HomeMy WebLinkAbout06-003 Mission Hope Day Program CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: APRIL 11,2006
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
PROJECT DESCRIPTION:
PUBLIC HEARING: PA 06-003 - (Adjudicatory Action) Conditional Use
Permit for Mission Hope Day Program - to allow an Adult Daycare Facility for
the developmentally disabled in the CoO (Commercial-Office) Zoning District at
6300 Village Parkway.
Report Prepared by Linda Ajello, Associate Planner ~
1.
Resolution approving a Conditional Use Permit for a Mission Hope Day
Program in the CoO (Commercial Office) Zone, located at 6300 Village
Parkway.
Applicant's Written Statement
Project Plans
Vicinity Map
Parking Exception dated November 9, 2004
Focused Parking Demand Analysis conducted by Omni-Means, dated
March 13,2006
2.
3.
4.
5.
6.
1.
2.
3.
4.
5.
Receive Staff presentation;
Open the public hearing;
Take testimony from the Applicant and the public
Close public hearing and deliberate; and
Adopt Resolution (Attachment I) approving Conditional Use Permit for
PA 06-003 Mission Hope Day Program
The project site is located at 6300 Village Parkway. The property is approximately 1.01 acres in size and includes
an office building of approximately 14,800 square feet. Mission Hope Day Program proposes to occupy a 2,310
square-foot suite on the first floor.
The proposed project consists of a Conditional Use Permit (CUP) to operate an Adult Day Program (classified as a
Daycare Facility in the Dublin Zoning Ordinance) which will provide vocational and recreational training for the
developmentally disabled. Mission Hope Day Program currently operates adult day programs in Hayward and
Antioch.
ANALYSIS:
The parcel at 6300 Village Parkway (APN 941-1401-008-003) has a CoO (commercial office) zoning designation.
An Adult Day Program/Adult Daycare Facility is permitted under this zoning designation as a Day Care Center
with the approval of a Conditional Use Permit (CUP). 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.
COPIES TO: Applicant/Property Owner
In-House Distribution
ITEMNO. ~.I
G:\PA#\2006\06-003 Mission Hope Day Program\PC Agenda Statement (final).DOC
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.
Conditional Use Permit Findings:
In order for the Planning Commission to approve a request for a Conditional Use Permit to operate an Adult
Daycare Facility for the developmentally disabled, the Planning Commission must make all of the following
findings:
A. The proposed use and related structures are compatible with other land uses, transportation and
service facilities in the vicinity.
B. The proposed use will not adversely affect the health or safety of persons residing or working in
the vicinity; nor be detrimental to the public health, safety and welfare; and will not be injurious
to property or improvements in the neighborhood.
C. 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.
D. The subject site is physically suitable for the type, density, and intensity of the use and related
structures being proposed.
E. The proposed use will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located.
F. The proposed use is consistent with the Dublin General Plan and with any applicable Specific
Plans.
Operating Characteristics:
Mission Hope Day Program proposes to operate Monday through Friday, from 9:00 a.m. to 2:30 p.m. and will be
closed on weekends and holidays. Several staff members will arrive on-site at 8:00 a.m., prior to instruction, and
will remain immediately following instruction until 3:30 p.m. for clean-up and administrative purposes. The
program will be licensed for a maximum of 60 participants and 18 employees. The participants will be transported
from their homes to the facility in vans driven by Mission Hope Day Program employees. The drivers will be 6 of
the 18 employees on site and will drive the vans to and from the site on a daily basis (Attachment 2). The
participants will be provided with a variety of opportunities, ranging from skills training on-site to scheduled
activities throughout the community.
Parking:
A total of 46 parking spaces are available on the site. Pursuant to Section 8.76.050. D of the City of Dublin Zoning
Ordinance, a Parking Exception was granted for 6300 Village Parkway by the Community Development Director
on November 9, 2004. The parking exception granted a 10% parking reduction for the site, requiring a minimum of
43 spaces required (I space per 336.5 square feet).
The Dublin Zoning Ordinance Section 8.76.080 relating to Off-Street Parking and Loading Regulations requires
that a Day Care Center must provide the following number of parking spaces: one space per employee, plus one
space per company vehicle, plus one loading space for every five participants. Pursuant to Section 8.76.080, the
Mission Hope Day Program would be required to provide a total of 36 parking spaces (18 employees plus 6
company vehicles plus 60 participants=18+6+ 12 spaces=36 spaces)
However, the Dublin Zoning Ordinance Section 8.76.050.E allows for reductions in required parking by way of a
Conditional Use Permit when the Applicant believes that a proposed use within their project would function
differently than the generic use type and associated parking standards established by the Zoning Ordinance. The
Zoning Administrator is given the authority to grant a reduction in parking for an individual use type; however,
because the Planning Commission is the decision making body for the Site Development Review request, the
Zoning Administrator is referring the decision-making authority to the Planning Commission.
The Conditional Use Permit to reduce the parking requirements may be granted if the Applicant submits a parking
study prepared by a qualified consultant analyzing the parking demands of the proposed use, demonstrating the
required parking standards are excessive, and proposing an alternate parking standard. (Dublin Zoning Ordinance S
8.76.050.E.2.)
Pursuant to section 8.76.050.E, a parking study was conducted by Omni-Means (Attachment 5), which studied the
expected parking demand from Mission Hope Day Program. The parking study recommends a reduction in the
number of required parking spaces to 18 spaces, due to the unique circumstances under which Mission Hope Day
Program will operate, such as clients shuttled to and from the site in vans, employee driven vans, and overlapping
employee/van loading.
The parking study found that at peak parking demand there would be a surplus of 10 spaces on site (see Table 2).
The parking occupancy survey concluded that the 46 stalls available on site would be adequate to meet the expected
peak parking demands for the office uses and the Mission Hope Day Program.
Table 2
Shared Office I Mission Hope Day-Care Program Parking Demand (1)(2)(3)
6300 Building (Only)
Hours of Day Existing Tenant Vacant Office Proposed Project Total Hourly Total Total Parking
(starting) Demand Demand Demand Shared Parking Parking Spaces Spaces Remaining
Demand On-Site On-Site
8:00 a.m. l2 9 18 29 46 17
9:00 a.m. 3 II 18 32 46 14
10:00 a.m. 3 14 18 35 46 II
11 :00 a.m. 4 14 18 36 46 10
12:00 noon 3 13 18 34 46 12
1:00 p.m. 3 13 18 34 46 12
2 :00 p.m. 3 14 18 35 46 11
3:00 p.m. 3 11 18 32 46 14
4:00 p.m. 2 II 18 31 46 15
(I) Omni-Means Engineers & Planners, Hourly parking occupancy surveys at the 6300 & 6400 Village Parkway Office
Office Complex, (8:00 a.m. - 3:30 p.m.) February 23, 2006
(2) Urban Land Institute (ULI), The Dimensions of Parking, Table 5~6, Shared Parking Ratios - Hourly Parking
Demands Ratios - Default Values, Office 1993. Vacant hourly demand totals based on the calculated City code
requirement of 14 office spaces (6300 building only - 4,088 sq. ft. x 1 spacel300 sq. ft. = 14 spaces).
(3) Proposed project demand of 18 spaces assumed to be constant throughout the surveyed period. City Code
requirement reduced to 18 spaces based on employee driven vans and adult day-care characteristics.
Noticing Requirements:
A public hearing notice for this project was sent to all property owners and residents/tenants within 300 feet of the
subject property as required by state law.
Review by City Departments:
The Public Works Department, Building Division, Alameda County Fire Department, Police Services, and Dublin
San Ramon Services District have all reviewed the proposed project. Conditions of approval from these agencies
are included in the proposed Resolution (Attachment I).
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 Planned Development Zoning District in which the project site is located and
represents an appropriate project for the site.
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State Guidelines and the
Dublin Environmental Guidelines, and the project has been found to be Categorically Exempt per CEQA Section
15301 (existing facilities).
