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HomeMy WebLinkAbout01-028 McNmra'sCUP/SDR10-09-2001 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: October 9, 2001 SUBJECT: PUBLIC HEARING PA 01-028 MeNamara's Conditional Use Permit Sign/Site Development Review (Report Prepared by: Jonelyn Whales Associate Planner) ~ ATTACHMENTS: Resolution approving a Conditional Use Permit/Sign and Site Development Review Applicant's Written Statement Project Plans RECOMMENDATION: 2. 3. 4. 5. Open public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt Resolution (Attachment 1) approving PA 01-028 Conditional Use Permit/Sign/Site Development Review McNamara's Steak and Chop House DESCRIPTION: The applicant, Vince McNamara, is requesting Conditional Use Permit and Site Development Review approval to operate an Eating and Drinking establishment, including outdoor seating, and to remodel the exterior of an existing 8,600 square foot building located at 7400 San Ramon Road. The family restaurant will contain approximately 187 indoor seats and 28 outdoor seats for customers. Exterior improvements will involve redesigning the building faCade; relocating the entrance from the side of the building to front on San Ramon Road; reconfiguring the front entry and patio, constructing a ramp, upgrading the landscaping, installing new freestanding and wall signs, and slightly modifying the existing surface parking. In addition, the applicant proposes to use recycled materials, i.e. stone veneer to enhance existing landscaped features while reconfiguring the facade of the building and patio. The proposed hours of operation for the restaurant will be Monday through Sunday, from 5:00 p.m. to 12:00 a.m. Dublin Fishery, another family restaurant, which ceased operations early last year, formerly occupied the site. Since that time, the restaurant has been vacant and in need of restoration. BACKGROUND: On September 2, 1986, a proposal was submitted for Planned Development Rezoning and Site Development Review requests concerning PA 86-053 for the development of a restaurant in Area 3 of the San Ramon Road Specific Plan. The project consisted of constructing a new restaurant on a 1.5 acre site located at 7400 San COPIES TO: Applicant Property Owner PA File Project Pla~ ITEM NO. c/, ~_ Ramon Road. The restaurant, "Hayward Fishery," operated as such until the City of Dublin requested the proprietor to change the name of the restaurant to "Dublin's Fishery," to reflect the local heritage of the area. Afterward, the Planning Director approved an application for Sign Site Development Review for the suggested name change for the building signs. Building permit history for this address reveals that after the restaurant closed no permits or applications have been filed with the City's Building Division. Site Description. The project site is located at 7400 San Ramon Road within the Planned Development (PA 86- 053) southeast of Dublin Boulevard. The project property is zoned C-1 (Retail Commercial), which the development guidelines allow, i.e., neighborhood retail establishments, and eating and drinking establishments are permitted uses pursuant to Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of the Zoning Ordinance. Typically, development proposals for restaurants do not require a public hearing. Conversely, pursuant to Section 8.12.050 of the Zoning Ordinance, eating and drinking establishments with outdoor seating are subject to the requirements of a Conditional Use Permit. A Conditional Use Permit may be granted if the proposal conforms to all of the General Conditional Use Permit findings prescribed under Section 8.100.060 and Section 8.24.030 of the C-1 General Commercial Zoning District. Conditional Use Permit The San Ramon Specific Plan and Planned Development District (PA 86-53) both require approval of a Conditional Use Permit for outdoor seating at restaurants (Eating and Drinking Establishments). As stated above, outdoor seating is one of the conditionally permitted uses allowed in the zoning district. The general development criterion of the San Ramon Specific Plan requires that development proposals in Area 3 be required to show compatibility of uses. The project proposal is compatible with the architecture of the building and the patio on the east elevation. Additionally, outdoor seating will be compatible with the existing garden setting at the rear of the building. This use will also be compatible with other adjacent uses along San Ramon Road that are allowed by the C-1 (Retail Commercial) Zoning District and Planned Development District. Compatibility with surrounding land uses. The proposed restaurant will be compatible with the surrounding commercial uses, especially with the other restaurants across the street within the Strouds shopping center. The former restaurant had been compatible with existing retail and residential uses in the area. Therefore, this proposed restaurant would operate in a similar manner and support existing uses in the immediate area. In addition, the site is well suited for another family restaurant based on the floor and site plan, elevations, landscaping and on-site circulation. The proposed outdoor seating will not impact most neighboring uses in the immediate area; however, staff is concerned about the rental unit on the Public Storage lot adjacent to the subject property. As a condition of approval, staff is requesting that the applicant limit the hours from 10:00 a.m. to 10 p.m. that the patio will be available and accessible for patrons. Limiting the hours will mitigate any potential noise and associated disturbances to the surrounding residence. Site Development Review Specific Plan and Zoning Ordinance requirements. The "General Development Criteria" of the San Ramon Road Specific Plan address the compatibility of uses and require that special attention be placed on insuring