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Home My WebLink About87-139 El Pollo Asado Restaurant SDR & CUP CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: December 7, 1987 FROM: Planning Commission S taff fv\tl~ TO: Planning SUBJECT: PA 87-139 El Pollo Asado Restaurant - Site Development Review and Conditional Use Permit GENERAL INFORMATION: PROJECT: Site Development Review and Conditional Use Permit for a 2,225 sq. ft. restaurant with outdoor seating/dining and a drive-through facility. APPLICANT/REPRESENTATIVE: John Brooks Arete 2211 Olympic Blvd. "B" Walnut Creek, CA 94595 Frank Abaj ian A.T. Ventures, Inc. 1905 "B" Morgan Lane Redondo Beach, CA 90228 PROPERTY OWNER: Grand Auto, Inc. 7200 Edgewater Drive Oakland, CA 94621 LOCATION: Undeveloped lot on the west side of Regional Street, north of the Grand Auto site and south of the Woolworth Nursery site. ASSESSOR PARCEL NUMBER: APN 941-305-35 PARCEL SIZE: .65 acre (28,200 sq. ft.) GENERAL PLAN DESIGNATION: Retail/Office EXISTING ZONING AND LAND USE: C-l, Retail Business District Undeveloped SURROUNDING LAND USE AND ZONING: North: South: East: West: Plant Nursery Retail - C-l Auto Supply Retail - C-l Retail Commercial - C-l Undeveloped Lot - C-l APPLICABLE REGULATIONS: Section 8-48.1 f) of the Dublin Zoning Ordinance permits restaurants in the C-l District. - - - - - - - - - - - - - - - - -- - - - - - - - - - -- - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- ITEM NO. 9. ( COPIES TO: Applicants Owner File PA Section 8-48.2 i) of the Zoning Ordinance permits drive-through businesses in the C-l District, subject to the approval of a Conditional Use Permit. Section 8-48.9 requires all uses to be conducted within a building; outdoor uses require approval of a Conditional Use Permit. 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, 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. 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. ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration of Environmental Significance which finds that the proposed project will not have a significant impact on the environment. NOTIFICATION: Public Notice of the December 7, 1987, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting approval of a Site Development Review and Conditional Use Permit to construct and operate a restaurant with outdoor dining and seating and drive-through facility on Regional Street. The 28,200 sq. ft. vacant parcel is located within the C-l, Retail Business District and is situated on the west side of Regional Street north of the Grand Auto site and south of the Woolworth Nursery site. A restaurant is a permitted use in the C-l District; however, the proposed drive-through and outdoor dining and seating require approval of a Conditional Use Permit. The proposed development consists of a 2,225~ sq. ft. building with 906~ sq. ft. of floor area designated as interior dining and serving area and 1,3l9~ sq. ft. of floor area designated for storage, preparation, office, and restrooms. In addition to the interior seating/dining area, the applicant proposes a 484~ sq. ft. outdoor patio dining area and a future 199 sq. ft. greenhouse dining area addition (the greenhouse addition is not a part of this application). Proposed site improvements include perimeter and parking lot landscaping, trash enclosure, and a 27-stall parking lot area. -2- Based upon the square footage of the proposed use, 24 on-site parking spaces are required. The 199 sq. ft. future greenhouse dining area addition would require an additional 3 parking spaces. The Applicant proposes two driveways for the site. The northern driveway is proposed for ingress and egress, while the southern driveway is proposed for egress only, primarily serving the drive-through aisle and the front parking area. The proposed drive-through is located along the southern portion of the parcel, with the menu board set back approximately 200~ feet from the front property line. The proposed drive-through stacking distance before the pickup window will accommodate approximately 7~ cars. This is generally compatible to the other "fast-food" drive-through restaurant facilities in Dublin. Given the proposed location of the drive-through, vehicles waiting to place orders will not stack out onto Regional Street. Vehicles stacking will have limited impact on on-site circulation as the three parking spaces perpendicular to the rear property line will be designated as employee parking. Staff's review of the Applicant's initial submittal prompted a Staff Study and letter identifying applicable policies from the Downtown Specific Plan and recommending specific modifications to the site plan and architectural treatment of the proposed building (See Attachment 6 for policies). The Applicant subsequently submitted revised plans in substantial compliance with Staff's concerns; namely, eliminating parallel parking along the north drive aisle; increasing landscape areas adjacent to the proposed building within the parking lot and along the front, rear, and side property lines; increasing the width of the pedestrian walkway adjacent to the proposed building; providing wheel stop curbing around the building adjacent to the drive-through lane; providing improvements for a cross access easement to the property to the west; and providing colorful fabric awnings over the service doors on the rear building elevation. However, two issues remain unresolved: (1) elimination of the southern driveway cut; and (2) creation of an emergency exit from the drive-through lane after the menu board and prior to the pickup window. Proposed South Driveway Due to the close proximity of the proposed southern driveway to the intersection of Dublin Blvd. and Regional Street (140~ ft.) and the proximity of the proposed driveway to the Grand Auto driveway cut approximately 25 feet to the south, Staff is recommending that the Applicant eliminate the proposed southern driveway cut on Regional Street, routing the "drive-through" traffic through the front parking lot to the north driveway exit (see Staff Study). It is Staff's position that the adverse impacts which would result in terms of conflicts with the Regional Street/Dublin Blvd. intersection and Grand Auto driveway far exceed the occasional inconvenience the customer may experience in having to make a "U" turn in the front parking lot in the event this lot is full. Conflicts between exiting "drive-through" customers and customers parking in the front parking lot will be mitigated through the use of signage requiring "drive-through" traffic to stop prior to entering the front parking lot, and signage posting "Do Not Enter" to prevent vehicles from traveling westbound through the "drive-through" lane. Emergency Exit From Drive-Through Staff is recommending that the Applicant create an emergency exit from the drive-through lane after the menu board and prior to the pickup window (see Staff Study). This type of exit is a standard requirement for drive- through restaurants within Dublin. This emergency exit will allow customers to view the menu board and to exit the drive-through lane without having to travel through the entire length of the lane. This feature is necessary to accommodate individuals who, for one reason or another, choose not to place an order. The Applicant has expressed concern with this requirement as customers attempting to reach the drive-through lane may inadvertently enter the drive through lane at the emergency exit point, thereby missing the menu board and cutting in line, resulting in confusion to both the customer and restaurant staff filling orders. Additionally, the Applicant has indicated this type of exit may encourage pranksters to place an order at the menu board and exit prior to picking up the order. -3- The Applicant's concern with individuals entering the drive-through lane at the wrong place will be partially mitigated through the use of directional signage along the north drive aisle, as well as appropriate pavement signage directing vehicles not to enter. The proposed building and site layout provide an excellent opportunity for direct viewing of the menu board from the pick-up window, which should reduce confusion resulting from "pranksters" placing orders and leaving the drive-through lane prior to picking up the order. The proposed project is in compliance with the City's Zoning Ordinance, General Plan, and Dublin Downtown Specific Plan. The Applicant's proposal has been reviewed by the applicable public agencies and City departments, and Conditions of Approval are included within the Draft Resolution. In particular, Staff is recommending modifications to the drive-through lane and south driveway as indicated in the Staff Study, and is recommending that the Applicant contribute a proportional share of the cost of Dublin Blvd./San Ramon Road improvements based upon the project's contribution to the total estimated buildout traffic in the downtown area. The monetary contribution shall not exceed $5,000. 