HomeMy WebLinkAbout8.3 PH PLPA 2011-00031 BJ's Restaurant&Brewhouse CUPSTAFF REPORT
PLANNING COMMISSION
DATE: September 27, 2011
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PLPA 2011-00031 - BJ's Restaurant and
Brewhouse Conditional Use Permit to amend the Planned Development
Plan and Site Development Review for an 8,376 square foot restaurant
building within the Fallon Gateway Center
Report prepared by: Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Applicant proposes to construct a BJ's Restaurant and Brewhouse within Fallon Gateway.
Fallon Gateway is a shopping center located at the southwest corner of Dublin Blvd and Fallon
Road. The Planning Commission will consider a request for a Conditional Use Permit to amend
the Planned Development Plan to combine Shop Sites 8 and 9 into one shop site, and Site
Development Review to allow an 8,376 square foot free-standing, full-service restaurant and
brew house.
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 Conditional Use Permit to amend the
Planned Development Plan for Fallon Gateway (PA 08-034) by combining development Shop
Sites 8 and 9 and to allow up to 8,376 square feet of development on the combined shop site for
the project known as Fallon Gateway Shopping Center located at the southwest corner of Dublin
Boulevard and Fallon Road; and 6) Adopt a Resolution approving a Site Development Review
for Fallon Gateway to construct a 8,376 square foot, free-standing full-service restaurant and
brew house building located on a site formerly identified as Shops 8 and 9 near the southeast
corner of the site at Fallon Road and the on-ramp to Interstate Highway 580.
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Submitted By R ewed By
Consulting Planner Planning Manager
COPIES TO: Applicant
File
ITEM NO.: U
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G:1PA#120111PLPA-2011-00031 BJs Brewery Fallon GatewaylPC Staff Report BJs 9.27. l l.doc
DESCRIPTION:
Fallon Gateway is a 33.91-acre commercial center that is bounded by Dublin Boulevard on the
north, I-580 on the south and Fallon Road on the east as shown on the vicinity map below.
Fallon Gateway is located within the Eastern Dublin Specific Plan (EDSP) area. The site has a
General Plan and EDSP land use designation of General Commercial. The project site also has
Planned Development (PD) zoning that was originally approved in 1997 (Ordinance 24-97).
A Planned Development (PD) Rezone Amendment was subsequently adopted for Fallon
Gateway by Ordinance 09-09 (Attachment 1). The PD established a maximum of 516,992
square feet of commercial space based on a Floor Area Ration (FAR) of .35. The Development
Plan for Fallon Gateway further limited the potential development on the site to 379,053 square
feet distributed among 19 building sites to be developed in phases (please refer to the
Development Plan below).
The project approvals for Fallon Gateway specified the circulation system, defined development
sites or parcels, refined the development standards, specified the infrastructure requirements,
and their sequencing.
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Vicinity Map
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FALLON ROAD
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A Site Development Review (SDR), including a master landscape plan for Fallon Gateway, was
approved on April 28, 2009 by Planning Commission Resolution 09-18. The approved SDR
addressed the initial development of 311,553 square feet on 27.33 net (Phases 1-3). The
remainder of the center will be addressed by a future Site Development Review application.
The SDR for Fallon Gateway subsequently was amended August 19, 2010 by Planning
Commission Resolution 10-32 (Attachment 2) to revise the proposed phasing from four to five
phases and to address changes in proposed exterior building profiles, surfaces materials,
landscaping, and signage primarily for the Target building and surrounding parking areas. The
Target store and a large portion of the overall parking field is currently under construction.
The Applicant is currently requesting approval of a Conditional Use Permit (CUP) for a minor
amendment to the PD to combine Shops Sites 8 and 9. The Applicant is also requesting
approval of a Site Development Review (SDR) to allow the construction of an 8,376 square foot
free-standing restaurant and "brew house" for the production and on-sale/off-sale service of food
and boutique beers.
ANALYSIS:
Conditional Use Permit
The requested Conditional Use Permit (CUP) would allow Shop Sites 8 and 9 to be combined for
the development of a single 8,376 square-foot building. Chapter 8.32.080 of the Planned
Development Zoning Ordinance states that a CUP may be granted for a minor amendment to a
Planned Development as long as the amendment does not materially change the provisions or
intent of the Planned Development Zoning Ordinance for the site. The proposed Shop Site, at
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8,376 square feet, represents approximately twice as much development area as previously
approved for Shops 8 and 9 (4,400 square feet). However, combining the building area into one
structure allows for more site area to be used more efficiently for landscape, hardscape, and
parking. A resolution recommending approval of a Conditional Use Permit is included as
Attachment 3.
The approved site plan and proposed amendment are shown below:
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Existing Site Plan
Site Development Review
Site Plan
The proposed restaurant site would be situated in the most southeasterly section of Fallon
Gateway with substantial freeway visibility between Fallon Road and the internal "ring road"
(Refer to Development Plan above). The ring road provides on-site circulation and access to
parking areas from the two signalized access points at Dublin Boulevard and Fallon Road. A
large parking area is located within the ring road area between the restaurant site and Major A
(Target). It is anticipated that this parking area serves the retail customers for Target and the
peripheral shops and restaurant pads.
Elevations
The proposed restaurant entrance is oriented towards Fallon Road on the east elevation. The
loading and trash areas are located on the south elevations behind the embankment for the 1-
580 on-ramp. Exterior materials include: rose limestone the veneer (consistent with BJ's
corporate identity), EI Dorado Stone Mesquite Cliffstone veneer to match other structures in the
commercial center, and stucco surfaces painted with the identifiable Fallon Gateway color of
Red Ink and Spiced Berry. Metal canopies over the entries and windows will be black metal.