compatibility of uses proposed in any new development with existing residential or other commercial development located within or adjacent to the Specific Plan area. The following factors are taken into consideration for determining compatibility of uses: height of proposed structures, design, landscaping, setbacks and walls and fences. The Zoning Ordinance requires similar criteria for a Site Developmem Review. Design. The applicant proposes to enhance the wood frame building by moving the primary entrance from the north elevation to the west elevation. Orienting the entrance on San Ramon Road would provide more natural light than the current arrangement. As proposed, the building's bulk and appearance would be harmonious with nearby buildings, the natural setting and the area's desired character. The architectural style of the building will be modified with the orientation of the patio relative to the wooden ramp projecting beyond the fagade. This change will provide a prominent entryway. Another architectural enhancement is the string of wood columns enfolding the arched windows and doorways. Large columns are proposed on opposite sides of the pathway leading up to the main door. The from doors will be recessed to allow the prominent veranda to appear symanetrical with the bulk of the building and create a rich visual character. The original structure lacked a strong architectural treatment along the building elevations, i.e., the west and east elevations, which have long walls. The applicant proposes to incorporate architectural details emphasizing the entryway, while articulating other elements of the facade, which allows the visual impact of the building to be minimized. In addition, the applicant proposes to upgrade the wooden trellises along the eastern building elevation. Refurbishment and replacemem of these trellises and canopy would help eliminate the "blank wall" effect. The original mesh cover beneath the trellis will be patched and replaced as needed to restore the beautiful design of the canopy. The applicant will also construct a bench along the featured wall to match the stone veneer at the entrance. Application of these architectural modifications will result in a more balanced and harmonious building. Proposed colors for the base walls and trim are Benjamin Moore Brand #2130 (white), for the cement plaster walls Benjamin Moore Brand #AC-32 (tan) and typical Benjamin Moore Brand white for all the omaments on the building. Landscaping. Additional landscaping will be planted throughout the project site, i.e., annuals to refurbish and brighten the pedestrian pathways and the existing landscaping along the northern property line. Many of the existing trees in both parking lots will need to be maintained or replaced to promote healthy canopy growth. Existing shrubs should be thinned and trimmed at the base to approximately 24" to 36" above ground. The north side of the building presems a haven for concealment because of the heavy foliage. Staff recommends that the applicant provide direct access to the area by means of a cyclone fence. In addition, a fence along this area will also allow surveillance by the Dublin Police Services. These requirements are included as conditions of approval for the current project. Circulation. Access for the project will be via a shared access driveway on San Ramon Road and internal circulation on the property serving the Sleep Shop and Kinder Care locations. According to the Public Works Department, the proposed on and off-site traffic circulation movements are adequate for the proposed restaurant. The applicant will be required to install traffic regulatory signs as part of the project to comply with the Public Works Department standards. A "right turn only" sign is required at the exit approach to the southern driveway on San Ramon Road to minimize stacking. These requirements are included as conditions of approval for the current project. Signage. The applicant is proposing a 14 foot by 8 foot freestanding sign that matches the featured wall constructed of stone veneer materials. Specifically, the illuminated aluminum halo lite sign letters will be mounted to the rock and measure 112 square feet, with a copper painted logo to read, "McNamara's Steak and Chop House". The letters have a black and white vinyl overlay to have an appearance that the letters are raised on the rock. Pursuant to Section 8.84.120 of the Sign Ordinance, the freestanding sign may be placed at the entrance and have a maximum height of 10 feet and not exceed 150 square feet. The proposed wall sign is much smaller measuring 2 feet by 5 feet, not to exceed the maximum allowable 120 square feet. The applicant's proposed signage clearly conforms to these guidelines. Additionally, the signage provides a balanced use of materials that contrast between the existing horizontally sided wood building and the proposed access ramp railing. The proposed letter height, color and design of the new signs are well proportioned to the design of the building. Through Site Development Review approval, the two proposed signs, freestanding and wall signs comply with the Zoning Ordinance. Approval of additional signage may lead to aesthetic problems in the future if the signage is not adequately placed and maintained. The Conditional Use Permit and Site Development Review resolution (Attachment 1) includes a condition requiring that any additional signage must be of similar material and color, for review and approval by the Planning Manager. Parking. The applicant is not changing or increasing land uses; therefore, the existing parking spaces are adequate pursuant to Section 8.76.010 of the Zoning Ordinance. Conditions of Approval Other City departments and governmental agencies have reviewed the project and their comments have been incorporated into the resolution (Attachment 1) as conditions of