HomeMy WebLinkAbout87-094 Hot Rod Cafe 10/5/87
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 5, 1987
SUBJECT:
Planning Commission
Planning Staff ~~ tf
PA 87-094 Hot Rod Cafe - Dublin Associates
(Owners)/Gilbert A. Konqui Designs/J.L.H.
Enterprises (Applicants) - Commercial
Recreational Facility - Conditional Use Permit
request involving 7590 Amador Valley Boulevard.
(Continued from the Planning Commission meetings
of August 17, September 8, and September 21,
1987.)
TO:
FROM:
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit request for a proposed
commercial recreational facility (night club -
restaurant with dance floor) in a portion of the
vacant Showbiz Pizza Place facility.
APPLICANT:
Gilbert A. Konqui Designs and
J.L.H. Enterprises
39175 Liberty Street, Suite 214
Fremont, CA 94536
PROPERTY OWNER:
Dublin Associates
c/o Coldwell Bankers
6565 Knott Avenue
Buena Park, CA 90620
PROPERTY LOCATION
AND ZONING:
7590 Amador Valley Boulevard
C-l, Retail Business District
(APN 941-305-028)
PARCEL SIZE:
Portion of 2.6+ acres
GENERAL PLAN
DESIGNATION:
Commercial/Industrial - Retail/Office
The site lies within the recently adopted Dublin
Downtown Specific Plan.
EXISTING ZONING
AND LAND USE:
North: R-S-D-3, Suburban Residence Combining
District - Existing Apartment Complex
South &
East:
C-l, Retail Business District - Mixed
commercial uses of Dublin Place Shopping
Center including, as the closest current
commericial occupancies: Coco's
Restaurant, Baxter's Restaurant, El
Torrito Restaurant, and Target.
C-l, Retail Business District - Dublin
Library
West:
- - - - - - - - - - - - - - - - - - - - - --- - - --- - - - - - - - - - - - - -- - - - - - - - - - - - - - - - -- - - - - - - - - -- - - - - -- --
ITEM NO.
co I (
COPIES TO: Applicant
Owner
File PA 87-094
SITE/ZONING HISTORY:
In 1978 approvals were granted through Alameda County for the 35~ acre-
4l0,000~ square foot Dublin Place Shopping Center. The subject structure,
occupying the northernmost portion of the Center, had originally been
envisioned for development as a one-story - 25,000~ square foot racquetball
and health club facility. The request for the racquetball/health club
facility was dropped by the Applicants/Developers at the March 15, 1978,
Alameda County Zoning Administrator hearing for Conditional Use Permit C-3344.
At that hearing the Conditional Use Permit request covering five other
proposed conditional uses in the Center was approved. Though the proposed
racquetball/ health club facility had been dropped, that portion of the Center
carried Site Development Review approval for development for two structures
totaling l4,000~ square feet in area, with no specific land use specification
beyond "Building - 6,000 s.f." and "Building - 8,000 s.f." on the approved
Master Site Plan for the Center. The approval in question (Site Development
Review Permit S-646) was granted by the Alameda County Planning Director on
April 7, 1978. The subject building site was ultimately developed as a single
structure, one-story in height, with a gross building area of l3,750~ square
feet. The structure was ultimately occupied by the Showbiz Pizza Place
Restaurant (approved under Conditional Use Permit DC-2 by Alameda County).
That operation ceased some time in 1985, and the building has remained
unoccupied since that time.
A proposed mixed-use occupancy of the site prompted the submittal of
Site Development Review request PA 86-006 in January, 1986. Under that
submittal the proposed development was for an 8,000~ square foot restaurant
("serving business lunches and family dinners") and a 5,000~ square foot
retail paint sales outlet. The remaining 880~ square feet of the structure
was proposed for development and use as a common entrance corridor to the two
tenant spaces. This proposed entry corridor would have run the entire length
of the north-south separation between the two referenced tenant occupancies.
Development of this entry corridor would have provided a visual and physical
connection to Amador Valley Boulevard. The entry corridor was proposed to be
tied into a new architectural store front entry treatment at both the north
and south sides of the structure. Additional building modifications proposed
included installation of boxed bay windows on the north and south building
elevations, which would have served as an architectural mitigation to the
long, blank facade of the current structure, and again, would have provided a
visual and physical relationship between the structure and to pedestrian and
vehicular traffic along Amador Valley Boulevard.
Although this application was supported by Staff (a Draft Appealable
Action Letter indicating conditional approval of the project was supplied to
the Applicants for their review and comment), the proposal was withdrawn prior
to a final action being taken.
APPLICABLE REGULATIONS:
A. ZONING ORDINANCE
Section 8-48.2 of the Zoning Ordinance requires that a Conditional Use
Permit be obtained for the establishment and operation of a commercial
recreational facility in a C-l, Retail Business District.
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, transportation 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.
-2-
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
acceptance and observance of specified conditions, including 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.
B. DUBLIN DOWNTOWN SPECIFIC PLAN
The submittal is generally consistent with the recently adopted Dublin
Downtown Specific Plan. The proposal to remodel and occupy that vacant
structure involves the following Specific Plan Goals:
General Goals 1) e) Provides an opportunity to update development
standards inherited from the County, as applied upon this property.
