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HomeMy WebLinkAbout8.2 PCSR Lazy Dog Restaurant&BarSDR Of ID) f� is ���iii✓� STAFF REPORT 1`C*�= =7f�,82 PLANNING COMMISSION DATE: January 14, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING — PLPA-2013-00062 Lazy Dog Restaurant & Bar Site Development Review Permit Report prepared by Martha Aja, Environmental Coordinator EXECUTIVE SUMMARY: The Applicant has requested approval of a Site Development Review Permit to allow the construction of a new 7,755 square foot restaurant with a 1,159 square foot patio with outdoor seating and related site improvements such as landscaping at 4805 Hacienda Drive. The project also includes the demolition of a vacant building (former Macaroni Grill). 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 to allow the demolition of an existing restaurant building and the construction of a new restaurant and related site improvements for the Lazy Dog Restaurant & Bar located at 4805 Hacienda Drive. Submitted By RevieVaed By Environmental Coordinator Assistant Community Development Director COPIES TO: File Applicant ITEM NO.: �a Page 1 of 7 G:IPAM20131PLPA-2013-00062 Lazy Dog Cafe SDR1Planning CommissioMPC Staff Report 1.14.14.doc DESCRIPTION: Vicinity Map 4 R Project t Site Y p I J i Project Location The proposed Lazy Dog Restaurant & Bar will be located at 4805 Hacienda Drive. The project site is located in the southwest quadrant of the Hacienda Crossings commercial center. This site has a General Plan Land Use designation of General Commercial and an Eastern Dublin Specific Plan designation of General Commercial. The project site is zoned PD, Planned Development. This site is improved with an existing building (former Macaroni Grill). Macaroni Grill closed over a year ago and the building has been vacant since then. Eating and Drinking Establishments are permitted in the PD district. Surrounding Uses The location of the proposed Lazy Dog Restaurant & Bar is shown on the vicinity map above. The project site is a part of the larger Hacienda Crossings commercial center. An existing gas station is located to the north of the project site and Mimi's Cafe is located to the south. A vacant parcel with a General Commercial Land Use designation is located to the west of the project site (across Hacienda Drive). A parking lot is located to the east. Project History In January 1995, the City Council approved a Negative Declaration, a PD Rezone to a General Commercial Planned Development and a Development Agreement for the Santa Rita Commercial Center. This approval established the development standards for the entire 75 acre Santa Rita Commercial Center (includes Hacienda Crossings, Dublin Toyota, Dublin Corners & Extended Stay America Hotel), which included the permitted and conditionally permitted land uses, maximum floor area ratio, setbacks, and parking standards. 2of7 In June 1998, the City Council adopted a Resolution approving a Site Development Review Permit for a restaurant on pad F2 at Hacienda Crossings (Macaroni Grill). This approval allowed for the construction of a 6,150 square foot restaurant. Project Description The Applicant is requesting approval of a Site Development Review Permit to allow the construction of a new 7,755 square foot restaurant with a 1,159 square foot patio with outdoor seating and related site improvements such as landscaping at 4805 Hacienda Drive. The project also includes the demolition of a vacant building (former Macaroni Grill). ANALYSIS: Site Development Review Permit The Zoning Ordinance requires Site Development Review for all new principal structures, including principal structures in a Planned Development Zoning District. Approval of Site Development Review is subject to findings related to compliance with General Plan policies, impacts to general safety and welfare, site layout, impacts to views, impacts to topography, architectural considerations and landscape considerations. Site Layout Access to the project site is provided from an existing driveway on Hacienda Drive. The project site was improved with the construction of Macaroni Grill. The Public Works Department has reviewed the existing site circulation and has determined that adequate circulation is provided. A Condition of Approval has been added that requires the Applicant to upgrade the existing walkways, access ramps, parking stalls and signage to meet current ADA (Title 24) standards (Attachment 1, Condition No. 71). A Condition of Approval has also been added that requires the Applicant to provide a new pedestrian crossing at the south side of the main driveway crossings at the existing stop sign (Attachment 1, Condition No. 