HomeMy WebLinkAbout01-18-1994 Item 8.1 93-057 ChuckECheeseCUP/SDR CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/ST~FF REPORT
Meeting Date: January 18, 1994
TO: Planning Commission
FROM: Planning Staff ~ 'i.~_~_
PREPARED BY: Ralph Kachadourian, Assistant Planner/
Zoning Investigator~_.~
SUBJECT: PA 93-057 Chuck E Cheese Pizza Restaurant CUP/SDR
GENERAL INFORMATION:
PROJECT:
APPLICANTS:
PROPERTY OWNERS:
LOCATION:
ASSESSOR PARCEL:
PARCEL SIZE:
Conditional Use Permit and Site Development Review
request to establish a pizza restaurant and family
entertainment center within an existing 10,000
square foot building previously occupied by
Oshman's Sporting Goods. This request includes
Conditional Use Permit approval for a 35-foot tall
freestanding sign and Sign Site Development Review
approval for three wall-mounted building signs and
the voluntary contribution of Traffic Improvement
Funds in the amount of $10,250.
Annette Smith
Precision Development
P.O. Box 402
Menlo Park, CA 94026
Lola Richert/Alice Winters
ShowBiz Pizza Time, Inc.
P.O. Box 152077
Irving, TX 75015
Metropolitan Life Insurance Company
Metropolitan Plaza, 6th Floor
101 Lincoln Center Drive
Foster City, CA 94404
Benjamin B. Cummings, Vice President
Circuit City Stores, Inc.
9950 Mayland Drive
Richmond, VA 23233-1464
7448 Amador Valley Boulevard
941-305-37
5.91± acres
COPIES TO:
Applicants
Property Owners
Address File
PAGE ~ OF :Sa' ,.
GENERAL PLAN
DESIGNATION:
DOWNTOWN SPECIFIC
PLAN DESIGNATION:
EXISTING ZONING
AND LAND USE:
SURROUNDING LAND
USE AND ZONING:
ZONING HISTORY:
S-276:
C-2105:
V-4852:
V-5800:
PA 85-026:
PA 87-009:
Commercial/Industrial; Retail/Office
Development Zone 8;
Restaurant & Specialty Retail
PD (Planned Development) District
Retail Commercial/Service Center
North:
South:
East:
West:
PD (Planned Development) District;
Resurrection Lutheran Church
C-2 (General Commercial) District;
Dublin Honda & Amador Plaza Center
C-2-B-40 (General Commercial) Combining
District; Interstate 680 and a Zone 7
Alameda County Flood Control Channel
C-1 (Retail Business) District;
Red Lobster & E1 Torito Restaurants
In 1968, approval was granted for development of the
Handyman Store. Approval for the outdoor nursery was
withheld pending a Zoning Ordinance Text Amendment to
the C-1 District.
On November 19, 1969, the Alameda County Planning
Commission approved a Conditional Use Permit allowing
development of the open-air nursery adjoining the
Handyman Store.
On July 2, 1970, the Alameda County Board of
Supervisors approved the appeal for S-276 allowing use
of a 36 foot tall, 280 square foot freestanding
business identification sign for the Handyman Store.
On June 26, 1972, the Alameda County Planning Director
approved S-440 to allow the development of the Oshman's
sporting goods store. Action on the Variance provided
for a Numerical Parking Variance.
On June 20, 1985, the Dublin Planning Commission
approved a Conditional Use Permit and Site Development
Review to allow the enclosure and remodel of a portion
of the open-air nursery at the northeast corner of the
Handyman Store.
On March 2, 1987, the Dublin Planning Commission
approved a Conditional Use Permit and Site Development
Review allowing Circuit City to refurbish the vacant
Handyman Store (including enclosing a 5700 square foot
-2-
nursery area) and to construct a 24-foot tall
freestanding sign located approximately 40 feet from
the front property line.
PA 87-034:
On March 16, 1987, the Planning Commission approved a
Conditional Use Permit for a car stereo installation
facility in conjunction with the proposed Circuit City
Store refurbishment of the vacant Handyman store.
PA 87-096:
On October 5, 1987, the Planning Commission denied a
subdivision request and denied without prejudice a Site
Development Review request to construct a 10,000 square
foot commercial building.
PA 87-159.1:
On June 27, 1988, the Planning Director approved a Site
Development Review request to construct a 10,000 square
foot commercial building.
PA 87-159.2:
On November 14, 1988, the Dublin city Council approved
a Tentative Parcel Map to create two parcels from one
existing lot and a variance for substandard effective
lot frontage on Parcel B.
PA 89-050:
On April 9, 1990, the City Council approved a Rezoning
for First Western Development to rezone the 7± acre
site from C-i, Retail Commercial to PD, Planned
Development.
APPLICABLE REGULATIONS:
The PD, Planned Development, District Rezoning for PA 89-050
First Western Development was to allow a general range of specialty
retail shopping and restaurant uses, subject to the provisions of the
C-1 (Retail Business) District regulations of the Zoning Ordinance.
PA 89-050, PD, Planned Development, General Provisions for First
Western Development specified in part that:
A public or private Commercial Recreation/Entertainment use or
development providing amusement, pleasure or sport operated
primarily for financial gain, including but not limited to,
arcade video games, dance floors, theaters, are conditional uses
subject to Conditional Use Permit approval.
Ail signage shall comply with the regulations established in the
Sign Regulations of the Zoning Ordinance. The PD general
provisions related to signage may be modified subject to Site
Development Review approval. Freestanding sign heights in excess
of 20 feet shall be subject to approval of a Conditional Use
Permit.
Section 8-42.2(B) (1), C-1 (Retail Business) District regulations
of the Zoning Ordinance states in part that commercial recreation
facilities, located within a building (excluding dance floor and
theater) shall be permitted upon approval of a Conditional Use Permit.
-3-
Section 8-87.33 of the Dublin Sign Ordinance establishes
provisions for regulating wall signs and projecting signs.