Land Use Goals 4) b) Will serve to broaden the mix of retail uses
downtown while providing a compatible mixed use project.
4) e) Complies with direction of Plan to encourage
more full-service restaurants downtown.
Urban Design Goals 5) a) Provides an opportunity to secure additional
landscaping in parking lots.
Diagram 4 of the Specific Plan (Circulation Improvements - see
Attachment #7) indicates that a future traffic signal is to be established at
the intersection of Amador Valley Boulevard and Amador Plaza Road. Consistent
with the action recently taken for the Rainbow Investment Rezoning application
(PA 87-076), the Applicant should be required to contribute towards this
future, nearby traffic signal (see Condition #18 of Exhibit B).
Diagram 6 of the Specific Plan (Peak Off-Street Parking - see
Attachment #8) indicates that the subject property lies in a zone where a 65%
peak off-street parking level has been observed. While a surplus of parking
appears available in this zone, the Applicant should be required to
demonstrate that irrevocable rights within his lease arrangement to utilize
sufficient parking to meet the Specific Plan Parking Requirements for the
Proposed Tenant Occupancies as established by Table B of the Specific Plan
(see Attachment #9 and Condition #3 of Exhibit B).
Diagram 8 of the Specific Plan (Land Use Objective - see Attachment #10)
indicates that the subject property lies within the area identified by the
Plan as being appropriate to accommodate greater development densities due to
a presence of less observed traffic congestion. Redevelopment and
intensification of the subject property appears to be consistent with this
direction.
Diagram 9 and Table C of the Specific Plan (Development Zones Map and
Development Standards Table - see Attachments #11 & #12) provide direction for
land uses (and floor area ratio and building height standards) for properties
within the Specific Plan. The subject property lies within Zone 7: Central
Block East - Mixed Use Area. The Specific Plan calls for development of
additional specialty retail uses and additional restaurants along its eastern
edge to create a "Dublin Restaurant Row". Improvements to entries, internal
circulation and parking lot landscaping for properties in this zone are
encouraged by the Plan.
-3-
ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration
of Environmental Significance which finds the proposed project will not
have a significant effect on the environment.
NOTIFICATION:
The Herald,
buildings.
Public Notice of the hearings for this item was published in
mailed to adjacent property owners, and posted in public
ANALYSIS:
The subject proposal was initially scheduled to be heard at the Planning
Commission meeting of August 17, 1987. The project's continuance from that
initial meeting was prompted by the receipt of comments from the Dublin Police
Services Department. The Police Department indicated that special security/
surveillance concerns relate to the proposed nightclub-restaurant facility.
The Police Department's recommendation pertaining to this project are
summarized in the August 24, 1987, memorandum from the Dublin Police Chief
(see Attachment 6). The Applicants subsequently had an opportunity to review
these comments and have indicated to Planning Staff that their typical
security measures will adequately address the recommendations from the Police
Chief.
Within a previous section of this report (Zoning History) Staff outlined
briefly the building modifications which had been proposed under the 1986 Site
Development Review application for Rockwell's Restaurant and Dunne's Paint
(PA 86-006). To a great extent the building modifications proposed under that
permit would serve to further improve on-site security considerations for the
current project, specifically:
1) The provision of an entry corridor between the two proposed tenant lease
spaces would improve visibility from Amador Valley Boulevard to the front
entrance of the nightclub-restaurant, especially if done in conjunction with
the provision of a larger pedestrian entry apron for crowds entering or
exiting that facility.
2) The provision of new bay window cutouts along the structure's north and
south building elevations will improve visibility from the street and the
adjoining parking area into the proposed nightclub-restaurant facility.
The Draft Conditions of Approval prepared for this project (see
Exhibit B - Condition #12) outline specific building modifications and site
plan changes which Staff recommends should be required to be reflected on the
plan submittal for the required Site Development Review application. Along
with adding a new entry corridor between the two tenant occupancies and adding
new window cutouts, this Condition also calls for the provision of new
pedestrian entry areas and the provision of new architectural entrance
structures above both sides of the new entry corridor. Collectively the
referenced improvements will serve not only to provide mitigation measures to
identified security/surveillance concerns, but will also provide architectural
and site plan upgrades to the site which will be commensurate with physical
improvements required from other building refurbishments to existing
commercial structures.
The Applicants have not submitted to date any indication of the
modifications they are considering to the exterior of the structure. The
Applicants were provided a draft copy of the Resolution for the Conditional
Use Permit application and have indicated general consensus with the
improvements described in Condition #12.
Additional improvements to the parking lot area serving the structure
should also be secured through the Site Development Review application
process. General direction as to the nature and magnitude of the improvements
are reflected in the Staff Study and Landscape Plan date October, 1987 (see
Attachment #14).
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RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Consider and act on Draft Resolutions:
A) A Resolution regarding the Negative Declaration of
Environmental Significance
B) A Resolution regarding the Conditional Use Permit
application.