79). Additionally, the City's waste hauler (Amador Valley Industries) has reviewed the proposed location of the trash enclosure and determined that adequate truck access is provided to service the enclosure. As required by Provision C.3 of the Municipal Regional Permit, all stormwater runoff is required to be treated on-site. To achieve this, the Applicant is proposing bioretention planters and bioretention areas throughout the site. The Applicant has identified eight drainage management areas (Exhibit A to Attachment 1, Sheet C-02). Each drainage management area will drain to a treatment area, where the stormwater will be treated before entering the City's storm drain system. The treatment measures have been incorporated into the overall landscape design (Exhibit A to Attachment 1, Sheets L-1). Architecture Overall, the proposed building design is rustic, incorporating wood, stone and warm colors (red, orange and brown). The design concept of Lazy Dog is inspired by the lifestyle of the Rocky Mountains. The building will feature a variety of materials that are used on all four sides of the building. These materials include Douglas fir wood siding, stone veneer, stucco siding, glass storefront, black steel trim and wire mesh. The height of the primary plane of the building is 26 feet 6 inches. There is an entry tower element that is 37 feet. A color and material board will be available for review during the Planning Commission meeting. Color elevations are provided as Attachment 2 and a photocopy of the color and material board is provided as Attachment 3. 3 of 7 The main entrance to the building faces east and is oriented towards the Hacienda Crossings center. This elevation includes the tower element, which is comprised primarily of stone with wood accents. The east elevation has extensive storefront glass and stone. This elevation has varying heights and projections to break up the massing of the building. The north elevation faces the primary access point into the Hacienda Crossings center from Hacienda Drive. This elevation also includes the tower element and has varying heights and projections. This elevation includes glass storefront, stone, wood, and stucco siding. The north elevation also includes a trellis feature. The south elevation faces Mimi's Cafe. This elevation has limited visibility from the public right- of-way. This elevation includes stone, glass storefront and stucco. The trash enclosure is located on the south elevation of the building. The west elevation faces Hacienda Drive. This elevation consists of the back of house portion of the restaurant. This elevation features the same materials as the other elevations of the building, which include stone, stucco, steel, and wire mesh. The restaurant includes a 1,159 square foot patio area on the east elevation. The patio will be dog-friendly, which has proven to be a very popular feature for restaurant guests in other Lazy Dog restaurants. The patio includes 56 seats, a fire pit and two strawberry trees. The patio is open on the sides and there is a standing metal seem roof. There is an opening on the roof over the fire pit area. When it rains, the majority of the water on the roof will fall into the fire pit drain that leads to the landscape areas around the patio. Any water that falls outside of the fire pit will sheet flow to the landscape areas adjacent to the patio. Landscaping The proposed site improvements include landscaping throughout the site. The proposed landscaping compliments the building design. The Applicant is proposing to transplant two large redwood trees on the west side of the project site and several maple trees on the north side of the project site. As required by Condition of Approval No. 30, the relocated trees shall be replanted on-site the same day that they are removed. If any of the replanted trees die during the removal and replanting process they shall be replaced with the same type and similar size tree. As noted on the landscape plan (Exhibit A to Attachment 1, Sheet L-1) the existing landscaping located on the western portion of the project site is to remain. A Condition of Approval has been added to the project that requires the Applicant to protect this landscaping during construction and replace any landscaping that is damaged during construction (Attachment 1, Condition No. 29). Bioretention planters and bioretention areas are proposed throughout the site to treat stormwater runoff on-site. Parking Parking requirements for the Hacienda Crossings Center are regulated by the PD and by the City of Dublin Zoning Ordinance. The PD established the following parking standards. Table 1: PD Parking Standards Use Parking Ratio Retail 4.5/1,000 