Section 8-87.60(A) (4) Sign Regulations of the Zoning Ordinance
states in part that two (2) freestanding signs may be allowed on
parcels of four (4) acres or greater in size when located adjacent to
Interstates 580 or 680 or the Alameda County Flood Control Channel
adjacent to Interstates 580 or 680. Said freestanding signs shall be
located on separate frontages.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or
not the use will materially affect the health or safety of persons
residing or working in the vicinity; and 4) whether or not the use
will be contrary to the specific intent clauses or performance
standards established for the district in which it is located.
Section 8-95.0 states that Site Development Review is a
discretionary review process intended to promote: 1) orderly,
attractive and harmonious site and structural development compatible
with individual site environmental constraints and compatible with
surrounding properties and neighborhoods; 2) to resolve major project-
related issues including, but not limited to, building location,
architectural and landscape design and theme, vehicular and pedestrian
access and on-site circulation, parking and traffic impacts; 3) to
insure compliance with development standards and general requirements
established for Zoning and Planned Development Districts, including,
but not limited to, setbacks, heights, parking, fences, accessory
structures and signage; 4) to stabilize property values; and 5) to
promote the general welfare.
Section 8-95.030.5 specifies signage pursuant to Sections
8-87.33(B) (1) Wall Signs and Projecting Signs shall be subject to
Site Development Review.
ENVIRONMENTAL REVIEW: The project has been found to be Categorically
Exempt from CEQA under Section 15301, Class l(e) of the California
Environmental Quality Act guidelines. This use consists of the
operation of a pizza restaurant and family entertainment center within
an existing structure involving negligible expansion of use beyond
that previously existing. The proposed project will not have a
significant effect on the environment.
NOTIFICATION: Public Notice of the January 18, 1994, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
Co-Applicant's, Annette Smith of Precision Development and Lola
Richert of ShowBiz Pizza Time, Inc., filed an application for a
Conditional Use Permit and Site Development Review to establish a
-4-
Chuck E Cheese Pizza Restaurant and Family Entertainment Center within
an existing 10,000 square foot tenant space, which was previously
occupied by Oshman's Sporting Goods, located at 7448 Amador Valley
Boulevard. Three wall-mounted signs, including a new freestanding
sign, and the voluntary contribution of Traffic Improvement Funds in
the amount of $10,250 are also proposed for this project.
Conditional Use Permit
The pizza restaurant's family entertainment center requires
Conditional Use Permit approval. The project is located within
Development Zone 8; Restaurant & Specialty Retail uses of the Downtown
Specific Plan. According to the Zone 8 Development Policies, non-fast
food restaurants are permitted uses and commercial recreation/
entertainment facilities are conditional uses.
The proposed project is located within a PD, Planned Development,
District and the General Provisions of the PD regulations (PA 89-050,
First Western Development) specified that a commercial recreation/
entertainment use is a conditional use subject to Conditional Use
Permit approval.
All Chuck E Cheese restaurants are family-oriented establishments
and appeal to families with children from the ages of 2 to 11 years of
age. A child under the age of 18 is not allowed unless accompanied by
an adult. The entertainment use will consist of computer-controlled
animated characters on a raised platform stage within the dining room
and play areas with coin-operated kiddie rides and video and skill
arcade games in and around the remainder of the restaurant's dining
areas.
The restaurant will provide seating to accommodate up to 252
patrons and will be open seven days per week with peak operating
periods on Friday evenings and weekends. The proposed hours of
operation for the restaurant will be Sunday through Thursday, 8:00
a.m. to 10:00 p.m., and Friday and Saturday, 8:00 a.m. to 11:00 p.m.
The restaurant will be staffed by two to three managers and a
technician plus additional hourly employees. At least one manager or
technician will be on duty during all hours of operation.
Dublin Police Services has suggested that the management and
staff of Chuck E Cheese contact the Crime Prevention Unit to arrange
anti-robbery training prior to the opening of the restaurant. A
provision has been included in the draft resolution (Exhibit B)
requiring Chuck E Cheese management to contact Dublin Police Services
to arrange for this training.
Site Development Review
The exterior of the 10,000 square foot building will be remodeled
in a beige stucco finish with red fabric awnings and tiled checker-
board patterns in red, blue, green and yellow. Sloping awnings will
be installed over the windows and a domed awning will be placed above
the entry door. This design follows the corporate image currently
used by all non-franchised operations around the country. The
-5-
restaurant's building materials and colors will provide a nice
contrast to the surrounding retail/commercial buildings within the
center.
The existing entrance to the building originally used by Oshman's
is along the north elevation facing Amador Valley Boulevard. The
restaurant's front entrance will be relocated to the west building
elevation facing the parking lot and Amador Plaza Road. This location
will provide the restaurant with better visibility and similar
orientation of entrances as the other businesses within the center.
Chuck E Cheese will request an address change at the time they submit
for building permits.
Exterior improvements will include construction of a new, larger
trash enclosure, relocated and re-striped parking stalls, the
installation of a new landscape planter and minor modifications to
existing landscape planters. The landscaped planter areas adjacent to
the restaurant's entrance will be modified to accommodate the revised
parking layout. To further enhance the existing landscaping within
the center, a new landscape planter will be installed at the rear
corner of the building along Amador Valley Boulevard.
Traffic Improvements and Parkinq
Adequate on-site parking is available to accommodate the proposed
restaurant and family entertainment facility, as well as the other
businesses within the center. 263 parking spaces are required on
Parcel A (Circuit city, TJ Maxx and Chuck E Cheese) and 40 parking
spaces are required on Parcel B (Kuppenheimer and Noble House Shoes).
As shown on the site plan, a total of 278 parking spaces are currently
provided within Parcel A and 50 parking spaces are provided within
Parcel B.
As part of this project, Chuck E Cheese will voluntarily
contribute Traffic Improvement Funds in the amount of $10,250 (see
Attachment 3). The Public Works Department has determined that this
amount adequately covers the necessary roadway improvements for
accommodating an increase in project generated traffic on Dublin
Boulevard and Village Parkway. This fund will be paid prior to the
issuance of building permits.
