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HomeMy WebLinkAbout8.1 Amador Crossings Commercial Pad Building SDR AcOr STAFF REPORT PLANNING COMMISSION DATE: November 27, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00006 Amador Crossings Commercial Pad Building Site Development Review Report prepared by: Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Site Development Review Permit for the construction of a 4,500 square foot commercial pad building along with landscaping, a new trash enclosure and associated site improvements. The Project site is located at 7153 Amador Plaza Road within the Retail District of the Downtown Dublin Specific Plan. 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 permit for the construction of a 4,500 square foot commercial pad building along with landscaping, a new trash enclosure and associated site improvements in the Amador Crossings Shopping Center at 7153 Amador Plaza Road. Submitted By Review? By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File Q i ITEM NO.: 3. 1 Page 1 of 8 DESCRIPTION: Figure 1. Project Site The proposed Project would be o located in the northwest corner of � � it,. `� �"�� " .� 1�' : '� �`� the Amador Crossings shopping 4,.,.. � n° is , ' center at the corner of Amador Valley Boulevard and Amador Plaza . ; �� iii,4144,Road. The Project site is approximately six (6) acres and � � ��� � ` { , 4 , includes two existing buildings. A � third existing building is located on Q k +,os a separate parcel that makes up the eastern Thee a of the shopping � �' w 9 pp g � , center. The current tenants within the center are Sprouts Farmers ` ' � ti � Market, JoAnn Fabric, The Floor �� ' Store, and Chuck E. Cheese's. The � � ro � Project site is depicted in Figure 1. � , " _ The site has a General Plan and Downtown Dublin Specific Plan land , '""� � „,. .. use designation of Downtown s ' : 1 "" ,° N Dublin — Retail District. The Project % � site is located within the Downtown Dublin Zoning District. The Applicant is requesting approval of a Site Development Review Permit (SDR) to construct a 4,500 square foot pad building along with new landscaping, a new trash enclosure and associated site improvements. The building is proposed to be occupied by two restaurants of 2,250 square feet each. Eating and Drinking Establishments are a permitted use in the Downtown Dublin Specific Plan and the Downtown Dublin Zoning District. ANALYSIS: Site Plan The proposed 4,500 square foot building will be constructed in the northwest corner of the shopping center (see Attachment 1, Exhibit A, Sheet A1), thereby acting to complete an architectural frame around all sides of the Amador Valley Boulevard and Amador Plaza Road intersection. The building would be set back 10-feet from the back of sidewalk along Amador Valley Boulevard and Amador Plaza Road; the Downtown Dublin Specific Plan requires a minimum 5-foot street setback. The front of the building would be oriented to the south facing the parking lot and the Sprouts/JoAnn Fabric building, and would feature the primary restaurant entrances. Two service doors are on the back of the building, plus one emergency exit door at the northeast corner. The side (east and west) elevations would also each have one customer door (see Attachment 1, Exhibit A, Sheet A2). Space for outdoor dining would be provided along the south (front) elevation and in a patio area on the west side of the building. The Downtown Dublin Specific Plan requires direct pedestrian access from the sidewalk and parking areas to building entrances. The proposed Project would provide direct pedestrian access from the sidewalk on Amador Plaza Road as Well as the 2 of 8 parking lot. Vehicular access to the site would be provided from existing driveways on Amador Plaza Road and Amador Valley Boulevard. The trash enclosure will be located adjacent to parking and landscaping along the east side of the building. The enclosure will need to be enlarged in order to meet City standards and Condition of Approval numbers 23 and 70 have been included to ensure that the final enclosure design complies with all City requirements. Parking The shopping center is comprised of two parcels with a total of 333 parking spaces. The shopping center has a reciprocal parking easement between the two parcels, which means that all of the buildings share the parking spaces within the center. With the construction of the new building the shopping center will have a combined total of 320 parking spaces, which is 6 more than what is required by the City of Dublin Zoning Ordinance. Table 1 below illustrates the number of required parking stalls for the shopping center. Table 1 — Parking Requirements for Amador Crossings Shopping Center Tenant Size (sq. ft.) Parking Number of Stalls Requirement Required Serouts 33,465 1 stall/300 s i ft. 112 JoAnn Fabrics 25,129 1 stall/300 s'. ft. 84 The Floor Store 10,005 1 stall/400 se. ft. 25 Chuck E. Cheese's 4,300 (Arcade) 1 stall/200 sq. ft. 22 2,700 (Dining) 1 stall/100 sq. ft. 27 2,500 Back Room 1 stall/300 s•. ft. 8 Freebirds (proposed) 1,462 (Dining) 1 stall/100 sq. ft. 15 788 Back Room 1 stall/300 s•. ft. 3 The Habit (proposed) 1,462 (Dining) 1 stall/100 sq. ft. 15 788 Back Room 1 stall/300 sq. ft. 3 Total 82,599 314 Total Number of Stalls Provided 320 Architecture The Downtown Dublin Specific Plan contains Design Guidelines for development occurring within the Specific Plan Area. Some of the standards contained in the Design Guidelines are required while others are recommended. The Design Guidelines require that all building facades visible from the public realm be designed with architectural elements, materials and colors similar to those on the front façade. The proposed restaurant building will have a plaster finish on all four elevations and be painted