Loading...
HomeMy WebLinkAbout8.2 Buffalo Wild Wings CUP & SDR PA08-047AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: December 9, 2008 SUBJECT: PUBLIC HEARING: PA 08-047, Buffalo Wild Wings Conditional Use Permit and Site Development Review (Quasi- Judicial/ Adjudicatory Action,) - Request for a Conditional Use Permit to establish 425 square; feet of outdoor seating and Site Development Review for exterior modifications to the existing Pad B building at Grafton Station including new awnings, window tinting and outdoor seating furniture. The project is located at 3712 Dublin Boulevard. Report Prepared by Marnie R. 6Vaffle, Senior Planner ATTACHMENTS: 1) Resolution approving ?A 08-047, Buffalo Wild Wings Conditional Use Permit to establish 425 square feet of outdoor seating and Site Development Review for modifications to the existing Pad B building at Grafton Station. 2) Project Plans. RECOMMENDATION: 1) Receive Staffpresentaticn; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt Resolution approving PA 08-047, Buffalo Wild Wings Conditional Use Permit to establish 425 square feet of outdoor seating and Site Development Review for modifications to the existing Pad B building at Grafton Station. PROJECT DESCRIPTION: The Applicant, Hardy Samra, member of Tee It Up, LLC doing business as Buffalo Wild Wings has requested approval of a Conditional Use Permit and Site Development Review to establish 425 square feet of outdoor seating and make modifications to the existing Pad B building at Grafton Station by installing fabric awnings on the west and south elevations and apply.ng window film to the windows on all four elevations. Additionally, the outdoor seating furniture and fencing are part of the Site Development Review request. COPIES TO: Applicant Property Owner Page 1 of 8 ITEM NO. ANALYSIS: Conditional Use Permit Buffalo Wild Wings proposes to occupy approximately 5,700 square feet at 3712 Dublin Boulevard within Pad B of the Grafton Station shopping center (see Figure 1). The Planned Development Zoning District (PA 05-030) for the Grafton Station shopping center allows eating and drinking uses such as Buffalo Wild Wings as a permitted use and requires approval of a Conditional Use Permit for the establishment of outdoor seating. Figure 1. Partial Site Plan t N Outdoor Seating 425 square feet The outdoor seating is proposed to be located primarily within the eastern recessed corner of the larger Buffalo Wild Wings tenant space. The area would be enclosed with a fence and all tables and chairs would be contained within the fenced area. The Development Plan fir the Planned Development Zoning District requires that 1 parking space for every 100 square feet of outdoor seating space be provided. A total of 4 parking spaces would be required for the outdoor seating area. The Development Plan also requires 1 parking space for every 100 square feet of restaurant space. At approximately 5,700 square feet, a total of 57 parking spaces would be required for the main restaurant. A grand total of 61 parking spaces are required for the Buffalo Wild Wings use. A total of 314 parking spaces were constructed as part of the Pads B-D Site Development Review approval. It was estimated that general retail uses would be parked at a 1 space per 300 square feet ratio. Pads B-D total 48,954 square feet in size and require 163 parking spaces leaving a surplus of 151 parking spaces for more intense uses such as restaurants. Buffalo Wild Wings requires a total of 61 parking spaces which is 41 more parking spaces that what would be required if it were a general retail use however with a surplus of 151 parking spaces, adequate parking exist3 to accommodate the restaurant and outdoor seating. Parking calculations will be performed for all futur-, tenants within Pads B-D to ensure 2of8 adequate parking continues to exist as the buildings are occupied. R.-ciprocal parking easements with the adjacent Lowe's home improvement center and the future Pad A and E buildings will provide additional parking to support the Grafton Station shopping center as a whole. Conditions of Approval have been incorporated into the Resolution (Attachment 1) requiring that all outdoor dining furniture be contained within the fenced area (Condition No. 11) and that both the furniture and fence be maintained in good conditions at all tim.