The Public Works Department has requested that a 20-foot wide
access driveway be ins%ailed along th~ southeastern portion of the
property behind the TJ Maxx store. This driveway will connect the
expanded Dublin Honda Dealership parcel and adjacent retail commercial
center and will facilitate vehicular movement between the commercial
centers and will enhance police surveillance and public safety access
to the rear of the buildings. Circuit city has indicated to Staff
that they have agreed to share in the cost to construct this driveway
with Chuck E Cheese.
Circuit city and Chuck E Cheese have indicated that any required
permits to construct the driveway will be secured upon the opening of
the restaurant and the driveway will be completed within one (1) year.
Staff recommends that the access driveway be completed and in use
-6-
prior to the opening of the restaurant in order to insure completion
of this driveway. A condition has been included in the Draft
Resolution (Exhibit B) specifying this.
Siqnage
Three wall-mounted signs and a new freestanding sign are proposed
as part of this project. The wall-mounted signs will be internally
illuminated individual letters and the west building elevation will
have an illuminated 4-foot diameter (16 square foot) logo of the Chuck
E Cheese Mouse.
The freestanding sign will be internally-illuminated and at a
height of 35 feet with a proposed sign copy area of 250 square feet or
125 square feet per sign face. The freestanding sign will be located
within the landscape planter as shown on Exhibit A. This location
will provide visibility to the project from Interstate 680.
The existing 24-foot tall, 300 square foot Circuit City and TJ
Maxx freestanding sign, which is located near the intersection of
Amador Valley Boulevard and Amador Plaza Road, will remain as is.
Through Conditional Use Permit approval, the Zoning Ordinance allows
two freestanding signs on parcels of four (4) acres or greater in size
when located adjacent to the Interstate freeways or the Alameda County
Flood Control Channel adjacent to the Interstate freeways. The
property meets this requirement. The proposed wall-mounted building
signs and logo and the new 35-foot tall freestanding sign are in
compliance with the sign regulations of the Zoning Ordinance.
The proposed restaurant and family entertainment use is located
within Development Zone 8; Restaurant & Specialty Retail of the
Downtown Specific Plan. This area is proposed as Dublin's "Restaurant
Row" and encourages pedestrian-oriented uses such as specialty retail,
restaurants and entertainment uses.
The proposed restaurant and family entertainment center is in
compliance with all applicable regulations of the Zoning Ordinance and
the Downtown Specific Plan. The project has been reviewed by other
city departments and affected government agencies and their comments
have been incorporated into the Draft Resolutions, Exhibits B and C,
as conditions of approval.
Staff recommends approval of the Conditional Use Permits and Site
Development Review requests including the voluntary contribution of
Traffic Improvement Funds in the amount of $10,250, subject to the
conditions specified in the Draft Resolutions, Exhibits B, C & D.
-7-
RECOMMENDATIONS:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Draft Resolutions approving PA 93-057 Chuck E
Cheese Pizza Restaurant Conditional Use Permit and Site
Development Review, or give Staff and Applicant
direction and continue the matter.
ACTION:
Staff recommends that the Planning Commission adopt the
Draft Resolution, Exhibit B, approving the Conditional Use
Permit, the Draft Resolution, Exhibit C, approving the Site
Development Review and the Draft Resolution, Exhibit D,
approving the Freestanding Sign Conditional Use Permit.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Project Plans
Draft Resolution approving the Conditional Use Permit
Draft Resolution approving the Site Development Review
Draft Resolution approving the Freestanding Sign
Conditional Use Permit
Background Attachments:
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Location/Vicinity Map
Traffic Study prepared by Mehran Sepehri, Sr. Civil
Engineer, dated December 9, 1993
Letter from ShowBiz Pizza Time, Inc., dated December
21, 1993, regarding voluntary contribution of Traffic
Improvement Funds
Applicant's Project Proposal and Written Statement
-8-
P-1
SHOWBIZ PIZZA TIME, INC.
4441 WEST AIRPORT FREEWAY
IRVING, TX 75062 {214) 258-8507
ELEVATIONS
DUBLIN, CA
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C.T. CHANG & AB~OC. INC.
SHOWBIZ PIZZA TIME, INC.
4441 WEST AIRPORT FREEWAY
IRVING, TX 75062 (214) 258-8507
_PR_E_LIM_INAR__Y ._PLA_~N_8 ...........
DUBLIN, CA
SHOWBIZ PIZZA TIME, INC.
,4.4.4'1 WEST AIRPOFIT FREEWAY
IRVING, TX 75062 (214) 258-8507
C.T. CHAN~ & ASSOC. INC.
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SITE
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DUBLIN, CA
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~ING
STANDARD PYLON SIGNAGE
'CHUCK E. CHEESE'S' COPY O.NLY ON FACES:
F~bficated aluminum cabinet with filler & retainem
painted PM$,355 green.
Cabinet is intemafly illuminated with 800 Ma.
high-output tluoreScent lamps.
Feces are fiat LEXAN polycarbon~te with
cotocs painted on the inside sudace.
Background color iS blended lr0m PMS-199
recl (~ the lop to pMS.137 orange I~ tho
bottom. Copy is white with a black oul]ino
& a PM5-,354 green drop shadow.
Mono-pole support is painted PMS-355 green.
EXHIBIT
RESOLUTION NO. 93 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 93-057 CHUCK E CHEESE CONDITIONAL USE PERMIT TO ESTABLISH A
PIZZA RESTAURANT AND FAMILY ENTERTAINMENT CENTER WITHIN AN EXISTING
10,000 SQUARE FOOT BUILDING LOCATED AT 7448 AMADOR VALLEY BOULEVARD
WHEREAS, Annette Smith of Precision Development and Lola Richert of
ShowBiz Pizza Time, Inc., request Conditional Use Permit and Site
Development Review approval to establish a Chuck E Cheese Pizza
Restaurant and Family Entertainment Center within an existing 10,000
square foot tenant space at 7448 Amador Valley Boulevard; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on January 18, 1994; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, The project has been found to be Categorically Exempt from
CEQA under Section 15301, Class l(e) of the California Environmental
Quality Act guidelines; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
ae
The proposed use will serve the public need by providing a
family-oriented entertainment center within a pizza restaurant
which contributes to the diversity of recreational and
restaurant facilities available to the community.