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. Adopt Resolutions relating to PA 87-139 El Pollo Asado Site Development Review/Conditional Use Permit or give Staff direction and continue the matter. ACTION: Staff recommends the Planning Commission take the following actions: 1) Adopt Resolution adopting Negative Declaration of Environmental Significance for PA 87-139. 2) Adopt Resolution approving Conditional Use Permit for PA 87-139. 3) Adopt Resolution approving Site Development Review for PA 87-139. ATTACHMENTS: Exhibit D: Site Plan, Elevations, Floor Plans Draft Resolution Relating to Negative Declaration for PA 87-139 Draft Resolution Relating to Conditional Use Permit for PA 87-139 Draft Resolution Relating to Site Development Review for PA 87-139 Exhibit A: Exhibit B: Exhibit C: Background Attachments 1) Staff Study 2) Location Map 3) Applicant's Written Statement 4) Letter to Applicant Dated 11/20/87 5) Applicant's Response Letter Dated Received 11/25/87 6) Downtown Specific Plan Policies -4- 521 24'OO'E 100.00' r-- - - -d; -'0-- .---; I"'., ~~l ..... ~ I ~~ fl., "~i 'l Co- {i ,~' <" f:L. q'.,,' 1"'.0'': q..,,1 .. ~q."l J'\'.cI :':!t ~i it P. ~p=-~ 3 --- - e.i-k:.!... ~ /' -- ( .............. ~. \ ~1(1~ ~;... ))1 ....- -"'dl - y~-:;. -- 01 --- ..-' ... '" " ..L )1 ... -. 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I iSi~ g. el~.. ; ~ I ~;!~ ii'i~igi ; B 3~ x--- I ~sE-~ ( ~ .1 ;!ii ii ID:;~~E; ~ ~I .!w~ ~~ . !~I= ~ 80 !A~; ii !iii;i~;! is -:,i ~~ I&Aili~i:.!; ~1i.=.11 II- i,~. i~ ,,-. I.S '-S" ~" i;~:~ii ;=ilIS;.a ;~ ."i- 11':~5'~.i~' .. !o~. .oS.Ese ~~ Ok IGe~1 1~li~il :~~B; RECE'/YE ,..... ' 0tP I) 0 '" , tJ f I ~~ ~ I~'~ DUBlli' .'l FL4N:.r:".,..., " . \;.I~L1 ':N ~ ~.. .. ..:... . A RESOLUTION NO. 87- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN -- - ------- -- --.. -.. -.... -........ -- -----.......... -----............ - -- - --.. -.. -- --.. -.. --.. ----.. - - -- -- ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 87-139 EL POLLO ASADO RESTAURANT CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW APN 941-305-35 WHEREAS, Arete Architecture on behalf of A.T. Ventures, Inc., filed a Site Development Review and Conditional Use Permit application requesting approval to construct and operate a 2,225 sq. ft. restaurant with outdoor seating patio area and drive-through facility on the vacant lot located on the west side of Regional Street north of the Grand Auto site and south of the Woolworth Nursery site, more specifically APN 941-305-35; 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 WHEREAS, public notice of the Negative Declaration was given in all respects as required by State Law; and WHEREAS, the Planning Commission did review and consider the Negative Declaration at a Public Hearing on December 7, 1987; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds as follows: 1. That the project PA 87-139 El Pollo Asado Restaurant Conditional Use Permit and Site Development Review will not have a significant effect on the environment; 2. accordance and That the Negative Declaration has been prepared and processed in with State and local environmental laws and guideline regulations; 3. That the Negative Declaration is complete and adequate. BE IT FURTHER RESOLVED that the Dublin Planning Commission hereby adopts the Negative Declaration for PA 87-139 El Pollo Asado Restaurant Conditional Use Permit and Site Development Review application. PASSED, APPROVED AND ADOPTED this 7th day of December, 1987. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director fA 81- ,~ ,~ . ..D : .~ ~~>~.\; ~. 'f\4.~6hiftoc::' RESOLUTION NO. 87 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN - - - - - - - - - --- - - - - - - - - - - - - - - - - - - - - - - ----- - - - - - - - - - - -- - --- - -- - - - - - - - - - - ----- - -- - -- APPROVING PA 87-139 EL POLLO ASADO RESTAURANT CONDITIONAL USE PERMIT TO CONSTRUCT AND OPERATE A RESTAURANT WITH A DRIVE-THROUGH FACILITY AND OUTDOOR SEATING PATIO AREA ON THE UNDEVELOPED LOT ON THE WEST SIDE OF REGIONAL STREET, APN 941-305-35 WHEREAS, Arete Architecture, on behalf of A. T. Ventures, Inc., filed a Site Development Review and Conditional Use Permit application requesting approval to construct and operate a 2,225 sq. ft. restaurant with an outdoor seating patio area and a drive-through facility on the vacant lot located on the west side of Regional Street north of the Grand Auto site and south of the Woolworth Nursery site, more specifically APN 941-305-35; and WHEREAS, the application was 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 have no significant effect on the environment; and WHEREAS, notice of Public Hearing was published in The Herald, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State Law; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the application; and WHEREAS, the Planning Commission held a public hearing on December 7, 1987, to consider all reports, recommendations, and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: 1. The use is required by the public need in that it provides a restaurant with a drive-through service and an outdoor dining/seating facility available to serve the general public. 2. The use will be properly related to other land uses and transportation and service facilities in the vicinity in that the site is located within the Dublin downtown with major existing shopping centers in the immediate vicinity, and the activities of the project will be commensurate with the present use of surrounding properties within the neighborhood. 3. The use, under all the circumstances and conditions of this particular case, will not materially affect adversely 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 as all applicable regulations will be met. 4. 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, in that the use is consistent with the character of the General Commercial District and with the Dublin General Plan and Downtown Specific Plan. ,". .-." ~.. " t C-.~.~ ~~ivt-i.., -1- "PI' 81-I~' BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve PA 87-139 Conditional Use Permit as shown by materials labeled "Exhibit A" on file with the Dublin Planning Department subject to the approval of the related Site Development Review and to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building and grading permits or establishment of use, and shall be sub;ect to Planning Department review and approval. 1. This approval is for a restaurant with drive-through service, outdoor seating and dining, with a patio area, and a menu board/reader board for the drive-through service. 2. The specific size (height and area) and location of said menu board shall be subject to review and approval by the Planning Director. 3. Development of the site shall generally conform to the plans prepared by Arete Architecture, by Hamill and McKinney Architects and Engineers, and by Thomas Baak and Associates Landscape Architects Site Planners dated received November 25, 1987, and labeled Exhibit "A" on file in the Dublin Planning Department, as modified by the following Conditions of Approval and those requirements of affected agencies and associated Site Development Review (Planning Commission Resolution No. 87 - ). 4. Prior to occupancy the Applicant/Property Owner shall provide a recorded cross access easement for vehicular ingress and egress through the project site parking lot to the adjoining parcel to the west (in the northwest portion of the project site) identified as APN 941-305-34, the undeveloped See's Candy parcel, or show to the satisfaction of the Planning Director that diligence has been pursued to accomplish the Condition. If upon the request for occupancy it is the desire of the Applicant to request additional time to satisfy this Condition, the request shall be taken to the Planning Commission as another public hearing item for consideration by the Commission. The alignment of the cross vehicular connection on the adjoining property shall be subject to review and approval by the Planning Director at such time that a Site Development Review application for that property is submitted for approval. The easement document shall be subject to review and approval by the City Attorney prior to recordation. Development of the vehicular connection on the project site up to the property line shall be the responsibility of the Applicant and shall be constructed in conjunction with the other site improvement approved under this application PA 87-139. 5. With exception of the drive-through service and outdoor seating facility, all demonstrations, displays, services, and other activities shall be conducted entirely within the structures on the site. No loudspeakers or amplified music shall be permitted outside the enclosed structure. Loud- speakers utilized for the drive-through window service shall observe a noise level which reflects the minimal functional volume. 