HomeMy WebLinkAbout8.1 05-048 Tri Valley Baseball Academy CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 10.2006
SUBJECT: PUBLIC HEARING: (Adjudicatory Action) PA 05-048 Tri Valley
Baseball Academy Conditional Use Permit - to operate an Indoor
Recreational Facility on the M-l (Light Industrial) Zoning District
Report Prepared by: Linda Ajello, Associate Planner 6'V'
A TT ACHMENTS: I. Resolution approving a Conditional Use Permit to allow an Indoor
Recreational Facility in a M-I (Light Industrial) Zoning District at 6800
Sierra Court, Suite N.
2. Applicant's written statement
3. Project Plans and Vicinity Map
RECOMMENDATION: I. Hear 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 (Attachment I) approving a Conditional Use Permit
to allow an Indoor Recreational Facility in a M-I (Light Industrial)
Zoning District at 6800 Sierra Court, Suite N.
PROJECT DESCRIPTION:
The project site is on the west side of Sierra Court near the intersection of Trinity Court in the greater Sierra
Court light industrial/business park area (Attachment 3). The property is approximately 4.67 acres in size
and has a warehouse building of approximately 109,070 square feet. The Tri Valley Baseball Academy
proposes to occupy Suite N of the building, in a tenant space of approximately 11,520 square feet. The other
uses in the building are a variety of warehouse and distribution facilities with associated offices and an indoor
tennis (recreational) facility.
The proposed project consists of a Conditional Use Permit (CUP) to establish an indoor baseball academy for
the purpose of providing training for baseball players to improve their physical skills and improve their
mental and emotional make-up (Attachment 2). No changes are proposed to the exterior of the building, only
tenant improvements to the interior space. Tri Valley Baseball Academy, the future tenants, own and operate
a similar facility in Pleasanton and are looking to expand their services by opening a facility in Dublin.
COPIES TO: Property Owner
Applicant
File
G:\PA#\2005\05-048 Baseball Academy\PCSR.doc
ITEM NO. 8.1
ANALYSIS:
The parcel at 6800 Sierra Court (Assessor Parcel Number 941-0205-039-03) has an M-I (Light Industrial)
zoning designation. An Indoor Recreation Facility is permitted with the approval of a Conditional Use
Permit. The General Plan land use designation for the parcel is Business Park/Industrial, which permits a
wide range of non-retail businesses, research, manufacturing, and other activities conducted wholly
indoors, that do not generate nuisance due to emissions, noise, or unenclosed uses.
Staff finds that the project is consistent with the Dublin General Plan because the project is compatible
with the existing zoning and General Plan land use designation (with an approved Conditional Use
Permit) in that the proposed use is a non-retail business that does not generate any nuisances to
surrounding properties or the City as a whole.
Operating Characteristics:
As described in the Applicant's Written Statement (Attachment 2), the proposed operational hours of the Tri-
Valley Baseball Academy are as follows:
September 151_ June 15th
3:30 p.m. to 9:00 p.m. on weekdays
8:00 a.m. to 9:00 p.m. on weekend and holidays
June 16th - August 31 st
8:00 a.m. to 9:00 p.m. on weekdays
8:00 a.m. to 9:00 p.m. on weekend and holidays
The proposed floor plan includes a reception/viewing area, a skills development area (hitting, fielding and
pitching), a small office, and two restrooms (Attachment 3). Artificial athletic turf is proposed in the hitting,
fielding, and pitching areas and each skill area is proposed to be separated and fully enclosed with netting,
including protection for the ceiling. The Applicant proposes to have no more than four (4) employees and
one to six (1-6) clients present at any given time, for a maximum of 10 occupants.
Parking:
Per the Dublin Zoning Ordinance, the following parking requirements apply to the Existing Warehouse,
office and indoor recreational uses:
Use Type (as listed in the Zoning Ordinance): Parking Required
Warehouse = 1 space per 1,000 square feet per City Code
Office = 1 space per 250 squarefeet
Suite NB warehouse/office 35
Suite C warehouse/office 13
Suite D warehouse/office 8
Suite G warehouse/office 20
Suite K warehouse/office 5
Suite L warehouse/office 7
Suite M warehouse/office 6
Suite N - Indoor Baseball Academy - Parking per CUP II Proposed
Suite O/P - Indoor Tennis Academy - Approved per CUP 17
Suite Q - warehouse/office 10
Total Parking Spaces (per site plan) = 156 provided 132 spaces required
Page 2 of 4
The City of Dublin Off-Street Parking and Loading Regulations does not specifically define the proposed
indoor recreational use; therefore the number of parking spaces required shall be per CUP. The
Applicant's lease arrangement with the property owner specifies that 11 spaces are available for their use.