ACTION:
Based on the above Staff Report, Staff recommends the Planning
Commission adopt the attached Resolutions (Exhibit A approving the
Negative Declaration of Environmental Significance for PA 87-094
and Exhibit B, approving Conditional Use Permit Application
PA 87-094).
ATTACHMENTS:
Exhibit A - Resolution Approving the Negative Declaration of
Environmental Significance for PA 87-094
Exhibit B - Resolution Approving Conditional Use Permit for PA 87-094
Exhibit C - Conditional Use Permit Submittals for PA 87-094
Background Attachments:
1 Zoning Map
2 Applicant's Written Statement (Letter dated received June 22,
1987)
3 Environmental Assessment Form submitted for PA 87-094
4 Transpacific Development Company's (Property Manager for subject
property) Written Statement regarding Parking Adequacy at the
Dublin Place Shopping Center (Letter dated received June 29, 1987)
5 Negative Declaration of Environmental Significance
6 Pertinent Agency Comments
7 Diagram 4 - Circulation Improvements - Dublin Downtown Specific
Plan
8 Diagram 6 - Peak Off-Street Parking Utilization - Dublin Downtown
Specific Plan
9 Table B - Downtown Parking Requirements - Dublin Downtown Specific
Plan
10 - Diagram 8 - Land Use Objectives - Dublin Downtown Specific Plan
11 - Diagram 9 - Development Zones Map - Dublin Downtown Specific Plan
12 - Table C - Development Standards - Dublin Downtown Specific Plan
13 - Site Plan and Building Elevation Submittals for PA 86-006 -
Rockwell's/Dunne Paints Site Development Review Applications
14 - Staff Study - Landscape - Plan October, 1987
-5-
RESOLUTION NO. 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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ADOPTING A NEGATIVE DECLARATION FOR PA 87-094 HOT ROD CAFE -
DUBLIN ASSOCIATES (OWNERS)/GILBERT A. KONQUI DESIGNS/
J.L.H. ENTERPRISES (APPLICANTS) CONDITIONAL USE PERMIT APPLICATION TO ESTABLISH
AND OPERATE A COMMERCIAL RECREATIONAL FACILITY AT 7590 AMADOR VALLEY BOULEVARD
WHEREAS, Gilbert Konqui, on behalf of Gilbert A. Konqui Designs and
J.L.H. Enterprises, filed an application for a Conditional Use Permit to
establish and operate a commercial recreational facility (night club -
restaurant with dance floor) in an 8,900~ square foot portion of the l3,705~
square foot vacant Showbiz Pizza Place structure; 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 of Environmental Significance was
conducted finding that the project, as proposed and with appropriate Conditions
of Approval as reasonably applied through Conditional Use Permit and Site
Development Review application processes, would not have a significant effect
on the environment; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for this application; and
WHEREAS, public notice of the Negative Declaration of Environmental
Significance was given in all respects as required by State Law; and
WHEREAS, the Planning Commission did review and consider the
Negative Declaration of Environmental Significance at a series of public
hearings, concluding with a hearing on October 5, 1987;
NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission
finds as follows:
1. That the project PA 87-094 Hot Rod Cafe - Conditional Use Permit
will not have a significant effect on the environment.
2. That the Negative Declaration of Environmental Significance has
been prepared and processed in accordance with State and City Environmental
Laws and Guidelines.
3. That the Negative Declaration of Environmental Significance is
complete and adequate.
BE IT FURTHER RESOLVED that the Dublin Planning Commission hereby adopts
the Negative Declaration of Environmental Significance for PA 87-094 Hot Rod
Cafe Conditional Use Permit application.
PASSED, APPROVED AND ADOPTED this 5th day of October, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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A
RESOLUTION NO. 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING PA 87-094 HOT ROD CAFE - DUBLIN ASSOCIATES (OWNERS)
GILBERT A. KONQUI DESIGNS/J.L.H. ENTERPRISES (APPLICANTS) -
CONDITIONAL USE PERMIT APPLICATION TO ESTABLISH AND OPERATE A
COMMERCIAL RECREATIONAL FACILITY AT 7590 AMADOR VALLEY BOULEVARD
WHEREAS, Gilbert Konqui, on behalf of Gilbert A. Konqui Designs and
J.L.H. Enterprises, filed an application for a Conditional Use Permit to
establish and operate a commercial recreational facility (night club -
restaurant with dance floor) in an 8,900~ square foot portion of the l3,705~
square foot vacant Showbiz Pizza Place structure; and
WHEREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and a Negative
Declaration has been adopted (Planning Commission Resolution No. 87 - ) for
this project as it will not have a significant effect on the environment; and
WHEREAS, notice of Public Hearing of the project was provided as
required by local Ordinance and in accordance with California State Law; and
WHEREAS, a Staff Report was submitted recommending conditional approval
of the application; and
WHEREAS, the Planning Commission held a series of public hearings,
concluding with a hearing on October 5, 1987, to consider all reports,
recommendations, and testimony;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
a) The use serves a public need in that the use provides a commercial
receational facility adjoining an area of the Dublin Downtown Specific Plan
Area identified as "Dublin Restaurant Row", and will aid in serving the goals
of the plan by increasing the pedestrian orientation of the area.