with five earth-tone colors (cream, tans, and browns) to help accentuate façade articulation and prominent design features (such as the north-west corner tower element); as well as define the base, body and roof cap of the building. The proposed colors will complement and add to the existing palate of earth tone colors on the existing buildings within the center, thereby maintaining context while still giving it distinct character. The trash enclosure will have a plaster finish painted to coordinate with the building, and a solid roof with wood trellis detail stained dark 3 of 8 brown to match the trellises on the building's north and north-west corner elevations (see Attachment 1, Exhibit A, Sheet A5 and subsequent color elevations). Sand colored stone will be used along the south, west, north, and corner elevations. The use of the stone veneer helps to visually ground the building and create a columnar-like effect that provides additional visual interest at several points along the facades. Stone veneer is not proposed on the east elevation as it will face the back of the trash enclosure and will be largely obscured from public view. Six bronze finish wall mounted lights will be used to illuminate the entrance doors and sidewalk along the south (front) elevation, and a matching wall mounted light will be placed above each door on the north elevation (see Attachment 1, Exhibit A, Sheet A5 and subsequent color elevations). The proposed building will have bronze colored aluminum frame doors and windows, with multiple large windows incorporated into the south, west, and east elevations. Smaller windows will be incorporated around each door along the north elevation. Window film is not currently proposed for any of the windows; however, the internal layout of the proposed restaurant tenants is unknown at this time. Should the proposed tenants need to screen "back of house" operations the project has been conditioned so that any use of window film, tint or frosting would be subject to review and approval through a Site Development Review Waiver in accordance with Chapter 8.84 of the Zoning Ordinance (see Attachment 1, Condition of Approval No. 24). The bronze finish aluminum used in the window frames and doors will closely match the coloring of the standing seam metal roofing used on the northwest and southeast corners of the building. Above each window and/or door there will be a metal or fabric awning, or a wood trellis. The metal awnings will project horizontally and be copper colored, while the fabric awnings will be angled and mahogany in color. The wood trellises will project horizontally and be stained a dark brown (see Attachment 1, Exhibit A, Sheet A5 and subsequent color elevations). The Design Guidelines also require that facades visible from the street and parking areas be articulated to improve design quality. The south (front) elevation faces the parking lot and features several architectural projections as well as a varied-height roofline and metal roof cupola at the south-east corner. Additionally, each bank of windows on this elevation will have a metal or fabric awning over it to further break up the building plane. The north elevation of the building will front Amador Valley Boulevard and is stepped back from west to east providing a significant amount of articulation. The doors and windows along the north elevation have wood trellises above them to match the north-west corner of the building. The east elevation faces the back of the trash enclosure and two parking spaces. Similar to the south elevation, the east elevation features architectural projections, a varied-height roofline, metal and fabric awnings, and the metal roofed cupola at the south-east corner. The west elevation faces Amador Plaza Road and includes architectural projections similar to those used on the south elevation, as well as the same copper colored metal awnings. The Design Guidelines recommend that buildings be at least 25 to 30-feet in height. The proposed building has a varied height roofline ranging in height from 23 to 32 feet. The tallest point on the building is the peak of the tower element located at the building's north-west corner. The Design Guidelines encourage unique design features, such as towers, that are oriented towards the street at major intersections. The proposed tower is consistent with this Guideline in that it rises several feet above the connecting rooflines and is angled directly at the intersection of Amador Valley Boulevard and Amador Plaza Road. The tower is capped with a 4 of 8 gable roof of the same bronze color metal used on the south-east corner cupola. Large windows on this corner would provide an opportunity for direct visual access between pedestrians and the interior restaurant activities. To match elements from the north elevation, a wood trellis would project from above the windows (see Attachment 1, Exhibit A, Sheet A5 and subsequent color elevations). The Design Guidelines also encourage varying roof forms that are compatible with the overall style and character of the building, and screening of mechanical equipment from public view. The proposed building is consistent with these guidelines because it will feature a plaster finish parapet capped with winged and square cornices, and a standing seam metal roof atop both the north-west corner tower and the south-east corner cupola. All roof mounted mechanical equipment would be completely screened by the parapet walls and/or tower (see Attachment 1, Condition of Approval No. 18). Landscaping The existing sparse landscaping strip that surrounds the Project site along Amador Plaza Road and Amador Valley Boulevard will be removed and replaced with a complementary mixture of trees, shrubs, and grasses that will act to screen parked vehicles and provide