Based on the proposed hours and days of operation, and the maximum number of students and staff that
may be on site at one time, Staff feels that 11 proposed spaces will be sufficient to meet the parking needs
of the facility. In addition, the existing on-site parking for the entire building exceeds the number of
spaces required the Zoning Code by approximately 24 spaces.
The Project Plans (Attachment 3) show the layout of the building, parking lot, and landscaping on site.
As indicated on the site plan, there is adequate parking to accommodate the proposed tenant as well as the
other warehouse/distribution and indoor recreation users of the building.
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically
Exempt per CEQA Section 15301 (Minor alteration of existing facilities).
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments
have been incorporated into the Conditions of Approval for the project. The proposed project, as
conditioned, is consistent with the Dublin General Plan and the Zoning Districts in which the project site
is located and represents an appropriate proj ect for the site.
RECOMMENDATION:
Staff recommends that the Planning Commission (1) Hear 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 (Attachment 1) approving a Conditional Use Permit to allow an Indoor Recreational
Facility in a M-l (Light Industrial) Zoning District at 6800 Sierra Court, Suite N.
Page 3 of 4
GENERAL INFORMATION:
APPLICANTS:
PROPERTY OWNER:
LOCATION:
ZONING:
GENERAL PLAN DESIGNATIONS:
ENVIRONMENTAL REVIEW:
Kim Eppard and Jason Sekany
7070 Commercial Circle, Suite B
Pleasanton, CA 94588
Sam Genirberg
B&G Management Co.
2520 College Avenue
Berkeley, CA 94704
6800 Sierra Court, Suite N (APN: 941-0205-039-03)
M-l (Light Industrial)
Business ParklIndustrial
The project has been reviewed under the California
Environmental Quality Act, (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and
the project has been found to be Categorically Exempt from
the California Environmental Quality Act (CEQA),
according to the CEQA Guidelines, Section 15301 (Minor
alteration of existing facilities).
Page 4 of 4
RESOLUTION NO. 06 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO ESTABLISH AN INDOOR RECREATION
FACILITY FOR TRI-V ALLEY BASEBALL ACADEMY LOCATED AT 6800 SIERR4. COURT,
SUITE N (APN 941-0205-039-03)
P A 05-048
WHEREAS, the Applicants, Kim Eppard and Jason Sekany, have requested a Conditional Use
Permit to establish an Indoor Recreation Facility located at 6800 Sierra Court, Suite N; and
WHEREAS, an Indoor Recreational Facility is a use that is conditionally permitted in a M-l (Light
Industrial) Zoning District; and
WHEREAS, the General Plan land use designation for the project site is Business Park/Industrial;
and
WHEREAS, the parcel is currently occupied by a light industrial building comprised of warehouse
uses, indoor recreational uses and ancillary office space; and
WHEREAS, the conditions of approval recommended for this project will ensure that the project is
compatible with surrounding uses and tenants; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application on,
January 10,2006; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impact and
that environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to Section 15301, Class 1 (Minor Alteration of Existing
facilities); and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and
testimony herein above set forth and used their independent judgment to make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT the City of Dublin Planning Commission does
hereby find that:
A. The proposed use, as conditioned, is compatible with other land uses, transportation and service
facilities in the vicinity, in that it will be located in a building with an existing indoor recreation
facility and will be in close proximity to other approved indoor recreational facilities on Sierra Court.
ATTACHMENT I
The new facility will be located within an existing building where the existing on-site parking is
adequate to serve the existing, proposed and future uses.
B. The proposed use, as conditioned, will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare, in that all
recreational activities will be conducted within the enclosed building and will not create any
recognizable negative impacts, Additionally, the facility will be required to conform to current
building and safety requirements in order to obtain a building permit.
C. The proposed use, as conditioned, will not be injurious to property or improvements in the
neighborhood, in that all recreational activity will be conducted within the enclosed building and will
be compatible with surrounding uses.
D. There are adequate provisions for public access, water, sanitation, and public utilities and services to
ensure that the proposed use and related structures would not be detrimental to the public health,
safety, and welfare, in that the proposed use will be operated completely within an existing building
that is serviced by all appropriate utilities and infrastructure.
E. The subject site is physically suitable for the type, density and intensity of the use being proposed, in
that the existing site is already developed and is an adequate size to accommodate the use and the
required on-site parking.