6. The Applicant/Property Owner shall provide at least one trash receptacle within the outdoor patio dining area, and shall maintain the site in a litter free condition. The Applicant shall be responsible for cleaning up and disposing of the restaurant generated trash and litter on-site and off-site within the neighborhood. -2- 7. This permit shall expire on December 18, 1990, 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 two additional years (the Applicant must submit a written request for the extension prior to the expiration date of the Conditional Use Permit) by the Planning Director upon determination that the Conditions of Approval remain adequate to assure that the above stated findings will continue to be met. PASSED, APPROVED AND ADOPTED this 7th day of December, 1987. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -3- RESOLUTION NO. 87 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ------------------------------------------------------------------------------- APPROVING PA 87-139 EL POLLO ASADO RESTAURANT SITE DEVELOPMENT REVIEW APPLICATION TO CONSTRUCT A RESTAURANT ON THE UNDEVELOPED LOT ON THE WEST SIDE OF REGIONAL STREET, APN 941-305-35 WHEREAS, Arete Architecture, on behalf of A. T. Ventures, Inc., filed a Site Development Review and Conditional Use Permit application requesting approval to construct and operate a 2,225 sq. ft. restaurant with an outdoor seating patio area and a drive-through facility on the vacant lot located on the west side of Regional Street north of the Grand Auto site and south of the Woolworth Nursery site, more specifically APN 941-305-35; and WHEREAS, the application was 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 have no significant effect on the environment; and WHEREAS, notice of Public Hearing was published in The Herald, posted in public buildings, and mailed to property owners within 300 feet of the project in accordance with California State Law; and WHEREAS, a Staff analysis was submitted recommending conditional approval of the application; and WHEREAS, the Planning Commission held a public hearing on December 7, 1987, to consider all reports. recommendations, and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. All provisions of Section 8-95.0 through 8-95.8, Site Development Review, of the Zoning Ordinance are complied with. B. Consistent with Section 8-95.0, this application, as modified by the Conditions of Approval, will 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 set forth in the Zoning Ordinance and which are not consistent with their environmental setting. C. The approval of the application as conditioned is in the best interests of the public health, safety and general welfare. D. General site considerations, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements have been designed to provide a desirable environment for the development. E. General architectural considerations, 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. F. General landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, 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 for the public. AA~m ~~. . -1- G. The project is consistent with the policies in the General Plan and the Dublin Downtown Specific Plan. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve PA 87-139 Site Development Review as shown by materials labeled "Exhibit A" on file with the Dublin Planning Department subject to the approval of the related Conditional Use Permit and to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building and grading permits and establishment of use, and shall be subiect to Planning Department review and approval. 1) Development on the site shall generally conform to the plans prepared by Arete Architecture, by Hamill and McKinney Architects and Engineers, and by Thomas Baak and Associates Landscape Architects Site Planners dated received November 25, 1987, and labeled Exhibit "A" on file in the Dublin Planning Department, as modified by the following Conditions of Approval and those requirements of affected agencies, and associated Conditional Use Permit (Planning Commission Resolution No. 87 - ). 2) The Applicant shall comply with all applicable Police Services Standard Commercial Building Security Requirements (Attachment 1). 3) The Applicant shall comply with all applicable Site Development Review Standard Conditions (Attachment 2). 4) The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement (Attachment 3). ARCHTECTURAL 5) If during construction archaeological remains are encountered, construc- tion 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. 6) The Applicant shall submit color and material samples for exterior colors and materials for the building and proposed awnings subject to final review and approval by the Planning Director. All ducts, meters. air conditioning equipment and other mechanical equipment on the structure shall be effectively screened from view with materials architecturally compatible with the materials of the proposed structure. 7) The Applicant shall submit to the Planning Department elevations and details of the proposed trash enclosure. Said trash enclosure shall be compatible with the materials of the proposed restaurant building subject to review and approval of the Planning Director. 8) The Applicant shall submit for Planning Director review and approval revised elevation plans including a) designating elevation views north, south, east and west, b) depicting awnings on rear building elevation over doors, and c) depicting projected window for drive-through pick-up window, Said plans shall be accurately dimensioned and drawn depicting features applicable to the proposed building. 9) Building light fixtures shall be subject to review and approval of the Dublin Police Department and Dublin Planning Department. 10) All roof-mounted mechanical equipment shall be screened from view subject to Planning Department review and approval. DEBRIS/DUST/CONSTRUCTION ACTIVITY 11) 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. The Developer shall be -2- responsible for corrective measures at no expense to the City of Dublin. Provision of temporary construction fencing shall be made subject to review and approval of the City Engineer and the Building Official. DRAINAGE 12) A grading, drainage, and improvement plan shall be prepared by the Applicant and shall be submitted for review and approval by the City Engineer. A grading permit shall be required for site grading and drainage. 13) Roof drains shall empty into approved dissipating devices. 14) The site shall be so graded that all runoff is collected internally and there is no flow across sidewalks, driveways, or onto adjacent properties. 15) Where storm water flows against a curb, a curb with gutter shall be used. The flow line of all asphalt paved areas carrying waters shall be slurry sealed at least three feet on either side of the center of the swale. IMPROVEMENT PLANS 16) All on-site improvements and all improvements within the public right-of- way, including curb, gutter, sidewalk, driveways, paving, and utilities, must be constructed in accordance with approved standards and/or plans subject to review and approval of the City Engineer. 17) The Developer shall be responsible for correcting deficiencies in the existing frontage improvements to the satisfaction of the City Engineer. 18) An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way. 19) The Developer shall construct the driveway to flare out on each side to facilitate turning movement subject to review and approval of the City Engineer. 20) The Applicant shall contact the Dublin San Ramon Services District (DSRSD) concerning water, sewer, and fire services. A site plan showing water and sewer facilities shall be submitted to DSRSD subject to review and approval. 21) The relocation of improvements or public facilities including street trees shall be accomplished at no expense to the City. 22) The Applicant shall be responsible for providing an automatic irrigation system to existing and/or relocated street trees within public right-of-way along the project's street frontage. FIRE PROTECTION 23) The Applicant shall comply with all DSRSD Fire Department requirements including, but not limited to: a) All drive aisles less than 20' wide shall be marked as fire lanes and no parking allowed according to the California Vehicle Code. b) Building exits shall be illuminated at all times when building is occupied. c) All exit doors shall be openable from the inside without the use of a key or any special knowledge. d) An automatic fire protection system shall be installed for protection of commercial cooking equipment from which grease-laden vapors emanate in normal cooking applications. e) Occupancy load signs shall be posted in any area where the occupancy load exceeds 50 people. f) Fire extinguishers shall be located every 75' of travel distance and shall be of the correct classification for the hazard. -3- g) The building's address shall be posted in visible and legible from Regional Street. with their background. a position which is plainly Said numbers shall contrast h) Exit signs shall be posted to direct persons to the second exit if the second exit is not clearly evident. SIGNAGE 24) Signage indicated on plans labeled Exhibit "A" are not a part of this application. All signage shall be subject to review and approval by the Planning Director. LIGHTING 25) The Applicant shall submit photometrics and a lighting plan to the Planning Department for review and approval prior to the issuance of building permits. 