a visual buffer between the sidewalk and parking lot (see Attachment 1, Exhibit A, Sheet L3). At the front of the building (south elevation), three 24-inch box Crape Myrtle trees are proposed to provide shade for outdoor dining; decorative pottery is also proposed to be placed at various points around the outdoor dining area and will be filled with plantings. As an additional decorative detail, tan colored paving bands of varying widths that align with the building's articulations will be incorporated into the pedestrian walkways along the west, south, and east elevations. Twelve, 24-inch box London Plane trees will be planted throughout the parking lot, with shrubs and colorful accent plants to fill out each of the parking lot landscape planters. The bio-filtration swales shown on Sheet L3 of the Project Plans are proposed to be replaced with a Continuous Deflection Separation (CDS) unit. The unit will be located underground along the existing storm drain line near the southeast corner of the site. The Public Works Department has recommended the CDS unit instead of the bioswales as the CDS unit will serve to remove trash and treat stormwater runoff from the Amador Crossings shopping center as well as from adjacent properties which are not currently being treated (Target, Senior Center, Grocery Outlet, etc.) The CDS unit complies with the Alameda County clean water program and would be maintained by the City. Condition of Approval numbers 60 and 61 have been included to address the bio-filtration swales and CDS unit, and the Applicant is in agreement with these changes. In addition to on-site landscaping, the Applicant will be required to install 4-foot by 8-foot tree grates around the five street trees on Amador Plaza Road and 4-foot by 8-foot decomposed granite tree wells around the nine street trees along Amador Valley Boulevard (see Attachment 1, Condition of Approval No. 58). Project Signs The sign areas identified on the Project plans are conceptual and provided for reference only. All signs for the proposed Project will require an amendment to the Amador Crossings Master Sign Program. The existing freestanding sign for the shopping center will need to be relocated for the construction of the proposed building. The Downtown Dublin Specific Plan prohibits pole mounted or "lollipop" signs, so in its present form the existing freestanding sign is legal but non- 5 of 8 conforming. Condition of Approval number 20 states that prior to occupancy the Applicant shall apply for a Master Sign Program amendment to address the relocation and/or replacement of the freestanding sign. During the Master Sign Program amendment process Staff will work with the Applicant to ensure that all proposed signs comply with all sign regulations and design guidelines. Public Art The proposed Project is required to make a Public Art contribution under the City's Public Art Program (DMC Chapter 8.58). As permitted under the Public Art Program, the Applicant has chosen to make a monetary contribution in-lieu of acquiring and installing a public art project on the Project site. Condition of Approval No. 32 requires the in-lieu contribution to be paid prior to the issuance of the first building permit. The exact contribution amount would be calculated along with the building permit fees at the time of the building plan check submittal. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan and Downtown Dublin Specific Plan land use designation of Downtown Dublin — Retail District which allows for a range of commercial uses, including restaurants. The Project is consistent with the Downtown Dublin Specific Plan Retail District zoning in that Eating and Drinking Establishments are a permitted use, and the development of the Project site complies with the development standards and design guidelines contained in the Downtown Dublin Specific Plan. With the addition of the proposed building the Floor Area Ratio (FAR) for the Project parcel would be 0.28, which is below the maximum FAR of 0.35 allowed in the Downtown Dublin Specific Plan. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, 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 1). 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 has been provided to the Applicant. 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. Staff is recommending that the Project be found Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15303(c), New Construction or Conversion of Small Structures. The Project is consistent with the Downtown Dublin Specific Plan EIR and is located on a developed site within the Downtown Dublin Zoning District, consisting of a 4,500 square foot commercial pad building that will not 6 of 8 involve the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. ATTACHMENTS: 1) Resolution approving a Site Development Review permit for the construction of a 4,500 square foot commercial pad building, along with landscaping, a new trash enclosure and associated site improvements in the Amador Crossings Shopping Center at 7153 Amador Plaza Road, with the Project plans attached as Exhibit A. 7 of 8 GENERAL INFORMATION: APPLICANT/PROPERTY OWNER: Eric Nelson, Red Mountain Retail Group, 1234 E. 17th Street, Santa Ana, CA 92701 LOCATION: 7153 Amador Plaza Road ASSESSORS PARCEL NUMBER: 941-0305-037-00 GENERAL PLAN/SPECIFIC PLAN LAND USE DESIGNATION: Downtown Dublin — Retail District ZONING: Downtown Dublin Specific Plan — Retail District SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD Downtown Dublin — Retail District Resurrection Lutheran Church South DDZD Downtown Dublin — Retail District Amador Plaza Center East 1-680 1-680 Interstate Highway West DDZD Downtown Dublin — Retail District Dublin Place REFERENCES: Dublin General Plan Downtown Dublin Specific Plan Dublin Zoning Ordinance 8 of 8