HomeMy WebLinkAbout07-023 Chipotle Mexican Grill CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: July 24, 2007
SUBJECT:
PUBLIC HEARING: PA 07-023 (Adjudicatory Action),
Chipotle Mexican Grill Conditional Use Permit to establish an
outdoor seating area at 7000 Amador Plaza Road.
Report prepared by Laura Karaboghosian, Associate Planner
ATTACHMENTS:
1) Resolution approving a Conditional Use Permit for Chipotle
Mexican Grill to establish an outdoor seating area at 7000
Amador Plaza Road.
2) Applicant's Written Statement.
3) Project Plans.
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1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate;
5) Adopt Resolution (Attachment 1) approving a Conditional Use
Permit for Chipotle Mexican Grill to establish an outdoor seating
area at 7000 Amador Plaza Road.
RECOMMENDATION:
PROJECT DESCRIPTION:
Background:
The project site is located at 7000 Amador Plaza Road within the Dublin Place Shopping Center. The
Dublin Place Shopping Center is located at the northwest comer of Dublin Boulevard and Amador Plaza
Road. The project site has a General Plan Land Use designation of Retail/Office and is located within the
Downtown Core Specific Plan area.
On June 6, 2006, the City Council adopted Resolution 93-06 approving a Site Design Review permit to
allow construction of a 17,500 square foot commercial building (Dublin Place Shopping Center) with
related improvements.
On June 13,2006, the City Council adopted Ordinance 08-06 approving a Planned Development Rezone
with Stage 2 Development Plan for a multi-tenant commercial building and related improvements. The
approved building is currently under construction.
The Stage 2 Development Plan, adopted as part of Ordinance 08-06, identifies permitted and conditional
uses. Restaurants are identified as a permitted use within the Development Plan. During the Stage 2
Development Plan phase, the northernmost tenant space within the commercial building was reviewed
COPIES TO: Valerio Architects
pfrs Dublin Corp
File
ITEM NO.8. 2.
Page 1 of5
G:\PA#\2007\07-023 Chipotle\PC July 24\PCSR 7.24.07.doc
and approved to allow for outdoor seating. At that time, the developer requested that only the
northernmost tenant space have the allowance for outdoor seating. Therefore, the Development Plan
states that outdoor restaurant seating associated with an approved restaurant use located in the
northernmost tenant space shall be subject to a Site Development Review Waiver to the satisfaction of the
Community Development Director.
Although other tenant spaces within the commercial building were not reviewed during the design and
entitlement phase for the establishment of outdoor seating, outdoor seating is allowed by a Conditional
Use Permit (CUP) subject to Planning Commission approval.
ANAL YSIS:
Chipotle Mexican Grill, a fast food/casual restaurant, intends to occupy a 1,982 square foot space within
the Dublin Place Shopping Center. The hours of operation are Monday through Sunday from 11 a.m. to
10 p.m. with approximately eight employees on staff per shift.
The tenant space Chipotle intends to occupy, like other adjacent interior spaces within the center, is
rccessed from the corner unit to the north creating a wide sidewalk along the frontage of the building
facing the adjacent parking lot. The proposed outdoor seating area measures approximately 200 square
feet and consists of eight tables, 16 chairs and two umbrellas. According to the plans provided by the
Applicant (Attachment 3), the tables and chairs will be located directly in front of the business.
According to the Applicant, Chipotle currently has an Alcohol Beverage Control (ABC) license to serve
alcohol to patrons for indoor consumption. Chipotle does not currently wish to modify their ABC license
to include alcohol consumption in the outdoor seating area because required perimeter fencing around the
outdoor seating area by ABC would limit usable space. If Chipotle wishes to serve alcohol to patrons
dining in the outdoor seating area in the future, Chipotle will be required to obtain appropriate ABC
licensing and a Site Development Review permit to address proposed fencing around the outdoor seating
area.
Parking:
The project site is located within the Dublin Place Shopping Center which includcs such businesses as
PetSmart, Target. Expo, Burlington Coat Factory and the associated parking. The Dublin Place Shopping
Center has a reciprocal parking casement which allows all of the buildings to share parking spaces within
201'5
the shopping center. A parking analysis was performed during the Stage 2 Development Plan review
process for the Dublin Place Shopping Center. The analysis took into consideration parking requirements
of existing users as well as a property owner anticipated tenant mix of 40% retail and 60% restaurant (1
stall per 300 square feet of retail space and 1 stall per 100 square feet of restaurant space) for the new
commercial building. Based upon the analysis, a total of 1,935 parking spaces currently exist within the
shopping center and 1,734 parking spaces were determined to be needed to support the existing shopping
center and proposed commercial building. Therefore, a surplus of 201 parking stalls exists within the
shopping center.