approval. The majority of the conditions applied to the project are standard conditions of approval. However, the resolution also includes project- specific conditions covering stairways, pedestrian pathways, occupancy fire/building code regulations and on and off-site circulation. Regarding building occupancy, the applicant demonstrates that the maximum number of persons that can occupy the building at any given time is fewer than 299 persons. A condition has been added which states that if the occupant load for the restaurant is 299 or more persons, the project must be reviewed as an "Assembly Occupancy" and the applicant must comply with additional fire code regulations, such as constructing an additional exit door; installing noncombustible decorative material, i.e., drapes, curtains, etc., installing interior finishes that meet flame spread requirements. GENERAL PLAN/SAN RAMON SPECIFIC PLAN The General Plan designates the site within the Retail Office Land Use Classification. This classification is intended to enhance retail commercial establishments and other commercial uses. A restaurant with outdoor seating is consistent with this designation. The Project is located within Area 3 of the San Ramon Specific Plan. A restaurant is considered the most appropriate use of this site. Additionally, restoration of an existing building that has been vacant for a period of time complies with the desired intent of the General Plan and San Ramon Specific Plan. Staff finds that the project is consistent with the Dublin General Plan because the project would allow a new family restaurant to operate within an existing building along San Ramon Road. ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) Guidelines list those projects, which are Categorically Exempt from environmental review. Section 15301 exempts minor alterations of existing facilities. This proposal is to renovate an existing restaurant and add outdoor seating, which will require slight exterior modifications to the 4 existing restaurant. Therefore, the project is considered categorically exempt from the provisions of CEQA pursuant to Section 15301 (a) of the State CEQA Guidelines. CONCLUSION Staff recommends that the take testimony from the Applicant and the public; question staff; Applicant and the Public; close the public hearing and deliberate; and adopt resolutions for Planning Commission approval of the Conditional Use Permit and Site Development Review request to allow outdoor seating at McNamara's Steak and Chop House; and to remodel an existing 8,600 square foot building, install new landscaping and new wall and freestanding signage, subject to the conditions specified in the draft resolution, Attachment 1. 5 GENERAL INFORMATION: Property Owner: Applicant: Location: Existing Zoning: General Plan Designation: San Ramon Properties Skepner Development 2325 Clayton Road Berkeley, CA 94704 Vince McNamara 3134 Paseo Robles Pleasanton, CA 94568 7400 San Ramon Boulevard APN 941-0040-002-16 PD (PA86-053) Retail Office 6 RESOLUTION NO. 01 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING PA 00-028 MCNAMARA'S STEAK & CHOP HOUSE CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUEST TO REMODEL AN EXISTING 8,600 SQUARE FOOT BUILDING; UPGRADE THE LANDSCAPING, REDESIGN THE ENTRANCE AND INSTALL NEW WALL AND FREESTANDING SIGNAGE AND TO OPERATE A RESTAURANT WITH OUTDOOR SEATING LOCATED AT 7400 SAN RAMON ROAD WHEREAS, the Applicant, Vince McNamara, has requested approval of a Conditional Use Permit and Site Development Review to establish a restaurant with outdoor seating and remodel an existing 8,600 square foot building with new building facades; landscaping and signage, located at 7400 San Ramon Road, within the San Ramon Specific Plan, Development Zone 3; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and is categorically exempt under Section 15301, Class (1) Existing Facilities of the State CEQA Guidelines. The project will involve minor alterations to an existing building; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the Planning Commission approve the application; and WHEREAS, the Planning Commission did hear and consider all said repons, recommendations and testimony herein above set forth and used their independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find that: The proposed operation of a restaurant within Development Zone 3 of the San Ramon Specific Plan is compatible with other land uses (i.e. retail commercial and residential), transportation and service facilities in the vicinity because the proposed restaurant use will provide a commercial service retail establishment use consistent with the adjacent San Ramon Road retail uses which typically benefit the surrounding area. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all the potential environmental impacts associated with the project are less than significant. The proposed use is similar to the former use (Dublin Fishery) that occupied the site. .A_TTA. GHMENT I The use will not be injurious to property or improvements in the neighborhood because the project is conditioned to comply with all Building and Fire Department requirements, and Public Works Department requirements regarding on and off-site traffic circulation, site improvements, and on and off-site drainage improvements. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structure would not be detrimental to the public health, safety, and welfare. The subject site is physically suitable for the type, density and intensity of the use and related structure being proposed. The proposed project is consistent with the intent of the Planned Development (PA86-53) because the project is located on relatively flat land within an urbanized area adjacent to existing retail commercial uses. The approval of this application, as conditioned, complies with the Dublin General Plan, the San Ramon Specific Plan, and the general requirements established in the Dublin Zoning Ordinance. McNamara's Steak and Chop House proposal is consistent with the intent and purpose of Chapter 8.104 Site Development Review of the Zoning Ordinance. The approval of this application, as conditioned, is in the best interest of the public health, safety and general welfare. The proposed site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements has been designed to provide a desirable environment for the development. 