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HomeMy WebLinkAbout8.2 PCSR SDR for 7-11retailG~~~ O~ DU~~~ ~~~ STAFF REPORT 9~~~~ s2 PLANNING COMMISSION ~` ~ ~~ O~LIFOR~~~ DATE: July 10, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00001 Site Development Review for a 7-11 retail store at 7120 Dublin Boulevard Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant has requested Site Development Review approval for exterior changes, associated site improvements, and approval of a Master Sign Program for an existing 2,760 square foot commercial building at 7120 Dublin Boulevard. 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 Site Development Review and a Master Sign Program for 7-11, which includes the remodel of an existing 2,760 square foot commercial building, Master Sign Program, and associated site improvements at 7120 Dublin Boulevard. ~ S~ ~S ~ Submitted By Reviewed By Principal Planner Planning Manager COPIES TO: Applicant File •~ ITEM NO.: Page 1 of 6 G:1PA#120121PLPA-2012-00001 Seven Eleven SDRIPCSR 07.10.2012.docx DESCRIPTION: The project site is located at 7120 Dublin Boulevard, near the intersection of Dublin Boulevard and Village Parkway. The 2.92-acre site is a small, three- building neighborhood shopping center containing a variety of retail, service, and restaurant uses. The subject building was most recently occupied by a Carl's Jr. fast food restaurant with a drive- thru lane. ~.- .~ ,~~ I-680 }r ~\~ ' A,^~ Project Site ,~ F, Access to the site is provided from multiple driveways on both Dublin Boulevard and Village Parkway. The project vicinity is depicted in Figure 1. The project site has a General Plan Land Use Designation of Retail/Office and is located in the C-2 (General Commercial) Zoning District. The subject building was originally constructed in 1976 as a Carl's Jr. restaurant, and it operated as such until the business closed in June 2012. Alameda County approved the original development of the project site, which is in a shopping center comprised of other restaurant, retail and service uses. Photos of the existing building are included as Attachment 1. In order to permit exterior alterations to the building and the associated site improvements, Site Development Review approval is required. The proposed project includes exterior modifications to the existing building that will utilize many of the same building materials that are already in use. The Applicant is also proposing improvements to the parking areas adjacent to the building, removal of all signage related to the existing use, the installation of new planters adjacent to the building, removal of the current drive through window and drive aisle, and the installation of landscaping where the drive through aisle was removed. The building awnings are proposed to change from red to green, but the building paint color is not proposed to change. No exterior modifications are proposed to the other buildings in the shopping center. The proposed building elevations, site plan, and landscape plan are shown in the Project Plan set, which is included as Exhibit A to Attachment 2 of this Staff Report. ANALYSIS: Building Design The building is currently designed for use as adrive-through restaurant. The Applicant is proposing to remodel the building for use as a convenience market, and there are exterior modifications desired by the Applicant in order to make it suitable for this change in use. The proposed changes, including materials, colors, and overall design are consistent with the existing building and the surrounding shopping center. 2of6 West elevation: The main building entry is proposed to shift from its current location on the north elevation (facing the interior of the shopping center) to the west elevation (facing the intersection of Dublin Boulevard and Village Parkway). Two single entry doors and a portion of the brick wall will be removed from the facade and adouble-door entry will be installed. Placing the main building entry on this elevation will open up a larger parking field in front of the store and also provides a stronger visual presence toward the street. A low-rise planter and landscape screen is proposed to be located on the west elevation to provide additional depth, wall articulation, and opportunity for landscaping to soften the brick portion of the facade, which is an existing condition. Condition of Approval No. 17 requires that the proposed planting palette for the planter boxes be shown on the Final Landscape Plan submitted for review and approval by the City. North elevation: The existing main storefront entry is proposed to be removed, and fixed storefront windows of a similar size and kind will be installed in the same location. The half-height windows on the north elevation are proposed to remain. All other elements on this elevation are proposed to remain as-is. East elevation: This elevation is currently the drive-thru window for Carl's Jr. The windows on this elevation are proposed to be replaced with horizontal wood-texture, cement fiber siding. The existing vertical siding on the building will be removed and replaced with horizontal siding to match the material proposed on the other elevations. One landscape screen is proposed to be located on this elevation, which will have a new landscaped edge due to the removal of the drive-thru window. South elevation: This side of the building currently has the sizable order board for the drive-thru window that will be removed. The windows on this elevation are proposed to be replaced with horizontal siding, which is an element that is already present on the east elevation of the building. The siding will be a neutral color that is complementary to the building, and Condition of Approval 16 requires that the color be reviewed and approved by Planning Staff prior to installation. The windows on this elevation