b) The use will be properly related to other land uses and transportation and
service facilities in the vicinity in that activities will be commensurate with
present and planned uses of properties in the immediate vicinity. The Dublin
Downtown Specific Plan and related traffic studies have determined certain
traffic signal improvement needed to maintain reasonable and adequate traffic
flow. The proposed use will generate additional traffic. The Conditions of
Approval requiring contribution to traffic signal improvements are needed to
facilitate the increased traffic flow on the public streets.
c) The use will not adversely affect the health or safety of persons residing
or working in the vicinity, or be materially detrimental to the public welfare
or injurious to property or improvements in the neighborhood, in that all
applicable regulations will be met.
d) The use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located, or the
Dublin Downtown Specific Plan, in that the nightclub - restaurant business
operation will be consistent with the character of the commercial district.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve PA 87-094 as shown by materials from the October 5, 1987,
Planning Commission Staff Report labeled Exhibit C and Attachments #2 and #3,
on file with the Dublin Planning Department, subject to the following
conditions:
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PA 81-pOC,''l
8
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with
prior to the initiation of the requested land use activity, and shall be
sub;ect to Planning Department review and approval.
1. Development and operation of the night club - restaurant facility shall
substantially conform to the plans submitted with the application prepared by
Gilbert A. Konqui Designs, consisting of three sheets and dated received by the
City of Dublin Planning Department June 29, 1987, and with Preliminary Floor
Plans also prepared by Gilbert A. Konqui Designs, consisting of one sheet and
dated received by the City of Dublin Planning Department July 30, 1987, and as
further described in the Applicant's Written Statement and Environmental
Assessment Form, dated received June 22, 1987.
2. This permit shall expire October 5, 1989, and shall be revocable for cause
in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. The approval
period for the Conditional Use Permit may be extended for a maximum period of
three 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 the above stated Findings of Approval will continue to be
met. The Planning Director may, at his discretion, refer the request for
extension to the Planning Commission for resolution. This permit shall be
invalidated if a Site Development Review request for the redevelopment of the
structure is not filed and approval secured by October 5, 1988. Occupancy of
the structure by the proposed commercial recreational activity shall not occur
until a Site Development Review request for the required site and building
modifications is filed and secured.
3. In conjunction with the submittal of the Site Development Review request,
the Applicant shall provide the Planning Director with a copy of a lease
agreement for the size which establishes the facility's right, for the length
of the lease, to utilize adjoining Dublin Place Shopping Center parking areas
with the amount of available parking to be consistent with the City's Numerical
Parking Requirement as calculated for the entire l3,750~ subject structure.
4. Hours of operation for the night club - restaurant facility shall be
limited to the hours between 11:30 a.m. and 2:00 a.m., or as otherwise approved
by the Planning Director and the Dublin Police Services.
5. Any proposed project signing shall be subject to review and approval
through the Site Development Review application process.
6. Uncovered and unscreened outside storage is expressly prohibited. All
demonstrations, displays, services and other activities related to the proposed
occupancies in the subject building shall be entirely within the existing
structure. Any areas proposed for development as exterior screened storage
areas shall be subject to review and approval through the Site Development
Review process as regards to their design, location, building material and use.
No loudspeakers or amplified music shall be permitted outside the enclosed
structure. The north entry of the existing trash enclosure at the northeast
corner of the building shall be closed off (unless its function is determined
necessary through the Site Development Review process).
7. A detailed Preliminary Landscape Plan (1' = 20' scale) shall be prepared by
the Applicant and submitted for review and approval through the Site
Development Review process. The plans shall incorporate the requirements
detailed on the Staff Study - Landscape Plan dated October, 1987. Existing
landscaping between the subject structure and the adjoining Coco's Restaurant
shall be modified to the satisfaction of the Dublin Police Services Department
to improve visibility through the area for security surveillance purposes from
Amador Valley Boulevard.
8. Any areas of pavement in disrepair which occur within the parking and
driveway areas serving the structure shall be repaired prior to occupancy of
the structure.
9. The design, construction materials and location of service areas and/or
trash enclosures developed for this structure shall be compatible with the
site's overall design and landscaping, and shall be subject to review and
approval through the Site Development Review process.
-2-
10. Light standards and/or additional wall and/or soffit lighting shall be
utilized around the perimeter of the structure and within the ancillary parking
areas to supplement existing lighting. Exterior lighting shall be of a design
and placement so as not to cause glare onto adjoining properties or onto Amador
Valley Boulevard. Lighting used after daylight hours shall be of an adequate
intensity to provide for security surveillance needs. Photometric information
for area lighting shall be supplied for review and approval as part of the Site
Development Review process.