F. The proposed use, as conditioned, will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district in which it is located, as the
Zoning Ordinance allows Indoor Recreation Facilities as a conditional use in the Light Industrial
Zoning District and conditions of approval have been applied to the project to ensure on-going
compatibility with surrounding land uses.
G. The approval of this Conditional Use Permit is consistent with the Dublin General Plan and will
provide a service to the community that is consistent with the intent of the Industrial/Business Park
General Plan Land Use designation, which calls for non-retail businesses that do not involve heavy
trucking or generate nuisances due to emissions, noise or open uses.
BE IT FURTHER RESOL VED THAT the Dublin Planning Commission does hereby approve P A
05-048 Conditional Use Permit to allow the establishment of an indoor recreation facility within an
approximately 11,520 square foot existing lease space located at 6800 Sierra Court, Suite N, APN 941-0205-
039-03, as depicted in the project plans, stamped approved and on file with the Community Development
Department.
The project approval shall be subject to compliance with the following conditions:
2
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL - CONDITIONAL USE PERMIT
I. Permitted nses. The Conditional Use Permit approved for this PL On-going Planning
site is for an Indoor Recreation Facility (P A 05-048) in an
11,520 square foot space comprised of a reception/viewing
area, a skills development area (hitting, fielding and
pitching), a small office, and two restrooms, No other uses
other than those described herein and shown on the project
plans are permitted as part ofthis project approval.
2. Permit Expiration and Time Extension. Approved use shall PL One year DMC
commence or demonstrate substantial progress toward from date of 8.96.020.D
commencement within one (1) year of CUP approval. approval and E
Otherwise, the CUP shall lapse and become null and void, in
which case a new application must be made and processed. The
original approving decision-maker may grant a time extension
for a period no longer than six (6) months given that the
Applicant submits a written request for an extension of approval
prior to expiration and that any Conditions of Approval remain
adequate to assure that applicable findings of approval will
continue to be met. Disputes over permit expiration and time
extension requests may be publicly noticed and heard before the
City Council.
3. Approval Period. This Conditional Use Permit approval shall PL On-going Planning
be null and void in the event the approved use fails to be
established within one year, or ceases to operate for a
continuous one-vear oeriod.
4. Annnal Review. On an annual basis, this Conditional Use PL On-going Planning
Permit approval may be subject to a review by the Planning
Manager to determine compliance with the Conditions of
Approval.
5. Revocation. This permit shall be revocable for cause III PL On-going DMC
accordance with Dublin Zoning Ordinance Section 8.96.020.1, 8.96.020.1
Revocation. Any violation of the terms of the terms and
conditions of this permit may be subject to the issuance of a
citation.
6. Minor amendments. Modifications or changes to this PL On-Going DMC
Conditional Use Permit approval may be considered and 8.100.080
approved by the Community Development Director, if the
modifications or changes proposed comply with Section
8.100.080, of the Zoning Ordinance.
7. Property Maintenance. The Applicant and/or Property Owner PL On-going DMC 5.64
shall keep the property maintained in a safe, clean, and litter-
free condition at all times.
8. Graffiti. The Applicant and/or Property Owner shall keep the PL On-going DMC 5.68
site clear of graffiti vandalism on a regular and continuous
basis at all times. Graffiti resistant materials should be used.
9. Nnisance. The Applicant shall control all business activity so PL On-going DMC
as not to create a public or private nuisance to the existing and 5.28.020
surrounding businesses and residents.
3
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
10. Noise. Loudspeakers shall be controlled at a low level as so not PL,PO On-going DMC 5.28
to create a public or private nuisance to the existing and
surrounding businesses and/or residential neighborhoods. No
amplified mUSIC shall be allowed outside the enclosed
buildings.
II. Temporary Promotional Banners and Balloons. Temporary PI, On-going DMC
Promotional Banner Signs and Balloons shall only be permitted 8.84.050
after first securing an approved Temporary Promotional Sign
Permit. Any signage on site shall be subject to the sign
reauirements contained in the City of Dublin Municipal Code.
12. Signage. No permanent signage is permitted as part of this PL On-going DMC
application. No temporary signs are permitted on the site 8.84.150
without the approval of a Zoning Clearance. Any temporary
sign must be in conformance with the Sign Regulations of the
Dublin Municioal Code, and in oarticular, Section 8.84.050fTl.
13. Ontdoor Events. Any outside events shall be subject to the PL On-going DMC
Temporary Use Permit requirements contained in the City of 8.108.020
Dublin Municinal Code, snecificallv Section 8.108.020.