26) Exterior lighting shall be provided within the site parking lot and perimeter of the building and shall be of a design and placement so as not to cause glare onto adjoining properties or onto Regional Street. Lighting used after daylight hours shall be adequate to provide for security needs (1 1/2 foot candles). Wall lighting around the entire perimeter of the building shall be supplied to provide "wash" security lighting. The Applicant shall provide photometrics and cut sheets subject to the review and approval of the Planning Director. LANDSCAPING AND IRRIGATION PLANS 27) A final detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger scale), 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. Final landscape plans shall indicate general plant pallet with common and botanical names and container size and growth rate. 28) The final Landscape Plan shall be generally consistent with Site Plan Exhibit "A" as modified through Conditions of Approval and with Preliminary Landscape Plans prepared by Thomas Baak and Associates dated received by the Planning Department November 25, 1987, and with the Staff Study dated December 3, 1987. 29) The Final Landscape Plan shall include planting and staking detail. Trees must be double-staked. 30) Final Landscape and Irrigation Plans shall provide an automatic system for on-site landscaping and street trees within the public right-of-way along the project street frontage. 31) The Final Landscape Plan shall provide a m1n1mum of one l5-gallon tree within each landscape finger located within the parking lot (see Staff Study dated December 3, 1987). 32) The landscape strip adjacent to the north side of the building shall be decreased to 2 feet 2 inches to allow for an increase in the adjacent pedestrian walkway to a minimum 6-foot width. 33) Landscaping shall not obstruct the site distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle or driveway intersections shall not be higher than 30" above the curb. MISCELLANEOUS 34) The Applicant shall designate the three (3) parking spaces in the rear parking lot area (perpendicular to the rear property line) as employee parking (see Staff Study dated December 3, 1987). 35) All parking spaces shall be double-striped per City standards. Handicapped, compact and employee parking spaces shall be appropriately identified on pavement. -4- 36) The Applicant shall modify the Site Plan to eliminate proposed southern driveway cut (drive-through driveway) and provide as landscape area subject to review and approval of the Dublin Planning Director (see Staff Study dated December 3, 1987). 37) The Applicant shall provide appropriate signage and pavement markings at the end of the drive-through directing drive-through traffic to "Stop" and directing parking lot traffic to "Do Not Enter" subject to review and approval of the Planning Director and City Engineer (see Staff Study). 38) The Applicant shall modify the Site Plan to provide an emergency exit from the drive-through lane after the menu board and prior to the pick-up window subject to review and approval of the Planning Director and City Engineer. Said emergency exit shall provide a minimum 28-foot turning radius for the outer curb and a minimum 20-foot turning radius for the inner curb. Said emergency exit shall narrow to a maximum l5-foot width, minimum l2-foot width adjacent to the rear of the building. 39) The Applicant shall provide appropriate signage and pavement markings a) along north driveway directing drive-through customers to the drive- through lane; and b) at the emergency drive-through exit directing customers to "Do Not Enter" the drive-through lane. 40) The Aplicant shall "red curb" both sides of the emergency exit curb and the curb along the north driveway aisle to signify these areas as "No Parking" areas. 41) The Applicant shall provide a concrete apron pad in front of the trash enclosure with minimum 10-foot by l2-foot dimensions subject to review and approval of the Dublin Planning Department. 42) The Applicant shall comply with all applicable zoning, building and fire safety codes. 43) The Applicant shall increase the width of the sidewalk along the north building frontage to a 6-foot minimum. 44) Prior to issuance of building permits, the Applicant shall submit for review and approval a final Site Plan (1" = 20') in conformance with the Conditions of Approval. Said plans shall be fully dimensioned, accurately drawn, and prepared and signed by a licensed civil engineer, architect or landscape architect. 45) The Applicant shall secure building permits within six months of the effective date of this permit or said permit shall be void. 46) The permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. 47) With exception of the drive-through service and outdoor seating facility, all demonstrations, displays, services, and other activities shall be conducted entirely within the structures on the site. No loudspeakers or amplified music shall be permitted outside the enclosed structure. Loudspeakers utilized for the drive-thorugh window services shall observe noise level which reflects the minimal functional volume. 48) The Applicant shall provide a minimum l-foot wide wheel stop curb adjacent to the building along the drive-through lane. 49) The Planning Director shall have the discretion to make minor adjustments to these conditions as determined necessary to reflect the outcome of the requirements called for in conditions related to easements specified in this Resolution and the related Conditional Use Permit Resolution of Approval (Planning Commission Resolution No. 87 - ). 50) Prior to occupancy the Applicant/Property Owner shall provide a recorded cross access easement for vehicular ingress and egress through the project site parking lot to the adjoining parcel to the west (in the northwest portion of the project site) identified as APN 941-305-34, the undeveloped See's Candy parcel, or show to the satisfaction of the Planning Director that diligence has been pursued to accomplish the condition. If upon the request for occupancy it is the desire of the Applicant to request -5- additional time to satisfy this condition, the request shall be taken to the Planning Commission as another public hearing item for consideration by the Commission. The alignment of the cross vehicular connection on the adjoining property shall be subject to review and approval by the Planning Director at such time that a Site Development Review application on that property is submitted for approval. The easement document shall be subject to review and approval by the City Attorney prior to recordation. Develop- ment of vehicular connection on the project site up to the property line shall be the responsibility of the Applicant and shall be constructed in conjunction with the other site improvement approved under this application PA 87-139. 51) Prior to issuance of building permits, the Applicant shall make a monetary contribution for its proportionate share of Dublin Boulevard/San Ramon Road improvement costs, based on the project's traffic contribution to the estimated total buildout traffic for the downtown area. This monetary contribution shall not exceed $5,000. PASSED, APPROVED AND ADOPTED this 7th day of December, 1987. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -6- .. CITY OF DUBLIN fOLlCE SZRVICES SJ:1..NDForo CCM<!ER:IAL BUnn:mG SECURIT'! RB:C,,!~'iWl:'T'!CNS I. r;cops All e.:-ct:erior doors are to l:e c~nst=~c+-..::d as foUcws: a) ~~ deors shall l::e of solic core c::nstr~c+--icn, no less t.'".a.'1 1-3/4 i..'1c!:es thick. b) Au:d.liarj lecks c:2:e to l::e acc.e:::. to each cxr a.-.d. s:-.2.l1 re ccuble C'llincer, one i..:.eh, t.~C'.-l ce.=.Cl:olt or EC'..:i'rc2=.-.-;: Ct:==::"a=<1 resistant lcc- 1__ '.';"o"'-e r~"""""; ;--!-ad, tv t."'o ;::ci' c.:...-g ,,;~ ;:-; -:. e:-c':.c: - ~'" ell; "'0'0"'-- .."\,;:) vY.L...~ r--.....---- _ .- - - .. ~- --- --- _.:._- -'"' ._~ are to l:e protected by CJ'i-:Cez:- ri!:.g ~...s so t.......ey C2.;.-'..,:ot 1:e griE'...eC. by pliers or ot........er wrer.c::ll.r:g ce'lices. c) L'1-svringi.."1g coors shall have r2l::bi te-i J~'T.CS, c:::- al te!::"~te rrea.11S of strengt..l1e.'1ing. c) e) E:r-"'''''ior hinges shall have nen-rerrcvable b i -:ge :::~-:s. Exi::::l.,..-ior and. ; nte!:'ior g~2.ce cut-s~-; ,,:ci..ic rerrovc.ble, hicc.e."