2013/06/13 Planning Commission Resolution (3)City of Rohnert Park
Planning Commission Report
DATE: June 13, 2013
ITEM No: 8.1
SUBJECT: PL2013-012SR Site Plan and Architectural Review for Chuck E. Cheese's
Restaurant Expansion
LOCATION: 601 Rohnert Park Expressway
REQUEST: 2,250 Square Foot Expansion of Existing Chuck E. Cheese's Restaurant
APPLICANT: Deborah Shannon, CEC Entertainment, Inc.
ACTION: Adopt Resolution No. 2013-19 Approving the Site Plan and Architectural
Review for Chuck E Cheese's with the Conditions of Approval
Background
Chuck E. Cheese's has been located at the Expressway Shopping Center since 1994. The
existing building is 9,000 square feet and is located at the north end of the main commercial
building in the shopping center. Other uses in the building include Big Lots, Pets Mart, Linen
Outlet and King Buffet. To the north of Chuck E. Cheese's is Food Max Market in a separate
building.
Applicant's Proposal
Proposal: The applicant proposes a 2,250 square foot addition to the existing building resulting
in a total building square footage of 11,250 square feet. The area of expansion will include
additional dining and game areas and relocation of the stage. The addition will be added to the
rear of the existing building between the rear of the building and the driveway extending along
Page 1
the westerly property line of the shopping center. The existing seating in the restaurant is 286
seats. With the expansion, the seating will increase to 300, a modest increase of 14 seats.
Parking: There are presently 711 parking spaces on the shopping center site. There is also a
nonexclusive reciprocal parking agreement with the adjacent shopping center that has 544 spaces
resulting in a total of 1255 spaces for the two shopping centers. With construction of the
expansion, five (5) parking spaces will be deleted at the rear of the building reducing the number
to 706 and the total for both shopping center properties to 1,250 spaces.
There are two ways to calculate the required parking for a shopping center. One is to divide the
entire square footage by 300 and the other is to calculate the parking required for each individual
use. In this case parking has been calculated for each individual use. With the expansion of
Chuck E Cheese's Restaurant, the total parking required for the shopping center is 691 spaces.
There are 711 total spaces in the center so there is a surplus of 20 spaces. However, with the
reciprocal easement with the adjacent shopping center there are 1,250 spaces between the two
shopping centers.
Floor Plan: The interior of the building is broken up into a number of activity areas including the
game areas, dining areas, the show room and stage and kitchen and food preparation. The
expansion will consist of additional dining area and relocation of the stage and showroom. The
building addition will include an emergency doorway out to a walkway that extends along the
north side of the building (Exhibits C and D.
Building Elevations: The existing building has a stucco exterior. The front of the building has a
raised roof line over the entrance supported by columns. There are large windows on either side
with a metal canopy over each window. The name Chuck E Cheese's in individual letters and
the logo consisting of a smiling mouse head are located above the entry. The building wall
colors would be changed to beige and yellow and the new metal awnings will be purple with a
red accent along the front edge of the canopy. The underside of the awning will be illuminated.
The existing north building wall is stucco with a row of windows. The existing windows will be
relocated closer to the new addition. The addition will consist of an extension of the same wall
details with a single man door for emergency exiting. The rear and south walls of the addition
will match the existing walls at that location (Exhibits E, F, G and H).
At the rear of the building is an existing refuse enclosure that is constructed with masonry walls
with chain link gates with wood slats. Chuck E Cheese's will be removing the chain link gates
and installing solid metal gates for access to the enclosure. They will also be installing a solid
roof structure over the enclosure to conform to the City standards for a refuse enclosure (Exhibit
I).
Signage: The signs on the front of the building will consist of the name "Chuck E. Cheese's and
the logo consisting of a smiling mouse head. The sign is individual red letters and the logo is
grey with pink ears.
Page 2
The sign details submitted show red led tubing outlining the archway over the main entrance.