are to be removed due to the fact that this is the back of the tenant space devoted to employee/office uses, and not a portion of the building that should be visually accessible. Three landscape screens are proposed on this elevation. Site Enhancements In addition to modifying the building entry, refreshing the building materials, removing all of the site signage related to Carl's Jr., the Applicant is also proposing several additional site enhancements, including new landscaping and improved disabled accessibility. All of the entry driveways to the site will remain, and disabled access to the entry door of the building will be enhanced per current code. The existing landscaping on site is generally in good condition. The Applicant will be required to prepare and submit for review and approval a Final Landscape Plan (required by Condition of Approval 17). The Final Landscape Plan will include the plant palette proposed for the future planters adjacent to the building as well as any plant material proposed to be added to existing landscape islands. 3 of 6 All of the existing trees on site are proposed to remain with the exception of two trees that are within a portion of the drive-thru area that is proposed to be modified. The drive aisle adjacent to the south elevation is currently one-way and is proposed to be changed to two-way. This will necessitate the removal of a portion of the landscaped area where two trees are planted. They will be replaced in a new landscaped area that is currently the drive-thru. The drive-thru aisle is proposed to be removed in its entirety and landscaping installed in its place. Condition of Approval 47 requires that the Applicant upgrade the existing trash enclosure to be in compliance with the City's current regulations and Condition of Approval 16 requires the Applicant to submit details of the enclosure changes for Staff review and approval. Staff will ensure that the upgraded enclosure utilizes similar materials and colors as the building. Parking The parking requirement for a restaurant is 1 parking space per 100 square feet of floor area accessible to customers, plus 1 parking space per 300 square feet of floor area not accessible to customers. The parking requirement for neighborhood retail is 1 parking space per 300 square feet. Therefore, the previous restaurant use required 19 parking spaces, and the proposed retail use requires 9 spaces. The shopping center, of which the subject building is a part, has a parking surplus of 21 spaces. Therefore, there is more than sufficient parking for the proposed retail use of the building. Master Sign Program The project application includes a Master Sign Program for 7-11. This is being reviewed by the Planning Commission at the same time as the Site Development Review. The Applicant is proposing three wall signs (21 square feet each) and one monument sign. The wall signs are internally-illuminated, individual channel letters, and are proposed to be installed on the same three elevations where the previous Carl's Jr. signs were located: North, West, and South. The new monument sign is proposed to be located in the landscaped area near the corner of Dublin Boulevard and Village Parkway. The existing Carl's Jr. pylon sign will be removed. The proposed monument sign is 8 feet wide by 6 feet tall and will be a two-part aluminum cabinet that is texture-coated and painted to match the building. The internally-illuminated sign lettering on the monument sign is approximately 10 square feet in size. A Resolution recommending Site Development Review and Master Sign Program approval is included as Attachment 2 to this Staff Report. Conditions of Approval have been placed on the project to ensure that all new construction complies with applicable Building and Fire codes as well as local ordinances. 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 and when applicable, environmental documents prepared. For this project, Staff recommends that the project be found exempt from the California Environmental Quality Act (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 and minor site enhancements. 4of6 CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site is designated Retail/Office in the General Plan. The project has been reviewed for compliance with policies contained in the Community Design and Sustainability Element of the General Plan, including those related to building and site design, parking, and circulation. The project site is located in the C-2 (General Commercial) Zoning District. The project is consistent with Development Regulations for this zoning district as described in Chapter 8.36 of the Zoning Ordinance, including maximum building height and required setbacks. 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) Photos of Existing Building 2) Resolution approving Site Development Review and a Master Sign Program for 7-11, which includes the remodel of an existing 2,760 square foot commercial building, Master Sign Program, and associated site improvements at 7120 Dublin Boulevard, with the Project Plans attached as Exhibit A. 5 of 6 GENERAL INFORMATION: APPLICANT/: PROPERTY OWNER LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN LAND USE DESIGNATION: SURROUNDING USES: David Sabin, Lend Lease, 8 Harbor Point Drive #204, Mill Valley, CA 94941 Ready Family Partnership LP, c/o Shelter Bay Retail Group, 655 Redwood Highway, Suite 177, Mill Valley, CA 94901 7120 Dublin Boulevard APN 941-1401-02-00 Retail/Office N/A CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY Downtown Dublin North DDZD, (Village Parkway District), Retail, Restaurant C 2 Retail/Office South C-O Business Park/Industrial Business Park/Offices East C-O Business Park/Industrial Business Park/Offices West DDZD Downtown Dublin Restaurant (Village Parkway District) RESOURCES: General Plan Zoning Ordinance 6 of 6