- or nen-e~::essilile h~,:g~ C...,..--~ ~-- sl:all r.::>ve r.CI'.- t:; -c: f) rcc::-s w'it.~ cl?.ss car:.els a-:c.. c.::crs "t-~at l"'..2.~,...e cl=.ss ~-:els 2.c.Jc..c:::.!~t to :~Q o'eo- ~;-;:-'.=. c:~~1' l--.e c::::=..--,-::r tN-i+-:" i-.....!"""!'.;c-:; e~ c:-:-::..::.i =;11<::: 0-; '::1':- '--__ ..L.. ~__.-. ......r.____ A.. ------ -- _......._.. ...... _ _____ ..._____ .- (;..;,..... least. liSt.';. L.-:c~ !12.:t..e!:'ia2.. c= 2 ; ":ch rr.esh sc=..:==-=- c:: t..."..-:,e L-..sice of t..~e glaz.ir.g. }I.~l e.,-&o,...icr Goors, e.'Celt:c..:..-:g frcnt cccrs, s~l !-.2.'ie a ;;-.!..."1.L-;;t..--n of 40 watt bulb ever t.":e cuts ice cf be ceor. S\:C~ l:clb s;-21l l:e r; -'-ected cnto t,'-.e coer sur::2.ees by re:Ele-:::""...::rs. h) TI-.e st=i..~e is to l:e a w-rcug~t 1:cx st::"i.~e, c::::- ~..:i.'iale!:t. g) i) SliCing glass coors: All slic:.L-.S' glass cccrs shall l:e ~..:i~:;:ed w"J.:c...'l. a lcckina ce'lice t.'-1at s;-.a11 eo.gage t........e st::"i.'-(e S'..:::fici=.-:tlv t:J nreVe!1t its l:eing dis~S'c.seC. by 2.l1.Y FCssible rrcv"'e:.-re..T1t c:: t..~= c.x= w-it.:"~:.- t::e s'PGce or clearar:ces r:;ravic.ed fer ; "':Stallat:.cn a-~ c?===-ccn. . ':G.......e l:clt a-:ci s~L'<e shall l:e re; nforce=. ty [-t...c.r::.~ed Ir.at:==i.=.l so as to -::reve..'1t t.~e;- c:e"'ar~+-;cn bv cullina -::;r:1-;"'0 or s;r:ri.'="" a-;-~""':< ,,-~ ,,.......i:.-i_g c'"",.;co _ _ c;;;.'--O.. _.I. ..J I _ _-..._ -. -- -----.. -...- -""""'--"'-'-/.. -,,~- fur.ct.icn rnav l::e q:erable by a ke~{ed c::::- exe::. led: i.-:s:.c.e a..-:d cut as F€-r:ni tted by t."e Fire Ce;:a..... ;""'.e..,,-t or EuilCi.::<:; exes. rouble sliili..."-g glass coors s;:all l::e lccked at t:-.e ;;-e-e+-" ~g rail. II. tilllCCtvS A. All 1) accessible rear ar.c sice glass wir~a~~ s~l be s~~ec. as foll~~; Any accessible wiI:co.; s;:all l::e seC'~e-::. en t.'".e ir.sice w"it..'1 a lccking device cap=,ble of withstar.d.i.1-,g ;;:!:yL-:C; or w-r~c:u.ng. Louvered winccws shall not l::e used \."it.'-.i..'1 eic~-::. fe:t of ground level, adjaee.'1t st..-uctures, or fire esc::::;es.- 2) DP 83-012 ~~~. ~ ;J, ~t::l" J ;i..1iP ',." .~"b~ Rdt~ ) ) " . _......, 'II ., :1 ,I 1 J ; ! . .. -~:. '. ....;. ~.;;: .~:o#. .... . ....~~ B. ~~cessible-Transoms All e.,<terior transoms e.v:cee-'l....ing 8" x 12" en ~e side aI".d rear of any building or pre.mise used for bus~ess p.lrFCses shall be protected by. one of the follo.-ling: 1) Outsice iren bars of at least 1/8" material spaced no rrore than 2" apart. 2) Cutsice iren or steel grills of at least 1/8" rraterial, but not m::>re t.l;an 2" rresh. .. The wir:CO.-l barrier shc.ll be secured wi:t...'1 tel ts, t."e rounced or flush head on t.':e cutsice. . Wire hur.g glass wit.'1 !;Csitive lccJQ.,g ce';iees. 3) 4) III. F:CCF OPENINGS A. class skv1.i.chts en t.':e reef of any b.; 1 Ci.:.,c or pre.rnises used business- pL.?ses shall be provicec. -..;it..'"!: J Iron bars of at le=.st 1/8" rr.ate...>-ial s:'...c.eed r..o rrore t:.';a'1 2" apart under t.':e skylight ar.c. securely fas~ed as i..'1 B-3. A st-~l crill of at le=.st 1/8" rr.aterial of 2" rresh UI'..cer the skylig:.tJ ar:d scc'..lrely fast:e...'1ed as i..'1 E-3. 3) CL~er s~~li.c;ht prctec:~cn of aE=9rC7v"ed, cesis:.. All for 1) 2) ~. P. '1 1"'.a t:::::;.;ay c~r,; ":S's C:1 t.~e reof of 2-11Y l:t:i.lC:L"':g 01:' pre:.-:tises used. for l:usi::.ess p-'='I:"~ses s;--..=.l1 J:e se-.::ured as follo..;s: 1) If t::e r_.:::t.::::",~c.Y is of TN.Cc:C.e..l1 rr.ate.ri2.l, .it shall ba cav"ered en t..'":e i.."'lsic.e \.;it..'1 at le=.st 16 suc.ge sr:eet steel or its e-?livale.'1t att.c.c~.ed. wi. t.~ sc:::-e.''''s 2.t 6 II .. 2j The 0.2:t.cz-:..vc.y sr-.all te sec.rred fran tl-:e bsic.e wi.t..'"! a slicebar or ;::,lic.e 1:o1ts. 1:-:e use of crcs"r<:r er ~c.Clcck rr.ust be approve-.:i Py the Fire l-lzrshal. Cutsic.e ~'"lges c!! all h~::..::hv-ay c-s;e.'1i.r:.gs' shall l:e provic.ed wit..'1 non-r=."T'Ov-c:.ble pi.'1S wT:e.'"l using pin-t:.1?" h.i."'lses. 3) C. lUl air c.t.:c-;: or air ve.'"lt e~ni'1gs e."{e~..J.r.g 8" x 12" en t.':e reof or e.'rto....ior w-alls of any l:cildi...1g or prs-m.se ,used fer l:usi..'1ess purtXJses shall l:e sec...r2'5. l:y covering tl:e S~7e wi.t.'1 eit.':er of the following: 1) Iron l:ars of at le=.st 1/2" round or 1" x 1/4" flat steel rna.terial, s~aced no liar: t.'1an 5" a;:-art ar.d securely fast:e...'1ed as in II B-3. 2) A steel grill of at le=.st 1/8" matedal of 2" rresh ar..d securely faster.eel as in I I B-3. " .. ".., ~. - SITE DEVELOPMENT REVIEW STANDARD CONDITIONS CITY OF DUBLIN All projects approved by the City of Dublin shall meet the following standard conditions unless specifically e.xempted by the Planning Ceparl:m:nt. 1. Final buildinq and site develoorent plans shalll::e reviewed andl approved bv the Planninq Cepartrrent staff prior to the issuance of a building pennit. All such plans shall insure: ,. a. That standard camercial or residential security require:rents as established by the Dublin Police Cepartrrent are provided. b. That ramps, sr;ecial parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all par'.dng stalls. d. That e.xterior lighting of the building and site is not directed onto adjacent properties and tbe light source is shielded fran direct offsite viewing. e. That all mechanical equiprent, including elec""....rical and gas xreters, is architecturally screened fran view, and that electrical trans- fonrers are either undergrounded or architecturally scree.'1ed. L That all trash enclosures are of a sturdy ma~ial (preferably masonry) and in harmony with the arc.ntecture. of the building (s) . g. That all vents, gutters, dcwnsPJuts, flashings, etc., are painted to match the color of adjace.'1t surface. h. That all materials and colors are to l::e as approved by the Dublin Planning Cepartrrent. Once constructed or installed, all improve.rre.\1.ts are to l:e maintained in accordance with the approved plans. Any changes which affect the e.'ct:erior character shall1::e resubnitted to t.l1e Dublin Planning Cepa.rtrrent for approval. i. That each parking space designated for canpa.ct cars l:e ide.'1tified with a paverrent marking reading "Small Car Only" or its equivalent, arid additional signing l:e provided if necessary. j . That all e.'ct:erior architectural elerre.'1ts visible fran viev and not detailed on the plans l:e finished in a style and in materials in hanrony with the e.xterior of the building. k. That all other public age.'1cies that require revie-.... of the project l:e supplied with copies of the final building and site plans and that canpliance l::e obtained with at least their minimum Cede require.'t'I2..'1ts. DP 83-13 .-,". ",;." .' '?A~ ", c;l>1t. 2 0 s: ~;I.i~ llii ft.4!-Solv-:b'-'" .' 2. Final Landscape Plans, irriqation systen plans, tree preservation tech- niques, and quarantees, shall be reviewed and approved by the Dublin Planninq Depart:rrent prior to the issuance of the buildinq permit. All such sul::mittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proPJsed landscape screening is of a height and density so that it provides a PJsitive visual impact within three years frcm the tilr.e of planting. I c. That unless unusual circumstances prevail, at least 75% of the propjsed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proPJsed shrubs on the site are m:inimum of 5 ,gallons in size. d. That a plan for an autanatic irrigation syste!ll be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system Il'ay be used. e. That concrete curbing is to be used at tr.e edges of all planters and paving surfaces. f. That all cut and fill slopes in e.'<.cess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slq:es graded and not constructed on by Septe.rr.J::er 1, of any give."! year, are hydroseeded with pere.'1I1ial or native grasses and flem-ers, and that stock piles of lease soil e.'<.isting on ~'1at date are hydroseeded in a similar Iranner. h. That ~'1e area under the drip line of all e.'<.isting oal(s, walnuts, etc., which are to be saved are fenced. during construction ar.d grading ofeI'ations and no activity is pe.rmitted ll1"1cer them t..~t will cause soil co~ction or dalnage to t..'1e tree. i. That a guarantee fran the cwners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, ar:d the irrigation syste.'!l for one year. j . That a pennanent maintenance agree.rrent on all landscaping will be required fran the owner insuring regular irrigation, fer-~lization and weed abate.rnent. 3. Final insrection or occupancv ~ ts will not te oranted until all construction and landscapinq is COmPlete in accordance with acproved plans and the conditions required bv the Ci tv, or a bond has been posted to cover all costs of the unfinished lM)rk, plus 25%. 