11. A Security Plan for the night club/restaurant facility shall be prepared
by the Applicant and shall be submitted for review and approval as part of the
Site Development review application process. The Security Plan shall address
the requirements of the Dublin Police Services Department, as outlined in the
August 24, 1987, memorandum from the Dublin Police Chief, and shall indicate
the following:
- number of security personnel to be present
- duties of security personnel
- hours that security personnel will be present at the facility
- means to maintain contact with Dublin Police Service Department
- means to regulate occupancy loads established for the facility
12. The
for this
existing
plans prepared and submitted for Site Development Review application
site shall substantially reflect the following modifications to the
structure's architecture and site layout:
A.
Entry Corridors/Entrance Structure - A 10-foot wide entry corridor
(minimum width) between the two proposed new tenant occupancies in the
subject structure shall be provided. The entry corridor shall extend
on a north-south alignment for the entire width of the structure. The
exterior treatment of the north and south elevations of the entry
corridor shall be predominantly glass storefront treatment. The
roofline of the existing structure shall be modified above the new
entry corridors to provide a vertical architectural element at both the
north and south building elevations. (The Applicant is referred to the
plans submitted in conjunction with PA 86-006 - Rockwell's/Dunne Paints
- Site Development Review Application for an acceptable sample
treatment for the layout and architectural treatment of the required
entry corridors and entrance structures).
B. Window Treatment - The north and south building elevations shall
utilize new window cut-outs. For the north building elevation, a range
of 25% to 35% of the building wall below the existing wood trim soffit
shall be developed with new window cutouts (330~ square feet to 460+
square feet). For the south building elevation, a range of 10% to 25%
of the building wall below the existing wood trim soffit shall be
developed with new cutouts (130~ square feet to 330~ square feet). A
maximum of one-third of the window areas developed on the respective
building elevations may utilize obscure glass. The percentages shown
for the window area treatment include the glass storefront treatment
for the entry corridors discussed in Condition #12. A. above.
C. Pedestrian Areas Adioining Entry Corridors - New concrete paving treat-
ment shall be supplied adjoining both entry corridors. For the north
entry corridor, the new paving shall provide an interconnection to the
sidewalk along Amador Valley Boulevard. For the south entry corridor,
the paving shall include a 24' wide x 17' deep concrete apron extending
into the existing parking area. One handicap parking space shall be
provided on either side of this new concrete apron. (The Applicant is
referred to the plans submitted in conjunction with PA 86-006 -
Rockwell's/Dunne Paints Site Development Review Application for an
acceptable sample treatment of the new pedestrian areas.)
13. The main entry to the proposed night club - restaurant shall be relocated
to the required entry corridor detailed in Condition #12 above.
14. The Applicant shall work with the Property Owner to provide for the
installation of appropriate on-site signage to designate the subject
property as a "Private Property - Customer Parking Only" site. Signs shall
be subject to review and approval by the Police Services Department prior
to installation.
-3-
15. Development shall comply with the requirements of the DSRSD - Fire
Department.
16. Prior to occupancy by the proposed commercial recreational activity, or any
construction activity triggering a Site Development Review permit, the
Applicant shall make a contribution to the planned future signal at Amador
Plaza Road and Amador Valley Boulevard. The amount of the contribution
shall be determined by the City Engineer based on increased traffic
generated by the project.
17. The Applicant and Property Owner shall provide the City with a letter of
intent agreeing to the following:
a. The Applicant shall fund up to $4,000.00 for a traffic and parking
study of the site during the Christmas shopping season (Thanksgiving
through Christmas). The consultant and scope of work for the study
shall be determined by the Dublin Planning Department. The result of
the study will be used to evaluate the "downtown plaza" activity center
and additional landscaping needs.
b. The Applicant shall participate in a meeting with the major tenants and
merchants associations in the downtown area to discuss the downtown
plaza concept. Said meeting shall occur early next year
(February 1988).
18. Except as specifically altered by the above Conditions of Approval,
development and use of the subject structure shall comply with the
Conditions of Approval established for S-646.
19. The uses established under this Conditional Use Permit shall be subject to
review after both the six-month and one-year anniversaries of initial
occupancy to determine compliance with the above Conditions and/or to
determine what additional requirements may be needed to assure the Findings
of Approval outlined above in this document will continue to be met. The
Planning Director may refer the matter back to the Planning Commission for
disposition.
20. This permit shall be revocable for cause, in accordance with Section 8-90.3
of the Dublin Zoning Ordinance, at any time during the effectiveness of the
approval.
PASSED, APPROVED AND ADOPTED this 5th day of October, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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-DUBLIN
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A TT ACHMENT
ib-Nlt-1C:r jV\t\P PA 87 -or'f.
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ENTERPRISES, INC.
RECEIVED
JUN 22 1987
DUBLIN PLANNING
I..
June 22, 1987
To: The City of Dublin, California
Regarding: C.U.P. Hot Rod Cafe
The Hot Rod Cafe is a theme nightclub and restaurant, based
on the 50's and 60's era. It is a combination full size
restaurant which converts to a nightclub in the later hours
of the evening. The entertainment is primarily recorded
music
The food is American diner in style and California cusine
in preparation. We serve lunch and dinner and offer a
5:00pm happy hour.
The decor is a composite of memories from the 50's, 60's
and 70's so an item as a '59 cadillac bar, neon palmtrees,
paraphernalia from Elvis Presley, Beatles and famous
performers abound and are mixed with state of the art lighting
and special effects.