PROJECT SPECIFIC - CONDITIONAL USE PERMIT
14. Honrs of Operation. The approved hours of operation shall be PL On-going Planning
as follows:
September I - June 15
Weekdays: 3:30 p.rn. - 9:00 p.m.
Weekends: 8:00 a.m. - 9:00 p.m.
Holidays: 8:00 a.m. - 9:00 p.m.
June 16 - August 31
Weekdays: 8:00 a.m. - 9:00 p.m.
Weekends: 8:00 a.m. - 9:00 p.m.
Holidavs: 8:00 a.m. - 9:00 o.m.
15. Parking. Per the City of Dublin Off-Street Parking and Loading PL On-going Planning
Regulations, the proposed indoor recreational use IS not
specifically defined; therefore the number of parking spaces
required shall be per CUP. A minimum of II parking spaces
shall be provided for the Indoor Recreational Facility and shall
be maintained on an on-goin" basis.
16. Tenant space. The tenant space shall be used in the PL On-going Planning
manner represented in application plans, written statements
and other documents.
BUILDING DIVISION
17. Fees. The Applicant shall pay all applicable fees in effect at B Issuance of Standard
the time of building permit issuance, including, but not limited Building
to, Planning Fees, Building Fees, Dublin San Ramon Service Permits
District fees, Public Facilities fees, Tri Valley Transportation
fees, Downtown Traffic Impact Fee. Dublin Unified School
District impact fees, Alameda County Fire Services fees, Noise
Mitigation fees; Inclusionary Housing in lieu fees, Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water connection fees. When and if applicable
and customary, credits shall be applied for existing
imorovements.
18. Bnilding Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect at completion
the time of building oermit.
4
CONDITION TEXT
RESPON.
AGENCY
19.
Bnilding Permit. To apply for building permits, B
Applicant/Developer shall submit eight (8) sets of construction
plans to the Building Division 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 or have been complied with.
Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. Applicant/Developer
will be responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance of building
oermits.
Constrnction Drawings. Construction plans shall be fully B
dimensioned, (including building elevations) accurately drawn,
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or
Engineer. All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer. The site
plan, landscape plan and details shall be consistent with each
other.
Air Conditioning Units. Air conditioning units and ventilation B, PL
ducts shall be screened from public view with materials
compatible to the main building. Units shall be permanently
installed on concrete pads or other non-movable materials to be
approved by the Building Official and Director of Community
Development. Air conditioning units shall be located such that
one side that is used for their pedestrian access and egress that
has an unobstructed width of not less than 36 inches. Air
conditioning units shall be located in accordance with the PD
text.
Addressing. Provide proposal for display of addresses. This is B
to be secured in the field and ready for view/acceptance prior to
final. Addresses will be required on front ofbuilding(s) and
rear.
Engineer Observation. The Engineer of record shall be B
retained to provide observation services for all components of
the lateral and vertical design of the building and other
requirements as applicable, including nailing, hold downs,
straps, shear, roof diaphragm and structural frame of building.
A written report shall be submitted to the City Inspector orior to
scheduling the final frame inspection.
Green Bnilding Gnidelines. To the extent of being practical, B
the applicant shall incorporate Green Building Measures. Green
Building plans shall be submitted to the Building Official for
reVIew.
Cool Roofs. Flat roof areas shall have their roofing material B
coated with light colored gravel or painted with light colored or
reflective material designed for Cool Roofs.
20.
21.
22.
23.
24.
25.
5
WHEN
REQ'D
Prior to:
Issuance of
Building
Permits
Issuance of
Building
Permits
Occupancy of
Unit
Occupancy of
Unit
Final Frame
Inspection
Through
Completion
Through
Completion
SOURCE
Building
Building
Building
Building
Building
Building
Building
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
26. Electronic File. The applicant/developer shall submit all B Issuance of Building
building drawings and specifications for this project in an Final
electronic format to the satisfaction of the Building Official Occupancy
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the project shall be
incorporated into an "As Built" electronic file and submitted
orior to the issuance of the final occuDancv.
27. Accessible Parking at Garages. All accessible parking will be B Issuance of Building
required per applicable codes and amendments at the time of Building
permit issuance. Permit
28. Accessible rontes thronghont the project. All accessible B Issuance of Building
routes including ramps and loading zones throughout the project Building
will be required per applicable codes and amendments at the Permit
time of oermit issuance.
FIRE PREVENTION DIVISION
29. Address. Approved address numbers shall be placed on the F On-going Fire
building in such a position as to be plainly visible and legible
from the street or road fronting the property. Said numbers
shall be placed on a contrasting background.
