Title
PLN20-0365 - Use Permit - 980 Island Drive - Applicant: Rubicon Group, LLC. Public Hearing to consider a Use Permit to allow extended hours of operation for a proposed drive-through café and use of a patio for outdoor dining. The applicant is requesting that the business be permitted to open at 5:30 A.M., and is not requesting an extension of closing hours. General Plan: Community Commercial. Zoning: C-2-PD Central Business District Planned Development Zoning District. Environmental Determination: Exempt, Section 15301 - Existing Facilities
Body
To: Honorable President and
Members of the Planning Board
From: Deborah Diamond, Planner
Date: September 28, 2020
BACKGROUND
The applicant is seeking the Planning Board’s approval for a Use Permit to extend morning business hours from 7:00 A.M. to 5:30 A.M. and use of a patio for outdoor seating at a proposed drive-through café at 980 Island Drive. The applicant seeks to capture patronage of early morning commuters and an offer outside seating option. The business will be open seven days per week and will close by 7:00 P.M.
On August 3, 2020 staff approved a Design Review application for the tenant improvements to establish the café on the site. The project consisted of site modifications and minor changes to the existing building. The approved plans are submitted here as Exhibit 1, and the Design Review Approval is Exhibit 2.
This triangular site is a single property surrounded by city streets. The C-2-PD zoning is linked to a larger C-2-PD zoned area across Island Drive and occupied by the Harbor Bay Landing Shopping Center. Several businesses within the Center currently have extended business hours. Residential properties are opposite the site on Mecartney Road and County Road. The existing building on the subject property is currently vacant. On July 30, 2019, a daycare was issued a zoning clearance at this location but it was never opened. Prior to that the site was occupied by US Bank, whose predecessors first established the drive-through facility, and continues to own the property.
DISCUSSION
This public hearing is solely to address the application for extended business hours and outdoor dining. The café use is permitted in the C-2 zoning district, the drive-through element was previously established by the former business, and site improvements have been approved through Design Review. Other than needing a use permit for extended hours and use of the outdoor patio, all elements of the project comply with the Alameda Municipal Code.
The café will occupy 2,250 sq. ft. of floor area within the existing building and a 390 sf. ft. outdoor patio space. It is estimated that there will be 30 full-time and part-time employees covering two shifts, and serving approximately 400 customers per day. There will be 11 parking spaces on-site, and the drive-through stack will accommodate eight cars. There will be seating for 30 customers within the building. The outdoor seating will be located at the entry patio with three tables and seating for 12. The café will serve specialty coffee, tea, juices and other blended drinks. Food items sales will include baked goods, desserts, prepared salads and sandwiches, and candy. Typical of other coffee bars, there will be no cooking on site, only toasting and reheating of prepared items. At this writing the applicant has not divulged the names of the business and its operator.
The project is consistent with the General Plan policy 2.5.a, which calls for supporting proposals that provide Alameda residents with a full range of retail businesses and services. Early morning business hours are appropriate for cafes serving coffee and tea. Extended hours will better serve local customers, and outdoor seating is conducive to social distancing for the time being and will better activate the site into the future. Furthermore, both approvals will help to support this new business operation at a site that has been vacant, thereby implementing General Plan policy 2.5.g, which provides for maintenance of neighborhood business districts.
Conclusion: Staff recommends the Planning Board approve extended hours for this business to open at 5:30 a.m. and allow use of the outdoor patio, because the proposal is consistent with the General Plan and Zoning Ordinance. Findings for use permit approval can be made pursuant to the Alameda Municipal Code as set forth in the draft resolution (Exhibit 3).
PUBLIC NOTICE
A notice of this public hearing was posted at the site and mailed to properties within a 300 foot radius of the site per code requirements. Also, the applicant has spoken to County Road neighbors regarding extended business hours and reports to staff that residents do not perceived the proposed 5:30 A.M. opening to be a problem. At the writing of this report staff has received no public comments on the proposal. During the Design Review process, neighboring properties within 100 feet of the site received notices of Design Review. As a result, staff received several comments from residents on County Road. The main concern was the need for additional screening, which was resolved by modifications to the plans, and conditions of Design Review approval to include additional screening walls with landscaping on the exterior side.
ENVIRONMENTAL REVIEW
Staff has determined that this project would qualify for a categorically exemption from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 - Existing Facilities.
RECOMMENDATION
Hold a public hearing and adopt the draft resolution (Exhibit 3) to approve a Use Permit to extend morning business hours to 5:30 A.M. and to establish outdoor seating at 980 Island Drive.
Reviewed by,
Andrew Thomas, Planning, Building and Transportation Director
Exhibits:
1. Project Plans
2. Design Review Approval
3. Draft Resolution