RECOMMENDATION:
Staff recommends that the Planning Commission: I) Receive Staff presentation, 2) Open the public hearing, 3)
Take testimony from the Applicant and the public, 4) Close public hearing and' deliberate, and 5) Adopt Resolution
(Attachment I) approving a Conditional Use Permit for Mission Hope Day Program P A 06-003.
GENERAL INFORMATION:
APPLICANT:
Jay Gamez and Fred Houston - Mission Hope Day Program
21328 Mission Boulevard, Hayward, CA 94541
PROPERTY OWNER:
National Electrical Contractors Association (NECA)
6300 Village Parkway, Dublin, CA 94568
LOCATION:
6300 Village Parkway (APN 941-1401-008-003)
GENERAL PLAN
LAND USE DESIGNATION:
Business ParklIndustrial
ZONING:
COO (Commercial Office)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site CoO Business Park/Industrial Vacant Office
Comrnercial Office
Northeast C-2 Retail/Office Shopping Center
General Commercial
Northwest C-2 Retail/Office North 1-680 on-ramp
Southeast C-O Business Park/Industrial Office Building
Commercial Office
Southwest CoO N/A Alameda County Flood
Commercial Office Control District
ENVIRONMENTAL REVIEW: This project is Categorically Exempt from the environmental review
requirements of the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 1530(Existing Facilities)
5
RESOLUTION NO. 06-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR MISSION HOPE DAY PROGRAM IN THE
CoO (COMMERCIAL-OFFICE) ZONING DISTRICT LOCATED AT
6300 VILLAGE PARKWAY (APN 941-1401-008-003)
P A 06-003
WHEREAS, Jay Gamez ("Applicant"), on behalf of Mission Hope Day Program, is requesting the
approval of a Conditional Use Permit to allow an Adult Day Program/Adult Daycare Facility in a CoO (Commercial
Office) Zoning District at 6300 Village Parkway; and
WHEREAS, a Day Care Center is a use that is conditionally permitted in a CoO (Commercial Office)
Zoning District: and
WHEREAS, a parking study dated March 13, 2006, which studied the expected parking demand from
Mission Hope Day Program, was conducted by Omni Means; and
WHEREAS, the Applicant has submitted project plans dated received on February 14,2006; 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 15301, Existing
Facilities, as the use occurs within a leased existing facility involving no expansion of an existing use; and
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public hearing on
said application on April II, 2006; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and
testimony herein above set forth and used its independent judgment to evaluate the project; and
WHEREAS, the staff report was submitted recommending that the application be conditionally approved.
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: I) the area is zoned for commercial office uses. including automobile/vehicle
brokerage. banks and financial services and professional/administrative offices; 2) Section 8.12.050 states
that a Dav Care Center is permitted in the CoO (Commercial Office) Zoning District with a Conditional Use
Permit; 3) the proposed location of the facility is in a 2.310 square foot tenant space located in an existing
building; and 4) the proposed facility will only be open for instruction for 5.5 hours per dav. Mondav
through Fridav. from 9:00 a.m. to 2:30 p.m. Several staff members will be on site at 8:00 a.m.. prior to
instruction. and immediatelv following instruction until 3 :30 p.m. for administrative purposes.
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 because: I) the proposed
facility will complv with all City of Dublin regulations; 2) the proposed facility will be located in an
existing building; 3) the use will be conducted within the enclosed building or off-site; and 4) the use
creates no recognizable negative impacts.
C. The proposed use, as conditioned, will not be injurious to property or improvements in the neighborhood,
in that all activities will be conducted either within the applicant's tenant space or off-site and the use will
be compatible with the surrounding office uses.
ATTACHMENT I
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 located within an existing office space and will not reauire
additional public services.
E. The subject site is physically suitable for the type, density and intensity of the use being proposed, in that
the size of the tenant space can easilv accommodate the number of participants that will be on site for
vocational training.
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, in that: II
the Zoning Ordinance allows davcare facilities in the Commercial Office Zoning District as a conditional
use: 2) conditions of approval have been applied to the proiect to ensure on-going compatibility with
surrounding land uses: 3) a parking studv was conducted bv Omni-Means on March 13. 2006 in order to
determine that adeauate parking would be available on-site for the proposed use: and 4) pursuant to
Section 8.76.050.F ofthe City of Dublin Zoning Ordinance. "Parking Reductions For An Individual Use".
a reduction of off-street parking can be granted when the Applicant believes that a proposed use within
their proiect would function differentlv than the generic use type. and associated parking standards.
reauired bv the Zoning Ordinance. The parking studv recommends a reduction in the number of reauired
parking spaces to 18 spaces. due to the uniaue circumstances in which Mission Hope Dav Program would
operate. such as client's shuttled to and from the site in vans. emplovee driven vans. and overlapping
emplovee/van loading. The parking studv found that at peak parking demand there would be a surplus of
10 spaces on site and concluded that the 46 stalls available on site would be adeauate to meet the expected
peak parking demands for the office uses and Mission Hope Dav Program.
G. The proposed use, as conditioned, is consistent with the Dublin General Plan, which designates the area as
Business Park/Industrial.
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of building permits
or establishment of use. and shall be subiect to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of approval: rPLl
Planning. rBl Building. rpOl Police. rpWl Public Works. rADMl Administration/City Attornev. rFINl Finance. rFl
Alameda County Fire Department. rDSRSDl Dublin San Ramon Services District. rCOl Alameda County
Department of Environmental Health.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL - CONDITIONAL USE PERMIT
I. Permitted uses. This Conditional Use Permit approval for PA PL On-going Planning
#06-003 is for the operation of Mission Hope Day Program.
The project shall generally conform with the project plans
prepared by Interform Commercial Interiors received February
14,2006, on file in the Community Development Department,
and other plans, text, and diagrams relating to this Site
Development Review and Conditional Use Permit, unless
modified by the Conditions of Approval contained herein.
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 (I) year of CUP approval. approval andE
Otherwise, the CUP shall lapse and become null and void, in
which case a new application must be made and processed.
2
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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-year period.
4. Annnal Review. On an annual basis, this Conditional Use PL,PO 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 m 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 shall maintain all PL On-going DMC 5.64
building materials m good condition, including canvas
awnings and signs, and shall keep the site clear of graffiti
vandalism on a regular and continuous basis.
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. Nuisance. 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.
10. Noise. Loudspeakers shall be controlled at a low level as so PL,PO On-going DMC 5.28
not 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. Sign Permits. No permanent signage is permitted as part of PL,B Installation DMC
this application. Permits must be applied for and obtained in 8.84.110
reference to any relocation or addition of signs.
12. Temporary Promotional Banners and Balloons. Temporary PL On-going DMC
Promotional Banner Signs and Balloons shall only be 8.84.050
permitted after first securmg an approved Temporary
Promotional Sign Permit. Any signage on site shall be subject
to the sign requirements contained in the City of Dublin
Municipal Code.
3
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
13. A-Frame Signs. The use of any A-Frame, portable, sandwich- PL On-going DMC
board, pennants, or human-held signs on the premises is 8.84.150
strictly prohibited. Said SIgnS and any form of off-site
advertising signs shall also be prohibited upon any public
property, including City streets and sidewalks.
14. Outdoor 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 Municipal Code, specificallv Section 8.108.020.
PROJECT SPECIFIC - CONDITIONAL USE PERMIT
15. Hours of Operation. The approved hours for instruction are PL On-going Planning
9:00 a.m. to 2:30 p.m., Monday through Friday. Staff may be
present on-site from 8:00 a.m. to 3:30 p.m., Monday through
Friday for administrative purposes. The applicant shall be
responsible for ensuring that activities in the parking lot and
noise are maintained in a manner that minimizes the impacts
on surrounding businesses and residents.
16. Parking. The parking area shall be used in the manner PL On-going Planning
represented in application plans, written and verbal statements
and other documents, including the applicant's written
statement received February 7, 2006, and as stipulated in this
Conditional USe Permit.
17. Parking Study. If the parking situation at 6300 Village PL On-going Planning
Parkway changes due to changes in tenant occupancy, and the
assumptions used in the parking study prepared by Omni-
Means dated March 13, 2006 become invalid, the Community
Development Director shall have the authority to open the
Conditional Use Permit for review and may require Mission
Hope Day Program to modify their operations in such a
manner as to reduce the parking demand on site, subject to the
review and approval of the Community Development Director.
