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HomeMy WebLinkAbout8.1 Public Hearing: Rec Equip(REI) SDR Tower Element on retail bldgG`~.t OF^DO~~y ~\\~~~~~ ~4LIF0~~~~ DATE: TO: January 24, 2011 Planning Commission SUBJECT: PUBLIC HEARING: Recreational Equipment, Inc. (REI) Site Development Review for a new raised tower element on the approved, but not yet constructed, retail building at 7099 Amador Plaza Road Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant has submitted a Site Development Review (SDR) application to add a new, raised tower element to the rear of a new REI retail building approved for the project site at 7099 Amador Plaza Road. The application also includes a conceptual design for afreeway-oriented wall sign on the 40' tower element. 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 a Resolution approving a Site Development Review to add a raised tower element to the rear of the new retail building approved for the project site at 7099 Amador Plaza Road and directing Staff to work with the Applicant on a Master Sign Program for the project signage. ~ t ' 'L Submitted By Principal Planner COPIES TO: Applicant File Page 1 of 6 STAFF REPORT PLANNING COMMISSION ' R 'wed By Planning Manager ITEM NO.:~_ G:IPA#120101PLPA-2010-00062 New retail building at 7099 APRIPC 1.24.20111PCSR 01.24.2011.doc DESCRIPTION: The project site is located at 7099 Amador Plaza Road between Dublin Boulevard and Amador Valley Boulevard in Downtown Dublin. The 1.94-acre site occupies a parcel that has frontage along Amador Plaza Road, is adjacent to the Zone 7 flood control channel to the west, and is visible from Interstate 680. The project site contains apartially-constructed 20,270 square foot retail building. The project site was occupied by Dublin Honda until 2006. The project vicinity is depicted in Figure 1. The project site has a General Plan '~ . ;rr: ;'.~;,`,';~ ~ ,,~ Land Use Designation of ~~ C ~{~• • •-"~~~'~- `~~ ~~ '~~ `~ Retail/Office and is located in the Planned Development (Downtown Core Specific Plan) Zoning District. Under the future Downtown Dublin Specific Plan, the project site will have a General Plan land use designation of Downtown Dublin (Retail District) and will be located in the Downtown Dublin Zoning District. The proposed retail use is consistent with both the existing and future General Plan land use designations and zoning classifications. Background In 2006, the City received an application for a Specific Plan Amendment, Planned Development Rezoning, Site Development Review, and a Conditional Use Permit to remodel and expand the former Honda dealership building, located at 7099 Amador Plaza Road, for use as a retail store with associated outdoor storage for Custom Fireplace, Patio, and BBQ,. On August 14, 2007, the Planning Commission approved the application for Site Development Review and a Conditional Use Permit (Resolution 07-41), and on September 18, 2007, the City Council approved Ordinance 19-07, which amended the Stage 1 Development Plan and adopted a Stage 2 Development Plan. The City Council also approved an amendment to the Downtown Core Specific Plan to change the land use from Retail/Automotive to Retail/Office. Construction on the site began in 2008, stalled several months later, and the building has been in a state of partial completion since that time. In December 2010, the City received an application from Laconia Development LLC, the new property owner, to tear down the partially-constructed building and build a new retail building on the site in a slightly different configuration from the original approvals, necessitating an amendment to both the approved Site Development Review as well as an amendment to the Planned Development Zoning District and the related Stage 2 Development Plan. Section 8.32.080 of the City of Dublin Zoning Ordinance gives the Community Development Director the authority to approve minor amendments to a Planned Development Zoning District. Section 8.104.040.A.13 gives the Community Development Director the authority to approve 2 of 6 facade modifications, major modifications to the site landscaping, and major modifications to the site plan. Several meetings were held between Laconia Development and City Staff to discuss the potential changes to the building. Staff worked with the architect to ensure that the proposal maintained the integrity of the original approval granted by the Planning Commission for the Custom Fireplace project and is in compliance with the future Downtown Dublin Specific Plan, while incorporating the various changes needed for the new future tenant, Recreational Equipment, Inc. (REI). The changes to the originally-approved plans included a shift in the location of the building to the east on the site. However, the building location kept the same general site layout with a square-shaped building generally in the middle of the parcel with parking both in front and behind the building and the primary point of customer access at the front. The proposed project maintains the enhanced pedestrian connection directly to Amador Plaza Road. Overall, the proposed building will utilize approximately 1,220 square feet less of the site for retail and display purposes than the original project. The building-related modifications included the addition of horizontal metal siding to the building's front elevation, a different concept for the entry canopy, and overall a more streamlined, modern design aesthetic. However, the main building forms remained compatible with the originally-approved building design. The Project Plan Set approved by the Community Development Director is attached to this Staff Report for reference as Attachment 1. The full color and materials board will be available for review at the public hearing on January 24, 2011. A Public Notice was mailed to 57 tenants and property owners within 300 feet of this property on December 17, 2010 stating that the Community Development Director would render a decision on the proposed revisions on or after January 7, 2011. No comments were received and the Director approved the Site Development Review modifications on January 7, 2011. The proposed project being reviewed by the Planning Commission is a modification to the Site Development Review approval issued by the Community Development Director on January 7, 2011. The modification is limited to the construction of a tower feature on the northeast corner of the building that will contain afreeway-oriented wall sign in the future. A tower element with wall signage was not envisioned in the plans for the original building, and therefore the Community Development Director did not approve this modification