Be
Ce
De
The proposed use will be properly related to other land uses
and transportation and service facilities in the vicinity, as
the proposed pizza restaurant and family entertainment center
use will be compatible to the type and nature of operations
typically found in the neighborhood.
The proposed use, under all circumstances and conditions of
this particular case, will not materially adversely affect the
health or safety of persons residing or working in the
vicinity, or be materially detrimental to the public welfare or
injurious to property or improvements in the neighborhood, as
all applicable regulations will be met.
The proposed use will not be contrary to the specific intent
clauses or performance standards established for the district
in which it is to be located in that conditions have been
applied to insure Conformance with the Zoning Ordinance.
EXHIBIT
The project is consistent with the policies contained in the
City's General Plan and Downtown Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 93-057 Conditional Use Permit as shown on
Exhibit A, stamped approved and on file with the Dublin Planning
Department and subject to the approval of the related Site Development
Review and Freestanding Sign Conditional Use Permit and to the following
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of buildinq permits or establishment of use,
and shall be subject to Planninq Department review and approval. The
followinq codes represent those departments/aqencies responsible for
monitorinq compliance of the conditions of approval. [PL] Planninq, [BI
Buildinq, [PO] Police, [PW] Public Works, [ADM] Administration/City
Attorney, [FIN] Finance, IF] Douqherty Regional Fire Authority, [DsR]
Dublin San Ramon Services District, [CO] Alameda County Department o~
Environmental Health.
This approval for PA 93-057 Conditional Use Permit is to establish a
Chuck E Cheese Pizza Restaurant and Family Entertainment Center
within an existing 10,000 square foot tenant space. [PL]
The hours of operation shall be from 8:00 a.m. to 10:00 p.m. Sunday
through Thursday and 8:00 a.m. to 11:00 p.m Friday and Saturday.
[PL]
The restaurant's management and staff shall insure that children
under the age of 18 not be allowed within the restaurant unless
accompanied by an adult. [PL, PO]
The operator and management staff of the restaurant shall work with
the Dublin Police Services Crime Prevention Unit to establish and
maintain an effective robbery prevention program. [PO, PL]
No loudspeakers or amplified music shall be permitted to project or
be placed outside of the building. All activities associated with
this use shall be conducted entirely within the building. [PL, PO]
The Applicant shall be responsible for clean up and disposal of all
restaurant-related trash and debris and to maintain the site in a
clean and litter-free condition at all times. [PL]
signs utilized for this building shall conform with the Site
Development Review provisions approved for this project. Any
additional signage utilized for this site shall be subject to the
provisions established in the sign regulations of the Zoning
Ordinance. The PD General Provisions related to signage may be
modified subject to Site Development Review approval. [PL]
On at least an annual basis, this approval shall be subject to
Zoning Investigator review and determination as to compliance with
the conditions of approval. [PL]
10.
This approval shall be null and void in the event the approved use
is vacated and/or ceases to operate for a continuous one-year
period. [PL]
This permit shall be revocable for cause in accordance with Section
8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms
or conditions of this use permit shall be subject to citation. [PL]
PASSED, APPROVED AND ADOPTED this 18th day of January, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
RESOLUTION NO. 93 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 93-057 CHUCK E CHEESE SITE DEVELOPMENT REVIEW TO
ESTABLISH A PIZZA RESTAURANT AND FAMILY ENTERTAINMENT CENTER WITHIN AN
EXISTING 10,000 SQUARE FOOT BUILDING LOCATED AT 7448 AMADOR VALLEY
BOULEVARD AND THE VOLUNTARY CONTRIBUTION OF TRAFFIC IMPROVEMENT FUNDS
IN THE AMOUNT OF $10,250.
WHEREAS, Annette Smith of Precision Development and Lola Richert
of ShowBiz Pizza Time, Inc., request Conditional Use Permit and Site
Development Review approval to establish a pizza restaurant and family
entertainment center within an existing 10,000 square foot tenant
space previously occupied by Oshman's Sporting Goods, and to install
wall-mounted buildings signs and to voluntarily contribute Traffic
Improvement Funds in the amount of $10,250; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on January 18, 1994; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, The project has been found to be Categorically Exempt
from CEQA under Section 15301, Class l(e) of the California
Environmental Quality Act guidelines; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The approval of the application is consistent with the
intent/purpose of Section 8-95.0 Site Development Review.
B. The approval of the application, as conditioned, complies
with the General Plan, the Downtown Specific Plan and with the PD
(Planned Development) District Regulations and the General
Requirements established by the Zoning Ordinance.
C. The approval of the application, as conditioned, is in the
best interests of the public health, safety and general welfare.
D. The proposed site development, including site layout,
vehicular access, circulation and parking, setbacks, height, walls,
public safety and similar elements has been designed to provide a
desirable environment for the development.
EXHIBIT C
- 1 -
E. Architectural considerations, including the character, scale
and quality of the design, the architectural relationship with the
site and other buildings, building materials and colors, screening of
exterior appurtenances, exterior lighting, and similar elements have
been incorporated into the proposed building remodel in order to
insure compatibility of this development with the development's design
concept or theme and the character of adjacent buildings and uses.
F. Landscape considerations including the locations, type,
size, color, texture and coverage of plant materials, provisions and
similar elements have been considered to insure visual relief and an
attractive environment for the public.
G. The approval of this Site Development Review will be
consistent with the policies set forth in the Dublin General Plan and
the Downtown Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 93-057 site Development Review as
shown on Exhibit A, stamped approved and on file with the Dublin
Planning Department and subject to the approval of the related
Conditional Use Permits and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of buildinq permits or establishment of
use, and shall be subject to Planninq Department review and approval.