18. Use. The facility shall serve a maximum of 60 participants for
day use only. The facility shall not be used as a 24-hour care
facility nor shall it accommodate any living or sleeping
arrangements.
BUILDING DIVISION
19. 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, City of Dublin Fire 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
improvements.
20. Building Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect at Completion
the time of the building permit.
21. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit five (5) sets of construction Building
4
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
plans to the Building Division for plan check. Each set of Permits
plans shall have attached an annotated copy of these
Conditions of Approval. The notations shall clearly
indicate how all Conditions of Approval will 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 permits.
22. Construction Drawings. Construction plans shall be fully B Prior to Building
dimensioned, accurately drawn (depicting all existing and issuance of
proposed conditions on site), and prepared and signed by a Building
California licensed Architect or Engineer. All structural Permits
calculations shall be prepared and signed by a California
licensed Architect or Engineer.
23. Addressing. Address will be required on all doors leading to B Prior to Building
the exterior of the building. Addresses shall be illuminated occupancy
and be able to be seen from the street, 5 inches in height
minimum.
FIRE PREVENTION DIVISION
24. Provide an occupancy separation between the day care and the F Prior to CBC 302.1
adiacent uses as required bv CBC 302.1. occupancv
25. An automatic sprinkler system is required throughout the first F Prior to Fire
floor of the building. A sprinkler monitoring system is occupancy
required if the building has over 100 sprinkler heads. The
monitoring panel shall be tied to a UL listed central station.
26. Exit signs shall be provided as required by the CBC chapter F Prior to CBC
10. occunancv Chanter 10
27. Provide panic hardware on the exit doors as required by CBC F Prior to CBC
1007.3.10. occunancv 1007.3.10
28. Provide a fire alarm system in the space as required by CBC F Prior to CBC
305.9.9. The system shall be tied into the sprinkler monitoring occupancy). 305.9.9
system for the building.
29. Provide 2AIOBC fire extinguishers, in locations approved by the F Prior to CFC 1002
Fire Department, in the space. An approved sign in accordance occupancy
with the Uniform Fire Code shall be conspicuously posted above
the extinguisher.
30. Provide a Knox box at the main entrance to the space. The F Prior to CFC 902.4
Knox box shall contain a key that provides access to the tenant occupancy
space. Order forms for the Knox box are available at the fIre
prevention office at the address above. The key can be placed in
the box during the Fire Deoartment insnection.
31. Approved address numbers shall be placed on the space in F Through CFC
such a position as to be plainly visible and legible from the completion 901.4.4
street or road fronting the property. Said numbers shall be
placed on a contrasting background.
32. The project shall comply with Uniform Building and Fire Codes F,B Through Fire
as adopted by the City of Dublin. comnletion
33. Adjacent tenant spaces were not reviewed and require separate F Fire
submittals.
5
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
DUBLIN POLICE SERVICES
34. Residential and Non-Residential Security Ordinance. The PO Ongoing Police
Applicant/Developer shall comply with all applicable City of
Dublin Residential and Non-Residential Security Ordinance
requirements.
35. Emergency Response Card. The tenant shall complete a PO Occupancy Police
"Business Site Emergency Response Card" and deliver it to
the Dublin Police orior to occuoancv.
36. Doors. Door sensors with audible alarms shall be installed PO Occupancy Police
onside and rear egress doors as part of the door hardware to
assist in detecting those doors being ooened.
37. State Licensing. The applicant must be licensed and comply P On-going Police
with all State of California Community Care Licensing (CCL)
requirements.
38. Business License. The applicant must apply for a City of P Prior to Police
Dublin Business License: Occupancy
. A copy of the approved State of California Community
Care license must be submitted.
DSRSD (DUBLIN SAN RAMON SERVICES DISTRICT)
39. Standard facilities. Prior to issuance of any building permit, DSRSD Prior to DSRSD
complete improvement plans shall be submitted to DSRSD issuance of
that conform to the requirements of the Dublin San Ramon any building
Services District Code, the DSRSD "Standard Procedures, permit
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD oolicies.
40. 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.
41. Indemnification. The applicant shall hold DSRSD, its Board DSRSD On-going DSRSD
of 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 ofthe oroiect.
6
PASSED, APPROVED, AND ADOPTED this II th day of April, 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Acting Planning Manager
G:\P A#12006\06-003 Mission Hope Day Program CUP/PC Resolution (revised).doc
7
TO: PLANNING DEPARTMENT, CITY OF DUBLIN
FROM: MISSION- HOPE DAY PROGRAM
SUBJECT: CONDffiONAL USE PERMIT
DATE: FEBRUARY 7, 2006
The building at 6300 Village Parkway, Dublin, California, will have three (3) tenants.
N.E.A., the owners, will occupy the second floor and will have a total of six (6) employees,
including the owner.
The first floor "Tenant A" will be a church. The church will only be using the building on
wee~ds. At the most, the church will use two (2) parking spaces during the week days.
')
"Tenant B", Mission -Hope Day Program, at full capacity will have eighteen (18)
employees. There will be six (6) vans, but those drivers are included in the staff of eighteen (18).
Mission-Hope's operating hours are 9:00 a.m. to 2:30 p.m., Monday through Friday.
There are forty-six (46) parking spaces on site. The number of parking spaces to be used
will be twenty-six (26).
Maximum number of "Tenant B" on the site of 6300 Village Parkway, Dublin, California,
at any time would be seventy-eight (78). The occupancy load is ninety-eight (98).
'9'~
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ATTACHMENT 2
CONDITIONAL USE PERMIT
FOR MISSION-HOPE DAY PROGRAM
DUBLIN, CALIFORNIA
Mission-Hope is applying for a Conditional Use Permit for an adult day program for the
developmental disab,led.
The new address is 6300 Village Parkway, Dublin, California 94568. The program will
be licensed for sixty (60) participants, Monday through Friday, 5.5 hours per day, 9:00
a.m. to 2:30 p.m. The facility will employ approximately eighteen (18) employees. The
facility will be closed on all weekends and holidays.
The sixty (60) participants will not be a hindrance or nuisance to the local community.
The participants will be supervised by trained personal aids. If, for instance, a participant
is taken to the bus stop, a restaurant or on a leisure walk, there will always be a trained
aid accompanying and supervising them.
This use, if permitted, relates to other land users in the area, most businesses are open to
the public, fast foods, car wash, office buildings and parks.
Traffic congestion will be minimal as all participants are brought in by six (6) vans. Each
will enter and leave the premises two times per day.
This busmess will in time prove to be an asset to the community, as the business will
fulfill the need for the Developmental Disabled.
It is also felt, if permitted, this use will not affect the health and safety of persons
working in that vicinity. The site is not in a public hazardous waste area and will not be
detrimental to the public welfare or injurious to the property improvement in the
neighborhood.
In addition, this use, if permitted, will enhance the performance standards for the city.
The operation will present a clean atmosphere and a moral surrounding.
EXDerience:
Mission-Hope currently operates two (2) similar facilities in Antioch and Hayward,
California, with no complaints from neighbors, the cities or the License Department.
j ~
I{ MISSION -HOPE
# DAYPROGRAM
'''1;(- J ~Ob.f~ Fred Houston
(J v Quality Assurance
(
RECEIVED
JAN 9 lOOS
DUBUN PlANNING
826-1830 Verne Robertl CIroIe
nioch, rJA 94509
'81: (925) 708-7517
~~~~~
21328 MI88Ion Blvd.
~.CA.94541
Tel: (510) 888-9231
Fax: (510) 888-9261
MISSION-HOPE DAY PROGRAM DESCRIPTION
Mission-Hope Day Program will be an Adult Day Care Program for the
Developmental Disabled and will be licensed by the Community Care Licensing,
funded by the State of California Department of Social Services tbru a non-profit
monitoring and servicing organization called the Regional Center of the East Bay
(there are more than 20 regional centers allover California). Our
participants/clients, who are developmentally disabled adults, are referred to us by
Social Workers/Case Managers working at these regional centers.