Our hours of operation are from 11:30am to 2:00am with
full service lunch and dinner. We also use valet parking
for our patrons in the evening and provide security around
the club as well as in the parking area.
The existing Hot Rod Cafe's in Fremont and Alameda are
operated the same way. As first class service and atmosphere
we feel that this restaurant nightclub will be a valuable
addition to Dublin dinning and nightlife plan.
17.r~ 94
39175 Liberty St. · Suite 214 · Fremont. California 94538 · [415] 797-6960
A TT ACHMENT 2
;frpl." LItN T I.J !}J R. ( TTE~ &htTt~-I'AeNT
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PA N 11." 94
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CITY OF vve-Llt-\
ENVI~ONMENTAL AsseSSMENT FORM, lwTeRlM
(Pursuant to Publ ic Resources Code Section 21000 et sec.)
-- ._-----
The State CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timely manner and in
conformance with the State CEQA Guidelines. The form has three
sections: General Data, Exemption, and Initial Study. The
applicant is requested to complete Section 1, General Data. The
Planning Staff will prepare either Section 2, Exemption, or
Section 3, Initial Study. Please type or print legibly in ink.
SECTION 1. GENERAL DATA - - - to be completed by the APPLICANT
1.
Name (if any) and address of proied:
Hot Rod Cafe'/Retail Store
759n Am~~or V~Jley Rlv~. .
Dublin, Ca. 94568
Proposed use of property: Restaurant &: Nightclub 8896 s. f ./
Retail Store 4848 B.~.
2.
. 3.
Name, address, and telepnone of Applicant: 'JLH Enterprises
39175 Liberty Street Suite 214 Fremont, Ca. (415) '/':f{':69f;0
,4.
Nome, address, and telephone of con~act person JX]in addil'ion to applicant or
D instead of applicant: Gilbert A. Konqui Designs 39175 Liberty
Street Suite 214 Fremont, Ca. (415) 797-6960
Attached plans are G preliminary or D fully developed.
5.
6. Building area: 14,000
SCj. ft.
7. Site area: 2.62
D sq.ft. odi] acres.. 8. Current zoning: C-1
9. Maximum Building Height' 28
Kl ft. or D stories.
10. Describe ~mount of daily traffic generated by number, type and time of day: 550 Max.
. 11am-2am: 550 Max. 5pm-2am (peaktime): 30 Max. 7am-10am
11. Number of off-street parking spaces provided: 140
12. Number of loading faci! ities provided: (2)
RECElVED
, '~~7
JUN ~:~ r.:;t
DUEJ.lN r::L::,.~!!.'~:.?';G
.__,.._ . _ .........._ ._._~__....,._....~__.____ .._-.,.,.~.,..... --.__-_~-ZYY'__..._....__..__....__.-_.._......_._~_.________-.,_.._----__.~.._ .-. -
ATTACHMENT 3
eN \j d(,ff'i~ v'" p-,0J Tltt~ Its 5. FS.f I'^J::'^ST'" ..";:,2.I,^
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,13. Proposed development schedule: beginning:
completion:
14.0. IF residential: number' of new 'units ; number of existing units
bedrooms ; unit sizes ;range of 0 sale prices or D reMs
dwelling Dsingle FamilyD duplexDmultiple. ,
;number of new
; type of
14.b. IF commercial: scope of project[i) neighborhood, D city, D regional
, soles area14.000 [i.lsq.ft. orCracre; estimated employment per shiF~ 5-24i hours of
" operation 11 am-2am '
14.c. IF industrial: moterials involved
hours of operation'
; estimated employment per shift
14.d. If institutional: major function
estimated occ::upancy
; estimated employment per shift
; hours of operation
15. Describe City permits required: Cl5ite '{)evilofl'Vl~ Revie."V; 0 VQ.';;a-,^c.e.,;
o AetW\il'\istrlA.tille CoV\<:litiot\M Use. P.e.rMitj 0 Recll\Ssifi~t\oY'\ C\'eZOl'\i~ ;
o Pla.,^~ De.ve..lopt"r'\ev.-tj m Co~itil)V'IoJ USe. ftV"Mrt'; 0 SI~\I\ OV\ '!j,;
o other
16. Describe other public approvals required: [iJ unknown; 0 loce! cgencies;D regional
agencies; 0 state agencies; 0 Federal agencies; for
CERTIFICATION
I he'reby certify that the information submitted is true and correct to the best of my knowledge
and belief. I understand that the Findings of this Environmental Assessment apply only to the
, project os described a
Dote: 6/22/87
5 igna ture:
Gilbert A. Konaui
(' (
R E eEl V E D Corporate Headquarters
--
- --
--
--
--
-
-
JUi'l 8 J 1927
DUBUN FI.ANf'JlNO
2377 Crenshaw Boulevard
Suite 300
Torrance. California 90501-3325
12131618-3600
Transpacific Development Company
June 22, 1987
Planning Comnission
Post Office Box 2340
City of Dublin, CA 94568
Re: Ibt Rod Cafe
Dublin Place
Dear Sir:
Please be advised that the folloo.ng required parking is available at Dublin
Place:
49,409 sq.