The Wainscot cap is chiseled Eldorado stone and limited plaster cornices capping the taller
perimeter walls are consistent with the design of the overall center and will define the building
walls and will be articulated for visual interest. Steel accent grids are used on the main building
planes to add visual interest in keeping with the rest of the Fallon Gateway center. On the rear
of the building facing the Target building is a back lit, four-panel mural depicting a rural farming
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Proposed Site Plan
seen. This mural and a similar single panel on the front of the building adjacent to the entrance
are similar to the graphic panels planned for Majors B, C and D of Fallon Gateway. Please refer
to the cover sheet and sheets A2.0 and A2.1 of the Project Plans (Attachment 4) for the
proposed elevations.
Outdoor Dining
An outdoor eating area on the north and east side of the building accommodating up to 72
diners is included in the project. Landscaping and paving details proposed for the restaurant are
a continuation of the existing landscape pallet for the overall center and will serve to visually tie
this part of the center together with the existing Target building and the future shop buildings.
Parking
The Fallon Gateway project provides for 1,518 surface parking spaces. Based on proposed
occupancies and uses within each building, the required parking would be 1,291 spaces (a
surplus of 227 parking spaces). The parking is based on all of the space in the project as retail
use with parking required at one space per 300 square feet. The parking area in Fallon
Gateway is shared among commercial uses and available on anon-exclusive basis. Use of the
building area for restaurant use increases the required parking for the shopping center. The
proposed project would absorb 65 parking spaces from the surplus.
Public Art
The project remains subject to the approved Public Art Compliance Plan. The original condition
of approval pertaining to the payment of fees for Public Art states that the fee is to be paid at the
time of building permit issuance subject to the Dublin Municipal Code. The original fee calculated
for Shops 8 and 9 was slightly less than the fee will be for BJ's Brewery. The exact fee amount
will be calculated along with the building fees at the time of building permit issuance.
A resolution recommending approval of a Site Development Review is included as Attachment 5.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
A full-service restaurant and micro-brewery are permitted uses within Fallon Gateway and
development would serve the intent of community-oriented commercial retail and services. The
proposed restaurant and brew house would not exceed the allowable building area or create
adverse conditions on-site or for surrounding properties, but would expand dining options in the
area. The proposed BJ's Restaurant and Brewhouse is consistent with the General Plan,
Eastern Dublin Specific Plan, Area C Development Plan and the Design Guidelines for Fallon
Gateway.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District 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. Conditions of Approval from these departments and agencies
have been included in the attached Resolution (Attachment 5).
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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. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant.
ENVIRONMENTAL REVIEW:
The project is located within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin
Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and
Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan
EIR is a program EIR, which anticipated several subsequent actions related to future
development in Eastern Dublin. The EIR identified some impacts of implementation of the
General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the
EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also
adopted aMitigation-Monitoring Program, which included numerous measures intended to
reduce impacts from the development of the Eastern Dublin area.
In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for
the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon
Gateway site. After completing an Initial Study, it was determined that the rezoning would not
have any significant environmental impacts which were not already adequately described and
analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified
in the Negative Declaration.
No further environmental document is needed because the environmental impacts of this project
were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan
Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration.
ATTACHMENTS: 1. City Council Ordinance 09-09 approving an amendment to the
Planned Development district of Dublin Ranch Area C specifically for
the project known as Fallon Gateway Commercial Center located at
the southwest corner of Dublin Boulevard and Fallon Road in Area C
of Dublin Ranch.
2. Planning Commission Resolution 10-32 approving a Conditional Use
Permit to amend the Planned Development Zoning and a Site
Development Review Amendment for Fallon Gateway.
3. Resolution approving a Conditional Use Permit to amend the
Planned Development Ptan for Fallon Gateway (PA 08-034) by
combining development Shop Sites 8 and 9 and to allow up to 8,376
square feet of development on the combined shop site for the project
known as Fallon Gateway Shopping Center located at the southwest
corner of Dublin Boulevard and Fallon Road.
4. Project Plans dated received September 12, 2011.
5. Resolution approving a Site Development Review for Fallon
Gateway to construct a 8,376 square foot, free-standing full-service
restaurant and brew house building located on a site formerly
identified as Shops 8 and 9 near the southeast corner of the site at
Fallon Road and the on-ramp to Interstate Highway 580.
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GENERAL INFORMATION:
APPLICANT: BJ's Restaurants, Inc.
7755 Center Avenue, Suite 300
Huntington Beach, CA 92647
Attn: Joan Leguay, Director of Property Development
(714) 500-2410
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL
NUMBER:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN
LAND USE DESIGNATION:
ci io~ni ~~ni~~ i ic~c•
Stanforth Holdings Company LLC
4690 Chabot Road, Suite 100
Pleasanton, CA 94588
Attn: James Tong
(925) 463-1666
West side of Fallon Road south of Dublin Boulevard at the 1-
580 westbound on-ramp
A portion of APN 985-0027-009-03
General Commercial
General Commercial
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North
PD Medium Density
Residential/General
Commercial/Open Space
Vacant
South I-580 I-580 I-580
East PD General Commercial Vacant
West PD Campus Office Vacant
REFERENCES: General Plan
Eastern Dublin Specific Plan
Zoning Ordinance
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