LOCATION:
The Department of Social Services under Federal Title 22 Regulations, encourages
Day Programs to open in semi-commercial areas close to community resources,
like parks, banks, movie houses, libraries, churches, public transportation and
shopping malls, etc., where most of the participants' activities will be performed.
With the assistance and supervision of our staffs, these individuals will experience
what society considers a nonnallife, since they all have the rights as any citizen in
this country to enjoy what our community has to offer.
COMMUNITY INTEGRATION COMPONENT:
The Community Integration Skills Program is designed to increase an individual's
awareness of his/her environment and then to provide the means for an individual
to interact within his/her surroundings in a productive and positive manner. For
some individuals, community integration skills training will focus on
independently crossing a street, ordering a meal in public or purchasing a record.
For other individuals, the training may consist ofremaining with the group when in
public, sitting quietly in a restaurant, or carrying a purchase to the checkout
counter.
DAY PROGRAM OPERATING HOURS AND PROCEDURES:
The Day Program will be licensed for 60 participants, of which 2 may be non-
ambulatory. From Monday thru Friday, participants will anive at the program at
around 9:00 a.m. for a 5.5-hour programming, ending at 2:30 p.m. Participants
will be transported in 6 vans after they are picked up from their houses in different
locations in the Tri-Valley area. These participants will be provided with close
supervision and monitoring at all times by our Program Instructors, who will also
Provide them with skills training throughout the 5.5 hours of program time. At full
capacity, there will be 18 Program Instructors, who will be assigned to provide the
services to our participants. As soon as they come in, most of the group of
participants and staff will leave, after their attendance is checked, to go to their
scheduled activities in the community for that day, like movies, bowling, parks,
libraries, or to their work-sites. Two-third of the participants will be in the field
each day.
TRAFFIC:
Traffic congestion will be minimal as all participants will be brought in by 6 vans.
Each van will enter and leave the premises only two times a day. The loading and
unloading of these vans will be in the rear parking lot of the premises.
NEIGHBORHOOD POLICY:
We will communicate to our neighbors information regarding who and what we
are and supply our office phone numbers and that of our management team, in case
our neighbors have questions. We have a policy and procedure on investigating
and answering these questions so as to maintain good relationship with our
neighbors.
MISSION-HOPE DAY PROGRAM, ANTIOCH AND HAYWARD:
Mission-Hope Day Program has two existing day programs; one in Antioch and
one in Hayward. These are smooth, successfully well-run day programs licensed
for 75 participants. We are co-existing harmoniously with our neighbors, who
even offer their assistance to us because they believe that our staffs are doing a
commendable job.
DUBLIN CITY PLANNING DEPARTMENT
ALAMEDA COUNTY
A PUBLIC NEED
There is currently a bit! need for Adult Day Care for the Developmental
Disabled services in the Tri-Valley area of Alameda County as determined
by a services needs survey conducted by the Regional Center of the East
Bay, whose sole purpose is to ensure that the needs of these individuals with
developmental disabilities are met. Because of this big need that has not
been met, our company, Mission-Hope Day Program was solicited by the
RCEB to open an Adult Day Care in this area.
A number of Tri- Valley residents of the RCEB are being taken to existing
Adult Day Care in cities as far away as Oakland, Hayward, Antioch, etc.,
while others are staying home with nothing to do, no place to go and no one
to take them.
RECEIVED
JAN 9 2000
DUBUN PLANNING
\
;
~\
NAnDNAlWCUlCAltOlfTltACroR5MKlC~ION
NORTHERN CALIFORNIA CHAPTER
January 6, 2006
City of Dublin
Planning Department
100 Civic Plaza
Dublin, CA 94568
Re: Mission-Hope Day Program
To Whom It May Concern:
This is to advise that Mission-Hope Day Program has signed a lease in our building
located at 6300 Village Parkway, Dublin, for 3,544 rentable square feet of space on the
first floor.
This letter shall serve as our authorization for Mission-Hope Day Program and Jay
Gamez to submit an application for a Conditional Use Permit to operate an adult day care
program for the developmentally disabled.
Please feel free to contact me if you have any questions.
Sincerely,
~f!)t~
Property Manager
RECE'VED
JAN 9 'l006
DUBUN pLANNING
Main Office: 6300 VIllage Parkway * Dublin, CA 94568.3006 * (925) 826-NECA (6322) * Fax (925) 828-6392
Branch Office: 720-C Technology Way * Napa, CA 94558-7522 * (707) 251-0492 * Fax (707) 251-0493
Branch Office: 1531 EI Pinal Drive * Stockton, CA 95205 * (209) 938-0376 * Fax (209) 938-0378
RECEIVED
JAN 9 2006
DUBUN PLANNING
POO0 -mJ
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JAN 9 Z006
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6300 VILLAGE PARKWAY
DUBLIN CALIFORNIA
SUI T E
94668
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GENERAL NOTES
ELECTRICAL & MECHANICAL NOTES ABBREVIATIONS
AU. ~EI'I WAi.J. "'OU~1Ul El..ECTRJ~ TELEPHONE mo o.o.l~ WALl. 0liTl.ET5 . ~O ~ WU(I"U~
TOlAATCH(E:)HEIGKT. loIN1t.lUl.tOr'B'TCcom:R-~EOFOur...tT. . " "ECH. t,ECkl.NICAI..
UNLESS OTllE!I'WISE NOTEO. , " ." ",.
f~.. = WFG. IWlUF".>cI\.IRCR
, AI..1.S7AM)AilOSWlrcHESAIlETOeEUCUN~Ell"'T...46.A.F.F".U~OTI;ER "'N. M1N~1)I,l
WlSEN= ."' t<<:ROWI".VEO\ItN
~ ~lSC. MISCEllANEO<J5
, CO~SliALl.vEIlIF'r'AI'I)PllOVlDrCO~~ECTOiJll.rrsFO~SPEClAl. A.F.F E:Of'LOOR '"' ~:JI.LIO"
Ei..EC1RlCALmOCOM~U~TlONSEOIJIPt.lENTJ.SHOTtDONF>lN4SNIll ~,. .otu.ml..II" " ~~
S1'EC1ACAllD.\lS. ~-, .oJ'PROl<IIMmv N.I.C ~TtlCONTJlAI:."T
- MCHnu:TVfIAl "' Nl:~R
EL=RlCOLCOIffiUCTOR SHA1.L\lERIFYLOCA1'ON""~<lVANTlTlESO,W.o.l.L " _0 N.T,S ~ro_
01.-= mo "l.:>oIl UCNUWrnTS I~ flElO - ,~ OA ~
~. 9UUlI~ OL. ClNCCNTER
, IlI~H., EI.LC..& FlRESPIlIN!(I.ERSYSTENTO IlE "D€SlGN eUlLD".SEE lIEl:H. "'. ~ 0.0. ClUTSIOE~R
EL!c.." FIRE: S~NKl..ER DRilWlt;QS fOR 'lIRTH€R NOTESAI>IlINFORW.TIO~. ~ -" W; OFl'iCE
= CENTER OP~. OPENING
.. ~ONTRACTOR TO I'tRIFY iloCC'JittCY or NFOR....OON ~ROItIEC HEREIN -'NO ~ CER.lWIC OPP. o_rr
IN,ORN INTt.RFOFu,1 Of"MfY CISCREf'AHCIES PIllORTO CONSTI\lJetION. OC. ,~ .e PLASTICl.O.M.NATE
= ,~ P.O. PIWAT'EO,FlCE
"'~ERE'FL.OCIl< _UWENTSARE SflOWN NOOTO EACHOTllEll.TH€YSHAU. ~ CL.E.OAANCE Pi..OS .-
BEIOCAToOASC'OSoToGETHER/<SlSPRACllCAl.U~OlliEllWISENQTEO ~ OOLUIlIN ec_ Pl'r'WOO:>
_. OO"~ "" PARTiTION
.. INlliEEllENTOfPO'/IEREO'URN"UREP~ElINSfALL.ATION.CONT1lACTON - CONlIECllClN P.l.R PAF'tR TOWEL RECUlACl.E
S~PROVlOE.J-eo)((S"FOll:P~E1.PO'IIEl!O'STRIB~PRIORTOf'Nl(l =. CONSTIlllCllClN O.T. OUARR'fllLE
INST-'UATlON.AF1!R~ELINSl'ALL.AJ1()N.El.ECTRICALCONTRACJ'ORSH.IU ,~ COUNTER ,rr REFtRfNC!