6,720 sq.
242,901 sq.
17,000 sq.
49,588 sq.
ft.
ft.
ft.
ft.
ft.
Retail @ 1/300
Bank @ 1/250
Department Store @ 1/600
Theatre @ 1/6 fixed
Restaurants @ 1/100
(includes Hot Rod Cafe)
165 spaces
27 spaces
405 spaces
seats 215 spaces
496 spaces
1308 TC1I'AL RE)JUIRED
The total number of available parkin:J spaces at Dublin Place is 2378. As
shown above, the Center has more than 1000 spaces over the parking
requirements set by the City of Dublin and will therefore have m:>re than 140
spaces available for use [)y." Hot Rod Cafe.
Should you need any additional infonnation, please feel free to contact me.
Very truly yours,
~4KET If tIJ~
Janet M. Warner
Leasing Manager
JMV :pdl
Enclosure
cc: D. Hobson
K. McEvoy
J. Harris
J. Back
'87 - 0 94
..
A IT ACHMENT -4
1'\ -- .,,_f) \..,.. r f).1.\y'C /,e--rT7-:oI? <~-Z'1-8-_7
[t.Prr-rs,tJfrUF)t lA;1jCUJ't,Me'fl.-l" (giJ"'fI!1'\J '..-" Lr'(/C'- !Y
NEGATIVE DECLARATION FOR:
PA 87-094 Hot Rod Cafe - Dublin Associates
(Owners)/Gilbert A. Konqui Designs/
J.L.H. Enterprises (Applicants) Commercial
Recreational Facility - Conditional Use Permit,
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION:
7590 Amador Valley Boulevard
(APN 941-305-028)
PROPONENT:
Gilbert A. Konqui Designs and
J.L.H. Enterprises
39175 Liberty Street, Suite 214
Fremont, CA 94536
DESCRIPTION:
Conditional Use Permit request for a proposed
commercial recreational facility (night club -
restaurant with dance floor) in an 8,900~ square
foot portion of the l3,750~ square foot vacant
Showbiz Pizza Place restaurant structure.
FINDINGS:
The project will not have a significant effect
on the environment.
INITIAL STUDY:
The Initial Study is attached with a brief
discussion of the following environmental
components:
1. Police/Fire Services
2. Physical Threat
3. On-Site Traffic Circulation
MITIGATION MEASURES:
Project impacts related to public services (potential increase in need
for police, fire and/or paramedic coverage due to intensity and timing of
property use) can be mitigated by provision, through project Conditions, of
site plan improvements to assure good on-site circulation for emergency
vehicle access and by requiring development to meet fire code requirements and
other, accepted fire protection measures. Potential impacts to public
services and the potential of physical threat to users of the site and
proposed adjoining commercial uses can be jointly mitigated by provision,
through project Conditions, of adequate on-site lighting and the control of
the site plan improvements (including landscape planting) to provide good
visibility and accessibility into all portions of the project site. Project
impacts associated with potential on-site circulation problems can be
mitigated by control, through project Conditions, of the site's ultimate
project site plan layout to assure development of a coordinated system, and
the development of an integrated parking layout design which observes the
City's numerical and dimensional parking requirements.
Additional traffic generated by the proposed use will be facilitated by
traffic signal improvements partially funded through contributions from the
Applicant.
PREPARATION:
This Negative Declaration was prepared by the
City of Dublin Planning Staff, (415) 829-4916.
SIGNATURE:
DATE:
Laurence L. Tong, Planning Director
All ACHMEN r '
5
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DUBLIN SAN(AAMON SERVICES DISTRICT
General Offices: 7051 Dublin Boulevard · Dublin, California 94568 · (415) 828-0515
C{z ~' Z ; ~ 5
1 July 1987
RECEIVED
~~t (j 1227
Kevin Gailey
Senior Planner
CITY OF DUBLIN
P. O. Box 2340
Dublin, CA 94568
DUBliN Fl.ANNJNG
Dear Kevin:
We have received the application referral P.A.87-094 for the proposed
Hot Rod Cafe and an unidentified "retail store".
This Department has no objection to this building being used as a
restaurant. However, no other comments can be made at this time due
to the fact that the plans submitted were of the Showbiz Pizza Place
and that the type of retail store (paint, hardware, clothing, etc.) not
stated.
At the time further information is supplied, I am sure we will have
further comments.
Yours truly, .
~~
TOM HA THCOX,
Fire Marshal
TH/liw
A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA. PROVIDES MUNICIPAL TYPE SERVICES TO CITIZENS OF AMADOR.L1VERMORE AND SAN RAMON VALLEYS
ALAMEDA AND CONTRA COSTA COUNTIES.
VfK:7l,..JeNT'
ATTACHMENI
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RECEIVED
JL 14 1987
DUBUfIl FlANNIN . .