-s (Condition No. 13). Should the owner/operator of the restaurant desire to modify the location of the outdoor seating area or increase the size, an amendment to the Conditional Use Permit would be required (Condition No. 12). Site Development Review A Site Development Review approval was granted by the Planning Commission for Grafton Station Pads B-D in March 2007. These buildings are currently under constructi :)n and nearing completion. Buffalo Wild Wings is requesting approval of Site Development Review 0 make modifications to the Pad B building in order to accommodate their restaurant use. Awnings Buffalo Wild Wings would like to install a total of 4 black fabric awnings which would be placed over existing windows. Three awnings would be installed on the south elevation which is the main entrance to the restaurant; one awning would be installed on the southwest corner of the building (see Figure 2 and 3). Figure 2. South Elevation of a portion of Pad B Figure 3. West Elevation of Pad B 3 of 8 \ I / 3 Black Fabric Awnings I Black Fzbric Awning The Grafton Station Site Development Review approval included a variety of awning designs and materials throughout Pads B-D. These awnings are constructed of metal and fabric and vary in design. Buffalo Wild Wings is proposing black fabric awnings which are identical to the black fabric awnings which were previously approved on Pad D. Conditions of Approval have been incorporated into the Resolution (Attachment 1) requiring on-going maintenance and replacement of the awnings to ensure an attractive appearance over time (Condition No. 16). Patio Furniture and Fence The outdoor patio furniture is proposed to be constructed of wrought iron with a textured charcoal finish. Table tops and chair seats are an open mesh design with narrow iron 1 eg supports. The design and style of the outdoor furniture is consistent with the design of the Pad B building which includes metal awnings as accents to the building. The fence material is proposed to be a 2-foot x 2-foot tubular steel fence with a black powder coated finish. The fence would be 4-feet in height with metal base plates to support the fence. To protect the aesthetics of the decorative concrete within the outdoor patio area, the fence would not be permanently installed with bolts into the ground. Window Tint The application of window film is proposed in select locations on all four elevations of the Pad B building (see Figures 4-7 below) in order to facilitate the layout of the restaurant space. Buffalo Wild Wings is occupying the end unit of a multi-tenant commercial building with numerous windows on all four elevations. This inhibits the location of "back of house" operations which are not intended to be viewed by the public. These operations include kitchen, storage and cooler areas. Locating an area for the restrooms is also problematic with the number of windows within the tenant space. To resolve these conflicts window film is proposed to disguise the appearance of solid walls which would be constructed inside the tenant space in front of the glass. Additional window film is proposed in select locations on the east (side) elevation to allow for the installation of a flat screen television set. Buffalo Wild Wings is known for the entertaining atmosphere it provides to its patrons by strategically placing television sets so that at least one television can be viewed frcm every table within the restaurant. Figure 4. Window Film on South Elevation elevation The type of window film proposed is Slate 10 Panorama by Bekaert (or equivalent). The film is Energy Star rated and would be applied to the interior window panes. The film as viewed from the exterior of the building has a reflective quality that visually obscures objects behind the window. It also screens out solar heat and ultraviolet rays creating a more energy efficient environment within the tenant space. An sample of the window film has been provided to the Planning Commission along with their meeting packets and a sample will be displayed during the public hearing. From an aesthetic perspective, window film, when properly applied, is preferred to other window treatments such as blinds or shades as it maintains the full appeal of in unobstructed window. The film is covered under a 12 year warranty against defects such as adhesive failure, bubbling, cracking, peeling, or change of color. Conditions of Approval have been incorporated into the Resolution (Attachment 1) requiring that the film be maintained in good condition at all times (Condition No. 17). Figure 5. Window Film on West Elevation Figure 6. Window Film on North Elevation Window Film on entire north elevation 5 of 8 Window Film on entire \ west elevation ---' In summary, window film is proposed to be installed in one location on the south elevation at the west end of the building (see Figure 4 above) to accommodate restrooms; on the entire west and north elevations (see Figures 5 and 6 above) to accommodate the "back of house" operations; and, on a portion