The followinq codes represent those departments/aqencies responsible
for monitorinq compliance of the conditions of approval. [PL]
Planninq, [BI Buildinq, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, IF] Douqherty Regional
Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Ala~L~eda
County Department of Environmental Health, [LDD] Livermore Dublin
Disposal Service.
GENERAL PROVISIONS
1. Except as specifically modified elsewhere, PA 93-057 Site
Development Review is approved to establish a Chuck E Cheese
Pizza Restaurant and Family Entertainment Center within an
existing 10,000 square foot tenant space including a 35-foot tall
freestanding sign and wall-mounted signs. This approval shall
generally conform with the site plan, floor plan, building
elevation drawings and signs, prepared by C.T. Chang and
Associates and Collins Signs, consisting of 5 sheets, dated
received September 22, November 12 and December 14, 1993, and
January 4, 1994, (Exhibit A) stamped approved. [PL]
2. The Applicant shall comply with all applicable City of Dublin
Site Development Review Standard Conditions (see Attached). [PL]
3. The Applicant's voluntary contribution of the Traffic Improvement
Funds in the amount of $10,250 as identified in the Applicant's
letter shall be paid by the Applicant prior to issuance of
building permits. [PL, PW, B, FIN]
- 2 -
ARCHITECTURAL
Exterior colors and materials for the proposed building shall be
subject to final review and approval by the Planning Director.
All ducts, meters, air conditioning equipment, roof-mounted
mechanical equipment and all other mechanical equipment on the
structure shall be effectively screened from view with materials
architecturally compatible with the materials of the remodeled
structure. [PL, B]
Ail roof-mounted mechanical equipment shall be screened from off-
site view. [PL, B]
SIGNAGE
Signs approved under this Site Development Review shall generally
conform to the following dimensions: [PL]
Se
One internally-illuminated, individually lettered "Chuck E
Cheese's" wall-mounted sign on the west (primary) building
elevation
Maximum Sign Area:
Maximum Letter Height:
Minimum Letter Height:
Maximum Sign Length:
37 square feet
2 feet
1.5 feet
18.5 feet
One internally-illuminated, individually-lettered "Pizza"
wall-mounted sign on the west (primary) building elevation
Maximum Sign Area:
Maximum Letter Height:
Maximum Sign Length
6.75 square feet
1.5 feet
4.5 feet
One internally-illuminated, 4-foot diameter logo on the west
(primary) building elevation
Maximum Sign Area:
16 square feet
Two internally-illuminated, individually lettered "Chuck E
Cheese's" wall-mounted signs on the north and east
(secondary) building elevations
Maximum Sign Area:
Maximum Letter Height:
Minimum Letter Height:
Maximum Sign Length:
82.5 square feet
3 feet
2.5 feet
27.5 feet
One internally-illuminated, individually-lettered "Pizza"
wall-mounted sign on the north (secondary) building
elevation
Maximum Sign Area:
Maximum Letter Height:
Maximum Sign Length
13 square feet
2 feet
6.5 feet
- 3 -
Ail signage utilized on this site shall comply with the
regulations established in the Sign Regulations of the Zoning
Ordinance. The PD general provisions related to signage may be
modified subject to Site Development Review approval. [PL]
PARKING/CIRCULATION
8. All parking spaces and parking lot striping shall be subject to
review and approval by the Planning Department. All parking
spaces shall be double-striped (four-inch wide stripes set
approximately two feet apart, see attached). Handicapped,
customer, employee and compact parking spaces shall be
appropriately identified on the pavement. [PL]
9. Handicapped ramps and parking stalls shall be provided and
maintained as required by the State of California Title 24
provisions in effect. [PL, B]
10. All on site pedestrian walkways shall maintain a minimum 4 foot
unobstructed width. [PL]
11. All landscape planters and islands adjacent to the revised
parking stalls shall maintain a minimum 1 foot wide raised curb
or equivalent to facilitate pedestrian access. [PL]
12. All landscape planters and end islands within the revised parking
areas shall maintain at least a 3 foot curb radius to facilitate
vehicular maneuvering. [PL]
LANDSCAPE AND IRRIGATION PLANS
13. All landscaping for the site shall be generally consistent with
the plans prepared by C.T. Chang and Associates, dated received
by the Planning Department on November 12, 1993, (Exhibit A).
14. Landscaping shall not obstruct the sight distance of motorists,
pedestrians or bicyclists. Except for tree trunks, landscaping
at drive aisle intersections shall not be taller than 30 inches
above the curb. [PL, PW]
15. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached). [PL]
~IGHTING
16.
Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining properties or
onto Amador Valley Boulevard, Amador Plaza Road and Interstate
680. Lighting used after daylight hours shall be adequate to
provide for security needs (1.5 foot candles). Wall lighting
around the entire perimeter of the building shall be supplied to
provide "wash" security lighting. The Applicant shall provide
photometrics and cut sheets subject to the review and approval of
the Planning Director.' [PL, B, PO]
- 4 -
POLICE SERVICES
17.
As required by the Dublin Police Department, all security
hardware for the new building must comply with the City of Dublin
Non-Residential Security Requirements (Attached). Security
hardware must be provided for doors, windows, roof, vents,
skylights and roof ladders. [PL, PO, B]
18.
Prior to the opening of the restaurant and on an ongoing basis,
the restaurants management staff shall work with the Dublin
Police Services Crime Prevention Unit, to establish an effective
robbery and crime prevention program. [PO]
19.
Written documentation that all Dublin Police Services
requirements have been complied with shall be submitted to the
Planning Department prior to the opening of the restaurant
[PA, B]
FIRE PROTECTION
20.
The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority (DRFA), including painting
appropriate curbs red and posting "No Parking" signs as needed.
[F, PL]
21.
The building's existing fire sprinkler system shall have a
certification inspection and review every 5 years by the
Dougherty Regional Fire Authority (DRFA). [F, BI
22.