The City of Dublin Zoning Ordinance contains off-street parking requirements by use type. Outdoor
seating requires one parking space per 100 square feet (Chapter 8.76.080.D). Chipotle is proposing to
establish an outdoor seating area of approximately 200 square feet which would increase the shopping
center parking demand by two spaces. Because the shopping center has a surplus of 201 parking spaces
there is sufficient parking available to meet the additional parking requirement required by the outdoor
seating area.
Sidewalk access and maneuverability throughout the new commercial development will be maintained at
all times in accordance with ADA accessibility requirements. As a Condition of Approval, the tables and
chairs are required to be located a minimum of two feet away from the drive aisle curb to ensure adequate
separation from passing cars. Additionally, a condition has been included to require all outdoor umbrellas
to be securely anchored to the sidewalk and at no point will they hang over the drive aisle.
Conditional Use Permit Required Findings:
In order for the Planning Commission to approve a request for a Conditional Use Permit, the Planning
Commission must make all findings (Section 8.100.060 of the Dublin Zoning Ordinance) as shown on
pages 2-3 of the Resolution (Attachment 1). With the addition of the proposed Conditions of Approval
contained in the Resolution, including a provision to maintain a two foot separation between chairs and
tables and the drive aisle, securely anchor all umbrellas to the sidewalk, prohibit umbrellas from hanging
over the drive aisle, locate furniture and umbrellas in such a way as to maintain a path of pedestrian travel
from the drive aisle to the sidewalk, and coordinate outdoor dining furniture and umbrellas with other
outdoor users, the Conditional Use Permit findings as required by the Zoning Ordinance can be made.
Signage:
The Dublin Town Center Master Sign Program was previously approved for the Dublin Place Shopping
Center. The proposed project is subject to this existing Master Sign Program. The signs shown on the
plans are for conceptual purposes and not part of this application. The Applicant will submit a permit for
signs which will be reviewed for compliance with the approved Master Sign Program.
Consistency with the General Plan, Specific Plan and Zoning Ordinance:
The project site has a General Plan Land Use Designation of Retail/Office, is located within the
Downtown Core Specific Plan, and is zoned Planned Development. The General Plan, Specific Plan and
Development Plan identify restaurants as a permitted use.
The Development Plan for the project site provides that the development of the project site is governed by
the provisions of the Dublin Zoning Ordinance. Section 8.32.060(C) of the Dublin Zoning Ordinance
provides that all development in a Planned Development District is subject to the regulations of the
closest comparable zoning district. Because the project site is commercial in nature and the Development
will contain retail uses, the closest comparable zoning district is the Retail Commercial District (C-1).
Pursuant to Section 8.12.050 of the Zoning Ordinance, outdoor seating is permitted with a Conditional
Use Permit in a Retail Commercial District, and therefore, such use is permitted on the project site with a
Conditional Use Permit.
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The proposed outdoor seating is consistent with the General Plan and the Zoning Ordinance because it is
compatible with the existing zoning, the General Plan Land Use Designation, and the Specific Plan Land
Use Designation. In addition, Objective 5.1 of the Downtown Core Specific Plan is to encourage
restaurants and food establishments to provide for outdoor seating areas.
ENVIRONMENTAL REVIEW:
This project is categorically exempt from the environmental review requirements of the California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities).
NOTICING:
In accordance with State Law, a public notice regarding this hearing was mailed to all property owners
and occupants within 300 feet of the proposed project. A public notice was also published in the Valley
Times and posted at several locations throughout the City. To date, the City has not received any
comments or objections from surrounding property owners or tenants regarding the project.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The proposed project has been reviewed by the Building Division, Public Works Department, Police
Services Department, and the Alameda County Fire Department. Conditions of Approval have been
included where applicable.
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments
have been incorporated into the Conditions of Approval for the project. The proposed project, as
conditioned, is consistent with the Dublin General Plan, Downtown Core Specific Plan, and Zoning
District in which the project site is located and represents an appropriate project for the site.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate;
5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit for Chipotle Mexican Grill to
establish an outdoor seating area at 7000 Amador Plaza Road.