SF Restaurant 7/1,000 SF Theater 1/5 seats Office 4/1,000 SF 4of7 Subsequent to adopting the PD, the City relaxed the parking standards for restaurants. Pursuant to Section 8.76.080.D of the Zoning Ordinance, Eating and Drinking Establishments are required to provide 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. Additionally, the Zoning Ordinance establishes a parking requirement for outdoor seating (1-12 seats: no parking required; 13 or more seats: 1 parking space per 3 seats). The restaurant parking standard in the Zoning Ordinance is less restrictive than the parking standard in the PD; however, the Applicant did not have access to the breakdown of front of house/back of house square footages for all the restaurants in the Hacienda Crossings center and thus opted to use the more restrictive parking requirement for restaurants that is established by the PD (7 parking spaces for every 1,000 square feet). The PD does not have a parking standard for outdoor seating; therefore, Section 8.76.080.D of the Zoning Ordinance was used to determine the parking standard for the outdoor patio. Table 2: Lazy Dog Required Parking Use Square Footage/Seats Parking Ratio Parking Required Lazy Do (interior) 7,755 SF 7/1,000 SF 54 Lazy Dog patio 56 seats 1 St 12 seats: 0 15 >12: 1 per 3 seats Total: 69 As shown on Table 2 above, Lazy Dog is required to provide a total of 69 parking spaces. The existing mix of tenants within Hacienda Crossings center (including the proposed Lazy Dog Restaurant & Bar) require a total of 2,220 parking stalls. A total of 2,229 parking stalls are provided. Even with the increased square footage of the Lazy Dog Restaurant & Bar, there is an excess of 9 parking stalls in the Hacienda Crossings Center. There are currently two vacant tenants in the Hacienda Crossings center. Both vacant spaces were previously retail uses and the retail parking ratio (4.5 spaces per 1,000 SF) is used to determine the required parking for the future tenant. Please refer to the Parking Calculations Table shown on the Sheet A0.0 of the project plans (Exhibit A to Attachment 1, Sheet A0.0) for a list of all of the current tenants within the Hacienda Crossings center and the required parking for each tenant. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The proposed project is consistent with the Community Design and Sustainability Element in that the project includes a variety of materials which will create dimension and visual interest. Materials include wood siding, stone veneer, stucco siding and glass storefront. The construction of a restaurant on this site is consistent with the permitted uses in the PD (Planned Development) Zoning District and the General Plan. 5 of 7 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 made available to the Applicant. ENVIRONMENTAL REVIEW: The project site is a component of a larger project ("the Santa Rita Commercial Center Project"), that the City previously approved on January 31, 1995. The Santa Rita Commercial Center Project (commonly known as Hacienda Crossings) was within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR was previously certified (SCH No. 91103064). A Mitigated Negative Declaration (SCH No. 94113020) was previously approved for the Santa Rita Commercial Center Project, which together with the Program EIR adequately describes this project for the purposes of the California Environmental Quality Act (CEQA). Staff recommends that the project be found to be within the scope of the Program EIR and Mitigated Negative Declaration and therefore, no further environmental analysis is necessary. ATTACHMENTS: 1) Resolution approving a Site Development Review Permit to allow the demolition of an existing restaurant building and the construction of a new restaurant and related site improvements for the Lazy Dog Restaurant & Bar located at 4805 Hacienda Drive with the project plans attached as Exhibit A. 2) Colored Elevations. 3) Photocopy of the Color & Materials board. 6 of 7 GENERAL INFORMATION: PROPERTY OWNER Sebanc Family Trust 105 Stonepine Road Hillsborough, CA 94010 APPLICANT DeWayne Mitchell Lazy Dog Restaurants, LLC 7777 Center Avenue, Unit 500 Huntington Beach, CA 92647 LOCATION: 4805 Hacienda Drive GENERALPLAN LAND USE DESIGNATION: General Commercial ZONING: PD (Planned Development) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD (Planned General Commercial Former Restaurant Development) Macaroni Grill) North PD (Planned General Commercial Gas Station Development) South PD (Planned General Commercial Mimi's Cafe Development) East PD (Planned General Commercial Parking Lot Development) West PD (Planned General Commercial Vacant/Undeveloped Development) 7of7