30. Knox Box. Knox boxes are required at the entrance to the space. F On-going Fire
31. Code Compliance. The space shall be in compliance with the F On-going Fire
Building and Fire Codes as adonted bv the City of Dublin.
32. Occnpancy. The maximum occupancy load in the space shall not F On-going Fire
exceed 29 as the exits in the space do not meet half the diagonal
of the soace.
PUBLIC WORKS
33. Lighting. Provide photometric calculations for the PW Issuance of Standard
existing parking lot and around the building that Building
demonstrates a minimum foot-candle lighting level of not Permits
less than 1.0 at the ground surface for the adjacent parking
area; if this cannot be verified provide additional lighting
where necessary.
DSRSD (DUBLIN SAN RAMON SERVICES DISTRICT)
34. Standard facilities. Prior to issuance of any building permit, DSRSD Prior to DSRSD
complete improvement plans shall be submitted to DSRSD that issuance of
conform to the requirements of the Dublin San Ramon Services any building
District Code, the DSRSD "Standard Procedures, Specifications permit
and Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD Master Plans and
all DSRSD policies.
35. Fees. Prior to issuance by the City of any Building Permit or DSRSD Prior to DSRSD
Construction Permit by the Dublin San Ramon Services District, issuance of
whichever comes first, all utility connection fees including any permit
DSRSD and Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
6
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
36. Improvement Plans. Prior to issuance by the City of any DSRSD Prior to DSRSD
Building permit or Construction Permit by the Dublin San Ramon issuance of
Services District, whichever comes first, all improvement plans any permit
for DSRSD facilities shall be signed by the District Engineer.
Each drawing of improvement plans shall contain a signature
block for the District Engineer indicating approval if the sanitary
sewer or water facilities shown. Prior to approval by the District
Engineer, the applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer
and water systems, a perfonnance bond, a one-year maintenance
bond, and a comprehensive general liability insurance policy in
the amounts and fonns that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the
District Engineer.
37. Constrnction Permit. No sewer line or water line construction DSRSD On-going
shall be permitted unless the proper utility construction permit has
been issued by DSRSD. A construction permit will only be
issued after all of the items in Condition number 42 (above) have
been satisfied.
38. Indemnification. The applicant shall hold DSRSD, its Board of DSRSF On-going DSRSD
Directors, commissions, employees, and agents of DSRSD
harmless and indemnify and defend the same from any
litigation, claims, or fines resulting from the construction and
comoletion of the oroiect.
PASSED, APPROVED, AND ADOPTED this 10th day of January 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\PA#\2005\05-048 Baseball Academy\Draft reso.doc
7
it(
Date 11/29/2005
To:
From:
Subject:
Linda Ajello
Mike Furay
Tri Valley Baseball Academy - File #:PA 05-048
Attached please find 10 copies of the following:
1. 6 page response letter.
2. 3 page parking layout / site plan approved by Public Works - 11 by 17.
3. 3 page parking layout / site plan approved by Public Works - full size.
4. 4 page (AO.1;A2.1 ;A2.2;A2.3) working drawing submittal for suite N for the
construction of two (2) new restrooms - 11 by 17.
5 4 page (AO.1 ;A2.1 ;A2.2;A2.3) working drawing submittal for suite N for the
construction oftwo (2) new restrooms - full size.
6 1 page interior space with area square footage - 11 by I 7.
7 1 page interior space with area square footage - full size
Mike Furay
CB Richard Ellis
510-874-1950
ATTACHMENT 2
fJ;)o 5 . U/q
~F-~r-'Vr:o
Nnv 3 0 mIlS
r."l:I..... r'LI\,.,.ING
ceRE
CB RICHARD ELLIS
Mike Furay
First Vice President
555 12th Street, Suite 900
Oakland, CA 94607
C8 Richard Ellis, Inc.
Brokerage SelVices
Industrial Properties
5108741950 rei
5108349158 Fax
mikeJurovlWcbre.com
www.cbre.com
November 28, 2005
Linda Ajello, AICP
Associate Planner
CITY OF DUBLIN
100 Civic Plaza
Dublin, CA 94568
Dear Linda:
I would like to start by saying that there is a lot of confusion regarding this building and various
improvements that are underway. However, John believes he has straightened things out. John
Morrison is the contractor who is currently working on multiple improvements:
1. A showroom for Integrated Resource Group - Suites NB.
2. Office and restrooms for HomeCourt (indoor tennis academy) - Suites O/P.
3. Construction of two restrooms in Suite N (proposed space for The Pitching Center). The
owner intends to build these restrooms regardless of what happens with The Pitching Center.