Prior to issuance of a building permit, the Applicant shall
supply written confirmation that the requirements of DRFA have
been, or will be, met. [F, B, PL]
WATER AND SEWER SERVICES
23.
The Applicant shall comply with all Dublin San Ramon Services
District (DSRSD) requirements, including payment of applicable
connection fee and any other related fees as determined by DSRSD,
and conformance with DSRSD requirements for a sewer construction
permit for the extended or relocated sewer service line for the
building. [DSR, B]
24.
Prior to issuance of a building permit, the Applicant shall
provide written documentation that the requirements of the Dublin
San Ramon Services District have been, or will be, met. [DSR, B,
PL]
DEBRIS/DUST/CONSTRUCTION ACTIVITY
25.
Measures shall be taken to contain all trash, construction
debris, and materials on-site until disposal off-site can be
arranged. The Applicant shall keep the adjoining properties and
businesses and the public streets free and clean of project dirt
and materials during the construction period. The Applicant
shall be responsible for corrective measures at no expense to the
city of Dublin. [PW, 'B, PL]
- 5 -
DISPOSAL SERVICE
26.
The design of the trash enclosure(s) shall reflect dimensional
criteria deemed acceptable by the Livermore Dublin Disposal
Service, and shall incorporate use of a 10' x 10' concrete apron
in front to facilitate the District's mechanical pick-up service.
Trash enclosure gates shall be hinged on the outside of the
enclosure to reduce gate damage. If wooden doors are utilized,
the doors shall be trimmed with a heavy metal lip. Raised
concrete curbing shall be provided inside the trash enclosure
area to serve as wheel stops for metal trash bins to protect the
interior walls of the enclosure. Colors and materials of the
trash enclosure(s) shall be architecturally compatible with the
main structure subject to Planning Department review and
approval. [PL, B]
DRAINAGE
27.
Roof drains shall empty into approved dissipating devices. Roof
water, or other concentrated drainage, shall not be directed onto
adjacent properties, sidewalks or driveways. No drainage shall
flow across property lines. Downspouts shall drain through the
curb of the concrete walks around the building. [PW, BI
28.
Where storm water flows against a curb, a curb with gutter shall
be used. The flow line of all asphalt paved areas carrying water
shall be slurry sealed at least three feet on either side of the
center of the swale. [PW]
29.
Ail catch basins within paved areas not against curb and gutter
shall be a 3 foot concrete apron around all sides of the inlet
per City of Dublin Standard Plans. [PW]
ON-SITE IMPROVEMENTS
30.
A new 20-foot wide access driveway connecting the Dublin Honda
parcel (7159 Amador Plaza Road, APN 941-305-33) and the Circuit
City/TJ Maxx parcel (Parcel A), shall be installed by both the
Applicant and Property Owner within 6 months after the effective
date of this approval. Said access driveway shall be in use upon
the opening of the restaurant. [PL, PW]
31.
The new 20-foot wide access driveway shall be marked with
directional arrows for vehicles, subject to the review and
approval of the Planning and Public Works Departments. [PL, PW]
32.
The Applicant shall provide a recorded access and parking lot
easement agreement for the 20-foot wide access driveway. Said
agreement shall be submitted to the Planning Department for
review and approval prior to the opening of the restaurant. [PL,
PW]
33.
Ail damaged on-site existing pavement sections within the parking
lot shall be repaired or replaced as directed by the City
Engineer. [PW]
- 6 -
PUBLIC IMPROVEMENTS
34.
35.
An encroachment permit shall be secured from the City Engineer
for any work done within the public right-of-way. [PW]
The Applicant shall be responsible for correcting deficiencies in
the existing frontage improvements to the satisfaction of the
City Engineer. Any relocation of improvements or public
facilities shall be accomplished at no expense to the City. [PW]
MISCELLANEOUS
36.
The Applicant shall comply with all applicable requirements of
the Building Department. [B]
37.
38.
39.
Building permits for the project shall be secured and
construction commenced within one year after the effective date
of this approval or said approval shall be void. This one year
period may be extended an additional six (6) months after the
expiration date of this approval (Applicant must submit a written
request for the extension prior to the expiration date of the
permit) by the Planning Director upon the determination that the
Conditions of Approval remain adequate to assure that the above-
stated Findings of Approval will continue to be met. [B, PL]
To apply for building permits, the Applicant shall submit six (6)
sets of construction plans to the Building Department for plan
check. Each set of plans shall have attached an annotated copy
of these conditions of approval. The notations shall clearly
indicate how all conditions of approval will be complied with.
Construction plans will not be accepted without the annotated
conditions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non-
City agencies prior to the issuance of building permits. [B, PL]
The permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this approval shall be subject to
citation. [PL]
PASSED, APPROVED AND ADOPTED this 18th day of January, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 7 -
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STA~ND>-p-D CONDITIONS
Ail projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final bui!dinz and site deve!ooment olans shall be reviewed and aooroved
by the Planninz Deoartment staff orior to the issuance of a buildin~
permit. All such plans shall insure:
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and sine is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, do~spouts, flashings, etc., are painted
to match the color cf adjacent surface.
h. That all materials and colors are to be as approved by the D~o!in
Planning Department. Once constructed or installed, al!
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
k. That all other public agencies that require review of the project
be supplied with copies of the final building and site plans and
that complianc& be obtained with at least their minimum Code
requirements.
o
lens, irritation system plans? tree preservatio5
Final landscao~ P ~C-2==~ be reviewed and approved by thc Dublin
techniques, an~ ~u~an ...... ~ ~ ........ ~ the buildin~ oermit· All
p-~-~annin~ Department___~r to nn= ~
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate·
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minim~ of
5 gallons in size.
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the o.~ers or contractors shall be required
guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the o.~er insuring regular irrigation, fertilization
and weed abatement.
Final insoection or occuoanc¥ oermits will not be [ranted until ali
construction and !andscaoinz is comolete in accordance with aooroved
~lans and the conditions required by the City.