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GENERAL INFORMATION:
PROPERTY OWNER:
Pfrs Dublin Corp. 1111 Broadway #1600, Oakland, CA 94607
APPLICANT:
Elizabeth Valerio, Valerio Architects, 5858 Wilshire Blvd. #203,
Los Angeles, CA 90036
LOCATION:
7000 Amador Plaza Road
ASSESSOR PARCEL NUMBER:
941-0305-040
GENERAL PLAN
LAND USE DESIGNATION:
Retail/Office
SPECIFIC PLAN/
LAND USE DESIGNATION:
Downtown Core Specific Plan! Retail/Office
ZONING:
Planned Development
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site Planned Development Retail/Office Under Construction
North Planned Development Retail/Office Vacant Restaurant
Building (Elephant Bar)
South Planned Development Retail/Office PetSmart
East Planned Development Retail/Office Multi-Tenant
Commercial Building
West Planned Development Retail/Office Target and Expo Design
Center
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RESOLUTION NO. 07 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO ALLOW AN OUTDOOR SEATING AREA
IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT LOCATED AT
7000 AMADOR PLAZA ROAD (APN 941-0305-040)
PA 07-023
WHEREAS, the Applicant, Elizabeth Valerio, architect for Chipotle Mexican Grill, has requested
a Conditional Use Permit (CUP) to establish an outdoor seating area at 7000 Amador Plaza Road, APN
941-0305-040 in the PD (Planned Development) Zoning District; and
WHEREAS, Chipotle Mexican Grill, a fast food/casual restaurant, intends to occupy a 1,982
square foot space within a 17,500 square foot commercial building currently under construction (the
"Development"); and
WHEREAS, Chipotle proposes to establish an approximately 200 square foot outdoor seating
area outside the Development; and
WHEREAS, the project site is zoned Planned Development with a General Plan Land Use
Designation of Retail/Office and is located within the Downtown Core Specific Plan; and
WHEREAS, on June 6, 2006, the City Council adopted Resolution 93-06 approving a Site
Development Review permit to allow construction of the Development; and
WHEREAS, on June 13, 2006, the City Council adopted Ordinance 08-06 approving a Planned
Development Rezone with Stage 2 Development Plan for the Development; and
WHEREAS, on April 20, 2007, the Applicant submitted project plans and a written description
for a Conditional Use Permit to the Planning Division; and
WHEREAS, the application has been reviewed in accordance with the proVISiOns of the
California Environmental Quality Act (CEQA) and this project was found to be exempt under the CEQA
Guidelines Section 15301 as it is a comparable use which requires no alteration; and
WHEREAS, the Planning Commission held a public hearing on said application on July 24,2007;
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used independent judgment to make a decision; and
Attachment 1
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 hereby
find that:
A. The proposed outdoor seating area associated with a restaurant is compatible with other
land uses, transportation and service facilities in the vicinity because: 1) the proposed
outdoor seating will be located in a shopping center containing a variety of retail and
restaurant uses with similar hours of operation; 2) as conditioned, the tables and chairs in
the seating area will be located at least two feet from the drive aisle curb to ensure the
patrons' safety; 3) as conditioned, the umbrellas will be anchored to the sidewalk and will
not hang over the drive aisle; and 4) Chipotle will be required to ensure that there is
sidewalk access and maneuverability throughout the Development at all times in
accordance with ADA accessibility requirements.
B. The proposed outdoor seating will not adversely affect the health or safety of persons
residing or working in the vicinity or be detrimental to the public health safety and welfare
because: 1) the proposed outdoor seating area will comply with all City of Dublin, State
and Federal regulations; 2) the outdoor seating area will be located in a commercial area
with compatible uses; and 3) as conditioned, regulations will be employed to minimize
potential dangers to outdoor seating users; and 4) Chipotle will be required to ensure that
there is sidewalk access and maneuverability throughout the Development at all times in
accordance with ADA accessibility requirements.