'J. HE CITY OF DUBLIN P.O. Box 2340 Dublin. CA 94568 (415) 829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT (property owner) do hereby shrubs and ground cover) will be the City of Dublin's approved (name of I agree that all plants (trees, installed in accordance with landscape plan for project) located at (address) . All plants will be replaced in kind as approved plan at such time as they are found to be diseased, damaged, or dead, for at least one (1) year date of their installation. per the missing, from the I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one (l) year from the date of the landscaping installation. This agreement is binding against this and all property owners of record. Signed: Date: Form 83-05 ",!>I!"r""'T e~ ~.. .' '" 0 · ~./.~f.'.f.".,..,.~..,.,.t.; ~ ~ ."1 1"~I"c b ~ .' Jc '~" " &.... ?It a,.. " \ ;; tn-. 1tetb'~." 1/83 . ~~~, " '." 17. d " ". "I ~o{.,) t 'tl'.d (t't.::,~L?_- -~'-!~--=!r "", F, ' ! ~,II ~ --' '.:. -. -- .;~r==:J ~ 'I'I'-'-"=~ ~':./ _. ......... ': ~~:-::. ; ......... '"" ". ~.}1 ~ . ~;... '))1 n I ' -""~ -V~~.__ - -' 'l~: . .\ : i!G-I~: ~c ~M,h~ ;t ':. j ~ u ,- ~: ... { I ~ ~. 1; I ~ '-~ ~1l1 ~ it _", r ~~ ~i I ,.., ,:P('~ iele.. .. -~I I ,,\)0 NC!>TE~ .:0- r,; it,;',,~ "b:<'U.\i"""-' I '--, ~ 4f,ilirN L .,,) " , j ~.... '.~'~ , , " ":1 r/:<j . .......:..1 'Re. 6\e. IV\. e. n u.. 13oQ.fd ,I, :J~ . .......s./-J "'; : j'\ ,~O~~( lj eme.('q,.' ~~" t,_,~.cI__._~_. -cJ I I": C ('" eC\. --\ e. E)(.\T 521 24'OO'e 100,00' "':r-:' r------ ,.,.. I ~~. '. , '\. ~ c- rt ,. '"' 1'..0,} ide. 'Or-i"t.-n..~,"'j.. "rtU.l-;oll4l C;i~ I"j ~~..J . I '..,::1 ~ c c . : Co "._ CO] '''' .'" <I.l --.."-.'.J -..:.~ - .~. '.'\..-"." 'O:c'~,I' :,:<':..:.,:1 ~. .' ~ ,; . .-1 ! , E.\; 0\ i "o...,\e" \)(',,,e.~ o \ c 'N '" '" . \, ,\ .~\ - " ~ "-.... '- \l \1 11.'....,) ~-::;J I I \~ "" 'Ot{ '211.I o~ \AI ) ~ ; -Q : fVl : ~,: !i\i rt ;\.. I >'~" ill. .:~i~;.. '. ~... '\~~'-'-'''; -: ~ ~ ~. " dl. d', ; . I ! '-, " },\ , .'\, " ; ;, , "" ,- i I 'I ) ,-Tf _.-~ ~ l \1 \1 \': ~: .', '-+ ; I ,- ~l~ 1-- -;::- - - ,-;-_. ,""' '. . ~ ~ I c L,:. : "- l"~ ~ l 'y' i j .~ :;~-~:.::1 ~ ::..:....1. ~_:..'..::.__.~ ".1:' ~,.")--,..~.. z-=;.::;" ":::1 i - 'i ~--"-r "'-;~:~:'f '- r r"'--:-.---.-- i ;, r ~.~.! U-_~_, : I, t I--:'~",- , "". /- ~ _:...::.. C:;"";~_ ,. .': \ , I'; "; .11.: ..' ~.; ~! . , . . .' "I 1 ij I IH ~'~_'1..~ ,= ~}{~ ~"l:"i '/~~,"'--rcl;:. ~~ :,Ci:~CO-~;h- -t l' '"nee.. ~ .Iq~l RW~N&-~~;;:~~ i~ L~ ~~~M!KT ~..~y O - AclJ f\\~"iJ\\\l1\ · - 1'3~Cl.lloY'l 'T ('u,. Ell""" r'c:1.--\~ l)..~"e~ AM ~~e. Areq, , ,; i ; t.1 .' (l\J J. ~t~~rr ~.:. ."3fU\:)'t' ',~~ < ~ ...,,:'.':-~~::~.r- \1.\...' ""{)eC. 31(~~7 . ::r'~~'o~~i.'~'~ :.. _:':"-,'J, .. ,I "'. .' . , - . '.------,.. '," ..,e '.' ~'l,.'H' :M ENT / '-~' :~:-:::-,-;- -,,','" il,\ J A'.t'" ;L" -";'. . ' , : :' v, , . " ' 8.. .:. .. ._..::.-: "~. . . . ~I ....C ..... ", Ii. ."'rt-'$~ ~'1 ". - --REGiONA("'-S yp. 8-'" 'l' ...... =< - . :' .... , , , , . ,- '. .....~; .. 1Ir:,...:':II:) , , \ \' , " , " , , , ~ ',. i \ \ \ \ \\ " \ \' \ \ 3: I ..l. ...J ~' 8- ~~. ol'~~!: -(' .::' ;.e i --" if Ii: _ ~ 1 ..:: ~__.:i i ....ll'AJI(Q '011 ""'....JlQ .y rW8llS "f'" n. CAllfI')R/lfIA I....o.a.~...... c-. ~ "'I. A PART OF THE ZONING :MAP ~HE 'CITY OF -DUBLIN n :; - -< : 0 - ... l '" . c . '" r :z ~ CITY OF DUBLIN . - ~ SANTINA. -= ~ THOMPSON ",c.-'- -:':''''IYC:O ~~ '-':~':-~~~~:: . .,~~,..,...~t'."""""";-"'V""""~I~ . , ~""':';;T.':'",,~~j:ro.~1'r-';'.I.....;t""1'.'~i; .:',: .--oitll.,t . '~"'r:-:.~~';~"~':u'.,,, ..':-........,'":'..:'1..;. . .'-'" .' :1,..~;;':"~..n.Ui.'t'lo.-::;~.,:.~.",:.,,",.~t;'_~; ~'..: ,:-,~~~~.~~.~~';:~tt~~:~.~~l~-~:'~:' '.' ;'.' "~:'.;.:., ::"-." :-;".' 1 $''l it ~'MENT j ~. < U ", ;f, :,Hl.n ~ , .'" ~ ~ '!;~ II- ~ ), V:~,> * @l; ,...;F. fWO'---'"'' LocJIlmDN mltP , I RE.cEIVED SEP :J 0 i:~:' DUBliN PLANN!NG A Letter to the City of Dublin, California A.I. Ventures, Inc. is committed to developing and managing an El Pollo Asado restaurant in Dublin, California, as we believe in our product and the city of Dublin now and for the future. The El Pollo Asado concept offers food whi ch tastes good and is healthy. Many items on the El Pollo Asado menu meet requirements for the American Heart Assoications eating away from home program. Our restaurant's specialty is fresh chicken marinated in juices and herbs and flame broiled. The El Pollo Asado food products offer customers quality, freshness, and flavor all at tremendous value for the price. Since many people live active and fast paced lives our drive-thru restaurant will offer great convenience to many customers. The addition of an El Pollo Asado restaurant will have no adverse effects on the city of Dublin. The development of an El Pollo Asado restaurant is very consistent with the city of Dublin offering the community quality service establishments to meet the changing needs of residents today. We look forward to working with the community in all ways possible to ensure the continued quality of living as exists in the city of Dublin today. Sincerely, F, ank Abajian President A.T. Ventures, Inc. FA/baw fit lJ7- IS 9 iP'ME N' I' 3 ',", ~ H "," .... ,rIl87-r3, gJ.PPlit.... 1 .,~~ ~~f~ID:~~::.:,:",\~l (-" R E C E , Y E("\ . CITY OF VUBLtH r ~...;) " .1') .....".-, d '.~; I) U I....:. i PA No. 8/1.13.7 FORM, INTeRIM I ENVI~ONMENTAL AS~Es!:fMEi\i1" (Pursuant to Public 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 project:El Pollo Asado, Reqional St., Dublin 2. Proposed use of property: 2225 square foot restaurant with drive UD facili ty. ,3. Name, address, and telephone of Applicant: John Rrnnks c/o Arete 2211 Olympic Blvd. Suite B, Walnut Creek, CA 94595 (415)934-5888 ,4. Name, address, and telephone of con~act person ~ in addition to applicant or o instead of applicant: Gary Wheeler c/o Arete 2211 Olympic Blvd. Suite B. Walnut Creek, r.A 9a~9~ (a1~)q'II_~AAA 5. Attached plans are~preliminary orOFutly developed.. 6. Building area: 2225 sq.Ft. 7. Site area: 28.000 ill sq.Ft. orD acres'. 8. Current zoning: C-1 9. Maximum Building Height '19'':'6''Glft. or o stories. 10. Describe amount of daily traffic generated by number, type and time of day: ~pprox. 15-25 cars/hour - peak'times @ 11am-1pm & 5pm-7pm 11. Number of off-street parking spaces provided: 32 12. Number of loading facil ities provided: ('\ r'\ I " ,13. Proposed development schedule: beginning: JAN 88 completion: APR 88 14.0. If residential: number of new 'units ; number of existing units bedrooms i unit sizes ;range of 0 sole prices or 0 ren~s dwelling Dsingte familyD duplexD multiple. ;number of neVI ; type of 14.b. If commercial: scoRe of proiectUl neighborhood, 0 city, 0 regional sales area 1297 ~sg.ft. orDacre; estimated employment per shift operation M- TH 1 Dam-1Opm & F &5 1 Dam-11 pm 8 ; hours of 14.0. If industrial: materials involved hours of operation. ; estimated employment per shift 14.d. If institutional: maior function estimated occupancy ; estimated employment per shift ; hours of operation 15. Describe City permi~s required: L!l Site 1;levdofWlev.:t" ~"ie.."V; D va.~tu^c.e.:; o A~W\il'\istr",-ti"e CoMi-nol\M USe P.e.rMit; 0 ~c.lo.sSi-fiCA.tiol^l. CreZOl'\I~; o Pla.\I\~ Dt\f€..lopt't\€krlj ill Cor-.ctitiov'lOJ USe.. ftV'"M'rtj 0 Si~Y\ 011\ l~ ~ o Othe.r 16. Describe other public approvals required: 0 unknown; 0 loce! cgencies;D regional agencies; 0 sfate agencies; 0 federal ogencies; for CERTIFICATION I he'reby certify that fhe informaHon 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 above. ~n~ Nome (print or type): Signature: Date:---9 - '2L)-Cf1 John Brooks Development Services P.O, Box 2340 Dublin, CA 94568 (--:: CITY OF DUBLIN r\ Planning/Zoning 829-4916 '. Building & Safety 829-0822 EngineeringlPublic Works 829-4927 November 20, 1987 John Brooks, Project Manager Arete 2211 Olympic Boulevard, Suite B Walnut Creek, CA 90~ SUBJECT: PA 87-1~El PolIo Asado -- Conditional Use Permit/Site Development Review Dear Mr. Brooks: Following are Staff's preliminary comments concerning PA 87-139 El Pollo Asado application: Downtown Specific Plan 1. The project site is located within the City of Dublin Downtown Specific Plan area. Attached is a copy of those sections of the Specific Plan with applicable policies and development standards. More specifically, those policies require: a. Adequate landscaping between sidewalks and parking lot. b. The use of colorful fabric awnings. c. Parking lots to be screened by low walls and landscaping from adjacent streets. d. Parking lots must contain 20% of their surface area in landscaping. Site Plan 2. Is the future addition proposed at this time? If proposed at this time, please provide detail. If not proposed at this time, note on plans not a part of this application. 3. Indicate on plans the square footage of indoor and outdoor seating and food serving areas. 4. Preliminary estimate of required parking is 23 parking spaces for indoor and outdoor seating area. If future addition is included, an additional three parking spaces would be required. 5. A cross access easement will be required to allow access between the project site and adjacent parcel to the west of the site. '- ~ ."..,,, _... _ "..'_ _. ,'''~'" . ...._..~,...._.- -..__."-._...-....,,....----........~..____:o--: ..... ..,. . .'