The city discourages this type of attention device and it would require separate Conditional Use
approval.
A ten (10) foot high monument sign is proposed in the landscaping on the Rohnert Park
Expressway frontage of the shopping center property. The Zoning Ordinance allows one (1)
monument sign for a single commercial parcel. There is an existing monument sign for the
shopping center. Unfortunately, Chuck E. Cheese's does not have identification on that sign.
They have two alternatives:
• Modify the existing monument sign to include identification for Check E Cheese's.
Have the shopping center owner submit an application for a sign program for the center
including a new monument sign with Chuck E Cheese's identified on that sign. There is
presently no Sign Program for the center.
Landscaping_
In order to construct the addition at the rear of the existing building, it will be necessary to
remove three (3) redwood trees. One existing tree will remain. To compensate for the loss of
the three (3) trees, they will be planting six (6) 24" box redwood trees in the un -landscaped area
between the Chuck E Cheese's building and Food Max. The remainder of the area will be
covered with a mulch to eliminate the existing problem with weeds. All of the remaining
landscaping will be retained.
Staff Analysis
This is a modest addition to the existing Chuck E Cheese's tenant space in the shopping center
building. The addition ties in architecturally with the existing building and modification to the
front of the building occupied by Chuck E Cheese's, is, in the opinion of staff, an improvement
over the existing fayade. The addition will include the landscaping and maintenance of the dirt
area between Chuck E Cheese's and Food Max. This is an area that is not landscaped and has
been a problem with weeds and litter in the past. The planting of mature redwood trees and
mulch will be a significant improvement to the area. The solid metal gates and cover over the
rear refuse enclosure will bring it into conformance with the current City standards.
By calculating the required parking by individual use, the shopping center has a surplus of 20
spaces. Staff is not aware of a parking problem at the shopping center. There is also no
indication that customers at the adjacent shopping center are using the parking at this center as
allowed by the reciprocal easement. At various times that staff has visited the shopping center,
there has been more than adequate parking and the modest increase in the Chuck E Cheese's
restaurant should not result in a parking problem.
The proposed wall signs will conform to the Zoning Ordinance requirements. The proposed
monument sign is not permitted and the LED tube lights on the building are also not permitted.
Page 3
Environmental Determination
This proposal is categorically exempt from the requirements of the California Environmental
Quality Act CEQA Class 1 Section 15301 Existing Facilities (e) Additions to existing structures
provided that the addition will not result in an increase of more than:
(1) 50 percent of the floor area of the structures before the addition, or 2,500 square feet,
whichever is less.
FindinlIs
The recommended findings to approve Site Plan Review and Architectural Review for the
modifications to the restaurant are included in the attached resolution.
Staff Recommendation:
Based on the analysis and findings of this report and the attached resolution, Staff recommends
that the Planning Commission, by motion, adopt Resolution No. 2013-19 approving Site Plan
Review and Architectural Review to allow expansion of the Chuck E Cheese's restaurant,
subject to the findings and conditions of approval.
Attachments:
Applicant's Supporting Statement
Exhibit A Aerial Photo and Parking Summary
Exhibit B Existing Chuck E Cheese's Site Plan
Exhibit C Proposed Addition to Chuck E Cheese's
Exhibit D Floor Plan Showing Addition
Exhibit E Revised Building Elevations
Exhibit F Revised Colored Front Elevation
Exhibit G Front Elevation Showing Sign and Awning Details
Exhibit H Awning Detail
Exhibit I Revised Refuse Enclosure Detail
Exhibit J Front Sign Detail
Exhibit K Landscape Details
APPROVALS:
�rr ,
r
Marilyn Ponton AICP, Development Services Manager Date
Page 4
PLANNING COMMMISSION RESOLUTION NO. 2013-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND
ARCHITECTURAL REVIEW FOR THE EXPANSION OF CHUCK E CHEESE'S
RESTAURANT AT 501 ROHNERT PARK EXPRESSWAY (APN 143-391-050)
(Deborah Shannon for CEC Entertainment, Inc.)