C. The proposed outdoor seating area will not be injurious to property or improvements in
the neighborhood because: 1) the outdoor seating area will comply with all City of Dublin
regulations; 2) the outdoor seating area will be located adjacent to a commercial building
and no exterior modifications are proposed to be made to such building; and 3) the
proposed outdoor seating area is an appropriate use in the Planned Development Zoning
District and will be compatible with other uses within the building.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed outdoor seating area would not be detrimental to the
public health, safety and welfare because: 1) the Development and property are designed
to accommodate a variety of uses and the proposed outdoor seating area is appropriate for
the development; and 2) the proposed seating area will be located in a shopping center and
adjacent to other commercial buildings.
E. The subject site is physically suitable for the type, density and intensity of the outdoor
seating and because: I) the outdoor seating area will be located in a shopping center
developed to support a variety of retail and restaurant uses; 2) the proposed outdoor seating
area is small, 200 square feet in size, and is located in a portion of the Development that
will not dominate the Development or the property and will not change the overall density
or design of the site; and 3) as conditioned, the Applicant will be required to exercise
adequate property maintenance.m
2
F. The outdoor eating area will not be contrary to the specific intent clauses, development
regulations or performance standards established for the zoning district in which it is
located because: 1) the proposed use is a Conditional Use in the PD (Planned
Development) Zoning District; 2) pursuant to Section 8.76.080.D (Parking Regulations),
the total number of required parking stalls for the proposed outdoor seating area is 2
parking stalls based on the requirement that the facility have one stall for every 100 square
feet of outdoor seating area and the shopping center has a surplus of 199 parking stalls with
the proposed seating area; 3) the proposed outdoor seating area is compatible with the
proposed commercial uses within the shopping center; and 4) the proposed use is
consistent with the intent of the Development Plan adopted by City Council on June 13,
2006 and is small in size, meets the needs of residents in the City and is compatible with
the surrounding land uses.
G. The outdoor eating area is consistent with the Dublin General Plan and Downtown Core
Specific Plan because: I) an outdoor eating area is permitted with a Conditional Use
Permit and meets the intentions of the Planned Development in which it is located; 2) as
conditioned, the outdoor seating area will operate in such a manner as to limit impacts on
the surrounding businesses; and 3) in accordance with the Downtown Core Specific Plan
Objective 5.1, where feasible, restaurant and commercial uses will include outdoor seating
and activity areas to strengthen the pedestrian friendly nature of the Downtown Core.
BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve PA 07-023,
Conditional Use Permit, to allow an outdoor seating area in the PD (Planned Development) Zoning
District subject to the following Conditions of Approval:
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 review and approval by the City of
Dublin. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [PL.] Planning, [B] Building, [PO] Police, [DSR] Dublin San Ramon
Services District and [F] Alameda County Fire Department.
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
PLANNING CONDITIONS
1. Approval. This Conditional Use Permit PL On-going Standard
approval for P A 07-023 is to allow Chipotle to
establish outdoor dining at 7000 Amador Plaza
Road. This approval shall generally conform to
the project plans and statements stamped
approved, consisting of a site plan/floor plan
(stamped received by the Planning Department
on June 13,2007).
2. Permit Expiration. Construction or use shall PL One year DMC
commence within one (1) year of Permit from permit 8.96.020
approval or the Permit shall lapse and become approval .D
3
NO CONDITION TEXT
null and void. Commencement of construction
or use means the actual construction or use
pursuant to the Permit approval or demonstrating
substantial progress toward commencing such
construction or use. If there is a dispute as to
whether the Permit has expired, the City may
hold a noticed public hearing to determine the
matter. Such a determination may be processed
concurrently with revocation proceedings 10
appropriate circumstances. If a Permit expires, a
new application must be made and processed
according to the reauirements of this Ordinance.
3 Time Extension. The original approving
decision-maker may, upon the Applicant's
written request for an extension of approval prior
to expiration, and upon the determination that
any Conditions of Approval remain adequate to
assure that applicable findings of approval will
continue to be met, grant a time extension of
approval for a period not to exceed six (6)
months. All time extension requests shall be
noticed and a public hearing or public meeting
shall be held as reauired bv the oarticular Permit.
4. Effective Date. This Conditional Use Permit
approval shall become effective 10 days after the
date of approval bv the Planning Commission.
5. Fees. Applicant/Developer shall pay all
applicable fees in effect at the time of building
permit issuance, including, but not limited to,
Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services
District fees, Public Facilities fees, Dublin
Unified School District School Impact fees, Fire
Facilities Impact fees, Alameda County Flood
and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any
other fee that mav be adooted and aoolicable.