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 commercial development with the development's design concept or theme and the architectural character of the surrounding commercial buildings and uses. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT TIlE Dublin Planning Commission hereby approves PA 01-028 McNamara's Steak and Chop House Conditional Use Permit and Site Development Review request to remodel an approximate 8,600 square foot building; upgrade the landscaping, redesign the entrance and install new wall and freestanding signage and to operate a restaurant with outdoor seating located at 7400 San Ramon Road, as generally depicted by the plans, labeled Attachment 3, consisting of thirteen sheets prepared by Linda Fuji, AIA, dated received by the Planning Department on September 14, 2001, stamped approved and on file with the Planning Division, subject to compliance with the following conditions: 2 CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL.] Planning, [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) 1. Permit Expiration. Construction or use shall commence within one PL Ongoing PL year of permit approval, or the permit shall lapse and become null and void. 2. Annual review. On at least an annual basis, this Conditional Use PL Ongoing PL Permit shall be subject to the Planning Manager Review and determination as to compliance with the conditions of approval. Any violation of the terms or conditions of this permit may be subject to enforcement action. 3. Revocation of permit. The permit shall be revocable for cause in PL Ongoing PL accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 4. Clean-up. The Developer/Property Owner shall be responsible for PL Ongoing PL clean-up and disposal of project related trash to maintain a clean, litter- free site. 5. Trash Receptacle. The Applicant/Property owner shall provide at least PL Ongoing PL one trash receptacle within the outdoor seating area and shall be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. 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. 6. Controlling Activities. McNamara's shall control all activities on the PO, PL Ongoing PL project site so as not to create a nuisance to the existing or surrounding businesses and residences. 7. Fees. Developer/Property Owner shall pay all applicable fees in effect Various Various at the time of building permit issuance, including, but not limited to, times, but no Planning fees, Building fees, Dublin San Ramon Services District fees, later than Public Facilities fees, Dublin Unified School District School Impact issuance of fees, Alameda County Fire Services fees, Alameda County Flood and Building Water Conservation District (Zone 7) Drainage and Water Connection permits fees; or any other fee that may be adopted. Fees are subject to change without notice. Un-issued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the share of the new or revised fees. NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) 8. Requirements and Standard Conditions. The Developer/Property Various Ongoing Owner shall comply with applicable Alameda County Fire, Dublin Public Works Department, Dublin Building Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or thc installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to thc Planning Department, indicating that all applicable conditions required have been or will be met. 9. Standard Public Works Conditions of Approval. Developer/Property PW Approvalof W Owner shall comply with all applicable City of Dublin Standard Public Improvemen Works Conditions of Approval, Attachment A (obtain from Planning t Plans Department). In the event of a conflict between thc Standard Public through Works Conditions of Approval and these Conditions, these conditions completion shall prevail. 10. Required Permits. Developer/Property Owner shall obtain all PW Various W necessary permits required by other agencies (e.g., Alameda County times, but no Flood Control District Zone 7, Alameda County Health Agency (if later than necessary), State Water Quality Control Board, etc.) and shall submit issuance of Building copies of the permits to the Department of Public Works. Permits 11. Building Permits, Codes and Ordinances. Thc Developer/Property B Through W Owner shall obtain all necessary permits from thc Dublin Building completion Department. All project construction shall conform to all building codes and ordinances in effect at the time of building permit issuance. 12. Fire Codes and Ordinances. All project construction shall conform to B Through all fire codes and ordinances in effect at the time of building permit completion issuance. 13. Building Permit Application. To apply for building permits, thc B Priorto Developer/Property Owner shall submit six (6) sets of construction issuance of plans together with final site plan and landscape plans to the Building Building Department for plan check. Construction plans will not be accepted Permits without the annotated conditions attached to each set of plans. The Developer/Property Owner will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 4 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) lg. Public Works Conditions of Approval. In submitting subsequent plans PW Prior to for review and approval, Developer/Property Owner shall submit six (5) issuance of sets of plans to the Public Works Department for plan check. Each set Building of plans shall have attached a copy of these Conditions of Approval Permits with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Developer/Property Owner will be responsible for obtaining the approvals of all participating non-City agencies. 