P.O. Box 2340
Dublin. CA 94568
THE CITY OF DUBLIN
(415) 829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). Ail plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
Form 83-05
SAMPLE
CITY OF DUBLIN
RO. Box2340. Dublin. Calitornia94568 ' City Offices. 100 Civic Plaza, Dublin, California94568
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be~installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration (415) 833-6650 · C;ty Council (4~5) 833-6605 · F~nance (415) 833-66~0 · Building Inspection (415) 833-6620
Code Enforcement (~!5~ 832-6620 · Enqineenng (~15) 833-6630 ° Planning {415) 833-6610
P~lice (415) 833 6670 ·Rublc Wcr~s (415) 833-6630 · Recreation (~15) 833-66z5
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10o Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
RESOLUTION NO. 93 -
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 93-057 CHUCK E CHEESE CONDITIONAL USE PERMIT FOR A
35-FOOT TALL FREESTANDING SIGN AT 7448 AMADOR VALLEY BOULEVARD
WHEREAS, Annette Smith of Precision Development and Lola Richert
of ShowBiz Pizza Time, Inc., request Conditional Use Permit approval
to install a new 35-foot tall internally-illuminated freestanding sign
to identify the Chuck E Cheese pizza restaurant located at 7448 Amador
Valley Boulevard; and
WHEREAS, the Planning Commission did hold a public hearing on
said freestanding sign Conditional Use Permit application on January
18, 1994; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was
found to be categorically exempt under Section 15311, Class ll(a) of
the State CEQA guidelines; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the proposed freestanding sign will be appropriate for
the subject property in terms of being compatible with existing land
uses in the area and will not overburden public services; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
ao
The proposed project will serve a public need by providing
business identification to the general public for a new
restaurant and family entertainment center within an
existing specialty retail center within the City of Dublin.
The use will not materially adversely affect the health or
safety of persons residing or working in the vicinity, or be
materially detrimental to the public welfare or injurious to
property or improvements in the neighborhood, as all
applicable regulations will be met.
Ce
The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as
the new freestanding sign will be compatible with existing
commercial land uses, transportation and service facilities
in the immediate vicinity.
EXHIBIT D
De
The use will not be contrary to the specific intent clauses
or performance standards established for the district in
which it is to be located in that conditions have been
applied to ensure conformance with the applicable zoning
regulations, and the use is compatible with the adjacent
planned development district uses.
Ee
The approval of the Conditional Use Permit will be
consistent with the Dublin General Plan and Downtown
Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 93-057 Chuck E Cheese freestanding
sign as generally depicted on the plan labeled Exhibit A, stamped
approved and on file with the Dublin Planning Department, dated
received and December 14, 1993, subject to the approval of the
following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of buildinq permits or establishment of
use, and shall be subject to Planninq Department review and approval.
The followinq codes represent those departments/agencies responsible
for monitorinq compliance of the conditions of approval. [PL]
Planning, [BI Building, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, IF] Dougherty Reqional
Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
PA 93-057 Conditional Use Permit is for the approval of one (1)
double-faced, internally-illuminated freestanding sign which
shall generally conform to the following conditions, dimensions
and copy restrictions: [PL]
Maximum Sign Copy Area
Allowed:
300 square feet (150 square feet
per sign face)
B. Maximum Sign Height:
35 feet
Ce
Minimum Setbacks:
150 feet (from the property line
along the Alameda County Flood
Control Channel)
The freestanding sign shall be maintained in an attractive manner
and in accordance with the approved plans. [PL]
The existing Circuit City and TJ Maxx freestanding sign on the
site shall continue to comply with the previous freestanding sign
approval as specified by the PD, Planned Development, provisions
of PA 89-050, First Western Development. [PL]
Any modifications to the approved freestanding sign specified by
Condition ~1, including the height, sign area, location and
colors, shall conform'to the sign regulations of the Zoning
Ordinance and shall be subject to the review and written approval
of the Planning Director prior to commencing said modifications.
The PD general provisions related to signage may be modified
subject to Site Development Review approval. [PL]
Building permits for the approved 35-foot tall freestanding sign
shall be secured and construction commenced within 1 year of
approval of this Conditional Use Permit and or said approval
shall be void. [PL, B]
This approval shall become null and void in the event the
approved freestanding sign is removed and no longer used for a
continuous one-year period. [PL]
This use shall be subject to Zoning Investigator review and
determination as to compliance with the conditions of approval.
Any violation of the terms or conditions of this permit shall be
subject to citation. [PL]
This permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. [PL]
PASSED, APPROVED AND ADOPTED this 18th day of January, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
\ \
N'I'
CITY OF DUBLIN
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
December 9, 1993
Ralph Kachadourian, Assistant Planner
Mehran Sepehri, Sr. Civil Engineer
Revised Traffic Impact Fee for Chuck E. Cheese Restaurant
Located at 7448 Amador Valley Boulevard
Per applicant's request, I studied the Chuck E. Cheese Restaurant project and
revised the Traffic Impact Fee (TIF) for this project.
The applicant is proposing to open a 10,000 sf restaurant at 7448 Amador Valley
Boulevard. Based on TJKM's Trip Generator Rate study for Chuck E. Cheese dated
Decebmer 6, 1993, the additional trips will be:
10,000 sf x 53 trips/i,000 sf = 530 ADT
The proportion of site traffic growth and TIF on each of the following projects was
calculated based upon the assumed site traffic patterns and the traffic volumes
forecast for the Year 2010 and project improvement costs based on the City of Dublin
Capital Improvement Program.
% Site Daily Site Total Proposed Project
Location Traffic Traff£c Growth Growth Cost
TIF
Dublin Blvd. 5%
Amador Valley Blvd. 70%
Village Parkway 25%
27 31,200 0.09
No improvements needed
133 4,900 2,71
$2,355,632 $ 2,120
300,000 8,130
TOTAL $10,250
The total Traffic Impact Fee for the project is $10,250.