6. Annual Review. On an annual basis, this
Conditional Use Permit approval may be subject
to a reVIew by the Planning Manager to
determine compliance with the Conditions of
Approval.
7. Revocation of Permit. This permit shall be
revocable for cause in accordance with Dublin
Zoning Ordinance Section 8.96.020.1,
Revocation. Any violation of the terms and
conditions of this permit may be subject to the
issuance of a citation.
8. Minor amendments. Modifications or changes
to this Conditional Use Permit approval may be
considered and approved by the Community
Development Director, if the modifications or
4
RESPON.
AGENCY/
DEPART.
PL
PL
PL,PO
PL
PL
WHEN SOURCE
REQUIRED
One year
from permit
approval
10 days from
the date of
approval
On-going
On-going
On-going
DMC
8.96.020
.E
Planning
Planning
DMC
8.96.020
.I
DMC
8.100.08
o
NO CONDITION TEXT
changes proposed comply with Section
8.100.080, of the Zoning Ordinance.
9. Clarification to the Conditions of Approval.
In the event that there needs to be clarification to
the Conditions of Approval, the Director of
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make mlllor
modifications to these conditions without going
to a public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts to this project.
10. Non-City Agency Review. The Developer will
be responsible for submittals and reviews to
obtain the approvals of all participating non-City
agencies. The Alameda County Fire Department
and the Dublin San Ramon Services District
shall approve and sign the Improvement Plans.
11. Requirements and Standard Conditions. The
Applicant! Developer shall comply with
applicable City of Dublin Fire Prevention
Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police
Services, Alameda County Flood Control
District Zone 7, Livermore Amador Valley
Transit Authority, 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 the installation of any improvements related to
this project, the Developer shall supply written
statements from each such agency or department
to the Planning Department, indicating that all
applicable conditions required have been or will
be met.
12. Required Permits. Developer shall obtain all
permits required by other agencies including, but
not limited to Alameda County Flood Control
and Water Conservation District Zone 7,
California Department of Fish and Game, Army
Corps of Engineers, Regional Water Quality
Control Board, Caltrans and provide copies of
the permits to the Public Works Department.
13. Temporary Signage. All temporary signage
shall comply with City of Dublin Regulations.
No banners or other signage shall be installed,
5
RESPON.
AGENCY/
DEPART.
Various
PW
Various
Various
PL
WHEN SOURCE
REQUIRED
On-going
Issuance of
Building
Permits
Building
Permit
Issuance
Building
Permit
Issuance
On-going
Standard
Public
Works
Standard
Standard
Chapter
8.84 of
the
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
for permanent or temporary purposes, prior to Dublin
obtaining approval from the Planning Division. Zoning
Ordinan
ce
14. Compliance. Failure to comply with these PL On-going Chapter
conditions may result in enforcement by the 8.1440f
Community Development Department 10 the
accordance with Chapter 8.144 of the Dublin Dublin
Zoning Ordinance. Zoning
Ordinan
ce
15. Trash and Waste Accumulation. The applicant PL On-going Planning
or any future owner shall provide and conduct
regular maintenance of the site in order to
eliminate and control the accumulation of trash,
excess/waste materials and debris.
16. Addressing. Address will be required on all BL Prior to Building
doors leading to the exterior of the building. occupancy
Addresses shall be illuminated and be able to be
seen from the street, 5 inches 10 height
mImmum.
17. Indemnification. The Developer shall defend, Various On-going Adminis
indemnifY, and hold harmless the City of Dublin tration/C
and its agents, officers, and employees from any ity
claim, action, or proceeding against the City of Attorney
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department,
committee, or agency of the City related to this
project to the extent such actions are brought
within the time period required by Government
Code Section 66499.37 or other applicable law;
provided, however, that The Developer's duty to
so defend, indemnifY, and hold harmless shall be
subject to the City's promptly notifYing The
Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedings.
18. Umbrellas. Umbrellas shall be located between P On-going Planning
tables rather than behind chairs in order to
provide a greater path of travel from the drive
aisle to the sidewalk.
19. Furniture. Applicant shall coordinate outdoor P On-going Planning
dining furniture and umbrellas with other
outdoor users. Outdoor dining furniture shall be
consistent throughout the development.