,Q
CITY OF DUBLIN
MEMORANDUM
Date:
July 14, 1987
Subject:
K. Gailey, Senior Planner
City Enginee~
PA 87-094 Hot Rod Cafe
To:
From:
1. The flower bed area at the back of the .Amador Valley Blvd. sidewalk is low
and shall be raised to back-of-sidewalk level.
2. The ramp for the handicap parking spaces in the parking lot should be
replaced with a standard ramp in a location which will properly serve the two
handicap parking spaces.
LST/gr
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MEMORANDUM
RECEIVED
f\UG n 1\ 19ar
DUILIN PLANNING
DATE:
August 24, 1987
John severin~olice Chief
Kevin Gailey, Senior Planner
FROM:
TO:
SUBJ:
CONDITIONAL USE PERMIT CONDITIONS FOR HOT ROD CAFE
In reference to the above listed establishments' dance permit, the
following conditions should be included as part of the approval
process:
1. At all times there is dancing occurring, there will be at
least two (2) bouncers on duty.
2. On Thursday, Friday, Saturday and Sunday nights and/or
special events there will be at least one (1) uniformed State
registered security guard providing perimeter and parking lot
security in those adjacent areas used by customers.
3. All bouncers, doormen and security guards, while on duty,
will wear identifiable clothing displaying their names.
4. The bouncers and security guards, while on duty, shall not
consume alcoholic beverages.
5. Applicant recognizes his/her responsiblity to comply with
Alcohol Beverage Control regulations, specifically, that
intoxicated persons shall not be served alcoholic beverages.
6. During all business hours the establishment is open to the
public, all permits and licenses shall be posted and available for
viewing by the Dublin Police Department.
7. Any live entertainment or other amplified sound must not be
audible outside the structure of the establishment.
8. The parking lot of the premises shall be equipped with
lighting of sufficent power to illuminate and make easily
discernable the appearance and conduct of all persons on or about
the parking lot.
9. The petitioner(s) shall be responsible for maintaining free
of litter the area adjacent to the premises over which he has
control.
10. There shall be no pool tables nor more than two (2) coin-
operated games maintained upon the premises at any time.
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CONDITIONAL USE PERMIT CONDITIONS FOR HOT ROD CAFE
August 24, 1987
Page Two
11. These conditions shall be read by all employees and a sheet
of these conditions will be acknowledged by signature and placed
into each respective personnel folder.
The above conditions will be strictly adhered to at all times.
Failure to comply with the above conditions will result in a
suspension or revocation of the dance permit.
JS:mjg
NEW TRAffIC SIGNAL
WIDENING Of
DUBLIN BOULE
. ' .
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SAN RAMON ROAD
WIDENING
NEW STREET
.SAN RAMON ROAD
Off-RAMP IMPROVEMENTS
Circulation Improvements
DUBLIN DOWNTOWN PLAN .
DUBLIN, CALIFORNIA
200 400 feet (!J
18
Diagram 4
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ATTACHMENf 1 ;
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December 14, 1985
12:00-4:00 p.m.
Peak Off-Street Parking Utilization Summary
DUBLIN DOWNTOWN PLAN
DUBLIN, CALIFORNIA
Diagram 6
22
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A IT ACHMEN r 8
1)(PdT1'L,fM 0 - '&-1t( Off ,,g-fCfCT r4~() fi&- UTILI Ml:t MJ 1?prv
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TABLE B
DOWNTOWN PARKING ~EOUIREMENTS
Use
Current
Reauirements.
Revised
Reauirements.
1. Retail store, Market
or Shop
,Varies from
'1/100 to
1/300
'1/200
2. Wholesale store,
. furniture, appliance
autos
Varies:, 1/600
under 5,000
'plus 1/300
1/4 seats
1/500
3. Restaurant or bar
1/4 seats
4. Office, bank, clinic
1/250
1/250
5. Theatre
1/4 seats
1/ 4 seats
· Figures are in gross building square feet unless otherwise
specified
23
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ATTACHMENI 9
IfT&LE 8 ,. 1J.;u-J.J l()vJ rJ VhR-'?i Ntr [l?rQV ,Rr-Mtl'.lrS T),D,f. P
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ALLOW GREATER DEVELOPMENT
.INTENSITY IN AREAS LESS
AFFECTED BY TRAFFI
CONGESTI"ON' CONST AIN
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\I~AGE RETENTION OF._
D'E~LERSI:IIP.SBUT PLA.N'
YENTUAL RELOCATION'
ENCOl,JRAGE INCREASED
DEVELOPMENT IN AREAS WITH
EXCESSIVE PARKING' 1\ \
CONTROL DEVElOPMENT
AND DEVELOPMENT
DISTRIBUTION TO LIMIT
CONGESTION AT KEY
INTERSECTIONS
Land Use Objectives
DUBLIN DOWNTOWN PLAN
DUBLIN, CALIFORNIA
_PLAN FOR FUTURE ACCOMODATlON
OF A REGIONAL TRANSIT STATION
26
Diagram 8
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Development Zon'es Map
DUBLIN DOvVNTOWN PLAN
DUBLIN, CALIFORNIA
100 400 f_ ~
28
. Diagram 9
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