19, The materials used for new or modified pedestrian walkways shall be of a
uniform design and shall be subject to review and approval of the Planning
Director, The pedestrian circulation system developed shall observe Title
24 requirements for handicapped access,
20. The Developer shall be responsible for correction of deficiencies in the
existing frontage improvements to the satisfaction of the City Engineer,
Additionally, the cracked on-site drainage swale across the Village
Parkway driveway shall be repaired,
21, All improvements shall be installed as per the approved landscaping and
irrigation plans and the drainage plans prior to the release of occupancy,
22, The precise location and design of the masonry trash enclosure shall be
subject to review and approval by the Livermore-Dublin Disposal Service
and the Planning Department prior to the issuance of building permits,
The location of the proposed new masonry trash enclosure shall be modified
to generally conform with the location shown on the Staff Study of
November, 1986,
23, Except as specifically altered by the above Conditions of Approval,
development shall comply with the conditions established for S-546,
24, The transformer shall be relocated, or vaulted, where it will not be a
visual obstruction for motorists,
25, A striping plan shall be prepared by the Applicant and submitted for
review and approval by the City Engineer and the Planning Director,
26. A one-way arrow shall be painted on the pavement on the new one-way drive
at the entrance from Village Parkway,
27, The existing handicapped parking space shall be modified as necessary to
conform with the requirements of Title 24 of the State Building Code,
-4-
.
28, A recent Title Report or Property Profile (no older than three months
from the effective date of this permit) shall be submitted to the City as
part of the submittal packet for building permit review.
29, The traffic-worn pedestrian pathway through the landscape planting
adjoining the intersection of Village Parkway and Dublin Boulevard shall
be replanted and a formal pedestrian pathway system through the area
shall be established.
30, The exact configuration of the new drive-thru window service, and
possible modifications to the adjoining drive aisles within the Shopping
Center, shall be as generally detailed on the Applicant's submittal
entitled Site Plan - Alternate 1, dated October 27, 1986, and shall be
subject to review and approval by the City Engineer and City Traffic
Engineer. Possible adjustments to be considered as part of this review
include: 1) adjustment and/or narrowing of the Shopping Center's Village
Parkway driveway entrance, 2) width and location of exit lane from the
drive-thru service and the lane's orientation to the adjoining drive
aisle system, 3) steps necessary to physically preclude right turn
movements from the exit lane towards the Shopping Center's Village
Parkway driveway, (The "No Left Turn" sign shown on the plan shall be
replaced with a "No Right Turn" sign.)
31. The Applicant shall be responsible for the installation of a "No Left
Turn" sign facing the exit driveway onto Dublin Boulevard nearest the
Carl's Junior Restaurant. This sign shall be mounted on the right-hand
side of the exit driveway,
32, The Applicant shall take peak-hour traffic counts through the proposed
drive-thru window service for the first six months of the operation of
the service. These counts shall be submitted to the Planning Director at
the conclusion of the six months, The uses established under this permit
shall be reviewed at the six-month anniversary of the initial operation
of the drive-thru window service to determine compliance with the above
Conditions and/or to determine what additional requirements may be
needed, The Planning Director may refer the matter back to the Planning
Commission for disposition,
33, At anytime during the effectiveness of this approval, the approval shall
be revocable for cause in accordance with Section 8-90,3 of the Dublin
Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 15th day of December, 1986,
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-5-
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NEGATIVE DECLARATION FOR:
PA 86-113,1 and ,2 Carl's Junior Restaurant
Drive-thru Window Conditional Use Permit and
Site Development Review requests,
(Pursuant to Public Resources Code Section 21000, et seq,)
LOCATION AND
PROPONENT:
7120 Dublin Boulevard
APPLICANT AND
REPRESENTATIVE:
John Waddell, Project Manager
Carl Karcher Enterprises
4432 Enterprise Street, Suite V
Fremont, CA 94538
PROPERTY OWNER
AND REPRESEINTATIVE:
Andrew S, Berwick, Jr,
Berwick-Krausz
840 Hinckley Road, Suite 201
Burlingame, CA 94010
DESCRIPTION:
Conditional Use Permit and Site Development Review requests
for a proposed modification to the Carl's Junior Restaurant
at 7120 Dublin Boulevard to allow the establishment of a
Drive-thru Window,
FINDINGS:
The Initial Study prepared for the project determined that
the proposed project will not have a significant effect on
the environment,
PREPARATION:
This Negative Declaration was prepared by the City of Dublin
Planning Staff, (415) 829-4916,
SIGNATURE:
DATE:
Laurence L, Tong, Planning Director
3
~ NezT, P~CL-~ry/
MEMORANDUM
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Date:
November 12, 1986
~..U3L:r~ ?:.!'~:'-i~!f~!G
To:
Senior Planner
From:
City Engineer
Subject:
PA 86-113 Carl's Jr. Restaurant
1. Correct deficiencies in existing frontage. Improvements such as chipped
and offset sidewalk shall be corrected as required by the City Engineer.
