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Home My WebLink About8.1 PCSR Heartbeat Karaoke Lounge G~��OP�DIjB i9/ �i�✓aI• X82 STAFF REPORT PLANNING COMMISSION �+o DATE: December 9, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2014-00037 Heartbeat Karaoke Lounge Conditional Use Permits Report prepared by. Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 98-047) to expand the list of conditional uses to include a Nightclub; and a Conditional Use Permit for the operation of a Nightclub (karaoke club) at Ulferts Center. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 98-047) to expand the list of conditional uses to include a Nightclub and approving a Conditional Use Permit for the operation of a Nightclub (karaoke club) at 4288 Dublin Boulevard, Suite 210. Submitted By RevidVwed By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 6 DESCRIPTION: Figure 1. Project Site The Project site is located in ti7- c'��;L;1;/ r ►;,,ter R„ Ulferts Center at 4288 Dublin _ �.► ��! - Boulevard, Suite 210. The site has a General Plan and Eastern Dublin Specific Plan designation of Campus Office and has Planned Development (PD) zoning with underlying General Commercial (C-2) and cv,1 Commercial Office (C-O) uses. The center is 4.3 acres in size w -.. and is composed of an existing Buick 51 ,291 sq are foot, two-story - -- 1, Project r - - � � - commercial building. Access to �� . �• Site ,+ • the site is provided from existing driveways and sidewalks on ' Dublin Blvd., John Monego Court and Glynnis Rose Drive. Dublin Ulferts Center has a variety of Corpor existing commercial uses, Cen including restaurants, retail, N personal services, and professional offices. Adjacent and nearby properties are the Dublin Corporate Center to the south, residential to the north, Bank of America and the Dublin Gateway Medical Center to the east, and the Buick/GMC dealership to the west. BACKGROUND: Ulferts Center is part of a 35-acre Master Plan development previously known as the Koll Dublin Corporate Center. On December 15, 1998, the City Council adopted the Planned Development (PD) Zoning District and Development Plan (PA 98-047) for the Koll Dublin Corporate Center (Ordinance 22-98). The PD is subject to the regulations of the General Commercial (C-2) Zoning District, and includes a list of permitted and conditionally permitted use types. On August 24, 2004, the Planning Commission approved a Conditional Use Permit and Site Development Review for Ulferts Center (Resolution 04-55). The Conditional Use Permit amended the PD zoning to change the Ulferts Center parcels from hotel to retail commercial, and permit a 10% parking reduction. The Site Development Review approved the site design, architecture, on-site circulation, parking and landscaping for Ulferts Center. On October 13, 2009, the Planning Commission approved Conditional Use Permits to again expand the list of conditionally permitted uses to include banquet facilities, and for the operation of a banquet facility (the existing Signature Room). The Applicant is requesting approval of a Conditional Use Permit (CUP) for a Minor Amendment to the Planned Development Zoning District (PA 98-047) to expand the list of conditional uses to include a Nightclub, and a CUP to conditionally permit the operation of a Nightclub (karaoke club) within Suite 210 of Ulferts Center. 2of6 ANALYSIS: Planned Development Zoning Minor Amendment Section 8.32.080 of the City of Dublin Zoning Ordinance allows the Planning Commission, by means of a Conditional Use Permit, to approve minor amendments to an adopted Development Plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. The Planned Development (PD) Zoning for Ulferts Center currently allows a variety of retail, office, and restaurant uses that are compatible with the nearby commercial and residential areas. The Applicant proposes a minor amendment to the PD Zoning (PA 98-047) to add Nightclubs to the list of conditional uses. As noted earlier the underlying zoning for the Ulferts Center is General Commercial (C-2) and Nightclubs are typically a conditionally permitted use in the C-2 zoning district pursuant to approval of a Conditional Use Permit by the Planning Commission. Staff has analyzed the Applicant's request to expand the list of conditional uses to include Nightclubs, and has determined that a Nightclub use is appropriate due to the underlying C-2 zoning, and because it is compatible with and complementary to the existing commercial uses within Ulferts Center. By being added to the list of conditional uses, a Nightclub will be required to obtain Conditional Use Permit approval by the Planning Commission. This requirement to obtain a Conditional Use Permit allows the City to place Conditions of Approval on the project to ensure that the operation remains compatible with the surrounding uses. Conditional Use Permit to Operate a Nightclub (Karaoke Club) Operating Characteristics The Applicant is proposing a 3,103 square foot karaoke club within an existing suite on the second floor of Ulferts Center (Attachment 1). The space was previously occupied for several years by a furniture store. Karaoke clubs are classified as Nightclubs in the City of Dublin Zoning Ordinance, and as previously discussed, Staff is recommending that Nightclubs be added to the list of conditional uses in the PD Zoning. The proposed project has been reviewed for issues related to operating characteristics, impacts to surrounding uses, and parking, and Conditions of Approval have been proposed where appropriate to ensure that the operation of the karaoke club remains compatible with the surrounding uses (Attachment 2). The proposed karaoke club will have ten (10) rooms in which patrons will be able to consume sushi, appetizers, and drinks (non-alcoholic as well as beer and wine) while singing to karaoke music in private rooms as opposed to the "open microphone" style of karaoke. The hours of operation will be Sunday through Thursday from 11:00 a.m. to 2:00 a.m., and Friday and Saturday from 11:00 a.m. to 3:00 a.m. Alcohol service will be from 11:00 a.m. to 1:30 a.m. in accordance with State regulations. The business will employ up to nine people and the targeted customer base will be anyone seeking to enjoy karaoke. Parkin The City of Dublin Zoning Ordinance contains parking standards by use type (Section 8.76.080). The Zoning Ordinance requires that Nightclubs provide 1 parking space per 100 square feet. The Project is located within a 3,103 square foot space, and as such the Project requires 31 parking spaces. 3 of 6 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 15301, Existing Facilities. The Project consists of a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 98-047) to expand the list of conditional uses to include a Nightclub and a Conditional Use Permit for the operation of a Nightclub (karaoke club) within an existing shopping center. ATTACHMENTS: 1) Project Plans 2) Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 98- 047) to expand the list of conditional uses to include a Nightclub and approving a Conditional Use Permit for the operation of a Nightclub (karaoke club) at 4288 Dublin Boulevard, Suite 210 5 of 6 GENERAL INFORMATION: APPLICANT/PROPERTY OWNER: Karen Kam, Ulferts Center Dublin, Inc., 4288 Dublin Blvd., #210, Dublin, CA 94568 LOCATION: 4288 Dublin Boulevard, Suite 218 ASSESSORS PARCEL NUMBERS: 986-0016-009-00 & 986-0016-011-00 GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN LAND USE DESIGNATION: Campus Office ZONING: Planned Development (PD) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Medium-Density Residential Residential South PD Campus Office Corporate Offices East PD Campus Office Bank and Medical Offices West PD General Commercial Auto Dealership 6of6