WHEREAS, the applicant, Deborah Shannon for CEC Entertainment, Inc., filed
Planning Application No. PL2013-012SR for Site Plan and Architectural Review to allow the
2,500 square foot expansion of Chuck E Cheese's Restaurant on property located at 501 Rohnert
Park Expressway (APN 143-391-050 ), in accordance with the City of Rohnert Park Municipal
Code;
WHEREAS, Planning Application No. PL2013-012SR was processed in the time and
manner prescribed by State and local law;
WHEREAS, on June 13, 2013, the Planning Commission reviewed Planning Application
No. PL2013-012SR during a scheduled public meeting at which time interested persons had an
opportunity to testify either in support of or opposition to the project; and,
WHEREAS, at the June 13, 2013, Planning Commission meeting, upon hearing and
considering all testimony and arguments, if any, of all persons desiring to be heard, the
Commission considered all the facts relating to Planning Application No. PL2013-012SR;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors considered. The Planning Commission, in approving Planning
Application No. PL2013-012SR, makes the following factors, to wit:
A. That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied. Chuck E Cheese's is located at the north end of the main shopping
center building. The existing restaurant use is permitted in the C-R Regional Commercial
District. The proposed addition to Chuck E Cheese's will improve the appearance of the
building, result in landscaping an undeveloped area between Chuck E Cheese's building
and the adjacent Food Max supermarket and bring the refuse enclosure at the rear of the
building up to current standards.
R That the development incorporates a variation from adjacent on-site and off-site
structures in height, bulk, and area; arrangement on the parcel; openings or breaks in
the, fa(ade facing the street; and/or the line and pitch of the roof.
Criteria Satisfied. The proposed addition to Chuck E Cheese's will improve the front
fagade of the building and will result in new metal awnings over the existing windows.
The architecture of the building will stand out as an attractive visual element in this
commercial complex. New wall signage will be installed on the front of the building
over the entrance that will be an improvement over the existing signs.
C. That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
Criteria Satisfied. Chuck E Cheese's Restaurant has been in this location for many years
and is easily accessible by vehicles, bicycles and pedestrians.
Section 3. Environmental Clearance. The project is categorically exempt from the
California Environmental Quality Act (CEQA), Article 19, Section 15301 (Existing Facilities
Expansion).
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PL2013-012SR subject to the following conditions:
1. The Site Plan and Architectural Review approval shall expire one year from the Planning
Commission approval date, unless prior to the expiration a building permit is issued and
construction is commenced and diligently pursued toward completion and the use is
initiated, or an extension is requested and approved.
2. The facility shall comply with any and all applicable provisions of the Rohnert Park
Municipal Code and any state or federal agency.
3. Any landscaping damaged during construction shall be replaced including the six (6) trees
to be planted between chuck E Cheese's and Food Max Market.
4. The applicant shall provide a minimum of four (4) bicycle parking spaces adjacent to the
entrance to the building.
5. The landscaping shall be maintained in a neat, weed free, litter free condition at all times.
6. The red LED tubing lights shall not be installed on the building.
7. All parking shall be clearly marked in the parking lot of the shopping center.
8. Any existing trees to remain shall be protected during construction.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the
appeal period has expired and that the appeal period shall be ten (10) working days from the date
of said action. No building permits shall be issued until the appeal period has expired, providing
there are no appeals.
DULY AND REGULARLY ADOPTED on this 13th day of June, 2013 by the City of
Rohnert Park Planning Commission by the following vote:
r
AYES: NOES: lJ ABSENT: ABSTAIN:
�rrTl
ADAMS`� 1 RONG �BOIZBA GIUDICE HAYDON
A Adams , ChairPeison, Ro]ic ert Park Planning Commission
Attest: LI
Susan
A-'A4veclo, Rec •di3 r S eretar