- ..-..,......-.-._...-. ~.,1t. C' 'HM'ENT" If . .(:,:' 11 io" , " " _ , ". i A :IW .. /PI" 1AEn"I~' '-...~~ VI (~: c: John Brooks, Project Manager November 20, 1987 Page 2 6. Provide pedestrian access from public~idewalk through the parking lot to the restaurant. 7. Close the south driveway exit. Route exiting drive-through traffic through the front parking lot to the north driveway entrance. 8. Inadequate landscape strip is proposed for the north property line. Proposed parking is awkward and may interfere with the on-site circulation. Eliminate parking spaces located adjacent to the north drive aisle and north property line. 9. Shift the driveway to the north. 10. Create an escape or exit from the drive-through lane after the menu order board and before the pick-up window. 11. Only one handicap parking space is required per Title 24. Eliminate excess handicap spaces. 12. Maintain a minimum four-foot wide clear and unobstructed sidewalk. Increase width of walkway in rear of building to six-foot minimum. Increase width of the walkway adjacent to the north side of the building to a minimum of six feet or provide minimum four-foot landscape planter on each side of the walkway (four-foot width adjacent to the building and four-foot width adjacent to the drive aisle). 13. Relocate the trash enclosure to allow accessibility to disposal trucks. 14. Provide wheel stop curbing around the building adjacent to the drive- through lane. Landscape Plans 15. Minimum of 20% landscaping is required within the parking lot area. Note on plans the percentage of landscape area provided. 16. Increase width of landscape area along the north property line to six- foot minimum. '--.. n (' John Brooks, Project Manager November 20, 1987 Page 3 17. Increase width of front yard landscap~area to l2-feet minimum. 18. Provide landscape area along rear property line. 19. Add landscape planter adjacent to the north side of the building and walkway. Add landscaping between the wa~kwfty and drive aisle. 20. Increase width of the south side property line landscape area to five- feet minimum. Add l5-gallon trees. " 21. Common name for Eucalyptus Ficifolia is "Red Flowering Gum". The botanical name for Willow Peppermint is E. Nicholii. Indicate on plans which is proposed. 22. Gledistsia T. Shademaster (Honey Locust) is not considered a good tree for small areas between curbs. Please explain why this tree is proposed. 23. Increase the number of Bouganvilla proposed along the south building elevation. Elevation Plans 24. Label building elevations north, south, east and west. 25. Explain the purpose of the future door on south building elevation. If the door is proposed adequate walkway width or drive aisle width to accommodate door opening is required. 26. Consider projected window for drive through "pick-up" window. 27. Note on window. window? plans height and width of awning over drive-through pick-up Will the awning interfere with vehicles approaching the pick-up 28. Proposed wall lights may invite vandalism. Light fixtures should be flush-mounted and shatter resistant. 29. West (rear) elevation is plain in appearance and lacking design features. Revise west elevation to enhance visual interest. '--,. -= n . _.:/ r) John Brooks, Project Manager November 20, 1987 Page 4 30. Provide detail of north elevation. 31. Provide elevation plan and detail of stucco wall around the outdoor patio eating area. 32. Note signs are not a part of this application. The preferred location of the low profile sign is on the south side of the north driveway entrance setback to allow adequate sight distance for vehicles exiting the site. If you have any questions concerning these comments, please call. ~~o:f dtmc<-- Maureen O'Halloran Associate Planner MO'H/ao cc: L. Tong, Planning Director File PA 87 -139 --,.. ;::::~~~~~~~~!-:V-"_ .. 1 ~~T~~~~.T"'WT - ~ -... --- =~~ R~'H: ==- arCDjte-cture Maureen O'Halloran, Associate Planner ---C-i-ty----e-f'----l)ub 1 i n P.O. Box 2340 -Du~rtn, CA 94se8 NOV ~h ,::., DUBUN rl.ANNINO --SU-B~Ee'1'_:-p-A-S7=1:39_Rl PolIo Asado Conditional Use Permit/Site Development Review Dear Ms. O'Halloran, The following is an itemized response to your letter dated Nov. 20, 1987: 1a. Additional landscape area has been added between sidewalks aruL~t. b. Colorful fabric awnings are a part of the current design, additionally the West(rear) elevation will have the same said awnings added above the doors to help articulate the f a'caUl:! . c. Parking areas shall be screened from adjacent streets via landscaping and berming of landscaped area. -----------.-,. -' --..d,.----Pa,r,k-i,ng---a-ot-e~frt_a;l_ns-26%_-l_andsea,pe-a-F--ea-. 2. 3. 4. 5. 6. 7. Future addition is not planned at this time, and is noted as such on plans. Square footages of dining and service areas are listed on D 1--t-e--p--l_a n . Twenty three parking spaces are required (excluding possible future addition), twenty nine spaces are provided. Cross access easement to adjacent property on West side of site has been provided. Pedestrian access to the site has been provided on the south /' side of the driveway. South driveway exit is necessary to provide a smooth flowing on site traffic pattern. Re-routing the traffic back into the parking lot would cause unnecessary congestion. 8. Parallel parking spaces on the North side of the property have been removed and the landscape strip increased to six feet. 9. Driveway has been shifted North as requested. 2211 olympic boulevard, suite b, walnut creek, califomia 94595 415934-5888 '''; i ACHMENT. 5 ~A81"I" ~..~ ('eu,,,ed "I~.117 10. Allowing an escape from the drive through lane would create many hazards for our patrons. Not only would it allow an exit, it would also provide a possible entrance to the drive through window that would miss the menu board completely and offer no means of escape. It also would create an opportunity for individuals to order and leave. We feel that these grounds outweigh your reasons for an escape lane. 11. One handicap parking space is required per Title 24, one space is provided. 12. Walkway width at the rear of the building has been increased to six feet. On the North side of the building a landscape strip (ranging from 3'-2" & 5'-6") has been provided between the building and the five foot walkway. 13. Trash enclosure has been relocated. 14. Wheel stop curbing shall be provided around the building adjacent to the drive through lane. 15. Calculations for landscaped area include the building itself being counted as part of the paved area. Even with this consideration, we have landscaped over 26% of the site. Calculations are shown on the landscape plan. 16. The landscape area along the North property line has been increased to six feet. 17. The landscape area along the front property line has been increased to a twelve foot minimum. 18. A five foot minimum landscape strip has been added to the rear property line. 19. See response #12. 20. The South side property line landscape area has been increased to a four foot minimum. The planting in this area has been diversified and 15 gallon trees have been added. 21. "Red Flowering Gum" is proposed. 22. The "Honey Locust" trees have been replaced with Platanus A. Bloodgood (London Plain Tree). 23. The number of bouganvilla on the South elevation has been increased from one to four, in addition three have been added to the outdoor seating area. 24. Building elevations shall be labeled with correct orientation. 25. The plans submitted are franchise plans done to accommodate all possible site designs, in our case the "future door" will not be needed now nor in the future, it will be removed from the plans. 26. A projected window will be incorporated into the drive up window design. 27. Height and width of awning at the drive-up window shall be noted on the plans. Should the height be a factor in vehicle access ability a maximum height allowed indicator will be added to the drive-up lane. 28. Light fixtures shall be flush mounted and shatter resistant. 29. The West elevation shall be revised to include awnings over service doors to match existing awning on building. Revised plans shall be submitted for approval at a later date. 30. Detail of reveal on North elevation will be provided at a later date. 31. Detail of stucco wall around the outdoor eating area is included on the preliminary site plan. 32. Signs are not part of this application, however a low profile sign south of the driveway entrance is proposed as per your recommendations. We shall send you revised elevations and floor plans as soon as possible. Thank you for your recommendations and help on the EI Pollo Asado project. sg::t.o<~ John Brooks Project Manager JB/jb o r~: An increase of height over a portion or all of the site up to that specified in the Development Standards may be granted if the city finds that such an increase would not be detrimental to adjacent residents. 