CONNECTP/IHEl'SPO'IIER1OTllE.J-ElOX~.. o.r. ORIN~CFOUNTiIIN ,~. RrnllCERATCIl
00. DErAIL '00
,. NEWWONlJI,lEnT1i,SWTTCHES.COVENPI../I,TES.=..TOl/ATChBUI:..DING DIS:!>. DlSPEI<SE:!l '".
ST~:lMO ~~lE:SS OTl1ER<I.SE NOTED. "'. ""~ ~.
0' """' ,.
., WHERE SWITCHES ARE SHO'/lN A:lJACEN'T TO El(:H OlliER.T,EYSfi'UBE "',. 0""'" S.C.
twfGOll~OCCNEREOw;1\iAS""'CLEPLATE:. ~. ORAWlf/G ~tH~D. OIS>ENSfR
, ~ S<;HEOVLE
'1. ALL NEW OR RElOCATEO UC~T FIXTUNES />IlO H'lii'oC GRIUES SHAU. EX: LOCA.:! ~ = S.O. SlW'OISPENS<.R
w:THINTI!ECElLINCCil'.OUtlLESSOTHERWISENa:TIl.CONTFlACTORSHALL <. ElE\IAT,ON SECT SEC':"ION
NOll"" INTERrn.'w Cf'MfYCQNFtICTS W!lli T~; SUSP'ENDED CIlID SYSlEW, ~, EUCTR:CAL '" S~ELF
~VAC: OR Fl:l11JRES PRICR TO INSTI>W..ATlON E::..EY. El.<.""VATOR ,~ ,_.
DlER. -,~ ~. S~E~
" SEE'olW-l,&ElECTR!W"DESICN-BUIW"i>WCS.rnRI<FORl/ATlONRECARIllNG "'" EQUIPW.NT Sill. SllotllAA
UCHTlNC. WIR.NG. CIRCl;mNG. SECUNm'. Uf'E SAFUI"S"fST'EloI.If\IAC OUCHlG. 00 ,- SPEC SPECIFlCAllO~'S
FINESPRINKl.ERI.AYOIJt,F'llOCESS PIPiNG. PWlM!liNG AND OTllfJl EtOGINEEIlING , rn.m 00 SClUARE
SYSTEIoIS RECllJIREC BlJ'T NOT CCH1'AlNEO ~OlElN U'. EmRIOR ". SERV1CES'NK
f.D. fl.OONOil/lll; .. STATION
'3. UGHTIN~ FlxTURE ~EI<SES S~Al.l NOT Bl' 'NSTALlD ;JNTI~ AF1ER CARPEr ;., flRE DmNGUSl<EN STJ. ST,u.;o.o..~
INST....IJI.TlONIS CO..PLElED. f.<.C ANE E:X1INOUSHEFl CABl~" ~" M"
F.~.c. l'1RE i'IOSt CASINO STOR. STORAG~
'4. 'TI!E comRACTON S~ CU'A~ A.i.L F_~OIlESCENT UGI,T FlX'TURt LENSoS OIl "' FlNIS~ me STll~CTURAL
~OUVERS ANO iiVAC CRILLES FRIOR ~o INSTAlLA1,0". ",. """' ,.. STAINLESS STEEL
'"'" flUORESCENT ,,~ s\"SPENOEO
,~. CONTIlAClOR SflAll vc:R'FY. PRO'\o10t <l< 'NSTAll EX;~ ~IGNS ,~ ACCOllDANCE f.O.C fACE OfCOL\;IlN " 7OWEL~
W:TH C....IFOR'..~ BJI~:WNG OOI>E C_TER 10. SECT:ON '003.2-8. ,.O.F 'ACo OF FINISH ~ ':tLtPliONE
,.O.s. FACEOFS7UO Tt~. T!:RRAZZO
'5. COi'<1RACTOR SI1AlL FROVlIlE ANO INST-"-l. ~IT I_LUloIlW<T10N N ACCOROlANCE "~ FlREPRQilf' ~. llilCK
w;r~ CAlIFORNIII B~r_DING CODE Cl'.oPToN 10 AS REQUIRED. " FLOOFISlNK T.P.D. ~CILEr BAR O:SFENSEIl
" FOOTOFrtEr T.V. -:ElEVlSiON
'7.CCN1RACTOR/loIoCMANICAl.0ESICNERS'W.I.SL'B""'AZCNING~OTHEFllolOSTAT FURl! FU'lRlt.'C ,.. ~OF OF WA..L
OlllG'Wol/PU\NFOR RE'VIEW BY Ilt:SItlNENjTE1>AJ>.T NlO TE:_rs FJRliITJRE M. ruru~ ~. "~
IiENO()R PRIOFTO INmATIt..G MEC_ICO!.SYSTE~ INSTALcATION " ,~- "I' UNDoR-CQUN1EFl
"' "'" ""' UNFlNISHEO
"~ IWlOWAIlE U,C." Utll.ESSO~oR'W:sr'lOTEO
"~ __0 "' ".~
"" HOIJ.OWlolETAl = VINYl CNPO~"T101' TU
"' HEIQKT V.l.f VERIFY 'N flEU:
H.C. HOIJ.O/ICORE ~" ~
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II<T. 'NToR:OIl . ~
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" UG~I
SYMBOLS
PROJECT DIRECTORY
INDEX
BUILDING REPRESENTATIVE
ARCHITECTURAL
T.' Tl\'LEafEET
T-f: AREA CAlO8 wrrH FLOOR USE
Do'I DEMOU11ON PLAN . I'LQOR PLAN
A-1 PARTITIOlI PLAN
M ~TAPLM
1.4 AEJ'LECTEDCEILIN&Pl.AN
..... FlNlIH PlAN
Ira DETAILS
~1 RE8'mOOM DMWING
M AOCE8llIIlUTYerreP\.Nll
R4 8lTE PLAN DETAL8
ELECTRICAL
D!8IGN a.II..D BY OTHERS
1. ALL OOtlSTIlUCTION ACTMTiES sw.~L CON,ONM TO lliE CAlIF". EUI~><C
COCEANOl.OCAl.COOES/oMlQROltlANCES.
2 'TI!ECOtlTRAeTOR'SNESPONSIBcE:FONCliECKlNGCONTROoCT::X:>CUME"ITS,
F1(LO COtlOITIONS ....D OIMENSIONS FUN ACCUllACY A~O CONl'IN~INC
THATWORI< IS BUlUlABLENS SHQ'M< BEFORE FROIXEOiNOw:rH
e~CTlON.IFTHENEAREAIIYClUmIONSNEGAAOlNGTHESEOR
ornER OOOROINATION QUESTIONS. 'TI!E CONTllACTON SMALL SUBMIT T~EIII.
INwFllTl."IC,TO'lHE0E5lGNEN.o.NDISRESf'QNSl5'..EF'ON09'l'AlNING
A wRITTEN CI.AIlIF1CAOONFROloI"TIiE Il(SIGNER ElEFOIIEF'ROCEl:IlING
WfTH"TIiEIIIOIIKINOlIESTlON.ORREI.ATEOVI'ORK
J. IT SHALl BE 'TI!E NESPO/'lSIEIlITY 0, l~E CONlRACT[)R 10 ~(lllFY "TIiE
OESIGNER OF~V CONFLlCTS ~EREltl - EIlHER APPAilENT OR OIllllCUS-
PRIORTOlHESTARTO,NEWWORKClNTHATITtWORB~lHE
RESF'ONSIBlUlVOfCORRECllNGSuct<_KASOIRECTEOBYTHE:
OESIGNER.