of the east elevation (see Figure 7). to accommodate the installation of a flat screen television. Findings In order for the Planning Commission to approve the request for a Conditional Use Permit and Site Development Review, the Planning Commission must make all of the findings found in Section 8.100.060 of the Dublin Zoning Ordinance and included in the attached Resolution (Attachment 1). ENVIRONMENTAL REVIEW: Window film on one half of the window Pursuant to the California Environmental Quality Act (CEQA) this project has been found to be categorically exempt under Section 15301, Existing Facilities whic.l allows for minor alterations to an existing private structure and involving negligible or no expansion of use. PUBLIC NOTICING: In accordance with State law, a public notice regarding this hearing m as 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 comments or objections from surrounding property owners or tenants regarding the current proposal. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Public Works Department, Building Division, Fire Department, Police Services and Dublin San Ramon Services District have all reviewed the proposed project. Conditions of Approval from these agencies are included in the proposed Resolution (Attachment 1). CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Conditional Use Permit/Site Development Review request is consistent with the Dublin General Plan, including the Community Design Element of the General Plan, the Eastern Dublin Specific Plan and Tassajara Gateway Planning Subarea in that it allows for outdoor dining in conjunction with a permitted restaurant use and allows for modifications to an existing building to facilitate the establishment of a restaurant use. Restaurant uses are consistent with the General Plam'Specific Plan Land Use designation of General Commercial. The General Commercial land use accommodates a range of regional and community serving retail, service and office uses including but not limited to restaurants. This land use also encourages the development of uses, including restaurants that will benefit from their location at the intersection of Interstate 580 and Dublin Boulevard. The Conditional Use Permit request is also consistent with the Dublin Zoning Ordinance in that the project is located within a PD, Planned Development Zoning District (PA 05-030) which allows for the Figure 7. Window Film on East Elevation 6of8 establishment of restaurants as a permitted use and outdoor seating as a conditional use subject to approval by the Planning Commission. The Site Development Review request is consistent with the Dublin Zoning Ordinance in that concurrent consideration is required when a Site Development Review request is part of a project which also requires a Conditional Use Permit. Under such circumstances, the Site Development Review request must be approved, conditionally approved or denied by the same decision maker taking action on the Conditional Use Permit request during the same public hearing. CONCLUSION: The Applicant is requesting approval of a Conditional Use Permit and Site Development Review to establish 425 square feet of outdoor seating and make modifications to the existing Pad B building at Grafton Station by installing fabric awnings on the west and south elevations and applying window film to the windows on all four elevations. Additionally, the outdoor seating furniture and fencing are part of the Site Development Review request. 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; and 5) Adopt Resolution approving PA 08-047, Buffalo Wild Wing:; Conditional Use Permit to establish 425 square feet of outdoor seating and Site Development Review for modifications to the existing Pad B building at Grafton Station. 7 of 8 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN/ LAND USE DESIGNATION: ZONING: SURROUNDING USES: James, Tong Stanforth Holding Company, LLC 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 Hardy Samra Tee It Up, LLC 3203 Oak Bluff Court Dublin, CA 94568 3712 Dublin Blvd Assessors Parcel Number(s): 985-0061-002 General Commercial Eastern Dublin Specific Plan, General Commercial PD, Planned Development (PA 05-030) Location Zoning General Plan Land Use Current Use of Pro er Site PD, Planned Development General Commercial Retail Commercial (PA 05-030) North PD, Planned Development High Density Residential and Residential, Vacant (PA 98-069) Neighborhood Commercial Commercial lands South PD, Planned Development General Commercial/Campus Retail Commercial (PA 05-030) Office East PD, Planned Development Campus Office Vacant (PA 98-070) West PD, Planned Development General Commercial Vacant (PA 94-030) 8 of 8