20. Site Maintenance. Tables, chairs and umbrellas P On-going Planning
shall be cleaned regularly. Umbrellas shall be
replaced when torn, faded or upon notification of
the Communitv Development Department.
BUILDING CONDITIONS
6
NO CONDITION TEXT
21. Access. Ingress, egress, and disabled access
shall be maintained at all times. Minimum
walkway shall be no less than 48 inches with a
60 inch turning circle provided in front of
door(s) or other items as required under the CA
Building Code.
F1RE.CONrnITIONS .
22. Fire Extinguisher. A Class K fire extinguisher
shall be provided in the kitchen. An approved
sign in accordance with the Uniform Fire Code
shall be conspicuously posted above the
extinguisher. CFC 1005.2.7.
23. Aisle Clearance. A minimum of 44 inch aisle
clearance shall be provided when there are tables
on both sides of the aisles for exiting as required
by CBC 1004.3.2.2.
24. Sprinkler System. The sprinkler system shall
be modified as necessary to provide protection
for the tenant improvement. Detailed shop
drawings shall be submitted to the Fire
Department for approval and permit prior to
installation. A separate permit fee is required.
NFP A 13
25. UL 300 Fire Extinguishing System. The
commercial cooking equipment shall be
protected by an approved UL 300 fire
extinguishing system. The hood alarm shall be
connected to the sprinkler monitoring system.
Plans for the required hood and duct
extinguishing system must be submitted to the
Fire Department for review and approval prior to
installation. A As separate plan review fee will
be collected upon review of these plans. CFC
1005.2
26. Sprinkler Monitoring System. If not already
installed, provide a horn in the space III a
normally attended location tied to the sprinkler
monitoring system. The kitchen hood shall be
monitored by the sprinkler monitoring system.
Submit detailed shop drawings for modification
s to the fire alarm system to the Fire Department
for approval and permitting prior to installation.
A separate permit fee is required. CMC, NFP A
72
27. HV AC Systems. The HV AC systems are shown
with smoke detectors arranged to shut down the
units in accordance with section 609 of the
UMC. These duct smoke detectors shall be
monitored as a supervisory signal by the central
station fire alarm panel. Submit detailed shop
drawings for modifications to the fire alarm
system to the fire Department for approval and
permitting pnor to installation. A separate
permit fee is required. CMC, NFPA 72
7
RESPON.
AGENCY/
DEPART.
BL
F
F
F
F
F
F
WHEN SOURCE
REQUIRED
On-going Building
Prior to
occupancy
Fire
On-going
Fire
Prior to
occupancy
Fire
Prior to
occupancy
Fire
Prior to
occupancy
Fire
Prior to
occupancy
Fire
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
28. Combustibles. All combustible decorations F Prior to Fire
shall be fire retardant treated. Title 19 occupancy
29. Knox Box. Provide a Knox box at the main Prior to
entrance to the space. The Knox box shall occupancy
contain a key that provides access to the tenant
space. The Knox boxes can be ordered at:
http://knoxbox.com. Choose "Alameda County
FD/for the City of Dublin - 100 Civic Plaza -
Dublin, CA 94568" when ordering. The most
commonly used box is the Knox Box. 3200
Series. Other types of boxes such as recessed
boxes are also available on line. Order forms for
the Knox boxes are also available at the fire
prevention office at the address above. It takes
two to three weeks to receive the box after
ordering. Rush orders can be requested at a
higher fee. The key for the building or gate will
be placed in the box during the Fire Department
inspection. CFC 902.4
30. Addressing. Approved address numbers shall Prior to
be placed on the space in such a position as to be occupancy
plainly visible and legible from the street or road
fn?n!ing the property. Said numbers shall be a
mImmum of five inches on commercial
buildings and three inches on residential
buildings. The numbers shall be placed on a
contrasting background. Provide a five inch high
address on the rear door. It shall also have the
tenant's name. Label the sprinkler riser door,
electrical room door and fire alarm control panel
access doors or locations as applicable.
31. Fire Extinguishers. Provide 2AlOBC fire Prior to
extinguishers, in locations approved by the Fire occupancy
Department, in the space. An approved sign in
accordance with the Uniform Fire Code shall be
conspicuously posted above the extinguisher.
CFC 1002
POLICE CONDITIONS
32. Umbrellas Overhang. The umbrellas shall not P On-going Police
overhang the parking lot at any point; they must
be completely contained to the sidewalk area.