2. The transformer shall be relocated where it will not be a visual
obstruction for motorists.
3. It is recommended that the new trash enclosure should be placed so that a
parking space is eliminated rather than landscaping as is proposed.
4. A one-way arrow shall be painted on the pavement on the new one-way drive
at the entrance from Village Parkway.
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ALAMEDA COUNTY SHERIFF'S DEPARTMENT
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From:
Det/Sgt DiFRANCO
Lt. Severini $ /1-/)--16
(/
Carl's Jr. Drive Through Windiow
Da te:
11/10/86
To:
Subject:
I reviewed this project with Dep. ATKINSON to get a
feel for possible traffic problems it might cause.
We walked the area and took notes, Three areas were
identified as possible problems.
#1 The proposed location for the dumpster is too
far from the back door, At, night it would
invite 211's.
#2 The current handicapped parking space must be
widened and repainted to conform to the vehilce
code, I did not note a relocation or improvement
of this space on the submitted plans.
#3 The proposed exit for the driveup window would
foul the flow of traffic from the West driveway
causing traffic accidents. Alternate plan #2 is
the best submitted of the three, but this plan
would put cars head on with traffic entering
the North driveway. The best alternative is
to relocate the window on the West side of the
building, This would allow a line of only
5 cars and would foul the North parking area.
There is no good way to do this. The alternatives
amount to the least dangerous.
t;i:CtiVED
NOV 11 '1986
C!_;;J')'~ PlJ' !'!"~!l\!~
ML-36IREV,l-721
Development Services
P,Q. Box 2340
Dublin, CA 94568
CITY OF DUBLIN
. PJanninglZoning
Building & Safety
, Engineering/Public Works
"
829-4916
829-0822
829-4927
MEMORANDUM
TO:
Chris Kinzel - City Traffic Engineer
TJKM Transportation Consultants
Kevin J. Gailey - Senior Planner~
City of Dublin Planning Departme~JJ
FROM:
DATE:
December I, 1986
RE: File PA 86-113 l's Junior Restaurant Drive-thru Window
Conditlona se ermit/Site Development Review Request
7120 Dublin Boulevard
The City is currently processing an application submitted by Carl Karcher
Enterprises for requested modifications to the Dubiin Carl's Junior Restaurant
(7120 Dublin Boulevard). The Conditional Use Permit/Site Development Review.
request involves the proposed addition of a drive-thru window service to the
existing facility. The application had been scheduled for consideration at
the December 1, 1986, Planning Commission hearing (see attached Draft Staff
Report).
J
Staff has determined it would be appropriate to secure input from the City
Traffic Engineer as regards the design of the proposed drive-thru window
service prior to opening the public hearing on the matter.
Please review the Analysis section of the December 1, 1986, Draft Staff Report
(Exhibit C of the December 1, 1986, Draft Staff Report) and the Site Plan for
the subject Shopping Center (Background Attachment #5 of the December 1, 1986,
Draft Staff Report). Special attention should be directed to Site Plan
Alternate #1 and the Draft Conditions of Approval for the project forwarded as
Exhibit B in the Draft Staff Report.