15. Patio Itours of Operation. Hours of operation for the patio shall be PL Ongoing from 10:00 a.m. to 10:00 p.m., Monday through Sunday, to minimize any associated impacts to adjacent properties. 16. Noise/Nuisances. McNamara's Steak and Chop House shall control all PL, PO Ongoing project-related activities on the site so as not to create a nuisance to surrounding businesses. With the exception of the outdoor seating facility, all demonstrations, services, and other activities shall be conducted entirely within the structure on site. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 17. Maintenance. The Applicant shall be responsible for cleaning up and PL Ongoing disposing of restaurant generated trash and litter on-site and off-site within the neighborhood. 18. Roof equipment screening. All roof equipment shall be completely PL Issuance of screened from view by a parapet. Equipment not screened by a parapet Occupancy shall be screened by materials architecturally compatible with the building, as approved by the Community Development Director. 19. Disabled Access. The site design shall include a pedestrian walkway PW, B Approval of from the building's primary entrance to the parking lot on San Ramon lmprovemen Road in conformance with the accessible route requirements of the t Plans California Building Code. Disabled access ramps shall be provided within the site and as required along the accessible route. All disabled access ramps shall comply with current California Building Code requirements and City of Dublin standards. 20. Disabled Access and Parking. The Applicant shall provide disabled PL, PW, Prior to L, PW, parking stalls in the quantity and configuration required. All parking PO Issuance of O shall conform to the plans shown on Attachment 3. Public parking Building Permits spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) Detail" available in the Planning Department. Disabled accessible, employee and compact parking spaces shall be appropriately identified on the pavement and designated on the plans. In addition, the disabled parking signs shall refer to "disabled persons" rather than "physically handicapped persons' or any other similar term. Per California Vehicle Code, Section 22511.9. 21. l'raffie Regulatory Signs. The applicant shall install the following PW Issuance of W regulatory signs as part of the project: Occupancy A "Right Turn Only" sign (Caltrans R41) shall be installed at the exit approach to the southern driveway on San Ramon Road. A physically Challenged Tow-away sign (Caltrans R100B) shall be installed at the entrance approach to the two driveways on San Ramon Road. The sign text shall be amended to read, "Towed vehicles may be reclaimed at Dublin Police, or by telephoning 833-6670". 22. Design. The applicant must submit a sample of the materials for the PL Issuance of L proposed exterior "featured" wall to the Planning Department. Building Permit 23. Site Clean-up. The site shall be cleaned of all dirt, trash, leaves, weeds, PW Issuance of and other debris. The Applicant shall also clean all on-site storm drain Occupancy inlets and pipes to prevent debris from discharging into the public storm Permits drain system. 24. Repair and Resurfacing of Parking Lot. The Developer/Property PW Issuance of PW Owner shall repair all damaged parking lot pavement and hard surface Occupancy to the satisfaction of the Public Works Director. Permits 25. Water Quality Requirements. All development shall meet the water PW Issuance of quality requirements of the City of Dublin's NPDES permit and the Occupancy Alameda County Urban Runoff Clean Water Program. The plans must Permit include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1st to April 15th). Said plan shall conform to the latest standards of the Regional Water Quality Control Board. In addition, all storm water inlets shall be stenciled "No Dumping - Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 95l Turner Court, Hayward, California. 26. Improvements within Existing Easements. The Developer/Property PW Approvalof Owner shall investigate any existing easements that may exist across the lmprovemen site. A Preliminary Title Report shall be submitted to indicate the t Plans locations of any recorded easements affecting the property. Before plans for improvements within any existing easements will be approved by the Public Works Director, the Developer/Property Owner shall obtain written permission from the easement owner, and shall submit said written permission to the Public Works Department. 27. Replacement of Damaged Public Improvements. The PW Issuanceof Developer/Property Owner shall replace all damaged improvements Occupancy along the property frontage, within the public right-of-way, including Permit the curb, gutter, sidewalk, driveway, paving (to street centerline), and 6 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) utilities as required by the Public Works Director. All work shall be performed in accordance with the City's standards, and may only be performed after the City of Dublin issues an Encroachment Permit. 28. i Signing and Striping Plan. A signage and striping plan for the parking PW Approval of lot shall be submitted to the Public Works Department for review and Improvemen approval. Said plan shall include dimensions of all drive aisles and t Plans parking stalls in conformance with current City standards, along with detailed descriptions of all signs to be installed. All striping shall be new at the time of occupancy. 