4. Demolition of existing offices within Suite Q. This will be done for a Tenant who is planning
on leasing Suite Q for warehousing/storage of tile and stone.
Becanse some of 1-4 (above) is already underway, John has been (and continues to be) working with
various people in Public Works and Fire Department to meet various requirements that they have
already reqnested. For example, as part of the CUP PA 05-037 for HomeCourt (paragraph 12 a-e)
the owner will - "re-stripe all existing and faded out parking stalls. All existing spaces shall be
double striped using four" white lines set approximately two feet apart according to figure 76-3
and 8.76.070 (A) 17 of the Dublin Municipal Code..." It will be critical for us to review what is
specific for The Pitching Center as it relates to the work that is currently being done to meet the
other requirements. If there are any questions please feel free to call me directly to avoid further
delays and/or confusion.
N:\Team-llldllsI3\Mike\200S\CorIMFI12805a - Ajello.doc
l"1I!!CI!IVED
NOV !J 0 roo5
DUBLIN PLANNING
~-l ' _._ . '( )
fllaJ' oVt,
Linda Ajello
November 28, 2005
Page 2
This letter has been formatted nsing all 14 questions that you outlined in your letter dated
November 9, 2005 and follow up letter dated November 14, 2005 and answers provided in bold
italics.
1. Provide adequate disable parking stalls with at least one "Van Accessible" stall. Please assure
that the pavement slopes does not exceed 2% in any direction. All required disabled stalls
should meet the current Title 24/ADA standards. (Public Works)
See attached parking layout / site plan that was submitted November 22, 2005 by John
Morrison and approved by the City..
2. Provide photometric calculation for the eXlstmg parking lot and around the building that
demonstrates a minimum foot-candle lighting level of not less than 1.0 at the ground surface for
the adjacent parking area; if this cannot be verified, provide additional lighting where
necessary. (Public Works)
The calculation is currently being done and The Pitching Center will be responsible for
providing any additional lighting that Public Works deems necessary.
3. Applicant shonld repair any distressed areas of pavement within the existing parking field, then
seal and re-stripe the entire parking field. (Public Works)
Same as item #1 above. This work will be done regardless of this application.
4. Provide information on the maximum expected occupant load in the space. Include a detailed
description ofthe use of the space. (Fire Dept)
The subject space (11,520 square feet) will be utilized to promote the best baseball learning
environment available. Our facility would include an office, a reception area, and a skill
development area (Baseball Skill Center). The reception area would also serve as an
educational center promoting skill development, nutrition, functional fitness, and focus. Our
largest clientele base is high school age baseball players although we do also provide
instruction to the 11-14 year old range. We would operate the business with up to four (4)
owner/employees in the facility at anyone time and the clients would number from one (1) to
a maximum of six (6) with up to six (6) adult/parents staying to view the instruction. The
maximum occupant load at anytime would be 10. The learning area of the facility will be
divided by athletic netting into three instructional areas. Hitting will utilize one area, pitching
will utilize one area and the third area will be used for catching and infield instruction. We
perform individual and small group instruction. Each instructional area is netted off from
the other areas and, additionally, in the case of hitting will be done inside a full netted cage.
5. If two exits are required based on the occupant load, the existing exits are too close together.
The exits are required to be separated one half of the largest diagonal of the space. CBC
1004.2.4 (Fire Dept)
Currently there are two man doors into this suite and a 3rd man door within the western most
roll up door. This does not show up on the plans. It is our understanding that with occupant
load a new exit is not necessary. This needs to be confirmed with the Fire Department.
N:ITcam-lnd...t3\M;h\2005\C<>r\MFIIIW5.. Ajello.do<:
Linda A]oll.
November 28. 2005
Page 3
6. Correct the information on sheet AO.l to reflect this project. (Fire Dept)
Sheet AO.1 was originally included to show a site plan and general information as it relates
to the building and is not relevant to this application. We will include a revised plan that has
already been submitted to the City for the construction of two new ADA restrooms within
Suite N. It should be noted that this is the only "permitted" improvement work being done to
the space.
7. Show the construction type of the building. CBC Chapter 6 (Fire Dept)
The construction type of this building is considered Type 3N.
8. Approved address numbers shall be placed on the building in such a position as to be plainly
visible and legible from the street or road fronting the property. Said numbers shall be placed
on a contrasting background. (Fire Dept)
This will be done.