We are interested in receiving comments from your Office in regards to the
following concerns:
adequacy of proposed stacking distance between pick-up window and
menu-order board;
adequacy of proposed stacking distance behind menu-order board; and
design of new "intersection" formed with the introduction of the
exit lane from the proposed drive-thru window service.
This item will be continued to the December 15, 1986, Planning Commission
hearing. If possible, we would appreciate receiving your comments by Monday,
December, 8, 1986. Should you have any questions concerning this transmittal,
please contact me at 829-4916 at your convenience,
KJG/ao
cc: File PA 86-113
Lee Thompson - City Engineer
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4637 Chabot Drive, Suite 214
Pleasanton Ca. 94566
(415) 463-0611
MEMORANDUM
DATE:
December 8, 1986
""'Frc-::.t.O
TO:
Kevin J. Gailey - Senior Planner
City of Dublin Planning Department
DEe Q f '1980
FROM:
Chris Kinzel - City Traffic Engineer
CUill.iN PLL' ;'-!~~I!\\G
SUBJECT:
City File P A 86-113, Carl's Junior Restaurant Drive-thru Window
Conditional Use Permit/Site Development Review Request,
7120 Dublin Boulevard
In response to your request of December 1, 1986, we have reviewed the above use
permit/site development request, with special attention directed to Site Plan
Alternate 1 and the Draft Conditions of Approval for the project,
We have the following comments regarding specific design criteria used in the site
plan proposal:
1. The proposed stacking distance between pickup window and menu-order
board appears adequate, This distance is a function primarily of the
time required to fill orders and tabulate billings for customer pick-up
and payment, It is normally desirable to keep this distance to a
minimum so as to allow more stacking distance in advance of the
menu-order board,
2, The proposed stacking distance behind the menu-order board is
minimal, with space for only four cars, This will undoubtedly be
overfilled at times, and the queue will extend into the adjoining
parking area, As noted in the staff report, this deficiency is mitigated
by the presence of an extra-wide aisle in the parking area, so that
additional cars can be accommodated, It appears that up to five cars
could be stored in this area, resulting in a total of nine cars in advance
of the menu-board, This is considered adequate, and there will be no
significant adverse effect on access and circulation for the shopping
center or its driveways,
3, Design of the internal "intersection" formed by the drive-up exit lane
and the existing aisle of the shopping center is, in our opinion, adequate
with the provisions shown in Alternate 1. The "No Left Turn" sign
shown in the sketch is not necessary; however, a "No Right Turn" sign
should be posted to prevent attempted right turns with inadequate
turning radius,
Additional signing for "No Left Turn" should be posted at the exit driveway onto
Dublin Boulevard nearest Carl's Junior. This driveway is blocked by the center
median island, and signing is needed to prevent possible wrong-way turns or
attempted turns around the median island,
PLEASANTON'SACRAMENTO'FRESNO'CONCORD
_ ,"~."'" ''''<;>>:i4'~ .~"'."'~ ^.. ~-
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Mr, Kevin J. Gailey
-2-
December 8, 1986
The Conditions of Approval appear adequate, with changes and additions to
address the above concerns,
Recommendations are as follows:
1. Recommend approval of the proposed site plan, with design provISIons
as shown in Alternate 1, except that "No Left Turn" sign to be replaced
by "No Right Turn" sign. "STOP" sign should remain,
2. Recommend installation of a "No Left Turn" sign facing exit driveway
onto Dublin Boulevard nearest Carl's Junior restaurant. This sign
should be mounted on the right-hand side of the exit driveway,
3. Recommend approval of the Conditions of Approval, with the above
changes and additions,
Please let me know if you have any questions concerning this item Or if you wish
Our staff to be represented at the Planning Commission hearing,
RM/rhm
157-001