29. Parking Lot Lighting. The applicant shall assure that all existing PW, PL, Prior to parking lot lighting fixtures are operational and that said fixtures PO issuance of provide a minimum of 1.5 foot candles at the pavement surface and all Building exterior doors per the City's security Ordinance. Exterior lighting used Permits after daylight hours shall be adequate to provide for security needs and shall be provided around the perimeter of the building, over exterior doors and in the parking area. 30. City of Dublin Non-Residential Security Requirements. All security PO Issuance of hardware for McNamara's must comply with the City of Dublin Non- Building Residential Security Requirements (obtained from the Planning Permits/ Department). Existing security hardware shall be upgraded with new Occupancy standards. Permits 31. Security Hardware. If feasible, doors to exterior storage areas and PO Issuanceof PO water heaters shall be secured with a one inch deadbolt lock and high Occupancy security strike plate with a minimum of two, 3" screws. Employee exit doors shall be equipped with 180-degree viewers if there is not a burglary resistant window panel in the door from which to scan the exterior. 32. Robbery, Burglary, Theft Prevention and Security Program. The PO Priorto Developer/Property Owner shall work with Dublin Police Services on Occupancy an ongoing basis to establish an effective robbery, burglary, and theft prevention security program for the business. The Applicant shall submit a security plan for the site. In addition, the Applicant shall complete a "Business Site Emergency Response Card" and deliver it to the police. 33. Graffiti. The Developer/Property Owner shall, at all times, keep the site PO, PL Ongoing and building clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant materials (e.g., paints for the structures and film for windows or glass) and foliage should be used. Landscaping of the trash enclosure walls with the use of vines is encouraged to discourage graffiti. 34. Landscaping. Exterior landscaping shall be kept to a minimal height PO, PL Ongoing and fullness giving patrol officers and the general public surveillance capabilities of the area. Existing landscaping shall meet the standards of the Non-Residential Security Ordinance. (The existing shrubs should be thinned and trimmed at the base approx. 24" to 36" above ground. Many of the trees in both parking lots are in danger of falling and will need to NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) be replanted, removed or replaced. Overgrown landscaping is covering the entire north side of the building. Natural light does not enter the area because of the tall trees that need to thinned and trimmed.) 35. Security. The north side of the building is a haven for concealment; PO, PL Prior to PO, PL therefore, the applicant must provide a cyclone fence along the Occupancy perimeter. 36. ACFD Rules, Regulations and Standards. Developer/Property Owner F Prior to F shall comply with all Alameda County Fire Services (ACFD) rules, Issuanceof regulations and standards, including minimum standards for emergency Building access roads and payment of all applicable fees, including a City of Permits Dublin Fire Impact Fees. 37. Occupant Load. Developer/Property Owner shall submit proposed F, B With Bldg. F, B occupant load, including calculations with building permit plans. Permit Plans 38. Furniture/Equipment Layout. Developer/Property Owner shall submit F With F furniture and equipment layout showing adequate aisles to exit. Building Permit Plans 39. Knox Lock. A Knox key lock system is required. Applications are F Occupancy F available at the Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza, CA 94568. Completed application shall be returned with the building plans when applicant submits for a permit or prior to final inspection for occupancy. 40. Cooking Equipment. All commercial type cooking equipment shall be F Occupancy F protected by an approved automatic fire extinguishing system (hood and duct). Plans for the required hood and duct extinguishing system must be submitted to the Fire Department for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. 41. Portable Fire Extinguishers. The Developer/Property Owner shall iF Occupancy provide at least one portable fire extinguisher with a classification of not less than 40B for the kitchen area. The extinguishers shall be located near cooking equipment. The Developer/Property Owner shall also provide at least one 2A 10BC portable fire extinguisher for each 3,000 square foot of floor area. Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be between floors. 42. Signage. Signage is required for Fire Sprinkler Riser, Fire Alarm F Occupancy Room/Panel, Electric Room/Panel, Roof Access and any location that may require access during an emergency. DUBLIN SAN RAMON SERVICES DISTRICT 43. Wastewater. All utility connection fees, plan check fees, inspection fees, F Occupancy connection fees, and fees associated with wastewater discharge permits shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 44. Construction by Developer/Property Owner. The DSR, PW On-going Developer/Property Owner shall construct all project potable and I recycled water, and wastewater pipelines and facilities in accordance with all DSRSD master plans, standards, specifications and requirements. No sewer line or waterline construction shall be 8 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) permitted unless the proper utility construction permit has been submitted by DSRSD. 45. Construction Trash/Debris. Measures shall be taken to contain all PW Construction construction related trash, debris, and materials on-site until disposal of- site can be arranged. The Developer/Properly Owner shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. All costs associated with the City's efforts to mitigate a hazard as a result of the Developer/Property Owner's failure to comply shall be borne by the Developer/Properly Owner. 