11) The city shall seek the creation of a downtown plaza space for joint public and private uses. ,E. URBAN DESIGN ~2) 6) );:> 7) 8) 1) ,Additional public improvements within the downtown area shall be used to identify the area more strongly with the City of Dublin. The City shall require adequate landscaping between sidewalks and parking lots. . The City shall encourage and require a high level building, landscaping ~nd signing quality. Properties adjacent to the freeways shall be required to adequately landscape the edges of their property as part of any development approval. The use of tar and gravel roofs shall be discouraged. Substantial areas of sloped roofs shall be encouraged. The use of colorful fabric awnings shall be encouraged. 3) 4) 5) 9) A strong pedestrian environment shall be encouraged along Amador Plaza Road. Uses along San Ramon Road shall be encouraged to increase their orientation toward that street and to ,implement appropriate building and landscape improvements. ~ F. IMPLEMENTATION AND FUNDING 1) Implementation of the Downtown Dublin Specific Plan shall be considered a joint public and private sector effort. The City shall re-evaluate the plan implementation progress annually to determine whether private sector participation and cooperation warrants the continuation of projected public funding levels. 2) The City shall consider the establishment a city-wide Business License Fee Program. 3) The city shall establish a Traffic Monitoring Program to periodically assess current and projected traffic impacts and shall take appropriate actions to revise the downtown or other area plans to maintain traffic congestion at levels acceptable to the City. ,-,.. '" 12 f~~~/~H!~:~~ Development Zon'es Map DUBLIN DOVVNTOWN PLAN DUBLIN. CALIFORNIA ~~f_~ ,--,. 28 Diagram 9 '. . .--- . -.------.,. (: .: j., ,r\ . i ~:~. Zone 3: Req lonal Transit Mixed Use .':, ;" .. .' ,_ Identified as a site initially for B~A.R.T.'s Park-and- Ride parking "lot and later for parking related to a potential B.A.R.T. Station in the I-580 median, this - area is difficult to develop in the interim for high- quality commercial uses because of its relative isolation from Dublin Boulevard. A mix of uses integrating transit - related parking and commercial uses similar to Zone 4 will be encouraged in this location. Limitations on the quantity of commercial development will be necessary in recognition of the Dublin Boulevard and Dublin Boulevard/San Ramon Road intersection traffic capacity limitations. Zone 4: Planned Mixed Use~~, This area will be devoted to a wide mix of uses including retail, office, hotel, restaurant and commercial recreation facilities. Internal pedestrian linkages within the area and related to adjacent zones will be encouraged and requir~d. Contingency plans for the integration of the existing automobile dealership property into the complex will be developed to insure compatibility should the dealerships relocate at some time in the future. y Zone 5: San Ramon Road Retail Currently oriented almost exclusively to Regional Street, uses in this area will be encouraged to increase their presence on San Ramon Road to improve visual appearances along that frontage. proposals which provide new access to San Ramon Road will be considered. Pedestrian linkages to Zone 5 will be encouraged. Uses will continue as a mix of retail and commercial services. ~ Zone 6: Central Block West Retail A continuation of current retailing and service commercial uses will characterize this zone. Improvements to zone entries, internal circulation and parking lot landscaping will be strongly encouraged. Zone 7: 'Central Block East Mixed USe Currently occupied by a mix of retail, service, restaurant and entertainment uses, this zone will be encouraged to develop additional specialty retail uses and additional restaurants along its eastern edge to create a "Dublin Restaurant Row". As in Zone 5 improvements to entries', internal circulation and parking lot landscaping will be strongly encouraged. .--,. 29 .", .. (~, /7\ ~ : .-:~ . , -"-'.1 1) 2) The B.A.R.T. Parking area description will be expanded and modified to recognize land oWnership patterns and the future potential for a unique mix of uses capable of creating a strong image for Downtown Dublin and serving a broad regional market. The Retail/Office and Automotive designations west of 1-680 will be changed to retail/office. Existing automotive uses will be encouraged to remain and aC~9mmodated through interim use standards. 5) ZONING ORDINANCE MODIFICATIONS The Zoning Ordinance will_be amended to allow all properties within Downtown Dublin to be designated as a Planned Downtown Development District to replace the current zoning categories. Land uses, development standards and interim uses will be as outlined in the Development Standards for each Downtown Development Zone and supporting diagrams outlining special requirements. Permits for new construction and other property improvements will be contingent upo~ Planning Commission approval of a Land Use and Development Plan for each property. 6) DEVELOPMENT ST&~ARDS In order to tailor land uses and development characteristics more closely to the goals and needs of Downtown Dublin, special Development Standards will govern future change within the downtown area. Table C contains land use, development intensity, and building height standards. For the purposes of these standards, .Service Commercialn uses which are to be located on the ground floor of structures are to be interpreted as businesses which are compatible with and strongly supportive of the primary downtown retail character. Uses which would be substantially disruptive to retail continuity or which are inappropriate to the goals and policies of this Specific Plan will not be allowed. The following standards shall apply to all areas of the downtown: -~-~~ a) L -V b) Parking lots shall be screened by low walls and/or landscaping from adjacent streets. Parking lots shall contain a minimum of 20% of their surface area in landscaping. , --,.. "" 35 V1 o ~ -<( o Z -<( I-Z Vl::::i I-co Z6 UJ ~~ 00 --J~ UJZ >3 UJO 00 (Co, (' u Q) :a ru I- . . ~ \ 0 .... . . . . . . .., '" .... ....... - r-:-- 0 .., 0 . 'Ii' ve 'i Ie \ 0 . . . . ~ .., '" .... Iv 0 .., . 0) . 'i' . Ie . 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U V'O-<: @ ~ ,---,.. 36 (----. ,', -'.> '" ~ "".1 . .-: ~ " - . .... .....,.". 'n.-:;; -.: ,:,;".: , ':. ~:~:. .:. ,.', _: y C) .' .. , . . .". . Roof top 'equipment, which can' be' seenfrom"'the . downtown area, adjacent freeways~'off-ramps'and overpasses shall be screened from view.':,;,:-" ' In addition , the Specific Site Deveiopment . Requirements described on Diagram 12 will be applied to each affected properties. Development standards not identified in this Specific Plan will generally be .s required for C-l Districts in the City of Dublin Zoning Ordinance. However, each new development or property change will be subject to Site Development'Review as prescribed by Sections 8-95.0 through 8-95.8 of the Dublin Zoning Ordinance unless exempted from such reviewoythe Planning Director on the basis of being of minor impact. ~p~~~~l~r~~~~~ shall be given_~o_j:hQse_proper.t.ies adjoining " ,',', ~"F~,~,!d~!Lt,!.e.!1-y:::i~h-ed:rJ?F~p~ert,rT-andr~9t,eYstr~n~~~ite.}_ "tc=t~.t:l~~,P.s!t,n~~~d +~F.c]:lg~..!:uralI.de.!~gEJ~1~!:r_emEWt_s ~~~y ili ~~~J:..1!!P~_:>~?Jt2'~~E~g_~!.~!Il!J?~~~~~~~J?2E-i~llose~~re s 1_<l~tl.t~_al; ~pr:ope~~1es~~ Where potent1al m1t1gat1on measures to eliminate undesirable impacts on adjacent residential properties are felt by the City to be insufficient, addi tional;;landscaped }~_~tE~~1ss :;anddower .'!'heightJ E~~;rictionsgmaYibe~imposed. B. CENTRAL BLOCK IMPROVEMENT PLAN 1) EXISTING CONDITIONS Bounded by Dublin Boulevard, Amador Plaza Road, Amador Valley Boulevard and Regional Street the Central Block is the hub of downtown. Located within this superblock are a number of separate properties and large anchor stores which have established the retail image of Dublin. The major buildings on the site are grouped into two shopping centers facing opposite directions. This arrangement has left a service corridor running north and south through the center of the block. The other uses within the block have been pushed to the perimeter and separated from the retail center by parking. These uses include the City's Public Library, a service station, several restaurants, and a movie theater complex. The following existing conditions are noteworthy: a) A poor circulation route links the stores and parking in the Central Block b) A surplus of parking resources exists c) Little or no concern has been shown for pedestrian circulation and amenities . --,.. 38 ._..____._.....~...._;..,................, .... _'<,". ,_........~ ..~ _',~', .;'u ",;;- '." ...-' ;..~_.~.. ~...<t."~~,~,.~.~_':':"!-.....~\,::.~',....n"-J'L~.~~.,~,::<.....i..:-.:'\...,,,.;"'\~..':>-;:..--;,;;.~t''!-\I!"C_~Il'T*'';;.i,~.;.~~....':r:~~-'C~~_....~~''-\~~-;::.~.::-::..~