33. Umbrella Anchoring. Due to windy conditions P On-going Police
the umbrellas shall be securely anchored to the
ground.
34. Seating and Tables. All seating andtables shall P On-going Police
maintain a two foot minimum clearance from the
drive aisle curb.
35. ABC License. If Chipotle obtains a license to P On-going Police
serve alcohol in the outdoor dining area; fencing
shall be installed 10 accordance with ABC
requirements.
36. Non-Residential Security Requirements. The P On-going Police
applicant/or property owner shall comply with
all applicable City of Dublin Non-Residential
8
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
Security requirements.
37. Exit Doors. Employee exit doors shall be P On-going Police
equipped with 180 degree viewers if there is not
a burglary resistant window panel in the door
from which to scan the exterior.
38. Emergency Response Card. Tenants shall P Prior to Police
complete a "Business Site Emergency Response occupancy
Card" and deliver it to the Police Department
prior to occupancy.
PASSED, APPROVED AND ADOPTED this 24th day of July 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2007\07-023 Chipotle\PC July 24\PC Reso.doc
9
valerio Architects
.4rc/.Jt"e( f!il't', nes(f.!..11 t<'. JJ//{}lJl!JJ,t!.
5858 Wilshire Blvd, Ste 203
Los Angeles, CA 90036
Telephone: 323.954.8996
Facsimile: 323.954,8965
url: www.valerioarchitects.com
Email: info@valerioarchitects.com
February 27,2007
City Of Dublin
City Of Dublin
100 Civic Plaza
Dublin, CA 94568
Subject: Chipotle @ Dublin Plaza
7000 Amador Plaza Road
CUP for Outdoor Seating
Written Statement
What type of business, activity or use are you proposing?
Chipotle Mexican Grill, a fast-casual restaurant specializing in fresh, organic southwest Mexican
fare is proposing a +/- 200 sq.ft. outdoor seating area with 8 tables and 16 chairs for its
customers.
How many employees will you have at the proposed site?
Chipotle will have around 8 employees per shift. ,. 00 ff<. -\0 \ 0 t{\ ,
What are the proposed hours and days of operation? ~Il\ f.;$~h \ \. 0. p,
Hours of operations is from 11 :OOam to 1 0:00am M thru F and 11 :OOam to 9:00pm on Sunday.
Will your business, activity or use target as specific segment of the community?
Chipotle's concept encompasses all segments of the population/community, i.e. families,
children, office workers, shoppers, etc. The outdoor patio is available for all Chipotle customers.
The outdoor patio will enhance outdoor scenery and enhance and welcome customer's shopping
experience.
In what ways will your business, activity or use benefit the community?
Chipotle is a fast-casual restaurant, which uses fresh organic products for its tacos and burritos.
Its low-cost healthy menu benefits all customers. The proposed outdoor patio benefits the
community by enhancing outdoor pedestrian activities.
Are there any ways in which your business, activity or use may disrupt the peace of the
surrounding residents or businesses?
Chipotle's operations/business will not disrupt the surrounding area/neighborhood. There will
be no live music or dancing on the premise. The outdoor patio premise will be maintained on a
regular basis.
Are there any ways in which your business, activity or use have a negative effect on the
health or safety of persons residing or working in the vicinity, or be detrimental to the
public health, safety or general welfare?
Chipotle does not use any hazardous material or methods for their restaurant operation. The
outdoor patio and its furniture are safe and durable and should not impinge on
customer/pedestrian activities.
Will your business, activity or use create any negative impacts on property, transportation
systems or existing improvements in the neighborhood?
Chipotle's business activity is to serve the community. Chipotle draws its customers from the
413-06-69 001175R&CEIVED
Attachment 2
APR 2 0 2007
nllAI IN 1)1 4NNINr.
immediate neighborhood such as residents, office, schools and shoppers. Chipotle is not a
destinatign restaurant and will not create additional traffic. The +/- 200 sq.ft of outdoor patio
will not impact parking. The site has been designed for traffic and parking with Chipotle's use
in rnind.
Describe how the design of the project including site layout, structures, vehicular access,
circulation and parking etc will provide a desirable environment for the future
development.
The site/shopping center has been approved by the City Planning Commission for commercial
use. Chipotle is proposing just an interior tenant improvement and an outdoor patio/dining area.
Is the site physically suitable for the type of intensity of development proposed?