46. Landscaping adjacent to Public Right-of-Way. New Trees planted PL, PW Completion within 5' of the public sidewalk shall have root shields installed at the of back of the sidewalk per the manufacturer's recommendations to lmprovemen prevent potential root damage from the tree growth, ts 47. Existing Landscaping adjacent to Parking Lot Lights. The existing PW Completion trees and other landscaping adjacent to parking lot light fixtures shall be of pruned such that the light from each fixture is not obscured, lmprovemen ts 48. Landscaping at Aisle Intersections. Landscaping at aisle intersections PL, PW Completion and at the driveway entrances shall be such that vehicle sight distance as of defined by the City of Dublin standards is not obstructed. Except for lmprovemen canopy trees, landscaping shall not grow to a height in excess of 30 ts inches above the curb in these areas. 49. Parking Lot MediansfIslands. All parking lot medians/islands shall be PL, PW Occupancy PL, PW landscaped and the landscaping shall be set back at least two (2) feet from the edge of the parking stalls so that vehicles do not impact the landscaping. 50. Standard Plant Material, Irrigation and Maintenance Agreement. PL Occupancy PW The Developer/Property Owner shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement. 51. Fire-Resistant and/or Drought Tolerant Plant Varieties. Final PL, PW Occupancy PL, PW landscaping and irrigation plans shall include fire-resistant and/or drought tolerant plant varieties in the plant palette. 52. Landscape Borders. All new landscaped areas shall be bordered by a PL Occupancy PL, PW concrete curb at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All new landscaped areas shall be a minimum of 6 feet in width (curb to curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 53. Maintenance of Landscape. All landscape areas on the site shall be PL Ongoing PL enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the 9 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) Community Development Director. 54. Water Efficient Landscaping Ordinance. The Developer/Property PL, PW Ongoing PL, PW Owner shall submit written documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that thc development conforms to the City's Water Efficient Landscaping Ordinance, No. 18-92. 55. Conflicts with Proposed Landscape Features. The final landscape PL, PW Approvalof and irrigation plans shall show locations of all pedestrian lighting, Imp. Plans/ utilities, drainage ditches, and underdrains at bottom of slopes. Plans Issuance of shall address tree planting within public service easements to avoid Building conflicts with utilities and streetlights. Permits 56. Site Development Review Approval. This Site Development Review PL Prior to approval is for one freestanding and monument sign. The design, color, Issuance of location and illumination of these signs shall be as shown on the Building approved building elevations and sign plans, labeled Attachment 3. Permits 57. Maintenance. The freestanding and monument sign shall be well- PL Ongoing maintained in an attractive manner and in accordance with the approved plans. Any indirect light fixtures used to illuminate any signage shall be glare-shielded. 58. Freestanding Signs. Design of any freestanding signs shall be PL, PW Completion approved by the Planning Manager to assure compatibility with design of elements of the project, and by the Public Works Director to assure lmprovemant unobstructed traffic visibility, s 59. Temporary and Promotional Signage. The use of Temporary and PL Ongoing Promotional Signs (i.e. banners, pennants, flags, balloons, searchlights and similar advertising devises) for special business advertising and/or promotional use shall comply with the provisions established in the sign regulations of the Zoning Ordinance. 60. Health, Design and Safety Standards. Prior to final approval allowing PL, PW Occupancy PL, PW occupancy of the building, the physical condition of the site shall meet of Building minimum health, design, and safety standards including, but not limited to the following: a. The drive aisles and parking stalls shall be complete and free of PL, PW Occupancy PI, PW building materials, dirt, and/or debris to allow for safe traffic of Building movements. b. All traffic striping and control signing in the parking lot shall be PW Occupancy PI, PW in place, of Building c. All parking lot lights shall be energized and functional. PW Occupancy PL, PW of Building d. Any required repairs to the street, curb, gutter, and/or sidewalk PW Occupancy PW that may create a hazard shall be completed to the satisfaction of of Building the Public Works Director. 10 NO CONDITION TEXT RESP. WHEN Source AGENCY REQ.D (Prior to) e. All sewer clean-outs, water meter boxes, and other utility boxes PW Occupancy PW shall be set to grade, and appropriate covers shall be installed, of Building f. The building shall have Building Department final approval £or PW, B Occupancy PW occupancy, of Building PASSED, APPROVED AND ADOPTED this 9th day of October, 2001. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Community Development Director Chairperson g:\pa01-028\CUP SDR Reso 11 9/10/01 City' Of Dublin Planning Dept. 100 Civic Plaza Dublin Ca. 94568 To Whom It May Concern: My name is Vince McNamara and I am leasing the property located at 7400 San Ramon Rd. in Dublin. Formerly it was known as The Dublin Fishery. · I am proposing to put in an upper-mid scale "Steak & Chop House" restaurant. I will employ approximately 35 employees. We will be open 7 days per week for dinner. We will begin seating at 5pm and the latest we will seat someone for dimmer will be 10pm. The lounge will remain open until 12pm. · We will pose no health or safety issues with the surrounding neighbors. Ftmhermore there would be nothing detrimental to public safety, health or general welfare. · We are taking over the existing building and will be doing extensive work to clean up both the building and landscape. Currently the building is very run down and in desperate need of paint and repair. The landscape in cmnpletely overgrown and has had no attention paid to it in over a year. There has been a homeless person living on the patio of the restaurant for over a year. We are planning on giving the building a complete paint job. moving the entrance to the front of the building. Installing 2 fireplaces and adding several wood finishes to the interior. We will use existing landscape but it will be trimmed back, groomed and fed to bring back the attractiveness it once had. We will be putting up a feature wall and a very ~fice upscale monument sign. Both the monument sign and the feature wall will be covered in a vel~' elegant rock. · The site was previously used for a lfigh volume restaurant and is easily suitable for the same now. · Since the site is existing thcm will be no effect on views of any type. · As mentioned above, the bailding is in desperate need of attention. We are planning to take a dated building and transform it into a wlfite tablecloth dinner house. This is a place where one would go to relax and enjoy a comfortable dinning experience. The 2 fireplaces will add a feeling of elegance. I hope to have a piano player in the dinning room on selected evenings. The rooms will be laid out so the seating is both conffortable and roomy. We will have the capabilities of serving private parties in private rooms. Tlfis will not be an Outback or Black Angus type restaurant. It will be more upscale. It will be more along the lines of a traditional chophouse you might fred in big cities. · The landscape will not be changed other than adding focal point flowers that will be changed seasonally in a few areas · I have no knowledge of any hazardous waste and substance issues related to tlfis property Sincerely. Vince McNanlar'a AT'[AL:,ttIViP--Ni' RECEIVED SEP I 4 Z00! DUBLIN PI.ANNINI;I GENERAL N*TES A.BREV1ATIO×S SYMBOLS C> © o'-0' ~ Di~ENSCflS ARE F~I~ C[NTER UN[ TO :[N¥-SR LNE I. ® PROJECT Dhx~_~ IORY ~ROJECT DATA/DESCRPTiON C~EE~ LOCATION MAP DRAWING INDEX AriA,.. PROJECT ARCHITECT: LINDA FUJI, AIA 37B4 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 RECEIVED SEP 1 & zOO1 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA DE~JOLiTION PI_AW ® SCALE: 1/8"= 1'-0" EGRESS PLAN SCALE: 1/16" = 1'-0" PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, [IDA 6933 PRINCE DR, DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMON RD. DUEL[N, CA DEMOLITION PLAN & EGRESS PLAN T2 3 Handicapped Parking Sign 4 Enlarged Handicapped Parking Scale: 1/8'=1'-0' J \ / 2 Accessible Symbol HC PARKING SPACE SIGN NOTES SITE PLAN KEY NOTES /,/ 1 Site Plan Scale: 1'=20'-0' PROJECT ARCHITECT: LiNDA FUJI, AIA 37B4 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 BAN RAMON RD. DUBUN, CA SITE PLAN AN1 3 Enlarged Entry and Ramp 2 Enlarged Demo Plan at Trellis Entry ScaPe: ~"=1'-0" :' ii 1 Enlarged Demo Plan at Entry PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE OR. DUBUN, CA 925.875.(3859 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA SITE PLAN CONTD. AN2 9 Section At Entry Scale: %'=1'-0" C0NCRE'~ PAVING AT TOP OR BOTTOM OF HCP ~ - SEE F[,~$ FOR 6 Conc. Grooving Detail Not to Scale 8 Elev. At Ramp Scale: 1' = 1'-0' 5 Ramp Rail Section Scale: 1" = 1'-0' 7 Elev, At Feature Wall 3 Walk at Landscape Not Io Scale 2 Section At Ent~ Feature Wall ScaPe: ~'=1'-0' 1 Ele,,. At Feature Wall STAIRWAYS NOTES HANDICAPPED RAMP NOTES WALKS AND SIDEWALK NOTES PROJECT ARCHITECT: L[NDA PUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 BAN RAMON RD. DUBLIN, CA SITE PLAN CONTD. 4 Side South Elevation ,o ~.. - ~..~ ..,,~'~oN .:~ ~ ~ Scale: 1/8' = 1'-0" '1 3 Rear West Elevation Scale: 1/8' = 1'-0" "' "' 2 Side North Elevation Scale: 1/8' = 1'-0' ~ I III I ~ [] , []t I I Front East Elevation Scale: 1/8' = 1'-0' EXTERIOR COLOR SCHEDULE PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR, PLEASANTON, CA 925,485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA EXTERIOR ELEVATIONS f Metal Stud Sizing Char[ PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIOA 6833 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA PARTITION PLAN o ¢ PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925,485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLrN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA REFLECTED CEILING PLAN 24 PROJECT ARCHITECT: UNDA FUJI, A[A 3784 FAIRLANDS DR. PLEASANTON, CA 925,485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA FINISH PLAN 15 Hand Rail Detail Not to Scale 14 Low Partition Detail Scale: 1' = I'-0" 13 Partition Detail Scale: 1 · = I 12 Maneuvering Clearance Not to Scale 11 Built-up Bar Floor Stole: 1' = 1'-0' 8 Existing Toilet Plans Scale: 1/8' = 1'-O' 7 Sink Mounting Heights Not to Scale 10 HC Fixture/Accessory Heights/Clearances Not to Scale INOICA'CED, ~[y SHA~ BE 1 4 ' ~1~ TN A COLOR AND CONmAST ~[~E~[~T mOM ~E DO~* ~ ~ ROOM O~ IS TO HA~ DISPLAy CONDFn~ INTERNATIONAL ACCESS,ABILITY SYMBOL 9 Accessible Door Signage 5 Accessibility Symbol Door Notes Door Schedule 2 Acceptable Door Hdw. & Kick Plate Not to Scale COMP~ES3ED ~ 1 Thresholds at Doorways PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER: TIFFANY ENGLISH, IIOA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMDN RD. DUBLIN, CA INTERIOR ACCESSIBILITY ~ DETAILS A5.1 3 Outdoor gas Fire at Patio Not to Scale Glass 2 Fireplace at Front Dining Area Not to Scale 1 Fireplace at Bar Not to Scale FIREPLACE NOTES PROJECT ARCHITECT: LINDA FUJI, AIA 3784 FAIRLANDS DR. PLEASANTON, CA 925.485.1389 PROJECT DESIGNER; TIFFANY ENGLISH, IIDA 6933 PRINCE DR. DUBLIN, CA 925.875.0859 MCNAMARA'S 7400 SAN RAMON RD. DUBLIN, CA DETAILS A5.2 9 S1