-
_YUMS.~y
~,,-
~-~-
~-
--
~
0-1-
/}.,
COll,;hlNUtli::
BTERS - T1lAI'iSVERSE,
~UlotBERS - '.ONCIT\JDlNAl
REVISION
ARCHITECT /DESIGNER
---
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_IWDl.ClA_
ClIIIl1IICr.~_
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~
F!QOt.lIOENTlfICATlQNtW,II,
ANCtiUIIISER
4. 00 NOT iiCALE ORAWlNCS; DIMENSIOtlS SHAll GOVE:RN. OETAllS SHAlL
GOVERNC7oIERPI.N<SmOELEvATlONS.LAflIlESCA'..EOET.oISSI1AlL
GOVERNCNERSllA.i.LSCAlEDOErAlLS
loIATCH-lIl€ - SHACEO$lXIS
WORKINGSICE
--~
QENERAL CONTRACTOR
So CCICIllaNAT'EAU.COtlsmucnoNITOoISVI'lTI<lHES'l'RUCT\.JAALANDIoIECHANICAl/
!LEC1NIWCRA'/tlNCS!lErnR~OR~INCNoIOINSTAll'NGlTEloIONWOIl:K.
S.INTEIlKlllOESIGtlO!lA\IlINGS10GOVER"NA..lENCINWlI<GDR"-WINCS.
COOIlIlINAOON wm< CESIe>! ORAI'lINCs TO BE TH~ ENCONEER'S ~ESl'ONS'B"m'.
All CONFUCTSTO BE 8ROUGHT TO THE ATTENTION Of'N!'EN,QR"
7. UNOERCUIALLOOORSASNEOUIREOTOCILARCAAPETSlJNFAColfl1!e"
8. SUPPuERSSHAll4llVlSECO~TRACTQR OF ~T1UES;oR "NOSH ~ATi:R'.o.l.S
At 'I'IolE Of PFtlCINQ 10 ASSURE A~AlL.OSILrTl" Of MAT!RIAI.S FOIl: THE PROJECT
AS'TI!ESChEDULEREQUlRES.
~. CONTRACTOR SHAL.:. NOOf\' INTERFORloI v<<T~IN 2~-KO\IRS 0, AN\' CONcmoNS
WHICH l.IIGHT BE OAU5t OR MEASot< FO~ A CLAIM OF T1WE: EX":ENSION.
CEN1-rR_UNE
~--
DtIIOQfIfTIIl,lC(QI~INO.
---
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--
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W
SEC:10NWlTHCIRECt.ONALVlEW
MECHANICAl.
DE8lCIN BULD BY OTHERS
O~AIl.-IMRI<(NJM8ERS)
BUILDING DEPARTMENT
=,,-
..~_twmY_
1llllGMQ'LAZ4
~,,-
CDIIT.cr:__ . _.a~
~-
--
FIRElUFE SAFETY
De8IGH BUILD BY OTHERS
OErAll
'0. tHOlE Stt\:.l. BE NO SUSS1TTUTlONS O~ .....TE:R"l..S WHERE A MA'lJrACTuRER
IS SP{ClflEO OR Sl'EClFlC 6UlG. STANDARDS INOICAlfJl. ~oNEllio TFN~
"OR A/'PRCMJ) EQUAL" ~ USEO. THE DESIGNER ALONE sti'U CErERUINE:
EQLJ.OUT'f8'SECUPONI"IFORYATlONSJe.lITTE08'"ThECONTllACTON
INTERIORrrrVJl::lCtlS
TITLE 24
11.AU.MATEllIi>LSSHAU.6EN~. UNUSEO,MOO,'TI!EHIGIlrsTClU.AlJTYIN
EVER'1"NESPECT U'lLESSOlHERW'SE NOTi:O. r.w;U,ACTUREOMA'"Ell:ALS~D
EQ(JiPloIENT SfiAll Bo INSTAllEO PS PER MANUFACTI,;R€R'S IlECOW"Ero()A,T10~S
ANOlNSTRlJCTJOtlSUNlESSOlliERW:SENOTED
EE
fIN'S"~BOLS:
fLOOF/'NC
_..-n-~lmJI-M~Irf_IUlLD~
FftIUFE SAFETY
-----
~~~
~,,-
--
~-
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EB
12. Al.~ NEW WORK TO MATCH BJILDINC ST~o.oilJ OETA-S ANO FlNIShES "NLESS
OTHOlM$CNOTED.
WAL!.AhO BASE FlNISI' S'T\IBOL
P PiIINT
B - BASE
we _ w.o.:.Lr.avERIN~
C _ CANPET
- llLE
IICT- V1NVLTILE
SV - SHEtTVlNVL
OllOEtlSIONItlG (fACE Of" FI"IISH TOf'ACE
OffINISHU.O.'l.)
APPUCASLE CODES
13. VERI"" LATOlIl A'lO E)(ACT lOCAr'CN 0" All ~ARlIT;ONS. OOCR'S. ELEC7f!lc,o,lj
"TEL.EPHONEANOCOMIolJNICATIONOUTLm.~TFlX'TURESANOswm::t!ESw:TH
t~E OESIGNEl'I: IN "!liE "'ELO ~,- REOUINEO)
H. CONTllACTQN SHAU. IoI':RIfI' 'fIoI,O.1 NO CON'LICTS EXIST I~ LOCAllONS OF AJ<V
~O AlL IOECt'...'iI~ :EI,EPHONo. ELECTR~ LIGHTING, PLUMB~C ~D
SPNINKLEIl EaUlPloIENT trOltlCLJOEAU.P~NG. OL'CTWOilK~O OON:>um MC
TflATALLNEQl;IREOe~CESFONINSTI>W..ATIONANDMAlNlE_C<O,
AIlQVEEOIJ,PIlEmAAEPROVIlEJ(IF"RECUlREO)
15. THE CONTRACTOR SHAl..l AVOIO CONFLICT AHO I~TERF'ERENCE WIlli NORWAI
BUILOINC OPERATlONS BY COlolPLYlNG WITH T~E EJILD!NG'S RULES ANO
REGJI../I,OONS REIlAADlNG SCHEOULE ANO ~SE OF ElEVATORS A.~O LOAJ:NG
DOcKS FOR DEL.I\IERI~S, HNlOUNG Of .....fEIllAl.S. EOLIP~ENT, DEBRIS AND
l11EUKE:.
[JBIDlOllll.-...oFNA....-oooe
[J_IJac.'-'II'CllIIl___
CBIDl(ll,l.C:___OlDl
CBlDlCl'Jl.~_COII5l
[J_CP.o.~_llllCI$
[J__~-..cTIICAI.COa)
[J IOlIIlTlIJ!M
[JIlm'QIIlllaJN_I_
[J ,.,_---..._1._
USE OF SPACE
"'"'"'
""-t>'
......HOPI!.ANIdlII,.TD'I..c.ue_1'OIt1Hll~y
__OOClU'IHCVCAUlULA~___IIAT'"
~
EXI~ SiaN
.SHAllEOSIJEIND:CATESfADEOFSiGNAGl::
-
n
Al.lGN ~NISHES
1e. ALL DOOf<S SfIAll BE 3'-0" WIOE loI'NlloIUI.l. ~NLES$ OTHERW1SE NOTro
17.ALLi'I'._AAETO BE"lEVERTYPE"?EllCAUroRNIIIBUI~,~QCODt
CI'-APTER l1.5.::.""CTlON 1I3JE.2.5.2
18, All GWlNG SHAl..l aE Pt:R CAlIFO~NIII BUILCING CO)E CIil\PTER 24.
ACCESSIBlUTY NOTES
\g. 'TvF>ICAl- WEAJo!S IDEfffiCAl FOR ALL SIt.IILAR CONomONS U>lLES$ Oll'ER'IISE
NOlte.
20.-SII.lILAR'~SCQt.lPIJWlLECHAAAC:EIllSTICSTOTI<<:CONDITiONNOTE.D.