on January 7, 2011 and determined that it should be reviewed and considered by the Planning Commission as a separate item. The signage is conceptual and the exact details will be approved by Staff through a Master Sign Program at a later date. The application before the Planning Commission does not include any other modifications to the project approved by the Community Development Director. The Project Plans illustrating the location and design details of the tower element are included as Exhibit A to Attachment 2 of this Staff Report. ANALYSIS: Building Design The new tower element proposed for the REI building will be constructed with the same horizontal metal siding as the entry tower at the building's front elevation. The height of the tower is proposed to grow from 26 feet above grade, as shown in the plans approved by the Community Development Director, to 40 feet above grade as shown in Exhibit A to Attachment 2. The increased height is intended to provide freeway visibility for a proposed wall sign, which is illustrated on Sheet A8 of the Project Plans. All other components of the building architecture and site improvements remain as approved. 3of6 Wall Signage As noted, the Applicant proposes to install afreeway-oriented wall sign on the new tower element. In the Downtown Dublin Specific Plan, it is noted that freeway-oriented signage over 35 feet in height is subject to review and approval by the Planning Commission. This signage is unique in that it is not a freestanding sign, but is instead attached to a building wall, which requires approval of a Master Sign Program. The project Master Sign Program will address all of the proposed signage for the project site, and is typically approved at Staff level. The signage shown on Sheets A7 and A8 of the Project Plan Set is conceptual, and is presented on these elevations so the Planning Commission understood the purpose of the 40' tower element addition to the building, which is to have a place for the tenant to install afreeway-oriented sign. The freeway-oriented wall sign as shown is approximately 11 feet wide and 8 feet tall. The sign is a cabinet sign with a black background mounted directly to the building in the location depicted on Sheet A8. The sign is halo lit at night. The wall signage shown on the other elevations on Sheets A7 and A8 are included for context only. Condition of Approval No. 19 of the January 7, 2011 Community Development Director approval stated that the Applicant will need to submit a separate application for all proposed building signage. Due to the fact that the Applicant is proposing signage on multiple elevations in an amount that exceeds the maximum allowed by the Zoning Ordinance, a Master Sign Program will be required. Per the Zoning Ordinance, wall signage is allowed on up to three building frontages. The Applicant is requesting wall signage on four elevations. Additionally, wall signs are not permitted to be more than three feet in height, and the signs proposed are in excess of this requirement at six feet and eight feet in height. All of these standards can be increased with Site Development Review/Master Sign Program approval. Staff requests that the Planning Commission provide feedback on the concept signage and direct Staff to work with the Applicant to prepare and approve a Master Sign Program that will include afreeway-oriented sign on the 40 foot tower element, as shown. Consistency with the Downtown Dublin Specific Plan Although the Downtown Dublin Specific Plan (DDSP) has not yet been approved by the City Council, the proposed tower element is in conformance with many of the design guidelines of the DDSP, including, but not limited to, the following: Section 4.4.3 Building Materials and Colors The use of green building materials, including materials with recycled content, materials from resource-efficient manufacturing processes, and reusable materials are encouraged. Section 4.4.6 Signage Buildings should be designed with appropriate locations for signs. The color of letters and symbols shall contract the base or background color of the sign to maximize readability. Simple and easy-to-read typefaces should be used on signs. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts 4 of 6 and when applicable, environmental documents prepared. For this project, Staff recommends that the project be found exempt from CEQA in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion). The project involves no expansion of the existing commercial building, but includes only architectural modifications to the previously-approved building. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN, AND ZONING ORDINANCE: The project has been reviewed for compliance with the General Plan, policies contained in Community Design and Sustainability Element. The proposed project is consistent with policies relating to building and site design, gathering and open spaces areas, and parking and circulation. The project site is located in a Planned Development Zoning District. The project is consistent with Development Regulations for this zoning district as described Stage 2 Development Plan, as amended. The project is also consistent with the development standards and design guidelines of the proposed Downtown Dublin Specific Plan, as noted above. The Specific Plan is scheduled to be reviewed and adopted by the City Council in early 2011. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services, and Dublin San Ramon Services District have reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no comments from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1) Project Plans for the REI building at 7099 Amador Plaza Road, approved by the Community Development Director on January 7, 2011. 2) Resolution approving a Site Development Review to add a raised tower element to the rear of the new retail building approved for the project site at 7099 Amador Plaza Road and directing Staff to work with the Applicant on a Master Sign Program for the project signage, with the Project Plan Set showing the proposed tower element included as Exhibit A. 5of6 GENERAL INFORMATION: LOCATION: 7099 Amador Plaza Road (APN 941-0305-026) APPLICANT/ OWNER: Michael Carey, Laconia Development (DBA 7099 Amador Plaza LLC), 1981 North Broadway, Suite 415, Walnut Creek, CA 94596 ASSESSORS PARCEL NUMBER: 941-0305-026-00 GENERAL PLAN LAND USE DESIGNATION: Retail/Office SPECIFIC PLAN LAND USE DESIGNATION: Retail/Office SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Retail/Office Commercial/Shopping Center South PD Retail/Office Commercial/Shopping Center East PD n/a Interstate 680 West PD Retail/Office Commercial/Shopping Center 6of6