9. Knox boxes are required at the entrance of the space. (Fire Dept)
This will be done.
10. The space shall be in compliance with the Building and Fire Codes as adopted by the City of
Dublin. (Fire Dept)
The space will be in compliance with both Building and Fire Codes.
11. Please revise the floor plan and project information to include the square footage break down
for each proposed area (i.e., office = 168 square feet, reception ~ 280 square feet, etc.).
The square footage of the space is Il,520. The space is broken down per the following:
Reception / Viewing Area
Office
Two (2) Bathrooms
Skill Development Center
338 squarefeet
225 square feet
128 square feet
10,829 square feet
12. In order to evaluate if there is adequate parking on the site for your proposed use, please revise
the site plan and project information to include:
. the total number of existing parking spaces provided on the entire site
. the use types and square footages of the other existing tenant suites in the building (i.e.,
Suite A-warehouse = 25,000 square feet and office - 500 square feet; Suite B - office =
6,000 square feet, etc.).
See item #1 above. The plan indicates a total of approximately 155 parking stalls. The
building is 110,000 square feet which gives us a ratio of 1.4 per 1,000 square feet. To date, we
have given Tenant's signing leases a non exclusive right to use a number of parking stalls
equivalent to 1.0 per 1,000 square feet. For example, HomeCourt's leases 17,280 square feet
of space and they have legal rights to 17 stalls. Based upon their use type the parking
required was only 13 stalls. The following table outlines the existing tenants and their use.
N:\T...m-lro:;Iust)\Mj~~UOO5\Cor\MF 112~OSa - Ajello.1Io<
Linda Ajello
November 28, 2005
Page 4
6800 Sierra Conrt Tenant Roster:
Suite Tenant Total Size ADDrox. Office Parklu!! Use
aDd Restrooms Allocated
AJB lntegrated Resource Group 25,500 SF 3,OOOSF maiuly 26 stalls Warehouse - "Granite>?
show room slabs
C Tile Setters Toy Store II ,520 SF 600SF II stalls Warehouse - products
assoc. tile and Stone
D National Video Tape 6,659 SF 600SF 7 stalls Warehouse - video, audio
and data media products
G Cal Steam 16,659 SF I,OOOSF includes I 7 stalls Warehouse - products
show room assoc. with plumbing
K Castle Plastics 3,504 SF 600SF 4 stalls Warehouse - products
assoc. with Sheet plastics
L Barker 3,504 SF I,OOOSF 6 stalls Warehouse - HV AC
equipment
Warehouse - products
M Ieee 4,992 SF 5,00SF 5 stalls assoc. with Ieee drink
machines
N The Pitching Center 11,520 SF 350SF II "Proposed use" Pitching
academy
OIP HomeCourt 17,280 SF 800SF includes 17 stalls lndoor tennis & badminton
"pro shop" academy
Q Vacant 8,640 SF 450SF (after 8 stalls Warehouse - proposed use
demo)
9,000 SF (less
110,000 SF than 10% if 111 stalls 43 "extra" stalls
total)
13. Please revise the plans to indicate what type of material will be installed on the floors in the
hitting, fielding and pitching areas.
Artificial athletic turf will be installed in the hitting, fielding and pitching areas.
14. Please revise the plans to indicate how the proposed netting will be installed, i.e., from the floor
to ceiling or a completely enclosed batting cage with netting on all sides, inclnding protection
for the ceiling.
We will have floor to ceiling netting that will separate each skill area and the walkways to the
exit doors and demised offices. In addition, we will have fully enclosed net batting cages on all
four sides including protection for the ceiling. The netting will be attached with tension lines
connected to either wood studs or concrete anchor bolts. There will be a few support chains
hanging from the ceiling where needed.
N:\T<a....I_'J\M;k<\200~\Cot\MFI Inos.. Ajdlo_OOc
Linda Ajello
November 28, 2005
Page 5
10 addition to the items above we received "Standard Conditions Of Approval" from Clyde Stevens
dated November 14, 2005. John Morrison will incorporate these conditions as part of the
improvement plans for the construction drawings for the new restrooms.
Sincerely,
CB RICHARD ELLIS, INC.