VERIf\'OI!.lENSIONSAIIO ORI~T...noN ON P,-,""
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21 s.o,=m UEASJRS AT AU ll~ES THE C:>NT'W:TOR SfWl B~ SO~ElY mc
COIoIPlETolt R€SPONSIBU FON CONOiTlONS OF T~E "'OS-SlT, :NCLUOINti THE
SAFm OF" FERSONS ~ PIlOPE'llY ~D 'OM ALL NECESSART' INOEFENDE><T
~r'~~~WSNg 1~~E~~~~JiOE"TIi~~'&.~Y~~lN OF
TH~ CONTllACTOR'S SAiD" MEI.sU~ES.
22.Al._DRAw1NCSANOWRrTTENloIAT~I"'->elE:N.CO=lIT,THEOllIGlfol.<:.AJ<C
~N?UBLlS~EO WORK OF T~E J€SIGNER, ...~ Tl<:o SOME .....V NOT 8,
OUI'LICATi:O.\lSEOONDlS::lOSEOWIlliOlJ'TTHEW!lmE~~SEJ-.TO=THE
OESlGtlEN.
20. Fl.iRNlTlIRE V-F.N00fl S;.A_l BE "oSF'O~SIBlE, FOM ""'R';lCA-'C.~S C' ALe
CI.EAIlANCES REQUIRtO fOR lONA.'lT"S S'ISTEI,lS FlJNNITJRi' FRION TO O~OERINC
:g/~~~~m...li~~:'-Al.~=~UW:S'IST~OS~F~D~SRO~~lE
FUIlNIT~R( VENOCIN TO BE CONFiRlolm IN FlEW.
EXIT DIAGRAM - 1st FLOOR
BUILDING DATA
I.',
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;
,
CO~STRlIr.TIO~ TYpr. TYPE Y NON !l:ATED
>>-
SPRINKIr'~F"O' SP!l:tNKLE!l:S WILL aE ADDED TO
GROUND fLOOR AS A PART Of
THIS PE!l:IdIT TO INC!l:USE THE
ALLOWABLE BUILDING AREA PER
TABLE ,5-B &; EXCEPTION_
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oeCUPANr.y TYPE. E-3
U"A M 1.1 nnoR. B,400 SQ. H. (GROSS AIIEA)
AREA Of IlolPROVr'lol"tIl". 2,310 SQ. fT.
nCClIPANr.V lOAn r.AII":IIlATION'
flECl:1V D
MAR 2 9 Z 06
= WIl =
OffiCE: S6-4Sf 100 SF/aCe soee
ACTIYIT'(: 1,237 SF 15 SF/OCC 820CC
GROOloCING/TV: 323 Sf 100 Sf/Dee 3 Dee
~ ACCESSORY:
SHACK AREA: 1865F o SF/OCC ooec
-
TOTAL: 2,3105f 900ee ..........,
-..,...
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EXIT REQUIRED: ,
EXIT PROYIDED: ,
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ATTACHMENT -
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PROJECT
LOCATION
AREA
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WORK
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~ACCESSORYUSE
I'YIT<:I'PAIlATlON'LONOESTCIAGONAL_S1'_0"
EXrTSEPA/lATlON = 40'-0"
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~!~L~~OOR USE PLAN
1st FLOOR LEGEND
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NON-~A6L..E: Sl:RVIGE ARU<
STAIR \10. I (.23b SFJ
STAll'<. SO..2 mOlO S.f"J
!l<<>SF.
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cowaN AREA
(SHARE:O B~ ALL T:::NANTS)
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-reNANT^,T"'~U5E
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TOTAL AR.eA
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2nd FLOOR LEGEND
1st & 2nd FLOOR TOTALS
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S~AI<il. NO.1 (.20IS.FJ
5-,0,1... NO..2 nOI5.FJ
TOTAL A.RI!A -r,"I6b... 5,6<14 . 18,66.:2 5.r
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TOTAL AReA
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T-2
Project Site
6300 Village Parkway
ATTACHMENT If
a~~~
7/"~1~~\~ CITY OF DUBLIN
19~~B'2
, ~ IJ 100 Civic Plaza, Dublin, California 94568
r;;ulFO~.~:~
Website: http://www.ci.dublin.ca.us
November 9, 2004
Sarah Irving
Harvest Properties
2200 Powell Street, Suite 210
Emeryville, CA 94608
Subject: Request for Parking Exception, Section 8.76.050.D for 6300 Village Parkway, Dublin
Dear Ms. Irving:
This letter confirms our previous conversation that the Community Development Director is granting a parking
exception in accordance with Section 8.76.050.D of the Dublin Zoning Ordinance in conjunction with your
application for Site Development Review Waiver (SDRW 04-009) for 6300 & 6400 Village .Parkway. The
parking exception allows for a 10% reduction in required parking for 6300 Village Parkway in order to preserve
existing heritage Redwood trees. The Site Development Review Wavier request is to remove an existing non-
compliant breezeway that currently connects 6300 & 6400 Village Parkway and for associated parking and
landscaping improvements.
The current required parking ratio for the office building at 6300 Village Parkway is I stall for every 300 gross
square feet of floor area. The building is approximately 14,470 square feet and thus requires 48 parking stalls.
Your current Site Development Review Waiver request shows a total of 46 parking stalls. The presence of
heritage Redwood trees within the existing planter area in the parking lot of 6300 Village Parkway is considered a
unique design situation and efforts to preserve these trees is highly desirable. In order to preserve the trees, the
existing planter area must be retained at its current shape and size to avoid damaging the roots of the trees. This
design situation restricts the ability to construct additional parking stalls along the southeastern portion of the
parking lot.
With the granting of a 10% reduction in parking, a minimum of 43 parking stalls are required. The parking
exception along with the approval of the Site Development Review Waiver request brings the office buildings
6300 & 6400 Village Parkway into conformance with current zoning regulations. .
Thank you for your cooperation in preserving the heritage Redwood trees on your property. Should you have any
questions, please do not hesitate to contact me at 925.833.6610.
Sincerely,
~~'\? ~
Mamie R. Nuccio
Assistant Planner
CC: Site Development Review Waiver 04-009
Address File, 6300 & 6400 Village Parkway
Area Code (925) . City Manager 833-6650 . City Council 833-6650 . Personnel 833-6605 . Economic Development 833-6650
Finance 833'6640' Public WorksiEngineering 833-6630, Parks & Community Services 833-6645 . Police 833-6670
Planoing/Code Enforcement 833-6610' Building Inspection 833-6620' Fire Prevention Bureau 833-6606
ATTACHMENT 5
~ R~NW)~:'rY)l~~r:'.~
March 13,2006
Ms. Linda Ajello, AICP
Associate Planner
City of Dublin, Planning Department
100 Civic Plaza
Dublin, CA 94568
RE: Proposed Mission Hope Day Program Project; Focused Parking Demand Analysis
Dear Ms. Ajello:
The following letter report addresses the expected parking demand from a proposed Mission Hope Day
Program project in the City of Dublin. The proposed project site would be located off of Village Parkway
south of Dublin Boulevard. Situated on the east side of the street, the project would be located in an
existing office complex. There are two office buildings (6300 and 6400 Village Parkway) on the site and
these buildings share common parking areas. The project site is currently zoned COO (Commercial
Office) designated as Business Park/Industrial. The proposed project would be located in the 6300
building and would be atypical compared with office uses.
The proposed project would consist of an adult day-care program that would operate Monday through
Friday between the hours of9:00 a.m. and 2:30 p.m. There would be a total of 18 employees and 60
participants involved in the program. All ofthe participants would be shuttled to/from the site on a daily
basis with approximately one-third staying on-site and the remaining two-thirds traveling off-site to other
community activities. The program uses six shuttle vans to transport the participants and these vans
would be driven to the site on a daily basis by employees. These vans would not be parked on-site
overnight.
The following sections describe out data collection efforts, existing parking demand, additional parking
demand related to the proposed project and resulting surplus/deficit.