Ms/mb
a:(tif)I99311209chkc
ATTACHMENT
Manager of Licensing
Direct Line: (214) 255-86?9
Fax: (214) 257-96?3
December 21, 1993
Laurence L. Tong
Planning Director
· -': .... "Dublin
100 Civic Center
Dublin, CA 94568
Proposed Chuck E. Cheese's
7448 Amador Valley Blvd
Dublin, CA 94568
Dear Mr. Tong:
I, Alice M. Winters, Vice President/Asst Secretary of ShowBiz Pizza Time, Inc., have
reviewed the Traffic Impact Fee Study dated 12-9-93, prepared by Mehran Sepehri.
I accept the findings and agree to pay $10,250.00 in traffic improvement funds as
outlined in the study.
That is, as part of the Chuck E. Cheese's project (PA 93-057), I agree to pay the
$10,250.00 in traffic improvement funds to mitigate traffic impacts resulting from the
above-referenced project. Pa?nent shall be made prior to the issuance of a
building permit.
Sincerely,
Alice Winters
Vice President/Asst Secretary
ATTACHMENT
wHERE A KID CAN tSE A tX/D!s
44~! '2, A~rpcrt Free,.va,/ · lr,,in~. Texas 75062 * Phone (214) 25,8-8507 · Fax (2:-~ 258-8545
k, lad,ng ~ddress P.O Bo~ 152077, Irving Texas
SHOWBIZ PIZZA TIME, INC.
4441 W. Airport Freeway
P.O. Box 152077
Irving, TX 75015
214/258-8507
PROPOSED LOCATION
ShowBiz Pizza Time, Inc. (ShowBiz) proposes to construct and operate a Chuck E.
Cheese's restaurant in an existing 10,000SF building at 7448 Amador Valley Boulevard. A
site plan is attached. This site is not a hazardous waste and substance site.
TYPE OF OPERATION
ShowBiz has been developing and operating Chuck E. Cheese's and ShowBiz Pizza
Place restaurants since its incorporation in April of 1980. Currently ShowBiz owns and/or
operates 195 restaurants in 29 states, with a franchise system of approximately 125 restaurants.
These are pizza restaurants and family entertainment centers serving lunch and-dinner seven
days per week. Peak operating periods are Friday evenings and weekends.
The menu includes pizza, sandwiches, salad bar and soft drinks; beer, wine and wine
coolers are offered according to local rules and regulations. In some markets we are also open
for breakfast on weekends; this menu includes french toast sticks and a cold breakfast bar.
Customers place food orders at an order counter upon entering the restaurant. Salad bar and
soft drinks are self service. Hot food is delivered to the table. Beer and wine, if available, are
dispensed at the order counter. Take-out orders are not a normal part of our business, although
we may have an occasional take-out order; we estimate that this business is less than 2% of
total food sales.
For family entertainment the restaurant offers computer controlled animated characters
which sing songs and tell jokes from a raised platform area in the dining room, a free in-door
kiddie play area and as many as 50 coin-operated amusement devices. These coin-operated
amusement devices include kiddie rides, video games and skill/arcade games. The skill/arcade
games dispense tickets which can be redeemed for small toys and trinkets at a gift shop located
in the restaurant.
We estimate that 74% of our revenues will be from food and beverage sales, 24% from
games and rides and 2% from merchandise sales. These estimates are based on experience in
our existing restaurants.
KEcEIVED
ATTACHMENT
MAXIMUM HOURS OF OPERATION
Sunday through Thursday from 8:00 a.m. to 10:00 p.m.
Friday and Saturday from 8:00 a.m. to 11:00 p.m.
STAFFING
These restaurants employ two or three managers and one technician, plus fifty to sixty
hourly employees. During all hours of operation, at least one manager or technician is on duty;
every member of our management staff is 21 years of age or older.
Our restaurants tend to operate under typical cycles at each location, with two shifts per
day -- lunch and dinner. Lunch shifts Monday through Friday have the lowest volume of
business; dinner shifts Sunday through Thursday are next in volume of business; Friday'
evening, Saturday and Sundav are our peak business hours. Due to these cycles, our
manpower needs 'and scheduling demands vary from shift to shift and day to day.
CLIENTELE
A Chuck E. Cheese's restaurant is family oriented. Our operation is geared to appeal
to families with children from 2 to 11 years of age. Children under 18 are not allowed into
the restaurant unless they are accom~d, by an adult. A large part of our business is catering
children's birthday parties. Our customers typically come from a 10-mile radius around the
restaurant; we believe that the radius for this restaurant may be limited to a 5-mile radius.
The number of customers visiting our restaurant will fluctuate daily, as described above.
The number of customers also fluctuates seasonally. We anticipate that the number of
customers visiting our restaurant should vary from about 4000 people per week in the first
quarter to 3000 people per week in the fourth quarter. The average size of a non-part}~
customer group is 2.3 children plus 1.8 adults.
EQUIPMENT AND SPECIAL FEATURES
These restaurants utilize kitchen and cooking equipment, tables, chairs, booths and
dispersing equipment in connection with food and beverage service. There is an area devoted
to children with kiddie rides and a free play area. a family area with arcade/s'kill games and
a dining room with computer controlled animated' characters performing at set interw'als from
a raised platform area and a small aift shop area in the restaurant. In addition, we have
walkaround characters who visit with~ customers periodically during each da,','.
.. ATTACHMENT
Chuck E. Cheese's
Conditional Use Permit Application
Amador Valley Plaza
Dublin, CA
Written Statement
a) This site is located in an e~isting shopping center. The
project will be a tenant improvement in an existing
vacant building. The majority of residents in the
surrounding area are families with small children.
Chuck E. Cheese's is a family pizza restaurant, providing
children's games. Our target age is between 2 and 7
years old.
b) The site is located in an existing shopping center with
high traffic volume. A number of restaurants already
exist in the vicinity as well as the center.
c) This use will not materially affect the heath or safety
of persons residing or working in the vicinity. Chuck
E. Cheese's will be a tenant improvement in an existing
10,000 sf building.
d) This use is in a Planned Development allowing for a
restaurant and conditionally allowing for an arcade.
gECEIVED
ATTACHMENT/-