~30
Mike Foray
cc: Kim Eppard- Tri-Valley Baseball Academy
John Morrison - Contractor
Sam Genirberg - B&G Enterprises - owner of building
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Proposed Use / 6800 Sierra Court, Suite N, Dublin
The Tri-Va/ley Baseball Academy
L'1'?i8~ PLANN'~!G
Kim Eppard and Jason Sekany propose to operate 1he 1n-ValJey lJasebalJ c my at
6800 Sierra Court, Unit N, Dublin. The space is approximately 11,520 square feet while
the entire building size numbers 109,440 square feet. Our proposed use will be an
academy for baseball players to improve their physical skills, to improve their mental and
emotional makeup, and to learn and to practice leading edge fitness and nutrition
regimens. Our facility would include an office, a reception area, and a skill development
area (Baseball Skill Center). The reception area would also serve as an educational
center promoting skill development, nutrition, functional fitness and focus.
AEC~IVED
OCT 1 0 Zl)!)S
Over the past year and a halfwe have operated a facility in Pleasanton that catered
specifically to pitchers. In addition to our growing pitching academy, we propose to
provide instructional services to other baseball disciplines that include hitting and
fielding.
The facility and hours of operation will be set up to insure safety for all and to
complement our adjoining neighbors. It is our intention to create an environment as we
have in Pleasanton so that we will continue to be viewed as a good neighbor by the
adjoining and nearby tenants and by the Dublin community as a whole.
Employees. Clients and Hours of Operation:
The size of the subject site (11,520 sf) will be utilized to promote the best baseball
learning environment available. Our largest clientele base is high school age baseball
players although we do also provide instruction to the 11-14 year old range. We would
operate the business with up to four (4) owner/employees in the facility at anyone time
and the clients would number from one (1) to a maximum of six (6). The following
represents our proposed hours of operation
September-June 15 Weekdays:
Weekends:
Holidays:
3 :30pm-9:0Opm
8:00am-9:00pm
8:00am-9:00pm
June 16-August 31 Weekdays:
Weekends:
Holidays:
8:00am-9:00pm
8:00am-9:00pm
8:00am-9:00pm
Please note that for nine (9) months of the year we will operate at a vast majority of the
time when our business neighbors are not operating.
Parkintl & Traffic Flow:
The proposed !!pace is located on the Southeast portion of the building. Just to the south
of us is Homecourt, a tennis academy. Conex, just south of Homecourt, takes up space
all the way to the street. Just to the north of us is ICEE, a light industrial use. As we
previously have done in our Pleasanton location, we will dictate to our customers where
they park and how they enter and leave the site. We propose to have our clients enter and
exit from the eastern driveway, park in the spaces that are directly connected to our space
or the spaces that are directly opposite of our space. We would then require our
customers to leave using the same eastern driveway. This would minimize any contact
with the light industrial uses to the north of us.
The Facility:
When you enter the front door you will be coming into a protective hallway that would
lead to the reception area & bathrooms as well as the Baseball Skill Development Center.
The reception/viewing area is a demised room that is 22.5 feet x 15 feet. The adjacent
room which is 15 feet by 15 feet will serve as the office for administrative affairs. Two
(2) handicap approved bathrooms, which will be provided by the Landord, would we
located directly adjacent to the reception/viewing room. The office and reception areas
will be carpeted. The bathrooms will either have commercial grade linoleum or tile. The
Baseball Skill Development Area will have an athletic turf as its surface.
The Baseball Skill Development Area will be divided into three (3) areas by high grade
athletic netting. The three areas will be comprised of a pitching area, a hitting area and a
fielding area. To insure maximum safety, in all three areas the throwing and hitting
activities will be directed to the north away from the viewing areas, hallway and
bathrooms.
Parking Study:
The Landlord has granted us 11 total parking spaces. We have been to the site on more
than six occasions. In each case there were numerous spaces available on the eastside of
the building. We did a sporadic study of the parking by going by the site at the dates and
times listed below and physically counting the available spaces. The following represents
the open spaces for parking on the eastside of the building ONLY.
September 29,2005 3:30pm
54 parking spaces available
October 3, 2005
5:30 pm
63 parking spaces available
October 5, 2005
3:45pm
49 parking spaces available
Although we do not anticipate a need for its use, there is street parking available on
Sierra Ct.
Conclusion:
Jason Sekany and Kim Eppard, as owners and operators, propose to place The Tri-Valley
Baseball Academy at 6800 Sierra Ct, Unit N, Dublin. We have carefully designed the
operation to insure safety strategies to complement our building neighbors. For most of
the year the bulk of our lessons will be at times when the adjacent tenants are not
operating. If given the opportunity we will endeavor to be good tenants and operators
within the City of Dublin. Thank you for your consideration
Jason Sekany
Kim Eppard
The Tri-Valley Baseball Academy
Tel 925-416-1600
Fax 925-416-1610
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