Data CollectionlExisting Parking Demand:
Existing parking occupancy surveys were conducted at the 6300 and 6400 Village Parkway site on
Thursday, February 23, 2006. Parking surveys were conducted between 8:00 a.m. and 3:30 p.m. to
coincide with proposed project uses. As counted, the existing parking fields serving the two buildings
contain 114 on-site parking spaces (55 standard, 54 compact and 5 handicapped). Peak parking demand
occurred at 2:00 p.m., with 12 parking spaces occupied. This would equate to an 11% occupancy rate. It
is noted that there were always some vehicles parked on-street along Village Parkway, but these vehicles
were not included in overall parking survey occupancy totals. Hourly parking demand totals have been
shown in Table I (attached).
RECEIVED
MAR 1 4 2006
DUBUN PLANNING
1901 Olympic Boulevard, Suite 120 . Walnu1 Creek, CA 94596 .
ROSEViLLE REDDING VISALlA
(925) 935-2230 fax (92jWi'J1\HMENT 6
WALNUT CREE" I I "'V
Ms. Linda Ajello
March J 3. 2006
Page 2
Based on discussions with brokers representing both the 6300 and 6400 buildings, current occupancy
rates are quite low.' 2 At this time, the 6300 building is 51 % occupied by the building's owners (NECA).
However, NECA only has six (6) employees and will not be expanding. The 6400 building is currently at
a 37% occupancy rate. Consequently, surveyed parking demand in the complex is quite low and results
in a 102 space parking surplus.
Off-Street Parking Requirements:
The proposed project's off-street parking demand has been calculated based on the City's parking code
requirements for day-care center uses. The day care center rate requires one (I) space per employee, one
(I) space per company vehicle, and one (I) passenger loading space for every five participants
(child/adult). Based on a project description of 18 employees and 60 participants, the off-street parking
requirements for the proposed project have been calculated as follows:
18 employees x I space/employee
6 company vehicles x I space/vehicle
60 participants / 5 spaces/participant
= 18 parking spaces
= 6 parking spaces
= 12 passenger loading spaces
Total Off-Street Parking
= 36 spaces (24 standard/12 passenger/loading)
As calculated above, the total off-street requirement would equate to 36 spaces, 24 parking spaces and 12
passenger loading spaces. However, there are three unique factors associated with the project that would
reduce required parking demand:
. 12 of the 18 employees would be driving personal vehicles to/from the site on a daily basis;
. The remaining six (6) employees would be driving company vans to/from the site on a daily
basis. These vans would not be parked on-site overnight;
. There would be no other personal vehicles or company vans driving to the site and therefore no
passenger loading spaces would be required.
Based on the above factors, the proposed project is expected to require 18 parking spaces.
Hourly Weekday Parking Demand:
In order to calculate an overall weekday hourly parking demand for both existing office and proposed
project uses, the remaining vacant office space parking demand has been calculated. Based on the City's
parking code requirement for office uses, the City requires one (I) parking space per 300 square feet of
office use. The 6300 building has 14,800 square feet of gross leasable area (GLA). With a 51 %
occupancy rate, this would equate to 7,252 square feet of leasable space. Accounting for the proposed
project lease of3,164 square feet, this would leave 4,088 square feet ofleasable space in the 6300
building. The 6400 building has 20,600 square feet of GLA. With a 37% occupancy rate, this would
1 Jason Chandler, Cornish & Carey, Personal communication on February 28, 2006.
2 Darlene Best, NECA, Personal communication on February 28, 2006.
~
Ms. Linda Ajello
March J 3. 2006
Page 3
equate to 12,978 square feet ofleasable space. In total, the 6300 and 6400 buildings have 17,066 square
feet of vacant GLA and their required parking demand would be as follows:
17,066 square feet x I space/300 square feet = 57 parking spaces
As shown above, the remaining vacant office space would require 57 parking spaces.
A parking demand matrix has been generated which reflects existing tenant parking demand, vacant
office parking demand, and proposed project demand. As shown in Table I, existing tenant parking
demand has been based on hourly parking surveys. Vacant hourly office demand has been based on the
Urban Land Institute (ULI) parking research on office parking demand. The proposed project demand of
18 spaces has been conservatively assumed to be constant throughout the surveyed time period. As
calculated, the peak combined parking demand (86 spaces) for office and proposed project uses would
occur during the morning hour at 11 :00 a.m. Based on a 114 space supply, this would leave a surplus of
28 parking spaces.
Summary/Recommendations
The proposed Mission Hope Day Program project would not significantly affect parking demand during a
typical weekday period. With existing office demand, future (vacant) office demand, and the proposed
project demand, there would be a surplus of 28 parking spaces. With the unique characteristics of the
adult day-care operation (employee driven vans and overlapping employee/van loading spaces), the
calculated City code requirement of 36 spaces was reduced to 18 spaces.
At the City's request, a second parking demand matrix has been established that reflects overall parking
demand uniquely specific to the 6300 building. Assuming that the two property buildings do not have a
shared parking agreement, the existing office, vacant office, and proposed project demand for the 6300
building has been generated in Table 2. As calculated, the peak combined parking demand (36 spaces)
for office and proposed project uses would occur during the morning hour at II :00 a.m. Based on a 46
space supply (6300 building only), this would leave a surplus of 10 parking spaces.
Please call if you have any questions or comments.
Sincerely,
OMNI-MEANS, Ltd.
Engineers & Planners
~t.l:~
Transportation Planner
attachments
pjg
tl013rpt002.doc
~
Ms. Linda A}ello
March 13. 2006
Page 4
Table 1
Shared Office/Mission Hope Day-Care Program Parking Demand (1),(2M3)
6300 and 6400 Buildin~s
Hour of Day Existing Tenant Vacant Office Proposed Project Total Hourly
(starting) Demand Demand Demand Shared Parking
Demand
8:00 a.m. 7 36 18 61
9:00 a.m. 8 44 18 70
10:00 a.m. 10 57 18 85
11:00 a.m. II 57 18 86
12:00 noon II 51 18 80
1:00 p.m. II 51 18 80
2:00 p.m. 12 55 18 85
3:00 p.m. 10 44 18 72
4:00 p.m. 7 44 18 69
(1) Omni-Means Engineers & Planners, Hourly parking occupancy surveys at the 6300 & 6400 Village Parkway
Office Complex, (8:00 a.m - 3:30 p.m.), February 23, 2006.
(2) Urban Land Institute (ULI), The Dimensions of Parking, Table 5-6, Shared Parking Ratios-Hourly Parking
Demand Ratios-Default Values, Office 1993. Vacant hourly demand totals based on the calculated City code
requirement of 57 office spaces (6300 & 6400 buildings-17,066 sq. ft. x I space/300 sq. ft. ~ 57 spaces).
(3) Proposed project demand of 18 spaces assumed to be constant throughout the surveyed period. City code
requirement reduced to 18 spaces based on employee driven vans and adult day-car characteristics.
~
Ms. Linda Ajello
March 13. 2006
Page 5
Table 2
Shared OfficelMission Hope Day-Care Program Parking Demand (1),(2),(3)
6300 Buildinjt (Only)
Hour of Day
(starting)
Existing Tenant Vacant Office
Demand Demand
Proposed Project
Demand
Total Hourly
Shared Parking
Demand
8:00 a.m.
9:00 a.m.
10:00 a.m.
II:OOa.m.
12:00 noon
1:00 p.m.
2:00 p.m.
3:00 p.m.
4:00 p.m.
2
3
3
4
3
3
3
3
2
9
II
14
14
13
13
14
II
II
18
18
18
18
18
18
18
18
18
29
32
35
36
34
34
35
32
31
(I) Omni-Means Engineers & Planners, Hourly parking occupancy surveys al the 6300 & 6400 Village Parkway
Office Complex, (8:00 a.m - 3:30 p.m.), February 23, 2006.
(2) Urban Land Institute (ULI), The Dimensions of Parking, Table 5-6, Shared Parking Ratios-Hourly Parking
Demand Ratios-Default Values, Office 1993. Vacant hourly demand totals based on the calculated City code
requirement of 14 office spaces (6300 building only-4,088 sq. ft. x 1 space/300 sq. ft. ~ 14 spaces).
(3) Proposed project demand of 18 spaces assumed to be constant throughout the surveyed period. City code
requirement reduced to 18 spaces based on employee driven vans and adult day-car characteristics.
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