Yes, the site is zoned for commercial use and has been approved by the Planning Commission
for its design, layout and use.
Describe how the proposed development may impact views
Chipotle's proposed outdoor patio/seating area will not obstruct views for the surrounding
residents or its customers. The patio will be located in front ofChipotle's space.
Describe the physical characteristics of the site including existing slopes and topographic
features.
NA.
Describe the architectural design/theme ofthe development including character, scale and
quality ofthe design, and explain how the project will relate to and be compatible with the
existing site and the character of adjacent buildings, neighborhoods, and uses.
The outdoor patio furniture will be compatible with the overall design of the shopping center.
Describe how the landscape features have been designed so as to insure visual relief and an
attractive environment for the public.
Site, shopping center, landscape has been designed by the developer. Chipotle will not be
altering the landscape.
Is the proposed project located on a hazardous waste and substances site (pursuant to
Government Code Section 65962.5)? (A list of these sites is available in the Department of
Community Development.
Not in a hazardous waste site,
EV:ev
413-06-69 001175. 1 of 2
LEGEND
-1 eXIT ~
Exit Signs
b
Handicap Parking Space
- - ..
Accessilbe Path of Travel. 48" min width.
Also See Sheet A 121 For Clearance
C)
KEY NOTES
1.
(N) "CHIPOTLE" RESTAURANT SPACE: FIRST TENANT TO OCCUPY SPACE
IN SHOP BUILDING SPACE #2 IN (N) SHELL BUILDING (SEE BULDING
PACKAGE PLAN REVIEW # 13964) B OCCUPANCY. ALL TENANTS ARE (N)
TENANTS
HANDICAP ACCESSIBLE PARKING. DETAIL SEE LANDLORD'S SITE PLAN
(E) GREASE INTERCEPTOR. PROVIDED BY LUGC.
(E) GAS LINE BY LL
(E) SANITARY WASTE LINE BY LL
ELECTRICAL ROOM
(E) 8" SEWER LINE
(E) FIRE WATER SERVICE LINE BY LL
PATH OF TRAVEL
2.
3.
4.
5.
6.
7.
8.
9.
10. (E) GAS METER
11. (N) GREASE INTERCEPTOR BY CHIPOTLE. DETAIL SEE PLUMBING
DRAWINGS
12. (N) GREASE WASTE LINE BY GC
N S L C
&
14. LANDSCAPING BY LL
15. CONCRETE PAVING BY LL
16. (E) MANHOLE BY LL
17. (E) FIRE HYDRANT
18. (E) PLANTER BED BY LL
19. (E) GREASE WASTE LINE BY LL
/'-A A-A /'-A
SHEET NOTES
1.
FOR ALL INQUIRIES REGARDING PARKING CALCULATION OR ANY
OTHER SITE DEVELOPMENT, PLEASE REFER TO BULDING PACKAGE
PLAN REVIEW # 13964 AND ACCOMPANYING LANDLORD SHEETS C1.0
AND C7.0
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All Site Work including
parking striping under a
separate permit,
Landlord/Developer's work.
Shown as reference only.
Not part of Chipotle
scope of work.
Existing Tree to remain,
Must not be removed.
Proposed Umbrella
Locations.
Umbrellas Not to interfere
wi tree canopy
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Valerio Arc itect~
Architecture, Design Plannin~
5858 Wilshi e Blvd, Ste 20
Los An~_eles, CA 9003
TelephO~C: 323.954.899
FaCSimile: 323.954.896
url: www.valeri architects. cor
Email: info@valeri architects.cor
DUBLIN
STORE NO :1013
DUBLIN RETAIL P AZA
7000 AMADOR PL ZA RD.
DUBLIN, CA 94561
L Date DESCRIPTI<lN
12/08/06 PERMITI BID SET
A\ 01/26/07 PLAN CHECK COMMEN S
~ 03/30/07 REVISED L.O.D.
This document contains information proprietary 0 Valerio Architects and
is furnished in confidence for the limited purpos of evaluation. bidding or
review. This document or its contents may no be used for any other
purpose and may not be reproduced or disclo d \0 others without the
prior written consent of Valerio Architects.
Enlarged Site
Plan
Date Modified:
Date Created:
Scale:
Project No.:
Drawn By:
CAD File:
03-30-07
11-30-06
1/8":1'-0"
413-06-69
EG
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